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HomeMy WebLinkAboutFile 3 of 4 - Beach and Edinger Corridors Specific Plan Gen 1I; AC �I , � AI. IF ® RlLIA BEACH AND EDINGER RI' IDO RS s REFERENCE VOLUME March 21 0 TABLE OF CONTENTS A H E ENVISIONED F UTUR E CORRIDORS ]� APPENDIX A: EXISTING CONDITIONS 21 A. 1. INTRODUCTION ................................................................................................................................... 21 A.2. CONTEXT .............................................................................................................................................. 22 A.3. PATTERN OF OWNERSHIP ..................................................................................................................... 26 A.4. ZONING ................................................................................................................................................ 26 A.S. PATTERN OF DEVELOPMENT................................................................................................................ 27 A.6. OPEN SPACE AND RECREATION............................................................................................................ 30 A.7. VULNERABILITY TO CHANGE ............................................................................................................... 31 A.8. LOCAL TRANSPORTATION AND CIRCULATION .................................................................................... 31 A.9. ARCHITECTURE AND LANDSCAPE CHARACTER................................................................................... 34 A. 10. CONCLUSION........................................................................................................................................ 35 APPENDIX 1Bv WORKSHOP SUMMARY 37 APPENDIX w SHARACT ER WORKSHOP SUMMARY 41 APPENDIX w E' C®N®mic ANALYSIS 53 z 0 F A 0 x F z O E� U A O E� IV REFERENCE VOLUME ON ..r.rr.r. ==i_=11NO •In r.rnr..1 1�'Z:is II II i�€€ I�a:: eezleeeelel:: r.:::,,N--,1��_1[�=1:1:_:_1 ■ I.rr.r.r:=L1:.1 r nr.rnr g11111= E. mil � :x L z° ■ EEII m_ m: : • oii:IIII is Insommil - rII n IIIII �����! ■ ME 02 . . NO ■„I„ Irk MINION nnnI:B: • ....:::lu 1111 mini. 11 1 1 1 1 1 : 1 1 :1 1 � 1 : 1 _ :. 111 _ - ___ '-_ v.._ 1__„'„� -,al lllllll•nali: •____ _. nnm:_____i.______._ •■I::I: _ � Lnnnun la r mini."� Mi:i:ii• 5 " -`_ .� - ■_■s lin®I _ __ GR' z z .min _ ■ up:nnn:nn�:°° - _::z z :: S' ___•_ _ ��p� �9:zi_:_5-. mil- ■m'~.' !.:irldin, - ■ ml,lln z..i. 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I.I.1��I. - II.I.II.I.II. ___ - iHIII �==:C:: `.nlllall.nl.r: . .:i y III:N:NIf�III;;.III I.. yi !_ _ _ I: fX �� .■ _ If:� = I.Im ,_" 13 il:m v _ ..5:_1=e.1 • __ ::nnnr - 111 fP5 11 _ 'aru�i_._ _ _ _ _ _ _ m m� ______ 4_ • ___________ _________ _ __ _••___Inn 15 _ I Ir mini. � m � I nlllada nnru •:n nrn •• 11 : 1 EDIINGER AVENUE CORRIDOR AND ENVIRONSTown Center Core shops and services. New development lining Edinger AvenueJ \ will ultimately transform the character of the corridor from commercial strip to Il Regulations contained in the Beach-Edinger Corridors Specific Plan will apply Town Center Boulevard, with development increasingly reflecting the vitality and Qia solely to properties located in the Specific Plan Area. The location of the Specific pedestrian friendly qualities of this central city district. Plan Area is illustrated in Figure 1.1. -Plan Area Map. �� otfice' `ga Together, the Town Center Core, Town Center Neighborhood, and Town Center Notwithstanding these formal policy-area boundaries, the primary developments Boulevard are the primary structural elements envisioned for the Edinger Corridor influencing the optimum potential future for all properties in this portion of the City and Environs-see Figure 1.5. These primary structural elements together form the �\ 1 are Bella Terra shopping center, Golden West College, and the properties between development framework on which the development regulations for each of these II ❑ A0 and adjacent to these primary destinations. Golden West Transit Center will also areas (only some of which are included in the Beach-Edinger Specific Plan) are �J L� a n Li a play an increasingly influential role in the future of this part of Huntington Beach. based. The particular characteristics of new development intended for each of these o p�6�— 0 �❑ o nr, o-gam o�.ue Although these developments are outside of the formal Beach&Edinger Corridors elements are described and illustrated in the following sections. ll QR Specific Plan Area for regulatory purposes,this portion of the Specific Plan describes The Emerging Town Center District Over time, the growing college, the Il the optimum future for this entire cohesive portion of the City. The Specific Plan emerging Town Center Core, and Town Center Neighborhood, will collectively n�ie�t iu;yn w has I o�ie�tbi m yhm mee AL refers to this portion of the City as The Edinger Corridor and Environs. The Edinger N form an increasingly identifiable Town Center District(see Figure 1.4 and 1.5)that FIG 1.3. PATTERN OF EXISTING DEVELOPMENTCor Corridor and Environs includes all properties lining Edinger Avenue between the is distinguished b its vitality, synergy and mix. This special city district will be intersection of Goldenwest Avenue and Beach Boulevard, as well as the triangle of g y ri y p The existing pa to n of development as charade zed by isolated low intensity,Bangle use the antithesis of the linear strip: development will not sprawl outward, low to the development an an auto-dominated environment properties formed by the eastern edge of Golden West College, Interstate 405, and ground, it will be compact and clustered, it will not be only one type of land use, Edinger Avenue-see Figure 1.2. -Edinger Avenue Corridor and Environs. T°w" but a mixture of uses and destinations-retail, entertainment, civic,residential, and center P P implementing community's y P lodging shopping a:fri t Land use and development policies im lementin the commum s intent for ultimately laces of work and lod m will be found there. The sho m core will the Beach and Edinger Avenue Corridors and Environs will be contained in the center onstreets with curbsideparking and slowoving traffic reminiscent ofhistoric Il�O � m Oster Town combination of the policy portions of the Beach&Edinger Corridors Specific Plan, downtown districts,but featuring contemporary businesses and accommodating the hkighbarh°ad The Crossing at Huntington Beach Specific Plan (SP13), and, for properties in the parking and services that they require. i°f�ry Edinger Corridor and Environs not falling under the regulatory purview of one of G°c°iieye r !■ Taws People living,working or visiting the Town Center District will be those who value I Center these Specific Plans, the Huntington Beach Zoning&Subdivision Ordinance. convenience, enjoy being "where the action is" and like to park once and walk, or arrive by transit or bicycle. The Town Center District will provide businesses with 1) The Evolution of the Edinger Corridor and Environs �I - --- a prominent address while offering workers and customers nearby places to meet, New infill and replacement development along the Edinger Corridor and Environs eat lunch, and shop. More than anything else,the District will attract people with its T a w N C e e a e L o will be directed toward the augmentation of the existing pattern of isolated, low lively pedestrian activity and comfortable environment for walking and lingering, J , Pr°mrnmt T°w" intensity, single use, surface-parked development, see Figure 1.3 - Pattern of ws Te"mi"� 6 ter g p p ( g featuring a generous assortment of sitting places,warmly lit sidewalks and attractive Existing Development)with development that provides added connectivity,synergy window displays. Walking and bicycling will be made easy by the district's mixture and mix.Rather than requiring everyone to move between properties by automobile, of uses, concentrated development pattern, and its fine-grained network of streets a�ia.mwr �nm ne a t uafliac"r r�i9hh°nova N the future development pattern will make walking and bicycling viable choices,and FIG 1.4 . REVIl'Il'AIl.IZA' ION RAMEWDRIK, p p g y g shared by vehicles and pedestrians alike. Along these streets, office, housing, and THE TOWN CENTER DISTRICT ultimately make transit riding an appealing alternative to automobile use. lodging will easily mix in attractive buildings built right up to the sidewalk,forming a consistent"street wall"that creates the feeling of an outdoor living room. The future Town Center Distn'ct will be characterized by connected mixed use development in a Piece by piece, the area will be transformed from a sprawling and undifferentiated g g pedestrum fn'endy environment, oriented to a town center core. landscape of buildings separated by large parking lots, to become a memorable Note Reeardine Photographs: The photographs displayed in the following sections central city district characterized by its emerging structural differentiation, are provided to evoke the general character of development envisioned for the r Town vitalityand activity see Figure 1.4 - Revitalization Framework: The Town Center Go t tY ( g future of each of the emerging centers and segments along the corridors. In many j Center District). College Neighborhood ) cases, these photographs are taken from areas with somewhat different regional Town I � � In addition to these three primary sections, additional information upon which the architectural expressions or local site constraints. None of these photos are intended Center Town Specific Plan is founded is included both in the appendices of this document,as well to provide specific design recommendations or specifications for application to Boulevard I _ I Center W as in separately bound technical reports. new development along the corridors. They are intended to assist in evoking the r'j j t Core envisioned future scale and development types envisioned for the various emerging L _ I sa;nret Infill development on underutilized properties responding to the broad framework r' r• a portions of the two corridors. I •-•of the Specific Plan will be composed of the types of coherent arrangements of I Zak t_ �.—.—._.�.T._. r-. I buildings, streets, and blocks that were formerly lacking. -J I W Bella Terra will continue to grow in terms of retail offerings, mixture of uses, and Residential Industrial f1 1(•�.J intensity of development, ultimately evolving from stand-alone shopping mall to Neighborhoods Corridor + i Wbecome the core of a vital city district.This Town Center Core will offer commercial v goods and services that cater to the entire City in a lively pedestrian-friendly W environment. Infill development on properties between Golden West College and W this Town Center Core will form a new Town Center Neighborhood, providing housing, office and perhaps lodging for people associated with the college, and FIG 1.5. THE ENVISIONED STRUCTURE RE OF THE EDIlNDER for new city residents, while providing a "captive market" to help support the AVENUE CORRIDOR AND ENVIRONS *Boundaries shown represent envisioned Distn'ct Structure of the Edinger Avenue Corridor 2 and Environs(For the Plan,4rea Boundary see Fig.i.I Plan Area) _ �.- : ,� � �� ��, t ,air x �'. ,:•' - P�, i �"i_: w,sgx Y v6 L n. ,�- /v _ P:•, _ � 'a'3a�lr.aa� ��"'�ri�r���r��r �. �*�`'8i��s �'� .• � '.x .w#y4"o� � _ .r'..�e _� s-'1, x '1���� - ,.' � Aw Mir � 4,1�'•Cr.A'x5 'vk4T `_ it svv+..,. .:"," ,� r � .. a . -CII� ete !! I 1u - ., �,� � _I��n"v :a•.- � , � III 1 ice• �Tiv� ! .. l Ft 11rrz @„sr - - � •/!Fir./f ram. ,r „ �i1_ a k o f `g('_��Y' � �/ •K"_-4r�.�... W-1,WoG " ",�r� •+ .n� ,� it `� - a•,' +,`t j d • . ' `�%1��. I/ I� 4 � � �7",. '1[7rx ':, ' ��� a R Y �� � g r -F a lop IV - 11 p� �1 '`%r,*► , N _.'°�/ �� O --All*� ''if �_ 1 s`l�l _ -'�''I ��jT 'll ` �_ '' ,, i�iia'.• -�_. -. Sol ��� ' - 3!r aQ 1� I'� " �- sn'Jw► �'�� `.� i rv. _ F�U�� • 9 C !A V 100 ' k '- I11�is1+' �+ 11 k lol� irllTlopt, .. ^. • 101 hat �` �I � � •, , y�ar 1\ E��I •+=:a� � 6 R V '� a�,'y��. ;��� � � - 4 1 11 • I 2) Town Center Core Existing Conditions: Envisioned Future District: The area designated as the future Town Center Core occupies the major portion As consumers' and the shopping industry's embrace of mixed-use urban shopping of a single very large city block. Edinger Avenue runs along the southern edge of center formats increasingly come to dominate the shopping industry,Bella Terra will this superblock,providing substantial visibility to development along that frontage; grow and intensify in keeping with those market trends. Additional large scale retail S d w anchors will complement the ones already in place, increasing the number and type Beach Boulevard runs along the narrow eastern edge. There are no internal north- •� south or east-west through-streets. Buildings primarily occupy the center of the of in-line boutique retail that can be supported. Further amenity-driven "lifestyle U� block and are surrounded entirely by surface parking lots. Roadways circling the center"components similar to"The Village"area clustered around the amphitheater \ block are designed in the form of wide arterials with narrow sidewalks,no buffering will also be added. These will likely be similarly composed of restaurants with //) outdoor dining, and entertainment uses featuring continuous round floor shop 4 curbside parking, and little in the way of amenity. The overall pattern provides an g, g g P fronts with shop windows and doors that adorn buildings with a high level of finish environment exclusively oriented to motorists. and detail. r _: The Town Center Core area is anchored by Bella Terra shopping mall. The shopping _ center's strategic location in close proximity to the I-405 Interchange, and to the The difference will be that above and surrounding these shops, a significant intersection of Beach Boulevard and Edinger Avenue make it an ideal location for a Population of residents, workers, and visitors in mid-rise mixed use buildings will city and regional center. The mall features a mix of retail anchor uses, in-line shops enjoy the excitement and convenience while adding to the vitality and activity of the } and a cluster of restaurant and entertainment venues surrounding and oriented to emerging Town Center District. �✓ �� a central plaza. Building uses are exclusively retail and service uses, there are no In the longer term, as the center expands, large scale surface lots will give way to FIG 1.7. ]ENVISIONED TOWN CENTER CORE offices, residences, or hotel rooms. The architecture of the Mall includes some of structured parking and pedestrian scaled blocks(see Fig.1.7-Envisioned Town Center DEVELOPMENT TYPES the most memorable neo-Mediterranean architecture anywhere in the Specific Plan Core Development Types)that provide improved circulation and connectivity. The Area. new streets, lined with street trees and decorative furnishings, will offer convenient parking spaces at the curb, with more spaces tucked behind buildings in lots and Planning Approach: structures. The attractive pedestrian-oriented streets will lead to signature plazas Promote the gradual restructuring of the low density shopping center into a vibrant and public spaces in which activity and amenity will be concentrated. t,[� �� urban shopping district- facilitate the augmentation of Bella Terra with additional j�� The pictures to the right illustrate the types of development envisioned for the Town retail anchors, shopping, eating and entertainment venues, residences, offices and �E r� Center Core.hotel rooms,as well as a widening variety of pedestrian amenities, connected streets �I" f r I and public spaces. Town Center Core Edge. At the edge of the Town Center Core as well as along its (lEl� _ Edinger Avenue edge, new development will feature ground-level retail, restaurant District-Specific Revitalization Strategy: and entertainment uses contiguous with those already in and being added to Bella Designate this area as a special City Center district characterized by convenience Terra. New development closest to Bella Terra will likely feature at least one new and urban vitality. Focus special entitlements in this central area for additional anchor store, which will form the new western edge of the shopping core. city-oriented retail, eating and entertainment venues, as well as entitlements for The pictures to the right illustrate the types of development envisioned for the Town dense, creatively designed urban living, working and lodging. Insure the retention _ of this area as an activity node by requiring ground-level activity-generating Center Core Edge. - - -- uses, especially along Edinger Avenue. Implement development standards that require future development to feature primary entrances oriented to existing and new walking streets, featuring comfortable sidewalks and attractive landscaping. Implement short term improvements to key intersections along Beach and Edinger to facilitate growth without sacrificing mobility. Investigate and pursue longer term street improvements and especially transit facilities to provide increased convenience and accessibility to this emerging city and regional center. - *Boundaries shown represent envisionedDistna Structure of the EdingerAvenue Corridor and Environs(For the Plan Area Boundary see Pig.i.I Plan Area) TOWN �.•.• TOWN CENTER 1 CENTER CORE CORE / �'� ' �l - I r I t O W --. I r— T I r•.—.� \ I — +IEdingerAvenue Edin-ge Avenue Y i, r o s TOWN CENTER CORE LOCATION MAP TOWN CENTER NEIGHBORHOOD ]EDGE LOCATION MAP ]ENVISIONED DEVELOPMENT FOR TOWN CENTER CORE 4 T t - ti IF y a love - ki Ilk X R�A api �nfi ; ' '� Y �q �e s Za MOW Mw ell 7� oak, e� y . 'jI '°'� . , '� `~ is a ' 1 Y 1 •+ 3) Town Center Neighborhood Existing Conditions: District-Specific Revitalization Strategy: The area between and adjacent to Bella Terra and Golden West College contains Place high priority on promoting the redevelopment of the large underutilized the largest assembled properties in the Beach Boulevard and Edinger Avenue properties in this area, taking advantage of their position between Golden West development corridors. Several of those large properties are underutilized and, College and Bella Terra, and their high visibility along Edinger Avenue. Insure given their location between these two popular destinations, likely targets for that new investment provides a pattern that promotes much better connectivity for .a new investment. At the time of plan adoption, the property located immediately college students and employees,shoppers and residents by providing smaller blocks along the western edge of Bella Terra-the largest privately held property along the with buildings oriented to attractive walking (and bicycling) streets. Facilitate t Corridor- is occupied by a vacant former department store. higher intensity building types and a mix of uses with entitlements permitting a wide range of uses and greater building heights than is typical for most of the city, Notwithstanding the substantial visibility along Edinger Avenue, there is very little and by requiring minimum development intensities. \M ae in the way of existing retail or services in this area oriented toward the thoroughfare. Buildings are single-story structures set back substantially on the Edinger Avenue Complement and stimulate new investment with street improvements along Edinger ' frontage. There is a cluster of retail and services located along Gothard Street Avenue that replace the look-alike strip with a distinctive boulevard designed that is oriented to the college. Whereas development south of Center Avenue more around the requirements of retailing while maintaining efficient throughput. consists exclusively of single-story retail and surface parking, uses between Center Leverage transit infrastructure to add to the attractiveness of the area by partnering Avenue and the freeway contain a wide range of uses and building types, including with state, regional and local transit agencies to make increasing use of the tracks medium density residential, midrise hotel and office development, and a low-rise and to enhance the visibility and accessibility of Golden West Transportation Center to a much wider variety of transportation modes. FIG Il vw ENVISIONED TOWN CENTER entertainment-oriented"village" development. P NEIGHBORHOOD DEVELOPMENT TYPES Existing developments are separated by wide spaces primarily covered in surface Envisioned Future District: parking lots, and by wide arterial roadways, discouraging walking between venues. Near term development activity will take advantage of the large areas of vacant Building entrances are oriented to parking lots. Block circumferences are very and underutilized land between the Town Center Core and Golden West College a large, scaled entirely to motorized vehicles, too large to accommodate walking to provide the pioneering investment that will begin the formation of the urban J or even much bicycling. The pattern of streets organized only to the specific neighborhood surrounding and supporting the Town Center Core. This will be configurations of current development rather than to provide along-term street and a city neighborhood with a difference. It will feature the City's widest range of block framework for development and change over time. contemporary housing types, and possibly a wide mixture of uses, all concentrated 1 �, The area is bisected by the railroad right-of-way, which features no pedestrian within walking distance of the Town Center Core's theater,shops,restaurants,cafes, crossing facilities,further discouraging walking around the area. The overall effect nightlife, and amenities.As infill proceeds and the region continues to invest in its is one of separate development projects in an automobile-oriented setting. Golden transit infrastructure, the neighborhood will benefit from the presence of Golden West Transportation Center is located in the middle of this zone, and is separated West Transit Center at its center while also promoting transit ridership. from Golden West College by a surface parking lot, and from the railroad tracks by The vitality,safety and identity of the neighborhood will primarily stem from the new an undeveloped property. streets and pedestrian ways that homes face, and that provide connectivity between Planning Approach: the college, the shopping core, and the transit center. The pattern of pedestrian scaled blocks that is created by these streets and ways will be distinguished by the As new development occurs, facilitate the restructuring of this area into a more special public spaces distributed along them. pedestrian-friendly and connected series of buildings and spaces. Buildings lining the new streets will be artfully designed, and will be built close to the sidewalk with entrances facing the public thoroughfares. Building massing and fagade composition will emphasize variety and street-side interest (Fig. 1.8 Envisioned Town Center Neighborhood Development Types). Facades will feature* - �■ , Bounda es shown apresenten isionedDish'ctS uc u a ofthe Edinger Avenue Co dor richly detailed windows and doorways,building forecourts,terraced urban gardens, �f �• �� ■ w and Environs(For the Plan Area Boundary see Pig.i.I Plan Area) t - front stoops, and bay windows. i Ilr a 1-7 � +r- W i The pictures to the right illustrate the types of development envisioned for the Town Jim 1 Center Neighborhood area. } V K.r., O I r/ Connections to Golden West College & Transit Center. As the Town Center 0��� � '! _� ® _-, Ft i \ District grows, it will provide what have been the missing connections to and from Golden West College and the Golden West Transit Center. The Golden West College Campus will continue to be a significant presence along Edinger Avenue. Improved Edinger Avenue_._._._. _, _ - pedestrian connections created by new Town Center Neighborhood development will allow the student and faculty population to enjoy the wide variety of retail and entertainment in the nearby Town Center Core. Visitors throughout the City and the - region will take advantage of the Transit Center's central location to arrive by bus and/or train to patronize the lively Town Center Core. Likewise,transit will provide Town Center residents and university goers with the critical opportunity to travel to TOWN CENTER NEIGHBORHOOD INTERIOR LOCATION MAP other workplace or activity centers without relying on their car. 6 Ni �.t, .ww► IN : �y...vyy IMR IIAIII. F iY '�'_ ixrlr �' wwl ..w �yp�,i, �-S � ➢ -''Y::i k�1 ri ► A imp �� � _ � EEi .■ . ■ _ � E 1= EEt � ' ■ ■ r _ J. ■ ■ y is ■ � P,m .r� ■ ■ � V x �s � .IY � 1 ■ � .. ■ e ■ eirk P Idm: ea ■ w ■ r P ■ J ': ® iiii - �' � ii . ii ■ iii Y a s �, ',' m ■.i 9.•-91 — im am a, Is I P r • L III®II III .",illll'" `, W"I r e maw- E I-ILA L wr e e WK VVVI �i �1RON . i1�411 IML, k�s�ll� ; 44 444 . 4 41 a * i lip i '!� • .. d ��3 ki_ vy t f 4) Town Center Boulevard Existing Conditions: Envisioned Future Segment: The segment of Edinger Avenue between Goldenwest and Beach Boulevard visibly The transformation of the Edinger Corridor and Environs will be most visible along \ benefits from its proximity to the I-405 Interchange. The resultant positioning of Edinger Avenue itself. The older strip development - characterized by low-rise, the Bella Terra shopping center at the primary intersection insures thatthe properties single-use development set back behind surface parking lots and monument signs - along Edinger within this portion of the corridor remain highly visible to a wide will give way to development that retains the economic advantages conferred by the \ population of potential customers. The consistency and stability of commercial location's high visibility and accessibility,but in a pattern that is configured to make . - h uses along this segment is similar to the Town Center Boulevard segment of Beach Walking a viable choice, and to accommodate a wider range of uses. y `. Boulevard, which is equally proximate to the I-405 interchange. But whereas Physically,a greater proportion of buildings will be positioned between the street and the Beach Boulevard segment is characterized by small and shallow property the parking facilities(or on top of some of the parking facilities),re-uniting activity- configurations that limit redevelopment potential, the Edinger Avenue Corridor generating uses with public sidewalks(Fig. 1.9 Envisioned Town Center Boulevard segment features a wide range of large and medium scale properties. The larger Commercial Development Types). New development on properties lining Edinger scale of the properties combined with their proximity to two important destinations Avenue will typically feature a mixture of ground-level shops and services, with -Bella Terra shopping center and Golden West College,is likely to result in ongoing upper-level homes, offices, or hotel rooms (Fig. 1.10 - Envisioned Town Center i investment and intensification of this portion of the City. Boulevard Mixed-Use Development Types). Many of the buildings will feature \\ multiple levels, reducing the proportions of the space that Edinger Avenue passes Planning Approach: through, reducing the overwhelming scale of the space for pedestrians. Encourage gradual transition to more pedestrian oriented and distinctive building e one proceeds out and away from the Town Center Core, development will FIG 1.9. (ENVISIONED TOWS' CENTER BOULEVARD types and site treatments, as well as increasingly efficient land use. become less compact:the spaces between buildings will expand, and the proportion COMMERCIAL DEVELOPMENT TYPES Segment-Specific Planning Strategy: of the buildings built up to the sidewalk edge will decrease, and the buildings may Employ policy tools to support continued investment in a wide range of city and even become more low-rise, providing a transition from the district's most urban neighborhood oriented retail and services,while directing new investment away from core to its less urban edges. Over time, the amount of ground level retail may purely auto-oriented formats to formats more supportive of pedestrian activity and likewise increase as one moves toward the Town Center Core and decrease in the more flattering to the identity of the city-while retaining features of development other direction. ' that provide visibility and access from Edinger Avenue. In addition, provide The transformation of the Edinger Corridor will be supported by frontage entitlements for mixed-use development to encourage gradual increase in land use improvements, converting the existing large expanses of pavement into deep, efficiency. Require new development to contribute to the necessary expansion of green, tree lined landscaping or protected parking access lanes. Each block of new corridor vehicular capacity by requiring the construction of new street segments development will feature a unique protected parking access lane with slow moving f that ultimately provide alternative routes, particularly for shorter, internal district traffic and amenities that buffer the sidewalk from the central fast-moving center of J trips. Foster the emergence of a more attractive street environment by extending Edinger. Pedestrians will be able to stroll, eat outdoors when the weather is nice, / required new improvements to the existing curb. and window shop in this slow-moving area. This main street-like environment along Edinger will also create a comfortable "buffer zone"for upper stories of housing, lodging, and/or offices that will help make the Town Center successful. These improvements will provide the street environments to match development characterized by building and shop entrances that open out toward public sidewalks. With the wide thoroughfare in the center accommodating relatively high traffic volumes, the sidewalks buffered by rows of street trees and curbside parking, and FIG 1.10. ENVISIONED TOWS' CENTER BOULEVARD the cohesive building types oriented toward the street,an identifiable civic boulevard MIXED-USE DEVELOPMENT TYPES will gradually emerge. The transformed"Town Center Boulevard"will provide the central spine and iconic identity of the emergent Town Center District. *Boundaries shown represent envisioned Distna Structure of the Edinger,4venue Corridor and Environs(For the Plan Area Boundary see Pig.i.I Plan Area) The pictures to the right and opposite illustrate the types of development envisioned for the Town Center Boulevard. TOWN C /Z � CENTER BOULEVARD 1 i_ 7 t► \\. W Edinger TOWS' CENTER BOULEVARD LOCATION MAP S Mot i v )J. 'il v� � ry � �• .. I ' t r I « t i } 'F m1 ri. 1 1 k 5) Residential Transition Areas Existing Conditions: _ Residential Transition Areas are established in locations where properties are located between the existing commercial strip corridor and established low density residential neighborhoods, where the property lines of corridor-fronting properties abut the residential development. `•� z _. Existing corridor-oriented strip development typically features building types and/or site treatments that are significantly incompatible with the character of the existing residential -� neighborhood. Planning Approach: / Facilitate the transitiorring of the pattern of development along these rear portions of the r I corridor-fronting properties to feature conditions more compatible with adjacent low-density residential neighborhoods. Area-Specific Revitalization Strategy: As new development occurs on properties between Edinger Avenue or Beach Boulevard and adjacent low-density residential neighborhoods, require the edges of new development immediately contiguous with those neighborhoods to feature compatible uses and site FIG 1.11. (ENVISIONED RESIDENTIAL TRANSITION AREA treatments. In the Residential Transition Area south of Edinger Avenue, require new DEVELOPMENT TYPES development to contribute to the necessary expansion of corridor vehicular capacity by requiring the construction of new street segments that ultimately provide alternative routes to take some of the pressure off Edinger Avenue,particularly for shorter, internal district trips. i Envisioned Future Development: New investment on large properties along Edinger Avenue will be configured to provide a , significantly improved transition to the residential development that it abuts to the south. _ Where residential development to the south is characterized by rear lot conditions, new P development will "complete the block" matching rear lot to rear lot. New residential streets will be constructed to"knit"new development back into the"fabric"of existing neighborhoods and to provide appropriate transition to denser housing or commercial development lining Edinger Avenue(Fig. 1.11 Envisioned Residential Transition Area Development Types). - - ,�-�-}• - New streets required for new development along large properties will help establish an expanded medium sized block and street network parallel to Edinger Avenue. These new streets and blocks will allow more vehicles to circulate within the Town Center District _ without contributing to the traffic along Edinger Avenue. New streets will simultaneously provide the proper means by which portions of deep parcels currently occupied by low intensity development can infill with a mix of office, and medium density housing that will assist with the improvement of the transition from Edinger's mixed use environment to the -� t existing housing beyond. ' w _ The pictures to the right illustrate the types of development envisioned for the Residential Transition Areas. W *Boundaries shown represent ervvisioned Distna Structure of the Edinger Avenue Corridor _ and Environs(For the Plan Area Boundary see Pig.i.l Plan Area) egig C TOWN t CENTER BOULEVARD L ._._..L y_•—•—.1._._._._.... Edinger `Y 10 RESIDENTIAL TRANSITION AREA LOCATION MAP BEACH BOULEVARD CORRIDOR From Commercial Strip to a Pattern of Centers and Segments: v---Downtown ~ e4 During the period of time in which development is guided by this Specific Plan, ��,. �� the Corridors will begin their transformation from commercial strip to a pattern of % �,♦,,� c^e °" "^°^"r g P P ;�9; ,L—' Celaer Centers and Segments (see Figure 1.3 developed during the community workshop visioning process). Whereas the commercial strip is undifferentiated — a linear / �C pattern of exclusively commercial buildings, typically low-rise (with some very *ftm ►= 1000 visible exceptions), surface parking lots, and monument signs, the future corridor will be increasingly characterized by an emerging structural differentiation: there -o Beach �Y will be clusters of shops, activity, mix, and intensity - Centers; and there will be — longer linear portions distinguished by cohesive building types,frontage landscaping, : Town Center and emerging market focus - Segments. Whereas the commercial strip caters to a - Lx District narrow segment of market demand (the demand for motorist-oriented commercial goods and services), the emerging Centers and Segments will have a much wider Sa'A appeal. Town Centers will offer community services as well as commercial goods ■CITY LANDMARK & RESIDENTIAL PARKWAY ■5 POINTS ■MIXED-USE BOULEVARD ■EDINGER CORRIDOR / CORRIDOR STREETSCAPE 405 INTERCHANGE ZONE and services that cater to the entire City in a setting of comfortable walking streets Extend high value develop- Focus dramatic visual points Leverage the medical/office ment attern toward 5 tion on the role of 5 oints anchors to promote additional Enable short-term re- Implement short-term rat point P and transit service, amidst a mix of homes, offices and hotel rooms above the lively rovements to demonstrate P as a major community cross- invest non-retail investment roads investment opportunities he idor commitment to Leverage demand for housing PP ground level shopping and entertainment venues; Neighborhood Centers will corridor revitalization as an engine for re-invest- Promote the continued suc- orchestrate public and pri- promote the continued ex- specialize in aisinvested strip cess of this vote pansion and intensification s ecialize in serving the needs of neighborhoods within a short drive; mixed-use Match Phase I improvements properties 1 g g P p p location for community ori- investment le create an at- of the Bella Terra mall into to stimulate investment in ented shopping tractive boulevard segment a mature Town Center dis- N21ghbOYI100d Boulevard and Town Center Boulevard segments will focus on a the most promising segments Support liited neighbor- trict hood retailand services cen- Enable investment in a vis- Support continued neigh synergistic mix of workplace, commercial and high density residential uses. Infill Extend Surf City character ter s along the parkway ible,mixed-use cluster at hood Leverage demand for hous- up along Beach Blvd to the this central location serving retail center ing as an"engine' of new development on underutilized properties responding to the broad framework of the 405 City Gateway select investment Specific Plan will contribute to an emerging pattern of coherent arrangements of locations p g g p g Insti ate links es between buildings, streets, and blocks that were formerly lacking. ©BEACH & EDINGER CORRIDORS Beollagfn ryya,Go Seen W and Re-ali n corridor properties with contemporary corridor rronting proper- New public and private investment will complement many of the offerings that were marke demand ties Transition from commercial strip to a pattern of already in place prior to the adoption of the plan. New shops and entertainment centers and segments venues will add to the overall draw of the corridors, new and expanded auto Establish a plannin framework that enables near 1 term opportunity bites to contribute to a long term dealerships will widen the already wide range of auto sales venues on offer, new vision residents will bring a larger"captive audience"to augment the drive-by traffic, and Implement capitol improvements that promote/support desired forms of investment new street improvements will enhance the walking and driving environment as well FIG.1.1 B CONCEPTUAL REVITALIZATION & URBAN DESIGN FRAMEWORKas the visual identity of the corridors. The implementation of this Specific Plan is intended to begin this transformation from the linear commercial strip that has fallen out of favor with market trends E I 0 to a pattern of centers, boulevard and parkway segments more in keeping with contemporary consumer and investor preferences and with value already in place T along the corridors. The particular characteristics envisioned for each of the Centers and Segments that will define the revitalized corridor are as outlined in the L� � �n Oo Bo d r h�\JU IT� p 'L following sections. O �O O❑ — 0 0 oom�0���co����q��000��g�q��0000 Q 5 Po i ict i��0��8��00 0nn oo❑o 0 o J J o❑�P � nts C 0El o esi n is Pa B�T—T ei oo ar w a a� ��� �� o own i hb \'d Center o I i T W R� o Center o ���� var � Core W TTECT TTT FIG.llvll3 PATTERN OF CENTERS AND SEGMENTS 11 1) Southern Specific Plan Boundary to Adams: The Residential Parkway Segment Existing Conditions: +� The southernmost segment ofBeach Boulevard is unique among all the other segments aar of the Specific Plan. It is almost entirely composed of residential development k -- of solid to high value, typical of many beach city residential neighborhoods in close proximity to the Pacific Ocean. Residential developments are well protected * ` from the wide thoroughfare of Beach Boulevard by generous planting, intervening service lanes, decorative walls, and/or by virtue of the developments' orientation i:aa1 toward side streets. TA 8. a°° Planning Approach: Preservation •� Segment-Specific Preservation Strategy: - Infill and replacement development in this area will be directed by plan regulations J r 1 to primarily replicate and very subtly improve upon the best features of the existing 9 pattern(Fig. 1.14-Envisioned Residential Parkway Development Types). FIG 1.14. ENVISIONED REST DE'N'TUkL PARKWAY The pictures to the right illustrate the types of development envisioned for the DEVELOPMENT TREES Residential Parkway. - NeighhorhoodCenter: p There is one existing neighborhood shopping center area extending southward 1 ". ^� ,� ' • - a 71 from the comer of Atlanta and Beach (see Residential Parkway Location Map). Community objectives that would apply to substantial changes to that center are I ti described in the section labeled"Neighborhood Centers"below. Fo OR _Vs- 15 � il lit L� �oeoo KOFSIDEWALK `r� o�u�B�P❑❑ �0�8 IhI CI�I ,I, '� a esi n is Pa BEo ❑ o l��� 4 `~ o �BE U - �W/W F = SIPS LANDSCAPEDE]lA WALK SETBACK 12 RESIDENTIAL PARKWAY LOCATION MAP 2) Adams to Five Points: Neighborhood Parkway Segment 2pg NTI AL NE16 i8p RH° Existing Condition: The"residential parkway"character ofthe southernmost segment of Beach Boulevard changes most dramatically at the properties clustered around the Adams Avenue intersection. From the Adams intersection northward, the residential parkway is abruptly replaced by ageing commercial strip development, characterized by the tt typical one story development surrounded or set back behind surface parking lots, 1 "�tr pma aA a uL n ed a ua— and little in the way of landscaping or any type of pedestrian amenities. The abrupt tt w q V1 CI u p nt lY gr+tt p v change in development pattern is matched by an equally abrupt drop in apparent value,upkeep and visual character. Punk Planning Approach: Restructure/Revitalize Segment-Specific Revitalization Strategy: The best opportunity for revitalization of this segment is to direct new public and private investment to forms that can be associated with the generally much F ES e°o more valuable and attractive segment to the immediate south, and that are also present in the flanking neighborhoods to the east and west. This segment of Beach Existing commercial strip development north of,4dams Boulevard is poorly positioned to attract substantial new retail investment other R o than that supportable by residential in relatively close proximity, which accounts Fsdo N0 for the relatively poor performance of retail other than that located in the anchored F N r I^ L N E I e H neighborhood center. Since it is closer to the Pacific Ocean than any of the other , disinvesting segments along the Beach Boulevard corridor, its best chance for �— revitalization is to employ capital improvements and for private development to become increasingly associated with the residential neighborhoods to the south, L east and west. This will also result in an improved edge for those flanking M1 - —E R Y neighborhoods. In order to maximize the likelihood of much needed new investment in this >-- segment, a wider range of land uses will be permitted than in the exclusively �� - Neighborhood residential segment extending immediately south to the beachfront. In addition o Park to residential development, office, lodging and neighborhood-serving retail will also be permitted. In order to insure that new investment continues to mimic the e N T I A L N E I H e° imagery of the neighboring Residential Parkway segment,all development(outside RE g s R H°°o ' of the neighborhood retail centers-see next section) must be required to provide the front setback and landscaping, as well as the streetscape improvements that are Segment specificrevitalization strategy:associate new development with the more valuable segments to the immediate south so important to the increasing identification of this segment with the one south of Adams. 0�00°�00000000 . O i ' r rrr l•Jr +i! �r r ri.�.r.irar r.. "'�N r..r.r . / .r y� ,. r.:• r 7 r 11 0 0��00 � O * � �• ,w �Bea�IvBka�dr o- ,. n �. o-r �. � a e� � m o- m �o- .� n- e, o- s w z a OQLSO e� 00 r W — .. r r r .rs r.rr.. .. .re . e . ... .. ... .r.�. , r.r.. sF.'.�f....:... r i0 O "Till 1 O ��OD W u Envisioned neighborhood park nfiIl way i development NEIGHBORHOOD PAR KwAY LOCATION MAP FU Envisioned Future Segment: Gradually, disinvesting strip development occupying the properties along Beach Boulevard will be replaced by primarily residential development oriented away from the arterial and toward perpendicular side streets (Fig. 1.15 - Envisioned � n Neighborhood Parkway Development Types). Investment in new office buildings may also be attracted to this area, as might small scale hotels or bed-and-breakfast ! - venue attracted by the improved setting and the short drive to the beach.. New ■ ` �_ •■homes will face neighborhood streets lined with shade trees in curbside planting `~�� strips and decorative neighborhood-scale streetlights.New offices or hotel uses may ' prefer to formally face Beach Boulevard while providing access to parking facilities from side streets. In areas characterized by large scale blocks, new development will provide new connecting streets for buildings to face, and mid-block lanes for r r in If access to parking facilities. The resulting smaller blocks will add incrementally _��� � _ _■ °' to the walk-ability of the neighborhood, and to the growing internal neighborhood circulation network. s - ,• The Beach Boulevard frontage will feature extensive screening landscaping as well as decorative walls or fences. New streetscape improvements will feature ' landscaped parkway strips with informal clusters of plant materials that invoke the _ image of the beach and oceanfront and that buffer sidewalks from the traffic on the arterial. Street furniture will likewise contribute to the"beach parkway"imagery so important to the identity of this highly visible portion of the city. New investment in q p - 1 - _ - non-residential uses will be designed to make compatible neighbors to prospective r residential developments. � i � _ h t f Y���JJY _ i The pictures on the opposite page illustrate the types of development envisioned for the Neighborhood Parkway. Neighborhood Center: r There are two designated neighborhood shopping centers in this segment, one occupying the majority of the eastern frontage of Beach Boulevard between Adams _ and Yorktown Avenues, and the other occupying the southwest quadrant of the o intersection of Beach Boulevard and Garfield Avenue (see Neighborhood Parkway Will Location Map). Community objectives that would apply to substantial changes toir center are described in the section labeled"Neighborhood Centers" below. ILI F 5 I FIG 1.15v ]ENVISIONED NEIGHBORHOOD PARKWAY DEVELOPMENT TYPES 14 3) Neighborhood Centers (located in the parkway segments) Existing Conditions: Three clusters of conveniently located anchored neighborhood shopping centers currently serve residents, hotel guests and businesses located in the Residential Parkway and Neighborhood Parkway segments. All three shopping centers are �. V single story, surface-parked, and consist of exclusively commercial uses. Planning Approach: Retain Neighborhood Centers;encourage eventual transition of properties to greater / land use efficiency and mixture of complementary uses. �` F VLL Segment-Specific Planning Strategy. - ` Focus primary entitlements for neighborhood-serving retail&services for these two f parkway segments in this location, limit entitlements for highly visible anchored and clustered retail elsewhere in the segment. To encourage eventual maximum efficiency of land use and a less exclusively auto-oriented type of development, FIG 1.16. ]ENVISIONED NEIGHBORHOOD CENTER provide entitlements for intensification with upper level housing, office, and/ DEVELOPMENT TYPES or lodging. Insure that new development contributes to the emergence of a more attractive street environment by specifying new landscaping improvements that extend from the right-of-way line to the existing back-of-curb. _ Envisioned Future Development: New development on these sites may continue to provide exclusively shopping center uses with surface parking (Fig. 1.16 - Envisioned Neighborhood Center Development Types). New development may also feature a wider mixture of uses and structured parking. In either case, ground level uses will continue to provide *r = convenient neighborhood serving retail uses such as supermarkets and specialty :44� t grocery stores, pharmacies and banks, as well as small-scale restaurants and cafes, personal and business services. Upper level uses may include apartments, �' , •' condominiums, offices, or hotel rooms. (� The neighborhood centers will be distinguished from the rest of the developed _1A areas of the parkway segments by their enhanced visibility from the roadway. The screening landscaped setbacks and parkway strips that distinguish the parkway segments will not be a feature of the neighborhood centers. A portion of the new buildings will be built up to the back of the sidewalk, and the sidewalk will extend to the curb. Palm trees and street lights indicative of the parkway segments will be located along the sidewalk. The pictures to the right illustrate the types of development envisioned for Neighborhood Centers. ' LLPU 00LU �n01`n� 0 00 - —• ° -- — --.f — m Z �luid Neig r W � D PARKwAX NEIGHBORHOOD CENTERS LOCATION MAP F15 4) Five Points Existing Conditions: The Five Points Area occupies the half-way point between the beachfiont and I-405, and is organized around the confluence of Beach Boulevard and Main Street. ply« ni It contains Five Points Shopping Center-a 160,000 square foot community retail center that includes a mix of national and regional retailers, including Trader Joe's, i Old Navy,Pier One Imports,and GAP.The area south of Main Street is characterized by a more haphazard mix of uses- office,medical services,multi-family and seniorr"t '� ' 4 housing-and building types. Development is organized into a few very long blocks that stretch from Main to Garfield without any opportunity to circulate within the district.A number of the properties appear ready for change. f Planning Approach: 1° Retain the successful Five Points community retail center, and support its eventual intensification andmix encourage the restructuring andrevitalization of surrounding FIG 1.17. ]ENVISIONED FIl EV POINTS CORETYPES areas to enhance market focus and district appeal. DEVELOPMENT TYPES - -IPA �F '-- o _ District-Specific Planning Strategy r_ ',�� r �I OP Designate this geographically central area of the city and the Specific Plan as a ?= ,I �I �e, IT31 7 Fri potential city center characterized by convenience and urban vitality. Provide I(E��jr �� 0��hy° o, �r niF rf oil �u entitlements for greater development intensity than surrounding segments. Insure the retention of the core retail area by requiring continued ground floor retail and ,�' �� y _ r " '� E I services in that central portion of the district. Create the conditions for long-term v''x eF evolving intensification and mix of the Five Points shopping center by providing �.LI the greatest development intensities in that core area. Investigate potential short term and longer term improvements to the intersection and to the configuration of �� , converging streets to facilitate growth without sacrificing mobility. Insure that new - - - development contributes to the emergence of a more attractive street environment _ l by specifying new landscaping improvements that extend from the right-of-ways ; line to the existing back-of-curb. 4 The pictures to the right illustrate the types of development envisioned for the Five Points Core. r I��p p nts C 1.4 w .., r uu ' W -- GTti 1101 -. �a0 Is FIVE POINTS CORE 16 Envisioned Future District: lnfill development on underutilized properties responding to the broad framework p of the Specific Plan will be composed of the types of coherent arrangements of r- buildings, streets, and blocks that were formerly lacking in this centrally located district. New apartments, condominiums, professional and medical office buildings will face public sidewalks with lobby entrances,shopfronts,and attractively detailed ^ facades. Parking will be screened from view along primary street frontages. 41 4 Buildings will be taller and development more compact in Five Points than in most a y other city neighborhoods, providing the intensity and activity expected in a vibrant urban district (Fig. 1.18 - Envisioned Five Points Neighborhood Development ' o - ���, •- J" Types). The extra development intensity and thriving retail center will insure the emergence of a vital urban district in the center of the city, especially if future rail transit extends as far south as Five Points. Although significantly smaller than Downtown or the Town Center District on Edinger, the Five Points District will likewise offer the choice of living or working in a convenient and walkable mixed use urban neighborhood. Although new investment is expected in the portion ofFive Points located to the south FIG llvw ]ENVISIONED FIVE PINTS of Main Street, the Specific Plan provides the framework for long term investment NEIGHBORHOOD DEVELOPMENT FEES on the property occupied by Five Points Shopping Center. New investment on that Ir s property will continue to provide the synergistic mix of ground-level retail uses - T catering to the larger community, while ultimately augmenting the ground level activity with substantial mid-rise office and residential uses above, continuing the y� process of intensification in the geographic center of the city (Fig. 1.17 Envisioned " f r Five Points Core Development Types). The pictures to the right illustrate the types of development envisioned for the Five Points Neighborhood. 5 Pot i ict ; ME �i W Irl Sr ar �■ 1� W w FIVE PINTS NEIGHBORHOOD LOCATION MAP FIG.llvllw ]ENVISIONED FIVE PINTS NEIGHBORHOOD DEVELOPMENT FEES FV 5) Five Points to Warner - Neighborhood Boulevard Segment Eli Existing Conditions: y �N4► As development extends along Beach Boulevard too far to be considered within very convenient reach of the I-405 interchange,yet not close to the value-generating benefits 11 of close proximity to the beachfront, apparent market focus and the propensity of owners IT F7 to reinvest in properties appears to diminish. The segment extending from Warner to Five Points is therefore characterized by a significant amount of ageing commercial strip development. Development types are dominated by one story, single-loaded commercial buildings surrounded by - or set back behind- surface parking lots, and little in the way of landscaping or any type of pedestrian amenity. Three very significant value-generating assets are nevertheless present in this segment. First,there is a Wal-Mart just to the east of the corridor-fronting properties at the Talbert Avenue intersection. Wal-Mart is a major destination for shoppers and a potential force tt to of transformation for nearby properties,as well as a generator of significant added turning movements at the Beach and Talbert intersection. Second,the Huntington Beach Hospital and associated medical services clustered near the hospital provides an economic niche that is not in competition for retail shoppers, and a significant generator of local activity and potential customers for convenient hospital related services. And third, the flanking neighborhoods are relatively densely populated and a potential source of demand for a wider range of neighborhood shops and services. Planning approach: " Facilitate long-term transition from strip retail to uses more focused on nearby populations, New investment along Boulevard segments willfeature a wide variety of uses organized in a coherent developmentpattern that enhances corridor identity while featuring development types that retain visibility to motorists on Beach Boulevard,while making the most of the visibility of the Beach Boulevard frontage. providing a much more attractive and comfortable pedestrian environment. Segment-Specific Revitalization Strategy: Employ policy tools to emphasize this segment's difference from those closer to the beach and the freeway interchange. Reduce the temptation for properties to attempt to compete with those more advantageously positioned for community retail. Discouragethe development of what would ultimately be underperforming strip retail in this segment in favor of neighborhood-serving and hospital-serving retail &services, encourage comer/ r -- crossroads -- / l retail, and and office-medical the hospiital andeiitts rel ted plus er e taking of med cal ervices Also addaentitlements to allow Tyr g proximity Tr � � p infill residential uses throughout the segment. Finally, insure that new development contributes to the emergence of a more attractive street environment by specifying �� landscaping improvements that extend from the right-of-way line to the existing back- of-curb. New development in boulevard segments will be oriented toward the corridor;and will provide attractive landscaped setbacks and sidewalks bufferedfrom the throughfare by parkway strips. FIGURES 1v19v AND 1.20. ENVISIONED INFILL DEVELOPMENT ALONG BOULEVARD SEGMENTS O ❑ W 7 var 18 NEIGHBORHOOD BOULEVARD LOCATION MAP Envisioned Future Segment: Properties along this segment will capture investment resulting from proximity to p Wal-Mart and to Huntington Beach Hospital and the cluster of medical services r around the Hospital. Retail venues that are complementary to Wal-Mart but that cannot find space within the Wal-Mart anchored shopping center are likely to locate on properties ready for change that are on the way to and from Wal-Mart:that makes \ ' the properties on the corner of Beach and Talbert(located between Beach Boulevard / t and Wal-Mart)particularly vulnerable to change. Similarly, increased traffic to and J fj from the hospital combined with over 500 hospital employees will continue to spin off complementary medical services as well as investment in convenience retail and services oriented to Hospital patrons and staff. Neighborhood serving retail and services oriented to flanking neighborhoods will also be viable given the lack f of strong retail competition from I-405-oriented retailers at this distance from the freeway. As new investment replaces aging strip development, the exclusively auto- oriented and zero-amenity pattern will be replaced by development oriented both to motorists as well as to people on foot—particularly people walking to and from FIG 1.2 1. ENVISIONED NEIGHBORHOOD BOULEVARD the constellation of medical services as well as people walking to and from Beach DEVELOPMENT TYPES Boulevard from flanking neighborhoods and to and from the concentration of offices at the intersection of Beach and Warner.Aportion of new buildings will be built close to the sidewalk with doors and windows opening out toward Beach Boulevard(Fig. 1.21 Envisioned Neighborhood Boulevard Development Types). Planting strips between the curb and sidewalk will help buffer pedestrians from traffic moving 1' along the thoroughfare. Sidewalks will run between the new planning strips and planted setbacks, with decorative boulevard-scaled streetlights adding a modern flair to this highly visible portion of the City. In addition to medical and neighborhood-serving retail and services,new residential and office development will gradually replace aging strip development along this segment of Beach Boulevard. Some buildings will be mixed-use whereas others single-use,but all will be oriented to the boulevard and contribute to an increasingly visible local identity influenced by both proximity to the beach and by the regional architectural heritage. The pictures to the right and opposite illustrate the types of development envisioned for the Neighborhood Boulevard. (Si a1 A: V 19 6) Warner to Edinger - Town Center Boulevard Existing Conditions: =- M1wvnriciwr°encx The closest mile of Beach Boulevard corridor development to the I-405 interchange visibly benefits from its proximity to the region's main intercity thoroughfare. The consistency and stability of commercial uses along this segment is similar to the Town Center Boulevard segment of Edinger Avenue, which is equally proximate to the I-405 interchange. But -1-UBCV!- . whereas the Edinger segment is characterized by a wide range of large scale properties, this segment of Beach Boulevard is primarily characterized by smaller and shallower properties, limiting redevelopment potential, as well as the ability to make use of some portion of property frontages for improvements to enhance economic viability. The existing stability of the retail combined with the existing constraints of property configurations is likely to limit the magnitude or range of likely change in this segment. Planning Approach: Encourage gradual transition to more pedestrian oriented and distinctive building types and _ site treatments. Segment-Specific Planning Strategy: Employ policy tools to support continued investment in a wide range of city oriented retail and services, while directing new investment away from purely auto-oriented formats to formats more supportive of pedestrian activity and more flattering to the identity of the city—while �p \ _ �p retaining features of development that provide visibility and access from Beach Boulevard. EXISTING ENVIRONMENT ALONG BEACH BLVD Ili' THE NEIGHBORHOOD AVID TOWN CENTER BLVD In addition, provide entitlements for mixed-use development to encourage gradual increase in land use efficiency. Require new development to contribute to the emergence of a more attractive street environment by extending required new improvements to the existing back- of-curb. Envisioned Future Segment: The older strip development - characterized by low-rise, single-use, and single-loaded commercial buildings set back behind surface parking lots and monument signs - will gradually give way to development that retains the economic advantages conferred by the location's high visibility and accessibility,but in a pattern that is configured to make walking f a viable choice, to accommodate a wider range of uses, and to provide more memorable imagery. Physically, a greater proportion of buildings will be positioned between the street and the parking facilities (or on top of some of the parking facilities), re-uniting activity-generating uses with public sidewalks. New development on properties lining Beach Boulevard will typically feature a mixture of ground-level shops and services, with upper-level homes, ry / T� � ZZ- offices, or hotel rooms. An increasing number of the buildings will feature multiple levels, incrementally adding spatial definition and reducing the apparent width of the thoroughfare. 1' W The transformation of the boulevard segments of the Beach Boulevard Corridor will be supported by frontage improvements that include planting strips between curb and sidewalkthat 4 a l help to buffer pedestrians from traffic on the arterial. Decorative boulevard-scale streetlights a that are unique to Beach Boulevard will replace the old utilitarian poles, contributing to an increasingly vivid corridor identity without restricting visibility of shopfronts. Modest % W setbacks between sidewalk and buildings will contribute a bit of planting to soften and add t ! ®c �— Z color to the formerly unbroken expanse of concrete and asphalt, and to assist with improved retention of water runoff. W { } WStreet improvements constructed by the City will ultimately complement these features with � iconic palm-lined median strip landscaping and lighting to emphasize the importance of �p �p Beach Boulevard as the primary thoroughfare to and from the beachfront. ]ENVISIONED FUTURE ENVIRONMENT ALONG BEACH BLVD IN THE NEIGHBORHOOD AVID TOWN CENTER BLVD 20 APPENDIX A : EXISTING CO A. I . INTRODUCTION The condition of the Beach and Edinger Corridors at the inception of this Specific Plan is detailed in this section. Ultimately, the implementation of the planning framework contained herein will result in sufficient modification of these conditions as to make this Plan obsolete. At that point, a newly updated Beach and Edinger Corridors Specific Plan will be prepared to engage the problems and opportunities presented by the modified existing conditions. As change occurs, the community intends to measure those changes against the conditions recorded herein to monitor the degree to which the Plan remains sufficiently current. z 0 H 0 U z H �c W d' A� z W d 21 A.2. CONTEXT La Cr4centa-Montrose La Canada Flintridge 1) Region Burbank Altadena Huntington Beach is located in Orange County 35 miles south of Los Angeles ��� Glen ale (Fig.A.1). With a population of 202,250 it is the second largest City in the County � Sierra Madr \ a Pasadena �vlon"' behind Anaheim. The city's western edge is bounded by the Pacific Ocean which _ bUBrte provides 7 miles of coastline stretching from Seal Beach to Newport Beach. The �+� —_� _ tl 4 ! lendor northern and eastern City Limits boarder Seal Beach,Westminster,Fountain Valley, and Costa Mesa. San Marino - � sou adena East San Ga riel ., moo' ii Sa Gabrie Covina Beverly Hills `' - Bal Par k . ._ n eles _ , �-u-EI M�nte .� f, Mo rey. arkSouonte �est ' East Lo A I s La Puer)te a inch ont 11 vocado Cornrnerc g ienrlaNei' Fits yvr pi Maadd i " i Rivera Vievr Win or Hi lsaln 1J/ = teary Height // Whi ' �r % i 11 lewool Y is Lennox WIstmant atepp !I y-- lLiitti r Habra oo Brea EI Segu to \ �Ir \,Norwalk rden ndal k Par flm on mo t ��, Ca attar B act wndal�� I k e o r i � . esia '• rMos eh —F, Redondo BeacTvrranc a Ca a `o B er1 a` i — es c --Long Beach Stanto e Ora Los A itos ) i _ r O .� I l a o a a Deal o0 ' _ sang �,a Ti, z Fou, t in a < ` in 1 z wpart� W d l I FIlwAv Il vREGIl®NAIl. C®N'Il'EX'Il' 22 I-405 2) City Corridors Location. Beach Blvd. is one of four arterial corridors with the City of TO \ Huntington Beach providing continuous north-south connection between Pacific Los Angeles V \ SR-22 Coast Highway and Interstate 405. It runs roughly through the geographic center of the city—the Beach Blvd. I-405 interchange is the central of the seven interchanges providing access to Huntington Beach (Fig A.2). Edinger Ave. runs due east-west Naval and is one of only four city arterials that cross the freeway. It is the primary east-west Station arterial serving the job center adjacent to the Seal Beach Naval station. The portion 1 �%\ of Edinger Ave. located within the Specific Plan Area runs along the southern edge of Golden West College and Bella Terra shopping mall and intersects with Beach Westminster Bvd. Blvd. immediate) south of the I-405 interchange. — � Westminster y g Coastal Zone. The California Coastal Zone Area abuts the southern edge of the Specific Plan Area, and incorporates a segment of the Beach Blvd. Corridor. The portion of the Beach Blvd. Corridor falling within the California Coastal Zone is not Z . Edinger Ave within the Beach and Edinger Corridors Specific Plan Area. a � 1 I L _ ®� Wainer Ave. L 1 � \ � � ut � Talbert Ave. \� Bol \\ Fountain Chica \ \ Valley .y I Canfield Ave. _ T Airport e = r R_ I Retail Node O Interchange / 0 9 ■ Commercial Corridor roam.Arc. m ❑ Higher Density Residential \�\` m / 5 Costa z ❑ Detached Residential Downtown Lm Mesa O 4 e s / Fy ❑ Open Space _ dam)ton Ave. Civic Node I � I z Industrial DC ❑ Workplace TO W r — —1 Newport Beach f I Costal Zone '�t! —•—• Huntington Beach City Limits A W FIlwAv2.CITY CONTEXT p� FZ3 3) History In early 1901, with plans to develop a resort town on 1,500 acres of land along the �°-••-- rr Pacific Ocean, the West Coast Land and Water Company laid a grid of lots and r ° fir TM w l streets,includingmain street,for the new town of Pacific City. In order to stimulate tY� �e"•'�Jf�I J �ry� _� o.a ��"°,�°"..� ,�r�Zr �s � investment the company moved to secure public transportation to the town sitting on an isolated Mesa on the beach. To achieve this, they made a deal with Henryo- *" O� �` ? lf E ftgµ t ` E. Huntington, the owner of the southern California electric railway better known as the"red car"to extend the Long Beach line of the rail to Pacific City. In 1904, a "s�$'pS� & t fPi i p;�+. f• f , w�meawum 3� �, • crowd estimated at 50,000 witnessed the arrival of the first Pacific Electric red cars .. � 1 �1r• rr' 'y p sz� q- and the re-naming of the City of Huntington Beach(Fig.A.3). fie, _ �,ti'qyt , t�id ,r'y�'1-•� _ �. _ � - ,�...� �, s, y -'- ' For a the first couple of decades of the 20ffi century,growth in the city was slow until the oil industry began drilling the City's oil field around 1920(Fig.A.6 &a.8). The r A .+ .bE ✓� y( � Y ! J spE" Pacific Coast Highway was constructed in 1925 and Beach Blvd. was designated a�ye ,c2r a state highway in 1939 (Fig.A.7). Land speculation was high as oil production soared until the 1940's and World War II. After the short oil boom, City growth r +� ` 1 � `� r-J ^� slowed again and by 1954, most Pacific Electric Street Car lines were shut down. z " � ' 1� �„ `- �J'�• ` r ',�' �+ I '� ` Through the 1950's large property holdings and unincorporated County farmland .„"�,w�,.,,, � •."" � t ��i �r °`'•• were annexed and large areas of agricultural land remained along Beach Blvd. and oq s northern portions of the City until 1960 (Fig.A.9 &A.10). Despite the oil boomsfd`�,� `"' �# � - -� � "" l and the physical growth due to annexation,the City's population was still Lust under } ��.. 11,500 in 1960 The City's biggest changes came following the construction of the I-405 freeway Y' gg g g Y °�- in 1963 (Fig.A.11 With the car and the new freeway infrastructure, Huntington Center mall opened at the Beach Blvd. interchange in 1964 and McDonald Douglas C! �,� '.. y � „p.F•, •*- located in Huntington Beach employing 8,000 people by 1968 (Fig.A.12). By 1970 the population had exploded to over 115,000. During this period of growth f ,�I �^• p ry in the 1960's and 70's, commercial corridors across the country entered a period ofiz � D`t@ accelerating transition. With long stretches of commercially zoned land available 4 G•6 $c R r r QmnFRL and financial conditions that provided incentives to construct low cost buildings with short economic lives, the City's commercial corridors were lined with"strip" FIlG°A°3° commercial development. Much of the development currently along Beach Blvd. and Edinger Ave. comes from this period(Fig.A.13-A.15). The Streetcar or "red car"Runs Along the Coast and Arrives in Huntington Beach from LosAngeles, c.1904 The rapid population growth of the 1960's and 70's has continued to the present with the City reaching 202,250 in 2007 (Fig.A.4 &A.5). Despite this incredible city-wide growth, new development, re-development, and property improvement Zon properties along the corridors has been declined since the initial surge of O commercial construction. While there has been some large scale development, the character of Beach Blvd.. and Edinger Ave.. remain largely unchanged over the past two decades. O U C7 z H �c W Ad' z W p, FIG.A.4° FIG.A.5° Orange County Urbanized Area 1950 Orange County Urbanized Area 2000 24 193O'S AVID 1940'S 195O'S 196O'S AVID 1970'S HQJN'll'IlN6TON BEACH TODAY �S �LF^1 1 B�i M tJ +l AY �4pf - �,���9 � e r y 1 I `}Q'tX' L y 1 �t Indianapolis Ave. Aerial ofDowntown and Beach Blvd., c.1938 � F ' oal FIG.A.1 1 FIG.A.13. � { �� Aerial ofBeach Blvd., c.1970 Aerial ofBeach Blvd., circa 2000 -- EXACC r- iS:-: Although significant housing construction occured �06" and development began to fill in around the I-405 +ram interchange, large tracts of vacant land remain �� - along Beach Blvd. FIG.A.9° Aerial ofBeach Blvd., c.1959 FIG.A°2° Beach Blvd. remains largely un-developed z Looking North on Beach Blvd. at Talbert c.1933, Beach Blvd. is designated as a state highway in FIl6°A°Il 4° H 1939. Looking North on Beach Blvd. at Talbert c.2007 � r W U�rrr i " Illyl� ii FIG.A.8° FIG.A.10° FIG.A.1 B° FIG.A.15° a Newland House c.1948 Bird's Eye View looking East circa 1950's Huntington Center c.1965 (now Bella Terra) Bella Terra c.2007 d 1 25 A.3m PATTERN OF OWNERSHIP LA Q The Beach Blvd. and Edinger Ave. Plan Area includes well over 500 individual IMIN p parcels located along approximately 6.7 miles of public right-of-way (Fig.A.16). ��� These parcels vary greatly from less than 1/10' of an acre with as little as 50 feetBE � ( of corridor frontage up to 40 acres and as much as 1000 feet of corridor frontage. � �®� � 1ISERRH This range of property shapes and sizes does not have a logical basis and,as a result, �� �®� g P P Y P g p ®����® there is no singularly "typical"property shape or size in the Plan Area. 63® � ��®�ppp$$E�' F>«aAa 16. PATTERN OF OWNERSHIP ®F[I ® .4. ZONING �� At the time of this Plan's adoption, both the City's Zoning and General Plan on the large majority of land along the Beach Blvd. and Edinger Ave is designated for �� � �� �� r 0 Ise x� i some type of commercial use, focusing on general retail and professional office � o wjl ,yd®� -q�XF, � ,,,,� M■ (Fig.A.17.). This fact appears to provide an overabundance of commercially y C4 ISM � g■�g1mil � designated property, permitting continued and undifferentiated commercial �R - � development along the length of the stud area. The most notable exceptions are P g g Y P ® the properties south of Adams that are predominantly designated for residential +I •■�DIM �■f,� WIN development. �- �■ �— amR�aq 11 r F>«aAa 17. ZONING MAP Zoning Designations R[iN[albl Rmidninl Mail shy FdM R[w.�lic Pl.nikdg�llmu O Rn{deminl MN—Rvreiv Wnllnw Llandllmllml Pniticn ll Ma,-11,16Ili,, P Rio, H E gnideM:plMWium ll,pF lknniy Ri>Tl o[Wsye,bNyes,iTamRls F ISmull Ld SUMnhrctl � � Pnidrnliul llipR lhmily Q z M.A.. R.—Pa . Menlq OblriM maa,'.rn,.la.. COmm[mlRl S.Rrn5,�ly,[I Mssd Uc o � cmnr�i,l v.an Ou.[��i al un.y V � Comneeeial Cercnl -' lY Cwaw)memolayvaWvy F luds[bLl Z � menmw G[neml � maa,w[maa Iti F'I Opn SP V1 � s1�wa:N[dsneamnm:swdblrim I'y �.. N'hrPnwlun 5ehi bldtl W cRmemnon [metal[:mttrvaam Ruh& i1 i hfilic-K[mipuMl= Flwd Jm(Nnbr W Preclie Ploe of Slmt AfRnmml leym arc In puytn �A/ Fn mwc iol'mmae'un mll McPlomm Irtg1415]69]I Iti ^W 26 A.5n PATTERN OF DEVELOPMENT 1) Ground Floor Land Use and Site Development Pattern L O0 �J .• ■ Beach Blvd. North of Adams Ave. and Edinger Ave. are dominated by commercial- s; � and retail-oriented uses (Fig.A.18). The most common site development AV configuration for these uses is a typical single-story "strip center" configuration. ..a.� I L' • �r In this configuration,a row of multiple tenants occupy a single building significantly •�.,�„$,. ._�t ,- ,_ T set back from the street/sidewalk and surrounded by parking lots. This development ' ,'_ � • tin(^ — i _ - {, i h pattern has been driven by the desire for vehicular access and business visibility where primacy is placed on stgnage visibility and availability of parking Parking fronts or surrounds the building, distancing the building form the street and the r public realm. The result is building coverage that is inconsistent and significantly - k lacks definition(Fig.A.19). �R-Reial(shws) .0..1-Med'.wl Vental Offces(hospitals.meeiwedenla! USS-Open Spatz ♦ Direct Freeway Access BPs-NameasandpersonaluanicesBanks,wpysnaps, °7•ea.salannarydil iPS-Partial;swau" 4! Indirect Freeway Access Thepatternof land use and development along Beach Blvd.changes SouthofAdams satins.phoms shws) 1lllllllllllllllLIMW-Industrial Weretwueing.,DIsaibuaan and Storage VB.Vacant Building Residential Area DER-Erdedainmentariented anal(rev^aumny glad-Ina lSemitesaMlightManuractudng '%%%r"Vie Varaminl �� x Ave. This segment is composed predominantly of housing built in a "parkway" bars,nlghlrlubs,boWig alleys,label (mnao-udham maraqulprrr�t sates and sam«) N� ®„„ configuration. In this configuration, the side or rear of buildings are located along �SC-dg gnCommittaclel l vsbuntda and brealdaep LR-tdy!{ena ansoRentaly (Sin(TWh7yFbmasl Beach Blvd. are significantly screened from view by walls or landscaping. OSC-Support Commertial lvawm deenerSsuairg wooly, AMR-Metlium-0eneily Residential(Tgvnhdma6.Raafiouseq party canal,nuslowl supply) FOR_Rgh Dandy Residential ICI AS-&to SaleSisule dealerships,Vied Fete) C-Ci aorblic and goaal-public buildirrgs, �Assay-Auto Sarnicadu dy at.^auto rapair,acto Feu Wrual,Airbus,ar cultural uaes.daylrhiM me a sSariga,Sae scandal centers.adult education.AA3uA,,at ranters) D-Winn('alines and profzssnnaYreseateh clam) FIG.A.18v GROUND FLOOR LAND USE p.. ✓ n/♦. "' /aA E 1 s a r •-... i Y -. I IJ r '- ; 1 -1 I^ r ,`!• Q$�1b§,Q*.'b��A �. !- br.ti rac.�- ! [ t= ern 1 t r. [ r • t JR IIiE{ [ {i t nurar �f �E�i� wl i e ,t, , ■5��� s .. ... I11 r� 7) r 3r � � ea's " " t p to -a L. I f s u,i it� 1 Ik ° O'13 $f j c3 � e irel `j �J}r,:7•. w9.���'•J �, •t,��,'nyirrR_m..eE-. �,.ti a��w LEI 'V '.�\: i}. �.: _ 9 I�I a� I,z • �5`.a M1'�.K7s7AZl'`W g�6�'' l,�T 1@�"'+ IItAe it f$�$1_• •,kr 9- r.�///Ili tIIIE::r� � III I� 7 },l I'f s u .• - I ee s III��� (IiL ■ . �tlruw.,�S yy,�� ry_rypp � --� '1n-ue•�F` rqa au:.., .ar•l' t�a•�-.....,t •III .f; I^ IH9i23'ie�dG7 Y92 ' • l:.A a°n` `i✓ i-3 114' r 7 - r'". - • r....�.--...-u q 4ii8$MHWIN nr... '11s!'� �'\•` I� I�} Fits -rI m Ifl^ '311111� I I ff i III IL ♦�s •a3Ra'��a7'i'8E'�:31Di ti °3 Spa V.}a yy.,��jj1 ry Jpt. r `i E riI fi ,v E* ° 1785 r • ?. '1+�A.til auul rA, Li.3!Ji�71't}11 � :,III Hill L Iy iVla1 Lw gat ��I�{_€i 1 � �. i� ♦. A. r n I I LAVII.'� s E a" :1 L ♦ L ytV E •1�I,+ 5m pLlR,v,.a�i -r 4 B'� = °j �rar +�r I�d!163ta'I\•,� Y �Smw k' -a m CIPan �. `-E)I�1 2 , a. €83W ) A r 3 ura� h', v"i s +„ ■': , �'� llisit ll E69I3` n t..rs 3t�a.l t ,+ r all u d . Sr'S;ix-�� "'"e�tiJ' - 5z rnr,•Jr,rJci i a.,ae` ��_ -Y > 51 if JWI"Jl r1 , it trtu' • u 7 r. ; Jr t- 4.� � = `"�... O - luRa ietelYv)1S 'a'Zr`Pll •- I A E t -i - •�p T -Rau sti y Hr ,vP, 1 T {.�.} C^ `1 ' �I�a519ln llg'T'i�'n S.. *•�. ' a9 In I rr 1 r'ff f li I mi w i E€ {Y .��� r yy -• Q I p .r e E I ( d r l I I @ • s i� 4i r 1 f / - n e r. 1 I� Ir ll'1I'3 Sl I. ttlld,t I e 1 €{{i)it E II _'<,,,�fl,'.- (( x i . 1!� rµ,I „ci r e ! �'�kf .w(.lil 4�I.'� f / FIG.A.19. PATTERN OF BUILDINGS N� DC W dl A� Z W a a d FZ7 2) Anchored Shopping Centers At most major intersections (where cross streets provide access to I-405), neighborhood serving retail, such as pharmacies, banks, coffee shops, and other g g P P convenience uses, are clustered. The larger clusters typically contain supermarkets or other retail anchors (Fig.A.20.). The most successful retailers seek locations with strong anchored shopping centers. However, the Study Area is dominated by / unanchored strip centers,the weakest type of center in the retail industry. Of the 34 / p��=0� © =FJ shopping centers evaluated, less than 30% of the centers are considered anchored 91 [Egg] by retail industry standards. JeHQe99 HEBH88- a) Edinger Ave. Of the 7 shopping centers along the Edinger Corridor, only 3 are anchored: 1. The Albertsons Center, , °q UJI_ ' 1 C 2. Bella Terra(Kohl's,Mervyn's), and h �� 3. Expo Center(Home Depot). FIlwA.20. ANCHORED SHOPPING CENTERS f- Le, F­Ik— N' '®� J �eire�rn.�wm��o The remaining 5 centers are occupied by furnishings stores and mini-anchor stores, such as Petsmart and Michaels butare not anchored by grocery stores or discount :.�,a36°2e' n, department stores. h) Beach Blvd Of the 27 shopping centers along the Beach Corridor, only 6 are anchored by major retailers 1. Pavilions Place(Target and Vons Pavilions), located in the City of Westminster, 2. Newland Center(Albertsons, Mother's Market); 3. Wal-Mart Center; L � �+ \ .✓ \ 4. Beach Garfield Center(Stein Mart); 5. Loehmann's 5 Point Plaza Loehmann's and Trader Joe's ; and 6. Huntington Collection(Marshalls). A seventh center contains Big Lots in a former grocery store space(at the southeast corner of Beach and Atlanta), but this discounter is not considered a traditional �� ✓S \ \ \ �1 \ / `�I anchor store. FIG.A.21. NEIGHBORHOOD CENTER TRADE AREA SATURATION 4, .! uwenree.rarK� z 3) Neighborhood Center Saturation Nearly all potential neighborhood and community anchor stores have already foundWPI ,a,, z homes in Huntington Beach or the immediately neighboring city of Westminster to serve the residents living in and around the Study Area(Fig.A.21). U C7 z H �c W d' A� z W d 28 4) Pattern of Auto Dealerships Beach Blvd. is home to a significant number of vehicle dealerships. However,these dealerships are significantly dispersed between Yorktown Ave. and Heil Ave. street (Fig.A.22.). Furthermore, land available for dealership expansion is limited. BE= Ell 5) Pattern of Office and Office-Medical Development / �JO Office and office medical development along the corridors is limited. In many cases, office tenants occupy retail sho fronts ace in strip commercial buildings. The aHHHHH�88F F H2❑ H PY P P P g /�� �ee�aeHeHeB�Hoa ��� three largest concentrations of office and medical office uses are along Beach Blvd.: 1) The mid-rise office building at the Warner Ave. intersections 2)the Huntington r" Beach Hospital and nearby office-medical development at the Newman intersection and 3) the Hoag Health Center and nearby office development near the Yorktown intersection. (Fig.A.23.). / 6) Relationship to Adjacent Neighborhoods FIG.A.22v PATTERN OF AUTO DEALERSHIPS ♦ a«�� ry' rm m � � The extent of Beach Blvd.and Edinger Ave.corridor development is primarily defined " b the irregular edges of the residential neighborhoods that lie immediate) to the Y g g g Y ae mPmels aa�, East and the West of the corridors. In Fig.A.18—A.23 the grey area represents the a«a. extent of housing along the corridors. The transition from commercial development along Beach Blvd. or Edinger Ave.. to this housing is generally abrupt. Commercial parking lots and loading areas are adjacent to single family homes, creating an U undesirable and unattractive relationship. The exception to this condition is along the residential segment of Beach Blvd. south of Adams Ave. where housing lines the corridor. j —I Q I�tJ I` FIG.Av23v PATTERN OF OFFICE AVID OFFICE-MEDICAL DEVELOPMENT 4- N' '® J mai�re.+,aec..e. �W A,<, F H^�+r C. r� V C� z H �c W d' A� z W e ' 29 �.i'."i,a,'. , ..,ii,.ua ill ..S -I Fi'Y"L._..�`...nu _ - V.:l�l'a '"f�:ii:: �I _ ... � • c� r : ' c � 1 ��"��� 1111_ �r i■Il:i _ � .r::.a■ ■=,••e €::3■•r�i11■i il��■ ■� .a:,,' ___ -_ .,� ':}�/:/._=. _.nn■ -_ 1_•■.r■rrr.,_an�:: ■II H:IC Illy rr - ���I •r . r- - � �i rnn,m ii: :onnunnnm::i:11•�I�lo■omnnn�,'llu!• - _ __ _ ____ _ _ice_• ■ _I .IIIMII , r ......:::: � _ `lam _ �:�:�:�: 'a � • .� :.,■o:ln- ::,1111\,I I 11■11\7 � _ _ -nll n �� 1 �ai ��^ - �� = - • I Tt n==11■■\ {i� _�7 _ - _iiii ii �■ _ �1�.�. �,✓ „fir � l -- a 9u111" i :�� � .�■n __ , '��nnin,:n,:�I_ 1,'i,t% ',• - - __\�r �` � J ■111■1--::IIII■ �_: :Ir III■�11J- ri"J __ _ _ _ ■ ='�I�11..�■■��� .■■rLa11:II■111■II��!��III.1III■■rililln: :: I�lilllliini lii_-�]���L��,::•.'.i.T..r:. f r:::::::::, 1 "I'�j.t .• .. :•I 'P G91■111�■ vrn; ;i11111 'llllll■■•yn:.■rnrr.�-uin •.nr _ .**=..g+'"�IF=mi�nmgr� :, :11'; ,:•��_'_i�: _____ ■�1 �i 11� ', 'JGl4i�{yl":•::___—__—_— rr� ___ �•�mllllll■ F� _ - -, � � .. ♦ n�n•up- J•.n .....nm nnnnnnn:nnnr..=n ! : .:_:.��� ..:::::.....::.... ...:....•r..::......■ G.�■■�_::�::'::::'::::: � ::IIIIIIL a::::::e::e, ::� :...:.:.:.:.:.:..4 ::_e:::;:;:::::::::rla:;: :::::::.:: .......:.:. ---- - -a iJv� a.:_:z-. �► ... t., rt,,..�.�.�.�.1€ . 11r1b::::: '"•ter' :::::.. II A.7. VULNERABILITY TO CHANGE Competition with large anchored centers located at major intersections has had a RMHdetrimental effect on smaller businesses and un-anchored strip centers throughout Beach Blvd. and Edinger Ave.. This condition is reinforced by the aforementioned existing land use and zoning designations which provide an overabundance of ®®® MMRM commercially designated land while limiting properties' ability to re-align with MMIMMM■EI® ® 1 current market trends (Fig.A.17.). This vulnerability includes vacant land and H�2®o®M ��� I buildings, poorly maintained buildings, and underutilized land with low value ® MEN ®®®� ®� ® o businesses or structures that could solicit higher rates of return(Fig.A.26.). However, HE visible disinvestment is only moderately apparent throughout the corridors. The best current opportunities for change are the large, assembled properties located ® ®I near the Edinger Ave./405 interchange. This area include the largest concentration ® �1 ® of vacant land, vacant buildings and underutilized properties in the Plan area. Longer term opportunities are distributed throughout the remainder of the Beach FIlwAv26v VULNERABILITY TO CHANGE ♦ ueetFreewayAeeess N' �m � Blvd. north of Yorktown. Medlmim,MP tiallorUange I1d1eCtFre Access ®y 0 L-11ITeem PxI.Ifal Ch-lenge 1' 0 Wng Teem Pxwtial lorUange M Resitlwtial Arez ��— CIRCULATION ������• � 1) Street and Block Network 11 ■■�= The primary existing street network throughout Huntington Beach is laid out on a �������♦ � ��■ate— ■ ����►��%��� grid based on U.S survey quarter sections, or 1/2 mile squares. Beach Blvd. and �����0�������0�,■�����o� ,�,,,�� �I I� 1 Edinger Ave. are two of the major streets in this network. The result is a regular and �■■■■■■■■■1■!1M■■■�`�111. `I • 7 connected grid of streets with major cross streets along Beach Blvd. consistently 1`,1MOMME r•■�1'1� �� "�=�V located every 1/2 mile. In contrast, the consistency and connectivity of the local _— �� �� street network within those 1/2 mile "blocks" is relatively limited and does not ■ �' � contribute significantly to a transportation system with abuilt-in series of alternative _ I�• � __■ 1 �� ��� routes should they be needed(Fig.A.27). WIIIW�110=1 ! ! Milo 2) Vehicular Circulation FIlwAv27v STREET AVID BLOCK NETWORK N� The City's highly connected arterial street network combines with the inconsistent local street network to direct the majority of traffic onto a limited number of major, high volume arterials. The load these arterial streets are required to carry is Z z exacerbated by the City's spread out,single-use development pattern. By physically O separating destinations by long distances, this pattern requires residents to get in their car when traveling from one location to another. Without a connected local street network, these relatively short local trips must use the same routes as longer distance regional trips and add to the volumes of traffic the Currently,bicycle in the CU C7 Beach/Edinger corridors are nonexistent. 7� H h DC W d' A� Z W a a e ' 31 3) Traffic Volumes and Intersection Level of Service 4) Circulation Patterns: Regional Beach Access 5) Bicycle Circulation By far the highest traffic volumes in the City are on Beach Blvd. at the I-405 Although Beach Blvd. is a major access point for City and State beaches, due to the Currently, bicycle facilities in the Beach/Edinger corridors are nonexistent. Due intercahnge with Average Daily Traffic (ADT)reaching as high as 96,000 trips per length of the City's beachfront, there are multiple alternative routes for local and to the high volumes of traffic on Beach Blvd. and Edinger Ave. these streets are day. Further from this intersection, traffic levels steadily decrease with a low of regional beach access. These routes include the Pacific Coast Highway,Goldenwest not designated as bike routes in the General Plan bike network. Bicycle traffic is, around 20,000 trips per day approaching the intersection with the Pacific Coast Ave., Lake St. Magnolia Ave., and BrookhurstAve(Fig.A.29). instead, directed to nearby parallel Class II routes along Newland Street, Gothard Highwyay. Due to these high volumes of traffic on Beach Blvd. and Edinger Ave., Ave., Heil Ave., and McFadden Ave. as well as the route connecting 5 points with intersection Level of Service (LOS) in several locations along Beach Blvd. from Downtown along Main Street. I-405 to Talbert Ave. are near the City's adopted acceptable limit of LOS E. In particular, the Beach Blvd. and Edinger Ave., Beach Blvd. and Warner Ave., and 6) Pedestrian Circulation Beach Blvd. and Talbert Ave. intersections are near this limit(Fig.A.28). Pedestrian Facilities are consistent throughout the Plan Area with sidewalks on all maj or streets including cross streets. However,these sidewalks are not located within a pedestrian oriented environment. The lack of on-street parking throughout the majority of the corridors puts sidewalks directly adjacent to travel lanes. Sidewalks are regularly interrupted by curb cuts accessing parking lots, further reducing pedestrian comfort. At intersections, the 7 lane and larger street sections make crossing major streets difficult and dangerous. In addition, there is little pedestrian refuge from the sun due to few shade trees on sidewalks. Finally, the large blocks increase walking distances to and along the corridors. Overall, the pedestrian experience along Beach Blvd. andEdingerAve. is unpleasant(Fig.A.30). .V4 ') Transit Currently public transportation service in the City is provided by the Orange County r i Transportation Authority (OCTA). Facilities consist primarily of local bus routes. In the Plan Area, bus route 29 runs along Beach Blvd. and bus route 70 runs along Edinger Ave. In addition, bus lines run along cross streets every mile, including along Main St. Bus frequency can range from as high as every 10 minutes to as `. ` low as once an hour between about 6am and midnight. Regional transportation is AM ICU limited to the Goldenwest Transportation Center Park-And-Ride. From here,buses take I-405 toward Los Angeles where riders can transfer to various MTA rail lines. ® GS•AWmoeh O5C o � osre `- Union Pacific Railroad tracks run parallel to Beach Boulevard from Yorktown Ave. 1x =vd north, crossing Edinger Ave.just east of Gothard Ave. Currently, the tracks are not i used for public transportation. However, the Goldenwest Transportation Center is well positioned along these tracks to be used as a potential future rail station. /7 71 / Q � / z � / • onus: O\ / rQ Y v STATE BEACHES PARRINGSPACES U © BOISA CHICA STATE BEACH 2500 Z © BB STATE BEACH 2686 �2 / TOTAL 5186 CITY BEACHES PARKNOSPACES W PM ICU / HE CITY BEACH 200 �1 O CrrY LOT(BEACH BLVD TO ISTST) 1800 PIER PLAZA 624 �y � © TOTAL 2624 Bll14TING Pb1K90G96G9 Legg Figum A ATartG - - - Trt REGIONAL BEACFIACCBSg ^W TWert Lia 32 3 ICI FIlwAv28. INTERSECTION LEVEL OF SERVICE FIlwAv29v CIRCULATION PATTERNS: REGIONAL FIlwAv30v PEDESTRIAN CIRCULATION EXPERIENCE THROUGHOUT THE CORRIDORS BEACH ACCESS ALONG BEACH BLVD. 32 NRIGHrOFWAY MGM OF WAY� 8) Street Design Fig.A.31 - A.33 show current street sections for Beach Blvd. and Edinger Ave. respectively. The width and number of lanes on these streets have been determined by their role as major travel thoroughfares oriented to automobile travel. On street parking is limited to Beach Blvd. south of Adams Ave.. Sidewalks are typically 1 Oft wide. ILt 4i� 11 Travel Travel Travel (1 Travel Travel Travel Pkk Lane Lane Lane l Lane Lane Lane ,I, Pkg .�. I .�. /edian T T T FIlwAv31 v BEACH BOULEVARD EXISTING STREET DESIGN - SOUTH OF ADAms I aGW OF WAY RIGHT OF WAY Travel Travel Travel Travel (1 Travel Travel Travel Travel Lane Lane Lane Lane l� Lane Lane Lane Lane .�. .�. .�. I /edian .I. .I. .I. .I. 131.0' FIlwAv3Bv BEACH BOULEVARD EXISTING STREET DESIGN - NORTH OF ADAms h ,1 z NMGM OF WAY RIGHT OF WAY M ,I H V H W Travel Travel Travel (1 Travel Travel Travel Lane Lane Lane l� Lane Lane Lane 1 .�. /edian T T T W a 100.0 FIlwAv33v ]Efl INGER AVENUE EXISTING STREET DESIGN FS3 ww ARCHITECTURE AND LANDSCAPE CHARACTER � - — - -'� At See Appendix C of this Reference Volume for an in-depth summary of Huntington Beach character(including buildings,landscape and landscape elements, and colors and materials)as identified by community member at the Character Workshop held on January 23, 2008. 1) Buildings - There is a strong architectural character in Huntington Beach that generally draws from Tuscan/Spanish Mission and California Beach Bungalow/Coastal Vernacular architecture expressed with a modern simplicity. FI--r:IT However, few buildings along the corridors strongly express this character. Most of the Plan Area is dominated by auto-oriented "strip" development (Fig.A.34). FIlwA.34 . TYPICAL P°STRIP CORRIDOR" DEVELOPMENT FIlwA.37. HOUSING SOUTH OF INDIANAPOLIS - These structures are reduced to the simplest, most economical form: usually tilt-up BEACH BUNGALOW construction simply massed buildings with a box-like appearance and ornamentation across the facades is minimal, except for signage. Even these simple buildings,however,sometimes build upon the local architectural styles, even if at a cursory level. The Newland Center, for example, draws heavily on the California Beach Bungalow style with horizontal wood siding, shingle roof, __ --- and cool, light coloring(Fig.A.35). Similarly,the newly renovated Bella Terra mall . Q y= and incorporate the varied masses, stucco finish, and warm colors of the Tuscan/ Spanish Mission style(Fig.A.36). ia The most notable concentration of buildings in the Plan Area that build upon ' t Huntington Beach character is along Beach Blvd. south of Indianapolis Ave.,where — pp development is primarily residential and close to the beach and Downtown. Here, Beach Bungalow/Coastal Vernacular housing and a Spanish Mission beach-front resorts appear to have been strongly influenced by Huntington Beach character (Fig.A.37—39). FIG.A.35. NEWLAND CENTER - FIG.A.38. HOUSING SOUTH OF INDIANAPOLIS - 2) Landscape COASTAL VERNACULAR BEACH BUNGALOW Due to the auto-oriented nature of the corridors,site designs are primarily concerned with vehicular circulation and most properties are significantly covered with paved _ Z parking lot areas. Very little effort is made to create site layouts that are amenable to use ways, trees, or other site O development,menu reath Where Beach Capin the design been implemented tree ted with of the , N . �.,-..,. a ?fife. F to the pedestrian realm. Where landscaping has been implemented with new q P particularly g P ----- O few elements that consistently draw from local landscape character. While there are some individual projects that have made efforts with landscaping along their — U edges, these fragments do not add up to create a consistent feeling throughout the 1� HPlan Area. - h .r a FIG.A.36. BELLA TERRA - FIG.A.39. BEACH-FRONT RESORT AT PCH - TusCAN/SPANNISH MISSION SPANISH MISSION 34 Av 1 ®v CONCLUSION The Beach Blvd. and Edinger Ave. corridors are two of the City's primary corridors providing the majority the City's commercially zoned land and acting as major pieces of the regional transportation network. However, changing market forces have moved these corridors into a state of transition. The trend of clustering retail at major crossroads has begun to impact the value of development on properties no longer advantageously positioned to accommodate the retail for which the majority of the corridors are zoned. Furthermore, the auto-oriented nature of the corridors and their associated visual character does not complement the role these streets play as major contributors to the City's identity. Conventional arterial streetscape design and late 20'century commercial corridor land use patterns do not support a strong pedestrian environment. The current character of Beach Blvd. and Edinger Ave. are no exception and present a significant barrier to successfully accommodating a full range of uses. This is especially true for housing, which is strongly influenced by streetscape character and adjacent development. The role of Beach Blvd. and Edinger Ave. in the city and regional circulation pattern will not change in the foreseeable future. However,the changing nature of commercial corridor development and the need to accommodate city and regional growth presents a great opportunity to eliminate this mismatch. By aligning City policy with the forces of change acting on the corridors, future development along Beach Blvd. and Edinger Ave. can help create a balance between the mobility- oriented desires of high-capacity arterials,the accessibility goals of walkable mixed use boulevards, and the community's desire for corridors that embody Huntington Beach character and identity. h z 0 H 0 U z H �c W d' A� z W e ' P5__ z 0 H 0 U z H �c W d' A� z W d' 36 APPENDIX The Planning Process was organized around a series of Community Workshops and City Council Study Sessions. This section provides a list of the dates and focus of those sessions, and a summary of comments received from community members at Community Workshops. • April 2007—Focus Groups • May 10, 2007—Community Workshop #1: Community Aspirations & Opportunities • June 20, 2007—Community Workshop #2: Broad Brush Concept • August 27, 2007—Community Workshop #3: Traffic • September 20, 2007—Community Workshop #4: Future Edinger Avenue • January 7, 2008—City Council Study Session#1: Edinger Vision • January 23, 2008—Community Workshop #5: Character • February 27, 2008—Community Workshop #6: Beach Boulevard • April 17, 2008—City Council Study Session#2: Plan Recommendations P a O x x 0 3 cb w a a 37 Focus Groups Community Workshop 01 1Community Workshop 02 • •I like the town center idea. I think it will generate less traffic. Chamber of Commerce The following represents a summary of comments received Thefollowing represents a summary of comments received by by community workshop participants in response community community workshop participants in response to consultant's • •In nodes with higher density housing,more people • Huntington Beach residents and visitors would aspirations and opportunities. presentation regarding broad brush strategies. will walk and they will be less congested. like better local shopping opportunities, especially . Beach Boulevard is our gateway to the City and to Comments on Broad Brush Concepts • Looking at traffic is putting the cart before the horse apparel and quality grocery. Potential for major the Pacific Ocean. o Get economics down first so we're not taking a retailers limited because of proximity of Costa Mesa • Huntington Beach has been built on single family shot in the dark and Westminster malls o —Accessibility transportation homes • Need for driveway consolidation on Beach o —Pleasant drive • We should separate housing from retail • We should focus on the long term process,not immediate traffic impacts • Beach Boulevard needs aesthetic upgrade—not a o — Surf city identity • We will need housing so that we don't make Boeing The Edinger Transit Center and the railroad tracks proper entry to the City • Nothing unique about Beach Blvd. workers them long-distance commuters are already in place for to build upon • Many successful and stable businesses along both • Keep"flavor"of Beach Blvd. • I totally support this, move ASAP I like the town center idea. I think it will generate corridors • Terrible eyesore • The vision is wonderful less traffic. Property Owners & Developers • Limited depth on Beach Blvd. parcels • I want to compliment your excellent analyses • There has been a history of citizen meetings • We need people movers Community Workshop • HB not a desirable office address. Residential ry g "missing"in Edinger corridor. Interest in creating a regarding Beach Blvd. o More bicycle trails The following represents a summary of comments received by community workshop participants in response to consultant's mixed use place, with some single use projects. • Beach is not a good"walkable"street o What about Rail? presentation regarding traffic. • Beach is not a positive entry: need a"Wow" • Beach Blvd—sea of concrete o The Edison Trail Concerns factor, and"eye appeal" now it looks like'Junky . Setbacks and other devises to deal with wide flea market" Upgrades need to be aesthetic and • This process is important. I applaud the city for • People who move here want to live the medium-low highway hiring these consultants density California Lifestyle and drive cars. economic g ty y • More landscape setbacks on Beach Blvd. o I see the benefits from this broad brush • Property owners want intensification of entitlements approach • I'm Concerned about the extent of the benefit you and streamlining of process. Change will take a long • Need innovation to keep flow of traffic and the corridors need it get from mixed-use centers. time,they want flexibility in terms of use. Stand • • New Horizontal mixed-use development would be • Rear access requires more depth on Beach • Under current transportation system, more intensity alone residential is probably what would develop a good idea • Make a Beach Gateway—arch over"Surf City" is planning for more cars most quickly • • Convert commercial property to residential Agreement • Golden West College is behind this B • Concern that traffic issue will"shut it down,"i.e. property • Thanks for listening about traffic limit increases in intensity. "Have to make traffic • • Boeing will need housing in corridor Comments on Traffic/Transportation g flow." Interest in transit potential within and to City • •o —Healthy, affordable mix of housing I'm worried about transportation. • We are getting more people; The only solution is high density&mixed-use • North HB businesses losing customers because of • • Will these recommendations increase traffic on • • Need for increased residential density • I'm in support of the network improvements and mall—especially delis, etc. Edinger Ave. so that congestion is bad all day long? pp p • On Beach,there is "hu e demand"for office, o —Modes of increased density mixed-use. g • • Generally I like the recommendations but I'm especially medical. Small parcels big development • •Affordability attracts a young and vibrant worried about the interchange as a choke point. • I agree with the idea of phasing development. challenge population • "This strikes me as an exhilarating process. I • • We need to maintain traffic flow. g • Parking"drives everything" Many over-parked • • Mixed-use reduces traffic haven't heard `I disagree totally'but I do hear some ro erties, "sea of unused parking" • • We need seamless land-use and transportation caution. Let's definitely o to the next stage" p P P P g" • • Plaza Almeria is a good example of vertical mixed- y g � planning. a • Some properties ready for submittal now—Red Oak, use Support for Transit • • Consider innovative traffic solutions. DIM • • Need a variety of housing options • We need to look 30 years out to plan for transit. • • The Transit Center and railroad tracks are already CalTrans • • Five Points is a Good Opportunity in place for us to build on. • I want to see us do more planning for transit. o —Pedestrian-friendly • • Consider transit to et beach traffic of the roads. • Beach, Ellis, and Main is a perfect place for a „3 • Caltrans owns Beach Boulevard g o —Make it like the new • Reduce the commute out of the City development in transportation center. • Changes in the Edinger corridor have major impact p • � on Caltrans facilities 405 and interchanges) Downtown Santa Barbara � • We do need to move forward with more emphasis on g ) • Focus on the long term planning process,not just • All changes to Beach will require Caltrans'full o —Make it a center like Santana Row in the immediate traffic impacts. transit agreement and participation San Jose �' P P • If you live in the City,you avoid the problem W • Caltrans will comment on changes in Edinger; City intersections. a p. will be required to analyze traffic in conformance w/ • You don't take Beach Blvd. to get to downtown. d Caltrans procedures 38 Community Workshop 04 Bad • Think this is great—how many stories? • Is there a way to do "open space credits"or • Instead of a train,how about a quite Monorail, • Are these restrictions too much on Neighborhood "payments'"? The following represents a summary of comments received by q g community workshop participants in response to consultant's Magrail etc. Centers? • Who pays for traffic improvements? presentation regarding. • This assumes that people are going to walk. o What about no retail to ground floor? • Can open space be allowed to be private? Good • I don't care what you say I am concerned about the o As few restrictions as necessary • Commercial and traffic % is far from work. • Wonderful presentation traffic. o Let them be inventive and let them decide • Offices to the ground floor is good. • Beautiful • You can't do 50 DU/acre with existing parking . Does the housing qualify for workforce housing? • Are you doing something to help dealerships? • I agree you need 50 DU to be feasible. regulations —Make the specific plan encourage workforce • Promote auto dealer fleet structures. • I think even mixed use density will be more traffic housing? • Can you really make segments pedestrian friendl • This absolutely makes sense. than low density single use y y p y • I like what you are talking about. • I think restricting the retail is great with Big Box and Auto Dealers? y g • I want to make sure you give traffic its due diligence • Nods fora"good piece of Huntington Beach" • Have you thought about the mix between Rental and • More density is 5 Points close but not at comer— g p g • You should consider not limiting forms to those that Sale property? why not at corner? • Thank you for the thorough presentation—I think are economically feasible • Will the specific plan be analyzing fiscal analysis of • Why not at intersection?—think it should be taller: 8 the vision is viable • You should consider how feasibility is affected by converting retail to housing9 or even 10 stories • If we are lucky it will work well for adults-What impact fees • There will be new demand on services • Because of Type I vs. Type V about children? • Mixed use retail downtown has been unstable • Are school districts aware of this? • If traffic analysis says only 3 floors,will you limit • This is a dynamic community and growth will • Luxury rental and affordable housing contradict each eve dlo ment? happen so you need to anticipate and channel change other • Do you envision changes to households? p • What about provision of arks or open aces? • I like it • This vision is a lifestyle choice. People will move . I think high density means higher crime p p p p there because they .want to. "Good Direction"=majority • I'm concerned about water service 150 square feet per unit seems small • As a business owner, this might be the right place for • I think it's the wrong direction • is the open space requirement in addition to park "wrong Direction"= 1 person workforce housing fees? Follow up Discussion • I think that City Center type development should be • I'm all for mixed-use concept—the condition is not • Why restrict to 4 floors?—I think this wouldn't do . Too aggressive but I like the concepts to lose retail allowed in more places gh P much for us. Taller too high—we already have up to • We need to review the Bella Terra site plan. 12. • Don't think housing is in character with Beach Blvd. °mmu s • Maximize retail square feet and minimize leakage The summary of comments received by community workshop ' My mantra: o If you build it we will shop there participants as part of the interactive workshop on Huntington o Every unit will require two cars • The concepts make sense Beach Character can be found in Appendix X. o How are we going to get around? • A hotel would seem to be appropriate for that area Fr-6mmTffTTTVVMMMTp 06 o I can't get around right now • Idea of mixed use on the Montgomery ward site with The following represents a summary of comments received by • Will you change parking requirements along with a market is excellent community workshop participants in response to consultant's height recommendations? • I like what you have done so far. It has bee thorough presentation regarding Beach Boulevard. • Some communities discourage driving by • I challenge you to ensure the workshop vision • The Residential Parkway is a great idea;preserve significantly reducing parking requirements. matches the(intricate)regulation near the beach • Will there be regulations limiting driveways to help o If it doesn't you can not get to the vision • I like the ideas but they sound like maintenance will traffic? tj • I-405 is the most visible gateway to the city be a big city expense • Fire access has a big affect o What kind of monument or landmark can we • I think it would be wonderful. I also think it's • What about additional fire safety and police? vx do? setting us up for gridlock • What is the motivation for property owners to want • Huntington Beach tomorrow's position: to make these changes? • Part of the 10-15 year 405 improvement can be a g p g r3 gateway element o The study is flawed • Will there be incentive packages? • I agree and think this is a good direction o There are recommendations that are in conflict • I like the vision for the segments so far. • I really like your tie o Projects are coming faster than City can process • Consider phasing or award of density to help them disadvantaged properties. W • Does tenant change trigger regulations? • Concerned about 150 square feet of open space p being too much for developers. pQ. 39 a 0 x x x 0 3 cb w a a ¢' 40 �lI 0 �lI LL` � � � �lI 4 � � V • ® � LL_ � LL` ® � � � -V` -V` z s Y L . AND �_ � '�°' r a"M,+ : -! � < ,s. - .� �t 'rye- I. — }•y ... � t, - i _ +L '�}p�.. _ �� 'J• _.fir ' .. a � January BeachHuntington Central Library The Interactive Workshop Process Community members participated in this Room Set Up 3 Part Interactive Workshop Process as part of the Beach Blvd. & Edinger Ave. Corridors 50 images set up around the room and bd a M Al M �! Specific Plan in order to help identify what IF f amsi e Q Huntington Beach Character is. The results of grouped into three categories: the process and a compiled summary of 1) Building Materials & Colors + Huntington Beach Character can be found on 2) Landscape & Landscape Elements the following pages. 3) Buildings & Architecture Part 1 : Picture Review Session Part 2: Roundtable Discussions Part 3: Roundtable Presentations 1) Review Each Picture 1) Agree on "Greatest Hits" for each picture 1) Select a table representative 2) Fill out Individual Worksheet: group as a table 2) Report the table's findings back to the rest of the • Decide if you think: "Fits" or "Does Not Fit" 2) Fill out the Group Worksheet workshop Huntington Beach Character • Write Comments about why (if you want to) • Choose "Greatest Hits" for each category x x 0 3 a w t4 A. w a a 42 Individual Worksheet Results The stars �Z' indicate the number of times each picture was selected as a greatest hit by an individual Ji n tr ■ r 3 a W H w a a F43 Building Materials and Colors Individual Worksheet Results ■ = 1 Ii � ■�{' ■ ■ � mil r - ff �� OIL _ a x -i M�79,,Iniwl Mir W - a 44 WAA vi .. b, yL } r _ i r 14 + ,yrp vim" J@r IIIIIIIIIIIIIIIIIIII r r r -ad 1 ,r ��oj 1 1 1 �k, d♦ 'i ]r4vy k�Vi� ({} y u ,y �{ yVq�r` �' /� � t _ � — I( r �e r � l �M� R I ,- � �;• *� �, r ti:��'��f, � � ..UunK I !P,�■■I �o In, Orrd ■■! O :Igoal 1!!lg@u`s � � - alial t- r Buildings ♦ IndividualWorksheet Results fi i a n n �Tl : . Wt * * * * * i<.f. •Y/\ ERR - r � 1 4 l _ ,, AAA a�" i"^rr'zo t- l • � � ��i1, I d�� y 7��' � =� _ -� . '.�- .. * * * * * * * * * * * * * * * * * * * * * r 6r - Irm poll i, � uii �� ��� a ■� ;' . / � f ;y�'y -� - nor 46 — y * * * Group Worksheet Results The starsi!� indicate 1 " 1 times each " 1 as a greatest hit by a Group Roundtable r i �".l�• ''.;, � >'i-: � .o � ., .ram � "_� F • • Worksheet Building • Colors tire V gym. = Bill 0 ,110 Will III Landscape & Landscape Elements -. '-'f, Syl III' � � � � �'• � �� � , � r ` W v • I' • • liltI� • yt ' nu EI Wail 1 - 1 1 Ll1 t 48 Compiled Summary of Huntington Beach Character The stars �z' indicate the number of times each picture was selected as a greatest hit by a a Group / Roundtable a 0 x x x 0 3 a W H w a a Pq Huntington Beach Character Summary Building Materials and Color • Mixture of stucco and • Tower is a good focal • Has a California feeling • Stone • Beachy colors •Warm materials tile element • Natural materials • Roof and tower • Color variation • Fits beach • Architectural detail and • Appropriate for • Earth tones elements • Wood siding • Fresh accents commercial areas • Great mix of colors • Fresh • Window style L• Warm beach colors `� i■ ■V M� o �■ F 2 row Wiwi ■ an i ■ w i _ -- - p -� ■i� a . H • Beach colors • Beach colors • Stucco • Multiple colors • Soft colors • Blend of colors A� differentiates buildings • Tile roof W d' 50 Huntington Beach Character Summary Landscape & Landscape Elements --, ' 1, h • Lively atmosphere, • Outdoor dining with • Colorful Landscape • Mix of plant materials • Balanced design • Water feature people gathering tables, chairs, umbrellas, from buildings • Buffers pedestrian • Buffers the building • Potted plants • Interior courtyard • away Mix of trees and y g • Sidewalk is pleasing • Pedestrian Scale • Contemporary planters • Pots that separate space and off the street hardscape • Antique lampost • Harmony between • Good use of outdoor hardscape and softscape ' Nice green areas space • Pedestrian scale ill Y W x x H • Oceanic look • Palms provide visibility • Green J • Good link between • Scale of buildings • Friendly & inviting Bella Terra and the • Surf City Palms • Trees should be uplit • Gorgeous, Lush, Great College U • Buffer for traffic areas • Residential Scale • Palms create an open feel • Walking path q • Nice open space W d' 51 Huntington Beach Character Summary Buildings and Architecture n ■■ ■■ - - h UL r • � i i • Elegant, traditional feel • Balconies and rails • Timeless • Mixed-use and good • Modern interpretation • Large windows • Good for mixed-use • Horizontal elements • Breaking up of the mass integration of multiple of the beach • Stone Ndistinguishes uses/floors uses • Simple• Arched elements • Spanish stucco style P • Siding • Compliments Bella • Attractive roof line . Variation, not a box • Corner element and • Ocean colors • Scale P • Variation, not a box Terra • Balconies tower feature •Mix of materials • Projections and recesses • Arches .M r(j W g I' - r'd J jl • Clean look • Interaction with the • Beach feel • Varied height and street masses • Classic • Good colors • Timeless architecture • Flexible format for • Cottage architecture • Appropriate near the multiple uses beach q Scale W a a d' 52 APPENDIX D : ECONOMIC ANALYSIS a z 0 z 0 w A w a a d F53 LINDA S. CONGLETON &ASSOCIATES Linda S. Conaleton&Associates Strategic Real Estate Retail Market Consultation&Research 31726 Rancho Viejo Road, Suite 108 San Juan Capistrano,0A.9z675 . Prepared land value criteria exhibits for producing successful mixed-use products into the (949)487-z000 P P g FAX (949)487-2077 Study Area. e-mail. ]scongletonassoc@aol.com July 2, 2007 • Developed a land model for determining the redevelopment potential of existing sites based on current rental rate performance. • Prepared market-based conclusions and recommendations with respect to types of mixed- Mr. Stanley Smalewitz use products that have the greatest potential for success within the Study Area. Director City of Huntington Beach Economic Development Department KEY FACTS & ISSUES 2000 Main Street Huntington Beach, CA 92648 The Study Area exhibits a number of characteristics common to many Southern California state highways and other older, four to six-lane arterials zoned for commercial development, including SUBJECT: Beach Boulevard/Edinger Corridor Economic Development Revitalization the following: Strategy Market Consultation • Many small strip centers without anchor stores, such as grocery/drug stores and discount Dear Mr. Smalewitz: department stores ("unanchored strip centers"). L.S. Congleton & Associates was retained to conduct a market-oriented and economic review of • Older commercial centers (15-20 years+)with outdated designs and minimal landscaping. the Beach Boulevard/Edinger Corridor study area(the "Study Area.") The goal of this • Many individual, small property owners lacking deep financial resources. consultation was to provide market-based revitalization development opportunity recommendations for incorporating into the City of Huntington Beach's long-range Economic • High numbers of single commercial and medical buildings owned by individual owners, Development Revitalization Study. including the Huntington Beach Hospital,the Hoag Health Center, and numerous, single- user medical practice buildings. SCOPE OF WORK • Many unanchored strip centers charging relatively modest Orange County rents to small businesses, entrepreneurs, service companies and other non-retail users that cannot afford Over the last four months, we have: the higher rents charged in new and renovated grocery/drug and discount department- store-anchored shopping centers. • Conducted in-field evaluations of all commercial sites in the Study Area. • Identified commercial/retail strengths and weaknesses with respect to the most state-of- Because much of the building stock is aged, many sites suffer from unattractive facades and tj the-art retail industry trends. parking areas in comparison to newly-built and renovated centers. Similar conditions exist along many California commercial corridors, such as Pacific Coast Highway in Newport Beach and d4 • Reviewed available City taxable sales data. Torrance; Sherman Way in Reseda, and El Camino Real in Palo Alto and Mountain View. 7 • Evaluated the Study Area resident trade area demographics with respect to short and long-term commercial/mixed-use potential. The following are the market-related issues the City of Huntington Beach wishes to address with respect to the Study Area: • Reviewed major planned and proposed commercial/mixed-use projects in the Study Area. • Reviewed and evaluated the Study Area maps produced by Freedman Tung& Bottomley 1. What are the market and economic conditions affecting the ability of property owneis to C ("FTB") with respect to market-based criteria and economic feasibility. redevelop their properties? W • Participated in several meetings with City staff and FTB. 2. What is the market potential for incorporating mixed-use as a form of revitalization? A • Analyzed the market rents exhibited in the Study Area. 3. What are the optimum development opportunities in the Study Area? • Determined the market and investment feasibility of incorporating mixed-use products SUMMARY CONCLUSIONS & RECOMMENDATIONS into the Study Area. W New Retail Square Footage a a e ' 54 2 Linda S. Conaleton&Associates Linda S. Congleton&Associates We project that net new retail development space in the Study Area is constrained to a maximum In-Fill Commercial of one to two neighborhood or community centers anchored by a large gourmet/specialty grocer and/or upscale grocer that is not already serving the Study Area. Two potential scenarios A number of small parcels, ranging from less than one acre to over two acres are vacant or under- include: utilized in the Study Area, particularly along Beach Boulevard between the Freeway 405 and (1) a 150,000-square-foot center anchored by a 50,000-square-foot community- Adam Street. The most suitable uses for these parcels include in-fill commercial uses, such as serving gourmet/specialty grocery store; and the following: (2) a 100,000-square-foot center anchored by a 40,000 to 50,000-square-foot upscale • Expansion of car dealership space (if adjacent). grocery store. • Free-standing retailers, ranging from an estimated 8,000 to 10,000 square feet, including New added retail space is completely dependent upon securing one to two specialty/gourmet restaurant pads. grocery anchor stores not already represented in the Study Area. If a new store cannot be secured • Appliance,furniture, home furnishings outlets. because its operation cannot draw sufficient customers due to the impact of competitive grocery store offerings already housed in the Study Area,then a new center with small shop space is not • Single-user office buildings. viable. If only one new grocery store concept is secured without securing a second store, then the • Doctor/dentist offices, including single-user or targeted medical professional multi-use estimated supportable space is limited to 100,000 to 150,000 square feet, inclusive of an anchor space. store of about 50,000 square feet. Without a new anchor store, no Study Area site can support much small shop space. Retail development land owners are not interested in proceeding with a Specialized Medical Professional Office Space shopping center without an anchor store. The presence of two medical institutions on Beach Boulevard,the Huntington Beach Hospital The critical constraint on the amount of new, supportable retail space is the scarcity of available and the Hoag Health Center Huntington Beach, enhances the potential for additional medical large retailers to serve as anchor stores. The Study Area already successfully houses the facilities and office space that is directly tied to these two institutions. It is our understanding following key community-oriented large anchor retailers: Wal-Mart, Target(on Beach that Hoag is interested in developing non-speculative office space to house Hoag-related doctors Boulevard in a center technically in the City of Westminster), Kohl's, Mervyn's, Stein Mart and and medical services. This would be an excellent commercial addition to Beach Boulevard, two home improvement stores, Lowe's (just off Beach Boulevard on Warner) and Expo (Home perhaps strengthening the long-term desire of medical professionals to own and lease space along Depot). No other large, community-oriented retailers exist that can generate spin-off shopping at the street. Moreover, because many medical practitioners desire to own their office buildings, a shopping center's small shop space. the expansion of Hoag's services along Beach Boulevard may strengthen the street's image as a desirable place to own or lease small one to two acre parcels and/or small vacant buildings for Neighborhood center anchor stores, or traditional grocery stores, are also well represented in the medical professions (see discussion in section above). Study Area by three outlets: two Albertson, one on Edinger and one on Beach Boulevard, and a .. Vons Pavilions on Beach Boulevard just south of Freeway 405 (technically in the City of The announcement of Hoag Health Center's plans to add space for its services and doctors may Westminster). Two, smaller specialty grocery stores on or just off Beach Boulevard include spur additional interest in medical professionals to own or lease spade in vacant, existing e� Mothers Market, a health and wellness grocer, and the gourmet discount retailer, Trader Joe's, on buildings or renovated, existing buildings. For example, we understand that a portion of The Z Main just west of Beach Boulevard in the 5 Points Plaza. Plaza, the mixed-use office/retail project at Warner and Beach Boulevard, is slated for planned e ' renovation. The project's owners are proposing to renovate the old theater space into The Study Area's only community and/or neighborhood anchor retail void is a gourmet or commercial space suitable for medical professionals. This strategy is intended to be replace ' specialized grocery store. Examples include Whole Foods, Wild Oats Market, Bristol Farms and under-performing commercial space with viable, rentable commercial space compatible with the O Gelson's. Should such a store be secured, additional small shop space would be viable, with strengths of Beach Boulevard. This re-use may constitute the optimum commercial strategy for C each center consisting of 100,000 to 150,000 square feet, including the anchor store. this outdated spade. W A new grocery store-anchored shopping center would require an estimated 9.2 to 17 acres, based One To Two Limited Service Hotels A on a coverage ratio of 20%to 25%. Therefore,this development opportunity would require a large parcel of vacant or under-utilized land to build. Presently, only one available site, the In spite of the expansion of limited service hotels across the U.S. in cities with high business and former Montgomery Ward site on Edinger Boulevard, is large enough to accommodate this leisure travelers,the City of Huntington Beach has not recently benefited from this development development opportunity. trend. We recommend a limited service hotel on Edinger, and a limited service hotel on Beach W a near the ocean, as a free-standing use or part of a mixed-use project. A name-brand limited Al 3 4 F55 Linda S. Conaleton&Associates Linda S. Congleton&Associates service hotel would provide a high-quality value-priced option for budget-minded business 2. Mixed-Use For-Rent: high-density residential designed to long-term rental standards, travelers and price-conscious leisure guests. with some limited amount of ground floor retail facing major intersections only. 3. Luxury For-Rent(Mixing Uses): high amenity for-rent designed for long-term operations A 200-room hotel would necessitate a 3.5-acre site to accommodate a 5-level (30,000 square feet as a for-rent project adjacent to or near existing retail/dining offerings. per level)hotel, with dedicated hotel-only parking. Limited service hotels have been successfully mixed with shopping centers, as well as high-density residential, particularly in transportation Recommended locations for developing this product include: corridors, entertainment areas and visitor-oriented ocean settings. Luxury For-Rent Residential 1. Edinger Boulevard, due to its ease of freeway ingress and egress; its close proximity to the newly-redeveloped Bella Terra shopping center; and its proximity to an older, large Building high-quality market-rate for-rent residential units has become a mainstay of a number of for-rent project called, Seawind Village apartments, on Center Drive. well-established REITS and private companies across the country, particularly in regions, such as 2. Between Ellis/Main and Adams on Beach Boulevard within easy walking distance of two Orange County, where housing prices have become extraordinarily expensive. New for-rent existing shopping centers, the Albertson/Mother's Market-anchored shopping center, residential projects are being built at high densities (over 50 units/acre to 100 units/acre), with Newland Center, and the Loehmann's 5 Points Plaza(with Trader Joe's). contemporary designs and numerous lifestyle amenities, such as WiFi, business meeting space, mini dog parks, live-work lofts, as well as the traditional pool/spa and exercise room. A number 3. Between Adams and the ocean on Beach Boulevard, an area already dominated by of these projects are targeting residents who rent as a lifestyle choice. These lifestyle-oriented residential uses. renters are willing to pay strong monthly rental rates to receive the abundant amenities provided. Table 1,following, summarizes the recommended products; the target locations; the realistic In Orange County, one of the most prominent owners of luxury for-rent properties is The Irvine timing of the various products (one-to-five or six-to-ten years), based on competitive market Company Apartment Communities, with 52 projects in the City of Irvine, 9 in the City of conditions and land assemblage issues; the minimum acres required and the market-based Newport Beach and 7 in Tustin Ranch, for a total of 68 properties. According to information densities of the products; and comments regarding amenities and target customer segments. provided in Rental Living, published by the Company, one-bedroom units in the City of Irvine and Tustin Ranch command rents broadly ranging from about$1,395 to $2,015 per month, with newly-built projects averaging about $1,779 a month for one-bedroom units. Two-bedroom units are achieving rents ranging from $1,600 to $2,220 a month, with newly-built projects averaging about $1,977 nearly $2,000 a month. Most Irvine and Tustin Ranch for-rent projects are located within one and one-half miles of either the Freeway 405 or Freeway 5, providing convenient freeway access for commuting professionals. A broad array of master-planned community amenities and/or self-contained recreational/business/fitness facilities are found in athese for-rent projects, creating added appeal to those residents seeking a superior rental lifestyle d choice. Z d With its easy freeway access on Edinger, and its close proximity to the Pacific Ocean, the City of Huntington Beach has an excellent opportunity to incorporate top-quality, luxury for-rent projects in the Study Area. Our discussions with selected, experienced luxury for-rent apartment developers indicate strong interest to build luxury for-rent projects, provided that: (1)the sites 0 are a minimum of 3.0 to 4.0 acres (for a minimum of 150 units); (2) zoning will allow such higher density(50 units to 100 units per acre)mixing of uses; and (3) land values realistically W reflect a level that can economically support the construction and operation of the project. A Three types of luxury for-rent residential projects may have potential in the Study Area: 1. Luxury For-Rent(Condo Map): designed to condominium densities and standards and W a processed as a condominium project built adjacent to or near existing retail/dining 00 offerings, with generous private parking arrangements. 56 5 6 Linda S. Congleton & Associates TABLE 1 EDINGER/BEACH BOULEVARD OPTIMUM DEVELOPMENT PROGRAM RECOMMENDATIONS PRODUCT DESCRIPTIONS, TIMING,ACREAGE/DENSITIES,CUSTOMER SEGMENTATION &AMENITIES REDEVELOPMENT AGENCY OF THE CITY OF HUNTINGTON BEACH TIMING: PRODUCT DESCRIPTION/TARGET LOCATIONS INITIATION OF DEVELOPMENT MINIMUM ACRES/DENSITIES COMMENTS/CUSTOMER SEGMENTS 1-5 YEARS 5-10 YEARS GOURMET SPECIALTY MARKET-ANCHORED SHOPPING 9.2 to 13.8 acres minimum(based on 25% Maximum new retail demand of 250,000-300,000 s f.,assuming one to two centers CENTER coverage ratio)to 11.5 to 17.2 acres(based on of 100,000 to 150,000 s.f.each,one anchored by a large specialty grocery store 150,000 S.F.&100,000-150,000 S.F. 20%coverage ratio)for each center of 100,000 to and the other anchored by an upscale gourmet grocery store. Retail square 150,000 s.f. footage dependent upon securing anchor store. Timing must be initiated within EDINGER BLVD.AND/OR BEACH BLVD. next 5 years to secure designated anchor store,or otherwise retailer will select a neighboring,near-by city to serve its customers,and will not need a Huntington Beach location. No new net demand/need for unanchored small shop space. Target customers upscale singles,couples, pre-retirees,retirees and health- conscious families. IN-FILL COMMERCIAL USES: EXPANSION OF CAR X X 1.0 to 2.0+acres,with site coverage dependent Beach Blvd contains a number of small vacant or under-utilized parcels ranging DEALERSHIPS;FREE-STANDING RESTAURANT PADS; upon parking needs from about one-quarter to 2.0-acres each,with most opportunity sites located north FREE-STANDING APPLIANCE/HOME of Talbert. These sites benefit from close proximity to the Freeway 405&the large FURNISHINGS/FURNITURE OUTLETS;SINGLE retail users located from the Freeway to Ellis/Main. Proximity to the Huntington DOCTOR/DENTIST BUILDINGS;OWNER-USER OFFICE Beach Hospital is also a benefit for single-use medical owner/operators. BUILDINGS Target customers' Huntington Beach destination-oriented shoppers&other BEACH BLVD.BETWEEN FREEWAY 405&ELLIS/RAIN appointment-oriented service customers. (DISTRICTS 1 -2) LIMITED SERVICE HOTEL X 3.5 acre minimum size for 200-room name-brand Limited service hotel may be combined in a mixed-use setting with high-density limited service hotel,based on 5-levels,30,000 s.f. residential,a model successfully built in high transportation corridors&ocean EDINGER AND/OR CLOSE TO OCEAN ON BEACH BLVD. per level,with dedicated hotel-only parking(not settings. (DISTRICT 4) shared parking). Target customers' business travelers and price-conscious leisure guests. LUXURY FOR-RENT RESIDENTIAL;LUXURY FOR-RENT X X 3.0-acre minimum size at densities at 50/acre for Luxury for-rent products should incorporate top quality lifestyle amenities, such as RESIDENTIAL WITH CONDOMINIUM MAP FOR FUTURE luxury for-rent and/or luxury for rent with lap pools w/spa,business center w/computers/FAX,fitness center with equipment CONVERSION TO OWNERSHIP UNITS;&MIXED-USE condominium map for later conversion;100 &clubhouse in order to be competitive w/top Orange County rental living products RESIDENTIAL FOR-RENT WITH LIMITED GROUND units/acre may fit selected in-fill/urbanized sites for and to attract discriminating,pedestrian-oriented residents. Target sites must be FLOOR RETAIL AT STRONG INTERSECTIONS long-term luxury rental products at transportation large enough to provide full array of amenities, and should be located on Edinger node-type locations. Minimum of 150 unites per near Bella Term's shopping or between Ellis/Main to Adams(District 3)to take a EDINGER BLVD.&BETWEEN ELLIS/MAIN&THE OCEAN project,with top-quality lifestyle amenities(see advantage of two,existing neighborhood centers with several grocery offerings in ON BEACH BLVD.(DISTRICTS 3&4) comments). place. Ground floor retail need not be required for any residential project. Very small quantities of ground Floor retail may be incorporated as a project amenity for 4 residents at strong corner intersections;however, because no strong demand exists,the retail will most likely be"stealing"demand from existing retailers--not (J creating net new demand. Target customers' young professionals;singles;couples;empty nesters;pre- O retirees;retirees;relocations to Orange county seeking temporary home while searching for new home to buy. 0 HOTEL ROOMS:200-400 ROOMS W RETAIL SQUARE FOOTAGE: 250,000-300,000 A RESIDENTIAL: 150-500 UNITS PER PROJECT W QI 7 e ' F57 Linda S. Conaleton&Associates Linda S. Congleton&Associates DISCUSSION OF MARKET CONDITIONS Beach Boulevard Site Analvsis Overview The Beach Boulevard portion of the Study Area is an eight-lane state highway(Highway 39). It is the most direct route from the 405 Freeway to the beaches along Pacific Coast Highway. The The Study Area consists of two major arterials in Huntington Beach: (1) Beach Boulevard from highway is segmented into 11 major blocks of about one-half mile each. Traveling north to south the 405 Freeway to the Pacific Ocean(about 5.5 miles); and (2) Edinger Boulevard from the (to the ocean),the cross-streets include: Edinger, Heil, Warner, Slater, Talbert, Ellis (that turns intersection of Edinger and Beach Boulevard, and then west to the four corners of Edinger and into Main Street to the west), Garfield, Yorktown, Adams, Indianapolis and Atlanta. Goldenwest(about 1.75 miles). The map below highlights the Study Area. Vehicular traffic along Beach Boulevard can be congested and noisy, with vehicles often traveling 50 miles an hour or more. Like many suburban state highways in Southern California, the highway's use is dominated by the travel of cars, buses and trucks. Vibrant, active pedestrian travel does not occur along Beach Boulevard's sidewalks. _ — P \NTMMNSTER - - l i .uion4.. ---- _ Beach Boulevard may be divided into four segments that we have titled based on distinguishing uses: °°"��' "" '- s + 1. Freeway 405 to Warner: Westminster Pavilions Center District. 2. Warner to Ellis/Main Street: Hospital and Wal-Mart District. bi 3. Ellis/Main to Adams: Loehmann's 5 Point Plaza/Hoag Health Center/Newland Center ---- II Albertson/Mothers Market center District. 4, TFF 4. Adams to the Ocean: Ocean-Related Residential District. �`•. '`�_ � _fI��I �� [�I �. mrNTiNGTON BE}ex C F0VNTA1N V.ULEY Car dealerships are located all along the first three Beach Boulevard Districts, but are not located in the fourth District, Adams to the Ocean, a residential area, with the exception of an aged, non- �`.� .FJ contemporary shopping center at the southeast corner of Atlanta and Beach (the Big Lots and Rite Aid center). ��.•"r T The largest, single commercial use in the first District, Freeway 405 to Warner, is the Pavilions =�- - Place shopping center (about 310,000 square feet). This center is technically located in the City �....�. of Westminster. Anchored by Target and the Vons Pavilions grocery store,the center is located northeast of the intersection of Beach and Heil. Other notable retailers in this first District r include two free-standing uses just north of the Westminster Pavilions Place shopping center, Office Max and Sport Chalet; the discount apparel store, Marshalls; and the discount beverage I n1, 71 ' store, Beverages & More, in the 96,000-square-foot Huntington Collection shopping center at the LEGEND _ northeast corner of Terry and Beach; and the following auto dealerships between Heil and _ LTA -� Warner: Dodge, Jeep and Chrysler, Mitsubishi and Mazda. 0 EDINGER BOULEVARD CORRIDOR - Ty IN�'ri L uL 0 BEACH BOULEVARD CORRIDOR V,` p1 , The most significant commercial uses in the second District, Warner to Ellis/Main Street, are W HUNrwGTON BEACH' -j Wal-Mart, and the Huntington Beach Hospital with surrounding medical office uses. Other large A CALIFORNIA �` L _ commercial uses include The Plaza, a high-rise office project at the southwest corner of Warner �. and Beach, with ground floor retail, restaurants and an old-style cinema. Car dealerships in this District include Nissan, Honda Motorcycle, Chevrolet and Ford, all on the west side of Beach W r _ Boulevard. 00 a d 58 8 9 Linda S. Conaleton&Associates Linda S. Congleton&Associates The third District, Ellis/Main Street to Adams, is distinguished by the 155,000-square-foot 4. In addition, a second grocery store-anchored center,the 73,000-square-foot Landmark lifestyle center, Loehmann's 5 Points Plaza, at the north end, and the nearly 150,000-square-foot, Plaza, anchored by Vons, is located at Atlanta and Magnolia, only about one mile to the grocery-store-anchored Newland Center, at the south end. Loehmann's 5 Points Plaza's tenant east of the existing Big Lots/Rite Aid center. No need exists for another grocery store to mix includes Trader Joe's, the discount gourmet grocery store; Omaha Steaks; Farm Boy, a fresh serve residents living in or near this District. Three grocery stores,totaling about 130,000 produce retailer; a number of apparel/shoe specialty retailers, including Old Navy, Ann Taylor square feet, are all within about a mile of the Atlanta/Beach intersection, the location of Loft, Aeropostale, Aerosoles shoes, Chico's, Gap/Gap Kids/Baby Gap, The Childrens Place, the Big Lots/Rite Aid center. Not only is the Big Lots/Rite Aid site a poor location for a Tillys, Vans Shoes, Nine West Shoes and World of Kalso Earth Shoes; and several home- grocery store because three competing stores are close by,the site's resident trade area is oriented stores, including Pier 1 Imports, Mikasa(home accessories) and Party America Other not completely encircled by homes, with water comprising the south end of the grocery notable specialty tenant uses include Bath & Body Works, a beauty care supply store, a hair store's trade area. This type of resident trade area is usually not attractive to grocery salon, a jeweler, a pet store, a bank, a cleaners and a coffee/pastry outlet, Java City. This center stores because insufficient numbers of customers are immediately surrounding the represents the most focused, lifestyle-oriented apparel and home furnishings tenant mix along location. Beach Boulevard, targeting residents living in neighborhoods close to the Civic Center, as well as neighborhoods located south toward the ocean. 2. District 3, Ellis/Main to Adams, contains the most lifestyle and neighborhood retail uses. Three shopping centers with strong anchors and mini-anchors, including Newland Center, anchored by Albertsons and Mother's Market, provides a focused Albertson's, Mother's Market, Trader Joe's, Loehmann's, Pier 1 Imports, Old Navy, neighborhood-oriented tenant mix for residents living near or south of this location. Mother's Mikasa and Stein Mart, provide an excellent stage for adding in-fill residential uses. This Market has been in this location for many years, serving health and diet-conscious consumers District already contains three grocery stores, plentiful services and a high quantity of well before organic and natural foods became main stream. The center is attractively landscaped, specialty apparel/home furnishings uses. No need or demand exists for adding additional and includes a number of quick food operators with an outdoor seating area. neighborhood or community-oriented retail space given that nearly 400,000 square feet already exists within a three block area of only about one and one-half miles. District 3 Just north of Newland Center, between Yorktown and Adams, is the Hoag Health Center contains the most pedestrian-friendly shopping centers along Beach Boulevard(in Huntington Beach. The three-story center contains a pharmacy, lab services, a Hoag Imaging Huntington Beach), with uses and shopping environments targeted to the immediate Center and offices for 45 physicians. It is our understanding that Hoag is interested in residential neighborhoods. developing 50,000 square feet of additional space in Huntington Beach to accommodate their doctors' needs and their own medical services. 3. Districts 1 and 2 are dominated by regional-serving, big box uses. District 2 contains the behemoth retailer, Wal-Mart, a store designed for serving a wide regional market. Between 5 Points Plaza and Newland Center is the 94,000-square-foot Beach Garfield Center at The large parking area and mammoth store size are geared towards vehicular access not the southwest corner of Garfield and Beach. Anchored by the 33,000-square-foot Stein Mart, a intimate neighborhood shopping patronage. The Huntington Beach Hospital and medical discount apparel/home furnishings retailer,this center offers additional community-oriented office space, adjacent to Wal-Mart, are also large land users that serve a wide community apparel/home furnishings stores. area. District 1's retailers desire regional-serving locations near freeway access points. Examples include Sport Chalet, Office Max, several restaurants near the freeway, and yi The fourth District, Adams to the Ocean, is solidly filled with residential neighborhoods on both Marshalls. The long-standing existence of big box and destination-oriented retailers in a sides of the street, with the exception of a single parcel located at the southeast corner of Atlanta Districts 1 and 2 will continue to assist in generating interest by single commercial users 4 and Beach that houses an old, unattractive Big Lots/Rite-Aid center. The fourth District's close on one-to two-acre sites that are vacant or under-utilized. e ' proximity to the ocean transforms this section of Beach Boulevard into a highly-desirable residential living enclave for both ownership and upscale, luxury rental housing. Unlike Districts Edinger Boulevard' 1, 2 and 3, with many small, narrow-depth commercial parcels lining the street,this segment is almost completely filled in with residential housing. In fact, the out-of-date Big Lots/Rite Aid The Edinger portion of the Study Area extends two large blocks from Beach Boulevard at the center appears out-of-place given the abundance of attractive residential surrounding the site. Freeway 405 through the intersections of Gothard and Goldenwest. Edinger Boulevard is a six- lane arterial that experiences little pedestrian activity on the sidewalks. W A number of market-based conclusions can be derived from the above site analysis of the four A Beach Boulevard Districts: Edinger Boulevard's most distinguishing feature is the recently renovated Bella Terra shopping center. Bella Terra provides an attractive, walkable atmosphere for entertainment and dining 1. District 4, Adams to the Ocean, is a residential segment. The residents living in this venues, as well as discount/value/"lifestyle"-type stores, such as Bed Bath & Beyond, Barnes & District are only about two large blocks away from the Albertsons/Mothers Market- Noble and REL With nearly 800,000 square feet of anchor, mini-anchor, small shop and W a anchored Newland Center,thereby precluding the need for any additional retail in District 10 11 59 Linda S. Conaleton&Associates Linda S. Congleton&Associates restaurant pad space,the Bella Terra site also includes about 14 acres of land consisting of a immediately adjacent to the existing Bella Terra shopping center. No other vacant parcel former Montgomery Ward building(vacant) and surface parking. in the Study Area provides as much land area as this single site. Bella Terra anchor retailers include Mervyn's and Burlington Coat Factory, major tenants that 2. Bella Terra already has a pedestrian-oriented atmosphere on-site--but few homes were retained from the former center's tenant mix, and the Kohl's department store, added as part are nearby to take advantage. Bella Terra has a strong array of dining and of the renovation. Other large tenants include the 76,740-square-foot Century Theaters. Mini- entertainment offerings, key attractions for mixed-use residential living. However,for anchor tenants, occupying over 10,000 square feet, include Circuit City, Staples, Barnes & most patrons, shopping at the center requires taking a car. The creation of adjacent high- Noble, REI, Cost Plus, Shoe Pavilion and Bed Bath & Beyond. Four new, free-standing density residential homes would enhance the pedestrian shopping patronage at the center. restaurant pads joined the existing Macaroni Grill pad at the corner of Beach and Edinger, with Residents would be able to shop, dine, go to a movie and patronize banking and other three pads fronting Edinger Boulevard: Cheesecake Factory, California Pizza Kitchen, Islands, personal services without using a car. and King's Fish House. Other restaurants, cafes and quick foods include Pei Wei; Corner Bakery; Starbucks; and the following quick foods/restaurants in or near a central courtyard close 3. Freeway 405 access time is short. Both commercial and residential uses near this to the cinema: Kabuki restaurant, Johnny Rockets, Daphne's Greek, Pomodoro Cucina, Cravery, portion of the Study Area benefit from the ability to access the Freeway 405 within a La Salsa, Peet's Coffee, Jamba Juice, Ben & Jerry's ice cream, and several others. Notable non- short time. Resident commuters, shoppers and employees can quickly go north or south food specialty tenants include Huntington Surf and Sport, Jos. A. Bank, Loehmann's from venues along Edinger. Contemporary(apparel) and ULTA Cosmetics. 4. Rail line has future potential for connecting to downtown. Should future alternative West of Bella Terra is Golden West College, a community college bounded by Edinger to the transportation be built using the rail line between the Montgomery Ward site and the south, Gothard to the east, Goldenwest to the west and McFadden to the north. Technically Levitz site, Golden West College students, workers and residents would have non- outside the Study Area, the community college hosts a swap meet in its parking lot area facing traditional transportation between Edinger and central Huntington Beach. Edinger. Directly across from the Golden West College parking lot is an Albertsons/Toys R Us shopping center, located at the southeast corner of Edinger and Goldenwest. This shopping 5. Bigger revitalization impact with larger parcels. Edinger Boulevard's large vacant or center represents the only other anchored center besides Bella Terra in the Edinger Boulevard under-utilized parcels under single ownership or control are more likely to achieve portion of the Study Area. redevelopment goals quicker than the many, smaller sites on Beach Boulevard. Four older shopping centers are located on the south side of Edinger: (1) Sher Lane, with Men's MARKET/ECONOMIC CONDITIONS AFFECTING REDEVELOPMENT Wearhouse and Office Depot; (2)the 149,000-square-foot Edinger Plaza, with Michaels and Petsmart (in a retail/services strip center totaling about 149,000 square feet)west of a rail line New Retail Revitalization Constrained By Lack Of Anchors and directly across the street from the vacant Montgomery Ward building; (3) a small, less than 3-acre site with Frazee Paints, a dog groomer and a bike store; and (4)the Expo (Home Depot) Few large retailers exist that would be willing to serve as the critical anchor stores for any new or Design Center at the southwest corner of Edinger and Goldenwest. An 112,000-square foot renovated property in the Study Area. Nearly all potential neighborhood and community anchor home furnishings strip center, called the Huntington Furnishings Mart is located just east of an stores have already found homes in Huntington Beach or the immediately neighboring city of EZ Lube outlet on the northwest corner of Edinger and Gothard. Westminster to serve the residents living in and around the Study Area. d' Other major commercial uses include a Levitz warehouse, showroom and parking lot on about Without an anchor store, no commercial center can be realistically built or redeveloped 11-12 acres at the northeast corner of Edinger and Gothard, immediately east of a rail line. Retail successfully. It is a retail industry tenet that anchored centers out-perform unanchored (mini- outlets on the south corners of Gothard and Edinger include the Orange County Mattress and the mall strip) centers in terms of shopping center sales and rents. Any new or fully renovated large C large, kitchen/bath/appliance store, Standards of Excellence, serving both homeowners and shopping center(greater than 5-6 acres)requires an anchor store in order to attract the small shop contractors. To the south of the Study Area along Gothard, behind the Orange County Mattress tenants to fill the entire center. Without an anchor,the renovated or new center cannot charge the W store and the small Frazee Paints shopping center, are older, industrial and warehouse buildings. needed market rate rents to cover the costs of new construction. A Key market-based conclusions can be derived from the site analysis of Edinger Boulevard: The following neighborhood and community center anchor stores already have homes on or near the Study Area: 1. Edinger Boulevard contains the largest vacant, developable parcel. The former W a Montgomery Ward building and surrounding parking lot comprise about 14 acres of land • Wal-Mart on Beach Boulevard. a d 60 12 13 Linda S. Conaleton&Associates Linda S. Congleton&Associates • Target on Beach Boulevard,just south of Freeway 405, technically in City of commercial structures in the Study Area. Therefore, any revitalization strategy must encourage Westminster. other non-retail uses in order to economically justify attracting new development. • Kohl's and Mervyn's on Edinger in Bella Terra. The optimum scenario described above does not reflect a worst case scenario in which no • Expo (Home Depot) on Edinger, and Lowe's on Warner just south of Beach. developer is able to secure even one sought-after anchor store. Should this "worst case" situation • Stein Mart on Beach. occur, no new shopping centers would be supportable in the Study Area. Any revitalization strategy, therefore, could not count on building or renovating any shopping centers. • Three traditional grocery stores: Two Albertson, one on Edinger and one on Beach and a Vons Pavilions on Beach just south of Freeway 405, technically in Westminster. This "worst case" scenario does not account for individual, destination-oriented commercial, • Two specialty grocery stores: Mother's Market on Beach and Trader Joe's on Main, retail or office enterprises that may wish to ground lease or buy their own parcel in order to build just off Beach Boulevard. their own building on small sites. Typically, this would occur on parcels that are less than 3 acres in size, and the users would build their own buildings or contract to have their operations The only large retail anchors not represented include the following: constructed on a build-to-suit basis. Usually,this type of commercial space is not built on a speculative basis. • Large specialty/health grocery store, such as Whole Foods. Examples of commercial users that fit this category include: • Upscale grocery store, such as Gelson's. 1. Expansion areas for car and motor bike dealerships; All other community anchor store possibilities have already been secured. Therefore,the amount 2. Doctor and dentist offices, as well as other health care offices; of new or total renovated retail space in the Study Area is severely hampered because no anchor stores are available. 3. Home appliance and improvement stores; 4. Restaurant pads; No amount of creative leasing or demand analyses can replace the reality that any newly renovated or built commercial center will require an anchor store. Therefore, even under the 5. Bank, credit union, or other financial institution pads. most optimistic scenario, only two shopping center development scenarios are possible: (1) an 6. Other single-user destination-oriented businesses housed in spaces of about 30,000 upscale grocery-anchored center; and(2) a large, specialty grocery-anchored center. A large, square feet or less. specialty grocery store with city-wide appeal may be more likely secured for the Study Area due to the existence of three traditional grocery stores already represented that would directly New Commercial Revitalization Constrained By Other Market Conditions compete with any upscale grocery store. A number of other limiting factors contribute to the inability to expand and renovate commercial The followingsummarizes the maximum amount of new retail centers ace supportable based on P PP space in the Study Area, including the following: ,'YI an optimum scenario of two 50,000-square-foot anchors: a e ' 1. Lack Of Significant Residential Growth 7 HUNTINGTON BEACH BOULEVARD & EDINGER CORRIDORS e ' POTENTIAL NEW OR RENOVATED RETAIL SPACE The resident trade area for the Study Area includes the cities of Huntington Beach, Westminster OPTIMUMSCENARIO and Fountain Valley. Although this area represents a highly populous area of about 353,000 " people and nearly 123,700 households, with strong median and average household incomes Z Large Specialty Grocery Store Center 150,000 sq. ft. (nearly $70,000 median and $87,000 average), the average annual growth in new households has 0 Upscale Grocery Store Center 100,000 to 150,000 sq. ft. been less than half of one percent over the six-year period, 2000 through the year 2006. The U expected five-year growth is also projected to be less than 1.0%per year. W Grand Total 250,000 to 300,000 sq. ft. A The lack of new household growth means that new or expanded shopping center development cannot thrive based on the growth of new households. Because the resident trade area is virtually The lack of available community center anchors dictates that a maximum of two centers, under built-out, ambitious expectations of strong sales, rents and demand for new shopping center the most optimistic scenario, can be newly built on vacant land or on land with existing space cannot be saved by future new household growth to support the demand for shopping pW a e ' 14 15 61 Linda S. Conaleton&Associates Linda S. Congleton&Associates center space. It is a major shopping center industry principle that retail follows residential • Small personal and financial service (office)tenants, such as finance and insurance growth. Without new residential growth, new retail center growth cannot occur. companies; brokerage/real estate offices; accounting specialists; employment offices; consulting companies; 2. Study Area Dominated By Unanchored ("Mini-Mall") Strip Centers • Doctors, optometrists, dentists, chiropractors, and other health professional offices; The most successful retailers seek locations with strong anchored shopping centers. Of the 7 • Entrepreneurial non-retail businesses, such as computer service companies; shopping centers along the Edinger Corridor, only 3 are anchored: • Non-profit users of commercial space, such as organization offices, union halls, 1. The Albertsons Center; fellowships and churches; and 2. Bella Terra(Kohl's, Mervyn's); and • Personal service businesses that do not sell any goods. 3. Expo Center(Home Depot). • Automotive services and repair. The remaining 5 centers are occupied by furnishings stores and mini-anchor stores, such as Many Study Area commercial (unanchored) centers serve as modest-priced destinations for Petsmart and Michaels but are not anchored by grocery stores or discount department stores. individual and small businesses that do not generate retail sales. Of the 27 shopping centers along the Beach Corridor, only 6 are anchored by major retailers: 4. Wal-Mart Is A Deterrent For Manv New Retailers 1. Pavilions Place (Target and Vons Pavilions), located in the City of Westminster; Wal-Mart is generating retail sales about equivalent to that of a successful 200,000+ square-foot shopping center. The presence of this powerful discount merchant in the Study Area is a 2. Newland Center (Albertsons, Mother's Market); deterrent to attracting new retailers, both independent and regional/national in nature. Many 3. Wal-Mart Center; retailers do not want to compete so close to this mammoth store. The discounted prices at Wal- Mart are so compelling that it is difficult for independent and regional/national retailers to 4. Beach Garfield Center(Stein Mart); successfully compete against the deep discounts offered. Moreover, the store is located so 5. Loehmann's 5 Point Plaza(Loehmann's and Trader Joe's); and conveniently close to many Huntington Beach residents, that is difficult for many shoppers to 6. Huntington Collection (Marshalls). justify patronizing elsewhere for similar goods, particularly when the store is so easily accessible. A seventh center contains Big Lots in a former grocery store space (at the southeast corner of 5. Anchored Centers Are Reporting Solid Retail Sales Many Unanchored Not Beach and Atlanta), but this discounter is not considered a traditional anchor store. � Based on our review of available retail sales tax data, most of the anchored retail shopping The Study Area is dominated by unanchored strip centers, the weakest type of center in the retail centers report solid retail sales. However, many unanchored centers report only modest or weak retail sales (such as less than $100 to $150 per square foot a year)for individual stores that report a industry. Of the 34 shopping centers evaluated, less than 30% of the centers are considered Z anchored by retail industry standards. sales. Modest and weak sales levels are an indication that many retail businesses are small and independent merchants that are not performing at thriving sales levels, based on retail industry standards. Typically, a weak sales level for any individual store indicates that the retailer may 3. Many Unanchored Centers With Non-Retail Sales-Generating Uses not survive over a long term period, or the entrepreneurial, independent business is just making a Successful retailers tend to seek locations where many like-kind businesses exist that generate modest living for the owner. Regional or national chain retailers, owned by companies with multiple locations, typically cannot thrive in today's market without reporting sales for individual 0 strong retail sales. Many centers in the Study Area however, are occupied by non-retail uses. stores in excess of$250 to $300 per square foot. Although a number of unanchored shopping centers are occupied by convenience stores, quick W and fast foods and some specialty retail outlets, many are also filled with store types that generate 6. Studv Area Retail Rents Are Not Consistently Strong A minimal amounts of retail sales tax dollars, or none at all. Cities or shopping center districts in Orange County with consistently strong retail space report Examples of Study Area businesses that do not generate retail sales include: retail rents for both anchored and unanchored centers in excess of$2.00-$2.25 per month for W small shop space, with prime shopping centers commanding rents in the $3.00-$3.50 range and 00 higher. Strong retail rents in fully occupied shopping centers typically indicate that retailers are 00 62 16 17 Linda S. Conaleton&Associates Linda S. Congleton&Associates thriving at sales-per-square-foot levels that are successful enough to pay the rents asked. If the Study Area new-deal office rents tend to top out at about$1.75 to $2.00 per square foot per retailers cannot afford the rent levels, high vacancy levels are observed over a period of time. month, reflecting modest regional office rents. This office rent level is not high enough to warrant construction of non-specialized speculative (multi-tenant) office buildings in the Study Rents for the Study Area broadly range from $1.25 to $3.00 per square foot, with most centers Area. In fact, these rents are well below top market rents for retail space, and are not high reporting small shop rents in the $1.50 to $3.00 per square foot per month range. Shopping enough to support new multi-story or mid-to high-rise construction into traditional office space. centers anchored with grocery stores, discount apparel stores or national chain convenience stores (e.g., 7-Eleven)report the highest rents. The weakest rents are reported for unanchored (mini- Notwithstanding the lack of economic factors favoring multi-tenant,traditional office space, the mall) strip centers, with many strip centers exhibiting small shop space rents of$1.50 per square Beach Boulevard presence of Huntington Beach Hospital and the Hoag Health Center foot per month. The domination of unanchored shopping centers in the Study Area, with many Huntington Beach are positive factors for attracting specialized medical/institutional commercial reporting$1.50 per square foot in monthly small shop rents, is a clear indicator that the Study space. For example, a number of individual medical users have shown interest in recent years for Area is not home to shopping centers that consistently perform at top Orange County sales levels. single-user space. Several new dentist offices, for example, have retrofitted or renovated old, small building space to house their own offices. Continued revitalization potential exists for this Notably, however, not many shopping centers in the Study Area report rents at the $1.25 or less owner-occupied, small parcel/building space in the Study Area. Moreover, the interest by Hoag level. Extremely weak shopping centers in Southern California report rents of$1.00-$1.25 per to add 50,000 square feet of commercial space for their institution's medical services and doctors square foot per month, or less, for small shop space. This level of rent often indicates that is a positive sign that specialized, institution-related medical space has a long-term interest in retailers are making marginal annual sales, and that the shopping center owner is not making an being housed in the Study Area. excellent return. It is not uncommon to see low maintenance levels and deteriorating building and common area space in these shopping centers. Landlords of the shopping centers cannot REVITALIZATION STRATEGY RECOMMENDATIONS afford to renovate the centers to contemporary standards because typically the retail space is located in locations that are structurally impaired due to the lack of demand. No matter how hi order to encourage revitalization of vacant and under-performing commercially-zoned sites in much the landlord would spend on the shopping center, retail demand has been eclipsed by the Study Area, the optimum strategy is to consider selected development of residential products competition or major demographic shifts in the trade area. on prime sites of significant size (i.e.,three acres and larger). It is unrealistic to assume all vacant and under-performing commercial sites in the Study Area can be successfully revitalized 7. Big Renovation Monies Not Likelv To Improve Most Studv Area Unanchored Center Rents with retail development, and therefore, an alternative, viable strategy must be adopted to encourage aesthetic upgrading of parcels. Sizable renovation expenditures for the Study Area's unanchored shopping centers will not greatly improve the rental rates achieved, particularly if the expenditures include a combination Nearly all new major regional shopping centers today, as well as on-street shopping districts, are of fayade improvements, new generous landscaping, parking lot resurfacing, new signage, and incorporating some kind of residential products on sites adjacent to or mixed in with the interior tenant improvement allowances. Although market retail rents broadly range from about shopping experience. Moreover, hotel products are also being incorporated into $1.25 to $3.00 per square foot, with most centers reporting $1.50 to $3.00 per square foot per shopping/residential districts. Overnight visitors are viewing shopping/entertainment areas as month, the weaker centers needing renovation tend to report rents in the lower ranges. Complete amenities to their visitor experience. center renovations are costly and cannot be justified unless the center can be re-leased with a tenants that can afford the highest market rents in Huntington Beach. Residential parcel sizes require at least 3.0 to 4.0 acres in order to accommodate a minimum of 4 150 to 200 units in a contemporary podium-style or wrap-style design, with or without ground e� As mentioned earlier, only two large retailers exist that are potential candidates for anchoring floor retail. Limited service hotel parcels require a minimum of 3.0 to 3.5 acres of land, with newly renovated centers or newly built centers around which new small shops could be leased. parking that that is not shared with other, adjacent uses." Even small unanchored centers require mini-anchors, such as 7-Eleven or other regional or Z national chain convenience stores, in order to attract the best small shop tenants. Recommended residential products include luxury for-rent units built as long-term lifestyle- oriented apartments, or built to condominium standards for potential conversion in future years. The lack of candidate anchor or mini-anchor tenant possibilities restricts the ability of shopping The residential units should be located adjacent to prime, existing anchored shopping centers W centers to spend major renovation monies to redo their centers to contemporary standards, with along Edinger or on Beach. New luxury for-rent rental rates are estimated at $2.00 per square A new facades, signage, parking resurfacing and landscaping. foot, or an estimated range of$1,500 to $2,000 per month for one- and two-bedroom units. Any ground floor retail should be minimized, limiting any small amount of new space to frontage 8. Office Rents Do Not Support Construction Of Traditional, Speculative Space space along Edinger or Beach. W a Site criteria for locating new luxury residential for-rent projects should include the following: 18 19 63 Linda S. Congleton&Associates Linda S. Congleton&Associates • They attract younger, professional residents with excellent discretionary spending 1. Walking distance to shopping and dining. potential, particularly for restaurants, quick foods, electronics,fashion and accessories 2. Parcel should be large enough to include self-contained amenities, such as pool/spa, and services,thereby spinning off additional retail spending. fitness facilities, meeting/business center and other lifestyle amenities. • They attract urban-oriented residents who enjoy walking to shopping/entertainment 3. Minimum of 150 units. adjacent to or near their residences. 4. Excellent ingress and egress from parcels, allowing for good access onto busy Beach and • Because it is a shopping center industry tenet that retail follows residential,the addition Edinger Boulevards going either direction. of new residents generates new retail demand. Although new, large shopping centers require thousands of new customers to support an entire center, even the addition of a 5. Consideration of parcels near transportation hub sites, such as bus or rail lines. modest number of residents can add liveliness and energy to a shopping location, if the 6. Allowable densities of at least 50 units per acre, with selected sites at 100 units per acre, residences are located immediately nearby. assuming that product is designated as a long-term rental (with no condominium map). • High-density residential housing can provide an attractive village-like atmosphere to a The following table summarizes the optimum recommended product types,the acres required, shopping district or street, and provide a sense of safety for all shoppers. the estimated number of parking spaces required and the typical price for the parcel, stated in terms of per-unit value ranges. DEVELOPER PRICING PARAMETERS EDINGER& BEACH CORRIDORS PRODUCTPROGRAM USE/PRODUCT BUILDING ACRES PARKING SPACES PER UNIT UNITS COVERED REQUIRED VALUE Luxury For-Rent/Ground Floor Retail 150-200 Units 3.0 - 4.0 225 - 300 $40,000 - $45,000 (minimum) (minimum) Condominiums/Ground Floor Retail 150-200 Units 3.0 - 4.0 225 - 300 $80,000 - $80,000 (minimum) (minimum) Limited Service Hotel 200 Rooms 3.5 - 3.5 200 - 200 $15,000 - $20,000 (5-Levels) Z d A limited service hotel is a commercial use for the Study Area that may mix very well with residential and retail uses in the Study Area. One to two sites in the Study Area, such as near the 405 Freeway on Edinger, or possibly near the ocean end of Beach Boulevard, may be considered for incorporating this visitor-generating use. A limited service hotel would require about 3.5 0 acres for a 200-room product, and the market price ranges from about $15,000 to $20,000 per U hotel room, or about $20 to $26 per square foot of land (see table above). W A RESIDENTIAL MIXED-USE PRODUCT ADVANTAGES Luxury for-rent residential projects located in or adjacent to commercial districts provide the W following advantages to shopping centers: a a e ' 64 20 21 Linda S. Conaleton&Associates CONCLUDING REMARKS Not all vacant or under-performing sites in the Study Area will be suitable for renovation, or redevelopment as residential, mixed-use products or revamped new destination-oriented commercial uses. Many old, non-contemporary commercial properties in the Study Area are performing at rent levels of at least$1.50 per square foot per month. At this average rent level and above, the operating properties may be sold today at prices that exceed the land values many residential developers can afford to pay. The aggressive, commercial investment market will currently pay more for the operating project than many residential developers can afford to pay to demolish and build a new residential or mixed-use project. Therefore, in the short-term, many old commercial sites may not be suitable for alternative development options even if the shopping centers appear unattractive and non-contemporary in design. Condominium for-sale developers are currently having a difficult time securing financing due to the slow-down of sales in this sector. hi contrast, luxury for-rent projects are still expanding and major for-rent development REITS are seeking locations. Moreover, a number of for-sale condominium developers in Orange County are retooling their projects into upscale for-rent projects (with condominium zoning). Therefore,for sites that may be suitable for long-term for- sale as high-density residences, the greatest near-term opportunity is to develop the parcels as luxury for-rent projects with condominium maps for later potential conversion when the for-sale market returns. We look forward to seeing the City proceed with its efforts to successfully revitalize the Beach Boulevard/Edinger Corridors. Very truly yours, LINDA S. CONGLETON & ASSOCIATES d Z d U Linda S. Congleton Principal 0 U W A A� Z W a a e ' 22 65 a d Z d' O Z O U W A A� z W d' 66 ' I I 1 ' l iNEE- •-� �•, _ j ��.��p6TOp etc LAN y, sUR f c� vS� 1I; AC �I , � Now AI. IFIII RlIA BEACH A \ 1 EDINGER CORRIDORS SPECIFIC PLAN March 201 0 - ♦i TEXACO L00 KING NORTH ON 1BEAC ]H BOULEVARD FROM 1 5 ® FEET SOUTH OF TALBERT AVENUE Cv 1 931 TABLE OF CONTENTS INTRODUCTION ...............vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv d i.1 Purpose ...................................................................................................................................................... i i.2 Authority and Procedure ............................................................................................................................... i i.3 Specific Plan Area ....................................................................................................................................... ii i.4 Document Organization .............................................................................................................................. ii BOOK 1: COMMUNITY INTENT ...................vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv I 1.1 Community Objectives ............................................................................................................................... 2 1.2 Starting Point: Summary of Plan Inputs ........................................................................................................ 2 1.3 Revitalization Strategy................................................................................................................................. 3 1.4 The Development Concept ........................................................................................................................... 4 BOOK 11- DEVELOPMENT CODE ................vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv2 2.0 Orientation............................................................................................................................................... 7 Development Standards 2.1 Development Standards ............................................................................................................................. 10 2.1.1. Maximum Amount of New Development (MAND) ........................................................................................ 10 2.1.2. Establishment of Corridor Centers and Segments .......................................................................................... 10 2. 1.3. Town Center - Core................................................................................................................................ 12 2. 1.4. Town Center - Neighborhood.................................................................................................................... 14 2. 1.5. Neighborhood Center.............................................................................................................................. 16 2. 1.6. Town Center Boulevard Segment ............................................................................................................... 18 2. 1.7. Neighborhood Boulevard Segment.............................................................................................................. 20 2. 1.8. Neighborhood Parkway Segment................................................................................................................ 22 2. 1.9. Residential Parkway Segment ................................................................................................................... 24 2.1.I 0 Residential Transition Zone ..................................................................................................................... 26 Development Regulations 2.2 Building Use Regulations ........................................................................................................................... 28 2.3 Building Scale Regulations ......................................................................................................................... 31 2.4 Frontage & Building Placement Regulations ................................................................................................. 35 2.5 Street Regulations ..................................................................................................................................... 45 2.6 Open Space Regulations............................................................................................................................. 57 Z 2.7 Parking Regulations .................................................................................................................................. 66 W E- 2.8 Architecture Regulations............................................................................................................................ 70 Z 2.9 Sign a ge Regulations .................................................................................................................................. 85 0 w 0 W a F R®®K III: PUBLIC IMPROVEMENTS .......vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvJ2 3.1 Circulation Plan ....................................................................................................................................... 98 3.2 Public Facilities ....................................................................................................................................... 107 3.3 Infrastructure and Public Facilities Improvement Responsibilities................................................................ ... 116 APPENDIX A: MITIGATION MEASURES .............................vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv 1 1 2 APPENDIX R: LEGAL DESCRIPTION................................................................................................. 1 25 GLOSSARY................ ....vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv 133 PROJECT PARTICIPANTS .......................vvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvvv 137 SEPARATELY BOUND REFERENCE VOLUME The Envisioned Future Corridors ............................................................................................................................ AppendixA: Existing Conditions ............................................................................................................................ AppendixB: Workshop Summary............................................................................................................................. Appendix C: Character Workshop Summary............................................................................................................... AppendixD: Economic Analysis .............................................................................................................................. lv ]� PURPOSE 1) CEQA Compliance Adoption or amendment of a Specific Plan constitutes a project under the California The Beach and Edinger Corridors Specific Plan is established to orchestrate private and Environmental Quality Act (CEQA). If the initial environmental review shows public investment activities along the Beach Boulevard and Edinger Avenue Corridors,and that the proposed or amended plan could significantly affect the environment, the to support and promote investment that will enhance the beauty and vitality of these, the jurisdiction must prepare an environmental impact report(EIR). City's primary commercial corridors. This Specific Plan presents the community's vision pursuant to CEQA,an Initial Study was prepared as part of the Specific Plan approval for the evolution and continued growth of the two corridors, and it establishes the primary process. Based on the results of the Initial Study, the City of Huntington Beach means of regulating land use and development within the Specific Plan Area (see section determined that a Program EIR would be the appropriate level of environmental i.3 - Specific Plan Area). Finally, the Plan contains a program of planned actions and review for the Specific Plan. As part of the Specific Plan Program EIR a traffic investments that the community intends to implement to stimulate and complement private study, noise study, air quality study and utilities analysis, including a Water Supply investment along the corridors. Assessment,was completed. The Program EIR also evaluated land use, aesthetics, biological resources,cultural resources,hydrology and water quality,public services, L2AUTHORITY AND PROCEDURE recreation and hazards and hazardous materials. Mitigation measures included as part of the Program EIR have been incorporated in Appendix D and will be included The Specific Plan is established by the Huntington Beach City Council in accordance with as requirements on development projects within the Specific Plan area. Chapter 215 of the Huntington Beach Zoning&Subdivision Ordinance, which establishes All subsequent approvals necessary to develop property within the Specific Plan Specific Plans as an authorized mechanism for regulating land use and development in Area must be consistent with the Specific Plan, the Maximum Amount of New the City; and as enabled by the State of California Government Code Title 7, Division 1, Development established in section 2.1.1 of this Specific Plan and be within the Chapter 3,Article 8, Sections 65450 through 65457. scope of the Program EIR. Additional environmental documentation may be This Specific Plan implements the broad policies established in The City of Huntington required in the future if significant changes are found to have occurred pursuant to Beach General Plan to guide growth and change along the Beach Boulevard and Edinger CEQA guidelines. Avenue Corridors and is consistent with the General Plan. The Development Code contained within the Specific Plan replaces previous land use and development regulations contained 2) Specific Plan Amendments within the Huntington Beach Zoning and Subdivision Ordinance for these portions of the Specific Plan Amendments shall be made through the Zoning Text Amendment City. process; subject to consideration and approval of the Planning Commission and The specific plan document is based on community input resulting from six community City Council in accordance with the provisions of the Huntington Beach Zoning meetings, several study sessions with City Council and the public hearing process with and Subdivision Ordinance. the Planning Commission and City Council. A specific plan may either be adopted by ordinance or resolution (Government Code Section 65507). Should the legislative body 3) Severability wish to change a proposed Specific Plan recommended by the Planning Commission, the If any section, subsection, sentence, clause, phrase, or portion of this title, or change must first be referred back to the Commission for consideration, if not previously any future amendments or additions hereto, is for any reason held to be invalid considered(Government Code Section 65504). or unconstitutional by the decision of any court or 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. H F U A yF G pertaining to properties in the Edinger Avenue corridor and Environs that are 1. � ����d�d� �LA� ���� outside of the Specific Plan area presented in Figure i.l, refer to The Crossings at The Specific Plan refers to all private and public properties that come under the Huntington Beach Specific Plan(SP13), as well as to the Huntington Beach Zoning purview of the Specific Plan as indicated in the Specific Plan Area Map presented & Subdivision Ordinance. Figure i.2 illustrates the location of properties that arein Figure i.1. The total acreage of the Area is approximately 459 acres. The Beach regulated by The Crossings at Huntington Beach Specific Plan. &Edinger Specific Plan Area is composed of portions of two primary development The Beach Boulevard Corridor Plan Area. The Beach Boulevard Corridor portion corridors, the Beach Boulevard Corridor, and the Edinger Avenue Corridor, as of this Specific Plan extends from Edinger Avenue to the north, to the northern follows: edge of the Coastal Zone, which is located south of Atlanta Avenue (see Figure i.1 191 The Edinger Corridor Plan Area. The portion of the Specific Plan centering on —Specific Plan Area). Edinger Avenue extends westward from the Beach Boulevard intersection to the west of Goldenwest Street intersection. Development Standards contained in this * 4 DOCUMENT ORGANIZATION Specific Plan will apply solely to properties formally located in the Specific Plan fE Area. The properties that will be included in that formal Specific Plan Area are The Beach and Edinger Corridors Specific Plan is organized into three mutually illustrated in Figure i.I - Specific Plan Area. reinforcing "Books" or primary sections," as follows: Notwithstanding these formal policy-area boundaries, the primary developments Book I: Community Intent describes the community objectives that the Specific influencing the optimum potential future for all properties in this portion of the Plan is intended to achieve and the primary means by which the community intends City are Bella Terra shopping center, Golden West College, Goldenwest Transit to support the emergence of those desired outcomes. Center, and the properties adjacent to these three located between Edinger Avenue ® y a Book II: Development Code establishes the primary means of regulating land use and Interstate 405. Although these properties are outside of the formal Beach N' and Edinger Specific Plan Area for regulatory purposes, the first section of this and development on properties located within the Plan Area. Specific Plan - Book I, Community Intent reflects the interconnectedness of the Book III: Public Improvements describes the planned investment of City resources FIG.i.2. ]EDINGER AVENUE area. The Specific Plan refers to this cohesive portion of the City as the Edinger and infrastructure needs to stimulate, promote and support the desired growth and CORRIDOR AND ENVIRONS Avenue Corridor and Environs. The Edinger Corridor and Environs includes all change in the Plan Area. . . . Edinger Avenue Corridor and properties lining Edinger Avenue between the intersection of Goldenwest Street In addition to these three primary sections, additional information upon which the Environs Boundary and Beach Boulevard, as well as the triangle of properties formed by the eastern Specific Plan is founded is located in the Beach and Edinger Corridors Reference ......• The Crossings Specific Plan edge of Golden West College, Interstate 405, and Edinger Avenue—see Figure i.2 - Volume. Area Boundary The Edinger Avenue Corridor and Environs. For specific development regulations ....... North Huntington Center Specific Plan Area Boundary I MrIM Mis i r IMF EN ®® 0 — ® _mom❑ p dI Coastal Zone Boundary N' i,000 eoo o 1 GGG 2000 FIG ° d + P L A N AR L A M A P � . . Specific Plan Area Boundary Fee` BOOK 1 : COMMUNITY INTENT This Specific Plan establishes a planning and design framework to enhance the economic performance, functionality and beauty of the Beach and Edinger Corridors in accordance with the forces of the free market and the community's vision for its primary commercial corridors. This first of the three "Books" that contain the primary contents of this Specific Plan, describes the community objectives that the Plan is intended to achieve as new investment creates change in the Plan Area and its environs. This section of the Specific Plan also describes the overall development concept to instigate new investment and to guide the form of that investment to the mutual benefit of private and public interests. These intended outcomes and revitalization strategies form the basis of the regulations and planned public actions contained in the two subsequent Books of this Plan. By making the community's intent clear, Book I is also intended to provide supplementary guidance for instances or opportunities not specifically z covered by the development regulations or public improvements contained z in Books II and III. z 0 U O O 1 v 1 COMMUNITY OBJECTIVES 1 .2 STARTING POINT: SUMMARY OF Enhance the overall economic performance, physical beauty and PLAN INPUTS functionality of the Corridors. More specifically: The primary conditioning factors in the determination of the optimum achievable 1) Orchestrate new public and private investment toward the establishment of future for the Corridors are the physical and economic conditions present at the a more lasting framework for growth and development-a framework of inception of the Plan. More specifically,the development concept and revitalization clearly defined districts, centers, street patterns, and local architectural and strategy described in the subsequent sections of Book I, and the regulations and landscape identity-upon which new development can reliably respond to, Public improvements that follow in Books II and III to implement the community's intent for the corridors,are conditioned by the following factors: Existing Pattern of build upon and draw value from. Development, Market Trends, Infrastructure Capacity, Principles of Sustainability, 2) Re-position disinvested corridor properties to capture value in the and Established Principles of Good Place-Making (see Figure 1.1 - Conditioning contemporary marketplace. Factors of the Specific Plan). 3) Begin the transformation of the visual character of Beach Boulevard from Existing conditions along the Beach Boulevard and Edinger Avenue Corridors at "anywhere strip"to its proper role as the iconic gateway to and from the the time of adoption of this Specific Plan are detailed in the Beach and Edinger beach, and as the city's most visible north-south thoroughfare. Corridors Reference volume, in combination with separately bound technical 4) Promote new investment that supports the growth and success of Bella reports.Ultimately,the implementation of the planning framework contained herein Terra and Golden West College will result in cumulative modifications to these conditions. As change occurs, the community intends to monitor changes in the Specific Plan Area and amend the 5) Build on the presence of Golden West College,Bella Terra, and the Specific Plan document the degree to which it remains sufficiently current. existing transit infrastructure to instigate the emergence of a vital and attractive urban district characterized by a synergistic mix of students, customers, residents, pedestrians,transit-riders, office workers, and visitors. 6) Instigate the development of a network of pedestrian-oriented streets, promenades and other public open spaces that encourage walking, and ultimately, walking in combination with transit ridership. 7) Enhance pedestrian,bicycle and vehicular connections between Golden West College,Bella Terra, Golden West Transportation Center, and CONDITIONING COMMUNITY TOOLS development along Edinger Avenue. FACTORS INTENT 8) Balance mobility and community development objectives: enable continued market-driven growth and development while 1)maintaining EXiSti ng minimum community mobility standards, and 2)furthering patterns of Conditions land use and development that contribute toward long-term regional %©eveJo pment Form mobility and livability. + Code Architecture 9) Make the most of each increment of new development to build toward a Market (Book II) Po kl a more environmentally sustainable future city and region. Trends { Open Spnce z10) Insure that new buildings and landscaping contribute to the emergence of 6 an increasingly visible and memorable visual identity appropriate to the TI"aff iC Development unique history and character of the City. Prioritized Plan Strategies F 11) Incorporate Crime Prevention Through Environmental Design(CPTED) Concept g guidelines into designs to reduce the incidence and fear of crime and (section 1.3) create an environment to maximize public safety. Place- (section 1.4) O } U Making Clty Capital Improvements W I Actions Pregwms (Book III) 0 Sustain- ability�q 4- FIG . I v I v CONDITIONING FACTORS OF THE SPECIFIC ]PLAN 1 v3 REVITALIZATION STRATEGY 2) Kick off Revitalization by Enabling Most Promising 5) Support the Continued Presence and Expansion of Opportunities First. Auto-Dealerships along Beach Boulevard. To orchestrate growth and change in the Plan Area in keeping with the community's Place highest priority on leveraging the large-scale assembled vacant properties Permit existingauto dealerships to expand anywhere on the corridor. g g p g located between Bella Terra and Golden West College to: 1)kickoff the revitalization ) p p y vision for the two corridors, the City leadership intends to promote and guide new investment and change by employing municipal policies and resources strategically. of the corridor and its environs; 2)to bolster and enhance the success of Bella Terra, it) Encourage new auto sales dealership development along segments closer 3)to stimulate pioneering residential development in a sufficiently large increment Keeping in mind that strategy must always remain sufficiently nimble to respond to 405,particularly north of Five Points. to unexpected opportunities and to make best use of resources as they become to establish the beginnings of a unique new urban neighborhood,and 4)to exemplify available, the strategic priorities that the City leadership intends to pursue are the the desired character and scale of the"Town Center District" area. in) Work with existing auto dealerships to investigate the potential for off-site following: overflow fleet storage, and to support the retention, expansion and eventual 3) Make the Most of Value Already In Place: Attune clustering of the auto dealership offerings along Beach Boulevard. 1) Harness Market Demand: Policies and Strategic Actions to Existing Conditions: Implement a variable approach to corridor revitalization(see Figure 1.2-A Variable 6) Integrate Interdependent Specific Plan Areas to Realign development policies and planned public investments to capitalize on Achieve of a Unified Mutually Beneficial Community the primary market trends most likely to condition the types and formats of new Approach to Corridor Revitalization) , investment in the Plan Area, which are the following: Vision. i) Restructuring- In areas with severe disinvestment,vacancy and/or Coordinate land use policies contained in the Beach-Edinger Corridors Specific i) The shopping industry's accelerating abandonment of exclusively auto- dominant redevelopment opportunities, establish policies that support fairly Plan and the Bella Terra II Specific Plan to implement a singular community vision oriented shopping centers in favor of more open air and amenity-driven sweeping corridor restructuring. and market-focused strategy for new investment and city benefit. Subsume the formats clustered at primary crossroads; Pacifica Community Plan into this Specific Plan as well. it) Transition-In areas with some disinvestment and a moderate level of it) Rapid population growth and the associated growth in demand opportunity, establish policies to encourage a transition to the most viable 7) beverage Golden West College and Transportation particularly for housing, (and the associated escalation in the value of future restructured condition,but that support the retention of existing value Center property)in the built-out portions of Orange County, already in place. Leverage the proximity of Golden West College as well as the Golden West Transit n) Preserve-In areas with little current disinvestment, establish policies that Center and the railroad tracks and right-of-way to stimulate investment in high in) Rapidly growing demand for walkable urban environments for living, density residential development in a pattern that builds on the greater propensity working and shopping, in close proximity to existing or planned transit primarily preserve existing value of student populations to walk and take transit when provided the opportunity to service, 4) Promote A Range of New Housing Choices. do so. iv) Increasing regional commitment to transit, driven by traffic congestion, Promote the addition of new housing in a wide variety of formats and densities to 8) Implement "Center and Segment" Policies and concern about global warming, and escalating gasoline prices. support corridor retail and services. Along Edinger Avenue in particular,promote the Strategies. development of dense, high quality housing formats that are responsive to college- related housing demand, that position customers close in to Bella Terra and nearby Assist the transition from linear strip to a pattern of centers and segments, each with corridor retail and services, and that provide the key ingredient to the creation of a enhanced visual character and market focus,and with supportive(and differentiated) more round-the-clock activity center in this evolving portion of the City. land use and development policies. 9) Relieve the Monotony; Enhance Corridor Identity - .SHORT TERM POTENTIAL o Promote a varied visual structure along Beach Boulevard between I-405 and FOR CHANGE �r5 the beach. Focus capital improvements in coordination with Caltrans and new MEDIUM TERM POTENTIAL �� I _ o� construction on fostering the emergence of greater structural differentiation that FOR CHANGE •. is immediately obvious to motorists and pedestrians, and that enhances ease of LONG TERM POTENTIAL ee �O o�: orientation as well as the visual character and appeal of the long corridor. FOR CHANGE L D Z SPECIFIC PLAN AREA BOUNDARY Z 10) Provide an investment-friendly planning environment � P4 �� 70 O nHHHeH®®eeOe10eeOeF_ �= nn04 Z ) Streamline the development process by 1)providing clarified aeeeeeeee e HOee ® 0 r � en standards that utmun p requirements msufficient � ®aBee � take he guesswork outof proposal preparationand by 2)simplifying he development review process for proposals that adhere to Specific Plan standards and guidelines. o � o it) Employ municipal development policy tools to provide a reliable ;y TRANSITION environment for investors to invest ina mixed use environment that provides PRESERVATION RESTRUCTURE TRANSITION TRANSITION enhanced clarity and reliability as to the character of future adjacent 0 development. FIG . 1 . 2 . A VARIABLE APPROACH TO CORRIDOR R EV ITALIZAT 10N 1 .4 THE DEVELOPMENT CONCEPT The Beach and Edinger Corridors are composed of 550 individual privately held = a. �• properties, and six and a half miles of public rights-of-way owned by the City of Huntington Beach (in the case of Edinger Avenue) and the State of California (in the case of Beach Boulevard). The overarching purpose of the Specific Plan is to orchestrate individual public and private investments to produce greater value than any separate proj ect could practically achieve by providing a common purpose that all investors can rely upon,contribute to,and derive value from. This section describes 111F the common purpose to which all investments shall be directed: the realization of Beech 04 1) 7` r a vision of the future that is sufficiently specific to provide a common purpose,yet ° _ loose enough to respond to opportunities and changes in the marketplace that will inevitably arise. a During the period of time in which development is guided by this Specific Plan, the Corridors will begin their transformation from commercial strip to a pattern of Centers and Segments (see Figure 1.3 developed during the community workshop ■CITY LANDMARK A RESIDENTIAL PARKWAY ■5 POINTS MIXED-USE BOULEVARD EDINGER CORRIDOR / CORRIDOR STREETSCAPE 405 INTERCHANGE ZONE visioningprocess). Whereas the commercial strip is undifferentiated — a linear Extend high value develop- Focus dramatic visual points Leverage the medical/office 1� ) 1� meni attern toward 5 tion on the role of 5 oinis anchors to promote additional Enable short-term re- pattern short-term rat yp P attern of exclusively commercial buildings, call low-rise with some very P point as a major community cross- non-retail investment pprovemenis to demonstrate P Y g typically ry 4he Cit s commitment to roads investment opportunities Y Leverage demand for housing visible exceptions), surface parking lots, and monument signs, the future corridor corridor revitalization as an enqine for re-invest- Promote the continued ex- will be increasingly characterized by an emerging structural differentiation: there Match Phase I improvements properties y to stimulate investment in P P location for community ori- investment lecreate an at- of the Bella Terra mall into the most promising segments Su ort limited neighbor- ented shopping tractive boulevard segment a mature Town Center dis- will be clusters of shops, activity, mix, and intensity - Centers; and there will be P 9 9 PP g o hood retail and services cen- Enable investment in a vis- Support continued neigh longer linear portions distinguished b cohesive building es,frontage landscaping, Extend Surf City character ers along the parkway ble,mixed-use cluster at hood Leverage demand for hous- g p g Y g types, gupp clang Beach Blvd.to the g 405 Cif Gateway this central location serving retail center ing as an"engine' of new and emerging market focus - Segments. Whereas the commercial strip caters to a y w select nvestment locations narrow segment of market demand (the demand for motorist-oriented commercial Insti ate linksqes between BEACH & EDINGER CORRIDORS Bellalferra,Golden West goods and services), the emerging Centers and Segments will have a much wider Community College,and corridor Wonting ro er- markRe-align corridor properties with contemporary ties g P P appeal. Town Centers will offer community services as well as commercial goods Transition demand and services that cater to the entire City in a setting of comfortable walking streets centers and segmentseraal strip to a pattern of and transit service, amidst a mix of homes, offices and hotel rooms above the lively Establish a tannin framework that enables near ground level shopping and entertainment venues, Neighborhood Centers will term punity tes to contribute to a long term specialize in serving the needs of neighborhoods within a short drive; mixed-use Implement capitol improvements that Neighborhood Boulevard and Town Center Boulevard segments will focus on a promote/support desired forms of investment synergistic mix of workplace, commercial and high density residential uses. lnfill development on underutilized properties responding to the broad framework of the F d G . 1 . 3 . CONCEPTUAL REVITALIZATION & URBAN DESIGN FRAMEWORK Specific Plan will contribute to an emerging pattern of coherent arrangements of buildings, streets, and blocks that were formerly lacking. New public and private investment will complement many of the offerings that were already in place prior to the adoption of the plan. New shops and entertainment venues will add to the overall draw of the corridors, new and expanded auto dealerships will widen the already wide range of auto sales venues on offer, new Wresidents will bring a larger"captive audience"to augment the drive-by traffic, and Znew street improvements will enhance the walking and driving environment as well H as the visual identity of the corridors. The implementation of this Specific Plan is intended to begin this transformation from the linear commercial strip that has fallen out of favor with market trends to a pattern of centers, boulevard and parkway segments more in keeping with contemporary consumer and investor preferences and with value already in place C.) along the corridors. The particular characteristics envisioned for each of the ;y Centers and Segments that will define the revitalized corridor are as outlined in the x following sections. CQ 1.4.1 BEACH BOULEVARD CORRIDOR Parkway to the south, all development would be required to provide front setbacks This segment also includes six neighborhood centers. The first three are located at and landscaping, as well as streetscape improvements. the intersection of Beach Boulevard and Talbert Avenue(the northeast corner is not Along Beach Boulevard, the proposed Specific Plan would be divided into five This segment also includes two designated Neighborhood Centers.One occupies the included in the project boundaries). Two more are located at the southern corners general geographic transition areas (also referred to as segments): Residential majority of the eastern frontage of Beach Boulevard between Adams and Yorktown at the intersection of Beach Boulevard and Slater Avenue. The last is located at the Parkway, Neighborhood Parkway, Five Points District, Neighborhood Boulevard, Avenues,and the other occupies the southwest quadrant of the intersection of Beach southwest corner of Beach Boulevard and Warner Avenue. and the Town Center Boulevard. These segments are shown in Figure 2.1 Corridor Boulevard and Garfield Avenue. Centers and Segments Map, and described below. In addition, a separate land use 6) Town Center Boulevard Segment: designation(neighborhood centers)is identified on specific parcels throughout three 4) Five Points District Segment: The Town Center Boulevard segment encompasses uses along Beach Boulevard of the segments. from Warner Avenue to Edinger Avenue. Within this segment, Beach Boulevard The Five Points area occupies the halfway point between the beachfront and 1405, and is organized around the confluence of Beach Boulevard and Main Street/Ellis is primarily characterized by small and shallow properties that currently limit 1) Neighborhood Centers: g Avenue. It contains the 160,000 sf Five Points Shopping Center, which includes a redevelopment potential. The planning approach for this area is to encourage Neighborhood Centers are existing shopping centers that would retain their overall mix of national and regional retailers. The area south of Main Street is characterized gradual transition to a more pedestrian-oriented development using distinctive function and encourage eventual transition of the properties to achieve greater land building types and site treatments. by a more diverse mix of uses (e.g., office, medical services, multi-family, and use efficiency and amixture of complementary uses.To encourage eventualmaximum senior housing) and building es. The planning approach to this area is two- A wide range of City-oriented oriented retail and service uses would be supported. New efficiency of land use and a less exclusively auto-oriented type of development, g s c . P g PP g m fold: (1) retain the Five Points community retail center and support its eventual investment would be directed away from purely auto-oriented formats towards the Specific Plan allows for intensification with upper level housing, office, and/ intensification and mix and (2) encourage the restructuring and revitalization of formats more supportive of pedestrian activity. While auto dealerships are or lodging. New development on these sites may continue to provide exclusively surrounding areas to enhance market focus and district appeal. encouraged to remain and expand,future development adjacent to dealerships would shopping center uses with surface parking, or may also feature a wider mixture promote the addition of housing and supporting retail and services to create a more of uses and structured parking. In either case, ground level uses would continue This area of the Specific Plan would be designated as a potential City center characterized b convenience and urban vitality. This area is envisioned to have Walkable environment.Entitlements would be provided for mixed-use development to provide convenient neighborhood-serving retail uses such a supermarkets and Y Y to encourage a gradual increase in land use efficiency. New development would be specialty grocery stores, pharmacies and banks, as well as small-scale restaurants greater development intensity than surrounding segments.The greatest development intensities would be provided in the core retail area. Infill development on required to contribute to the emergence of a more attractive street environment by and cafes,personal and business services.Upper level uses may include apartments, P P extending new and required improvements to the existing back-of-curb. condominiums, offices, or hotel rooms. underutilized properties would be composed of the types of coherent arrangements of building, streets, and blocks that are presently lacking in this centrally located Physically, a greater proportion of buildings would be positioned closer to the Neighborhood Centers are identified within three segments, including rd. district. New apartments, condominiums, and professional and medical office street. The transformation of the Beach Boulevard portion of this segment would be Residential Parkway, enterwoulde Neighborhood Parkway,ed from other sees in the various buildings would face public sidewalks with lobby entrances, shop fronts, and supported b frontage improvements that include planting strips between the curb The Neighborhood Centers would be distinguished from other uses in the various g P Y P PP Y g P P g P segments by their enhanced visibility from the roadway. attractively detailed facades. Parking would be screened from view along primary and sidewalk to help buffer pedestrians from traffic. Decorative boulevard-scale buildings would be built to the back of the sidewalk, andd the sidewalk would portion of the new street frontages. Buildings would be taller and development more compact in this streetlights would replace utilitarian poles,whichwould contributeto an increasingly segment compared to other City neighborhoods,providing the intensity and activity vivid corridor identity without restricting visibility of shop fronts. Modest setbacks extend to the curb. Landscaping ing improvements would extend from the right-of-way expected in a vibrant urban district. between the buildings and sidewalk would contribute to the planting areas designed line to the existing back-of-curb. to soften and add color to the existing unbroken expanse of concrete and asphalt. 2) Residential Parkway Segment: 5) Neighborhood Boulevard Segment: This segment along Beach Boulevard is generally located between the Five Points 1.4.2 ]E'DING ER AVENUE CORRIDOR In the southem-most portion of the Specific Plan, this area is located along Beach Center and Warner Avenue. The area is characterized by a significant amount Boulevard between Adams Avenue to the southern Specific Plan boundary. The Edinger Avenue Corridor generally represents a continuation of the Town Center general planning approach to this particular area is preservation, as the majority of ageing commercial strip development, including auto-oriented uses, such as Boulevard Segment. The consistency and stability of commercial uses along this car dealerships. Development types are dominated by one-story, single-loaded segment is similar to the Town Center Boulevard segment of Beach Boulevard, of development along this segment is composed of existing residential uses. Infill g g which is equally proximate to the I 405 interchange.and replacement development would be directed by plan regulations to primarily commercial buildings surrounded by surface parking lots with little landscaping or q Y e. But whereas the Beach P g replicate and very subtly improve upon the best features of the existing pattern, Pedestrian amenities. The planning approach to this area is to facilitate long-term Boulevard segment is characterized by small and shallow property configurations including the buffering of residential uses from the street and increased landscaping. transition from strip retail to uses more focused on nearby populations, featuring that limit redevelopment potential,the Edinger Avenue Corridor segment features a development types that retain visibility to motorists on Beach Boulevard, while aide range of large and medium scale properties. The larger scale of theproperties One Neighborhood Center is located in this segment which is on the southeast providing a more visually attractive and comfortable pedestrian environment. g g P P g H corner of Beach Boulevard and Atlanta Avenue. combined with their proximity to two important destinations BellaTerra Mall and Z Neighborhood-serving and hospital-serving retail and services, corner/crossroads Golden West College—is likely to result in ongoing investment and intensification F 3) Neighborhood Parkway Segment: located retail, and office and office-medical would be encouraged to take advantage of this portion of the City. -7 of the proximity to the Huntington Beach Hospital and its related cluster of medical Transitioning north along Beach Boulevard, this segment is located between services. Infill residential uses would also be permitted throughout this segment. New infill development on properties lining Edinger Avenue would be directed H Adams Avenue and the Five Points Center(south of Ellis Avenue). Due to the aging Landscape improvements would be required by new developments that extend from toward the augmentation of the existing pattern of isolated, low-intensity, Z commercial strip development that characterizes this segment,the overall planning the right-of-way line to the existing back-of-curb. single use, surface-parked development, with development that provides added approach for this area includes restructuring and revitalization. A wider range of connectivity, synergy, and mix. New uses would generally feature a mixture of land uses would be permitted for this segment compared to the primarily residential As new investment replaces ageing strip development,the exclusively auto-oriented ground-level shops and services, with upper-level homes, offices, or hotel rooms. segment to the south (e.g., the Residential Parkway segment). It is envisioned that and zero-amenity pattern (i.e., land uses that people exclusively drive to, such as An increasing number of buildings would feature multiple levels, incrementally strip development would gradually be replaced by primarily residential development grocery stores) would be replaced by development oriented both to motorists and adding spatial definition and reducing the apparent width of the thoroughfare. The ~ oriented away from Beach Boulevard and toward perpendicular side streets. In Pedestrians. A portion of new buildings would be built close to the sidewalk with future development pattern would make walking and bicycling viable choices and x t i doors and windows opening out toward Beach Boulevard. Planting strips between O addition to residential development, office, lodging, and neighborhood-serving would ultimately make transit riding an appealing alternative to automobile use. the curb and sidewalk would help buffer pedestrians from traffic moving along the retail would also be permitted. In order to mimic the imagery of the Residential thoroughfare. The area is intended to become a central City district characterized by emerging up to the sidewalk edge would decrease. The buildings may even become more 4) Town Center Core Edge: structural differentiation,vitality, and activity. low-rise, providing a transition from the district's most urban core to its less urban The Town Center Core Edge includes the linear portion at the edge of the Town Bella Terra, while not included within the Specific Plan boundaries, will continue edges. Over time, the amount of ground-level retail may likewise increase as one Center Neighborhood along Edinger Avenue (between Gothard Street and the to grow in terms of retail offerings, mixture of uses, and intensity of development, travels toward the Town Center Core and decrease in the other direction. recently approved Village at Bella Terra immediately east of the UPRR ROW). ultimately evolving from a stand-alone shopping mall to become the core of a The transformation of the Edinger Corridor would be supported by frontage New development would feature ground-level retail, restaurant, and entertainment vital City district. It is envisioned that infill development on properties between improvements, converting the existing large expanses of pavement into deep, tree- uses contiguous with those planned for The Village at Bella Terra. Golden West College and the existing Bella Terra Mall, which is considered the lined landscaping or protected parking access lanes between Goldenwest Avenue Town Center Core, would form a new Town Center Neighborhood. The recently and Parkside Lane. Each block of new development within this area of the Specific 5) Residential Transition Areas: approved Village at Bella Terra(also not part of the proposed Specific Plan)would Plan would feature a unique protected parking access lane with slow moving traffic New investment on large properties along Edinger Avenue would be configured to contribute to the infill envisioned for the Town Center Neighborhood. The Town and amenities that buffer the sidewalk from the central fast-moving center of provide a significantly improved transition to the residential development that it Center Neighborhood, which is part of the Town Center District along with the Edinger Avenue. This Main Street-like environment along Edinger Avenue would abuts to the south. Where residential development to the south is characterized by Town Center Boulevard segment,would provide housing, office and lodging,while also create a comfortable "buffer zone" for upper stories of housing, lodging, and/ rear lot conditions,new development would"complete the block,"matching rear lot simultaneously providing a market to help support the Town Center Core shops and or offices. to rear lot. New residential streets would be constructed to knit new development services. The Town Center Boulevard segment would include new development With the wide thoroughfare in the center accommodating relatively high traffic back into the fabric of existing neighborhoods and to provide an appropriate lining Edinger Avenue, which would ultimately transform the character of the volumes, the sidewalks buffered by rows of street trees and curbside parking and transition to denser housing or commercial development lining Edinger Avenue. corridor from a commercial strip to a Town Center Boulevard, with development the cohesive buildinges oriented toward the street, the intended vision of the �p New streets required for new development along large properties would help increasingly reflecting the vitality and pedestrian friendly qualities of this central proposed Specific Plan would gradually create an identifiable civic boulevard. The establish an expanded medium-sized block and street network parallel to Edinger district. Together, the Town Center Core, Town Center Neighborhood, and Town Town Center Boulevard would provide the central spine and iconic identityof the Center Boulevard are the primary structural elements envisioned for Edinger pAvenue. New streets would provide the proper means which portions of deep emergent Town Center District. parcels currently occupied by low-intensity development could infill with a mix of Avenue. office and medium density housing. This infill development would assist with the 1) Town Center District: 3) Town Center Neighborhood: improvement of the transition from Edinger Avenue's mixed-use environment to Edinger Avenue is generally referred to within the Specific Plan as the Town Center Overall, the Town Center Neighborhood is envisioned to encompass the areas the existing housing beyond. surrounding the Town Center Core to the west and north, those areas that are District. More specifically, the Town Center District collectively refers to Golden included within the Specific Plan boundaries specifically include the parcels north 6) Connections to Golden West College & Goldenwest West College, which is not included within the Specific Plan boundaries, the new of the Town Center Core Edge along Edinger Avenue, between Gothard Street and Transit Center neighborhoods that are envisioned along Edinger Avenue, the Goldenwest Transit the Union Pacific Railroad right-of-way UPRR ROW). Existinguses within this Center, and the shopping and entertaining core (i.e., Bella Terra, which is also not g y ( ) . AstheTownCenter e District Transit Center. connectionses andfrom Golden area include the Goldenwest Transit Center and the vacant Levitz site. West College and the Goldenwest Transit Center. Improved pedestrian connections part of the Specific Plan). Overall, the district would be compact and clustered with a variety of land uses including retail, entertainment, civic, residential, office, The Amstar/Red Oak Project (formerly known as The Ripcurl Project) has been created by the Town Center Neighborhood development would allow the student and lodging. Walking and bicycling would be made more convenient through the approved for a 385-unit mixed-use project. The site is currently occupied by and faculty population to benefit from the variety of retail and entertainment in the district's mixture of uses and concentrated development pattern. Along the street an approximately 60,000 sq. ft. shopping/office center. Near-term development nearby Town Center Core. Visitors throughout the City and region could utilize the network, attractive mixed-use structures would be built right up to the sidewalk, activities would take advantage of the large areas of vacant and underutilized land Transit Center's central location to arrive by bus and/or train to patronize the Town forming a consistent"street wall." in this area to provide the investment opportunities that would begin the formation Center Core. Likewise, transit would provide Town Center residents and students Although surrounding land uses are an integral part of the concept for overall of the urban neighborhood surrounding and supporting the Town Center Core. This with the opportunity to travel to other workplace or activity centers without relying description ofthe Town CenterDist ict the following discussion provides information neighborhood would feature the City's widest range of contemporary housing types on their car. and possibly a wide mixture of uses, all concentrated within walking distance of on the particular land uses changes that would be governed by implementation of the Town Center Core's theater, shops, restaurants, cafes, nightlife, and amenities. 7) Connection between Town Center Neighborhood and the Specific Plan. Therefore, the Town Center Core (Bella Terra) as well as the As infill proceeds and the region continues to invest in transit infrastructure, the Village at Bella Terra recently approved Village at Bella Terra (both of which are contained in The Bella neighborhood would benefit from the presence of the Goldenwest Transit Center. Terra Specific Plan [SP13])are not included within this discussion. g p As a supplementto an on-site pedestrian walkway system,potential future pedestrian The vitality and identity of the neighborhood would primarily stem from the and bicycle access such as an at-grade crossing or an above-ground crossing shall F new development pattern. Buildings would be built close to the sidewalks with p g Montgomery z 2) Town Center Boulevard: p p g be pursued across the existing rail line between the former Levitz and Mont ome Hentrances facing the public thoroughfares. Streets and pedestrian ways would Ward (Village at Bella Terra) sites. Funding mechanisms, including a fair share The Town Center Boulevard segment generally covers the properties located along provide connectivity between the college, the shopping core, and the Goldenwest analysis for the Edinger Corridors, shall be pursued by the City of Huntington HEdinger Avenue itself(excepting the Town Center Neighborhood and Core Edge Transit Center. The pattern of pedestrian-scaled blocks that would be created by Beach in conjunction with affected property owners. Z parcels described below). New development would be configured in a pattern that these streets and ways would be distinguished by the public spaces distributed would make walking a viable option and would also accommodate a wider range among them. Building massing and fayade composition would emphasize variety of uses. and street-side interest. Physically, a greater proportion of buildings would be positioned between the For comparison, the Town Center Neighborhood designation on these particular street and parking facilities or on to of some of the parking facilities), re-uniting P g ( P P g ) g parcels would have the same development standards as those envisioned for the activity-generating uses with public sidewalks. New development on properties neighborhood areas that surround the core retail area in the Five Points District, as Olining Edinger Avenue would typically feature a mixture of ground-level shops and described in Section 1.4.1 Beach Boulevard Corridor. O services, with upper-level homes, offices, or hotel rooms. As one travels out and away from the Town Center Core, development would become less compact: the spaces between buildings would expand, and the proportion of the buildings built C DEVELOPMENT 1 2.0 ORIENTATIONTo review requirements for new development for any given property: i) Locate that property on the Fig. 2.1 -Corridor Centers and Segments Map, and This section contains the Development Code that will govern all future private note which Corridor Center or Segment the Property is in, development actions in the Beach Boulevard/Edinger Avenue Corridors. The it) Turn to section 2.1 — Development Standards to find the portion of that Development Code is used to evaluate development projects or improvement plans section containing the Development Standards that apply to that Corridor proposed for properties within the Plan Area (see Fig. 2.1. Corridor Centers and Center or Segment area, and hence to the property in question. Review all the Segments Map). Development Standards for the applicable Corridor Center or Segment. 2.0.1 APPLICABILITY in) To understand the specific Regulations that correspond to any of the Development Standards in the Development Standards charts, turn to the The policies contained within this chapter shall apply as follows: corresponding Regulation number and name (the Regulation numbers and names are the same in the Development Standards charts as they are in the few Construction,Additions and Exterior Renovations Development Regulations sections - sections 2.2 thru 2.9 - of Book II. i) The policies contained within this section shall apply to new construction, as iv) Review Guidelines. Guidelines common to all properties in the Plan Area can well as to significant additions (addition greater than 20% of the buildings be found in most sections of the Development Regulations. floor area) or exterior renovations to existing structures, as further specified v) All development projects shall also consult and comply with the city below. specification including but not limited to Huntington Beach Fire Code and it) Where significant additions are made to existing buildings, requirements for Huntington Beach Fire Department city specifications, Municipal Code and renovation or enlargements shall apply only to new floor area. Public Works Standards. Where there is a conflict between these specifications and the Beach and Edinger Corridors Specific Plan, the Specific Plan shall in) Where exterior improvements or renovations (not additions or replacement) apply as determined by the Planning and Building Director. are made to existing buildings, architectural and sign regulations shall apply to that portion of the building being renovated. No other Specific Plan 2.0.3 DEVELOPMENT CODE CATEGORIES requirements shall be required. Three primary types of Development Code are contained within the policy text of Book iv) Improvements and additions to existing buildings that increase nonconformities II, as follows: z are not permitted. p .r F� use Chart H Development standards are specifications for new development that the community W i) The policies contained within this section shall apply to new land uses considers essential to the creation and preservation of a high quality, sustainable proposed for existing facilities. and coherent city. Conformance with Development Standards is mandatory. Such lght Of Continued Use provisions are indicated by the use of the words "shall," "must," "is required," "is/is not permitted." i) Nothing contained in this section shall require any change in any existing building or structure for which an entitlement application has been previously ®velopment Regulat , issued, or in any proposed building or structure for which a building permit Development Regulations are the detailed municipal policies that establish the specific application was deemed complete prior to the effective date of this ordinance. rules and performance measures upon which community Development Standards are Changes in the property's ownership or tenants of existing uses shall require based. Development Regulations do not vary from one plan area to another. q no change in any existing building or structure. 3) Guidelin H z Guidelines provide additional information to assist the designers of new development W i) The regulations contained in section 2.9 shall apply to all new signs. to conform with the intent of the Specific Plan. Guidelines pertain to issues of visual p it) Any permanent signs made non-conforming as a result of the adoption of this character and aesthetics. Conformance with Guidelines is recommended, especially Development Code may be repaired,but not structurally altered or made more to insure the swiftest possible approval. Although conformance with Guidelines is non-conforming in any way. recommended, developers are permitted to propose alternative design solutions to these �? aspects of the development if they are able to show that such design solutions meet the A 2.0.2 HOW TO USE THE DEVELOPMENT CODE overall objectives of the Specific Plan. Guidelines are indicated by the use of the words H Requirements for new development are contained in section 2.1 - "Development "should," "may," "is/are encouraged." Standards." The specific municipal Regulations governing the Development Standards 0 are defined in detail in the subsequent eight sections that make up Book II. �G 2.0.4 DEVELOPMENT CODE ORGANIZATION 2) Environmental Determination 4) Transfers Between Corrid. The Development Code contained in Book II is organized into the sections as The extent and intensity of all anticipated development activity for the Beach and The Specific Plan sets forth a Maximum Amount of Net New Development displayed in the diagram on the following page. Edinger Corridors Specific Plan area has been identified in the Specific Plan and (MAND) for each development type that can be built within each corridor and analyzed at a programmatic level in Program Environmental Impact Report No. for each development type(See section 2.1.1). Dwelling Units, commercial square 2.0.5 HOW TO GET YOUR PROJECT APPROVED 08-008. footage and hotel rooms may be transferred between the two corridors. Entitlement Development project requests consistent with the Specific Plan may be subject to applications involving a transfer request will require the following: Site Plan additional environmental review as required by CEQA. Environmental mitigation i) An Infrastructure Analysis documenting that the transfer does not exceed measures, as specified in the EIR may apply to individual Site Plan Reviews. As infrastructure capacity. If capacity will be exceeded based on Development projects within the Beach and Edinger Corridors Specific Plan area . . proposed P tY� P tY noted above, a mitigation measure matrix identifying how a project will comply the required analysis, recommendations for additional infrastructure shall be subject to Site Plan Review, unless a conditional use permit is required q Y with/incorporate the Program EIR mitigation measures is required as part of the improvements must also be submitted. Required infrastructure pursuant to sections 2.1.4, 2.1.8 and 2.2.1. A Site Plan Review shall be required P q for all new development, with the exception of interior improvements, general submittal application. Additional mitigation measures may also apply to the project, modifications shall be the responsibility of the party requesting the maintenance and repair or other minor construction activities that do not result in an should further environmental review indicate as such. transfer, and shall be placed as conditions of approval on the appropriate intensification of the use. These exceptions maybe subject to other City permits and ) Beq> t for DCVlatl development entitlement. approvals prior to commencement. it) An Environmental Analysis in the form of the City's Initial Study Deviations from the Development Standards of the Specific Plan may be granted at documentation that the proposed transfer will not affect the conclusions form and include stareqndardest submittal rall be equiremed to nts is as etn a forthstand on the application the time of Site Plan Review fors special circumstances and/or unique architectural p p form and include standard submittal requirements as set forth on the application p q of the environmental analysis contained in Certified EIR No. 08-008. If features. Requests for Deviation may include but are not limited to building the conclusions are affected, additional environmental analysis may be form. The application shall include any request for a subdivision pursuant to the height, setbacks, open space, parking and landscaping. Deviation requests, u to Subdivision Map Act. The application shall also include a completed environmental g p. p p g p g� q p required subject to processing requirements of section 2.0.5 10 percent of any single standard, may be considered by the Director of Planning assessmentform and mitigation monitoring matrix,showing the project'sconscstency and Building. Requests for deviations greater than 10 percent shall be subject to in) A policy analysis documenting that the transfers are consistent with the with the Specific Plan Program EIR. This information will be used to determine if goals, policies, and programs of the City of Huntington Beach General approval of a Variance application by the Zoning Administrator, pursuant to the any further environmental analysis will be required for the project. procedures outlined in the City's Zoning and Subdivision Ordinance. Development Plan and this Specific Plan. A Site Plan Review application, tentative map and environmental assessment may and construction phasing of selected project components may be approved by the Transfer requests, up to 20 percent of an individual development type, e.g., hotel also require analysis and comments from various department of the City. In order to Director and shall not require a Request for Deviation or Variance to the Specific rooms, may be considered by the Director of Planning and Building. Transfer approve a Site Plan Review application, the Director of Planning and Building shall Plan. requests greater than 20 percent shall be considered by the Planning Commission. make the following findings: A transfer request shall not constitute a Zoning Text Amendment and will be Deviations may be allowed when, in the opinion of the Director of Planning and processed in conjunction with a Site Plan Review. Z i) The project is consistent with the City's General Plan and all applicable Building, significantly greater benefits from the project can be provided than would requirements of the Municipal Code; and occur if all the minimum requirements were met. Some additional benefits that Hmay make a project eligible for consideration include: greater open space, greater Z ii) The project will not be detrimental to the general welfare of persons working setbacks, unique or innovative designs, public open space, and the use of energy The action of the Director of Planning and Building shall be final unless appealed or residing in the vicinity nor detrimental to the value of the property and conservation or green building technology. The Director of Planning and Building to the Planning Commission by the applicant or a member of City Council within O improvements in the neighborhood, and may approve the Request for Deviation in whole or in part upon making the 10 calendar days of action of written notification by the Planning and Building O in) The project will not adversely affect the Circulation Plan of this Specific following findings: Director. An appeal of a Site Plan Review or tentative map shall be subject to the N Plan, and procedures outlined in the City's Zoning and Subdivision Ordinance. i) Promote better design, environmental and land planning techniques and iv) The project complies with the applicable provisions of the Beach and contribute to the economic viability of the community,through aesthetically Edinger Corridors Specific Plan and other applicable regulations. pleasing architecture, landscaping and site layout, and The Director of Planning and Building has the authority to approve, conditionally it) Not be detrimental to the general health, welfare, safety and convenience W� approve, or deny a Site Plan Review and Subdivision Map, if any. The Zoning of the neighborhood or City in general, nor detrimental or injurious to the p Administrator has the authority to approve or deny a Negative Declaration,Mitigated value of property or improvements of the neighborhood or of the City in Negative Declaration, or Variance. The Planning Commission has the authority to general, and approve or deny an Environmental Impact Report and a Conditional Use Permit. W in) Be consistent with the objectives of the Specific Plan in achieving a project aThe action of the Director of Planning shall be final unless appealed to the Planning adapted to the area and compatible with the surrounding environment; p Commission by the applicant or a member of City Council within 10 calendar days of. and WAn appeal of a Site Plan Review or tentative map shall be subject to the procedures Woutlined in the City's Zoning and Subdivision Ordinance. iv) Be consistent with the goals and policies of the City's General Plan, and A comply with State and Federal Law. A Site Plan Review approval shall be valid for a period of one year. A maximum of ."y two one-year extensions may be requested. A time extension request must be made in writing by the applicant,property owner(s), and/or authorized designee,a minimum of thirty days prior to the expiration of the current approval. If construction activity does not commence within the approval or extension period,the entitlement shall be terminated. C DEVELOPMENT 1ORGANIZATION 2.0. 2.4. ORIENTATION 2.Il. 2.2° 2.3E FRONTAGE ' •�`• �.�. 2.7. 2.8. 2.9. SIGNAGE DEVELOPMENT BUILDING USE BUILDING SCALE BUILDING STREET OPEN' SPACE PARKING ARCHITECTURE REGULATIONS STANDARDS REGULATIONS REGULATIONS PLACEMENTULATIONS REGULATIONS REGULATIONS REGULATIONS REGULATIONS 2.1.1.MAxIMuM 2.4.1.BUILDING 2.5.1.FACADE HEIGHT AMOUNT OF NEW 2.5.1.BUILDING ORIENTATION TO .:SA.QMPROVEMENTS 2.6.1.PROVISION OF 2.7.1. PROVISION OF 2.9.1.FREESTANDING 2.0.1E APPLICABILITY DEVELOPMENT 2.2.1E USE TYPES ,HEIGHT STREETS AND PUBLIC ISTING STREETS PUBLIC OPEN SPACE PARKING ARTICULATION SIGN SETBACKS (MAND) OPEN SPACES REGULATIONS 2.0.2.HOW TO USE 2.1.2.ESTABLISHMENT 2.5.2.SPECIAL 2.6.2.SPECIAL 2.5.2.ARCHITECTURAL 2.2.2E SPECIAL RETAIL 2.9F.2.PRIVATE .2.PROVISION OF 2.7.2E PARKING 2.9.2E TOTAL SIGN THE DEVELOPMENT OF CORRIDOR CENTERS 7BUILDING HEIGHT PUBLIC OPEN SPACE ELEMENTS CODE AND SEGMENTS CONFIGURATION LIMITS FRONTAGE TYPES r NEW STREETS REQUIREMENT TYPES REGULATIONS AREA 2.2.5.AFFORDABLE 2.7.5. GENERAL 2.O.I§.DEVELOPMENT 2.1.3.TOWN CENTER HOUSING 2.I§.I§.BUIL 2.9F.I§.FRONT YARD L.5.3. BLOCK SIZE 2.6•'.§•PROVISION OF PARKING 2.$.I§.ARCHITECTURAL 2.9..'$. SIGN TYPE CODE CATEGORIES -CORE REQUIREMENT LENGTkI SETBACK PRIVATE OPEN SPACE REQUIREMENTS CHARACTER REGULATIONS 2.5.4.SPECIAL 2.9.4. SIGN 2.0.9F.DEVELOPMENT 2.L9F.TOWN CENTER- BUILDING LENGTH 2.4.4.SIDE YARD 2.5.4. STREE� 2.6.4.PUBLIC OPEN 2.7.4. PARKING GUIDELINES•ALL CODE ORGANIZATION NEIGHBORHOOD LIMITS SETBACK 1JGNNEGTIVITY SPACE TYPES GUIDELINES SIGN TYPES z 2.0.5.HOW TO GET '.5.5. REQOIR O 2.1.5E NEIGHBORHOOD 2.5.5E BUILDING 2.4.5.REAR YARD 2.6.5E PRIVATE OPEN YOUR PROJECT - WEST STREET [� APPROVED CENTER MASSING SETBACK CONNECTION SPACE TYPES z w 2.1.6.TOWN CENTER L RESIDENTIAL 2.6.6.STORMWATER 2.4.6.ALLEY SETBACKANSITION REST MANAGEMENT BOULEVARD SEGMENT ARY STREET PRACTICES N ;5 2.1.7E NEIGHBORHOOD 2.5F FRONTAGE PES 2.6.7E STGRMWATER C .7. STREET(NEW STREET BOULEVARD SEGMENT 1JOVERAGE DESIGN RMP TYPES W O 2.1.8.NEIGHBORHOOD 2.4.8.SPACE BETWEEN 2.6.5.OPEN SPACE PARKWAY SEGMENT BUILDINGS LANDSCAPING icy z w a 0 2.1.9E RESIDENTIAL 2.4.9.BUILD-TO- 2.6.9E SETBACK AREA H7 PARKWAY SEGMENT CORNER LANDSCAPING W W A FH 2.1.10.RESIDENTIAL III TRANSITION ZONE W 0 0 2.1 DEVELOPMENT STANDARDS j0�M�����W� CUD 2.1.1 MAXImum AMOUNT OF NET '� \ NEw DEVELOPMENT (MAND) %��� This section establishes the maximum amount of net new �� ��������� construction of residential and commercial development permitted in the Beach and Edinger Corridors Specific Plan. X ��������������� EEEE- The City will monitor and publish the amount ofnew development ��� ���� co that occurs after the adoption of the specific plan in a form to �� � be determined b�the Planning and Building Director. Updates ���� �� RM Un to this summar of develo ment will occur each time new development takes place. When the Maximum Amount of New ' 0®ID �� Development(NAND)is reached, no further development may / / o ®®® L ® aIE= be permitted without an amendment to the NAND provisions LE mum Em — and environmental review. HN���� �HN Hi PH No m MN NH HN� no HP HH HN HN du Upon issuance of a Building Permit, a project shall be deemed ®�Fin ®®®® ®M = ===®FFFM to be entitled to its allocation of the MAND specified in the ��®�FF®� FIT]�®= MF =® � P ==® ®=== Lam® Building Permit, but such entitlement shall expire unless Q ®®® ®M®® ®run HEA construction commences for such units within one year of �% ME®=®®®=® ®® t m the date of issuance of the Building Permit and is pursued ® ®� �� �� reasonably to completion as determined by the Chief Building � M �, � UM®� �® m �u and Safety Official. No Building Permit may be issued to allow a net increase in development in excess of the MAND. �e/ K® r/1 The MAND established herein corresponds to the installation of ®® Zintersection capacity improvements necessary to maintain the j ed community's level of service standardforprimary arterial corridor interse ions as well as ation infrastructure P. of those infrastructure improvements arel included in Book IIe ff ®® ®® ® \ sewer, water, drainage and dry utilities). Detailed descriptions n APublic Improvements. p ®® H ® �� .--i The MAND for the Beach and Edinger Corridors planning area '- N� is analyzed in Environmental Impact Report EIR No. 08-008 C� y P P ( ) corresponding to the Beach and Edinger Corridors Specific TH11111111TI ¢' Plan and is set forth as follows: c e W HIM o corridor Dwelling Retail office Hotel 2.1.2 ]ESTABLISHMENT OF 2) Transect Designations A6 3) How Corridor Centers and U Unit SF SF Rooms CORRIDOR CENTERS AND Segments Apply To Parcels H i) The Transect is a system of classification for built environments Edinger 1,745 206,000 0 150 7� SEGMENTS established in the SmartCode. It uses the concept that place Every parcel in the Plan Area shall be regulated by its PBeach 2,755 532,400 112,000 200 types range from rural (Tl) to urban (T6). The character and location in one or more designated Corridor Centers p 1) Corridor Centers and Segments Map function of a district, center, or segment is an extension of its and Segment as shown in the Fig.2.1. Corridors Centers Total 4,500 738,400 112,000 350 lace in the continuum of the Transect. Eve element of the and Segments Ma Where further clarification W i) Eight(8)Corridor Centers and Segments are established p Every g p �? as the basic organizing principle for the Development built environment has a place in the Transect. This Development is necessary, boundaries shall be determined by A Standards applied to all properties in the Specific Plan Code uses the Transect as the underlying principle of organization consulting with the Planning Director/Designee as for the Plan Area's Centers and Segments and the corresponding described below for split parcels. Area. Development Standards. For reference purposes,Transect Zones x See section 2.0.5 for process requirements to transfer building it) The Centers and Segments are established in the have been identified for the Centers and Segments established 0 specific locations and with the specific names indicated in this plan as indicated in the Fig.2.1 Corridor Centers and units between Corridors. A request to change a NAND total CQ in the Fig.2.1 Corridor Centers and Segments Map. Segments Map legend. constitutes a Specific Plan Amendment subject to section i.2. 10 FIG, 2a 1 CORRIDOR CENTERS AND SEGMENTS MAP - 2.1.3 TOWN CENTER - CORE ���� SEGMENT RESIDENTIAL PARKWAY � � I❑ ❑ 2.]L.91 �OW1�T G'E1�T'Il'ER - 2.1.10 RESIDENTIAL TRANSITION � 1�'EIlG1EiBOR1EiO0D ���� ZONE ❑ GoldenwestSt. NEIGHBORHOOD CENTER 2.1.5 NEIG � CORNER ENTRY REQUIRED SEE SECTION 2.4.3) HHEIRERH I BOULEVARD VARTOW SEGMENT � . . SPECIFIC PLAN AREA BOUNDARY _ � � ; BO4T][,EVARD SEGNIEI�T'Il' SPECIFIC P4TB][,IlC ®PEN SPACE ��°�) 2.]L.'� NEIGHBORHOOD SEE SECTION2.�.2) BOULEVARD SEGMENT RESIDENTIAL REQUIRED L� �❑ ❑ 2.1.8 NEIGHBORHOOD (SEE SECTION 2.1.4) PARKWAY SEGMENT ❑❑ d St. Railroad'Tracks ❑ ' �mo IHIE NO ❑ ❑ J1 L � t — �� 1� � IH o � �F � i=t7LI77 177771 MN "H > - - �� -- ��° .❑� a rD w 1,000 500 0 1,000 2,000 CEIEILEI= ❑- �d� ' TI I I I I I I]nTmm ❑\ ' `�' Feet _ W a) Parcels with a single Designation b) Split Parcels: 4) Development Standards Charts 5) Regulations and Guideline . o All development on parcels, assembled parcels, or portions i) Where Corridor Centers and Segments or Plan Area i) The development standards applied to each Corridor i) Remember to review Regulatory Definitions, General of allocated in a single Corridor Centers or Segment must Boundaries appear to connect between parcel lines of Center and Segment are contained in the Development Requirements, and Guidelines common to all properties W conform to the development standards that apply to that adjacent properties as shown on the Fig.2.1. Corridors Standards Charts contained in 2.1.3—2.1.10. within the Plan Area contained in sections 2.2 — 2.9 as corridor or segment. Centers and Segments Map, the boundary shall be necessary. w ii) Each chart lists Regulations in the order that they appear p determined by the Planning and Building Director/ W in section 2.2—2.9 in the left column of the chart. Designee as measured on a scaledversion of the Corridors Centers and Segments Map. in) Each chart lists the Development Standards that apply to each Regulation in the right column of the chart. ii) Each portion of the Split Parcel shall be regulated by the :y applicable Corridor Centers or Segment. CQ 11 i . uUSE REGULATIONS PLACEMENT REGULATIONS 1 1 I I Re Use Types Buildin Orientation To Streets & Public Open$ ace q� � 1)Retail required or not required required 67 61�Yenwest St'. _ a)Specialty Goods Anchors permitted .4.2 Private Frontage T es b)Community Oriented Anchors permitted )Private Frontage Specification a)Shop-Front permitted c) Entertainment Anchors permitted Shopfront Length-maximum 50 ft ch Eating&Drinking Establishments permitted Tenant Length-maximum 50 ft Articulation Length-maximum 50 ft e)Specialty Goods&Foods permitted b)Corner Entry permitted(C5) c Arcade p i f)Entertainment&Recreation "permitted Grand Portico g)Convenience Uses permitted e)Forecourt permitted(C5) f)Common Lobby Entry limited h)Business Services permitted g)Stoop permitted(L4)only h)Porch --- ilroad Tracks i)Personal Services permitted i)Front Door --- ��� -x! j)Personal Enrichment Services permitted J)Edge Treatment: Fenced --- � k)Edge Treatment: Terraced I ❑ � k)Service Commercial&Repair 1)Edge Treatment: Flush permitted G .4.3 Front Yard Setback ' 1)Large Scale Commercial Goods --- minimum/maximum-Edinger 0 ft/5 ft O minimum/maximum-Main O ft/5 ft m)Vehicle Sales --- minimum/maximum-all other streets 0 ft/5 ft, L4.5/15 ft rn (ID )Civic&Cultural permitted(C2) 2.4.4 Side Yard Setback Office min w/living space windows 10 ft a)Professional Services permitted(C2&L4) min w/out living space windows 0 ft b)Medical Services permitted(C2&L4) 2.4.5 Rear Yard Setback rE® ]�L Lod minimum 5 ft nTFFFFFFFFFFM eac V 1 �� Lodging permitted(C2) �Y 4.6Alle Setback Li) ve Work Residential minimum T 5 ft a)Multi-Family w/Common Entry permitted(C2&L4) 2.4.7 Frontage Coverage Wb)Multi Family w/Individual Entries permitted(L4)only minimum-Edinger/Beach/Main 90% �0,^Q 0 1,000 2,000 minimum-all other streets 75% p c)Attached Single Family Feet d)Detached Single Family .4.8 $ ace Between Buildings W .2.2 Special Retail Configurations minimum 20 ft A Development Standards Charts Legend: .4.9 Build-To-Corner a)Neighborhood Center n/a ry Symbol: (C3) Parkway Landscaping required along Beach Blv a- (L9) On Ash St and Cypress Ave- re uired or not required required NThese elements are allowed,by right,unless (C4) Side,and rear yards shall consist of heavy screen- (L10) On Warner Ave b)Corner Store n/a permitted otherwise specified in Section 2 2 1 Use m see section z6- c)Drive-through --- STANDARDS Types (C5) With shopfront Use: REGULATIONS — Not permitted (C6) Or20%of parcel depthwhichever is smaller (Ul) For residential develop ent with 3 or more units 2.2.3 Affordable Housing Requirement 2.5.1 Improvements TO Existing Streets n/a Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted required or not required required(Ul) )Classic Boulevard required(L2) These are required elements of all new Lar e Scale S ecial Goods and Foods Onl see required develop,entas indicated (CS) For development over 20,000 sf of building area (U3) g p ty y( 6)Standard Avenue required(L3) section 2 2-1 FTa conditional Requires a conditional use permit (Cg) For development over 20 dwelling units or lodg- (U4) Movie Theaters not permitted BUILDING STANDARDS Neighborhood Streets required except(L2,L3) A Limitations apply . moms GmundftoorHealth&ExuciseClubsare REGULATIONS .5.2 Provision of New Streets - see section2.5.2 Q limited Courtyard buildings exceed the indicated (U5) 2a3-PrivaleFmnta Frontage es clo oo g y conditional .3.1 Building Height Develop.ent shall not exceed the height of ( ) .5.3 Block$IZe length defined in Length (U7) only Health&Exercise curbs inbound height 3 stones;(A}1 story F housing across the streetplus the number of Cll The number of spaces provided must include at Maximum Block Size 1900ft plus (CID, (east one for each student (Us) Only Gas Stations aximum height 6stories smiles g Height(see section z2z special Maximum Edinger Block Face n/a W Building Height Limits Aminitnum oft guest space/IODU requvesa (U9) Residential Required as Shown onMap g ) (c12) .3.2 $ ecial BuildingHeight Limits .5.4 Street Connectivity Permitted in Comer Store configu.ton conditonal use em,rt p'+ U to 6 stories with a CUP if on same site with Binger/Beach/Main 4 story max C) CS (see section 2 2 2-Special Retail Configu.- (C13) p Signs: required or not required required exist. Buildi s of same or reaterhei ht cross the Street From Housing plus 3 stories max W eons) Exceptions apply for changeable copy&other g p .5.5 Required East-West Street Connection (C 14) Up to 14 stories with a CUP if property is within (Sl) sign variations,see section 29 Signage Regula- dfacent to Housing required Permitted in a Neighborhood Center con- 500 tt of1-405 Hors required or not required n/a r� NC figuration(see section 2 z z Special Retail .3.3 Buildin Len Th Configurations) Location: (S3) 50%shall be allowable during the.onthof .5.6 Residential Transition-Boundary Street A December aximum 300 ft required or not required n/a Required for Priority Projects/Encouraged (Ll) On Beach Blv d- q q PP/N-PP for Non-Priori Froects seesection2.6.7. (54) Must occur as tower form at .3.4Special BuildingLength Limits �O"y tY J ( (L2) OnEdinger Av e- For churches,schools,and commercial recreation .5.7 Street} es (New Street Design) StornwaterBMPTypes) Imlted Corner Building-maximum n/a (L3) On Mam St (SS) uses within public parks,mawmum area of32 sgft 1)City Street permitted 0 (A) Exceptions apply to anchor retail buildings (L4) On Ellis Ave-and Delaware St and maximum height of 6 ft imited Mid-Block Building-maximum n/a )Public Open Space w/City Street permitted 0 (M) Asshown on the Fig zl Districts Map LS South ofAtlantaAve. (56) Signs arerestricted to comer stores only .3.5 Buildin Massin - Prima Volume Pro oHions ( ) )Neighborhood Street Special Conditions: (L6) Between Ellis Ave-and Adams Ave- (57) --- Sig pe r itted at era ances to multi-family ength:Height-Edinger/Beach/Main 3L 2H to Sli 2H �Q p buddin s 4)Public Open Space w/Neighborhood St. --- (Cl) Ground floor allowed (L7) North of Ellis Ave- en :Height -All other streets 1L 3H to 3L_111 Alley permitted (C2) Upper floors only that On Gothard St IZ 2.6 OPEN SPACE STANDARDS 2.7 PARKING STANDARDS 2.8 ARCHITECTURE REGULATIONS REGULATIONS REGULATIONS STANDARDS .6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations 1)Retail 50 s.f./1000 s.f(CS) 1)Retail Anchors op required Civic&Cultural n/a spaces per 1000 s.f. 3 min/4 max apse required Office n/a location within 500 feet 4)Lodging n/a )Eating&Drinking Establishments 5)Live Work n/a spaces per 1000 s.f. 4 min/10 max REGULATIONS Residential n/a location on site .9.1 FreestandingSign Setbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) n/a spaces per 1000 s.f. 3 min/4 max .9.3 Sign Type Regulations .6.3 Provision of Private Open Space location within 500 feet rand Projecting Sign permitted 1)Retail n/a 4)Entertainment&Recreation maximum height 30 ft Civic&Cultural n/a spaces per 1000 s.f. 6 min/10 max arquee Sign permitted Office n/a location within 500 feet maximum number of faces 3 4)Lodging n/a 5)Convenience Uses maximum area 500 s.f 5)Live Work n/a spaces per 1000 s.f. 3 min/4 max all Sign permitted 6)Residential location within 500 feet maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 s.f/writ 6)Personal&Business Services Monument Sign&Ground Sign --- b)Detached Single-Family Homes n/a n/a spaces per 1000 s.f. 3 min/4 max maximum number of faces .6.4 Public Open Space Types location within 500 feet maximum height n/a 1)Park --- 7)Present Enrichment Services maximum area n/a Linear Green permitted spaces per 1000 s.f. 5 max(Cl 1) secondary sign n/a Square permitted location within 500 feet bonus sign n/a 4)Plaza permitted 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign --- 5)Mid-Block Green permitted spaces per 1000 s.f. n/a maximum number of faces n/a 6)Courtyard Plaza permitted location n/a maximum height n/a 7)Passage/Paseo permitted 8)Civic&Cultural secondary sign n/a 8)Pocket Park/Playgmund permitted spaces per 1000 s.f. 3 min/4 max bonus sign n/a .6.5 Private Open Space Types location within 500 feet maximum area n/a 1)Courtyard permitted 9)Office-Professional secondary sign n/a Private Yard permitted spaces per 1000 s.f. 25 min/3.5 max bonus sign n/a )Porch --- location within 200 feet Projecting Sign permitted W 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area 8 s.f . 5)Balcony permitted spaces per 1000 s.f. 4.5 min/5.5 max Awning Face Sign permitted Q .6.6STormwaterManagement location within 200 feet maximum area 20%of awning face W Best Management Practices 11)Lodging Awning Valance Sign permitted required or not required required spaces per guest room 1 min/1.2 max lines of lettering 1 W .6.7 STormwaTer BMP Types location within 200 feet letter height(whichever is less) 2/3 valance height_Sin A Source Control BMPs required 12)Live-Work Awning Side Sign permitted Site Design BMPs required spaces per unit 1 min/1 max lines of lettering 1 N Treatment Control BMPs PP/N-PP spaces per employee 0 min/1 max letter height 8 in — .6.80 ens ace Landscaping location within 200 feet Canopy Fascia Sign permitted required or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 in .6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width 1)Perimeter Block Setback Areas spaces per lbr unit _7 7./1 5 max lines of lettering 1 W a)Sidewalk Extension permitted spaces per 2br+unit 1 5 min/2 max Above Canopy Sign permitted O b)Parkway Landscaping --- guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 in c)Boulevard Landscaping --- location on site maximum width 2/3 canopy width 1 4 d)Neighborhood Street Landscaping permitted(L4)only 14)Neighborhood Center Exceptions lines of lettering W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign permitted a)Groundcover lequired 15)Corner Store Exceptions maximum area n/a O b&c Moderate or Heav Screenin --- spaces per 1000 s.f. 0 min Recess Entry Sign permitted location on street only maximum area 20 s.f .7.2 Parking Types WindowSign permitted W 1)Surface Lot-Front --- maximum area 20%ofwindow(S3). IA Surface Lot-Side --- H Surface Lot-Rear permitted 4)Surface Lot-Exposed --- [6) Structure-Exposed --- structure-wrapped: Ground Level 2.7parkingRegulationsNote: The maximum number Structure-Wrapped:All Levels permitted(L4)onlyPartially Submerged Podium permittedofparking spaces permitted only applies to parking Structure-Underground permitted spaces that are provided in surface parking lots. FU i CORNER ]ENTRY REQUIRED 771 USE R 1 1BEE SECTION8.4.3) .2.1 Use T es .4.1 Buildin Orientation to Streets & Public O en S ace 1)Retail required or not required requiredSPECIFIC PUBLIC OPEN SPACE -_ a)Specialty Goods Anchors --- 2.4.2 Private Frontage Types BEE SECTION 2.6.2) b)Community Oriented Anchors NC )Private Frontage Specification a)Shop-Front permitted RESIDENTIALREQUIRED � c) Entertainment Anchors --- ShopfrontLength-maximum 50ft d)Eating&Drinking Establishments permitted Tenant Length-maximum 50 ft 1&L3 onl Articulation Length-maximum 50 ft v ' e)Specialty Goods&Foods P&Litted b)Corner Entry permitted,required(NI) permitted c)Arcade permitted f)Entertainment&Recreation d)Grand Portico permitted g)Convenience Uses CS or permitted e)Forecourt permitted LI,L3,L8 only f)Common Lobby Entry permitted h)Business Services permitted g)Stoop permitted h)Porch i)Personal Services permitted i)Front Door --- lgrnrn j)Edge Treatment: Fenced --- j)Personal Enrichment Services permitted k)Edge Treatment: Terraced permitted k)Service Commercial&Repair (US)_conditional 1)Edge Treatment: Flush permitted -i Q AND L1/L3 only .4.3 Front Yard Setback 1)Large Scale Commercial Goods minimum/maximum-Beach 0 ft/10 ft Iminimum/maximum-Main Oft/S ft m)Vehicle Sales --- minimum/maximum-all other streets 0 ft/15 ft ' .4.4 Side Yard Setback rn _ )Civic&Cultural permitted I m )Office min w/living space windows Look 0 ft a)Professional Services permitted min w/out living space windows 0 ft b)Medical Services permitted .4.5 Rear Yard Setback ® `�� )Lodging permitted minimum 10 ft F" eac lvd J .4.6 AlleySetback V1 < / )Live Work permitted Z )Residential minimum 5 ft W ; a)Multi-Family w/Common Entry permitted(U9) 2.4.7 Frontage Coverage b)Multi Family w/Individual Entries permitted(U9) minimum-Edinger/Beach/Main 90% 1,000 500 0 1,000 2,DUD c)Attached Single Family permitted(U9) minimum-all other streets 90% W Feet d)Detached Single Family --- 2.4.8 Space Between Buildings W .2.2 Special Retail Configurations minimum 20 ft A Development Standards Charts Legend: permitted 2.4.9 Build-to-Corner a)Neighborhood Center 1&L3 only required or not required required ry Symbol: (C3) Parkway Landscaping required along Beach Blvd_ (L9) On Ash St and Cypress Ave e_ NThese elements are allowed,by right,unless (C4) Side,and rear yards shall consist of heavy screen- (L10) On WarnerAv e_ b)Corner Store permitted permitted otherwise specified in Section 2 2 1 Use m see section 26_ c)Drive-through --- STANDARDS Types (C-J) With ShopfrORt U6GREGULATIONS — Not permitted (C6) Or20%of parcel depthwhichever is smaller (Ul) For residential develop m ent with 3 or more units .2.3 Affordable HousingRequirement .5.1 Improvements to ExistingStreets n/a Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted required or not required required(Ul) 4)Palm Tree Boulevard These are required elements of all new Large Scale S eclat Goods and Foods Only see required develop,ent as indicated (CS) For development over sf of building area (U3) g p ty y( a)Typical Configuration required(L1) section 22.7 FTa conditional Requires a conditional use permit (C9) For development over 20 dwelling units or lodg- (U4) Movie Theaters not perm itted BUILDING STANDARDS �6tandard Avenue required(L3) A Lvnitationsa 1 as eeified in section m moms REGULATIONS Q limited pPy p Ground floor Health&Exercise Clubs are '1)NeighborhOOd Streets required except(1-1,L3) 243_Private Frontage T es (C10) Courtyard buildings may exceed the indicated (US) conditional .3.1 BuildingHeight Develop.entshallnotexceedthehei height lengthasdefinedin234Buildi Length .5.2 Provision Of HEW Streets - See SECTIOn 2.5.2 g (U7) Only Health&Exermse clubs Inlmum height 2stones F housing across the street plus the number of (CID, The number of spaces provided must include at .5.3 Block SIZE plus i ( ) (east one for each student (Us) Only Gas Stations aximumhel height 6stories scores indicated(see section z3z special g Maximum Block Size 2400 ft W BuildingHeight Limits A m inumum of l guest space/10 DU requiresa (U9) Residential Required as Shown on Map g ) (C 12) .3.2 Special BuildingHeight Limits Maximum Edinger Block Face n/a Permitted in a Comer Store configuration conditional use emit g A'+ U to 6 stones with a CUP if on same site dinger/Beaeh/Ma1n 4 story max(L 1,L3) CS (seesection2zzspecialRetaaConfigira- (C13) p signs: .5.45TreeTConneetivi existin biildi s of same or realer height Cro33 the Street From Housing Lus 2 sto mex W [ions) Exceptions apply for changeable copy&other g P rY required or not required ie uired (C14) Up to l4 stones witlha CUP if property is witlhin (Sl) sign variations,see section 29 Signage Regina- djacent to Housing required q Permitted(s eNction 2rzz 6peoiai Ken- sou lt_oflaos [ions .5.5 Required East-West Street Connection W NC fig„raguratieesec[ion22zspeeialRetat .3.3 Buildin Len Th Configurations) Location: (53) 50%shall be allowable during the month of required Or not required n/e A December aximum 30o ft .5.6 Residential Transition-Bounda Street Required foriN Fr Fo yProjects/Encouraged (Ll) On Beach Blvd_ (S4) Must occur as tower format .3.4Special BuildingLength Limits PP/N-PP Stonaw-Priority Projects(see section26Z (L2) On Edinger Av e_ required Or not required required For churches,schools,and commercial recreation stornwaterBMPTypes) imited Corner Building-maximum 120 ft(C10) (L3) OnMamSt (SS) useswifhinpublicparks,mawmumareaof32sgft .5.7 Street T ES HEWStreet UEsi n (A) Exceptions apply to anchor retail bindings (L4) On Ellis Ave_and Delaware St and maximum height of 6ft imited Mid-Block Build Fig soft(CIO) 1)City Street permitted 0 (M) I As shown on the Fig 21 Dish rots Map LS South ofAtlanta Ave. (So) Signs are restricted to comer stores only .3.5 BuildingMassing - Prima VOIUme PYO oHions ( ) )Public Open Space w/City Street permitted S uial Conditions: (1,� Between Ellis Ave_and Adams Av e_ (57) Signs arepernitted at entrances to milli-Camily ength:Heigh[-Edinger/Beach/Maln 3L 2H to 5li 2H �Q p biddin s )Neighborhood Street permitted (Cl) Ground floor allowed (L7) North ofEllis Ave_ en :Height -All other streets 1L 3H to 3L_1H 4)Public Open Space w/Neighborhood St. permitted (C2) Upper floors only (LS) On Gothard St Alley permitted 14 2.6 OPEN SPA42E STANDARDS 2.7 PARKING STANDARDS 2.8 ARCHITECTURE STANDARDS REGULATIONS I REGULATIONS REGULATIONS .6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations 1)Retail 50 s.f./1000 s.f(C8) 1)Retail Anchors op required Civic&Cultural n/a spaces per 1000 s.f. n/a [Base required Office 100 sf/1000 s.f.(C8) location n/a 4)Lodging 30 s.f./room(C9) )Eating&Drinking Establishments 5)Live Work 50 s.f/unit(C9) spaces per 1000 s.f. 4 min/10 max REGULATIONS )Residential 50 s.f/unit(C9) location within 500 feet .9.1 Freestandin Si nSetbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) required(M) spaces per 1000 s.f. 3 min/4 max .9.3 Sign Type Regulations .6.3 Provision of Private Open Space location within 500 feet rand Projecting Sign --- 1)Retail n/a 4)Entertainment&Recreation maximum height n/a Civic&Cultural n/a spaces per 1000 s.f. n/a arquee Sign --- Office n/a location n/a maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 3 min/4 max Wall Sign permitted 6)Residential location within 500 feet maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 s.f/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted b)Detached Single-Family Homes n/a spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 .6.4 Public Open Space Types location within 500 feet maximum height 6 ft 1)Park permitted 7)Present Enrichment Services maximum area 48 s.f.(Sl) Linear Green permitted spaces per 1000 s.f. 5 max(Cl 1) secondary sign --- Square permitted location within 500 feet bonus sign 24 s.f 4)Plaza permitted 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign --- 5)Mid-Block Green permitted spaces per 1000 s.f. n/a maximum number of faces n/a 6)Courtyard Plaza permitted location n/a maximum height n/a 7)Passage/Paseo permitted 8)Civic&Cultural secondary sign n/a 8)Pocket Park/Playgmund permitted spaces per 1000 s.f. 3 min/4 max bonus sign n/a .6.5 Private Open Space Types location within 500 feet maximum area n/a 1)Courtyard permitted 9)Office-Professional secondary sign n/a Private Yard permitted spaces per 1000 s.f. 2.5 min/3.5 max bonus sign n/a F, )Porch --- location within 200 feet Projecting Sign permitted Z 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area 8 s.f 5)Balcony permitted spaces per 1000 s.f. 4.5 min/5.5 max Awning Face Sign permitted O .6.6 STormwaTer Management location within 200 feet maximum area 20%of awning face W Best Management Practices 11)Lodging Awning Valance Sign permitted required or not required required spaces per guest room 1 min/1.2 max lines of lettering 1 W .6.7 STormwaTer BMP Types location within 200 feet letter height(whichever is less) 2/3 valance height_gin A Source Control BMPs required 12)Live-Work Awning Side Sign permitted Site Design BMPs required spaces per unit 1 min/1 max lines of lettering 1 N Treatment Control BMPs PP/N-PP spaces per employee 0 min/1 max letter height 8 in .6.8 Open s ace Landscaping location within 200 feet Canopy Fascia Sign permitted required or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 in .6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width 1)Perimeter Block Setback Areas spaces per lbr unit 17./15 max lines of lettering 1 W a)Sidewalk Extension permitted,required(C5) spaces per 2br+unit 1 5 min/2 max Above Canopy Sign permitted b)Parkway Landscaping --- guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 M. c)Boulevard Landscaping required(L 1 except C5) location on site maximum width 2/3 canopy width lettering 4 d)Neighborhood Street Landscaping permitted 14)Neighborhood Center Exceptions � lines of g 1 W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign permitted a)Groundcover required 15)Corner Store Exceptions maximum area n/a O b&c Moderate or Heavy Screeningpermitted spaces per 1000 s.f. 0 min Recessed Entry Sign permitted .7 location on street only maximum area 20 s.f .7.2 Parking Types WindowSign permitted W 1)Surface Lot-Front --- maximum area 200/ of window(S3) A Surface Lot-Side --- H Surface Lot-Rear permitted 4)Surface Lot-Exposed --- 5)Structure-Exposed --- O Structure wrapped: Ground Level Permitted 2 7parkingRegulationsNote: The maximum number '/)Structure-Wrapped:All Levels permitted 8)Partially Submerged Podium permitted of parking spaces permitted only applies to parking 9 Structure-under round permitted spaces that are provided in surface parking lots. F15 2.2 BUILDING STANDARDS 2.4 FRONTAGE Re BUILDING USE REGULATIONS PLACEMENT REGULATIONS STANDARDS I .2.1 Use Types 2.4.1 Bu ng Orientation To Streets & Public Open Space 1)Retail required or not required required(A) 1177 %T. NL a)Specialty Goods Anchors --- .4.2 Private Fronta e T es b)Community Oriented Anchors NC )Private Frontage Specification a)Shop-Front permitted eac v c Entertainment Anchors --- ) Shopfront Length-maximum N/A 1 __ d)Eating&Drinking Establishments NC Tenant Length-maximum N/A NC Articulation Length-maximum ft e)Specialty Goods&Foods U3 b)Corner Entry permitted nT � i c)Arcade permitted f)Entertainment&Recreation permitted ch Grand Portico permitted Emu '` g)Convenience Uses NC e)Forecourt permitted f)Common Lobby Entry permitted _ ( I 11mmumi h)Business Services NC g)Stoop permitted except(L I) a h)Porch - i Personal Services NC ) )Front Door -- �yIllll IV I' j)Personal Enrichment Services NC j)Edge Treatment: Fenced 1 permitted except(L I) �. k)Edge Treatment: Terraced permitted except(L I) k)Service Commercial&Repair permitted 1)Edge Treatment: Flush permitted B _ .4.3 FronTYard Setback _��-.- eac V *eaci1)Large Scale Commercial Goods --- minimum/maximum-Beach 5 ft/10 ft,0 ft/5 ft(CS) minimum/maximum-all other streets 5 ft/15 ft(A) m)Vehicle Sales 2.4.4 Side Yard Setback rn ® ® ® - )Civic&Cultural permitted(C2) min w/living space windows 10 ft RED )Office min w/out living space windows 5 ft ®® ® ® a)Professional Services permitted(C2) 2.4.5 RearYard Setback ( minimum loft b)Medical Services permitted(C2) H )Lodging pe7t[ed(C2) 2.4.6 Alley Setback C/1 )Live Work permitted(C2 or Cl/L10) minimum 5 ft F �' 1,000 500 0 1,000 2,000 .4.7 Frontage Coverage )Residential 7�- Feet a)Multi-Family w/Common Entry permitted(C2 or CUL9) minimum-Edinger/Beach/Main 50% Wb)Multi Family w/Individual Entries permitted(C2 or Cl/L9) minimum-all other streets 500/.(A) p c)Attached Single Family 2.4.8 Space Between Buildings d)Detached Single Family minimum 20 ft W .2.2 Special Retail Configurations 2.4.9 Build-To-Corner Development Standards Charts Legend: a)Neighborhood Center required required or not required required ry Symbol: (C3) Farkway Landscaping requiredalong Beach Blvd_ (L9) On Ash St and Cypress Ave_ 1&L10 NThese elem en[s are allowed,by right,unless (C4) Side,and rearyards shall consist of heavy screen- (L10) On Warner Ave b)Corner Store n/a STANDARDS permitted otherwise specified in Section 2 2 1 Use m see section 26_ 1 Types (C5) Withshopfront Use: c)Drive-through permitted .5.1 Improvements To Existin Streets — Not permitted (C6) Or20%of parcel depthwhichever is smaller (Ul) For residential development with 3 or more units .2.3 Affordable HousingRequirement 4)Palm Tree Boulevard n/a Not applicable (C7) fainted to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted a uired or not re Weed required(L71) b)Neighborhood Center Streetfront required(L 1,L7) These are required elements of all new Large Scale S ecial Goods and Foods Ord see required develom ent as indicated (CS) For development over sf of building area (U3) g p ty y( 5)Parkway section 22.7 FTa conditional Requires a conditional usepenmlt (C9) For development over 20 dwelling units or lodg- (U4) Movie Theaters not permitted BUILDING STANDARDSC)Neighborhood Center w/Palm required(L 1,L5,L� ALimitations a 1 ass ecified in section in rooms Q limited apply p Ground floor Health&Exermse Clubs are REGULATIONS 7)Neighborhood Streets required except(L 1) 243Pnvale FrontageT es (C10) Courtyard buildings may exceed the indicaled (U5) conditional .3.1 BuildingHeight Developmentshallnotexceedthehei height lengthasdefinedin234Buildi Length .5.3 Provision Of HEW Streets - See SeCTIOn 2.5.2 g (U7) Only Health&Exumse clubs Inlmnm height lstory F housing across the street plus the number of Cll The number of spaces provided must include at .5.3 Block SIZE plus ( ) least one for each student (Us) Only Gas Stations aximumhel height 5stories C13 scores inaicalea(see section z3z special g ( ) Maximum Block Size 3000 ft W Building Height Limits Aminumum of l guest space/10 DU requiresa (U9) Residential Required as Shown on Map g ) (C 12) .3.2 Special Building Height Limits Maximum Edinger Block Face n/a permitted in a Comer Store configuration conditional use permit g A'+ U to 6 stones with a CUP if on same site with dinger/Beach/Main 4 story max(L 1) C7 CS (seesecnon 222_Special Retail Configum- (C13) p Signs: .5.45TreET COnnECTIVI existin bstori s of sameF i realer height Cro33 the Street From Housing plus 2 story mex W [ions) Exceptions apply for changeable copy&other g p ry required Or not re uired re uired (C14) Up to l4 stones witlha CUP if property is within (Sl) sign variations,see section 29 Signage Regina- djacent to Housing required q q � Feamtionitted(s aNction2rzz 6peoiaiKetanter sooft_oflaos [ions .5.5 Required East-West W NC fig„raguratieesec[ion22zspecialRetat .3.3 Building Length Configurations) Location: (53) 50%shall be allowable during the month of required Or not required n/e A December aximum 300 ft .5.6 Residential Transition-Bounda Street Required for Prionry Projects/Encouraged (Ll) on Beach Blvd_ (S4) Must occur as tower format .3.4Special BuildingLength Limits��"y PP/N-PP forNon-priority Frojeets(see secnon 267 p,2) On Edinger Ave_ required or not required n/a For churches,schools,and commercial recreation stornwaterBMFTypes) invited Corner Building-maximum 120 ft(C10) (L3) OnMamSt (SS) uses within publicparks,mawmum area of32sgft .5.7STreETT ES HEWSTreETDesign) (A) Exceptions apply to anchor retail buildings (L4) On Ellis Ave_and Delaware St and maximum height of 6 ft imited Mid-BlockBuilding maximum soft(CIO) 1)City Street permitted 0 (Ni) As shown on the Fig 21 Districts Map LS South ofAtlantaAve. (56) Signs arerestrcted to comer stores only .3.56UIIdln Massin - Prima Volume Pro oHions ( ) )Public Open Space w/City Street permitted S uial Conditions: (L� Between Ellis Ave_and Adams Av e_ (57) Signs are permitted at entrances to multi-family ength:Height-Edinger/Beach/Main 3L 2H t03L[thl �Q p biddin s )Neighborhood Street permitted (Cl) Ground floor allowed (L7) North of Ellis Ave_ en :Height -All other streets 2L 3H to Sli 2H 4)Public Open Space w/Neighborhood St. permitted (C2) IUpper floors only (L8) On Gothard St Alley permitted 16 2.6 OPEN SPACE STANDARDS 2.7 PARKING STANDARDS 2.8 ARCHITECTURE STANDARDS a) Anchor Exceptions a REGULATIONS REGULATIONS REGULATIONS .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations Regulations listed in the Anchor Exceptions chart below .6.1 Provision of Public Open Space 1)Retail 50 s.f./1000 s.f(C8) 1)Retail Anchors op required may be applied to retail anchors exceeding 30,000 square Civic&Cultural n/a spaces per 1000 s.f. 3 min/4 max apse rcqurzcd feet as exceptions to the regulations indicated with an (A) in Office 100 s f/1000 s f (C8) location within 500 feet the Development Standards Charts. Anchor buildings shall 4)Lodging 30 s.f./room(C9) )Eating&Drinking Establishments 2.9 SIGNAGE STANDARDS have at least one "Front Street' that shall establish how these 5)Live Work 50 s.f/writ(C9) spaces per 1000 s.f. 6 min/10 max REGULATIONS exceptions apply. 6)Residential 5o s.f/imit(C9) location within 200 feet .9.1 Freestandin Si nSetbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) Beach Blvd. shall always be a Front Street. All streets that n/a spaces per 1000 s.f. 3 min/4 max .9.3 Sign Type Regulations are not Front Streets are either Side Streets of Rear Streets as .6.3 Provision of Private Open Space location within 500 feet rand Projecting Sign --- indicated in accompanying Anchor Buildings diagram. 1)Retail n/a 4)Entertainment&Recreation maximum height n/a Civic&Cultural n/a spaces per 1000 s.f. 6 min/10 max arquee Sign --- Office n/a location within 500 feet maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 3 min/4 max Wall Sign permitted 6)Residential location within 200 feet maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 s.f/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted FRONT STREET CURB maximum number of faces 2 BACK OF b)Detached Single-Family Homes n/a spaces per 1000 s.f. 3 min/4 max SIDEWALK .6.4 Public Open Space Types location within 200 feet maximum height 6 ft r"—,I Park --- '>)Presonl Enrichment Services maximum area 48 s.f.(Sl) FRONT STREET FRONTAGE REGULATIONS Linear Green --- spaces per 1000 s.f. 5 max(Cl 1) secondary sign m p p ( ) bonus sin 24 s.f m m Square permitted location within 200 feet g � H L � 4 Plaza permitted Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign permitted(l.l,L2) ANCHOR m 5)Mid-Block Green permitted spaces per 1000 s.f. n/a maximum number of faces 2 M maximum height 15 ft I�—^ r BUILDING �+ Courtyard Plaza permitted location n/a g O p a O 7)Passage/Paseo permitted 8)Civic&Cultural secondary sign --- H : 0 O w 8)Pocket Park/Playgmund permitted spaces per 1000 s.f. 3 min/4 max bonus sign 5 ft a : —4 �; p .6.5 Private Open Space Types location within 500 feet maximum area 70 s.f.(S4) E C) �I El 1)Courtyard permitted 9)Office-Professional secondary sign --- in ml bonus sin 3o s.f M REAR STREET °m°:/ CK OF Private Yard permitted spaces per 1000 s.f. 3 min/4 max g 0 01 sl �, Fi FRONTAGE )Porch --- location within 200 feet Projecting Sign permitted Is REGULATIONS CI W 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area 8 s.f � 5 . 5)Balcony permitted spaces per 1000 s.f. 4.5 min/5.5 max Awning Face Sign permitted : 0 p: Q .6.6STormwaTerManagement location within 200 feet maximum area 20%of awning face rn N, W Best Management Practices 11)Lodging Awning Valance Sign permitted required or not required required spaces per guest room 1 min/1.2 max lines of lettering 1 W letter height whichever is less 2/3 valance hei ht_gin REAR STREET .6.7 STormwaTer BMP Types location within 200 feet g ( ) g Source Control BMPs required 12)Live-Work Awning Side Sign permitted Site Design BMPs required spaces per unit 1 min/1 max lines of lettering 1 N Treatment Control BMPs PP/N-PP spaces per employee 0 min/1 max letter height 8 in — .6.8 Open s ace Landscaping location within 200 feet Canopy Fascia Sign permitted maximum height whichever is less 2/3 fascia height_ 12 in Front Side Rear required or not required required 13)Residential Uses g ( ) g Regulations .6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width Street Street Street 1)Perimeter Block Setback Areas spaces per lbr unit 1 min/1.5 max lines of lettering 1 2.4.1 Building Orientation W a)Sidewalk Extension permitted;required(I,1) spaces per 2br+unit 1.5 min/2 max Above Canopy Sign permitted required or not required required not required not required A b)Parkway Landscaping --- guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 in 2.4.4 Front Yard Setback c)Boulevard Landscaping --- location on site maximum width 2/3 canopy width maximum no deviation no maximum no maximum Neighborhood Street Landscaping permitted 14 Neighborhood Center Exceptions lines of lettering 1 2.4.8 Frontage Covera e W � g p g P ) g p � 9 9 Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign permitted minimum no deviation 20% 0% a)Groundcover required 15)Corner Store Exceptions maximum area 10%of umbrella surface 2.7.2 Parking Types b&c Moderate or Heav Screenin re used s aces er 1000 s.f. 0 min Recessed Entry Sign permitted - O 9 p p Surface Lot-Exposed no deviation permitted permitted i 4 location on street only maximum area 20 s.f W Y Structure-Wrapped on .7.2 Parking Types Window Sign permitted Ground Level permitted permitted permitted W 1)Surface Lot-Front --- maximum area 20%of window(S3) Structure-Exposed no deviation permitted permitted Surface Lot-Side permitted 2.8.2 Architectural Element Regulations H Surface Lot-Rear permitted No mnunum glazing - - 4)Surface Lot-Exposed -_(A) Fagade Composition no deviation requirement along two O 5)Structure-Exposed --- selected street frontages 6)Structure-wrapped: Ground Level - 2.7parking Regulations Note: The maximum number 7)Structure-Wrapped:All Levels permitted 8)Partially Submerged Podium permitted of parking spaces permitted only applies to parking 9 Structure-Underground permitted spaces that are provided in surface parking lots. FV WN CENTER BOULEVARD SEGM EVELOPMENT STANDARDS CHART FRONTAGED� STANDARDS .2.1 Use Types 2.4.1 151.111ding Orientation To Streets & Public Open Space � FFFH�R - 1)Retail required or not required required(A) Goldenwest S _ OIL ',. a)Specialty Goods Anchors permitted 2.4.2 Private Frontage Types _ b)Community Oriented Anchors L permitted Ltt onL )Private Frontage Specification n I� I a)Shop-Front permitted L� ��1111=- ' c) Entertainment Anchors --- Shopfront Length-maximum N/A permitted FFFMH� I d)Eating&Drinking Establishments Tenant Length-maximum N/A 1 er L2 d Articulation Length-maximum 50 ft _ e Specialty Goods&Foods Penn rtted ) p y 1&L2 only b)Corner Entry permitted "permitted c)Arcade permitted f)Entertainment&Recreation Ll &L2 only 4 " d)Grand Portico permitted g)Convenience Uses permitted e)Forecourt permitted h7 - - 1 erL2 f)Common Lobby Entry permitted Lit h)Business Services I L iteood 1 g)Stoop permitted __ permitted h)Porch --- lc --— i)Personal Services 1&L2 only i)Front Door --- permitted j)Edge Treatment: Fenced permitted j)Personal Enrichment Services P&L2 only k)Edge Treatment: Terraced permitted omo k)Service Commercial&Repair permitted 1)Edge Treatment: Flush permitted 1&L2 only .4.3 Front Yard Setback �Ll 1)Large Scale Commercial Goods permitted minimum/maximum-Edinger 0 ft/15 ft _ 1 er L2 minimum/maximum-Beach 12 ft/25 ft m )Vehicle Sales permittedd(L 1)only minimum/maximum-all other streets 5 ft/15 ft )Civic&Cultural permitted 2.4.4 Side Yard Setback — )Office min w/living space windows loft p r a)Professional Services permitted min w/out living space windows 5 ft �,_ � b)Medical Services permitted .4.5 Rear Ya rd Setback d' �/ )Lodging permitted minimum loft F" aaek�lvd 1 )Live Work permitted 2.4.6 um Setback � zF r=--" �`-> �._� )Residential minimum Sft tLLLLLLt1j a)Multi Family w/Common Entry permitted .4.7 Frontage Covero e WJ b)Multi Family w/Individual Entries permitted minimum-Edinger/Beach/Main 50% �J (—)DO, 0 1,000 2,000 c)Attached Single Family permitted minimum-all other streets 500/.(A) W Feet d)Detached Single Family --- .4.8 Space Between Buildin s W .2.2 Special Retail Configurations minimum 20 ft A Development Standards Charts Legend: permitted .49 Build-To-Corner a)Neighborhood Center Ll&L2 onl re aired or not required required ry Symbol: (C3) Parkway Landscaping required along Beach Blvd_ (L9) On Ash St and Cypress Av e_ NThese elements are allowed,by right,unless (C4) Side,and rear cards shall consist of heavy screen- (L10) On Warner Ave_ b)Corner Store permitted permitted otherwise specified in Section 2 21 Use m see section 26_ Penn permitted2.5 STREET Types (Cs) Wren shopfront Use; c)Drive-through 1&L2 onlyREGULATIONS — Not permitted (Cer) Or20%of parcel depthwhichever is smaller (Ul) For residential develop m ent with 3 or more units 2.2.3 Affordable Housing Requirement 2.5.1 Improvements TO Existing Streets n/a Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted required or not required iequued(Ul) )Classic Boulevard required(L2) These are required elements of all new e Scale Specialty Goods and Foods Only see required (CS) For development elopment over sf of building area (U3) Large p ty y( 4)Palm Tree Boulevard develop,ent as indicated section 22.7 FTa conditional Requires a conditional use permit (Cg) For development over 20 dwelling units or lodg- (U4) Movie Theaters not perm itted BUILDING a)Typical Configuration required(L 1) ALvnitationsa 1 as specified in section m moms ' Q limited apply p Ground floor Health Exercise Clubs are EGULATIONS '1)NeighborhOOd Streets required except(L 1,L2) 243_Private Frontage T es (C10) Courtyard buildings may exceed the indicated (US) conditional .3.1 Building Height hT Develop.en[shallnot exceed the height of length as defined in 234 Building Length .5.2 Provision Of New Streets - see section 2.5.2 g (U7) OnlyHealth&Exercise clubs inimum height Istory F housing across the sit eet plus the..her of Cll Thenumherofspacesprovidedmustincludeat .5.3 Block Size plus ( ) least one for each student (Us) Only Gas Stations aximumhel height Ssto"c' C14 scores indicated(see section z3z special g ( ) Maximum Block Size 3000 ft W BuildingHeight Limits A minimum of l guest space/10 DU requires (U9) Residential Required as Shown on Map g ) (C 12) conamonalise em,rc .3.2 Special BuildingHeight Limits Maximum Edinger Block Face 1000ft Permitted in a Comer Store configuration p'+ U to 6 stories with a CUP if on same site with Binger/Beaeh/Ma1n 4 story mex C7 CS (see section special Retail Configim- (C 13) p Signs: .5.45TreeT COnneeTlVl existin biildi s of same or realer height Cro33 the Street From Housing plus 2 story in W [ions) Exceptions apply for changeable copy&other g p ry required or not required ie uired (C14) Up to l4 stones witlha CUP if property is witlhin (Sl) sign variations,see section 29 Signage Regina- dfacent to Housing required q q q Permitted ineNction2rzz 6peciaiKetanter sooa_oflaos [ions .5.5 Required East-West Street Connection r� NC figuration(see section22zspecial Retail .3.3 Buildin Len Th Configurations) Location: (S3) 50%shall be allowable during the month of required Or not required required A December aximum 30o ft .5.6 Residential Transition-Bounda Street Required for Prtoriry Projects/Encouraged (Ll) on Beach Blvd_ (S4) Must occur as tower fornet .3.4Special BuildingLength Limits PP/N-PP for Non-Priority Projects(see section 267 (L2) On Edinger Ave required Or not required required For churches,schools,and commercial recreation stornwaterBMPTypes) imited Corner Building-maximum 120 ft(C10) (L3) OnMam St (SS) useswifhin publicparks,maximum area of sgft .5.7 Street T es (New Street Design (A) Exceptions apply to anchor retail bindings (L4) On Ellis Ave_and Delaware St and maximum height of 6ft imited Mid-Block Building maximum 80ft(C10) 1)City Street permitted 0 (Ni) As shown on the Fig 21 Districts Map LS South ofAtlanta Ave. (56) Signs arerestrcted to comer stores only .3.56UIIdln Massing - Prima Volume Pro oHions ( ) )Public Open Space w/City Street permitted S uial Conditions: (L6) Between Ellis Ave_and Adams Ave_ (57) Signs are permittedatentraneestomulti-family ength:Height-Edinger/Beaeh/Main 3L 2H to 5L 2H �Q p biedin s )Neighborhood Street permitted (Cl) Ground floor allowed (L7) North of Ellis Ave_ en :Height -All other streets 2L 3H to 5L 2H 4)Public Open Space w/Neighborhood St. permitted (C2) Upper floors only (L8) On Gothard St Alley permitted 18 DEVELOPMENT STANDARDS CHARTS � SPECIAL REQUIREMElA 2.6 OPEN SPACE STANDARDS 2.1�PARZIN 2.8 ARCHITECTURE a) Anchor Exceptions TIO REGULATIONS REGULATIONJW' STANDARDS= REGULATIONS STANDARDS .6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations Regulations listed in the Anchor Exceptions chart below 1)Retail 50 s.f./1000 s.f(C8) 1)Retail Anchors op required may be applied to retail anchors exceeding 30,000 square )Civic&Cultural n/a spaces per 1000 s.f. 4 min/no max ase required feet as exceptions to the regulations indicated with an (A) in Office ion s f/l000 s f (c8) location within soo feet the Development Standards Charts. Anchor buildings shall 4)Lodging 30 s.f./room(C9) )Eating&Drinking Establishments STANDARDS have at least one "Front Street' that shall establish how these 5 Live Work 50 s.f/writ(C9) spaces per 1000 s.f. 12 min/no max REGULATIONS exceptions apply. 6)Residential 5o s.f 777(79) location within 500 feet .9.1 Freestandin Si nSetbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) Beach Blvd. and Edinger Ave. shall always be Front Streets. n/a spaces per 1000 s.f. 4 min/no max .9.3 Sign Type Regulations Where these streets intersect, the Front Streets shall be .6.3 Provision of Private Open Space location within 500 feet rand Projecting Sign --- determined by Planning Director/Designee. All streets that 1)Retail n/a 4)Entertainment&Recreation maximum height n/a are not Front Streets are either Side Streets or Rear Streets as Civic&Cultural n/a spaces per 1000 s.f. 6 min/10 max arquee Sign --- indicated in accompanying Anchor Buildings diagram. Office n/a location on site maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 4 min/no max Wall Sign permitted 6)Residential location within 500 feet maximum size 200 sf(SI &S5) a)Attached&Multi-Family 60 s.f/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted b)Detached Single-Family Homes n/a spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 BACK OF FRONT STREET CURB .6.4 Public Open Space Types location within 500 feet maximum height 6 ft SIDEWALK 1)Park permitted 7)Present Enrichment Services maximum area 48 s.f.(Sl)seconds rFRONTSTREET FRONTAGE REGULATIONS secondary sign Linear Green permitted spaces per 1000 s.f. 5 max(Cl 1) gn 32 s.f _ ___ __ rn' CI) `e Square permitted location within 500 feet bonus sign 24 s.f m m m 4)Plaza permitted 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign permitted(L1,L2) H I m Mid-Block Green permitted spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 m L ~P p p ANCHOR m v Courtyardpermitted location within 500 feet maximum height 20 ft m 6) Plaza P I BUILDING � �+ 7)Passage/Paseo permitted 8)Civic&Cultural secondary sign 8 ft(S4) : p p 8)Pocket Park/Playground permitted spaces per 1000 s.f. 4 min/no max bonus sign 5 ft y : Z Z .6.5 Private Open Space Types location within 500 feet maximum area 100 sf(S4) m in 1)Courtyard permitted 9)Office-Professional secondary sign 32 s.f m �I Private Yard per aces permitted s 1000 s.f. 3.5 min/4 max bonus sign 25 s.f P p p m REAR STREET LIUCKOF H Porch --- location within 500 feet Projecting Sign permitted O FRONTAGE G1 SI)EWALK 4 RooftopDeck or Garden permitted 10 Office-Medical maximum area 8 s.f C P ) 5 REGULATIONS 51 . 5)Balcony permitted spaces per 1000 s.f. 45 min/5.5 max Awning Face Sign permitted .6.6STormwaterManagement location within 500 feet maximum area 20%of awning face : Z Z� Best Management Practices 11 Lodging Awning Valance Sign permitted v, ut W g g L.._.._.._.._.._.._........ _.._..J required or not required required spaces per guest room 1 min/no max lines of lettering 1 W .6.7 STormwaTer BMP Types location on site letter height(whichever is less) 2/3 valance height_gin REAR STREET A Source Control BMPs required 12)Live-Work Awning Side Sign permitted Site Design BMPs required spaces per unit 1 min/1 max lines of lettering 1 N Treatment Control BMPs PP/N-PP spaces per employee 0 min/Imax letter height Bin Front Side Rear .6.8 Open s ace Landscaping location within 200 feet CanopyFascia Sign permitted Regulations Street Street Street required or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 in 2 4 1 Building Orientation .6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width lines of lettering 1 required or not required required not required not required lb 1)Perimeter Block Setback Areas spaces per r unit 1 min/LS max g 2.4.4 Front Yard Setback W a)Sidewalk Extension permitted(C5)only spaces per 2br+unit L5 min/2 max Above Canopy Sign permitted q b)Parkway Landscaping --- guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 in maximum no deviation no maxmaum no maxmaum O c)Boulevard Landscaping required(L1&L2) location on site maximum width 2/3 canopy width 2.4.8 Frontage Coverage lines of lettering 1 minimum no deviation 20% 0% d)Neighborhood Street Landscaping permitted 14)Neighborhood Center Exceptions g W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign permitted 2.7.2 Parking Types a)Groundcover required 15)Corner Store Exceptions maximum area 10%of umbrella surface Surface Lot-Exposed no deviation permitted permitted O b&c Moderate or Heav Scroenin required spaces per 1000 s.f. 0 min ecessed Entry Sign pens fitted Structure-Wrapped on .7 permitted permitted permitted location on street only maximum area 20 s.f Ground Level .7.2 Parking Types Window Sign permitted Structure-Exposed no deviation permitted permitted W 1)Surface Lot-Front --- maximum area 20%of window(S3) 2.8.2 Architectural Element Regulations A Surface Lot-Side permitted No minimum glazing H Surface Lot-Rear permitted Fagade Composition no deviation requirement along two x 4)Surface Lot-Exposed ---(A) selected street frontages 5)Structure-Exposed --- 7)Structure-wrapped: Ground Level '/)Structure-Wrapped:All Levels perm itted 2.7parking Regulations Note: The maximum number 8)Partially Submerged Podium permitted of parking spaces permitted only applies to parking 9 Structure-Underground permitted spaces that are provided in surface parking lots. 19 2.1.7 NEIGHBORHOOD BOULEVARD SEGMENT DEVELOPMENT STANDARDS CHARTS USE REGULATIONS Ar" It" PLACEMENT REGULATIONS fT�LI .2.1 Use Types 2.4.1 Bu nq Orientation To Streets & Public Open$ ace 1)Retail required or not required required a)Specialty Goods Anchors --- 2.4.2 Private Frontage Types b)Community Oriented Anchors permitted )Private Frontage Specification 1 a)Shop-Front permitted c) Entertainment Anchors --- Shopfront Length-maximum N/A d)Eating&Drinking Establishments U2 Tenant Length-maximum N/A ZINC Articulation Length-maximum ft e)Specialty Goods&Foods 3 „ b)Corner Entry permitted itted permitted c)Arcade permitted f)Entertainment&Recreation q d)Grand Portico permitted g)Convenience Uses NC,CS e)Forecourt permitted �I f)Common Lobby Entry permitted �f h)Business Services NC,CS g)Stoop permitted ��� ❑ Porch i)Fron i)Personal Services NC,CS i)Front Door �EE= C' j)Edge Treatment: Fenced permitted j)Personal Enrichment Services NC,CS k)Edge Treatment: Terraced permitted �� 1)Edge Treatment: Flush permitted k)Service Commercial&Repair permitted L_ .4.3 Front Yard Setback 1)Large Scale Commercial Goods permitted minimum/maximum-Beach 12 ft/25 ft minimum/maximum-all other streets 5 ft/15 ft a I. y7-L�JJJ m)Vehicle Sales permitted 2.4.4 Side Yard Setback rn _ ij — ��- )Civic&Cultural permitted min w/living space windows 10 ft pa � _ g bd 9 '�T aLL�iLL11 )Office min w/out living space windows 5 ft ee f� 'n — - ® i , a)Professional Services permitted 2.4.5 Rear Yard Setback b)Medical Services permitted minimum 15 ft H IF )Lodging permitted 2.4.6 Alley Setback V1 l )Live Work permitted minimum 5 ft m zH F===R ; )Residential 2.4.7 Frontage Coverage (�+ - a)Multi-Family w/Common Entry permitted minimum-Edinger/Beach/Main 50% Wb)Multi Family w/Individual Entries permitted minimum-all other streets 57(A) c)Attached Single Family permitted 2.4.8 $ ace Between Buildings W rn 1 0 0 1,000 2,000 d)Detached Single Family --- minimum 20 ft W Feet 2.2.2 Special Retail Configurations 2.4.9 Build-To-Corner CVC lopment Ntari aP S a S egeri : a)Neighborhood Center permitted required or not required required ry Symbol: (C3) Parkway Landscaping required along Beach Blvd- (L9) On Ash St and Cypress Av e- 2.5 STREET N These elements are allowed,by right,unless (C4) Side,and rear cards shall consist of heavy screen- (L10) On Warner Aveb)Corner Store peen ittedM, STANDARDS permitted otherwise specified in Section 2 2 1 Use m see section 26- EGULATIONS Types (Cs) Withshopfront Use: c)Drive-through permitted .5.1 Improvements To Existing Streets — Not permitted (C6) Or20%of parcel depthwhichwer is smaller (Ul) For residential development with 3 or more units 2.2.3 Affordable Housing Requirement 4)Palm Tree Boulevard va Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted required or not required iequiaed(Ul) a)Typical Configuration iequu ed(L 1) These are required elements of all new e Scale Specialty Goods and Foods Only see required development as indicated (CS) For development elopment over sf of building area (U3) Large p ty y( '1)NeighborhOOd Streets required except(L1) section 221 FTa conditional Requveonsappy0snal susepenmlt (C9) For development over 20dwelling units orlodg- (U4) Movie Theaters not perm itted BUILDING STANDARDS .5.2 Provision Of New Streets - seesection 2.5.2 A LvnitationsapplyREGULATIONS asspecifiedinsection ung rooms GmundftoorHealth&ExueiseClubsare .5.3 Block Size limited 243-Private Frontage T Q es Courtyard buildings may exceed the indicated (US) (CIO) conditional .3.1 Building Height aximum Block Size 3000 ft Development shall not exceed the height of length as defined in 2 3 4 BuildingLength (U7) OnlyHealth&Exercise clubs inimum height Istory F housing across the street plus the number of Cll The number of spaces provided must include at Maximum Edinger Block Face n/a .J+ plus stories indicated(see section 2.32 Special (Fill least one space for each student (Us) Only Gas Stations aximum height 4stories .5.4 Street COnnec ivi ty W BuildingHeight Limits Ammumum of 1 guest space/10 DU requires a (U9) Residential Required as Shown on g ) C12 .3.2 $Special Buildin Hei hT Limits ( ) conditional use permit required or not required required Fy Permitted n a comer score configuration din er/Beach/Main n/a C7 CS (seeseetion222 Special Retail Configum- (C13 Uptohbuildi with aCUF if on neorgrsame site ght Signs: g .5.5 Required EasT-WesT$TreeTConneetion Upton buildings of sameF i realer ty tit Cr033 the Street From Housing Lus 2 sto mex W [ions) Exceptions apply for changeable copy&other g p ry required or not required n/e (C 14) Up to l4 stories witlha CUP if property is witlhin (Sl) sign variations,see section 29 Signage Regula- djacent to Housing required q q Permitted in a Neighborhood Center con- 500ft-of1-405 Hors .5.6 Residential Transition-Bounda Street r� NC figuration(see section 222 Special Retail ildi So%shall be allowable during the month of •3.3 Bun L h en T required Or not required n/e Configurations) Location: (S3) December aXlmum 300 ft Required for Prtorily Frojects/Encouraged (Ll) On Beach Blv a- .5.7 Street T es New Street Design PP/N-PP for Non-Priori Pro ec[s see section 2.6.7. (S4) Must occur as tower format .3.4Special BuildingLength Limits H ty i ( (L2) On Edinger Ave. 1)City Street --- For churches,schools,and commercial recreation A� smm,waterBMPTypes) imited Corner Building-maximum 120 ft(C10) W (L3) On Mam St (SS) uses within public parks,maximum area of 32 sgft )Public open Space W/City Street permitted (A) Exceptions apply to anchor retail buildings (L4) OnEllisswe-and Delaware St and maximum height of 6 ft imitedMid-Block Building maximum soft(CIO) )Neighborhood Street permitted 0 (M) As shown on the Fig 21 Districts Map LS South ofAtIama Ave. (So) Signs are restricted to comer stores only .3.5 BuildingMassing - Prima VOIUme PYO oHions ( ) 4)Public Open Space w/Neighborhood St. permitted S uial Conditions: (1,� Between Ellis Ave-and Adams Av e- (57) Signs arepernitted at entrances to multi-Camily ength:Heigh[-Edinger/Beach/Main 3L2Hto5li 2H p Signsbuild s Alley permitted (Cl) Ground floor allowed (L7) North ofEllis Ave- en Height -All other streets 2L 3H to Sli 2H (C2) Upper floors only (L8) On Gothard St 20 DEVELOPMENT STANDARDS CHARTS - 2.6 OPEN SPACE2.7 PARKING STANDARDS STANDARDS STANDARDS REGULATIONS.6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations 1)Retail 50 s.f./1000 sf(C8) 1)Retail Anchors op required Civic&Cultural n/a spaces per 1000 s.f. 4 min/no max ase required Office 100 sf/1000 s.f.(C8) location within 500 feet 4)Lodging 30 s.f./room(C9) )Eating&Drinking Establishments Live Work 50 sf/unit(C9) spaces per 1000 s.f. 12 min/no max REGULATIONS Residential 50 s.f/unit(C9) location within 500 feet .9.1 Freestandin Si nSetbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) n/a spaces per 1000 s.f. 4 min/no max .9.3 Sign Type Regulations .6.3 Provision of Private Open Space location within 500 feet rand Projecting Sign --- 1)Retail n/a 4)Entertainment&Recreation maximum height n/a Civic&Cultural n/a spaces per 1000 s.f. 6 min/10 max arquee Sign --- Office n/a location on site maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 4 min/no max all Sign permitted 6)Residential location within 500 feet maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 sf/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted b)Detached Single-Family Homes n/a spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 .6.4 Public Open Space Types location within 500 feet maximum height 6 ft 1)Park permitted 7)Present Enrichment Services maximum area 48 s.f.(Sl) Linear Green permitted spaces per 1000 s.f. 5 max(Cl 1) secondary sign --- Square permitted location within 500 feet bonus sign 24 sf [6Courtyard a permitted 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign permitted(L1,L2) -Block Green permitted spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 Plaza permitted location within 500 feet maximum height 15 ft age/Paseo permitted 8)Civic&Cultural secondary signket Park/Playground permitted spaces per 1000 s.f. 4 min/no max bonus sign 5 ft Private O en S ace T es location within 500 feet maximum area 70 s.f.(S4) rtyard permitted 9)Office-Professional secondary signate Yard permitted spaces per 1000 s.f. 3.5 min/4 max bonus sign 30 sf Porch --- location within 500 feet Projecting Sign permitted W 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area 8 sf . 5)Balcony permitted spaces per 1000 s.f. 4.5 min/5.5 max Awning Face Sign permitted Q .6.6 STormwaTer Management location within 500 feet maximum area 20%of awning face W Best Management Practices 11)Lodging Awning Valance Sign permitted required or not required required spaces per guest room 1 min/no max lines of lettering 1 W .6.7 STormwaTer BMP Types location on site letter height(whichever is less) 2/3 valance height_gin A Source Control BMPs required 12)Live-Work Awning Side Sign permitted Site Design BMPs required spaces per unit 1 min/1 max lines of lettering 1 N Treatment Control BMPs PP/N-PP spaces per employee 0 min/1 max letter height 8 in — .6.8 Open s ace Landscaping location within 200 feet Canopy Fascia Sign permitted required or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 in .6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width 1)Perimeter Block Setback Areas spaces per lbr unit 1 min/1.5 max lines of lettering 1 W a)Sidewalk Extension --- spaces per 2br+unit 1.5 min/2 max Above Canopy Sign permitted b)Parkway Landscaping --- guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 m c)Boulevard Landscaping required(L1) location on site maximum width 2/3 canopy width 1 d)Neighborhood Street Landscaping permitted 14)Neighborhood Center Exceptions lines of lettering W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign permitted a)Groundcover required 15)Corner Store Exceptions maximum area 10%of umbrella surface b&c Moderate or HeavyScroenin required spaces per 1000 s.f. 0 minRecessed Entry Sign permitted .7 location on street only maximum area 20 sf .7.2 Parking Types Window Sign permitted W 1)Surface Lot-Front --- maximum area 20%of window(S3). A Surface Lot-Side permitted Surface Lot-Rear permitted 4)Surface Lot-Exposed --- 5)Structure-Exposed --- structure-wrapped: Ground Level - 2.7p '/)Structure-Wrapped:All Levels arkingRegularionsNote: The maximum number permitted 8)Partially Submerged Podium permitted of parking spaces permitted only applies to parking 9 Structure-under round permitted spaces that are provided in surface parking lots. 21 2.2 BUILDING 1 1S 2.4 FRONTAGE & BUILDING STANDARDS REGULATIONSUSE PLACEMENT REGULATIONS m� .2.1 Use Types 2.4.1 Bu ng Orientation To Streets & Public Open$ ace 1)Retail required or not required required except(L 1) djEjjEjpjFFF[\ coo a)Specialty Goods Anchors --- 2.4.2 Private Frontage Types UM MTb)Community Oriented Anchors ___ )Private Frontage Specification ® a)Shop-Front permitted EM TIn c) Entertainment Anchors --- Shopfront Length-maximum N/A (�U �� H ® d)Eating&Drinking Establishments NC Tenant Length-maximum N/A ® 1 &U2 Articulation Length-maximum 50 ft E�® e)Specialty Goods&Foods 1 C b)Corner Entry permitted RM �� c)Arcade --- LLLLL�YfT'11 f)Entertainment&Recreation --- d)Grand Portico permitted no Hq m PH MIN PH NC e)Forecourt permitted 11 CID[IFP FU== g)Convenience Uses f)Common Lobby Entry limited =® FFFTIJ MT& NC Stoop permitted � =® ® h)Business Services g) p p ®� NC h)Porch permitted i)Personal Services 1 i)Front Door permitted NC j)Edge Treatment: Fenced permitted ® j)Personal Enrichment Services ® ®� 1 k)Edge Treatment: Terraced permitted m ��!1LdUllWIWWWU�' ® , 1)Edge Treatment: Flush permitted k)Service Commercial&Repair --- U& � .4.3 um/maximum Setback 1)Large Scale Commercial Goods NC minimum/maximum-Beach 30 ft(C�/no mex -- I (' NC minimum/maximum-all other streets 5 ft/15 ft eac t v m)Vehicle Sales .4.4 Side Yard Setback j.�._ —_ c rn _ H )Civic&Cultural permitted min w/living space windows 10 ft )Office min w/out living space windows 5 ft - a)Professional Services permitted 2.4.5 Rear Yard Setback b)Medical Services permitted minimum 25 ft Ell H 91 I' )Lodging permitted 2.4.6 Alley Setback C/1 )Live Work permitted minimum 5 ft H rn )Residential 2.4.7 Frontage Coverage z a)Multi-Family w/Common Entry permitted minimum-Edinger/Beach/Main no min W ® b)Multi Family w/Individual Entries permitted minimum-all other streets 701/. 1,000 2, c)Attached Single Family permitted 2.4.8 $ ace Between Buildin s WWITI Feet d)Detached Single Family minimum 20 ft W .2.2 Special Retail Configurations .4.9 Build-To-Corner A Development Standards Charts Legend: conditional required or not required not regn ed a)Neighborhood Center 1&C4 ry Symbol: (C3) Parlavay Landscaping regiiredalong Beach Blv d- (L9) On Ash St and Cypress Av e- NThese elements are allowed,by right,unless (C4) Side,and rear cards shall consist of heavy screen- (L10) On Warner Aveb)Corner Store Penn itted STANDARDS NS permitted otherwise specified in Section 2 2 1 Use m see section 26- 1 Types (Cs) With shopfront Use: c)Drive-through --- .5.1 Improvements To Existing Streets — Not permitted (Cut Or20%of parcel depthwhichever is smaller (Ul) For residential development with 3 or more units 2.2.3 Affordable Housing RE uiremenT $)Parkway r/a Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted a uired or not required iequued(Ul) a)Typical Configuration required(L 1) These are required elements of all new e Scale Specialty Goods and Foods Only see regrired development as indicated (CS) For development elopment over sf of building area (U3) Large p ty y( '1)NeighborhOOd Streets required except(L1) section 221 FTa conditional Regiveonsappyassisepernit (C9) For development over 20dwelling units orlodg- (U4) Movie Theaters not perm rated 2.3 BUILDING STANDARDS .5.2 Provision Of New Streets - seesection 2.5.2 A Lvnitationsapplyasspecifiedinsection m rooms Ground fl on Health&Exercise Clubs are REGULATIONS .5.3 Block Size Q limited Courtyard buildings exceed the indicated (US) 2a3-FrivaleFrontu Frontage es c10 ry g y conditional .3.1 Building Height(CIO) Maximum Block Size 3000 ft Development shall not exceed he height of lenTh has defined of Le tlh (U7) OnlyHealth&Exercise clubs inimum height n/e F housing across the streetplis the number of Cll The number of spaces provided must include at Maximum Edinger Block Face n/e .J+ plus stories indicated(see section 2.3.2 Special ( ) least one space for each student (Us) Only Gas Stations aximum height 4stories .5.4 Street Connectivity W BuildingHeight Limits A minimum of l guest space/10 DU requiresa (U9) Residential Required as Shown onMap g ) (C12) .3.2 $ ecial BuildingHeight Limits required ornotre required re uired Permitted in Comer Store configuration conditional use permitq 9 p'+ g U to 6 stories with a CUF if on same site with Signs: dinger/Beach/Main 2 story min Q CS (see section 222-Special Retail Configum- (C13 p g .5.5 Required East-West Street Connection Upton store s of sameF i realer ty tit cross the Street From Housing plus 2 story max W [ions) Exceptions apply for changeable copy&other g p ry required or not required n/e (C14) Up to l4 stories witlha CUP if property is with. (Sl) sign variations,see section 29 Signage Regina- dj-acent to Housing required q � Feamtionitted(s eNction2r22 6peciaiKetanter sooft-oflaos bons .5.6 Residential Transition-Bounda Street W NC fig„mguratieesec[ion22zspeeialRetat .3.3 Building Length Configurations) Location: (S3) 50%shall be allowable during the month of required Or not required n/e A December aximum 180 ft(C10) Regitreafor niodryFroiects/Encouraged (L1) on Beach Blva- .5.7 Street T es NewStreet Design: PP/N-PP for Non-Priori Froects see section 2.6.7. (54) Must occurech tower ndformat coin .3.4Special BuildingLength Limits H ty i ( (Lz) on[;dinger Ave 1)City Street --- For churches,schools,and commercial recreation A� smm,waterBMFTypes) imited Corner Building-maximum 120 ft(C10) W (L3) On Mam St (SS) uses within public parks,maximum area of 32 sgft )Pab11C Open Space W/City Street permitted (A) Exceptions apply to anchor retail bindings (L4) OnEllisswe-and Delaware St and maximum height of 6ft imited Mid-Block Building Lou 80ft(C10) )Neighborhood Street permitted 0 (M) As shown on the Fig 21 Dish ins Map LS South ofAtlanta Ave. (So) Signs are restricted to comer stores only .3.5 Buildin Massin - Prima VOIUme PYO oHions ( ) 4)Public Open Space w/Neighborhood St. permitted S uial Corditiors: (L� Between Ellis Ave-and Adams Av e- (57) Signs are permitted at entrances to multi-family ength:Height-Edinger/Beaeh/Main 3L 2H t05li 2H p bmldin s Alley permitted (Cl) Ground floor allowed (L7) North of Ellis Ave- en :Hei Height -All other streets 2L 3H to Sli 2H (Cz) Upper floors only (LS) On Gothard St 22 2.6 OPEN SPA 2E STANDARDS 2.7 PARKING STANDARDS 2.8 ARCHITECTURE STANDARDS REGULATIONS I REGULATIONS REGULATIONS .6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations 1)Retail 50 s.f./1000 sf(C8) 1)Retail Anchors op required Civic&Cultural n/a spaces per 1000 s.f. 4 min/no max ase required Office 100 sf/1000 s.f.(C8) location within 500 feet 4)Lodging 30 s.f./room(C9) )Eating&Drinking Establishments 5)Live Work 50 sf/unit(C9) spaces per 1000 s.f. 12 min/no max REGULATIONS )Residential 50 sf/unit(C9) location within 500 feet .9.1 Freestandin Si nSetbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) n/a spaces per 1000 s.f. 4 min/no max .9.3 Sign Type Regulations .6.3 Provision of Private Open Space location within 500 feet rand Projecting Sign --- 1)Retail n/a 4)Entertainment&Recreation maximum height n/a Civic&Cultural n/a spaces per 1000 s.f. 6 min/10 max arquee Sign --- Office n/a location on site maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 4 min/no max Wall Sign permitted 6)Residential location within 500 feet maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 sf/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted b)Detached Single-Family Homes n/a spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 .6.4 Public Open Space Types location within 500 feet maximum height 6 ft 1)Park permitted 7)Present Enrichment Services maximum area 32 s.f.(Sl) Linear Green permitted spaces per 1000 s.f. 5 max(Cl 1) secondary sign --- Square permitted location within 500 feet bonus sign --- 4)Plaza permitted 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign permitted(L1,L2) 5)Mid-Block Green permitted spaces per 1000 s.f. 3 min/5 max maximum number of faces 2 6)Courtyard Plaza permitted location within 500 feet maximum height loft 7)Passage/Paseo permitted 8)Civic&Cultural secondary sign --- 8)Pocket Park/Playgmund permitted spaces per 1000 s.f. 4 min/no max bonus sign 5 ft .6.5 Private Open Space Types location within 500 feet maximum area 50 s.f.(S4) 1)Courtyard permitted 9)Office-Professional secondary sign --- Private Yard permitted spaces per 1000 s.f. 3.5 min/4 max bonus sign 25 sf F, Porch permitted location within 500 feet Projecting Sign permitted Z 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area 8 sf 5)Balcony permitted spaces per 1000 s.f. 4.5 min/5.5 max Awning Face Sign permitted aO .6.6 STormwaTer Management location within 500 feet maximum area 20%of awning face W Best Management Practices 11)Lodging Awning Valance Sign permitted required or not required required spaces per guest room 1 min/no max lines of lettering 1 W .6.7 STormwaTer BMP Types location on site letter height(whichever is less) 2/3 valance height_gin A Source Control BMPs required 12)Live-Work Awning Side Sign permitted Site Design BMPs required spaces per unit 1 min/1 max lines of lettering 1 N Treatment Control BMPs PP/N-PP spaces per employee 0 min/1 max letter height 8 in .6.8 Open s ace Landscaping location within 200 feet Canopy Fascia Sign permitted required or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 in .6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width 1)Perimeter Block Setback Areas spaces per lbr unit 17./15 max lines of lettering 1 W a)Sidewalk Extension --- spaces per 2br+unit 1 5 min/2 max Above Canopy Sign permitted b)Parkway Landscaping required(L1) guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 in c)Boulevard Landscaping --- location on site maximum width 2/3 canopy width lettering 1 4 d)Neighborhood Street Landscaping permitted 14)Neighborhood Center Exceptions � lines of g W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign permitted a)Groundcover required 15)Corner Store Exceptions maximum area 10%of umbrella surface b&c Moderate or Heavy Screening required spaces per 1000 s.f. 0 min Recessed Entry Sign permitted .7 location on street only maximum area 20 sf .7.2Parkin Types Window Sign permitted W 1)Surface Lot-Front --- maximum area 20%of window(S3) A Surface Lot-Side permitted H Surface Lot-Rear permitted 4)Surface Lot-Exposed --- 5)Structure-Exposed --- 7)Structure-wrapped: Ground Level - 2 '/)Structure-Wrapped:All Levels perm .7parking Regulations Note: The maximum number itte 8)Partially Submerged Podium permittedd of parking spaces permitted only applies to parking 9 Structure-under round permitted spaces that are provided in surface parking lots. FZ3 2.1.9 RESIDENTIAL PARKWAY SEGMENT DEVELOPMENT STANDARDS CHARTS 2.2 BUILDING 2.4 FRONTAGE & BUILDING STANDARDS USE REGULATIONS PLACEMENT REGULATIONS .2.1 Use Types 2.4.1 Building Orientation To Streets & Public d en$ ace 1)Retail required or not required required except(I-1) -- �`� a)Specialty Goods Anchors --- .4.2 Private Frontage Types M� b)Community Oriented Anchors )Private Frontage Specification �� iiY`` ✓ ����� k4n a)Shop-Front permitted -U9 only ��� c) EnteMainmentAnchors --- Shopfront Length-maximum N/A ®®® �® PE4RP Tenant Len h-gaximum N/A d)Eating&Drinking EstablishmentsArticulation Len th-maximum 50 ft e)Specialty Goods&Foods --- b)Corner Entryc)Arcadef)Entertainment&Recreation --- d)Grand Portico --- Convenience Uses CS e)Forecourt permitted ME]FTn ®®®®�UMM FFM ���® g) f)Common Lobby Entry limited ®Elh)Business Services CS g)Stoop permitted MM®M ® 9W ®® ®® FAI h Porch permitted Q ®®®= lI� ®® i)Personal Services CS i))Front Door permitted ® j)Edge Treatment: Fenced permitted ®®= ® M ��_ d)Personal Enrichment Services --- UM k)Edge Treatment: Terraced permitted 0 m 1)Edge Treatment: Flush permitted ® m k)Service Commercial&Repair --- ® ® .4.3 Front Yard Setback �® ,{ 1)Large Scale Commercial Goods --- minimum/maximum-Beach 30 ft(C6)/no max riEIE11=11 .� QIQiffiiftiIDiRF9 �� ) minimum/maximum-all other streets 10 ft/25 ft � m � � � -- m)Vehicle Sales --- .4.4 Side Yard Setback _, - vU Lrn � )Civic&Cultural --- min w/living space windows 10 ft — )Office min w/out living space windows 5 ft a)Professional Services .4.5 Rear Yard Setback ® o �' b Medical Services minimum 25 ft ®® )Lodging --- .4.6 AlleySetback V2 Live Work --- minimum 5 ft )Residential .4.7 Frontage Coverage a a)Multi-Family w/Common Entry pens itted minimum-Edinger/Beach/Main no min ® b)Multi Family w/Individual Entries permitted minimum-all other streets 701/. p" 0 ,2,000 .4.8 $ ace Between Buildings p m� c)Attached Single Family permitted d)Detached Single Family permitted minimum 20 ft W .2.2 Special Retail Configurations 2.4.9 Build-To-Corner Development Standards Charts Legend: a)Neighborhood Center --- -required or not required not required ry Symbol: (C3) Parkway Landscaping required along Beach Blvd- (L9) On Ash St and Cypress Ave- N 2.5 STREET These elements are allowed,by right,unless (C4) Side,and rear yards shall consist of heavy screen- (L10) On Warner Ave- b)Corner Store permittedSTANDARDS Permitted otherwise specified in Section 2 2 1 Use ou see section 26- Types (Cs) Withshopfront Use: c)Drive-through --- .5.1 Improvements To Existing Streets — Not permitted (C6) Or20%ofparcel depthwhichever is smaller (Ell For residential development with 3 or more units .2.3 Affordable Housing RE ulremenT 5)Parkway n/a Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted a uired or not required iequiied(Ul) a)Typical Configuration required(L 1) These are required elements of all new Large Scale Specialty Goods and Foods Ord see required development as indicated (C8) For development over 20,000 sf of building area (U3) ti p ty y(section 221 7)Neighborhood Streets required except(L 1) 2.3 BUILDING SCALE STANDARDS FTa conditional Requires acapply0nalisep is (C9) For development over 20 dwelling units or lodg- (U4) Movie Theaters not perm itted .5.2 Provision Of New Streets - seesection 2.5.2 A Limitations applyasspecifiedinsection ung rooms GmindftoorHealth&ExuciseClibsare REGULATIONS .5.3 Block Size Q limited Courtyardbuildin buildings exceed the indicated (US) 243Private FrontageT es (CIO) g y conditional .3.1 Building Height( ) Maximum Block Size 3000 ft Development shall not exceed the height of lenTh has defined ofspn234Biedi must Length (U7) Only Health&Exercise clubs inimum height n/a F housing across the street plus the number of Cll The number of spaces provided must include at Maximum Edinger Block Face n/a .J+ plus stories indicated(see section 2.32 Special ( ) least one space for each student (US) Only Gas Stations aximum height 4stories .5.4 Street Connectivity W Building Height Limits Aminhmum of l guest space/10 DU requiresa (U9) Residential Required as Shown onMap g ) (C12) .3.2 $ ecial BuildingHeight Limits required or not re uired re uired Permitted in a Comer Store configuration Up to stonalries use permit 9 9 9 p'+ g U to 6 stories with a CUP if on same site with Signs: dinger/Beach/Main 2 story min 0 cs (see secton2z2 Special RetaaConfigim- (c13) p g .5.5 Required East-West Street Connection existin biildi s of same or reater height ht Cross the Street From Housing plus 2 story max W [ions) Exceptions apply for changeable copy&other g p ry required or not required n/a (C14) Up to 14 stories with a CUP ifpmperty is with. (Sl) sign variations,see section 29 Signage Regina- djacent to Housing required Pumated in aNeighborhood Center con- 500 ft-ofl-405 Hors .5.6 Residential Transition-Bounda Street r� NC figuration(see section 2225pecial Retaa .3.3 Buildin Len Th Configurations) Location: (S3) 50%shall be allowable during the monthof required or not required n/a A Required for niodryProjerts/Encomaged (Ll> on Beach Blva- December aximum 180 ft(C10) .5.7 Street Types (New Street Design PP/N-PP for Non-Priori Fr see section 2.6.7. (S4) Must occur as tower format .3.4Special BuildingLength Limits H ty i ( (Lz) on Edinger Ave 1)City Street --- For churches,schools,and commercial recreation Stonmwater BMP Types) united Corner Building-maximum 120 ft(C 10) (L3) On Mam St (SS) uses within public parks,maximum area of 32 sgft )Public Open Space W/City Street permitted (A) Exceptions apply to anchor retail buildings (L4) OnEllisswe-and Delaware St and maximum height of6 ft imitedMid-Block Building Wild soft(CIO) )Neighborhood Street permitted 0 (Ni) As shown on the Fig 21 Districts Map LS South ofAtlantaAve. (56) Signs me restricted to comer stores only .3.56UIIdln Massing - Prima Volume Pro ions( ) 4)Public Open Space w/Neighborhood St. permitted S uial Conditions: (L6) Between Ellis Ave-and Adams Ave- (S7) Signs are permitted at entrances to multi-family ength:Height-Edinger/Beach/Main 3L 2H to 5li 2H p buildings Alleypermitted (Cl) Ground floor allowed (L7) Nortlh ofEllis Ave- en :Height -All other streets 2L 3H to 5L 2H (Cz) Upper floors only (L8) On Gothard St 24 DEVELOPMENT STANDARDS CHARTS 2.6 � . 2.8 ARCHITECTURE SREGULATIONSTANDARDS STANDARDS STANDARDS .6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations 1)Retail 50 s.f./1000 s.f(CS) 1)Retail Anchors op required Civic&Cultural n/a spaces per 1000 s.f. n/a apse required Office 100 sf/1000 s.f.(CS) location n/e 4)Lodging 30 s.f./room(C9) )Eating&Drinking Establishments 5)Live Work 50 s.f/unit(C9) spaces per 1000 s.f. n/a REGULATIONS Residential 50 s.f/unit(C9) location n/a .9.1FreesTandin SignSetbacks (see section 2.9.1) .6.2 Special Public Open Space )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) n/a spaces per 1000 s.f. n/a .9.3 Sign Type Regulations .6.3 Provision of Private Open Space location n/a rand Projecting Sign --- 1)Retail n/a 4)Entertainment&Recreation maximum height n/a Civic&Cultural n/a spaces per 1000 s.f. n/a arquee Sign --- Office n/a location n/a maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 4 max all Sign permitted 6)Residential location on street only maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 s.f/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted b)Detached Single-Family Homes 200 s.f./unit spaces per 1000 s.f. 5 max maximum number of faces 2 .6.4 Public Open Space Types location on street only maximum height 4 ft 1)Park permitted 7)Present Enrichment Services maximum area 32 s.f.(Sl) Linear Green permitted spaces per 1000 s.f. n/a secondary sign --- Square permitted location n/a bonus sign --- 4)Plaza --- 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign --- 5)Mid-Block Green permitted spaces per 1000 s.f. n/a maximum number of faces n/a 6)Courtyard Plaza permitted location n/a maximum height n/a 7)Passage/Paseo permitted 8)Civic&Cultural secondary sign n/a 8)Pocket Park/Playground I permitted spaces per 1000 s.f. n/a bonus sign n/a .6.5 Private Open Space Types location n/a maximum area n/a 1)Courtyard permitted 9)Office-Professional secondary sign n/a Private Yard permitted spaces per 1000 s.f. n/a bonus sign n/a Porch permitted location n/a Projecting Sign --- W 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area n/a . 5)Balcony permitted spaces per 1000 s.f. n/a Awning Face Sign permitted(S6) w0 .6.6STormwaTerManagement location n/a maximum area 20%of awning face W Best Management Practices 11)Lodging Awning Valance Sign permitted(S6&S7 required or not required required spaces per guest room n/a lines of lettering 1 W .6.7 STormwaTer BMP Types location n/a letter height(whichever is less) 2/3 valance height_gin A F.6. Control BMPs required 12)Live-Work Awning Side Sign permitted(S6&S7) esign BMPs required spaces per unit n/a lines of lettering 1 N ent Control BMPs PP/NPP spaces per employee n/a letter height 8 mO en S ace Landsca in location n/a anopy Fascia Sign permitted(S6&S7) ed or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 mSetback Area Landsca in T es spaces per studio unit 1 min/1 max maximum width 2/3 canopy width meter Block SetbackAreas spaces per lbr unit 1 min/15 max lines of letteringidewalk Extension --- spaces per 2br+unit 1.5 min/2 max Above Canopy Sign permitted(S6&S7 b)Parkway Landscaping required(L1) guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 m c)Boulevard Landscaping --- location on site maximum width 2/3 canopy width 1 4 d)Neighborhood Street Landscaping permitted 14)Neighborhood Center Exceptions lines of lettering W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign --- a)Groundcover required 15)Corner Store Exceptions maximum area n/a O b&c Moderate or Heavy'Screening permitted spaces per 1000 s.f. 0 min Recessed Entry Sign permitted .7 location I on street only maximum area 20 s.f .7.2 Parking Types windowSign permitted W 1)Surface Lot-Front --- maximum area 20%of window(S3). A Surface Lot-Side --- Surface Lot-Rear permitted W 4)Surface Lot-Exposed --- 5)Structure-Exposed res garage/driveway 16)Structure-wrapped: Ground Level --- 2.7Parking Regulations Note: The maximum number '/)Structure-Wrapped:All Levels permitted 8)Partially Submerged Podium permitted of parking spaces permitted only applies to parking 9 Structure-Underground permitted spaces that are provided in surface parking lots. F25 2.1.10 RESIDENTIAL TRANSITION ZONE DEVELOPMENT STANDARDS CHARTS USE REGULATIONS PLACEMENT REGULATIONS .2.1 Use Types 2.4.1 Bu nq Orientation to Streets & Public Open$ ace 1)Retail required or not required required a)Specialty Goods Anchors --- 2.4.2 Private Frontage Types b)Community Oriented Anchors --- )Private Frontage Specification a)Shop-Front permitted ' c) Entertainment Anchors --- Shopfront Length-maximum N/A d)Eating&Drinking Establishments --- Tenant Length-maximum N/A -T ' Articulation Length-maximum 50 ft e)Specialty Goods&Foods --- b)Corner Entry --- - , c)Arcade --- f)Entertainment&Recreation --- d)Grand Portico --- g)Convenience Uses CS e)Forecourt --- f)Common Lobby Entry h)Business Services CS g)Stoop permitted h)Porch permitted i)Personal Services CS i)Front Door permitted ' J)Edge Treatment: Fenced permitted ' j)Personal Enrichment Services k)Edge Treatment: Terraced permitted I k)Service Commercial&Repair --- 1)Edge Treatment: Flush permitted .4.3 Front Yard Setback 1)Large Scale Commercial Goods --- minimum/maximum-Edinger 15 ft/30 ft _ minimum/maximum-all other streets 5 ft/20 ft �' , m)Vehicle Sales --- .4.4 Side Yard Setback )Civic&Cultural --- min w/living space windows 15 ft )Office min w/out living space windows 5 ft [FFFFTFFFFFFF � � � i � a)Professional Services .4.5 RearYard Setback 25 ft � b)Medical Services --- minimum Lodging 2.4.6 Alley Setback F minimum 5 ft C/1 � )Live Work --- )Residential 2.4.7 Frontage Coverage minimum-Edin er/Beach/Main 60% a)Multi-Family w/Common Entry --- g Wb)Multi Family w/Individual Entries permitted minimum-all other streets 60% 00 , 0 1,000 2,000 c)Attached Single Family permitted 2.4.8 $ ace Between Buildings W Feet d)Detached Single Family permitted minimum 30 ft W .2.2 Special Retail Configurations 2.4.9 Build-to-Corner Development Standards Charts Legend: a)Neighborhood Center --- required or not required not required ry Symbol: (C3) Parkway Landscaping required along Beach Blvd- (1-9) OnAshStandCypressAve - N These elements are allowed,by right,unless (C4) Side,and rear cards shall consist of heavy screen- (1-10) On Warner Aveb)Corner Store permitted &,,2,5 STREET STANDARDS permitted otherwise specified in Section 2 2 1 Use m see section 26- ' NS Types (C5) Withshopfront Use: c)Drive-through --- .5.1 Improvements to Existin Streets — Not permitted (C6) Or20%of parcel depthwhichever is smaller (Ul) For residential develop m ent with 3 or more units 2.2.3 Affordable Housing Requirement 7)Neighborhood Streets required n/a Not applicable (C7) Limited to the expansion of existing uses (U2) Live Entertainment and Dancing not permitted required or not required iequired(Ul) 2.5.2 Provision of New Streets - see section2.5.2 These are required elements of all new e Scale Specialty Goods and Foods Only see regrired develom ent as indicated (CS) For development elopment over sf of building area (U3) Large p ty y( .5.3610ck$IZe section 221 FTa conditional Requires acapply 0nalise is (C9) For development over 20 dwelling units or lodg- (U4) Movie Theaters not perm itted BUILDING STANDARDS Maximum Block Size 2000ft A Lvnitationsa 1 REGULATIONS ass ecced in section m rooms Q limited apply p Ground floor Health&Exercise Clubs are aximum Edinger Block Face n/a 243Pnvale Frontage T es Courtyard buildings may exceed tlhLengthled (US) (CIO) conditional .3.1 Building Height .5.4 Street Connectivity Development shall not exceed the height of length as defined in 2 3 4 BuildingLength The number of spaces provided must include at N� Only Health&Exercise clubs inimum height n/a required or not required re uired F housing across the street plus the number of Cll p p q q q plus ( ) least one space each student (US) Only Gas Stations aximum height 3stones stories indicated(see section 232 Special .5.5 Required East-West Street Connection W Building Height Limits) C12 Ammimum of l guest space/10DU requires (U9) Residential Required as Shown on Map ,3.2 $ eClal BuildingHeight Limits( ) conditional use permitrequired or not required required Pr Permitted in a comer score configuration din er/Beach/Main n/a C7 CS (see section 222 Special Retail Configim- (C 13 Up to 6 stores with a CUP if on same site with Signs: g .5.6 Residential Transition-Bounda Street existin buildingsofsameor realer height cross the Street From Housing n/a H7, [ions) Exceptions apply for changeable copy&other g required or not required required W Up to 14 stones with a CUP if property is with. q q 9 Permitted in a Neighborhood Center con- (C14) 500ft-of1-405 (Sl) sign see section 29 Signage Regina- dfacent to Housing n/a .5.7 Street T es New Street Design) r� NC figuration ions)section 222 Special Retail 50%shall be allowable during the month of •3.3 BuildingLength 1 CI Street ons Configurations) Location: (53) ) 1}' --- December aximum 60 ft Required for Priority Projects/Encouraged p.t) on Beach Blva- )Public Open Space w/City Street --- PP/N-PP for Non PriorityFroects see section 2.6.7. (54) Must occur as tower forxnet .3.4Special BuildingLength Limits ty j ( pa) onhamger Ave- )Neighborhood Street permitted For churches,schools,and commercial recreation stornwaterBMPTypes) imited Corner Building-maximum n/a (L3) On Mam St (SS) uses within public parks,maximum area of32 sgft 4)PubliC Open Space w/Neighborhood St. permitted 0 (A) Exceptions apply to anchor retail buildings (L4) On Ellis Ave-and Delaware St and maximum height of 6 ft imited Mid-Block Building maximum n/e 15)All permitted 0 (M) As shown on the Fig 2 1 Dish ins Map (L5) South ofAtlanta Ave. (So) Signs me restricted to comer stores only .3.5Buildin Massin - Prima Volume Pro oHlons Spuial Conditions: (� Between EllisAve-and Adams Av e- (57) buldm spermitted at entrances to milli-Camily ength:Height-Edinger/BeaCtl/1Vlaln n/a (Cl) Ground floor allowed (L7) North of Ellis Ave- en :Height -AII Other streets n/a (C2) Upper floors only (L8) On Gothard St 26 DEVELOPMENT STANDARDS CHARTS 2.6 � . 2.8 ARCHITECTURE SREGULATIONSTANDARDS STANDARDS STANDARDS .6.1 Provision of Public Open Space .7.1 Provision of Parkin .8.1 Facade Hei hT AHiculaTion Re ulations 1)Retail n/a 1)Retail Anchors op required Civic&Cultural n/a spaces per 1000 s.f. n/a apse --- Office n/a location n/a 4)Lodging n/a )Eating&Drinking Establishments 5)Live Work n/a spaces per 1000 s.f. n/a REGULATIONS )Residential 50s.f/unit(C9) location n/a .9.1 Freestanding Sign Setbacks (see section 2.9.1) .6.2 Special Public Open S ace )Specialty Foods/Goods .9.2 Total Sign Area (see section 2.9.2) n/a spaces per 1000 s.f. n/a .9.3 Sign Type Regulations .6.3 Provision of Private Open Space location n/a and Projecting Sign --- 1)Retail n/a 4)Entertainment&Recreation maximum height n/a Civic&Cultural n/a spaces per 1000 s.f. n/a arquee Sign --- Office n/a location n/a maximum number of faces n/a 4)Lodging n/a 5)Convenience Uses maximum area n/a 5)Live Work n/a spaces per 1000 s.f. 4 max Wall Sign permitted(S6) 6)Residential location on street only maximum size 200 sf(Sl &S5) a)Attached&Multi-Family 60 s.f/unit 6)Personal&Business Services Monument Sign&Ground Sign permitted b)Detached Single-Family Homes 200 s.f./unit spaces per 1000 s.f. 5 max maximum number of faces 2 .6.4 Public Open Space Types location on street only maximum height 4 ft 1)Park permitted 7)Present Enrichment Services maximum area 32 s.f.(Sl) Linear Green permitted spaces per 1000 s.f. n/a secondary sign --- Square permitted location n/a bonus sign --- 4)Plaza --- 7)Commercial Goods&Vehicle Sales Pole Mounted Sign&Tower Sign --- 5) '/) 8) 1 Mid-Block Green permitted spaces per 1000 s.f. n/a maximum number of faces n/a Courtyard Plaza permitted location n/a maximum height n/a Passage/Paseo permitted 8)Civic&Cultural secondary sign n/a Pocket Park/Playground permitted spaces per 1000 s.f. n/a bonus sign n/a .6.5 Private Open Space Types location n/a maximum area n/a )Courtyard permitted 9)Office-Professional secondary sign n/a )Private Yard permitted spaces per 1000 s.f. n/a bonus sign n/a Porch permitted location n/a Projecting Sign --- W 4)Rooftop Deck or Garden permitted 10)Office-Medical maximum area n/a . 5)Balcony permitted spaces per 1000 s.f. n/a Awning Face Sign permitted(S6) w0 .6.6STormwaTerManagement location n/a maximum area 20%of awning face W Best Management Practices 11)Lodging Awning Valance Sign permitted(S6&S7 required or not required required spaces per guest room n/a lines of lettering 1 W .6.7 STormwaTer BMP Types location n/a letter height(whichever is less) 2/3 valance height_gin A Source Control BMPs required 12)Live-Work Awning Side Sign permitted(S6&S7) Site Design BMPs required spaces per unit n/a lines of lettering 1 N Treatment Control BMPs PP/N-_TT spaces per employee n/a letter height 8 in .6.8 Open Space Landscaping location n/a Canopy Fascia Sign permitted(S6&S7) required or not required required 13)Residential Uses maximum height(whichever is less) 2/3 fascia height_ 12 in.6.5 Setback Area Landscaping Type spaces per studio unit 1 min/1 max maximum width 2/3 canopy width 1)Perimeter Block Setback Areas spaces per lbr unit 1 min/1.5 max lines of lettering 1 W a)Sidewalk Extension --- spaces per 2br+unit 1.5 min/2 max Above Canopy Sign permitted(S6&S7 b)Parkway Landscaping --- guest spaces per 10 units 2 min/3 max(C12) maximum height(whichever is less) 1 1/2 fascia height_24 in c)Boulevard Landscaping required(L2) location on site maximum width 2/3 canopy width 1 d)Neighborhood Street Landscaping permitted 14)Neighborhood Center Exceptions lines of lettering W Interior Block Setback Areas spaces per 1000 s.f. 0 min/3 max Cafe Umbrella Sign --- a)Groundcover required 15)Corner Store Exceptions maximum area n/a O b&c Moderate or Heavy Screening permitted spaces per 1000 s.f. 0 min Recessed Entry Sign permitted .7 location I on street only maximum area 20 s.f .7.2 Parking Types WindowSign permitted W 1)Surface Lot-Front --- maximum area 20%of window(S3). A Surface Lot-Side --- Surface Lot-Rear permitted W 4)Surface Lot-Exposed --- 5)Structure-Exposed res garage/driveway Structure-wrapped: Ground Level --- 2.7Parking Regulations Note: The maximum number '/)Structure-Wrapped:All Levels permitted 8)Partially Submerged Podium permitted of parking spaces permitted only applies to parking 9 Structure-Underground permitted spaces that are provided in surface parking lots. 27 2.2 BUILDING USE REGULATIONS c) Entertainment Anchors Convenience Uses Definition:An Establishment provid- [Movie theaters Definition: Small buisnesses selling Small scale pharmacies • ing resources or activities for exercise, food and goods, or providing conve- Small scale grocery or food sales • For the purposes of this Plan, all permitted and conditionally permitted building uses relaxation, or enjoyment that is at least g ry nience services,to serve nearby residen- have been classified into Use Types. Each Use Type is defined in text below and s Convenience stores • 15,000 square feet in size and is a proven tial neighborhoods such as those listed. includes uses such as those listed in the accompanying Use Charts. The Use Charts generator of significant pedestrian traffic Delicatessens, cafes,bakeries • include specific permitted, conditional and prohibited uses for each Use Type. and sales such as those listed. Florists • Uses listed as "permitted"in the Development Standards Charts are further regulated Hardware stores/lock&key • herein and are defined as uses permitted by right subject to approval of a Site Plan shops Review. Uses listed as conditional in this section are defined as those which require Video rentals • d Eating & Drinking Establishments Eating&drinkin establishments special consideration either of their impacts on the neighborhood and land uses in the g g • vicinity and/or of their physical organization and design. A conditional use shall be Definition:Restaurants,bars, clubs, or Full service • w/less tham 12 seats considered for approval if the proposed use conforms with all requirements specified other drinking/entertainment establish- w/Outdoor dining • in the conditional use policy, and if it conforms with the goals and vision of the ments such as those listed. w/Live entertainment c h Business Services Plan. w/Dancing c Definition: Small to medium sized busi- Banks • All permitted uses for a single Center or Segment are allowed either alone or in w/Alcohol c nesses providing services to local busi- Mail/shipping services • combination with any other permitted uses within a parcel. Proposed uses that are not Vendor carts,spaces, or stands • nesses and residents such as those listed. Office supply • explicitly listed in the Use Charts may be permitted if it is determined by the Planning Adult entertainment facilities Photo copying&printing • Director that the proposed uses meet the purpose and intent of the Plan. Special Conditions for Business Services Financial services c Special Conditions for Eating&Drinking Establishments Legend: (1) Financial services shall be permitted in this category providing that they Z Not Permitted (1) Vendor Carts,spaces,or stands within the public right-of-way shall require are offer services that cater to and generate pedestrian traffic. Other O • Included Use: these uses are allowed by right, subject to Site Plan Review. a conditional use permit. financial services uses are to be considered under "3) Office," in this aConditional Use: these uses require a conditional use permit. They are allowed (2) Chairs and tables for outdoor dining shall be permitted on sidewalks within section. c if they are deemed by the approving body to meet the purpose and intent of the p the setbacks zone and within the public right-of-way provided that: Plan. i Personal Services (a) The use maintains a minimum five-foot wide unobstructed portion of sidewalk corridor which is clear and unimpeded for pedestrian traffic. Definition: Small to medium sized Barber shops/hair&nail salons • h2.2.1 USE TYPES p p businesses providing services to local Tanning salons&spas • (b) The use keeps the full width of the building entrance clear and households such as those listed. Yoga&karate studios • C7 unimpeded for building access. A i) General Retail Requirements Dry cleaning establishments • Self service laundromats • (1) Minimum interior height for ground level retail of all types is fourteen �G (14) feet from floor to ceiling. Use conversions in an existing building e Specialty Goods & Foods N may not be required to meet this requirement. j) Personal Enrichment Services N Definition: General retail establishments Apparel&accessory stores • Definition:Provision of instructional Driver education • (2) Any uses featuring outdoor sales or outdoor storage not clearly ancillary selling quality/specialty goods such as Book stores • services or facilities Yoga, dance,martial arts, or other to use shall require a Conditional Use Permit those listed. Art galleries • fitness studios • a Specialty Goods Anchors Large Scale Goods:goods that, due Open air markets • Fine arts&crafts • W Definition:A"regional destination" Department stores • to their size,may require close access Second hand/antique stores • qO non-food retail store that is at least General merchandise stores • by cars and trucks such as appliances, Appliance&electronics stores • k Service Commercial & Repair 30,000 square feet in size and is a prov- Book superstores • electronics, sporting goods, furniture, Sporting goods stores • Definition: Businesses providing rance mbing services • H en generator of significant pedestrian Electron cs superstores • and home furnishings Furniture&home furnishings • services to industry, services that are cum cleaner, sewing, and appli- • 4 traffic and sales such as those listed stores industrial in nature, or services that are repair Quality home deparhnent best suited to an auto-oriented environ- superstores ment such as those s stations c listed W Wb Community Oriented Anchors f Commercial Recreation & Entertainment I Large Scale Commercial Goods A Definition:A"local destination"con- Supermarkets • Definition:Establishments providing Small scale movie theaters • Definition:Businesses whose primary Warehouse retail • venience store that is at least 15,000 Specialty food markets • resources or activities for exercise, Bowling centers&billiard parlors • activity is the sale or repair of large Equipment retail • x square feet in size and is a proven Pharmacies&convenience relaxation, or enjoyment such as those scale/commercial goods that are not Construction supply Health&exercise clubs • pp y • O generator of pedestrian traffic and sales A superstores • listed. particularly well suited to pedestrian such as those listed Amusement arcades • districts and that require close access by Restaurant supply • 0 Community oriented anchors c cars and trucks such as those listed Auto supply stores • CQI over 65,000 s.f. 28 _ 4) LodgingM 2.2.2 SPECIAL RETAIL CONFIGURATIONS Definition: Businesses that sell any Motor vehicle sales • Definition: Short-term commercial lodg- Bed&breakfast guest houses • kind of motorized vehicle such as those ing facilities such as those listed Hostels • iAJ1W -AL listed. Hotels&motels • Special Retail Configurations limitthe size of individual tenants and the total amount of retail permitted for Neighborhood Center and Corner Store retail "clusters" as 2) CWic anR well as the provision of drive-through services. Definition: Services(including educa- Religious assembly • Definition:A dwelling unit in which the Live-work units • 2) Regulation tion and utilities),cultural institutions, Baseball, football, soccer,tenors, • occupant conducts ahome-based busi- ness recreational facilities made avail- and other sports feilds and courts or enterprise i) Where retail is permitted as part of a Neighborhood Center, Corner Store, or able to the general public for free or at a Community centers • drive-through it shall conform to the following size and location requirements. reasonable cost such as those listed. Educational facilities • i) Special Conditions for Live-Work Indoor public recreation facilities • (1) Work activities that require hazardous assembly, including fabrication, a) Neighborhood Center Libraries • manufacturing, repair, or processing operations such as welding and woodworking, g g � q Definition: A retail cluster (two or more abutting retail establishments) consisting Exhibition, convention, or confer- • g, or venues including the handling of animals shall require a of(permitted) convenience uses, small-scale shopping, and personal services that ence centers Conditional Use Permit provide goods and services amenities to nearby residential neighborhoods. City halls • (2) The maximum number of employees not including the owner/occupant is Hospitals c limited to two per unit. i) Special Conditions for Neighborhood Serving Retail Courthouses • (1) Limited to a maximum of two community oriented anchors. Museums • (3) Once established,Live-Work may not be converted to a solely commercial (2) Limited to a maximum of 25,000 square feet of non-anchor retail. Performing arts facilities • or business use. However,Live-Work units may revert to solely residential (3) Limited to a maximum size of 5,000 square feet per Eating and Drinking Stadiums,not including stadiums use. Z for professional sports teams ° establishments. Swimmingpools • 6 ResidentialINERF� (4) Conditional Use Permit: Development including non-anchored retail uses .�.1 Post offices • Definition: All owner- and renter-occupied dwelling units, including attached and exceeding a total of 25,000 square feet Transit facilities,terminals, & • detached houses, multi-unit buildings, manufactured and mobile homes. W stations .,b) Corner Store Police stations&fire stations • a Multi-family with Common Lobby Entry Definition:Buildings designed as a Dwelling units, accessory • Definition: A small store or cluster of stores integrated into a larger building on 3 Offi , residence for multiple households where Dwelling units,primary,two or the corner of a city block. Corner Stores consist of(permitted) convenience uses, • small-scale shopping, and personal services that serve homes or businesses located some dwelling units are accessed from a more households per structure q a Professional Services common lobby entry or shared hallway within easy walking distance. Definition: Workplace uses including Research&development offices • i) Special Conditions for Comer Store Retail N professional, administrative,research Educational&institutional offices • b Multi-family with Individual Ent (1) A maximum size of 2,500 square feet per use. nj and development,financial, and educa- print&electronic media offices t onal activities for businesses, g Definition:Buildings designed as a Dwelling units, accessory • (2) A maximum size of 5,000 square feet total per cluster. ndividu- (newspaper,ma magazine,radio, • residence for multiple households where [more Dwelling units,primary, als,and non-profit organizations such as television two or • (3) Conditional Use Permit: Individual uses larger than 2,500 square feet. those listed. all dwelling units have a dedicated households per structu e Data or telecommunications of- • entrance accessed directly from a public provided that the use is unique and not already provided within one (1) fices sidewalk. mile trade area. W Any other professional, executive, QO or administrative office use • (4) Corner Store Retail must be located on the corner of a block, and the entrance must face a public street, square, or plaza space. F c Attached Single-Family Homes _ z Definition:Attached homes on separate Dwelling units, accessory • it) Parking spaces intended for Corner Store Uses must be located on streets. Off- �? parcels sharing common walls with each Dwelling units,primary, one street parking is discouraged for comer store and shall require a conditional use p b Medical Services p g � P ry, Definition: Medical workplace uses and Medical&dental offices or facili- home featuring an entrance accessed houshold per structure • permit. establishments with employees with ties • directly from a public sidewalk _ W medical licenses such as those listed. Indoor veterinary clinics c C) Drive-Through T A Acupuncture,physical therapy, Definition: Service from a building to persons in vehicles through an outdoor service ;y chiropractor • d Detached ingle-Family Homes window. Psychiatric • Definition:A detached building de- Dwelling units, accessory • O signed as a residence for one household. Dwelling units,primary, one O Mortuary services • housholds per structure • CQ 29 2.2.3 AFFORDABLE 1HOUSING REQUIREMENT d) Miscellaneous Provisions This section contains standard and guidelines to ensure that affordable housing is i) The conditions of approval for any project that requires affordable units shall provided throughout the Specific Plan area, consistent with the City's General Plan specify the following items: Housing Element. (1) The number of affordable units, 1) Regulation (2) The number of units at each income level as defined by the California Health and Safety Code, and a) General J (3) A list of any other incentives offered by the City. This section shall apply to new residential projects three(3)or more units in size. it) An Affordable Housing Agreement outlining all aspects of the affordable housing provisions shall be executed between the applicant and the City and b) Requirements (or some other appropriate title) recorded with the Orange County Recorder's Office prior to issuance of the first building permit. For rental projects, the City Development Agreement i) A minimum of 10 percent of all new residential construction shall be affordable shall be used. housing units, unless the project is within the redevelopment project area, in which case the equivalent of 15 percent of all new residential construction shall in) The Agreement shall specify an affordability term as specified by Section be affordable housing units. 230.26 of the Huntington Beach Zoning and Subdivision Ordinance. it) A City Development Agreement shall be required for projects that include iv) All affordable on-site units in a project shall be constructed concurrently with or rental units. prior to the construction of the primary project units unless otherwise approved through a phasing plan. Final approval (occupancy) of the first market rate in) For sale units included in the project shall be made available to moderate residential units shall be contingent upon the completion and public availability, income households as defined by California Health and Safety Code Section or evidence of the applicant's reasonable progress towards attainment of 50093, or a successor statute. completion, of the affordable units. iv) Developers of residential projects may elect to pay a fee in lieu of providing the v) All affordable units shall be reasonably dispersed throughout the project units on-site to fulfill the requirement of this section as allowed and pursuant unless otherwise designed through a master plan, shall contain on average the to the requirements of Section 230.26 of the Huntington Beach Zoning and same number of bedrooms as the market rate units in the project and shall be Subdivision Ordinance. comparable with the market rate units in terms of exterior appearance,materials W v) Developers of residential projects may elect to provide the affordable units at and finished quality. h an off-site location. If affordable units are off-site, they must be under the full vi) New affordable units shall be occupied in the following manner: C7 control of the applicant, or other approved party and must be located within the Beach Edinger Corridors Specific Plan area boundary. (1) If residential rental units are being demolished and the existing tenant(s) Ca meets the eligibility requirements, he/she shall be given the right of first vi) New residential projects shall include construction of an entirely new project or new units added to an existing project. For purposes of determining the refusal to occupy the affordable units(s); or N required number of affordable housing units, only new units shall be counted. (2) If there are no qualified tenants, or if the qualified tenant(s)chooses not to tV exercise the right of first refusal, or if no demolition of residential rental c) Off-site Construction of Affordahle Units units occurs, then qualified households or buyers will be selected. i) Except as may be required by California Government Code Section 65590 or a successor statute, developers may provide the required affordable housing off- e) Price of Affordahle Units W site, at one or several sites, within the City of Huntington Beach in the Beach Affordable housing cost shall be calculated in accordance with the Code Section OEdinger Corridors Specific Plan area. 50052.5 standards for ownership units and Code Section 50053 standards for rental it) Off-site projects may be new construction or substantial rehabilitation, as units. F defined by the Code Section 33413 affordable housing production requirements, z W of existing non-restricted units conditioned upon being restricted to long-term f) Reduced Fees for Affordahle Housing p, affordability. "At Risk" units identified in the Housing Element or mobile homes may be used to satisfy this requirement. Projects that exceed inclusionary requirements on-site will be eligible for reduced W City fees, pursuant to an Affordable Housing Fee Reduction Ordinance, upon W in) All affordable off-site housing shall be constructed or rehabilitated prior to adoption by the City Council. A or concurrently with the primary project. Final approval (occupancy) of the first market rate residential units shall be contingent upon the completion and it Incentives public availability, or evidence of the applicant's reasonable progress towards g) Density.Bonus ves — r� attainment of completion, or the affordable units. Projects that meet the affordability provisions of Section 230.14 of the Huntington OBeach Zoning and Subdivision Ordinance for density bonus shall be granted an incentive(s)or concession(s)pursuant to Section 230.14. 30 2.3 BUILDING SCALE REGULATIONS 2.3.2 SPECIAL BUILDING HEIGHT ]LIMTJCS �ay TOP OF CORNICE, PARAPET,OR FAVE LINE 1) Along Edinger Ave. / Beach Blvd. / Main St. 2.3.1 BUILDING HEIGHT The height of development along Edinger Ave., Beach Blvd, and Main St. shall be 3 limited for a distance of sixty-five (65) feet measured from the Back-of-Sidewalk e r 1) Definition a as shown in Fig. "2.3.2. Special Building Height Limits— 1) Edinger Ave. Beach s° x Building height is defined as the vertical extent of a structure as measured from Blvd/Main St" (to locate Back-of-Sidewalk see section 2.4.2.b). a c finished grade to the top of cornice, parapet, or eave line of a peaked roof. Height Em for buildings with mansard roofs shall be measured from finished grade to the top 2) Across the Street From Housing = I of the mansard roof ridge line. The height of new development(excluding Edinger Ave., Beach Blvd., or Main St. AVERAGE FINISH GRADE block faces)across the street from existing,approved,or zoned residential buildings 2) Regulation three (3)floors tall or less shall not exceed the height of the lowest building along the block face by the number of stories specified in section 2.1 — Development Max Heigh"9 a) General Standards within sixty-five(65)feet of the Back-of-Sidewalk as shown in Fig.2.3.2 FIlw2.3.1 BUILDING HEIGHT i) Height for buildings is regulated by the number of stories permitted (see "Special Building Height Limits— 2)Across the Street From Housing" (to locate Fig.2.3.1 Building Height). New structures must conform to the minimum Back-of-Sidewalk see section 2.4.2.b). and maximum number of stories as specified in section 2.1 — Development Standards. 3) Adjacent to Housing Bock o!Sidewalk it) Story Vertical Height Dimensions: Story heights shall not exceed twelve(12) i) The height of new development on a parcel abutting a parcel with existing, 1 feet from interior finished floor to ceiling. Ground floor retail, office, hotel or approved, or zoned residential buildings three (3) floors tall or less shall be 1 Special Height Undt Zone Z residential lobby use may not exceed sixteen (16) feet from floor to ceiling. limited as follows and shown in Fig. 2.3.2. Special Building Height Limits—3) Ground floor retail must be a minimum of fourteen (14) feet from floor to Adjacent to Housing: ceiling. it) The height of new development shall not exceed a line in) Inhabitable floor area located in attics shall be counted as stories. (1) Originating at a height of one (1)floor above the height of the adjacent iv) Mezzanines covering more than one third of the space of a story shall be building's eave line counted as stories. (2) Extending through a point located along the new development's side U v) The number of stories shall include all stories located above the finished fayade. $fl@B? grade. Z (3) With a forty-five (45)degree slope(creating a one(1)to one(1)height to 1 IlOvBv3vB SPECIAL BUILDING[ DIl�D HEIGHT LIMITS - q vi) Parking podiums that extend more than five(5)feet above finished grade shall stepback relationship). .? be counted as a story. 1 ) EDINGER AVE. / BEACH BLVD. / MAIN .ST. AND � vii) Rooftop equipment must be set back a minimum of ten(10)feet from building 2) ACROSS THE STREET FROM HOUSING walls, screened on all sides, and integrated into the overall building design. b) Exceptions i) Habitable attics, inhabited spaces located above a roof's eave line, are only , 41111/ permitted for detached single-family homes. %PL;� zi W it) Portions of the building that extend above the primary building mass, such j A as dormers, roof-top cupolas, elevator and mechanical equipment enclosures, U roof deck trellises, gazebos, and other special features, shall not exceed the H maximum height requirement by more than ten(10)feet. A W in) Accessory buildings, including non-dwelling units such as freestanding BaeamR� p garages for individual residential units, service structures and tool sheds, shall Fn.d" O not exceed one and one-half stories or fourteen(14)feet. W iv) Towers and other prominent special architectural features shall not exceed the W A permitted maximum height by more than twenty (20)feet. A-E.R".of B-IB r abo s.ma R". H adia home of.di...I honor ICI FIlw2.3.2. SPECIAL BUILDING HEIGHT LIMITS - Q 3) ADJACENT To HOUSING � CQ F31 2.3.3 BUILDING LENGTH 2.3.4 SPECIAL BUILDING LENGTH ]LIMTJCS 1) Definition 1) Definition Building length is defined as the total length of a primary building mass lining a Special Building Length Limits apply to new development along any block face street or open space as shown in Fig.2.3.3 Building Length. (excluding Edinger Ave., Beach Blvd., or Main St. block faces) where there are existing or proposed residential buildings with front facades shorter than sixty (60) r2) Regulation feet as shown in Fig.2.3.4 Special Building Length Limits. i) New buildings shall not exceed the specified Maximum Length as specified for each Corridor Center and Segment in section 2.1. —Development Standards. 2) Limited Corner Buildings it) A developer may build multiple buildings, each with an individual length that The maximum length of buildings that extend to the comer of the block shall be does not exceed the Maximum Building Length. as specified for each Corridor Center and Segment in section 2.1. —Development Standards. L3) Exceptions 3) Limited Mid-Block Build�ng� (1) Where specified in section 2.1. — Development Standards, building volumes shall be measured as separate buildings as shown in Fig.2.3.3. The maximum length of Limited Mid-Block Buildings that do not extend to the Building Length if they are separated by: corner of the block shall be as specified for each Corridor Center and Segment in section 2.1. —Development Standards. (a) A Pasco (see section 2.6.4—Open Space Types for the definition of a Pasco). h (b) A forecourt with a minimum depth of forty (40)feet. C7 W W .7 U C7 z A a A-RESIDENTIAL BUILDING WITH A FRONT FACADE�M M SHORTER THAN 60 FEET B-LIMITED MID-BLOCK BUILDING C-LIMITED CORNER BUILDING BUILDING BUILDING BUILDING D•PUBLIC OPEN SPACE LENGTH LENGTH LENGTH X-SPECIAL BUILDING LENGTH LIMITS DO NOT APPLY W --- - - - - - - - ------------------ ---------------- -- Q T------------------------'-T-- - - R OF O I I I51DEW" X z = C o � i im i X a i i i W i i i A i i i C A ~ - L - - - - - - - - - - 1 - - - - - - - - - - - - - 1 - ❑0 0❑©❑❑❑ O COURTYARD BUILDING 0 FIG.2.3.3 BUILDING LENGTH FIG.2.3.41 SPECIAL BUILDING LENGTH LIMITS 32 2.3.5 BUILDING MASSING • Building AEnvelope LI) Definition x i) A building's visual or apparent mass consists of one or more individual 3-dimensional volumes. Length it) A primary volume is a 3-dimensional volume that extends the entire height of a building (it does not include porches,bay windows, or other sub-volumes). Primar y in) A Primary Volume's proportions are the ratio of the length of the volume relative to its height Volumes as shown in Fig.2.3.5 Building Mass Proportions. X ratio= ratio= ratio= ratio= , A:X B:X C:X d:X ' �2) Regulation Length A Length B E 1 Length C hength i) Buildings shall be composed of at least one Primary Volume that conforms to Building E - Poseo Massing regulations. The Primary Volume must be the longest volume on the building. • Introduce it) The range of proportions permitted for Primary Volumes shall be as specified for each Roofs A) FACADE OFFSET - Corridor Center and Segment in section 2.1. —Development Standards. PLAN VIEW in) See section 2.8. —Architecture Regulations for additional fagade articulation requirements and regulations related to architectural elements. 3) Building Massing Elements z Primary Volumes shall be defined with the following elements: O • Introduce a a) Major FaVade Offset Porches and other sub w i) A Major Fapade Offset is a substantial vertical plane break in a fagade. volumes width it) The depth of a Major Fapade Offset shall be a minimum of five(5)percent of the width of the largest adjacent horizontal fagade segment. 9 U b) Notch ' z i) A Notch is a substantial recess in a fapade. _. _.F_ Result- -------- a it) The width of a fagade notch shall be a minimum of five(5)feet. The depth of the notch shall + - "" - a` ing Building be a minimum of three (3)feet. � - � .A� VllEWB ®llCff c) FaVade Composition Change i) A Fapade Composition Change is a substantial change in architectural elements on adjacent segments of an otherwise flat fagade. The result is the impression of separate volumes. FIG.2.3.5 BUILDING MASSING PROPORTIONS FIG.2.3.5 BUILDING MASSING - it) To qualify as a Fapade Composition Change, adjacent volumes shall feature a changed roof 3) ]E'LEMENTS W form and/or height variation in addition to one of the following: (1) Incorporate a prominent central feature or sub-volume such as a balcony, bay window, porch, or portico. Z W (2) Feature changed wall cladding materials/colors a (3) Feature changed window pattern/form in) Utilizing a vertical expression line such as a pier, molding, downspout, minor fapade offset, W or butt joint simulating a party wall between adjacent volumes is recommended. A H H CQ 33 z 0 a ,.� IlN'll'EN'll'Il®NAII.II.X II.EF'll' BII.ANIlZ C7 W W .7 U C7 z A a A M niA W A O U H z w a 0 a w w A O O A 34 2.4 F RONTAGE & BUILDING PLACEMENT �p Building ]R 'tEGULA IONS Orientation Front Street 2.4.1 BUILDING ORIENTATION TO STREETS AND r PUBLIC OPEN SPACES C 1) Definition A building is oriented to a street or public open space if it has a building entrance Building p configured as a Private Frontage Type that faces that street or open space, as shown Orientation _� w in Fig.2.4.1 Building Orientation to Streets and Public Open Spaces. v� m' O 2) Regulation a) General a c7 i) Where building orientation to streets and public open spaces is required, all Open buildings shall have primary entrances that face and open directly on to publicly Space Z accessible streets or public open spaces. W it) In instances where a choice must be made between orientation toward a primary ... _—_— /BACK OF U public street or a public open space, the primary public street should be given SIDEWALK PROPERTY LINE a precedence. a in) Parking structures, garages, carriage houses, and accessory buildings are ZZ permitted and should be located along alleys and not along streets or public FIG.2.4 .1 BUILDING ORIENTATION TO STREETS AVID .7 open spaces. PIlJEIl,IlC ®PEA' SPACES � CQ b) Corner Parcels o� Buildings on Comer Parcels shall have an entrance(s) oriented towards at least one street or incorporated into a Corner Entry Private Frontage Type (see section H 2.4.3). z O a R fV W A O U H z w a 0 a w w A O O A 35 — 2.4.2 PRIVATE FRONTAGE TYPES b) Corner Parcels j4 BACK OF SIDEWALK On comer parcels, frontage treatments shall extend along the entire length of I �1) Definition the back-of-sidewalk line for both street frontages as shown in Fig.2.4.2. Private TOP OF j ?� Portions of a roe between the back-of-sidewalk line and the primary Frontage Types—2)Corner Parcels. LSTO OR property rtY P r1 building fagade along any Street. — —m710, � it) Portions of all primary building facades up to the top of the first or second c) Edge Treatments floor, including building entrances,located along and oriented toward streets as i) Fenced Edge, Terraced Edge, and Flush Edge are edge treatments that shown in Fig.2.4.2.Private Frontage Types—1)Definition. are combined with other Private Frontage Types and establish a desirable s 2) Regulation relationship between front setback areas and the public sidewalk. it) When landscaping Grand Portico, Forecourt, Grand Entry, Common Lobby Z Entry, Stoop, Porch, and Front Door setback areas, an edge treatment must be a) General PRIVATE O selected from those permitted for the given Corridor Center and Segment and FRONTAGE i) Private Frontage types regulate the configuration of a building's primary applied to the setback area in accordance with the specified edge treatment's A entrance,the treatment of its front and side setback zones, as well as the type of regulations. F IlGvBv4wB PRIVATE E FRONTAGE Il AGE PE5 - Il features permitted to encroach into the required setback zones. DEFINITION W it) All buildings shall be designed to incorporate a Private Frontage Type configured Zin compliance with the regulations is contained in this section. W in) Every Primary Building Volume (see section 2.3.5 —Building Massing) shall FRONT STREET have at least one Private Frontage Type. cuRe iv) A property's permitted and/or required Private Frontage Types shall be limited a to those frontage types specified for each Corridor Center and Segment in �--_-�� Z SECYlOri 2.1. -Development Standards. BACK OF, SIDEWALK STREET FRONTAGE REGULATIONS F� v) All permitted frontage types are allowed either alone or in combination with any other permitted frontage type within a single building. vi) The disposition of the Front Yard Setback zone is further illustrated in section 2.4.4. m Eq U vii) Private frontage regulations apply along the full length of the property frontage, C o 4 Zeven where there is no building fapade. I o? viii)Where building orientation toward public streets/public open spaces is not GLI required, buildings must still satisfy Private Frontage and Edge Treatment w � requirements but are not required to locate an entrance that opens directly on to p J� n N a street or public open space. ix) Reminder: Private Frontage Types that incorporate stairs must also refer to access and visibility requirements of the Americans with disabilities Act by I PROPERTY LINE means of providing alternate entrances with level or ramped connections to BACK SIDEWALK P g O P I sIDEWALx I W the sidewalk, or by incorporating an ADA-compliant ramp additively to the design of the required Private Frontage Type. FIG.2.4 .2 PRIVATE FRONTAGE TYPES - 2) x) Transformers,backflow devices, etc. will be allowed in the front yard setbacks CORNER PARCELS F as long as it is screened with landscaping or architectural details (see section z W 2.6.8.7 Utility and Service Area Sitting and Screening). W O W W A H H �Q 36 3) Private Frontage Specifications a) Shopfront BACK OF SIDEWALK i) Definition — A frontage type featuring a multiplicity of welcoming entrances and display windows built at the edge of and projecting directly on to the public sidewalk. Tenant - I ii) Application C__ shopfront Shopfronts are the appropriate treatment for ground-level retail and service uses oriented to Tenant - 2 display and access directly from public sidewalks. iii) Fagade &Entrance Treatment L ---_. — — (1) Each shopfront shall contain: h a) At least one prominent building entrance that is always unlocked during regular Z PILASTERS/ business hours. PIERS b) A minimum of 70% of the storefront fagade must feature clear-glass display windows framed within storefront pilasters and base. �- c) A minimum 3 foot zone behind the window glazing that provides an unobstructed view of the establishment's goods & services, either via display oriented to the Shopfront n tlsidewalk, or via a direct view into the store. wish !' w Recessed (2) Recessed entrances are permitted up to a maximum width of 15 feet. � ��� �'F:FP� � �i � � � � ��� � Enty (3) Restaurant shopfronts that are not located on street comers may set back a portion of I �? the shopfront fagade to create an outdoor dining alcove that is a maximum of 12 feet C C C I a deep. A X A I A �s .7 (4) Shopfront and awning design should vary from shopfront to shopfront. M . I (5) Close proximity to high volumes of pedestrian traffic make attention to craft and 12'mac visual interest within the Shopfront fayade important. B B shopfront m� � with ! (6) Shopfront composition should include well-designed projecting signs, window signs Dining ts' and awning signs. A-Shopfront Length is the length of each Shopfront Frontage Type segments as measured from Alcove — In= centerline of the articulations elements at either edge of the Shopfront segments. Z iv) Shopfront Length B-Tenant Length is the length of each Tenant Frontage that faces directly onto a Front or Side (1) Along key pedestrian streets, shopfront and tenant length is strictly limited to insure a Street —� variety of entrances to occur at ground level. Shopfronts shall not exceed the lengths G Articulation Increment is the length between each Articulation Element in a Shopfront segm ent as measured from centerline to centerline of permitted Shopfront Length Articulation fV shown in Section 2.1 —Development Standards Charts. Elements. a) Larger retail space may be enabled by being set behind a row of smaller shopfront spaces;this technique is often referred to as"liner retail." (2) Shopfront lengths are defined using Pilasters/Piers. W a) The horizontal width of a protruding pilaster or pier shall be a minimum of five (5) percent of the width of the largest adjacent horizontal fagade segment. The adjacent wall surface shall setback from the face of the pilaster or pier a minimum I F of twenty(20)percent of the pier width. Pilasters/Piers shall not protrude into the W public right-of-way. W v) Setback Area Treatment (1) Shopfronts shall be built up to the back of the public sidewalk at sidewalk grade 3T W (2) Setback areas shall be treated as Paved/Sidewalk Extension per section 2.6.9. min A Unobstructed View Required O O F37 3) Private Frontage Specifications (cont.) M b) Corner Entry c) Arcade d) Grand Portico i) Definition i) Definition i) Definition Afrontage type featuring a building entrance and an associated or detached treatment A frontage type featuring a colonnaded space at the base of a building created by A frontage treatment featuring is a roofed entrance supported by columns appended to visually emphasize the corner of a building. setting back the ground-floor further than the upper floors,and resulting in a covered to the primary plane of the building's front fagade. A"Grand Portico" is a portico sidewalk space. expressed at a civic scale, meant to project the image of an important community ii) Fagade &Entrance Treatment building. A Corner Entry draws prominent visual attention to the comer of the building ii) Application primarily through vertical massing and articulation with elements such as a corner (1) When applied to buildings featuring ground level shopfronts,the arcades ii) Application tower and by "flatiron" shapes. should overlap the sidewalk within 2 '/feet of the curb face. (1) A Grand Portico is an appropriate frontage for civic buildings such as city iii) Setback Area Treatment (2) Arcades are not appropriate for buildings with ground-level residential halls, libraries, post offices, as well as for quasi-civic buildings such as units. hotels with ground level convention facilities, or movie theaters. Z (1) Setback areas shall be treated as Paved/sidewalk Extension per section 2.6.9. iii) Fagade&Entrance Treatment (2) This frontage type is not conventional for residential buildings. 1 Arcade columns should be attractive) proportioned and detailed. iii) Fagade&Entrance Treatment W (2) A comer entry mass may encroach into the required setback areas but O y P P may not encroach into the public right-of-way. (2) Ceiling beams and light fixtures that are located within the column A"grand stair" makes an excellent appendage to a grand portico frontage. spacing geometry greatly enhance the quality of the space and are iv) Setback Area Treatment recommended. Z (1) The portico and stair may encroach into the front setback area. W iv) Setback Area Treatment (2) Setback areas (indicated with an "x" in the illustration below) for non- (1) Setback areas (indicated by an "x" in the illustration below)for arcades commercial buildings shall be landscaped per section 2.6.9. built to the back of sidewalk shall be treated as paved/sidewalk extension (3) Setback areas for commercial buildings may be treated as Paved Sidewalk a per section 2.6.9. Extension per section 2.6.9. C7 (2) Setback areas (indicated by an "x" in the illustration below)for arcades that are not built to the back of sidewalk shall be landscaped per section 2.6.9. CQ W F� rZ BACK OF SIDEWADt BACK OF SIDEWAIIC 4 BACK OF SIDEV/AOC I � B I fV � �; III • BACK OF SIDEWAD( I B I � B f• [ti BACK OF SIDEWA BACK OF SIDM" BACK OF SIDMW W r F Loa 0 a 1 B I X E " 38 3) Private Frontage Specifications (cont.) M e) Forecourt f) Common Lobby Entry iv) Fagade&Entrance Treatment i) Definition i) Definition (1) A common lobby entry should be visually prominent and easy to identify A frontage type featuring a courtyard forming an entrance and lingering space for a A frontage type featuring a type of building entrance that provides access to a (2) Multi-family residential buildings featuring Common Lobby Entry single building or several buildings in a group,and opening onto the public sidewalk. multiplicity of private residential units, office spaces or hotel rooms via a semi- treatments shall have a Common Lobby Entry a minimum of every 100 The forecourt is the result of setting back a portion of the primary building wall. public building lobby space. The private spaces are accessible via private entrances feet ii) Application are typically not accessible from a public outdoor space. (3) Entrances may be inset up to 5 feet from the primary building wall and are (1) Aforecourt can be applied appropriately to any use. In is not recommended ii) Application typically raised above the sidewalk. in instances where there is insufficient street wall definition. (1) This Frontage types is generally appropriate for office,residential or hotel v) Setback Area Treatment (2) Forecourt frontage treatment must be combined with stoops,flush single buildings. (1) Setback areas (indicated with an "x" in the illustration below) may be entries, or with shopfront frontage types. (2) LimitedApplicationpermitted inDevelopment Standards:Where common landscaped, paved, or be a combination of landscaping and paving per z lobby entry is specified in (Section 2.1 — Development Standards) as section 2.6.9. iii) Fagade&Entrance Treatment z "limited"this private frontage type may only interrupt continuous ground (2) Where specified in Development Standards Charts as limited the setback H (1) The courtyard must be enclosed on three sides by building masses on the level shopfronts up to two locations per block face, and may not be areas shall be treated as Paved/Sidewalk Extension per section 2.6.9. P same property, and therefore cannot be built on corners, or adjacent to a applied to building facades as the sole private frontage treatment along U building already set back from the sidewalk. any fagade elevation. W (2) The forecourt opening shall be a maximum of 30 feet wide. iii) This frontage type is appropriate for office, multi-family residential, and (3) When combined with stoops, the courtyard may be slightly raised from lodging uses where: sidewalk grade and landscaped or paved, with a low decorative wall W along the sidewalk edge. (1) Such uses are positioned above a ground-level retail and parking podium. a (4) When combined with retail,restaurant and service uses, all three sides of a (2) Where direct access to/from such uses from streets and other public the courtyard must feature shopfront entrances and display windows and C7 the forecourt must be treated as an extension of the sidewalk space. spaces is not a priority 7W iv) Setback Area Treatment Any setback area treatment is determined by the development's primary frontage type. W I BACK OF SIDEWALK BACK OF SIDEWALK H z °x r� I I J 1 1 fV i _J N BACK OF SIDEWALK N BACK OF SIDEWALK ti E I W 4L IW B W I FBI O H � 39 3) Private Frontage Specifications (cont.) p) Stoop h) Porch i) Front Door i) Definition i) Definition i) Definition A frontage treatment featuring an entrance stairway to a residence typically A frontage type featuring is a roofed space, open along two or more sides and A frontage type featuring the main entrance to a residence, in combination with a constructed close to the sidewalk. adjunct to a building,commonly serving to shelter an entrance and provide a private deep landscaped setback. outdoor space appended to a residence. ii) Application ii) Application This frontage type is suitable only for residential use. ii) Application This frontage type is appropriate for residential use only. This frontage type is appropriate for residential use only. iii) Fagade&Entrance Treatment iii) Fagade&Entrance Treatment (1) Stoops may feature a portico entrance at the top of the stair, and may iii) Fagade&Entrance Treatment Front Doors may feature a covered entrance or entrance platform that may encroach h encroach into the front setback area. Porches may serve multiple entrances. into the front setback area. (2) Stoops may serve multiple entrances. iv) Setback Area Treatment iv) Setback Area Treatment (3) Multiple stoops may be combined to increase the scale of the entrance. (1) When expressed as a separate mass appended to the primary front building Setback areas (indicated with an "x" in the illustration below) shall be landscaped iv Setback Area Treatment per section 2.6.9. p ) plane, the porch may encroach into the front setback zone. Setback areas indicated with an"x" in the illustration below may be landscaped,( ) y p (2) Setback areas (indicated with an "x" in the illustration below) shall be paved, or be a combination of landscaping and paving per section 2.6.9. landscaped per section 2.6.9. H W W .7 a C7 .Zr �Q W 1 'Z BACK OF SIDEW&K I BACK OF 9OM" N BACK OF SIDBW w 11 � II fV j �- - - - - - - - - ' - � j __J I U ZBACK OF SIDEW&K 4 BACK OF SIDEWALK E4 BACK OF SIDEWALK W I I I W W 1 1 1 A I I I FH AIA��I 1 1 FBI O CQ E K X E x 40 3) Private Frontage Specifications (cont.) ) Edge Treatment: Fenced k) Edge Treatment: Terraced Z) Edge Treatment: Flush i) Definition i) Definition i) Definition An edge treatment characterized by a low decorative fence constructed at or very An edge treatment characterized by a raised planted front yard and decorative low An edge treatment built at sidewalk grade and that extends to the edge of the public close to the edge of the public sidewalk. retaining wall at or very close to the edge of the public sidewalk. sidewalk. ii) Setback Area Treatment ii) Setback Area Treatment ii) Setback Area Treatment (1) A low masonry base makes an excellent addition to the decorative (1) The retaining wall maybe located along the public sidewalk or setback as Any setback area treatment is determined by the development's primary frontage fence. shown. type. (2) The fence may be located along the public sidewalk or setback as (2) Any setback area treatment is determined by the development's primary shown. frontage type. (3) Any setback area treatment is determined by the development's primary Z frontage type. O .7 F� W W .7 a C7 .Zr �Q W 1 K KOFSIDM&K BACK OF SIDFW" N BA[K OF SIDEV/ADC B Z IIII IIII IIII II }i ' III I III O M BACK OF SIDBWMK HBACK OF SIDFW" BI BACKOFSIDM" r z w 0 I I w B B � Fence I Terrace I Flush I A 44 FA�H ......__I.._.._.___...__.......__,.. ._._.___....___......__.__....... ... O O 41 2.4.3 FRONT YARD SETBACK in) The disposition and treatment of Front Yard Setbacks is furthered regulated in 2 4.5 REAR YARD SETBACK the following sections: 1) Definition & (1) Private Open Space Types provides addition specific regulation for the 1) Definition IL Front Yard Setback is defined as the required minimum or permitted (maximum) treatment of setback zones in conjunction with various private open space Rear Yard Setback is defined as the required distance from the rear property line to distance from the back-of-sidewalk line to the primary building facade as shown types. any building as shown in Fig.2.4.5. Rear Yard Setback. in Fig.2.4.3 Front Yard Setback. (see section 2.4.2. — Public Frontage Types to (2) Section 2.6.8—Open Space Landscaping establishes landscape standards determine how to locate back-of-sidewalk) and guidelines for the treatment of front yard setback zones 2) Regulation 2.4.4 SIDE WARD SETBACK a) General a) General 1) Definition i) All buildings must be located to conform to the minimum Rear Yard Setback h standards as specified for each Corridor Center and Segment in section 2.1. — Z i) All buildings must be located to conform to the minimum and maximum Front Side Yard Setback is defined as the required distance from the side property line to Development Standards. O F, Yard Setback Standards specified for each Corridor Center and Segment in any building as shown in Fig.2.4.4. Side Yard Setback. it) The rear yard setback area must be landscaped per section 2.6. 8 —Open Space asection 2.1.—Development Standards. Landscaping. it) The Front Yard Setback for each Private Frontage Type shall be located as 2) Regulation p g depicted by the Private Frontage Type Illustrations in Section 2.4.2. F in) Portions of a building that are not part of the primary building mass, such as a) General entrance porticos, bays and stoops, are not required to meet minimum height i) All buildings must be located to conform to the minimum Side Yard Setback W requirements. standards as specified for each Corridor Center and Segment in section 2.1. — Development Standards. ab) Additional Requirements it) The required Side Yard Setback shall depend upon whether or not the side Zi) At required setback areas, arcades, awnings,entrance porticos,porches,stoops, facade has windows into active living spaces. stairs, balconies, bay windows, eaves, covered and entrance overhangs, are in) The side yard setback area must be landscaped per section 2.6.8 —Open Space permitted to encroach up to six feet within the required front street setback as Landscaping. shown in the frontage type illustrations. it) At zero-setback areas, building overhangs such as trellises, canopies and W awnings may extend horizontally beyond the back-of-sidewalk, but may not �Q under any circumstances encroach further than within two and half(2 '/)feet F" of the face-of-curb. z (1) Encroachments may extend up to a maximum of six(6)feet into the public frontage areas. R YV (2) These overhangs must provide a minimum of eight (8)feet clear height above sidewalk grade. W A O U FRONT STREET FRONT STREET FRONT STREET F BACK OF SIDEWALK Front Yard Front Yard I BACK OF SIDEWALK BACK OF SIDEWALK a0 i Setback i Setback a Side Yard W I l I I I SeTbac Y=Yar Setback as ' ,Side Side Yard Yard et ba seft c4 z ' ua I I I z W SideYard O LL I PROPERTY LINE I I LL I PROPERTYLINE Setback I I LL I PROPERTY LINE I Set Rear Yard I b_a_ck___ J J� FIG.2.41v3 FRONT WARD SETBACK FIG.2.4 .4l SIDE WARD SETBACK FIG.2.41v5 REAR WARD SETBACK 42 2.4.6 ALLEY SETBACK 2.4.7 FRONTAGE COVERAGE 2.4.8 SPACE BETWEEN BUILDINGS 1) Definition 1) Definition A� 1) Definition Alley Setback is defined as the distance from an alley right-of-way to any building i) Frontage Coverage is defined as the minimum percentage of the length of the Space between buildings is defined as the distance measured between the primary as shown in Fig.2.4.6.Alley Setback. frontage coverage zone that shall be occupied by a primary building fapade(s). building mass of two adjacent buildings on a single property as shown in Fig.2.4.8 it) The Frontage Coverage Zone is defined as the space between the minimum and Space Between Buildings. 2) Regulation maximum front yard setback lines and the minimum side yard or front yard setback lines as shown in Fig.2.4.7. Frontage Coverage. 2) Regulation a) General If a developer is building multiple buildings on a single property, the required i) All buildings shall be sited to conform to the minimum Alley Setback 2) Regulation minimum space between buildings shall be as specified for each Corridor Center dimensions. As specified for each Corridor Center and Segment in section 2.1. and Segment in section 2.1. —Development Standards. —Development Standards. a) General Z O it) The alley setback area must be landscaped per section 2.6.8 — Open Space All development shall include buildings located within the Frontage Coverage Zone Landscaping. such that minimum frontage coverage requirements are met, as specified for each Corridor Center and Segment in section 2.1.—Development Standards. W b) Exceptions z i) In order to provide vehicular access to parking areas in the interior or at the W rear of a parcel if no other access is available, a vehicular breezeway may count W toward frontage coverage requirements: .7 (1) A vehicular breezeway is a covered driveway penetrating the building. a C7 (2) The width of a vehicular breezeway shall not exceed the width of the curb cut plus the width of an adjacent ADA complient pedestrian sidewalk. it) In order to connect the public sidewalk with publicly accessible spaces such as CQ courtyards, parking areas, and alleys in the interior or at the rear of a parcel, a pedestrian breezeway may count toward frontage coverage requirements: W (1) A pedestrian breezeway is covered walkway penetrating the building for pedestrian use only. Z O (2) The width of a pedestrian breezeway shall not exceed fifteen(15)feet. R fV FRONT STREET FRONT STREET Y 11 Y X X Space Between Buildings BACK OF SIDEWALK A - - ICI --- I----RACKOFSIDEWALK BACK c I SIDEWALK F K Z � MIN.FRONT YARD SETBACK Z I MAX.FROM YARD SETBACK ' Sslhack I' I' I u Y I Y '� I I I W PERTY LINE b ck III � ' FRONTAGE ' W COVERAGE A a w c l ZONE ALLEY , > rj , °� °� rZ Z ---------------- ----------_-T--- I Y Z & I y N III & I FRONTAGE X X lOO A I O ~ ~ N I O O - w - - COVERAGE i i i h� r F► ►I 4 � I O dh r6 S FIG.2.4 .6 ALLEY SETBACK FIG.2.4 .7 FRONTAGE COVERAGE FIG.2.4 .8 SPACE BETWEEN BUILDINGS � F43 2.4.9 BUILD-TO-C®RNER 1) Definition i) Build-to-Corner is defined as a portion of a building that occupies the build-to- corner zone at the intersection of two streets. it) The Build-to-Corner Zone is defined as the space between the required minimum and maximum front yard setback lines for each intersecting streets as shown in Fig.2.4.9 Build-To-Corner. 2) Regulation h All development shall include buildings sited within the build-to-corner zone such Othat minimum build-to-corner requirements are met as specified for each Corridor F, Center and Segment in section 2.1.—Development Standards. C7 W z w w a �7 z w �7 H z 0 x fV REQUIRED CORNER LOCATION)HATCHED AREA) O 1 BACK OF SIDEWALK -� MIN.FRONT YARD SETBACK MAX.FRONT YARD SETBACK W lY IU IU ull W A �a Ins I� ��I �► F-I IY Y i U Z iZ p ' rc 0 FIG.2.4 .9 BUILD-TO-CORNER 44 2•G �'fR1E]E'f �DGIJg,A�'1®�� 2.5.1 IMPROVEMENTS To ]EXISTING STREETS vi) All development applications shall clearly identify fire access routes J subject to Fire Department Review. Note: Developers must reference Streetscape improvements to existing streets are required to promote the type Huntington Beach Fire Department City Specification# 401 (Minimum This section contains Regulations and Guidelines for the improvement,provision,configuration, of change envisioned by the community by providing attractive and compatible Standards for Fire Apparatus Access) and City Specification 4415 (Fire and design of streets. Implementation of improvements required along existing streets is also environments for the desired types of new development, as well as for highly Lanes Signage and Markings on Private, Residential Commercial and addressed in Book III Public Improvements. valued existing development. Industrial Properties)for Fire Access Road requirements. Street Regulations are set forth to ensure that streets and blocks throughout the Plan Area are The design of specific streetscape improvements is integrated with the b) Thoroughfare Improvements upgraded or built with the quality and care necessary to enhance the connectivity of streets,to configuration of Centers and Segments established in Fig. 2.1. Corridor Centers create safe and attractive streetscape environments, and to encourage walking throughout the and Segments Map. This coordination results in the organization of streetscape i) Thoroughfare Improvements along existing streets from the face of plan area as it intensifies. improvements into three primary segment improvement types: "Classic curb to the thoroughfare centerline shall be paid for by the developer as The Street is defined as the area between back-of-sidewalk lines. It includes the moving lanes, Boulevard" improvements along Edinger Avenue, "Palm Tree Boulevard" development occurs. parking lanes and medians as well as the sidewalk and any sidewalk landscape areas(see Fig. improvements along Beach Boulevard north of Main Street and "Parkway" it) Responsibility for and timing of the installation of Thoroughfare 2.5 Corridor Definition of Terms). improvements along Beach Boulevard south of Main Street. Further detail on Improvements shall be determined by the Public Works Director. the extent and implementation of streetscape improvements can be found in Streets can be publicly or privately owned and maintained. All new streets within the Plan Book III. c) Puhlic Frontage Improvements Area, both public and private, shall be designed and configured according to the following regulations. 1) DefinitiolX i) The installation of new Public Frontage Improvements (from the back- i) The Thoroughfare is the area between a streets curbs. It includes the of-sidewalk to the face of curb)is required as development occurs. moving lanes, parking lanes, and central medians. it) In instances where installation of required public frontage improvements as part of on-site construction are found to be impractical-for example in it) Public Frontage is the area between the thoroughfare curb face and the instances where the private frontage is particularly narrow or fragmented, back-of-sidewalk line, including the sidewalk and any sidewalk landscape the property Owner/Developer may request to the City that an in-lieu fee areas as shown in Fig. 2.5 Corridor Definition of Terms. be paid for the required public frontage improvements when they can be 2) Regulation combined with those on adjacent properties or as part of a city-sponsored Z street improvement program. If the city agrees, a cost estimate shall be Z submitted to the City by the developer for review and acceptance. a) General in) In instances where installation of required public frontage improvements i) Improvements to existing streets are required for each Corridor Center and require Classic Boulevard improvements and the proposed project has Segment as specified in section 2.1. — Development Standards along all less than a full block of street frontage,the public frontage improvements W street frontages. may be phased in at a later date,subject to the approval of the Directors of it) Street Improvements along Beach Blvd., Edinger Ave., and all other Planning and Building and Public Works, provided that the buildings are W existing streets shall be designed and constructed as illustrated in the sited to accommodate the public frontage improvements, i.e. setback. In Streetscape Specifications established in this section. the interim condition, the public frontage area shall be fully landscaped with minimal driveway openings. in) In instances where existing street areas already contain Public Frontage of Thoroughfare features that are sufficiently similar to those required in d) Locating Bach of-Sidewalk the Plan and depending on the condition of those features, all or part of the required Street Improvements may be waived by the Public Works i) All Existing Street Improvement diagrams are installed behind the Director. location of the face of curb existing at the time of property development. iv) In instances where the City of Huntington Beach has preceded the Therefore, the location of the back of the newly installed sidewalk proposed new development with the installation of the required Street (the back of the sidewalk is furthest from the curb) is determined by W A Improvements, the property owner shall reimburse the City for the costs adding up the cross-section dimensions of the required Public Frontage IeAc[oF aotWul[ lACII OF aDMW 0 of that portion of the installation along the length of the private property. Improvements in-board of the existing face-of-curb. F Funding mechanisms such as a reimbursement agreement, Community W ' 'A '� ' ' Facilities District, or other mechanism may be considered. a v) In instances where new streets must be constructed—that is, in instances 4 R• R R• where there are no existing public frontage or thoroughfare conditions—the W public frontage and thoroughfare will be installed as part of the required �? new street standards specified in Section 2.5.2. Street Types (New Street A PRIVATE O PRIVATE Design). The developer will be responsible for the design and construction i~y FRONTAGE PUBLIC FRONTAGE TNOROUGNFARE PUBLIC FROMAGE / FRONTAGE of the public frontage and the thoroughfare along these streets. x STREET O 0 FIlw2.5 CORRIDOR DEFINITIONS of TERMS � F45 13) Classic Boulevard Specifications (3) Moderately large single species tree — Jacaranda mimosifolia — located Classic Boulevard improvements, thoroughfare and public frontage must include along the centerline of the curbed landscaped separators with a spacing I4RACK OF SIDEWALK ti the following specifications(see diagrams): of approximately thirty (30)feet on-center and aligned across the street with other trees as much as possible. Tree canopy to be trained into a i) Thoroughfare Configuration: round-shaped form with an open habit. Special sub-surface construction � � ' o Three(3)through lanes in each direction, a landscaped center median with left turn is required to allow for proper tree growth and health. pockets at select intersections. ' (4) Separator to be planted with native/ water efficient, low groundcover it) Center Median: of green foliage, which requires minimal irrigation and a low level of (1) Curbed landscaped median with six (6) inch curbs and twelve (12) inch maintenance. stamped concrete safety stepping areas on both sides. v) Pedestrian Zone (2) Iconic double arm boulevard-scale street lighting located along centerline (1) A minimum twelve(12)foot wide sidewalk. :, ie, i pPIFACE of cuxB of the median at approximately ninety (90)feet on-center. Light source (2) Iconic single arm, pedestrian-scale street lighting located on the sidewalk MDnvuK MQEDP�NG TRAVEL SEPWTDR should to located twenty-five e thirty color)feet above finished grade at back-of-curb ands aced approximately at six 60 feet on-center and and centered between street trees. Finish color:fresh green. p pp y �( ) �IBACKOFSIDEWALK centered between trees in the access lane. Finish color: fresh green. (3) Moderately large single species tree — Jacaranda mimosifolia — located along the centerline of the median approximately thirty(30)feet on-center (3) Picket fence style benches with Jarrah wood or FSC certified Ipe wood slats and steel frame, and steel trash receptacles with an aesthetic that and aligned across the street with other trees as much as possible. Tree evokes the beach and surf culture. Metalwork finish color: fresh green. canopy to be trained into around-shaped form with an open habit. Special ; sub-surface construction is required to allow for proper tree growth and health. (4) Median to be planted with native/ water efficient, low groundcover Zof green foliage, which requires minimal irrigation and a low level of I maintenance. 15' e'�y lU'_�_Y_yIIFACE OF CURB .� SIDEWALK PARALLEL TRAVEL SEPARATOR in) Access Lane Configuration PARYJNG LANE (1) Protected access lanes with a row of angled parking oriented at forty-five FIGv2v5v 1 v - 3) F.LASsic BOULEVARD (45) degrees to the curb are separated from the through lanes by curbed PUBLic FRONTAGE H landscaped separators. W W a (2) Moderately large single species tree—Jacaranda mimosifolia—located in flush tree grates in the angled parking zone at approximately thirty (30) _ feet on-center and aligned across the street with other trees as much as possible. Tree canopy to be trained into a round-shaped form with an open habit. Special sub-surface construction is required to allow for proper tree growth and health. iv) Access Lane Separator: (1) A nine (9)foot curbed landscape separator (six(6) inch curbs and twelve y (12) inch stamped concrete safety stepping areas on both sides) located F between the throughfare and access lanes. i W PROPOSED R � PROPOSED (2) Iconic double arm boulevard-scale and pedestrian-scale street lighting MIXED USE RETAIL plocated within the curbed landscaped separators with a spacing of a ^ Wapproximately ninety (90)feet on-center. Light source should be located 4FACE OR CURE FACE OF CUREP jtwenty-five to thirty(25-30)feet above finished grade for boulevard-scale A street lighting and twelve to fourteen(12-14)feet above finished grade for 12' 18 11' 9' 9' F 11' 18' 12' •• PMiJ[ 1NGlE0 ACCESS CL R{VR MVEt IMVFL iIIRN V.HF/ IMVEI 11WVE4 iMYEL CUWO ACCESS ANGIF➢ SIRWALN H pedestrian-scale street lighting. Finish color: fresh green. NaN K u L NFWW ME u a MW w. Mdwo SE.M„fw 0 N®IIi'IlH SIDE PUBLIC FRONTAGE STREET PUBLIC FRONTAGE S®D:J'IlH SIDE 0 FQ 46 4) Palm Tree Boulevard Specifications b) Neighborhood Center Streetfront 149ACK OF SIDEWALK Palm Tree Boulevard improvements, thoroughfare must include the following Where Neighborhood Center Streetfront improvements are required,public frontage specifications (see diagram): must include the following specification(see diagram): i) Thoroughfare Configuration: i) Pedestrian Zone (1) Four (4)through lanes in each direction and a landscaped center median (1) A minimum eighteen (18)foot wide sidewalk shall provide ample room with left turn pockets at select intersections. for pedestrians to walk, and to encourage activities including outdoor it) Center Median: dining, locations for kiosks, food carts, and flower stalls. (1) Curbed landscaped median with six (6) inch curbs and twelve (12) inch (2) Iconic double arm boulevard-scale and pedestrian-scale street lighting at stamped concrete safety stepping areas on both sides. approximately eighty (80)feet on-center. Light source should be located twenty-five to thirty 25-30 feet above finished grade for boulevard-scale /FACE of cure (2) Iconic double arm boulevard-scale street lighting located along centerline y ( ) g street lighting and twelve to fourteen(12-14)feet above finished grade for SIDE �r of the median at approximately ninety to one hundred and twenty(90-120) W"""E STRIP pedestrian-scale street lighting. Finish color: fresh green. �y��� feet on-center(or every three(3)clusters of palm trees). Street lighting to FIlw2v5v b v - 41)a) TYPICAL PIlt.'AL PQJB][.IlC FRONTAGE be the first vertical element at the ends of the median and light source (3) Light standards selection to be specified by Planning and Building Director should be located twenty-five to thirty (25-30)feet above finished grade. and Public Works Director/Designee. jaACK OF SIDEWALK Finish color: fresh green. (4) Furnishings (3) Clusters of three single-species, tall palm trees — Roystonea regia - arranged roughly every thirty to thirty-five (30-35)feet. Trees to be uplit at night. (4) Median to be planted with native/ water efficient, low groundcover of green foliage, which requires minimal irrigation and a low level of maintenance. ; hZ O (FACE OF CURB F a) Typical Configuration: Palm Tree Boulevard improvements, public frontage must include the following j WuK W specification(see diagram): FIlw2v5.1. - 4 .)b) NEIGHBORHOOD CENTER (1) A minimum six(6)foot wide sidewalk separated from the back of curb by S'll'REE'll'FR®N'll' PUBLIC FRONTAGE W a four(4)foot continuous planter strip. (2) Iconic double arm boulevard-scale and pedestrian-scale street lighting ikxasawnEz _ located within the planter strip at approximately ninety(90)feet on-center. -^r° Light source should be located twenty-five to thirty (25-30) feet above finished grade for boulevard-scale street lighting and twelve to fourteen (12-14) feet above finished grade for pedestrian-scale street lighting. Finish color: fresh green. y (3) Planter strip to be planted with native/water efficient, low groundcover `# A of green foliage, which requires minimal irrigation and a low level of maintenance. z (4) Picket fence style benches with Jarrah wood or FSC certified Ipe wood slats and steel frame, and steel trash receptacles with an aesthetic that - p evokes the beach and surf culture. Metalwork finish color: fresh green. i61-40 fl °' 4fpE[N€0 NO[lilts ift HV TUM mm mm � mwN & RAVEL f AL Imm Iuve°WiF/ YOE Lw05G.Ro W SEE6LL'R .WW.31d. P�WIEL 414E E�lE Wf I.1W4W Y E IYVF UM PAMl12l Szra SE]Yfl IMXWG I.VEML W au Typical Configuration Ennrcec H ur ERimvcxew. 0 WEST SIDE PUBLIC STREET PUBLIC FRONTAGE ]EAST SID � FRONTAGE F47 5) Parkway Specifications (3) Within planter strip, arrangements of two tall palm trees, with thick and very straight trunks -Roystonea regia-thirty (30)feet apart with a street �IBACR of SloewAuc Parkway improvements, thoroughfare must include the following specifications P (see diagram): light centered in between, are intermittent with an informal composition of medium-height palm trees-Wodyetia bifurcata and small accent pigmy i) Thoroughfare Configuration: palm trees -Phoenix roebelenii. (1) Three(3)through lanes in each direction with occasional parallel parking (4) Planter strips to be built as functional stormwater management facilities along the sidewalk curb, and a landscaped center median with left turn whenever possible, landscaped with a mix of native/water efficient, low pockets at select intersections. groundcover of green foliage,which requires minimal irrigation and a low - it) Center Median: level of maintenance. (1) Curbed landscaped median with six (6) inch curbs and twelve (12) inch (5) When parallel parking along the curb occurs, provide for breaks across stamped concrete safety stepping areas on both sides. the planting strip with stepping stones, in order to allow for passengers to (FACE of CURBlk id the sidewalk.(2) An arrangement of alternating, informally shaped clusters of vegetation reachs.a v.a A and Type B - described below planted on within the median 6 Picket fences le benches with of site slats and steel frame, and steel I waK SMP(Type YP ) P ( ) style P Y roughly every fifty to sixty (50-60)feet on-center. Strategically selected trash receptacles with an aesthetic that evokes the beach and surf culture. FIlw2v5.1 v - 5)a) TYPICAL CONFIGURATION PUBLIC clusters of vegetation to be uplit at night. Low, native/water efficient Metalwork and polysite finish color: white. FRONTAGE groundcover of green foliage to be intermittent with the vegetation clusters. (a) Type A cluster: a single multi-trunk palm tree - Phoenix reclinata - broad-leaf tall native/ water efficient grasses and medium-height native/water efficient groundcover with flowers. (b) Type B cluster: a cluster of single-trunk, medium-height palm trees - z Wodyetia bifurcata(trees selected from nurseries that seeded the trees in California) - small accent pigmy palms -Phoenix roebelenii - and low native/water efficient grasses and/or groundcover,preferably with .? flowers. C7 W a) Typical Configuration: F Parkway improvements, public frontage must include the following specification W (see diagram): H i) Pedestrian Zone �t xarsixwXix. NNW (1) A minimum six (6)foot wide sidewalk separated from the back of curb by a seven and a half(7'/)inch continuous planter strip with twelve (12) -- inch wide stamped concrete safety strip along the back of curb. (2) Unique double arm pedestrian-scale street lighting(reminiscent of colored {P Venetian lanterns that speaks to the romance and festive atmosphere of the I t W ,. beach in a modem way)located within the planting strip with a spacing of MOUSING HOUSING roughly eighty to ninety(80-90)feet on-center. The light source should be a '' r7_1 Zlocated at fourteen (14)feet from the finished grade with filters to create colored effects through a wrap-around foliage mask. Finish color: gun- metal. C) u ..qb yee eMYwwJl�wWywRenu�uli SUN{ uxel 1wP' I.. �] snxcn wuv w.:co•e,{r nur.c u«ff Iw+P '.w°.X- BPS W SMiem fMnIXG .Knirt W THOROUGHFARE Aarseu are. emiweare ICI ICI — W 0 ]EAST SIDE PUBLIC FRONTAGE STREET PUBLIC FRONTAGE WEST SIDE 48 b) Neighborhood Center Streetfront with Access Lane c) Neighborhood Center Streetfront with Palm I4BACK OF SIDEWALK Neighborhood Center with Access Lane improvements must include the following Neighborhood Center Streetfront with Palm improvements must include the specification(see diagram): following specification(see diagram): i) Access Lane Configuration: i) Pedestrian Zone �n (1) Protected access lane with a row of angled parking, in between the (1) A minimum eighteen (18)foot wide sidewalk shall provide ample room sidewalk and the existing curb face, is separated from the through lane by for pedestrians to walk, and to encourage activities including outdoor a curbed landscaped separator. dining, locations for kiosks, food carts, and flower stalls. (2) Palm trees located in flush tree wells centered in the parking lane (2) Unique double arm pedestrian-scale street lighting(reminiscent of colored approximately forty(40)feet on-center or every two to three(2-3)parking Venetian lanterns that speaks to the romance and festive atmosphere of the stalls. Tree species to be specified by Planning and Building Director and beach in a modem way)located along the back of curb with a maximum Public Works Director/Designee. spacing of eighty (80) feet on-center. The light source should be located 4FACE OF CURB R' 8 9' it) Access Lane Separator: at fourteen(14)feet from the finished grade with filters to create colored siomw � D WEMWD CM .TIW effects through a wrap-around foliage mask. Finish color: gun-metal. (1) A nine (9) foot curbed landscape separator with six (6) inch curbs and FIlw2v5.1 v - 5)b)NEIGHBORHOOD CENTER STREETFIliONT twelve (12) inch stamped concrete safety stepping areas on both sides (3) Tall palm trees located in flush tree wells along the back of curb with an average spacing of fort 40 feet on center. Trees species to be specified WIl'Il']fi L�CCE55 g.A�'E PIlJBLIlC FIlz®�''Il'AGE located between the throughfare and access lane. g p g y ( ) p p by Planning and Building Director and Public Works Director/Designee. (2) Unique double arm pedestrian-scale street lighting(reminiscent of colored Venetian lanterns that speaks to the romance and festive atmosphere of the (4) Picket fence style benches with polysite slats and steel frame, and steel 14BACK OF SIDEWALK trash receptacles with an aesthetic that evokes the beach and surf culture. beach in a modern way) located within the separator with a maximum p spacing of eighty (80) feet on-center. The light source should be located Metalwork and polysite finish color: white. A at fourteen (14)feet from the finished grade with filters to create colored effects through a wrap-around foliage mask. Finish color: gun-metal. z (3) Palm trees planted at a maximum spacing of forty (40) feet on-center. .r Tree species to be specified by Planning and Building Director and Public Works Director/Designee. W (4) Separator to be planted with native/ water efficient, low groundcover of green foliage, which requires minimal irrigation and a low level of W maintenance. FACE OF CURB in) Pedestrian Zone 1B' 9DEWAic (1) A minimum twelve(12)foot wide sidewalk. FIlwBvSvllv - 5)c) NEIlGIliB®IliIli®®ID CEN'll'EIli (2) Unique single arm pedestrian-scale street lighting(reminiscent of colored STREETFIliONT WITH PALM PUBLIlC FRONTAGE Venetian lanterns that speaks to the romance and festive atmosphere of the beach in a modern way)at a maximum spacing of eighty to ninety(80-90) feet on-center along the sidewalk back of curb and placed between trees in the access lane. The light source should be located at fourteen(14)feet A from the finished grade with filters to create colored effects through a U wrap-around foliage mask. Finish color: gun-metal. F z (3) Picket fence style benches with polysite slats and steel frame, and steel �? trash receptacles with an aesthetic that evokes the beach and surf culture. Metalwork and polysite finish color: white. W W A H H �Q 49 6) Standard Avenue M 67) Neighborhood Streets 4BACK OF SIDEWALK Standard Avenue improvements must include the following specification (see Neighborhood Street improvements must include the following specification (see diagram): diagrams): y "'d i) Pedestrian Zone i) Pedestrian Zone (1) A minimum eighteen (18)foot wide sidewalk shall provide ample room (1) A minimum six (6)feet wide sidewalk with a minimum six (6)feet wide for pedestrians to walk, and to encourage activities including outdoor continuous planting strip or twelve (12) feet wide sidewalk without dining, locations for kiosks, food carts, and flower stalls. continuous planting strip. (2) Decorative double arm boulevard-scale and pedestrian-scale street lighting (2) Streets with five (5) lanes or more shall provide pedestrian-scale/ at maximum spacing of eighty (80) feet on-center. Light source should boulevard-scale decorative street lighting at a maximum spacing of ninety be located eighteen to twenty-five (18-25) feet above finished grade (90)feet on-center. Pedestrian-scale light source should be located twelve for boulevard-scale street lighting and twelve to fourteen (12-14) feet to fourteen (12-14) feet above finished grade and boulevard-scale light (FACE OF CURB above finished grade for pedestrian-scale street lighting. Light standards sources should be located eighteen to twenty-five (18-25) feet aboveSIDE b.a selection to be specified by Planning and Building Director and Public finished grade. W" Works Director/Designee. (3) Streets with four(4)lanes or less shall provide pedestrian-scale decorative FIG.BvSvIlv - 6) S"ll'Ai®TIDARID AVENUE (3) Palm trees to be planted in flush tree wells at back of curb with a maximum street lighting at a maximum spacing of ninety (90)feet on-center. Light spacing of forty(40)feet on-center.Tree species to be specified by Planning source should be located twelve to fourteen (12-14) feet above finished and Building Director and Public Works Director/Designee. grade. I411nCKsof SIDEWALK I148ACK OF SIDEWALK (4) Trees should be maintained in a way that provides unobstructed views to (4) Light standards selection to be specified by Planning and Building J_1 � showroom windows and building signage. Director/Designee. �� � (5) Each block shall have a single species of moderately large shade tree z with a maximum spacing of thirty (30)feet on-center. Palm trees can be used as accents. Special sub-surface construction is required to allow for proper tree growth and health. Tree species to be specified by Planning and Building Director/Designee. C7 W (6) Where no on street parking is present: trees must be located in continuous planting strips located along the back of curb (to buffer pedestrians from rW 4FACE OF CURB 4FACE OF CURB the adjacent roadway). 62 4,4, 110'-12' Sim P" F (7) Where parallel parking is present: trees may be located in planting wells Wi STIJP aD ° (with flush mounted tree grates as an option), or in continuous planting strips located along the back of curb. FIlw2v5v 1 - 2) NEIGHBORHOOD STREETS (8) Where angled parking is present: Trees shall be located in planting wells (with flush mounted tree grates as an option)at the back of curb. (9) Native/ water efficient, low groundcovers and shrubs, which require qminimal irrigation and a low level of maintenance,must be located within O � planting strips. it) Landing Zone z (1) The planting strip shall include a one(1)foot wide,paved auto passenger planding located along the back of curb. W W A H H �Q rJO 2.5.2 PROVISION OF NEW STREETS 2.5.3 BLOCK SIZE 1) Regulation [1) Definition e�oCce i) The construction of new publicly accessible streets is required in instances i) Block Size is a measure of the total length of the street-fronting property where: lines along all block faces enclosed within the nearest surrounding publicly (1) The acreage of land to be developed exceeds the Maximum Block Size accessible streets. — ' ` Of. spSK development standard. it) Block Face is a measure of the length of the public right-of-way line between 0A J (2) The satisfaction of East-West Street Connection requirements result in the two street intersections. A required construction of a new street. 2) Regulation (3) The satisfaction of Residential Transition Boundary Street requirements 2 m result in the required construction of a new street. a) Maximum Block Size o U m (4) The satisfaction of Building Orientation to Streets and Public Open Spaces i) The Maximum Block Size regulation specifies the maximum total linear result in the required construction of a new street. perimeter of contiguous property lines that form an individual city block. I BACK OF SIDEWALK it) A single new street may satisfy multiple new street requirements if the street it) Maximum Block Size regulations result in limitations on the amount of conforms to all regulations for each requirement. contiguous property that may be developed within the boundaries of publicly accessible streets. in) New streets intended for public access may also be constructed voluntarily to �, BLOCK FACE fulfill the design and development objectives of the private property owner. in) Single properties or assemblages of contiguous properties - that exceed the specified Maximum Block Size standard must as part of new development, iv) The provision, location, design and configuration of new streets shall conform construct new publicly accessible streets in locations that result in the creation FIlw2.5.3 BLOCK SIZE to the regulations specified in the following sections. of city blocks that do not exceed the Maximum Block Size. v) All development applications shall clearly identify fire access routes subject iv) New streets must be designed, configured, and located in accordance with the to Fire Department Review. Note: Developers must reference Huntington P P f g standards specified in the following sections. Z Beach Fire Department City Specification # 401 (Minimum Standards for O Fire Apparatus Access) and City Specification 4415 (Fire Lanes Signage and v) The Maximum Block Size shall be as specified for each Corridor Center and Markings on Private, Residential Commercial and Industrial Properties)for Segment in section 2.1. —Development Standards. Fire Access Road requirements. vi) In no case do alleys or passages qualify as defining edges of a block. For W the purposes of determining block size, alleys and passages must always be considered as part of the interior of a block. W b) Maximum Edinger Avenue Block Face i) Any development proposed on a single parcel or assembled parcel 1) with Edinger Avenue frontage, 2) with a perimeter greater than 1900 feet and 3) located on a block with a block face longer than the Maximum Edinger Avenue Block Face shall provide: (1) At least one new street perpendicular to Edinger Avenue (2) The new street shall create a connection to a street parallel to Edinger W Avenue. Ca O U H z w a 0 a w w A O O A 51 2.5.4 STREET C®NNECTIVITY 2.5.5 REQUIRED ]EAST-WEST STREET 2.5.6 RESIDENTIAL TRANSITION BOUNDARY C®NNECTION STREET 1) Regulation i) All new Streets shall connect with existing streets and be configured to allow 1) Regulation F7 Regulation for future extension whenever possible. i) All properties with a side or rear property line along the plan area boundaries i) A street shall be located along the Residential Transition Zone boundary within it) Dead end streets and new gated internal streets shall not be permitted. and indicated in the map below shall contribute to a connected vehicular through the Plan area.As shown in Fig.2.5.6 Residential Transition Boundary Street. in) In order to maintain the accessibility provided by the block structure of the street parallel to Edinger Avenue. it) Newly constructed segments of this street shall establish vehicular connections corridor, existing public streets or alleys may not be closed permanently unless it) Newly constructed segments of this street shall establish vehicular connections with segments previously constructed on adjacent properties. the closure is part of the provision of a network of new streets that provide with segments previously constructed on adjacent properties. in) The provision of this street satisfies the required east-west street connection equivalent mobility and satisfy all street regulations. in) Street segments shall be configured to allow for future extension whenever requirement. possible. iv) Coordinate transition of the street segments for each section. I II II II it I I I NEW STREET r' 1 I New DEVELOPMENT I I I I IE)OmND I I 1 1 1 I I I I DJVELOPI1ENT I I ff I I I II ---� 2.5.6 RESIDENTIAL TRANSITION BOUNDARY STREET W o Q Go l _ ldencvest St 1 WIN W HfflfHHFH I� Ui ? A _ Gothard St - w T, W N RESIDENTIAL TRANSITION NEAR EDINGER AVE. p FIw2.5.5 REQUIRED EAST-WEST STREET CONNECTION W W A H H x ea RESIDENTIAL TRANSITION NEAR 5-POINTS 52 2.5.7 STREET TYPES NEW STREET DESIGN) 1) City Street - illustrated in Figure 2.5.7 - 1) In instances where new streets are required (e.g. to satisfy the Maximum Block a) Purpose: I RACKOFSIDEWALK RACK OF SIDEWALK► Size regulations)as well as in instances where new streets are voluntarily provided by property developers, such new streets shall be designed in accordance with the Organize the primary public realm to create an environment suitable for shopping regulations provided in this section. and strolling along active retail, eating, and entertainment uses. City Street sidewalks should be wide and unobstructed to provide ample room for pedestrians The configuration and design of new streets is regulated by specifying a range to walk, and to encourage activities including outdoor dining, locations for kiosks, 3 of permitted Street Types that fit contextually within each Corridor Center and food carts, and flower stalls. Segment. Any of the permitted Street Types may be selected for application on gmin a property within a single Corridor Center and Segment, provided that 1) a single street type is employed continuously for the entire block, 2) streets being installed b) Pedestrian Zone to satisf Maximum Block Size re uirements ma not be Alle s or Passa es; and 3 Each block shall have a sin le s ecies ofmoderatel lar e,o en-habit deciduous AQ� Y q Y Y g ) ) g P Y g P I S�DLWUK nwwc MWLU E MWLU E Pu L SIDMv coordinate transition of the street segments for each section. trees. NG The range of Street Types permitted within each Corridor Center and Segment is (1) Trees shall be located in planting wells with flush mounted tree grates at STREET:tt'ROW(TYPICAL) specified in the Development Standards Chartfor each Corridor Center and Segment. the back of curb with a maximum spacing of forty (40)feet on-center or The design standards specified for each permitted Street Type are detailed in the text in the parking zone. Special sub-surface construction is required to allow and illustrations set forth for each Street Type in the sections below. for proper tree growth and health ��BACK OF SIDEWALK RACK OF SIDLWAIK�' Note: Construction of all street sections requires Fire Department approval. Seethe (2) Trees shall be selected and maintained in a way that provides unobstructed Planning and Building Director. views to showroom windows and building signage. 1a it) Decorative pedestrian-scale street lighting in sidewalk with a maximum spacing of 80 feet on-center. Light source should be located twelve to fourteen(12-14) feet above finished grade. c) Parking Zone p H i) On-street parking oriented parallel or at a forty-five (45) degree angle to the d' curb. 1s L ,e• � z ) �r--- "a• 1 ,s• �D SIDMW ANGIFD IMWLME IMWLME ANGIFD SIDEW/dR I ,F PAPANG PM NG VW it) Each block shall have a single species of moderately large,open-habit deciduous trees. STREET:90'ROW(TYPICAL) F (1) Trees shall be located in curbed planting wells or flush tree grates every W two (2)parking spaces at forty-eight(48)feet on-center. FIlGvBv5v2v - 1 CITY Il�� STREET W O U r~ W P�r O W W A H-i H �Q F53 2) Public Open Space with City Street — 3) Neighborhood Street — illustrated in illustrated in Figure 2.5.7 - 2) j4B1KOF51DENAD` Figure 2.5.7 - 3) i 1 BACK OF SIDEWALK BACKOFSIDEWALK� a) Purpose: �� a � a) Purpose: ` Physically define the edges of linear green, square, or plaza Provide an intimate and attractive neighborhood street that is with a st eetscape environment that enhances the value of its intended as a narrow street to ensure slow moving vehicular traffic S °� A surroundings. w 4 � and create a livable environment. �y�� a V" b) Pedestrian Zone b) Pedestrian Zone j Igar1 i) Each block shall have a single species of moderately large, i) Each block shall have a single species of moderately large " open-habit deciduous trees. �_ � d shade trees with maximum spacing of thirty (30) feet on- in �13• T n' 6' 6 T 1D SD T 6 d p SIDEWALK PdMLLEL TMVELLWF OPEN SPACE center. SIDE-PIAM.PASUNG TRAVELLWF IMVELLWE PAIWIFLPIAM.yDE- (1) Trees shall be located in planting wells with flush PABDNG WALK $YELP PAFKING PARDNG $YELP wuK. mounted tree grates at the back of curb with a maximum STREET ROW;S4'ROW MIN (1) Trees may be located in planting wells (with or without STREET:58'ROW MIN 9 spacing of forty (40)feet on-center. Special sub-surface flush mounted tree grates) at the back of curb, in construction is required to allow for proper tree growth continuous planting strips a maximum of eight (8)feet and health. i18ACK OF SIDEWALK wide located along the back of curb,and/or in the Parking Zone. In all instances special sub-surface construction is (2) Trees shall be maintained in a way that provides I j4BACK OF SIDEWALK BACK OF SIDEWALOj unobstructed views to showroom windows and building required to allow for proper tree growth and health. � a �1 � kTz"tt_ si na e. a it Native/ water efficient, low roundcovers and shrubs, whichg g 7 ) require minimal irrigation nd a low level of maintenance,it) Decorative pedestrian-scale street lighting in sidewalk with ag must be located within lantin stri smaximum spacing of 80 feet on-center. Light source should � P g P . h in Decorative pedestrian-scale street lighting shall be provided Z be located twelve to fourteen (12-14) feet above finished j ) p g g p �s O grade. within the sidewalk at a maximum spacing of ninety (90)feet on-center and staggered in relation to the street lights on the e) Parking Zone I 1 sidewalk across the street. Light source should be located } is• )—r ) „• „• twelve to fourteen(12-14)feet above finished grade. ;,_7 m 71977 ,r i) The street shall include on-street parking oriented parallel to I EIDDVA K FANG TRAM ME E MVELLWF OPEN 4ACF I slDFwuK PAM LEL MVEL ME TRAWL W E MKGNG S DEwuK PAB(ING PAWNG the curb. F-I I STREET ROW:46'ROW MIN c) Parking Zone MR.58'ROW MIN WWW, FG d) Landing Zone i) The street shall include on-street parking oriented parallel to F the curb. i) Where open space is along a travel lane, a one(1)foot wide, VJ 4BACKOFSIDEWALK it) Each block shall have a single species of moderately large, paved safety stepping area along the curb shall be included. j open-habit deciduous trees. I I411ACK OF SIDEWALK BACK OF SIDEWALK�I (1) Trees shall be located in curbed planting wells or flushv �, z f�, .� ry} tree grates every two (2) parking spaces at forty-eight �,P ®off o (48) feet on-center. Special sub-surface construction is � o o FoVX W �� required to allow for proper tree growth and health. w�goy app (2) Where trees are located in the Parking Zone, trees in the H Pedestrian Zone are encouraged to be staggered between the trees in parking lanes and evenly spaced for the length y1 of the street. min min O �lv�le /• EL k+PM[T.—r�ll•�e•mm�ll'�T b—.SID I-a I EIDEWAOL ANGLED TMVELLWE OPEN EPACE ,] �/ ISIDE M P PARIONG TMWLLWF A1®WI IRAVFLLWF PAMLLEL PLANT.WALK W . PARI(ING d) Landing Zone A wA� 51111P PMKING PAIIgNG 51111P WALK W I STREET ROW:44'ROW MIN STREET:68'ROW MIN A i) The planting strip shall include a one(1)foot wide,paved auto passenger landing located along the back of curb. .y FIl�vBv5v7v - B� PUBLIC IlC ®EEC SPACE FIG.2.5.7. -3) NEIGHBORHOOD STREET WITH CITY STREET it) The median shall include a one (1) foot wide, paved safety stepping area along the curbs on both sides. CQ 54 4) Public Open Space with Neighborhood j1BACKo SIDEWALK 5) Alley— illustrated in Figure 2.5.7 - 5) Street — illustrated in Figure 2.5.7 - 4), a) Purpose: 14 ALLEYRIGHT-OFWAY a) Purpose: ®� New Alleys may be constructed to provide vehicular and Physically define the edges of linear green or square with pedestrian access to rear yard garages, carriage homes and a streetscape environment that enhances the value of its service areas. surroundings. i b) Components I I b) Pedestrian Zone e c-L'_L_�;• i) Alley right-of-way shall be a minimum of twenty (20)feet INAOP%-PM.'AMEANG ,MVFL IANE OPEN SP/� when serving residential development. i) Each block shall have a single species of moderately large IN g shade trees with maximum spacing of thirty (30) feet on- I smEET Row:3a Row MIN it) Alley right-of-way shall be a minimum of twenty-four(24) v� center. (BACK OF SIDEWALK feet when serving commercial development. (1) Trees may be located in planting wells(with or without ) The Alley must be entirely paved (Permeable Pervious AUEv flush mounted tree grates) at the back of curb or in Paving materials are highly recommended for alley continuous planting strips a maximum of eight(8)feet ,, � o o paving). wide located along the back of curb. In both instances m o� v) Street lights compatible with those required on H ALLEY H special sub-surface construction is required to allow (� Neighborhood Streets shall be provided at a minimum RIGHT-OF-WAY for proper tree growth and health. spacing of one hundred (100) feet. Lighting fixtures may it) Native/water efficient,low groundcovers and shrubs,which be freestanding in alley setback areas,or may be attached to require minimal irrigation and a low level of maintenance, garage structures. 12177_ j must be located within planting strips. SIDEWALK PARA FL RAVEL ANE CNN SPACE v) When used to provide pedestrian access, state and federal PM NG ADA requirements shall be met. in) Decorative pedestrian-scale street lighting shall be provided I I Z within the sidewalk at a maximum spacing of ninety (90) STREET Row:3a ROW MIN feet on-center and staggered in relation to the street lights IBACKOFSIDEWALK on the sidewalk across the street. Light source should be located twelve to fourteen (12-14) feet above finished grade. FIG.2°5°6° - 5 ALLEY w c) Parking Zone � � �`�g ) i) The street shall include on-street parking oriented parallel to the curb. d) Landing Zonedd SIDE- NAM.PAMIIFL IMVEL ME TRAVEL WEE OPEN SPA E k WALK MP PA NG i) The planting strip shall include a one (1)foot wide, paved auto passenger landing located along the back of curb. mEETRow:s9 RownuN it) Where open space is along a travel lane, a one (1) foot IBACK OF SIDEWALK wide, paved safety stepping area along the curb shall be � � � s included. 0. �7 g z 0.� min 0 i 1T /-T-/ 1P ✓ lP A W SIDEWALK PARAOEL NAVELIANE TRAVEL LANE OPENSPADE PM NG H IAC�I STREET ROW:39'ROW MIN W 0 FIG.2.5.7. - 4) PUBLIC OPEN SPACE WITH � NEIGHBORHOOD STREET � F55 h z 0 H a a w H w w INTENTIONALLY LEFT BLANK H w A 0 U H z w a 0 a w w A O O A 56 2.6 ®PEN SPACE REGULATIONS 2.6.2 SPECIAL PUBLIC OPEN SPACE 2.6.3 PROVISION OF PRIVATE OPEN SPACE REQUIREMENT This section contains Regulations and Guidelines for the provision and design of The following special requirement applies to development within the area shown in definition open spaces and landscaping elements other than new streets which are covered in Fig.2.6.2 Town Center Neighborhood Map i) Private Open Spaces are privately controlled outdoor spaces that are extensions Section 2.5. They are designed to ensure that publicly accessible open spaces are of private indoor open space. provided and built with the quality and care necessary to ensure the development 1) Primary Open Spa. it) Private Open Spaces are privately owned and maintained. of a varied network of well used, inter-connected public spaces that enhance the livability of the Plan Area. ) least one Primary Public Open Space larger than a '/ acre shall be provided. 2) Regulation provided. 2.6.1 PROVISION OF PUBLIC OPEN .SPACE it) The Primary Open Space shall count toward all affected developments' i) The amount of Private Open Space required shall be as specified for each Provision of Public Open Space requirements. Corridor Center and Segment in section 2.1. —Development Standards. 1) Deriniti in) All affected properties shall contribute to the construction cost of the Primary it) Private Open Spaces shall be designed as one of the Private Open Space Types i) Public Open Spaces are outdoor spaces that are accessible to the public and Open Space. defined in section 2.6.5 —Private Open Space Types. include seating, lighting and landscaping. They may or may not be sheltered iv) The Primary Public Open Space shall be centrally located within the Town in) Private Open Space shall be built by developers as development occurs. from the elements. Center Neighborhood (The exact location of the Primary Open Space may iv) Required maximum setback areas shall not be counted towards Provision of it) Public Open Spaces can be publicly or privately owned and maintained. be determined by developers but must be determined before development Private Open Space requirements. occurs). v) Private Open Space shall not be exposed to utility, service, or loading areas. v) The Primary Public Open Space shall be a green, square, or plaza, see Section i) The amount of Public Open Space required shall be as specified for each 2.6.4—Public Open Space Types. Corridor Center and Segment in section 2.1. —Development Standards. vi) The Primary Public Open Spaces shall abut public streets, alleys or passages or abut a public easement for vehicular/pedestrian access on at least three sides. Z it) Public Open Spaces shall be designed as one of the Public Open Space Types Z defined in section 2.6.4. vii) The Primary Public Open Space may be used towards the park dedication or in) Public Open Space shall be built within the development area by developers as park in-lieu fee requirements pursuant to the Huntington Beach Zoning and a development occurs. Subdivision Ordinance Chapters 230 and 254. p C7 iv) In instances where small or awkwardly shaped properties make the provision W of on-site public open space impractical, the Planning and Building Director W may permit the in-lieu payment of the cost to construct the required amount of W usable open space off site. � v) At the discretion of the Planning and Building Director, required open space W may be constructed off site and/or as part of a larger public open space being 1 0. provided by the City or other private developments. 1 vi) Except properties with a Special Public Open Space Requirement pursuant to tV Section 2.6.2 on-site public open space shall not be used to satisfy compliance a with park dedication or park in-lieu fee requirements pursuantto the Huntington Beach Zoning and Subdivision Ordinance Chapters 230 and 254. • ° 0 3) General Requirements w i) All Public Open Spaces shall abut public rights-of-way or be otherwise 1 O connected to public sidewalks and shall be open to the public twenty-four (24) 1 F hours a day. At the discretion of the Public Works Director/Designee, public I Z access to a Public Open Space may be restricted after dark. W it) Unless otherwise specified in 2.6.4. Public Open Space Types, the minimum p width of a Public Open Space shall be twenty (20)feet. W in) All Public Open Spaces shall be visible from surrounding streets and avoid A masses of shrubs around edges. o H wEd roger Ave. x 0 0 FIG.2.6.2 TOWS' CENTER NEIGHBORHOOD MAP � F57 2.6.4 PUBLIC OPEN SPACE TYPES 5) Mid-Block Green Public open spaces within the Plan Area shall be designed as one of the i) A square located in the "middle" of a block for community =J �JL Public Open Space Types defined in this section. Guidelines for design recreation. are provided in Section 2.6.8. it) ACourtyard Square shall be spatially defined by building frontages on all sides. in) Landscaping consists of paths, lawns or ornamental grasses, and i) An open space available for community recreation, and respite trees. from the city. iv) Courtyard Squares shall connect to a public right of way through it) A park may be independent of surrounding building frontages. a network of Passages/paseos and/or stairways and shall be ADA in) Landscaping consists of naturalistic / informal paths and trails, accessible. meadows,water-bodies, woodland and open shelters. v) Courtyard Squares shall be a minimum of thirty (30)feet along the 1 ) PARK 5) MID-BLOCK GREED' iv) Parks are larger than the maximum block size. They typically East-West axis and twenty (20)feet along the North-South axis. separate districts, large parks are districts in their own right vi) Courtyard Squares shall not exceed the maximum block size. v) Park shall beadjacenttoa public street oran easement for vehicular/ 6) C'ourtyardPtaza =j �JL pedestrian access i) A plaza located in the"middle"of a block for community recreation 2) Linear Green and commercial activities i) A long,narrow open space available for community recreation and it) A Courtyard Plaza shall be spatially defined by buildings on at least civic purposes. three (3)sides. Zit) A linear green shall be surrounded by streets on all sides. in) Landscaping is primarily enhanced/enriched hardscape. O in) Landscaping consists of lawns or ornamental grasses and shrubs, iv) Courtyard Plazas shall connect to a public right of way through a paths, and trees. a network of Passages/paseos and/or stairways and shall be ADA .� accessible. c7 iv) Linear greens shall not exceed the maximum block size. 2) LINEAR GREED' 6) COURTYARD PLAZA II v) A linear green must be at least fifteen(15)feet wider than either of v) Courtyard Plazas shall be a minimum of thirty (30)feet along the �? its flanking streets. In shopping districts linear greens should not East-West axis and twenty (20)feet along the North-South axis. aexceed 100 feet. vi) Courtyard Plazas shall not exceed a size of one fifth(1/5)acre. � 3) Square L7) Passage/pas., p i) An open space available for community recreation and civic i) A pedestrian only connector passing between buildings to provide purposes. shortcuts through long blocks and access to rear parking areas or it) A square is a free standing city block; it shall be spatially defined courtyards. by building frontages and streets on all sides. it) Passages/Paseos shall link two or more public spaces. in) Landscaping consists of paths, lawns or ornamental grasses and in) Passages/Paseosshall be a minimum of ten(10)feet and a maximum =1 FF trees. of twenty (20)feet in width. FF 11 F Aiv) Squares shall be located at the intersection of important streets. iv) Walking surface is primarily enriched/enhanced hardscape 3) SQUARE 7) PA55AOE/PASE® O v) Squares shall not exceed the maximum block size. U 8) Pocket Park/playground H W i) A pocket park is a small open space designed for recreation of �J L —11 L ai) An open space available for civic purposes, commercial activities, nearby residents; a playground is a small open space equipped for O and community recreation. children to play in while being supervised by adults. W it) A Pocket Park/Playground shall be a minimum of thirty (30)feet it) A plaza shall be open to by a public street on at least one side. W along the East-West axis and twenty (20) feet along the North- in) Plazas should be located at the intersection of primary pedestrian South axis. routes. H in) A Pocket Park/Playground shall not be located on the comer of a x iv) Landscaping is primarily enhanced/enriched hardscape. block where build-to-corner is required(see section 2.4.9) v) Plazas shall not exceed one(1)acres. iv) A pocket park may be primarily paved with enriched/enhanced CQ vi) The ground level frontage(s)not separated from the plaza by public hardscape or landscaped; a playground should have the character streets shall be primarily lined with shopfronts. of a small park. 4) PLAZA 8) POCKET PARK/PLAYGROUND 58 2.6.5 PRIVATE OPEN SPACE TYPES 5) Balcony JWriority Projects Private Open Spaces shall be designed as one of the Public Open Space Types i) An outdoor space extending from a private upper floor of a building, which is i) A project is a Priority Project if it meets any of the following criteria defined in this section. accessed directly from a secondary unit entrance. (1) Residential development of 10 units of more it) Access to a Balcony shall be limited to the dwelling served. (2) Commercial and industrial development greater than 100,000 square feet 1) Conrtya in) The minimum dimensions for a Balconyi direction shall be four n any single including parking area i) A private or privately shared internal open space enclosed by buildings on at (4)feet. least 2 sides, and by buildings or walls on at least three(3)sides. (3) Automotive repair shops (SIC codes 5013, 5014, 5541, 7532-7534, and it) Courtyards shall be a minimum of thirty (30)feet along the East-West axis and 2.6.6 STORMWATER BEST MANAGEMENT 7536-7539) twenty (20)feet along the North-South axis. PRACJCICES (4) Restaurants where the land area of development is 5,000 square feet or in) Landscaping may consist of enriched/enhanced hardscape and/or planted areas Water pollution degrades surface waters making them unsafe for drinking, fishing, more including parking area(SIC code 5812) including water efficient lawns, trees,plants in pots,fountains, etc. and swimming. The 1972 amendments to the Federal Water Pollution Control Act (5) Hillside development on 10,000 square feet of more,which are located on areas with known erosive soil conditions or where natural slope is twenty- sensation iv) Courtyards located over parking podiums shall be designed to avoid the prohibit the discharge of any pollutant to navigable waters unless the discharge P of forced podium hardscape through the use of ample landscaping is authorized by a National Pollutant Discharge Elimination System (NPDES) five percent or more and enriched paving with planters. permit. Since 1990, the City of Huntington Beach has been required to: 1)develop & implement a stormwater management program designed to prevent harmful (6) Impervious surface of 2,500 square feet or more located within, directly v) Private yard spaces may include edge walls or fences, provided that their pollutants from being washed by stormwater runoff,into the storm drain system,and adjacent to (within 200 feet), or discharging directly to receiving waters inclusion does not violate Building Orientation or Private Frontage Treatment 2) obtain a NPDES permit. The City's NPDES Permit requires new development within Environmentally Sensitive Areas requirements. and significant redevelopment to minimize short and long-term impacts on receiving water quality to the maximum extent practicable. (7) Parking Lots 5,000 square feet of more,or with 15 parking spaces or more, 2) Private Yard potentially exposed to urban stormwater runoff The City's General Plan and Local Coastal Program also include development goals i) Aside yard or rear yard (excluding required setback areas) which is accessed and policies that include stormwater management; including landscaping policies (8) Gas Station modification(Underground storage tank, fuel islands, canopy Z by secondary unit entrance(s). and requirements, open space goals and policies, preservation or integration with replacement of installations) p it) The primary access to a Private Yard shall be from the dwelling(s)served. natural features, and water conservation policies. (9) New/raw land (previously underdeveloped) that includes 5,000 or more in) The minimum dimensions for a Private Yard in any single direction shall be square feet of pervious surface. eight(8)feet. 1) Definition W (10) All Significant Redevelopment projects,where Significant Redevelopment ry Landscaping consists primarily of planted areas including water efficient Stormwater Best Management Practices (BMPs) are methods minimizing the 04 P g P Y P g is defined as the addition of 5,000 or more square feet of impervious surface W plantings of, lawns, trees, plants in pots, etc. and may be combined with a effect of urbanization on site hydrology, urban runoff flow rates, or velocities, and on an already developed site. Significant Redevelopment includes,but is Porch. pollutant loads. p not limited to: v) Private yard spaces may include edge walls or fences, provided that their Z 2) Regulation (a) Expansion of a building footprint W inclusion does not violate Building Orientation or Private Frontage Treatment O requirements. i) As outlined in Section 2.6.7,new developments and significant redevelopments (b) Addition of a building and/or structure are required to incorporate a minimum level of stormwater management Best Management Practices (BMPs) that will allow for the implementation of (c) Addition at impervious surface, such construction of a new to i) A patio, porch, terrace, or other platform extending from or adjacent to a innovative, effective, cost effective, multi-beneficial BMPs. parking lot that is not part of a routine maintenance activity. building at the ground floor which is accessed by secondary unit entrance(s). it) Stormwater management facilities shall be designed as one of the Stormwater (d) Replacement of impervious surfaces, building and/or structuresreplacement when BMP Types defined in section 2.6.7 Stormwater BMP Types and illustrated in const or more square feet of soul t exposed during replacement it) The primary access to a Patio/Terrace shall be from the dwelling(s)served. construction. Replacement does not include routine maintenance Fig.2.6.7 Stormwater Management Types. activities, trenching and resurfacing associated with utility work, W The minimum dimensions for aPatio/Terrace in any single direction shall be in) Priority Projects shall include Source Control and Treatment Control BMPs. eight(8)feet. resurfacing and reconfiguring the surface of parking lots(unless 5,000 p iv) Priority Projects shall include Site Design BMPs where applicable and or more square feet of impervious is added to the existing parking Woottop Deck or Garde feasible. lot area) or reconfiguration of pedestrian ramps and replacement of Z damaged pavement. W i) A private or privately shared deck or yard on the roof of a building. v) Non-Priority Projects shall include Source Control BMPs. a it) The minimum dimensions for a Rooftop Deck or Garden in any single direction vi) Non-Priority Projects shall include Site Design BMPs where applicable and shall be eight(8)feet. feasible. W in) Gardens and green roofs are encouraged to help minimize heat sinks and to pre- vii) Non-Priority projects are encouraged to include Treatement Control BMPs A treat water from storms prior to it entering the storm drain system Refer to www.ocwatersheds.com\stormwaterprogram for further information H about Source Control BMPs, Site Design BMPs and Treatment Control BMPs CQ 59 2.6.7 STORMWATER BMP TYPES it) Waterscape d) Transportation & Filtration (1) An open and sculpted pool,fountain or other permanent civic water feature i) Green Roof Stormwater management facilities shall be designed as one of the following that can capture stormwater and retain it between storms. Excess water Stormwater BMP Types. Additional information on the design, construction, and captured a the system during storms can be stored for reuse es slowly A roof of a building that is partially or completely covered with vegetation and soil. functionality of stormwater management facilities can be found in the California The soil reduces run-off rates and the vegetation reduces runoff volume. The roof Stormwater BMP(Best Management Practices)Handbook. released at pre-development rates. includes a waterproofing membrane and may also include additional layers such as (2) Water stored in the system can be used for irrigation or treated for other a root barrier and drainage and irrigation systems. Source Control BMPS potable water uses. it) Vegetated Swale/Strip Minimize or prevent potential pollutants from contacting rainwater or stormwater in) Rainwater Harvesting/Retention Vault (1) A vegetated channel designed and maintained to transport shallow depths runoff or to prevent discharge of contaminated runoff to the storm drain system or of runoff slowly over vegetation. In most soils, a bio Swale also allows receiving waters. (1) A structure with a permanent pool of water that captures stormwater and retains it between storms. Water held in the system can be stored for reuse stormwater infiltration. a) Routine Non-Structural BMPS or slowly released at pre-development rates. Prevent pollution b educating the public on proper disposal of hazardous or toxic This management type is useful when there is insufficient space on the site to P Y g P P P P Bio Swale or wastes, regulatory approaches, street sweeping and facility maintenance, and infiltrate the runoff or build a surface facility. -Rain Garden detection and elimination of illicit connections and illegal dumping. Water captured in underground vaults can be used for irrigation or treated for other potable water uses. •Stormdrain gutter, b) Routine Structural BMPS b) Detention •v8ergronnd inlet pipe Prevent potential pollutants from contacting rainwater or stormwater runoff or to i) Detention Basin/Pond prevent discharge of contaminated runoff to the storm drain system or receiving waters. Reduce the creation or severity of potential pollutant sources or to reduce (1) An open system that captures pre-development temporarily. Water held in the Z the alteration of the project site's natural flow regime. system is slowly released at pre-development rates. Permanent pools of Permeable/Pervious F1 water are not held between storm events •Waterscape Paving � 2 Site Design BMPS •Landscaped g it) Rainwater Harvesting/Detention Vault en Space.'� p -Landscaped Setback Create a hydrologically functional proj ect design that attempts to mimic the natural (1) A structure that captures stormwater temporarily. Water held in the system Area W hydrologic regime. •Retentton �y is slowly released at pre-development rates. Permanent pools of water are Pond W not held between storm events a) Landscaped Setback Areas & Open Spaces •RII •Landscaped Treeweuor This management type is useful when there is insufficient space on the site to •Grated Tree Well Coordinate the site design and landscaping of Front Yard, Side Yard, or Rear infiltrate the runoff or build a surface facility. aYard setback areas and Public or Private Open Spaces to function as part of the Water captured in underground vaults can be used for irrigation or treated for other III stormwater"treatment train"that reduces run-off rates,volumes,quality as much as potable water uses. FIlw2.6.7 STORM WATER MANAGEMENT TYPES possible(see section 2.6.4 and 2.6.5 for open space types and 2.6.8 for Open Space Landscaping) r { ) Treatment Control BMPS i) Rain Garden Remove pollutants from stormwater runoff prior to discharge to the storm drain (1) A vegetated depression designed and maintained to receive runoff from system or receiving waters. adjacent impervious areas and slowly infiltrate the water into the ground. Stormwater management Facilities include, but are not limited to, the following it) Landscaped Tree Well types: (1) A landscaped area which can accommodate a tree in an otherwise paved Zarea. The landscaped area is constructed to absorb stormwater as soil W a) Retention infiltration rates permit. W p i) Retention Basin/Pond in) Grated Tree Well W (1) An open system with a permanent pool of water that captures stormwater (1) A hole that is covered by a grate which can accommodate a tree in an W and retains it between storms. Excess water held in the system is slowly otherwise paved area used. The hole is constructed to absorb stormwater A released at pre-development rates. as soil infiltration rates permit. H ~ iv) Permeable/Pervious Paving (1) Paving materials that allow some stormwater to infiltrate through the 0 paving and into the ground. Types of paving include pervious asphalt, pervious concrete, and permeable unit pavers. 60 2.6.8 OPEN SPACE LANDSCAPING 4) Walls and Fences d) Seating Walls When designing seat walls with straight edges of more than six (6)feet in length, 1) Public Spac a) Decorative Frontage Walls and Fences use detailing to prevent damage from skateboarding. i) Public spaces should provide a variety of seating options, areas of sun and i) Fences along front yards and along side yards lining public sidewalks should shade for year-round climatic comfort, shelter, and night lighting to encourage employ a combination of thick and thin structural elements with thicker ele- e) Materials and Colors public activity and ensure safety. ments for supports and/or panel divisions. Fence posts and/or support columns should be defined using additional trim caps finials and/or moldings i) All fences and walls should be built with attractive, durable materials that are , , , . it) Public spaces should be visible from public streets and sidewalks. compatible with the character of the locality (see Section — 2.8 Architecture it) All walls should have a cap and base treatment. Regulations). 2) Paved Areas in Frontage walls may occur as garden walls, planter walls, seat walls, or low g Y g P it) Appropriate fence materials include,masonry, and metal. i) The grading of all paved areas and adjacent non-paved areas, the selection of retaining walls. paving materials, and the design of drainage facilities should maximize paving (1) Wood picket fences are only recommended along residential streets. For iv) Entrances and pedestrian"gateways"should be announced by posts or pilasters, wood picket fences, a paint finish or vinyl coating should be applied. permeability and be configured to allow water run-off to percolate back into and may be combined with trellises, special landscaping, decorative lighting, native soil as much as possible. public art or other special features. Along other streets wood should not be used. it) Paved areas should incorporate best management practices to control stormwater v) Chain link fencing,barbed wire,razor-wire, and corrugated metal fencing shall (2) For iron or metal fences, recommended materials include wrought iron, as outlined in the National Pollution Discharge Elimination System (NPDES) not be permitted cast iron, welded steel, tubular steel, anodized aluminum or aluminum. Guidelines—for more information refer to http://epa.gov/npdes/ Metal fences should be mounted on a low masonry wall, and/or between 3) Planted Are b) Screening/Wing Walls and Fences masonry piers. i) Side yards - defined as the portion of side setback areas behind the front in) Appropriate wall materials include stone, brick, precast concrete, textured a) Plant Materials setback area - and rear yards may contain landscape features that protect the concrete block, or formed concrete with reveals. A stucco finish may be used privacy of the property's occupants such as landscaping, trees and screening/ over a masonry core. i) Plant materials should always be incorporated into new development site win walls. Screening/wing/win walls may not exceed a height of six 6 feet, g g g y g � O (1) Exposed block walls should be constructed with a combination of varied Z design. and must be constructed of materials that are compatible with the architecture height block courses and/or varied block face colors and textures (e.g. a it) Mature, existing trees should be preserved whenever possible. and character of the site. Natural colors, a cap or top articulation, and related combination of split-face and precision-face blocks). Plain gray precision- a p Tree sizes should be suitable to the proximity to utility lines and the planting dimensional post spacing increments should be used at screening fences to face concrete block walls are not recommended. Design treatments and C7 enhance compatibility. W areas provided. finishes previously described should be applied to these walls for improved it) Design elements should be used to break up long expanses of uninterrupted visual compatibility with building architecture. iv) The use of C.U. Structural Soil as the sub-surface construction element for P tY g W walls, both horizontally and vertically. Walls should include design elements U street trees within paved areas, planter islands and medians is required. g ry Piers and posts should be constructed of the same or a compatible material as such as textured concrete block, interlocking "diamond" blocks, formed ) P P v) Plant and landscape materials should be selected from native species as well concrete with reveals, or similar materials. Landscape materials should also be the principal building(s). as non-native/non-invasive species that are well adapted to the local climatic used to provide surface relief a conditions. They should be resistant to local parasites and plant diseases. Turf is highly discouraged. in) Electric boxes and trees should not be placed nest to walls. These can be used to climb over the wall quickly and unnoticed �? vi) In general, deciduous trees with open branching structures are recommended in N shopping areas to ensure visibility of shopfronts. More substantial shade trees c) Security Fences are recommended in front of private residences. Tree selection shall be made based upon the volume of root space provided and the size of the root flair at i) Use of security fences should be minimized, and limited to special locations maturity. where additional security is necessary, such as adjacent to the railroad tracks. Such security fences should not exceed eight(8)feet in height. W vii) Evergreen shrubs and trees should be used for screening along rear property q lines, around trash/recycling areas and mechanical equipment, and to obscure it) Security fences should be designed to maintain a visually open character to grillwork and fencing associated with subsurface parking garages. However, the extent possible. This may be accomplished by using metal picket or open screening should also be designed to maintain clear views of crossing streets grille fencing or by mounting metal picket or open grille fencing on top of a W and sidewalks for safety. low masonry wall. in) Screening and security walls and fences shall not be located such that they p b) Stormwater Management _ separate adjacent Front Yards. W All landscaped areas including those constructed as part of street or sidewalk iv) KNOX® Fire Department Access Key Box shall be provided. Main secured A improvements shouldbe designedto allow aquifer filtration and minimize stormwater building entry shall utilize a KNOX® Fire Department Access Key Box, run-off utilizing Stormwater Management BMP Types see section 2.6.7. installed and in compliance with City Specification # 403, Fire Access for H Pedestrian or Vehicular Security Gates &Buildings x CQ 61 d) Luminaire Types 6) Other Site Furnishings i) New area lighting fixtures shall be of the cutoff type to prevent light from being a) Design emitted above a horizontal line relative to the point of light source. a) Selection and Design i) Street light furnishing installed as part of the Public Frontage treatment it) New fixtures should use a reflector and/or a refractor system for efficient i) Public gathering places and other publicly accessible areas should be detailed requirements shall be as specified by the Public Works Director/Designee. distribution of light and reduction of glare. with decorative, pedestrian-scaled site furnishings and equipment. it) Lighting fixtures should generally be directed downward from the horizontal in) New fixtures should not cause glare or transmit it to upper stories of buildings. it) Seating,freestanding planters, omamental trash and recycling receptacles,bike plane of the light source to preserve a dark sky and prevent unnecessary light House-side shields and internal reflector caps should be used to block light racks,drinking fountains,pergolas,trellises,heaters,umbrellas,wind screening, pollution. Exceptions may be made for uplit trees and architectural lighting. from illuminating residential windows. and decorative bollards are recommended. in) Pedestrian-oriented areas, including walkways and paths, plazas, parking lots, iv) Small decorative "glow" elements within a luminaire are permitted to emit a in) Landscape structures and sculptural objects should reference the human scale and parking structures shall be illuminated to increase safety and provide clear low amount of light above the horizontal. in their overall massing and detailing. views both to and within the site. iv) All on-siteandbuilding-mounted lighting fixture design should be architecturally e) Ilplighting b) Materials and Colors compatible with building design and with the character of the corridor. Buildingfacade uplighting, roof "wash" lighting, and landscape uplighting i) Components should be made of durable high quality materials such as painted P v) Unnecessary glare from unshielded or undiffused light sources should be should be operated on timers that turn off illumination entirely after midnight fabricated steel,painted cast iron,painted cast aluminum,and integrally colored avoided. Commercial buildings and landscaping can be illuminated indirectly nightly. precast concrete. by concealing light features within buildings and landscaping to highlight (1) Bollards should be cast iron, cast aluminum,cast anodized aluminum,and it) Shielding and careful placement should be used to prevent spill light from being attractive features and avoid intrusion into neighboring properties. visible to pedestrians, motorists, and nearby residential dwelling windows. precast concrete. vi) Lighting and planting plans for Public and Private Frontage areas should be in) Adjacent to single family homes, a combination of lower mounting height (2) Recycled materials should be used so long as the finish or look of the visually and aesthetically coordinated. and luminaire shields should be used to protect residences from spill-light and material is consistent with or similar to the finishes prescribed above. h glare. Z bl "egh i it) Colors and finishes of mechanical enclosures and equipment should be v) Illumination levels of facade uplighting, roof wash lighting and landscape coordinated with colors and finishes of streetlights, fencing and other painted i) For building-mounted lights, maximum mounting height should be uplighting should use lower brightness levels where the illuminated facades, metal surfaces to be used on site, or with the associated building's material and approximately twelve(12)feet above finished grade. roofs or landscaping face residential buildings, except across wider streets or color scheme. U it) For pole-mounted lighting at pedestrian plazas, walkways, and entry areas, a boulevards with landscaped medians and street trees. �? in) Masonry surfaces should be treated with an anti-graffiti coating. 04 pedestrian-height fixture ten to fourteen (10 to 14)feet in height from grade to Ulight source should be used. iv) Metal surfaces should be powdercoated or painted with Waterborne Acrylic a (1) Taller, grand-scale lighting may be used to accent gateways or as Polyurethane. supplementary lighting. v) For powdercoated finishes, a chemically compatible ultraviolet protectant clear Z coating is recommended to prevent color fading. O in) Bollard mounted lighting and stair lighting are also recommended for low-level illumination of walkways and landscaped areas. MUtility and Service Area Sitting and Screenin iv) Bollard illumination should be shielded or kept at a sufficiently low level to i) For safety, screening devices shall be designed to maintain visibility of prevent glare impacts for passing motorists. movement behind the screen. v) In general, height of light sources should be kept low to maintain pedestrian it) Utility, Trash, Recycling, Food Waste and Service Equipment, including scale and prevent spill light from impacting adjacent properties. satellite receiving dishes,transformers,and backflow devices,shall be enclosed or screened from view by landscaping, fencing or other architectural means. q Backflow devices shall be built to the City's latest standards O C� i) Color and finish of lighting metalwork should match that of other site furnishings, in) Trash facilities and recycling containers must always be within structural zand/or of the building's metalwork or trim work. enclosures. it) For powdercoated finishes, a chemically compatible ultraviolet protectant clear iv) Rooftop equipment must be set back a minimum of ten(10)feet from building P coating is recommended to prevent color fading. walls, screened on all sides, and integrated into the overall building design. O Win) Color of lighting source types: in pedestrian-intensive areas, warm white, Wenergy efficient source types(with color temperatures specified as 2700 degrees A Kelvin to 3200 degrees Kelvin)such as metal halide,induction lighting,compact O:y fluorescent, and light-emitting diode(LED)are strongly encouraged. H CQ 62 2.6.9 SETBACK AREA LANDSCAPING plant Oceanside Imagery. At least half of the trees and shrubs should incorporate — — — plant material featuring palm fronds or other forms associated with proximity Setback areas shall be landscaped in accordance with the following regulations. to the beach. vi) Screen Walls. Screen walls and fences should be visually appealing and well 1) Perimeter Block Setback Areas crafted extensions of the architecture of the development. The overall height of The following setback area treatments are permitted or required as specified for decorative walls or fences shall not exceed eight(8)feet, and must conform to each Corridor Center and Segment in Section 2.1 —Development Standards for front standards and guidelines in section 2.6.8—item 4)-Walls&Fences. -. and side yard setback areas located between buildings and public streets other than v alleys. The disposition of the front setback zone is further illustrated and addressed c) Boulevard Landscaping .e in Section 2.4.3—Private Frontage Types. i) Coordinated Frontage. The treatment of the public frontage and private frontage should be coordinated to provide a cohesive and unified landscape treatment. a) Sidewalk Extension it) Visual Accent to Boulevard-Oriented Development Landscaping or a i) Where minimum sidewalk widths established in Public Frontage Types combination of landscaping and decorative low walls or metal rail fencing should p standards result in the extension of the sidewalk width on to private property, provide visual accent softening effect between the sidewalk and buildings, but such sidewalk extensions must beat the same grade and provide no obstructions, should not be so dense as to obscure visibility of buildings and entrances from Ike& edges or barriers to access between portions of the public and private property, the primary thoroughfare. a Public Access Easement shall be provided for the sidewalk extension and { in) Complete coverage of Setback Zone. Living groundcover or decorative paving must be granted to the City. materials, accented by trees and shrubs must cover all setback areas other it) Construction staging should be organized to allow the construction of the entire than those covered by the public sidewalk, walkways connecting to building g sidewalk(within and outside of the public right-of-way)at the same time. entrances, or permitted access ways (pedestrian or vehicular) to parking in) Paving material and design should be the same as or sufficiently similar to the facilities. Landscaping should include a minimum average of one (1)tree that /\nv portion within the public right-of-way to create the effect of a single pedestrian reaches at least twenty-five (25) feet in canopy height at maturity, for every y walkwa forty (40)feet of linear frontage. Palms should be placed in the foreground to facilitate the beach image and increase visibility and canopy trees should be F" v) No trees are required in the setback zone (other than those back-of-curb, as places in the background or side yards to frame buildings and provide screening. �? specified in Public Frontage requirements). Those tress within the Public Approval required by Planning and Building Director/Designee. �.,� �L! U ROW may require Sub Surface Construction to facilitate growth and minimize tt l i i b d it Li v) me number of species n regular pattern. Within a single development, hardscape damage ml W trees and shrubs should be a single or at most two species, with one preferably U the same as that used in the public median. Trees and shrubs should be planted d b) Parkway Landscaping a in regular or formal patterns or equally spaced clusters to emphasize the civic � V2 i) Coordinated Frontage. The treatment of the public frontage and private frontage character of the boulevard. should be coordinated to provide a cohesive and unified landscape treatment. : O v) Oceanside Imagery. At least half of the trees and shrubs should incorporate That is, the sidewalk should run between parkway strip landscaping (a portion plant material featuring palm fronds or other forms associated with proximity ' of the Public Frontage), and setback area landscaping (all or primarily within to the beach. the Private Frontage area)that are easily identifiable as a single,cohesive design (Public easements may be required). vi) Screen Walls. Screen walls and fences should be visually appealing and well crafted extensions of the architecture of the development. The overall height of it) Screening. Landscaping or a combination landscaping and decorative walls decorative walls or fences shall not exceed three(3)feet, and must conform to from fences should provide substantial screening of buildings and interior spaces standards and guidelines in section 2.6.8 —item 4)-Walls&Fences. from view from(and of)the main thoroughfare. W in) Green landscape. Living groundcover,trees and shrubs must cover all setback O areas other than those covered by the public sidewalk, pedestrian walkways connecting to building entrances, or permitted access ways (pedestrian and/ Z or vehicular)to parking facilities. Notwithstanding the presence of decorative W screening walls, landscaping should include a minimum average of three (3) O trees that reach at least twenty-five (25) feet in canopy height at maturity, for every thirty (30) feet of linear frontage — the trees may be distributed irregularly over the frontage area. Sub Surface Construction may be required W to accommodate root growth. 4 A iv) Multiple species in naturalistic pattern. Trees and shrubs of varied species and heights should be planted in informal clusters and naturalistic patterns,evoking a park-like setting when viewed from the primary thoroughfare. I'II °�°E° - FIIG.2.6v9 - O PARKWAY BOULEVARDF�Q 63 d) Neighhorhood Street Landscaping 2) Interior Block Setback Are i) Visual Continuity along Blockfront. Setback areas along a development should Setback Areas located between properties,i.e. all rear setback areas,for side setback provide a visually coherent and continuous green landscape design. Adjacent areas not located between buildings and public streets, as well as for setback areas developments should strive to create strong visual relationships for an entire along mid-block alleys and that are not covered by pedestrian or vehicular passages/ block frontage. breezeways, or parking lots (see section 2.7.3 for parking lot landscaping) shall it) Green Setback Area. Living groundcover accented by trees and shrubs must be landscaped as specified for each Corridor Center and Segment in section 2.1 — cover all setback areas other than those covered by the public sidewalk, Development Standards, in accordance with the following standards. walkways connecting to building entrances,or permitted access ways(pedestrian or vehicular) to parking facilities. Lawns are discouraged due to their high a) Groundcover s water requirement. Landscaping should include a minimum average of one(1) i) Cover side and rear yard areas with landscaping, pervious surfaces consisting deciduous or broadleaf evergreen tree that reaches at least twenty-five(25)feet of, in canopy height at maturity,for every residential unit enfronting the sidewalk, or for every thirty (30)feet of linear frontage, whichever is greater. (1) Living groundcover or other pervious surfaces such as decomposed in) Screen Walls. Screen walls and fences should be visually appealing and well granite,mulch, rocks, and boulders accented by shrubs crafted extensions of the architecture of the development. Front yard fences along residential projects should be positioned just inside of the planted area, b) Moderate Screening leaving a portion of setback area landscaping between fence and sidewalk. The i) Provide light visual separation along property lines consisting of: overall height of decorative walls or fences shall not exceed three(3)feet, and must conform to standards and guidelines in section 2.6.8 —item 4) - Walls & (1) Landscaping that screens parking/service areas and blank side and rear Fences. building facades. (2) Landscaping that maintains views to building entrances and signage h (3) One (1) tree per thirty (30) linear feet of property line (excluding curb cuts)spaced regularly along the applicable property line p (4) One (1)shrub per five (5)linear feet of frontage (excluding curb cuts) C7 W (5) Living groundcover or other pervious surfaces such as decomposed granite,mulch, rocks, and boulders accented by shrubs U c) Heavy Screening Wi) Provide heavy visual separation along property lines of Retail Anchor, Q' Entertainment / Recreation, Commercial Services, Commercial Goods, and Vehicle Sales uses consisting of: SV (1) Landscaping that screens parking/service areas and blank side and rear building facades (2) One (1) small tree or palm per twenty (20) linear feet of property line (excluding curb cuts)spaced regularly along the applicable property line q (3) Solid screening at least six(6)feet high utilizing: hedges, screening walls or fences F (4) Living groundcover or other pervious surfaces such as decomposed z W granite,mulch, rocks, and boulders accented by shrubs W O W W A H H �Q 64 INTENTIONALLY LEFT BLANK p C7 F W W U W z w a O �i w A 0 U H z w a 0 a w w A O O A 65 2.7 PARKING REGULATIONS 2.7.2 PARKING TYPES A property's permitted parking types are determined by Corridor Center or Segment. This section contains standards and guidelines to ensure that parking throughout the For all parking types, parking shall be connected with the street by a driveway (as Plan Area is convenient and accessible, accommodates all land uses, and reinforces stated under Access in Section 2.7.3). the desired character of each Corridor Center and Segment. For detached single-family homes, only garages, car ports, and driveways shall be 2.7.1 PROVISION OF PARKING permitted. A parking lot that is located between a building and the street. i) The minimum and maximum number of parking spaces to be provided by all net new development shall be as specified for each Corridor Center and Segment in Surface Parking L section 2.1.—Development Standards. A parking lot that is located in part or entirely along the side of a building, in a side it) The maximum number of parking spaces permitted only applies to parking yard, and fully or partially extends toward, but does not intrude into, the front yard spaces that are provided in surface parking lots. setback area. in) Net new on-street parking spaces provided along new streets (see section 2.5.1 —Provision of New Streets) or service lanes may be counted toward the L3) Surface Parking Lot - Rea minimum parking requirement for commercial development on that property. A parking lot where a building(s) is located between the parking lot and the street. A iv) Minimum parking requirements may be reduced in developments where it rear parking lot does not extend beyond the rear wall of the primary building into any can be demonstrated that shared parking facilities will meet parking demand side yard setback and, except where driveway access is provided. Rear parking lots without providing separate facilities for each use. should be screened from the street. (1) Mixed use developments are eligible to be considered for reductions in the Z minimum parking requirements. ) Surface'Parking Lot - Expose A parking lot that is located fully or partially behind a building facing a front street and (2) Mixed use projects will be evaluated on a case-by-case basis by the s exposed toastreet on 2 or more sides. ,.a Planning and Building Director/Designee. W v) For physically constrained properties: 65) Parking Struc!.,Mymou (1) The number of Parking spaces required may be reduced by the amount An above-ground parking structure that is fully or partially exposed to the street on the Zof Public Open Space provided for the development over and above ground level. + the required minimum at 200 square feet per space with a maximum a reduction for non-residential development of ten(10)parking spaces and 16) Parking Stru — ' mq r a maximum reduction for residential development of five (5) parking A partially submerged or above-ground parking structure where non-parking uses spaces. Applications to provide Public Open Space in lieu of parking are integrated into the ground level of the building along the parcel's entire street spaces on site will be reviewed by the Planning and Building Director. frontage(s). The parking structure may be exposed to the street on upper levels. w ''7) Parkin r `re tapped: All Lev A partially submerged or above-ground parking structure where non-parking uses are integrated into the building along the parcel's entire street frontage(s) on all levels of Z the building. The parking structure is totally hidden behind non-parking uses. W a 8) Parking Structure — Partially Sub A parking structure built below the main building and partially submerged underground where above ground portions of the structure are exposed to the street. W Q The parking podium may project above the sidewalk or average finished grade by a :y maximum of five(5)feet. H y" arking Structure —dergroun O O A parking structure that is fully submerged underground and is not visible from the street. 66 �F RST � 9 ro e< p". • ,o,Q REED 'yyR�"s S��E 5T 1 ) SURFACE PARKING LOT - FRONT TRcF� 7) PARKING STRUCTURE - WRAPPED: ALL LEVEL 4) SURFACE PARKING LOT - ]EXPOSED .r / °ai�er9e r B) SURFACE PARKING LOT - SIDE 5) PARKING STRUCTURE - ]EXPOSED 8) PARKING STRUCTURE - WRAPPED: ALL LEVEL J hA�0'Sel � I 3) SURFACE PARKING LOT - REAR 9 CQ 6) PARKING STRUCTURE - WRAPPED: GROUND LEVEIl ) PARKING STRUCTURE IliE - UNDERGROUND 67 2.7.3 GENERAL PARKING REQUIREMENTS 3) Parking Structure Parking Structures shall be located and designed to minimize their impact on public a) Location streets and public spaces. Parking lots shall be setback a minimum of five feet from the back-of-sidewalk Location Iff along streets. .4) Parking Stall Design and Striping Det i) Access to parking facilities and loading areas shall be provided from alleys or See the City of Huntington Beach Zoning Ordinance,Chapter 231 Off-street Parking adjacent parking lots wherever possible. b) Landscaping and Loading Provisions for parking stall design and striping details. it) If alleys are not available, access to parking facilities and loading areas shall i) Parking lots shall be buffered from adjacent development with moderate be provided from local streets wherever side streets are available. When a lot screening (see section 2.6.8). abuts an arterial highway and a local street, access to on-site parking shall be a n order o provide shade and add trees to the City,) I d t p continuous rows of parking from the local street. stalls shall be subdivided by trees planted at a minimum spacing of one tree in) If neither alleys, adjacent parking lots, nor local streets are available, access every five spaces. to parking facilities and loading as approved by the Public Works Director/ (1) Trees shall be located between the sides of angled or perpendicular parking Designee. stalls. Trees planted between two abutting head-to-head parking stalls do 3) Curb Cuts cQc Driveways not satisfy the requirement. It should be anticipated that extensive Sub- surface Construction will be required to provide adequate root space to i) Along all streets, the maximum number of curb cuts associated with a single allow trees to grow without hardscape damage for an extended period of building must be one(1)two-lane curb cut or two (2)one-lane curb cuts. time. In addition,the Sub-Surface Construction could provide additional it) The maximum width of driveways/curb cuts is twelve (12)feet for a one-lane WQMP solutions. and twenty-four(24)feet for a two-lane driveway. (2) Trees shall be planted in curbed landscape islands or in flush tree wells in) The total width of parking access openings on the ground level of structured with tree guards. Z parking may not exceed thirty (30)feet. O in) Wheel stops or curbing shall be used adjacent to tree wells and planter areas to iv) Driveways shall be set back a minimum of five feet from adjoining properties, protect landscaping from car overhangs. �j and a minimum of three feet from adjacent buildings. c) Pedestrian Circulation � c) Fire Access i) Parking lots shall be designed with convenient, safe, and efficient pedestrian Zi) All development applications shall clearly identify fire access routes subject circulation routes to buildings main building entrances and sidewalks. These to Fire Department Review. Note: Developers must reference Huntington routes shall be designed to include sidewalks and walkways with a minimum CC, Beach Fire Department City Specification # 401 (Minimum Standards for five foot width. ad' Fire Apparatus Access) and City Specification 4415 (Fire Lanes Signage and Markings on Private, Residential Commercial and Industrial Properties)forikL ,y, , Fire Access Road requirements. 4) t iag i) Parking lots shall be illuminated to increase safety and provide clear views both to and within the site. Lighting and planting plans shall be coordinated to avoid light pole and tree conflicts. W A O U H z w a 0 a w w A O O A 68 2.7.4 PARKING GUIDELINES 5) Security i) The Police and Fire Department emergency radios may not be able to receive or transmit in the subterranean garage. Effective 800 MHz radio antenna should i) Exterior driveway surfaces should be paved with non-slip, attractive surfaces be installed so that emergency personnel can receive/transmit in the parking such as interlocking unit pavers or scored and colored concrete. structure. it) Residential parking should be secure and separate from the commercial uses. it) Lights should be located directly between parking stalls of in the center of parking structure aisles. Most crime in parking structures occurs between the in) Driveways should utilize pavement treatments that help motorists and parking vehicles. pedestrians identify the driveway. in) The interior of parking structures should be painted light colors such as white to reflect light and add up to 20%more light to interior of the structure. i) Trees in parking areas should be large and have a high-branching,broad-headed iv) Surveillance cameras should be place at the entrance and exit of the parking form to create maximum shade. structure as well as the interior areas. Specifically, elevator waiting areas and stairwells should be covered. Cameras should be 24/7 recorded with clear signs it) Curbed planting areas should be provided at the end of each parking aisle to posting this. protect parked vehicles from turning movements of other vehicles. v) Surveillance cameras should be installed in parking areas and record 24 hours, in) Landscaping in parking lot interiors and at entries should not obstruct a driver's seven days a week. Cameras should cover as much area as possible. clear sight lines to oncoming traffic. iv) The main pedestrian route from a parking lot to a building entrance should L6) Pedestrian Circulation be easily recognizable, accessible, and demarcated by special paving or i) Parking Structure stairwells should be designed to allow pedestrians to be seen landscaping, such as a shaded promenade,trellis, or ornamental planting. in the stairwell from outside of the structure and pedestrians to see out. 3) Parking Structur- i) Parking structures should be design to use as much natural light as possible, ustainabi a i) Parking lots should utilize permeable paving systems and bio-filtration swales wherever possible unless not allowed due to Fire Department restrictions or W inappropriate due to soil conditions. it) The size of surface parking lots should be minimized to reduce surface water runoff and minimize heat island effects. in) Rooftop Gardens or other rainwater capture and recycling systems are QI encouraged on flat sections of parking structure roofs in order to facilitate N storm-water management, as well as add visual interest to the structure. W A O U H z w a 0 a w w A O O A F69 2.8 ARCHITECTURE REGULATIONS IONS 3) Street Facade Height Articulation 4) Side and Rear Facade Height Massing Elements Architecture Regulations are set forth to ensure that new and renovated buildings in a) Base Element: a) Full Requirements the Plan Area embody architectural characteristics that maintain the desired human As conceptually depicted in the accompanying diagram, a horizontal articulation Requirements for Side and Rear Fapades are the same as those for Street Fapades scale,rhythm, and character appropriate for the Beach/Edinger corridors. of street fagades shall be applied within the first floor (or in the case of buildings in the following cases: above four stories, optionally within the second floor as well), to form a horizontal 2.8.1 FACADE HEIGHT ARTICULATION "base"of the fapade at the building scale. A secondary lower base treatment shall be ) Where building wall to building wall clearance is more than ten(10)feet. REGULATIONS provided at the pedestrian scale(i.e. within the height of the ground floor,relating to it) Where a side or rear yard of greater than five feet exists and the adjacent the height of the human body). These treatments strongly define the pedestrian-scale property has no building volume providing horizontal obstruction. etinition. space of the street and shall be well-integrated into the overall fapade composition. in) Where the side or rear wall faces upon a public open space such as a plaza or See Section 2.8.2 —Architectural Elements Regulations 3) Fapade Guidelines a) courtyard. i) Fapade articulation is the use of architectural elements, or features,to compose Building Base for additional guidelines outlining recommended Building Base a building's fagades such that all new or renovated buildings have a well-formed design. b) Flush Treatments Permitted "base" and a"top." The minimum requirement for Height Massing Elements may be satisfied by flush it) Base A base treatment is a horizontal articulation of the lower part of a building b) Top Element: wall height massing treatments where building wall to building wall clearance is fapade's design that serves to establish a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. A substantial horizontal articulation of streetfagades shall be applied at the top of the more than five feet and no greater than ten(10)feet. uppermost floor of the fapade, to result in a termination of the fagade that provides Flush wall height massing treatments shall consist of one or more of the following Top: A building's top or cap contributes to the distinctive skyline and overall an attractive fagade skyline and a completion of the upper fagade composition. This massing of the corridors, whether seen immediately looking up from the street "cap" shall be architectural) integrated with an sloping roof volume if used that elements which match vertical increments used on the street fagade(s) of the y g y p g ( )below or at a distance from another part of the city. occurs above the eave line. building: h Z iv) Street Fapade: The plane of a fagade that fronts upon a street, extending from i) Integral color change between increment of base and portion of wall above, O the ground up to the street fapade eave line(see diagram on opposite page) and/or between increment of top element and portion of wall below. v) Side Fapade: The plane of a fapade that fronts upon a side yard or side property it) Horizontal score lines matching top,bottom, and/or other lines of street fapade C7 line, extending from the ground up to the side wall eave line. (see diagram on horizontal articulation. W opposite page) in) Horizontal fapade recess(es)matching top, bottom, and/or other lines of street vi) Rear Fapade: The plane of a fagade that fronts upon a rear yard, rear property fagade massing elements. p line, or alley, extending from the ground up to the rear wall eave line. (see Wdiagram on opposite page) c) No Requirements '. 2) Regulation No Side or Rear Fapade Height Massing is required in the following case: U ai i) Fapade Height Articulation requirements shall be as indicated by Corridor i) Where building wall to building wall clearance is five feet or smaller. C, Centers and Segments in section 2.1 —Development Standards. -^1 it) The application of architectural elements and architectural style such as(but not Sty° limited to)those outlined in Section 2.8.2—Architectural Elements Regulations and 2.8.3 —Architectural Character Guidelines are strongly recommended to TO pptW create well-integrated and attractive architecture. Step eaS�W O ° aeRa 8asetN11 o STR U � �qp� AGPDE FFT Fq ApF ApE � SIDE E� � EPA o SIDE a w W Pepr4Jti � 9 RS H to f�ietetl T°p4jti° r� q cyti0 °pt �OCat�'0np�t���tTe O R tl PQS)),, BaSel th P 0 ea �°'h 9 S 7� 5) Facade Height Articulation Element Guidelines Nola:fabric.wniW d.0� Rod IYP uwd The following are examples of top element types that may be used to satisfy the up*m rds building boom eb.whsrea. rpuirenwnt building required street fapade height massing requirement: Note: Fabric awnings are not counted towards a required height massing RORO°I'"g 8 R d d f°COd. CMBINWS L------ ql.c J trellis canuq element A Cornice may be applied as the top of street fagade or a building base as a built-up L L TtL material articulation that steps forward from the fagade plane into the right-of-way or required setback. This step provides a significant opportunity for shadow lines I.COMPOUND ii.COMPOUND I.SUSPENDED ii.BRACKET-SUPPORTED iii.ROOF CANOPY Ir.TRELLIS and fa ade delineation; to this end, a minimum of three cornice s"ste " or layers CORNICE CORNICE WITH CANTILEVERED CANTILEVERED CANOPY P Y PILASTERS CANOPY CANOPY should be used. This element can be used on a fagade independently or can be A) CORNICES B) CANOPIES located atop a series of pilasters which are placed at regular intervals (usually to dictate bay width). ID c4mory, A Canopy element serves as an intermediate or final height massing element or"lid" at a ground floor fagade, or as a street fagade cap. Its purpose is to provide shade or cover for pedestrians or sidewalk dining and/or to establish a strong horizontal Q massing element and"shadowline" in the fapade. It can be a continuous horizontal element, a series of repeated elements (typically above shopfront windows), or a gam• single "feature" element occurring at a structure's main or secondary entrance. A Canopy and its related building components should be constructed of an accent p I.SUSPENDED ii.BRACKET-SUPPORTED iii.BRACKET-SUPPORTED n.COMPOUND �. building material(such as metal,tempered glass,or roof material used elsewhere on CANTILEVER LEDGE CA CANTILEVER LEDGE CAP CANTILEVER LEDGE CA WITH CORNICE CA W building)that is compatible with the primary building material. ENTABLATURE AND CAP MOVE �I W Smndmd c) Shaped Parapet A Shaped Parapet is the freestanding upper extension of the street fagade extending F above the point where the roof intersects behind it. A Shaped Parapet provides visual �� x GREENHOUSE' completion to the top of a building fagade and develops a distinct and recognizable Dbrudd Fiooaur skyline for the building. The form of a Shaped Parapet may be unrelated to the roof Q r.SB A RACK C ri.COMPOUND rii.MANS A AILARDAILMANSARD CAP form behind it. In many cases, the form of a shaped parapet has traditionally been STEPBACK CAP WITH ENTABLATURE N symmetrical. Generally, Shaped Parapets and their related components should be AND CAP ABOVE constructed of the primary wall cladding (such as brick, stone, or stucco) or an C) SHAPED PARAPET accent building material(such as wood or metal)that is compatible with the fagade composition. d) FaVade Offset q 0 A Fayade Offset is a horizontal plane break where a portion of the fagade steps back a sufficient distance in order to break the building into smaller volumes. Generally, a Fa ade Offset recess line applies a Cornice, Canopy, °'°"..M.rul Z 4 ( ) pp py, or Shaped Parapet along (cornice,c.n.PS.r W the edge of the offset to add visual interest and appropriately define the resulting � )along tt.brptt g g h.mwd..Rv. _ P building volume. H I� D) FACADE OFFSET � 71 2.8.2 ARCHTJCECTURAL ]ELEMENTS REGULATIONS This section contains architectural requirements and guidelines to guide the design of architectural elements used within new buildings and free standing parking areas in the Plan Area. The following regulations and suggestions will ensure that new buildings maintain the quality and character of Huntington Beach while providing ample opportunities for creativity and choice. Requirements and guidelines regulating architectural elements are identified as they apply to a particular building type, such as Residential, and noted accordingly. h z 0 a a REQUIREMENTS � GUIDELINES 1. Facade ' 2. Roof ' 3. Sustainability ' 4. Facade ' LEI ' 6Color W H A. Building Base A. Roof Types A. Solar Access, A. Building Base A. Roof Types A. General 00 B. Facade B. Roof Materials Daylighting Passive B. Facade B. Roof Materials Guidelines Compositions C. Roof Equipment Solar Heating & Compositions C. Roof Equipment C. Windows and Screening Cooling C. Windows and Screening w D. Main Entrances B. Materials D. Main Entrances A �j E. Secondary C. Other E. Secondary H Entrances Entrances oF. Loading and Service F. Loading and Service a w Entrances Entrances w A G. Entrance Doors G. Entrance Doors H. Garage Doors H. Garage Doors I. Wall Cladding I. Wall Cladding 72 L1)Facade Requirements fl Loading and service Entrances L2) Roof Requirements i) Service entrances shall not face front streets when a side street, rear street, a) Building Base alley, or parking lot entrance location is possible. a) Roof Types See Section 2.8.1 for required Building Base regulations. There are no additional it) All service entrances and associated loading docks and storage areas shall be i) Roofs on additions and accessory buildings shall match the roof of the original located to the side or rear of the building and shall be separated and architecturally Building Base requirements. screened from any pedestrian entrances. or primary building in terms of materials, slope, detailing and style, to the degree possible. They shall contribute forms that complement and add to the b) FaVade Composition in) Portions of building fagades containing service or truck doors visible from the overall character of Huntington Beach. public street shall be designed to include attractive and durable materials and it) Flat or shallow pitched roofs are permitted to be used and shall be designed i) Glazing: Wall composition for Street fagades shall contain a minimum of be integrated into the architectural composition of the larger building fagade with one or more of the treatments stated in Guidelines, below. twenty (20)per cent, and a maximum of sixty(60)per cent glazing(percentage design. Architectural treatments, materials, and colors shall be extended from does not include parapet height). Overall wall composition for Side and Rear adjacent building fagade areas into the fagade portion containing truck doors to in) Mansard roofs(i.e. a flat-topped roof that slopes steeply down on all four sides, walls does not have a minimum glazing requirement. avoid creating a gap in architectural expression and to maintain a high-quality thus appearing to sheath the entire top story of the building) shall only be it) Balcony and porch walls shall not be made of a solid material and shall have appearance. permitted as follows: a minimum of twenty (20) transparency distributed evenly throughout the (1) The maximum slope shall be no steeper than three feet of rise for every railing. g) Entrance Doors two feet of run(3:2). There are no Entrance Door requirements (see guidelines). (2) The minimum height of mansard roofs (from eave to roof peak) shall be C) Windows — — — one typical building story height or thirty (30) per cent of the building i) Curtain-wall window walls building systems may be used in the Neighborhood h) Garage g Doors fagade height as measured to the eave,whichever is smaller. Boulevard Segment with the following requirements: Garage doors shall be recessed a minimum of twelve 12 inches from the face ) g ( ) (3) Mansard roofs shall fully enclose the perimeter of a building. Where Z (1) Ground floor must be of a contrasting solid material such as stone or of the fagade wall within which it is located. a break in the horizontal run of mansard roof occurs, an architectural concrete. it) For Detached singe-family homes: termination is required(e. g. the roof intersects into a tower). (2) Floor lines shall be clearly expressed on the fagade. (1) All single-car wide garage door fagades shall be set back a minimum of (4) Mansard roofs shall include a cornice at the eave line where the roof p (3) Mullions shall be used to break up glass into smaller typical window size six(6)feet behind the front wall of the primary building mass. overhang depth is less than two feet, and an edge termination at the peak. 04 increments to prevent unrelieved glass surfaces. (2) All two-car wide garage fagades shall be set back a minimum of twenty (5) Mansard roofs shall have functioning or decorative dormer windows or it) Where multi-pane windows are utilized, "true divided light" windows or (20)feet behind the front wall of the primary building mass. vents to add visual interest. sectional windows shall be used. "Snap-in" muntins (i.e. detachable vertical U or horizontal glass plane dividers or glass pane dividers sandwiched between i) Wall Cladding WWWA06at— b) Roof Materials W H layers of glass)shall not be used. There are no Wall Cladding requirements(see guidelines). There are no Roof Materials requirements(see guidelines). U in) Depth of glazing: Window frames shall not be flush with walls. Glass shall be inset a minimum of three inches from the surface of the exterior wall to add c) Roof Equipment and Screening pp relief to the wall surface. Window frame and sills shall not count toward this recess dimension. i) The following shall be completely screened from view - as seen from public N streets and sidewalks within 300 feet of the subject property,except from points d) Main Entrances of view in excess of ten (10) feet above finished floor grade of the subject i) The main pedestrian entrance shall be easily visible and recognizable, and shall property: be architecturally treated in a manner consistent with the building style. (1) Roofmounted equipment such as cooling and heating equipment,antennae, W solar panels and receiving dishes it) Atmixed-use buildings,entrances to residential,office or other upper story uses shall be clearly distinguishable in form and location from retail entrances. (2) To reduce glare, light colored roofs(including"cool roofs") H it) Screening shall consist of architectural enclosures that are derived from the W e) Secondary Entrances J building's architectural expression, such as parapet walls or other screening W i) Secondary entries, such as side or rear building entries shall not be more treatment. Picket fencing, chain-link fencing and exposed sheet metal boxes O architecturally prominent or larger than the main entrance. are not permitted. in) A section drawing shall be submitted to the Planning Departmentto demonstrate W appropriate screening to conceal mechanical equipment through building design A features. H CQ F73 3) Sustainability Requirements b) Materials 4) Facade Guidelines Sustainable or "green" building practices shall be incorperated into all projects i) Locally produced and recycled building materials should be used whenever proposing new structures and/or site improvements. The following guidelines provide possible. a) Building Base a broad overview of how to incorporate sustainability into building architecture. In it) At least 20% of construction/building materials should be non-toxic, recycled i) A base treatment should occur at both of the following scales on commercial addition to these guidelines, application of"Green Building" techniques such as content materials and should be utilized whenever possible. buildings: those found in (but not limited to) 1)the Leadership in Energy and Environmental (1) At the scale of the pedestrian (i.e. within the ground floor portion of the Design (LEED) Green Building Rating SystemTM (http://www.usgbe.org) 2) the c) ..Other National Association of Homebuilders Model Green Home Building Guidelines fapade),a base treatment should be created at a height between nine inches (http://www.nahbre.org/greenguidelines)and 3)future"green building" ordinances i) Every property should provide trash and recycling enclosures that are capable and six feet. of handling the refuse generated by that site. At least half of the trash and and guidelines may be used. (2) At the scale of the building, the fapade of the entire ground floor (or up recycling area should be dedicated to recycling containers. Composting facilities should be provided if possible. to the second floor, depending on the height of the building) should be a) Solar Access, Daylighting, Passive Solar Heating& Cooling P P designed to read as a base that"anchors"the building (i.e., the portion of i) Where possible, massing and orientation of new buildings should maximize it) Recycle and/or salvage at least 75 percent of non-hazardous construction the fagade above)to the ground. south-facing vertical fagades. and demolition debris by weight (residential) or by weight in volume (commercial). it) At nonresidential buildings, a building base should be created by any one or it) Where not in conflict with the design guidelines, shading devices such as combination of the following treatments: building/roof overhangs, latticework and trellises should be incorporated (1) A horizontal projection or visible thickening ofd the wall surface, this may primarily into south-facing fagades and designed to balance summer cooling and winter heating by maximizing solar gain during the winter and minimizing be accompanied by a change of material and/or color; this may be an solar gain during the summer. exterior version of a"wainscot." Zin) Window orientation and opening size should also work with shading structures (2) A"heavier"design treatment, such as a darker color and/or stronger,more in order to balance summer cooling and winter heating by maximizing solar permanent material,for the base portion of the fagade than for the portions again during the winter and minimizing solar gain during the summer. above. v) Window orientation and opening size should be designed to allow interior (3) A horizontal architectural line or feature at or below the top of the first W spaces to maximize daylighting and minimize artificial lighting. The use of story. Examples include a belt course or secondary cornice (related to or skylights and "light shelves" (fagade-mounted horizontal surfaces beneath W repeating the pattern of an upper cornice)separating the first two floors. windows to diffuse sunlight deeply into interior spaces)is also encouraged for Hthis purpose. (4) A ground level arcade with columns may be used. Column spacing should U be regular and related to the structural bay of the building. Fv) Roof forms, shading devices, and fagade cladding systems should be designed �7 and oriented to direct airflow that facilitates natural building ventilation by in) At residential buildings, a building base may be created by any one or replacing warm indoor air with cooler outdoor air, especially at night. combination of the following treatments: vi) Exterior building wall design may incorporate hollow cavities that help insulate (1) Avisibly thicker and continuous base portion of the wall along the ground, the building. These hollow cavities can also be designed to direct airflow that where the wall above the base sets back. supports natural ventilation. (2) A material and/or color change of the base wall relative to the building vii) Solar panels should be utilized where possible. wall above. The base material should generally be heavier(e.g. of darker viii)Wherever possible, comply with CEC's voluntary Tire II energy Efficiency color and/or a heavier or more permanent material) than portions of the standards in effect at the time the building construction begins. building above. W O (3) A horizontal architectural feature at or below the top of the first story,such as an intermediate cornice line or protruding horizontal band. H Wiv) Parking Podiums: Where parking podiums are part of the design of a residential 0. development, they should be designed as the building's base or part of the O building's base, with wall textures, colors, and dimensional modules that are coordinated with the architecture of the residential portion of the building W above. Materials, detailing and design elements should be used to break up a A monotonous fagade. ."y v) Base treatments on additions and accessory buildings should be carried over �y from the primary building. CQ 74 b) FaVade Composition (5) Alcoves and balconies are encouraged atupper stories to create architectural glazing to provide natural light in conjunction with required height for interest,a regional architectural context, and to provide outdoor spaces for shopfront. i) Fapade elements should located and arranged according to the building's upper story tenants. They also increase safety by allowing residents to architectural style and respond to its site. (6) Upper floor windows should be smaller in size than storefront or first (1) Buildings should be"four-sided", meaning that all fapades including side passively watch their immediate neighborhood. floor windows, and should encompass a smaller proportion of the fagade and rear fagades should be considered visible(unless facing "blind" onto (6) Protrusions such as balconies and porches may be used on second and surface area.Exceptions to this include large window openings are used as an adjacent party wall)and should be treated with an architectural fagade higher stories. Protrusions of this type should extend no greater than two "penthouse"glazing(top floor of a four or more story building). composition. feet from the face of the building. Alcoves used in conjunction with these 7 At freestanding parking structures,long-span fa ade openings with height: P O gP g4 elements increases the usability of this element, while providing shadow width ratios more horizontal than 1:3 should not be used. Vertically (2) Distinctive building elements such as, for example, a corner tower are and visual interest to the fagade composition. encouraged to accent terminating views within the Plan Area. proportioned window-like openings (3:2 to 2:1 ratio) are strongly (7) Balconies and porches should be constructed of materials and proportions encouraged. it) Fapade Wall Composition. related to the overall fapade composition. A contrasting material to the it) Window Treatment: (1) Unifying architectural approaches should be used to lay out a window wall surface should be used. (1) Window trim: Expressed window frames and sills should be used to pattern across a fayade, such as aligning windows by using common sill Balconies or alcoves that are recessed the buildingae may O l i l h d i h fad y use a� enhance openings and add additional relief. They should be proportional or header lines. curb wall with open railing at top. to the glass area framed (a larger window should have wider framing (2) At attached residential dwellings, fagades of attached residences within (9) Barrier railings of balconies that project from the wall surface of the members). Upper story windows and parking structure "window" the same project should be distinct and even different, but also should building should use a visually open design made of pickets or bars rather openings should be detailed with architectural elements such as projecting maintain unifying compositional elements such as a common window than solid wall panels. "lug" sills, and/or lintels. header or sill line, and/or aligned vertical centerlines of windows and doors between upper and lower floors. (10) Ornamental wall-mounted outdoor lighting (sconces) may be used (2) Window accessories such as window boxes for plants, fabric awnings, Z to accent entries, mark a sequence of repeating pilasters, or serve as a etc. should be considered to add visual interest, in coordination with (3) Horizontal ornament such as awnings or belt courses, string courses or "centerpiece"for a fagade panel. Style and material should be consistent the selected architectural style. Decorative grillework is recommended cornice lines should be carried across adjacent fagades to unify various with that of the building. for parking structure openings, to add detail and help "break down" the a building masses and convey the sense of a consistent building wall. scale. C7 in Fa ade Additive Elements. C Windows W 4 ) (3) "Lug sills" (protruding window sills—see glossary)should not be formed (1) Covered outdoor spaces such as arcades and galleries are encouraged to Windows should be designed to match the character and style of the building. of rigid foam or other substrates sprayed with stucco or other wall finish W protect pedestrians from summer heat and winter rain. Windows throughout a building's fagades should be related in design, operating material. They should be constructed with a permanent material such as p type, proportions, and trim. They should be used as architectural elements that add painted wood,painted FRP, metal,precast concrete, GFRC,terra cotta, or U (2) Window Bay Projections are encouraged at upper stories as they create relief to the fapade and wall surface. stone. H architectural interest and a regional architectural context. They also serve to increase usable internal floor space for upper story tenants. i) Window Form: in) Components: (a) Window Bay Projections may be used on second and higher stories. (1) Window openings, operating types (single-hung, casement, etc.) and (1) If horizontal or vertical aluminum sliding windows are used, assemblies proportions of window frames and members should be designed in with extrusions and frame members of minimum one and one-half inches 0� (b) Window Bay Projections may be considered a"primary wall material" accordance with the building's architectural style. N or an "accent wall material" and conform to the Wall Cladding g exterior width dimension should be used, to avoid an insubstantial guidelines below. (2) At additions and accessory buildings: windows should be of the same appearance common to aluminum sliding windows. (3) Storefront awnings and canopies: Colored fabric mounted awnings architectural style as the main building, including opening mechanisms iv) Glazing supported by a metal structural frame are recommended. The awning form and trim. (1) Clear glass should be used. If tinted glazing is used, light tints and green, should not dominate or obscure the storefront or fapade— i.e., a straight (3) Where greater privacy is desired for ground floor restaurants or professional gray or blue hues should be used. q sloping profile is recommended and a bulbous quarter-round profile is services, large storefront windows should be divided into smaller units (2) If solar or heat control is desired, reflective glazing and/or reflective strongly discouraged. Internally illuminated fabric awnings should not or panes. An "industrial sash" type of multi-pane window may be used H adhesive films should not be used. Nonreflective types should be selected Z be used. For a sequence of storefronts or windows, a sequence of discrete where appropriate with the building's architectural style. instead. Low emissivity glass and external and internal shade devices are W awnings or canopies for each storefront or building bay should be used, a (4) A vertical proportion of window openings (e.g., 3:2 to 2:1 height: width other options that should be used as well. rather than one continuous run-on awning. Awnings should not cover up ratio)should typically be used. Openings may be composed of a series of �? intermediate piers, pilasters, or other vertical architectural features. v) Location vertically proportioned panes or frames. W (4) Trellises, Marquees, and Architectural Canopies: Materials, colors, and (1) Windows should face onto shared courtyard areas, parking areas and/or A form should be derived from the building architecture,e.g. a trellis painted (5) Commercial clerestory windows are a recommended feature in storefront activity area. the same color as a building's trim scheme is appropriate. ~ CQ F75__ ud) Main Entrances f) Loading and Service Entrances h) Garage Doors i) Main Entrances should incorporate one or more of the following treatments: Loading and services entrances should not intrude upon the public view or interfere i) Single-car garage doors are strongly recommended for mixed-use buildings (1) Marked by a taller mass above,such as a modest tower,or within a volume With pedestrian activities. and for all commercial use garage entrances. that protrudes from the rest of building surface. it) Where double car width doors are used, a width of eighteen feet should not be g) Entrance Doors Pr exceeded. (2) Accented by special architectural elements,such as columns, overhanging roofs, awnings, and ornamental light fixtures. i) General in) The following scale-reducing design treatments are recommended to avoid (3) Indicated bya recessed entry or recessed bay in the fapade. Recommended (1) Doors are the one part of the building fagade that patrons and visitors will projecting an automobile-dominated appearance to the street or alley: treatments include specialpaving materials such as ceramic tile;ornamental inevitably see and touch, and should be well-detailed and made of durable (1) Garage doors that face the public right of way should have window ceiling treatments, decorative light fixtures,and attractive decorative door high quality materials. openings or open grillework on the upper portion of the door. pulls, escutcheons,hinges, and other hardware. (2) Detailing such as carved woodwork, metal trim, or applied ornament (2) Door design treatments such as vertically proportioned segmentation and (4) Sheltered by a projecting canvas or fabric awning, or as a permanent should be used, to create noticeable detail for pedestrians and drivers. detail should be used to minimize the apparent width of the entrance—in architectural canopy utilizing materials from the primary building. Doors may be flanked by columns, decorative fixtures or other details. accordance with the selected architectural style. it) Entrances to upper-story uses on the primary elevation should incorporate one it) Commercial (3) Framing elements such as trellises above openings and trim around the or more of the following treatments: (1) Doors at storefronts should include windows of substantial size that permit edges of openings should be used. (1) Located in the center of the fagade between storefronts, as part of a views into the establishment. iv) At live-work fagades, garage or studio doors should be compatible with a symmetrical composition. (2) Doors at storefronts should match the materials, design and character of residential character. Large featureless doors should be avoided. Glazed multi- storefront windows. High quality materials such as crafted wood,stainless panel doors may also be used to impart a residential scale. (2) Aligned with prominent fapade elements of upper stories, such as an v At garage entrances of Parkin Podiums and Freestanding Parkin Structures: 4 expressed or embedded entrance tower. steel, bronze, and other ornamental metals are encouraged. ) g g g g g O Vehicle entrances should be treated with architectural articulation and landscape in (3) Accented by architectural elements such as clerestory windows,sidelights, ) Residential materials, to "mark" an important and frequently used common entrance and �? and ornamental light fixtures, and identified by signage and/or address (1) Doors at residential mixed-use buildings should match or complement the make it easily recognizable. Treatments should include; C�7 numbering. materials, design and character of the primary building, as well as convey (1) indenting or recessing the mass of the structure or podium at the entry 4 Indicated b a recessed entrance,vestibule or lobby distinguishable from the residential character of the building. 2 applying architectural framing to the opening W O y y g O g storefronts. (2) Doors at residential uses should incorporate high quality materials such as (3) trellising with or without plant materials N crafted wood, stainless steel, bronze, and other ornamental metals. U in) Bollards should be installed at the entrances of large commercial or civic (4) ornamental door grillework, ornamental lighting and signage, etc., Fbuildings to prevent a vehicle from crashing through the front doors of the iv) Security consistent with the architectural style of the building. building. (1) If utilized at storefront windows,doors,and loading docks,roll-up security U doors should be detailed to conceal door housings and tracks and provide t50 — an attractive and finished appearance for all exposed components. The i) Side or rear building entries should be visible and easy to find, but visually roll-up door housing should not protrude more than six (6) inches from secondary to main entrances the building fagade plane. it) Secondary entries should be easy to find, particularly for customers or visitors (2) At live-work units, if roll-up security doors are used, they should be accessing them from parking lots. detailed to conceal door housings and tracks and provide an attractive and W in) The design of the side or rear entry should be architecturally related to the front finished appearance for all exposed components. The roll-up door housing entry, such as in use of materials and proportions. should not protrude from the fagade plane. iv) Secondary entries should be enhanced with detailing,trim and finish consistent Fz" with the character of the building. W W O W W A H H �Q 76 i) Wall Cladding i) Wall Cladding (cont.) i) General Guidelines Material Description Usage Recommendations Use (1) Materials used should be appropriate to Full Brick&Thin Brick Veneers Full size brick is preferable to thin veneer brick. When used,brick veneers should be mortared to give the appearance of full- Commercial& the architectural style and building type. depth brick. Detailing should avoid the exposure of sides of veneer tiles;wrap-around comer and bullnose pieces should be used Residential Authentic materials and methods of to further minimize the appearance of veneer. Brick wall cladding is frequently complemented by light-colored(white,off-white, construction should be used to the degree Brick light gray) accent materials such as limestone,glazed terra cotta tile,precast concrete,and/or glass fiber reinforced concrete possible. (GFRC).Accent materials are typically used at window and door frames,wall bases,cornices,and as decorative elements. Other accent materials such as granite,river rock or colored glazed terra cotta are also occasionally used,tan and yellow brick colors are (2) Wall cladding materials on additions and appropriate. accessory buildings should be carried Hollow concrete masonry unit. Creativity in selecting block sizes,surface textures,stackingibonding patterns,and block and grout colors should be used. In the Commercial& case of a building base,facade composition should be coordinated with the architecture of primary building walls above. To Residential over from the primary building where avoid an institutional(i.e. "project"or"prison")appearance,a plain stack-bond block pattern of standard size blocks should not possible. Concrete Block be used. Decorative treatments such as alternating block courses of differing heights,contrasting grout colors,alternating surface (3) If the building massing and pattern of textures(e.g.precision face and split face)and/or compositions of colored blocks should be used,along with matching cap and trim windows and doors is complex, a simple ieces. An exterior siding product available in Acceptable substitute for wood siding when used in the formats described below under"Wood". Extra care and training must be Residential palette of wall materials, textures and/ planks,panels and shingles and taken to ensure properly installation,proper tools are used for cutting,and non-rusting hardware is used for fastening. or colors should be used. If the building C Fiber-Cement or composed of Portland cement,ground volume and the pattern of wall openings Cementitious Siding sand,cellulose fiber and sometimes are simple, additional wall materials, O clay,mixed with water and cured in an textures and articulation may be utilized. V autoclave. Fiber-reinforced plastics Concrete reinforced with either glass Use to simulate materials such as stone,wood or metal. Joints should be integrated into the design to ensure a solid appearance. Commercial& (4) For individual buildings or portions of O (ERP)&Glass Fiber fiber(GFRC)or plastics(FRP) Residential Q buildings intended to appear as individual £ Reinforced Concrete(GFRC) H buildings, materials used as primary d Profile,Corrugated,and Other Sheet, Detail with adequate thickness to resist dents and impacts with trim elements to protect edges. A high quality,durable,fade- Commercial& a Metal Siding Rolled and Extruded Metal Surfaces resistant coating system or paint such as K nar,Tnemec,etc. is recommended. Natural metal colors are recommended. Residential cladding should be limited in number — g Y P Y � one or two maximum in most cases. Stucco non insulating material made Stucco and EIFS finishes are acceptable finishes for upper stories only at street exposures on commercial buildings. They may Commercial& W of sand Portland cement and water. not be used at storefronts. They may be used at ground floor portions of rear or side service and parking exposures,however the Residential (5) Grout and sealant colors should be EIFS shares a similar appearance to ground floor street facade cladding materials should continue to be used as a building base and accent material. Close attention P4 coordinated with colors of abuttingStucco&EIFS(Exterior stucco but has insulatin ro erties. should be aid to detail and trim elements for a hi ualit installation;for EIFS,hi h-densit versions should be s ecified at insulating P P ghq Y g Y P H Insulating and Finish U materials as well as other building Systems) ground floor level to resist impacts. Very stylized or highly textured surfaces are strongly discouraged. Joint patterns should be W colors. architecturally coordinated with overall facade composition. Ground floor level window and door trim elements should not be made from stucco,cement plaster or EIFS,they should instead be made of wood,metal,precast concrete or other contrasting U (6) An anti-graffiti coating should be durable materials_ 4 applied at the ground floor level and Horizontal sidings such as clapboard Trim elements should be used for all wood siding types. Timber detailing and exposed bracing may be appropriate. "T1-I I Residential wherever exposed facade surfaces may and tongue-in-groove;vertical siding plywood panel siding is not recommended unless detailed with additional trim to emulate a board and batten style and must be of 00 Wood such as board and batten;and other a smooth grade to avoid a rustic,textured appearance. Spacing of siding should not exceed 8". tV be accessible from upper floors through horizontal sidings such as smaller wall openings. A clear matte finish wood shingles. is generally recommended for such Tile made by Firing Clay. Glazed and Should be limited in use to a.facade cladding or decorative wall accent material. Simple color palettes and design motifs should Commercial coatings. Ceramic Tile Unglazed be used. Accents and Storefront Bases (7) Building Base,Parking Podium or Above W Concrete that is formed on site with a Long surfaces of uninterrupted flat concrete walls should not be used. The use of textured form liners,pigments,stains,and/or Commercial& O Ground Parking Structure Materials: lower level of precision. special aggregates should be used to create visual interesting surfaces.At a minimum,the design of exposed concrete walls shouldResidential 0 may be clad, built with materials that incorporate the location and spacing of formwork tie-holes,expansion joints and control joints into the facade composition. To F, extend down from portions of the poured-in-Place Concrete the degree possible,formwork should shape architectural profiles of walls that create bases,cornices,pilasters,panel frames,and W building above, or built with contrasting O other elements contributing to facade composition and human scale. Concrete walls may also be clad with other finish materials V such as stucco and patterned to match other building walls. The architectural treatment of poured concrete that is used as a W materials of a more substantial character. building architectural base should be extended to concrete used elsewhere in the project for site work material. Visible facades of Parking Structures, O �? if not clad, should display quality C W Concrete that is cast in a shop with a The location and spacing of panel and expansion joints should be incorporated into the facade composition. Castings should be Commercial& � materials of a substantial character high level of precision. shaped to form architectural profiles that create bases,cornices,pilasters,panel frames,and other elements contributing to facade Residential N Precast Concrete composition and human scale. Cement type,mineral pigments,special aggregates and surface textures may be exploited in precast H that are complementary to surrounding .. concrete to achieve architectural texture and variety. x architecture such as Precast Concrete, Stone(including river stone),stone These materials should be used as a wall base or wainscot materials and for copings,trim,and special decorative elements. Commercial& 0 Poured-in-Place Concrete, and Concrete veneers,cast stone,or terra cotta. Improperlysimulated or contradictor finishes(i.e.use of panelized concrete to simulate a stone wall appearance with visible Residential 0 Block. Stone Y ( � P straight-line joints cutting across individual stones)should not be used. F77 (3) Due to their highly visible location,light poles and fixtures at roof parking c) Roof Equipment and Screening �5) Roof Guidelines decks should be specified or designed as decorative fixtures,architecturally coordinated with the style of the building. i) Roof-mounted equipment such as antennae and receiving dishes should be a) Roof Types located behind parapets, recessed into the slope of roof hips or gables, or i) All pitched and continuous sloping roof forms (i.e. without flat horizontal vi) Variations of the roof and/or eave line should be used to mark main building enclosed within roof volumes. portions)are encoura ed. These include able, hi and pyramidal entrances and also to differentiate between individual units within attached 1 Materials,architectural styles,colorsand/orotherelementsfromthefa ade p ) g g p' Py residential buildings. O � it) Flat or shallow pitched roofs should be ornamented with shaped parapets, caps, composition shall be used to integrate the screening into the building's or cornice treatments,using one of the methods below: b) Roof Materials architecture. (1) The primary cornice should be decorated or bracketed with parapets, (2) In the design of screening enclosures, use dimensional increments of i) Roof materials should match or complement the existing context of the project finials, or simple decorative panels or molding. area. window spacing, mullion spacing, or structural bay spacing taken from 2 An architectural) profiled cornice and/or expressed parapet cap should be the fagade composition. O y P P P P P it) Roof materials that should be used include: used to terminate the top of the parapet wall. (1) Asphalt shingles: Projects using asphalt shingles should use the highest it) Solar panels if not completely concealed should be architecturally integrated (3) Surface mounted cornices, continuous shading elements, or trellises quality commercial grade materials, and be provided with adequate trim into the roof should be used to strengthen a parapet wall design. elements. Lightweight asphalt shingles should not be used. (1) Flat roofs-pavers should be screened with parapets or laid flat. (4) Sheet metal parapet caps or coping should provide a formed (compound (2) Metal Seam Roofing: Finishes should be painted or coated. Copper, zinc, (2) Sloped panels should match slope exactly folded) overhanging edge termination and a heavy gage sheet metal and other exposable metal roofs should be natural or oxidized. in) Where possible, downspouts should be concealed within walls. The location, thickness selected to avoid "oilcanning" distortion. Single layer, flush (3) Sheet metal shingles, such as copper, zinc, and alloys. spacing, materials, and colors of exposed downspouts, gutters, scuppers, sheet metal parapet caps should not be used. Finish should either be of an conductor heads and other visible roof drainage components should be ,Z upainted ornamental metal such as copper or painted to match adjacent (4) Solar(or photovoltaic)roof shingles: Where solar and non-solar shingles incorporated into the architectural composition ofthefagade androof,haphazard wall surface. Unpainted galvanized metal should not be used in zones T5 are combined in the same roof plane, shingles should be configured to placement should be avoided. Half round gutters and round downspouts are and T6. match the visible size and layout of solar and non-solar roof shingles for recommended as a type appropriate for most architectural styles. Attachment �j an unobtrusive appearance. hardware should be of a high visual quality, corrugated downspouts should not p in) Smaller, subsidiary roofs may be used at storefronts; these should match the be used. Wprincipal building in terms of style, detailing and materials. (5) Tar and Gravel,Composition,or Elastomeric Roofs(at flat roof locations): Light,reflective colors are recommended to minimize heat gain within the iv) Mechanical equipment, should be incorporated into the architecture of the iv) Roof overhangs for both flat and sloping roofs are encouraged to add depth, building and included as a part of the building proper. ashadow and visual interest, and can be used to create a Street fagade Top buildings. Roof surfaces utilizing these materials should be screened from Element as defined in Section 2.8.1. They should be designed as follows: view from adjacent buildings and sites by parapet walls. U (1) At roof overhangs,vertical roof edge fascia over eighteen inches in height (6) Terra Cotta Barrel Tile: Natural clay color should be used. Doubling the are recommended to be subdivided or accented by additional horizontal tiles at the roof edge is appropriate. layers, stepbacks, trim, and other detailing. in) Roof materials that should not be used include: (2) Brackets and corbels(i.e. decorative supporting pieces designed to bear the (1) Corrugated sheet metal, unless used as an accent roofing material. weight of projected overhangs),or other expressed roof overhang supports (whether structural or nonstructural) are encouraged to add richness to (2) Stamped sheet metal used to simulate Mediterranean or Spanish roof tiles. detailing. The spacing module of repeating supports should relate to the building's structural bay spacing or window mullion spacing. (3) Wood shakes or shingles. W (3) The soffit (i.e. the underside surface of the roof overhang) should be designed as a visible feature and detailed accordingly. Soffit beams, coffers, light fixtures and other design articulation are encouraged. H v) At Freestanding Parking Structures, the "skyline" at the roof deck should be adesigned and shaped to create an interesting visual profile, as follows: (1) At stair and/or elevator towers,special roof forms such as sloped or curved W roofs are encouraged. W A (2) Along parapet edges, cornices, shading elements, and/or trellises are :y encouraged to provide additional visual interest. The height of parapet ~ walls and/or guard railings may be varied in coordination with the overall fapade composition but should be tall enough to conceal vehicles. CQ 78 6) Color Guidelines 2.8.3 ARCHTJCECTURAL CHARACTER The beach and surf lifestyle are essential to the culture of Huntington Beach. a) General Guidelines This culture should be instilled into the built form of new construction through i) Colors that reflect the City's relationship with the coast should be used. the use of appropriate architectural styles. This section contains an overview of Different shades of whites and pastels are appropriate. Extremely bright colors the predominant architectural styles that will continue to define the character and should not be used as primary wall colors. identity of Huntington Beach. A small number of buildings designed in other it) Secondary color should complement the primary building color, and may be styles or displaying a degree of stylistic influence from other styles may be found a lighter shade than the body color, or use more saturated hues. Secondary throughout the City,but detailed descriptions of those styles have not been included color can be used to give additional emphasis to architectural features such as here. Reference books such as What Style is It?A Guide to American Architecture building bases or wainscots,columns,brackets,cornices,capitals,and bands;or by John C.Poppeliers&S.Allen Chambers(Hoboken,NJ: John Wiley&Sons,Inc., used as trim on doorframes, storefront elements, windows and window frames, 2003) may be consulted for further detail on these and other architectural styles. railing, shutters, ornament,fences, and similar features. Within individual style descriptions below, the dates shown indicate the historic period of initial popularity of the style. in) Accent colors may be more saturated in color, or brighter in tone, and used to highlight special features such as doors, shutters, gates, ornament, or storefront With the goal of strengthening Huntington Beach's"sense of place"and architectural elements. Bright colors should be limited to retail establishments, and used identity in mind,the Architectural Character discussed here is included to provide a sparingly at fabric awnings, banners, window frames, or special architectural basis for reinforcing and strengthening the City's identity by applying that character details. A restrained use of bright colors allows signage and merchandise to to the design of new buildings and development in the project area. This can be catch the eye and stand out in the visual field. accomplished either through the full emulation and/or the interpretation of the iv) Colors should be compatible with other buildings in the surrounding area following styles. (unless those colors violate the above principle). Colors of adjacent buildings This information is intended to provide guidance for architects and developers to Z should be taken into consideration. make sensitive reference to, incorporate, and/or harmonize with characteristics of O v) Fluorescent colors should not be used. predominant architectural styles such as(but not limited to)massing,horizontal and vertical scale increments, fagade composition, roof form, architectural elements, materials, and colors. C7 W W F U W Fyyn .ter U a 00 tV W A O U H z w a 0 a w w A O O A 79 a) Spanish Mission Revival/Mediterranean Style (1915- (5) Roofs are typically finished in fired clay red"barrel"tile,sometimes mixed 1935) 0 in with flat roofs with parapet walls with a shaped top profile. i) Features of Spanish Mission Revival and Mediterranean Styles: (6) Both formal and informal arrangements of window and door openings are (1) Spanish Mission Revival and Mediterranean styles (and their sub-styles used, arched openings are used individually and in sequence as arcades. such as Spanish Colonial Revival) were period revivals that became (7) Storefront designs similar to those used within the Early 20th Century popular in California beginning in the 1920s. The historic heritage of the Commercial Style can occur within storefront openings on facades. California Missions, the exotic imagery of Spain and Mexico in movies, Storefront materials and colors such as ceramic tile, dark painted woods, and California's climate being likened to that of the Mediterranean were and dark metals are selected in coordination with overall building colors. sources of inspiration. (8) Wall colors are white or light earth tones (cream, ochre, tan, etc.) (2) These styles were applied widely to commercial, civic, mixed-use, and (9) Dark painted or stained wood and dark metal(wrought ironwork)are used residential buildings. as trim and ornamental elements in Mission and Spanish styles, while (3) Building masses are composed of simple rectangular stucco-clad volumes light or colored trim may also be used in Mediterranean styles. or combinations of simple volumes,punched by deeply recessed openings for windows and doors,many of them arched. (4) Avariety of proportions of overall building masses and individual features (windows clusters, porches, etc.)are used. h z 0 a a w W 7EEANS MEMO 1 i mod / e all - z a w { u, ti®, 7 iTi J 80 b) Contemporary Styles (1950s —present) MM (4) Contemporary Styles have been used on all building types, including (8) Contemporary Styles employ a wide palette of building materials. Metal commercial, residential, industrial, and civic uses. They have frequently cladding, concrete, glass, tile as well as natural materials may be used in i) Features of Contemporary Styles: been used on building types outside of downtown districts (such as office unconventional ways for aesthetic purposes. Materials as well as colors (1) For the purposes of this Plan, Contemporary Styles comprise those park campus buildings, suburban schools, and industrial buildings). are often used to define building volumes or even functions. architectural styles that draw on Modernism, Post-Modemism, and other (5) As mentioned above, building massing and form of Contemporary Styles (9) Building colors may be composed of contrasting hues and tones, with current styles in practice today. Most Contemporary Styles have drawn typically feature simple volumes, often using geometric forms. The may individual building elements or forms emphasized through use of an upon contemporary building materials, modem construction methods to �p y p . gio y y g p g be asymmetrical or symmetrical in organization. They do not necessarily accent color. Strong, saturated hues are often used to play off of neutral create a visual identity that is distinct from historic architectural styles. follow strict proportional guidelines. hues. (2) Styles that incorporate pedestrian and urban principles including (6) Building elements such as walls, windows, and roofs are often expressed appropriate scale and composition relative to surrounding buildings,fagade as individual planes or forms. Windows can often be expressed as"voids" rhythm and a high level of articulation are encouraged. Contemporary between walls, or act as entire wall planes (such as curtain walls). Where styles with simple building volumes, minimal surface articulation and they are expressed as openings in walls, they are typically composed as relief, and unornamented detailing that conflict with the intimate and a serves of rhythmically or strategically placed "punched openings" for human-scaled characteristics of traditional styles that support downtown urbanism should be discouraged. compositional reasons. (7) Flat roofs are used in many cases, but shaped roofs are often treated as (3) In some cases and especially in"Post Modern" styles after 1980, designs have drawn upon other historical styles previously described in this geometric forms or volumes that may "stand out." Examples include document for inspiration or emulation,but their scale and use of materials barrel vaults,angled planes,curved planes,and extended overhangs. They is not limited to the roots of those historical styles. may be accented with special materials such as sheet metal or tile. h z 0 a a w �i o ME ■ w �i v II I f I a P/o� s lip WA'I + W T- :7 ffs dinti, w A! q f . ■ x 81 c) Craftsman/California Bungalow (1905-1925) (5) Proportions of both the overall building mass and of individual features (windows clusters, porches, etc.)are horizontal. i) Features of Craftsman and Bungalow Styles: (1) The Craftsman and California Bungalow styles emerged after the turn (6) Window and door openings are generally composed to align both of the century to satisfy tastes for greater simplicity and natural forms. horizontally and vertically on facades, symmetrical fayade arrangements Influences from other styles typically used for larger homes can be seen are common. applied to Bungalow styles, including Shingle Style and Colonial Revival (7) "Elephant" columns (relatively stout-proportioned, tapered columns)and homes of the east, and the Arts and Crafts movement and its related double columns at entry porches are a common feature, other decorative informal lifestyle. elements include ornamental brackets to support roof overhangs. (2) These styles were applied primarily to residential buildings. (8) Craftsman Bungalows are typically clad with wood shingles or siding, (3) Building massing is typically composed of one low simple gable-roofed while California Bungalows are typically surfaced with light-colored rectangular volume;where applied, additions are also of simple volumes. stucco. In both cases, trim is painted wood of a contrasting light or dark color. (4) Front facades typically have a central shallow pitched gable roof perpendicular to the street, on occasion it is parallel to the street with a dormer above. In the former case, a sub-gable may be offset from the main gable to create a front entry or porch. h z 0 a a w W -- , W Z , IMF ' v ■ r Ma- W \ _ p O � � 111illlilllP - 82 Z Vernacular (5) Porches with simply detailed wooden posts are most accurate to historic precedents however simple true classical orders are also successfully i) Features of the Costal Vernacular Style. incorporated for a more refined appearance. (1) Vernacular architecture is historically made from locally available (6) Roof forms are simple, moderately sloped gabled and shed types. Large materials and responds to the regional climate. It is based on traditions roof overhangs moderate sun. handed down through generations and constructed by the building owner or by the community rather than an architect and is most common in (7) Wood shingle look and aluminum standing seam roofing is typical. residential structures. (8) Color palettes are simple and washed, light colors are common. (2) Contemporary interpretations generally utilize lightweight materials such wood siding, board and batten and metal sidings. (3) Wood trellises and sun shades are used as a means of sun control as well as architectural expression. (4) Detailing is simple but well crafted. Ornaments should generally be avoided. h z 0 a a w �i `\\�, 0 r j Wwr Rii W a — x 83 z 0 INTENTIONALLY LEFT BLANK W P4 p F U W yF P'r U P4 t50 W A O U F z w a 0 a w w A O O A 84 2.9 SdGNAGE REGULATIONS 2.) Definitions Incidental Sign: A small sign pertaining to goods, products, services or facilities which are available on the premises where the sign occurs and intended primarily Abandoned Sign: A sign which no longer directs, advertises, or identifies a legal for the convenience of the public. This section contains standards and guidelines for signage to ensure that signs business establishment, product, or activity on the premises where the sign is installed in the Sub-Area Plan Boundary are consistent with the overall quality and displayed. Indirect Illumination: A light cast on the surface of a sign from an exterior character of new development anticipated for the corridors. Regulations include Animation: The use of a sequence of progressive changes of parts or lights or source. permitted sign types as well as sign size, location, materials, illumination, color, degree of lighting in a sign's design. Internal or Interior Illumination: The illumination of a sign or sign face by and design. projecting light through translucent panel(s)or panel(s)with openings from a light Awning: Afabric-covered shelter structure attached to and supported entirely by a source within an enclosed sign cabinet. 1 L� I1Cab1 building fagade, typically above a window, entrance, or storefront opening. pp Logo: A trademark or company name symbol. 1) All signs in the Plan Area shall adhere to the regulations in this section. Bonus Sign: An internally illuminated freestanding sign designed with opaque sign faces/panels, and illuminated for items of information only. Planned Sign Program: City-approved entitlement which incorporates coordinated 2) In the event of a conflict between this Section and any other and quality sign design elements. Canopy: A permanent architectural structure made of rigid materials such as metal, City code, the provisions of this Section shall apply. wood,etc.mounted on the face of a building or is freestanding as common in service Portable Sign: Any sign not permanently attached to the ground or a building. 3) "Permits Required"noted in the City of Huntington Beach Zoning stations. Primary Sign: The main or principle Freestanding Sign on a property. and Subdivision Ordinance, Chapter 233 Signs, Section 233.04, Changeable Co Sign: A sin or portion thereof with characters, letters, or g PY g g P Promotional Activity Sign: Atemporary sign used to advertise a short term special items A-F, indicates requirements for sign permits. Unless otherwise illustrations that can be changed manual) or electrical) without altering the face g Y Y g activity or sale, i.e grand opening, under new ownership, fall sale, etc. noted, a sign permit is required for all types listed in this section. or surface of the sign. 4) All Temporary Signs as noted in the City of Huntington Beach Zoning Secondary Sign: A sign that in addition and subsidiary to a Primary sign. to Directional Sign: An on-premise incidental sign designed to guide or direct Secondary Sign copy is limited to business identification only. and Subdivision Ordinance, Chapter 233 Signs, Section 233 as "Real pedestrian or vehicular traffic. Estate Signs" and"Open House and Real Estate Flags'; "Subdivisional Sign: Any medium for visual communications, which is used or intended to be Electronic Readerboard: A changeable message sign consisting of a matrix of used to attract attention. Directional Signs" (Section 233.16)' and"Promotional Activity Signs" lamps which are computer controlled, independent of sign type. (Section 233.18)shall be regulated per the respective requirements therein. Sign Area: For Total Sign Area see Section 2.9.1., for sign area of individual Sign Exposed Incandescent Bulb Illumination: The illumination of a sign by Types see Section 2.9.2. Z 5) "Exempt Signs"noted in the City of Huntington Beach Zoning and incandescent bulbs which are intended to"spell out"letters and numerical characters Subdivision Ordinance, Chapter 233 Signs, Section 233.08, shall be and/or provide graphic accents, are mounted directly to the face of the sign, and Sign Height: Measurement from the adjacent sidewalk or curb to the highest exempt from sign permit requirements unless expressly prohibited whose light-emitting surfaces are fully visible. portion of the sign, including architectural elements. for specific sign types and districts indicated in this section. Sign Copy: Any words, letters, numbers, figures, designs, or other symbolic W Exposed Neon Tube Illumination: The illumination of a sign by neon tubes which 6) "Subdivision Directional Signs" as described in the City of Huntington are intended to "spell out" letters and numerical characters and/or provide graphic representation incorporated into a sign for the purpose of attracting attention. 04 Beach Zoningand Subdivision Ordinance, Chapter 233 Signs, W P g accents,are mounted directly to the face of the sign, and whose light-emitting tubes Sign Type: See Section 2.9.2 Sign Type Regulations. U Section 233.16, shall comply with the requirements therein. are directly visible. Site: One or more parcels of land identified by the assessor's records where an U 7) Signs for Service Stations shall be as permitted by the City Exposed LED Illumination: The illumination of a sign by use of Light Emitting integrated building development has been approved or proposed. The site shall of Huntington Beach Zoning and Subdivision Ordinance, Diode (LED) sources which are intended to "spell out" letters and numerical include all parcels of land contained within or part of the development application. O Chapter 233 Signs, Section 233.06.E"Service Stations." characters and/or provide graphic accents, are mounted directly to the face of the N Subdivision Directional Sign: A sign providing direction to a land development 8) All issues not specifically addressed herein shall be sign, and whose light emitting surfaces are directly visible. proJ ect. addressed pursuant to the City of Huntington Beach Zoning External Illumination: The illumination of a sign by projecting light on to the face of the sign from a light source located outside of the sign,such as"'gooseneck" Temporary Sign: -sign which is installed for a limited time and is not constructed and Subdivision Ordinance, Chapter 233 Signs. g g g g or intended for long-term use. lamps, light sources are shielded from direct view. Total Sign Area: see Section 2.9.1. q Freestanding Sign: A sign permanently attached to the ground and which does � not have a building as its primary structural support. This includes ground signs, Valance: The vertical front face of a fabric awning, parallel to the face of the C monument signs,pole-mounted signs, and tower signs. building to which it is mounted. Z Grand Opening: A promotional activity not exceeding nine 90 calendar days Window Area: An window pane or group of window panes contained entirely W P g� P tY g ninety ( ) Y Y P g P P Y � used by newly established businesses to inform the public of their location and within glazing separators (muntins, mullions, piers, columns, etc.) of one and one services. quarter(1 '/a)inches or greater in width. Multiple window panes divided by glazing W separators less than one and one quarter (1 ''/a) inches in width shall be considered Halo Illumination: The illumination of a sign by projecting light behind an opaque W letter or emblem onto the backing panel which results in the appearance of"halo"of to be a single window area. A light around the letter or emblem; light sources are shielded from direct view. Illegal Sign:A sign which was erected without the benefit of a permit that does not meet the requirements of this ordinance, or has not received legal nonconforming O status. CQ FX5 2.9.1 FREESTANDING SIGN SETBACKS 2.9.2 TOTAL SIGN AREA 2.9.3 SIGN TYPE REGULATIONS 1) Definition ]1[ 1) Definition t1) Definition Freestanding Sign Setback is defined as the distance from a side property line, i) Sign Area is the area included within the outer dimensions of a single sign i) A Sign Type is a specific configuration of sign elements (such as placement, driveway, or street intersection to any portion of a freestanding sign. (excluding structural supports). orientation, and size)that result in a unique type. 2) Regulation it) Total Sign Area is the combined sign area of all signs on a property. it) The physical configuration of each Sign Type is established by the text,plan, and (1) For freestanding signs, sign area shall be calculated on one(1)face of section graphics in this section. a) Side Property Lines the sign, provided a sign face on a double-sided sign is not separated in) The Sign Types established in this plan are summarized on the following page). from the opposite side of the sign by more than twelve (12) inches at i) Pole Signs shall set back forty(40)feet from side property lines as shown in the any point. 2) Regulation Fig. 2.9.1. Freestanding Sign Setbacks diagram. it) Setbacks required for all other freestanding shall be as determined by the (2). For illuminated awning or canopy signs, sign area shall be calculated a) General Planning director. around the sign copy only. i) Sign types not listed in this Section are not permitted. (3) For signs without border or frame(channel or skeleton letters),the area b) Driveways shall be within a rectangular area of eight(8)continuous straight lines ) A property's permitted sign types shall be as specified in the Section 2.1 Development Standards Charts. Freestanding signs shall not be located within a ten(10)foot by ten(10)foot triangle (with right angles)formed around the extreme outer limits of the sign adjacent to driveways as shown in the Fig. 2.9.1. Freestanding Sign Setbacks message, including all figures and any background or color which is an in) In the event that a sign falls under more than one sign definition found within this diagram. integral part of the sign. Section,the more restrictive sign regulations shall apply. iv) Signs shall not display animation unless otherwise noted, except public C) Street Intersections alL ) Regulation service signs such as those for time and temperature, and permitted electronic Freestanding signs shall not be located within atwenty-five(25)foot by twenty(25) Unless otherwise noted, all signs(including temporary signs)shall count toward readerboards. Zfoot triangle defined by front property lines at a street intersection as shown in the the total sign area permitted based on the following Lineal Building Frontage v) Electronic readerboard signs shall only be permitted at parcels abutting Interstate Fig. 2.9.1. Freestanding Sign Setbacks diagram. Ratios: 405 and parcels facing on Beach Boulevard (except south of Adams Avenue). F They shall be configured wholly or as part of one of the permitted sign types a a) Commercial Uses: Maximum Total Sign Area Permitted described in this section including compliance with their respective height and area requirements. Permitted electronic readerboard signs shall comply with all i) Lineal Building Frontage Ratio: For each establishment, one and one-half requirements Athrough D of the City ofFluntington Beach Zoning and Subdivision (1 '/) square feet of total sign area shall be allowed for each lineal foot of Ordinance, Chapter 233 Signs, Section 233.12."Electronic Readerboards." building frontage. vi) Commercial messages which identify, advertise,or attract attention to a business, it) For multi-tenant buildings, each establishment shall be calculated product, service, or event or activity sold, existing, or offered elsewhere than TO remain Clear — individually per lease space frontage. Allowable building frontage square upon the same property where the sign is displayed are expressly prohibited, footage shall be divided between eligible sign display areas which are those except as indicated for exempt signs. nj facing parking lots or side streets or areas permitted by an approved Planned vii) Sign design are established in the text for each sign type of the following pages. X 10' 25' Sign Program. I' +• viii)Freestanding signs shall not obscure any fire fighting appliance,including but not ) Each lease space shall be calculated individually and permitted sign area ,,;,,.;:, , limited to fire hydrants,fire connections, etc. ••••::"":••• 10 •••::::•�:���•: l based on the linear frontage of one establishment or facade shall not be ... ...... ..... ....... 25' placed on another establishment or facade. b Area Min. Driveway � o � l l iv) Total sign area of parking lot frontage may not exceed the total sign area of ) CL � i10' street frontage regardless of the permitted lineal frontage ratio. The maximum size for each Sign Type shall be as specified in the Section 2.1 H o l wide Development Standards Charts unless otherwise specified in this section. a ` landscape b) Religious Assembly, Schools, and Commercial a ' area f Signs of Recreational Uses within Public Parks: Maximum Total c) Num O o 0Sign Area Permitted The maximum number of signs permitted for each Sign Type shall be as specified in W — this section. Wi) Lineal Frontage Ratio: For each site, one (1) square feet of total wall- A Sign Type Setback mounted sign area shall be allowed for each lineal foot of street frontage of H Pole 40' the building,up to a maximum of thirty-two (32)square feet. r� x All Other freestanding Subject to Director it) Freestanding signs shall have a maximum of thirty-two (32)square feet. OSigns Review FIG.2.9.1 FREESTANDING SIGN SETBACK DIAGRAM 86 1) Grand Projecting Sign 2) Marquee Sign 3) Wall Sign 4) Monument Sign 5) Ground Sign a 6) Pole Mounted Sign 0 �0 Tower Sign 8) 8) Projecting Sign 9) Awning Face Sign 10) Awning Valance Sign 11) Awning Side Sign 12) Canopy Fascia Sign _ 13) Above Canopy Sign 14) Cafe Umbrella Sign 15) Recessed Entry Sign 16) Window Sign ' ABC TL It a El El El El El a g eg eg � W A 0 CA FK 1) Grand Projecting Sign 2) Marquee Sign Grand Projecting Signs are tall, vertically oriented signs which project from the Marquee Signs are large, canopy-like structures mounted over the entrance to a building perpendicular to the fapade and which are structurally integrated into the theater that include one or more readerboards. building. a) Number of Signs a) Number of Signs U i) Marquee Signs shall be permitted only at movie theatres, live performance � i) Only one (1)Grand Projecting Sign shall be permitted per establishment. theatres, or night clubs -with a capacity of 200 persons or greater ' ' it) The area of Grand Projecting Signs shall not count towards the total sign area it) Only one (1)Marquee Sign shall be permitted per establishment. permitted based on the Linear Frontage Ratio. in) Marquee Signs shall have no more than three(3)faces. b) Design b) Sign Location c i) Grand Projecting Signs shall project no more than six(6)feet from the fapade Marquee Signs shall only be located directly above the primary public entrance of of the building. mot. the theatre. it) No portion of a Grand Projecting Sign shall be lower than twelve(12)feet above �� 3 the level of the sidewalk or other public right-of-way over which it projects. c) Design in) Letter width shall not exceed two-thirds (2/3)of the sign width. i) The area of Marquee Signs shall not count towards the total sign area permitted iv) No portion of a Grand Projecting Sign shall extend more than ten (10) feet based on the Linear Building Frontage Ratio. above the roofline. it) Marquee signs shall project no more than twelve (12)feet from the fapade of v) Only the following types of establishments may use animation on Grand the building. O Projecting Signs: night clubs, movie theaters, and live performance theaters in) No portion of a Marquee Sign shall be lower than eight(8)feet above the level h with a capacity of 200 persons or greater. When used, animation shall consist of the sidewalk or other public right-of--way over which it projects. of flashing or chase lights only, light sources shall be of incandescent, neon, H or LED type only. Flashing xenon strobe lights and rotating lights shall not be iv) Marquee Signs may use animation of sign lighting.When used,animation shall 1 ) GRAND PROJECTING SIGN �j permitted. consist of flashing or chase lights only; light sources shall be of incandescent, p neon, or LED type only. Flashing xenon"strobe" lights and rotating lights shall vi) Signs that project over the public right-of-way shall require an Encroachment not be permitted. Permit from the Department of Public Works. d) Guidelines c) Guidelines i) Exposed materials used in Marquee Signs should be metal and paint only, with i) As prominent landmark features,the position of Grand Projecting Signs should the exception that plastic may be used for readerboards. be architecturally composed relative to important features of the building's it) Marquee Signs should be illuminated by exposed neon tube illumination, 4j N fapade design — for example, located symmetrically within the fapade, or � aligned with the primary entrance. exposed incandescent bulb illumination, and/or LED illumination only, with the exception that readerboards may use internal illumination. it) Exposed materials used in Grand Projecting Signs should be metal and paint only. 4 p in) Grand Projecting Signs should be illuminated by exposed neon tube illumination, �- Oexposed incandescent bulb illumination, and/or LED illumination only. 4 iv) Letters should be oriented right-side-up and stacked in a single upright row H with the first letter being at the top of the sign and the last letter being at the Z bottom. ant a O W W A H H �Q B MARQUEE SIGN 88 3) Wall Signs fi Menu or Menu Case Wall Signs: M Wall Signs are signs which are located on, and parallel to, a building wall. i) Menu or Menu Case Wall Signs (non-drive-thru locations) are discrete wall- mounted signs or freestanding sign cases containing restaurant menus: a) Numher of Signs (1) Shall be mounted at the ground floor fapade of a restaurant or caf6 with i) Wall Signs shall only be permitted for non-residential uses with a dedicated indoor or outdoor seating. ground floor entrance. (2) Shall be limited to the size of two pages of the menu utilized by the it) One wall sign is permitted per street or parking lot frontage for each separate restaurant plus the frame. 00 business on the ground floor. (3) Shall not protrude more than three (3) inches from the fapade. Lettering h) Sign Location shall not exceed one(1)inch in height. HE I [BE:I i) Wall Signs shall only be mounted on a wall area below the second floor level. (4) Shall not exceed one sign or sign case per fapade. Exception: Wall Signs may be mounted above the second floor level on an (5) Shall not count towards the total sign area permitted based on the Linear architectural tower configured to display wall signs. Frontage Ratio. it) Signs for second floor businesses with exterior access may be permitted by (6) Shall be illuminated by indirect illumination only. DEE Planned Sign Program. e) Design p) Guidelines 1 i) Exposed materials used in wall signs should be wood,ceramic,metal,and paint. i) Wall Signs shall project no more than one (1) foot from the fagade of the Use of plastics should be avoided or minimized, especially polycarbonates and building. other plastics that yellow with exposure to heat or ultraviolet light. Wall signs it) Wall Signs over fifty (50)square feet in size shall have an opaque background, may also be painted directly onto the fagade of the building and/or inscribed where only items of information may be internally illuminated, or, signs shall into the fagade of the building. Z be of individual or channel letter design. I _JZ it) Wall signs should be illuminated by external, exposed neon tube, exposed O in) Multi-business consolidated wall signs shall be permitted provided the signs do incandescent bulb, exposed LED, or halo illumination only. Internally 3) WALL SIGN I not exceed the allowable sign area. illuminated "can" signs with large translucent plastic panels should be iv) Raceways shall only be permittedwhen electrical components cannot physically avoided. U be placed within or behind the wall or parapet. in) Where individual letters are used, letters should be three dimensional, created 04 v) Only the following types of establishments are permitted to use animated Wall by raised letter forms mounted to the building fagade or sign panel,or by incised Signs, and only below the second floor level: night clubs, movie theaters, and openings cut out from the sign panel. Z live performance theaters - with a capacity of greater than 200 persons. When used, animation shall consist of flashing or chase lights only;light sources shall be of incandescent, neon, or LED type only. Flashing xenon strobe lights and rotating lights shall not be permitted. EFE11 N vi) Channel letter signs qualify for a fifteen(15)percent bonus in allowable size. d) Changeable Copy Wall Signs: For changeable copy wall signs at Churches, Schools,and Commercial Recreational W A uses within Public Parks: one sign per site with a maximum area often(10)square feet; this area shall not count towards the total sign area permitted based on the Linear Frontage Ratio Z e) Menu Board Wall Signs: w i) Menu Board Wall Signs at drive-thru locations: � (1) One(1)per drive-thru ten lane. (2) Maximum area of ten (10) square feet; maximum height of six (6)feet above grade. (3) Menu Board Wall Signs at drive-thru locations shall not count towards the L—L total sign area permitted based on the Linear Frontage Ratio 3 WAu,u, SIGN B F89 _ 4) Monument Sign and d) Changeable Copy Signs 5) Ground Sign i) The maximum area of and other requirements for freestanding Changeable Copy Signs shall be as follows: Monument Signs are freestanding signs which are mounted on the ground and are flush or have a clearance from the ground of not more than two (2)feet, and (1) For Hotels with Convention Facility: A maximum of thirty (30) percent supported by a solid base, one or more uprights, braces, columns poles, or similar of the allowable sign area as changeable copy. structural components. (2) For Live Entertainment Uses: A maximum of thirty (30)per cent of the Ground Signs are signs or sign panels with their backs mounted on mounded earth, allowable sign area as changeable copy. or consist of individual vertical letters mounted on the ground. (3) For Tenant Directory Uses: A maximum area of thirty-two (32) square feet; a maximum height of six (6)feet above grade (in addition to other a) Number of Signs permitted signs). i) Monument or Ground Signs shall only be permitted for non-residential with a (4) For Menu Board Uses at drive-in food service, in addition to other dedicated ground floor entrance or multifamily residential uses. permitted sign: One sign per drive-thru lane; a maximum area of ten(10) it) A maximum of one(1)per arterial street frontage on parcels with less than 400 square feet, a maximum height of six(6)feet above grade. feet of arterial street frontage. (5) For Religious Assembly, Schools, and Commercial Recreational uses in) A maximum one(1)primary freestanding sign and two (2) secondary signs on within Public Parks: A maximum of thirty (30)percent of the allowable parcels with 400 feet or more of arterial street frontage sign area as changeable copy. (1) Secondary signs are limited to monument or ground signs. iv) A maximum of one(1)freestanding sign with changeable copy per site. e) Guidelines v) A maximum one sign per site for Churches, Schools, and Commercial i) The architectural design of a Monument or Ground Sign should be an extension Z Recreational uses within Public Parks. of the building's architecture, or strongly complementary to the building's architecture in form, materials, and color. h) Sign location: it) Exposed materials used in Monument or Ground Signs should be wood,metal, 4) MONUMENT ll SIGN No freestanding sign shall be located along a local street. stone, brick, concrete (including precast and GFRC), and/or paint. Plastics U should be avoided. W it) Freestanding signs on the same site shall be located a minimum of 150 feet apart unless approved by a Planned Sign Program. in) Monument or Ground Signs should be illuminated by external or halo illumination only. Internally illuminated can signs with large translucent plastic in) The location of commercial and neighborhood identification monument or panels should not be used. ground signs shall comply with the requirements of Diagram A. V2 iv) Monument or Ground Signs shall be located in a landscaped planter a minimum of two (2)feet wider than the sign itself fV v) Monument or Ground Signs for Church, School and Commercial Recreational Uses within Public Parks shall be set back a minimum of five(5)feet from any interior property line. vi) Monument or Ground Signs for Neighborhood Identification Uses shall be set W back a minimum of twenty (20)feet from any interior property line. A O zHz Design A B C W i) Monument or Ground Signs shall not have more than two (2)faces. P� it) Monument or Ground Signs over thirty-two (32)square feet in size shall have � an opaque background, where only items of information may be internally GROUND SIGN illuminated, or, signs shall be of channel letter design. W A H H �Q 90 6) Pole Mounted Sign and e) Guidelines ') Tower Sign i) Pole Mounted or Tower Signs should have an articulated architectural character and well—crafted details. Pole Mounted Signs are permanent freestanding signs not attached to a building, in which signs are constructed on or are affixed to the ground by one or more exposed (1) A single unornamented pole support design topped by a can sign typical columns, poles, or similar structural components. Tower Signs are freestanding of a commercial strip should not be used. signs similar to monument signs in that support poles or structures are concealed (2) At a minimum,design treatment or ornamentation of structural supports as within an architectural enclosure of relatively constant width from bottom to top. a decorative composition(for example,featuring columns, struts, braces, fittings, caps, decorative frames, bases, etc.) together with decoratively a) Numher of Signs framed sign panels is recommended. i) Pole Mounted or Tower Signs shall only be permitted for non-residential uses (3) Alternatively, a Tower Sign should have an internal structural support with a dedicated ground floor entrance. within an architecturally composed exterior featuring a base, shaft, and it) A maximum of one(1)per arterial street frontage on parcels with less than 400 top. feet of arterial street frontage. it) The architecture and composition of a Pole Mounted or Tower Sign structure in) A maximum one(1)primary freestanding sign and two (2) secondary signs on should provide visual interest and detail at both automotive and pedestrian- parcels with 400 feet or more of arterial street frontage scale speed and perception. (1) Secondary signs are limited to monument or ground signs. in) The architectural character, materials, and colors of a Pole Mounted or Tower iv) A maximum of one(1)freestanding sign with changeable copy per site. Sign are recommended to be an extension of, or complementary to those from the primary building(s). h) Sign Location iv) Exposed materials used in Pole Mounted or Tower Signs should be wood, Pole Mounted or Tower Signs shall not be located along a local street. metal, stone,brick, concrete(including precast and GFRC), and/or paint. v) Pole Mounted or Tower Signs should be illuminated by external,halo, exposed Z C) Design neon tube, or exposed LED illumination. Internally illuminated can signs with large translucent plastic panels should not be avoided. i) Pole Mounted or Tower Signs shall not have more than two (2)faces. it) Pole Mounted or Tower Signs over fifty (50) square feet in size shall have an opaque background, where only items of information may be internally illuminated, or, signs shall be of channel letter design. in) Street addresses shall be included on all Pole Mounted or Tower Signs with Z minimum six(6)inch numerals. 6) POLE MOUNTED SIGN d) Changeable Copy N i) The maximum area of freestanding signs with Changeable Copy shall be as follows: (1) For Hotels with Convention Facility: A maximum of thirty (30)per cent of the allowable sign area as changeable copy. W (2) For Live Entertainment Uses: A maximum of thirty (30)per cent of the O allowable sign area as changeable copy. H it) Sign location: W (1) Freestanding signs on the same site shall be located a minimum of 150 feet apart unless approved by a Planned Sign Program pursuant to Huntington W Beach Zoning and Subdivision Ordinance, Chapter 233 Signs, Section W 233.20 Planned Sign Program. A (2) The location of pole mounted and tower signs shall comply with the H requirements of Figure 2.9.1. x (3) Monument or Ground Signs shall be located in a landscaped planter a 2) TOWER SIGN minimum of three (3)feet wider than the sign itself. �G 91 8) Projecting Signs Projecting Signs are signs which are oriented perpendicularly to the building fayade and which are mounted directly to the building fayade or suspended under a bracket, armature, or other mounting device attached to the fayade and project to the wall more the eighteen(18)inches. a) Number of Signs Projecting Signs shall only be permitted for non-residential uses with a dedicated ground floor entrance. p b) Sign Location Projecting Signs shall only be mounted on the wall area below the second floor, centered above the store entrance or lease length. They may be mounted above or �� Z below an awning or canopy. Li c) Design i) Projecting Signs shall project no more than four(4)feet from the fayade of the building. it) No portion of a Projecting Sign shall be lower than eight(8)feet above the level o ® o O of the sidewalk or other public right-of-way over which it projects. Z in) Projecting Signs shall be illuminated by external illumination only. z d) Barber Pole 8) PROJECTING SIGN 1 8) PROJECTING SIGN 3 W i) Any barber shop shall be entitled to display one (1)barber pole in addition to other permitted sighs. it) Barber poles shall not exceed four(4)feet in length(height). W in) Barber poles may be internally illuminated. iv) Barber shall not be mechanically rotated. v) Shall not count towards the total sigh area permitted based on Linear Frontage Ratio. e) Guidelines i) Exposed materials used in Projecting Signs should be wood, metal, and paint. �� } Use of plastics should be avoided or minimized. W qO it) Projecting Signs incorporating a distinctive shape relating to the business are recommended, as well as signs utilizing three-dimensional and well-crafted F, designs. z � P w a 0 a w w A o O o O O A 8) Piz®,UEc'Il'llNG SIGN B 8) Ptz®,UEc'll'llNG SIGN 4 92 9) Awning Face Signs 10) Awning Valance Signs 11) Awning Side Signs Awning Face Signs are signs applied to the primary face of an awning, including Awning Valance Signs are signs applied to the awning valence. Awning Side Signs are signs applied to the side panel of an awning, perpendicular sloped awning faces and vertical box awning faces. to the building wall surface. a) Number of Signs a) Number of Signs a) Number of Signs Ir Awning Valance Signs shall only be permitted for non-residential uses with a Awning Face Signs shall only be permitted for non-residential uses with a dedicated dedicated ground floor entrance and multi-family buildings with a common lobby Awning Side Signs shall only be permitted for non-residential uses with a dedicated ground floor entrance. entry. ground floor entrance and multi-family buildings with a common lobby entry. b) Design b) Design b) Design i) Awning Face Signs shall project no farther from the building than its associated i) Lettering for Awning Valance Signs shall not exceed one(1)line of lettering. i) The area of Awning Side Signs shall not count towards the total sign area awning. it) Awning Valance Signs should consist of vinyl or paint applied directly to the permitted based on the Linear Frontage Ratio. it) No portion of an Awning Face Sign shall be less than eight(8)feet above the awning, or as printed or woven directly into the awning fabric. it) Lettering for Awning Side Signs shall not exceed one(1)line of lettering. level of the sidewalk or other public right-of-way over which it projects. in) Awning Valance Signs shall not be illuminated. in) Awning Side Signs shall project no farther from the building than its associated in) Awning Face Signs should consist of vinyl or paint applied directly to the awning. awning, or as printed or woven directly into the awning fabric. e) Guidelines iv) No portion of an Awning Side Sign shall be less than eight(8)feet above the iv) Awning Face Signs shall not be illuminated. Awning materials should be canvas or nylon,plastic should not be used. level of the sidewalk or other public right-of-way over which it projects. v) Awning Side Signs should consist of vinyl or paint applied directly to the e) Guidelines awning, or as printed or woven directly into the awning fabric. i) Awning materials should be canvas or nylon,plastic should not be used. vi) Awning Side Signs shall not be illuminated. e) Guidelines z Awning materials should be canvas or nylon, plastic should not be used. C7 CW.7 z O EI > 0 non � w � w 0 a 0 w O O 9 AWNING FACE SIGN Il® AWNING VALANCE SIGN Il Il AWNING SIDE SIGNF� 93 12) Canopy Fascia Signs 1 13) Above Canopy Sign 14) Cafe Umbrella Signs Canopy Fascia Signs are signs that are mounted to the front or side fascia of a Above Canopy Signs are signs which are mounted partially or entirely above the canopy,contained completely within that fascia,and oriented parallel to the building front fascia of a canopy and oriented parallel to the building wall surface. a) Number of Sighs wall surface. Cafe Umbrella Signs shall only be permitted for non-residential uses with a dedicated a) Number of Signs ground floor entrance. a) Number of Sighs Above Canopy Signs shall only be permitted for non-residential uses with a dedicated Canopy Fascia Signs shall only be permitted for non-residential uses with a dedicated ground floor entrance and multi-family buildings with a common lobby entry. b) Design ground floor entrance and multi-family buildings with a common lobby entry. i) The area of cafe umbrella signs shall not count towards the total sign area b) Sigh Location permitted based on the Linear Frontage Ratio. b) Design Above CanopySigns are permitted only above the front fascia of a canopy. ii Cafe Umbrella Signs shall only be permitted to display the name and/or a g P Y PX ) g Y P P Y i) Canopy Fascia Signs shall project no fartherfrom thebuilding than its associated business logo of the business. Generic advertising such as a product name shall canopy. c) Design_ not be permitted. ii) No portion of a Canopy Fascia Sign shall be less than eight(8) feet above the i) Above Canopy Signs shall projectno fartherfrom thebuilding than its associated iii) Sign letter height shall be a maximum of six(6) inches. level of the sidewalk or other public right-of-way over which it projects. canopy. iv) A business logo shall not exceed one(1) square foot in area. iii) Canopy Fascia Signs shall consist of only one(1)line of lettering articulated as ii) No portion of an Above Canopy Sign shall be less than eight(8) feet above the individual letters mounted directly to the canopy. level of the sidewalk or other public right-of-way over which it projects. C) Guidelines ii) Lettering for Above Canopy Signs shall include only one (1) line of lettering The color combination of signs and umbrella fabric should be simple and contrasting C) Guidelines for legibility using individual letters only. g y and avoidance of visual clutter. i) Materials used in Canopy Fascia Signs should be metal, wood,and paint only. ii) Canopy Fascia Signs should be illuminated by external,halo,exposed LED,or d) Guidelines exposed neon tube illumination only. i) Exposed materials used in Above Canopy Signs should be wood, metal, and O paint only. ii) Above Awning Signs should be illuminated by external, halo, exposed neon p tube,exposed incandescent bulb,or exposed LED illumination only. They may U also be translucent letters that are edge-lit. U z a U � o W W CS1 Or O a W 0-1 ~ . O x �.Q 1 2) CANOPY FACIA SIGN 13) ABOVE CANOPY SIGN 14) CAFE UMBRELLA SIGN 94 15) Recessed Entry Signs 16) Window Signs Recessed Entry Signs are signs which are oriented parallel to the building fagade Window Signs are signs which are applied directly to a window or mounted or and which are suspended over a recessed entry. suspended directly behind a window. a) Number of Signs a) Number of Signs Recessed Entry Signs shall only be permitted for non-residential uses with a Window Signs shall only be permitted for non-residential uses with a dedicated dedicated ground floor entrance and multi-family buildings with a common lobby ground floor entrance. entry. b) Sign Location b) Design Window Signs shall be permitted on windows below the second floor level only. i) Recessed Entry Signs shall not project beyond the fagade of the building. ii) No portion of a Recessed Entry Sign shall be lower than eight(8)feet above the c) Design level of the sidewalk. The letter height of each Window Sign shall not exceed twelve(12) inches. iii) If illuminated,recessed Entry Signs shall utilize external illumination only. d) Guidelines c) Guidelines i) Ground floor Window Signs should consist of gold or silver leaf,vinyl,or paint Exposed materials used in Recessed Entry Signs should be wood, metal, and paint applied to the glass,neon mounted or suspended behind the glass,or framed and only. mounted paper signs. For metallic leaf or vinyl signs, a drop shadow behind letters is recommended to increase visibility. ii) If illuminated, Ground floor Window Signs should be illuminated by exposed neon tube illumination only. z 0 H a a w a z F71 7-1 N E ❑❑ a w 0 � �00000�o�oo �' z 0 w O 0.0 - FEZ A x O O 15) RECESSED ENTRY SIGN 16) WINDOW SIGN � F95 2.9.4 SIGN GUIDELINES — ALL SIGN TYPES 9) Storefront signage should help create architectural variety from establishment to establishment. In multi-tenant buildings, 1) In general,natural construction materials such as wood,metals, signage should be used to create interest and variety. ceramic,glass,and stone should be used for visible components of 10) All signs(including temporary signs) should signs. Synthetic materials should only be used if they are designed to present a neat and aligned appearance. be indistinguishable from the recommended natural materials,or if they have a secondary or minor visual presence.Large plastic panels All signs (including temporary signs) should l constructed and should be avoided. Materials subject to yellowing from exposure installed utilizing the services of a professional sign fabricator. to sunlight or heat such as polycarbonate should not be used. 2) Internally illuminated"cad' signs consisting of rectangular enclosures with large translucent plastic sign faces should be avoided. Can signs will only be considered for use to incorporate longs,and are not permitted as the primary wall sign. If used, one of the following treatments should be applied: • A sheet metal or opaque sign surface with letters cut out so that only letter shapes or outlines are illuminated from within by translucent surfaces; • Or, a color scheme of translucent panels with dark colored background with light colored letters. 3) Recommended exposed and non-exposed illumination(light source) types include incandescent,halogen, neon, warm-white encapsulated compact fluorescent,warm-white encapsulated induction lamps, pand LED light sources. Exposed spiral-tube compact fluorescent, � fluorescent tube, metal halide,and cold-cathode light sources should only be used for non-exposed illumination, i.e. where lamps are shielded from view.Exposed high pressure sodium and low pressure sodium light sources are not recommended due to their color. The use C4 of energy-efficient illumination sources is strongly encouraged. z4) For legibility,contrasting colors should be used for the color of the background and the color of the letters or symbols.Light letters on a O� dark background or dark letters on a light background are most legible. P1 5) Colors or color combinations that interfere with the legibility of the sign copy should be avoided. Too many colors can weaken the legibility of the sign. 6) Fluorescent paint or material colors should not be used as predominant W4 colors in permanent signs or on their structural supports (except as p required for municipal traffic and public safety signs). When fluorescent colors are used as part of temporary signage,they should be limited zF to ten(10) square feet of sign area per facade per establishment. W 7) Sign design, including color, should be appropriate to the establishment, A. conveying a sense of what type of business is being advertised. 8) The location of all permanent building-mounted signs should be incorporated into the architectural design and composition of the building. Placement of signs should be considered an integral part of the overall 0-1 0. facade design.Locations should be carefully composed and align with major architectural features. Visible architectural features such as panels, columns, etc. should not be haphazardly overlapped by building-mounted signs. CQ 96 BOOK III : PUBLIC IMPROVEMENTS The revitalization and ongoing development of the Beach and Edinger Corridors will be supported by a program of community action and investment. Given the substantial length of the corridors and the multiplicity of needs represented, this program will be implemented in phases in accordance with the availability of city resources. The prioritization of public improvements will be guided by the goals and strategies of this Specific Plan. Complementing the Development Standards, the strategic investment of community resources planned in this section are intended to accelerate the revitalization process and to add to the appeal and success of the corridors as the central spines of the city. As opportunities arise that were not known at the time of the Plan's adoption, the city may consider alternative investment strategies to more effectively realize the community's vision for the Beach Boulevard and Edinger Avenue Corridors. z 0 H H U x O O FW Classic Boulevard: A formal, signature streetscape with multiple rows of trees, 3. 1 CIRCULATION PLAN parking for retail shops, a broad promenade sidewalk with street trees for shopping, outdoor dining, strolling, and special events. To stimulate and to support the envisioned growth and change along the Beach and Edinger Corridors, the City of Huntington Beach intends to invest capital improvement resources strategically as part of this document's circulation plan. This section describes the primary features of those anticipated investments. Monument Signage: Announces the gate- way into Huntington Beach 3.1.1 STREETSCAPE IMPROVEMENTS The City plans to implement phased streetscape improvements that will contribute significantly to the enhancement of the visual appeal and identity of the corridors. Streetscape improvements have been designed to promote the type of change envisioned by the community by providing attractive and compatible environments Edinger the desired types of new development, as well as for highly valued existing development Implementation Streetscape improvements will be installed and paid for by a combination of public and private investment. New private development along the corridors will include the installation of(or in-lieu payment for the future installation of) sidewalk and Palm Tree Boulevard: Wide sidewalks, landscaping improvements between property line and curb. Private investors in ample lighting, shopfront visibility, and a palm corridor properties will also provide payment for the costs of installing public tree-lined median support business and mixed- improvements to the centerline of the street, as specified in the Development Code use development. portion of this Specific Plan(See Section 2.5-Street Regulations), Improvementsin the public right-of-way required in the Development Code match the improvements + contained in this section. i 1 Public implementation of streetscape improvements will be staged over time, and as financial resources allow. Public implementation of streetscape improvements 1 in various segments of the corridors would provide improvements between curbs Ellis_ as well as improvements along public frontage areas of properties that have not yet 6 been improved per the standards of this portion of the Specific Plan. The Beach Boulevard right-of-way is owned by the State of California. Intended design improvements will need to be coordinated with Caltrans as part of the design _ t development process. `Q1 Design �V The design of specific streetscape improvements is integrated with the configuration �• Parkway: Significant, informal landscaping of Center and Segment types that are the fundamental organizing principal of this creates agarden-like environment appropriate Specific Plan. The integration of street design with building disposition and site for housing. improvements will result in the emergence of increasingly cohesive and iconic city corridors. � The coordination of street design with development design results in the organization J of streetscape improvements into three discrete segment improvement types: U "Classic Boulevard"improvements along Edinger Avenue,"Palm Tree Boulevard" _ .. improvements along Beach Boulevard north of Main Street and "Parkway" improvements along Beach Boulevard south of Main Street, as illustrated in the L C ) diagram to the right. Schematic design details intended for each of these three corridor segments are provided in the following sections. 0-1 � PCH (Pacific Coast Highway) gateway - . streetscape treatment south of Pacific View Avenue (outside of Specific Plan Area) 98 CLASSIC & PALm SCREE BOULEVARD � 1) Classic Boulevard Improvements (Edinger Avenue, between STREET LIGHT Goldenwest and Parkside) a) Configuration: i) As illustrated in the plan and cross-section diagrams to the left, Classic Boulevard Improvements retain the three existing through-lanes in each direction along Edinger Avenue, and features a _ landscaped center median with left turn pockets at select intersections. New protected services lanes and curbside parking(parking may be angled or parallel; diagrams on this page illustrate the option of r. angle parking)run parallel to the through-lanes, and are separated from the through-lanes by curbed landscape separators. New sidewalks run along the building frontages. ii) This schematic design assumes the maintenance of existing curb locations. Theservicelane, k L k curbside parking, sidewalk and landscaped separator are constructed in part within the front setback zone of each property. That is,the new public frontage is constructed behind the existing curb. �I it b) Streetscape Elements: A i) Sidewalk: 12 foot wide, scored concrete. �� � ii) Curbed separator(between through-lanes and service lanes)—9 foot wide. Y iii) Street lighting (1) Iconic Boulevard scale street-lighting(matches the Palm Tree Boulevard lighting on Beach Blvd). Selected model/design featured in photograph to the left labeled"Classic&Palm Tree Boulevard Street Light." r, ` ,.:..` - (2) Double arm boulevard-scale and pedestrian-scale street lighting located within the curbed r landscaped separators with a spacing of approximately 90 feet on-center.Light source should be located 25-30 feet above finished grade for boulevard-scale street lighting and 12-14 feet above finished grade CLASSIC & PALm SCREE BOULEVARD for pedestrian-scale street lighting. BENCHES AND TRASH RECEPTACLE (3) Double arm boulevard-scale street lighting located within the center planted median with a spacing ry I;5� .8 of approximately 90 feet on-center.Light source should be located 25-30 feet above finished grade. (4) Single arm, pedestrian-scale street lighting located on the sidewalk at back-of-curb and spaced approximately at 60 feet on-center. ` iv) Other Furnishing:benches with wood or metal slats and metal trash receptacles with an aesthetic that evokes the beach and surf culture.All metalwork to be painted to match the street lighting. a Selected models/designs featured in pictures to the left labeled"Classic&Palm Tree Boulevard NORTH SIDE SOUTH SIDE Benches and Trash Receptacle." v) Street Trees: Formal planting arrangement with street trees located in regularly spaced alee ie..a. .. pattern. z '> 'F•—F`� .r - (1) Street Tree Selection: Jacaranda mimosifolia O (2) Trees are located within the median,the curbed landscape separators,and in flush tree grates in the U An l angled parking zone at approximately 30 feet on-center, and are planted as close to corner curb-returns as possible. -` r m (3) Trees align across the street as much as possible. 0.0 0-0 vi) Other planting: median and curbed landscaped separators are planted with native, low x groundcover with green foliage, which does not require irrigation or extensive maintenance. 0 NORTH SIDE SOUTH SIDE � F99 _ 2) Palm Tree Boulevard Improvements (Beach Blvd. PA>( m TREE BOULEVARD TREES north of 5 Points intersection): a) Configuration: ti i) As illustrated in the plan and cross-section diagrams to the right,Palm Tree Boulevard Improvements retain the existing four through-lanes in each direction, and feature a landscaped center median with left turn pockets at select intersections. ii) This schematic design assumes the maintenance of existing curb L; locations. b) Streetscape Elements: C _.._ i) Sidewalk and Sidewalk Buffer: street improvements feature a 6 foot sidewalk separated from the back-of-curb by a 4 foot continuous planter strip. F C7 ii) Street lighting: (1) Iconic Boulevard scale street-lighting (matches the Classic Boulevard L �.; lighting on Edinger Ave).The finish color is to be determined. (2) Double arm boulevard-scale and pedestrian-scale street lighting located within the planter strip with a spacing of approximately 90 feet on-center. a Light source should be located 25-30 feet above finished grade for boulevard- scale street lighting and 12-14 feet above finished grade for pedestrian-scalestreet lighting. (3) Double arm boulevard-scale street lighting located within the center — �+ planted median with a spacing of approximately 100-120 feet on-center (or every 3 clusters of palm trees). The street lighting will be the first vertical element at the ends of the median and the light source should be located 25-30 j _ I feet above finished grade. I J,,_I iii) Other Furnishing:benches with wood or metal slats, and metal trash receptacles with an aesthetic that evokes the beach and surf culture.All ` 6 yL� metalwork to be painted white or fresh green. 1j WEST SIDE EAST SIDE Roystonea Regia-Royal Palm(Photo by:D. Contaggia) iv) Street Trees (1) Behind the curbs: Intermittent clusters of three,single-species,tall palm trees, with very slim trunks. (2) Palm Tree Species Selection: Washingtonia robusta Z (3) Center Median Palm Tree Planting: Palm trees planted in an alee O arrangements, approximately 30- 35 feet on center in two rows where Upossible. _ - - (4) Street Tree Lighting: Trees to be up-lit at night, with one 150 watt up- light Fc.= on the side closest to moving traffic lanes. IN 0-1 v) Other planting: planter strips and the center median are landscaped with 0.0 -- native, low groundcover with green foliage, which does not require irrigation or high level of maintenance. ` O �FEIEIIHG LIMB EEIElIH4CW� mmupvOw WEST SIDE ]EAST SIDE 100 3) Parkway Improvements (Beach Blvd. south of Main Street to Multi alpalm lea Specific Plan Boundary): _ 7. (,Sits�e-ImnRm!Ium 6I0M a) Typical Configuration: MI height Pam t e i) As illustrated in the plan and cross-section diagrams to the left,Parkway Improvements retain the existing three through-lanes in each direction, with occasional parallel parking ^4h'jcs�.T gP P g —� emaa eel me x s WAY along the sidewalk curb, and features a landscaped center median with left turn pockets at � „,a„ select intersections. , H s io ii) This schematic design assumes the maintenance of existing curb locations and in U many cases assumes the retention of the existing back of sidewalk location. In instances where public frontages feature narrow monolithic curb, gutter and sidewalk, it may not 1 be possible to implement envisioned parkway strip and sidewalk improvements until and "r unless new development occurs. — b) Typical Streetscape Elements: U i) Sidewalk and Sidewalk Buffer: street improvements include a 6 foot sidewalk with a 9 foot continuous planter strip along the back-of-curb. ii) Street lighting: - (1) Unique pedestrian-scale street lighting(reminiscent of colored Venetian lanterns, that express the romance and festive atmosphere of the beach in a modern way). Selected model/ ` C-E Orr4 design featured in photographs on the following page labeled"Parkway Street Light." w- (2) Finish color: gun-metal a (3) Streetlights are to be positioned within the planting strip at approximately 80 feet on- center. LuJ r. LF (4) The light source should be located at 14 feet from the finished grade and use filters jwithin the luminaires to create colored effects through a wrap-around foliage mask. — iii) Other Furnishing: benches with wood or metal slats,and metal trash receptacles with an aesthetic that evokes the beach and surf culture.All metalwork to be painted white. WEST SIDE EAST SIDE iv) Planting: Parkway Improvements feature an arrangement of alternating,informally shaped clusters of vegetation(Type A and Type B—described below) planted on the center median roughly every 50-60 feet on-center,and up-lit at night.Low,native groundcover with green foliage to alternate with the vegetation clusters. �< (1) Type A cluster: a single multi-trunk palm tree - Phoenix reclinata or Chamaerops humilis, broad-leaf tall grasses and medium-height groundcover with small, showy flowers and native grasses. HOUSING ' HOUSING Y - (2) Type B cluster: a cluster of single-trunk, medium-height palm trees - Wodyetia p da bifurcata (trees selected from nurseries that seeded the trees in California), small accent U palm-like trees - Cycas revolute, and low groundcover, preferably with flowers and native all grasses. MNWWEC mWCw E,wMry�FM'sELLM'E'PPMLLFt iMYFt 10.AVFl N0.MUWV iWLYSL IMVEL IMYEY VN lW �k.r9w YC. U.NOSfAMO SEiv<x M' apt= .u[wc LLNE UNf umuN uNE 4nF PYutEt�ialiaN, r1Nw.ti�LM.wt 9flMCM. v v) Other planting:Planter strips to be built as functional stormwater management �� , a facilities,landscaped with a mix of native, low groundcovers and native grasses. � Hl Arrangements of two tall palm trees with thick and very straight trunks(Phoenix x f Hlg R9w. dactylifera or Roystonea regia) with a street light in the middle at 15' from the light poles WEST SIDE EAST SIDE are intermittent with an informal composition of medium-height palm trees (Wodyetia 0 bifurcata) and small accent palm-like trees (Cycas revoluta). 101 J Y � e. . T. uY ° T S ail "•� d, • c) Special Conditions: i) There are special conditions along the length of the Parkway Improvement segment that will require the streetscape treatment to be tailored for these areas. These special conditions include: (1) Large canopies of existing trees at back of sidewalk that limit installation of sidewalk planter strip vegetation. (a) A closer look at this condition will be required to determine if the existing tree canopies should be pruned to allow for the new streetscape treatment,or if the installation of low-medium height groundcover and streetlights is more appropriate. (2) Narrow existing sidewalks that do not allow for a 9'wide planter strip. (a) Trees will be located in a narrower continuous planter strip or in tree grates. (3) A frontage road with curbed landscaped separators (a) A closer study is required to determine if the proposed sidewalk planter strip treatment can be installed in the separator. 4) Gateway Monmument— Beach Blvd. & Edinger Ave. As part of the City's ongoing sign program, a new city entry sign will be built at the intersection of Beach Blvd. and Edinger Ave. to mark this major gateway into the City. 5) Connection between Town Center Neighborhood and Village at Bella Terra 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 between the former Levitz and Montgomery Ward (Village at Bella Terra) sites. 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. z 0 H H U x O O �o� 3.1.2 TRAFFIC / .STREET NETWORK 2) Beach Boulevard & Talbert Avenue Intersection IMPROVEMENTS eowoe� � The Beach Boulevard/TalbertAvenue intersection appears to be less likely to be impacted by short-term changes in land use, allowing some time to assess the To accommodate ongoing growth and investment along the Corridors, the City M M intends to place the highest priority on the implementation of improvements most effective long-term improvement strategies for this intersection. Based on to expand vehicular capacity. This section outlines an assessment of needed �'� �e current land use in the area, potential redevelopment and traffic volumes,the most 9 ; 5 feasible improvements that provide acceptable intersection operations are the improvements based on Environmental Impact Report No. 08-008 a addition of an unmarked westbound right turn lane and a second westbound left )_ Beach Boulevard & Edinger Avenue Intersection turn lane. Implementation of these improvements would require acquisition of g FIG 3.1 EDINGER AVE. SIGNAL TIMING right-of-way, impacting some of the properties near the intersection. Alternative The intersection of Beach Boulevard and Edinger Avenue is the most critical improvement strategies may prove to be more viable if developed in conjunction intersection with respect to the corridors, particularly Edinger Avenue, since it with redevelopment of parcels adjacent to the intersection. will likely be impacted by short-term development. Improvements are intended to be implemented in stages allowing a linked program of land use and traffic improvements. The critical part of the circulation system to accommodate future growth is the northern part of Beach Boulevard. As part of this Plan's adoption, the Beach Boulevard/Edinger Avenue intersection is operating deficiently, a situation that is exacerbated by the I-405 interchange immediately to the north. Similarly the Beach Boulevard/Talbert Avenue intersection is close to capacity. The following improvements for the Beach Boulevard/Edinger Avenue intersection address the F operational and issues and also increase the capacity: _ EDINGER AVE. F T ALBERT AVE. i) Signal timing optimization along Edinger Avenue between Beach Boulevard and Goldenwest Avenue. _ ?? rf 0 o ITTIF — �C � ii) Operational changes: allowing two lanes to enter the eastbound Edinger > � �� I � I I-405 slip ramp(i.e., one dedicated lane and one optional lane). m m x x iii) The addition of a third westbound through lane at the intersection. w w m m iv) The addition of a fourth northbound through lane at the intersection (coupled with operational changes to the loop off-ramp just north of the IF intersection). FIG 3.2 BEACH BLVD. & EDINGER AVE. INTERSECTION FIG 3.3 BEACH BLVD. & TALBERT AVE. INTERSECTION These improvements will require coordination with Caltrans. Implementation of AREA TRAFFIC ]IMPROVEMENTS ]IMPROVEMENTS all four will address the operational problems and increase capacity by as much as 30 percent. z 0 H H U x O O 104 3) Beach Boulevard & Warner Avenue 4) Beach Boulevard & Heil Avenue 5) Beach Boulevard & Garfield Avenue Several potential strategies for improving operations at the intersection of Beach Traffic projections for the intersection of Beach Boulevard and HeilAvenue indicate Significant capacity improvements are needed to maintain acceptable long-term Boulevard &Warner Avenue are available. In general,relatively modest additions that there will be a need for capacity improvements to meet both City and Caltrans traffic operations at the intersection of Beach Boulevard and Garfield Avenue. to traffic capacity are needed at the intersection in the long-term. The addition of a operational requirements. In general, significant capacity improvements at the Second northbound and southbound left turn lanes are needed. The existing right- separate right turn lane for the eastbound, westbound and northbound approaches intersection are likely to be challenging due to the presence of a drainage channel of-way and pavement width appear to be adequate to provide the additional lanes. to the intersection would each provide an incremental improvement to capacity/ that passes under the intersection diagonally from the northeast to the southwest. However,removal of on-street parking near the intersection would be needed along efficiency in intersection operations. All would have some degree of property An effective improvement that appears to be most feasible at this time is the addition with narrowing of the median adjacent to the existing left turn lanes. impacts to the adjacent parcels. At this time, it appears that the addition of the of a second northbound left turn lane. westbound right turn lane, by itself would be sufficient to ensure acceptable long- term operations with the least impact to adjacent parcels. However, alternative improvement strategies may prove to be more viable if developed in conjunction with redevelopment of parcels adjacent to the intersection. ok— s-- WARNER AVE. HEIL AVE. GARFIELD AVE. �— 1111A 1 111 1 m m m U U U a a a W W W Ib Ib Ib FIG 3.4 BEACH BLVD. & WARNER AVE. INTERSECTION FIG 3.5 BEACH BLVD. & HEIL AVE. INTERSECTION FIG 3.6 BEACH BLVD. & GARFIELD AVE. INTERSECTION IMPROVEMENTS IMPROVEMENTS IMPROVEMENTS 6) Beach Boulevard, Main Street & Ellis Avenue An operational deficiency is noted at the Beach Boulevard/Main Street intersection and at the immediately adjacentMain Street/Elli s Avenue intersection.This is related to the close spacing between the intersections and the resulting queue interference. A number of improvement options at this intersection are available, mostly dealing with the role of Ellis Avenue west of Main Street in the circulation system for this m area. Such options range from lane configuration changes, possibly with some p individual movement prohibitions, to full closure of Ellis Avenue at this location and conversion to pedestrian use. These improvements require further evaluation and development of a circulation plan to achieve both planning and traffic operations objectives. 0-1 0.0 0* x 0 0 CQ F145 3.1.3 IMPROVEMENTS SUPPORTING FUTURE 3) Neighborhood Centers/5 Points necessitate including a very limited number of stops within the mainline section TRANSIT SERVICES In addition to the potential improvements identified in the Neighborhood Parkway of Edinger Avenue to meet performance specifications for the individual service. Segment,the Neighborhood Centers may be prime areas for providing future local Transit service within this district will also take full advantage of the existing transit Planning for future transit services on the Beach and Edinger Corridors requires transit services. Depending on the types of services available, on-site and on- service point at the OCTA transit center at the corner of Gothard Street and Center an understanding of existing services, those that are planned and other services Avenue. Expansion of the OCTA transit center to adjacent properties, such as the street infrastructure may be needed to maximize the effectiveness of the services. that could be developed, and integrating those services with the anticipated land Southern California Edison right-of-way and the Redevelopment Agency-owned Incorporating on-site transit stops in new development plans should be considered use pattern changes. While the Specific Plan includes many details for developing for local circulator services. Roadside bust stops and turnouts should be considered parcel, should be evaluated. along each of the corridor segments, it is virtually impossible to include a detailed to facilitate regional transit services. plan for transit services since the implementation of transit services are beyond the scope of what the plan can accomplish. Identifying appropriate goals and strategies 4) Neighborhood Boulevard for encouraging transit use and mandating the considering or inclusion of significant elements is appropriate for the Specific Plan and can help regional service providers As with the NeighborhoodParkwayellylower in d nsitydevel with of within possible the Neighborhoodo f maximize service potential within the corridors. Boulevard Segment is generally lower in density with a few possible pockets of higher density development. Expanding local transit service in this area is expected One of the key transportation benefits of mixed use development with increased to be confined to facilitating express regional services and incorporating local residential density is the decrease in the propensity of residents to be reliant upon circulator options into development. Expanding local transit service in this area is the automobile for daily activities. In addition to walking to area businesses and expected to be confined to facilitating express regional services and incorporating services, a higher percentage of residents of this type of development are interested local circulator options into development. Development of new transit service in using public transportation. The increased density also makes service options alternatives along Beach Boulevard may require the development of special with fewer stops more viable. facilities to expedite transit vehicle flow and service. Areas near major intersections The following sections provide guidance in developing services that integrate could provide opportunities for transit bypass lanes/queue jumping facilities and existing and new transit services with redevelopment of the corridors. The sections modification of traffic signal operations to facilitate transit flow. The most likely are intended to be guides that allow for substantial flexibility in implementation in areas within this segment where this approach could be used are at each of the order to adapt to changes in potential services and development scenarios. major intersections of Ellis, Talbert, Slater and Warner. Detailed evaluation of development proposals on approaches to these intersections should be undertaken Goal: in the context of developing new transit service to ensure that appropriate public Provide greater opportunity and convenience for residents and visitors to the infrastructure can be provided to supportthe service. The areas near WamerAvenue corridor to use public transit options,by incorporating appropriate infrastructure to and Ellis/Main present the greatest potential for higher density development and support transit in development plans and amenities to make these options appealing inclusion of transit facilities with new development. Special attention should be to users. given to enhancing transit services at these key nodes. 1) Residential Parkway Segment 5) Town Center Boulevard - Beach Boulevard Very few changes are expected to occur within Residential Parkway Segment that The Beach Boulevard portion of the Town Center Boulevard segment is expected would necessitate significant changes in transit service needs. There may be limited to include greater concentrations of commercial development. Transit needs within opportunities to integrate expanded amenities for future transit services that might this segment will be greatly dependent on the type of development that occurs. include Bus Rapid Transit or local circulator services within the segment. Based At the transition point near Warner Avenue, integration of transit service facilities on current projections for street capacity, it would appear that sufficient right-of- supporting various transit options should be considered with any new development. way is available throughout this segment to meet future transit amenity needs. As Further north,key facilities should be planned at approximately 1/2 mile intervals, future service programs develop,additional facilities may be required and should be integrated with appropriate development proposals and existing traffic signals for reviewed as new development occurs. pedestrian circulation. Local circulator options may require additional stops while express commuter services may have fewer, more limited stops. 2) Neighborhood Parkway Segment z, Anticipated land use scenarios within this segment are generally characterized as 6) Town Center Boulevard/Town Center Neighborhood being lower in density with most commercial development serving local needs. As - Edinger Avenue Usuch,the need for expanded local transit service alternatives along Beach Boulevard The Edinger Avenue Corridor is comprised of Town Center Boulevard,Town Center may require the development of special facilities to expedite transit vehicle flow Neighborhood and the Town Center Core. The development standards for this area Hand service. Areas near major intersections could provide opportunities for transit encourage greater residential and mixed use densities that would suggest a greater bypass lanes/queue jumping facilities and modification of traffic signal operations opportunity for effective transit service options. The creation of smaller blocks to facilitate transit flow. The most likely areas within this segment where this within each development along with the development of the Classic Boulevard 0-1 0-0 approach could be used are at Adams, Garfield and Ellis. Detailed evaluation of street section,provide many options for servicing transit in the area. Transit service x development proposals on approaches to these intersections should be undertaken points should be located outside of the main line of Edinger Avenue as much 0 in the context of developing new transit services to ensure that appropriate public as possible. Transit stops and amenities should be incorporated into the public 0 infrastructure can be provided to support the service. frontage areas, within developments and along secondary arterials such as Center Avenue and Gothard Street. Certain transit services, such as bus rapid transit may 106 3.2 PUBLIC FACILITIES The Public Facilities plans identify proposed infrastructure, wastewater, water and storm drain facility improvements to serve development within the Specific Plan area. An analysis of infrastructure requirements can be found in Environmental Impact Report No 08-008, a program level environmental analysis for the Beach and Edinger Corridors Specific Plan. 0-1 0.0 0 H H U 0* x O O F147 3.2.1 WASTEWATER FACILITIES The City of Huntington Beach is responsible for the review and approval of the collection of wastewater within the Specific Plan area, and the Orange County r LEGEND: Sanitation District(OCSD) is responsible for the treatment of wastewater. ....... City Boundary The land use changes and increases in development intensity proposed with the Beach and Edinger Corridors Specific Plan would result in additional growth within —"— Specific Plan Boundary each of the Specific Plan segments. In order to estimate the additional wastewater Hew�o i e Upgrade generated from the buildout of the proposed Specific Plan and to identify potential sewer Line88 LineUpgrade capacity constraints within the City's sewer system, a "Sewer Analysis Report" New IY•SS Line was prepared by PBS&J and is presented in Appendix H,Volume 11 of the Specific .--. Sewer Line Upgrade New IT'SS Line Plan FIR.Assumptions were made on where development would most likely occur and wastewater flow generation calculations were performed on each of these .� Sewer Line LineUpgrade g P New 73"SS Line development areas that would discharge to the various City sewer systems. The tSo 1 resultingwastewater flow calculations were used to perform hydraulic calculations nmmn Exist• i Line) .Trunk Line ; P Y (Size of Line) for each pipe segment in the affected sewer system,and based on City sewer design criteria, recommendations were made on pipe segments needing to be upsized as S a result of the Specific Plan buildout. The results of the analysis are presented in Figure 3.7.Note that the portion of the necessary upsizing on Beach Blvd.between ' Talbert Ave. and Slater Ave. was identified by the City's Citywide Sewer Master f Plan(SMP) and was completed in 2003. a e st. It is important to note that the sewer pipe upgrades recommended here are based on the best available data, including existing flow data, calculated flow data, and future land use assumptions.Future development may vary substantially from those a g a assumed here, varying the location and amount of sewer flows generated, which r d 3 would in turn require a different pipe size upgrade than those shown here.For each 0 individual project that may be developed under the proposed Specific Plan,a Sewer Analysis Report shall be prepared and submitted for review and approval,and shall `' m identify constraints,requirements for new connections or upgrades associated with r` development of the individual project. •... °_•—•• !� Beach t•• Blvd. .�........_..,..a...,. '.................. Sewer lines within the Specific Plan area will be contained in public or private roads p......... ••— �,_... --� or in easements that will ultimately be dedicated to the City of Huntington Beach. j•__„_ Sewer improvements will be designed to the City of Huntington Beach standards. — — I — — — —".' Developers will be responsible for the construction or funding of sewer facilities within their project and/or off-site facilities necessary to serve the development. a a N I n v F V F V I� I0 ICI •-+ O 0 FIG 3.2 WAS'Il'EWA'Il'EIli FACIlIl.Il'Il'IlES CQ 108 - - + • a a a � � l� a--�--� >E-��--s I T 1 1 1 1 i.i- . 1 k. - i� a IX i Gothartl St. i --�—•.ate u � 1 69" u P 9 1 i •'. a i i P Delaware St. (24") �:.1 f 1 m n F s I !c ._„_..... 1 .1 ._.._.._.._.._� _ ..._ k ►fit '.-, „ "�.. 1 Beach Blvd. Zp— � e m nt � ..._.:: _.._..... ....... .... I tl Ave. .. ._ ...-.._.�..._.._._.... 1 1 i—l • ._ .. _....._. . LEGEND: ....... City Boundary --•— Specific Plan Boundary8 war Line a C.) New f 0"SS Line e Sewer Line Upgrade '--' New IZ'SS Line «y Sewer Line Upgrade I.y New IT'SS Line ICI ICI Sewer Line Upgrade !� New f 8"SS Line O FIG 3.7 WASTEWATER FACILITIES (6g••) O Exist.O.C.S.D.Trunk Line (Size of Line) 109 3.2.2 DOMESTIC WATER FACILITIES The City of Huntington Beach provides the domestic water for the Specific Plan area and all of the customers within the City of Huntington Beach. The land use changes and increases in development intensity proposed with the Lecens: Beach and Edinger Corridors Specific Plan would likely result in increased fire ....... City Boundary flow protection within each of the Specific Plan segments and water facilities. _.._ speeree Plan Boundary Existing water pipes throughout the project site provide some of the infrastructure water Line Upgrade necessary to provide water service to future users under buildout of the Specific new 7Y•water Main f Plan. However,it is likely that new on-site and off-site improvements (both public i and private) may be required to provide adequate service for the increase in water demand. Based on City requirements, it is expected that 12-inch diameter lines will be required to serve much of the Specific Plan area. Due to the width and character of Beach Boulevard,installation of water lines on both sides will typically be required. Figure 3.8 Domestic Water Facilities illustrates what is anticipated to be needed at full buildout. i It is important to note that the water pipe upgrades recommended here are based on the best available data, current Public Works Department standards, including hydraulic modeling data, and future land use assumptions. Future development may vary substantially from those assumed here, varying the location and amount l of necessary fire flow, which may in turn require a different pipe size upgrade f yak St. than those shown here. For each individual project that may be developed under f the proposed Specific Plan, a hydraulic capacity analysis shall be prepared and submitted for review and approval, and shall identify constraints, requirements for new connections or upgrades associated with development of the individual 0 project. ;` a m x All water improvements will be designed to the City of Huntington Beach water w - n F standards. Locations of fire hydrants and apparatuses will be reviewed for each ��` i r°-• A _ —- d - development by the City of Huntington Beach to ensure adequate fire flow and pressure. Developers will be responsible for the construction or funding of water facilities within their project and/or off-site facilities necessary to serve the Beach t "" development. f � le 0 H H U _ 0 o FIG 3.8 WA'Il`EIlz FACIlIl.Il'Il'IlES CQ 110 E 1 i L G Itl nwe .._.._. " m In _ Im .A I •1 - othartl St. D _ - 1„` - I 1 _ m 1 n 'Nuntmgton St I,- r I N � _ 3 � 1 2 Sher Ln. DelaNrere � St. -� 2 1'; I T( FI ntla St. I I _ Be eh Blvd� •a..l'� 1,._ '1.._..a•��..1 1- I ...............1 �.._.. 1 ......._ _.,. 1 � -a 1 � I Newland A e. _LILL _ z J LEGEND: F I � V ••-••- City Boundary f -•-- Specific Plan Boundary Fy { E Water Line Upgrade V +. New IZ'Water Main „ 14 ICI ICI FIG 3.8 WATER FACILITIES 0 CQ 111 3.2.3 SToRm DRAIN FACILITIES Existing storm drain facilities are maintained by the City of Huntington Beach. Currently, the City has in place a Master Plan of Drainage (MPD), which is a comprehensive drainage study of the community that identifies and creates an LEGEND: inventory of existing storm drain facilities and identifies where system elements _ City Boundary would be deficient in a General Plan buildout scenario. The MPD ranks the severity / of the difference between existing capacity and the capacity needed to support the - '- Specific Plan Boundary buildout of the General Plan and recommends system improvements to initiate the „ New Storm Drain Pipe (Prop.Pipe Size) corrections. 54^ Upgrade Storm Drain Pipe As analyzed in Environmental Impact Report No. 08-008, the majority of the land (Prop.Upgraded Pipe Sire) within the Specific Plan Area is currently developed and in comparison to existing frf conditions, the proposed land use changes and increases in development intensity would not result in a significant increase in impervious surfaces and storm runoff. ✓" Therefore, the recommendations here mirror those deficient storm drain pipes identified in the MPD that fall within the Specific Plan area. While the majority of the drainage facilities identified are those that are deficient and in need of upgrade ' improvements, some facilities are new and are proposed for areas where no storm drain currently exists. 1 It is important to note that the storm drain pipe upgrades recommended here are Lake St.based on the best available data. Future development may vary substantially from those assumed here. For each individual project that may be developed under the proposed Specific Plan, a Hydrology and Hydraulics Report shall be prepared + - ------_------ --------------------- _-_-,. -„-__-- and submitted for review and approval, and shall identify system constraints, Y requirements for new connections or upgrades associated with development of the w ---- v`3 individual project. f Delaware St. Storm drain lines will be designed to the City of Huntington Beach standards. Developers will be responsible for construction or funding of storm drain facilities within their project and/or off-site facilities necessary to serve the development. 3 30•• �- ' 46"e N ° ........... 36" 4Y'7Y' 3W' .. ■� YIu�IXl�lll�l<IY ......... ••_• ••••� • y w sm < < Newland Ave. h i F•I i ,--_-____-1 F ______________--. ICI ------------------ WO FIG 3.9 STORm DRAIN FACILITIES CQ 112 w. .... -------------- ---------------- i m Goltlenwest St. I '• ---� •.y 36 1 . 30"Ne t O 1 W , IL , N _ I •A J. ..1 u j " m -Gothard _ St. ' .33 xxxxl3 ix••�y m - ----_------ P 1 ~ S Iry 2 1 IA 30 29 i 133•• L.._. •._. .:.y�_•._ W N N W m L. Beach :a- Blvd. W .. ...., 's•• - nnuxxlwu 63.. Beach y ..1_I.I—Blvd. ._..�•1..� / m < < 1 ! a a A ----- A < < E tnulr i a ' < - I - Newlantl Ave. Z 1 , '_---- --- , V 3 LEGEND: ! 1 Z ....... City Boundary F i -, � ! --•— Specific Plan Boundary 36" New Storm Drain Pipe Fy (Prop.Pipe Size) IH sa•' Upgrade Storm Drain Pipe AA�� (Prop.Upgraded Pipe Size) W FIG 3.9 S'll'®Rm DRAIN FACILITIES � CQ 113 3.2.4 PARKS The City's regulations provide that non-subdivided residential development pay a park-in lieu fee. Projects with subdivisions, e.g. condominiums, may either The City of Huntington Beach's Community Services Department operates seventy dedicate land or pay an in-lieu fee. It is expected that much of the development parks,two beaches and a golf course. The General Plan sets a standard of five acres that occurs in the Specific Plan area will pay in-lieu fees. These monies can be used of park space per 1,000 people. Based on the current inventory of recreational to implement the parks projects identified that are not already approved. space and the City's population, the City is approximately 4.2 acres below the park payment of the in-lieu fee may also be used to improve existing unimproved park standard. space as follows: The projected development within the Specific Plan area is estimated to require up to 60 acres of additional park space within the city. Due to the linear and built-out Existing, Unimproved Park nature of the majority of the Specific Plan area, it is not expected that much, if any, Bartlett Park 25.13 of the park space would be located within its boundaries. Figure 3.10 depicts the locations of parks within 1.5 miles of the Specific Plan area. It is expected that Note: 2.0 acres of the park is improved. Specific Plan residents will utilize these facilities as well as others that may be developed. In addition, the Specific Plan requires that projects provide on-site Bartlett Park's total 27.13 acres is already counted as part of the City's park inventory. public and private open space and specifically calls for a half-acre public open space However, because it is largely unimproved, it will effectively be new park space. area on the existing Levitz site,north of Edinger Ave. Finally,there are existing parks,e.g.Murdy Community Park,which has a proposed Due to the to year r and the i over which chadevllenges in acquiring icing l the Specific Plan area phase II project to reconfigure the park to provide additional sports amenities for is expected to occur and the inherent challenges o.acquiring land in i predominantly youth and adults, and Huntington Central Park, which has the undeveloped former built-out city, Environmental Impact Report we r,the did not identify specific Gun Range. Similar to Bartlett Park, these areas are already counted in the City's properties that may f converted to parks. However,the following areas have been park inventory. However, improving the use of the facilities increases recreational identified as options for expanding the City's park inventory. opportunities for the community. Developers will be responsible for complying with Chapters 230 and 254 of the Location Acres Huntington Beach Zoning and Subdivision Ordinance as applicable. Except properties with a Special Public Open Space Requirement pursuant to Future Parks—within the Specific Plan Area Section 2.6.2 on-site public open space shall not be used to satisfy compliance with Levitz site 0.5 park dedication or park in-lieu fee requirements pursuant to the Huntington Beach Pacifica area 0.5 Zoning and Subdivision Ordinance. Subtotal 1 Future Parks—already approved by the City Bauer Park 2 Pacific City 2 Parkside Estates 1.67 Subtotal 5.67 Potential Parks—in planning stages or requires acquisition Community Garden 2.52 z Magnolia/Banning 1.14 O Current Closed School Sites (Open Space Only) 53.5 F" Nesi/Ascon Site 10-20.00 U d Subtotal 67.16-77.16 H Total 73.83-83.83 0 0 CQ 114 Stacey Bolsa Ave Argosy Av ill Greer Park �F t nkFndden Ave i i c 1 - censk y Marina _ View 0 j Park :I- -park plleg View ___Sun ie —I Par Cat Heil _ Pleasant View Park bbs Park FTJ ark V e r n View ak - k P Irk - a 1 oqe t d �I 5I p �I y C L olb r,A e ark La Park � aF�7i n y ICrII o I El isAve B Green P ParkOran9 eCourN rRegional Park(Wieder) P Prt 'f1 f]� Dis ov I ent ec ey r /MCC.I hN T I r Park v � rihy e I Baile rk P �� P uha Drew Park Top Park I f tnor [ r ' `r or rti. v r / - to Es hZ s LEGEND t g — Parks It - F Buffer(1.5 mile) Corridor _ so ozs os U Source City of Huntington Beach GIs,2009 l.n _ IJ-i�' Miles LEI FBI FIG 3.10 PARKS WITHIN A 1.5 MILE RADIUS OF PROJECT SITE 0 CQ 115 3.2.5 WATER QUALITY 3.2.6 UTILITIES 3.3 INFRASTRUCTURE AND PUBLIC Water quality in California is regulated by the U.S. Environmental Protection There are several public utility providers in the Specific Plan area. Adequate FACILITIES IMPROVEMENT Agency's (EPA) National Pollution Discharge Elimination System (NPDES), facilities exist for the current service needs of the area,however, additional facilities 1p' ll which controls the discharge of pollutants to water bodies from point and non-point may be required as additional development occurs. RESPONSIBILITIES ES sources. Compliance with water quality regulations will be required for individual construction projects. 3.2.7 ELECTRICITY In order to provide for public facilities improvements necessary to serve all Through the NPDES Permit process,the City currently requires contributors to non- Electrical service to the area is provided by the Southern California Edison future development within the Specific Plan Area, developers will have a fair- point runoff pollution to establish Best Management Practices(BMPs)to minimize Company. Existing transmission and distribution lines are adequate to service share responsibility for either (1) constructing the necessary improvements the potential for pollution. Under this program, the developer is responsible for current and potential future needs. Any new or existing utilities (excluding 66kv) required as described in the Specific Plan Environmental Impact Report 08-008 identification and implementation of a program of BMPs,which can include special shall be undergrounded per the City's undergrounding ordinance (Chapter 17.64 or other subsequent project-level environmental document concurrent with project scheduling of project activities, prohibition of certain practices, establishment HBMC) development, or (2)funding such necessary improvements if constructed by other of certain maintenance procedures, and other management practices to prevent developers. or reduce the pollution of downstream waters. Typical elements of such a BMP 3.2.8 NATURAL GAS The City will determine and administer the fair-share responsibility for the public program would include addressing the use of oil and grease traps, detention basins, facilities improvements, including sewer,water, drainage,roads and traffic controls vegetation filter strips, and common techniques in order to preclude discharge of 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. as described in the Specific Plan. If a developer provides the necessary facilities pollutants into local storm drains and channels. Post construction BMPs will be p Y q p � beyond their fair-share responsibility, that developer shall be reimbursed for costs identified with a Water Quality Management Plan(WQMP). The WQMP will also Relocation of existing facilities shall be concurrent with project development. beyond their fair-share contribution from funds collected from other developers that address continued maintenance requirements. The continued maintenance will use said facilities. If that developer is required to pay fees,those fees will be based be performed by the home owners association, property owner, and/or property 3.2.9 COMMUNICATIONS on a development's proportional use of the public facilities improvements necessary management company. Telephone service in the Specific Plan area is provided by General Telephone to serve the development utilizing assessment on a dwelling unit, acreage,building Pursuant to the analysis in Environmental Impact Report No. 08-008, new (GTE). Relocation of existing facilities and new installation shall be concurrent square footage or front footage basis. development and significant redevelopment projects within the Specific Plan with project development. area will be required to prepare a project WQMP in accordance with the Orange Cable television service within Huntington Beach is provided by Time Warner County Drainage Area Management Plan (DAMP) and the City of Huntington Communications. Installation of new services shall be concurrent with project Beach requirements. Section 2.6.6 of this Specific Plan further addresses water development. quality requirements. In summary, Developer shall comply with the latest NPDES requirements at the time of development. 3.2.10 S®LID WASTE DISP®SAL 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. h z 0 H d H U O O 116 APPENDIX These mitigation measures are required of development in the Beach and shall be reviewed by the City of Huntington Beach prior to issuance of a Edinger Corridors Specific Plan area pursuant to certified Environmental grading permit. Impact Report No. 08-008. MM4.23 Project applicants shall require by contract specifications Aesthetics that construction equipment engines be maintained in good condition and in proper tune per manufacturer's specification for the duration of construction. Contract specifications shall be included in project MM4.1-1 For projects that may result in a potential shade/shadow impact construction documents,which shall be reviewed bythe City of Huntington on nearby light-sensitive uses, the following mitigation measure shall be Beach prior to issuance of a grading permit. implemented at the City's discretion: Prior to issuance of a building permit, the Applicant shall be required to perform a shade and shadow analysis that demonstrates that the project MM4.2-4 Project applicants shall require by contract specifications that will not result in significant impacts according to the following criteria. construction operations rely on the electricity infrastructure surrounding Shadowing impacts in the Specific Plan boundary are considered the construction site rather than electrical generators powered by significant when shadows would be cast upon potentially sensitive uses internal combustion engines. Contract specifications shall be included in during a substantial portion (greater than 50 percent) of the main daylight project construction documents, which shall be reviewed by the City of hours(9:00 A.M.to 3:00 P.M.during the fall,winter,and spring seasons,and Huntington Beach prior to issuance of a grading permit. 9:00 A.M. to 5:00 P.M. [daylight savings time] during the summer season). Light-sensitive uses are those that depend upon light for their operation (e.g., solar panels) or for which solar access is essential for their function MM4.25 As required by South Coast Air Quality Management District (e.g., swimming pools). Light-sensitive uses also include public parks Rule 403—Fugitive Dust, all construction activities that are capable of and routinely useable outdoor spaces associated with residences and generating fugitive dust are required to implement dust control measures schools (e.g., yards and playgrounds). during each phase of project development to reduce the amount of particulate matter entrained in the ambient air. These measures include the following: MM4.1-2 Proposed new structures shall be designed to maximize the ■ Application of soil stabilizers to inactive construction areas use of non-reflective fagade treatments, such as matte paint or glass ■ Quick replacement of ground cover in disturbed areas coatings. Prior to issuance of building permits for the proposed project, 0 Watering of exposed surfaces three times daily the Applicant shall indicate provision of these materials on the building 0 Watering of all unpaved haul roads three times daily W plans. ■ Covering all stock piles with tarp ■ Reduction of vehicle speed on unpaved roads Air Quality ■ Post signs on-site limiting traffic to 15 miles per hour or less ■ Sweep streets adjacent to the project site at the end of the day if Z visible soil material is carried over to adjacent roads MM4.2-1 Project applicants shall require by contract specifications that O all diesel-powered equipment used will be retrofitted with after-treatment • Cover or have water applied to the exposed surface of all trucks products(e.g.,engine catalysts).Contract specifications shall be included hauling dirt, sand, soil, or other loose materials prior to leaving the di th ti i t f t d t site o prevent impacting e surrounding areas in project construction documents,which shall be reviewed by the City of s � Huntington Beach prior to issuance of a grading permit. ■ Install wheel washers where vehicles enter and exit unpaved roads onto paved roads to wash off trucks and any equipment leaving the site each trip. MM4.2-2 Project applicants shall require by contract specifications that all heavy-duty diesel-powered equipment operating and refueling at MM4.25 Project applicants shall require by contract specifications that the project site use low-NOX diesel fuel to the extent that it is readily construction-related equipment, including heavy-duty equipment, motor available and cost effective (up to 125 percent of the cost of California Air vehicles, and portable equipment, shall be turned off when not in use Resources Board diesel) in the South Coast Air Basin (this does not apply for more than 30 minutes. Diesel-fueled commercial motor vehicles W to diesel-powered trucks traveling to and from the project site). Contract with gross vehicular weight ratings of greater than 10,000 pounds p shall be turned off when not in use for more than 5 minutes. Contract specifications shall be included in project construction documents, which 117 specifications shall be included in the proposed project construction wetland permits. These permits include, but would not be limited to, documents, which shall be approved by the City of Huntington Beach. MM4.2-13 Project applicants shall require by contract specifications a Section 404 Wetlands Fill Permit from the USACE, or a Report of that materials that do not require painting be used during construction Waste Discharge from the Regional Water Quality Control Board to the extent feasible. Contract specifications shall be included in the (RWQCB), and a Section 401 Water Quality Certification from MM4.2-7 Project applicants shall require by contract specifications that the RWCCB.Additionally, a Section 1602 Streambed Alteration proposed project construction documents, which shall be reviewed and Department of Fish and Game De from the California construction parking be configured to minimize traffic interference during approved by the City of Huntington Beach. Agreement p the construction period and, therefore, reduce idling of traffic. Contract (CDFG) would be required for development that would cross or specifications shall be included in the proposed project construction affect any stream course (including the Barge Canal). documents, which shall be approved by the City of Huntington Beach. MM4.2-14 Project applicants shall require by contract specifications c. The project applicant shall, where feasible, preserve the maximum that pre-painted construction materials be used to the extent feasible. amount of existing wetlands and establish minimum 25- to 50-foot Contract specifications shall be included in the proposed project buffers around all sides of these features. In addition, the final MM4.2-8 Project applicants shall require by contract specifications that construction documents, which shall be reviewed and approved by the project design shall not cause significant changes to the pre-project temporary traffic controls are provided, such as a flag person, during City of Huntington Beach. hydrology, water quality, or water quantity in any wetland that is all phases of construction to facilitate smooth traffic flow. Contract to be retained on site. This shall be accomplished by avoiding or specifications shall be included in the proposed project construction repairing any disturbance to the hydrologic conditions supporting documents, which shall be approved by the City of Huntington Beach. Biological Resources these wetlands, as verified through wetland protection plans. d. Where avoidance of existing wetlands and drainages is not feasible, MM4.2-9 Project applicants shall require by contract specifications then mitigation measures shall be implemented for the project- MM4.3-1 Nesting avian species protected by the MBTA: related loss of any existing wetlands on site, such that there is no that construction activities that affect traffic flow on the arterial system be scheduled to off-peak hours (10:00 A.M. to 4:00 P.M.). Contract a. Prior to any construction or vegetation removal between February net loss of wetland acreage or habitat value. specifications shall be included in the proposed project construction 15 and August 31, a nesting bird survey shall be conducted by a Wetland mitigation shall be developed as a part of the Section 404 documents, which shall be approved by the City of Huntington Beach. qualified biologist of all habitats within 250 feet of the construction CWA permitting process, or for nonjurisdictional wetlands, during area. Surveys shall be conducted no less than 14 days and permitting through the RWQCB and/or CDFG. Mitigation is to no more than 30 days prior to commencement of construction be provided prior to construction related impacts on the existing MM4.2-10 Project applicants shall require by contract specifications activities and surveys will be conducted in accordance with CDFG wetlands. The exact mitigation ratio is variable, based on the type that dedicated on-site and off-site left-turn lanes on truck hauling routes protocol as applicable. If no active nests are identified on or within and value of the wetlands affected by the project, but agency be utilized for movement of construction trucks and equipment on site 250 feet of the construction site, no further mitigation is necessary. standards typically require a minimum of 1:1 for preservation and off site to the extent feasible during construction activities. Contract A copy of the pre-construction survey shall be submitted to the and 1:1 for construction of new wetlands. In addition, a wetland specifications shall be included in the proposed project construction City of Huntington Beach. If an active nest of a MBTA protected mitigation and monitoring plan shall be developed that includes the documents, which shall be approved by the City of Huntington Beach. species is identified onsite (per established thresholds) a 100-foot following: no-work buffer shall be maintained between the nest and construction activity. This buffer can be reduced in consultation ■ Descriptions of the wetland types, and their expected functions and MM4.2-11 Upon issuance of building or grading permits, whichever is with CDFG and/or USFWS. values Wp4 issued earlier, notification shall be mailed to owners and occupants b. Completion of the nesting cycle shall be determined by qualified ■ performance standards and monitoring protocol to ensure the of all developed land uses within 300 feet of a project site within the ornithologist or biologist. r� success of the mitigation wetlands over a period of five to ten years Specific Plan providing a schedule for major construction activities that d will occur through the duration of the construction period. In addition, ■ Engineering plans showing the location, size and configuration of the notification will include the identification and contact number for MM4.3-2 Wetland Habitat wetlands to be created or restored a community liaison and designated construction manager that would ■ An implementation schedule showing that construction of mitigation Z a. For projects located on vacant (nondeveloped) land, preparation be available on site to monitor construction activities. The construction areas shall commence prior to or concurrently with the initiation of manager shall be responsible for complying with all project requirements of a wetland delineation shall be required as deemed necessary construction related to PM generation. The construction manager will be located at ■ A description of legal protection measures for the preserved d by the City of Huntington Beach. The delineation shall be Engineers of Eng the on-site construction office during construction hours for the duration conducted in accordance with the 1987 Corp wetlands (i.e., dedication of fee title, conservation easement, and/ Regional September 2008 Re and the Sep g of all construction activities. Contract information for the community Wetlands Delineation Manual, or an endowment held by an approved conservation organization, [� Supplement to the Corps of Engineers Wetland Delineation liaison and construction manager will be located at the construction government agency or mitigation bank) office, City Hall, the police department, and a sign on site. Manual:Arid West Region (Version The delineation report shall be prepared and submitted to the U.S.Army Corps of d Engineers (USACE) for their verification. A copy of the USACE's MM4.2-12 Project applicants shall require by contract specifications that verification letter and the delineation report shall be provided to the the architectural coating (paint and primer) products used would have a City of Huntington Beach. If no wetlands are present on the project W VOC rating of 125 grams per liter or less. Contract specifications shall site, no additional measures shall be required. abe included in the proposed project construction documents, which b. Prior to the issuance of grading permits by the City, if wetlands d shall be reviewed and approved by the City of Huntington Beach. are present on the project site (based on the verified wetland delineation), the project applicant shall acquire all applicable 118 Cultural and Paleontological Resources and/or the Native American Heritage Commission. The methods shall documentation) prepared for future development within the project also include procedures for the unanticipated discovery of human site shall reference or incorporate the findings and recommendations remains, which shall be in accordance with Section 5097.98 of the of the technical report or memorandum. The project applicant shall MM4.4-1 Priorto development activities that would demolish or otherwise State Public Resources Code and Section 7050.5 of California's be responsible for implementing methods for eliminating or avoiding physically affect buildings or structures 45 years old or older or affect Health and Safety Code. The technical report or memorandum shall be impacts on paleontological resources or unique geologic features their historic setting,the project applicant shall retain a cultural resource submitted to the City of Huntington Beach for approval.As determined identified in the technical report or memorandum. Projects that would professional who meets the Secretary of the Interior's Professional necessary by the City, environmental documentation (e.g., CEQA not encounter undisturbed soils and would therefore not be required to Qualifications Standards for Architectural History to determine if the documentation) prepared for future development within the project retain a paleontologist shall demonstrate non-disturbance to the City project would cause a substantial adverse change in the significance site shall reference or incorporate the findings and recommendations through the appropriate construction plans or geotechnical studies of a historical resource as defined in Section 15064.5 of the CEQA of the technical report or memorandum. The project applicant shall prior to any earth-disturbing activities. Projects that would include any Guidelines. The investigation shall include, as determined appropriate be responsible for implementing methods for eliminating or avoiding earth disturbance (disturbed or undisturbed soils) shall comply with by the cultural resource professional and the City of Huntington Beach, impacts on archaeological resources identified in the technical report MM4.4-3(b). the appropriate archival research, including, if necessary, an updated or memorandum. Projects that would not encounter undisturbed soils records search of the South Central Coastal Information Center and would therefore not be required to retain an archaeologist shall MM4.43(b) Should paleontological resources (i.e., fossil remains) (SCCIC) of the California Historical Resources Information System and demonstrate non-disturbance to the City through the appropriate be identified at a particular site during project construction, the a pedestrian survey of the proposed development area to determine if construction plans or geotechnical studies prior to any earth-disturbing construction foreman shall cease construction within 100 feet of the any significant historic-period resources would be adversely affected activities. Projects that would include any earth disturbance (disturbed find until a qualified professional can provide an evaluation. Mitigation by the proposed development. The results of the investigation shall be or undisturbed soils) shall comply with MM4.4 2(b). of resource impacts shall be implemented and funded by the project documented in a technical report or memorandum that identifies and applicant and shall be conducted as follows: evaluates any historical resources within the development area and 1. Identify and evaluate paleontological resources by intense field includes recommendations and methods for eliminating or reducing MM4.4-2(b) If evidence of an archaeological site or other suspected survey where impacts are considered high impacts on historical resources. The technical report or memorandum historical resource as defined by CEQA Guidelines Section 15064.5, 2. Assess effects on identified sites shall be submitted to the City of Huntington Beach for approval. As including darkened soil representing past human activity("midden"),that determined necessary by the City, environmental documentation (e.g., could conceal material remains (e.g., worked stone, fired clay vessels, 3. Consult with the institutional/academic paleontologists conducting CEQAdocumentation)prepared forfuture development within the project faunal bone, hearths, storage pits,or burials)are discovered during any research investigations within the geological formations that are site shall reference or incorporate the findings and recommendations project-related earth-disturbing activities (including projects that would slated to be impacted of the technical report or memorandum. The project applicant shall not encounter undisturbed soils), all earth-disturbing activity within 100 4. Obtain comments from the researchers be responsible for implementing methods for eliminating or reducing feet of the find shall be halted and the City of Huntington Beach shall be 5. Comply with researchers' recommendations to address any impacts on historical resources identified in the technical report or notified. The project applicant shall retain an archaeologist who meets significant adverse effects where determined by the City to be memorandum. the Secretary of the Interior's Professional Qualifications Standards feasible for Archaeology to assess the significance of the find. Impacts to any In considering any suggested mitigation proposed by the consulting significant resources shall be mitigated to a less-than-significant level paleontologist, the City of Huntington Beach staff shall determine MM4.4-2(a) Prior to any earth-disturbing activities (e.g., excavation, through data recovery or other methods determined adequate by whether avoidance is necessary and feasible in light of factors such trenching, grading) that could encounter undisturbed soils, the project the archaeologist and that are consistent with the Secretary of the as the nature of the find, project design, costs, applicable policies W applicant shall retain an archaeologist who meets the Secretary of Interior's Standards for Archaeological Documentation. Any identified and land use assumptions, and other considerations. If avoidance the Interior's Professional Qualifications Standards for Archaeology cultural resources shall be recorded on the appropriate DPR 523 (A-L) is unnecessary or infeasible, other appropriate measures (e.g., data to determine if the project could result in a substantial adverse form and filed with the appropriate Information Center. recovery) shall be instituted. Work may proceed on other parts of the change in the significance of an archaeological resource pursuant to project site while mitigation for paleontological resources is carried W Section 15064.5 of the CEQA Guidelines or disturb human remains. out. The investigation shall include, as determined appropriate by the MM4.43(a) Prior to any earth-disturbing activities (e.g., excavation, Z archaeologist and the City of Huntington Beach, an updated records trenching, grading) that could encounter undisturbed soils, the project Q search of the South Central Coastal Information Center (SCCIC) applicant shall retain a professional paleontologist to determine if the Geology and Soils F. of the California Historical Resources Information System, updated project could directly or indirectly destroy a unique paleontological Native American consultation, and a pedestrian survey of the area resource or site or unique geologic feature. The investigation shall proposed for development. The results of the investigation shall include, as determined appropriate by the paleontologist and the MM4.5-1 Future development in the Beach Boulevard and Edinger be documented in a technical report or memorandum that identifies City of Huntington Beach, a paleontology records check and a Avenue Corridors Specific Plan area shall prepare a grading plan and evaluates any archaeological resources within the development pedestrian survey of the area proposed for development. The results to contain the recommendations of the final soils and geotechnical area and includes recommendations and methods for eliminating or of the investigation shall be documented in a technical report or report. These recommendations shall be implemented in the design d avoiding impacts on archaeological resources or human remains. memorandum that identifies the paleontological sensitivity of the of the project, including but not limited to measures associated with The measures shall include, as appropriate, subsurface testing of development area and includes recommendations and methods for site preparation, fill placement, temporary shoring and permanent A archaeological resources and/or construction monitoring by a qualified eliminating or avoiding impacts on paleontological resources or unique dewatering, groundwater seismic design features, excavation stability, z professional and, if necessary, appropriate Native American monitors geologic features. The technical report or memorandum shall be foundations, soil stabilization, establishment of deep foundations, a identified by the applicable tribe (e.g., the Gabrielino Tongva Nation) submitted to the City of Huntington Beach for approval.As determined concrete slabs and pavements, surface drainage, cement type and necessary by the City, environmental documentation (e.g., CEQA 119 corrosion measures, erosion control, shoring and internal bracing, and Safety Plan that meets Occupational Safety and Health Administration If permanent dewatering is required and allowed by the City, OCWD, plan review. requirements shall be prepared and in place prior to commencement and other regulatory agencies,the Applicant shall include a description of work in any contaminated area. of the dewatering technique, discharge location, discharge quantities, Hazards and Hazardous Materials chemical characteristics of discharged water, operations and MM4.63 Prior to the issuance of grading permits, future development maintenance plan, and WDID number for proof of coverage under the in the Specific Plan shall comply with HBFD City Specification No. De Minimus Threat General Permit or copy of the individual WDR in the WQMP. Additionally, the WQMP shall incorporate any additional MM4.6-1 Prior to the issuance of grading permits on any project site, 429, Methane District Building Permit Requirements. A plan for the BMPs as required by the City Public Works Department. the site developer(s) shall: testing of soils for the presence of methane gas shall be prepared and ■ Investigate the project site to determine whether it or immediately submitted by the Applicant to the HBFD for review and approval, prior The WQMP shall include the following additional requirements: adjacent areas have a record of hazardous material contamination to the commencement of sampling. If significant levels of methane gas Project and Site Characterization Requirements via the preparation of a preliminary environmental site assessment are discovered in the soil on the future development project site, the ■ Entitlement Application numbers and site address shall be (ESA), which shall be submitted to the City for review. If Applicant's grading, building and methane plans shall reference that a included on the title sheet of the WQMP contamination is found the report shall characterize the site sub-slab methane barrier and vent system will be installed at the project ■ In the project description section, explain whether proposed according to the nature and extent of contamination that is present site per City Specification No. 429, prior to plan approval. If required by use includes onsite food preparation, eating areas (if not please before development activities precede at that site. the HBFD, additional methane mitigation measures to reduce the level state), outdoor activities to be expected, vehicle maintenance, ■ If contamination is determined to be on site, the City, in accordance of methane gas to acceptable levels shall be implemented. service, washing cleaning (if prohibited onsite, please state) with appropriate regulatory agencies, shall determine the need ■ All potential pollutants of concern for the proposed project land for further investigation and/or remediation of the soils conditions use a as per Table 7.II-1 of the Orange County Model Water on the contaminated site. If further investigation or remediation is MM4.6� To ensure adequate access for emergency vehicles when type p ti tY required, it shall be the responsibility of the site developer(s) to construction activities would result in temporary lane or roadway Quality Management Plan shall be identified complete such investigation and/or remediation prior to construction closures, the developer shall consult with the City of Huntington ■ A narrative describing how all potential pollutants of concern of the project. Beach Police and Fire Departments to disclose temporary lane or will be addressed through the implementation of BMPs and ■ If remediation is required as identified by the local oversight roadway closures and alternative travel routes. The developer shall describing how site design BM concepts will be considered and be required to keep a minimum of one lane in each direction free from incorporated into the project design shall be included agency, it shall be accomplished in a manner that reduces risk encumbrances at all times on perimeter streets accessing the project ■ Existing soil types and estimated percentages of perviousness to below applicable standards and shall be completed prior to site. At any time only a single lane is available, the developer shall for existing and proposed conditions shall be identified issuance of any occupancy permits. provide a temporary traffic signal, signal carriers (i.e., flagpersons), ■ ■ Closure reports or other reports acceptable to the Huntington In Section I of the WQMP, state verbatim the Development p p p g or other appropriate traffic controls to allow travel in both directions. Requirements from the Planning Department's letter to the Beach Fire Department that document the successful completion If construction activities require the complete closure of a roadway Applicant of required remediation activities, if any, for contaminated soils, in segment, the developer shall coordinate with the City of Huntington accordance with City Specification 431-92, shall be submitted and Beach Police and Fire Departments to designate proper detour routes ■ Asite plan showing the location of the selected treatment control approved by the Huntington Beach Fire Department prior to the and signage indicating alternative routes. BMPs and drainage areas shall be included in the WQMP issuance of grading permits for site development. No construction ■ A Geotechnical Report shall be submitted to address site W shall occur in the affected area until reports have been accepted by conditions for determination of infiltration limitations and other the City. Hydrology and Water Quality pertinent characteristics. Project-Based Treatment Control BMPs WMM4.6-2 In the event that previously unknown or unidentified soil and/ ■ Infiltration-type BMPs shall not be used unless the Geotechnical MMelop1 City of Huntington Beach shall require Applicants for new Report states otherwise. Depth to seasonal high groundwater or groundwater contamination that could present a threat to human P p 9 development and significant redevelopment projects within the is determined to provide at least a 10-foot clearance between Z health or the environment is encountered during construction of the Specific Plan area to prepare a project Water Quality Management the bottom of the BMP and to of the water table. It is expected O proposed project, construction activities in the immediate vicinity of the P p (WQMP) in accordance with the DAMP requirements and that infiltration BMPs may F contamination shall cease immediately. If contamination is encountered, Plan ( Y be feasible between Holland Drive d measures described below and with all current adopted permits. The and Utica Drive, however, a Geotechnical Investigation must be' a Risk Management Plan shall be prepared and implemented that 9 (1) identifies the contaminants of concern and the potential risk each WQMP shall be prepared by a Licensed Civil Engineer and submitted conducted to ensure sufficient properties for review and acceptance prior to issuance of a Precise Grading or contaminant would pose to human health and the environment during Buildingpermit. ■ Wet swales and grassed channels shall not be used because construction and post-development and (2) describes measures to be of the slow infiltration rates of project site soils, the potentially taken to protect workers, and the public from exposure to potential site BMPs in the WQMPshall be designed in accordance with the Municipal shallow depth to groundwater, and water conservation needs hazards. Such measures could include a range of options, including, but NPDES Permit, Model WQMP, DAMP, and City of Huntington Beach ■ If proprietary Structural Treatment Control devices are used, they not limited to, physical site controls during construction, remediation, LIP. As noted in the Specific Plan, all development projects shall shall be sited and designed in compliance with the manufacturers long-term monitoring, post-development maintenance or access include site design and source control BMPs in the project WQMP. design criteria limitations, or some combination thereof. Depending on the nature of Additionally, new development or significant redevelopment projects ■ Surface exposed treatment control BMPs shall be selected such a contamination, if any, appropriate agencies shall be notified (e.g., City and priority projects shall include LID principles to reduce runoff to a that standing water drains or evaporates within 24 hours or as of Huntington Beach Fire Department). If needed, a Site Health and level consistent with the maximum extent practicable and treatment required by the County's vector control control BMPs in the WQMP. 120 ■ Excess stormwater runoff shall bypass the treatment control BMPs for pesticides, and shall not exceed soil test rates for nutrients. Site Design BMPs unless they are designed to handle the flow rate or volume from a Slow release fertilizers shall be used to prevent excessive 100-year storm event without reducing effectiveness. Effectiveness nutrients in stormwater or irrigation runoff. Any Applicant proposing development in the Specific Plan Area is of any treatment control BMP for removing the pollutants of required to incorporate LID principles as defined in the Municipal ■ The Association shall have the power and duty to establish, NPDES Permit and is encouraged to consider the following BMPs, if concern shall be documented via analytical models or existing proper oversee, guide, and require ro maintenance and tree trimming g q p p g allowed in accordance with the Geotechnical Report and limitations on studies on effectiveness. procedures per the ANSI A-300 Standards as established by the infiltration BMPs: ■ The project WQMP shall incorporate water efficient landscaping International Society of Arborist. The Association shall require using drought tolerant, native plants in accordance with Landscape that all trees be trimmed by or under the direct observation/ • Use of porous concrete or asphalt (if acceptable to the and Irrigation Plans as set forth b the Association see below Geotechnical Engineer and where infiltration will not adversely g y ( ) direction of a licensed/certified Arborist for the entire area. The affect groundwater) or other pervious pavement for driveways, ■ Pet waste stations (stations that provide waste pick-up bags and a Association shall establish minimum standards for maintenance convenient disposal container protected from precipitation) shall be paths, sidewalks, and courtyards/open space areas, to the p p p p ) for the total community, and establish enforcement thereof for the maximum extent practicable, would reduce pollutants in stormwater provided and maintained total community. The Association shall rectify problems arising runoff as well as provide some detention within the material void' ■ Building materials shall minimize exposure of bare metals from incorrect tree trimming, chemical applications, and other space. If porous paver blocks are used, they shall be adequately to stormwater. Copper or Zinc roofing materials, including maintenance within the total community. maintained to provide continued porosity (effectiveness) downspouts, shall be prohibited. Bare metal surfaces shall be ■ Landscape irrigation shall be performed in accordance with ■ Incorporation of rain gardens or cisterns to reuse runoff for painted with non-lead-containing paint an Irrigation Management Plan to minimize excess irrigation landscape irrigation The followingBMPs shall not be used because the have not been contributing to dry- and wet-weather runoff.Automated sprinklers y ■ Green roofs to reduce runoff and treat roof pollutants shown to be effective in many situations. Therefore, unless sufficient shall be used and be inspected at least quarterly and adjusted objective studies and review are available and supplied with the WQMP yearly to minimize potential excess irrigation flows. Landscape • Site design and landscape planning to group water use to correctly size devices and to document expected pollutant removal irrigation maintenance shall be performed in accordance with the requirements for efficient irrigation rates the WQMP shall not include: approved irrigation plans, the City Water Ordinance and per the ■ Hydrodynamic separator type devices as a BMP for removing any City Arboricultural and Landscape Standards and Specifications. MM4.7-2 The City of Huntington Beach shall require that any pollutant except trash and gross particulates ■ Proprietary stormwater treatment systems maintenance shall Applicant prepare a Groundwater Hydrology Study to determine the ■ Oil and Grit separators be in accordance with the manufacturer's recommendations. If lateral transmissivity of area soils and a safe pumping yield such a nonproprietary treatment system is used, maintenance shall that dewatering activities do not interfere with nearby water supplies. be in accordance with standard practices as identified in the The Groundwater Hydrology Study shall make recommendations on Any Applicant proposing development in the Specific Plan Area is current CASQA(2003) handbooks, operations and maintenance whether permanent groundwater dewatering is feasible within the encouraged to consider the following BMPs: procedures outlined in the approved WQMP, City BMP guidelines, constraints of a safe pumping level. The Applicant's engineer of record ■ Sand filters or other filters (including media filters) for rooftop runoff or other City-accepted guidance. shall incorporate the Hydrology Study designs and recommendations ■ Dry swales. A dry swale treatment system could be used if ■ Signage, enforcement of pet waste controls, and public education into project plans. If safe groundwater dewatering is determined to sufficient area, slope gradient, and length of swale could be would improve use and compliance, and therefore, effectiveness not be feasible, permanent groundwater dewatering shall not be incorporated into the project design. Dry swales could remove of the program, and reduce the potential for hazardous materials implemented. The City Director of Public Works, OCWD, and other substantial amounts of nutrients, suspended solids, metals, and and other pollution in stormwater runoff. The Association shall regulatory agencies shall approve or disapprove any permanent petroleum hydrocarbons prepare and install appropriate signage, disseminate information groundwater dewatering based on the Groundwater Hydrology Study ■ Other proprietary treatment devices (if supporting documentation is to residents and retail businesses, and include pet waste controls and qualified Engineers' recommendations. provided) (e.g., requirements for pet waste clean up, pet activity area Non-Structural BMPs restrictions, pet waste disposal restrictions) in the Association MM4.7-3 The City of Huntington Beach shall require that the W agreement/Conditions, Covenants, and Restrictions. Applicant's Licensed Civil Engineer for each site-specific development ' The WQMP shall include the following operations and maintenance ■ Street sweeping shall be performed at an adequate frequency prepare a Hydrology and Hydraulic Study to identify the effects of Z BMPs under the management of a Homeowners/Business Association to prevent build up of pollutants (see http://www.fhwa.dot.gov/ potential stormwater runoff from the specific development on the Q (Association), where applicable. The Association shall fund and environment/ultraurb/for street sweeping effectiveness). existing storm drain flows for the 10-, 25-, and 100-year design storm implement an operational and maintenance program that includes the ■ The Association shall develop a maintenance plan for BMPs events. The Hydrology and Hydraulic Study shall identify existing Q following: runoff and proposed runoff, in addition to existing storm drain system and facilities identifying responsible parties and maintenance i..i ■ The Association shall dictate minimum landscape maintenance capacity at the development site discharge location to the nearest [� schedules and appropriate BMPs to minimize discharges of �..i standards and tree trimming requirements for the total project down-gradient main junction. The Applicant shall design site drainage contaminants to storm drain systems during maintenance" site. Landscape maintenance shall be performed by a qualified operations. and document that the proposed development would not increase landscape maintenance company or individual in accordance ■ Reporting requirements: the Association shall prepare an annual peak storm event flows over existing conditions for the design storm d with a Chemical Management Plan detailing chemical application report and submit the annual report to the City of Huntington events. The final site plan shall not exceed an impervious fraction methods, chemical handling procedures, and worker training. Beach documenting the BMPs operations and maintenance of 0.9, unless sufficient retention is incorporated into the site design Pesticide application shall be performed by a certified applicator. conducted that year. The annual report shall also address the to accommodate excess runoff. The Hydrology and Hydraulic Study W No chemicals shall be stored on-site unless in a covered and shall also incorporate all current adopted Municipal NPDES Permit contained area and in accordance with an approved Materials potential system deficiencies and corrective actions taken or a Management Plan.Application rates shall not exceed labeled rates planned. 1 Void space is the empty space between individual particles. 121 requirements for stormwater flow calculations and retention/detention must be provided to surrounding land uses within 300 feet of a features in effect at the time of review. project site disclosing the construction schedule, including the MM4.9-5 Prior to issuance of building permits, project applicants various types of activities that would be occurring throughout the shall submit an acoustical study for each development, prepared by MM4.7-4 The City of Huntington Beach shall require that adequate duration of the construction period a certified acoustical engineer. Should the results of the acoustical capacity in the storm drain system is demonstrated from the specific ■ Ensure that construction equipment is properly muffled according study indicate that that exterior (e.g., patios and balconies) and development site discharge location to the nearest main channel to to industry standards and be in good working condition interior noise levels would exceed the standards set forth in the City accommodate discharges from the specific development. If capacity ■ Place noise-generating construction equipment and locate of Huntington Beach Municipal Code Sections 8.40.050 through is demonstrated as adequate, no upgrades will be required. If capacity construction staging areas away from sensitive uses, where 8.40.070, the project applicant shall include design measures that is not adequate, the City of Huntington Beach shall identify corrective feasible may include acoustical paneling or walls to ensure that noise levels action(s) required by the specific development Applicant to ensure ■ Schedule high noise-producing activities between the hours of do not exceed City standards. Final project design shall incorporate adequate capacity. Corrective action could include, but is not limited 8:00 A.M. and 5:00 P.M. to minimize disruption on sensitive uses, special design measures in the construction of the residential units, to: Monday through Saturday. Schedule pile-driving activities between if necessary. ■ Construction of new storm drains, as identified in the MPD or the hours of 8:00 A.M. and 4:00 P.M. on Mondays through Fridays based on the Hydrology and Hydraulic Study, if the Hydrology and only. Public Services Hydraulic Study identifies greater impacts than the MPD ■ Implement noise attenuation measures, which may include, but ■ Improvement of existing storm drains, as identified in the MPD or are not limited to, temporary noise barriers or noise blankets MM4.11-1 Subject to the City's annual budgetary process, which based on the Hydrology and Hydraulic Study, if the Hydrology and around stationary construction noise sources considers available funding and the staffing levels needed to provide Hydraulic Study identifies greater impacts than the MPD ■ Use electric air compressors and similar power tools rather than acceptable response time for fire and police services, the City shall ■ In-lieu fees to implement system-wide storm drain infrastructure diesel equipment, where feasible provide sufficient funding to maintain the City's standard, average improvements ■ Construction-related equipment, including heavy-duty equipment, level of service through the use of General Fund monies. ■ Other mechanisms as determined by the City Department of Public motor vehicles, and portable equipment, shall be turned off when Works. not in use for more than 10 minutes Transportation/Traffic ■ For nonresidential areas, if redevelopment would result in an ■ Construction hours, allowable workdays, and the phone number impervious fraction of less than 0.9 and does not increase of the job superintendent shall be clearly posted at all construction MM4.13-1 For future projects that occur within the Specific Plan the directly connected impervious area compared to existing entrances to allow for surrounding owners and residents to contact area, the project applicant(s) shall make a fair share contribution conditions, runoff is expected to remain the same or less than the job superintendent. If the City or the job superintendent for the addition of a separate westbound right turn lane to the as assessed in the MPD and only MPD improvements would be receives a complaint, the superintendent shall investigate, take intersection of Beach Boulevard at Warner Avenue. Implementation required. appropriate corrective action, and report the action taken to the in in this improvement would require Caltrans approval. Because some storm drain system constraints may be located far reporting party. of downgradient from the actual development site, several properties Contract specifications shall be included in the proposed project may serve to contribute to system capacity constraints. Therefore, the construction documents, which shall be reviewed by the City prior to MM4.13-2 For future projects that occur within the Specific Plan City Department of Public Works shall assess each site development issuance of a grading permit. area, the project applicant(s) shall make a fair share contribution for and system characteristics to identify the best method for achieving the addition of dual northbound and southbound left turn lanes to the adequate capacity in the storm drain system. Drainage assessment MM4.9-2 Project applicants shall require by contract specifications intersection of Beach Boulevard at Garfield Avenue. Implementation fees/districts to improve/implement storm drains at downstream that construction staging areas along with the operation of of this improvement would require Caltrans approval. W locations or where contributing areas are large are enforced through earthmoving equipment within the project area would be located Municipal Code (Section 14.20). as far away from vibration and noise sensitive sites as possible. MM4.13-3 For future projects that occur within the Specific Plan Z The City Department of Public Works shall review the Hydrology and Contract specifications shall be included in the proposed project area, the project applicant(s) shall make a fair share contribution for C Hydraulic Study and determine required corrective action(s) or if a construction documents, which shall be reviewed by the City prior to the addition of a fourth northbound through lane to the intersection waiver of corrective action is applicable. The site-specific development issuance of a grading permit. of Brookhurst Street at Adams Avenue. Q Applicant shall incorporate required corrective actions into their project design and/or plan. Prior to receiving a Certificate of Occupancy or MM4.9-3 Project applicants shall require by contract specifications MM4.13-4 For future projects that occur within the Specific Plan final inspection, the City Department of Public Works shall ensure that that heavily loaded trucks used during construction would be routed area, the project applicant(s) shall make a fair share contribution �- required corrective action has been implemented. away from residential streets. Contract specifications shall be for the addition of a separate northbound right turn lane to the included in the proposed project construction documents, which shall intersection of Brookhurst Street at Adams Avenue. Noise be reviewed by the City prior to issuance of a grading permit. MM4.13-5 For future projects that occur within the Specific Plan MM4.9-1 Project applicants shall require by contract specifications MM4.9-4 Project applicants shall provide proper shielding for all new area, the project applicant(s) shall make a fair share contribution for W that the following construction best management practices (BMPs) be HVAC systems used by the proposed residential and mixed-use the addition of a fourth southbound through lane to the intersection pA implemented by contractors to reduce construction noise levels: buildings to achieve a noise attenuation of 15 dBA at 50 feet from the of Brookhurst Street at Adams Avenue. ■ Two weeks prior to the commencement of construction, notification equipment. 122 palette and insure that sprinklers are directing water to landscape MM4.13-6 For future projects that occur within the Specific Plan MM4.13-15 For future projects that occur within the Specific Plan areas, and not to parking lots, sidewalks or other paved areas. area, the project applicant(s) shall make a fair share contribution for area, the project applicant(s) shall make a fair share contribution for ■ Adjust the irrigation schedule for seasonal changes. the addition of a fourth eastbound through lane to the intersection of the conversion of a separate westbound right turn lane to a de facto ■ Install low-flow or waterless fixtures in public and employee Brookhurst Street at Adams Avenue. right turn lane at the intersection of Newland Street at Warner Avenue. restrooms. ■ Instruct cleaning crews to use water efficiently for mopping. MM4.13-7 For future projects that occur within the Specific Plan MM4.13-16 For future projects that occur within the Specific Plan ■ Use brooms, squeegees, and wet/dry vacuums to clean surfaces area, the project applicant(s) shall make a fair share contribution for area, the project applicant(s) shall make a fair share contribution for before washing with water; do not use hoses as brooms. Sweep or the addition of a fourth westbound through lane to the intersection of the addition of a third westbound through lane to the intersection of blow paved areas to clean, rather than hosing off (applies outside, Brookhurst Street at Adams Avenue. Newland Street at Warner Avenue. not inside). ■ Avoid washing building exteriors or other outside structures. MM4.13-8 For future projects that occur within the Specific Plan area, MM4.13-17 For future projects that occur within the Specific ■ Sweep and vacuum parking lots/sidewalks/window surfaces rather the project applicant(s) shall make a fair share contribution to allow Plan area, the project applicant(s) shall make a fair share than washing with water. a right turn overlap for a westbound right turn at the intersection of contribution for the addition of a separate southbound right turn ■ Switch from "wet" carpet cleaning methods, such as steam, to Brookhurst Street at Adams Avenue. lane to the intersection of Beach Boulevard at McFadden Avenue. "dry," powder methods. Change window-cleaning schedule from Implementation of this improvement would require Caltrans and City "periodic" to "as required." MM4.13-9 For future projects that occur within the Specific Plan area, of Westminster approvals. ■ Set automatic optic sensors on icemakers to minimum fill levels the project applicant(s) shall make a fair share contribution to allow to provide lowest possible daily requirement. Ensure units are air- a right turn overlap for a northbound right turn at the intersection of MM4.13-18 For future projects that occur within the Specific cooled and not water-cooled. Brookhurst Street at Adams Avenue. Plan area, the project applicant(s) shall make a fair share ■ Control the flow of water to the garbage disposal contribution for the addition of a separate northbound right turn ■ Install and maintain spray rinsers for pot washing and reduce flow MM4.13-10 For future ro ects that occur within the Specific Plan lane to the intersection of Beach Boulevard at McFadden Avenue. p p Implementation of this improvement would require Caltrans and City of spray rinsersshwa for s when area, the project applicant(s) shall make a fair share contribution for ■ Turn off dishwashers when not in use —wash only full loads the addition of a fourth northbound through lane to the intersection of Westminster approvals. of Beach Boulevard at Edinger Avenue. Implementation of this ■ Scrape rather than rinse dishes before washing improvement would require Caltrans approval. Utilities and Service Systems ■ Operate steam tables to minimize excess water use ■ Discontinue use of water softening systems where possible MM4.13-11 For future projects that occur within the Specific Plan ■ Ensure water pressure and flows to dishwashers are set a p 1 P MM4.14-1 The components of future projects in the Specific Plan area minimum required setting area, the project applicant(s) shall make a fair share contribution for shall incorporate the following measures to ensure that conservation the addition of a third westbound through lane to the intersection and efficient water use practices are implemented per project. Project • Install electric eye sensors for conveyer dishwashers of Beach Boulevard at Edinger Avenue. Implementation of this proponents, as applicable, shall: ■ Retrofit existing flushometer (tankless) toilets with water-saving improvement would require Caltrans approval. ■ Require employees to report leaks and water losses immediately diaphragms and coordinate automatic systems with work hours so W that they don't run continuously and shall provide information and training as required to allow for � MM4.13-12 For future projects that occur within the Specific Plan efficient reporting and follow up. ■ Use a shut-off nozzle on all hoses that can be adjusted down to a area, the project applicant(s) shall make a fair share contribution fine spray so that water flows only when needed. p 1 ■ Educate employees about the importance and benefits of water d for the addition of a separate southbound right turn lane to the conservation. ■ Install automatic rain shutoff device on sprinkler systems intersection of Beach Boulevard at Bolsa Avenue. Implementation ■ Create water conservation suggestion boxes, and place them in • Launder hotel linens per room by request or after vacancy of this improvement would require Caltrans and City of Westminster prominent areas. C approvals. ■ Install signs in restrooms and cafeterias that encourage water MM4.14-2 The City of Huntington Beach shall require that adequate conservation. capacity in the wastewater collection system is demonstrated from the Q MM4.13-13 For future projects that occur within the Specific Plan ■ Assign an employee to evaluate water conservation opportunities specific development site discharge location to the nearest OCSD main area, the project applicant(s) shall make a fair share contribution for and effectiveness. or trunk line to accommodate discharges from the specific development the addition of a second westbound left turn lane to the intersection ■ Develop and implement a water management plan for its facilities project. If capacity is demonstrated as adequate, no upgrades will be of Beach Boulevard at Talbert Avenue. Implementation of this required. If capacity is not adequate, the City of Huntington Beach improvement would require Caltrans approval. that includes methods for reducing overall water use. q p ty q ty g ■ Conduct a water use survey to update current water use needs. shall identify corrective action(s) required by the specific development d (Processes and equipment are constantly upgrading, thus Applicant to ensure adequate capacity. Corrective action could include, MM4.13-14 For future projects that occur within the Specific Plan but is not limited to: A changing the need for water in some areas.) z area, the project applicant(s) shall make a fair share contribution for ■ Upsize new sewer pipes, as identified in sewer analysis (CR4.14-3) the addition of a de facto westbound right turn lane to the intersection • Repair leaks. Check the water supply system for leaks and turn off W g unnecessary flows. ■ Discharge assessment fees/districts to upsize sewer lines at of Beach Boulevard at Talbert Avenue. Implementation of this ■ Utilize water-efficient irrigation systems and drought tolerant plant downstream locations or where contributing areas are large Q improvement would require Caltrans approval. 123 of construction. Contract specifications shall be included in the ■ In-lieu fees to implement system-wide wastewater collection proposed project construction documents, which shall be approved infrastructure improvements by the City of Huntington Beach. ■ Other mechanisms as determined by the City Department of Public Works. MM4.15-6 The City shall require by contract specifications that Because some wastewater collection system constraints may be located construction-related equipment, including heavy-duty equipment, far down gradient from the actual development site, several properties motor vehicles, and portable equipment, shall be turned off when may serve to contribute to system capacity constraints. Therefore, the not in use for more than five minutes. Diesel-fueled commercial City Department of Public Works shall assess each development and motor vehicles with gross vehicular weight ratings of greater than system characteristics to identify the best method for achieving adequate 10,000 pounds shall be turned off when not in use for more than five capacity in the wastewater collection system. minutes. Contract specifications shall be included in the proposed The City of Huntington Beach Department of Public Works shall review project construction documents, which shall be approved by the City the sewer analysis and determine required corrective action(s) or if a of Huntington Beach. waiver of corrective action is applicable. The site-specific development Applicant shall incorporate required corrective actions into their project MM4.15-7 The City shall require that any new development within design and/or plan. Prior to Final Inspection, the City Department of the Specific Plan area provide signs within loading dock areas Public Works shall ensure that required corrective action has been clearly visible to truck drivers. These signs shall state that trucks implemented. cannot idle in excess of five minutes per trip. Climate Change MM4.15-8 The City shall require by contract specifications that electrical outlets are included in the building design of future loading MM4.15-1 The City shall require by contract specifications that all docks to allow use by refrigerated delivery trucks. Future project- diesel-powered equipment used would be retrofitted with after- specific Applicants shall require that all delivery trucks do not idle treatment products (e.g., engine catalysts and other technologies for more than five minutes. If loading and/or unloading of perishable available at the time construction commences) to the extent that they goods would occur for more than five minutes, and continual are readily available and cost effective when construction activities refrigeration is required, all refrigerated delivery trucks shall use the commence. Contract specifications shall be included in the proposed electrical outlets to continue powering the truck refrigeration units project construction documents, which shall be approved by the City of when the delivery truck engine is turned off. Huntington Beach. MM4.15-9 The City shall require that any new development within MM4.15-2 The City shall require by contract specifications that the project site provide a bulletin board or kiosk in the lobby of each W alternative fuel construction equipment (i.e., compressed natural gas, proposed structure that identifies the locations and schedules of liquid petroleum gas, and unleaded gasoline) would be utilized to the nearby transit opportunities. extent feasible at the time construction activities commence. Contract Q specifications shall be included in the proposed project construction documents, which shall be approved by the City of Huntington Beach. Z MM4.153 The City shall require by contract specifications that developers within the project site use recycled and/or locally available building materials, to the extent feasible, such as concrete, stucco, and interior finishes, for construction of the project and associated infrastructure. MM4.15-4 The City shall require developers within the project site to d establish a construction management plan with Rainbow Disposal to divert a target of 50 percent of construction, demolition, and site q clearing waste. W aMM4.155 The City shall require by contract specifications that d construction equipment engines will be maintained in good condition and in proper tune per manufacturer's specification for the duration 124 APPENDIX C DESCRIPTION B. 1 BEACH AND EDINGlER CORRIDORS SPECIFIC PLAN BOUNDARY The project area described herein is included in the Beach and Edinger Corridors Specific Plan consisting of 459 acres and shall be subject to policies and development standards set forth in this document. Precisely, the Beach and Edinger Corridors Specific Plan includes the following real property identified by Assessor Parcel Numbers and described as follows: H F a H U W A a d W a A A� Z W a a d P25 0 ... j d 91 HTT= rTl tz tz CD CA n rt CD p �-t sn. r7l L-2-j CD CD 126 I L 2.1.3 Town Center-Core 159-102-36 2.1.4 Town Center-Neighborhood P BK 150 PG 1 PAR 1 APN CCS Description Legal Description 159-102-43 2.1.4 Town Center-Neighborhood TR 7 BLK H LOT 4 AND BLK H LOTS 5 &6 AND FOR OF LOT 159-091-03 2.1.3 Town Center-Core P BK 250 PG 9 PAR 1 3 AND TR 598 LOT 1 159-091-04 2.1.3 Town Center-Core R 7 LOT 1 BLK D AND LOTS2, 3 & 7 AND FOR OF LOT 4 159-102-44 2.1.4 Town Center-Neighborhood TR 598 LOT 2 AND LOTS 3 &4 ALL IN BLK D SURFACE AND 500 FT SUBSURFACE VERTIC 159-102-46 2.1.4 Town Center-Neighborhood P BK 168 PG 44 PAR 1 159-091-05 2.1.3 Town Center-Core R 7 BLK D LOT 5 AND BLK D LOTS 6 &8 159-121-02 2.1.4 Town Center-Neighborhood TR 7 LOT 9 BLK G N1/2 159-101-03 2.1.3 Town Center-Core TR 7 LOT 4 BLK D FOR OF LOT SURFACE AND 500 FT 159-121-03 2.1.4 Town Center-Neighborhood FIR 7 LOT 9 BLK G S1/2 SUBSURFACE VERTICALLY 159-121-28 2.1.4 Town Center-Neighborhood 142-074-01 2.1.3 Town Center-Core 159-121-30 2.1.4 Town Center-Neighborhood P M 175-07 PAR 2 FOR OF PAR 142-074-02 2.1.3 Town Center-Core T 5 R 11 SEC 14 FOR SEC (POR. PAR A OF LLA 02/0954206.) 159-121-31 2.1.4 Town Center-Neighborhood PARCEL MAPS 175 PG 8 LOT 1 142-074-03 2.1.3 Town Center-Core T 5 R 11 SEC 14 FOR S1/2 (POR. PAR A OF LLA 02/0954206.) 159-262-01 2.1.4 Town Center-Neighborhood FIR 7 LOTS 1/2 BLK F 142-074-04 2.1.3 Town Center-Core EC 14 T 5 R 11 8.99 AC M/L IN SE1/4 SW1/4 159-262-02 2.1.4 Town Center-Neighborhood N TR 7 BLK F LOT 3 142-074-05 .1.3 Town Center-Core EC 14 T 5 R 11 LOT IN SE1/4 SW1/4 159-262-03 2.1.4 Town Center-Neighborhood R 7 LOT 4 BLK F THE SURFACE &500 FT SUBSURFACE 2.1.4 Town Center-Neighborhood VERTICALLY OF ALL-EX S 126.58 FT&ST PN CCS Description Legal Description 159-262-04 2.1.4 Town Center-Neighborhood R 7 LOT 4 BLK F THE SURFACE &500 FT SUBSURFACE 142-073-01 .1.4 Town Center-Neighborhood VERTICALLY OF SLY 126.58 FT -EX ST 142-073-02 2.1.4 Town Center-Neighborhood EC 14T 5 R 11 IRREG 3.05 AC M/L IN NE1/4 SW1/4 SEC 159-262-05 2.1.4 Town Center-Neighborhood P BK 64 PG 33 PAR 1 142-073-03 2.1.4 Town Center-Neighborhood 5 R 11 SEC 14 FOR S1/2 159-262-06 2.1.4 Town Center-Neighborhood P BK 64 PG 33 PAR 2 142-074-01 2.1.4Town Center-Neighborhood 159-121-26 2.1.4 Town Center-Neighborhood TR 7 LOT 6 BLK G N1/2 142-074-02 2.1.4 Town Center-Neighborhood T 5 R 11 SEC 14 FOR SEC (POR. PAR A OF LLA 02/0954206.) 159-121-38 2.1.4 Town Center-Neighborhood TR NO 7 BLK G LOT 7 FOR OF LOT 142-074-03 2.1.4 Town Center-Neighborhood T 5 R 11 SEC 14 FOR S1/2 (POR. PAR A OF LLA 02/0954206.) 159-121-37 2.1.4 Town Center-Neighborhood TR NO 7 BLK G LOT 7 FOR OF LOT 142-074-04 2.1.4 Town Center-Neighborhood SEC 14 T 5 R 11 8.99 AC M/L IN SE1/4 SW1/4 159-121-25 2.1.4 Town Center-Neighborhood TR 7 LOT 6 BLK G S1/2 -EXST 142-074-06 2.1.4Town Center-Neighborhood PM 211-25 PAR 1 FOR OF PAR 157-341-01 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 FOR NW1/4 142-074-07 2.1.4Town Center-Neighborhood 157-341-02 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 FOR NW1/4 142-074-08 2.1.4Town Center-Neighborhood 157-341-03 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 FOR NW1/4 142-074-09 2.1.4Town Center-Neighborhood 157-341-04 2.1.4 Town Center-Neighborhood P BK 39 PG 2 PAR 1 142-074-10 2.1.4Town Center-Neighborhood 157-341-05 2.1.4 Town Center-Neighborhood P BK 24 PG 44 PAR 2 142-074-11 2.1.4Town Center-Neighborhood 157-341-06 2.1.4 Town Center-Neighborhood P BK 24 PG 44 PAR 1 142-074-12 2.1.4Town Center-Neighborhood PM 211-25 PAR 1 FOR OF PAR 157-341-07 2.1.4 Town Center-Neighborhood P BK 39 PG 2 PAR 2 157-471-04 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 N1/2 NW1/4 NW1/4 SW1/4-EX FOR IN DID 157-341-08 2.1.4 Town Center-Neighborhood P BK 38 PG 16 PAR 1 -7468/631 OR- &STS 157-352-05 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 FOR NW1/4 157-471-05 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 FOR NW1/4NW1/4 SW1/4 AS DESC IN 159-031-08 2.1.4 Town Center-Neighborhood SEC 35 T 3 R 11 S 99 FT N1/2 SE1/4 SE1/4 NE1/4-EXPOR Z LEASE -7468/631 OR TO STATE FOR ST 157-471-06 2.1.4 Town Center-Neighborhood SEC 36 T 5 R 11 FOR S1/2 NW1/4 NW1/4 SW1/4 AS PER DID 159-031-10 2.1.4 Town Center-Neighborhood SEC 35 T 5 R 11 S 125 FT E 348.48 FT SE1/4 NE1/4-EX ST& -7263/194 OR POR TO F REEWAY per. 159-092-03 2.1.4Town Center-Neighborhood N TR 7 BLK G LOT 5 159-031-16 2.1.4 Town Center-Neighborhood SEC 35 T 5 R 11 FOR NE1/4 159-092-04 2.1.4Town Center-Neighborhood TR 7 LOTS 1/2 BLK G 159-031-17 2.1.4 Town Center-Neighborhood P BK 76 PG 4 PAR 1 159-092-07 2.1.4 Town Center-Neighborhood TR 7 BLK G LOT 3 AND BLK G LOT 4 159-031-18 2.1.4 Town Center-Neighborhood P BK 76 PG 4 PAR 2 W 159-101-01 2.1.4 Town Center-Neighborhood TR 7 LOT 4 BLK D FOR OF LOT AS DESC IN DID -7833/255 159-031-22 2.1.4 Town Center-Neighborhood T 5 R 11 SEC 35 FOR NE1/4 A OR 159-031-23 2.1.4 Town Center-Neighborhood a 159-102-01 2.1.4 Town Center-Neighborhood P BK 184 PG 17 PAR 1 159-031-24 2.1.4 Town Center-Neighborhood P M 138-29 PAR 3 AND PAR 4 159-102-14 2.1.4Town Center-Neighborhood TR 7 LOT 19 BLK H S 75 FTN 145.2 FT W 216 FT IN LOT 159-031-01 2.1.4 Town Center-Neighborhood PM 14-8 PAR 1 &2 W 159-102-18 2.1.4Town Center-Neighborhood N TR 598 LOT 17 Railroad 2.1.4 Town Center-Neighborhood 159-102-19 2.1.4 Town Center-Neighborhood N TR 598 LOT 16 2.1.5 Neighborhood Center 159-102-20 2.1.4 Town Center-Neighborhood N TR 598 LOT 15 APN CCS Description Legal Description 159-102-21 2.1.4 Town Center-Neighborhood N TR 598 LOT 14 165-364-03 2.1.5 Neighborhood Center TR 436 BLK A LOT 2 FOR OFLOT AND BLK A FOR OF LOT 3 159-102-29 2.1.4 Town Center-Neighborhood N TR 598 LOT 6 165-364-04 2.1.5 Neighborhood Center P BK 100 PG 9 PAR 2 W 159-102-30 2.1.4 Town Center-Neighborhood N TR 598 LOT 5 165-364-06 2.1.5 Neighborhood Center P BK 185 PG 17 PAR 2 a 159-102-35 2.1.4 Town Center-Neighborhood R 598 LOT 7 AND LOTS 8-13 INC (PM 126-21 PAR 1) 165-364-11 2.1.5 Neighborhood Center P BK 204 PG 33 PAR A d 127 165-364-12 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 1 2.1.6 Town Center Blvd. Segment 165-364-13 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 2 APN CCS Description Legal Description 165-364-14 2.1.5 Neighborhood Center P BK 204 PG 33 PAR B 142-072-06 2.1.6 Town Center Blvd Segment P BK 32 PG 48 PAR 1 165-364-15 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 7 142-072-08 2.1.6 Town Center Blvd Segment P BK 44 PG 11 PAR 2 165-364-16 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 6 142-072-09 2.1.6 Town Center Blvd Segment SEC 14 T 5 R 11 FOR SW1/4(P M 44-11 PAR 1) 165-364-17 2.1.5 Neighborhood Center P BK 204 PG 33 PAR D 142-321-13 2.1.6 Town Center Blvd Segment TR 4064 LOT 8 FOR OF LOT (P M 5-36 PAR 2) 165-364-18 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 5 142-321-10 2.1.6 Town Center Blvd Segment 165-364-19 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 8 142-321-01 2.1.6 Town Center Blvd Segment N TR 4064 LOT 7 165-364-20 2.1.5 Neighborhood Center P BK 204 PG 33 PAR C 142-511-04 2.1.6 Town Center Blvd Segment TR 4064 LOT 1 FOR OF LOT 165-364-21 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 3 142-511-03 2.1.6 Town Center Blvd Segment TR 4064 LOT 1 FOR OF LOT 165-364-22 2.1.5 Neighborhood Center P BK 204 PG 33 PAR 4 142-511-02 2.1.6 Town Center Blvd Segment 165-364-24 2.1.5 Neighborhood Center P BK 260 PG 19 PAR 1 142-511-05 2.1.6 Town Center Blvd Segment TR 4064 LOT 1 S 182 FT W 316.70 FT 165-364-25 2.1.5 Neighborhood Center PARCEL MAP 260-19 PAR 2 AND PM 185-17 PAR 4 142-321-02 2.1.6 Town Center Blvd Segment N TR 4064 LOT 6 165-321-05 2.1.5 Neighborhood Center T 5 R 11 SEC 26 NE1/4 NE1/4 SE1/4 FOR OF SEC - EX STIR 142-321-12 2.1.6 Town Center Blvd Segment 167-472-16 2.1.5 Neighborhood Center TRACT NO 405 LOTS 1 AND 2 142-511-01 2.1.6 Town Center Blvd Segment 165-181-35 2.1.5 Neighborhood Center SEC 26 T 5 R 11 S 220 FT E 5 AC S1/2 SE1/4 SE1/4-EX HWY 142-111-18 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 FOR NW1/4NE1/4 AS PER LEASE-1_5966 &ST 843 OR 157-481-01 2.1.5 Neighborhood Center P BK 93 PG 13 PAR 2 142-111-27 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 W 126 FT E 340 FT N 630 FT NW1/4 NE1/4 157-481-02 2.1.5 Neighborhood Center P BK 93 PG 13 PAR 1 NE1/4 157-481-03 2.1.5 Neighborhood Center SEC 36 T 5 R 11 N 53 FT S451.29 FT W 330 FT NW1/4 NW1/4 142-111-32 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 FOR NE1/4 NW1/4 142-111-33 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 FOR N1/2 157-481-04 2.1.5 Neighborhood Center SEC 36 T 5 R 11 S 106 FT N 367.71 FT W 330 FT NW1/4 142-111-34 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 FOR N1/2 NW1/4 NW1/4(AN D N 53 FT S 292.29 FT W 330 FT NW 142-111-39 2.1.6 Town Center Blvd Segment P BK 189 PG 31 PAR 2 157-481-05 2.1.5 Neighborhood Center P BK 56 PG 33 PAR 1 142-111-42 2.1.6 Town Center Blvd Segment P BK 189 PG 31 PAR 1 157-481-06 2.1.5 Neighborhood Center P BK 56 PG 33 PAR 2 142-112-05 2.1.6 Town Center Blvd Segment P BK 3 PG 50 PAR 1 157-481-07 2.1.5 Neighborhood Center SEC 36 T 5 R 11 S 92.29 FT W 330 FT NW1/4 NW1/4 NW1/4 142-112-08 2.1.6 Town Center Blvd Segment P M 003-50 PAR 2 FOR OF PAR SURFACE AND 500 FT SUB- 157-481-08 2.1.5 Neighborhood Center PM 317-35 PAR 1 THRU 4 SURFACE VERTICALLY 159-141-66 2.1.5 Neighborhood Center FIR 172 BLK C LOT 4 FOR OFLOT AND BLK C FOR OF LOT 142-112-09 2.1.6 Town Center Blvd Segment P M 003-50 PAR 2 FOR OF PAR SURFACE AND 500 FT SUB- S 5, 6, 10, 16, 22, 28, 34, 40, 46, 52, 58, 64, 70 SURFACE VERTICALLY 153-091-19 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 1 142-112-10 2.1.6 Town Center Blvd Segment P M 003-50 PAR 2 FOR OF PAR SURFACE AND 500 FT SUB- 153-091-21 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 3 SURFACE VERTICALLY Z 153-091-22 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 4 107-781-03 2.1.6 Town Center Blvd Segment P BK 51 PG 48 PAR 2 0 153-091-23 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 5 107-781-04 2.1.6 Town Center Blvd Segment P BK 51 PG 48 PAR 1 E� 153-091-25 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 7 107-781-05 2.1.6 Town Center Blvd Segment PM 61-2 PAR A FOR OF PAR 153-091-26 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 8 107-781-06 2.1.6 Town Center Blvd Segment P BK 61 PG 2 PAR B 153-091-27 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 9 107-781-07 2.1.6 Town Center Blvd Segment P BK 61 PG 2 PAR C 153-091-28 2.1.5 Neighborhood Center P BK 158 PG 43 PAR 10 107-782-08 2.1.6 Town Center Blvd Segment PARCEL MAP 49-45 PARS 1 AND 2 W� 153-091-31 2.1.5 Neighborhood Center P BK 201 PG 15 PAR 1 142-081-01 2.1.6 Town Center Blvd Segment TR 417 LOTS 1 TO 4 INC a 153-091-32 2.1.5 Neighborhood Center P BK 201 PG 15 PAR 2 142-081-02 2.1.6 Town Center Blvd Segment TR 417 LOT 14 ALL-EX ST 148-021-12 2.1.5 Neighborhood Center SEC 13 T 6 R 11 FOR NW1/4 142-081-03 2.1.6 Town Center Blvd Segment TR 417 LOT 15 ALL-EX ST W148-021-14 2.1.5 Neighborhood Center SEC 13 T 6 R 11 FOR NW1/4 142-081-06 2.1.6 Town Center Blvd Segment TR 417 LOT 19 ALL-EX ST-AND ALL-EX ST- LOT 20 a 148-021-15 2.1.5 Neighborhood Center SEC 13 T 6 R 11 FOR NW1/4 142-081-09 2.1.6 Town Center Blvd Segment TR 417 LOT 24 N 60 FT ANDN 60 FT LOT 25 148-021-17 2.1.5 Neighborhood Center SEC 13 T 6 R 11 FOR NW1/4 142-081-10 2.1.6 Town Center Blvd Segment TR 417 LOT 24 ALL-EX N 60 FT-(AND ALL-EX N 60 FT- LOT 148-021-18 2.1.5 Neighborhood Center SEC 13 T 6 R 11 FOR NW1/4(=PM BK 44 PG 40 PARS. 1 &2) 5 148-021-19 2.1.5 Neighborhood Center P BK 25 PG 27 PAR 2 142-081-11 2.1.6 Town Center Blvd Segment FIR 417 LOTS 26&27 159-161-24 2.1.5 Neighborhood Center P BK 97 PG 14 PAR 1 142-081-12 2.1.6 Town Center Blvd Segment N TR 417 LOT 28 W� 159-161-25 2.1.5 Neighborhood Center P BK 97 PG 14 PAR 2 142-081-16 2.1.6 Town Center Blvd Segment N TR 417 LOT 32 p 159-161-26 2.1.5 Neighborhood Center P BK 97 PG 14 PAR 3 142-081-17 2.1.6 Town Center Blvd Segment N TR 417 LOT 33 159-161-27 P.1.5 Neighborhood Center P BK 97 PG 14 PAR 4 142-081-18 2.1.6 Town Center Blvd Segment FIR 417 LOTS 5,6&7 128 142-081-25 2.1.6 Town Center Blvd Segment TR 417 LOT 8(AND LOTS 9 &10 107-100-71 2.1.6 Town Center Blvd Segment FIR 528 LOT 7 BLK A ELY 46FT -INC W1/2 ALLEY ADJ ON 142-081-26 2.1.6 Town Center Blvd Segment TR 417 LOT 11(AND LOT 12(AND ALL-EX ST- LOT 13 --(AND ALL-IN C E1/2 ALLEY ADJ ON W- LOT 8(ANDEL 142-081-27 2.1.6 Town Center Blvd Segment TR 417 LOT 16 ALL-EX ST-AND ALL-EX ST- LOTS 17, 18, 107-100-75 2.1.6 Town Center Blvd Segment N TR 528 BLK A LOT 14 29, 30 &31 107-100-77 2.1.6 Town Center Blvd Segment FIR 528 BLK A FOR ABAND ALLEY 142-081-28 2.1.6 Town Center Blvd Segment TR 417 LOT 21 ALL-EX ST-AND ALL LOTS 22 &23 -EX ST 107-100-79 2.1.6 Town Center Blvd Segment P BK 204 PG 43 PAR 1 142-082-02 2.1.6 Town Center Blvd Segment TR 417 LOT 34 W 50 FT OF LOT AND W 50 FT OF LOT 35 107-100-80 2.1.6 Town Center Blvd Segment P BK 204 PG 43 PAR 2 142-082-22 2.1.6 Town Center Blvd Segment TR 417 LOTS 42&43 107-691-20 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 LOT IN N1/2 SW1/4 SW1/4 142-082-26 2.1.6 Town Center Blvd Segment TR 417 LOT 41 AND LOTS 38, 39 & 40 107-691-22 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 FOR N1/2 SW1/4 SW1/4 (PM48-9 PAR 1 &2) 142-082-27 2.1.6 Town Center Blvd Segment P BK 25 PG 44 PAR 1 142-191-01 2.1.6 Town Center Blvd Segment TR 194 LOT 1 BLK A AND LOTS 2 TO 6 INC BLK A 142-082-35 2.1.6 Town Center Blvd Segment TR 417 LOTS 36, 37 AND FOR. OF LOTS 34, 35. 142-191-12 2.1.6 Town Center Blvd Segment TR 194 LOTS 101&102 BLK B 142-083-04 2.1.6 Town Center Blvd Segment TR 417 LOTS 76&77 142-191-14 2.1.6 Town Center Blvd Segment TR 194 LOT 118 BLK A(AND LOTS 143, 144& 169 BLK 142-083-24 2.1.6 Town Center Blvd Segment TR 417 LOT 71(AND LOTS 72TO 75 INC(AND ALL-EX ST- (AND LOTS 119 TO 122 INC, & 143 TO 146 INC ALL IN LOT 70 142-191-15 2.1.6 Town Center Blvd Segment TR 194 LOT 117 BLK A& LOT 97 BLK B 142-083-25 2.1.6 Town Center Blvd Segment TR 417 LOT 78 AND LOTS 79-85 INC 142-191-23 2.1.6 Town Center Blvd Segment TR 194 LOT 99 BLK B AND LOTS 100, 103, 114 TO 118 INC, 142-091-09 2.1.6 Town Center Blvd Segment TR 417 LOT 106 ALL-EX ST-AND ALL-EX ST- LOT 107 123 TO 127 INC, 138 TO 142 INC AND ALL LOTS 1 142-091-18 2.1.6 Town Center Blvd Segment TR 417 LOT 119 AND ALL-EX ST- LOT 120 AND ALL-EXSTS- 142-191-24 2.1.6 Town Center Blvd Segment N TR 194 BLK B LOT 98 LOT 121 142-191-27 2.1.6 Town Center Blvd Segment TR 194 LOT 21 BLK A AND LOTS 22-32 INC BLK A 142-091-27 2.1.6 Town Center Blvd Segment N TR 6234 LOT 1 142-191-33 2.1.6 Town Center Blvd Segment N TR 194 BLK B LOT 106 142-091-32 2.1.6 Town Center Blvd Segment TR 417 LOT 108 AND LOTS 109 & 110 142-191-34 2.1.6 Town Center Blvd Segment TR 194 LOT 104 BLK B AND LOTS 105, 111 TO 113 INC,128 142-091-33 2.1.6 Town Center Blvd Segment P BK 227 PG 3 PAR 1 TO 130 INC, 135 TO 137 INC AND ALL LOTS 152 TO 107-401-04 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 FOR N1/2 NW1/4 SW1/4 142-191-36 2.1.6 Town Center Blvd Segment TR 194 BLK A LOT 110 AND BLK A LOTS 111, 112, 123,124& 107-401-32 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 S 147.6 FT W 303 FT N1/2 NW1/4 SW1/4-EX 125 FREEWAY 142-191-40 2.1.6 Town Center Blvd Segment P BK 165 PG 38 PAR 1 107-401-33 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 FOR NW1/4SW1/4 AS PER DID -7231/388 142-191-42 2.1.6 Town Center Blvd Segment TRACT NO 194 BLKA LOTS 119-122,139-142,145-148 OR ND165-168 107-401-35 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 FOR SW1/4 142-191-43 2.1.6 Town Center Blvd Segment TRACT NO 194 BLK A LOTS 113 TO 116 INC 107-601-41 2.1.6 Town Center Blvd Segment SEC 24 T 5 R 11 FOR S1/2 NW1/4 SW1/4 AS PER LEASE 142-191-44 2.1.6 Town Center Blvd Segment P BK 159 PG 5 PAR 1 -L5912/547 OR 142-191-46 2.1.6 Town Center Blvd Segment FIR NO 194 BLK A LOTS 126 TO 129 AND LOTS 106 TO 109 107-601-48 2.1.6 Town Center Blvd Segment P BK 55 PG 4 PAR 1 ND FOR OF LOTS 105 AND 130 107-601-49 2.1.6 Town Center Blvd Segment P BK 55 PG 4 PAR 2 142-191-47 2.1.6 Town Center Blvd Segment FIR 194 BLK A LOTS 41 TO 64 INC, LOTS 67 TO 90 INC & 142-092-15 2.1.6 Town Center Blvd Segment FIR 417 LOT 142 AND LOTS 143-148 INC LOTS 93 TO 104 INC - EXSTR 142-101-14 2.1.6 Town Center Blvd Segment FIR 522 LOT 10 BLK AAND LOTS 11-15 INC BLK A 142-481-11 2.1.6 Town Center Blvd Segment P BK 83 PG 8 PAR 2 142-102-20 2.1.6 Town Center Blvd Segment TR 522 LOT 12 BLK B AND ALL-EX ST LOT 11 BLK B 142-481-12 2.1.6 Town Center Blvd Segment P BK 118 PG 16 PAR 2 O 142-102-47 2.1.6 Town Center Blvd Segment TR 522 LOT 17 BLK B AND LOTS 18 THRU 20 ALL IN BLKB 142-131-05 2.1.6 Town Center Blvd Segment P BK 98 PG 1 PAR 1 .. 142-102-48 2.1.6 Town Center Blvd Segment N TR 522 BLK B LOT 30 142-131-10 2.1.6 Town Center Blvd Segment P BK 98 PG 1 PAR 6 a 142-102-49 2.1.6 Town Center Blvd Segment TR 522 LOT 13 BLK B AND LOTS 14 THRU 16 ALL IN BLKB 142-131-11 2.1.6 Town Center Blvd Segment P BK 98 PG 1 PAR 7 142-103-17 2.1.6 Town Center Blvd Segment TR 522 LOT 12 BLK C(AND ALL-EX ST LOT 11(AND ALL-EX 146-463-18 2.1.6 Town Center Blvd Segment SEC 22 T 5 R 11 FOR NE1/4NE1/4 AS DESC IN DID-8692/842 ST- LOT 13(A ND ALL-EX ST- LOT 14 ALL IN BLK DR W 142-173-01 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 FOR SE1/4 146-463-25 2.1.6 Town Center Blvd Segment SEC 22 T 5 R 11 FOR NE1/4 A 142-173-02 2.1.6 Town Center Blvd Segment SEC 23 T 5 R 11 FOR NE1/4SE1/4 AS DESC IN DID -8355/779 142-131-04 2.1.6 Town Center Blvd Segment FIR 6181 LOT 286 N 150 FT W 150 FT OR 142-131-06 2.1.6 Town Center Blvd Segment P BK 98 PG 1 PAR 2 �r 142-462-06 2.1.6 Town Center Blvd Segment P BK 47 PG 27 PAR 2 142-131-07 2.1.6 Town Center Blvd Segment P BK 98 PG 1 PAR 3 a 142-462-09 2.1.6 Town Center Blvd Segment P BK 47 PG 27 PAR 1 142-131-09 2.1.6 Town Center Blvd Segment P BK 98 PG 1 PAR 5 107-100-67 2.1.6 Town Center Blvd Segment FIR 528 LOT 1 BLK A ELY 46FT-INC W1/2 ALLEY ADJ ON E- 142-131-12 2.1.6 Town Center Blvd Segment P BK 153 PG 26 PAR 1 CQ -EX FREEWAY-(AND ELY 46 FT-INC W1/2 ALLEY AD 142-131-13 2.1.6 Town Center Blvd Segment P BK 153 PG 26 PAR 2 107-100-68 2.1.6 Town Center Blvd Segment TR 528 LOT 2 BLK A ALL-EX ST &W 29 FT-(AND ALL-EX W 145-252-54 2.1.6 Town Center Blvd Segment TR 4138 LOT A Q 29 FT- LOTS 4/6 BLK A 145-252-61 2.1.6 Town Center Blvd Segment SEC 15 T 5 R 11 LOT IN SE1/4 SE1/4 z 107-100-70 2.1.6 Town Center Blvd Segment TR 528 LOT 11 BLK A ELY 46 FT-INC W1/2 ALLEY ADJ ON 145-252-63 2.1.6 Town Center Blvd Segment SEC 15 T 5 R 11 FOR SE1/4 p. E-(AND ALL-I NC E1/2 ALLEY ADJ ON W- LOT 12 BL 145-252-64 2.1.6 Town Center Blvd Segment SEC 15 T 5 R 11 FOR SE1/4 F129 145-252-65 2.1.6 Town Center Blvd Segment E 188 FT OF S 185 FT SEC 15 T 5 R 11 165-225-07 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 FOR NE1/4 146-463-14 2.1.6 Town Center Blvd Segment SEC 22 T 5 R 11 FOR NE1/4NE1/4 165-225-08 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 S 132 FT N 396 FT E 330 FT SE1/4 NE1/4 146-463-16 2.1.6 Town Center Blvd Segment SEC 22 T 5 R 11 FOR NE1/4NE1/4 AS DESC IN LEASE -EX HWY -8538/684 OR 165-234-07 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 W 127.53 FT S 132 FT E1/4 S1/2 SE1/4 146-463-20 2.1.6 Town Center Blvd Segment SEC 22 T 5 R 11 FOR NE1/4 NE1/4 146-463-24 2.1.6 Town Center Blvd Segment SEC 22 T 5 R 11 FOR NE1/4 165-234-08 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 S 132 FT E1/2 SE1/4 SE1/4 NE1/4-EX Railroad P.1.6 Town Center Blvd Segment FREEWAY&W 127.53 FT 2.1.7 Neighborhood Blvd. Segment norw 165-234-13 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 E1/4 S1/2SE1/4 NE1/4-EX S 528 FT PN CCS Description Legal Description 165-234-18 2.1.7 Neighborhood Blvd Segment P BK 123 PG 22 PAR 1 159-141-83 2.1.7 Neighborhood Blvd Segment TR 172 BLK C LOT 83 AND BLK C LOTS 84, 89, 90, 95,96, 165-321-06 2.1.7 Neighborhood Blvd Segment P BK 50 PG 39 PAR 1 101, 102, 107, 108, 113, 114, 119, 120, 125, 1 165-321-07 2.1.7 Neighborhood Blvd Segment P BK 50 PG 39 PAR 2 159-271-67 2.1.7 Neighborhood Blvd Segment SEC 35 T 5 R 11 FOR NE1/4 167-311-03 2.1.7 Neighborhood Blvd Segment P BK 46 PG 20 PAR 2 159-271-68 2.1.7 Neighborhood Blvd Segment SEC 35 T 5 R 11 S1/2 N1/2SE1/4 NE1/4 NE1/4-EX HWY 167-311-04 2.1.7 Neighborhood Blvd Segment P BK 46 PG 20 PAR 1 159-271-69 2.1.7 Neighborhood Blvd Segment SEC 35 T 5 R 11 N1/2 N1/2SE1/4 NE1/4 NE1/4-EX N 82.50 FT 167-312-01 .1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 N 160 FT W 265.37 FT SW1/4 SW1/4 NW1/4 & HWY -EX FOR TO HWY&ST 165-225-09 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 S 132 FT N 264 FT E 330 FT N1/2 SE1/4 NE 167-312-02 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 W 265.37 FT S 160 FT N 320 FT SW1/4 1/4-EX HWY SW1/4 NW1/4-E X HWY 165-225-10 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 N 132 FT E 330 FT SE1/4 NE1/4-EX HWY 167-312-03 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 N 160 FT S 340 FT W 265.37 FT SW1/4 165-283-04 2.1.7 Neighborhood Blvd Segment TR 436 LOT 1 BLK F FOR OFLOT SW1/4 NW1/4-E X FREEWAY& FOR TO LOCKWOOD -6426 165-283-05 2.1.7 Neighborhood Blvd Segment TR 436 LOT 2 BLK F ALL-EX W 170 FT 167-312-04 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 FOR SW1/4SW1/4 NW1/4 165-283-13 2.1.7 Neighborhood Blvd Segment TR 436 LOT 5 BLK F S1/2 -EX W 150 FT 167-312-05 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 FOR NW1/4DESC AS PARCEL 1 IN DID 165-283-14 2.1.7 Neighborhood Blvd Segment TR 436 LOT 5 BLK F N1/2 -EX W 150 FT -6834/340 OR 165-283-16 2.1.7 Neighborhood Blvd Segment P BK 130 PG 35 PAR 1 167-312-06 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 S 180 FT W 265.37 FT-EX FREEWAY&POR 165-283-17 2.1.7 Neighborhood Blvd Segment TR 436 BLK F LOT 3 FOR OFLOT O DOAN-RUSSELL CO-6834/340 OR 167-311-02 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 FOR NW1/4( PM 36-34 PAR 2) 167-472-03 2.1.7 Neighborhood Blvd Segment TR 405 LOT 3 ALL-EX FREEWAY 167-324-01 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 23 167-472-04 2.1.7 Neighborhood Blvd Segment TR 405 LOT 4 NLY 65 FT ELY 113 FT 167-324-04 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 17 167-472-05 2.1.7 Neighborhood Blvd Segment TR 405 LOT 4 FOR OF LOT 167-324-05 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 15 167-472-06 2.1.7 Neighborhood Blvd Segment TR 405 LOT 4 FOR OF LOT 167-324-06 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 13 167-472-07 2.1.7 Neighborhood Blvd Segment TR 405 LOT 5 ALL-EX HWY 167-324-07 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 11 165-181-36 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 N 100 FT S 320 FT E1/2 SE1/4 SE1/4SE1/4 167-324-09 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 5 -EX HWY&ALLEY 167-324-10 2.1.7 Neighborhood Blvd Segment TR 298 LOTS 1&3 165-181-37 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 E1/2 SE1/4 SE1/4 SE1/4-EX S 320 FT & N 220.05 FT& HWY&ALLEY 0 167-324-11 2.1.7 Neighborhood Blvd Segment TR 298 LOT 2 FOR OF LOT(AND FOR OF LOTS 4, 6, 8, 10, 165-181-38 .1.7 Neighborhood Blvd Segment EC 26 T 5 R 11 S 110 FT N 220.05 FT W 228 FT E 330 FT 12, 14, 16, 1 8, 20 AND 22 SE1/4 SE1/4 SE1/4 p. 167-324-12 .1.7 Neighborhood Blvd Segment N TR 298 LOT 9 .. 165-181-39 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 FOR SE1/4 167-324-13 2.1.7 Neighborhood Blvd Segment N TR 298 LOT 7 165-181-40 2.1.7 Neighborhood Blvd Segment EC 26 T 5 R 11 FOR SE1/4 167-324-14 .1.7 Neighborhood Blvd Segment R 298 LOT 19 AND LOT 21 V2 165-301-22 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 W 50 FT E220 FT N 214 FT SE1/4 SE1/4 W� 167-325-15 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 1 AC IN S1/2 NW1/4 NW1/4 165-301-23 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 FOR N1/2 SE1/4 SE1/4 AS DESC IN DD- a 167-325-16 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 N 100 FT S 430 FT W 300 FT NW1/4 NW1/4 7930/925 OR -EX FOR TO STATE FOR ST 165-301-24 2.1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 LOT IN N1/2 SE1/4 SE1/4 167-325-17 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 FOR OF SEC AS DESC IN DID -6985/545OR 165-301-25 2.1.7 Neighborhood Blvd Segment a 167-325-18 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 N 100 FT S 230 FT W 300 FT NW1/4 NW1/4 165-301-26 2.1.7 Neighborhood Blvd Segment -EX FOR TO ST TO STATE 165-301-27 .1.7 Neighborhood Blvd Segment 167-325- .1.7 Neighborhood Blvd Segment EC 25 T 5 R 11 FOR NW1/4NW1/4 165-301-28 .1.7 Neighborhood Blvd Segment P M 125-10 PAR 1 FOR OF PAR 167-325-20 20 .1.7 Neighborhood Blvd Segment EC 25 T 5 R 11 N 100 FT S 130 FT W 205 FT NW1/4 NW1/4-EX FOR TO STATE FOR ST 165-302-21 2.1.7 Neighborhood Blvd Segment TR 3478 LOT 18 N 100 FT IN LOT-EX ST 167-325-21 .1.7 Neighborhood Blvd Segment EC 25 T 5 R 11 IRREG LOTIN S1/2 NW1/4 NW1/4 165-302-22 .1.7 Neighborhood Blvd Segment R 3478 LOT 18 ALL-EX N 100 FT W a 165-225-06 .1.7 Neighborhood Blvd Segment SEC 26 T 5 R 11 S 20 FT N601 FT W 20 FT E 248 FT NE1/4 165-311-16 2.1.7 Neighborhood Blvd Segment TR 411 LOT 1 FOR OF LOT AND FOR OF LOT 2 SE1/4 NE1/4 165-311-17 .1.7 Neighborhood Blvd Segment TR 411 LOT 1 FOR IN LOT&S1/2 LOT 2 130 165-312-17 2.1.7 Neighborhood Blvd Segment TR 411 LOT 19 N 93.3 FT IN LOT(AND FOR N 93.3 FT W30 159-102-06 2.1.8 Neighborhood Parkway Segment TR 7 LOT 7 BLK H ALL-EX ST- (P.M. 30-44 PAR. 1 &2) FT LOT 20 159-102-07 2.1.8 Neighborhood Parkway Segment TR 7 LOT 8 BLK H N 100 FTIN LOT-EX FOR TO STATE FOR 165-312-18 2.1.7 Neighborhood Blvd Segment TR 411 LOT 19 N 140 FT INLOT-EX N 93.4 FT-(AND W 30 FT ST -EX S 140 FT& N 93.4 FT- LOT 20 159-102-08 2.1.8 Neighborhood Parkway Segment TR 7 LOT 8 BLK H S 50 FT -EX ST-AND ALL-EX ST- LOTS 165-312-19 2.1.7 Neighborhood Blvd Segment TR 411 LOT 19 ALL-EX N 140 FT-AND FOR S 140 FT W30 /10 BLK H FT LOT 20 159-111-01 2.1.8 Neighborhood Parkway Segment TR 7 LOT 11 BLK H N 37.5 FT IN LOT-EX FOR TO STATE 167-472-08 2.1.7 Neighborhood Blvd Segment N TR 405 LOT 6 FOR ST 167-472-09 2.1.7 Neighborhood Blvd Segment N TR 405 LOT 7 159-111-04 2.1.8 Neighborhood Parkway Segment TR 7 LOT 12 BLK H ALL-EXELY 14 FT FOR ST 167-472-10 2.1.7 Neighborhood Blvd Segment TR 405 LOT 8 N 74.66 FT 159-111-05 2.1.8 Neighborhood Parkway Segment TR 7 LOT 13 BLK H N 125 FT E 170 FT IN LOT-EX PORTO 167-472-11 2.1.7 Neighborhood Blvd Segment TR 405 LOT 8 S 53.34 FT STATE FOR ST 167-472-12 2.1.7 Neighborhood Blvd Segment N 1/2 TR 405 LOT 9 159-111-06 2.1.8 Neighborhood Parkway Segment TR 7 LOT 13 BLK H ALL-EXN 125 FT E 170 FT& FOR TO 167-472-13 2.1.7 Neighborhood Blvd Segment TR 405 LOT 9 RECTANGULAR LOT IN LOT AND STATE FOR ST- (AND ALL-EX FOR TO STATE FOR ST- L RECTANGULAR LOT IN LOT 10 159-111-07 2.1.8 Neighborhood Parkway Segment TR 7 LOT 15 BLK H N 50 FTIN LOT-EX ELY 14 FT FOR ST 167-472-14 2.1.7 Neighborhood Blvd Segment TR 405 LOT 9 FOR OF LOT AS DESC IN DID -7658/624 OR- 159-111-08 2.1.8 Neighborhood Parkway Segment AND FOR OF LOT 10 AS DESC IN DID -7658/624 OR 159-111-09 2.1.8 Neighborhood Parkway Segment 167-472-15 2.1.7 Neighborhood Blvd Segment TR 405 LOT 10 FOR OF LOT AS DESC IN DID -7624/483 OR 159-111-10 2.1.8 Neighborhood Parkway Segment 167-601-01 2.1.7 Neighborhood Blvd Segment SEC 25 T 5 R 11 FOR SW1/4 159-111-21 2.1.8 Neighborhood Parkway Segment N TR 7 BLK H LOT 18 167-601-02 2.1.7 Neighborhood Blvd Segment P BK 244 PG 48 PAR 4 159-111-22 2.1.8 Neighborhood Parkway Segment TRACT 7 BLK H LOT 11 S 112.50 FT IN LOT-EX ELY 14 FT 167-601-03 2.1.7 Neighborhood Blvd Segment P BK 244 PG 48 PAR 3 FOR ST 167-601-14 2.1.7 Neighborhood Blvd Segment PM 244-48 PAR 1 FOR OF PAR SURFACE AND 500 FT SUB- 025-191-03 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2308 SURFACE VERTICALLY 025-191-32 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2108 FOR OF BLK 167-601-15 2.1.7 Neighborhood Blvd Segment PM 244-48 PAR 1 FOR OF PAR SURFACE AND 500 FT SUB- 025-191-42 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2108 FOR OF BLK SURFACE VERTICALLY 025-191-43 2.1.8 Neighborhood Parkway Segment P BK 43 PG 18 PAR 1 167-601-16 2.1.7 Neighborhood Blvd Segment PM 244-48 PAR 5 FOR OF PAR SURFACE AND 500 FT 025-191-51 2.1.8 Neighborhood Parkway Segment P BK 164 PG 18 PAR 1 SUBSURFACE VERTICALLY 025-191-53 2.1.8 Neighborhood Parkway Segment PARCEL MAP 109-9 PAR 2 FOR OF PAR AND ALL PAR 1 167-601-17 2.1.7 Neighborhood Blvd Segment PM 244-48 PAR 5 FOR OF PAR AND EAST SIDE VILLATR LOT BLK 2408 FOR OF BLK 167-601-20 2.1.7 Neighborhood Blvd Segment P BK 244 PG 48 PAR 2 025-191-54 2.1.8 Neighborhood Parkway Segment P M 109-9 PAR 2 FOR OF PAR AND EAST SIDE VILLATR 159-141-83 2.1.7 Neighborhood Blvd Segment TR 172 BLK C LOT 83 AND BLK C LOTS 84, 89, 90, 95,96, LOT BLK 2408 FOR OF BLK 101, 102, 107, 108, 113, 114, 119, 120, 125, 1 025-200-50 2.1.8 Neighborhood Parkway Segment SLY 160 FT EAST SIDE VILLATR BLK 1708 159-271-67 2.1.7 Neighborhood Blvd Segment SEC 35 T 5 R 11 FOR NE1/4 025-200-51 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 1708 FOR OF BLK 159-271-68 2.1.7 Neighborhood Blvd Segment SEC 35 T 5 R 11 S1/2 N1/2SE1/4 NE1/4 NE1/4-EX HWY 025-200-61 2.1.8 Neighborhood Parkway Segment P BK 35 PG 47 PAR 1 159-271-69 2.1.7 Neighborhood Blvd Segment SEC 35 T 5 R 11 N1/2 N1/2SE1/4 NE1/4 NE1/4-EX N 82.50 FT 025-200-62 2.1.8 Neighborhood Parkway Segment P BK 35 PG 47 PAR 2 & HWY 025-200-63 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2008 FOR OF BLK Z 159-271-73 .1.7 Neighborhood Blvd Segment EC 35 T 5 R 11 N 82.50 FT OF S1/4 NE1/4 NE1/4 025-200-64 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR BLK 2008 S 1/2 OF SAID BLK 0 2.1.8 Neighborhood Parkway Segment 025-200-68 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT 1808 FOR OF LOT F APN CCS Description Legal Description 025-200-69 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT 1707 FOR OF LOTAND FOR OF 157-451-07 2.1.8 Neighborhood Parkway Segment EC 36 T 5 R 11 FOR SW1/4(P M 6-43 PAR 1) LOT 1708 157-451-08 2.1.8 Neighborhood Parkway Segment EC 36 T 5 R 11 FOR SW1/4 025-200-72 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATRACT LOT 1908 FOR OF LOT& FOR OF 157-451-09 2.1.8 Neighborhood Parkway Segment SEC 36 T 5 R 11 N 65 FT E243 FT W 331 FT N1/2 NW1/4 LOT 1808 &TRACT 1916 LOTS 8, 9, 10, & FOR OF LOT W A SW1/4 SW1/4-EX ST 153-091-05 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 IRREG 2.70AC M/L IN NW1/4 SW1/4 a 157-452-03 2.1.8 Neighborhood Parkway Segment SEC 36 T 5 R 11 S 200 FT W 238 FT SW1/4 SW1/4 SW1/4-EX 153-091-06 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 FOR SW1/4 AS DESC IN DID -7376/379 OR STS 153-091-17 2.1.8 Neighborhood Parkway Segment T 6 R 11 SEC 1 FOR SW1/4 W 157-452-34 2.1.8 Neighborhood Parkway Segment P BK 92 PG 26 PAR 2 025-143-10 2.1.8 Neighborhood Parkway Segment SEC 11 T 6 R 11 FOR N1/2 NE1/4 NE1/4 NE1/4 AS DESCIN �1 157-452-35 2.1.8 Neighborhood Parkway Segment P BK 107 PG 38 PAR 3 DID -7565/757 OR 157-452-36 2.1.8 Neighborhood Parkway Segment P BK 107 PG 38 PAR 1 151-282-03 2.1.8 Neighborhood Parkway Segment SEC 12 T 6 R 11 FOR NW1/4NW1/4 AS PER LEASE 157-452-37 2.1.8 Neighborhood Parkway Segment P BK 107 PG 38 PAR 2 6734/643 OR 157-452-38 2.1.8 Neighborhood Parkway Segment P BK 107 PG 38 PAR 4 151-282-26 2.1.8 Neighborhood Parkway Segment 6 R 11 SEC 12 FOR NW1/4 157-471-30 F.1.8 Neighborhood Parkway Segment EC 36 T 5 R 11 FOR SW1/4 151-282-27 2.1.8 Neighborhood Parkway Segment P BK 247 PG 36 PAR 2 W a 157-471-31 .1.8 Neighborhood Parkway Segment 5 R 11 SEC 36 FOR SW1/4 151-282-28 2.1.8 Neighborhood Parkway Segment P BK 247 PG 36 PAR 1 131 151-282-31 2.1.8 Neighborhood Parkway Segment P BK 180 PG 16 PAR 1 151-282-32 2.1.8 Neighborhood Parkway Segment P BK 180 PG 16 PAR 3 APIN CCS Description Legal Description 151-282-33 2.1.8 Neighborhood Parkway Segment P BK 180 PG 16 PAR 2 151-351-14 2.1.9 Residential Parkway Segment N TR 12820 LOT 1 025-180-06 2.1.8 Neighborhood Parkway Segment FIR 837 LOT BLK C FOR OFBLK 151-351-43 2.1.9 Residential Parkway Segment N TR 15816 LOT B 025-180-13 2.1.8 Neighborhood Parkway Segment FIR 837 LOT BLK C W 125 FT E 145 FT-EX N 70 FT&S 155 025-171-06 2.1.9 Residential Parkway Segment VISTA DEL MAR TR LOT A BLK 1008 S 150 FT N 270 FT E 10 FT FT -EX ST-(AND S 150FT N 270 FT-EX STS- LOT 025-180-14 2.1.8 Neighborhood Parkway Segment TR 837 LOT BLK C N 55 FT S 155 FT WLY 125 FT ELY145 FT 025-171-10 2.1.9 Residential Parkway Segment VISTA DEL MAR TR BLK 1008LOT A FOR OF LOT AND BLK 025-180-21 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2508 FOR OF BLK 1008 FOR OF LOT B 025-180-23 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2508 FOR OF BLK AND FOR 025-172-06 2.1.9 Residential Parkway Segment VISTA DEL MAR TR LOT A BLK 908 ALL-EX PORS IN STS- OF BLK 2507 (AND ALL-INC FOR ABAN ST ADJ- -EX PORS IN STS- L 025-180-24 2.1.8 Neighborhood Parkway Segment TR 837 LOT BLK C S 92 FT W 125 FT E 145 FT 151-293-38 2.1.9 Residential Parkway Segment SEC 12 T 6 R 11 FOR NW1/4 025-180-25 2.1.8 Neighborhood Parkway Segment TR 837 LOT BLK C S 100 FT W 125 FT E 145 FT -EX S 92 FT 151-293-39 2.1.9 Residential Parkway Segment SEC 12 T 6 R 11 FOR NW1/4 025-181-36 2.1.8 Neighborhood Parkway Segment TR 837 BLK A LOT 1 AND BLK A LOTS 2 THRU 7 & LOT 26 151-293-42 2.1.9 Residential Parkway Segment P.M. 35-26 PCLS 2 AND 3 025-182-22 2.1.8 Neighborhood Parkway Segment TR 837 BLK B LOT 3 AND S 45 FT LOT 26 BLK B 2.1.10 Residential Transition Zone 025-182-32 2.1.8 Neighborhood Parkway Segment P BK 238 PG 1 PAR 1 025-182-33 .1.8 Neighborhood Parkway Segment TRACT NO 837 BLK B LOTS 4TO 6 INC PN CCS Description Legal Description 153-041-13 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 54.76 FTS 1808.28 FT W 530 FT NW1/4-EX 159-031-01 2.1.10 Residential Transition Zone PM 14-8 PAR 1 &2 ST 142-131-05 2.1.10 Residential Transition Zone P BK 98 PG 1 PAR 1 153-041-14 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 109.52 FT S 1753.52 FT W 530 FT NW1/4 142-131-10 2.1.10 Residential Transition Zone P BK 98 PG 1 PAR 6 -EX ST 142-131-11 2.1.10 Residential Transition Zone P BK 98 PG 1 PAR 7 153-041-15 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 82.20 FTS 1644 FT W 530 FT NW1/4-EX S 146-463-18 2.1.10 Residential Transition Zone EC 22 T 5 R 11 FOR NE1/4NE1/4 AS DESC IN DID-8692/842 153-041-16 .1.8 Neighborhood Parkway Segment EC 1 T 6 R 11 N 100 FT S1561.80 FT W 530 FT NW1/4-EX R ST 146-463-22 2.1.10 Residential Transition Zone EC 22 T 5 R 11 FOR NE1/4 153-041-17 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 328.8 FTS 1561.8 FT W 530 FT NW1/4-EX N 100 FT &ST 146-463-25 2.1.10 Residential Transition Zone EC 22 T 5 R 11 FOR NE1/4 153-041-18 2.1.8 Neighborhood Parkway Segment P BK 122 PG 1 PAR 2 2.1.14 Residential Required 153-041-28 2.1.8 Neighborhood Parkway Segment P.M. 122-1 PAR 4 AND FOR PAR 3 APIN CCS Description Legal Description 153-041-29 2.1.8 Neighborhood Parkway Segment P.M. 122-1 PAR 3 FOR OF PAR 159-121-26 2.14 Residential Required TR 7 LOT 6 BLK G N1/2 153-041-34 2.1.8 Neighborhood Parkway Segment P BK 324 PG 40 PAR 1 159-121-38 2.14 Residential Required TR NO 7 BLK G LOT 7 FOR OF LOT 153-051-08 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 123.3 FTS 822 FT W 530 FT NW1/4-EX ST 159-121-37 2.14 Residential Required TR NO 7 BLK G LOT 7 FOR OF LOT 153-051-09 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 123.3 FTS 698.7 FT W 530 FT NW1/4-EX ST 159-121-25 2.14 Residential Required TR 7 LOT 6 BLK G S1/2 -EXST O153-051-10 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 245.4 FTS 575.4 FT W 530 FT NW1/4-EX 142-073-03 2.14 Residential Required T 5 R 11 SEC 14 FOR S1/2 .. ST a 153-051-11 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 100 FT S330 FT W 530 FT NW1/4-EX ST 153-051-14 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 W 25 FT E 100 FT W 430 FT S 230 FT SW1/4 NW1/4 AND S 230 FT E 170 FT W 330 FT NW1/4 153-051-15 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 N 50 FT S 230 FT W 200 FT SW1/4 OF NW1/4 W A -EX ST W 153-051-16 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 RECTANG LOT IN SW1/4 NW1/4 153-051-17 2.1.8 Neighborhood Parkway Segment SEC 1 T 6 R 11 IRREG LOT IN NW1/4 W 153-051-18 2.1.8 Neighborhood Parkway Segment P BK 32 PG 49 PAR 1 W 153-051-19 2.1.8 Neighborhood Parkway Segment P BK 32 PG 49 PAR 2 �G 153-051-24 2.1.8 Neighborhood Parkway Segment T 6 R 11 SEC 1 FOR NW1/4 153-051-25 2.1.8 Neighborhood Parkway Segment EC 1 T 6 R 11 FOR OF NW1/4 OF SEC 1 159-161-04 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR LOT BLK 2908 ALL-EX ST W 159-161-29 2.1.8 Neighborhood Parkway Segment EAST SIDE VILLATR BLK 3008 a a 132 This chapter sets forth definitions of certain words or phrases used in this Code in Block Perimeter: order to promote consistency and uniformity in their usage, thereby facilitating the The total length of the public rights-of-way along all block faces. interpretation of this Plan. The meaning and construction of words and phrases as Breezeway set forth in this chapter shall apply throughout the Plan unless the context clearly A covered driveway or walkway penetrating a building to connect to courtyards, indicates otherwise. Definitions contained in the city's Municipal Code shall be parking areas, or alleys at the interior or rear of a parcel. applicable except when in conflict with definitions contained in this chapter or elsewhere in this Code, in which case this Code's definitions shall prevail. Building: Any structure having a roof supported by columns or walls for the housing or Accessory Building: enclosure of persons, animals, chattels, or property of any kind. A building or structure which is located on the same lot and customarily, incidental and subordinate to the Primary Building or to the use of land such as a garage. Building Composition: Accessory buildings may be freestanding and are not considered part of the Primary A building's spatial arrangement of masses and architectural elements in relation to Building Mass when attached to a Primary Building. Typically accessory building each other and the building as a whole. uses include vehicular parking, storage of lawn and garden equipment, storage Building Disposition: of household items, play house or green house. Accessory buildings may include The placement and orientation of a building or buildings on a parcel. habitable area such as a home office, recreation room, guesthouse, or sleeping Building Envelope: room(s). The maximum space a building or buildings may occupy on a parcel. Accessory Dwelling Unit: A separate, detached, complete housekeeping unit with kitchen, sleeping and full Building Height: bathroom facilities,located on the same parcel as a Primary Building but subordinate The vertical extent of a building measured in feet and stories,not including a raised in size. basement or a habitable attic. Active Living Spaces: Building Orientation: Habitable spaces such as dining rooms,living rooms,or bedrooms that accommodate The direction that the primary building facade of a building faces. living activities. Building Placement: Active living spaces do not include kitchens, bathrooms, partially submerged The location of a building on a parcel. basements, or utility spaces. Building Volume: Alley: Part or all of a building's three dimensional bulk. Apublic or private way having an ultimate width of not less than 20 feet permanently Context: reserved primarily for vehicular service access to the rear or side of properties Physical surroundings, including a combination of architectural, natural and civic otherwise abutting on a street. elements that establish a specific district,neighborhood, or block character. Alley Setback: Corridor: The required minimum distance from an alley's edge of pavement to any building. The combination of all elements that characterize a roadway. This consists of all Articulation: elements within the public right-of-way/street(the vehicular realm/thoroughfare The use of architectural elements to create breaks in the horizontal and vertical and the pedestrian realm / public frontage) as well as each adjacent property's surfaces or masses of buildings. private frontage. Base: Corridor Centers and Segments: Abase treatment is a horizontal articulation of the lower part of a building fagade's An area as defined in the Corridors Centers and Segments Map whose urban form design that serves to establish a human scale for pedestrian users and passers-by, has a unique character within the Plan Area. The range of Corridors Centers and and aesthetically "ties" a building to the ground. Segments forms the basic organizing principle for the Plan's Development Code. Block: Corridor Centers and Segments Map: An aggregate of land, including parcels, passages, rear lanes and alleys, bounded The map that designates Corridor Centers and Segments and determines which within the Plan Area prop erty to each l ppy .ment Code a regulations in the Develop apply by streets or railroad rights-of-way. An alley does not constitute the boundary of a � Block. 133 Development Code: Frontage Coverage Zone: Open Space(Public&Private): Primary Entrance: The chapter of the Specific Plan containing all Standards, The space between the minimum and maximum front yard Land that may be used for passive or active recreation. There The main/principal point of pedestrian access into a building Regulations,and Guidelines that apply to development within setback lines and the minimum side yard or side street setback are a wide range of open space types including parks,plazas, configured as a Private Frontage Type. the Plan Area. lines. yards and other configurations as defined in the Development Private Frontage: Density: Frontage Line: code. 1) The portion of a property between the back of sidewalk The number of dwelling units within a standard measure of A property line that coincides with the corridor public right- Parcel or Assembled Parcel: line and the primary building facade along any Street. land area,usually given as units per acre. of-way. A legally defined area of land under single ownership. Z) Portions of all primary building facades up to the top of Development Regulations: Frontage Type: Parking Lot: the first or second floor, including building entrances, located All Standards and Guidelines contained within this A specific configuration of elements that define how public or A paved area,usually divided into individual spaces,intended along and oriented a street or active open space. document. private frontages may be designed. for parking vehicles. Physical elements of the Private Frontage include,but are not Driveway: Garage: Parking Structure: limited to a building's primary entrance treatments, setback A vehicular lane within a parcel, usually leading to a garage A building used for vehicular parking with no internal A structure used for parking or vehicles where parking spaces, areas and property edge treatments. or parking area. circulation. turning radius, and drive aisles are incorporated within the Property: Dwelling Unit: Guidelines: structure. An individual/owner's land, including land improvements One or more habitable rooms with only one kitchen, and Principles that provide direction regarding the preferred Partially Submerged Podium: and any permanent fixtures on the land including buildings, designed for occupancy as a unit by one or more persons method of addressing specified design considerations. A parking structure built below the main building mass and trees and other fixtures. Conformance with guidelines is recommended but not partially submerged underground. living as a household unit with common access to all living, Property Line: kitchen, and bathrooms areas.. required. Passage/paseo: The boundary that legally and geometrically demarcates a Enfront: Historic Resource: An at-grade pedestrian connector passing between buildings, property. To be located along a frontage line. A building, site or feature that is a local, state, or national providing shortcuts through long blocks and connecting Public Frontage: historic landmark. sidewalks or front yards to rear yards, parking areas, and The area between a thoroughfare curb face and the back of Entrance or Entry open spaces. A point of pedestrian access into a building. House Scale: p sidewalk line. Physical elements of the Public Frontage To be roughly equivalent in size and mass to a detached single Path: include, but are not limited to the type of curb, sidewalk, Facade: family house. A pedestrian (or bike) way traversing a park or rural area, planter strip, street tree and streetlight. The exterior wall of a building. The front of a building or with landscape matching the contiguous open space. any of its sides facing a public way or spaces frequently Human Scale: Public Right-Of-Way: distinguished by its architectural treatment. To have the size, height, bulk, massing, or detailing that Plan Area: For purposes of this plan, any area dedicated or subject to creates a comfortable relationship to humans. The land whose boundary includes all the properties that public fee ownership or an easement for public use for Facade Composition: must adhere to the regulations within this document. vehicular and/or pedestrian travel including, but not limited The relationship between individual elements of a facade as Liner Building/Uses: to, streets, alleys, and sidewalks. they relate to the fagade's overall design, articulation, and A portion of a building, with distinct, habitable uses located Planning and Building Director/Designee: organization. along a property frontage such that it conceals the larger The head of a city's planning and building department or other Public Right-Of-Way Line: building behind. Typically, liner uses are located along individual who has the authority to make decisions regarding The boundary that legally and geometrically demarcates the Facade Offset: parking garages or large format/anchor retail buildings. the implementation of the regulations within this plan. Public Right-Of-Way. A horizontal or vertical plane break spanning a facade where one portion of a facade sets back from another. Main Entrance: Planter Strip: Public Works Director/Designee: See primary entrance. An element of the public frontage, located in between the The head of a city's public works department or other Floor sidewalk andthe thoroughfare curb face,which accommodates individual who has the authority to make decisions regarding See storyMulti-Family: The use of a single building for two or more dwellings. landscaping, including street trees. Planter strips may be the implementation of the regulations within this plan. Front Street: continuous or individual. Rear Yard: A street that a building's primary entrance is oriented Municipal Code: Primary Building: The area that results from a rear yard setback. towards. A collection of regulations that guide local government. A main/principal building on a lot, including parking Rear Yard Setback: Front Yard: Open Space(Usable): structures and excluding accessory buildings or structures, The distance between a rear property line and any building. The area that results from a front yard setback. Any side yard, courtyard, or other open space that is accessed with a primary facade located within the frontage coverage directly by primary entrance(s) to housing units or office zone. Regulations: Front Yard Setback: spaces. Outdoor or unenclosed area on the ground or on a Regulations include Regulatory Definitions: The rules and The distance or range of distances (expressed in both Primary Building Facade: g ( p balcony, deck, porch or terrace designed and accessible for performance measures that define Regulations and establish minimum and maximum required from the back-of-sidewalk The main/principal facade of a building that faces a street or ) q outdoor living, recreation, pedestrian access or landscaping. how Standards apply to properties. Regulatory Definitions do to the primary building facade along a street. Usable open space does not include parking facilities, open space. not vary from one District to another. Frontage Coverage: driveways, utility or service areas. Primary Building Mass: Regulations include General Requirements: Performance Q The minimum percentage of the length of the frontage The most prominent portion of the Primary Building's measures that do not vary from one District to another. coverage zone that shall be occupied by a primary building 3-dimensional bulk. facade(s). 134 Ribbon Windows: Street: Windows Ribbonwindows are a series of long,horizontally proportioned The combination of all elements within the public right-of- Openings in a building facade that allow light and/or air into windows interrupted by vertical mullions. way: the vehicular realm / thoroughfare and the pedestrian the building. Roof realm/public frontage. Zoning Ordinance: The top surface that covers a building. Street Type: The Zoning Ordinance of the City of Huntington Beach. Services: A specific configuration of elements that define how new Activities and, in some instances,their structural components streets may be designed. that relate to the maintenance and basic functioning Streetscape: components of each land use.These activities may include,but The composition and design of all elements within the public are not limited to,trash and recycling areas and aboveground right-of-way: the vehicular realm / thoroughfare (travel components of wet and dry utilities. lanes for vehicles and bicycles, parking lanes for cars, and Shopfront: sidewalks or paths for pedestrians) and the amenities of the A specific private frontage type. Shopfronts are the primary Pedestrian realm/public frontage(sidewalks,street trees and treatment for ground-level commercial uses, designed for Plantings, benches, streetlights, etc.). active ground floor activities including retail, dining, and Sustainability personal services. Physical or design elements that improve environmental Sidewalk: performance, efficiency, and livability to "...meet the needs The paved area of the public frontage dedicated exclusively of the present without compromising the ability of future to pedestrian activity. generations to meet their own needs." (quotation from the Our Common Future, World Commission on Environment Side Setback: and Development, United Nations 1987) See Side Yard Setback Tandem Parking: Side Street: An off-street parking arrangement where one vehicle is A street along a comer parcel that is not a front street. parked behind the other. Side Street Facade: Thoroughfare: The fagade of a building that typically faces a side street. The portion of the street between curbs that includes all Side Yard: vehicular lanes, including travel lanes, turn lanes, parking The area that results from a side yard setback. lanes. Side Yard Setback: Townhouse: The distance between a side property line and any structure A home that is attached to one or more other houses, and requiring a building permit. which sits directly on a parcel of land that is owned by the owner of the house. Sign: Any medium for visual communications, which is used or Urban Design Concept: intended to be used to attract attention. The district structure which serves as the conceptual basis for Significant: the regulations contained in Book II. An important part or area, or a large quantity. Use(as a verb): To occupy land or water in any manner or to establish, carry Significant Additions: out,maintain or continue any activity or development on land Additions greater than 15%of the buildings floor area. or in water regardless of whether the activity or development is Single-Family: established, carried out,maintained or continued in a manner The a single building for one dwelling. that utilizes buildings or structures on land or in water. Standards: Wall Cladding All required development specifications (such as permitted The exposed materials of a fagade that primary walls, base, land use types, building height dimensions, and setback wall accent,trim, and other articulation elements are made of dimensions)that vary from one District to another. or covered with. Story: Window Wall: A habitable level within a building as measured from finished A wall entirely designed with windows usually from floor floor to finished ceiling. Attics and raised basements are not to floor. O considered stories for the purposes of determining building a height. CJ 135 d' O a �7 136 PROJECT PARTICIPANTS CITY COUNCIL' CITY STAFF CORE TEAM MEMBERS' CONSULTANTS' Mayor Cathy Green PLANNING FREEDMAN TUNG + SASAIKI (FTS) Mayor Pro Tern Jill Hardy Scott Hess, Director of Planning and Building Urban Design &Planning, Development Code, Community Council Member Keith Bohr Mary Beth Broeren, Planning Manager Workshops,Plan Preparation Council Member Joe Carchio Rosemary Medel, Associate Planner FTS PROJECT TEAM Council Member Gil Coerper ]ECONOMIC DEVELOPMENT Michael Freedman, Principal, Council Member Devin Dwyer Stanley Smalewitz, Director of Economic Development Hiroyuki Sasaki,AICP, Principal Council Member Don Hansen Kellee Fritzal, Deputy Director of Economic Development Gregory Tung, Principal Former Mayor Debbie Cook Doris Powell, Project Manager Assistant Ellen Greenburg, former Principal Former Mayor Dave Sullivan Trent Greenan, AICP, Senior Associate PUBLIC WORKS Erik Calloway, Senior Associate & Project Manager PLANNING COMMISSION' Bob Hopkins, Director of Public Works Bob Stachelski, Transportation Manager Gregory Delaune, Associate Chair Blair Farley Michelle Gaines, Associate Vice-Chair Fred Speaker ]EXECUTIVE Alexa Lawrence, Urban Designer Commissioner Barbera Delgleize Paul Emery, Deputy City Administrator Michael Kritzman, Urban Designer Commissioner Tom Livengood Bob Hall, Deputy City Administrator TIlEIliIliA WEST ADVISORS, g.g.0 IN Commissioner Janis Mantini COLLABORATION WITH LINDA S. CONGLETON & Commissioner John Scandura OTHER PARTICIPATING DEPARTMENTS COLLABORATION Commissioner Elizabeth Shier-Burnett Community Services Department Economics, Market and Fiscal Analyses Fire Department Tim Mulrenan, Principal Police Department Johan Yonai, Principal CITY ADMINISTRATOR Linda S. Congleton, Principal Fred Wilson AUSTIN-FOUST ASSOCIATES Transportation and Parking E-� Terry Austin, Principal Cassandra Carlin, Project Planner Catherine Lawrence, Traffic Engineer E-� ANDERSON ]ILLUSTRATION Rendering 0. E-� U Special thanks to all of the participants at the Beach & Edinger Corridors Specific Plan community workshops. a 137 F z a F a F w ti O a 138