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Home My WebLink AboutStudy Session - Overview of Seacliff Promenade Conceptual Ma (5) meefr� �5fflfliF �e�ef hl-eSe/21,e4 P,c e ,Card C'a. YryrscnQ, CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION J ,) HUNTINGTON BEACH To: Mayor and City Council Members Via: Ray Silver, City Administrator From: Howard Zelefsky, Director of Planning Date: December 2, 1999 Subject: December 20" City Council Study Session on the Palm/Goldenwest Project The purpose of this Study Session item is to provide the City Council with an overview of the Seacliff Promenade Conceptual Master Plan, the Palm Goldenwest Specific Plan and related actions that will be presented for formal Council action in January 2000. Project Overview Site Characteristics: - 150 acres - Located between Palm Avenue and Pacific Coast Highway and Seapoint and Goldenwest Street; approximately four acres are located west of Seapoint Ownership: - Aera Energy LLC owns 96 acres along Pacific Coast Highway - PLC Land Company owns 54 acres along Palm Avenue Project Goals: - City Goals: To master plan the 150 acres in a manner consistent with the adopted General Plan criteria for the site which require a conceptual master plan and specific plan. - PLC Goals: To develop up to 315 residential units, anticipating beginning construction some time next year. - Aera Energy Goals: Continue oil production activities for the next 15 to 20 years. Project Entitlements: Seacliff Promenade Conceptual Master Plan: establishes land uses and their general locations, landscape design guidelines and architectural design guidelines for future development of the 150-acre site, and establishes a trip allocation budget that limits the intensity of development on the site - Palm/Goldenwest Specific Plan: implements the General Plan and Conceptual Master Plan by establishing specific zoning and development standards for the entire 150-acre site - Zoning Map Amendment: amends the City's District maps to replace the existing zoning designations with the new Palm/Goldenwest Specific Plan (SP 12) designation - Local Coastal Program Amendment: amends the City's Local Coastal Program by: a) changing the Land Use Plan designations to Mixed Use-Horizontal Integration of Housing with a specific plan overlay consistent with the City's adopted General Plan; and b) incorporating the Palm/Goldenwest Specific Plan in the Implementing Ordinances of the LCP. - Negative Declaration: analyzes the potential environmental impacts of the entitlements/project, included site specific traffic, noise and air quality studies. Project Status: Public Participation: - Three community meetings (9/98, 5/99, 9/99) with attendance of approximately 80 to 120 people per meeting - Five meetings with the Huntington Seacliff Homeowners Association - Three Planning Commission Subcommittee Meetings - Three Planning Commission Study Sessions - One Planning Commission Public Hearing Planning Commission Action: The Planning Commission reviewed the five entitlement requests on November 9, 1999 and recommends the City Council approve the requests as recommended by staff with changes, as referenced below. Outstanding Issues: There are seven items that remain outstanding based on the Planning Commission's action, PLC's and Aera's requests and staffs recommendation. These items are summarized on the attached matrix and will be discussed at the December 20a' Study Session. Copies of the draft Conceptual Master Plan and Specific Plan documents are attached for your review. Should you have questions regarding the project prior to the Study Session, please contact Mary Beth Broeren, ext. 5550, or Bob Goldin, the Project Planner, ext. 5270. Attachments: 1. Outstanding Issues Matrix 2. Seacliff Promenade Conceptual Master Plan 3. Palm/Goldenwest Specific Plan cc: Melanie Fallon, Assistant City Administrator Mary Beth Broeren, Senior Planner Bob Goldin,Project Planner OUTSTANDING ISSUES Entitlementllssue PLC Aera Staff Planning Commission _—Request Request Recommendation Recommendation Seaclfff Promenade Conceptual Master Plan ■ Allow residential units on Aera parcel Not opposed Request up to 300 residential Do not include residential as a Concur with staff units be allowed permitted use time shares allowed • Buffer between PLC and Aera property 30 ft.structural setback on 30 ft, structural setback on 30 ft. structural setback on PLC side 50 ft,structural setback on PLC PLC side and Aera setback Aera side and 75 ft.structural setback on Aera side and 75 ft, structural based on ultimate use side setback on Aera side Palm/Goldenwest Specific Plan ■ Scope of Specific Plan Do not include Aera property Do not include Aera property Disagree, include entire 150-acre Concur with property owners; site in SP do not include Aera property • Parkways on all streets for single family Do not require; be permitted No position Require parkways for single family Concur with PLC; do not projects at option of developer require parkways • No.of parking spaces for units with 5+ 3 enclosed&2 open spaces No position 3 enclosed &3 open consistent with Concur with staff bedrooms the Zoning&Subdivision Ordinance • Location of Open parking spaces required Allow one of the required No position All open spaces be provided on-site Concur with staff for each detached unit open spaces to be provided consistent with the Zoning& on-street in lieu of all on-site Subdivision Ordinance of unit(driveway) ■ Garage setback(driveway length) Up to 20%of the garages be No position All garages(front entry)have a 20 ft. 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SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN City of Huntington Beach TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 Authority and Scope.........................................................................................1.1 1.2 Purpose and Intent............................................................................................1.1 1.3 California Environmental Quality Act Compliance...........................................1.3 2.0 PROJECT DESCRIPTION 2.1 Location/Surrounding Land Uses......................................................................2.1 2.2 Site History.......................................................................................................2.1 2.3 General Plan Designation and Requirements............................................... 2.4 Zoning/Coastal Designations ............................................................................2.4 3.0 CONCEPTUAL MASTER PLAN 3.1 Overview..........................................................................................................3.1 3.2 Phasing.............................................................................................................3.1 3.3 General Plan Criteria and Standards..................................................................3.2 3.4 Development Concept.......................................................................................3.3 3.4.1 Trip Budget...........................................................................................3.3 3.4.2 Land Use Concept.................................................................................3.3 3.4.3 Access...................................................................................................3.5 3.4.4 Open Space/recreation...........................................................................3.5 3.4.5 Public Facilities.....................................................................................3.6 3.4.6 Visual Analysis.....................................................................................3.6 4.0 DESIGN GUIDELINES 4.1 Purpose and Intent............................................................................................4.2 4.2 Implementation of the Design Guidelines..........................................................4.2 4.3 Landscape Design Guidelines...........................................................................4.3 4.3.1 Landscape Theme..................................................................................4.3 4.3.2 Plant Materials......................................................................................4.3 4.3.4 Perimeter Walls/Buffers........................................................................4.3 4.4 Commercial Design Guidelines.........................................................................4.4 4.4.1 General Theme......................................................................................4.4 4.4.2 Setbacks................................................................................................4.4 4.4.3 Compatibility With Existing Development............................................4.4 4.4.4 Focal Points...........................................................................................4.5 4.4.5 Public Art..............................................................................................4.5 4.4.6 Pedestrian and Open Linkages...............................................................4.5 4.4.7 Bicycle Access......................................................................................4.6 4.4.8 Lighting ...............................................................................................4.6 1 SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN City of Huntington Beach TABLE OF CONTENTS 4.4.9 Parking Lots..........................................................................................4.6 4.4.10 Service Areas........................................................................................4.6 4.4.11 Signs.....................................................................................................4.6 4.4.12 Articulation...........................................................................................4.7 4.4.13 Ground Floor Interest............................................................................4.7 4.4.14 Roofs.....................................................................................................4.7 4.5 Residential Design Guidelines ..........................................................................4.8 4.5.1 Design and Location of Common Facilities...........................................4.8 4.5.2 Interior Walls and Fences......................................................................4.8 4.5.3 Residential Architecture........................................................................4.8 4.5.4 Setback Variation..................................................................................4.9 4.5.5 - Mixed Height Elements.........................................................................4.9 4.5.6 Articulation...........................................................................................4.9 4.5.7 Building Materials and Colors.............................................................4.10 4.5.8 Roof Forms.........................................................................................4.10 4.5.9 Garages and Carports..........................................................................4.10 5.0 DEVELOPMENT REGULATIONS 5.1 Purpose and Intent............................................................................................5.1 5.2 General Provisions ...........................................................................................5.1 PLC Parcel and Aera Parcel 5.2.1 Permitted Uses......................................................................................5.1 5.2.2 Maximum Density.................................................................................5.2 5.2.3 Maximum Building Height.............................................. 5.2.5 Minimum Buffers/Building Separations Between Parcels......................5.3 5.2.6 Other Development Standards...............................................................5.3 6.0 IMPLEMENTATION 6.1 Procedures........................................................................................................6.1 6.2 Implementation.................................................................................................6.1 6.2.1 Definitions............................................................................................6.1 6.2.2 Coastal Element....................................................................................6.1 6.3 Hearings...........................................................................................................6.1 6.4 Appeals.............................................................................................................6.1 6.5 Conceptual Master Plan Amendments...............................................................6.2 6.6 Transfer and Allocation of ADT's.....................................................................6.2 7.0 APPENDICES 1. Plant Material Palette ii Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION ONE INTRODUCTION Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 1 1.0 INTRODUCTION 1.1 AUTHORrry AND SCOPE The City of Huntington Beach 1996 General Plan requires that a "conceptual master plan of development", as well as, a specific plan be prepared for Subarea 4B (refer to Exhibit #1), as identified in Table LU4 and Figure LU6 of the General Plan. The Seacliff Promenade Conceptual Master Plan has been prepared in accordance with the General Plan, and adopted by City Council Resolution No. The requisite specific plan(s) will be prepared under separate cover and will function as the implementation tool to carry out the conceptual theme of this Master Plan. It is intended that all subsequent development plans, tentative tract or parcel maps and any other requests requiring discretionary or ministerial approval by the City for Subarea 4B shall be consistent with the General Plan, Seacliff Promenade Conceptual Master Plan, Subarea 4B specific plan and the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) as adopted and/or amended by the City Council. 1.2 PURPOSE AND INTENT Subarea 4B is one of the largest undeveloped areas remaining in the City today. Its size and location offer unprecedented planning and development opportunities, as well as (` challenges. The purpose of the Seacliff Promenade Conceptual Master Plan is to ensure that this unique site is developed as an integrated and compatible, high quality planned community. The primary objectives of the Seacliff Promenade Conceptual Master Plan are as follows: • To provide general direction for the future development of Subarea 4B, consistent with the Subarea 4B policies and criteria set forth in the General Plan; • To plan all parcels that comprise this project area in an integrated manner that is compatible with the surrounding area; • To provide conceptual development standards and architectural design guidelines to implement the planning and design concepts set forth in the General Plan; • To provide a consistent approach to site planning, building design, signs, graphics, colors, materials, lighting, landscaping, and other design elements; • To reserve areas for future civic/open space uses and visitor serving commercial opportunities that will complement the other commercial projects in the area; • To phase development with the provisions for the necessary infrastructure and public services to support the new development; Page 1-1 September 1999 �S� I PALM V UE I` ACACIA /% I UE O,o O ZN 00 �<\.�•' AVENUE ./ CC I n p� m - M N 0 --------- -�—•.--'"-- �AVENUE ` —PALM` / \` OLIVE y NOT PART — — _ AVENUE SUBAREA 4B OF THE GENERAL PLAN riLL Cpggr HIGHWAY City of Huntington Beach EXHIBIT NO. 1: SUBAREA 4B MAP ®3_so Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 1 • To provide for the implementation of the City's Local Coastal Program The Seacliff Promenade Conceptual Master Plan designates desired land uses; allocates density and intensity by establishing a maximum allowable trip generation factor for the site; establishes conceptual site design, perimeter treatment, landscaping and public and private improvements, and provides architectural design guidelines for Subarea 4B. A subsequent specific plan(s) for the site shall further define the aforementioned elements, including project specific land use types, densities and locations, on-site circulation, design parameters, etc., consistent with the Conceptual Master Plan. 1.3 CALIFORNIA ENVIRONMENTAL QUALITY ACT COWLIANCE In May 1996, the City of Huntington Beach certified Program Environmental Impact Report No. 94-1 ("PEIR") for the comprehensive update of the City's General Plan. This EIR evaluated development of the Seacliff Promenade Conceptual Master Plan Area (Subarea 4B of the General Plan) as Mixed Use-Horizontal Integration of Housing and assessed potential impacts from development. The Seacliff Promenade Conceptual Master Plan is consistent with the land use scenario evaluated in PEIR 94-1, and will not create any additional impacts. The PEIR determined that there will be no impacts from the proposed Master Plan development, which cannot be mitigated to a level of insignificance. Pursuant to the California Environmental Quality Act (CEQA), an Initial Study has been prepared as part of the Conceptual Master Plan approval process. The Initial Study will serve as the basis on which the environmental effects of implementing the Conceptual Master Plan can be ascertained. The Initial Study indicated that a Mitigated Negative Declaration is the appropriate CEQA compliance tool, and has been prepared as part of the Conceptual Master Plan process. A traffic study, noise study, air quality study, and visual analyses have also been prepared in conjunction with the Conceptual Master Plan to further demonstrate that no significant impacts from implementation of the proposed Conceptual Master Plan are anticipated. A Mitigated Negative Declaration was prepared and distributed for public review and comment. Mitigation Measures included as part of Mitigated Negative Declaration No. 98-8 are incorporated by reference and will be included as conditions of approval on all development projects within the Seacliff Promenade Conceptual Master Plan Area. All subsequent approvals necessary to develop any property within the Conceptual Master Plan Area must be consistent with the Conceptual Master Plan and be within the scope of PEIR 94-1 and Mitigated Negative Declaration No. 98-8. Additional environmental documentation may be required in the future if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA Guidelines. Page 1-3 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION TWO PROJECT DESCRIPTION Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 2 2.0 PROJECT DESCRIPTION 2.1 LOCATION/ SURROUNDING LAND USES The Seacliff Promenade Conceptual Master Plan area encompasses approximately 150 acres of land bounded by Palm Avenue and Pacific Coast Highway (PCH) and Goldenwest and Seapoint Streets, with approximately four of those acres located on the west side of Seapoint(refer to Exhibit#2). This 150 acre site represents one of the largest (semi-) vacant properties in the City's Coastal Zone. PLC Land Company currently owns the vacant 54 acre parcel fronting on Palm Avenue (referred to as the PLC Parcel) and Aera Energy LLC presently owns the 96 acre parcel in oil production fronting on PCH (referred to as the Aera Parcel). PLC intends to develop its property within the next five years. Aera Energy LLC representatives have indicated that their parcel will remain in oil production for the foreseeable future. Surrounding land uses include Huntington Seacliff(RL-7), Seacliff on the Greens (RM- 15) and the Seacliff Country Club golf course (OS-CR) to the north, the Pacific Bay Ocean Pointe residential development and older residential development (RMH-25-d) to the east, Ocean Colony (RH-30), Surfcrest (RMH-25) and the County area that includes the future Harriett M. Wieder Regional Park to the west and the Bolsa Chica State Beach and Pacific Ocean to the south. 2.2 SITE HISTORY Subarea 4B has been in oil production since the 1920s when it was owned by the Huntington Beach Company who leased this site to Standard Oil/Chevron. In 1963, the Huntington Beach Company split the site into two pieces and entered into a long-term lease on what is now the Aera parcel. This was a result of the increase in off shore oil production due to the emergence of slant drilling technology. During the 60s, 70s and 80s, the leased operator changed many times. In 1990, Chevron ceased all oil production on the PLC site. In May of 1996, both PLC and Aera acquired their respective interests in Subarea 4B and it remains that way as of today. PLC and Chevron have the responsibility to remediate their site through a funding agreement, while Aera will be responsible for remediation of their site. The Phase One remediation efforts began on the PLC site in the mid 1990's. The wellheads were excavated and the soils were stockpiled. The Phase Two efforts to complete the remediation of the PLC site have yet to occur. It is anticipated to be completed by Chevron within four months of final City approvals. 2.3 GENERAL PLAN DESIGNATION During the 1996 General Plan update, extensive community input was solicited to establish how the site should ultimately develop. The City's adopted General Plan now designates this site as "Subarea 4B, Mixed Use-Horizontal Integration of Housing" (MH- F2-sp) (refer to Exhibit #3). Ultimately, the General Plan envisions a mix of visitor serving commercial uses, civic uses/open space and residential uses within the 150 acre Page 2-1 September 1999 � P S N a z B �} `♦ � �Oy OP�� PJ� .�P P 3 N = PACIFIC AVE. � COAST �PALL W SUBJECT SITE VICINITY MAP SEACLIFF PROMENADE CONCEPTUAL MASTER PLAN (d r`�'"--"� NOT TO SCALE wr Mn September 1999 Exhibit #2 6'.. Vo �♦ � `�1�11111 QII�` oo ►i♦ �♦ y`�ii� MOI ♦♦ - � ��M ��^ Ill/�o `� // �' ♦♦♦♦♦♦♦♦ ♦♦ /awn M►iuii Ii 1"s�Ca"�uunt� `_�♦•�i♦ice ♦� .♦fi �♦ice`!��j♦=�,T��:�� •� \�� /��, �j L711r L tl l' ro. !,I,Il�rl'\llll •``` ,,.,� • "�G J 'Ire"'�l �1::1 IIiVtl'll Mrrr 1+;119 1'1i'i'!e :IiA • ` u'e::Ii,lay'Y;i,:::YIVIii�1.IT!!., 'i�d01."f: _ r..�—., I'd:Ylll'I1!!�i� TrllN.7 I�IY'e'1 9Yd:G YRY11:9;' .'7li 4YS1 IiGl:ll YGe'.''16i1 !I. • \i• y' *Mile:r i,e l 1LY pAlg iMill, \ �,��• I!. !^A1u, 1'�CY17 iYI,rYF IY1Y.Y.■ ,. • :rite. r:enlY � Yr:rll!:1 lacllu. �IA•■■I�ra ull,��.�\\� ��``�`� ilt!•1 � 1 Yl'• t1i.Y: j1 .. � I IIICd•'I:tie, I `` \� ,�+ .�.��\,BUD, \\ Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 2 site. While not currently proposed, any vertical integration of mixed use (both residential and commercial in a single structure) would require an amendment to the General Plan and applicable specific plans. The General Plan first requires the preparation of a "Conceptual Master Plan of Development" for Subarea 4B prior to development of the site. The Subarea 4B General Plan criteria and standards are the basis for the "Seacliff Promenade Conceptual Master Plan" and subsequent specific plans. 2.4 ZONING/COASTAL DESIGNATIONS The site is currently zoned High Density Residential with an Oil and Coastal Overlay (RH-O-CZ), General Commercial with an Oil and Coastal Overlay (CG-O-CZ), General Industrial with an Oil and Coastal Overlay (IG-O-CZ) and General Industrial with an Oil Production and Coastal Overlay (IG-OI-CZ) (refer to Exhibit#4). Once a specific plan is adopted for the area, the specific plan requirements will supersede and replace the existing zoning. The Conceptual Master Plan and subsequent specific plans set forth the permitted uses and development standards to ensure the site is planned and designed in a consistent and unified manner and shall conform to all provisions contained in the General Plan and the applicable sections of the HBZSO. Subarea 4B is located within the Coastal Zone of the City of Huntington Beach and is { subject to the provisions of the City's Coastal Element and Implementation Plan (together known as the City's "Local Coastal Program"). The existing local Coastal Program Land Use designation for the PLC parcel is "Medium Density Residential". The Aera parcel is designated as "Industrial-Oil Resource Production", but also includes a visitor serving commercial overlay for the western section of the Aera parcel at Pacific Coast Highway (PCH) and Seapoint, as well as, the eastern section at PCH and Goldenwest (refer to Exhibit#5). The Conceptual Master Plan encourages residential and visitor serving commercial uses, consistent with both the City's previous 1985 Coastal Element and the pending 1999 Coastal Element update. The Conceptual Master Plan calls for development to be designed so as to avoid adverse impacts to the City's beaches and coastal resources. The Master Plan provides for adequate on-site parking within the site, safe and convenient access from the site to the beach, and where appropriate, the preservation and/or enhancement of public view corridors from the site to the ocean and Bolsa Chica. The Conceptual Master Plan, all specific plans and any subsequent amendments will require approval by the Coastal Commission prior to development of the site. Page 24 September 1999 or p �i`` ;�, , .Vw R2-PD-0-CZ �F/ -� °.r1 ti WA IN ado Y .� +�,.5 (- �' �,e�- - � +�a,b•, d. ' � .«•�,. .• � • oJ' • � tk �l'i J !. h: RH-O-CU61 - 1' "&1por r.r•rM'• .1 w'wtf NM+r A•O � r.N.1rN.• N,.Y ..N•. IG-OI-CZ Z W SI-CZ-MPAR so-O-CZ FP3 - SI.O-CZ•FPS 8 � �� PACIFIC ��"""';il• �� m� �� OCEAN PACIFIC City of Huntington Beach EXISTING ZONING DESIGNATIONS Sep tnber 1999 dbit#4 C'. 0 J; *40 + to A LEGEND 0 Resource Production Visitor— Serving Overlay, (This Overlay Indicates Visitor Serving Areas Which Would Be Appropriate After Oil Production Is Abandoned) 1985 Local Coastal Program Land Use Designations LAND USE PLAN OVERLAY HUNTINGTON BEACH COILFORNIN GOLDENWEST STREET TO PLANNING DIVISION HUNTINGTON BEACH MESA BLUFFS 106. Exhibit #5 SEACLIFF PROMENADE Page 2-6 CONCEPTUAL MASTER PLAP Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION THREE CONCEPTUAL MASTER PLAN Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 3 3.0 CONCEPTUAL MASTER PLAN 3.1 OVERVIEW The purpose of the Seacliff Promenade Conceptual Master Plan is to ensure that, regardless of phasing, the entirety of Subarea 413 is ultimately developed in a cohesive and consistent manner. This document will establish the framework for reviewing the individual specific plans for both the PLC and Aera parcels. Commercial and residential development standards and design guidelines, including master landscape themes, uniform perimeter treatment and consistency in architectural design are set forth to help achieve this end. 3.2 PHASING It is PLC's intent to develop their 54 acre parcel, consistent with the Conceptual Master Plan, in the near future. Aera has indicated that they will continue the current oil production activities on their parcel for the next 15 to 20 years. The differing ownership and timeframes for development present a challenge to the City for planning and implementing the Conceptual Master Plan. Given the site's proximity to the ocean and the lack of large vacant or semi-vacant ocean oriented properties elsewhere in Orange County, Subarea 4B will be a prime site for development, regardless of when Aera chooses to discontinue their current oil production activities. Therefore, it is essential that i the City plan for the future development of this site as part of the Conceptual Master Plan. Since the Aera Parcel is one of the few remaining undeveloped ocean oriented parcels in the City; it is essential at this time to provide guidelines for future development. The Conceptual Master Plan requires the siting of the common areas, visitor serving areas and civic/open space/recreation areas, with the orientation of commercial buildings around those places to create a sense of place within the 96 acres. 3.3 GENERAL PLAN CRITERIA AND STANDARDS Extensive public participation was solicited for the 1996 General Plan and for the development of the Conceptual Master Plan. Therefore, unless otherwise amended, the Mixed Use-Horizontal Integration of Housing (MH-F2-sp) General Plan designation shall apply. It is the intent of this document to be consistent with the 1996 General Plan policies and criteria listed below. Page 3-1 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 3 Community District and Subarea Schedule 4B Subarea Characteristic Standards and Principles Existing Oil Permitted Uses Category: Mixed Use-Horizontal Integration of Housing Property (MH) • Residential Medium High ("RMH") • Single and multi-family residential • Visitor serving commercial(as permitted by Commercial Visitor["CV"] land use category) • Parks,golf courses, and other recreational amenities • Open spaces • Continued Oil Production Density/Intensity Category: F2-30: Floor Area Ratio (FAR)is 0.5 and 30 units per acre maximum • Average Density: 15 units per acre overall • Height: four(4)stories Design and Category: Specific Plan ("-sp") Development • Requires the preparation of and development in conformance with a Conceptual Master Plan of Development and Specific Plan. • The preparation of a Specific Plan may be phased in conformance with the Conceptual Master Plan. • Establish a cohesive, integrated residential development in accordance with the policies and principles stipulated for"New Residential Subdivisions"(Policies LU 9.3.1 and LU 9.3.4). • Allowing for the clustering of mixed density residential units and integrated commercial sites. • Requires variation in building heights from two(2)to four(4)stories to promote visual interest and ensure compatibility with surrounding land uses. • Commercial development shall be prohibited along the Palm Avenue frontage • Residential development along Palm Avenue shall be compatible in size,scale,height,type,and massing with the existing development on the north side of Palm Avenue. • Visitor Serving Commercial development shall be oriented along the Pacific Coast Highway frontage. • Minimize vehicular access points onto arterial streets and highways including Palm Avenue, Golden West Street,Pacific Coast Highway,and Seapoint Street. • Open space and neighborhood parks,which may be private, shall be provided on site. Page 3-2 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 3 3.4 DEVELOPMENT CONCEPT/PARAMETERS The Seacliff Promenade Conceptual Master Plan sets forth a general development concept and parameters through its land use plan (refer to Exhibit #6), maximum allowable "trip budget", design guidelines and development regulations. The Master Plan does not define the precise acreage or all land use locations. Such specificity is left to future specific plans for the site. 3.4.1 Trip Budget The Conceptual Master Plan limits the maximum number of average daily trips that may be generated by ultimate development of the site to 27,139. This is to ensure that impacts to the City's circulation system, as well as, ambient air quality and noise levels remain within the scope of impacts analyzed in the General Plan Program EIR 94-1 and Mitigated Negative Declaration No. 98-8. Of the total trip budget, the PLC site has been allocated a maximum of 5,230 average daily trips, and the Aera parcel has been assigned a trip budget not to exceed 21,909 average daily trips. Individual parcels within the site may exchange or trade unused trip allocations, as long as the overall budget for the site is not exceeded, and subject to City approval. The trip budget allocations, along with the development standards of the Conceptual Master Plan, will determine the land use intensities ultimately permitted within the Conceptual Master Plan Area. 3.4.2 Land Use Concept Within the Conceptual Master Plan land use plan the overall intensity and density of development for the 150 acres are consistent with the General Plan Subarea 4B criteria and the site is designed to conform to the trip budget allocation discussed above. The Conceptual Master Plan designates the 54 acre PLC parcel for exclusively residential development, with a maximum of 500 single family detached homes and multi family units permitted. The Conceptual Master Plan includes a 3.5 acre public park near Lexie Circle and Palm Avenue. The Specific Plan will then refine the land uses, development standards, site layouts and intensities/densities for the residential portion and park site on this parcel. Through the final map process, PLC will dedicate the land to the City for the park and will construct the park improvements concurrent with residential development of their parcel. The 96 acre Aera parcel is planned for a mix of visitor serving commercial, office/high technology, open space and civic uses that include esplanades, greenbelts and pedestrian linkages. Given its prime location and ocean-oriented views, it is the City's desire to maximize the visitor serving commercial and recreational opportunities on this site. Therefore, no residential development is included. The four acre site on the west side of Seapoint has been designated for Page 3-3 September 1999 PROPOSED USES ACRES AERA PARCEL 4C5MERLllL • O13BUL METAL TO BE OETER01EO tl, O A ENTERTI COL4'M VEC1FIC MAN FOR T!!AERARE5rAA! cFfla .ANCEL i • HICH TECINOLOOT 1 • OTHER SULAR USES i • AIMORT HOTEL TWEISHARE 6FECNLTTIETALENTERTAINIAENT i i • MESTAutwTS O0""LE" • OTHER SULM llgS Q•B/lrAfF-f7NC lISEB • MECREATION&FAgJfES • PAWS COLYAM CENTER �ln I 1 rew� LBRARY - 1ALFWHEATER 1 CITY PACLOF3 1 PLC PARCEL ACACIA — I mDBID ��'•. I A NUE SNOLE FAULT 323 ACMES • MLTI FAAMLY oral aACE TO BE Oc • PARK 33 ACRES SIGNALIZED PECAN NEIGHBORHOOD D PARK C)o F /. SIGNALIZEDO ID VENUE � . 6 •b I (3.5ACRES) CZ I T m 0 PLC PARCEL GE 9AVENUE OPEN 10 - (58 ACRES) •— W ��//\.� p 0� �-----tj'�-- I 1 \ F \�// 0 SPACE ACRES) rR1 RESIDENTIAL m ^ (a ' ```% —PALM — --- PARK (SOOUN(TS MAXIMUM) I� OUVE RIGHT IA IN/ y „ 'AVENUE i OWN HT OUT Ir PEDESTRN / ACCESS %% COMMERCIAL/OFFICEMSITOR SERVING VISITOR SERVING COMMERCIAL — ( (ACREAGE TO BE DETERMINED) OPEN SPACE/CMC USES (ACREAGE TO BE DETERMINED) �' (ACREAGE TO$E DETERMINED) AERA PARCEL i ._. .._._,_ (94ACRES) LEGEND PACIFIC MAIN ENTRY(SIGNAUZED) im ESPLANADE(3T MIN WIDTM COAST HIGHWAY RIGHT IN/ RIGHT OUT ONLY SECONDARY ENTRY GREENBELT/BUFFER ON AERA PARCEL(60 MIN.WIOTFQ BUFFER ON PLC PARCEL(W MIN WIDTH AT PLANNING AREA 4 AND 30 MIN.WIDTH AT PLANNING AREA 2) City of Huntington Beach SEACLIFF PROMENADE CONCEPTUAL LAND USE PLAN as e•Mo ... „ Exhibit #6 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 3 future open space uses. A pedestrian linkage between Palm and PCH, near Cherryhill, is shown in the central portion of the site to complement the proposed open space/civic uses and the public park site off Palm Avenue. The corner of PCH and Goldenwest is designated for visitor serving uses such as specialty retail, restaurants, an entertainment complex, timeshares and/or a resort hotel. The remaining portions of the site are devoted to other commercial uses, including visitor serving retail, office and high technology uses. 3.4.3 Access The Conceptual Master Plan shows the approximate locations of both major and secondary access points to the two parcels. These access points are the result of the traffic study and review by City staff. The major access for the PLC parcel is off Goldenwest at Orange, with a secondary access off Palm Avenue and Country Club Drive. Both of these accesses would be signalized. The accesses for the Aera parcel will be determined through the preparation of a specific plan or specific plan amendment for that parcel. Conceptually, however, it is anticipated that there will be a right-in and right-out access off Goldenwest and Seapoint, with the major access points from PCH. A pedestrian corridor is proposed from PCH to Palm, near Cherryhill, to provide a connection between the Aera parcel and the neighboring residential uses. 3.4.4 Open Space/Recreation All residential development will be required to provide open space on site in accordance with the provisions of Chapter 254, Dedications and Reservations, of the HBZSO and any applicable specific plan. The City shall determine whether the open space shall be public or private, or a combination of both. Greenbelts and buffer areas have been designated between the PLC parcel and Aera parcel to provide an adequate buffer between the proposed residential and future commercial development. An esplanade along PCH is designated that provides pedestrian access and view opportunities of coastal resources the length of the parcel. An open space area has been designated for civic/open space uses between Cherryhill and PCH, including the pedestrian access from Palm and vehicular access from PCH. The exact design and dimensions of these areas will be determined at the time of development. Page 3-5 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 3 3.4.5 Public Facilities The specific plan(s) will identify existing and proposed infrastructure, storm drain, sewer and water facility improvements that will be needed to serve the development. The developer shall be responsible for the installation of all public facilities and improvements concurrent with construction. Improvements shall be subject to review and approval by the City. 3.4.6 Visual Analysis The intent of the visual analyses contained within the Conceptual Master Plan is to provide the staff, decision makers and public with an understanding of what the proposed development of the PLC parcel will look like and what the potential development of the Aera Parcel could be (refer to Exhibit #7). Four viewpoints were selected from the public rights of way to reflect what the motorist, pedestrians and residents in the area may expect in terms of scale and massing for the PLC and Aera parcels. The four intersections are Palm and Goldenwest and Palm and Cherryhill for the PLC parcel and PCH and Goldenwest and PCH and Seapoint for the Aera parcel. The Aera visuals are merely a representation of what could be developed on the corners of Goldenwest and PCH and Seapoint and PCH based on the adopted General Plan criteria and development standards. It must be noted that the actual buildings, locations and sizes will be dependent on what Aera or their successors choose to process. The City will need to assess the visual impacts in more detail at that time. The PLC visuals attempt to represent what PLC is actually proposing. Page 3-6 September 1999 Existing -• ._sue- _'�,�.3.._ = ' _ �I yr Aerial Keymap NOTE:This visual sbulabon uhlzesoomputer technology(CADDI Proposed d .pLan sknulpab nptoeexn os ft3- irrien enalffnang oorrpoetlo�I nhege. so as to depict the conceptual overall appearance of the project from off-site locaborn The purpose of this sirr"allon ns b evaluate grading concepts and character.larracing,juxtaposition of building heights,and softening of bolding messing wlb landscape It Is recognized that design detats,maletal%and colas shown In these exdhbda are co cepbal and snbjec b preparation of final engneerng and constructlandoarnenb Gold—wat PLC SWE ABTA BRE POetk Ceait 6 P.I. 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'�:;:,14r�''.•�'�.,.3'..�.,v_•..��S!..:'_:.. ,:+ i►'' I .a 4i=IJ \ o�..w�A' •'Atj:l'�>✓y wititi:. �1 G. lt�•,:i�'`.. -_ .:::Lc4:.'y::.u:'S�.T' =°�i2:'�'s��.;�^�s� xi.kk<::.,i.✓`� ... ...c2,.:..,�.y�i,-•:• + 1 + 1 r•r Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION FOUR DESIGN GUIDELINES t i Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.0 DESIGN GUIDELINES SECTIONS: 4.1 Purpose and Intent 4.2 Implementation of the Design Guidelines 4.3 Landscape Design Guidelines 4.3.1 Landscape Theme 4.3.2 Plant materials 4.3.3 Perimeter walls/buffers - 4.4 Commercial Design Guidelines 4.4.1 General Theme 4.4.2 Setbacks 4.4.3 Compatibility with existing development 4.4.4 Focal points 4.4.5 Public Art 4.4.6 Pedestrian and Open Linkages 4.4.7 Bicycle accesses 4.4.8 Lighting 4.4.9 Parking lots 4.4.10 Service areas 4.4.11 Signs 4.4.12 Commercial Architecture 4.4.13 Articulation 4.4.14 Ground floor interest 4.4.15 Roofs 4.5 Residential Site Design 4.5.1 Design and location of common facilities 4.5.2 Interior walls and fences 4.5.3 Residential Architecture 4.5.4 Setback variation 4.5.5 Mixed height elements 4.5.6 Articulation 4.5.7 Materials and Colors 4.5.8 Roofs 4.5.9 Garages and carports Page 4-1 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.1 PURPOSE AND INTENT The purpose of this section is to ensure that development within Subarea 4B will be consistent with the City's General Plan goals, the Specific Plan for the area and other applicable zoning regulations. These design guidelines are intended to help define a consistent approach to site planning, architecture, lighting, landscaping and other design elements to achieve visual harmony within Subarea 4B. These Design Guidelines are to be followed by the developer, project designers, and City in the review of Subarea 4B for all residential and non-residential projects. However, these provisions are not precise zoning regulations, but guidelines to implement the City's General Plan goals and Zoning regulations. They will provide direction on how best to accommodate site planning, architecture and landscaping for this project. These guidelines are to be considered as qualitative standards of good design to assist City decision-makers in their discretionary judgments to approve or deny projects. These guidelines should therefore motivate design efforts toward meeting the City's quality standards, either prior to project submission or via design modifications during project review. The intent of these guidelines is to encourage new development projects which: • Utilize a variety of complementary and compatible architectural styles and site designs; • Provide a consistent approach to site planning, building design, signs, graphics, color, materials, lighting, landscaping, and other design elements. • Ensure a consistent landscaping theme is utilized to create a unified design along the long frontage of PCH, as well as, along Palm, Goldenwest and Seapoint. 4.2 IMPLEMENTATION OF THE DESIGN GUIDELINES In reviewing individual projects,the decision-making authority shall tailor the application of the design guidelines in the Conceptual Master Plan to the scale and character of the project. That is, the decision-making authority may grant relief from a policy if it determines that, due to unusual project characteristics or small scale, no useful purpose would be served by the guideline in terms of advancing the goal and objectives set out in the Conceptual Master Plan and General Plan. The Design Guidelines are intended to augment the other provisions of the HBZSO, specific plans, and other relevant regulations controlling land use or development. In case of conflict or discrepancy between this Conceptual Master Plan and any other regulations, the decision-making authority shall utilize the ordinances in effect at the time. Page 4-2 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.3 LANDSCAPE DESIGN GUIDELINES 4.3.1 Landscape Theme The landscape concept for the Conceptual Master Plan is an integral part to the overall character of the community. It includes a combination of landscape and hardscape features adjacent to and visible from PCH, Palm, Goldenwest and Seapoint that combine to form a major design element of the community structure. The overall objectives of this section are to visually emphasize prominent design elements and vistas, while screening undesirable views; provide a harmonious transition between adjacent land uses and between development and open space; and to be varied enough to provide interest and emphasis, but not so obtrusive as to distract the viewer. 4.3.2 Plant Material Palette The proposed plant materials, including street trees, shrubs, and groundcovers shall be compatible and complementary to existing adjacent streetscapes. Tree species and spacing should be selected to create a unified image for the street and provide an effective continuous tree canopy. (Refer to Appendix for Recommended plant palette). 4.3.3 Perimeter Walls/Buffers A decorative community theme wall along the public streets will provide project identity, privacy and noise control. Masonry or stucco walls or view fences (e.g. glass, Plexiglas or tubular steel) should be used. Designs should incorporate colors, materials, and finishes to blend with the surrounding environment. Where possible, setbacks for walls should vary to add interest to the streetscape. Long straight stretches of wall should be avoided. Landscaping should be integrated into the perimeter wall design to soften appearance. Elevation of Staggmd wag Elevafion d PkaVmNal AevaWn or WaI wgh Wea s r Example of xwU types. Page 4-3 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.4 COMMERCIAL DESIGN GUIDELINES The intent of this section is to encourage the siting of the common areas, civic uses, recreation facilities and visitor serving areas first, then orient specific buildings around these gathering areas creating a true sense of place for visitors to enjoy. Buildings should be sited in such a manner as to encourage walking from one part of the commercial area to another with as little automobile intrusion as possible. 4.4.1 Commercial Design Theme The ultimate site design for the Aera parcel should attempt to visually emphasize prominent design elements and vistas, while screening undesirable views. The siting of buildings should protect and enhance public view opportunities to the ocean, with restaurant and entertainment uses located where they can take advantage of ocean views, while providing a harmonious transition between adjacent land uses and between development and open space. 4.4.2 Setbacks Increased setbacks and/or design elements that buffer residential units from impacts of the abutting commercial development should be incorporated in the site design. Site plans should be designed so that building footprints are articulated and incorporate variations composed of insets, entries, comers, and jogs integrated with adjacent outdoor areas in order to create intricate and inviting pedestrian spaces. �.� a..PM 'W*" ro.oprt...00.we ur,me ucw This l y1M iM arc►tiledire t,iaiaiir tged 4.4.3 Compatibility With Existing Development Although architectural diversity is encouraged in commercial projects, it is not to be achieved at the expense of harmony with existing development. Thus, though new projects need not imitate the design of surrounding buildings, they nevertheless should be visually compatible with that development. In addition, commercial projects should avoid designs so massive as to overwhelm the scale 1, of surrounding residential development. Page 4-4 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.4.4 Focal Points The use of focal points in a commercial complex is desirable to provide both orientation and organization. These focal points create a visual counterpoint to the massing of nearby buildings. Examples of important focal elements include courtyards enhanced by fountains, outdoor cafes and other amenities and the use of towers that create a vivid visual and mental image for a project, provide identity and differentiation from other projects and become the gathering point for a project. *L. RFfATLWIe 1NAJOR Or1 LtOC.TlO OM rKJTfrOOrFJ1T1(1QM YQ RuLN4 OPmov Q.R61etTN6oemN KrMIN MYr TO p Or KMOK r UNG FICAM KI1KTBmXn Pr4 [OF/.T�NUUWM MJROMOf Kitr.tit M!. A rooftop makes an exciting outdoorspacc /ncorpotote tower featurrs as focal pants- 4.4.5 Public Art Provisions shall be incorporated in the Specific Plan to require public art be provided in public spaces, especially to assist in defining focal points and open area. 4.4.6 Pedestrian and Open Space Linkages Open space areas with footpaths should be designed throughout the project area to provide linkages to the major recreation activities and encourage pedestrian activity. Buildings and pedestrian paths should be sited in such a manner as to encourage walking from one part of the commercial area to another, with as little automobile intrusion as possible. Also, provisions should be made for direct pedestrian links between the project's residential areas. Prrterm Ckegn Ole" ~ Open c—",di provide add i,-, l sunlight to rdprmt `` bwldin&L Page 4-5 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.4.7 Bicycle access Bicycle usage shall be encouraged by the provision of bikeway accesses and bike racks at convenient locations near building entries. 4.4.8 Lighting Parking lot and outdoor lighting should be the minimum needed to accommodate safety and security, while minimizing the impacts on the surrounding residential areas. Outdoor lighting should be coordinated with parking lot and planting plans. Architectural lighting should serve to emphasize building entries and particular building details. 4.4.9 Parking Lots Parking lot design should provide for vehicular and pedestrian access to adjacent parcels, should be designed to avoid large unbroken expanses of paved areas, provide buffers between buildings and the parking areas and screened from the street by landscaping and berming. 4.4.10 Screening of Service Areas Service and storage areas and trash enclosures should be screened from public view by means of walls and landscaping. Loading and storage areas shall be screened from public view by means of solid walls or fences and/or plantings. --!k dl�t - i SW Wd,bndsca and ' bul&W and tlorWo nLA lor��=tong ff. yad bw or ads Mbacb Sam.a foaling fitdU= Solid masonry u.11s d"ald be utda l to umn&drug srm& 4.4.11 Signs A sign program should identify commercial centers. All signs should be harmonious in scale, form, materials and colors with the project buildings, walls and other structures. Identification signs should be provided for all projects. Such signs shall conform to the sign regulations of the HBZSO pertaining to limitations on size, height, and placement. Page 4-6 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.4.12 Articulation The apparent mass of buildings should be reduced by means of articulation, i.e., the varying of wall planes in depth and/or direction. This also creates visual interest and human-scale outdoor spaces such as patios and terraces. Large blank single-planed walls should be avoided. A combination of one-story to four-story elements should be created within the overall form of commercial buildings in order to provide a variety of scales and reduce the perceived building mass. Any building mass above the second story should be substantially set back and reduced in size. A lll' � 1 �w,au.cm momrye, Mc�ba bcoarr.r,wk .# 2 oT�aa'bua cawpr mm►wuua ao xnn TGro l yl,r uj anlutrLNur n rnaruragrd' The use of arcades add visual interest. 4.4.13 Ground Floor Interest Commercial and office buildings should be designed so that the ground floor presents an interesting and varied appearance to pedestrians and motorists. This can be achieved by the liberal use of windows, arcades, architectural detailing, wall murals, artwork, and similar design features. 4.4.14 Roofs The rooflines on larger buildings with long elevations should be broken up by roof elements of varying height. Tower elements are also used to break up large elevations. Parapet walls can also be used to add variation to the roofline. When a flat roof is used, a parapet or shed roof that is designed to resemble hipped or gabled roofs should screen it. l i jFdmMa. rwr'00,a,a"W"' a «Kwoo.d /t a.arcanop.e Full roofs are encouraged Page 4-7 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.5 RESIDENTIAL DESIGN GUIDELINES Residential projects within Subarea 4B should be configured to establish a pedestrian friendly environment and a distinct sense of neighborhood and identity by providing increased setbacks and/or design elements that buffer residential units from impacts of abutting commercial development. The overall design should provide a continuous network of sidewalks on both sides of the streets, bike, pedestrian paths and/or other elements to link parts of the community and provide connections to land uses in adjacent areas. 4.5.1 Design and Location of Common Facilities The City places a high value on the provision of usable open space and recreation facilities, both public and private. Such usable open space should be carefully landscaped and flat enough to accommodate both passive and active recreation. Active recreation facilities included within private common areas may consist of swimming pools, spas, cabanas, tennis or other game courts, tot lots, free play areas, game rooms, and similar facilities. Common open space and recreation facilities should be located in special places in order to create neighborhood focal points and accessible from all residences via the project's own pedestrian circulation system. { 4.5.2 Interior Walls/Fences Walls and fences for individual dwellings that are visible from the street or from a common area should be treated as an integral part of the residential building's architecture. Materials, colors, finish and detailing should draw from the buildings they surround or adjoin. In general, Walls and fences within residential projects should utilize durable masonry, stucco, or eve , with finishes and colors consistent with the overall project architecture. In all cases, front yard fence height and placement shall conform to the provisions of the specific plan. 4.5.3 Residential Architecture Residential structures should be appropriate in mass and scale to the site on which they are located avoiding building materials, colors and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. Residential structures should incorporate elements, such as porches, in the design of dwellings to emphasize the front yard as an activity area and "outdoor living room", while still providing open space amenities accessible and of sufficient size to be usable by residents. �� J,� rAw Page 4-8 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.5.4 Setback Variation Front yard setbacks should be varied sufficiently to create visual interest, variety and individuality along the street. For those homes facing the street, greater front yard setbacks are encouraged. Exterior mass and form can be arranged to improve the visual impact of attached residential buildings on comer lots. Thus, buildings on street comers should be either single-story or should have a significant single- story element on the exterior (street) side of the building. Front yard setbacks should be varied to avoid a monotonous pattern of houses and create an interesting street-scene. Side and rear yard setbacks shall be varied to allow for improved useful private open space areas 4.5.5 Mixed-Height Elements By including single-story elements in a two-story building, the apparent building size can be reduced. 4.5.6 Articulation Articulation, the creation of jogs and insets in building walls, adds interest, richness, and intricacy to all buildings. In addition, these changes in plane and height and the use of such design features as porches, bay windows, dormers, and chimneys serve to break up blank walls and avoid the "row-of-boxes" appearance. Therefore, highly articulated residential buildings are strongly encouraged. The rear and sides of homes backing onto major streets are highly visible from off-site and should be treated in a similar manner to the front elevation. This is particularly true of second story conditions visible above a solid fence line. Page 4-9 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 4 4.5.7 Building Materials and Colors The materials and colors should be compatible with and contribute to the overall quality of the community. The community should have a variety of roof colors and trim colors in order to avoid a monotonous monolithic appearance when a residential area is viewed from a distance. 4.5.8 Roof Forms Roofs are highly visible in any residential project. Viewed from the street, roofs are as powerful as front elevations in determining the visual quality of the streetscape. A harmonious diversity of roof forms can add variety and interest to a residential street, while roof uniformity can create monotony and lack of street identity. Therefore, roof forms should be varied along each street. One method of doing this is to create different hip and gable-end roof treatments for the same floor plan in production attached residential projects. Visual interest can be further achieved by varying the rooftop ridges so that some are perpendicular and some are parallel to the street. I �Mm Gable Hiple? R an pipped Gable 4.5.9 Garages and Carports Garages should be located and designed so that they do not dominate the street scene. Units should be designed and plotted so that the living portion of the house becomes the focal point, rather than the garage. Front building and garage setbacks should be varied. It is important to avoid the appearance of an unbroken line of garage doors with dwelling units attached as an afterthought. Recess garage doors deeply into the front wall in order to create strong shadow lines and visual relief. REAR PLACEMENT SIDE IN GARAGE OF GARAGE GARAGE OFFSET . A k Page 4-10 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION FIVE DEVELOPMENT REGULATIONS Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 5 5.0 DEVELOPMENT REGULATIONS 5.1 PURPOSE AND INTENT The purpose of these development standards is to be consistent with the General Plan Subarea 4B standards, while providing flexibility to create superior designs for residential and commercial developments. The Conceptual Master Plan requires exceptional design features and enhanced site planning to produce an integrated and compatible development, as detailed in the Design Guidelines Section. All proposed development shall be subject to review and approval of a specific plan and subsequent conditional use permits and tentative maps. The adopted specific plan shall refine and detail the applicable development standards within the Conceptual Master Plan, with the conditional use permits and subdivision maps implementing the particulars of the specific plan. 5.2 GENERAL PROVISIONS The provisions contained in this section shall govern the design and development of the Conceptual Master Plan area. Development standards and/or design criteria and activities not specifically addressed in this the Conceptual Master Plan shall be addressed in the Specific Plan in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance(HBZSO), Municipal Code and City policies. 5.2.1 Permitted uses (Subject to approval of a Specific Plan and subsequent conditional use permits, tentative parcel maps or tentative tract maps, and coastal development permits). PLC Parcel • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, • Single family attached dwelling units • Multi family attached dwelling units • Public and private recreational facilities including public and private parks • Other uses determined to be similar in nature, or as other wise approved through a specific plan amendment. Aera Parcel • Continued oil production activities consistent with the existing operations • Visitor serving commercial uses as permitted by the HBZSO, except as follows: 1. automotive service and repair related uses shall be prohibited. Page 5-1 September 1999 Seaciiff Promenade Conceptual Master Plan City of Huntington Beach Section 5 2. drive-through windows in conjunction with restaurants shall be prohibited 0 Resort Hotel • Office • Timeshares • Recreational facilities, public and private • Open Space, public and private • Civic Uses including museums, libraries, community centers, amphitheaters, schools, civic center, City Hall facilities and/or other public facilities • Other uses determined to be similar in nature, or as other wise approved through a specific plan amendment. 5.2.2 Maximum Density Maximum Density shall not exceed 30 units overall density, with an average of 15 units per acre. e..d an ever-a ever-ag inteftsip tha results i e to the Maximum density shall not exceed an FAR of 0.5:1 and an overall intensity that results in a change to the City's adopted traffic level of service and roadway capacity standards. / PLCParcel: t' At the time of adoption of this document, the PLC parcel has an overall intensity total of 5,230 Average Daily Trips (ADTs) assigned to the parcel, which is the equivalent to a maximum of 500 residential units. In the event that the PLC parcel does not develop a total of 500 units, the unused trip capacity (ADTs) may be reallocated to the Aera parcel at the City's discretion Aera Parcel: At the time of adoption of this document, the Aera parcel has an overall intensity of 21,909 ADTs assigned to the parcel. This trip assignment is equivalent to a maximum of 614,570 square feet of commercial or other comparable non- residential uses as determined by a traffic analysis approved by the City. Additional ADTs may be transferred from the PLC parcel, or as other wise approved through a specific plan for any unused ADTs from the PLC parcel. The four acre site across Seapoint should be designated as open space and therefore should not be considered within the 21,909 ADTs allocated for the Aera parcel. Page 5-2 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 5 5.2.3 Maximum Building Height o 0 4Ne`}' Four (4) stories'6 measured in accordance with the HBZSO, (subject to approval of a Specific Plan and subsequent conditional use permits, tentative parcel maps or tentative tract maps). 5.2.4 Minimum Buffer Area/Building Separation Between the PLC Parcel and the Aem Parcel On the Aera side, a minimum setback of 75 feet from the PLC property line for structures shall be provided. Within that 75 feet, 50 feet closest to the PLC property line shall be landscaped and shall not permit parking or motor vehicle access (except for emergency vehicles) to encroach into that 50 foot landscaped area. The precise design of the setback area should be determined through the tentative map/conditional use/coastal development permit process and developed in accordance with the recommended mitigation measures set forth in the Appendix On the PLC parcel, minimum of a 30 foot structural setback should be provided from the common PLC/Aera property line for S044> all units abutting that common PLC/Area property line. 5.2.5. Other Development Standards Other development standards not listed here shall be determined through the approval of the Specific Plan. Page 5-3 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION SIX IMPLEMENTATION Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 6 6.0 Il"LEMENTATION 6.1 PROCEDURES The methods and procedures for the implementation of the Conceptual Master Plan shall be in conformance with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) and applicable specific plan. If an issue, condition, or situation arises or occurs that is not sufficiently covered or provided for, or is not clearly understandable, those regulations of the HBZSO applicable or specific plan that are applicable to the most similar issue, condition or situation shall be used by the Planning Director as guidelines to resolve it. This provision shall not be used to permit uses or procedures not specifically authorized by the General Plan, Conceptual Master Plan or the HBZSO or applicable specific plan. 6.2 IMPLEMENTATION Development of the Conceptual Master Plan shall be adopted by resolution and implemented in accordance with procedures set forth in this document, the General Plan and the HBZSO or applicable specific plan. 6.2.1 Definitions Words, phrases and terms referenced in the Conceptual Master Plan shall have the same application and meaning as described in the HBZSO. The word "shall' is always mandatory and the words "may"or"should"are permissive. 6.2.2 Coastal Element A Local Coastal Program Amendment (LCPA) will be required for any specific plan within Subarea 4B. That LCPA requires both City and Coastal Commission approval. 6.3 HEARINGS All public hearings held relative to this Conceptual Master Plan shall be administered per the applicable provisions of the HBZSO. 6.4 APPEALS Any decision, determination or requirements may be appealed in accordance with applicable provisions of the HBZSO. Page 6-1 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 6 6.5 CONCEPTUAL MASTER PLAN AMENDMENT Requests for amendments to the Conceptual Master Plan may be submitted for consideration to the Planning Director, Planning Commission and/or City Council. Each amendment shall include all sections of the Conceptual Master Plan and any related Specific Plan that is affected by the change. Conceptual Master Plan Amendment(s) may require concurrent General Plan Amendment(s), unless the Planning Director determines that the proposed Amendment would not substantively affect the General Plan goals, objective,policies or programs. 6.6 TRANSFER AND ALLOCATION OF ADTs The Planning Director, Planning Commission and/or City Council may permit transfer of Average Daily Trips (ADTs) from the PLC parcel to the Aera parcel, in the event that PLC does not develop a maximum of 500 units. The transfer may be permitted through the tentative map/conditional use permit/coastal development permit process. The Planing Director may also determine not to allocate ADTs to those uses or areas of the Aera parcel that do not generate vehicular trips, such as greenbelts, esplanades or other similar uses or areas, subject to his approval. Page 6-2 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach SECTION SEVEN APPENDIX Seacliff Promenade Conceptual Master Plan City of Huntington Beach Section 7 7.0 APPENDIX LIST OF ATTACEMNTS: 1. Plant Material Palette l Page 7-1 September 1999 Seacliff Promenade Conceptual Master Plan City of Huntington Beach Plant Palette Botanical Name Common Name TREES Acacia longifolia Golden Wattle Arbutus unedo Strawberry Tree Arbutus 'Marina' NCN Brachychiton populneus Bottle Tree Brahea armata Mexican Blue Palm Cassia leptophylla Gold Medallion Tree Chorisia speciosa Silk Floss Tree Cinnamomum camphora Camphor Tree Cordyline australis Grass Palm Cordyline australis 'Atropurpurea' Dracaena Australis Cupaniopsis anacardioides Carrotwood Dodonaea viscosa 'Purpurea' Purple Leafed Hopseed Bush Eriobotrya dejlexa Bronze loquat ( Erythrina caffra Kaffirboom Coral Tree Erythrina coralloides Naked Coral Tree Eucalyptus cladocalyx Sugar Gum Eucalyptus frcifolia Red Flowering Gum Eucalyptus formanii Forman's Eucalyptus Eucalyptus nicholii Nichol's Willowed-Leafed Peppermint Eucalyptus sp. Eucalyptus Species Ficus microcarpa 'Green Gem' Green Gem Fig Ficus microcarpa 'Retusa' Weeping Indian Laurel Fig Ficus microphylla Rusty Leaf Fig Ficus nitida Indian Laurel Ficus rubignosa Rustyleaf Fig Fraxinus velutina 'Rio Grande' Fan-tex Ash Harpenhyllum cajyrum Kaffir Plum Juniperus sp. Juniper Species Koelreuteria bipinnata Chinese Flame Tree Lagerstroemia fauriei "Muskogee" Hybrid Crape Myrtle Magnolia gra. 'Edith Bogue' Edith's Bull Bay Magnolia gra. 'Little Gem' Dwarf Southern Magnolia Magnolia gra. 'Majestic Beauty' Majestic Bull Bay Magnolia gra. 'San Marino' Dwarf Bull Bay Seacliff Promenade Conceptual Master Plan City of Huntington Beach Botanical Name Common Name Magnolia grandiflora 'LG. ' Little Gem Magnolia Melaleuca linariifolia Flaxleaf Paperbark Melaleuca nesophila Pink Melaleuca Melaleuca quinquenervia Cajeput Tree Melaleuca quinquenervia Cajeput Tree Metrosideros excelsus New Zealand Christmas Tree Neodypsis decaryii Triangle Palm Phoenix roebelenii Pigmy Date Palm Pinus canariensis Canary Island Palm Pinus eldarica Mondel Pine Pinus halepensis Allepo Pine Pinus pinea Italian Stone Pine Pinus radiata Monterey Pine Pinus thunbergiana Japanese Black Pine Pinus torreyana Torrey Pine Pittosporum undulatum Victorian Box Platanus racemosa California Sycamore Podocarpus gracilior Fern Pine Prunus raroliniana Carolina Laurel Cherry Prunus caroliniana bright and tight Carolina Cherry Full to Ground Raphiolepis indica 'Majestic Beauty' Majestic Beauty Indian Hawthorne Rhaphiolepis hybrid 'Majestic Beauty Majestic Beauty TM Indian Hawthorne TM' Sabal palmetto Palmetto Schinus terebinthifolius Brazilian Pepper Schinus terebinthifolius Brazilian Pepper Tree Strelitzia nicolai 'Multi' Giant Bird of Paradise Tabebuia chrysotricha Golden Trumpet Tree Tipuana tipu Tipu Tree Tristania conferta Brisbane Box Ulmus parvifolia `Sempervirens' Evergreen Elm Ulmus pumila Siberian Elm Seacliff Promenade Conceptual Master Plan City of Huntington Beach Botanical Name Common Name SHRUBS Agave sp. Agave Allamandia nerifolia Golden Trumpet Antedechia 'Salmon' Calla Lily Baccharis piluraris 'Twin Peaks' Coyote Bush Prostrate Bougainvillea 'Raspberry Ice' Bougainvillea Raspberry Ice Bougainvillea 'Rosenka' Dwarf Bougainvillea Bougainvillea 'Tahitian Maid' Double Bougainvillea Bougainvillea 'White Madonna' Bougainvillea Calliandra haematocephala Pink Powder Puff Carissa grandiflora Natal Plum Carissa mac. sp. Natal Plum Species Chrysanthemum sp. Marguerite Crassula argentea Jade Plant Crassula argentea 'Crosby' Miniature Jade Plant Cuphea hyssopifolia False Heather Dipladenia splendens 'Red Riding Shrub Mandeville Hood' ' Dodonaea viscosa 'Purpurea' Purple Leafed Hopseed Bush Echium fastuosum Pride of Madeira Echium fastuosum 'Select Blue' Pride of Madeira Elaeagnus pungens 'Maculata' Golden Elaeagnus Elaeagnus pungens 'Yariegata' Thorny Variegated Elaeagnus Eriobotrya deflexa 'Multi' Bronze Loquat Eriogonum sp. Buckwheat Escallonia fradesii Pink Princess Escallonia Escallonia montevidenis Montevideo Escallonia Feijoa sellowiana Pineapple Guava Gazania rigens Clumping Gazania, Treasure Flower Hebe buxifolia Boxleaf Hebe Hemerocallis hybrid 'Purple' Day Lily (Evergreen) Hemerocallis hybrid 'Yellow' Day Lily (Evergreen) Hibiscus rosa-sinensis 'Fiesta' NCN Hydrangea sp. Hydrangea Ixora 'Maui' NCN Juniperus sp. Juniper { Lantana sp. Lantana Lavandula pedunculata 'Atlas' Spanish Lavender Leptospermum lae. 'Reevesii' Dwarf Australian Tea Tree Seacliff Promenade Conceptual Master Plan City of Huntington Beach Botanical Name Common Name Leptospermum sco. `Keatleyi' New Zealand Tea Tree Ligustrum jap. `Texanum' Texas Privet Ligustrum jap. `Texanum' Wax Leaf Privet Ligustrum japonicum Japanese Privet Liriope sp. Lily Turf Lonicera nitida `Aurea' Boxleaf Honeysuckle Lonicera nitida `Maigrun' Box Honeysuckle Lonicera pileata Privet Honeysuckle Loropetalum c. `Hines Purpleleaf Plum Delight Myoporum laetum Myoporum Nephrolepis cordifolia Southern Sword Fern Osteospermum fruticosum Freeway Daisy Pelargonium peltatum `Balcan'series Ivy Geranium (mixed) Phormium tenax New Zealand Flax Species Pittosporum tobira sp. Var. Pittosporum Prunus c. Atropurpurea Delight' Purple Leaf Plum Raphiolepis indica sp. White India Hawthorne Raphiolepis indica `Springtime' India Hawthorne Rosmarinus offcinalis Rosemary Salvia sp. Sage Species Strelitzia regime Bird of Paradise Tecomaria capensis Cape Honeysuckle Trachelospermum jasminoides Star Jasmine Viburnum japonicum NCN Xylosma congestum 'Compact' Dwarf Xylosma Yucca sp. Yucca Zantedeschia aethiopica 'White' Calla Lilly DRPIFT PAL VGOLDENWEST SPECIFIC PLAN NO. 98-1 (SP-12) City of Huntington Beach Planning Department 2000 Main Street Huntington Beach, California November 1999 ATTACHMENT NO. �3 PALM AND GOLDENWEST SPECIFIC PLAN TABLE OF CONTENTS PREFACE SECTION ONE:PLC PROPERTY 1. INTRODUCTION 1.1 Project Area Background .................................................................................1-1 1.2 Existing Conditions...........................................................................................1-1 1.3 Purpose and Intent............................................................................................1-5 1.4 California Environmental Quality Act Compliance.............................................1-7 1.5 Authority and Scope.........................................................................................1-7 2. DEVELOPMENT CONCEPT 2.1 Conceptual Master Plan of Development...........................................................2-1 2.2 Land Use Plan/Development Concept................................................................2-1 2.2.1 Planning Area 1 .....................................................................................2-4 2.2.2 Planning Area 2......................................................................... .........2-4 2.2.3 Planning Area 3.....................................................................................2-5 2.2.4 Planning Area 4.....................................................................................2-5 2.3 Circulation Plan......................................:..........................................................2-6 2.4 Open Space.......................................................................................................2-9 2.4.1 Neighborhood Park...............................................................................2-9 2.4.2 Private Recreation Area.........................................................................2-9 2.4.3 Perimeter and Buffer Landscaping and Pedestrian Walkways...............2-11 2.5 Grading Concept ............................................................................................2-17 2.6 Project Infrastructure .....................................................................................2-18 2.6.1 Storm Drains.......................................................................................2-18 2.6.2 Sewer Facilities....................................................................................2-20 2.6.3 Water Facilities....................................................................................2-20 2.7 Public Utilities.................................................................................................2-23 3. DEVELOPMENT STANDARDS 3.1.1 Purpose and Intent............................................................................................3-1 3.1.2 General Provisions...........................................................................................3-1 Applicability......................................................................................................3-2 Principal Permitted Uses(All Planning Areas)...................................................3-2 AccessoryBudding Uses...................................................................................3-2 Conditionally Permitted Uses............................................................................3-2 TemporaryPermitted Uses................................................................................3-3 Landscaping......................................................................................................3-3 i PALM AND GOLDENWEST SPECIFIC PLAN TABLE OF CONTENTS Wallsand Fences...............................................................................................3-3 Signsand Outdoor Lighting ..............................................................................3-4 Utilities.............................................................................................................3-4 Fire Protection and Emergency Vehicle Access.................................................3-4 AffordableHousing...........................................................................................3-5 3.1.3 Development Standards.....................................................................................3-6 3.1.4 Low Density Residential........................................................................3-6 3.1.5 Medium Density Residential...................................................................3-6 3.1.6 Medium High Density Residential .........................................................3-7 4. COMMUNITY DESIGN GUIDELINES 4.1 Community Design Concept..............................................................................42 4.2 Site Planning Guidelines....................................................................................4-2 4.2.1 General Guidelines...............:.................................................................42 4.2.2 Residential Guidelines............................................................................4-3 4.2.3 Open Space Guidelines..........................................................................4-4 4.3 Landscape Architecture Guidelines....................................................................4-4 4.3.1 Community Landscape Concept.............................................................4-6 4.3.2 Entry Treatments...................................................................................4-6 4.3.3 Streetscape Guidelines...........................................................................4-9 4.3.4 Landscape Buffers and Interfaces.........................................................4-10 4.3.5 Community Theme Walls and Fences...................................................4-11 4.3.6 Lighting...............................................................................................4-13 4.3.7 Signage...............................................................................................4-13 4.3.8 Plant Palette........................................................................................4-14 4.4 Architectural Guidelines..................................................................................4-18 4.4.1 Architectural Character........................................................................4-18 4.4.2 Architectural Design Guidelines...........................................................4-18 5. ADMINISTRATION 5.1 Enforcement of the Specific Plan.......................................................................5-1 5.2 Methods and Procedures.......... .....................................................................5-2 5.2.1 Implementation......................................................................................5-2 5.2.2 Coastal Development Permits................................................................5-2 5.2.3 Tentative Tract Maps.............................................................................5-2 5.2.4 Zoning Text Amendments......................................................................5-2 5.2.5 Dwelling Unit Transfer Procedure........................................:.................5-2 FISSRUCii PALM AND GOLDEN WEST SPECIFIC PLAN TABLE OF CONTENTS 5.2.6 Planning Area Boundary Adjustment.....................................................5-3 5.2.7 Allocation and Transfer of ADTs...........................................................5-3 5.2.8 Hearing.................................................................................................5-4 5.2.9 Appeals.................................................................................................5-4 5.3 Maintenance Mechanisms..................................................................................5-5 6. APPENDICES A. Specific Plan Consistency with the Huntington Beach General Plan...................6-1 B. Mitigation Measures for Mitigated Negative Declaration#98-8.......................6-14 C. Legal Descriptions..........................................................................................6-20 SECTION TWO: AREA PROPERTY 7. INTRODUCTION 7.1 Project Area/Existing Conditions ........... . ............................................... ......7-1 . 7.2 Purpose and Intent............................................................................................7-1 7.3 California Environmental Quality Act Compliance.............................................7.2 8. DEVELOPMENT CONCEPT 8.1 Conceptual Master Plan of Development...........................................................8-1 8.2 Land Use Plan/Development Concept................................................................8-1 8.3 Circulation Plan.................................................................................................8-1 8.4 Open Space.......................................................................................................8-2 8.5 Grading Concept ..............................................................................................8-2 8.6 Project Infrastructure .......................................................................................8-3 9. DEVELOPMENT STANDARDS 9.1 Purpose and Intent................. .......................................................................9-1 9.2 General Provisions.................... .....................................................................9-1 9.3 Applicability.................... ................................................ ..........I................9-2 9.4 Principal Permitted Uses....................................................................................9-2 9.5 Maximum Density.............................................................................................9-2 9.5 Maximum Height..............................................................................................9-2 9.6 Landscaping......................................................................................................9-2 9.7 Walls and Fences...............................................................................................9-3 EMFMC iii PALM AND GOLDENWEST SPECIFIC PLAN TABLE OF CONTENTS 9.8 Signs and Outdoor Lighting..............................................................................9-3 9.9 Minimum Buffers..............................................................................................9-3 10. COMMUNITY DESIGN GUIDELINES 10.1 Community Design Concept............................................................................10-1 10.2 Site Planning Guidelines..................................................................................10-2 10.3 Landscape Architecture Guidelines..................................................................10-3 10.4 Community Theme Walls and Fences..............................................................10-3 10.5 Architectural Guidelines..................................................................................10 4 10.6 Architectural Character...................................................................................10-4 10.7 Commercial Architectural Design Guidelines...................................................10-4 11. ADMINISTRATION 11.1 Enforcement of the Specific Plan.....................................................................11-1 11.2 Methods and Procedures.................................................................................11-1 11.3 Implementation...............................................................................................11-1 11.4 Coastal Development Permits..........................................................................11-2 11.5 Tentative Tract Maps......................................................................................11-2 11.6 Zoning Text Amendments...............................................................................11-2 11.7 Planning Area Boundary Adjustment...............................................................11-2 11.8 Hearing...........................................................................................................11-3 11.9 Appeals...........................................................................................................11-3 11.10 Maintenance Mechanisms................................................................................11-3 iv PALM AND GOLDENWEST SPECIFIC PLAN PREFACE The 150 site designated as Subarea 4B in the City's 1996 General Plan, consists of two major parcels. The 54 acre parcel on the comer of Palm Avenue and Goldenwest Street is owned by PLC Land Company and known as the PLC parcel. The PLC parcel is currently vacant and is being considered for development within the next two years. The other parcel fronting along Pacific Coast Highway,between Goldenwest Street and Seapoint is 96 acres, owned Aera Energy LLC and known as the Aera parcel. The Aera parcel is currently in oil production and according to Aera Energy LLC,the parcel will remain in on production for the 15 to 20 years. Staff Recommendation: Staff is recommending to City Council to include both the PLC property and the Aera property within the Palm/Goldenwest Specific Plan. Staffs position is that it is essential to prepare a specific plan now for both the PLC and the Aera properties,rather than wait until some time in future when Aera is ready to consider developing their property. Staff is recommending the Specific Plan be divided into two sections with specific development concepts and standards.for the PLC property and for the Aera property. The first section of the Specific Plan, Chapters 1-6, will be relate exclusively to the PLC parcel.The second section, Chapters 8-12,will be relate exclusively to the Aera parcel. Planning Commission: The Planning Commission is recommending to City Council to delete the Aera property from the Palm/Goldenwest Specific Plan. This is consistent with both PLC's and Aera's request to have the Aera property excluded from the Specific Plan.The Commission's position is that the time frames for the Aera property to develop are too far in the future and to attempt to plan something now would not be beneficial to the City. Textural Differences: To assist the City Council in understanding the textural differences between the staff recommendations and the Planning Commission recommendations,the Specific Plan will use the following examples to highlight the differences: Example 1 shows the differences between the staff recommendation in Bold and the Planning Commission recommendation in italics: "Within the Specific Plan Area,all interior streets serving single£amdy detached home neighborhoods will provide a 52-foot right-of-way consisting of a 40-foot paved way,with six- PALM AND GOLDENWEST SPECIFIC PLAN foot sidewalks on both sides of the street (Staff recommendation) with a minimum of four foot detached sidewalks and six foot parkways with street trees on both sides of the street;[Planning Commission recommendation]with detached parkways provided along the main entry road off Goldenwest Street and parkways elsewhere in the project at the option of the developer." Example 2 shows the inclusion of the Area parcel and the PLC parcel within a single specific plan through the use of Bold: "The Palm and Goldenwest Specific Plan proposes a variety of residential uses on the 54-acre PLC property and future visitor serving uses on the 96 acre Aera property. The land use plan for the PLC property is more fully described in this first section of the Specific Plan and Section Two of the Specific Plan details the land uses proposed for the Aera property." SECTION ONE PLC PARCEL PALM AND GOLDENWEST CHAPTER 1 SPECIFIC PLAN INTRODUCTION 1 INTRODUCTION 1.1 PROJECT AREA BACKGROUND The Palm and Goldenwest Specific Plan is located in northwestern Huntington Beach, an area that has historically been one of California's largest oil fields. Over the past ten years many of the marginally producing oil areas have been replaced with other uses. To the north of the site is the Holly-Seacliff Specific Plan area, a former oil producing area that has been replaced with residential,recreation and commercial uses. Surrounding land uses include the existing Seacliff residential community and Seacliff County Club and Surfcrest Condominiums to the north, and the Pacific Ocean to the south. The*era oil production fwffides we expected to continue opmating fm years.approximately twenty mote Southeast of Goldenwest Street is single family and multi-family residential uses which are part of an area previously known as the Townlot area. A Conceptual Master Plan("CW')of development has been prepared in conjunction with this Specific Plan as required by the Huntington Beach General Plan. This CMP and the General Plan were shaped by the citizen participation efforts that were utilized in their formation,and provide the basis for the requirements of Subarea 4B. The CMP includes the Specific Plan Area,approximately 54 acres owned by PLC,and the approximate 96- acre oil production facility site to the southwest owned by Aera,and provides the basis for the Palm and Goldenwest Specific Plan. The CMP describes proposed development for the PLC site,as well as future development potential for the Aera site once oil production ceases and sets the framework for individual specific plans to be implemented. 1.2 EXISTING CONDITIONS The Palm and Goldenwest Specific Plan Area includes the property south of Palm Avenue, west of Goldenwest Street and(see Exhibit 1.2-12 Vicinity Map,Exhibit 1.2-2,Location Map, and Exhibit 1.2-3,Aerial Photograph). The site is a former Chevron,USA,oilfield. Oil production is no longer a use on the site. The project area is located in the Coastal Zone boundary, as defined by the California Coastal Commission. HWPI.wpd 1-I November IM i i ............... oolrK ...;� n a rMMAMM .,�-�.•��" _� ��= `.cmwry Or Los AMC= ORC�ALIFORNIUANN ANA>E M i ® CRAY= i 8A,AM L\Cleveland National � I j SUBJECT j Forest % SITE N i ME \ f. Pam PACIFIC B ► ' ° OCEANLAOUPW MCK SAN JUAN s; I y, G1lBI�AN� a05" 22 � +` Callf�Y OF ►- ON `. "fif airs 3 SUBSET N APAnC SUNSET BEACH GARFIELD AVE. FYVY SSETAPOINT 2r i f SUBJECT .SITE HUNTINGTON� BEACH PIER PACIFIC SANTA ANA RIVER ESTUARY OCEAN _ / NEWPORT DUNES M m C LOCATION MAP HUNMNWON BEACH.CA NOT TO SGLE waKr.w.' c P h Cy�9 P�` co�oF c° �• � �sr Z � B LIV iti F oP�aQ o PACIFIC CAST • ti�P� Ate. 1 SUBJECT SITE pop Exhibit 1.2-2 PIC PLC Property only VICINITY MAP PALM 8 GO DENM EST HUNTINGTON BEACH,CA. © "7�,, NOT TO SCALE was-— i,iss' ,; .'t`' +1, r' i•- � �. � f � .' ` . � '� � .i � i i�((I '?�i, D�t"��W,:_ �_•�=„-_l�.l�a�1 �S;� ?•'�q, 1 r 't J � � � �ry�� j+ � �,,'�1`��Y.f }��:� j��.. ,I 1� lope _ � iy,��,4�iv .«• ►> �t. •�� O�`� 4�„`Vr � o ��•i ,� ..."rV��• ri •4•'�1� t� fir- • ' �► � (' ,°. .` ♦I `• x-r�i%.� 1�� \ 1 if;f!; "!� il.•a`�•ty�•��tit w , r / ,C+.�O\.•. � .., �y� "' .i �.. L , '� !'r � � �% ,r •'�,►�• �yi'� �� "` �� i Y'/� "'•�•*��`' �`\,�\\7/ C� �� , R•��1�; •t, ate;�q `' 1#R i 'a �.•q,' i -,1A:_'f,j.�• iF: / {r f �i.��r•^''�,1 i r„ .,(\\�4•'_��, .. �(� r.f. �t',��.�..; I._ ��e! �r1�.,��i'.' j� �1 ultwr►tl+rr ' • 1 Palm and Goldenwest Speck Plan Chapter 4 -Introduction The Huntington Beach General Plan currently designates the 150 site for Mixed Use- Horizontal Integration of Housing(N",with a Specific Plan Overlay. The Palm and Goldenwest Specific Plan Area and Aera property are designated as Subarea 4B on the Huntington Beach General Plan Table LU-4,which describes the Permitted Uses, Density/Intensity,and Design and Development Standards and Principles. A copy of Table LU-4 for Subarea 4B is included as Exlu'bit 1.2-4 for reference. The existing Local Coastal Program Land Use designation for the site is Medium Density Residential. There are currently four zoning designations on-site: RH-O-CZ(High Density Residential with Oil and Coastal Zone Overlays),CG-O-CZ(General Commercial with Oil and Coastal Zone Overlays),IG-01-CZ(General Industrial with Oil Production and Coastal Zone Overlays), and IG-O-CZ(General Industrial with Oil and Coastal Zone Overlays). 13 PURPOSE AND INTENT The purpose of this Specific Plan is to establish zoning and standards for residential development consistent with the City's General Plan,the Local Coastal Program,the Conceptual Master Plan(CMP),and compatible with surrounding land uses.The Specific Plan provides consistency with the goals,policies and criteria of the City's General Plan, including policies related to land use,urban design, economic development, circulation, public facilities,especially those related to Subarea 4B provisions. The intent of the Specific Plan is to guide and coordinate the future design and development of the Palm and Goldenwest Specific Plan Area. It provides a comprehensive description of land use, circulation,infrastructure, site development standards, and implementation programs for the preparation of detailed development proposals for City review and approval. The Specific Plan serves as the implementing actions program(zoning) for the Huntington Beach Local Coastal Program and the Conceptual Master Plan. It will act as the implementing actions program for the 54-acre site owned by PLC and the 96 acres owned by Aera Energy. . This Specific Plan permits the development of a residential community with up to three hundred and fifteen (315) dwelling units proposed in a mixture of single family detached homes and multi- family units on the PLC parcel and future visitor serving uses on the Aera parcel. *separate specific jpbm vyfft be required to be pzcp,.ed for the firtme development of the HBSPI.wpd 1-S November IM Palm and Goldenwest Specific Plan Chapter 9 -Introduction Exhibit 1.2-4 TABLE LU-4 for SUBAREA 4Bn Subarea Characteristic Standards and Principles 4B Permitted Uses Category:Mixed Use-Horizontal Integration of Housing QdH) Mdsting Of & Residential Medium High("RMH') Property • Single and multi-family residential • Visitor serving commercial(as permitted by Commercial Visitor [—CV-1 land use category • Parks,golf courses,and other recreational amenities • Open Spaces • Continued Oil Production Density/Intensity Category:"F2-30- • Height:four(4)stories • Average Density:15 units per acre Design and Category:Specific Plan("-sp") Development Required the preparation of and development in conformance with a Conceptual Master Plan of Development and Specific Plan. • The preparation of a Specific Plan may be phased in conformance with the Conceptual Master Plan. • Establish a cohesive,integrated residential development in accordance with the policies and principles stipulated for-New Residential Subdivisions"(Policies LU 93.1 and LU 93.4). • Allow for the clustering of mixed density residential units and integrated commercial sites. • Require variation in building heights from two(2)to four(4) stories to promote visual interest and ensure compatibility with surrounding land uses. • Commercial development shall be prolu'bited along the Palm Avenue fionitage. • Residential development along Palm Avenue shall be compatible in size,scale,height,type and massing with existing development on the north side of Palm Avenue. • Visitor Serving Commercial development shall be oriented along the Pacific Coast Highway frontage • Minimize vehicular access points onto arterial streets and highways including Palm Avenue,Goldenwest Street,Pacific Coast Highway,and Seapomt Street. • Open space and neighborhood parks,which may be private,shall be provided on site. 1 City of Huntineton Beach General Plan.May 13, 1996.po.II-LU 52 and IILU 53. HBSPI.wpd I-6 November im Palm and Goldenwest Specific Plan Chapter 1 -Introduction 1.4 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE In May, 1996, the City of Huntington Beach certified Environmental Impact Report No. 94-1 ("EIR")for the comprehensive update of the City's General Plan. This EIR evaluated development of the Specific Plan Area as Mixed Use-Horizontal Integration of Housing and any potential impacts from development. The Specific Plan,and the proposed PLC project and the Aera site are within the parameters of development evaluated in EIR No. 94-1, and will not create any additional environmental impacts. The EIR determined that there will be no impacts from the proposed residential development which cannot be mitigated to a level of insignificance. Pursuant to the California Environmental Quality Act(CEQA),an Initial Study has been prepared as part of the Specific Plan approval process. The Initial Study will serve as the basis on which the environmental effects of implementing the Specific Plan can be ascertained. The Initial Study indicated that a Mitigated Negative Declaration is the appropriate CEQA compliance tool, and has been prepared as part of this Specific Plan process. A traffic study,noise study,air quality study,and visual analysis have also been prepared in conjunction with the CMP and this Specific Plan to further demonstrate that there are no.significant impacts from the proposed Specific Plan and development. A Mitigated Negative Declaration was prepared and distn'buted for public review and comment. Mitigation Measures included as part of Mitigated Negative Declaration#98-8 have been incorporated in Appendix B and will be included as conditions of approval on all development projects within the Specific Plan Area All subsequent approvals necessary to develop any property within the Specific Plan Area must be consistent with the Specific Plan and be within the scope of the EIR and Mitigated Negative Declaration. Additional environmental documentation may be required in the future if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA guidelines. 1.5 AUTHORITY AND SCOPE The authority to prepare, adopt,and implement specific plans is granted to the City of Huntington Beach by the California Government Code(Title 7,Division 1,Chapter 3, Article 8, Sections 65450 through 65457). The Specific Plan will be the device for implementing the Huntington Beach General Plan and Local Coastal Program on this property. The Plan will contain all applicable land use regulations and will thus constitute the zoning for the Palm and Goldenwest property. The Development Standards contained in this Specific Plan will take precedence over all other provisions of the Zoning and Subdivision Ordinance,unless other wise noted. As with General Plans,the Planning Commission must hold a public hearing before it can recommend adoption of a Specific Plan. The City Council shall adopt this specific plan by resolution. HBSPI.xpd 1-7 November 1999 PALM AND GOLDENWEST CHAPTER 2 SPECIFIC PLAN DEVELOPMENT CONCEPT 2 DEVELOPMENT CONCEPT 2.1 CONCEPTUAL MASTER PLAN OF DEVELOPMENT The Seacliff Promenade Conceptual Master Plan(CMP)for the Palm and Goldenwest Specific Plan Area and the adjacent Aera property is illustrated on Exhibit 2.1-1. These two properties comprise Subarea 4B of the City of Huntington Beach General Plan. The intent of the Conceptual Master Plan is to establish general planning concepts for the entire site to be refined through the preparation of a Specific Plan. The General Plan for Subarea 4B specifically allows for phased Specific Plans in order to permit the near-term development of PLC's property and development of Aera's property at a later point in time as oil operations are phased out. The CMP Land Use Plan illustrates that the Aera property will remain in oil production for the foreseeable future(approximately 10-15 years). M described belo The Palm and Goldenwest Specific Plan proposes a variety of residential uses on the 54-acre PLC property and future visitor serving uses on the 96 acre Aera property. The land use plan for the PLC property is more fully described in this first section of the Specific Plan and Section Two of the Specific Plan details the land uses proposed for the Aera property. 2.2 LAND USE PLAN/DEVELOPMENT CONCEPT(PLC Site) The Palm and Goldenwest Specific Plan Land Use Plan for the PLC parcel contains three residential density land uses categories. All uses proposed in the Land Use Plan are consistent with the General Plan and the Conceptual Master Plan for Subarea 4B,and will not deviate from any established General Plan policies and criteria. The 54 acre PLC site is planned for a maximum of 315 dwelling units. Within the PLC parcel, the Specific Plan designates The Specific Plan desiMtes Low Density Residential, Medium Density Residential,and Medium High Density Residential areas with a combination of detached and attached single-and multi family dwellings. The development concept for the Palm and Goldenwest Specific Plan is to provide for distinct residential neighborhoods in a well-designed private gated community.Perimeter themed landscaping will complement the adjacent Holly Seacliff project. A 3.5-acre neighborhood public park is also provided in Planning Area 4. The Land Use Plan for the Specific Plan Area is shown on Exhibit 2.2-1, and is described below in Sections 2.2.1 through 2.2.4. 1-1 December IM PROPOSED USES AEAAPAFKXL _-- s�emwe • aeew.Iara. �oeeoa�ErnuoHA • �raarRla rrearowawFaneaw► Fars amaiw�us HOW ooreloc . aaei�uier aea�re�wclred . �aww.F�aner Fo r�iawncane� . cur . warms I� • COFACLM PLOPARC9_ .� UE ��r ns �. ores...rr i . Fart aweTO BE SnNAL¢ED / TO BE NEIOMBORHOOO PMK �,%" s1oNAllz�n vENue / l I PLC PARCEL E ME / � ,/ HEMENnAL ^(4 A �- `'-�/ PARK (SOD LIMPS MAXIMUM) "' OLIVE ♦ ♦ __PALM — G� _ ♦ � / CoriFAQWOUr AVENUE ONLY ♦ OO dM./OFFKOMS MSERVM OP6d>'lPAR /C1�IClJ8E8 VISMMSERVINOOOMMEAC�AL -- 'a To 4E AM PARM PTO BE D (WACRM PACFIC ._-_. - COAgP MIOMWAY ' RKSiTIW LEGEND RIOHP OUP ONLY MAIN ENTRY(NONALOM) ESPLANADE tW MN.WIDTH} , BECONDARY ENTRY ® 9TRUCTURN.SETBACK ON AERA PARCEL. (TV MIN.WIDTH INCLUDING W MINIMUM GREENBELTAR FFEM BUFFER ON PLC PARCEL(w MN.STRUCTURAL serve CIQ r Exhibit 2.1-1 Citv Of Huntlnoton Beach SEACUFF PROMENACIF CCNCEPTt1A1_LANs LISF PLAN LEGEND PLANNING ACRES LAND USE NUMBER l PALM AREA DESIGNATION OF UMTS `_ '9�`9�i 1 18.2 Low Density Residential 65 `92 AVENUE Max 7 units/acres 2 14.3 Low Density Residential 65 Max 7 units/acres ACACIA 3 11.4 Medium Density Residential 70 Max 15 units/acres 4 10.1* Medium High Density 115 AVENUE Residential Max 25 units/acres. TOTAL: 54.0 1 315 O� *,Includes a 3.5 acre public park site ��j O PECAN np D ti� PA 1 Or AVENUE r N ORANGE 1< AVENUE m I PA I PA ' PA PUBLIC PARK SITE J; OLIVE AVENUE M;� Exhibit 2.2-1 LAND USE PLAN PALM& GOLDEN-WEST HUNTINGTON BEACH.CA. ®0 200 400 Fucus'�"�,00y� 1 -a/Od�.AUP " Palm and Goldenwest Speck Plan Chapter 2 -Development Concept One or more tentative tract maps describing the site layout,design and features of each Planning Area will be submitted to the City. Those tract map developments shall be consistent with all policies and standards contained herein, and with the General Plan and Subarea 4B Conceptual Master Plan. Density may be transferred either internally or from one Planning Area to another,provided that the maximum number of dwelling units established by this Specific Plan is not exceeded. All requests for transfer of density shall be in accordance with procedures set forth in Section 5.2 of this Specific Plan. PLC Parcel 2.2.1 Planning Area 1 Planning Area 1,located at the intersection of Palm Avenue and Goldenwest Street, is approximately 18.2 acres, and allows for up to 65 dwelling units. The area is designated for Low Density Residential development, which permits single- family detached homes at densities not to exceed seven(7)dwelling units per net acre. The minimum lot size in Planning Area 1 shall be 6,000 square feet. Pedestrian corridors are provided along Palm Avenue and Goldenwest Street, and along the southern boundary of the Planning Area bordering Planning Area 3. 2.2.2 Planning Area 2 Planning Area 2, located west of Planning Area 1 south of Palm Avenue,is approximately 14.3 acres,and allows for a maximum of 65 dwelling units. The area is designated for Low Density Residential uses,which permits residential development at a density up to seven(7) dwelling units per acre. The minimum lot size in Planning Area 2 shall be 5,000 square feet.Pedestrian corridors are provided along Palm Avenue and the southeastern boundary, adjacent.to the Aera facilities. An enhanced landscaped corridor is provided adjacent to the Aera facilities to buffer the site from adjoining oil operations. H"2.wpd 2-4 Dasmba 1"9 Palm and Goldenwest Specific Plan Chapter 2 -Development Concept 2.2.3 Planning Area 3 Planning Area 3 is located south of Planning Areas 1 and 2 along Goldenwest Street, and is 11.4 acres and allows for a maximum of 70 dwelling units. The area is designated for Medium Density Residential development,which permits single- family detached or attached homes at densities not to exceed fifteen(15)dwelling units an acre. Permitted development includes single family detached homes on individual lots with a minimum of 3,600 square feet,or attached townhouses pursuant to a condominium plan. Pedestrian corridors are provided along Goldenwest Street and the boundary with Planning Area 1. An additional 20-foot rear setback is provided for those lots which are adjacent to the oil operations to the south within this Planning Area 2.2.4 Planning Area 4 Planning Area 4,located west of Planning Area 2 along Palm Avenue,is 10.1 acres, and allows for up to 115 dwelling units. The area is designated for Medium High Density Residential development, which permits single fancily detached homes on individual lots with a minimum lot size of 3,600 square feet,attached townhouses pursuant to a condominium plan,or apartments pursuant to a conditional use permit at densities not to exceed twenty-five(25)dwelling units an acre. A pedestrian corridor is provided along Palm Avenue. Within Planning Area 4 is a 3.5-acre neighborhood public park which will be dedicated to the City of Huntington Beach. The location of the neighborhood public park is depicted on Exhibit 2.2-1 and a description of the park can be found in Section 2.4.1 of this Chapter. HWlwpd 2-3 Decambes IM Palm and Goldenwest Speck Plan Chapter 2 -Development Concept 2.3 CIRCULATION PLAN The Circulation Plan, Exhibit 2.3-1, illustrates the general alignments and street classifications in and adjacent to the Specific Plan Area. Two arterial streets lay adjacent to the site,Palm Avenue and Goldenwest Street. Palm Avenue, a Primary Arterial, generally bounds the site to the northeast. Goldenwest Street,a Major Arterial,bounds the site on the southeast. All vehicular access to the PLC Parcel will be from Palm Avenue and Goldenwest Street. The Specific Plan proposes two points of access to the Specific Pbn 26aca PLC Parcel. No direct residential driveway access will be permitted from either Palm Avenue or Goldenwest Street. All interior streets will be private and maintained by a homeowners association. The Conceptual Master Plan limits the maximum number of average daily trips that may be generated by ultimate development of the site to 27,139. This is to ensure that impacts to the City's circulation system, as well as, ambient air quality and noise levels remain within the scope of impacts analyzed in the General Plan Program EIR 94-1 and Mitigated Negative Declaration No. 98-8. Of the total trip budget, the PLC site has been allocated a maximum of 5,230 average daily trips, and the Aera.. parcel has been assigned a trip budget not to exceed 21,909 average daily trips. Individual parcels within the site may exchange or trade unused trip allocations, as long as the overall budget for the site is not exceeded, and subject to City approval. The trip budget allocations, along with the development standards of the Conceptual Master Plan, will determine the land use intensities ultimately permitted within the Specific Plan Area. Two other arterial highways are located in the vicinity of the Specific Plan Area Pacific Coast Highway, a Major Arterial,is located approximately 600 feet southwest of the site and serves as a regional coastal corridor. Northwest of the project,Palm Avenue intersects Seapoint Street,a Primary Arterial,which extends inland from Pacific Coast Highway to Garfield Avenue. Primary access to the Specific-Plas-Area PLC Parcel will be taken from Goldenwest Street opposite Orange Avenue. A secondary entry is located on Palm Avenue opposite the entrance to the Seacliff Country Club. Each of the entries will be gated and will include enhanced landscaping and paving, and project monument signage. Within the Specific Plan Area, all interior streets serving single family detached home neighborhoods will provide a 52-foot right-of-way consisting of a 40-foot paved way, HASn.,pa 2.6 Dwe nkr 1999 r Palm and Goldenwest Specipc Plan Chapter 2 -Development Concept with six-foot sidewalks on both sides of the street (Staff recommendation) with a minimum of four foot detached sidewalks and six foot parkways with street trees on both sides of the street; [Planning Commission recommendation/with detached parkways provided along the main entry road off Goldenwest Street and parkways elsewhere in the project at the option of the developer. All streets within multi family areas will include minimum paved street sections of 24 feet in accordance with City of Huntington Beach specifications for multi family neighborhoods. These typical street sections are shown on Exhibit 2.3-2. HBSP2.vpd 2-7 December 1999 's LPALM AVENUE F ACACIA :PECAN UE O 0 N �J s~`• 4 6 IcqAVENUE rc 6 pJ� ,/' �\ ;f •.................3 ....:....v..f,J ,.,................. �,,, ORANGE . .......: . AVENUE i.. ..... .,..` •�!`\S�N~•�S ` ................................... + �y ... .... ....: _.... .. ......................... .- t m 3t O .. .. �::. :: .......:: ::.::.::::4::;:;.. ......:: .......... ........: ::: ............: :::...:::..::vf.% AVENUE Exhibit 2.3-1 Pic CIRCULATION PLAN HUNTINGTON BEACH,CA. ®0 200 400 Mucus"sr 0000• rwm./"da /..tiros./we.a.s 20' 20• e• la• PARKING PARKING PARKING ON BOTH SIDES OF STREET SINGLE FAMILY OR MULTI FAMILY IT IT 12' 20' 0• PARKING NO ON STREET PARKING PARKING ON ONE SIDE OF STREET (MULTI-FAMILY ONLY) (MULTI-FAMILY ONLY) 6' E.S' WIDTH VARIES 5.5' 0.5' 4' 4• O.S' Ir 1 4• NO MIN. MIN. SIDEWALK LAN DSC ANY APE LDSCAPE SIDEWALK LANDSCAPE SIDEWALK PARKWAY ENHANCED ADJACENT PARKWAY 0 Exhibit z3-2 EPIC TYPICAL INTERIOR STREET SECTIONS PALM & GOLDENWEST HUNTINGT'ON BEACH.CA. ®0 10 20 AUOUST 1Y.. /ama/gdda/tl�ot�-�(.tlrp Palm and Goldenwest Specific Plan Chapter 2 -Development Concept 2.4 OPEN SPACE The Patin and Goldenwest Specific Plan includes a variety of onsite open space and landscape features to provide residents with active and passive recreational opportunities and enhance project compatibility with surrounding land uses. The Open Space Plan for the PLC parcel is comprised of three elements: a public neighborhood park,a private recreation area within the multi-family area,and perimeter and buffer landscaping incorporating pedestrian walkways. 2.4.1 Neighborhood Park A 3.5-acre public neighborhood park is planned within Planning Area 4 at the westerly portion of the Specific Plan. The park is designed to include the following recreational amenities,subject to final review and approval by the City's Community Services Commission: • Open play field; • Basketball court; Tot Lot with play structures for varying age groups; • Picnic tables with gazebo or shade structure;and • Informal picnic areas with tables and benches. A conceptual plan for the neighborhood park is included as Exhibit 2.4-1. The park improvements will be completed by the developer,and the value of the improvements will be credited toward projects park dedication requirements in accordance with Chapter 254 of the Huntington Beach Zoning and Subdivision Ordinance(HBZSO). The land and improvements will be dedicated in fee to and maintained by the City of Huntington Beach. 2.4.2 Private Recreation Area The multi family development in Planning Area 4 will include its own private recreation facility for the exclusive use of this neighborhood's residents. The private recreation area will be a minimum of 10,000 square feet and will incorporate one or more of the following uses:pool,spa,barbecue,volleyball, tennis,or fitness room. The Planning Area 4 Homeowners Association will maintain this private recreation area. [Planning Commission recommendation]If the other Planning Areas will have the right to use this recreational facility, then those Planning Areas'Association should share in the cost of maintaining this recreational facility. XBSP2.wpd 2-10 Dwm&-r IM so • ��i ��r�pf �p� ,�Q► Bpi p■ Fein.MP. - ►.i �, i, �41Ld�iiii■ i, Palm and Goldenwest Specific Plan Chapter 2 —Development Concept 2.4.3 Perimeter and Buffer Landscaping and Pedestrian Walkways Landscaped setback areas will be provided along the arterial highways,Palm Avenue and Goldenwest Street,that form the north and east perimeter of the Specific Plan Area. Within the PLC portion of the Specific Plan Area,pedestrian walkways will be provided in each residential neighborhood (Staff recommendation): pedestrian walkways with detached sidewalks and parkways including street trees will be provided in each of the single family detached Planning Areas and pedestrian walkways within each of the multi family neighborhoods; [Planning Commission recommendation/. with detached parkways provided along the main entry road off Goldenwest Street and parkways elsewhere in the project at the option of the developer. Walkways will be linked to perimeter sidewalks along Palm Avenue and Goldenwest Street at each project entry,and will also link to a meandering walkway located in the enhanced landscape area along the south side of Planning Area 2 adjoining the Aera Energy property. A master homeowners association or sub-association will maintain all pedestrian walkways within the interior of the Specific Plan Area. The City of Huntington Beach will maintain all sidewalks on the perimeter of the Specific Plan Area. 1. Palm Avenue Along the south side of Palm Avenue within Planning Areas 1 and 2,an existing six foot high block wall was constructed and landscaping installed in the late 1960's to screen oilfield uses. The setback of the existing wall varies between three and twenty feet from the existing sidewalk and right of way of Palm Avenue. Within Planning Area 4,west of the entry to Seacliff Country Club, an eight-foot high concrete panel wall exists atop a four-foot high berm. Additional planter walls and landscaping have been installed within the area between the wall and sidewalk,which varies in width from eight to eighteen feet. The proposed development plan has been designed to retain the existing pedestrian walkway,perimeter wall and landscaping within Planning Areas 1 and 2. Portions of the existing improvements will be removed at the location of the new secondary project entry opposite Seacliff Country Club,which will also include new entry landscaping and monument signs. Directly opposite Ofelia Lane, a portion of the existing wall is proposed to be removed and replaced with a six-foot high view fence adjoining an interior landscaped open space lot. A master homeowners association will HW2wpd 2-12 December 1999 Palm and Goldenwest Specific Plan Chapter 2 -Development Concept maintain all perimeter wails and landscaping. A typical section showing the perimeter wall and landscaping within Planning Areas 1 and 2 is shown in Exhibit 2.4-3. Within Planning Area 4,adjacent to the proposed neighborhood park,the existing wall will be removed to provide visual access to the park. Adjacent to the multifamily development,the existing wall may be retained or replaced with either a new wail or tubular steel fence, similar to other multifamily perimeter fencing established along Palm Avenue. MM u 1-13 Dumber IM PALM �92 'AVENUE ACACIA AVENUE OT A(� {_ O PECAN f "9 00 �rt� ti�PJ�� 0 AVENUE CZ ODD QP z I� n 3 � ORANGE p0 a AVENUE m r m OLIVE - "'�... .. - .� - - .. .. ......- AVENUE Q 6 Exhibft 2.4-2 PALM -GOLDENWEST M SECTION KEYMAP HUNnNGTON BEACH,CA, ®0 200 400 Auast I sgs fame/gole�n/pn1411�/HEYMAP,ery a VARIES Y-20' 1 ' IMMM LVCWAK 1 PALM AVENUE AT SINGLE-FAMILY RESIDENTIAL UNITS m b B'-18' 10' lNOSWE 9DE 11011om 2A PALM AVENUE AT MULTI-FAMILY RESIDENTIAL UNITS 13• 1o• w+oscarc MA PALM AVENUE AT muL n FAMILY RESIDENTIAL UNITS DU; Exhibit Z4-3 M STREET SECTIONS PALM & COLDENWEST HLPMNGTON BEACH,CA 0 8 16 was��"i»i�• hem+o/aae.n/.ww/ul�w�a�aaw/�«{ta�.v Palm and Goldenwest Specipc Plan Chapter 2 -Development Concept If a new solid wall is constructed,it will be set back fifteen feet from the right of way of Palm Avenue. If a tubular steel fence is used, it may be located within the fifteen foot landscaped setback with a minimum setback of five feet from right-of-way. In either condition,a minimum of fifteen feet will be landscaped and maintained by a master homeowners association. A typical section showing the perimeter wall and landscaping within Planning Area 4 is shown in Exhibit 2.4-3. 2. Goldenwest Street Along Goldenwest Street, a twenty-five foot wide landscape setback will be provided within Planning Areas 1 and 3. The perimeter wall will be an eight-foot high solid masonry wall. At the primary project entry opposite Orange Avenue,the wall will be angled back to allow additional entry landscaping and project monument signage. A master homeowners association will maintain all perimeter walls and landscaping. A typical section showing the perimeter welt and landscaping along Goldenwest Street within Planning Areas 1 and 3 is shown in Exhibit 2.4-4. 3. Aem Energy Edge Because of the planned long-term oil production activity on the adjacent Aera Energy site,the Specific Plan provides for additional buffer landscaping along the southerly edge of the Specific Plan within Planning Areas 2,3 and 4. Within Planning Area 2,a landscaped common area lot has been provided for the entire length of the street between Planning Areas 3 and 4. This landscaped area varies from 25 to 45 feet in width,and will incorporate trees,shrubs and turf in addition to a meandering pedestrian walkway. A typical section showing the buffer landscape area is shown in Exhibit 2.4-5. Within,all Planning Areas(Staff recommendation): a 30 foot structural setback-[Planning Commission recommendation]: a 50 foot structural setback will be provided wherever residential uses directly abut the Aera Energy property.A typical section showing the additional buffer setback is shown in Exhibit 2.4-5. HBSPZnpd 3-16 December 1999 n I MIN. 4' (w AM F(-M 4' L 166'' Yj�I/N�. �ASOi01� P/�AY =AI 2 iASEYEtI� 26' 15' 10. 1S' 26' IAMMY LA:NW Flo~ 3 MAIN ENTRY DRIVE 0 r 2s' a. 4 GOLDENWEST STREET PO N C ExNblt 2.4-4 /'M STREET SECTIONS PALM & GOLDENWEST HUNTINGTON BEACH,CA. 0 S 16 Auaus� sy rasps• fp1n0�9aM�W�W ts/IMbwN�M�tt.Ooa oaaoN wioPtimr ut�cw '' pow►No Ptc wamttas womwe sow VARIES 25'-4W wiowwt Mu. 5 PEDESTRIAN PASEO / LANDSCAPE BUFFER COMMON AM NO PLC 30'Staff recommendation SO'Planning Commission recommendation . 75' stynWL>EMAac SMUCTUM SOW" �cs�ooN►w 6 TYPICAL STRUCTURAL SETBACKS N;C Exhibft 2.4.5 P STREET SECTIONS PALM & GOLDENWEST HUNMGMN BFJ1iCH,CA 0 8 16 euast uao ' - lann�/ygcen/�tlwnc/�eM�wN/cceu.ewq r Palm and Goldenwest Specific Plan Chapter 2 -Development Concept 2.5 GRADING CONCEPT The Palm and Goldenwest Specific Plan Area will require grading operations for soil remediation and to construct streets,infrastructure,pads and other site improvements to . create properly drained development areas. The grading concept for the Palm and Goldenwest Specific Plan is intended to: • Be responsive to the existing land forms; • Minimize the length of time and physical impacts of the grading operations; • Stabilize manufactured slopes; and • Avoid any unnecessary import/export of earthwork to minimize impacts of the grading operation on surrounding residential communities. Soil remediation,over-excavation, stockpiling and normal grading operations and procedures will occur within each of the individual development areas. All oil well abandonments and excavation and remediation of contaminated soils will be performed in accordance with standards and plans approved by the Huntington Beach Fire Department. Clean up will involve abandonment of wells and removal of well cellars,excavation and removal of highly concentrated crude oil contaminated soils, screening of less contaminated soils,blending in onsite fills, and removal and/or relocation of pipelines. The maximum slope ratio, horizontal to vertical,will be 2:1 unless otherwise recommended by a geotechnical engineering report and approved by the City. Overall grades will be consistent with existing grades and no slopes greater than six(6) feet in height are anticipated. There shall be a smooth transition where graded slopes meet existing grades. A transition at both top and toe of slopes should also be provided. Temporary erosion and run-off-control devices shad be installed in conjunction with grading activities. Such devices shall conform to City standards. All soil remediation and grading within the Specific Plan Area will require a grading permit and will be governed by soils,foundation and other geotechnical reports prepared by registered professional civil and geotechnical engineers,building codes, established engineering practices and City ordinances. Preliminary grade elevations and details will be provided at the Tentative Tract Map process. Grading shall be consistent with City policies and incorporate safe grading techniques to provide for proper engineering practices and ensure proper site drainage. All soil remediation and grading plans shall be subject to review and approval by the City to incorporate appropriate conditions of approval and mitigation measures. HAVV.wpd I-19 De"mba 1999 Palm and Goldenwest Specific Plan Chapter 2 -Development Concept 2.6 PLC PROJECT INFRASTRUCTURE This section describes the general location,usage and dimensions of services and facilities which will be provided to the Specific Plan Area including drainage, sewer and water improvements for the PLC site. The infrastructure for the Aera parcel will be analyzed when a change of use is considered. Developers shall be responsible for the construction or funding of public facilities improvements within their project and/or off-site facilities necessary to serve the development. If a developer is required to construct or oversize any facilities beyond his fair-share to serve other projects,the developer shall enter into a reimbursement agreement with the City. Infrastructure will be sized and installed incrementally as the project is developed. 2.6.1 Storm Drains The Proposed Storm Drain Plan for the Palm and Goldenwest Specific Plan Area is shown on Exhibit 2.6-1. This Master Storm Drain Plan is a concept plan only. The final design of all drainage facilities will be in conformance with drainage design criteria established by the City of Huntington Beach. The developers shall provide hydraulic calculations to determine if off-site facilities are adequate to accommodate increased flow from the project. Existing storm drainage facilities are maintained by the City of Huntington Beach, Public Works Department. New drainage facilities constructed within the Specific Plan Area will be maintained either by the City or privately maintained by a homeowners association. Any drainage facilities designed or sized to accommodate upstream drainage will be designated as public facilities and maintained by the City. The Specific Plan Area will drain via proposed underground conduits into two drainage areas. The first area generally consists of flows collected from Planning Areas 1,2,and 4. Interior streets will carry storm run-off into catch basins which will connect via a series of new storm drain lines to the existing 48-inch Seacliff IV Storm Drain located in Palm Avenue and the existing 18-inch storm drain in Cherryhill Lane. The second drainage area generally consists of flows leaving the Specific Plan Area through the south comer of the site(Planning Area.3). Flows from this area will be transported off-site via a new extended storm drain line to the ocean and/or could intercept the existing 48-inch Goldenwest Storm Drain located in Goldenwest Street. H&Snvpe I.10 December 19W LEGEND `r PALM © EXISTING STORM DRAIN �Yy AVENUE PROPOSED STORM DRAIN 6 SIZE OF LINE m ACACIA 8 DIRECTION OF FLOW y AVENUE CATCH BASIN o �Jti ►� PECAN n p � AVENUE CC n 4a . ♦ ORANGE m3gcc� o AVENUE m 3 la' ' i OLIVE 4. AVENUE i N iC Exhibit 2.6-1 PROPOSED STORM DRAIN PLAN PALM A GOLDENWEST HUNTINGTON BEACH,CA. ®0 200 400 �lI Al 1009► Palm and Goldenwest Specific Plan Chapter 2 —Development Concept 2.6.2 Sewer Facilities The Proposed Sewer Plan for the Specific Plan Area is shown on Exhibit 2.6-2. Existing public 12-inch and 21-inch lines pass through the site from Palm Avenue and Ofelia Lane to Goldenwest Street and Orange Avenue. East of Goldenwest Street,the 21-inch line is maintained by the City of Huntington Beach. If feasible, the existing 12-inch and 21-inch lines shall be consolidated into the 21-inch line. All Specific Plan Area sewage will be transported via gravity flow to connect with the existing 21-inch line near Orange Avenue. The existing sewer facilities in the Specific Plan Area will be maintained by the City of Huntington Beach,Public Works Department. All new on-site sewer lines will have a minimum diameter of 8 inches and will be privately maintained by a master homeowners association or sub-association. Any sewers designed or sized to accommodate upstream flows will be designated as public and maintained by the City. 2.6.3 Water Facilities The Proposed Domestic Water Plan is shown in concept on Exhibit 2.6-3. All water facilities for the Specific Plan Area wdl be provided to the site by the City of Huntington Beach. Connections will be made to the existing 12-inch line located in Palm Avenue at Lexie Circle and Seacliff Country Club Drive. Connections are also proposed to be made to the existing 12-inch line stubbed into the site at Goldenwest Street and Orange Avenue, and to the 24-inch line in Goldenwest Street. Final line sizing will be based on a water pressure analysis. The minimum diameter of on-site water lines will be 8 inches. HBSP.,pa 2-22 DemmUr 1999 _ y PALM LEGEND © EXISTING SEWER UNE A VENUE � 8 PROPOSED SEWER UNE Gp (W MINIMUM) lr SIZE OF UNE m ACACIA i DIRECTION OF FUOM1AI cn y AVENUE PECAN n p � AVENUE cz — — — — ORANGE ss�r M ) �// a AVENUE IX Ss Sr m AVENUE �C Exr,ibn 2.s-2 PROPOSED SEWER PLAN PALM & GOLDENWEST HUNTINGTON BEACH,CA. R ®0 200 400 Aucus st,oyq� le�me/gMd�n/�drbk�/Mfre-dem.drq PALM LEGEND i i © EXISTING WATER LINE �y I AVENUE � 1 PROPOSED WATER LINE 61 (8'MINIMUM) 0.0 00 I Ir SIZE OF UNE ACACIA'� I i OilAVENUE col lop �I PECAN � I n p 03 AVENUE oco r 1 ORANGE = C) � pn�m I AVENUE m i ' 1 �''00 OLIVE m �. R AVENUE i 1 1 I M;C Exhibit 2.6-3 PROPOSED DOMESTIC WATER PLAN PALM & N HUNTINGTON BEACH,CA.. ®0 200 400 .uws"�sr`,aaal re.mo/yae.n/..nbrt./M no-eom.e«o Palm and Goldenwest Specific Plan Chapter 2 —Development Concept 2.7 PUBLIC UTILITIES There are several public utility service providers identified by the Specific Plan. Although adequate facilities exist for the current service needs of the area, additional facilities may be required as development occurs. Installation of all required infrastructure shall be the responsibility of the developer. 1. Electricity—Southern California Edison Company provides electrical service to the area. Existing transmission and distribution lines are adequate to service current and potential future needs. Developers may be required to relocate existing facilities concurrent with project developments. All new or existing distribution systems shall be placed underground. Transmission lines greater than or equal to 66kV may remain overhead or placed underground at the developers option. 2. Natural Gas—Southern California Gas Company will provide natural gas service in the Specific Plan Area Adequate facilities exist for current and projected future needs. Developers may be required to relocate existing facilities concurrent with project development. 3. Telephone—Telephone service to the Specific Plan Area is provided by General Telephone(GTE). Developers should coordinate with GTE for the relocation of existing facilities and installation of new service. 4. Cable Television—Cable television service within Huntington Beach is provided by Time Warner Cable. Developers should coordinate with Time Warner Cable for the installation of new service. 5. Solid Waste Disposal—Rainbow Disposal Company currently provides solid waste disposal service for the Specific Plan Area. Based on service projections and anticipated demand increase, an adequate level of service will be maintained. Developers shall forward copies of all tentative tract maps submitted for City approval to the utility providers listed above to coordinate service requirements. HMM.*pd 2-25 Dam&r 1999 PALM AND GOLDENWEST CHAPTER 3 SPECIFIC PLAN DEVELOPMENT STANDARDS 3 DEVELOPMENT STANDARDS 3.1 PURPOSE AND INTENT The purpose of this section is to provide the specific development standards and regulations that will be applied to all new development permitted within the Palm and Goldenwest Specific Plan Area. These regulations are intended to provide criteria for use by builders, developers,planners,engineers, architects, landscape architects and other professionals in order to maintain quality design of the project area. It is the intent of these Development Standards to be consistent with the General Plan and the Conceptual Master Plan. Appendix A describes the consistency of this Specific Plan with the Huntington Beach General Plan. Specifically these standards satisfy the following goals of the General Plan: • LU4: Achieve and maintain high quality architecture,landscape and open spaces in the City. LU8: Achieve a pattern of land uses that preserves, enhances and establishes a distinct identity for the City's neighborhoods,corridors and centers. • LIA Achieve the development of a range of housing units that provides for the diverse economic,physical and social needs of existing and future residents of Huntington Beach . • ERCl:Improve and enhance the overall aesthetic value and appearance of the City of Huntington Beach through the provision and maintenance of local public and private open space. 3.2 GENERAL PROVISIONS All development activity within the Palm and Goldenwest Specific Plan Area will be subject to the following general conditions and requirements,as noted. The Palm and Goldenwest Specific Plan Area is entirely within the California Coastal Zone and all development projects shall require approval of a Coastal Development Permit in accordance with the regulations contained in Chapter 221 of the Huntington Beach Zoning and Subdivision Ordinance(HBZSO),as may be amended from time to time. HWP3.wpd 3-1 December 1999 s Palm and Goldenwest Specific Plan Chapter 3 —Development Standards 3.2.1 Applicability The Development Standards shall be applicable to all property within the PLC portion of the Palm and Goldenwest Specific Plan Area. Section Two of the Specific Plan provides the development standards for the Aera portion of the site. The Specific Plan shall be the zoning document for all areas identified in the Development Plan. Where there is a conflict between the provisions of the Specific Plan and the HBZSO,the Specific Plan shall apply. Where the Specific Plan is silent,the provisions of the HBZSO shall apply. 3.2.2 Principal Permitted Uses(All Planning Areas within the PLC,.propertyl The following are permitted uses for all project areas within the PLC property of the Specific Plan: • Residential Dwelling Units; • Parks and other recreational amenities,including tot lots, swimming facilities, community recreation center/association buildings, etc.; • Guardhouse at project entries;and • Additional permitted uses within each Planning Area as defined in the specific development standards section for each Planning Area. 3.2.3 Accessory Building Uses • Accessory buildings and uses where related and ancillary to the primary residence subject to the provisions of Section 230.08 of the HBZSO. These uses include but are not limited to garages,carports,porte cocheres, swimming pools, spas,covered patios,non-commercial greenhouses, gazebos and storage sheds. • Home occupations in accordance with Section 230.12 of the HBZSO. 3.2.4 Conditionally Permitted Uses All conditional uses shall be processed in conformance with Section 210.04 of the HBZSO. These uses include but are not limited to: • Second kitchen units; • Guest houses;and • Other uses as approved by the Planning Director. HaSP3 wpd 3-2 December 1999 Palm and Goldenwest Specific Plan Chapter 3 —Development Standards 3.2.5 Temporary Permitted Uses • Temporary homefinder/sales center including mobile homes or trailers; • Model home complexes; • Real estate signs relating to the sale, lease or other disposition of real property on which the sign is located are permitted; and • Other uses in conformance with Section 241.20 of the HBZSO. 3.2.6 Landscaping Landscaping shall be required in accordance with Section 3.3 for each Planning Area. Where the Specific Plan is silent,the provisions of HBZSO Chapter 232 shall apply. Developers shall consult with the Public Works Department regarding landscaping conservation measures. A conceptual plan showing proposed landscape design and plant materials shall be submitted for review and approval by the Planning Department concurrent with any development or Tentative Map application. All landscaping shall be consistent with the Plant Palette for this Specific Plan Area included in Section 4.3.9. All setback areas visible from an adjacent public street and all common open space areas shall be landscaped and maintained by either the owner of the property or the homeowners' association in an attractive manner with permanent irrigation facilities. 3.2.7 Walls and Fences Walls and fences shall be constructed in accordance with Section 230.88 of the HBZSO. All walls and fences shall be consistent with the Conceptual Master Plan for Subarea 4B. A conceptual plan showing the proposed location,height,design, and materials of all proposed walls and fences shall be submitted for review and approval by the Planning Department concurrent with any development or tentative map application. HBSP3.wpd 3-3 December 1999 Palm and Goldenwest Specific Plan Chapter 3 —Development Standards 3.2.8 Signs and Outdoor Lighting All signs and outdoor lighting shall be in accordance with Chapters 232 and 233 respectively,of the HBZSO. Signs and Outdoor Lighting shall be consistent with the Conceptual Master Plan for Subarea 4B. Outdoor lighting shall be designed to provide adequate illumination of on-site areas without intruding upon surrounding properties or sensitive uses. A plan showing the proposed location, size and materials of all proposed signs and outdoor lighting shall be submitted for review and approval by the Planning Department prior to the issuance of a building permit. 3.2.9 Utilities All development projects shall be required to install adequate utility services necessary to serve the development. All utilities shall be placed underground and identified in easements, excluding street lights and electrical transmission lines of 66kV or greater. Utility systems shall be designed to conserve the use of electrical energy and natural resources. Developers shall coordinate with the gas, electricity, telephone and cable television companies regarding energy conservation and proper planning,phasing and sizing of lines. 3.2.10 Fire Protection and Emergency Vehicle Access All development projects shall comply with the regulations contained in Chapter 17.56 of the Huntington Beach Municipal Code(Fire Code),and shall be consistent with the Conceptual Master Plan. A plan showing the location of fire hydrants and emergency vehicle access shall be submitted for review and approval by the Fire Department prior to the issuance of a building permit for residential uses. HMP3.wpd 3-4 D=vnber IM Palm and Goidenwest Specific Plan Chapter 3 —Development Standards 3.2.11 Affordable Housing In order to assist the City in meeting its goal of providing adequate housing for all economic segments of the community, all developers of residential projects within the Specific Plan Area will be required to submit an affordable housing plan. The affordable housing plan shall include the following requirements: 1. A minimum of ten(10)percent of the total number of residential units approved shall be restricted for a period of thirty(30)years to occupancy by households earning less than eighty(80)percent of the Orange County Median Family Income. Said occupancy restriction shall be in the form of a recordable covenant acceptable to the City Attorney. 2. Restricted income units may for-sale or rental units and may be located either onsite within the project or at an offsite location within the City of Huntington Beach. 3. If a separate entitlement or use permit is required for the restricted income units,no more than one-half of the building permits for the developer's project shall be issued until such entitlement or use permit has been approved by the City,which approval shall not be unreasonably withheld. The final certificate of occupancy for developer's project shall not be issued until the restricted income units are under construction,as evidenced by the issuance of a building permit. The City shall consider one or more of the following incentives to assist in the development of restricted income units for households earning less than 80 percent of the Orange County Median Family income: • Minor deviations from otherwise-applicable development standards; and • Other incentive(s) as mutually agreed to by City and developer. HMP3.wpd 3-3 Dw*m&r 1999 Palm and Goldenwest Specific Plan Chapter 3 -Development Standards 3.3 DEVELOPMENT STANDARDS (within the PLC property) 3.3.1 Low Density Residential(Planning Areas 1 and 2) 1. Purpose The Low Density Residential designation is untended to permit single- family detached dwelling units at densities of up to 7 units per net acre. Planning Areas 1 and 2 allow for up to 130 Low Density Residential dwelling units. 2. Permitted Uses • Single-family detached dwelling units; • Clustered,zero lot line,Z-lot and patio homes; • Recreational amenities including tot lots, swimming pools, etc.; • Granny units;and • Accessory uses and buildings identified in Section 230.08 of the BBZSO. Building Site Standards and Regulations are summarized in Table 3.3-A of this Specific Plan. 3.3.2 Medium Density Residential(Planning Area 3) 1. Purpose The Medium Density Residential designation is intended to permit single- family detached and attached dwelling units,townhomes and multi-family residential developments at densities of up to 15 units per net acre. Planning Area 3 allows for up to 70 dwelling units of Medium Density Residential dwelling units. 2. Permitted Uses • Single-fly detached dwelling units; • Cluster, zero lot line and patio homes; • Single-bandy attached condominiums,townhomes, stacked flats and garden apartments; • Recreational amenities including tot lots, swimming pools,etc.;and Accessory uses and buildings identified in Section 230.08 of the BBZSO. Building Site Standards and Regulations are summarized in Table 3.3-A of this Specific Plan. HBSP3.wpd 3-6 December 1999 Palm and Goldenwest Specllic Plan Chapter 3 -Development Standards 3.3.3 Medium Hith Density Residential(Planning Area 4) 1. Purpose The Medium High Density Residential designation is intended to permit single-family detached and attached dwelling units,townhomes and multi- family residential developments or apartments at densities up to 25 units per net acre. Planning Area 4 allows for up to 115 dwelling units of Medium High Residential dwelling units. 2. Permitted Uses • Single-family dwelling units per the Development Standards of Planning Area 3; • Cluster,Z-lot,zero lot line and patio homes per the Development Standards of Planning Area 3; • Condominiums,townhomes, stacked flats,and apartments; • Recreational amenities including tot lots,swimming pools,etc.;and • Accessory uses and buildings identified in Section 230.08 of the HBZSO. Building Site Standards and Regulations are summarized in Table 3.3-A of this Specific Plan. KBSP3.wpd 3-7 December 1999 Palm and Goldenwest Speck Plan Chapter 3 -Development Standards Table 3 3-A BUILDING SITE STANDARDS LOW DENSITY MEDIUM HIGH RESIDENTIAL MEDIUM DENSITY DENSITY (PLANNING RESIDENTIAL RESIDENTIAL CRITERIA AREAS 1 AND 2) (PLANNING AREA 3 (PLANNING AREA 4 Ggeneral Budding Standards Detached Homes Minimum Lot Size Planning Area 1 -6,000 3,600 square feet 3,000 square feet square feet Planning Area 2-5,000 square feet Minimum Lot Width Planning Area 1-60 feet 40 feet 30 feet Planning Area 2-50 feet Minimum Lot Depth 100 feet 80 feet 75 feet Minununi On-site Parking' 2 enclosed and 2 open, 2 enclosed and 2 open, 2 enclosed and 2 open, 3 enclosed and 3 open if i 5 3 enclosed and 3 open if.?: 5 3 enclosed and 3 open of z bedrooms bedrooms 5 bedrooms Attached Homes Minimum Site Area per Not Applicable 2,950 square feet 1,750 square feet Unit Minimum On-site Parking Not Applicable 1 enclosed for Studio and 1 1 enclosed for Studio and 1 bedroom, bedroom, 2 spaces(1 enclosed)for 2 2 spaces(I enclosed)for 2 bedrooms, bedrooms, 2 5 spaces(1 enclosed)for 2 5 spaces(I enclosed)for 3+bedrooms,and 3+bedrooms,and 0 5 space per unit for guest 10 5 space per unit for guest. AU Residential Development Maximum Density 1 dwelling unit per lot 15 dwelling units per acre 25 dwelling units per acre Maximum Building Height 30 feet/2 stones for 35 feet/3 stones2 for 40 feeO stones2 lbr detached dwelling units attached units and 30 few attached units and 30 feet for detached units for detached units Maximum Site Coverage 50 percent 50 percent 50 percent 1 Open(unenclosed)parking spaces shall be provided on site ofthe dwelling unit for detached projects 2 Habitable area above the second late line shall be with the story top p permitted approval of a.Conditional Use Permit and the requirements of Section 210 06(1xd)of the Huntmgton Beach Zoning and Subdivision Ordinance HBSP3 wpd 3-8 December 1999 Palm and Goldenwest Specific Plan Chapter 3 -Development Standards LOW DENSITY MEDIUM HIGH RESIDENTIAL MEDIUM DENSITY DENSITY (PLANNING RESIDENTIAL RESIDENTIAL CRITERIA AREAS 1 AND 2 (PLANNING AREA 3 G AREA 4 Minimum Building TIO feet 10 feet 15 feet,20 feet if 3 story Separation building Front Setbacks' Dwellings 15 foot minimum 15 foot minimum 15 foot mmimum Side entry garages' 10 foot minimum 10 foot mu imum 10 foot m,mmurn' Front entry garages or 20 foot mummum with 20 foot minimum with Not Applicable carports automatic roll-up doors automatic roll-up doors Bay windows,eaves, 12 foot minimum 5 foot mm,mum 5 foot m rumum fireplaces,and balconies Covered porches,covered 5 feet maximum projection 5 feet maximum projection 5 feet maximum projection decks,and patio covers Interior Side Setbacks Dwellings,garages,and Minimum of five(5)feet Minimum of five(5)feet. Minimum of five(5)feet. accessory buildings Bay windows,balconies, 3 foot minimum 3 foot muumum 3 foot mmnmmum open stairways,and architectural features Patio covers,Eaves,and Per Section 230 68 of the Huntmgton Beach Zoning and Subdivision Ordinance Fireplaces r� Exterior Side Yard Setbacks' Dwellings,garages,and Mimmuhm of six(6)feet on 10 foot minimum 10 foot munmum accessory buildings any exterior yard,but need not exceed eight(8)feet[or aggregate ofthuteen(13) feet] Bay windows,balconies, 3%z foot mmnmum 8 foot minimum 8 foot muumum open stairways,and architectural features 4 Patio Covers,Eaves,and Per Section 230 68 of the Huntington Beach Zoning and Subdivision Ordinance Fireplaces 1 A minimum of (staff recommendation)30 foot structural setback,[Planning Commission] 50foot structural setback shall be provided from the Aera property line Z Garage door must be perpendicular to the street. 3 A minimum of a(staff recommendation)30 foot structural setback,[Planning Commission/ 50 foot structural setback shall be provided from the Aera property line. 4 Cannot exceed more than half of the exterior side HBSP3 wpd 3-9 December 1999 Palm and Goldenwest Specific Plan Chapter 3 -Development Standards Low DENSITY MEDIUM HIGH RESIDENTIAL MEDIUM DENSITY DENSITY (PLANNING RESIDENTIAL RESIDENTIAL CRITERIA AREAS 1 AND 2 (PLANNING AREA 3 (PLANNING AREA 4 Rear Yard Setbacicsr - - Dwellings 15 foot minimum 10 foot minimum 10 foot minimum Garages or accessory 5 foot minimum 5 foot minimum 5 foot munmum buildings/unenclosed patio covers Balconies,bay windows, 12 foot mimmum 5 foot minimum 5 foot mmunum open stairways,and architectural projections �Oer'GenelQJRe Minunum Landscaping One 36"box tree per lot One 36"box tree per 45 feet One 36"box tree per 45 feet of street frontage of street frontage Mmunum Open Space For detached projects required Building setback areas constitute the required open space For multi family and/or attached projects Minimum 75 sq ft Private Open Space per DU,plus Common Open Space in the following amounts 250 sq ft per I bedroom 300 sq ft.per 2 bedroom 350 sq ft per 32!bedroom Architectural Projections Per Section 230 68 of the Huntington Beach Zoning and Subdivision Ordinance Minunum Building Not applicable Ten(10)foot minimum Ten(10)foot minimum Separation building structure building structure separation ofone(1)and separation of one(1)and two(2)story buildmgs on two(2)story buildings on the same lot. Fifteen(15) the same lot Fifteen(15) foot mmmum building foot mmunum building structure separation for three structure separation for (3)story bwldmgs on the three(3)story buildings on same lot(average 20 feet) the same lot(average 20 feet) 1 A minimum of a{staff recommendation)30 foot structural setback;[Planning Commission] 50 foot structural setback shall be provided from the Aera property Ime HBSP3 wpd 3-10 December 1999 PALM AND GOLDENWEST CHAPTER 4 SPECIFIC PLAN COMMUNITY DESIGN GUIDELINES 4 COMMUNITY DESIGN GUIDELINES The Palm and Goldenwest Specific Plan Area is designed as a safe, livable residential and recreation-based community. These guidelines are intended to set a direction for distinctive,high-quality residential developments. These guidelines give specific direction as to styles and themes of development,yet are general enough to allow the individual developer and/or builder flexibility to interpret changes in consumer tastes and market conditions. Although individual interpretation and character are encouraged,builders and designers should review the following design guidelines and standards to examine the relationship which their particular site has to the entire community, and to incorporate all applicable provisions of these guidelines into their projects. More specifically,the purpose of these Community Design Guidelines is: To provide community design criteria for use by builders,planners, architects, landscape architects, civil engineers and other project area builders/developers; • To provide specific design criteria that encourages development of a desirable living environment that will help to maintain and enhance the community's value over time; • To create a"classic seaside community"character as an overall theme in the Palm and Goldenwest Specific Plan Area; and • To allow each Planning Area to establish its own individual identity,yet blend with the overall community theme. Ibis chapter of the Specific Plan is divided into the following sections: ❑ Community Design Concept, Section 4.1; ❑ Site Planning Guidelines, Section 4.2; . ❑ Landscape Architecture Guidelines, Section 4.3;and ❑ Architectural Guidelines, Section 4.4. It is the purpose of the Community Design Guidelines to ensure that the theme is implemented in a clear, concise and aesthetically consistent manner. Care and. consideration have been given in developing these Community Design Guidelines to ensure the creation and enhancement of a new aesthetically pleasing community with an emphasis on outdoor lifestyle and recreational opportunities in the City of Huntington Beach. H"4.wpod 4-1 NOVM&r 19" Palm and Goldenwest Specific Plan Chapter 4—Community Design Concept 4.1 COMMUNITY DESIGN CONCEPT A central theme has been devised to ensure that this carefully considered plan is implemented in a manner that will bring the Palm and Goldenwest Specific Plan Area a sense of its own character and ambiance. It is further intended that this theme be expressed in coordination with the project setting, which serves as a basis around which key elements of the community can be developed. The Specific Plan establishes the project site with a seaside community theme,the intent of which is to create an environment that responds to the increasing demand for well planned residential communities oriented to the active,recreation-rich Southern California lifestyle. This community theme establishes a harmonious blend of traditional architectural styles, landscape concepts,entry monumentation,and walls and fences,which are designed to integrate with the site's proximity to the beach. This will allow the community to develop its own sense of identity, while reflecting the seaside design of surrounding neighborhoods in Huntington Beach. 4.2 SITE PLANNING GUIDELINES The Site Planning Guidelines of the Specific Plan are intended to promote a community that will have a clear identity and sense of place,and that will meet the needs of residents by providing a harmonious and pleasing environment for all uses and activities. These guidelines will provide direction to planners, architects and landscape architects for key design components of the Palm and Goldenwest community. The guidelines are formulated to provide quantitative criteria on appropriate aspects of physical development, as well as qualitative guidance on aspects of how buildings,landscaping,hardscape and signage may positively affect the land,residents and visitors. 4.2.1 General Guidelines The following site planning guidelines are applicable for every Planning Area within the Palm and Goldenwest Specific Plan Area and should be applied wherever feasible throughout the community. Generally,the plan will contain residential and open space land uses which follow the guidelines set forth below. 1. Residential streets should be designed to direct traffic to the arterial and/or collector street system as safely as possible. 2. Design solutions for residential street layouts should consider land form, grades, and circulation hierarchy, and employ appropriate street configurations. H&74.wpd 4.I November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 3. Entries to residential developments should be visually reinforced through techniques such as landscape treatments,monument signage and/or pavement details. 4. Encourage projects adjacent to the Aera property to be integrated and blended using treatments such as undulating edges,varied rear yard setbacks, and landscape treatments to buffer the industrial site from the residential edge. 4.2.2 Residential Guidelines The following site planning guidelines apply generally to all Residential development within the Specific Plan Area. Lot configurations should conform to the Development Standards and Guidelines set forth in Chapter 3 of this Specific Plan. • Curvilinear streets should be utilized whenever possible for visual interest and to modulate building massing in individual neighborhoods. Residential streets should be designed to promote interaction and pedestrian movement. • Varying lot widths and configuration, and cul-de-sacs and corners should be utilized where feasible to promote a varied residential character. • Homes should be arranged whenever possible in a staggered and variable setback fashion to provide visual interest and avoid repetitive appearance and facades and yards. • Each structure or composite of units should have a varied facade material or color than the immediately adjacent structurelcomposite,to replicate a diverse single-family style neighborhood and promote individuality. The architectural design character should be consistently implemented in structural features and details including signs and lighting. • Single-fancily attached products should be architecturally articulated. • Varied driveway locations are encouraged to break up repetitive curb cuts and yard patterns. • Combinations of one and two story building elements are encouraged to create yard variation and visual interest. HBSP,t wpd 4-3 November 1999 T Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept • Safe and convenient circulation connections should be provided between housing areas and open space areas. • Common area fencing,walls, gates and other security features should be designed to facilitate access to the pedestrian areas and open space. • Rear or side elevations of residential units should be enhanced where visible from public open spaces and public streets. 4.2.3 Open Space Guidelines The Palm and Goldenwest Specific Plan will provide public and private open space areas as described in Chapter 2. These areas should incorporate the following site planning guidelines. • Open.space, parks and recreation areas should be located in highly visible locations. • Open space areas within the community should be linked by a network system of pedestrian walkways. • Open space areas should be visible from streets for safety and surveillance purposes. • Open space areas should be appropriately landscaped. • Plant materials should be used to define activity/use areas,and to frame and reinforce views. 4.3 LANDSCAPE.ARCHITECTURE GUIDELINES Landsctiping plays an important role in establishing the visual identity and character of the Palm and Goldenwest Specific Plan Area as a beachside residential community. Consistency in theme and the application of major community-level design elements such as entries, arterial street parkways,walls and fences,interface/edge conditions,and plant materials must be maintained throughout the Planning Areas of the Specific Plan Area to communicate nicate and strengthen this identity. The Community Landscape Plan for the Patin and Goldenwest Specific Plan Area is shown in Exhibit 4.3-1. Implementation of the following guidelines will ensure a recognizable and cohesive community image while allowing individual expression of landscape treatment at the Planning Area or project level H&V4.wpd 44 November 1999 ZNN • �� `•� ,z�.= a=�===___=�,- �`� _ ��,;,�i� �.♦ VA w ow'! `i'I•'�MO;� = fir• TT TT IL low a Ilia. M, own MW �j' ul�IR r�!M will, II N 111; /y�aj ;'!NJ2 ■ _ 1 .-.1w+r••.wf"w.. ..ram+` ��ui --- -"�'�" .\ Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 4.3.1 Community Landscape Concept The creation of an established seaside community neighborhood character is the fundamental concept for the Palm and Goldenwest landscape concept. The following design principles are embodied in this concept: • Community and project entries classically designed using natural materials and colors,with a similar vocabulary of materials, shapes and forms; • Consistent street tree themes should be related to the hierarchy of the street system; • Unified community theme wall and fence design,and the extensive use of trees,vines and shrubs to soften these features; • Recommended plant palettes for specific applications(Le., entries, streetscapes,paseo/buffers, etc.) and the Palm and Goldenwest Specific Plan Area community as a whole; • Recognition of existing natural conditions and situations; • Use of both"formal"and"informal"planting arrangements,depending upon the particular condition; • Use of both evergreen and deciduous plant material;and, • "Layering"of the shrub understory to create depth, variety and interest. 4.3.2 Entry Treatments 1. Primary Project Entry The Primary Project Entry,shown in Exhibit 4.3-2,is located off of Goldenwest Street opposite Orange Avenue and will be a security gated entrance with a guard house. The entry is designed with entry project monumentation,enhanced paving,formally spaced project theme trees,and groupings of accent trees and annual color. 2. Secondary Project Entry The Secondary Project Entry, shown in Exhibit 4.3-3,is located off of Palm Avenue opposite Seacliff Country Club Drive. This entry will have auto-security gates,and is designed with enhanced paving and project theme and accent trees. RBSP4.wpd 4.6 November 1999 .JIMY• i, `'1^Ir,r,�, 3 1x ty..Y,t q'I+ '� } . ' �Ar ,f Ugh • I . _ ''€` 4. -H..s $ 'j:. ,,,,;=4v, it ,'. .,�- ry" t':::+. aF;:` tr hiµ.Y:, ,•e,av'. •`c°c ';�. „`�. ��^' :;r-` ,y"t-'%` i3• PALM AVENUE ENHANCED PAVING ENTRY ACCENT _ TREES i` 3 _ rn AUTO SECURITY GATES s` 1 �..I t r 1 Exhibit 4 3- 01c SECONDARY PROJECT ENTRY PALM & GOLDENWEST HUNTINGTON BEACH CA •UGU$f 1995 FgmuD�vgivFt.0 96�OIpm Palm and Goldenwest Specific Plan Chapter 4—Community Design Concept 4.3.3 Streetscape Guidelines A hierarchy of landscaped parkways and entry treatments has been established for the Specific Plan Area. Exhibit 4.3-1, Community Landscape Plan, gives a diagrammatic depiction of the entries, and street locations and classifications. This hierarchy of streets and entries has been developed to: • Provide an attractive edge to implement the City's Urban Design Element and complement existing neighborhoods surrounding the project area; • Provide thematic continuity throughout the Specific Plan Area through the use of repetitive materials and themes;and • Complement a variety of architectural styles and themes. 1. Palm Avenue Palm Avenue forms the northern project boundary,and has been landscaped as part of previous development projects. From Goldenwest Street to Seacliff Country Club Drive,the existing landscaping is planned to be retained and enhanced. West of Seacliff Country Club Drive,existing landscaping may be retained unless the grading plan for the multi family site changes significantly. Adjacent to the proposed neighborhood park, existing landscaping and walls are to be removed to open views into the park. This streetscape is shown in Exhibit 4.3-1 and detailed in Exhibit 2.4- 3. 2. Goldenwest Street Goldenwest Street forms the eastern edge of the project and is designated a Landscape Corridor in the Urban Design Element of the Huntington Beach General Plan. A 25-foot wide landscape setback is designed for the entire length of the subject property,and will be planted with a repetition of pahm trees with groupings of deciduous canopy trees. This scheme is shown in the Community Landscape Plan,Exhibit 4.3-1, and detailed in Exhibit 2.4 4. 3. Primary Entry Road The Primary Entry Road off of Goldenwest Street will be a formal promenade of marching project theme trees spaced with groupings of accent trees leading to the guard house.The roadway is designed with a 20-foot landscape parkway lining both sides of the drive,with a low planted median of shrubs and annual color from Goldenwest Street to the guardhouse. This streetwape scheme is shown in Exhibit 2.4-4. HBSP4.wpd 4-9 November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 4.3.4 Landscape Buffers and Interfaces In order to create a well-planned established seaside community, a series of landscape buffers have been designed for the Palm and Goldenwest Specific Plan. These buffers will provide orderly transitions between the various land uses. The Landscape Buffers/Interfaces are described in Section 2.4, Open Space, identified on the Community Landscape Plan, Exhibit 4.3-1, and briefly described below. 1. Arterial Edges • Palm Avenue Palm Avenue is designed to retain or enhance the existing landscape buffers along the entire length of the property. From Goldenwest Street to Seacliff Country Club Drive, existing groupings of accent trees screen a 6-foot perimeter wall as measured from the top of sidewalk elevation. West of Seacliff Country Club Drive, existing walls will be removed to provide views into the neighborhood park. Adjacent to the multi-family site,the existing wall may be retained or may be replaced with a six(6) foot wall or view fence. • Goldenwest Street Goldenwest Street,bordering the site to the east,is designed to continue the existing streetscape north of the subject property. It will have a 25-foot landscape buffer the entire length of the subject property, and will have an 8-foot perimeter wall as measured from the top of sidewalk elevation. 2. Aera Energy Edge The Aera property edge is designed as a paseo/buffer area with a variable 25-foot setback with a meandering sidewalk and heavy landscaping. A minimum eight-foot high screen wall and minimum 20 foot landscape buffer area will be provided along the southern project boundary to screen the residential development from impacts of ongoing oil operations. Properties in Planning Area 3 adjacent to the Aera property edge are designed with an additional rear yard setback requirement. This paseo/buffer area is depicted in Exhibit 2.4-5. HBSP4.wpd 4-10 November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 4.3.5 Community Theme Walls and Fences The design concept for the community walls and fencing at Palm and Goldenwest is shown in Exhibit 4.3-4, and is summarized below. Community walls and fencing consist of elements which are readily visible from arterial and collector streets or from adjacent or nearby areas outside of the Planning Areas. Generally, community theme walls should be consistent in scale, materials, and type. Some variation in design details, such as color, finish, caps and pilasters may be employed at entries to express a certain individuality. Fences and walls include any type of fence,retaining wall, sound attenuation wall or screen. Fences and walls shall be in compliance with the Huntington Beach Zoning and Subdivision Ordinance Section 230.88. For the purposes of this section, exterior side means that fence wall facing away from the property and toward adjoining properties, streets and interior side means that fence wall facing inwards toward the property. 1. General Guidelines • All community theme walls and fences shall be consistent in design. • Any fence/wall adjoining a public street or any fence/wall visible from the side or rear shall be the community theme wall. • View fencing should have a low masonry wall with cap and pool code height tubular fencing, or glass for sound attenuation if required. Alternatively,view fencing of full height tubular steel may be used, and pilasters incorporated into steel fencing. • Vines and/or shrubs should be planted along community walls to soften the visual character. An extensive use of vines is encouraged. • The maximum wall or fence height shall be six(6) feet within any required rear, or side setback area, or eight (8) feet along the project perimeter. Fence/walls heights are measured from the base of the fence/wall to the top of the interior or exterior side, whichever is greater, except in no case should the maximum height of the wall exceed ten(10) feet(in combination with a retaining wall). HBSP4.wpd 4-11 November 1999 GLASS OR PLEXIGLASS PANEL ANODIZED ALUMINUM 7 - POST AND CHANNEL 'PANTED SLUMP W/SLUR Y FINISH BLOCK WALL �j'�j /// WALL CAP:PRE-CAST, CMU OR BRICK PILASTER 12'TO 24' W/PRE-CAST CAP --,�,- 4 a VIEW FENCE GLASS MASONRY WALL BASE THEME WALL 4a co� VIEW FENCE - TUBULAR STEEL GALVANIZED/PAINTED T.S.FENCE MASONRY WALL 4 BASE DAD 2'TO 24' 'WALL HEIGHTS MAY VERY VIEW FENCE - TUBULAR STEEL (6-6'MIN.,8--0'MAX.Q COMMERCIAL/RESIDENTIAL P.L) Pic COMMUNITY THEME WALLS AND FENCES nAiGQT o. rrvr u Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 2. Perimeter Theme Wall-Palm Avenue The existing wall and landscaping theme along Palm Avenue will be retained wherever possible or replaced with new walls or view fencing in a theme similar to the existing landscaping. 3. Perimeter Theme Wall- Goldenwest Street Pedestrian sidewalks and enhanced perimeter landscaping will be provided along the entire length of Goldenwest Street. This edge will be a continuation of the enhanced landscape and wall materials and design along Palm Avenue. 4.3.6 Lighting • Lighting shall be sufficient to provide reasonable safety for persons and property, allow sufficient illumination to identify hazards to pedestrian and vehicular circulation, and permit routine surveillance by security personnel. • Consistent lighting fixtures shall be used throughout the Specific Plan Area to enhance community character. • Light rays shall be confined on-site through orientation,the use of shading/directional controls, and/or landscape treatment. 4.3.7 Signage • Project monumentation signs should reflect the character and materials of the Palm and Goldenwest landscape concept. • Neighborhood identification signs should be integrated into the landscape and community theme walls using low maintenance materials and design. •. Temporary builder"ladder" or"kiosk"signs should be consistent with the architectural character of the community. HBSP4.wpd 4-13 November 1999 Palm and Goldenwest Specigc Plan Chapter 4 —Community Design Concept 4.3.8 Plant Palette Botanical Name Common Name TREES Acacia longifolia Golden Wattle Arbutus unedo Strawberry Tree Arbutus `Marina' NCN Brachychiton populneus Bottle Tree Brahea armata Mexican Blue Palm Cassia leptophylla Gold Medallion Tree Chorisia speciosa Silk Floss Tree Cinnamomum camphora Camphor Tree Cordyline australis Grass Palm Cordyline australis `Atropurpurea' Dracaena Australis Cupaniopsis anacardioides Carrotwood Dodonaea viscosa `Purpurea' Purple Leafed Hopseed Bush Eriobotrya deflexa Bronze loquat Erythrina caffra Kaffirboom Coral Tree Erythrina coralloides Naked Coral Tree Eucalyptus cladocalyx Sugar Gum Eucalyptus ficifolia Red Flowering Gum Eucalyptus formanii Forman's Eucalyptus Eucalyptus nicholii Nichol's Willowed-Leafed Peppermint Eucalyptus sp. Eucalyptus Species Ficus microcarpa `Green Gem' Green Gem Fig Ficus microcarpa `Retusa' Weeping Indian Laurel Fig Ficus microphylla Rusty Leaf Fig Ficus nitida Indian Laurel Ficus rubignosa Rustyleaf Fig Fraxinus velutina `Rio Grande' Fan-tex Ash Harpenhyllum caffrum Kaffir Plum Juniperus sp. Juniper Species Koelreuteria bipinnata Chinese Flame Tree Lagerstroemiafauriei "Muskogee" Hybrid Crape Myrtle Magnolia gra. `Edith Bogue' Edith's Bull Bay Magnolia gra. 'Little Gem' Dwarf Southern Magnolia Magnolia gra. `Majestic Beauty' Majestic Bull Bay Magnolia gra. `San Marino' Dwarf Bull Bay HBSP4.wpd 4-14 November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept Botanical Name Common Name Magnolia grand j�ora 'LG. ' Little Gem Magnolia. Melaleuca linariifolia Flaxleaf Paperbark Melaleuca nesophila Pink Melaleuca Melaleuca quinquenervia Cajeput Tree Melaleuca quinquenervia Cajeput Tree Metrosideros excelsus New Zealand Christmas Tree Neodypsis decaryii Triangle Palm Phoenix roebelenii Pigmy Date Palm Pinus canariensis Canary Island Palm Pinus eldarica Mondel Pine Pinus halepensis Allepo Pine Pinus pinea Italian Stone Pine Pinus radiata Monterey Pine Pinus thunbergiana Japanese Black Pine Pinus torreyana Torrey Pine Pittosporum undulatum Victorian Box Platanus racemosa California Sycamore Podocarpus gracilior Fern Pine Prunus caroliniana Carolina Laurel Cherry Prunus caroliniana bright and tight Carolina Cherry Full to Ground Raphiolepis indica `Majestic Beauty' Majestic Beauty Indian Hawthorne Rhaphiolepis hybrid `Majestic Beauty Majestic Beauty TM Indian Hawthorne TM' Sabal palmetto Palmetto Schinus terebinthifolius Brazilian Pepper Schinus terebinthifolius Brazilian Pepper Tree Strelitzia nicolai `Multi' Giant Bird of Paradise Tabebuia chrysotricha Golden Trumpet Tree Tipuana tipu Tipu Tree Tristania conferta Brisbane Box Ulmus parvifolia `Sempervirens' Evergreen Elm Ulmus pumila Siberian Elm HBSP4.wpd 4-1 S November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept Botanical Name Common Name SHRUBS Agave sp. Agave Allamandia nerifolia Golden Trumpet Antedechia `Salmon' Calla Lily Baccharis piluraris `Twin Peaks' Coyote Bush Prostrate Bougainvillea `Raspberry Ice' Bougainvillea Raspberry Ice Bougainvillea 'Rosenka' Dwarf Bougainvillea Bougainvillea `Tahitian Maid' Double Bougainvillea Bougainvillea `White Madonna' Bougainvillea Calliandra haematocephala Pink Powder Puff Carissa grandiora Natal Plum Carissa mac. sp. Natal Plum Species Chrysanthemum sp. Marguerite Crassula argentea Jade Plant Crassula argentea `Crosby' Miniature Jade Plant Cuphea hyssopifolia False Heather Dipladenia splendens `Red Riding Shrub Mandevilla. Hood' Dodonaea viscosa `Purpurea' Purple Leafed Hopseed Bush Echium fastuosum Pride of Madeira Echium fastuosum 'Select Blue' Pride of Madeira Elaeagnus pungens 'Maculata' Golden Elaeagnus Elaeagnus pungens 'Yariegata' Thorny Variegated Elaeagnus Eriobotrya deflexa `Multi' Bronze Loquat Eriogonum sp. Buckwheat Escallonia fradesii Pink Princess Escallonia Escallonia montevidenis Montevideo Escallonia Feyoa sellowiana Pineapple Guava Gazania rigens Clumping Gazania,Treasure Flower Hebe buxifolia Boxleaf Hebe Hemerocallis hybrid `Purple' Day Lily(Evergreen) Hemerocallis hybrid `Yellow' Day Lily(Evergreen) Hibiscus rosa-sinensis `Fiesta' NCN Hydrangea sp. Hydrangea Ixora 'Maul' NCN Juniperus sp. Juniper Lantana sp. Lantana Lavandula pedunculata `Atlas' Spanish Lavender HBSP4.wpd 4-16 November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept Botanical Name Common Name Leptospermum lae. `Reevesii' Dwarf Australian Tea Tree Leptospermum sco. Weatle V New Zealand Tea Tree Ligustrum jap. `Texanum' Texas Privet Ligustrum jap. `Texanum' Wax Leaf Privet Ligustrum japonicum Japanese Privet Liriope sp. Lily Turf Lonicera nitida 'Aurea' Boxleaf Honeysuckle Lonicera nitida 'Maigrun' Box Honeysuckle Lonicera pileata Privet Honeysuckle Loropetalum c. `Hines Purpleleaf' Plum Delight Myoporum laetum Myoporum Nephrolepis cordifolia Southern Sword Fern Osteospermum fruticosum Freeway Daisy Pelargonium peltatum Balcan'series Ivy Geranium(mixed) Phormium tenax New Zealand Flax Species Pittosporum tobira sp. Var. Pittosporum Prunus c. `Atropurpurea Delight' Purple Leaf Plum Raphiolepis indica sp. White India Hawthorne Raphiolepis indica `Springtime' India Hawthorne Rosmarinus officinalis Rosemary Salvia sp. Sage Species Strelitzia reginae Bird of Paradise Tecomaria capensis Cape Honeysuckle Trachelospermum jasminoides Star Jasmine Viburnum japonicum NCN Xylosma congestum `Compact' Dwarf Xylosma Yucca sp. Yucca Zantedeschia aethiopica `White' Calla Lilly XBSP4.wpd 4-17 November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 4.4 ARCHITECTURAL GUIDELINES The purpose of the Architectural Guidelines is to create a community identity consistent with an"established seaside community"theme, through the implementation of a consistent architectural design program. The intent is to allow the Planning Areas to establish individual identities,yet blend strongly with overall community themes. It is further the intent of these guidelines to ensure consistency with the Conceptual Master Plan for Subarea 4B and the Huntington Beach Zoning and Subdivision Ordinance. These guidelines should be addressed during final project review unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under the circumstances. The goal of this component of the Architectural Guidelines is to promote product quality and community diversity by encouraging builders to explore and expand their range of architectural styles. The guidelines in this section seek to continue the legacy of diversity within the City of Huntington Beach without sacrificing quality control over design details. 4.4.1 Architectural Character An assemblage of architectural styles consistent with an"established seaside community"theme is intended to aid designers in developing a classic architectural image compatible with the surrounding residential communities. 4.4.2 Residential Architectural Design Guidelines The purpose of this section is to provide specific architectural design guidelines for product development. Criteria are provided to ensure the use of recurring design elements which will reinforce the visual and spacial expression of the community and its themes. It will concurrently allow for individual design solutions appropriate to each planning area. 1. Height and Building Mass Height shall be determined by the residential development standards of this document. However, the underlying theme of the massing should be to maintain a human scale and low profile. Proper design considerations for building mass and form will create a visually attractive community that is sensitive to the surrounding environment. 2. Building Materials and Colors Building materials and colors shall complement the natural, climatic, and built environment of the Palm and Goldenwest community. Whenever possible,materials should be durable and require minimal maintenance. HBSp4.wpd 4-18 November 1999 Palm and Goldenwest Specific Plan Chapter 4 —Community Design Concept 3. Architectural Projections Balconies, porches and overhangs are desirable elements of a building that provide architectural interest and protection against the sun and inclement weather. Balconies are encouraged for inclusion in medium and high density residential areas since they provide residents with necessary outdoor areas and spaces. Balconies,porches and overhangs add visually to structures by breaking up wall masses, offsetting floors, and creating a sense of human scale. 4. Facade Treatments By varying the spacing, sizes, shapes and locations of door and window openings in building facades, structures may be made more visually interesting and attractive. However, care must be taken to avoid too much variety or the end result will be a chaotic, cluttered,building facade. HBSP4.wpd 4-19 November 1999 PALM AND GOLDENWEST CHAPTER 5 SPECIFIC PLAN ADMINISTRATION 5 ADMINISTRATION The methods and procedures for implementation and administration of the Development Standards, as well as the policies, guidelines and other conditions of this Palm and Goldenwest Specific Plan, are prescribed as follows: 5.1 ENFORCEMENT OF THE SPECIFIC PLAN The Specific Plan serves both a planning function and regulatory function. It is the vehicle by which the City of Huntington Beach General Plan/Local Coastal Program and the Conceptual Master Plan are implemented for the Palm and Goldenwest property. In addition,the general administration rules in this Chapter are specified to properly relate the Specific Plan to the provisions within the Huntington Beach Zoning and Subdivision Ordinance. If there is a conflict found between this Specific Plan and the City,s Zoning and Subdivision Ordinances,the contents of this Specific Plan shall prevail. Where the Specific Plan is silent, the provisions of the HBZSO shall apply. Should future economic or development conditions make it desirable to amend this Specific Plan,the procedures described in Section 5.2 shall govern such amendments. This Specific Plan may be amended at any time in the same process by which it was originally adopted. Enforcement of the provisions of the Specific Plan shall be as follows: • The Planning Director or Director's designee shall be responsible for interpreting and enforcing the site development standards and design guidelines set forth in the Specific Plan. • Any administrative interpretation of the Palm and Goldenwest Specific Plan may be submitted for review by the Planning Commission and shall be subject to appeal to the City Council. HBSPS.wpd 5-1 November 1999 Palm and Goldenwest Specific Plan Chapter 5—Administration 5.2 METHODS AND PROCEDURES 5.2.1 Implementation The Specific Plan shall be implemented through the processing of site plans in conjunction with Coastal Development Permits,tentative tract maps and tentative parcel maps. The site plans may be prepared concurrently in sufficient detail to determine conformance with the Specific Plan and consistency with the CMP and General Plan. 5.2.2 Coastal Development Permits All development projects in the Palm and Goldenwest Specific Plan Area require a Coastal Development Permit pursuant to the provisions of the Huntington Beach Zoning and Subdivision Ordinance. 5.2.3 Tentative Tract Maps Tentative Tract or Parcel Map(s) shall be in compliance to the provisions and procedures in the Huntington Beach Zoning and Subdivision Ordinance. 5.2.4 Zoning Text Amendments A Zoning Text Amendment shall be required for changes to the Development Standards in the Specific Plan,unless such changes are to provide clarification only,which may be approved by the Planning Director. Zoning Text Amendments shall be processed in accordance with the Huntington Beach Zoning and Subdivision Ordinance. 5.2.5 Dwelling Unit Transfer Procedure Dwelling units may be transferred from one Planning Area to another,provided that the Planning Director determines that: • The average density for the Planning Area to which the units are transferred does not exceed the Maximum Units for that Planning Area shown on Table 2.2-A; and • The transfer does not increase the maximum number of dwelling units permitted in the Palm and Goldenwest Specific Plan. HBSPS.wpd 3-1 November 1999 Palm and Goldenwest Specific Plan Chapter 5 —Administration 5.2.6 Planning Area Boundary Adjustment The interior Planning Area boundaries may be adjusted up to ten(10) percent of the approved acreage on Exhibit 2.2-1 during the Tentative Map process due to final engineering adjustments. 5.2.7 Allocation And Transfer Of ADTs ALLOCATION OF ARTS PLC Parcel: At the time of the adoption of this document, the PLC parcel has an overall intensity total of 5,230 Average Daily Trips (ADT's) assigned to the parcel,which is the equivalent to a maximum of 500 residential units. In the event that the PLC parcel does not develop a total of 315 units, the unused trip capacity (ADT's) may be reallocated to the Aera parcel at the City's discretion. Aera Parcel: At the time of the adoption of this document, the Aera parcel has an overall intensity of 21,909 ADTs assigned to the parcel. This trip assignment is equivalent to a maximum of 614,570 square feet of commercial or other comparable uses as determined by a traffic analysis approved by the City. The four acre site across Seapoint should be designated as open space and therefore should not be considered within the 21,909 ADT's allocated for the Aera parcel. TRANSFERS OF ADTS The transfer of Average Daily Trips (ADTs) from the PLC parcel to the Aera parcel may be permitted in the event that PLC does not develop a maximum of 315 units. Any transfer will be reviewed and approved concurrent with the tentative map/conditional use/coastal development permit process for the Aera parcel. HBSPS.wpd 5-3 November 1999 Palm and Goldenwest Specific Plan Chapter 5 —Administration The Planning Director, Planning Commission and/or City Council may determine not to allocate ADTs to those uses or areas that do not generate vehicular trips, such as greenbelts, esplanades or other similar uses or areas, subject to approval through the tentative map and/or conditional use permit process. 5.2.7 5.2.8 Hearings All Public Hearings held relative to this Specific Plan shall be administered per the applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance. 5.4.4 5.2.9 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance. 5.3 MAINTENANCE MECHANISMS For development projects which include privately-owned streets,parking,recreation, open space, landscaped areas, community walls and fences, or community buildings or facilities, the developer shall submit a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of such areas and facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Planning Director as to suitability for the proposed use of said areas and facilities. If the common areas are to be conveyed to a master homeowners' association or sub-association, the developer shall file a Declaration of Covenants to be submitted with the application for approval,that will govern the association. These covenants shall include: • The homeowner's association shall be established prior to the sale of the first dwelling unit within each Planning Area. • Membership shall be mandatory for each buyer and each successive buyer. • Any open space restrictions shall be permanent. • Provisions to prohibit parking upon other than approved and developed parking areas shall be written into the covenants, conditions and restrictions for each project. • If the development is constructed in increments of phases which require one or more final maps, reciprocal covenants, conditions or restrictions, reciprocal management HBSPS.wpd 5-4 Nwember 1999 Palm and Goldenwest Specific Plan Chapter 5 —Administration and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. • Notification to all future residents of existing adjacent oil operations, potential loss of view upon development of the Aera property, and the future commercial development on the Aera property. HBSPS.wpd S-S November 1999 PALM AND GOLDENWEST CHAPTER 6 SPECIFIC PLAN APPENDICES A. SPECIFIC PLAN CONSISTENCY WITH THE HUNTINGTON BEACH GENERAL PLAN I. Land Use Element GOAL LUl: Achieve development that maintains or improves the City's fiscal viability and reflects economic demands while maintaining and improving the quality of life for the current and future residents of Huntington Beach. How Satisfied.• The Palm and Golden west Specific Plan proposes development that will implement the General Plan proposed land uses,provide additional property tax base, and provide development that is consistent in character with the existing residential development to the north and west at compatible densities. The proposed residential project will provide private streets, open space, and landscaping that will be maintained by a homeowners'association and not require the use of City funds. GOAL LU2: Ensure that development is adequately served by transportation infrastructure, utility infrastructure, and public services. How Satisfied: The proposed project is adequately served by transportation infrastructure, utility infrastructure and public services. A traffic study has been prepared and it demonstrates that the existing transportation infrastructure is adequate for build-out of the proposed project. Existing utility systems in the project vicinity have adequate capacity to accommodate the proposed project. The conceptual engineering and utility plans are described in Chapter 2, Development Concept. More detailed plans will be submitted during the Tentative Tract Map approval process. GOAL LU3: Achieve the logical, orderly and beneficial expansion of the City's services and jurisdictional limits. How Satisfied: Not Applicable. The subject property is currently within the Huntington Beach city limits, and will conform with existing land use designations set forth by the Huntington Beach General Plan and the Conceptual Master Plan for Subarea 4B. H"6.wpd 6-1 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices GOAL LU4: Achieve and maintain high quality architecture, landscape and public open spaces in the City. How Satisfied: The architecture character and landscape plan for the Specific Plan Area are described in Chapter 4, Community Design Concept. All architectural design and landscaping is in conformance with policies set forth in the Conceptual Master Plan. GOAL LUS: Ensure that significant environmental habitats and resources are maintained. How Satisfied. Not applicable. The subject property has been utilized for the extraction and processing of oil for decades and therefore no environmental habitats or resources are currently on the site. GOAL LU6: Ensure that the City's General Plan is maintained and updated to be an accurate guide for development and resource conservation. How Satisfied: The City of Huntington Beach recently prepared the Subarea 4B Conceptual Master Plan which includes the Palm and Goldenwest Specific Plan Area. The purpose of this Conceptual Master Plan is to provide an updated and accurate guide for development of the subject property and the adjacent Aera property. This Specific Plan is designed to provide for development that is in conformance with the Conceptual Master Plan. GOAL LU 7. Achieve diversity of land uses that sustain the City's economic viability,while maintaining the City's environmental resources and scale and character. How Satisfied: The Palm and Goldenwest Specific Plan provides for a variety of residential land uses, at a variety of densities and project types and a neighborhood public park The Land Use Plan and Statistical Summary Table (Exhibit 2.2-1 and Table 2.2 A, respectively), describe the proposed land uses, densities and dwelling units proposed for each planning area. All development is consistent with the City's General Plan and the Conceptual Master Plan for Subarea 4B and reflects the scale and character of surrounding neighborhoods. HBSP6.wpd 6-2 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices GOAL LU8: Achieve a pattern of land uses that preserves, enhances, and establishes a distinct identity for the City's neighborhoods, corridors and centers. How Satisfied: The Palm and Goldenwest Specific Plan provides for a distinctive residential community of integrated neighborhoods that is similar in scale and identity to the surrounding development. GOAL LU9. Achieve the development of a range of housing units that provides for the diverse economic, physical and social needs of existing and future residents of Huntington beach. How Satisfied: The Palm and Goldenwest Specific Plan provides for a variety of residential land uses, with a variety of densities and project types. The Development Plan and Land Use Statistical Summary Table (Exhibit 2.2-1 and Table 2.2 A, respectively), describe the proposed land uses, densities and dwelling units for each planning area. All development is consistent with the City's General Plan and the Conceptual Master Plan. GOAL LU10: Achieve the development of a range of commercial uses. How Satisfied: There currently are no commercial uses planned for the Specific Plan Area. There is, however,potential for future visitor-serving commercial uses on the adjacent Aera property, once oil operations have ceased. All future commercial uses shall be consistent with the Conceptual Master Plan and shall be consistent with the Huntington Beach General Plan. GOAL LU11: Achieve the development of projects that enable residents to live in proximity to their jobs, commercial services and entertainment,and reduce the need for automobile use. How Satisf ed: The Specific Plan Area is sited in proximity to jobs, commercial services, and entertainment. The Vicinity Map, Exhibit 1.2-2, shows the location of the Specific Plan Area in relation to surrounding land uses. It is anticipated that the residents of the Specific Plan Area will be able to utilize the future commercial HBSP6.wpd 6-3 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices and visitor serving uses that are proposed for the adjacent Aera site. GOAL LU12: Achieve the development of industrial uses that provide job opportunities for existing and future residents, as well as the surrounding subregion, and generate revenue for the city. How Satisfied: The General Plan designation for this property is residential and therefore this goal is not applicable. GOAL LU13: Achieve the development of a mix of governmental service, institutional, educational and religious uses that support the needs of Huntington Beach's residents. How Satisfied: The General Plan designation for this property is residential and therefore this goal is not applicable. GOAL LU14: Preserve the City's open spaces. How Satisfied: The General Plan designation for this property is residential and there is no open space designated for this site. The Specific Plan however does provide for a minimum 3.5-acre neighborhood public parr GOALLUI5: Achieve new development that enhances the City's quality of development and sense of place, goals for community character, and preserves significant historical resources. How Satisfied: Chapter 4, Community Design Concept,provides architectural and landscape standards to assure a high quality development. There are no significant historical resources onsite. GOAL LU16. Achieve the development of distinct neighborhoods, boulevards and centers. How Satisfied: There are four distinct Planning Areas within the project area, each with its own character and blend of residential product types. The Specific Plan will create distinct neighborhoods which are all unified by a common design theme, and governed by a set of common Development Standards and Design Guidelines. HBSP6.wpd 6-4 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices Palm Avenue and Goldenwest Street will be enhanced with theme walls, landscaping, and project identification signs to create a distinctive identity. These plans are described in Chapter 4. H. Urban Design Element GOAL UD 1: Enhance the visual image of the City of Huntington beach. How Satisfied: All development within the Specific Plan Area is subject to Development Standards and Regulations, detailed in Chapter 3, as well as design guidelines described in Chapter 4. These guidelines and standards are to provide development compatible with existing residential development and to enhance the visual image of the City of Huntington Beach. All development is consistent with the provision of the Conceptual Master Plan for Subarea 4B. GOAL UD 2: Protect and enhance the City's public coastal views and oceanside character and screen any uses that detract from the City's character. How Satisfied: There is no direct coastal access from the subject property. Existing oil facilities on the adjacent Aera site shall be appropriately buffered from the proposed residential development. The Conceptual Master Plan for Subarea 4B proposes a coastal access on the Aera property once oil operations have ceased. This access and all proposed development on that site shall be developed in accordance with procedures set forth in the Conceptual Master Plan for Subarea 4B. III. Historical and Cultural Resources Element How Satisfied: Not Applicable. HBSP6.wpd 6-5 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices IV. Economic Development Element GOAL ED 1: Provide economic opportunities for present and future Huntington Beach residents and businesses through employment and local fiscal stability. How Satisfied: This project will provide short term construction and sales jobs during the development of the site. Future residents of the Specific Plan Area will provide market support to local retail and service businesses. GOAL ED 2: Aggressively retain and enhance the existing commercial, industrial, and visitor serving uses while attracting new uses to Huntington Beach. How Satisfied: Asper the Huntington Beach General Plan. There currently are no commercial, industrial, and visitor serving uses planned for the Specific Plan Area. GOAL ED 3: Enhance Huntington Beach's economic development potential through strategic land use planning and sound urban design practices. How Satisfied: The Huntington Beach General Plan designates the Specific Plan Area as residential, and this Specific Plan implements that designation. V. Circulation Element GOAL CE1: Provide a balanced transportation system that supports the policies of the general plan and facilitates the safe and efficient movement of people and goods throughout the City while providing a balance between economic development and the preservation of residential neighborhoods, and minimizing environmental impacts. How Satisf ed: A traffic study has been prepared to review any impacts that may occur with the implementation of the Specific Plan. This study provides feasible mitigation measures to assure an efficient circulation system that is compatible with existing circulation levels of service. The details of this Circulation System are described in Section 2.4. HBSP6.wpd 6-6 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices GOAL CE2: Provide a circulation system which supports existing, approved and planned land uses throughout the City while maintaining a desired level of service on all streets and at all intersections. How Satisfied. A traffic study has been prepared to review any impacts that may occur with the implementation of the Specific Plan. This study provides feasible mitigation measures to assure an efficient circulation system that is compatible with existing circulation levels of service. The details of this Circulation System are described in Section 2.4. GOAL CE3: Develop a balanced and integrated multi-modal transportation system. How Satisfied: A traffic study has been prepared to review any impacts that may occur with the implementation of the Specific Plan. This study provides feasible mitigation measures to assure an efficient circulation system that is compatible with existing circulation levels of service. The details of this Circulation System are described in Section 2.4. GOAL CE4. Encourage and develop a transportation demand management system (tdm) to assist in mitigating traffic impacts and in maintaining a desired level of service on the circulation system. How Satisfied: A traffic study has been prepared to review any impacts that may occur with the implementation of the Specific Plan. This study provides feasible mitigation measures to assure an efficient circulation system that is compatible with existing circulation levels of service. The details of this Circulation System are described in Section 2.4. GOAL CES: Provide sufficient,well designed and convenient on and off street parking facilities through How Satisfied: All residential development within the project area will provide off-street and visitor parking in accordance with the Development Standards and Regulations set forth in Chapter 3. HBSP6.vpd 6-7 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices GOAL CE 6: Provide a city-wide system of efficient and attractive pedestrian, equestrian and waterway facilities for commuter, school and recreational uses. How Satisfied: There is an extensive pedestrian corridor/paseo system within and surrounding the Specific Plan Area. These paseos are described in Section 2.5. The proposed pedestrian walkways will connect to existing pedestrian and bicycle routes in the City. All pedestrian spaces shall be consistent with the CMP. There are no waterway, commuter, or school facilities planned for the Specific Plan Area. . GOAL CE 7: Maintain and enhance the visual quality and scenic views along designated corridors. How Satisfied: Goldenwest Street is currently designated as a minor urban scenic corridor, with the southern portion adjacent to the subject property designated a Landscape Corridor. Implementation of the Specific Plan will result in the development and enhancement of these corridors. The Specific Plan will be consistent with all goals and policies governing views along these designated corridors. VI. Public Facilities and Public Services Element GOAL PF1: Protect the community from criminal activity, reduce the incidence of crime and provide other necessary services within the City. How Satisfied: The Specific Plan proposes gated entries to the community to provide additional security to the residents. GOAL PF2: Ensure adequate protection from fire and medical emergencies for Huntington Beach residents and property owners. How Satisfied: Residential development will be constructed in accordance with City of Huntington Beach Fire Department requirements to assure adequate fire protection and protection from medical emergencies. HBSP6.wpd &8 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices GOAL PF3: Provide the highest level of safety and services to beach visitors and harbor users. How Satisfied: Not Applicable. GOAL PF4: Promote a strong public school system which advocates quality education. Promote the maintenance and enhancement of the existing educational systems facilities, and opportunities for students and residents of the City to enhance the quality of life for existing and future residents. How Satisfied: The property owner and both local school districts have entered into mitigation agreements to mitigate the impact of new students from the Specific Plan Area. VII. Recreation and Community Services Element GOAL RCS 1: Enrich the quality of life for all citizens of Huntington Beach by providing constructive and creative leisure opportunities. How Satisfied: Approximately 3.5 acres of the project area will be developed as a neighborhood public parr This area is shown on the Land Use Plan,Exhibit 2.2-1. In addition, the development standards provide private open space for each residential unit. VM. Utilities Element GOAL U1: Provide a water supply system which is able to meet the projected water demands; upgrade deficient systems and expand water treatment,supply, and distribution facilities; and pursue funding resources to reduce the costs of water provision in the City. How Satisfied: The developer will construct onsite water facilities to serve the proposed development in accordance with City requirements. The Master Water Plan for the Specific Plan Area is described in Section 2.7.3. KBSP6.wpd 6-9 November 1999 Palm and Goidenwest Specific Plan Chapter 6 -Appendices GOAL U2: Provide a wastewater collection and treatment system which is able to support permitted land uses; upgrade existing deficient systems; and pursue funding sources to reduce costs of wastewater service provision in the City. How Satisfied: The developer will construct onsite wastewater collection systems to serve the proposed development in accordance with City requirements. The Master Sewer Plan for the Specific Plan Area is described in Section 2.7.2. GOAL U3: Provide a flood control system which is able to support the permitted land uses while preserving the public safety; upgrade existing deficient systems; and pursue funding sources to reduce the costs of flood control provision in the City. How Satisfied: The developer will construct onsite drainage facilities to serve the proposed development in accordance with City requirements. Development areas have been appropriately sited to minimize the potential damage from natural disasters. The Master Storm Drain Plan for the Specific Plan Area is described in Section 2.7.1. GOAL U4: Maintain solid waste collection and disposal services in accordance with the California Integrated Waste Management Act of 1989 (AB939), and pursue funding sources to reduce the cost of the collection and disposal services in the City. How Satisfied: Solid waste collection, disposal, and recycling services will be provided in the Specific Plan Area by Rainbow Disposal Company. GOAL US: Maintain and expand service provision to the City of Huntington Beach residents and businesses. How Satisfied: Development shall meet all existing City codes regarding provision of natural gas, telecommunication, and electricity. Public services provided to the Specific Plan Area are described in Section 2.8. HBSP6.wpd 6-10 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices IX. Environmental Resources/Conservation Element GOAL ERCI: Improve and enhance the overall aesthetic value and appearance of the City of Huntington Beach through the provision and maintenance of local private open space. How Satisfied: Local private open space consisting of common areas,pedestrian paths, and perimeter landscaping will be developed in the Specific Plan Area and maintained by a Homeowner's Association. GOAL ERC2: Protect and preserve significant habitats of plant and wildlife species, including wetlands, for their intrinsic values. How Satisfied: Not applicable. The subject property has been utilized for the extraction and processing of oil for decades and therefore no environmental habitats or resources are currently on the site. GOAL ERC3: Designate areas and monitor mineral/oil extraction. How Satisfied: There are no areas within the Specific Plan Area that are designated for mineral/oil extraction. All oil extraction operations in the Specific Plan Area have been permanently abandoned. Oil extraction on the adjacent Aera property is planned to continue for 15-20 years. GOAL ERC4. Maintain the visual quality of the City's natural land forms and bodies of water. How Satisfied.• The subject property has been utilized for the extraction and processing of oil for decades and therefore no natural land forms or bodies of water are currently on the site. GOAL ERCS: Conserve the natural environment and resources of the community for the long-term benefit and enjoyment of its residents and visitors. How Satisfied: The subject property has been utilized for the extraction and processing of oil for decades and therefore no natural environment resources are currently on the site. HBSP6.wpd 6-11 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices X. Air Quality Element GOALAQ 1: Improve regional air quality by a) decreasing reliance on single occupancy vehicular trips; b) increasing efficiency of transit; c) shortening vehicle trips through a more efficient jobs-housing balance and a more efficient land use pattern; and d) increasing energy efficiency. How Satisfied.• An Air Quality Report has been prepared as part of this Specific Plan process and provides mitigation measures to address any impacts that may occur during implementation of the Specific Plan. XI. Environmental Hazards Element GOAL EH1: Ensure that the number of deaths and injuries, levels of property damage, levels of economic and social disruption, and interruption of vital services resulting from seismic activity and geologic hazards shall be within levels for acceptable risk. How Satisfied: All development within the Specific Plan Area will conform with recommendations contained in geologic soils reports prepared during the Tentative Tract Map process and reviewed by the City to assure the appropriate mitigation of any geologic conditions onsite. GOAL EH2: Reduce the potential for mesa edge and bluff erosion hazards, and the potential for beach and sand loss. How Satisfied: Not Applicable. GOAL EH3: Ensure the safety of the City's business and residents from methane hazards. How Satisfied: All oil operation remediation work shall be performed to all applicable codes and all building construction shall be reviewed to assure the mitigation from arty potential methane hazards. Oil well vents, vapor membranes, and/or collection systems may be required at specific locations within the Specific Plan Area. HBSP6.wpd 6-12 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices XII. Noise Element GOALNI: Ensure that all necessary and appropriate actions are taken to protect Huntington Beach residents,employees,visitors and noise-sensitive uses from the adverse impacts created by excessive noise levels from stationary and ambient sources. How Satisfied: A noise study has been prepared as part of this Specific Plan process to address any potential impacts from implementation of the Specific Plan. The Specific Plan includes all feasible mitigation measures. XIII. Hazardous Materials Element GOAL HMI: Reduce, to the greatest degree possible,the potential for harm to life, property and the environment, from hazardous materials and hazardous waste. How Satisfied: Environmental Site Assessments will be prepared during the Tentative Tract Map process and reviewed by the City to assure the mitigation of any hazardous materials onsite. HBSP6.%pd 6-13 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices B. MITIGATION MEASURES FROM MITIGATED NEGATIVE DECLARATION #98-8 No. Description of Impact Mitigation Measure Population and Housing 1 The City's Affordable Housing A comprehensive Affordable Housing Plan in accordance with the City's Policy requires new residential Housing Policy is required for all residential development within the development to provide 10 percent project site. Preparation of Affordable Housing Plans is the of new units as affordable, either on responsibility of the project proponent. All Affordable Housing Plans are or off site. subject to City approval and acceptance prior to issuance of building permits for residential units. Water Quality 2 Short-term, negative water quality Future project development related entitlements shall ensure that during impacts may occur during construction, methods for silt control and managing water runoff shall construction, and the new be employed, including how all drainage associated with the development will create impervious remediation of the site shall be retained on site. Further, development surfaces. Unchecked runoff from shall be designed to ensure that runoff is accommodated both on-site the new development could impact and via the City wide drainage system. Necessary project related water quality if not adequately improvements shall be identified and provided prior to project channeled into the City's drainage development. system. Air Quality Odor Reduction 3 Odors from the existing Aera oil Dwelling units downwind of the large oil processing/storage tanks on the facility may negatively impact new, Aera property shall be designed to have windows and ventilation outlets adjacent residential uses within the oriented away from the upwind direction. (See Palm/Goldenwest PLC project area. Specific Plan Air Quality Study, LSA Associates, February 9, 1999.) 4 Odors from the existing Aera oil Each dwelling unit within 200 feet of the large oil processing/storage facility may negatively impact new, tanks on the Aera property shall be equipped with a standard air adjacent residential uses within the conditioning system to ensure that windows and doors on the dwelling PLC project area. units can remain closed for prolonged periods of time in case odor nuisance occurs. 5 Odors from the existing Aera oil Contingency plans pertaining to the Aera Energy oil facility shall be facility may negatively impact new, amended, if needed,to require that any oil spilled on the site be adjacent residential uses within the cleaned up and properly disposed of within 24 hours, or as soon PLC project area. thereafter as feasible. Well sumps should be pumped out after pulling a well, and periodically in the interim. 6 Odors from the existing Aera oil Aera Energy facility operators should be encouraged to properly facility may negatively impact new, maintain seals and gaskets on pumps and piping to avoid accidental adjacent residential uses within the leaks. General and routing cleanup of the site should be encouraged to PLC project area. minimize potential odors in the area. HBSP6.wpd 6-14 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices Short Term Project Construction Impact Reduction 7 Fugitive dust from construction The construction contractor shall select the construction equipment activities and emissions from used on site based on low emission factors and high-energy efficiency. construction vehicles may The construction contractor shall ensure that construction grading plans negatively impact air quality on a include a statement that all construction equipment will be tuned and short-term basis. maintained in accordance with the manufacturer's specifications. 8 Fugitive dust from construction The construction contractor shall utilize electric or diesel powered activities and emissions from equipment in lieu of gasoline powered engines where feasible. construction vehicles may negatively impact air quality on a short-term basis. 9 Fugitive dust from construction The construction contractor shall ensure that construction grading plans activities and emissions from include a statement that work crews will shut off equipment when not in construction vehicles may use. During smog season (May through October), construction negatively impact air quality on a activities should be reduced on days projected to have a Stage 1 smog short-term basis. alert,to minimize exhaust emissions from vehicles and equipment. 10 Fugitive dust from construction An erosion control plan, remediation plan and grading plan must be activities and emissions from submitted for review and approval by the City that includes a plan of remediation and/or grading may how the grading plan and remediation efforts will comply with the negatively impact air quality on a provisions of AQMD Rule 403. The plan shall include: short-term basis. a. the use of water trucks on site to be used throughout the day in areas that the soils are being processed, b. signage provided around the job site that includes the operators and owner's names and numbers, plus the AQMD hotline number, C. Notification of property owner's within 300'of the pending remediation operations d. performing remediation operations in stages concentrated in single areas to minimize the impacts of fugitive dust and noise, e. washing of all haul trucks prior to leaving the site, f. compliance with NPDES requirements, g. using wind barriers around equipment doing remediation , h. limiting the hours of operation for remediation between 8:00 am and 5:00 pm, i. not creating stockpiles in excess of 8 feet in height, and j. for all stockpiled areas that have been remediated or areas will be left undisturbed, shall have a soil binder applied and shall continue to be maintained until such time a grading permit for the tentative map or other entitlements is approved by the City. 11 Fugitive dust from construction The construction contractor shall time the construction activities so as activities and emissions from not to interfere with peak hour traffic, and to minimize obstruction of construction vehicles may through traffic lanes adjacent to the site; if necessary, a flagperson shall negatively impact air quality on a be retained to maintain safety adjacent to existing roadways. short-term basis. Architectural Coating Impact Reduction HBSP6.wpd 6-11 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices 12 Emissions from painting activities The construction contractor shall utilize as much as possible may negatively impact air quality on precoated/natural colored building material,water based or low VOC a short term basis. coating, and coating transfer or spray equipment with high transfer efficiency, such as high volume low pressure(HVLP)spray method, or manual coatings application such as paint brush, hand roller,trowel, spatula, dauber, rag, or sponge. 13 Fugitive dust from construction During construction, the applicant shall: activities and emissions from construction vehicles may a. Use water trucks or sprinkler systems in all areas where negatively impact air quality on a vehicles travel to keep damp enough to prevent dust raised short term basis. when leaving the site, b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%)by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days(first stage smog alerts); e. Discontinue construction during second stage smog alerts, f. Submit proposed haul routes to the City for review and approval, including all construction access to be taken from Goldenwest Street or as other wise approved by the City. Traffic/Circulation 14 The traffic study indicates that, Traffic Model projections indicate that if the project site utilizes its without mitigation, maximum allowable trip budget of 27,139 trips per day, the Goldenwest the Palm Avenue/Goldenwest Street/Palm Avenue intersection will require mitigation such as an Street intersection will function at additional left turn lane from Palm Avenue to allow traffic to head north less than acceptable levels at on Goldenwest Street. Prior to tract map approval for the proposed ultimate buildout of the entire 150 PLC residential development, mechanisms for right-of way acquisition acre site. and funding to provide the additional left turn lane when needed, shall be established. Prior to the Aera property being developed, additional traffic studies shall be conducted to verify the need for the additional turn lane, or other mitigation measures, if necessary. 15 Project specific traffic impacts from Future development scenarios/proposals for the Aera property will future Aera site development must require additional traffic studies. be assessed prior to Aera site development. 16 Access to the PLC site will be Signalization shall be provided at the access intersections into and out taken from Palm Avenue and of the PLC project site at Palm Avenue/Seacliff Country Club and Goldenwest Street. Neither of Goldenwest Street/Orange in conjunction with development of the PLC these locations is presently residential project, if warranted. signalized. The traffic study indicates that signalization is necessary to ensure safe and adequate traffic flows. HBSP6.wpd 6.16 December 1999 Palm and Goidenwest Specific Plan Chapter 6 -Appendices Hazards 17 Existing oil and gas wells will need The project shall comply with all provisions of the Huntington Beach to be abandoned or consolidated in Fire Code and City Specification Nos. 422 and 431 for the accordance with local, state and abandonment of oil wells and site restoration. federal regulations, prior to development of the Aera site. 18 The project site lies within the The project shall comply will all provisions of Huntington Beach Methane Gas Overlay District and Municipal Code Title 17.04.085 and City Specification No.429 for new is subject to potential negative construction within the methane gas overlay districts. impacts related to methane gas leakage. Noise Construction Related Impacts 19 Construction activities will cause During all project site excavation and grading on site,the project temporary noise increases in the contractors shall equip all construction equipment, fixed or mobile,with area. properly operating and maintained mufflers consistent with manufacturer's standards. 20 Construction activities will cause The project contractor shall place all stationary construction equipment temporary noise increases in the so that emitted noise is directed away from sensitive receptors to the area. west and north of the site. 21 Construction activities will cause The construction contractor shall locate equipment staging in areas that temporary noise increases in the will create the greatest distance between construction related noise area. sources and noise sensitive receptors to the west and north of the site during all project construction. 22 Construction activities will cause During all project site construction,the construction contractor shall limit temporary noise increases in the all construction related activities that would result in high noise levels to area. between the hours of 7:00 am and 8:00 p.m., Monday through Saturday. No construction shall be allowed on Sundays and federal holidays, except as further conditioned in CDP No. 99-6 for the remediation of the PLC parcel, see MM 10 above. Stationary Source Impacts 23 Without mitigation, adjacent Aera Prior to the issuance of occupancy permits for the PLC residential facility operations may impose project, an eight foot masonry wall between the proposed PLC project negative noise impacts on PLC (including any public park land)and Aera oil production facility to the residential uses nearby. south of the project site shall be constructed to the satisfaction of the City. Traffic Noise Impacts 24 Traffic noise along Palm Avenue A six foot high sound barrier shall be provided for homes with outdoor and Goldenwest Street is projected activity areas proposed within 82 feet of the Palm Avenue centerline, or to exceed the City's residential between 110 feet and 231 feet from the Goldenwest Street centerline. noise standards. Mitigation measures to minimize noise impacts on impacted residential uses are needed. HBSP6.wpd 6-17 November 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices 25 Traffic noise along Palm Avenue Air conditioning systems shall be provided for all upper floor bedrooms and Goldenwest Street is projected and ground floor units in the following areas that would be directly to exceed the City's residential exposed to traffic noise: noise standards. Mitigation measures to minimize noise Within 82 feet of Palm Avenue centerline; or impacts on impacted residential Within 231 feet from the Goldenwest Street centerline uses are needed. 26 Traffic noise along Palm Avenue Residential type structures on the subject property, whether attached or and Goldenwest Street is projected detached, shall be constructed in compliance with the State acoustical to exceed the City's residential standards set forth for units that lie within the 60 CNEL contours of the noise standards. Mitigation property. Evidence of compliance shall consist of submittal of an measures to minimize noise acoustical analysis report and plans, prepared under the supervision of impacts on impacted residential a person experienced in the field of acoustical engineering,with the uses are needed. application for building permit(s). (Code Requirement) 27 Traffic noise along Palm Avenue Construction shall be limited to Monday-Saturday 7:00 AM to 8:00 PM. and Goldenwest Street is projected Construction shall be prohibited Sundays and Federal holidays for all to exceed the City's residential work other than related to CDP 99-6 for the remediation of the PLC noise standards. Mitigation parcel, see MM No.10 above. measures to minimize noise impacts on impacted residential uses are needed. Aesthetics 28 The new development will create All outside lighting shall be directed to prevent"spillage"onto adjacent nighttime light sources. properties and shall be shown on the site plan and elevations. The proposed public park site at Palm Avenue, adjacent to the PLC property shall limit its nighttime lighting to provide for safety and shall be directed to prevent spillage onto adjacent land uses. 29 Negative aesthetic impacts during All building spoils, such as unusable lumber,wire, pipe, and other construction may occur. surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. Cultural Resources 30 The 4 acres of Aera property For areas located at the western portion of the Aera property, during located on the west side of development activities such as grading and excavation, an archeologist, Seapoint may be near an area or other such expert approved by the City, shall be on site. If identified as having potentially archaeological resources are discovered during excavation, grading or significant archeological resources. construction, development activities shall be ceased immediately. City officials and appropriate authorities shall be notified immediately and an appropriate course of action, approved by the City, shall be implemented. Recreation HBSP6.wpd 6-18 Navember 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices 31 The new population generated by A 3.5 acre public park is depicted in the Palm/Goldenwest Specific the PLC residential project will have Plan. PLC shall dedicate the land for this park to the City and shall need for recreational amenities and provide guarantees for funding for park improvements as part of the activities. Final Map approval, or as otherwise permitted by the City. Development of the park shall occur coincident with Phase I of the proposed PLC residential development or as otherwise permitted by the City. Park amenities and design are subject to City approval. Adequate parking shall be provided based upon park uses and amenities. Parking may be provided on-site or through a combination of on-site, street and private parking. Hours of operation for the park shall be restricted to minimize impacts on adjacent residential uses and night time lighting of playing fields shall be prohibited. As noted in Mitigation Measure No. 17, PLC shall construct an eight foot high masonry wall between the PLC property, including the proposed public park, and the Aera property to minimize noise, aesthetic and safety impacts. Further Environmental Review 32 The Aera property is included in the In accordance with the 1996 General Plan and Seacliff Promenade draft Specific Plan planning area. Conceptual Master Plan, a specific plan amendment shall be required However, a detailed circulation to provide adequate development standards for planned Aera property plan, development plan and development, prior to future development on that portion of the project accompanying design parameters site. The specific plan amendment will subject to further environmental will be necessary prior to the Aera review. site being developed. This will require an amendment to the Specific Plan. 33 The Aera property is included in the Future development projects on the PLC or Aera Energy LLC sites may draft Specific Plan planning area. be subject to further environmental review to evaluate potential project However, a detailed circulation specific impacts that may not have been evaluated in this plan, development plan and environmental assessment. accompanying design parameters will be necessary prior to the Aera site being developed. This will require an amendment to the Specific Plan. Disclosure Requirements for PLC Project 34 Future homeowners and/or renters Adequate disclosure of potential noise, odor,traffic,safety and other within the PLC property should be impacts related to the residential PLC projects proximity to ongoing oil made aware of potential impacts operations at the Aera site shall be provided by the seller or lessor to all related to the PLC development potential buyers and/or tenants within the PLC project site. project. HBSP6.wpd 6-19 December 1999 Palm and Goldenwest Specific Plan Chapter 6 -Appendices LEGAL DESCRIPTIONS FOR THE PLC AND AERA PARCELS ARE ATTACHED HBSP6.wpd &20 November 1999 y PALM ^UE I .- LA IV WE O.e O PECAN r AVENUE ps C J _ •n .i � RANGE i --- (MA AVENUE OLIVE NOT A PART AVENUE � y % Sp-12 (SPECIFIC PLAN NO. 98-1) L . � I PACIFIC •-- _ _—.---•— COAS7 HIGHWAY Cl of Hunting ton Beach EXHIBIT FOR PALM/GOLDENWEST SPECIFIC PLAN NO. 98-1 tY 9 ®r—r-1--, ism o :so sro LEGAL DESCRIPTION FOR SP—12 Page 1 of 3 BEING THOSE PORTIONS OF PARCEL 1, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED IN .THAT CERTAIN CONDITIONAL CERTIFICATE OF COMPLIANCE NO. 96-5, RECORDED FEBRUARY 28, 1996 AS INSTRUMENT NO. 19960095326, TOGETHER WITH PORTIONS OF PARCEL 1, AS DESCRIBED IN THAT CERTAIN CERTIFICATE OF COMPLIANCE NO. 96-2, RECORDED FEBRUARY 28, 1996 AS INSTRUMENT NO. 19960095323, BOTH OF OFFICIAL RECORDS OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL 1 PARCEL 1 OF SAID CERTIFICATE OF COMPLIANCE NO. 96-5; TOGETHER WITH THE FOLLOWING DESCRIBED PORTION OF PARCEL 1 OF SAID CERTIFICATE OF COMPLIANCE NO. 96-2; BEGINNING AT A POINT ON THE SOUTHEASTERLY LINE OF SAID PARCEL.1 OF SAID CERTIFICATE OF COMPLIANCE NO. 96-2, SAID POINT BEING NORTH 41°37'22" EAST, 602.85 FEET, MEASURED ALONG SAID SOUTHEASTERLY LINE FROM THE MOST SOUTHERLY CORNER OF SAID PARCEL 1; THENCE LEAVING SAID SOUTHEASTERLY LINE NORTH 48022'38" WEST, 774.02 FEET; THENCE NORTH'41°37'22" EAST, 100.00 FEET TO A POINT ON THE NORTHEASTERLY LINE OF SAID PARCEL 1; THENCE SOUTH 48°22'38" EAST, 699.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 30.00 FEET; THENCE SOUTHERLY, 47.12 FEET ALONG SAID CURVE AND SAID NORTHEASTERLY LINE THROUGH A CENTRAL ANGLE OF 90000'00"; THENCE SOUTH 48022138" EAST 45.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE MOST EASTERLY CORNER OF SAID PARCEL 1, SAID POINT ALSO BEING ON THE CENTERLINE OF GOLDENWEST STREET AS SHOWN ON SAID CERTIFICATE OF COMPLIANCE NO. 96-2; THENCE SOUTH 41°37'22" WEST, 70.00 FEET ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL 1 AND SAID CENTERLINE OF GOLDENWEST STREET TO THE POINT OF BEGINNING. I LEGAL DESCRIPTION FOR SP—12 Page 2 of 3 EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PORTION OF SAID PARCEL I OF SAID CERTIFICATE OF COMPLIANCE NO. 96-5; BEGINNING AT THE MOST WESTERLY CORNER OF SAID PARCEL 1; THENCE NORTH 43056'32" EAST, 67.42 FEET ALONG THE NORTHWESTERLY LINE OF SAID PARCEL 1 TO THE MOST NORTHERLY CORNER OF SAID PARCEL 1; THENCE SOUTH 46003'28" EAST, 1505.13 FEET ALONG THE NORTHEASTERLY LINE OF SAID PARCEL 1 TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 950.00 FEET; THENCE SOUTHEASTERLY, 83.12 FEET ALONG SAID CURVE AND SAID NORTHEASTERLY LINE THROUGH A CENTRAL ANGLE OF 05000'46", A RADIAL LINE TO SAID POINT BEARS NORTH 38055'46" EAST; THENCE LEAVING SAID NORTHEASTERLY LINE SOUTH 43°56'32" WEST, 36.07 FEET; THENCE SOUTH 46003'28" EAST, 384.59 FEET; THENCE SOUTH 47°16'58" EAST, 120.90 FEET; THENCE SOUTH 42043'02" WEST, 20.00 FEET TO A POINT ON THE SOUTHWESTERLY LINE OF SAID PARCEL 1; THENCE NORTH 47°16'58" WEST, 121.25 FEET ALONG SAID SOUTHWESTERLY LINE; THENCE NORTH 46°03'28" WEST, 1758.56 FEET ALONG SAID SOUTHWESTERLY LINE TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 1540.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE AND SAID SOUTHWESTERLY LINE 214.95 FEET THROUGH A CENTRAL ANGLE OF 07059'50" TO THE POINT OF BEGINNING. PARCEL 1 OF SAID CERTIFICATE OF COMPLIANCE NO. 96-2; TOGETHER WITH THE FOLLOWING DESCRIBED PORTION OF PARCEL 1 OF SAID CERTIFICATE OF COMPLIANCE NO. 96-5; j BEGINNING AT THE MOST WESTERLY CORNER OF SAID PARCEL 1; THENCE NORTH 43056'32" EAST, 67.42 FEET ALONG THE NORTHWESTERLY LINE OF SAID PARCEL 1 TO THE MOST NORTHERLY CORNER OF SAID PARCEL 1; THENCE SOUTH 46°03'28" EAST, 1505.13 FEET ALONG THE NORTHEASTERLY LINE OF SAID PARCEL 1 TO THE I BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 950.00 FEET; THENCE SOUTHEASTERLY, 83.12 FEET ALONG SAID CURVE AND SAID NORTHEASTERLY LINE THROUGH A CENTRAL ANGLE OF 05000'46", A RADIAL LINE TO SAID POINT BEARS NORTH 38055'46" EAST; THENCE LEAVING SAID NORTHEASTERLY LINE SOUTH 43056'32" WEST, 36.07 FEET; THENCE SOUTH 46003'28" EAST, 384.59 FEET; THENCE SOUTH 47°16'58" EAST, 120.90- FEET; THENCE SOUTH 42043'02" WEST, 20.00 FEET TO A POINT ON THE SOUTHWESTERLY LINE OF SAID PARCEL l; THENCE NORTH 47°16'58" WEST, 121.25 FEET ALONG SAID SOUTHWESTERLY LINE; THENCE NORTH 46°03'28" WEST, 1758.56 FEET ALONG SAID SOUTHWESTERLY LINE TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 1540.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE AND SAID SOUTHWESTERLY LINE 214.95 FEET THROUGH A CENTRAL ANGLE OF 07059'50"TO THE POINT OF BEGINNING. LEGAL DESCRIPTION FOR SP—12 Page 3 of 3 j EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PORTION OF SAID PARCEL 1 OF CERTIFICATE OF COMPLIANCE NO. 96-2; BEGNNNG AT A PONT ON THE SOUTHEASTERLY LINE OF SAID PARCEL 1 OF SAID CERTIFICATE OF COMPLIANCE NO. 96-2, SAID PONT BEING NORTH 41037'22" EAST. 602.85 FEET, MEASURED ALONG SAID SOUTHEASTERLY LINE FROM THE MOST SOUTHERLY CORNER OF SAID PARCEL 1; THENCE LEAVING SAID SOUTHEASTERLY LINE NORTH 48022'38" WEST, 744.02 FEET; THENCE NORTH 41037'22" EAST, 100.00 FEET TO A POINT ON THE NORTHEASTERLY LINE OF SAID PARCEL 1; THENCE SOUTH 48022'38" EAST, 699.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 30.00 FEET, THENCE SOUTHERLY, 47.12 FEET ALONG SAID CURVE AND SAID NORTHEASTERLY LINE THROUGH A CENTRAL ANGLE OF 90000'00"; THENCE SOUTH 48022'38" EAST 45.00 FEET ALONG SAID NORTHEASTERLY LINE TO THE MOST EASTERLY CORNER OF SAID PARCEL 1, SAID POINT ALSO BEING ON THE CENTERLINE OF GOLDENWEST STREET AS SHOWN ON SAID CERTIFICATE OF COMPLIANCE NO. 96-2; THENCE SOUTH 41°37'22" WEST, 70.00 FEET ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL 1 AND SAID CENTERLINE OF GOLDENWEST STREET TO THE PONT OF BEGNNNG. SECTION TWO AERA PARCEL PALM AND GOLDENWEST CHAPTER 7 SPECIFIC PLAN:AERA PARCEL INTRODUCTION 7.0 INTRODUCTION 7.1 PROJECT AREA/EXISTING CONDITIONS The 96 acre Aera parcel is bounded by Pacific Coast Highway, Goldenwest Street, Seapoint and the PLC parcel as shown on Figure 2-1-1. The site is currently used for oil production and owned by Aera Energy LLC. According to Area Energy,the site will remain in oil production for the next 15 to 20 years. The project area is located in the Coastal Zone boundary, as defined by the California Coastal Commission. The Huntington Beach General Plan currently designates the Aera parcel for Mixed Use-Horizontal Integration of Housing (MR),with a Specific Plan Overlay. The Aera parcel is designated as.Subarea 4B on the Huntington Beach General Plan Table LU-4,which describes the Permitted Uses,Density/Intensity, and Design and Development Standards and Principles. The existing Local Coastal Program Land Use designation for the site is Resource Production with visitor serving overlays at both the northerly and southerly ends of the site. There are currently two zoning designations on-site: RH-O-CZ(High Density Residential with Oil and Coastal Zone Overlays) and IG-Ol-CZ(General Industrial with Oil Production and Coastal Zone Overlays). The legal description is included in the appendix of the Specific Plan. 7.2 PURPOSE AND INTENT The purpose of this portion of the Specific Plan is to establish zoning and standards for visitor serving uses, including open space and recreational uses on the 96 acre Aera parcel consistent with the City's General Plan,the Local Coastal Program, the Conceptual Master Plan(CMP), and compatible with surrounding land uses. This portion of the Specific Plan provides consistency with the goals, . policies and criteria of the City's General Plan, including policies related to land use, urban design, economic development, circulation,public facilities, especially those related to Subarea 4B provisions. The intent of this portion of the Specific Plan is to guide and coordinate the future design and development of the Aera parcel. It provides a comprehensive description of land use, circulation,infrastructure, site development standards, and implementation programs for the preparation of detailed development proposals for City review and approval. KBSP7wpdwpd 7-1 November 1999 Palm and Goldenwest Specific Plan;Aera Parcel Chapter 7 —Introduction The Specific Plan serves as the implementing actions program(zoning) for the Huntington Beach Local Coastal Program and the Conceptual Master Plan. Aera has indicated that they will continue the current oil production activities on their parcel for the next 15 to 20 years. This Specific Plan permits the oil production use to continue and the future development of a mix of visitor serving commercial, office/high technology, open space and civic uses that include esplanades, greenbelts and pedestrian linkages. Given its prime location and ocean-oriented views, it is the City's desire to maximize the visitor serving commercial and recreational opportunities on the Aera site. Therefore,no residential development is included. Any change of use from the current oil production activities,will require review and approval by the City through the tentative map/conditional use permit/coastal development process. 7.3 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE In May, 1996,the City of Huntington Beach certified Environmental Impact Report No. 94-1 (`EIR')for the comprehensive update of the City's General Plan. This EIR evaluated development of the Specific Plan Area as Mixed Use - Horizontal Integration of Housing and any potential impacts from development. The Specific Plan, the proposed PLC project and the Aera site are within the parameters of development evaluated in EIR No. 94-1, and will not create any additional environmental impacts. The EIR determined that there will be no impacts from the proposed residential development which cannot be mitigated to a level of insignificance. Pursuant to the California Environmental Quality Act(CEQA), an Initial Study has been prepared as part of the Specific Plan approval process. The Initial Study will serve as the basis on which the environmental effects of implementing the Specific Plan can be ascertained. The Initial Study indicated that a Mitigated Negative Declaration is the appropriate CEQA compliance tool, and has been prepared as part of this Specific Plan process. A traffic study, noise study, air quality study, and visual analysis have also been prepared in conjunction with the CMP and this Specific Plan to further demonstrate that there are no significant impacts from the proposed Specific Plan and development. A Mitigated Negative Declaration was prepared and distributed for public review and comment. Mitigation Measures included as part of Mitigated Negative Declaration#98-8 have been incorporated in Appendix B and will be included as conditions of approval on all development projects within the Specific Plan Area. All subsequent approvals necessary to develop any property within the Specific Plan Area must be consistent with the Specific Plan and be within the scope of the EIR and Mitigated Negative Declaration. Additional environmental H&V7wpdwpd 7-1 November 1999 Palm and Goldenwest Specific Plan:Aera Parcel Chapter 7—Introduction documentation may be required in the future if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA guidelines. HBSP7wpdwpd 7-3 Navember 1999 PALM AND GOLDENWEST CHAPTER 8 SPECIFIC PLAN:AERA PARCEL DEVELOPMENT CONCEPT 8.0 DEVELOPMENT CONCEPT 8.1 CONCEPTUAL MASTER PLAN OF DEVELOPMENT The Seacliff Promenade Conceptual Master Plan(CMP)for the Palm and Goldenwest Specific Plan Area and the adjacent Aera property is illustrated on Exhibit 2.1-1. These two properties comprise Subarea 4B of the City of Huntington Beach General Plan. The intent of the Conceptual Master Plan is to establish general planning concepts for the entire site to be refined through the preparation of a Specific Plan. The General Plan for Subarea 4B specifically allows for phased Specific Plans in order to permit the near-term development of PLC's property and development of Aera's property at a later point in time as oil operations are phased out. 8.2 LAND USE PLAN/DEVELOPMENT CONCEPT All uses proposed in the Land Use Plan are consistent with the General Plan and the Conceptual Master Plan for Subarea 4B. The CMP Land Use Plan illustrates that the Aera property will remain in oil production for the foreseeable future(approximately 10-15 years). Within this portion of the Specific Plan,the Aera parcel proposes a mix of visitor serving commercial, office/high technology, open space and civic uses. The comer of PCH and Goldenwest is designated for visitor serving uses such as specialty retail, restaurants, an entertainment complex, timeshares and/or a resort hotel. The remaining portions of the site are devoted to other visitor serving uses, including retail, office and high technology uses,but still permitting continued oil production activities on the 94 acre Aera parcel. 8.3 CIRCULATION PLAN Four arterial streets lay adjacent to the site,Pacific Coast Highway, Seapoint,Palm Avenue and Goldenwest Street. Conceptually,for the Aera Parcel, it is anticipated that there will be a right-in and right-out access off Goldenwest and Seapoint,with the major access points from PCH. A pedestrian corridor is proposed from PCH to Palm, near Cherryhill, to provide a connection between the Aera parcel and the neighboring residential uses. The exact locations of the accesses for the Aera parcel will be determined when the site is proposed for development. The Conceptual Master Plan limits the maximum number of average daily trips that may be generated by ultimate development of the site to 27,139. This is to ensure HBSP8.wpd 8-1 November 1999 Palm and Goldenwest Specific Plan Chapter 8 —Development Concept that impacts to the City's circulation system, as well as, ambient air quality and noise levels remain within the scope of impacts analyzed in the General Plan Program EIR 94-1 and Mitigated Negative Declaration No. 98-8. Of the total trip budget,the PLC site has been allocated a maximum of 5,230 average daily trips, and the Aera parcel has been assigned a trip budget not to exceed 21,909 average daily trips. Individual parcels within the site may exchange or trade unused trip allocations, as long as the overall budget for the site is not exceeded, and subject to City approval. The trip budget allocations, along with the development standards of the Conceptual Master Plan, will determine the land use intensities ultimately permitted within the Aera parcel 8.4 OPEN SPACE Within the Aera Parcel,the four acre site on the northwest side of Seapoint has been designated for future open space uses to complement the existing open space designations adjacent to this site.In addition, a pedestrian linkage between Palm and PCH, near Cherryhill, is shown in the central portion of the Aera site to complement the proposed open space/civic uses and the public park site off Palm Avenue. Greenbelts and buffer areas have been designated between the PLC parcel and Aera parcel to provide an adequate buffer between the proposed residential and future commercial development. An esplanade along PCH is designated that provides pedestrian access and view opportunities of coastal resources the length of the parcel. When the Aera parcel is developed,the property owner/developer will be responsible to fiilfill the required open space obligation in effect at the time. On the Aera side,the buffer shall include a minimum setback of 75 feet from the PLC property line for structures, as well as, a minimum of a 50 foot landscaped area within the required 75 foot setback.No parking or vehicle access(other than for emergency access) shall be permitted within that 50 foot landscaped area 8.5 GRADING CONCEPT The Aera parcel will require grading operations for soil remediation and to construct streets, infrastructure,pads and other site improvements to create properly drained development areas. The grading concept for the Aera parcel is intended to: • Be responsive to the existing land forms; • Minimize the length of time and physical impacts of the grading operations; • Stabilize manufactured slopes;and HBSP8.wpd 8-2 November 1999 Palm and Goldenwest Specific Plan Chapter 8 —Development Concept • Avoid any unnecessary import/export of earthwork to minimise impacts of the grading operation on surrounding residential communities. Soil remediation, over-excavation, stockpiling and normal grading operations and procedures will occur within the site All oil well abandonments and excavation and remediation of contaminated soils will be performed in accordance with standards and plans approved by the Huntington Beach Fire Department. Clean up will involve abandonment of wells and removal of well cellars, excavation and removal of highly concentrated crude oil contaminated soils, screening of less contaminated soils,blending in onsite fills, and removal and/or relocation of pipelines. All soil remediation and grading within the Aera parcel will require a grading permit and will be governed by soils, foundation and other geotechnical reports prepared by registered professional civil and geotechnical engineers,building codes, established engineering practices and City ordinances. Preliminary grade elevations and details will be provided at the Tentative Tract Map process. Grading shall be consistent with City policies and incorporate safe grading techniques to provide for proper engineering practices and ensure proper site drainage. All soil remediation and grading plans shall be subject to review and approval by the City to incorporate appropriate conditions of approval and mitigation measures. 8.6 PROJECT INFRASTRUCTURE The infrastructure for the Aera parcel will be analyzed when a change of use is considered. Developers shall be responsible for the construction or funding of public facilities improvements within their project and/or off-site facilities necessary to serve the development, including but not limited to storm drains, sewer facilities,water facilities and other required services. Developers shall forward copies of all tentative tract maps submitted for City approval to the utility providers to coordinate service requirements. HMP8.wpd 9-3 November 1999 PALM AND GOLDENWEST CHAPTER 9 SPECIFIC PLAN.AERA PARCEL DEVELOPMENT STANDARDS 9.0 DEVELOPMENT STANDARDS 9.1 PURPOSE AND INTENT The purpose of this section is to provide the specific development standards and regulations that will be applied to all new development permitted within the Aera parcel. Section One of the Specific Plan provides standards for the PLC portion of the site. These regulations are intended to provide criteria for use by builders, developers,planners, engineers, architects, landscape architects and other professionals in order to maintain quality design of the project area. It is the intent of these Development Standards to be consistent with the General Plan and the Conceptual Master Plan. 9.2 GENERAL PROVISIONS All development activity within the Aera parcel will be subject to the following general conditions and requirements, as noted. The Aera parcel is entirely within the California Coastal Zone and all development projects shall require approval of a Coastal Development Permit in accordance with the regulations contained in Chapter 221 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), as may be amended from time to time. 9.3 APPLICABILITY The Development Standards shall be applicable to all property within the Area parcel. Any change of use from the current oil production activities will require review and approval by the City through the tentative map/conditional use permit/coastal development process. This review process will allow the City and the community to work with the developer of the site to determine the appropriate land uses, site layouts, accesses, development standards and intensities best suited that are for the Aera parcel at that time. Where there is a conflict between the provisions of the Specific Plan and the HBZSO,the Specific Plan shall apply. Where the Specific Plan is silent, the provisions of the HBZSO shall apply. HBSP9.wpd 9-1 November 1999 Palm and Goldenwest Specific Plan:Aera Chapter 9 —Development Standards 9.4 Principal Permitted Uses The following are permitted uses within the Aera Parcel: • Continued oil production activities consistent with the existing operations. • Visitor serving commercial uses as permitted by the HBZSO, except as follows: automotive service and repair related uses shall be prohibited. drive-through windows in conjunction with restaurants shall be prohibited. • Resort Hotel • Office • Timeshares • Recreational facilities,public and private • Open Space, public and private • Civic Uses including museums, libraries, community centers, amphitheaters, schools, civic center, City Hall facilities and/or other public facilities. • Other uses determined to be similar in nature, or as other wise approved through a specific plan amendment. 9.5 Maximum Density The maximum density shall not exceed an FAR of 0.5:1 and an overall intensity that does result in a change to the City's adopted traffic level of service and roadway capacity standards. 9.6 Maximum Height The maximum height shall not exceed four(4) stories as measured in accordance with the HBZSO. 9.7 Landscaping A conceptual plan showing proposed landscape design and plant materials shall be submitted for review and approval by the Planning Department concurrent with any development or Tentative Map application. All landscaping shall be consistent with the Plant Palette for this Specific Plan Area and those included in the Conceptual Master Plan. HBSP9.wpd 9-2 November 1999 Palm and Goldenwest Specific Plan:Aera Chapter 9 —Development Standards 9.8 Walls and Fences Walls and fences shall be constructed in accordance with Section 230.88 of the BBZSO. Design of all walls and fences shall be consistent with the Conceptual Master Plan for Subarea 4B. A conceptual plan showing the proposed location,height, design, and materials of all proposed walls and fences shall be submitted for review and approval by the Planning Department concurrent with any development or tentative map application. 9.9 Signs and Outdoor Lighting All signs and outdoor lighting shall be in accordance with Chapters 232 and 233 respectively, of the I-iBZSO. Signs and Outdoor Lighting shall be consistent with the Conceptual Master Plan for Subarea 4B. 9.10 Minimum Buffer Area/Building Separation Between the PLC Parcel and the Aera Parcel On the Aera side, a minimum setback of 75 feet from the PLC property line for structures shall be provided. Within that 75 feet, 50 feet closest to the PLC property line shall be landscaped and shall not permit parking or motor vehicle access(except for emergency vehicles)to encroach into that 50 foot landscaped area. The precise design of the setback area should be determined through the tentative map/conditional use/coastal development permit process and developed in accordance with the recommended mitigation measures set forth in the Appendix On the PLC parcel, minimum of a (Staff recommendation): 30 foot structural setback[Planning Commission recommendation]: 50 foot structural setback should be provided from the common PLC/Aera property line for all units abutting that common PLC/Area property line. HBSP9.wpd 9-3 December 1999 PALM AND GOLDENWEST CHAPTER 10 SPECIFIC PLAN:AERA PARCEL COMMUNITY DESIGN GUIDELINES 10.0 COMMUNITY DESIGN GUIDELINES These guidelines give specific direction as to styles and themes of development,yet are general enough to allow the individual developer and/or builder flexibility to interpret changes in consumer tastes and market conditions. Although individual interpretation and character are encouraged,builders and designers should review the following design guidelines and standards to examine the relationship which their particular site has to the entire community, and to incorporate all applicable provisions of these guidelines into their projects. It is the purpose of the Community Design Guidelines to ensure that the theme is implemented in a clear, concise and aesthetically consistent manner. Care and consideration have been given in developing these Community Design Guidelines to ensure the creation and enhancement of a new aesthetically pleasing community with an emphasis on outdoor lifestyle and recreational opportunities in the City of Huntington Beach. More specifically,the purpose of these Community Design Guidelines is: • To provide community design criteria for use by builders,planners, architects, landscape architects, civil engineers and other project area builders/developers; • To provide specific design criteria that encourages development of a desirable living environment that will help to maintain and enhance the community's value over time; • To create a"classic seaside community" character as an overall theme in the Palm and Goldenwest Specific Plan Area. 10.1 COMMUNITY DESIGN CONCEPT A central theme has been devised to ensure that this carefi ly considered plan is implemented in a manner that will bring the Palm and Goldenwest Specific Plan Area a sense of its own character and ambiance. It is further intended that this theme be expressed in coordination with the project setting, which serves as a basis around which key elements of the community can be developed. HBSP10.wpd 10-1 November 1999 Palm and Goldenwest Specific Plan:Aera Chapter 10 —Community Design Concept 10.2 SITE PLANNING GUIDELINES The Site Planning Guidelines for the Aera parcel are intended to promote a community that will have a clear identity and sense of place, and that will meet the needs of residents and visitors by providing a harmonious and pleasing environment for all uses and activities. These guidelines will provide direction to planners, architects and landscape architects for key design components of the Palm and Goldenwest community. The guidelines are formulated to provide quantitative criteria on appropriate aspects of physical development, as well as qualitative guidance on aspects of how buildings, landscaping,hardscape and signage may positively affect the land, residents and visitors. 10.3 Open Space Guidelines The Palm and Goldenwest Specific Plan will provide public and private open space areas should incorporate the following site planning guidelines. • Open space, parks and recreation areas should be located in highly visible locations. • Open space areas within the community should be linked by a network system of pedestrian walkways. • Open space areas should be visible from streets for safety and surveillance purposes. • Open space areas should be appropriately landscaped. • Plant materials should be used to define activity/use areas, and to frame and reinforce views. 10.4 LANDSCAPE ARCHITECTURE GUIDELINES Landscaping plays an important role in establishing the visual identity and character of the Aera parcel as a beach side visitor serving area. Consistency in theme and the application of major community-level design elements such as entries, arterial street parkways, walls and fences, interface/edge conditions, and plant materials must be maintained throughout the Aera parcel to communicate and strengthen this identity. The landscaping themes should be consistent with the Conceptual Master Plan landscape design guidelines and should include: HBSP10.wpd 10-1 Navember 1999 Palm and Goldenwest Specific Plan:Aera Chapter 10—Community Design Concept • Community and project entries classically designed using natural materials and colors, with a similar vocabulary of materials, shapes and forms; • Consistent street tree themes should be related to the hierarchy of the street system; • Unified community theme wall and fence design, and the extensive use of trees, vines and shrubs to soften these features; • Recommended plant palettes for specific applications(i.e., entries, streetscapes, paseo/buffers, etc.) and the Palm and Goldenwest Specific Plan Area community as a whole; • Recognition of existing natural conditions and situations; • Use of both"formal"and"informal"planting arrangements, depending upon the particular condition; • Use of both evergreen and deciduous plant material; and, • "Layering"of the shrub understory to create depth,variety and interest. • Provide an attractive edge to implement the City's Urban Design Element and complement existing neighborhoods surrounding the project area; • Provide thematic continuity throughout the Aera parcel through the use of repetitive materials and themes; and • Complement a variety of architectural styles and themes. 10.5 Community Theme Walls and Fences Community walls and fencing consist of elements which are readily visible from arterial and collector streets or from adjacent or nearby areas outside of the Planning Areas. Generally, community theme walls should be consistent in scale, materials, and type. Some variation in design details, such as color, finish, caps and pilasters may be employed at entries to express a certain individuality, however: • All community theme walls and fences shall be consistent in design. • Any fence/wall adjoining a public street or any fence/wall visible from the side or rear shall be the community theme wall. HBSPIO.%pd 10-3 November 1999 Palm and Goldenwest Specific Plan:Aera Chapter 10 —Community Design Concept • View fencing should have a low masonry wall with cap and pool code height tubular fencing, or glass for sound attenuation if required. Alternatively, view fencing of full height tubular steel may be used, and pilasters incorporated into steel fencing. • Vines and/or shrubs should be planted along community walls to soften the visual character. An extensive use of vines is encouraged • Pedestrian sidewalks and enhanced perimeter landscaping will be provided along the entire length of Goldenwest Street. This edge will be a continuation of the enhanced landscape and wall materials and design along Palm Avenue. • Fences and walls shall be in compliance with the Huntington Beach Zoning and Subdivision Ordinance Section 230.88 10.6 ARCHITECTURAL GUIDELINES Implementation of a consistent architectural design program. The intent is to allow the Planning Areas to establish individual identities, yet blend strongly with overall community themes. It is further the intent of these guidelines to ensure consistency with the Conceptual Master Plan for Subarea 4B and the Huntington Beach Zoning and Subdivision Ordinance. These guidelines should be addressed during final project review unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under the circumstances. The goal of this component of the Architectural Guidelines is to promote product quality and community diversity by encouraging builders to explore and expand their range of architectural styles. The guidelines in this section seek to continue the legacy of diversity within the City of Huntington Beach without sacrificing quality control over design details. An assemblage of architectural styles consistent with an"established seaside community"theme is intended to aid designers in developing a classic architectural image compatible with the surrounding residential communities. 10.7 COMY[ERc L DESIGN GUIDELINES The intent of this section is to encourage the siting of the common areas, civic uses, recreation facilities and visitor serving areas first,then orient specific buildings around these gathering areas creating a true sense of place for visitors to enjoy. Buildings should be sited in such a manner as to encourage walking from one part of the commercial area to another with as little automobile intrusion as possible. HBSPI awpd 104 November 109 Palm and Goldenwest Specific Plan:Aera Chapter 10 —Community Design Concept 1. Commercial Design Theme The ultimate site design for the Aera parcel should attempt to visually emphasize prominent design elements and vistas, while screening undesirable views. The siting of buildings should protect and enhance public view opportunities to the ocean, with restaurant and entertainment uses located where they can take advantage of ocean views, while providing a harmonious transition between adjacent land uses and between development and open space. 2. Setbacks Increased setbacks and/or design elements that buffer residential units from impacts of the abutting commercial development should be incorporated in the site design. Site plans should be designed so that building footprints are articulated and incorporate variations composed of insets, entries, corners, and jogs integrated with adjacent outdoor areas in order to create intricate and inviting pedestrian spaces. 3. Compatibility With Existing Development Although architectural diversity is encouraged in commercial projects, it is not to be achieved at the expense of harmony with existing development. Thus, though new projects need not imitate the design of surrounding buildings,they nevertheless should be visually compatible with that development. In addition, commercial projects should avoid designs so massive as to overwhelm the scale of surrounding residential development. 4. Focal Points The use of focal points in a commercial complex is desirable to provide both orientation and organization. These focal points create a visual counterpoint to the massing of nearby buildings. Examples of important focal elements include courtyards enhanced by fountains, outdoor cafes and other amenities and the use of towers that create a vivid visual and mental image for a project, provide identity and differentiation from other projects and become the gathering point for a project. 5. Public Art Provisions should SHALL be incorporated in the Specific Plan to require public art be provided in public spaces, especially to assist in defining focal points and open area. HBSPIO.wpd 10-5 November 19W Palm and Goldenwest Specific Plan:Aera Chapter 90 —Community Design Concept 6. Pedestrian and Omen Space Linkages Open space areas with footpaths should be designed throughout the project area to provide linkages to the major recreation activities and encourage pedestrian activity. Buildings and pedestrian paths should be sited in such a manner as to encourage walking from one part of the commercial area to another,with as little automobile intrusion as possible.Also,provisions should be made for direct pedestrian links between the project's residential areas. 7. Bicycle access Bicycle usage shall be encouraged by the provision of bikeway accesses and bike racks at convenient locations near building entries. 8. Lighting Parking lot and outdoor lighting should be the minimum needed to accommodate safety and security, while minimizing the impacts on the surrounding residential areas. Outdoor lighting should be coordinated with parking lot and planting plans. Architectural lighting should serve to emphasize building entries and particular building details. 9. Parking Lots Parking lot design should provide for vehicular and pedestrian access to adjacent parcels, should be designed to avoid large unbroken expanses of paved areas, provide buffers between buildings and the parking areas and screened from the street by landscaping and berming. 10. Screening of Service Areas Service and storage areas and trash enclosures should be screened from public view by means of walls and landscaping. Loading and storage areas shall be screened from public view by means of solid walls or fences and/or plantings. 11. Signs A sign program should identify commercial centers. All signs should be harmonious in scale, form, materials and colors with the project buildings, walls and other structures. Identification signs should be provided for all projects. Such signs shall conform to the sign regulations of the BBZSO pertaining to limitations on size, height, and placement. HBSP10.xpd 10-6 November 1999 Palm and Goldenwest Specific Plan:Aera Chapter 10 —Community Design Concept 12. Articulation The apparent mass of buildings should be reduced by means of articulation, i.e., the varying of wall planes in depth and/or direction. This also creates visual interest and human-scale outdoor spaces such as patios and terraces. Large blank single-planed walls should be avoided. A combination of one- story to four-story elements should be created within the overall form of commercial buildings in order to provide a variety of scales and reduce the perceived building mass.Any building mass above the second story should be substantially set back and reduced in size. 13. Ground Floor Interest Commercial and office buildings should be designed so that the ground floor presents an interesting and varied appearance to pedestrians and motorists. This can be achieved by the liberal use of windows, arcades, architectural detailing, wall murals, artwork, and similar design features. 14. Roofs The rooflines on larger buildings with long elevations should be broken up by roof elements of varying height. Tower elements are also used to break up large elevations. Parapet walls can also be used to add variation to the roofline. When a flat roof is used, a parapet or shed roof that is designed to resemble hipped or gabled roofs should screen it. HBSPiavpd 10-7 November 1999 PALM AND GOLDENWEST CHAPTER 11 SPECIFIC PLAN:AERA PARCEL ADMINISTRATION 11.0 ADMINISTRATION The methods and procedures for implementation and administration of the Development Standards, as well as the policies, guidelines and other conditions of this Palm and Goldenwest Specific Plan, are prescribed as follows: 11.1 ENFORCEMENT OF THE SPECIFIC PLAN The Specific Plan serves both a planning function and regulatory function. It is the vehicle by which the City of Huntington Beach General Plan/Local Coastal Program and the Conceptual Master Plan are implemented for the Aera parcel property. In addition,the general administration rules in this Chapter are specified to properly relate the Specific Plan to the provisions within the Huntington Beach Zoning and Subdivision Ordinance. If there is a conflict found between this Specific Plan and the City's Zoning and Subdivision Ordinances,the contents of this Specific Plan shall prevail. Where the Specific Plan is silent,the provisions of the HBZSO shall apply. This Specific Plan may be amended at any time in the same process by which it was originally adopted. Enforcement of the provisions of the Specific Plan shall be as follows: • The Planning Director or Director's designee shall be responsible for interpreting and enforcing the site development standards and design guidelines set forth in the Specific Plan. • Any administrative interpretation of the Palm and Goldenwest Specific Plan may be submitted for review by the Planning Commission and shall be subject to appeal to the City Council. 11.2 Implementation The Specific Plan shall be implemented through the processing of site plans in conjunction with Coastal Development Permits,tentative tract maps and tentative parcel maps. The site plans may be prepared concurrently in sufficient detail to determine conformance with the Specific Plan and consistency with the CMP and General Plan. KBSPI1.wpd !I-1 November 1999 Palm and Goldenwest Specific Plan:Aera Parcel Chapter 11 —Administration 11.3 Coastal Development Permits All development projects in the Aera Parcel require a Coastal Development Permit pursuant to the provisions of the Huntington Beach Zoning and Subdivision Ordinance. 11.4 Tentative Tract Maps Tentative Tract or Parcel Map(s) shall be in compliance to the provisions and procedures in the Huntington Beach Zoning and Subdivision Ordinance. 11.5 Zoning Text Amendments A Zoning Tent Amendment shall be required for changes to the Development Standards in the Aera Parcel, unless such changes are to provide clarification only, which may be approved by the Planning Director. Zoning Text Amendments shall be processed in accordance with the Huntington Beach Zoning and Subdivision Ordinance. 11.6 Planning Area Boundary Adjustment The interior Planning Area boundaries may be adjusted up to ten(10)percent of the approved acreage during the Tentative Map process due to final engineering adjustments. 11.7 Allocation And Transfer Of ADTs Allocation ofADTs PLC Parcel: At the time of the adoption of this document,the PLC parcel has an overall intensity total of 5,230 Average Daily Trips (ADTs) assigned to the parcel, which is the . equivalent to a maximum of 500 residential units. In the event that the PLC parcel does not develop a total of 315 units, the unused trip capacity (ADT's) may be reallocated to the Aera parcel at the City's discretion Aera Parcel: At the time of the adoption of this document,the Aera parcel has an overall intensity of 21,909 ADTs assigned to the parcel. This trip assignment is equivalent to a maximum of 614,570 square feet of commercial or other comparable uses as determined by a traffic analysis approved by the City. HBSPII.xpd 11-1 November 1999 Palm and Goldenwest Specific Plan:Aera Parcel Chapter 11 —Administration The four acre site across Seapoint should be designated as open space and therefore should not be considered within the 21,909 ADTs allocated for the Aera parcel. Transfers ofADTS The transfer of Average Daily Trips(ADT's) from the PLC parcel to the Aera parcel may be permitted in the event that PLC does not develop a maximum of 315 units. Any transfer will be reviewed and approved concurrent with the tentative map/conditional use/coastal development permit process for the Aera parcel The Planning Director,Planning Commission and/or City Council may determine not to allocate ADTs to those uses or areas of the Aera parcel that do not generate vehicular trips, such as greenbelts, esplanades or other similar uses or areas, subject to their approval through the review of the tentative map and/or conditional use permit process. 11.8 Hearings All Public Hearings held relative to this Specific Plan shall be administered per the applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance. 11.9 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance. 11.10 MAINTENANCE MECHANISMS For development projects which include privately-owned streets,parking,recreation, open space, landscaped areas, community walls and fences, or community buildings or facilities,the developer shall submit a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of such areas and facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect,and by the Planning Director as to suitability for the proposed use of said areas and facilities. HBSPII.wpd 11-3 November 1999 ,kway, City Clerk ntington Beach the City Clerk Box 190 3each, CA 92648 } RESIDENT :x X 1/28/00 , .A jA 92.7 19341 OCEAN HEI trt HUNTINGTON BEq H'D9 48 �w NGTO,y rr ca LEGAL NOTICE - PUBLIC HEARING 92b48 frVt'tP ��i�tst�ijt��tt�ss��ss�ssts�� 1 t