HomeMy WebLinkAboutDowntown Specific Plan Special Meeting Council Agency - Plan (12) (0) PARM39 ALl NN MT 01F RfRTR STRUT, ORAMGE AVEMDE TO LARK
A strip of land 77.f fit in width# 37.5 feat northwesterly and
oortberl , measured at eight angles, from and 40.00 feet
southeasterly and scmther1yo measured at right angles, from the
following described 1 ine.
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Beginning at the intersection of the eenterlint of Sixth Street , a
75 .00 feet wide street , and :he ctnter line of Corange Avenae , a
75 . 00 feet wide str*ot , as shown on the Map of Huntington Searh ,
rain Street Sections recorded in book 10 page 43 of M.:,s :illroas
rAps r in the Office of the County Recorder of Gr angt County r
Ca: iforrsia ; thence north 410 20 ' east 195 . 00 ftct along the
cent*rline of Sixth Street to a tangent curve concave to the so,;th
having a radius of 350 . 00 feet ; thence northeastt: ly, aas:trly and
southeaste- iy along said t.hru a cent: al angle of 662 06 , i
170 an arc distance of C, 6 . 05 :te- to a tangent rfverse c:;: vt i
ConCi':e to the nOrt.+ , .+a` i:1w a LaW1:I5 Or 350 . 00 flit " t..lt.:l
so:.theasterly along satd c_:vt t!:tu a central angle of : ,c 30 ' N
an a: c distance of 106 . 97 :eat to its :ntersectio- Wit'; In*
ce:':tee : in e of Ma :. S Ieet , a 75 . 00 fed- wide Street at. Sn-own on sa
P:ap cf Huntington Ben-- loa : : S: : eet Se:_, on , Fa :
rr* *..: 6.,e $z...rn_s or _ .w , , 5 c•r • .
. :f : b .SC7 ✓!: ^Q ; �;c o�!'�. .'t:, : .. �s �t^ Ctr . JO I �n
�'i. �. r � ..Cam. �F + ! �..C` ... . _ �.~.. ... . ..i .. �•�
77
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beginning at t',++ l ;� : r' : :•E ;:: � : •t c�: ` :. + c:�.:tti' w : : ; rtr ;, I :lrAti ?t h�'e:, •;r a
1 "5 . 00 foot Mxj* . nt
it Suet ♦ , a • 4'l' . fir w • •.�° A • r ,r� ' r is • . f; •, w"f;
M#iCn IfCt 41J0 ?R r . bV« : � 1r."11+ �! �� :' 1:1� � � s • Gi•:'
Z001t 1, page 43 3 ta.zt 9 !�A,: a : : . '`s t v : f1 »* of t
County Recorder of Orange ''a:jnity , . rence so.: , n. 40 40 '
WU 1020 feet , more of leis , aloe ; . he c*ntr: 1 xnt of Orange Avenu*
to its intersection r, t.0 sou :.heastt ; ' p righ: --of -May of ."gird St .wfet.
ss ShOwn on said Ka;.s of ■ant• ingta:, !►ta:h , said xn:+e : srY4ia�r Dting
r, the tlrrwinus of the deortf ! bed cente r .1 ire .
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Tbo c tty line radius for the s4:. cherlr Cotner of 0�raa0►a Avenue
sod fists Straet aball be 00.00 feet. At all other street
LaWseaticas the corner ptaperty line radii shall be 32.00 foete
(F) "MER ALIG 1MUT M LAR2 STRUT. PACIFIC COAST NIGMMAY TO
ORAMGM/A?1.ASMA COINXZCT1001�
A strip of lam! 100. 00 feet in width , the centerline bring described
as follows:
beginning at the intersection of a line that is parallel with and
$0 .00 feet southeasterly . Treasured at right angles from the
southeasterly line of Block 101 with the northeasterly line of
Pacific Coast Highway ( formerly ocean Avenue ) a 100 .00 fttt wide
street all As shown or the leap of Huntington beach , tecardtd in book
pat )b of Niscel l;ineous Maps in the office of the County
Recor Pan
of O ange County, =al i :orn i a ; thence north 410 20 ' east
1080 fee- along said pa:al lel line and its ;roc theax terly extension
to tit terminus of t~o. desc: ized center line .
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I, ALICIA M. WZAN&WOmf, The duty olecto4. qualif led City
Clerk of the City of Nmttv4tan beach &W eat-officio Clerk of the
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City Council of the said City, do hereby certiiry that O-A whole a4ier
of um&ers of the City Council of the City of Nuntingtoo Mach it oewsa;
that the fortgolog ordisaaca was read to said City Covatii at a reemlar
tasting thereof hold as the bth day of Oc`.o"r
I 6.6 , mW vts again read to raid City Council at a regular iao,our od
anenting thereof held on th* 2-th day of Gct ckt)rr
we passed and adopted by the aflimative vote =f note then a majority of
all the til06 tri of said City council .
A'Yt5: Cowc i!asr.:
Y•rtt ► Y9"',ZI : .`' i.- ' ' Stir : " • :.rnt"r' !►t�..S�i
140CS : Counc
AS S UX? : t eve,c i l ae n
City C1.rK sud ex-offi: io Clerk
of the City Council rf the CLty
c• f Mum+t:nttcm Desch, Califvruis
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VIM: commas tr Dow e l-A neat
DAM Match d r 1986
so$JC"T: Chad 1 ■!t NO. 64=1
• City of Huntington beanie
INS=: Revision to estgaod resi&mtiai uses to Distracts S, S,
S and i in the 4owntom Specif is Plan and miser
re,Osions in all districts in order to create a Nor*
cons i se docusrant .
Downtown area generally located along Vocifle Coast
Highway between Goldemest Street and beach bauieVersd
Z.D '
On March 1 , 1988 , the Planning Commission continued Code Amsndsrrn t
no . 6e-3 by a vote of 7 to D to a special study ****to* nrr Match S ,
1988 . The Planning Commission requested that sera of the City
Council be present so they could be involved with the di SCUSsion
regarding the proposed revision& to the rxmntow SpOciwic flan.
The p r o po s ed revisions to the bran t own Sparc i f i c plan Ise v been
agendised before the Planning COMriasiea three tistiaa fritor to this
special ctudy mention . The revisions were discussed at the tebrUarY
17, 191S Planning Commission meeting , the February 23 . 1981 Special
Study Session or:J the March 1 , 1981 Planning CoMiissioin meeting . at
each of these meetings , staff was ai •en direction and input by the
Planning Commission . Since the proposed revisions to the Drrrrsetcram
Specific Plan haver boon discussed three times , a ;cunt study sessiart
with wnabe r s of the City Council a red the P l •nn i ng Corry i s s i oar moored
to be on appropriate step in this can-going process .
The purpose of this report Is to trsnomit the follovinl
informational ltaw to r.he Planning C'oowission and City Cr..,nci 1 for
discussion on Match S , 1981 :
( a) Summary tit proposed revisions to the Downtown Specific V19ri
( b) Adminisrtistive draft vt actual rOvisionj to the docsMWrrt
t
(c) Planning Comtisoion ataFf report dated Iftsch 1 , 1#SS
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amchry of PC r i�ria r
S. matrix of DOUGoho# so sonries
4. Draft Ordisare
$. Zubibit A (A tioistratiTO Dealt Ot il:tYai COViriVIS tO tk*
Diftntow Specific rim)
i+ VISMing Commission stiff wort doted March 1, lose
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(a) Ailon tnostandind residlatial in aiatriet Tbr".
M Change District hour from MISM Use (Office/ ta*idawtiol/
Commercial) to Residential ,
(c) AlloW freestanding residential In District rive and introdaM
cultural/social activities.
(d) AlleW freestanding reaidOntial in District $is. ,
(a) Delete the coarasrcial node concert and eipbasise
cultural/social rode in District Us.
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(a) Introduce fire (b) definitions
1 . C�a open grace
2. grass site area
3. Motel
4 . not site area
3, private open spaceIQ- �
(motion 4 . 1)
(a) Delete reference to Board of ioaing Adjustemati.
(b) Empire Design Review board revi,e� prior to prov"sing
aMGitional entitlewwnts .
(c) ipecio, FreMits to cosiplt With Ctate wAC 1r6erai lsN«
(section 4 . 2)
(a) bestr'ecture "a-coaforsiag raviyrereats
(b) Requite misis too (10) foot setback for subterraaeaa 04
semi-srrbterroseaa patting atnotum.
(c) Require tuesty (20) foot aiai� diammins for ca�m opea
M Delete specific setbacks from drivwsys sari psrkiag lutes
(a) h"Mire height of subterRameea ead semi-subter come" porking
structures to be sorsuted frotrr highost street elevation
(Caasistent with building height masytem"t) .
(f) Chao" os-site box Olson for trees to aotoh i adust rt s eerie.
(9) "lets refer ee to section its in Division ! of the
fret i ng tom beach Ord i asaaa Oww..
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Clarificatioa of la"U"M aad tomi►nel .
(b iequ i r• all MW coaat ruct ion and ostsbl i shr t of aaos to ba
subject to the approval of a cuaditiceal use remit.
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(i) Onfle foddYy to Weetial Illass which comply with
de"lovamt Stamderds shall be arpsev by Dreiqu ftwim baord.
(b) moire trrentT-fir►* (23) toot ttoet Setbacks.
(c) Allow cvame open space in front setback area it tomety-five
(25) took setback& are maintained along Pacific Coast migbway.
(4) Require landscaping to reflect landscape design of Bluff Top
Park across Pacific Coast mighway.
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A114W tWidMtiol m4Utb of 1Mli 80' 1 . �
(b) D*U*o weg iri s thet MldkWtlal Ai*t b/=C"*
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(a) Delete requirement that residential must be 9bysicolly
integrated with mixed-use coomercial structure$,
(b) Iftifitain flexibility of miuAuse residential abo carNercial
and office.
(c) AI low f reestandiug residential which will probably ocouc aloaq
Fifth and Third dtreets . ,
(C) Require full black consolidation to allow comercial on the
street or ground level for derrelop mat froatiag IAke Street,
south side of fifth Street and north side of Third Street .
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(b) Delete requitament that rad+ential must be pbrViC•llY
integrated with mized-use +tomercial structurou. ,y
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} empire motor plea tot Saab awb-a>fres e
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DRAFT
orraiE ND.
AN ORDINAMCE OF THE CITY OF HUMI`I OWM WACH
AMENDING THE HUNTINGTON WATCH DRDINAMG6 CIS
REVISING THE SPECIFIC MAN
M UMJAS, after notice duly given pursuant, to GoTeitnwent Code
Section 65500, the City Council of the City of Huntington Mach held
a public hearing on revisions to the Downtown Specific Plan
on ; and
Adoption of t.ne revisions to the Downtown Specific Plant
covering approximately 336 acres, more or less, along Pacific Coast
Highway, between Goldenwest Street and Beach Boulevard, attached
hereto and incorporated herein as Exhibit A, is the most desirable
method of providing regulated development of the area included
within said specific plan in accord with the objectives set out in
such specific plan; and
On _ __, after notice duly given,
hearing was held before this Council on Revisions to the Downtown
Specific Plan .and the Council finds that such revisions to the
specific plan are necessary for the orderly, regulated development
of the real property included within Downtown Specific Plan, and
finds that the policies and procedures set out in such specific plan
are satisfactory and in agreement with the general concept as set
out in the City' s General Plan,
WW* THEREFORE, the City Council of the City of Huntington
Beach does ordain as follows :
1 . Devised Downtcvn Specific Plan, attached hereto as
Exhibit A. and by this reference incorporated herein,
is hereby 4pproved, and copies of Such specific p.tan
shall be maintained for inspection in the office of the
City Clerk and the Departgtat of Corwunity Der►elof+sern.t.
... RwAFT ...�
PASSED AND AD0PTZD by the City *wscii of the City of
Huntington eoacb at a regular meting tbareof bold on tbG
day of _ r 1988.
. limo r
Ar ST: "PRO D 11S TO POWN:
City Clerk City Attormy
RSV I LrMM AND APPROVE: I N ITIATZD AND APP2 :
City Administrator Director of Coa mni.ty Development
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The
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Downtown
ecific
for the implementation of the
Huntington Beech Coastal Element
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1.0 INTRODUCTION
1.1 Purpm and intent
The City of Huntingtaa Beach has aw well established potential for
develgsra wt. the City is located within minutes of Long Beach. Newport
Beach, Irvine, and Costa Mmm, armwhich have a great dial at
ctarrrge in the post
few wi h iains. of boot 1.os location
MBeks arnd�sy shAM C a
NAl-regional marhe port
The Huntington Beach Downtown area has been the subject of OtAny S semi
plains and studias ovw the past three decades,. The area bas a variety of
residential, colnasxlrcial, and racmtkmGl ON an oidmr
Downtown czar. with the Mmicipa! Pier serving as the focal paint.
Huntington Beach hart mlies of prime public ocean frontage, with nuaWrOM
vacant and u dw-utilized parc*ls scram from the beach. t"he potesrtial
d&-- laprtrtnt sit" in the Dvwotwwn aura aixarbie afrd attr'actin and pr mnt
varims apportwIldes for OMM"tim The City r niarae thaat rinaft et
deal" p "MM for the future dMltlp— It of that ha
The City must ra4),Q--d to brass deorondt in a naoaerer` which will adder
aptiswsn Poemial wiMk at the same time Prowtids %lilt existb* chWWtW
of a..
OWD)
The purpose of the Downtown Specific Plan it to encourage the revitali-
zatm of this important area of Huntington Beach. The Plan promotes a
m:x of commercial, residential, and recreational uses which will bt able to
take advantage of the area's proximity to the ocean. Many sections of the
Downtown projer.;t a negative image of Huntington Beach. The effect of
these existing conditions is to discourage rww investomnt, which in turn
perpetuates the unsightly and unproductive environment. The principal goal
of the Downtown Specific Plan is to change the overall negativt Image
which has evolved through the years, and establish a framework for the
physical Improvements, both public and private, which will create -n
attractive, unique, vibrant and viable community that will make people Want
to live, wort: and play in Huntington Beach.
The Huntington Beach Downtown Specific Plan sets forth developmento
standards and recommends public improvements for the City's Downtown
area. The Downtown Specific Plan is intended to implement the land use
designations in the Coastal Element of the Huntington Beach Gefwal Flan.
This Specific Plan, along with toning ordinance's for those portions of the
City's coastal zone outside the Downtown area. and in conjunction with a
Coastal Zone (CZ) suffix, will be the implementing phase (phase three or
final phase) of the Local Coastal Program (LC:P'l. U certification of
� 1�
these ordinances by the State Coastal Commirsicn, permit authority for
m wdevelopmentwill a n responsibility o most new once again become the f the City
of Huntington Beach.
1.2 Smific Plan pmc
California State law authorizes cities with complete General Planar to
prepare and adopt Specific plans (Government Code Sections 65450 et.
seq.). Specific Plans are Intended to be a bridge between the local General
Plan and individual development propo"Is. Specific Plans contain both
planning policies and regulations, and may combine zoning regulations,
capital Improvement programs. detailed development standards and other
regulatory methods into one document which can be tallered to nett the
needs of a specific area.
Local planning agencits or their ►egislative bodies may designate areas
within their jurisdiction as ones far which a Specify: Plan is rwcessary or
convenient" (Government Code Section 65431).
The legislative body may adopt a Specific Plan either by ordinance at
resolutlon (Government Coder Section 65507). Adoption by ordinance is
ommon when the Specific Plan amends a developm.rnt nude. zoning
ordinance, or other code, when specific regulatory a wnwi eas are Included
and when local chartem rvq dre adoption by ordinance. Reaolutlors we
comma* used when the plan is owe of a pocky document.
Should the legislative body with to change a proposed Specific F!01!
recommended by the Planning Commission. the change must first W
referred brick to the Commission for caulderation, If not prwviwusty
cc, kJ"ed, (Govmnwt Code Section iS.W). If the Commission fails to
act on the praptwrsd char4e within 40 days. it is deemed approved. The some
pr+ocirpolurvr applies to Ott amandimts to the plan.
-4- (OWD)
Adoption or amends wot of a Specific Plan c0fttitutes it prntJ ct uncles" the
California Ennviroenaresrtal Quality Act (CEQA) and the State's fnnvirvnrrrental
loot Report (EIR) guidelines. If the initial study shows that the proposed
or arnestdod General Plant could significantly am-ct the environment, the
jurisdPrction must prepare an EIR and sulmit it in draft form for public
review. The Head far an EIR in a particular case is detera hod by the local
ernnoent.
A Specific Plan and an OR on a Specific Plan overlap extensively; trey► mutt
addrM ttuutyr of ,..ae sam concerns and the proem& for preparing thm is
nwly identical. Therefore, environsasetal ammm amt should be an integral
part of preparing or revising a Specific Plan.
1.3 DIY
The State of Californis requires that all cities and counties prepas'e and I
adopt a comprehensive General Plan for the physical devek pmerrt of their
area of ju6sdictior. Following the adoption of the Gemal Plan, the entity
is required to develop and adopt regulating programs (zoning and subdivision
ordinances, building and housing codes, and other regulations), which will {
implement the policies described in thie General plan.
The Huntington Beach City Council adopted the Coastal Element as part of
the City's General Plan on January 19, 1981. an hearth 16, 1981 Council
authorized staff to draft the Downtown Specific Plan as a asearri of
implementing portions of the Coastal Element. Following review by the
California Coastal Commission, the Coastal Element was amended by the
City Council an August 2, 1982, and certified in geographic part by the
Coastal Commission in November, 1912. The Coastal Element was Win
amended by the Council on May 16, 19113. This amertdarent along with arty
subsequent amendments brought about by the adoption of the Downtown
Specific Plan will be submitted to the Coastal Commission for review and
certification.
1.4 �
The Downtown Specific Plan is divided into fan sequential sections. The
first section describes the purpose and intent of the Downtown Specific Plan
along with a brief explanation of Specific Plan procedure and authorisation.
The seoord section is Intrrded to establish the reasons why tyre Specific Plan
process is logical and necessary for this portion of the City. Thin suction
presents a general description of the Specific Plan area including designated
land uses, existing zoning and existirt uses along with special chatac-
teriatis and existing conditkwo which make this area unique.
Section Three describes the Specific Plan design c+orr W. The design
concp!pt evolves from the sabjectives outlinel Its Section One and the existing
conditions discussed in Section Two, along with input from numermA public
mcrt+ngs sud special studies conducted by and for the City. Section Threw
also Onments the land uses proposed for various districts In the Dowatown
area and the circulation, open spece, Public facilities and WrattvcstrO
which will wtpprort the laud WOO and reinit'or" the der cOncWt.
Stratagia for phaft the itapWarentation of these facilities and f*Gty m
we outlined to 000r+diseato Ure dsnrtlopsIN 0 t of the 13vwwt+owsr arena and
achiever the objectiv a MbSntinW in then Cityr's Coastal Element.
I
Oon Fatr pi+meats a detallsed d�ew.`riptiaa ate the dwaiapamm @u
�rlrh;l� a't nit sprT to 1puitle OW rr guwte aW &"I OF Lo Int an WWI as to
carry out the Onle and paiicies of ft Om al Pfv*M=. nw I— t �
stumbrO we Hsted by district to Uft enyoaapaa'itoss. This section ahpo
outlines the aftb*nrative pt--edYrM W d dal j ds4rebpnretet proves which are consistent in all districts attd apply to all ds� t. The
i introduction of special use overlays for renwoe production w d
conservation areas are also presented.
An appendix has been emptied which cexttains the qMwAal reports and
studio fmm which marry or the opts in this SpKific Pim were derived.
thb appendix has riot been mated into thist dommem. Abo ptrep�ar�stl
under a separate cover is the Downtown Specific Man Erwhvmental larpect
Report 82-2.
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2.0 AREA DESCRIPTION
The Downtown area is within the City's coastal zone baaehary and pr'eacttts
several particularly ccompk:x issues which have led to this unkpie phmitg
approach. This arts is characterised by numenxis st aall pu eeb and
dispersed owwrships with an extremely divem mix of activites. Many of
the struetu m wtm built to the 14I01s; soma ar* stis=tally ustsafe. In
addition, a large portion of the area let presently vacant with a tr+emendixas
potential for devektpment. The California Coastal Act art still anmher set
of oxwkwitions to the piarming process by requirfrW that certain regional
and statewide coastal Senn be. Included In any plane for t1w area.
z.1 SamdaY
The Downtown Specific Flan includes the seventeen blacks an the acean side
of Walnut Avenue Between Goldenwast and Sixth Streets, a centrsl area
between Sixth and take Strut* extoWing up to Hartford Aven . and
properties generally south of Atlanta Avenue bttvr m bake Shahan and
beach Sculevard (see Figure 2.0. The Specific Plan ar'e`a also Is ica imp um
the beach between kkn%mt Sturm and beach dtwievwO, Intiuding the
municipal pier. The Specific Plan area includes app Wmately 334 tonal
acres.
2.2 General Tarr )tesirn_atj
Land use design?tionA for the Specific Plan area were established by the �
City's Coastal Land Use Plan which was adopted as part of the City's
Coastal Element and became part of the City'` General Plan (see Figure
2.2). The Coastal Element used many of the same desi,gnaticns currently
established for other parts of the City; in addition new designations which
more specifF-ally reflect the intent of the State Coastal Legislation were
also adopted (Visitor-Serving Commercial, Mixed-Use (Office/Residential),
Mixed-Use (Commercial/Support Recreation), and Open Space (Recreation).
The adopted General Plan designates the seventeen block are2 between
Goldenwest and Sixth Streets primarily for high tl nsity residential use with
a maximum allowable density of 35 units per acre on a fully consolidated
block; this area accounts for approximately 44 acres. Within this section of
the Specific Plan, three nodes are desig,nater•+ for visitor-serving commercial
uses, totalling approximately S acres. Thear commercial nodes include a
two half blocks between Goidenwest and Twenty-First Streets, and a two
half blocks area between Eighteenth and Sixteenth Streets and one halt
block. between Ninth and Eighth Streets. Another visitor--serving
commercial area is. designated adjacent to the municipal pier. This area
includes the five inland blocks facing Pacific Coast Highway between Sixth
and Lake Street.t and the pier and a portion of the public parking lots. The
visitor-serving commercial category is a new designation created in
response to the Coastal Act policy which encourages adequate visitor-
serving facilities in the coastal area. The principal intended us" are hotels,
motels, restaurants, theaters, museums, specialty and beach-related retail,
and service uses. These uses are located near visitrrr-Drawing attractions .
such as the Municipal Pier and the beaches, and aloe major access routes
from inland areas. Office and resiidentia: uses shall be conditional ano shall
only be permitted if visitor serving use; are either provided prior to other
development or assured as part of the development.
Inland from the first block. the plan designates fourteen blocks for mixed-
use (office/residential) uses, approximately 52 acres. The City's General
Plan includes a broad mixed development category intended to enccwAke
maximum flexibility. The Coastal k.lesnent refim%d the category to provide
more direction for the types and level of development desired. Two new
mixed use categories were developed for the coastal tone.
The intent of the mixed-use office/residential designation is to allow a mix
of medium to high density apartments and co xiominiumsE with professional
office space. This can be accomplished by integrating residential and office
uses within the same general area or by vertically mixing these uses within
the vime building,. Limited awillary retail commercial and wrvice us" are
also wnditiormlly permitted; however, the emphasis is an the office/
residential mix.
Southeast of the Downtown core is another visitor-serving commercial gaga
adjacent to Pacific Coast Highway between Lake and Hunt ft- Um Streetl,
approximately 13 acres. The area further south akft the higflway is
another new mixed-use designatbn, commercial/wreation, 4WQKi0%t*
29 acres In size. This desigmtke ca411omlly alknrs emw rcial facilities
as a major Lee and recrestioul facilities as a support US*. it is asp@cially
4- fo1 2C�► I
appropriate for large areas which can be planned as one coordinated
development. The Intent is to encourage uses that are `,pen to the public
and that capitalize on the beach location.
The areas immediately north of the commercial area` adjacent to Pacific
Coast Highway are designated for high density residential uses for a total of
57 acres.
Another new designation is open space recreation which will accommodate
passive and active recreational uses. The entire beach area has this
designation which encompasses approximately 103 acres.
2.3 Existing ZQni
Zoning throughout the Downtown area has evolved over the years. There
are predominantly two types of zoning presently in place. commercial (0)
and residential, with residential densities ranging from low (Oldtown
Specific Plan) to high (114).
The majority of the property between GoWenwest ,and Lake Streets is zoned
C3, general business district (Commercial). This includes the front half of
the seventeen bnocks between Goldenwest and Sixth Streets and most of the
central Downtown core area. The C3 toning district allows a wide variety
of uses including any use permitted in the City's three otix!r commercial
zoning districts such as retail shops, banks, theaters, automobile sales,
profr5-tonal offices, motels, and oth r uses. The C3 zone im(x few
development restrictions; there are no front, sick or rear yard setbacks, no
` maximum percentages of site coverage, r►n open space requirements and no
height restrictions. The C3 zone fully developed would produce 90 gross
acres of general commercial us*s within the Downtown area with few design
controls. The C3 zone does not provide the type of regulatkins necessary to
Implement the quality of development envisioned for this aree and therefore
it is no longer an appropriate zone for Downtown.
The northern half of the bioc:ks between Goldenwest and Sixth Streets as
well as a small portion of the central care area are zoned 114, high density
residential. This zoning district allows one unit for every one thousand
(1,000) square feet of lot area or a maximum of 35 units per gross acre for
larger projects, with a height limit of 30 feet. There are currently
approximately 79 acres zoned R4. The R4 zone is not specifically designed
for the unitive type of lot configurations and other characteristics of this
area. Without modification, including a greater degree of design contnr*ls.
the R4 torte may not be compatible with the adjacent Townnlot Specific Plan
zoning district.
Other zmws within the Specific Plan area include MH (Mobil* Nam
District), R5 (Office Professicinal District) which allows hotels wW motets as
well as raWesakwul offices. R3 (Medium.-High 1]enraity Resklential District).
Old Civic Cemter Specific Plan (Mixed--Use, residential, commercial 04
public facilities), C1 (Neighborhood Commercial District). C4 (highway
Commercial District) ant CF-R (Community Facilities District -
Recrea.tion Arras). in addition, a toning suffix of U or 01 (Oil District) is
40 on select parcels. The prrataent pattern of spot zoning with strip coatirswciaal
is a t"*me to post demands and no longer appites to the affwu of
Ortll.own revitalization.
2.4 Uistiac LAW VM
The existing land uses in the Specific Plan area are exw!mely varied and
diverse. There are numerous cases of nonconforming ises and vacant or
•ender-utilized parcels.
In the seventeen blocks between Goldenwest and Sixth Streets development
is sparse. Many of the parcels which front on Pacific Coast Highway are
either vacant or used for oil production, while many lots facing Walnut
Street are developed as multi-family residences. A few commercial
establishments are also scattered along this strip, which account for
Approximately 50,000 square feet of commercial use.-.
The area between Sixth and Lake Streets is c►ften referred to as the
Downtown "core." This was at one time the City's principal commercial
center; now, however, it is characterized by smaller scale uses; sure' shops,
thirft stores, coffee shops and similar establishments, primarily focused
around Main Street.
Many of these Downtown properties have expt:rienced a rapid turnover in
commercial tenants. The total amount of commercial ,quart footage
presently in the Downtown core is approximately 160,000 square fret.
Land uses farther away from Main Street become more mixed and include
single-family and multi-family residences, oil activities, and parking lots
along with commercial establishments At the northern tip of the Downtown
core is the old Civic Center site (presently vacant except for the City
Library) bounded by Orange Avvnue, Main, Fifth and Sixth Streets.
Another residential area exists adjacent to the Downtown core between 3rd
and Lake Streets and is devoted to a nix. of single and mult14smily
residential use3. The area along the Kmtheatitrrn boundary of the Downtown
area. east of Lake Street, is largely vacant.
Pacific Coast Highway between Lake Street and Beach Boulevard contains a
mixture of activities. Two hotels are loca-ted in this area which prcwide a
total of nearly 200 rooms with restaiwants, muting rooms and recreational
facilities. Inland between lake Streit and Huntington Street, the land is
largely vacant and used for some oil facilities. The remainder of the area is
mostly comprised of mobile home uses.
The ocean side of Pacific Coast Highway is totally devoted to public: beach
use. Bolsa Chic& State Beach extends southeastward from Goklenwest
Street to the Municipal Pier. This area is presently undergoing major
renovation through a cleaning up and corsolidAtion of oil operatiova and a
major landec:aping and tccessway program. The City Beach lies betwW the
Pier and leach Boulevard. The area is txt,ensively land►wcaped and ►xatalm
approximately 2,000 psrkinS Maces with vorkwa bmc1►-orlented conCe km-
-10- (0062D)
Oil Production
A large number of parcels in the Specific Plan area are currently in aril
production, ranging from ZS foot wide lots to parcels several acres in size.
Some parcels are owned by the coil companies tlursnseives and some are
leased from private owners. There is a possibility that many of these oil
production facilities can be consolidated into smaller areas which would free
additional land for development of other uses. A large oil firm analyzed the
potential for a unitization project and has taken the initial steps to unit
formation with the acquisition of mineral rights. This will enable the
remaining oil resources to be tapped from one or two select locations and
therefore elim;na►e the need for pumping units scattered throughout the
Downtown area.
Parking Problems
Parking has long been an issue.• of great concern within the Downtown area.
Part of the problem arises from the fact that many of the Downtown
buildings and businesses were developed or estalt)hsh+ed under the prorvisk)ns
of long outdated parkin; regulations. Convenient and abundant parking is a
key ingredient for viable commercial development Downtown.
Throughout most of the year. the atnount of parking available In the
Downtown area is more than adequate to accommodate the demand
generaged by recreation facilities. However. during the summer there are
�• ,' days when parking capacity is exceedett.
The provision of adequate parking for beach users is a significant issue.
beach parking lots are currently providing the greatest number of spaces; i
tr,)wever. additional parking adjacent to the beach areas in private mots and
along the shoulder of Pacific Coast Higi,way and other neairby streets
provides an estimated 3.500 spares. Vacant !ots in the area, ftoxnting Pacific �
Coast highway between Goldenwest and Sixth 5creeis currently provide an
additional 600 parking spares; uie of these lots for parking will ptiase out as
development of the area occurs.
Seismic Problems
Over fifty buildings in the Downtown area have bean identified as
structurally unsounr3 in the event of an earthquake. Most of these buildings
are located in a four-block area in the central cote. these existing
buildings will ultimately have to either be improved to meet ri*Umic
standards or he demolished.
Mumcipal Pier Problems
In November. 1939, a structural s:;rvey of the Municipal Piper way oompiet+ed
which identified serious structural deficiencies and recommended replace-
ment or rec-a struetion of a major portion of the Pier. The winter storms *(
196.E caused substantial damap to the Pier, ultimately reaulting in the kern
of the "End of the Me We. The City is committed to restaratiun of the
tier becamw of its sWisl kkatity and Its relatkwohip► to the Downtmm
was.
Owrwship Patterns
The Specific Plan area between Coklenwest and lake Street* is charac-
terized by a dispersed ownership pattern . There are a number of 25 foot
wide lots held under gate ownerships. In many cases two small lots have
been combined to form 50 foot wk ie parcels. In some instances many lots
have been consolidated to form quarter block. half block and even larigeir
parcels. The City owns several parcels between Goldenwest znd Laker
Streets, including one of the largest consolidated parcels, the old Civic
Center site. The property kmth of Atlanta Avenue between Lake and
Huntington Street is consolidated under one private ownership and the 61
acres between Huntington Street and Beach Boulevard is owned by the City.
The beach itself is controlled partially by the City (south of and inwluding
the pier) and the State (:north of the pier).
Maln-Pier Redevelopment Project
The majority of one Downtown Specific Plan is also within thee! eitpanded
Main-Pier Redevelopment Project Area (Amendment No. 1).
The Main-Pier Redevelopment Project was prepared in compliance with the
California Community Redevelopment Law which requires preparation of
such a plan as the basis for subsequent development of a more definite pl;dsi
amendment for redevelopment within a designated Project Area. The
Main--Pier Project Area has been determined to be blighted and requiring
redevelopment to effectuate the public purges which the California
Community Redevelopment Law was designed to achieve.
The Main-Pier Project Area is port of the ongoing Community artd �
Neighborhood Enhancement Program by the City of Huntington Beach to
revitalize areas within the community. The Redevelol),ment Prognm M+111
enatale the City of Huntington Reach to remove and mitigate advvi•se
conditions within selected areas of the Downtown ano help improve the
overall economic cliviate.
The City's objective in pursuing the Main-Pier Iedevelopment Plan is to
mitigate the severe development limitations that are now, and will be in the
future, constraints to proper utilization of the Project Area. The Plan as
presently envisioned will provide for the sale of properties and partiorsis of
properties to the Redevelopment Agency. However, if the owners of these
parcels are desirous of participating in the project, owner participation
arrangements will be made availabit. The molt direct iropact to businesses
and pn*mrty owners within the Prokct Area will be the diq%lacernent
(except for owner particiWts) resulting from leap mmentation of the;
Redevelopment Plan. j
1
The redevelopment of this Project Area is expected to attain the psxfrares �
of Community Redevelopment Law of the! State of California by:
• Providing additional decent, safe and sanitary residential horsing to
the existing stock within the City.
• Providing conatruction and emp ioyment apportunitios In the
development of these facilities and by proalding 4IMP YNAW
opportunities in the operation of the proposed new co►mmeroistl Wined -
Industrial facilities. J
• Mitipting severe dim1cpment litttitatiois which result in the lack
of proper utilisation of the Area to such an extent that it
constitutes a serious physic-01, racial and ecort mic burden on the
community which cannot reason&bly be expected to be reversed or
allervtated by private enterprise acting alone.
• Providing adequate public improvements. public facilities, aW
"des and utilities which cannot be remedied by private or
governmental action without redevelopment.
• Implementing the construction of adequate streets, curial, gutters,
street lights, storm drains and ether improvements as necessary to
ensure proper vehicular and pedestrian access within and aeound the-
Project Area.
• Establishing development criteria and controls ftrr the permitted
reuses within the amended Project Area in accordance with modern
and competitive development practices.
Providing for relocation assistance and benefits to amended Project
Arer,. businesses and residences which may be displaced, in accor-
danc.^ Oth the provittons of the Community Redevelopment Law
and ttw government code of the State of California.
y (W62D)
3.0 SPECIFIC PLAN CONCEPT
3.1 jmian Cone
The ocean is one main reason for the existence of Huntington beach and Is
the basis for its future. The design concept for the Downt wn Specific Plan
wolves from the ocean as the source and center of the C:ity's vitality.
Many existing and potential opportunities in Downtown Huntington Beach
are possible because of this relatioWN0 to the ocean.
The design concept emphasizes the ocean, ocean activities, fwms, shapes
and color*. This relation to the ocean will aatablish a thecae to serve as a
guideline for new private and public investment in the Downtown area. The
sign crxtcept concentrates on the City pier, realizUV that all other are"
within tie Downtown are linked either directly or indirectly to the pier.
The level of energy an. excitement generated at the pier area nesxls
to be capitalized upon and spread through the Downtown core. The purr
area has the potential to accommodate even more people than it presently
do#* by offering a variety of uses, services and activities. Devek*menu at
the pier should be wAled to a pedestrian level with passive activities much as
strolling and viewing given e"I considieration with mum vigorous ae`tiviNes
such as surfing. swimming, and biding. Pedest:ian boardwalks an varkaw
levels and the pkrr itself willoffer v$rws of the ocean and ocean a.::thdtk s.
The overcall form and shape of all dowelopmetit in Vmntown HuntlaVon
t oum allow people to we the ocean frctl as rt MW places as psoslble.
The pier area will aminue to omw as flee major attraction in the City ad
dwuld l eame the catalyst for the revitallsation effort.
�r o
The design concept identifies the pier-head and the area immediately acra"
Pacific Coast Highway as the focus for the greatest intensity of future
development. These new developments should be scaled down and buffered - '
with intensified landscaping and compatible uses as the development
approaches the existing residential neighborhoods. The interdependence of
public and private de%elc►pment activities will create a major activity evade
at the pier-head.
An important emphasis of the design concept is to extend Main Street inland
from the ocean and encourage pedestrian movement along the street. By
expanding this activity from the. p;er, the commercial core along Main
Street can become a lively shopp'ng thoroughfare oriented to pedestrians
and offering opportunities to shop. dine or browse in an ocean-related
atmosphere.
A second major activity node is proposed for the area bounded by bth Street,
Palm Avenue, lake Str?et .and Orange Avenue. A variety of activities could
occur within this "super-block." The activities in this area should be of it
year-round variety, providing th-- convenience of neighborhood shopping and
the clustering of public and private services, along with new opportunities
for living within walking distance of the ocean. The prospect of two major
activity nodes within walking distance of each other on opposite ends of the
Main Stteet commercial corridor -will tend to encourage reinvestment and
revitalization of this important connecting link.
The intensities in the Downtown core area are intended to be compatible
with the adjacent transitional areas and the surrounding residential
neighbonccods. Outside of the Downtown core, in the Tcwnlot section of the
Downtown Specific Plan (between Coldenwest and 6th Street), the design
concept is for residential and visitor--serving commercial developments,
which are intended to be not only compatible with the existing residential
area immediately adjacent, but to enhapce and reinforce the primarily
residential character of the area. The establishment of a secure private
residential community adjacent to, but gdequately buffered from, the public
areas is one of the objectives of the plan.
The area southeast of the Downtown core (between Lake Street and Desch
SmIevard) is intended to provides additional opportunities for residential and
visitor-serving commercial us". The comerciai uses in this area are
intended to primarily service the seasonal trade and nut compere with the
Downtown commercial area.
The large consolidated parcels in this area allow for greater Intensities and
densities while still providing substantial opportunities for buffering and
design controls. Public open space and recreational amenities should; be an
integral part of atiy large projects.
The intent of the design concept is to Incorporate into the study *tea a
strong, recognizable physical image and identity. 'fete d4WP c0rocWt Is
accomplished by cocrtdinating several related eltmernts into an overall ocean
design thecae, including the following.
Orienting intensive land uses away from establish retkk"tlal
neighborhoWs.
1 S- (0062D)
- Providing vow, light and air corridors to the ocean.
Building architecture to reinforce this theme should be a modern or
contemporary Mediterranean style of architecture. This architec-
ture hap elements of contemporary Mexican and Southern California
architecture responsive to the climate and location. The climate
and location indicate orientation to the prevailing breezes. protec-
tion from sun and wind, view of the ocean, and use of light-colored
durable materials which reflect sunlight and wit) be a background to
brighter accent colors of streetscape and awni;.ip. The elements of
this architecture- are:
plain wall surfaces built of stucco or blcock-smooth stsfaces,
background wall colors from white to pastel sues,
Inset windows shaded f'Nom sunlight,
brightly colored awnings, window boxes, flower pots, light
fixtures and other building accents such as entry doottt.
creation of shade for pedestrians by the of awnings and
courtyards,
minimum of "reflective" glass,
outdoor eating and po--destrian areas to maximize views to the
ocean.
Streetscape elements should be brightly colored and should relate to
the ocean theme in form and shape. The streetscape element is
meant to be the accent element in Downtown, piayed off against the
white and pastel of the building forms and shapes.
Public areas should be integrated into development proposals in key
locations or in conjunction with major cswtaolidaturn projects.
Ocean-related and ail-related artifacts may be incorporated into
public areas.
- Establish guidelines for elements such as signage. landscaping, and
lighting which will create the visual character of the area. Design
Guidelines for the Downtown Specific Plan will be prepared
separately and adopted by resolution of City Council. "this
document should serve as a tool for .review of development proposal's
within the Specific Plan area.
Graphic elements ishould be bright colors to contrast with the
background architecture. The content of the graphic elements could
be abstract versions of waves, forms of sea animals and symbols and
forms that evoke water-related activities with rmwoment and
action, to reinforce the ocean theme.
- Establishing a framework of landscaping and identify elect is to
provide interest and character to specific locations. This tempt
will provide a logical, coherent. unified netwat of land user.
activities and circulation systev,
- Lardscaping mattrisis for [downtown should be amciated with the
ocean emtronment (such as pales) and extemively used for
bufferh* in trasuitiaml a+ress.
-� D)
11* design o ncept Is the coardinatirg element of the Downtown Specific
Flan and is intenelad to enhance the architectural concWts with existtft
pihy► kal realltks wW to create a viable environ=wrnt in which bath weir and
Wig-time residents are able to live, work, shm and reereate in a deakthie
Atmosphem. ?'ere gwvernitg land um and regula t kxu for this gwific plan
are contained in the Coastal Element and motion 4.0, "Dewlopment
Startdat+ds."
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47-
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3.2
The Downtown Specific Plan area has long served as an area of mixed uses
and activities. This area contains the City's initial commercial care and the
adgi.-Al residential neighbarhools; along with the recreaderul and ail
production resources which have contributed to the City's identity.
The Downtown Specific Plan proposes to continue this combination of uses
and activities with land use designations which are primarily mixed-use
types. As identified in Secticn Two of this document, the City's adopted
Coastal Element provides for mixed uses in this area; however, the Specific
Plan proposes modifications to the previously adopted land use
configurations.• The land use designations include: Mixed--use
(Office/Residential/Commercial), Mixed-use (Commercial/Recreation),
Commercial (Visitor-Serving), Residential (nigh Density) and Open Space
(Recreation).
The Specific Plan area is divided into eleven Districts (see Figure 3.2). Each
District is unique in character or in parcel configuration and each with a
different aspect to emphasize. Several Districts are composed of subdivided
blacks containing many stall lots in separate ownerships. A few districts
consist of lame undivided parcels under unified control. The proposed laced
use designations and district configurations are intended to anticipate
development demands and achieve thw optimum potential within the
identified design concept.
3.2.1 Mixed -Use (Office/Resident iai/Commercial)
The mixed-use designation is intended to encourage maximum flexibility for
the variety of uses allowed. This mixed-use designation includes three
Districts (District Four, Five and Six) totaling approximately 32 gross acres.
VkxCjC _EgW is desigrwd to be a transition acne surrounding the higher
intensity commercial core and acting as a buffer for the existing residential
nel . District Four is divided into two seetkm on either side of
District Five (the Downtown dare). District Four includes a total of
approximately 9 get` w acm with a primary empMsis an reskential Maas.
,Hc►w+eww, prewt market clinelitkm Wicatt that total build-ant of the
entire ftiiict in reskkntial um taint!oww before an accurate gpraIsai of
• A�tloptkn of the Downtow Specific Plan will require an amesrdntent to the
City's Coutal El*wmmt of the General Plan.
li- (0062D)
other allowed List-* is established. Therefore. office uses netud to be required
along with resick-ntial development mi that t1w District will develop as a
truly transitional area. These office uses slmld be desigrk4J as garden-style
units, low profile, very similar in scale and dcsign to the existing adjacent
development. Commercial uses should be limited and only incidental within
mixed developments in order not to detract from or compete with the
commercial core area, or further impact the adjacent residential
neighborhoods. The Plan anticipates that this district can accommodate
50,000 square feet of office space with 100 new residential units. This
transitional District sivould ensure a gradual ccoardinated change in terms of
heights, scale and user, between the Downtown core and the adjacent areas.
M tdci.Fiyje is the primary commercial core area serving as a commercial
'link between the pier-head area and District Six (the tap of Main Street).
District Five Includes approximately 20 gross acres with an emphasis on
commercial activities, however, an option for office, residential or
additional commercial activities above the first floor is provided. This
multi-tze aspect is intended to create a lively place to be day or night for
both visitors and residents. Main Street should maintain a pedestrian-
ori4nted shopping street character. Commercial Lists Jhoulcd be required on
the ground floor with building fronts ckee to the skiewalk to establish a
more intimate scale. in order to afford the visual, climatic and recreation
amenities of this unique area to a greater number of peWle, higher
residential densities should be provided. Offices should be encouraged to
locate in this district its orrier to help establish :he &sired Downtown
atmosphere.
The commercial emphasis of this district can be achieved with varying
intensities, providing the commercial link between Orates Avenue and the
pier along Fain Street is not broken at the pedestrian keel. This district
should encourage ruehabilitatWo as well as new deveiitoftwnt. The larger
scale new development (one full block or greaten) should not detract from
the potential development in District Six or District Three (the pier-head).
'this District is intended to connect the two ma* nodes with an interest
elemen! which car., best be achieved with a continuation gat the pedestrian-
oriented commercial District, rehabilitation and new deveki*d should be
scaled and designed with this intent. The plant anticipates that this District
can accommodate approximately 150,000 square feet of commercial ryes
with approximately 75,000 square feet of office and 200 new residential
units
DAtrkj_J5f,S is intended to be a ne igh&whood-oriented shopping and service
area with public gathering spots, open spares and plazas. Ser*Ices such its
the library, post office, bunks and theaters should be located hare. The
comintrelal activities should center around the year-round resklents and
include grocery, pharmacy. hardware stores, etc. District Six is Appoxi-
mately 23 gro" acres in size including numero.rs streets and alleys with a
potential for vacation. This district is intended to provl& tQWl
+a portunitiets for new office and reaidential developmwnts In ccojL notion
with the commercial activities. District Six, located at the top of Main
Street ,becomes a major node in the overall planning effort rind a prime
location for mixed-use development. This District nrn►At alsw be senaitive. in
design and wAlt of new development to the adjacent, reatidentiai
19- (0062D)
neighttorhoods. District Six provides a great potential to master plan a large
portion of the Downtown area, for new development which will create new
opportunities to shop, work and live in an ocean-related atmosphere.
The Plan anticipates that this District can accommodate approximately
130,000 sga,are feet of commercial, 75,000 square feet of office and 200 new
residential units.
In both Districts Five and Six, open air commercial establishments. such as
sidewalk cafes, brook and magazine racks and flower stands are encouraW.
A resquirement for additimal public open space amenities should be
incorporated into all large scale projects. These areas may include patios,
balconies or terraces with landscaping, public seating -with additional
amenities such as sculpture or other art objects. Corner plazas will also be
encouraged along Main Street and should be required in any full Klock or
multi--block consolidation project.
3.2.2 Mixed-Use (Coin mercial/RecreatIon)
As stated previously. the mixed-use designation is intended to encrnirage
maximum flexibility for the variety of tines allowed. The mixed-use
(commercial/recreation) designation applies only to District Nine.
District �lnt is an area approximatexly 29 gross acres in size owned entirely
by the City. This District is intended to develop with recreation--rniented
commercial uses, including tennis and racy twtball courts, swimming pools,
gymnasiums or health clutm. Combined with these open air or enclosed
sports and recreation facilities, hotels err motels with suptxxting restaurants
and sheers would be appro;sriate uses. Large ctx)rdinateed development is
encouraged in this District which provides an cice-an-oriented atmcephere
with opportunities for puhh_- beach access. The Plan anticipates
commercial recreation development with a po!ential for 300-400 hotel
rooms.
3. 2.3 Commercial (Visitor-Serving)
The visitor-seeming commercial devgnation is a rww category adopted in the
City's Coastal Element in response to State Omstal At . policy which
encourages adeq►,arte visitor-serving facilities in the coastal area. The
visitor-serving commercial designation inchales four Districts (District Coo,
Three, Seven arms ien). totaling ap4woxiinatt-ly SI grass acres.
District Om is composed of three sepmwe rwxtes of small lot ownerzhips for
a total of approximately g gross acres. Commercial uses in this District are
Intended to serse the visitors to 9olsa Chica< !Mate beach as well as the
surroxurxling residents. The commercial toes allowed in this District should i
not compete with the Downtown cOrnrriercial vore. TIv District Otte nmies i
will be surrounded by primari medium ' ) high detuity residential users ,
ttieerefore, resiidential uses sfwiild be per+nittet$ in conjurwtion with the
necessary visitor-serving commercial uses. This, type of mixed use may
create an additimal incentive for develiNiment, *title providing more
opportunities f.wr people to live near the ocean. All new devekapmetrnt should
be desigivc! and scaled to be compatible with the character of the adjacent
_20-. ((X)b2D)
residential areas. The Plan anticip,btes service-oriented commercial fox- a
total of approximately 60,000 square feet with the potential for new
residential units. 01
OsIrlct Three is proposed to be the hub of the Downtown core, containing
higher intensity visitor-serving uses such as hotels, restaurants and museums
along with specialty shops and beach--related commercial uses. District
Three includes approximately 15 gross acres and is part of the pier-head
node: described in the design concept. This District is a prime visitor-
serving commercial location directiy across from the municipal pier and
Mach, on either ride of Main Street. This location, if properly developed,
will provide visitors and residents with numerous opportunities to view the
beach activities and truly experience the ocean environment. District Three
is identified as the most appropriate location for high intensity develop-
ment; therefore, large minitnum parcel sizes should be established. Hotel,
retail, restaurant and other commercial uses with structured parking which
could also service the pier arui Main Street would be appropriate uses for
this District.
Development in District 1 hree could ter► consolidated into multi-block
parcels providing for greater design flexibility; however, view corridors
should be maintained along the existing right-of-ways. Restaurant and
retail space should Ix, developed at the street level on Main Street iarxi
Pacific toast Highway. large areas devoted to public open space s could to
provided for within development projects similar to that described for
Districts Five and Six. The vitality and rnagnetisin associated with stxh
areas will be critical to the reinforcement and continuation of commercial
developments throughout the Downtown core. Additional inducements may
be rwc:essary to attract the tyi)e of viable development which will suppriri
aixi improve the entire area; therefore, office and high density residential
uses should be permitted, however, only as mart of a mixed-uarre project and
only above the pedestrian level which should remain commercial.
Anticipating high intensity de•veiopment in this District requires that
acklitional design critsiderations tx, acltiressed; up4wr itchy setbacks.
staggered building envelt'nvs. p►reserration cif view light arxf air corridors
stxiuld all be inchxled in any project review in order to asst.-re that the area
maintain a pleasant pedestrian environment. 1 he drsi,gn ccxw pet calla for an
emphasis on pedestrian level amenities and a gradual controlled transition in
Wilding heights ;and toes between the commercial core and the adjacent
residential use;.
This concentration of clew development across frown the public use areas of
District Teti (the pier) will provide an ecoiximic Wse fox the type of
renovation essential to the pier aixt teach frcxit. This new ecorsumie vitality
is intended to establish a greater year-rotaaxi rttarket for the City to help
stgWrt the overall revitalicat.on effort.
They flan amicip►.ate - that District Three c.m sttl>ix)rt 4W-W) Nitr.l rooms
and asscxi;ated coritrie•rcial facilities. I'his District would iris) be an
approlwiate lcxation for a performing arts center ()r multi--pur}x*r facility
which could to u%ed by the tiuiels aril ttwr oc•ran-coriented rnta cum/Aquarium
use identified in District Teri. 'This District may alai provide an opportunity
for new residential units. Time-shar;ng residential units may also tie a
-21- ((X)tl2D)
desired use in ctanjuncti:.n with pedestrian level commercial. In all,
approximately 100,000 s Aare footage of commercial/office eases including
hotels and timeraharint +esidential, along with 200-400 new residential units
cauld be accommodated in this District.
District Sew it a consolidated parcel under one ownership and is
approximately 13 grass acres. District Seven should be master planned as a
primarily visitor--serving commercial project, which could be implemented
over a number of Wmws. Hotel, motel, restaurant and specialty commercial
would be appraprir�te uses. Development in this District is not intended to
compete with thri Downtown commercial core, therefore, major incentives
for development would not be necesiarj. The commercial uses in this
District would be of a more seasonal variety with the District serving as a
connecting link between the Downtown area and District Nine. The Plain
anticipates visitor-serving commercial can to accommodated with a
200-400 room hotel.
.QLjtXJrj_T,C►i includes the area on the ocean side of Pacific Coast Highway
most suited for commercial development. This District includes the pier
and the existing parking areas on either side, comprising, approximately 15
gross acres. The visitor-serving commercial �;ses most app«rcoowiate for this
District are beach-related and eornplemen•;iry to activities which occur
around the pier, swh as fishing, surfing and sim bathing. AdditicMai parking
In structures would also be appropriates provided that they do not extend
above the level of Pacific Coast H,*,gh,#.-ay and block views. This provision
should still provide for the option of multi-level curnmercial activities in
this District. They pier is a prime local in.-, for restaurants, which can take
i" advantage of the panoramic views. Lqualiy important as the new
commercial activities which may be acco: .s;icxiaterd is to insure that the
major emphasis in this District is (x,btic ojwn space The pier and beach
area must remain accessible to the public: for free recreat:(msal pursuits.
District Ten is part of the pier-head ncxie as described previously. This
commercial/recreational activity rbkie is of lximary importance in the
revitalization effcwt of the Cizy. Devetopment within this District will
probably be initiated with City efforts. ttw extent and intensity of
development in District Three and further irilarxi will directly determine the
amount of revitalization which can occur to the pier and the bemch-related
commercial uses which can t* accommcxiate►ti. In addition, the present
amount of parking can be approximately s,oublttl wittxn.i Ctatructing views
or drastically changing the overall rhararter of the District .
.1.2.4 Residential llligh Density)
The residential designation includes two Districts (Utstrict Two and Eight)
exclusively for residential uses.
D.Airict.Txo extends from Goldenwest Street to Gth Street between Pacific
Coast Highofay to Walnut Avenue. District Two is sutxiivkJe+d into numerous
twenty-five foot wide lots with very diverse ownership$ encompassing
approximately 44 grrysa acres. District Two is intended to develop as a
continuation of the type and variety of rtakkrttial development which exists
fo in the adjacent Townlot area. the development regulatkxu should be
similar and compatible with those in the Townlot area, with the excepticxt
-22- (0062D)
that lamer projects (here full block or more) staoald be provided with
additiaraI incentive$ to encourage lot carolidation. ConsolWation of the
numerous small lots which are spread throughout the District is one of the
objectives of the Plan. In order to acconnplish this, the allowed density in
the District should increase as the parcel size increases. Consolidatiotn is
desirable in this District as a means to achieve the design controls and
variety of residential types which will produce quality residential
development which is sensitive to the adjacent neighbors' concerns.
Multi-block consolidations may also be allowed to promote better design;
however, view corridors "old be maintained along the existing right-of-
ways so as to not adversely affect the residential areas further inland.
Projects of one full block or greater should be allowed additional heil-'it in
which to achieve the allowed density with a design which takes advantage of
the projects location while remaining compatible with adjacent uses through
upper story setbacks and other design regulations.
The Plan anticipates that few projects will be able to take advantage of the
provisions allowed for a full block consolidation. Presidential c-ievelopment in
District Two may result in HOO-1000 new residential units. Oil uses should
also be allowed to continue in designated areas.
District.Figgie consists of two lame.• Darnel~ each of which is under one
ownership, for a tots, of ap proxi,. 3tely 57 gross acres. District Eight is
located in the northeasterly section of the Downtown Specific Plan. High
density residential uses are most appropriate for these sites due to their
location and unique characteristics. Projects, if prcgwrly designed, will tw
able to maximize view t>pportunities arvl access to recreationai amenities.
The two project areas within the District six)uld be master planned
(separately) prior to Any subdivision.
New residential development adjacent to the Downtown commercial core
will provider the proixised commerciai uses with the population base
necessary to create viable services. The new residential development should
also be designed to be compatible with the residential areas to the north.
The plan anticipates development in District LiKht to achieve the full
potential ci ma timum density resulting to 18W new residential units Oil
tastes should also be allowexi to contintw in wletlt-ci irlAncU *;thin a pt►rtio n
of the District.
r ? 5 Open Slmce (Re►eleatrolo
The of e'n sp> t-e colINrtti-A'.1 rttl tell'•, ;.lilt Lind the throughtut the
coastal ione Uxi l,artrrul.rrk- in cite• Ik)wnto%% t, S;Mctltc Plan. The open
%mce (recreation) is a new do %ignation deveiolvL1 in the Coastal 1.1eme!nt in
kerpinit with States C(matael Act police concer ring atxx-cline arch and
recreation faciliitr.s.
District I-Av ;rr is ck-ctttrtaited cntwrt space ttr.•re atrurn) ate' Includes the area
oer tree• mt-An side! or Paviftc Coast Highway t.rt%ren Gold+ernwest Street anti
react. Mi. vord. with tree exception cif the area rn District Ten; a total of
ap<xunrmattely. '03 Irtws acres. The% District is nnteig.W to preseirve anti
pe•mtect the tar. ach aorta within Ow Specific PI& n. Only Mach-relater!
;ectivrtir% should err twrmll ed in this Di%trie:t. the ix4misrhy of the- beach
and the exlwiation that. i rach talc mill emitinut• to incre,%%r tit ttwc future, `�--
I
?.t - 0(%2A)
r
SM" it important that the Specific Plan premve as much of the buck as
p�asl k. It is also iialwtent to provide facilities for bout ursrs, awk as
M facilities and c a cenkm far foad, dritrk,% and beach equipaw as
wall as maintaining as muds public prrrtiets. of possible. All defkr wmv
shasild be scaled vul limited to en aae w d not detract from the beach
e VIP.
TM Plan anticipates development within this District to be Weited to
am-
statrds, rrcreatbn facilities and beach pati►ft itnpmveamts.
011 uses should be allowed to continue in a portiat of the District.
The f"ity has historically had a policy to pre eTwe its beach front for the
enjoyment of all. The Downtown Specific Plan conthmm this kmg-stand'inr
tradi t ion insuring safe and convenient accm to the beaches within this
Distr;*t.
-24-
3.3 C'irculitim
The provision of adequate transportation is an important ca xvrn for any
development program. The Downtown Specific Plan calls for the we of a
variety of transportation modes to facilitate the convenient and efficient
movement of people in and near Downtown Huntington Beach.
Beach goers, commuters, Downtown shoppers and local E esidents all share
the circulation system, and each has their own transportation needs. The
Downtown Specific plan attempts to provide a circulation system that
better- accommodates all users with the following objectives.
- Provide convenient access to the beach and to beach parking
facilities.
- Improve safety and efficiency of the existing circulation system.
- Provide convenient access to local business, encotraging shopping on
Mein Strut and in the othar commercial Districts In the Specific
Plan area.
- Facilitate commuter traffi.. on Pacific Coast Htghway by
minimizing crass traffic and providing alternative routes for local
residents and stx*Wra.
Provide adequate parking for stx-4-j ors patronising Downtown
commercial establishments as tw ell of fcx reskWnts and visitors.
Provision of beach parking its esixccially imlxxtant to ensurt that
beach users do mit compete with s1KWel-S fox parking "ces,
making x cess to c ornmencial establistintents itwonvenient.
Encourage and ac:comnmxtate public- tranuportation.
Accommodate a b,kewa) sy%tern that evcuura$e, the use of bicycles
for everyday irars4x>rtaticxr as well as for recreation.
Provide A pedtS11.1411 sySteati that it safe, pleasant iinu convenlent.
.1.3 1 Automoi)ile Circulation
the City's Cir,-;tlation Plan of Artert.�Al Street atAl differentiatr%
arterials by their strut widths arx4 -Ajmcmr% (+rt Fiyury 3.1-1). "M&})r"
arterial: have a planned strut NOW of 120 fret antic; have an ►,Vtimum
rapacity of 45,(01 vehicles per day
i'�- (006111)
"Primary" ar teria is are planned at a ROW of 100 feet and can optimally
accommodate 30,C4)0 vehicles per day. "SecoMary" arterials are planned at ,�•�,
a ROW of 80 feet and can optimally accommodate 20,000 vehicies per day.
Local streets are not shown on the Circulativon Plan, but they are an
important part of the overall circulation system.
?he San 12ieea Erawav, an important route outside the Downtown Specific
Plan area, parallels the coastline approximately six miles inland arrd
connects Huntington Beach with other communities throughout the region.
Access to this freeway is critical and may :)e an important constraint to
future development along the coast. Beactise of its proximity to the
shoreline, the Specific Plan area is in a less-than-ideal situation in terms of
freeway accessibility. Being far from the freeway it is presently linked by
only a limited number of arterials, segment:.; of which are congested at
times.
The Downtown Specific Plan has attempted to de-emphasize the area's
reliance on the freeway in terms of future growth by encouraging higher
density a:xl mixed-use Districts, in the Downtown. in addition, the
cNmcentration of people and activities into a cornpict area helps to make
mass transit more viable than in scattered locatkxw. Thus, while the
Downtown is not Ideally located in terms of the frttway. actions are being
undertaken to ameliorate this situation.
The improvements proposed for the Downtown SGvcific Man area are
intended to augment the capacity of they ex-,ttng circulation system and to
Increase its safety and efficiency.
Cr9.ldenn*+t��t_ tr.c�t_ arwl__ ach .p�u1s�afs1. lo- Me;d it either end of the `•
Downtown Specific Plan area, are the major at terials c.:►nnecting the c(m%tal
area to the freeway and inland communn it .i. 13ayeti on the design atxJ
capacity criteria traffic mi Beach N-)ule%arcl cm rently r xceeds that %treet's
Mtimum capacity from Warner Avenue ncwth to th-r freeway. Existing,
traffic on Goidenwest Street is rout as great as that ran Fisch Boulevard;
ho%ever, the optimum calmcity of this street is allco rxrre!ded from
McFadden Avenue north to the freeway.
The initial focus of tt,e plan is to increase thte accrssihiltty of the. cGa-stal
area to the freeway. lhr Orange Ccx,nt) Transtxwtxtion Commiu:on and
ttu! City are stuwlying the area between Gothard Street rrrxi Fisch Fk)ulevard
as a posMble Icxation ftx- a translx)rtation co rickw. Along Beach Ftaulevatd
alternative tncxie% to they aut► (nobile art- twin- cori!,ider►-d as well as ways it)
increasr autornotAe c-Apac lit through t'zfferent loading techniques.
PacifiC Ctittt is the tilaytr traffic carrier in the Downtown
Sfx,cific flan area. Running fxaralirl to the s'rxfrehnr., it provides the
prineiplc :ecrrs-, route connecting tiunt►trgion Beach •�rth adjacent etsa►rEtal I
cities. This four-lane Highway, cur7ently deg ignated as a primary arel.ertal,
is ptt►lxv%ed to to upyratied to a major status.
F'f'Fi should be int:ieased f oill full! iant's tO sox. 11'.0 ( .alifOWnia Dep�artmi nt
of Tvam.;xvtation It`411-rar►.rl hii% prop xlset! to a►-hv--ve this by suite',)-
removing Pit parkillp Along t1V cut't) tct f:4Ily utiti:a tj`e t!xi►,ting curly-to-curb
width. This will increase the capacity (if PCH to that of a MOW artevial
within ttV existing 100' ngt t-of--way.
Traffic valume on PCH creates one of the moat significant circulation
ins in the Downtown area. A variety of Improvements to interior
streets as well as to PCH are proposed to help reduce congestion.
Accidents along PCH are also a serious problem. One of the reasons for the
high accident rate is the large number of pedestrians coming to the Mach
from inland areas, crossing PCH at mid-block or at nonsignalized inter-
sectiats. Another hazard is created by automobiles turning from PCH to
numbered streets, and from numbered streets to PCH, at the non-signalizeci
intersections. Curb-side parking on PCH creates another source of
accidents.
Several actions can be taken to improve these conditions. First. a compre-
hensive signalization pattern, will better control vehicle access onto PCH.
Second, the number of streets with access to PCH should be reduced. This
Can be achieved by cul-pie--lacing or in some areas creating parking bay% in
the existing street right-of-way. The following streets are possible
locations for restricted access: 2nd, 3rd, Sth. 7th. Sth, 10th, 12th 13th,
15th, 16th, 1$th, 19th, 21st and 22nd. In multi-block developments, access
to the project could be taken from existing streets but through-traffic
should be discouraged. A third method to control access is to construct a
raised landscaped median along the entire length of PCH, with openings only
at through-streets and signalized intersections. Such a median could better
separate traffic and be designed to inhibit pf►destrian mid-black crossings.
Fourth, reducing on--street parking along PCH will help eliminate another
source of serious accidents. Fifth, construction of overpasses at key
locations along PCH would provide safe pedestrian access, and reducing
interruptions to the automobile traffic flow. Finally, prohibition of curb
cuts on PCH could also help reduce accidents. This strategy requires
alternative access points frw new developments. in the area between Lake
Street ?nd Beach Mulevard, the pro4u)sed walnut Aventie eater %ion could
serve new developments. Northwest of Lak: Street, additional dedication
should be required to increase the width of the 1mrailel alley, so that access
cain be taken from the alley and not directly from ti,e highway.
A l lanla .M enuc should serve as an irnpx-rt.snt routo frc,m Beach Do ilevard to
she Downtown core arwJ the City be-ach. ] his arterial should be plant*d to
connect with Lake Street atxi Orange Avers-e -.o form an inland route which
can he used as an alternative to Pacific Coast Highway. TI r. intersection of
Atlanta Avenue, Lake Street arxi Orange Avenue six►uld ter set aside fix'
additional study. Qbatw A--tnur - Atlanta Avenue should service the
Downtown core as a primary arterial, however. the continuatic,n of Change
Avenue into the Townlot area shmild remain as oniti one lan.! in each
direction. The use of some type of traffic control device rri.ay be rertuired at
the intersection of Change: Avenue AM Sixth Street to divert the Downtown
traffic away from the trsidential .Teas. This intersection should be! set
aside for additional study.
Uvcracenth are the existing primary arterials
leading inland from the beach area. Them, routes stxmld continue to Nerve
as primary arterials, with only one late in each direction. Sixth Strgtt is
proposed as a 5econ Ury arterial which will establish the northwestern
bowxlary of the lowntown corer. Sixth Street exterxis inland from PCH to
-��- (cx621))
Main Street rear Acacia Avenue, and should replace Eiftb SU=t which is
pntsently designated as a secondary. The remaining kwAl streets form a
grid pattern through the Towniot and Downtown areas, and ab uld continue
to serve primarily local needs.
Agin Street is a more significant local route which ruin through the center
of Downtown core and is in direct line with the municipal pier. Its
relationship to the pier and the Downtown core make Main Street the most
importent visual/pedestrian corridor in the Downtown area. Main Street's
role as an automobile carrier within the Downtown should be de-emphasized
with primary concern f'ocused on pedestrian circulation. Main Street should
continue inland from the Downtown core as a local street with one lane of
travel in each direction. Consideration should be givers to connecting
WanaRQUz Avenue, designated as a secondary arterial, with Main Street
onto the Downtown area. The Intersection of Main Street and Sixth Street
with a possible interconnection to Indianapolis Avenue via Lake Street meets
additional study.
Qdlthard SA= also provide: a logicai transportation corridor, with a
connection at Main Street. Modes other than automobiles should be
considered. The Southern Pacific Railroad maintains an operable line along
this corridor. (north of Garfield Avenue) connecting to the Pacific Electric
right-of-way which runs parallel to Lake Street (south of Garfield Avenue)
into the Downtown. These routes may be critical to the efficient movement
of people through the City in the future.
A Walnui_Aymue extension, could serve as another inland route to connect f
Beach Boulevard and Lake Street. if possible. this route should be designed
to tie into any future extension of Hamilton Avenue west to Beach
Boulevard. Rt;ht-of-wry dedication for this purpose should be required In
new developments in this area. This street could provide safe and
cunvenient access to the commercial areas east of Luke Street and an
alternative to PCH. Total right-of-way width fa this service road sh)uli
be 100 feet (primary arterial) to accommodate four traffic lanes, a
landscaped median. landscaped parkway, sidewalks and bike lanes.
NImute..Street should &'so serve as an inland route from PCH and should
remain as a secondary arterial highway. Delaware Street should coFmct
with Huntington Street and ultimately with PCH at the present intersection
of Huntington Street and PCH.
Long range development in the Downtown area may require vacation of
streets to accommodate multi-block developments. Some possible locations
for abandonments would L* the first block of Fifth. Second and Third
Streets. In the area bounded by Orange, Palm, Lake and Sixth a "super
block" development concept is being considered. This would require
vacation of nearly al) streets within district 6.
Proposed improvements to the circulation system can be p"yvk ed by
utilizing a combinatim of funding sources. Some projects, such as the PCH
re-striping project, qualify to be at least partially funded by State and
Federal highway monles. Other improwements, such as cul-de-sacs and the
proposed Walnut Avenue extension, could be financed through tax irwrement
-22- (00620)
t onles from redevelopment. Anessment Districts provide another means to
fund street improwenwats. Thew Districts are designed to chine
developer: and property owners who will directly benefit from the
Improvement. In cases where additional riSht-of-way is needed, dedication
requirements can be placed on new developments as a c*r dition of approval.
The future development of commercial uses in the Downtown will depend on
the ability of the circulation system to move people through the area
efficiently. The Circulation Plan of Arterial Streets and Highways should be
amended to reflect the proposed changes as discribed in this section (see
Figure 3.3-3).
3.3.2 Parking
The provision of adequate parking is vital to the successful operat$m of any
commercial area. residents, businessman, visitors. and planners each have
different definitions of the word adequate when it pertains to parking. The
procedures used to develop and control parking spaces in typical urban arras
vary appreciably and at times become rather complex. Parking strategies
for the Downtown Specific Plan area, for both normal residential and
commercial requirements, are complicated further by the proximity of the
beach and the different types of parking needs of beach uses.
Although no formal parking strategy has been prepared by the City,
consideration has been given to various procedures which .-gold be used to
identify and satisfy the parking needs of different types of parkers.
Parking spaces for Downtown shoppers should be provided at a limited
number of curb spaces. in off-street parking lots and in parking structures
located within or immed±ately adjacent to the Downtown area. Parking
controls, such as time limits and parkins rates. should be adjusted to
maintain the desired use of these spaces by shoppers and employees.
The location of parking in relation to N)wntown commercial areas is
constrained by the availability of land, its high cost (either in dollars or in
lost opportunities) and the distance which people .are willing to walk from
centralized lots or structures to reach their destination. Studies have shown
that in order to receive optimum utilization by shop,*rs. a parking, facility
should be within 300 to 400 feet of the commercial use which it serves. For
workers, or other people who are parking fur the whole day, the dfstaace can
be as great as 1.300 feet. These constraints must be considered when
evaluating possible locations for parking facilities.
A possible site for a structure would be the City-owned property located
south of Orange Street between Fifth arc! Main Streets which consists of 10
conwlidated lots. This would be an excellent location for serving future
Downtown development. Other parking facility sites within the Downtown
core may be rweded. depAredIng on the cocuolidation patterns and Intensity
of urea which develop there.
As specific projects are developed, such as hotels, commercial. offkv
and/or residential complexes. their Individual parking needs will be
identified and satisfied through the cv+tstruction of specific and related
parking facilities. These parking spaces should be controlled to varying
devees and not open to general public use.
-29- (0062 D)
New commercial and restaurant development on the beach We of Pacific
Gast Highway, on or adjacent to the pier, should be constructed on top of a
decked parking structure which could be open to the public and would
provide parking for a variety of patrons of the pier facilities, the
restaurants, the commercial establishments along Main Street, and the
beach, users. Since the periods of peak parking demand for these diffemt
types of users vary to some extent, the utilization of the parking structure
will be improved and parking revenues from it will be increased.
Although a large number of parking spaces are now provided for beach users,
there is a shortage during periods of peak partronage and drivers attempt to
find open, and free, curb parking spaces in residential and other areas inland
of Pacific Coast Highway. Consideration should be given to the use of
remote parkir:g areas and jitneys or other means of direct trarsprartake to
and from the beach. While this procedure is not considered to be viable at
this time, it is panned that continuing efforts will be made to develop this
type of service.
The replacement of beach pa-king lots with structures provides a meant of
Increasing capacity without su:-rificing additional valuable beach spacer.
This action is expensive, howe. and is not felt to be economically
justifiable at this time since additi I beach parking is presently required
only during a limited number of pry.. eekend hours a year. Much of the
presently vacant land in the Townlot arL ')�wever, is now used for parking
purposes by beach users and this land v►, he absorbed into development
projects. When that occurs, thousands of fut.,.. ',each users will be required
to find other parking spaces. Consideration shu. ' }x given to the possible
development of joint use parking structures adjacet. the beach area.
The owners of residences and their guests freq,jentiy Inter problems
dine to the intrusion of beach users into residential areas m _ -h of parking
spaces. While the closing of various streets between Walnut nue and
Pacific Coast Highway may alleviate this condition to some ext, +t will
not completely solve the problem.
Public participation in providing parking could help to encourage uses whici,
otherwise would not be viable. For e.xAmple, the City could participate in
forming parking assessment Districts, or could donate land (such as street
vacations) or write--own land cents for the construction of parking
structures. Merchants could then lease. spacer in these structures on an
annual fee basis or by setting up a system of validated parking. As new
development occures, each developer could be assessed an in-lieu fee to
offset the costa of building parking structures nearby, tht.-s satisfying
parking requirements.
Additional parking opportunities may also he developed into the bluff top
landscaping project presently under Phase one, construction. Subsequent
phases to this pro)ect could irwlode surface parking between 9th and llth
streets, parking pockets along Pacific Coact Highway and parking structures
on the oil service road below the bluff face, where they can be screerreci
from the highway and not block ocean views.
i
i
-30- (00 62D)
Fburwcft strateSis acre Impor int +vvrsideratkm for act► Al imp :%entartko
of park** sam tLQi'rrtr. Parkisa strwtu res could be provkwd by _ private
sector, however, the problems of avemblirtg lame parcels and t- t, present
fragmented ownwohips and the difficulties in brAnging a Woe • ober of
parties together cooperatively. makes this option difficult to so.
One torts of public participation in parking would be a joint efts, by the
City and private interrest.r. ►he City could build structures with n-lieu"
fees and allaw a private company to operate the structures for prof% 'rhe
City might receive a potion of the revenues to retire any debt. In-lire es
could substitute for the prevision of mite parking by new developm e:.,.
These fees would be paid to a fund administered by a City parking a,Sseney
rshich would obtain sites and ccttutr uct parking ttmictum.
t In-lieu fees provide dollars for capital improvements, but treat for on--Svisng
qpera0m and maintenance. One approach to covering :hosens expene is to
require cat►t'nuint responsibility for ► f-site patting by than deveLV. Ments
which originally contracted for it by charging yearly ferrety bases€ on the
number of spaces provided. Operations and maintenance could also W 1
m ppoa"ttd in part by charging parking ferns to used. Vuse fees could be 1
paid either by the patrons directly or by the bustresm through validathir,
parking tickets for customers. Ewen with some form of patting ree,
however, operating and maintenance costs may be so high tW Witloln&l
subsidy would be required.
Another mechanism for providing and maint&13ing parkiry; facilities is the
�► formation of an assessment District. An assftsment District can be created
by the City Counci l's adoption of a resol ut ion fol lows i% a public ,oaring for i
which all the property os fwn of recari within the pr,-Vcved District have
received notification. If written protests are received (rom mort than 54
percent or the prk party owiwrtt, tiv Cow)cil may not proceed with formation
of the District unless four--fifths of the Coil ram. An asunsment
District may issue bcresrris in order to finance irnpruveiaents.
Other combinAticwm of financing and maintetutnce strategies could be
devised which utilite: features of both in-lieu ftes and assessnien: Divrict�.
Through receve ipmew in the Iownt**n/Sptc:ific Plan aria, tax increment
financint is also available atxl ct*Avtltutes anotlx!r option for funding. �
3.3.3 Public Transportation
The existing public transportation system cw.u►stsR prtmatrily of Orange
County Transit Uirstrict (OCTD) No service: however. Greytound, aaitptxt
and other charter bus cornponies also operletr in the Specific Plan arts. The
CKC rD currently malmainoa bus lints can a ragulor Im its throughout the
Downtown area-
OC:TD plarv*rs, in conjunction with the City's Devrci"tnt Servicfs and
Public Works Departments. determ4w, the rw;ou for israpr wements to the
existing bus system. Currently, existing NA roum within the specific Plan
arm are sufficient. Expansion of ihre t•ystem would involve wore bNtt>rtett or
mart frequent trips ev existing rout,as. The most likely change to the
40 system in the nestr term will tie a seasonal increase In tore number of buses
running on the beach-<wiented routes.