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HomeMy WebLinkAboutFile 2 of 2 - Meadowlark Specific Plan - Reference Binder - ✓ �. '� ,„y:;:�:"c% > -r,,,'�xt eachpepartment�of Community�evelopmentn ti`q ��,g w."?; '+P'�_ ,�F "Y sue;i<._`. a '` 'a" "L' ak &ga x,' '"t `,s�`,"R�•,i ,"k .n3^. TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner pl' C �� DATE: June 16, 1998 SUBJECT: CONDITIONAL USE PERMIT NO. 97-80/TENTATIVE TRACT MAP NO. 15469 (Meadowlark Subdivision—325 Small Lot, Single Family Residential Units) LOCATION: Six hundred(600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. STATEMENT OF ISSUE: Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 represent a request by Catellus Residential Group (CRG), to subdivide a vacant 48.4 acre site and construct 325 single family dwelling units on small-lots in conjunction with public park, open space/recreation and infrastructure improvements. The site is located approximately 600 ft. north and east of the intersection of Warner Avenue and Bolsa Chica Street. The property was previously used as a small craft airport (Meadowlark Airport). The project area is comprised of four interconnected"neighborhoods" (Planning Areas), a proposed 2.2 acre public park area and 0.9 acre of common open space in the form of two private "mini-parks". A meandering pedestrian promenade/ Spine Road provides the primary pedestrian and vehicular access to the subject site from Heil Avenue and Warner Avenue. The project's overall density is 7.2 dwelling units per gross acre. The proposed mix of housing product and lot design provides for development of small- lot, zero-lot-line and z-lot layouts. Development of the four planning areas is proposed to occur simultaneously. The subject property is currently zoned Meadowlark Specific Plan. The Specific Plan was first adopted by the City Council on March 7, 1988 and allowed development of approximately fifteen(15) acres with commercial uses and a maximum of six-hundred(600) dwelling units (single family detached, multi- family medium density and multi-family medium-high density)within the remaining fifty (50) acres. The 1988 Meadowlark Specific Plan, which is currently in effect, does not include development standards for small-lot development. The City is currently in the process of revising the Meadowlark Specific Plan to incorporate such standards. RECOMMENDATION: Motion to: "Continue Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 with public hearing open and direct staff to prepare findings and conditions of approval based upon straw vote motions on the Meadowlark Specific Plan changes." eve a e . � L � V► — a � 1 / PROJE r--R � At al I � F, �HA►�SpH. . R2 ,A2 NH -R1 R7 R3 R! RI RO, / wl At RI I 7a CF-R / At At R2 ••+''�'rPF: -�y ROS-FP� - Not a Part R4 :C4� WAM4" R2 JM 'fI '' !',p• At RZ Rl At At S RI JJJ M� JJ VICINITY MAP CUP No. 97-80 / TTM No. 15469 HUNTINGTQN BEACH HUNTINGTON BEACH PLA.WL�17 DIVISIO:! ALTERNATIVE ACTIONS: The Planning Commission may consider other motions such as: 1. "Conditionally approve Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 and direct staff to prepare findings and conditions of approval for the July 14, 1998 Planning Commission meeting for final approval." 2. "Deny Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 as being inconsistent with the Meadowlark Specific Plan." 3. "Continue Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 with public hearing open and direct applicant to revise the subdivision map and site plan to reflect changes to the Meadowlark Specific Plan." GENERAL INFORMATION: APPLICANT: Bruce D'Eliscu, Catellus Residential Group, 5 Park Plaza, Suite 400, Irvine, CA 92614 PROPERTY OWNER: Trustees of the Nerio Family Trust;9340-Bolsa Avenue, Westminster;'CA 92683 - REQUEST: To permit subdivision and development of 48.4 acres with 325 small lot, detached single family dwellings in conjunction with a public park, open space/recreation and infrastructure improvements. DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): May 1, 1998 Negative Declaration (180 days from complete application): October 28, 1998 Tentative Tract Map (50 days from action on ND): December 15, 1998 Conditional Use Permit (3 months from action on ND): January 27, 1999 ATTACHMENTS: 1. Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 Plans 2. Narrative 3. Subdivision Committee Minutes (May 13, 1998 meeting) SH:AW:kjl Staff Report—6/16/98 2 (98sr36) ATTACHMENT NO. 1 M Box MKM P"am 7 7 NORTH 9999 A A A I it a w W X-2 ,,lag 9 2; f a 1E ------ --------------------- ......................... ........ ....... ....... ............ 0 4 -On M ............. ........... ....................... ..................................................... ....... ........ =c:z z 0 z co 0 M < 0 C: z 0> -n 0 Mo t L > z M GL z .:7sa z> ._t Cl) I oz > it ILI J;V� Jill > fliql1m, !Z. ... H, Ma -i z Npoll i!j till R MZ0. )WIT jj I I I �q 11 NIUR 0 > pulp All -n "o z It il 'I I 10111 MONO➢ co 0 KAMM' > z il'. N 4p M 'Xi 5.1 Pi > > '11 1; lit iN, tt.1+ t 11 a A X_0 (n c/) Xq x IOM c-n Z(.0 0)0) co 5; C/) CC) Oil 'T EASTNG DETACHED SPKLE-FAMLY t LJ' �..I7 Ij pairw..na .,O�/� •.\'�,�' i' ,1.._-i:...li`_,'"'°.. jr`.�. I• • h � �J.' 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EXISTING I�TI 41AA Y �,-- - --O ---- � --- A9N-280!33-35, -� I ----------------- � O � I _�_�..-� -�I—ovERURD'oRrvc-r�.�._�- -F (R4) _ _ MEADOWLARK , RAIPIIb DRUG� l I PLANNING AREAS 1-4 ,--7-� l-f ----�--i"" AIARRF:T / DRII(I T l I II i�� PHASE BOUNDARY ---f TRACT a°°"°"RY --"— TENTATIVE TRACT NO. 15469 OWNE$ APPLICANT k DEVELOPE VZZ -�- MDS R roi�`�utEro PHASING PLAN ,■II$TQ$a M GIm1600RV1 aa,. _--` ' CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CATELLUS SHEET 3 OF 3 t jo I 3A IC 2B PLANNING AREA 1 MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP h....u3 -AIL. ........... El ..........1 .92 LIVING OR. El ME; U AMILY H.....5 4 -2- ........... IUD MAI .2 2 A OK Or t3 �R 0, BR4 ------------ 21 L--'GARAbE -p q-2 MIT" 1 410 FIRST 1206 SECOND 3 BR + D /BR, 3 BA APPROX 2616 SF 55' PLANNING AREA I MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP k. r, - 0"20 6,12-PS - ----------- i. 1B ic El ED 00 0 E:l nil On E- an ID PLANNING AREA I MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP DORIUS 9662011-21-91 11 IJ 9 Ll D 0 4L U IC LEPf orm Tt 11111p��p1,,1�9111A1 • �� IW WI 6� IC REAR IC RIORT t PLANNING AREA 1 MEAD OWL ARtK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP Juonloe 3 ' f6670 11.71�91 I I I I i I I 1 J I __------------ of I — — --------- I I I i j I I I I i I I I I i I I I I I i I I I I I I I I I I I I ILI]TYP I I I 4:I2 TV i I I 4 17 TYP I I I I I I I IB iC 1D PLANNING AREA 1 MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP Vnoelus ® 4 ' 96610 II.71-97 A ARAG 22.6- El R MBA FAMILY in ---Cl- BR 2 DEN ".3 P 1469 FIRST 1220 SECOND �: L2 3 BR + DEN/BR, 3 BA APPROX 2689 SF 55,' PLANNING AREA I MEADOWLARK HUNTINGTON BEACH. CATELLUS RESIDENTIAL GROUP hK 96610 02-12-91 d 2A 2 B I 2C PLANNING AREA 1 MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL. GROUP It, "s 96670 11-21.97 G u Hi 6P 2B LEFT D 4 pia iFll 2B REAR 2B RUIT PLANNING AREA 1 MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL . GROUP h.,"s7 9"30 11d1.93 .� ' I I I I I I I I I I � I I I I I I I I I I y=- =l------------rt I I I I pI I I I I I I I WT I I r ---' ` ---y tali TYr tali TY� I t I ,•• L �:12 Tr► I / ' ----- -T I� I r-- 41 2A 2B 2C PLANNING AREA 1 MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP f/ooalus ® 8 9b6i0 1131�91 2 Al' 20'-69/4' W-2 W2' �— OPT OPI BONUS Room 11',12w f ARAG 2b4$205 • ATEo AIR OPT �BONIS ROOM I---- ---- SITT N a F"I ---------------:7T -,Tm MBA Iui O MBR FAMI —H 0 #KI�TCHEN F1. .4— GOATS BR 2 ----------- .1 .2' §WAT DEN 4 ...,,2 OPT BR5 LIVING E:1 N0..20 El iIJ Ipl i W.b. 14 -4 70 FIRST 1417 SECOND 4 BR +DEN/BR, 3 BA ¢ APPROX 2887 SF -1 55, PLANNING AREA I MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP DOSIUS 96620 02-12.91 At rr 110 Big 3 A 3 B an Lull 3 D PLANNING AREA I MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP %620 11-21-97 10 3 A LUT 1- - --------------- C�vfflm 3 A It MR 3 A R tiff PLANNING AREA� ARK MEADOW HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP h.... 11 99610 11-11-97 1 I 1 - I I 1 I I I i 1 I i i I 1 I I I I I I I I I I I j I I I I I I I I 7:112 TY9 I I 4'tl 1 TY9 3A 3D PLANNING AREA 1 MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL. GROUP J.*. ,DS ® 12 9"20 11-71-97 I � I I I I I I I I I I I I I 1 I I � I I I I I i I i I LJ i I I I I I I I I I I I 7:12 TTp ---r 1---C 1 - 3 B OPUNAL POM.OOL71ME PLANNING AREA l MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP pZ.s 13 966]0 11�)1-9) t r v r o _. .2..-. ..1 `..• S.r Ir.r l u'-� r� [e sow sooly _. - J s i -------------- FT M-111 C.1 'RYc9re1— I _.ror-i aN 1_�� I I III' 19-.IS a n I I UD�0 ISW I _.— — -c— Il—SI I 1��_ ___�---y1 -- _--- _ Q I _ Li.in[ .1 I W 8 SIYrD[e I I.Yner2 I � Nr2t• ���� O I I t—j_ Irs•.gv J r»or ca,at. .._ i 1 C I _ 1 I LJ t»c..c,rm• - — t'r i IOff.Eor 217.20➢- V� . ///"""''' P aMe'al Harm. Sff.Uff ' l PLAN 1 PLAN 2 PLAN 3 FIRST FLOOR FIRST FLOOR FIRST r•IAOR IIAA s F. MEADOWLARKPA-2 PL,.Il 1* 1,2237.F HUNTINGTON BEACH \I.2111,E PI.,.1,1)f,l_,,,5SF CATELLUS RESIDENTIAL GROUP APR 031993 I Ily S-r rw Pr IV!, -air t SOW 5000, .......... �cMasMu-11.11, nIlh lrr 0 0 ---- I u HO WIC. 0 0 'TJ 0­m b— 1 ur./op ud,—) ,156- 10-6-,137 4. Uedreem3 ".Vop ow—4 -or wr.wr Md,. 0".Is blM- II,d,—2 1210'.107 Hub 2 Id,..-It ----------- it r PLAN 1 PLAN 2 PLAN 3 SECOND FLOOR SECOND FLOOR SECOND FLOOR 1220 s F. 1179 s F MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP ----------------- r P.,y 11 Up Im 1'ron, UP 7 M'. o K A, PLAN 2X PLAN 3X Flitsi,FLOOR FIRsl'FLOOR 1150sll'. 1266 S F. MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP • wT III.I ILL 1I:I' 1 11_ ;4:tt', '.i:L• Aw • -�l_III 11 I I I I' f I I I lr L� ' - V - 1... IN Mims 1A .. ;F -r.M .•t 00 __.:l'T^t-t \\ Nam`�i• ��' .i � I �•' Imo/? •��":�. :;'. 1B \ — .rl��a 1•.. 77 ■■ r n � �•� t 1C MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP nrt 4' ■ 1ARIGHT ELEVATION FEE gi n 1AREAR ELEVATION 1ALEFr ELEVATION MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP A' 2A co I"Fing Ir Fix 75--- - - - - - - - - - - - 2B 2C MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP P4----1------4 2ARIGHT ELEVATION G I NI IS 1. 2 A REAR ELEVATION ❑ i 2 A ELEVATION MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP yam,:"•� '• ,~ 4 �1��. �,;: .�;:.. IF 3A ' o - Y OO IN a ter: �I= 3B _�7.. .:•.S'!:',_ :•• '� �:.�',.'_fit.. , i 1 Nf, ONE II ! 3C MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP ru—u i ' J •I 3ARIGHT ELEVATION r- 77 ]mom II 3AREAR ELEVATION 3ALE ELEF'rVATION MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP b D il} C A �J ELEVATION 2•B ELEVATION I-A ELEVATION 3-C MEADOWLARK P L A N N I N G A R E A 3 STREET SCENE CATELLUS RESIDENTIAL GROUP 16 DEC 97 43, I 1 1 F ---------------'[ M.I.C. NURS RY 1 JI„I a - ffo 1 I 1 N ININ S. N.BOO 1 PANILY 1 II 11 O 11 11 II II 11 II II II N5T II I I O BATH 1 i 1 uxu I M I.C. L_______ un[n --_ 0 0 omax I r/rlG BATH I P I I I �/ • I NfTRfAT O L� NOkA ___-- ww flf NOON 2 I I I 1 I 1 11 Ii I �7N I II 11 BfDR00 1 0 ux[n omon[r/rnnur i I HOOF r� - -- LJ r"1 r'l 1 1 I UPPER LEVEL 1,029 S.F. I ----- C ELEV. A 1 1 4 ---------- ________� 1 1 1 L 1 ---___--_____J kDDl' UPPER LEVEI. r-n r-i i._� ELEV, it I I L_J L_J ------- ------------ LOITER LEVEL I LOWER I.EI't:l. 909 S.F. �F---------------- ELEV. U EI.F.1'. ,\ MEADOWLARK =1 PLAN O N E P L A N N I N G A R E A 3 3 BR./ 2.5 BA. CATELLUS RESIDENTIAL GROUP 1,938 S.F. 14 FEB 98 PAI il.:1 I II:'/ rti --O -O II 1 1 ELEVATION D ELEVATION A LEGEND (D CONCRETE FIAT TILE 10 EXTERIOR PIASTER S—TILE 11 VINYL WINDOW O PLASTER CORBEL I© DECORATIVE SHUTTERS ® DECORATIVE WOOD KICKER 0 DECORATIVE POTSHELF SO ORNAMENTAL GUTTER AND DOWNSPOUT Iq DECORATIVE METALWORK © FOAM TRIM W / PLASTER OVER IS WOOD RAILING 70 WOOD TRIM I® ROOL—UP GARAGE DOOR O6 DECORATIVE CHIMNEY CAP Q WOOD SIDING O9 STONE ACCENT WOOD TRELLIS MEADOWLARK PLAN ONE P L A N N I N G A R E A 3 FRONT ELEVATIONS CATELLUS RESIDENTIAL GROUP Iq FEB 9e PAW:2 OF 9 RIGHT ELEVATION A REAR ELEVATION A LEFT ELEVATION A MEADOWLARK PLAN O N E P L A N N I N G A R E A 3 SIDE & REAR ELEVATIONS CATELLUS RESIDENTIAL GROUP 14 FEB 93 .i' ---------T------- ---------- -1 � I •------------ - 1 1 BEDt00M 2 I i 11•° x 10, BEDR OM 9 BAT °'°' 10° , IOOY 1'1IL 1 ITCHE O * BEDR00 G E DINING 1 n eclu. � 1 1 I 1 AIST BEDRM. I N 10 la'a• 1 1 I 1 1 1 j °orI --_____J 1 1 -------------------- T r—i , L_1 1L J n UPPER LEVEL ELEV. D I n 1.115 S.F. I 1 1 1 1 1 1 I 1 Ixuur 1 I i UPPER LEVEL L_J Li Li ELEV. C LOWER LEVEL ELEV. D 1,055 S.F. LOWER LEVEL ELEV. C MEADOWLARK PLAN TWO P L A N N I N G A R E A 3 4 BR./ 2.5 BA. 2 CATELLUS RESIDENTIAL GROUP ,170 S.F. I4 FEB 98 I'Alil:�111"1 B 4 ---0i a 10 0 ----- 16 9 URI' w F ELEVATION C ELEVATION B LEGEND O CONCRETE FLAT TILE IO EXTERIOR PLASTER O2 S—TILE II VINYL WINDOW 3O PLASTER CORBEL 12 DECORATIVE SHUTTERS DECORATIVE WOOD KICKER 10 DECORATIVE POTSBELF (7r�) ORNAMENTAL GIITTER AND DOWNSPOUT 14 DECORATIVE METAL WORK FOAM TRIM W / PLASTER OVER 15 WOOD RAILING O WOOD TRIM IG ROOL—UP GARAGE DOOR V DECORATIVE CHIMNEY CAP Q WOOD SIDING O STONE ACCENT WOOD TRELLIS MEADOWLARK PLAN TWO P L A N N I N G A R E A 3 FRONT ELEVATIONS CATELLUS RESIDENTIAL GROUP 14 FED 93 I'Mi1:5 OI'9 RIGHT ELEVATION B REAR ELEVATION B I J9 LEFT ELEVATION B MEADOWLARK "'*-'*-°* PLAN TWO P L A N N I N G A R E A 3 SIDE & REAR ELEVATIONS CATELLUS RESIDENTIAL GROUP 14 FEB 93 1 1 i i 1 1 OF .00y 1 M. BA I u MSTR E _M. t/• t: BE 00 o•t to I T. I 1 t --r I r — — I _-- C/Y°UTLR i I i oLSI � I BAT 1 i 71' CA E i ININC I opt. oELO° le'1 1'�' I I/'/'t/' 1 i 1 E ED�t tM 9 BED M 2 ; I LIN'N lo• I t Ve :t s- r 1 1 — 1 1 J I i 1 1 � t - 1 I I I i UPPER LEVEL 1 1,103 S.F. I y ------ ELEV. C I 1 Roor i LJ It I I 1 UPPER LEVEI. LJ ELEV. A 1 t I I LOWER LEVEL-------------------- I'107 S.F. LOWER LEVEL ELEV. C ELEV. A MEADOWLARK PLAN THREE /'-°* P L A N N I N G A R E A 3 4 B RJ 2.5 BA. CATELLUS RESIDENTIAL GROUP 2,210 S.F. U FEB 91 INGIi 711F'1 Q- - ©-- .1 LTA h' 3 O- �l 5 1 - 1 ELEVATION A ELEVATION C LEGEND OI CONCRETE FLAT TILE 10 EXTERIOR PLASTER O S-TILE 11 VINYL WINDOW 3O PLASTER CORBEL DECORATIVE SHUTTERS DECORATIVE WOOD KICKER 1;J DECORATIVE POTSIIELF O ORNAMENTAL CUTTER AND DOWNSPOUT ,q DECORATIVE METALWORK © FOAM TRIM W / PLASTER OVER IS WOOD RAILING 7O WOOD TRIM ROOL-UP GARAGE DOOR 8O DECORATIVE CHIMNEY CAP ,� WOOD SIDING STONE. ACCENT ,0 WOOD TRELLIS MEADOWLARK PLAN T H R E E P L A N N I N G A R E A 3 FRONT ELEVATIONS CATELLUS RESIDENTIAL GROUP 14 FEB 98 n fir RIGHT ELEVATION C REAR ELEVATION C AIM 'F.H.WWWWAA111 LEFT ELEVATION C MEADOWLARK PLAN T H R E E P L A N N I N G A R E A 3 SIDE & REAR ELEVATIONS CATELLUS RESIDENTIAL GROUP 14 FEB 93 PACE 9OF9 ' �.,(,y ,fr,.ly._�'^_ -i� W ___ r• ..-. -...m..� ___—_ 'rj ' r :__: r✓< _._ ~ ____— _ _ _� ^J _____ — !`Y' — •' -/r.• �,[` 7 "S M/4 d____=min�yry—_ __ �l.• _—_____. .\ r 4 r+r Y .YMa _{ \, '�,`4 _. _ _— �+`L —__—�f�`\� — ._'•''�-- .^•'��'�'+{fir 4 PLAN 4 A PLAN 3 B PLAN 2 C PLAN I A PLANNING AREA 4 ■ MEADOWLARK ■ C A T E L L U S IN ' PLAN 4 B PLAN 3 C PLAN 2 A PLAN I B PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS 4-3•91 .ww...�.r.�.. cx ( yam, j- Ti ;('.0 �a'.'r �'�'M?�a,p"�aa�—'r�nJ�.+ .+�:�a�f�=�-�m�=�,+r Y —K�v�. a A'.i•.+f r PLAN 4 C PLAN 3 A PLAN 2 B PLAN I C PLANNING AREA 4 ■ MEADOWLARK In C A T E L L U S CD74 P.L BEDRM BEDRM 3 BEDRM 2 cos.ws 2 0 A.2 BA.2 LAU �11. M.BA. BEDRM 3 BEDRM 2 M BEDRM 45— T PLAN I ' i^ I§i GARAGE p M%j ---------- FAMEL., E=G M.3 PLAlf 2 R GARAGE Lz%vqo 0 ---------- W.LL�- - N PLAN 2 PLAN 1 1740 SQ. FT. 1600 SQ.FT. PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 4.3.98 i \ I I \ \ I O M.BEDRM II ut..ss M BATH,',I M BATH BPDRM 2 M.BEDRM fit itl' BA.2 II II .'.� BEDRM 2 OPT.LOFT I C 1 BEDRM 3 ;OPT.RETREAT OPT.LOFT _- 4 T-� BEDRM 4 BEDRM 3 �, HEDRM 4 l I �1_� I i I i gas•.. f 33'd 45'•P ; GARAG -71 I i O - `x ON j I I M!nYPI oti I FALm.Y —+ GARAGE i, 1 DWINO 77 - r ------------- PLAN 4 PLAN 3 1995 SQ. FT. 2039 SQ.FT. PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAOONI ARCHITECTS 4.3•98 i I� LEFT .. .......c RIGHT - - -- - - �mr — ..... TL„.L ®..----------t-- REAR PLAN 1 - C PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 4.3.98 i I LEFT I RIGHT I REAR PLAN 2 - B PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 4•3.98 7-7 LEFT ............. ------------- ----------- ------------ ---------------- ------------- 77Z L I RIGHT 7---------------- :A- .. ........... ------------- ------------ REAR PLAN 3 - A PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 4-3-98 K - I LEFT ! = I ! RIGHT REAR PLAN 4 - C PLANNING AREA 4 ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 4-)-98 ATTACHMENT NO. 2 NARRATIVE TENTATIVE TRACT MAP CONDITIONAL USE PERMIT ZONING TEXT AMENDMENT ZONING MAP AMENDMENT SEPTEMBER 26, 1997 Catellus Residential Group (CRG), applicant, is requesting approval of the above entitlements for the revised Meadowlark Specific Plan. The revised portion of the Meadowlark.Specific Plan incorporates 48.4 acres, which is located adjacent to Heil Avenue to the north, Roosevelt Lane to the west and 600 feet north from the intersection of Warner Avenue and Plaza Lane. Situated approximately one mile from the Pacific Ocean, the property represents an excellent in-fill development opportunity within one of Orange County's most prestigious beach communities. The property has an approved development agreement permitting 600 attached and detached residential units. This request is proposing to amend the approved Specific Plan to allow all single-family detached residential homes. Catellus Residential Group plans to concurrently develop four distinct and complementary product lines totaling 324 single-family residences. This proposal to reduce the total number of units from over 600 units to 324, favorably reduces the overall proposed gross density from 12.4 DU/AC. to 6.7 DU/AC. Catellus Residential Group is taking great care to design and market the entire project as a Quality and Complementary Master Planned Community that creates a unique"sense of place." With the Master Plan, Catellus Residential Group will develop and concurrently market all four planning areas with distinct product lines. The surrounding land uses are a church, Gibbs Park (CF-R), single-family detached residential (RL) and attached residential (RM) to the East, Commercial (C) to the South, single-family detached residential (RL) and Mobile Home Park (MH) to the west, and single-family detached residential (RL) to the north. The development is bisected by a proposed 60 foot wide public Spine Road which links Heil Avenue to Warner Avenue. The public Spine Road incorporates a 16 foot parkway on both sides, including a 5 foot meandering sidewalk and project entry monumentation.. The project site is currently vacant and has zoning designations outlined in the Meadowlark Specific Plan, ranging from single-family detached residential to medium and medium-high attached residential. The Zoning Text Amendment requested will permit the development of all single-family residential units within the entire 48.4 Meadowlark Specific Plan site. A total of 324 detached single-family homes are proposed within four planning area neighborhoods. All neighborhoods have direct access from the Spine Road, except those lots which front onto Roosevelt Lane and Pearce Drive. Minimum lot sizes proposed range from 4,600 SF within P.A. 1, 4,000 SF in P.A. 2, 3,000 SF in P.A. 3 and 2,800 SF in P.A. 4. The applicant is requesting approval of tentative tract map 15469. For subdividing the site into 324 single- family detached residential lots, 2 park sites, one public and one private, 33 open space lots and 25 street lots. All in-tract landscaping including along the Spine Road will be privately owned and maintained by a Homeowner's Association. All proposed retaining walls are shown on the Tentative Tract Map. . The Conditional Use Permit(C.U.P.) is requesting the approval for the construction of 324 detached single- family homes, architectural floor plans and elevations and the revised design standard which are outlined within the revised Specific Plan. The following list the range of homes sizes for each Planning Area: Planning Area 1: Planning Area 2: Planning Area 3: Planning Area 4: Plan 1 -2856 SF Plan 1 -2268 SF Plan 1 -2000 SF Plan 1 - 1587 SF Plan 2 -2574 SF Plan 2-2383 SF Plan 2-2148 SF Plan 2- 1712 SF Plan 3-2485 SF Plan 3-2447 SF Plan 3-2183 SF Plan 3- 1803 SF Plan 4- 1960 SF A Zoning Text Amendment and Zoning Map Amendment has been requested to change the zoning text of the Meadowlark Specific Plan to permit the construction of all single-family homes within the previously approved multi-family medium and medium-high density areas. Enclosed is a proposed conceptual landscape plan,which outlines the type and preliminary location of the projects street trees and park design. This plan schematically illustrates the proposed tree planting design. LEGAL DESCRIPTION: Parcels 1,2,3, and 4 of Parcel Map No. 92-228, as shown on a Map filed in Book 280, pages 33 to 35, inclusive of Parcel Maps, records of Orange County, California. REQUEST: The subdivider is requesting approval of the submitted Tentative Tract Map to subdivide 48.4 acres into 324 \ single family lots, 2 park sites, 33 open space lots, public street, and 24 private street lots. The 48.4 acres is divided into four (4) planning areas (P.A.). The following table summarizes each P.A.'s proposed development: P.A. ACRES NO.of LOTS MIN. LOT MIN. LOT SIZE AREA 1 11.4 74 55'X 85' 4,600 sf 2 8.5 53 50'X 80' 4,000 sf 3 13.8 116 43'X 73' 3,000 sf 4 8.3 81 40'X 70' 2,800 sf SUBTOTAL 42.0 324 Spine Road 2.9 Park(public) 2.2 2.7 acres to centerline of adjoining streets Park(private) 0.7 Roosevelt Lane/ Pearce Drive 0.6 TOTAL 48.4 All "in-tract" local streets, except the Spine Road and those lots fronting onto Pearce Drive and Roosevelt Lane, will be private and will be maintained by a homeowners association. The Spine Road will have a proposed right-of-way of sixty (60) feet, consisting of twenty-eight(28) feet of pavement and sixteen (16) feet of combined landscaping and meandering sidewalk. All "in-tract' infrastructure, including sewer, storm drain, water and street lighting will be private and maintained by an Homeowners Association. Two parks are proposed: one public and one private. The proposed public Park is 2.7 acres located adjacent to the existing Gibbs Park along the Easterly property line. This 2.7 acre Park will be dedicated to the City of Huntington Beach. The second Park is private and has 0.7 acres and is located along the Spine Road between P.A. 1 and 4. Specific improvements to the private, 0.7 acre Park, are illustrated on the Conceptual Landscape Plan. The private 0.7 acre Park will be maintained by Homeowner's Association. There are open space lots located along the Spine Road, along Heil Avenue and along the Northerly and Easterly boundaries of P.A. 3 which will be landscaped and maintained by a Homeowners Association. On-street guest parking is provided for all planning areas. A parking plan is provided which illustrates the location and number of spaces provided. GA351\06\GEN\NARRATIV.DOC ATTACHMENT NO. 3 SUBDIVISION COMMITTEE MINUTES May 13, 1998 Room B-8, Civic Center 2:00 PM Subdivision Committee Planning Commissioners Present: Commissioner Philip Inglee, Commissioner Bob Biddle, Commissioner Ed Kerins Subdivision Committee Staff Members Present: Howard Zelefsky, Bruce Crosby, Duane Olson Staff Present: Scott Hess, Mary Beth Broeren, Amy Wolfe, Robert•Ringetti, Terri Elliot Applicant Present: Bruce Lehman, Bruce D'Eliscu, John Erskine, Dick Harlow, Skip Schultz, TENTATIVE TRACT NO. 15469 (MEADOWLARK): APPLICANT: Catellus Residential Group, 5 Park Plaza, Suite 400, Irvine, CA 92614 SUBDIVIDER: Trustees of the Nerio Family Trust, 9340 Bolsa Avenue, Suite 400, Westminster; CA 92683 ENGINEER: MDS Consulting, 17320 Redhill Avenue, Suite 350, Irvine, CA 92714 REQUEST: Subdivide 48.4 acres into 378 lots (325 residential, three [3] parks, 17 open space, 29 street and three [3] common access driveway lots). LOCATION: Approximately 600 feet north and east of the intersection of Bolsa Chica Street and Warner Avenue. Community Development Comments: Suggested Proiect Revisions 1. Tentative Tract Map No. 15469 shall be redesigned in accordance with development standards set forth in the amended Meadowlark Specific Plan. 2. The proposed street design(private and public) within Planning Area 1 and Planning Area 2 shall be revised to incorporate parkways on both sides of the streets. 3. Planning Area 4 shall be redesigned to incorporate a buffer between the subject planning area and southerly adjoining commercial center. The buffer shall be of such width as necessary to limit the height of the wall between the residential and commercial development to a maximum of eight(8) feet. 4. Street"O"within Planning Area 3 shall be revised to accommodate guest parking along the cul-de-sac frontage and improve the street scene by providing wider lot frontages. 5. Lot"Q" shall be reconfigured to provide for a minimum of ten(10) feet landscape buffer along Airport Circle and pedestrian access only between Roosevelt Lane and Airport Circle. 6. The meandering sidewalks along the Spine Road shall be redesigned to provide a gradual curvilinear alignment. 7. The lot line between Lot 165 and 166, along the Spine Road shall be revised to accommodate pedestrian access and create a view corridor at Street"CC." 8. Lot 63, 64 and 65 shall be redesigned to accommodate driveway access for Lot 63 from Street"I." 9. The multiple driveway access at the terminus of Roosevelt Lane shall be eliminated. The area encompassed by Lots 127, 128, 129 and 130 within Planning Area 4 shall be redesigned per conventional cul-de-sac lot layout incorporating lot frontages for each parcel along the street. 10. The Spine Road right-of-way section adjacent to the public park shall be modified to accommodate drop-off/pick-up area and park parking for 20 vehicles. 11. Section"HH" shall be amended to include the proposed block.wall at Lot 142. 12. The width of the landscape median at Plaza Lane shall be increased to eight(8) feet (minimum). 13. Site coverage date shall be deleted from the Lot Summary information provided on sheet 1 of Tentative Tract Map No. 15469. Site coverage data shall be submitted in conjunction with the processing of conditional use permit(s) for development of each of the Planning Areas. The percentage of coverage for each lot shall be determined based on HBZSO definitions and shall include garage areas. 14. The General Information section on sheet 1 of Tentative Tract Map No. 15469 shall be modified as follows: Item No. 4 shall be updated to reflect.current zoning designations. Item No. 5 shall be completed to reflect required parkland dedication. Item No. 12 shall be amended to reflect a maximum potential Pad Elevation adjustment of one (1) foot. 15. Retaining walls shall be setback a minimum of four(4) feet from the back of sidewalks. No retaining walls shall be permitted within the Spine Road street right-of-way. 16. Lot"A" and Lot`B" shall be extended along the exterior side property lines of Lpt 1 and Lot 25. The lot extensions shall be ten(10) feet wide (minimum) at their most southerly point and shall gradually increase in width to match that of the proposed retaining walls at the corner of Heil Avenue/Spine Road intersection. Subdivision Minutes—5/13/98 2 (MINI 1) 17. Wall and fence plans shad be submitted and approved by the Department of Community Development. Block walls shall be provided along interior lot lines where walls/fences are proposed to be installed. Prior to construction of any new walls, a plan shall be submitted identifying the removal of any existing walls next to new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 18. Decorative paving shall be provided at main project entrances (Heil Avenue/Spine Road and Plaza Lane/Spine Road) and at all entry points to each of the Planning Areas. The type of enhanced paving materials to be provided shall be subject to review and approval by the Department of Public Works and the Community Development Department. 19. Any existing mature trees to be removed shall be replaced at a two to one ratio (2:1) with minimum 36-inch box trees or the Palm equivalent and shall be incorporated into the project's landscaping plan. 20. Prior to submittal of the final map for approval by the City Council, the applicant shall submit an Affordable Housing Agreement Plan for review and approval by the Department of Community Development. The plan shall provide for a minimum ten(10)percent of the housing units approved to be affordable to families of low and moderate income level (average 100%of Orange County median) for a period of thirty years. If rental housing is proposed to satisfy this condition, the average rent shall not exceed 80 percent of the Orange County median income. Said plan shall be executed prior to recordation of final tract map(s) for the project. The affordable housing units shall be made available to the public,prior to final building permit approval (occupancy) of the first home. 21. At least 60 days before City Council action on the final map, CC&R's shall be submitted to the Department of Community Development and approved by the City Attorney. The CC&R's shall reflect and address the common driveway access easements, use easements, landscape easements,maintenance easements for zero (0) lot-line parcels as well as maintenance of all walls and common landscape areas by the Homeowner's Association. Moreover,the CC&R's shall require use of the garages for automobile storage. A minimum of 18 feet by 19 feet shall be maintained clear of any obstruction for automobile parking. Furthermore, the CC&R's shall limit additions to any exterior modification of dwelling units within all planning areas. The CC&R's must be in recordable form prior to recordation of the map. 22. The applicant shall provide a land use compatibility study in conjunction with the first conditional use permit request for development within Tentative Tract Map No. 15469. The subject study shall identify proposed design standards to ensure compatibility of existing and proposed land uses. This study shall be in compliance with Section 230.22 Residential Infill Lot Developments of the Huntington Beach Zoning and Subdivision Ordinance and shall be subject to the approval of the Community Development Director. 23. All landscape buffer and infrastructure improvements along the Spine Road shall be completed by the developer in Phase I of project implementation. Common area improvements within each planning area shall be completed concurrently with the development of residential lots, in accordance with the phasing plan dated April 1, 1998. Subdivision Minutes—5/13/98 3 (MINI 1) 24. Prior to Planning Commission hearing on the subject proposal, an acceptable conceptual drainage/hydrology plan shall be submitted and approved by the Public Works Department and Community Services Department. Prior to issuance of grading permits for the project, the applicant shall submit the final drainage/hydrology plan demonstrating that any effects to the City and County existing drainage systems resulting from build-out of Tentative Tract Map No. 15469 are reduced to a level less than significant. Said plan shall be subject to the approval by the Department of Public Works. 25. The project shall comply with parkland dedication requirements. The applicant shall dedicate and improve a minimum of 2.1 acres of park land and shall improve 0.8 acres of Gibb's Park per City standards. The cost of dedication and development shall be credited against the total park acquisition fees due per the number of units in.the project. The public parkland shall be flat with three(3) acres of dry,usable park space. No water well may be installed which detracts from the usable park acreage. Developer shall 20 provide perimeter parking spaces. 26. Common open space areas shall be provided as follows: 150 square feet per lot for lots with less that 40 feet of lot frontage; and 100 square feet per lot for lots with 40 feet or more of lot frontage. The common open space area shall not be less than 3,000 square feet. The minimum dimensin of the common open space shall be 50 feet,where a single common open space area is proposed. The total common open space required may be provided in one or more areas as long as each area is a minimum of 3,000 square feet and the primary area has a minimum dimension of 50 feet; additional common open space areas shall be designed with a minimum dimension of 25 feet. 27. In the event that a subsequent conditional use permit and/or a tentative tract map is requested to be considered for development of a multi-family residential project within Planning Area 4, the applicant shall comply with City parkland requirements applicable at the time of the conditional use permit/tentative tract map request. 28. Prior to issuance of grading permits, an erosion control plan shall be submitted to the Department of Public Works. 29. On-site drainage shall not be directed to adjacent properties. Drainage shall be accommodated per Public Works Standards. 30. Drainage flows from adjacent properties shall not be obstructed. Flows shall be accommodated per Public Works Standards. 31. Signing, striping and street lighting shall be designed and constructed in accordance with Public Works Standards. 32. Fire Hydrant locations shall be approved by the Fire Department. Subdivision Minutes—5/13/98 4 (MINI 1) 33. Tentative Tract Map No. 15469 shall comply with all mitigation measures of Mitigated Negative Declaration No. 97-21. 34. Tentative Tract Map No. 15469 shall comply with ADA and Public Works Standards. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The final map shall be accepted by the City Council,recorded with the Orange County Recorder and a copy filed with the Department of Community Development. 2. Park and Recreation Fees shall be paid prior to acceptance of the final map by City Council. 3. State mandated school impact fees shall be paid prior to issuance of building permits. 4. All applicable Public Works fees shall be paid prior to map recordation. 5. Tentative Tract Map No. 15469 shall become null and void unless exercised within two (2) years from the date of final approval. An extension of time may be granted by the Director of Planning pursuant to a written request submitted to the Planning Division a minimum of 30 days prior to expiration date. 6. The applicant shall submit a check in the amount of$38.00 for the posting of the notice of determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Planning Commission action. Public Works Comments: TENTATIVE TRACT NO. 15469 CONDITIONS THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO OR IN CONJUNCTION WITH THE RECORDATION OF THE FINAL MAP: 1. All vehicular access rights to all streets within the proposed subdivision including Heil Avenue and Street"A" shall be released and relinquished to the City of Huntington Beach except at street intersections. 2. A sewer study shall be submitted for Public Works approval. The developer shall design the sewer system required to serve the development. 3. A letter of acceptance for additional sewer flows shall be required from the Orange County Sanitation District. Subdivision Minutes—5/13/98 5 (MIN11) 4. The water improvements shall be designed as shown on the approved tentative map, and per the City of Huntington Beach Water Division's Standard Plans, Specifications and Design Criteria. The Developer shall submit a water system analysis with calculations with the project's first plan check to confirm appropriate sizing and layout. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure, the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right- of-way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. 5. The applicant will work with the Fire Department to assure that the street name of the Spine Road will be consistent from south of Warner though the north side of Heil Avenue. The applicant will be responsible for any modification to existing signage due to name changes. 6. Hydrology and hydraulic studies for both on-and off-site facilities shall be submitted for Public Works review and approval. Drainage easements and lots designated as retention areas shall also be shown on the final map as directed and approved by the Department of Public Works. On-site drainage shall not be directed to adjacent properties, but shall be handled by a Public Works approved method. Runoff from the site shall be restricted as directed by the Department of Public Works to minimize impacts to downstream facilities. If the retention facilities are proposed within park areas, all storm flows up to and including the ten(10) year event shall be contained below grade. Any surface water retention above the ten(10) year event shall not be allowed to pond above grade for more than two (2) hours. Porous soil and an underdrain system will be incorporated in the park and field areas at the direction of the Public Works Department to insure these areas maintain the required drainage associated with active park use. 7. The Developer shall design off--site drainage improvements as required by the Department of Public Works to mitigate impact of increased runoff, due to development, or deficient, downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. 8. The Developer shall submit a composite utility plan, showing water system improvements and all other underground utilities (existing and proposed to each structure). The plan shall include driveway locations and identify irrigation areas, including stationed service connections for water and sewer to each building,public and private fire hydrants, valves, and other appurtenances in accordance with applicable Uniform Plumbing Code, City Ordinances, Public works Standards and Water Division Design Criteria. This plan shall be approved by the Public Works Water Division prior to any construction. 9. "1"and"K" shall be public streets designed per City Standard No. 104 (52'/40'). Subdivision Minutes—5113/98 6 (MINI 1) 10. Streets `B"through"J', wid."L" shall be designed per Standard Cawing 104 with 52 feet of right-of-way, and with the following alternatives for curb to curb widths (provided the required street parking requirements can be met): Parking on two sides: 40 feet curb to curb Parking on one side: 32 feet curb to curb Streets with parking on one side shall have the opposite curb painted red. 11. Streets "M"through"Z" and"AA"through`BB" shall be designed per Standard Drawing 104 (44'/32'). 12. The developer shall design a traffic signal at the intersection of Heil Street, Street"A" and Del Mar Lane. 13. The southerly 27 feet of existing Pearce Drive and all of the new proposed Pearce Drive shall be dedicated to the public for street and public utility purposes per Standard Plan No. 104 (27'/20' half section). 14. Street"A" shall be dedicated to the public for street and public utility purposes. The street section shall be designed per Standard Plan No. 104 modified(60'/32') with no parking on either side. 9?ieept for.*,,e IRME wit in 4,,,,,„ffhe .aFk „rhiel, he 44' eu;:b to 4;:h ,,,;+1, pafl4ag on ene side A meandering six(6)foot wide sidewalk shall be incorporated in the parkway on each side of the street. The intersection of Street"A"and Heil Avenue shall align with Del Mar Street. The Developer shall provide for a minimum of 20 public parking stalls with direct access to a public street. 15. Those portions of the sewer and storm drain system which are in private streets shall be maintained by the Homeowners Association. 16. All street intersections shall intersect at 90 degrees or radially to curved streets. The Developer shall perform sight distance analysis for all intersections along Street"A." 17. All sidewalks adjacent to curbs shall be a minimum of six(6) feet wide. All sidewalks with parkways shall be a minimum of four(4) feet wide. 18. The Developer shall design signing, striping, and street lighting in accordance with Public Works Standards. 19. The southerly 18 feet of Heil Avenue shall be dedicated to the public for street and public utility purposes. 20. The Developer shall design protected left turn pockets, (150 feet in length) in both directions on Heil Avenue (design speed of 50 MPH). The developer shall dedicate additional right-of- way, if necessary, on Heil Avenue to permit installation of the protected left turn pockets as directed by the Department of Public Works. Subdivision Minutes—5/13/98 7 (MINI 1) 21. A reproducible mylar copy and a print of the recorded final map, along with digital graphic files of the recorded map per the City of Huntington Beach"CAD Standards Manual for Consultants,"shall be submitted to the Department of Public Works. 22. An additional ten(10) feet of landscaping shall be required adjacent to the Heil Avenue right- of-way. Landscaping improvements shall be designed and installed per Public Work Standards. This landscaped area shall be contained within an easement for maintenance by the Homeowners Associations. 23. The following shall be shown as a dedication to the City of Huntington Beach on the final map: a. An easement over the private streets for Police and Fire Department access purposes. b. A 2.00 foot public utility easement as shown on said map (7 foot parkways or less). c. The water system and appurtenances as shown on the improvement plans. d. Access rights in, over, across, upon and through the private streets for the purpose of maintaining, servicing, cleaning, repairing, and replacing the water system. e. The easements for sewer, water and storm drain purposes as shown on said map. f. All perimeter, streetscape, community open space and greenbelt areas,Norma Gibbs Park extension and other required landscape improvements shall be dedicated with the first phase of the development. 24. The developer shall provide a ten(10)foot(minimum) wide decorative pavement section at the join points of the public and private streets, excluding Pearce Drive east of Street"K,"per the City's direction. The decorative pavement section shall end at the curb returns in the private street. 25. A phasing map shall be submitted for approval by the Department of Public Works showing improvements to be constructed and right-of-way and easements to be dedicated with each phase. All required infrastructure including all public streets shall be designed with the first phase. 26. The final map and phased maps shall be consistent with the approved tentative map. 27. The engineer or surveyor preparing the final map shall comply with Sections 7-9-330 and 7- 9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following items: a. Tie the boundary of the map into the Horizontal Control system established by the County Surveyor. b. Provide a digital-graphics file of said map. Subdivision Minutes—5113/98 8 (MINI 1) 28. All improvements securities (Faithful Performance, Labor& Material and Monument Bonds) and Subdivision Agreement shall be posted with the Public Works Department and approved as to form by the City Attorney. 29. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. 30. All Public Works fees shall be paid. 31. A cash payment in the amount of$35,000.00 shall be made to the City, for the developer's share of the future traffic signal at the intersection of Bolsa Chica Street and Pearce Drive as specified in the Meadowlark Specific Plan. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF GRADING PERMIT: 1. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. The Grading Plan shall include design of the detention basin area within the proposed park site. This plan shall also include an erosion and silt control plan for all water runoff during construction and site preparation work. Final grades and elevations on the Grading Plan shall not vary by more than one (1) foot from the grades and elevations on the approved tentative map. 2. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, retaining walls, streets, and utilities. 3. A Landscape and Irrigation Plan,prepared by a Licensed Landscape Architect, shall be submitted to the Department of Public Works for review and approval by the Park, Tree and Landscape Division. The Developer shall submit irrigation demands to ensure proper irrigation service sizing. 4. In accordance with NPDES requirements, a"Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. 5. The Developer shall coordinate with the City of Huntington Beach Traffic Engineering Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to minimize construction related impacts to adjacent residents. These plans must be approved by the Department of Public Works. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMIT: 1. No combustible construction shall occur without the approved water system installed. Subdivision Minutes—5/13/98 9 (MIN11) 2. The water system shall uc located within vehicle travelways dedwated to the City where possible. Ground cover, hardscape and/or softscape over water lines shall be approved by the Water Division. The developer or any other subsequent Homeowner's Association shall enter into a Special Utility Easement Agreement with the City, which shall address repairs to any enhanced pavement, walls, fencing, curb, gutter, landscaping, etc. by other than City forces (at no cost to the City), if City water mains require maintenance or repair. 3. Construct off-site drainage improvements as required by the Department of Public Works to mitigate impact of increased runoff, due to development, or deficient, downstream drainage system. Design of all necessary drainage improvements shall provide mitigation for all rainfall even frequencies up to a 100-year frequency. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO OCCUPANCY: 1. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. All backflow devices shall be painted to match surrounding aesthetics, and be screened from view to the satisfaction of the City of Huntington Beach Fire Department, Landscape Architect and Water Division. The markings indicating the size, model number and serial number shall be affixed to the body of the backflow device and must remain visible after painting. 2. Each proposed dwelling unit shall require a separate domestic meter and service. All domestic water meters shall be sized in accordance with the UPC and the requirements of the City of Huntington Beach Building Department and the Fire Department. 3. All existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. 4. The entire public park extension onto Norma Gibbs Park shall be improved to Public Works standards. Improvements shall include tot lots,ball fields, etc. on the dedicated area and the unimproved portion of the existing park. The Developer-shall p ;ao -r iffin eight (8) feet " 5. All public infrastructure improvements, perimeter, streetscape, community open space and greenbelt areas,Norma Gibbs Park extension and other required landscape improvements shall be completed prior to the first move in. Private infrastructure shall be constructed per the approved phasing plan. 6. Soil tests for agricultural suitability, fertility and appraisal, from the site to be landscaped, shall be submitted for review and approval by Park, Tree and Landscaping Division of Public Works. Test results and corrective recommendations by the Testing Lab shall be included in the Landscape Plan Specifications for construction. Subdivision Minutes—5/13/98 10 (MINI 1) 7. Existing mature trees thai are to be removed must be replaced at a 2 for 1 ratio with a 36 inch box tree or palm equivalent. The Developer shall have a consulting Arborist quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain(if any)shall be protected and far construction/grading shall be kept from the trunk. 8. All landscaping irrigation and planting installation shall be certified to be in compliance with the City approved landscape plans by the landscape architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. 9. All streets shall be fully improved per the conditions of approval. 10. A block wall (solid grouted) shall be constructed along the north line of the shopping center. 11. A "Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance along Street"A" and Heil Avenue by the Homeowners Association. 12. The Developer shall install a traffic signal at the intersection of Heil Street, Street"A" and Del Mar Lane. 13. Street lighting for Heil Avenue and all other streets shall be owned by Southern California Edison Company. Street lighting shall be constructed in accordance with City Standards. 14. The Developer shall install 150 foot left turn pockets at the intersection of Heil Street, Street "A"and Del Mar Lane. 15. Signing, striping and street lighting shall be constructed in accordance with City Standards. 16. The Traffic Impact Fee shall be paid prior to issuance of Certificate of Occupancy. CONDITIONS OF APPROVAL—CONDITIONAL USE PERMIT NO. 97-80: All conditions of Tentative Tract No. 15469 shall be complied with. Fire Department Comments: None. Subdivision Committee Member Comments: Public Works representatives presented modifications to previously recommended conditions to allow a four(4) foot increase in the paved section of the project"spine road" from 28 feet to 32 feet. Moreover, it was reiterated that the Public Works Department position remains to limit enhanced pavement to areas where public and private streets join and require that the decorative pavement section end at the curb returns in the private street and not extend within public street areas. The applicant, Dick Harlow, responded that in their opinion the enhanced paving will act as a traffic "calming" device and should be allowed to be installed at the project entrances (Heil Avenue/Spine Road and Plaza Lane) with the provision that those pavement sections are required to be maintained by the Meadowlark Homeowners Association. Subdivision Minutes—511'V98 11 (MINI 1) The Fire Department explained that their rational for advocating and preferring a 32 foot paved street section for the Spine Road is to ensure safety and emergency response time to the community. The Community Development Department summarized the applicant's response (dated May 6, 1998) to staff s recommended revisions to the tentative tract map (dated May 6, 1998). Commissioner Kerins outlined his concerns regarding the project's consistency with the previously approved Specific Plan/Master Plan as it relates to implementation of the previously approved Development Agreement and requested that a legal opinion on this issue be provided. Commissioner Biddle indicated that the staff report on the proposed amendments to the existing Specific Plan should describe the proposed changes to the existing Meadowlark Specific Plan document. Commissioner Inglee inquired when the project will be presented to the Planning Commission. Staff indicated that it is anticipated the project will be brought forward for consideration by the Planning Commission on July 14, 1998. The applicant responded that it was their understanding The project was tentatively scheduled for a June Planning Commission hearing. Howard Zelefsky explained that due to work load limitations and the project's complexity the Planning Commission has directed staff not to schedule Meadowlark in conjunction with other large development proposals. A MOTION WAS MADE BY BIDDLE, SECONDED BY KERINS, RECOMMENDING THAT TENTATIVE MAP NO. 15649 BE FORWARDED TO THE PLANNING COMMISSION FOR CONSIDERATION,RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP NO. 15649 SUBJECT TO COMPLIANCE WITH STAFF'S CONDITIONS OF PROJECT APPROVAL AND PENDING UPON THE RESULTS OF THE LEGAL OPINION BY THE CITY ATTORNEY. SHOULD THE LEGAL OPINION INDICATE THAT ANY ISSUES RELATING TO THE IMPLEMENTATION OF THE DEVELOPMENT AGREEMENT CURRENTLY IN EFFECT WOULD AFFECT TENTATIVE TRACT MAP NO. 15469 THE SUBJECT TENTATIVE TRACT MAP SHOULD BE BROUGHT BACK FOR RECONSIDERATION BY THE SUBDIVISION COMMITTEE. MOTION PASSED UNANIMOUSLY. Subdivision Minutes—5113/98 12 (MINI 1) I I i I 'I i 14. Planning Commission Report - 7/14/98 Huntington Beach Department of Community Development 'dam. F. ,x 'STA F RE 5 _ TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner DATE: July 14, 1998 SUBJECT: ZONING TEXT AMENDMENT NO. 97-4/ZONING MAP AMENDMENT NO. 97-1/NEGATIVE DECLARATION NO. 97-21 (Revised Meadowlark Specific Plan) LOCATION: Six hundred (600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. STATEMENT OF ISSUE: On June 16, 1998 the Planning Commission took straw votes on"key issues"relating to the Meadowlark Specific Plan text and map amendment proposal and directed staff to evaluate whether an updated traffic study for the subject project is warranted and review the parkland dedication issues outlined in the June 16, 1998 letter to the Planning Commission by Catellus. Staff met with Catellus Residential Group several times since the June 16, 1998 Planning Commission meeting to discuss issues relating to the subject proposal. A revised key issues matrix has been provided which summarizes project issues, staff and applicant positions and actions taken by the subdivision committee and Planning Commission thus far(Attachment No. 3). Staff has revised the June 16, 1998 draft Specific Plan to reflect the Planning Commission's direction (straw vote action) and has incorporated net density project data and minor editing modifications to the Specific Plan document (Attachment No. 4). The Public Works Department has prepared a memorandum which addresses concerns relating to a potential need for an updated traffic study for the project; one was previously prepared which addressed the impacts of the original Specific Plan. The memorandum indicates that such a study is not warranted (Attachment No. 5). Finally, a request for legal opinion was submitted to the City Attorney to evaluate the issues raised by Catellus in their June 16, 1998 letter(Attachment No. 6). It is anticipated that a response to the request will be available within four to six weeks. The revised Meadowlark Specific Plan dated July 14, 1998 is consistent with the goals, objectives and policies of the 1996 General Plan. Staff recommends approval of the proposed ZTA and ZMA as originally submitted by staff for the following reasons: • The proposed project will not have any significant environmental impacts. With standard conditions of approval and mitigation measures all concerns are mitigated to a level of insignificance. • The proposed zoning text and zoning map amendment are consistent with the existing General Plan designation of Mixed-Use Specific Plan Overlay (M-sp), with surrounding zoning, and the existing and proposed development in the surrounding area. • The proposed project is consistent with the goals, objectives and policies of the General Plan. The proposed revisions to the Meadowlark Specific Plan will foster development of housing that addresses a the City's diverse economic, physical, affordable housing and social needs of existing and future residents of Huntington Beach. The proposed reduction and distribution of densities within the Meadowlark Specific Plan area is suitable and properly adapts to the terrain of the project site and surrounding land uses. The proposed regulations for compact lot, single family detached residential development advocate high level of design quality and character and will not be detrimental to the general health, welfare and safety, value of property, improvements,the neighborhood or the City in General. • The compact lot, single family detached design concept will provide a viable alternative to attached housing, allowing for fee-simple ownership of single family detached homes at more affordable prices. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 97-21 with mitigation measures (see June 16, 1998 Planning Commission Staff Report) B. "Approve Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 as proposed by staff with minor modifications (June 16, 1998 -Revised Meadowlark Specific Plan) with findings (Attachment No. 1) and forward the Ordinance (Attachment No. 2)to the City Council for adoption". ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Approve Negative Declaration No. 97-21 with mitigation measures (see June 16, 1998 Planning Commission Staff Report); Approve Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 as amended by the Planning Commission (Attachment No. 4)with findings (Attachment No. 1) and forward the Ordinance (Attachment No. 2) to the City Council for adoption". B. "Continue Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1. ATTACHMENTS: 1. Findings and suggested conditions of approval 2. Draft Ordinance 3. Revised summary of "Key Issues" (dated 7/14/98) lief- 4. Legislative Draft of Revised Meadowlark Specific Plan dated July 14, 1998 5. Public Works Department memorandum dated July 6, 1998 kl _ 6. Catellus Letter dated June 16, 1998 regarding parkland dedication p. 7. Meadowlark—Planning Commission Open Issues—Catellus document dated June 16, 1998 E 4 IL&C 8. Planning Commission Report dated June 16, 1998 e po (Lick er if-- /39. Additional letters of support/opposition eeE Iy �# (O E 1 SH:AW:kjl Staff Report—7/14/98 2 (98SR45) ATTACHMENT NO. I [7/14/981 A�FCygM11ENT N0. �� ATTACHMENT NO. 1 FINDINGS AND SUGGESTED CONDITIONS OF APPROVAL ZONING TEXT AMENDMENT NO. 97-4/ ZONING MAP AMENDMENT 97-1/ NEGATIVE DECLARATION NO. 97-21 FINDINGS OF APPROVAL FOR ZONING TEXT AMENDMENT NO. 97-4 AND ZONING MAP AMENDMENT NO. 97-1: 1. Zoning Text Amendment No. 97-4 to consolidate and update the current Meadowlark Specific Plan and Meadowlark Property Conceptual Master Plan into a single document,to modify the Meadowlark Specific Plan to permit single family detached dwellings on small-lots and incorporate development standards for such development within the revised Specific Plan; and Zoning Map Amendment No. 97- 1 to revise/update the Conceptual Master Plan-Exhibit II to reflect reduction in densities within the residential district of the Meadowlark Specific Plan resulting from Zoning Text Amendment No. 97-4 and establish the boundaries for four(4) residential planning areas with densities ranging between nine and half dwelling units per net acre (9.5du/ac) and twenty-seven and half dwelling units per acre (27.5du/ac) is consistent with the following objectives, policies, general land uses and policies specified in the General Plan. Goal L U 9: Achieve the development of a range of housing units that provides for the diverse economic, physical, and social needs of existing and future residents of Huntington Beach. Obiective LU 9.1 Provide for the development of single-family and multi-family residential neighborhoods. Policy LU 9.1.2 Require that single family residential units be designed to convey a high level of quality and character considering the following guidelines: a) Modulate and articulate building elevation, facades and masses (avoiding undifferentiated"box-like" structures). b) Avoid building materials,colors, and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. c) Minimize the amount and width of the paving of front yards for driveway and garage access. d) Encourage innovative and creative design concepts. e) Locate and design garages so that they do not dominate the street frontage. Obiective LU 9.3 Provide for the development of new residential subdivisions and projects that incorporate a diversity of uses and are configured to establish a distinct sense of neighborhood and identity. (98SR37)—7/14/98 Attachment No. 1.1 Policy LU 9.3.2 Require that the design of new subdivisions consider the following. a) Establish a street configuration involving the interconnection of individual streets that emphasizes a pattern of "blocks"rather than cul-de-sacs. b) Integrate public squares,mini parks, or other landscaped elements. d) Establish a common"gathering" or activity center within a reasonable walking distance of residential neighborhoods. This center may contain services, such as childcare or adult-care, recreation, public meeting rooms, recreational facilities, small convenience commercial uses, or similar facilities. e) Site common facilities around a public park or plaza to encourage a high level of community activity. f) Establish a continuous network of sidewalks, bicycle and pedestrian paths, and other elements that link all community areas and provide linkages to land uses in adjacent areas. h) Site and design of units and incorporate elements, such as porches,that emphasize front yards as an activity area and"outdoor living room,"by locating garages in the rear or side yards. i) Consider reduced street widths to achieve a more "intimate"relationship between structures,to the extent feasible and in accordance with Huntington Beach Fire Department regulations. j) Consider an increase in front yard setbacks, sidewalk widths, and the inclusion of landscaped parkways, especially in neighborhoods where the street width is reduced. 1) Include setbacks and other design elements that buffer residential units from the impacts of abutting existing commercial and/or industrial development. Policy LU 9.3.3 Require that non-residential structures incorporated in residential neighborhoods be designed to be compatible with and convey the visual and physical scale and character of residential structures. 2. Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 is compatible with the uses authorized in, and the standards prescribed for,the Meadowlark Specific Plan zoning district. The proposed project will reduce the previously approved density for development within the residential district of the Meadowlark Specific Plan area from six hundred (600) dwelling units to four hundred forty-four(444) dwelling units. 3. A community need is demonstrated for the change proposed. The compact lot design concept will provide a viable alternative to attached housing, allowing for fee-simple ownership of single-family detached homes at more affordable prices. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. 5. The proposed residential densities within the Meadowlark Specific Plan area, range from nine and half (9.5)to twenty-seven and half(27.5) dwelling units per net acre, and provide a gradual transition between the commercial and medium high density attached residential uses (RMH)to the south of the property and the existing low density detached residential uses (RL)to the north, east and west. (98SR37)—7/14/98 Attachment No. 1.2 6. The revised Specific Plan text incorporates a provision requiring one-hundred (100) ft. wide buffer between existing single family development adjacent to the project site and any proposed attached or detached residential development of greater than seven(7) dwelling units per gross acre. The buffer provision stipulates that if detached single family homes are to be provided within said buffer area,the maximum density shall not exceed seven(7) dwelling units per gross acre in order to address land use compatibility issues related to compact lot development onto existing adjoining RL zoning districts. 7. The revised Specific Plan includes provisions for the application of the City's Infill Ordinance to ensure land use compatibility between land uses. 8. The revised Specific Plan incorporates product development provisions and design requirements to ensure high quality development that would not be detrimental to the values of adjacent properties. 9. The revised Specific Plan incorporates language for provision of adequate infrastructure inclusive of drainage, sewer, and water facilities as well as traffic control devices (i.e. traffic signals) per City Standards. 10. Grading within the Specific Plan area will be governed by soils, foundation and other geotechnical reports prepared by registered civil and geotechnical engineers, in accordance with building codes, established engineering practices and City Ordinances. Reasonable efforts will be taken in the design .of improvements and building pads to minimize the amount of grading required,thus ensuring maximum compatibility with existing development . FINDINGS OF APPROVAL FOR NEGATIVE DECLARATION NO. 97-21 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. No comments were received during the comment period. 2. Mitigation measures incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project,as mitigated will have a significant effect on the environment. MITIGATION MEASURES FOR ENVIRONMENTAL CONCERNS: 1. Prior to recordation of Final Tract Map(s)the applicant must satisfy the City's policy requiring ten percent(10%) of proposed units to be affordable by entering into an affordable Housing Agreement. The Affordable Housing Agreement shall be subject to approval by the Huntington Beach City Council. 2. The applicant shall provide a land use compatibility study in conjunction with the request for processing of a Conditional Use Permit for development of any portion of the residential segment of the Meadowlark Specific Plan area, identifying proposed design standards that will ensure (98SR37)—7/14/98 Attachment No. 1.3 compatibility of existing and proposed land uses. This study will be prepared consistent with Section 230.22 Residential Infill Lot Developments of the Huntington Beach Zoning and Subdivision Ordinance and shall be subject to the approval by the Community Development Director. 3. Prior to Planning Commission hearing on the subject proposal, an acceptable conceptual drainage/hydrology plan shall be submitted and approved by the Planning Works Department and Community Services Department. Prior to issuance of grading permits for the project, the applicant shall submit the final drainage/hydrology plan demonstrating that any effects to the City and County existing drainage systems resulting from buildout of the Meadowlark Specific Plan and CUP/TTM are reduced to a level less than significant. The subject plan shall be subject to approval by the Public Works Department. 4. During grading/construction, if a sump pit is encountered, drilling mud present must be sampled and tested to ensure that the material are non-hazardous, subject to the approval of the Public Works Department and Fire Department. 5. Prior to issuance of grading permits,the applicant shall show proof that the abandoned oil well located on the site has been re-abandoned in accordance with current California Department of Conservation Division of Oil, Gas and Geotechnical Resources (DOGGR)standards, subject to the approval of the Public Works Department and Fire Department. 6. Prior to issuance of grading permits the applicant shall ensure that during demolition of existing structures or the removal of potentially asbestos-containing materials,these materials shall be tested for the presence of asbestos. If it is determined that the materials are asbestos-containing,the materials shall be removed from the site and disposed of by licensed contractors in accordance with current regulatory standards, subject to approval of the Public Works Department and Fire Department. 7. Prior to issuance of grading permits,the applicant shall ensure that during demolition of existing structures or the removal of potentially lead-containing materials, existing building debris (i.e.,paint) shall be handled in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. 8. Prior to issuance of grading permits, that applicant shall ensure that during demolition of existing structures or the removal of potentially hazardous chemical-containing materials, these materials shall be handled by licensed contractors in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. 9. Prior to issuance of building permits for the project, that applicant shall submit a construction plan demonstrating that all construction staging areas are located as far as possible from residential_areas in order to minimize noise impacts. 10. Prior to issuance of building permits, the applicant shall ensure that lots proposed directly adjacent to Heil Avenue are properly attenuated from noise levels through implementation of six-foot barriers along Heil Avenue. This wall height is relative to the pad elevation. Location of this wall shall be in conformance with the location recommended in the Noise assessment. Noise barriers shall consist of (98SR37)—7/14/98 Attachment No. 1.4 a surface density of at least 3.5 pounds per square foot, and shall not have openings or cracks. The noise barriers for rear yard areas may be a wall, berm, or a combination of the two. The sound wall or any patio barrier that may be necessary may be constructed of 5/8-inch Plexiglas, any masonry material, or a combination of these materials. Plans for the proposed noise barriers shall be approved by the Community Development Department. 11. Prior to Planning Commission hearing on the subject proposal the project shall be redesigned to mitigate noise impacts from the commercial center, to Planning Area 4. Noise mitigation shall be such that limits the height of the noise attenuation wall to a maximum of eight(8) ft. Prior to issuance of building permits, the applicant shall ensure implementation of the noise mitigation measures approved by the City to reduce exterior noise impacts on affected areas to levels of less than significant and in compliance with the City's noise Ordinance. Plans for proposed noise barriers shall be approved by the Community Development Department. 12. Prior to issuance of building permits, the applicant shall provide an interior noise study prepared by a qualified acoustical consultant, which identifies building upgrades that will attenuate interior noise levels by at least 30 dba in order to achieve consistency with the City's interior noise ordinance. These upgrades could include upgraded windows and mechanical ventilation so that the windows could remain closed. This noise study shall be subject to the approval of the Community Development Department. 13. The project shall comply with City parkland dedication requirements. The applicant shall dedicate and improve a minimum of 2.1 acres of park land and shall improve 0.8 acres of Gibbs Park per City standards. The cost of dedication and development shall be credited against the total park acquisition fees due per the number of units in the project. The public park land shall be flat with three acres of dry, usable park space. No water well may be installed which detracts from the usable park acreage. Developer shall provide perimeter parking. 14. In the event that a Conditional Use permit(CUP) and/or Tentative Tract Map(TTM) is requested to be considered for approval of a multiple-family attached residential project within Planning Area 4, the applicant shall comply with City parkland requirements applicable at the time of the CUP/TTM request. (98SR37)—7/14/98 Attachment No. 1.5 ATTACHMENT NO, 2 17/14/981 ATV.CtiidetiT id0. Z__, DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ZONING AND SUBDIVISION ORDINANCE BY AMENDING THE MEADOWLARK SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-4 AND ZONING MAP AMENDMENT NO. 97-1) WHEREAS,pursuant to the Planning and Zoning Law, the California . Government Code, Sections et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to: a) Zoning Text Amendment No. 97-4 which will consolidate and update the Meadowlark Specific Plan and the Meadowlark Property Conceptual Master Plan into a single document; modify the Meadowlark Specific Plan to permit single family detached dwellings on small- lots; incorporate development standards for small-lot development within the revised Specific Plan and b) Zoning Map Amendment No. 97-1 which will update Conceptual Master Plan Exhibit II to reflect a reduction in densities within the residential district of the Meadowlark Specific Plan resulting from Zoning Text Amendment No. 97-4; establish the boundaries for four(4) residential planning areas with densities ranging between nine and half(9.5) du/ac and twenty-seven and half(27.5) du/ac; incorporate said exhibit within the revised Specific Plan; carefully considered all information presented, at said hearings; and After due consideration of the findings and recommendations of the Planning Commission and all the evidence presented,the City Council finds that the aforesaid amendments to the Meadowlark Specific Plan are proper and consistent with the General Plan; NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby ordain as follows: SECTION 1 The Meadowlark Specific Plan, which is a part of the Huntington Beach Zoning and Subdivision Ordinance, is amended in accordance with Exhibit A attached hereto. SECTION 2 This ordinance shall take effect thirty days after its adoption. ATTACHMENT NO. 2_�., PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk City Attorney ATTEST: APPROVED AS TO FORM: City Administrator Director of Community Development G:\wolfe\meadowlark\ord97-04 ATTACH�irT N�• EXHIBIT A REVISED MEADOWLARK SPECIFIC PLAN DATED ATTACHMENT NO, 4 (7/14/981 ATTAGHtAcN ivo. ADOWLARI( SP � ClflC PLAN flUNiINGiON BEA [ H , CALIfORNIA MEADOWLARK SPECIFIC PLAN City of Huntington Beach SPECIFIC PLAN 8 City of Huntington Beach Department of Community Development 2000 Main Street Huntington Beach,CA 92648 (714)536-5271 REVISED DRAFT 7/14/98 TABLE OF CONTENTS SECTION DESCRIPTION PAGE 1.0 Introduction....................................................................................................1 1.1 Purpose and Intent................................................................................1 1.2 Authority and Scope.............................................................................I 2.0 Project Area Description...................................................................... 2.1 Location/Surrounding Land Uses .......................................................2 2.2 General Plan Designation.....................................................................2 2.3 Zoning..................................................................................................2 2.4 Planning History...................................................................................2 2.5 Legal Description.................................................................................3 3.0 Master Plan Concept.....................................................................................4 3.1 Development Concept........................................................................4 3.2 Land Use.............................................................................................5 3.3 Circulation..........................................................................................7 A. Public and Private Street System .......................................7 B. Traffic Control....................................................................8 C. Transit Facilities.................................................................8 3.4 Open Space/Recreation.....................................................................8 3.5 Landscape Concept.............................................................................8 A. Entry Treatments................................................................9 B. Community Edge Treatments.............................................9 C. Streetscape Treatment........................................................9 D. Plant Material Palette.......................................................10 3.6 Public Facilities................................................................................10 A. Storm Drainage Facilities.................................................10 B. Sewer Facilities................................................................I I C. Water Facilities ................................................................1 1 3.7 Grading ..........................................................................................II 3.8 Geology- Soils/Seismicity..............................................................12 3.9 Potential Hazardous Materials..........................................................13 3.10 Archeology.......................................................................................13 3.11 Phasing Plan .....................................................................................14 i .ATTACIIMI EN 1` IW. q y TABLE OF CONTENTS (Cont'd) SECTION DESCRIPTION PAGE 4.0 Development Regulations............................................................................15 4.1 Purpose and Intent............................................................................15 4.2 Establishment of Districts and Planning Areas ...............................15 A. Residential District..............................................................15 B. Commercial District............................................................16 4.3 Definitions.........................................................................................16 4.4 General Provisions............................................................................17 A. Parkland Dedication ............................................................17 B. Affordable Housing.............................................................17 C. Activity Center Facilities.....................................................17 D. Infill Ordinance ...................................................................18 E. Perimeter Buffers.................................................................18 F. Parking ................................................................................18 G. Garage Use/Design.............................................................18 H. Building Additions/Modifications......................................19 I. Treescape.............................................................................19 J. Product Development..........................................................19 K. Porches/ Entry Elements......................................................19 L. Variable Setbacks................................................................19 M. Activities/Uses along Spine Road Promenade...................19 N. Street Furniture....................................................................19 4.5 Development Standards....................................................................20 A. Residential District..............................................................20 Planning Area I .......................................................)0 Planning Area 2......................................................24 Planning Area 3 ......................................................28 Planning Area 4......................................................32 Planning Area 4 Alternative...................................36 B. Commercial District........................................:...................36 4.6 General Design Criteria....................................................................37 A. Residential Subdivision Design...........................................37 B. Residential Product Design .................................................38 C. Non-Residential Structure Design ......................................38 ATAOHI ii TABLE OF CONTENTS (Cont'd) SECTION DESCRIPTION PAGE 5.0 Implementation............................................................................................39 5.1 Procedures ........................................................................................39 5.2 I►nplementation.................................................................................39 5.3 Hearings............................................................................................39 5.4 Appeals.............................................................................................39 5.5 Specific Plan Amendment................................................................39 5.6 Dwelling Unit Distribution...............................................................40 5.7 Boundary Changes............................................................................40 5.8 Homeowner's or Community Association.......................................40 5.9 Approval Period................................................................................41 6.0 Appendix A. Legal Description B. Street Sections C. Heil Avenue Project Entry D. Plaza Lane Project Entry E. Community Wall Plan F. Spine Road Expanded Parkway G. Plant Materials Palette H. Storm Drain System I. Sewer System J. Water System K. Topography L. Letter from County of Orange Environmental Health Division M. Areas of Archeological Concern N. Phasing Plan O. Commercial/Residential District Buffer Area Treatment P. Conceptual Street Scene Q. Conceptual Building Layout PA-1 Conceptual Building Layout PA-2 Conceptual Building Layout PA-3 Conceptual Building Layout PA-4 R. Wall/Fence Master Plan ATTIACHMEN i N , LIST OF EXHIBITS EXHIBIT NO. TITLE FOLLOWING PAGE 1 Vicinity Map.............................................................................3 2 Existing Zoning........................................................................3 3 Conceptual Master Plan............................................................5 4 Development Summary............................................................5 5 Circulation................................................................................7 6 Public/Private Open Space Plan.............................................8 iv J Nil MCADOWLARK SPICIFIC PLAN - INtUM^IION CITY Of HUNTINGTON BEACH SMION 1.0 1.0 INTRODUCTION 1.1 Purpose and Intent The Meadowlark Specific Plan sets forth the planning concept, design guidelines, development standards and administration procedures necessary to implement the goals and policies of the Huntington Beach General Plan. The intent of the Specific Plan is to establish the framework for development of a high quality planned community. 1.2 Authority and Scope California Government Code Section 65507 authorizes cities to prepare and adopt Specific Plans- for the purpose of bridging specific development proposals with local General Plans. Specific Plans typically incorporate planning policies, regulations, tailored development standards, improvement programs and other regulatory methods into one document. The preparation, adoption and implementation of the Meadowlark Specific Plan by the City of Huntington Beach is authorized by Title 7, Division 1, Chapter 3, Articles 8 and 9 of the California Government Code Section 65450 et. seq. The Meadowlark Specific Plan is comprised of the following six (6) sections: Introduction - Section One, describes the purpose and intent of the Plan and provides the legal basis, authority and scope of the Specific Plan. Project Area Description - Section Two, provides a general description of the Specific Plan area and its surrounding land uses, General Plan and Zoning information and a brief background and planning history summary for the site. Master Plan Concept - Section Three, describes the proposed master plan concept for the project area and addresses land use, circulation, public facilities, infrastructure, open space and recreation, grading, landscaping and project phasing. Development Regulations - Section Four, presents a description of the development standards and design criteria applicable to projects within the Meadowlark Specific Plan area. Implementation Section Five, discusses project implementation, project review, appeal and Specific Plan amendment processes. Appendix - Section Six, contains the technical support information which has contributed to the formation of the Specific Plan. ATTACHMENT NO. _ .; MEADOWURK SPECIFIC SUN .�, 'RO]ICi AREA DESCRIPTION CITY Of HUNTINGTON BEACH ''�' SECTION 2.0 2.0 PROJECT AREA DESCRIPTION 2.1 Location/Surrounding Land Uses The Meadowlark Specific Plan encompasses approximately sixty-five (65) acres of land located approximately six hundred (600) feet north and east of the intersection of Bolsa Chica Street and Warner Avenue (Please refer to Exhibit 1: Vicinity Map). The property was previously used as a small craft airport (Meadowlark Airport). Surrounding land uses include detached single-family residential uses (RL-Low Density Residential) to the north, the existing Norma Gibb's Park (OS- PR— Open Space- Parks and Recreation), a church, and detached (RL-Low Density Residential) and attached single-family residential uses (RH-High Density Residential) to the east; attached single-family residential uses (RMH-Medium High Density Residential) to the south, and detached single-family residential uses (RL-Low Density Residential), attached single-family uses (RM-Medium Density Residential) and mobile home park(RMP-Manufactured Home Park) to the west. 2.2 General Plan Designation The General Plan designation for the Meadowlark property is Mixed-Use Specific Plan Overlay (M-sp). The exact density, location, and mix of uses are governed by the Specific Plan. 2.3 Zoning The subject property is currently zoned Meadowlark Specific Plan (Please refer to Exhibit 2: Zoning/District Map). The Specific Plan was first adopted by the City Council on March 7, 1988 and allowed development of approximately fifteen (15) acres with commercial uses and a maximum of six-hundred (600) dwelling units (single-family detached, multi-family medium density and multi-family medium-high density) within the remaining fifty (50) acres. The revised Specific Plan limits development within the residential portion of the Specific Plan to a maximum of four hundred forty-four (444) dwelling units and allows for improvement of the project site with detached single-family dwellings on small-lots .and attached multi-family development. 2.4 Planning History On February 1, 1988, the City Council adopted an amendment to the Land Use Element of the General Plan (Land Use Element Amendment 87-2C) and designated approximately sixty-five (65) acres of land, known as the Meadowlark property, as a planned community. The subject amendment required implementation of the planned community designation via adoption of a Specific Plan. The following policies were adopted by the City Council to provide direction for preparation of the Specific Plan: 2 ATTACMEN T NO, ,! • The 15-acre retail center shall be located on Warner Avenue extending between Roosevelt Street and the residential project to the east. • The total number of residential units, including any proposed affordable units to be constructed on the fifty (50) acre portion of the property due north of the commercial portion, shall not exceed six hundred(600) units and shall be distributed among several product types. • A buffer shall be provided between the existing single family homes and any attached residential units which are developed at greater than seven(7) units per acre. • An internal traffic circulation plan shall be provided that will: ➢ Provide street connections between Warner Avenue and Heil Avenue that would not encourage non-project related through traffic; ➢ Limit the amount of traffic on Pearce Street to a total of 2,500 average daily trips; ➢ Locate vehicular access points to Warner Avenue and Heil Avenue so as to minimize traffic conflicts. • Provide a phased development plan which coincides with the available capacity in the sewer and water systems. • Within 60 days of City approval of the first entitlement for development, the airport operation will cease. • This Specific Plan enacted through Zone Change No. 87-13 will be in effect until a subsequent zone change is adopted. The Planning Commission shall conduct an annual review of the Specific Plan until such time as a master plan is approved for the site. On March 7, 1988, the Meadowlark Specific Plan was adopted by Ordinance No. 2929 and Environmental Impact Report 87-2 (EIR 87-2), which addressed Land Use Element Amendment 87-2C was certified. On January 28, 1991, the Meadowlark Property Conceptual Master Plan was submitted to the City of Huntington Beach and was subsequently approved in conjunction with the first Conditional Use Permit application for development of the commercial portion of the site. The remaining residential portion of the Specific Plan was not developed due to market conditions. 2.5 Legal Description (Please refer to Appendix A: Meadowlark Specific Plan Area Legal Description) 3 ATTAC EDINGER AVE DELLANEAR p7- HEIL AVE Q w V cn U �J, w N _ (n U O Q Q (n _ 0 PEARCE < 0 Q z DR. � o J cn w O m O PANE PROJECT SITE WARNER AVE SLATER AVE MfADOWIARK SPICY IC PIAN CITY Of TIUNTINGTON BEACH EXHIBIT 1 RL I R- G. G. F. C D. CF-E sw 7o f RL Ll YEADO'rIARK QA :: ?;a-w s (� j = J J z J d d FL rrq OO Rl. RL RL RL RL RL F- nRLYENTLM RL z Y RL i O V C i I MARSHALL < O x y FGA IL J < Q iL W • W RL O < cALIE►at oa YK1pLEca� .", CG I RL RL RL GSA RL EL RL J HEtL7 RL 6RL cit l CG RL RL RL RL RMP RL RL RL OS-PR R �511 RL RL RL RL // RL RESIDENTIAL RL RL 48.4 AC. -- RL RLrRL RL 1 • MEADOWLARK RL SPECIFIC PLAN RL �7F" • R R a RL r 8� COMMERCIAL J E CG � 15.0t AC. RM CO _ 1 WARMER AVE SOURCE: = SECTIONAL DISTRICT MAP 21-5-11 cr- CITY OF HUNTINGTON BEACH NTS ORANGE COUNTY, CALIFORNIA MEADOWLARK SPICY IC PLAN ZONING/DISTRICT MAP CITY Of 11UNTINGTON KAC}I �,�AC�-jj�iEIV W19112 CVO'WADOWLARK SPf[IfIC PLAN MASTER PLAN CONLfPT CITY Of HUNiIN6TON BEACH SECTION 3.0 3.0 MASTER PLAN 3.1 Development Concept The Meadowlark Specific Plan development concept provides for a mixed use community of commercial and residential uses. The Specific Plan establishes the general type, location parameters and character of residential development (48.4 acres) while allowing for creative design solutions within the overall framework of the Plan. The commercial portion of the Specific Plan (16.6 acres) has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 /TPM No. 90-268 /CE No. 91-31). The Specific Plan area is designed to allow for development that is complementary to the surrounding neighborhood and the City of Huntington Beach. The development concept (uses, densities and product types) is intended to allow for reconfiguration of the standard elements of new growth - single-family detached residences, multiple family development, retail and recreation facilities to enhance community, convenience and identity. The Meadowlark residential community is intended to be designed in the form of distinct, complementary and interconnected "neighborhoods" (Planning Areas) in which streets are convenient and comfortable to walk and parks form a public focus. The plan identifies four pedestrian-oriented neighborhoods, multiple recreational areas and a meandering pedestrian promenade/ Spine Road, which provides the link between the residential and commercial segment of the Specific Plan area. The differences between the design of the Meadowlark community and other residential projects will be slight and significant at the same time. The streets are proposed to be narrower, tree-lined and connected to the public park and private mini- parks; in addition, landscaped parkways will be provided to enhance the pedestrian- friendly community design concept. The mix of housing is intended to allow a broader range of product types and include conventional small-lot, zero-lot line and z-lot layouts. The visual impact of garages is proposed to be diminished through neo-traditional design solutions which advocate placement of garages towards the rear of residential lots. Building design is intended to address the street and sidewalk with entries, balconies, porches, architectural features and activities which help to create a safe and pleasant living environment. The Meadowlark Specific Plan includes the following components which provide the necessary development information/guidelines to create a high quality residential planned community: Land Use Grading Circulation Geology - Soils/Seismicity Open Space/Recreation Potential Hazardous Materials Landscape Concept Archeology Public Facilities Phasing 4 ATTAC ►IVIC I IVLJ. �: 3.2 Land Use The Meadowlark Specific Plan includes an existing 16.6 acre neighborhood shopping center along its southerly boundary and provides for residential uses on the remaining 48.4 acres of vacant land. The project Spine Road divides the shopping center into two parcels and provides access through the Meadowlark residential area. The 48.4 acres of undeveloped residential land within the Meadowlark Specific Plan area is divided into four(4) Planning Areas. The proposed residential densities, range from nine and half (9.5) dwelling units per net acre to twenty-seven and half (27.5) dwelling units per net acre, and provide a gradual transition from the commercial and medium high density attached residential uses (RMH) to the south of the property to the existing low density detached residential uses (RL) to the north, east and west. (Please refer to Exhibit 3: Conceptual Master Plan.) All four (4) Planning Areas are anticipated to be developed with small lot, single-family detached homes, however the Specific Plan allows for an alternate development product type of multi-family attached residences within Planning Area 4. A summary of the proposed residential land use allocation within the four residential Planning Areas by product type, gross acreage, density and maximum number of dwelling units follows. (Please refer to Exhibit 4: Development Summary). The boundaries and acreage of each Planning Area are fixed. Minor modifications to Planning Area boundaries may be made, and shall be subject to review and approval by the Community Development Director. The maximum gross density within each Planning Area shall not be exceeded.. ATTACH 1►�T I r k � — `1r��et+'.Jr'tL1eW{'4 �'�M'4'�I i F'r � © '�� pJ AA ti1'4"'S"J .^�' bta v7 /r�, i 4 • � 11 V!J't 4 �nh��� lt9.r� r''t tl)r'� t'*����. �'I�• ' t e l�1rr�l ji,n S! I•il li Fj 1,{I S ! � .L IL 1 Sit C ri'�}r s4 II T n'�✓k I LrL _ l I/t�yi�,,f pit /' }�}h��✓�" '��:'Cr� iTj \ � , k�,ei:�'� xA x wi�. 'C l 1�a 1 n I ryy • •:a. ..M �A fy tAl�yc'l.��t J1�14��% y+' I{r'S d{r aprr� ��,r 1�,����•1a11�'���1�,11�'�'��'��� III. ��- 1 ME yTy�IG�iI • -- .a'L��_..�� a�11 ..rah: P w A+�h .•.4 \J_ 'I 1 �.�,�A��� lye :j�'� ��'• � � i1 r EXJHBIT 4 DEVELOPMENT SUMMARY MEADOWLARK SPECIFIC PLAN Acreage % of Gross Net Density No.of Planning Area Land Use (Max) Site Density (Max) Lots/Units (Max) (Max) (Max) 1 S.F.R. 10.9* 22.5 6.5 9.5 70 (Detached) 2 S.F.R. 9.3* 19.2 6.5 9.8 60 (Detached) 3 S.F.R. 14.5* 30.0 8.0 11.8 116 (Detached) 4 S.F.R. - 11.0* 22.7 9.0 13.8 99 (Detached)or M.F.R. (18.0) (27.5) (198) (Attached) S.F.R. 45.7 94.4 7.5 11.3 345 Subtotal (S.F.R. /M.F.R.) (9.7) (14.6) (444) Public Park ** ** Spine Road 0.5 0.1 ROW adjacent to Public Park TOTAL 48.4 100% 345 (444) * NOTE: Includes proposed open space lettered lots, landscape maintenance easements, common open space areas and local streets. ** NOTE: Development shall comply with parkland dedication requirements. 6 rAT %ITACHMENT NO-g 3.3 Circulation A. Public and Private Street System The Circulation Plan illustrates the general alignment, classification and location of the proposed public and private roads within the project site. The Plan is consistent with the Circulation Element of the General Plan. (Please refer to Exhibit 5: Circulation.Plan.) The Spine Road shall provide access to the property from Heil Avenue and from Warner Avenue at Plaza Lane. Plaza Lane, a local collector road currently terminates at the commercial center's northerly boundary. The Spine Road meanders through the shopping center and the residential Planning Areas, separating Planning Areas 3 and 4, Planning Areas 1 and 3 and dividing Planning Area 2. The northern terminus of the Spine Road at Heil Avenue aligns with Del Mar Lane. Pearce Street, which is located west of the project site, shall be extended through Planning Area 1. Local access to the four residential Planning Areas shall be provided directly from the Spine Road. Access to Planning Area 1 and 4 shall also be provided from the Pearce Street extension and Roosevelt Lane respectively. The Pearce Street extension shall be carefully planned to minimize traffic impacts onto the existing street system. Access to Pearce Street shall be such that traffic on said street does not exceed 2500 average daily trips. Roosevelt Lane may provide limited direct driveway access to Planning Area 4 residential lots which front on Roosevelt Lane. Roosevelt Lane shall not be a through street to Warner Avenue. The eastern side of Roosevelt Lane (approximately 500 linear feet south of Pearce Street) shall be fully dedicated and fully improved to City Standards. The design of the Spine Road shall advocate traffic calming and shall constitute an important circulation and thematic design element of the Meadowlark master plan concept. The street section for the subject roadway shall transition as it flows through the project from a sixty-six (66) ft. right-of-way with a "curb-to-curb" paved section of forty-six (46) ft. at Heil Avenue and a sixty (60) ft. right-of-way with a "curb-to-curb" paved section of forty (40) ft. at the northern terminus of Plaza Lane to a sixty (60) ft. right-of-way with a thirty-two (32) ft. paved section within the central portion of the site. The Spine Road design shall incorporate raised, landscaped medians at both project entry locations and. fourteen (14) ft. wide landscaped parkways along both sides of the road. Six (6) ft. wide meandering sidewalks shall be included within both sides of the landscaped parkways. Open space lots adjacent to the Spine Road shall contribute additional landscaping to the proposed parkway areas, thus enhancing its"greenbelt" design. Heil Avenue shall be improved to an ultimate right-of-way width of eighty-eight (88) ft. Street improvements along Heil Avenue shall increase the pavement width from sixty-four (64) ft. to seventy (70) ft. and will provide an eight (8) ft. sidewalk and a twelve (12) ft. landscape buffer along the northerly boundary of the Meadowlark property. ATTACHNENT INO. . DEL WR came acrnaes M&EMY w max r r r r V 11 �� r Z �-PA--lam + PA-2 SCALE: 1"=300' • r r / , V PUBLTC ~ r y �= , �r I PARK r r 416 'r s _ r rr r PA-1 eane cuxm run FALY Ill niaa-aa s a ►,,ii /it� Cmmo O �/COMMON + r C SPACE OPEN >A PA-3 PA- MA-N ' W fa/�I-� r � L-FMlT1a1 •shy talA . ^T WARM i00LEGEND flag IBM ® LWOR ARTERIAL HIGHWAY (136' R.O.W.) cv sv ay 'gp p ro oc so SECONDARY ARTERIAL HIGHWAY (82' R.O.W.) e • • • • N PUBLIC COLLECTOR (60' R.O.W.) e ' • • e ■■� PUBLIC LOCAL (57' R.O.W.) e • e o e • o + e • • o • • ==== FUTURE PUBLIC LOCAL d B d no 0o Cs no a r 8 •= , AINOR ACCESS ALW SECONDARY ACCESS Mf DO l ' ����' �W ARK SPfCIfIC PLAN -�-� � CIRCULATION PLAN CITY Of flUNTINGTON BEACH UNIT 5 With the exception of the Spine Road and the Pearce Street extension through Planning Area 1, all other interior local streets shall be private. Landscape parkways shall be provided within Planning Area 1 and 2 and are encouraged within Planning Area 3 and 4. Private street section designs for Planning Area 1 and 2 shall include four (4) ft. (min) non-monolithic sidewalks and six (6) ft. (min) landscaped parkways on both sides of the street. Six (6) ft. monolithic sidewalks may be provided within Planning Area 3 and Planning Area 4 as well as along the Pearce Street extension in Panning Area 1. (Please refer to Appendix B: Street Sections). B. Traffic Control The Planning Commission, upon recommendation of the Department of Public Works, shall determine the need for traffic control devices (i.e. traffic signals). Such determination shall include the appropriate time installation. The developer(s) shall pay the entire cost of installing traffic signals at Heil Avenue/Del Mar Lane, and Warner Avenue, the entrances to the project area. Installation of the traffic signal at Del Mar Heil. shall be required with the first residential phase. Development of the Meadowlark Specific Plan area will require a secondary access to Bolsa Chica Street from Pearce Street. The developer(s) shall pay one-fourth of the cost for the traffic signal at Bolsa Chica and Pearce prior to issuance of building permits. Proportional share of Heil/ Graham signalization shall be paid prior to start of the final residential phase, as determined by traffic signal warrants. C. Transit Facilities Bus turnouts and bus shelters shall be provided at locations designated by the Department of Public Works and Orange County Transit District. The design of such shelters and turnouts shall be approved by the Department of Public Works and Orange County Transit District. 3.4 Open Space/Recreation Development within the Meadowlark Specific Plan area shall comply with parkland dedication requirements. Open space and recreational areas for the Meadowlark project shall be provided by a public park, private mini-park(s) and private yard areas. (Please refer to Exhibit 6: Public- Private Open Space Plan). The proposed public park is envisioned as an extension of the existing 5-acre Norma Gibbs Park. The private mini-parks will serve the residents of the Meadowlark community exclusively and shall be maintained by a Community or Homeowner's Association (HOA). Although the actual amenity program for the private mini-parks has not been specifically defined, provision of a tot-lot, swimming pool/ spa and community meeting/ clubhouse is encouraged. Mini-park acreage shall be based on the required common open space requirement per dwelling unit. 3.5 Landscape Concept The landscape concept for the Meadowlark project is integral to the overall character of the community. It includes a combination of landscape and hardscape features adjacent to and visible from project roadways which combine to form a major design element of the community 8 ATTACHMENT iti�. �v DEL MR F7m mm m su fALLY 10 r r..HEIL AIR: _ _ A-2 r` PA- r _ r Ip• an PARK 31 - r i l l y PA MTAOS FAiLy r W gls-i !HE COMm4N'-1►, r r 1 __ 1 /OPEN r ' r l / SPACE LEGEN 1 Can .o= m" ® PUBLIC PARK 1 ® COMMON OPEN SPACE 1 ao on, d .ep GW Aaow ro PQ SPINE ROAD GREENBELT ♦ • O 4 ♦ O O ♦ O ♦ O O • O GO [/ GO 0/ d r \ ` O SCALE: 1"=300' MEADOWLARK SPfCIf IC PLAN 40PUBLIC/PRIVATE OPEN SPACE P<AN CITY OF HUNTINGTON BEACH r, EXHIBIT 6 structure. Major features of the landscape concept include entry, community edge, and streetscape treatments. A. Entry Treatments • Primary Entry The primary community entry shall be located at the intersection of the Spine Road and Heil Avenue. The community entry design concept is intended to integrate project monumentation, enriched pavement treatment (subject to Community Development Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls (Please refer to Appendix C: Heil Avenue Project Entry). • Secondary Entry A second project entry shall be provided at the northerly terminus of the existing Plaza Lane. The subject entry design shall reflect primary project entry design elements and shall incorporate enriched pavement treatment (subject to Community Development Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls. (Please refer to Appendix D: Plaza Lane Project Entry). B. Community Edge Treatments • Community Perimeter Wall A decorative community theme wall along the public Spine Road and Heil Avenue will provide project identity, privacy and noise control (Please refer to Appendix E: Community Wall Plan). Removal and replacement of existing walls along the project site's perimeter is encouraged, so that double walls are avoided. • Heil Avenue Landscaping A twelve (12) ft. landscape buffer shall be provided along the project's northerly property line. The landscape buffer treatment along Heil Avenue shall be compatible and complimentary with the proposed landscaping along the Spine Road. • Parks The Meadowlark Specific Plan includes a public park adjacent to the existing 5-acre Norma Gibbs Park. In addition, private mini-parks shall be incorporated within the overall community development concept and shall provide open space buffers between planning areas as well as between the proposed development and existing adjacent residential uses. Park design shall take into consideration Crime Prevention Through Environmental Design (CPTED) principles to ensure adequate surveillance of the park sites and address security related issues for adjacent properties. C. Streetscape Treatment • Spine Road The Spine Road shall provide the primary access to the project. In order to enhance its appearance an expanded landscape parkway shall be incorporated as part of its design. The proposed plant palette for the Spine Road shall be complementary to the landscaping materials utilized within adjoining residential Planning Areas Avenue. Shade trees shall be incorporated in the Spine Road landscape design concept (Please refer to Appendix F: Spine Road Expanded Parkway). • Local Streets - Planning Areas 1-4 A unique landscape design theme shall be developed for each Planning Area. A neighborhood accent street tree and background trees shall be elected and used consistently within each Planning Area. Shade trees shall be incorporated in the local street landscape design concept. D. Plant Material Palette All streets shall be established with identifiable landscape materials (Please refer to Appendix G: Plant Material Palette). The proposed plant materials (shrubs, groundcovers and trees) shall be compatible and complementary to existing adjacent streetscapes. 3.6 Public Facilities The public facilities plans identify existing and proposed infrastructure, storm drain, sewer and water facility improvements to serve development within the Specific Plan area. The developer (s) of the Specific Plan area shall be responsible for the construction of all public facilities/ improvements concurrent with individual project development. Improvements shall be subject to review and approval by the Director of Public Works. A. Storm Drainage Facilities The City of Huntington Beach and the Orange County Flood Control District are the agencies responsible for the flood control system in the project vicinity. Regional flood control channels exist along Warner Avenue and Bolsa Chica Street. The property's proposed storm drain system shall provide drainage for the site as follows: Runoff from the property shall be conveyed to the Sunset Channel, approximately 2,500 feet from the project site. A portion of storm water runoff shall be detained on-site. The proposed storm drain system will consist of reinforced concrete pipe (RCP) with a minimum pipe size of eighteen (18) inches. All interior local streets shall carry the property's storm runoff into catch basins which shall connect to a backbone storm drain line located within the Spine Road. Based upon preliminary hydrology studies it is anticipated that the backbone storm drain RCP system shall range in size from thirty-six (36) to sixty (60) inches. (Please refer to Appendix H: Storm Drain System.) The proposed storm drain system exits the site at the intersection of Heil Avenue and the Spine Road and is conveyed to the Sunset Channel, within a 66-inch RCP. 10 ATTACHfi�IcN B. Sewer Facilities The City of Huntington Beach is responsible for the review and approval of waste water collection within the project area, and the County Sanitation Districts of Orange County (CSDOC) is responsible for the treatment of waste water. The existing sewer system is comprised of several lines, including a fifteen (15) inch in Heil Avenue, an eight (8) inch in Pearce Street and an eight (8) inch in Plaza Lane. The proposed sewer system for the Meadowlark property shall connect to the fifteen (15) inch existing sewer main on Heil Avenue. (Please refer to Appendix I: Sewer System). The property's backbone sewer line will be located within the Spine Road. All "in-tract" local sewer laterals shall gravity flow to the backbone sewer line within the Spine Road. The sewer lines within the property shall be contained in public and private streets or easements which will ultimately be dedicated to the City of Huntington Beach. All proposed sewer lines within the Specific Plan are tentatively established at eight(8) inches. C. Water Facilities Domestic water for the property will be provided by the Public Works Water Division of the City of Huntington Beach. The existing and proposed water supply systems are shown on Appendix J: Water System. On-site water lines shall connect to the existing external system at three locations, thus providing a looped water system of adequate water pressure. The proposed water system shall connect to an existing eight (8) inch line in Pearce Street, an eight (8) inch line in Plaza Lane and a twelve (12) inch in Heil Avenue. The backbone water facility shall consist of a twelve (12) inch line which follows the Spine Road alignment and connects to the existing twelve (12) inch water line in Heil Avenue and the eight (8) inch water line in Plaza Lane. All other project water lines shall be eight (8) inches and shall follow the proposed street alignments, creating loop systems and connecting to the twelve (12) inch line in the Spine Road. Prior to the issuance of building permits within any of the area designated as a separate phase of development in the Phasing Plan, clearance shall be obtained from the Department of Public Works and the Orange County Sanitation District stating that such development will not adversely impact the water system. Such clearance shall be in the form of a letter to the Director of Community Development. 3.7 Grading The Meadowlark property is generally flat. A 15-foot grade differential exists between the highest elevation at the southwest portion of the property and the lowest elevation adjacent to Heil Avenue. (Please refer to Appendix K: Topography). The topography is entirely manmade as a result of farming practices and the previous airport land use. ATTACMMEN� NU. ��, Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. All grading within the Specific Plan area will require a grading permit and shall be governed by soils, foundation and other geotechnical reports prepared by registered civil and geotechnical engineers, building codes, established engineering practices and City ordinances. Reasonable efforts shall be taken in the design of improvements and building pads to minimize the amount of grading required. The maximum slope ratio, horizontal to vertical, will be 2:1 unless otherwise recommended by a Geotechnical engineering report and approved by the City. 3.8 Geology - Soils/Seismicity The Meadowlark property is located on the Bolsa Mesa which is an alluvial terrace—a bench— like formation of land carved in alluvium by a stream. Information obtained from soils investigations indicate that the property can be made suitable for development for low rise commercial and residential structures using conventional grading procedures. The surface soils are expansive and this characteristic will require consideration in design and construction of footings and slabs on grade. The subject site is located approximately 5,000 ft. northeast of the Alquist Priolo Special Studies Zone for the Newport-Inglewood Fault. The distance from the Special Studies Zone removes the site from any specific Zone related considerations. The Bolsa-Fairview Fault is approximately 2,000 ft. southwest of the project site. Although this fault is closer to the Meadowlark Specific Plan area than the Newport-Inglewood it is assumed to be less of a threat to the area. A recent fault.analysis (1986) prepared by Richard Lung, of Leighton and Associates, stated that the Bolsa-Fairview Fault has not been active in geologic historic times (within the last 10,000 years) and is not considered a threat or measurable risk to people and/or buildings in the area. The State Division of Mines and Geology has concurred with this assessment. The following geology, soils and seismicity measures shall be employed prior to the issuance of building permits: Submittal of a structural engineering study evaluating proposed foundation designs and respect the ground shaking and liquefaction hazards on the property. The study shall be subject to the review and approval by the Public Works and Community Development Department. Foundations and structural components of the buildings shall be designed according to recommendations contained within the structural engineering study. Submittal of a soils study detailing grading and site preparation recommendations. This study shall be subject to the approval by the Public Works and Community Development Department. Grading and site preparation shall be accomplished in accordance with recommendations presented in the soils study. Submittal of a soils analysis identifying the absence or presence of methane gas and/or contamination by hazard materials. If contamination is found, all affected areas must be cleaned 12 ATTACHMENT INO. 11..,,.._?� up to the satisfaction of the City and other appropriate agencies. If methane gas is present, a mitigation plan must be submitted to the City and other appropriate agencies. 3.9 Potential Hazardous Materials An on-site inspection and field tests were conducted on the Meadowlark property by the County of Orange Environmental Health Division to determine the presence of any soil contamination. This investigation, which was conducted on April 5, 1990, determined that gasoline contaminated soils exist on-site (Please refer to Appendix L: Letter from the Environmental Health Division dated June 20, 1990). Investigative measures have been carried out to the satisfaction of that agency for the commercial site and closure has been granted by the Orange County Health Care Agency (OCHCA) for the soil and groundwater cases. The potential for future impact to the area north of the commercial site is considered to be minimal, however, investigative and remediation measures shall be required for the residential area of the Meadowlark Specific Plan to ensure compliance with the Orange County Health Division requirements. Verification of clearance by the OCHCA shall be provided to the City of Huntington Beach prior to issuance of building permits. Specific development proposals within the Meadowlark Specific Plan area shall comply with any/all applicable environmental mitigation measures pertinent to hazardous materials. 3.10 Archeology The Meadowlark Specific Plan area is situated on Bolsa Chica Mesa, an area of higher land mostly above the twenty-five (25) contour line, overlooking the Bolsa Chica lowlands. The lowlands were formerly an embayment which provided a diverse floral and faunal resource for local prehistoric Native American populations. Archeological surveys and test programs have identified nine (9) archeological sites on the Bolsa Chica Mesa. Conclusions reached by these studies indicate that all of the sites were shellfish processing camps situated within 600 ft of the edge of the bluff overlooking the Bolsa Chica lowlands. One of the Bolsa Chica Mesa archeological sites, Ora-368, was situated on the southeast corner of the Meadowlark property. The site was professionally excavated from 1986 to 1994 and has now been replaced by commercial development. Based on the results of the original property survey conducted in 1986, additional work was recommended in four areas along the southeastern portion of the property. Area 1, which contained archeological site Ora-368, was . mitigated from 1990 to 1994. Areas 2, 3 and 4 (Please refer to Appendix M: Meadowlark Areas of Archeological Concern) were investigated in 1996 and found that no intact cultural materials (prehistoric or historic) remain on the property. No further mitigation measures are necessary for archeology. The property is cleared for development regarding cultural resources. 13 ATTACH !MLE • I a� N' Z� 3.11 Phasing Plan The Meadowlark community may be developed in several phases. In order to accommodate the anticipated development of each Planning Area, major circulation, infrastructure and community improvements within the Meadowlark property should be completed prior to occupancy of the first residential unit, exclusive of models. (Please refer to Appendix N: Phasing Plan). The first phase of project development shall include widening of Heil Avenue, construction of the Spine Road and adjoining landscaping improvements and development of the public park site adjacent to the existing Norma Gibbs Park. ATTACH MEN N0" . I 14 MEADOWLARK SPECIFIC PLAN �PG� DEVELOPMENT REGULATIONS CITY Of HUNTIN6TON BEACH SECTION 4.0 4.0 DEVELOPMENT REGULATIONS 4.1 Purpose and Intent The provisions contained herein shall govern the design and development of the Meadowlark Specific Plan area. Development standards and/or design criteria and activities not specifically addressed in this Specific Plan shall be addressed in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), Municipal Code and City policies. 4.2 Establishment of District Areas and Planning Areas The Meadowlark property is comprised of a 48.4 acre residential and a 16.6 acre commercial district. (Please refer to Exhibit 2: Zoning/ District Map). The commercial portion of the Specific Plan has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 / TPM No. 90-268 / CE No. 91-31). The residential segment is currently vacant and is divided into four Planning Areas. A description of each planning area and corresponding development standards for each planning area follows. A. Residential District Planning Area 1 Planning Area 1 is centrally located within the Meadowlark project with direct access to the project's Spine Road and Pearce Street. This Planning Area is proposed to be developed with single-family detached homes, accommodating up to seventy (70) lots (9.5 du/ net ac). The majority of the streets within Planning Area 1 shall be private, with the Pearce Street extension to the Spine Road being the exception. Private roads shall be designed to provide thirty-two (32) ft. of pavement width allowing parking on one side of the street in conjunction four(4) ft. sidewalks and six (6) ft. landscaped parkways on both sides of the street. The Pearce Street extension shall be designed in accordance with public street section City standards. Planning Area 2 Planning Area 2 is located within the northern area of the Meadowlark project, adjacent to Heil Avenue. Up to sixty (60) single family detached homes may be provided within the subject Planning Area (9.8 du/ net ac). Local streets within Planning Area 2 shall be private, with a thirty-two (32) ft. pavement width accommodating parking on one side of the street in conjunction with four (4) ft. sidewalks and six (6) ft. landscaped parkways on both sides of the street. 15 ATTACHMENT NO. . -- Planning Area 3 Planning Area 3 includes that area east of the proposed Spine Road and south of the proposed public park. This Planning Area is intended to accommodate up to one hundred sixteen (116) single-family lots (11.8 du/ net ac). All private streets within this Planning Area shall have a thirty-two (32) ft. pavement width which would allow for on-street parking on one side of the street. Six (6) ft. wide monolithic sidewalks may be provided on both sides of the street for pedestrian access. Planning Area 4 Planning Area 4 is located west of the proposed Spine Road, north of the existing Meadowlark shopping center and east of Roosevelt Lane. This Planning Area may be developed with single- family residential or multi-family product types. A maximum number of ninety-nine (99) lots may be developed (13.8 du/ net ac). The multi-family alternative permits up to one hundred ninety-four(198) residential lots (27.5 du/net ac). All local streets within Planning Area 4 shall be private. The single-family detached development concept shall accommodate a thirty-two (32) ft. paved street section width, allowing for parking on one side only. Six (6) ft. wide monolithic sidewalks may be provided on both sides of the street for pedestrian access. Resident and guest parking for the multi-family development alternative within Planning Area 4 shall be provided off-street. B. Commercial District Development within the commercial district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 4.3 Definitions Words, phrases and terms referenced in the Meadowlark Specific Plan shall have the same application and meaning as described in the HBZSO. When not inconsistent with the context, words used in the present tense include the future tense; words used in the singular number include the plural number; and words of the masculine gender include the feminine gender. The word"shall" is always mandatory and the word"may" is permissive. 16 ATTACHMENT NO. �-�v 4.4 General Provisions A. Parkland Dedication Public Park dedication requirements (parkland and/or in-lieu fees and improvements) shall be satisfied in accordance with the provisions of Chapter 254, Dedications and Reservations, of the HBZSO. B. Affordable Housing Prior to recordation of any final maps the subdivider(s) shall submit an affordable housing plan . The plan shall provide for affordable housing on-site or off-site. The contents of the affordable housing plan shall include the following: a. Ten percent (10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100%of the Orange County Median Income) for a period of thirty (30) years. b. A detailed description of the type, size, location and phasing of the units being built. The estimated applicable sales price and rental rate of the units. c. . If rental units are used to satisfy this condition, then the units shall be for households earning between 50%40% of the Orange County Median Income. Prior to issuance of building permits, the applicant shall execute a thirty (30) year agreement that maintains the appropriate level of affordability for units in accordance with the Orange County Median Income. If rental units are used to satisfy affordable housing requirements off-site , prior to issuance of building permits the subdivider shall: a. Identify the location of the rental units and time they will become available for use. b. Execute a covenant describing the terms of affordable housing/rental unit provisions. C. Activity Center Facilities Child care facilities or similar community serving building for Meadowlark Specific Plan area residents shall be made available within the Meadowlark Specific Plan area. ATTACHI'ViEN T NO"t. L4 33 17 D. Infill Ordinance Development within the Meadowlark Specific Plan area shall be subject to the Residential Infill Lot development requirements, in accordance with the HBZSO. E. Perimeter Buffers An one-hundred (100) ft. wide perimeter buffer shall be provided between existing single family development adjacent to the project site and any proposed attached or detached residential development at greater than seven(7) dwelling units per gross acre as follows; fifty (50) percent of that width may be driveway or drive aisle (excluding open or enclosed parking), or seventy- five (75) percent may include attached low density residential units, or one hundred (100)percent may include detached single family residential units at a density not to exceed seven (7) dwelling units per acre. In all cases the landscaped area shall be the outer portion of the buffer area. The maximum building height of all structures within the one-hundred (100) ft. perimeter buffer area shall not exceed twenty-five (25) ft. The building height within said area shall be determined based on HBOC provisions. A twenty (20) ft (average) landscaped buffer shall be provided along the entire length of the Spine Road. Said buffer may include landscaped parkway areas within the street right-of-way. Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. A twelve (12) ft.(min) landscaped buffer area shall be provided along the northerly property line (Heil Avenue). Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. Buffer areas shall be provided between the commercial and residential district to limit the height of any required noise attenuation barriers to a maximum of eight(8) ft. (Please refer to Appendix O: Commercial/Residential District Buffer Area Treatment). Noise attenuation barrier design solutions may include wall, berm or a combination thereof and shall be subject to review and approval by the Community Development Director. F. Parking The number of off-street parking spaces for development within the residential district of the Meadowlark Specific Plan area shall be provided in accordance with HBZSO requirements. G. Garage Use/Design Garages shall be utilized for automobile storage. The minimum interior garage dimension shall be twenty (20) ft. by twenty(20) ft. Automatic roll-up garage doors shall be provided in all dwellings with driveways twenty ft. (20') or less in length. Twenty-five percent(25%) of all single-family detached dwellings shall incorporate garages within the rear half of the lot. 18 ATTACHMEN i H. Building Additions/ Modifications All dwellings within Planning Area 1-4 shall be constructed in accordance with approved conditional use permit(s) and building construction permit plan(s). Additions and exterior modifications shall be permitted on a limited basis and shall be subject to approval by the Meadowlark HOA and the Director of Community Development. Interior and exterior modifications shall be subject to building permit review/processing requirements. I. TreesgUe Street trees shall be placed no further than thirty (30) ft. on center in parkways located between the curb and sidewalk. Tree species shall be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage, and minimize water consumption. J. Product Development Three different floor plans (min) and two (2) alternate elevations for each-floor plan shall be required to be developed within each Planning Area. Reversed floor plans/elevations shall not be considered as additional/different floor plans/elevations. K. Porches/Entry elements Porches and/or single story entry elements shall be provided on a minimum of 1/3 of the total number of dwellings within each residential planning area. L. Variable Setbacks Front yard setbacks shall 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 solar access and provide useful private open space areas (Please refer to Appendix P: Conceptual Street Scene). M. Activities/Uses along Spine Road Pedestrian Promenade Points of interest(architectural, landscaping, recreational and/or sculptural), seating areas, and functional pavilions (ATM, news-stand etc.) shall be incorporated within the overall Spine Road buffer design theme. N. Street Furniture Decorative street furniture and light fixtures shall be incorporated within the residential portion of Meadowlark Specific Plan area. 19 ATTACHMENT N0- g-3s 4.5 Development Standards A. Residential District Planning Area 1 1. Purpose Planning Area 1 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-1). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care Ltd. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand six hundred (4,600) sq. ft. • The minimum lot frontage shall be fifty-five (55) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.5 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty(30) feet and a maximum of two (2) stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 20 ATTAC'MEN i 411 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve (12) ft.* * The above setback requirements assume provision of six (6) ft. (min) wide landscape parkways along street frontages. Front yard setbacks may be reduced to an average of twelve (12)ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten(10) ft. • Side entry garages or carports: ten(10)ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. 21 ATTACH MEN i ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: ten(10) ft. • Garage(s),patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following . . requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with a four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 22 ATTACHMENT NU `-�� 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R:Wall/Fence Master Plan) . • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage.. • One hundred(100) sq. ft. per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area may be provided in one or more areas as long as each area is a minimum of three thousand(3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four (4) ft. (min)building separation shall be provided between structures on the same lot. 23 ATTACHMEN i U. q- Planning Area 2 1. Purpose Planning Area 2 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-2). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit • Day Care Ltd. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand (4,000) sq. ft. • The minimum lot frontage shall be fifty (50) ft. however, the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent(5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10) ft.* • Patios/Entry elements: twelve (12) ft.* 24 ATTACHMENT NO. ,q- Hp * The above setback requirements assume provision of six (6) ft (min.) wide landscape parkways along street frontages. Front yard setbacks may be reduced to an average of twelve (12)ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten (10).ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: ten(10) feet. • Garage(s), patio cover(s) and accessory building(s): five (5) feet. 25 ATTACi HWE N l 1`v v. _`d The following projections into the rear yard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten (10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot-line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. 26 A7AGt1vTIE LL4; • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a)*Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. * One hundred(100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand(3,000 ) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred(400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min) building separation shall be provided between structures on the same lot. Planning Area 3 1. Purpose Planning Area 3 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-3). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care Ltd. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be forty (40) ft; however the minimum lot frontage for _ .- cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 11.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories with the exception of the one-hundred (100) ft. buffer area where the maximum building height shall be limited to twenty-five (25) ft. The building height within the buffer area shall be determined in accordance with HBOC provisions. (Please refer to Section.4.4E, p.18) 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent(5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. ATTACHWn i�ay. .�.�.`� 28 • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve (12) ft.* * The above setback requirements assume provision of six (6)ft wide monolithic sidewalks and no landscape parkways along street frontages. If six (6)ft. (min.) wide landscape parkways are provided,front yard setbacks may be reduced to an average of twelve (12) ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Three (3) ft. (min) on one side and five (5) ft. (min) on the other side. An eight (8) ft. (min) separation shall be provided between dwelling units. The following projections into the interior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 0 Exterior Side Yard Setback The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six (6) ft. on any exterior yard but need not exceed eight(8) ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: thirty(30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setback The minimum setback from the rear property line shall be as follows: • Dwelling: ten(10) ft • Garage(s),patio cover(s) or accessory building(s): five (5) ft. 29 ATTACHMENI ►rv. `I- q5� The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line. For a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or-private right-of-way:-- --- - • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots. Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setbacks, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. 30 ATTACHMENT Nb. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred(100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand(3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space _ Four hundred(400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min) building separation shall be provided between structures on the same lot. 31 ATTACHMEN'T' NO. 1-4___=__4 1 Planning Area 4 1. Purpose Planning Area 4 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-4). 2. Permitted Uses • Single-family detached dwelling units (on zero lot-line and Z-lots) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care Ltd. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be fifty-five (35) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) feet. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 13.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve(12) ft.* 32 ATTACHMENT NO. y:fig. * The above setback requirements assume provision of six (6)ft wide monolithic sidewalks and no landscape parkways along street frontages. If six (6)ft. (min.) wide landscape parkways are provided,front yard setbacks may be reduced to an average of twelve (12) ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: Zero lot-line: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min)setback shall be provided along the non-zero lot-line for a total of ten(10) ft. separation between dwellings. . . • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Z-lots: • A eight (8) ft. (min)building separation, in conjunction with four(4) ft. (min) side yard setbacks, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. The following projections into the interior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 33 ATTACHMENT NO. ` L4 01 cl Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six (6) ft. on any exterior yard but need not exceed eight (8) ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: thirty(30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: ten(10) ft. • Garages or accessory building: five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. -- 8. Fences • Fences shall be constructed in accordance with an approved fence/wall plan for the Meadowlark community(Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 34 ATTACHMENT NO. 4-.5-D 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand(3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five) 25 ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min) building separation shall be provided between structures on the same lot. 35 ATTACHMENT NO. Planning Area 4 (Alternative) 1. Purpose Planning Area 4 is intended to provide for multi-family residential development. 2. Permitted Uses • Multi-family dwelling units (including apartments), and accessory uses and structures permanently located on a parcel subject to approval of a Conditional Use Permit and a Tentative Tract Map. • Private recreational facilities owned and maintained by a Community or Homeowners Association. • Day Care Ltd. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Maximum Density • The overall planning area density shall not exceed 27.5 dwelling units per net acre. 4. Development Standards • Development within Planning Area 4 with a multi-family product shall be implemented in accordance with HBZSO High Density Residential District property development (" standards. B. COMMERCIAL DISTRICT Development within this district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOQ and pertinent conditions of approval for the commercial center. 36 ATTACHkA,F !T N0. ..:H"sv 4.3 General Design Criteria A. Residential Subdivision Desijzn Residential subdivisions should be configured to establish a pedestrian friendly environment and a distinct sense of neighborhood and identity by providing the following: • Street configurations involving interconnection of individual streets that emphasizes a pattern of "blocks" rather than cul-de-sacs. Streets must be pedestrian friendly: sidewalks, street trees, building entries and parallel parking must shelter and enhance the walking environment. • Public squares, mini-parks, or other landscaped elements. Park and plazas should provide public focus and should not be formed from residual areas. • A common "gathering" or activity center within a reasonable walking distance of residential neighborhoods. This center may contain services, such as child-care, public meeting rooms and/or recreational facilities. • Common facilities in proximity to a public park or plaza to encourage a high level of community activity. • A continuous network of sidewalks, bike, pedestrian paths and/ or other elements to link parts of the community and provide connections to land uses in adjacent areas. • Reduced street widths to achieve a more "intimate" relationship between structures without compromising auto safety and emergency access requirements. • Landscaped parkways, especially where reduced street widths are being proposed. • Shade trees along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage, and minimize water consumption. • Alleys or other design solutions to minimize the dominance of garages along street frontages. • Increased setbacks and/ or design elements that buffer residential units from impacts of abutting commercial development. • Decorative street furniture and light fixtures along pedestrian paths. • Architectural, landscape, sculptural and/or recreational points of interest and activities along pedestrian paths. 37 ATTACHMENT N"U. B. Residential Product Design Residential units shall be designed to convey a high level of quality and character by: • Modulating building massing and articulating building elevations. • Avoiding building materials, colors and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. • Minimizing the amount and width of the paving of front yards for driveway and garage access. • Incorporating elements, such as porches, in the design of dwellings to emphasize the front yard as an activity area and"outdoor living room". • Locating and designing garages so that they do not dominate the street scene. • Designing multi-family building elevations to convey the visual character of individual units rather than a singular building mass and volumes. • Including separate and well defined entries to visually convey the individual identity for each residential unit. • Siting and designing parking areas and facilities to integrate but not dominate the architectural character of multi-family structures. • Providing open space amenities accessible and of sufficient size to be usable by residents. C. Non-Residential Structure Design within Residential Planning Areas • Non-residential structure design shall be compatible with and convey the visual and physical scale and character of residential structures. 38 ATTACHMEENT NO. e , e ee pe lMp � 114N f{Cl/ON50 �pp� � � J�CIION 6.0 F 5.0 IMPLEMENTATION 5.1 Procedures The methods and procedures for the implementation of the Meadowlark Specific Plan shall be in conformance with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). 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 that are applicable to the most similar issue, condition or situation shall be used by the Director of Community Development as guidelines to resolve it. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the HBZSO. 5.2 Implementation Notwithstanding provisions/regulations applicable to the commercial portion and the one- hundred (100) ft. perimeter buffer area of the Meadowlark Specific Plan area, development of the Specific Plan area shall be implemented in accordance with procedures set forth in this Specific Plan and HBZSO. 5.3 Hearings All public hearings held relative to this Specific Plan shall be administered per the applicable provisions of the HBZSO. 5.4 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the HBZSO. 5.5 Specific Plan Amendment Requests for amendments to the Meadowlark Specific Plan may be submitted for consideration by the Planning Commission and City Council. Each amendment shall include all sections of the Specific Plan that are affected by the change. Specific Plan Amendment(s) may require concurrent General Plan Amendment(s), unless it is determined by the Director of Community Development that the proposed Amendment would not substantively affect the General Plan goals, objective, policies or programs. Types of changes, which shall require a General Plan Amendment, include: • Changes to the text or maps of the Specific Plan other than the addition of new information which does not change the effect of any regulations. • Addition of permitted uses or increases in intensity of uses beyond those presently permitted within each of the four(4) Planning Areas. 39 AT IACHIIAENT Iv0. q -5& • Changes in infrastructure, such as drainage system, roads, water and sewer systems, which have the effect of increasing capacity beyond the specified land use intensity. 5.6 Dwelling Unit Distribution The Meadowlark Specific Plan does not allow dwelling units to be redistributed between the four (4) Planning Areas. The maximum density shown on Exhibit 4: Development Summary for each planning area and the total number of dwelling units allocated to the Specific Plan shall not be exceeded. 5.7 Boundary Changes Acreage figures shown on Exhibit 4: Development Summary are indicated to the nearest fractional acre. Minor modifications to Planning Area boundaries may be permitted, subject to approval by the Director of Community Development. 5.8 Homeowner's or Community Association Approval of all development proposals shall be subject to submission of a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of open spaces, recreational areas, and community facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Director of Community Development as to suitability for the proposed use of the open space areas. If the common open spaces are to be conveyed to a homeowner's association, the developer shall file a declaration of covenants to be submitted with the application for approval, that will govern the association. • The Homeowner's Association shall be established prior to the sale of the last dwelling unit. • Membership shall be mandatory for each buyer and any successive buyer. • The open space restrictions shall be permanent. • Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. • If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions or reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowner's association with common areas for the total development. 40 ATTACHMENT NO. r 5.9 Approval Period Not withstanding the provisions of Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance, Conditional Use Permits authorized under Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance shall become null and void within two (2) years unless .a final tract map has been recorded with the County Recorder's office on any portion of the approved plans within such two (2) year period. Extensions of time may be granted pursuant to the provisions for extending approval of the Tentative Tract Map. P ATTACHWEN ) 41 ~ r S m MEADOWLARK SPfCIf IC PLAN APPENDIX CITY Of HUNTINGTON BEACH SECTION 6.0 �YbO MIADOWLARK SPICIFIC PLAN CITY Of HUNTINGTON BEACH APP[NDIX A � 3 m �7 `-1 rt:r•. t'i..iYji •PYu/1�:�•1'•t'•+�L;:�;^'.r. 4'it�:�;:''rt '';yr.. _+Al• v 1,,'ti"e , ^r' •• ^t ;e.'. i . ..p .t�,• �^ !� �f,..'i•.�,,F�-1 ,li•n, may.• ��• 7•�� •. .�:�.?v+' 1,.' " .r'• •t,,. �^r{; ,,�i./ - A'.i"i. r.. �;n`a.{*,j. y. ,-: V v+• ��.,N'fR� J1�,y y .�i' i .�•� h :/� i+�LL%• �• � r ��•. �ti , .f• " 16'.y '���y.�. '�`� � �.In. .yJfr r.t(.?'w`„,�•,,, �' �t..j.• _ ��• :�` '� '4 •',• 'i�` max.- '� t''^ `` �'4 t� •� - .? ` { Ski�• 7c' ti.• � `-'�l +d- 4W.�.�, :�',!� . y1'yyV,, ' '1 .���,I� + fir. .�. �`' `�J.y�+�.'S.�r•'. 1. ICI' .� ri ��w �• - - , .. �'. �� f'A� ,. y f r �I�Y 4 •�r,��Ced1k�7/'Yri,rili :.U'"l� � �' .,� +� �.'�'+�1. 1 _•,�' ',�`� e!_ � •w•) .'.ry♦ ..y�:•��`r ,:.{�• ���"�Y'r�1•.�'�'1 y,�:a-. rt :w_rti61 ^iw Y + YA CD 4 ,a. = M. -�v LEGAL DESCRIPTION (MEADOWLARK) ALL OF PARCEL MAP NO. 90-268 IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP FILED IN BOOK 280, PAGES 29 TO 32 INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS A WHOLE AS FOLLOWS: BEGINNING AT THE MOST NORTHERLY NORTHWEST CORNER OF SAID PARCEL MAP NO. 90- 268; THENCE IN A GENERAL EASTERLY, SOUTHERLY, WESTERLY AND NORTHERLY DIRECTION ALONG THE BOUNDARY OF SAID PARCEL MAP NO. 90-268 AS FOLLOWS: NORTH 89035'03" EAST 662.81 FEET; SOUTH 0045'33" EAST 1301.41 FEET; NORTH 89136'05" EAST 333.38 FEET; SOUTH 0047'03" EAST 419.00 FEET; SOUTH 89035'57"WEST 153.25 FEET; SOUTH 72057'27" WEST 69.53.FEET; SOUTH 0°47'03" EAST 221.80 FEET; SOUTH 89036'35" WEST 445.50 FEET; SOUTH 0044'48" EAST 660.65 FEET; SOUTH 89°37t6" WEST 331.98 FEET; NORTH 0044'03" WEST 30.00 FEET; SOUTH 89°37'06" WEST 663.95 FEET; NORTH 0042'33" WEST 1291.01 FEET; NORTH 89036'05" EAST 331.69 FEET; NORTH 0043'18" WEST 660.56 FEET; NORTH 89035'34" EAST 331.55- FEET; AND NORTH 0044'03"WEST 640.61 FEET TO THE POINT OF BEGINNING. CONTAINING 63.459 ACRES, MORE OR LESS. A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN PARCEL MAP NO. 92-228 AS SHOWN ON PARCEL MAP FILED IN BOOK 280, PAGES 33 TO 35 INCLUSIVE OF PARCEL MAPS, RECORDS OF SAID COUNTY AND A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN HEIL AVENUE, PLAZA LANE, WARNER AVENUE, AIRPORT CIRCLE AND ROOSEVELT LANE. . LIl WADOWLARK SPICIFIC PLAN LEGAL DISCRIPTION CITY Of flUNTINGTON BEACH Nc y, MEADOWLARK SKOf IC PLAN CITY Of HUNTINGTON BEACH APPENDIX B R/W I R/W 44' 32' 6' 16' 16' 6' SDEWALK SIDEWALK u u A 44' STREET (PRIVATE) (N.T.S.) R/ RIIN i 52' 10' 1 32' 10' 4' 6' 1 16' 16' 6' 4' PARKWAY PARKWAY DEW 2% 2% . 52' STREET (PRIVATE) (N.T.S.) R/W i R/W 52' 1 6' 20' 20' 6' 90EWALK SDEWALK 52' STREET (PUBLIC) (PEARCE DRIVE EXTENSION) (N.T.S.) R/W R/w 60' . 30' 30' 14' 16' 16' 14' 4' 6' 4' MEANDERIN SIDEWALK 4' 6• 4• 2% 2% SPINE ROAD (PUBLIC) (N.T.S.) MEADOWLARK SPf CIf IC PLAN ' S1Rf f1 Sf C110NS CITY Of 1IUNTINGION BIAN 7 MIADOWLARK SPRIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX C ELEVATION �1 ___________� �1 SIC•E`!ARD FENCE 45 RESIDENCE r :;f ' RESIDENNCE yMASONRI °jRK':'da` ?LAN71NG ` PRCJEC T •.' '� k• .ii MAW - TURF — ,D"iC.R_ SI�E44'ALK ,V ENRICHED PA/ING NORTH SCALE: VD'.P-O' i MEADOWLARK SPECIFIC PLAN � `� flEIL AVENUE PROJECT ENTRY CITY Of WNTINGTON BEACH f / F' (00 MIADOWIARK SP[CIf IC PLAN CITY Of UUNTINGTON MACH APPCNDIX D w. ELEVATION \ \ LAYERED SHRUB PIAP—F N7!3 31D YARD •,� .: •per .�,,•� s j RESIDENCE "-•}4�" e`ti REST ECc .' TER OR IONSY � . COMIMUNITY PERIMETER PARK': q -REP-3 MASONRY WAEU- ME)I.AN _!ANTING� RETAIL CENTER v NORTH CDOWLARK SPECIFIC PLAN _< : �'~�✓ PLAZA LAN[ PROJECT ENTRY CITY Of flUNTINGTON BEACH QDOWIARK SPfCIf IC PIAN CITY N HUNTINGTON BEACH APPENDIX E r r..• r � r... r — I u r r r � QliOl r � z Z -2 r PA-2 r r SCALE: 1"=300' r r r r r ♦ r „ r I r r r r PARK 1 r � A PA-1r J r t . I ✓—� � r r AIM QTAOm am fifty IU o Ma W loin-* Cam MTXM Lr ✓" / C',' r L r � r r r �=- OPEN SPACE r � � Iman r/p r ly VC W min-n ' r ➢-RYLTIM nve taw SAM= am so" �• rmd 'EGEN .1 0• 3.iSi113iL PERIMETER WALL 0o w cz;i .p •— THEME WALL • o e • • • e ♦ e • ppIplGUlpipplppllpp SOUND /ATTENUATION WALL d 6 PROJECT MONUMENTATION WALL 3yLQ MIADOWLARK SHOFIC PLAN COMMUNITY WALL PION CITY Of flUNTINGTON BEAU t MIADOWLARK SPICYIC PLAN CITY Of UTINGTON BEAU APPCNDIX f : = 4N/ALK;`jAY jt g {GROUND /ERTICa_ 11 OP'� TREE ENHANCED PAVING v• SIDEYARD —EN-E ACCENT CANOPY TREE— /COMMUNITY%IASONR• ."AL_ '� 1 bVITH P!L.ASTERS - '= RESIDENCE r: RESi�=NCB -- CONCR=T= _ES t RESIDENCE s• NORTH MEADOWLARK SPECIFIC PLAN � �� `Yl SPINE ROAD EXPANDED PARKWAY CITY Of WNTINGTON HACH 6vl k MfADOWIARK SPfCIf IC PLAN CITY Of HUNTING10N BEACH APPINDIX G SPINE STREET TREE: CUPANIOPSIS ANACARDIOIDES - CARROT*= SPINE BACKGROUND TREE: BRACHYCHITON POPULNEUS - BOTTLE TREE UQUIDAMBAR SiYRACIFLUA - AMERICAN SWEET GUM TRISTANIA CONFERTA - BRISBANE BOX NEIGHBORHOOD THEME ACCENT STREET TREE: PLANNING AREA 1: CUPANIOPSIS ANACARDIOIDES - CARROTWOOD TREE MELALEUCA QUINQUENERVIA - CAIEPUT TREE SCHINUS MOLLE - CALIFORNIA PEPPER TREE PLANNING AREA 2: KOELREUTERIA BIPINNATA - CHINESE FLAME TREE PODOCARPUS GRACILIOR - FERN PINE PINUS TORREYANA - TORREY PINE ULMUS PARVIFOUA - EVERGREEN ELM PLANNING AREA 3: JACARANDA ACUTIFOLIA - JACARANDA MAGNOLIA GRANDIFOLIA - SOUTHERN MAGNOLIA METROSIDEROS EXCELSUS - NEW ZEALAND CHRISTMAS TREE PINUS CANARIENSIS - CANARY ISLAND PINE PLANNING AREA 4: CUPANIOPSIS ANACARDIOIDES - CARROTWOOD TREE FICUS RUBIGINOSA - RUSTY-LEAF FIG MAGNOLIA GRANDIFLORA - SOUTHERN MAGNOLIA NEIGHBORHOOD THEME BACKGROUND TREE: PLANNING AREA 1 : LIQUIDAMBAR STYRACIFLUA - AMERICAN SWEET GUM PINUS ELDARICA - MONDELL PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM PLANNING AREA 2: ERIOBOTRYA DEFLEXA - BRONZE LOQUAT METROSIDEROS EXCELSUS - NEW ZEALEND CHRISTMAS TREE PYRUS KAWAKAMI - EVERGREEN PEAR TRISTANIA CONFERTA - BRISBANE BOX PLANNING AREA 3: BRACHICHYTON POPULNEUS - BOTTLE TREE CUPRESSUS SEMPERVIRENS - fTALIAN CYPRESS FICUS NITIDA - INDIAN LAUREL FIG PLANNING AREA 4: BRACHICHYTON POPULNEUS - BOTTLE TREE ��� VA MEIALEUCA QUINQUENERVIA - CAJEPUT TREE �Cj PODOCARPUS GRACIUOR - FERN PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM TREE REQUIREMENT NOTE: -LOTS LESS THAN 45' WIDE TO RECEIVE ONE (1) 24' BOX TREE MIN. -LOTS GREATER THAN 45' WIDE TO RECEIVE ONE (1) 31' BOX TREE MIN. MEADOWLARK SPICIf IC PLAN PLANT MATERIAL PALE TTf CITY Of WNTINGTON 91AG 1� i MEADOWLARK SPfCIfIC PLAN CITY Of flUNTINGTON BEAU APPCNDIX fI c n ovum w�Fru 1u HIM Ll r - CONNECTS TO THE 4 r COUNTY'S SUNSET •_ r owa CHANNEL (C07) Z A-2 '� . PA-2r - r = r r a SCALE: 1"=300' ; r - r r • i r - 54 pCP' I P PAJIK I- } r • r A a a r 48" RCP (DETENTIO s r * - r 4`�• r ��V// [1 FALT lu w IN11011i-w I sgaaMLT �- IM r' w I r L r ' 'V■ 4..� � v r _ - COMMON' i (` 42"-RCP - /� OPENr 1 i 5l . r .S ��•�J r y\ 1 Fi1LTIM sum LOW w•m son aw a o• MEN em 1 r EN �as PROPOSED STORM DRAIN op ry p ov ov Pro —-�--» EXISTING STORM DRAIN • • • • • e • • • • n ® m m d m cv B d �Anf SPEC FIC STORMAIN DESIGN FOR EACH PLANNINGEA SUBJECT TO r C.U.P. PROCE — '� MIADOWIARK SPECIE N101 STORM DRAIN SYSTEM IC PION CITY Of flUNTINGTON HAN v1C�� MEADOWLARK SPfCIf IC PLAN CITY U WNTINGTON BEAU APPENDIX I esn.omiom .atrNar w r L r r M1 ^ ^ r r ^ E ^ r OUCH 2 � ^ r //////��• Z A`_L r PA-2 r. ^ r \v s r r r SCALE: 1"=300' CO}S�s�'�� � V' r r r �•, r r „ r r r r r V PARK ^ / r -_re C PA f• r �' 4� r r ^ �i— iR• / W or11-s am oet T , r wa 1 ^ _ r ^ COMMON � � 1 /\,� SPACE PA-3 4 r r 4 8` r l .��r IL O r 1 � r W min-i r ' -SKY1M I •� tnv ■+� am as• e� , way wn• I FI�F EGG�� t PROPOSED SEWER av w •� p w co �o --H-—� D(MnNG SEWER ' ce ce cr es a B d mcv r a 6 a SPECIFIC SEWER SYSTEM DESIGN FOR EACH PLANNING AREA SUBJECT TO C.U.P. PROC% MEADOWLARK SPElf IC PLAN SEWIR SYS1fM CITY Of flUNTING10N BEAU o �40- MIADOWLARK SHOfIC PLAN . CITY Of HUNTINGTON BEACHAPPENDIX ] r PROPOSED 12" WATER r / Ir = LINE TO CONNECT TO EXISTING 12 WATER o LINE IN HEIL AVENU /� //� z r PA— r r s . . SCALE: 1°=300' ' = . . - • r • r . ' O6 O.- PARK ' C ' r lip e r —1 / PA _ r- WIS wy(U MCI s" LF " r / /COMMON SPACE COMMON " C - OPEN r 1 SPACE-- --I ' ' Ir l 1 I r W mia-• r L 11-fNLY1M rvs Sawa x0m >� PROPOSED lEGEN . PROPOSED WATER UNE ry Nit) ATfRA- .o ——— EXISTING WATER UNE LIME IN .PLA LANE+ , 9 • I ® ee ae c. m cv M t9 M I a 9 9 SPECIFIC WATER LINE DESIGN I SUBJECT TO C.U.P. PROCESS. 7 ? AIADOWIARK SPElf IC PLAN Nc; WAI R SYSTIM CITY Of flUNTINGTON BF0 ` MEADOWLARK SPfCIfIC PLAN CITY Of TIUNTINGTON BEAU APPENDIX K onro om�a® �axMur�u r r•�HEL ^ AM ^��• ^ r �J OUCH r r r r I ^t�J � r r r r r r r r %. r r ^ r r r r r r r r r ^ r r r Y � a a ^ r r ■ r i r r r * • r r ^ r ^ �OiOTAO+m rum h.LT ou At M W aBfi HC1LT I.J r I f�� r L u ^/��/✓� r co r +� ���r \•\' _ '���`,./ ��—�� — r ��^ r is I r r PIN r r W>IO/0-il ' r Ram saga. •ueoe soo J a moss Now IT d J.rrGi.N 1 °O w 'r p ov `� 1D 1° -- PROJECT BOUNDARY • o • o 4 o o • • o , o d e ^ 0= V � 0 171-7 lam. SCALE: 1 E j0o MEADOWLARK SPECIFIC PLAN �� v TOPOGR�P�IY CITY Of WNTINGTON BEAU MIADOWIARK SPKIFIC PLAN CITY Of WNTIHGTON BEAM APPENDIX l TOM URr DIRECT L REX EHLINr U N-rY O F HEALTH C ENVIRONMENTAL HEALTH OIVI91 ROBERT E. MERRYMAN,REH8 MI 1 DEPUTY DIRECT 5 3 RAN G E MAILING ADDAESs:P.O.BOX,: 6ANTA MA,CA 92i HEALTH CARE AGENCY PUBLIC HEALTH SERVICES ENVIRONMENTAL HEALTH DIVISION June 20, 1990 2009 E. EDINGER AVENUE SANTA ANA.CALIFORNUI 92705 (714)867.3700 Art Nario 9430 Bolsa Avenue Westminster, CA 92683 Subject: Soil Contamination Located at Meadowlark Airport, 5141 Warner, Huntington Beach, CA 92649 - O.C.H.C.A. Site #90UT110 Dear Mr. Nar:o: Based on inspections and field tests conducted on April 5, 1990 it has been de- termined that gasoline contaminated soil is present at the subject location. This Agency is authorized to enforce the State Hazardous Waste and Underground Storage Tank Laws and Regulations and, under contract with the State Water Resource Control Board, is responsible for oversight of cleanup of soil and groundwater ' contamination resulting from unauthorized releases from underground storage tanks. By this letter. you are directed to conduct an investigation to assess the extent and significance of contamination at the site specified in the subject above. The objective of this site investigation is .to provide sufficient information to evaluate 1) the sensitivity of the site, 2) the potential threat of exposure to humans , 3) remedial actions and/or alternative mitigation strategies.At minimum this investigation should include: I . A clear delineation of the nature and extent of soil and groundwater con- tamination. . 2. A hydrogeological characterization including depth to groundwater and, if groundwater is contaminated, site specific determination of groundwater gradient. 3. The proximity to wells and surrounding land uses; and future use of the site itself. 4. The potential impacts of contamination to public health and the• environ- ment, including the potential for contaminant vapor migration and human exposure by inhalation. q *' Please note that clearance of site investigation, remediation or other mitigation activities by any other agency does not constitute clearance from: Vg_,Orafrge County Health Care Agency. The California Health and Safety Code,,,,,lyv6n �5298 (c) (4) Art Nario -2- June 20, 1990 requires that a person closing an underground storage tank demonstrate to the Orange County Health Care Agency that the site has been investigated to determine if there are any present, or were past, releases, and if so, that appropriate corrective or remedial actions have been taken. The investigation must include a risk assessment of vapor exposure for all projects involving a change in land use. The risk assessment must include a determination of the excess lifetime cancer risk due to inhalation of vapors from volatile con- taminants, both inside and outside buildings. The risk assessment must be submitted for review and approval by this Agency. Additionally, the project site must be properly secured to eliminate safety hazards and prevent public contact with contaminants present at the site. Any site activity which involves the excavation, disruption, collection, treatment, or removal of contaminated soil or groundwater must be conducted in a manner that precludes public exposure to chemical vapors above background levels. The California Code of Regulations, Title 23, Subchapter 16, Section 2652 requires that the following information be reported to the local agency every three (3) months until cleanup is complete: 1. The results of all investigations completed at that time to determine the extent of soil and groundwater or surface water contamination due to the release. - �- 2. Method of cleanup implemented to date, proposed cleanup actions, and ap- proximate cost of actions taken to date. 3. Method and location of disposal of the released hazardous substance and any contaminated soils or groundwater or surface water (indicate whether a hazardous waste manifest(s) is utilized) . Violation of these requirements are subject to a civil penalty of up to Five Thousand Dollars ($5,000.00) per day. Guidelines providing further information relating to site assessment and the site investigation objectives are available upon request. Although not required, an initial workplan or study design may be submitted to this Agency for review and comment. Please note that for sites with possible or confirmed groundwater con- tamination, copies of all correspondence, work plans► and reports should be rou- tinely courtesy copied to the appropriate Regional Plater Quality Control Board. If you have any questions, please contact me at (714) 667-3719. Very truly yours, Peter Peuron Hazardous Waste Specialist Hazardous Materials Management Section Environmental Health Division PP:gmj � cc: Huntington Beach Fire Department Steve Overman, Santa Ana Regional Water Quality Control Board c Ny MEADOWLARK SPRIfIC PLAN CITY Of HUNTINGTON BEACEI APPENDIX M 0 200 feet I _r 0 50 males ? I AREA 4 �� t / A;RP:.ANE PAPK:NG AREA 3 / I � / AREA ' /\ AREA 1 --c20 meter Brio Occ •.y -; O C l ^J WARNER AVENUE .��y A� ABDOWLARK AREA Of MEADOWLARK SPfCIf IC PLAN ARNA10LOGICAL CONCERNS CITY Of flUNTINGTON BEAR Y MIADOWLARK SPfCIfIC PLAN CITY Of HUNTINGTON BEACH APPENDIX N orur� � aa�nrar�u w�4,��l��..J�-�1`orJ�J AIE'K -... - 1 r r r _ - r r //� r //fir z rA`_` r PA r r s \v r r r SCALE: 1"=300' r r a r r r r r V • r - r r I , - i r r V r r r v r - r P r r r r r PARK r r i ri a j r r r - r PA-� * r r mt 9�** r r r u May ou +� r / r W a to a 4 r !a-• mu mrxm r r aw►aLy u r r OPENON / OPEN r , A- r Z- Ir r r I 1 1 / r 1} l r W=lu-a I r r 7-FMLTIM ems Lev vim ,EGEN sn •m. maw j r i�j j d ® PHASE i IMPROVENEMB 0o ry •� q A w A NOT 9 ALL OTHER PLANNING AREA PHASING SUBJECT TO C.U.P. PROCESS. AM OPEN SPACE LOTS ADJACENT TO i T i , SPINE ROAD WILL BE INCLUDED WI�iIN-RHASE 1 IMPROVEMENTS. MfADOWIARK SPE IC PLAN _���,`�,�'�;' MASIN G PION CITY Of flUNTINGION BEACH MEADOWLARK SPICIFiC PLAN CITY Of flUNTINGTON BEAU APPfNDix 0 5' MIN. LANDSCAPING DRIVEWAY EMPLOYEE PARKING (Noise Buffer) s , COMMERCIAL RESIDENTIAL TRANSITION TO MAIN RESIDENTIAL STRUCTURE 5' MIN. GARAGE OR CARPORT DRIVEWAY EMPLOYEE PARKING MIN. SETBACK \L 10 �t JA COMMERCIAL RESIDENTIAL TRANSITION TO ACCESSORY STRUCTURE MEADOWLARK SPECIFIC PLANr- 1 CITY Of flUN11NG10N BEACH 3 5' MIN. LANDSCAPING 5' MIN. LANDSCAPING OPEN PARKING DRIVEWAY EMPLOYEE PARKING (OR DRIVEWAY) s JA elm I4r �4.XJ►"• i COMMERCIAL RESIDENTIAL EDGE TREATMENT FOR OPEN PARKING/DRIVEWAY AlADOWLARK SPICYIC PLAN CITY Of HUNTINGTON BEACH �1 MIADOWLARK SPECIE IC PLAN CITY Of HUNTINGTON BEACH APPENDIX P F i^y� L Wig Hi 1 rI n Ul m jl •�` Q Z . 777!!!9iiifff...:� - �C.• .•y,y�:t:.'- jilt' �.6- Nil- AUDOWLARK SPf Cif IC PLAN CONCEPTUAL STREET SCM CITY Of flUNTINGTON BEAU MEADOWLARK SPICIfIC PLAN CITY Of HUNTINGTON BEACH APPENDIX 0 v I I . I • LA I • 10' z (MIN) I L.Li W MINLjI ' i L.Li 1U1L/1 U� /11 °• I ' I ry z 10, z (MIN) Ln N I w 10 I 5 ' z z IQ ° z 4' 6' 16' 16' 6' 4' z I Q 10, z 5 (MIN) H I o `J MIN Ln `" I I � I 1 1U1L/_l1U1L �'�� I . MEADOWLARK SPf_Clf IC PLAN CONCEPTUAL BUILDING LAYOUT: PA 1 CITY Of HUNTINGTON BEACH NOT TO SCALI la � I 10, un �n I . (MIN) I z to L.Li Li `" FF-� I . I ;n , In I '' L_Li log 1 s' 0 10, Ln (MIN) c.. II 52' 32' 4' 6' 16' I 16 6' 4' 10, . i (MIN) z � H LO 8, I� o I MCADOWLARK SPE IC PLAN CONTIUAL BUILDING LAYOUT: P� Z CITY OF HUNTINGTON BEACH NOT TO SCALE � � I I I • 10, j z (MIN) I � I � 44' I . 0 18, �o 16' 16' 6' F(M I ol IN) LLJ I •a z I 0 18, I a L_Li � I 10, Al �, I L_L_6 (MiN) �- 18, I ry I I I •o i e MEADOWLARK SPfCIfIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 3 CITY Of HUNTINGTON BEACH NOT TO SCALE I v , - I • I a I .o I w I N z � I � 10, W N (MIN) w �r I U 18' �R I a I /77 TT/7 44' � z I V) m w 5' i 6' 16' 16' 6' rn (MIN) I z 10' (MIN) I , z 0 Q I a W I Q z 10' z (MIN) I ELI< I LLJ d- oo n� I I '•` V d � I I rn 5 "-.1] MIN 10, (MIN) I ' P ` Ie � MEADOWLARK SPCCIFIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 4 CITY Of HUNTINGTON BCAG NOT TO SCALE MEADOWLARK SPCCIf IC PLAN CITY Of flUNTINGTON BEAU APPCNDIX R Huntington Beach Departm6nt of Community Development ~ a , rk , T ' STAFY REPORT TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner(NAJ DATE: July 14, 1998 SUBJECT: CONDITIONAL USE PERMIT NO. 97-80/TENTATIVE TRACT MAP NO. 15469 (Meadowlark Subdivision—318 Small Lot, Single Family Residential Units ) LOCATION: Six hundred (600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. STATEMENT OF ISSUE: On June 16, 1998, staff presented to the Planning Commission a proposal for a zoning text and map amendment to the Meadowlark Specific Plan (Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1) in conjunction with a request by Catellus Residential Group for the subdivision and development of 48.4 acres of vacant land within the Meadowlark Specific Plan area with 325 single family dwellings on small-lots (Tentative Tract Map 15469 and Conditional Use Permit No. 97-80 —dated April 1, 1998). The Planning Commission took straw votes on "key issues" related to the Specific Plan amendments and continued the item to the July 14, 1998 meeting. During the June 16, 1998 meeting the applicant presented a revised Tentative Tract Map (dated June 16, 1998) to the Planning Commission and staff. The Planning Commission directed staff to review and present the map to the Subdivision Committee and prepare findings and conditions based upon the straw vote actions taken on the Meadowlark Specific Plan. On June 24, 1998 the applicant submitted a further revised tentative tract map to staff(Attachment No. 1). Staff reviewed the revised map and generated draft conditions of approval /recommendations for project revisions (Attachment No. 2). The tentative tract map dated June 24, 1998, and staffs recommendations were presented to the Subdivision Committee on July 8, 1998. At the meeting the applicant presented additional revisions to the June 24, 1998 tentative tract map (Tentative Tract Map No. 15469 dated July 8, 1998) which depicted 318 residential units. The Subdivision Committee voted to forward Tentative Tract Map No. 15469, dated July 8, 1998 and the original April 1, 1998 map, to the July 14, 1998 Planning Commission meeting for discussion purposes on key issues relative to these maps. Copies of the July 8, 1998, revised map were not available for staff/Planning Commission review at the time this report was due. A verbal presentation of the most current modifications to the tentative tract map will be made during the July 14, 1998 Planning Commission meeting. �r RECOMMENDATION: Motion to: "Continue Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 to the July 28, 1998 Planning Commission meeting with public hearing open and direct staff to prepare findings and conditions based upon straw vote motions on the Meadowlark Specific Plan changes." GENERAL INFORMATION: APPLICANT: Bruce D'Eliscu, Catellus Residential Group, 5 Park Plaza, Suite 400, Irvine, CA 92614 PROPERTY OWNER: Trustees of the Nerio Family Trust, 9340 Bolsa Avenue, Westminster, CA 92683 REQUEST: To permit subdivision and development of 48.4 acres with 325 small lot, detached single family dwellings in conjunction with a public park, open space/recreation and infrastructure improvements. DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): May 1, 1998 Negative Declaration (180 days from complete application): October 28, 1998 Tentative Tract Map (50 days from action on ND): December 15, 1998 Conditional Use Permit(3 months from action on ND): January 27, 1999 ATTACHMENTS: 1. Tentative Tract Map 15469, dated June 24, 1998 2. Suggested project revisions/conditions for Tentative Tract Map No. 15469 (dated June 24, 1998) - i SH:AW:kjl Staff Report—7/14/98 2 (98SR46) ATTACHMENT NO, I (7/14/981 ATLACNNENT Nv. ,�� -. taa{ooa tln■er m _3 c & 4+fie Poe 9 SIX ■A lea ana PORK OR � I� I III•. F ! � yc = ,ii �B/ @i g/ ®q' fM 9/ -11',� ,\��. 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TENTATIVE TRACT NO. 1546�9 .�M �- MDS'_=--r V= 'w°� ""� °`""� ��-" CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA :.•�rY.� ViYeyyLPWs,-r» CATELLUS ""' °'�" """" SHEET 2 0lf 3 SIAW VA" TH 86 M+I 10 35'36 n ONE Ef ( D. . : VA"A alalt I 1 ' <. 1 '•�.... - l/ ' ' ©' I 73 OiD 79 7s 76 17 7e 79 / j _ EMTM DETAGED ,I a p . l07 19 if 1 1 y^�/. i F ME-FAMLY OTO ' © ell 2.7 ACP // •) _ 1 F (( ~ I e9 ee e7 ee es 24 © O ,O •O Op '3 s t i�•. e. y;1-� .... rl 11 orr irr,u o--t•- e7 �� - .e,op.r,.rrr •••� _...4 �' J 1`� YATOI Ilk •, �w1Or', 11 . tp a,rol�ie Yl Q (y SHEET!. —.. - BATON tn1E i 1 I i t,) - - - --------------- - BnNEeET 2 ,jl.... 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I: ATTACHMENT NO. 2 (7/14/gRI ATTACHMENT N0. 2- 1 July 8, 1998 Subdivision Committee Meeting SUGGESTED PROJECT REVISIONS FOR TENTATIVE TRACT MAP NO. 15469 DATED June 24, 1998 1) Tentative Tract Map No. 15469 shall be designed in accordance with the development standards set forth in the amended Meadowlark Specific Plan. 2) The "General Information" section on sheet 1 of Tentative Tract Map No. 15469 shall be modified as follows: a) Item No. 4 shall be updated to reflect current zoning designations; b) Item No. 5 shall be completed to reflect required park land dedication; c) Item No. 13 shall be modified to eliminate references to lot No. 327 and 328; d) Item No. 13 shall be amended to reflect a maximum potential Pad Elevation adjustment of one (1) ft. e) Item No. 18 shall be deleted. 3) The "Lot Summary" information on sheet 1 of Tentative Tract Map No. 15469 shall be updated to be in accordance with the-submitted tentative tract map.-lot design data. 4) All open space lots shall be identified on the tentative tract maps and lot summary matrix. .5) Planning Area 3 shall be redesigned in accordance with the concept depicted in the previously submitted Tentative Tract Map No. 15469 dated April 1, 1998 with the following modifications: a) the revised Planning Area 3 design shall incorporate a slight curvilinear street alignment along the previously proposed street"S" b) the alignment of Street"T" and"S" shall be shifted adjacent to the Old Pirate Lane properties (for the length of lots identified as 311-325). c) A ten(10) ft(min) landscaped buffer shall be provided between the aforementioned ' road section and the most easterly property line. 6) The proposed street design within Planning Area 1 and Planning Area 2 shall be revised to incorporate parkways along cul-de-sac perimeters. 7) Planning Area 4 shall be redesigned to incorporate a buffer area between the subject residential area and southerly adjoining commercial center. The buffer area shall be of such width as necessary to limit the height of the required noise attenuation wall between the residential and commercial development to a maximum height of eight(8) ft. As an alternative, off-site improvements and/or operational modifications to adjacent land uses may be proposed by the developer and considered by the City of Huntington Beach to mitigate noise and visual impacts to Planning Area 4. The proposed solution shall be submitted in conjunction with the first conditional use permit request for development within the project area and shall be finalized prior to approval of said conditional use permit. ATTACHMENT NO. a-2, 8) The proposed lot layout for the most southwesterly portion of Planning Area 4 shall be modified as follows: a) Access to residential lots from private drives shall be limited to a maximum of two (2) lots; b) mid-block side-on lot conditions shall be eliminated (please refer to lot#190); c) a ten(10) ft. landscape buffer shall be provided along Airport Circle; d)pedestrian access shall be provided between Roosevelt Lane and Airport Circle; 9) The meandering sidewalks and open space lots along the Spine Road shall be redesigned to provide a gradual curvilinear sidewalk/landscape buffer alignment,provide variation in landscape buffer depth, maximize landscape areas and create a significant project entry statement at the Plaza Lane and Heil Ave entrances. 10) The four(4)parking spaces north of street"H" along the Spine Road shall be eliminated. The proposed park parking area along the Spine Road shall be designed to accommodate the required number of parking spaces adjacent to the park site. 11) Section"HH" shall be amended to include the proposed block wall at lot 135. 12) Retaining walls shall be setback a minimum of four(4) ft. from the back of sidewalks. No retaining walls shall be permitted within the "Spine Road" street right-of-way. 13) Wall and fence plans shall be submitted and approved by the Department of Community Development. Masonry construction walls shall be provided along interior lot lines where walls/ fences are proposed to be installed. Prior to construction of any new walls, a plan shall be submitted identifying the removal of any existing walls next to new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 14) Decorative paving shall be provided at main project entrances (Heil Ave/Spine Road and Plaza Lane/Spine Road) and at all entry points to each of the Planning Areas. The type of enhanced paving materials to be provided shall be subject to review and approval by the Public Works and the Community Development Department. 15) Any existing mature trees to be removed shall be replaced at a two to one (2:1)ratio with minimum thirty-six(36) inch box trees or the Palm equivalent and shall be incorporated into the project's landscaping plan. 16) Prior to recordation of any final maps the subdivider shall submit an affordable housing plan. The plan shall provide for affordable housing, on-site or off-site. The contents of the affordable housing plan shall be in compliance with the affordable housing provisions of the amended Meadowlark Specific Plan. Said plan shall be executed prior to issuance of building permits for the project. ATTACHMENT N0, a- 17) At least 60 days before City Council action on the final map, CC&Rs shall be submitted to the Community Development Department and approved by the City Attorney. The CC&Rs shall reflect and address the common driveway access easements,use easements, landscape easements, maintenance easements as well as maintenance of all walls and common landscape areas by the Homeowner's Association. The CC&Rs shall be in recordable form prior to recordation of the map. . 18) The applicant shall provide a land use compatibility study in conjunction with the first Conditional Use Permit(CUP)request for development within Tentative Tract Map No. 15469. The subject study shall identify proposed design standards to ensure compatibility of existing and proposed land uses. This study shall be in compliance with Section 230.22 Residential Infill Lot Developments of the Huntington Beach Zoning and Subdivision Ordinance and shall_be subject to approval by the Community Development Director. 19) All landscape buffer and infrastructure improvements along the Spine Road shall be completed by the developer during the first phase of project implementation. Common open space area improvements within each planning area shall be completed concurrently with the development of residential lots within each planning area. 20) Prior to Planning Commission hearing on the subject proposal, an acceptable conceptual drainage/hydrology plan shall be submitted and approved by the Public Works Department and Community Services Department. Prior to issuance of grading permits for the project, the applicant shall submit the final drainage/hydrology plan demonstrating that any effects to the City and County existing drainage system resulting from buildout of Tentative Tract Map No. 15469 are reduced to a level less than significant. Said plan shall be subject to the approval by the Department of Public Works. 21) The project shall comply with parkland dedication provisions of the revised Meadowlark Specific Plan and specific parkland dedication requirements imposed in conjunction with the approval of the subject tentative tract map. 22) In the event that a subsequent Conditional Use Permit(CUP) and/or a Tentative Tract Map (TTM) is requested to be considered for development of a multi-family residential project within Planning Area 4,the applicant shall comply with City parkland requirements applicable at the time of the CUP/TTM request. . 23) Prior to issuance of grading permits, an erosion control plan shall be submitted to the Department of Public Works. 24) On-site drainage shall not be directed to adjacent properties. Drainage shall be accommodated per Public Works Standards. 25) Drainage flows from adjacent properties shall not be obstructed. Flows shall be accommodated per Public Works Standards. ATTACHMENT NO. a� `� 26) Signing, striping and street lighting shall be designed and constructed in accordance with Public Works Standards. 27) Fire hydrants locations shall be approved by the Fire Department. 28) Tentative Tract Map No. 15469 shall comply with all applicable mitigation measures of Negative Declaration No. 97-21 (see attached). 29) Tentative Tract Map No. 15469 shall comply with A.D.A. and Public Works Standards. INFORMATION ON SPECIFIC CODE REQUIREMENTS TENTATIVE TRACT MAP NO. 15469 1) The Final Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Community Development Department. 2) Park and Recreation Fees shall be paid prior to acceptance of the Final Map by the City Council. 3) School impact fees shall be paid prior to issuance of building permits. 4) All applicable Public Works fees shall be paid prior to map recordation. 5) Tentative Tract Map No. 15469 shall become null and void unless exercised within two years from the date of final approval. An extension of time may be granted by the Director of Planning pursuant to written request submitted to the Planning Division a minimum of 30 days prior to the expiration date. 6) The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two days of the Planning Commission action. 7) Approval of Tentative Tract Map No.15469 is contingent upon approval of Zoning Text Amendment No. 97-4 and Zoning Map Amendment No 97-1. Tentative Tract Map No. 15469 shall not become effective until all appeal periods for the subject tentative tract map and aforementioned zoning map and text amendments have lapsed. . ATTACi-;ivENT NO. - Mitigation Measures 1. Prior to recordation of Final Tract Map(s) the applicant must satisfy the City's policy requiring 10 percent of proposed units to be affordable by entering into an Affordable Housing Agreement, The Affordable Housing Agreement shall be subject to approval by the City of Huntington Beach City Council. . 2. The applicant shall provide a land use compatibility study in conjunction with the request for processing of a Conditional Use Permit for development of any portion of the residential segment of the Meadowlark Specific Plan area, identifying proposed design standards that will ensure compatibility of existing and proposed land uses. This study shall be prepared consistent with Section 230.22 Residential Infill Lot Developments of the Huntington Beach Zoning and Subdivision Ordinance and shall be subject to the approval by the Community Development Director. 3. Prior to Planning Commission hearing on the subject proposal, an acceptable conceptual drainage/hydrology plan shall be submitted and approved by the Public Works Department and Community Services Department. Prior to issuance of grading permits for the project, the applicant shall submit the final drainage/hydrology plan demonstrating that any effects to the City and County existing drainage systems resulting from buildout of the Meadowlark Specific Plan and CUP/TTM are reduced to a level less than significant. The subject plan shall be subject to the approval by the Public Works Department. 4. During grading/construction, if a sump pit is encountered, drilling mud present must be sampled and tested to ensure that the material is non-hazardous, subject to the approval of the Public Works Department and Fire Department. S. Prior to issuance of grading permits, the applicant shall show proof that the abandoned oil well located on the site has been re-abandoned in accordance with current California Department of Conservation Division of Oil, Gas, and Geothermal Resources (DOGGR) standards, subject to the approval of the Public Works Department and Fire Department. 6. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially asbestos-containing materials, these materials shall be tested for the presence of asbestos. If it is determined that the materials are asbestos- containing, the materials shall be removed from the site and disposed of by licensed contractors in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department . 7. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially lead-containing materials, existing building debris (i.e., paint) shall be handled in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. 8. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially hazardous chemical-containing materials, these materials shall be handled by licensed contractors in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. ATT�,GHNIE�i NO. � Environmental Assessment No. 97-21 32 04/24/98 GAWOLFE1�%IA\EA- 9. Prior to issuance of building permits for the project, the applicant shall submit a constructic plan demonstrating that all construction staging areas are located as far as possible fro residential areas in order to minimize noise impacts. 10. Prior to issuance of building permits, the applicant shall ensure that lots proposed direct adjacent to Heil Avenue are properly attenuated from noise levels through implementation six-foot noise barriers along Heil Avenue. This wall height is relative to the pad elevatio Location of this wall shall be in conformance with location recommended in the No'i Assessment. Noise barriers shall consist of a surface density of at least 3.5 pounds per squa foot, and shall not have openings or, cracks. The noise barriers for rear yard areas may be wall, berm, or a combination of the two. The sound wall or any patio barrier that might necessary may be constructed of 5/8-inch plexiglass, any masonry material, or a combinati., of these materials. Plans for proposed noise barriers shall be approved by the Communi Development Department. 11. Prior to Planning Commission hearing on the subject proposal the project shall be redesign. to mitigate noise impacts from the commercial center to Planning Area 4. Noise mitigation sh, be such that limits the height of the noise attenuation wall to a maximum of eight feet. Prior issuance of building permits, the applicant shall ensure implementation of the noise mitigati, measures approved by the City to reduce exterior noise impacts on affected areas to levels less than significant and in compliance with the City's noise ordinance...Plans for propos noise barriers shall be approved by the Community Development Department. 12. Prior to issuance of building permits, the applicant shall provide an interior noise stu prepared by a qualified acoustical consultant, which identifies building upgrades that v attenuate interior noise levels by at least 30 dBA in order to achieve consistency with the Cit interior noise ordinance. These upgrades could include upgraded windows and mechani: ventilation so that the windows could remain closed. This noise study shall be subject to t approval of the Community Development Department. 13. The project shall comply with City parkland dedication requirements. The applicant sh dedicate and improve a minimum of 2.1 acres of park land and shall improve 0.8 acres of Gil Park per City standards. The cost of dedication and development shall be credited against t total park acquisition fees due per the number of units in the project. The public park la shall be flat with three acres of dry, usable park space. No water well may be installed whi detracts from the usable park acreage. Developer shall provide perimeter parking 14. In the event that a Conditional Use Permit (CUP) and/or Tentative Tract Map (TTM)is reques. to be considered for approval of a multiple-family.attached residential project within Plann: Area 4, the applicant shall comply with City parkland requirements applicable at the time of t CUP/TTM request. ATTACI MIEN I NO. �=Z Environmental A-ssessment No. 97-21 33 04/24 G\wotFEVV AOOWLA'EAMOC ---�A •• •J, CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNnNGTON BEACH TO: Amy Wolfe Assistant Planner FROM: Bruce Crosby �v Civil Engineer Assistant SUBJECT: TT 15469/CUP 97-80 (Meadowlark)REVISED DATE: ----July 6, 1998 -- - TENTATIVE TRACT NO. 15469 CONDITIONS THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO OR IN CONJUNCTION WITH THE RECORDATION OF THE FINAL MAP: 1. All vehicular access rights to all public and private streets within the proposed subdivision including Heil Avenue and Street "A" shall be released and relinquished to the City of Huntington Beach except at street intersections. 2. A sewer study shall be submitted for Public Works approval. The developer shall design the sewer system required to serve the development. 3. A letter of acceptance for additional sewer flows shall be required from the Orange County Sanitation District. 4. The water improvements shall be designed as shown on the approved Tentative Map, and per the City of Huntington Beach Water Division's Standard Plans, Specifications and Design Criteria. The Developer shall submit a water system analysis with calculations with the project's first plan check to confirm appropriate sizing and layout. If the analysis shows_that fire flow demands cannot be met with the City's current water pipeline infrastructure, the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline infrastructure. Any new infrastructure constructed in the public right of way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. 5. The applicant will work with the Fire Department to assure that the street name of the Spine Road will be consistent from south of Warner through the north side of Heil Avenue. The applicant will be responsible for any modification to existing signage due to name changes. A 6. Hydrology and hydraulic studies for both on and off site facilities shall be submitted for Public Works review and approval. Drainage easements and lots designated as detention areas shall also be shown on the Final Map as directed and approved by the Department of Public Works. On-site drainage shall not be directed to adjacent properties, but shall be handled by a Public Works approved method. Runoff from the site shall be restricted as directed by the Department of Public Works to minimize impacts to downstream facilities. If the detention facilities are proposed within park areas, all storm flows up to and including the 10 year event shall be contained below grade. Any surface water detention above the 10 year event shall not be allowed to pond above grade for more than 2 hours. Porous soil and an underdrain system will be incorporated in the park and field areas at the direction of the Public Works Department to insure these areas maintain the required drainage associated with active park use. 7. The Developer shall design off-site drainage improvements as required by the Department of Public Works to mitigate the impact of increase runoff, due to development, and pass through flows to deficient downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. All storm inlets shall be grated. 8. "1" and "K" shall be public streets designed per City Standard No. 104 (52'/40'). 9. Streets "B" through "H", "J" and "L" shall be designed per Standard Drawing 104 with 52 feet of Right-of-Way, and with the following alternatives for curb to curb widths, (provided the required street parking requirements can be met): Parking on two sides: 40 feet curb to curb (6' sidewalk adjacent to curb) Parking on one side: 32 feet curb to curb (6' parkways adjacent to curb, w/4' sidewalk) Streets with parking on one side shall have the opposite curb painted red. 10. Streets "M" through "Z" and "AA" through "BB" shall be designed per Standard Drawing 104 (44'/32'). 11. The developer shall design a traffic signal at the intersection of Heil St., Street "A" and Del Mar Ln. 12. The southerly 27 feet of existing Pearce Drive and all of the new proposed Pearce Drive shall be dedicated to the public for street and public utility purposes per Standard Plan No. 104 (27720' half section). 13. Street "A" shall be dedicated to the public for street and public utility purposes. The street section shall be designed per Standard Plan No. 104 modified (60'/32') with no parking on either side. A meandering 6' wide sidewalk shall be incorporated in. the parkway on each side of the street. The intersection of Street "A" and Heil Avenue shall align with Del Mar Street. If parking for the park is to be provided on Street "A," it shall be in addition to the required 32' of curb to curb width. 14. Those portions of the sewer and storm drain system which are in private streets shall be maintained by the Homeowners Association. 15. All street intersections shall intersect at 90 degrees or radially to curved streets. The developer shall perform sight distance analysis (using a design of 45 mph) for all intersections along Street"A". 2 ATTACHMENT NO. a- 16. All sidewalks adjacent to curbs shall be a minimum of 6 feet wide. All sidewalks within parkways not adjacent to curbs shall be a minimum of 4 feet wide. 17. The developer shall design signing, striping, and street lighting in accordance with Public Works Standards. 18. The southerly 18 feet of Heil Avenue shall be dedicated to the public for street and public utility purposes. 19. Heil Avenue shall be designed per the City's Standard Plan No. 102, modified, (100770'), including a 7' bike lane on the south side of Heil Avenue. The developer shall design protected left turn pockets; (150 feet in length) in both directions on Heil Avenue, (design speed of 50 MPH). The developer shall dedicate additional right-of-way, if necessary, on Heil Avenue to permit installation of the protected left turn pockets as directed by the Department of Public Works. 20. An additional 12 feet of landscaping shall be required adjacent to the Heil Avenue right-of-way. Landscaping improvements shall be designed and installed per Public Works Standards. This landscaped area shall be contained within an easement for maintenance by the Home Owner's Associations. 21. A reproducible mylar copy and a print of the recorded final map, along with digital graphic files of the recorded-map per the City of Huntington Beach "CAD Standards - Manual for Consultants", shall be submitted to the Department of Public Works. 22. The following shall be shown as a dedication to the City of Huntington Beach on the Final Map: a) An easement over the private streets for Police, Fire Department, and utility maintenance access purposes. b) A 2.00 foot public utility easement as shown on said map. (7 foot parkways or less) c) The water system and appurtenances as shown on the improvement plans. d) Access rights in, over, across, upon and through the private streets for the purpose of maintaining, servicing, cleaning, repairing, and replacing the water system. e) The easements for sewer, water and storm drain purposes as shown on said map. f) All perimeter, streetscape, community open space and greenbelt areas, Norma Gibbs Park extension and other required landscape improvements shall be dedicated with the first phase of the development. 23. The developer shall provide a 10 foot (minimum) wide decorative pavement section at the join points of the public and private streets, excluding Pearce Drive east of Street "K," per the City's direction. The decorative pavement section shall end at the curb returns in the private street. 24. A phasing map shall be submitted for approval by the Department of Public Works showing .improvements to be constructed and right-of-way and easements to be dedicated with each phase. All required infrastructure including all public streets shall be designed with the first phase. 25. The Final Map and phased maps shall be consistent with the approved Tentative Map. 3 ATTACHMENT ENT NO. a� 26. The engineer or surveyor preparing the final map shall comply with Sections 7-9-330 and 7- 9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18 for the following items: a) Tie the boundary of the map into the Horizontal Control System established by the County Surveyor b) Provide a digital-graphics file of said map. 27. All improvement securities (Faithful Performance, Labor & Material and Monument Bonds) and Subdivision Agreement shall be posted with the Public Works Department and approved as to form by the City Attorney. 28. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. 29. All Public Works fees shall be paid. 30. A cash payment in the amount of $35,000.00, in addition to any traffic impact fee due, shall be made to the City, for the developer's share of the future traffic signal at the intersection of Bolsa Chica Street and Pearce Drive as specified in the Meadowlark Specific Plan. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF GRADING PERMIT: 1. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. The Grading Plan shall include design of the detention basin area within the proposed park site. This plan shall also include an erosion and silt control plan for all water runoff during construction and site preparation work. Final grades and elevations on the Grading Plan shall not vary by more than one foot from the grades and elevations on the approved Tentative Map. 2. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, retaining walls, streets, and utilities. 3. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be submitted to the Department of Public Works for review and approval by the Park, Tree and Landscape Division. The Developer shall submit irrigation demands to ensure proper irrigation service sizing. 4. In accordance with NPDES requirements, a 'Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. Water quality BMP and education information shall be included in the CC & R's. 5. The Developer shall coordinate with the City of Huntington Beach Traffic Engineering Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to minimize construction related impacts to adjacent residents. These plans must be approved by the Department of Public Works. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMIT: 1. No combustible construction shall occur until the approved water system has been installed. 2. The water system shall be located within vehicle travelways dedicated to the City where possible. Ground cover, hardscape and/or softscape over water lines shall be approved by the Water Division. The developer or any other subsequent Home Owner's Association shall enter into a Special Utility Easement Agreement with the City, which shall address repairs to any enhanced pavement, walls, fencing, curb, gutter, landscaping, etc. by other than City forces (at no cost to the City), if City water mains require maintenance or repair. 3. Construct off-site drainage improvements as required by the Department of Public Works to mitigate impact of increased runoff, due to development, or deficient, downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO OCCUPANCY: 1. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. 2. Each proposed dwelling unit shall required a separate domestic meter and service. All • domestic water meters shall be sized in accordance with the.UPC and the requirements of the City of Huntington Beach Building Department and the Fire Department. 3. All existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. 4. The entire public park extension onto Norma Gibbs park,shall be improved to Public Works Standards. Improvements shall include tot lots, courts, etc. on the dedicated area and the unimproved portion of the existing park. The Developer shall provide for a minimum of 20 public parking stalls with direct access to a public street. Park parking shall be restricted to the park frontage along Street"A". One space shall be ADA compliant. 5. All public infrastructure improvements, perimeter, streetscape, community open space and greenbelt areas, Norma Gibbs Park extension and other required landscape improvements shall be completed prior to the first move in. Private infrastructure shall be constructed per the approved phasing plan. 6. Soil tests for agricultural suitability, fertility and appraisal, from the site to be landscaped, shall be submitted for review and approval by Park, Tree and Landscaping Division of Public Works. Test results and corrective recommendations by the Testing Lab shall be included in the Landscape Plan Specifications for construction. 7. Existing mature trees that are to be removed must be replaced at a 2 for 1 ratio with a 36" box tree or palm equivalent. The Developer shall have a consulting Arborist quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. 5 ATTAC HNUEN ► NO- �1�2- -= 8. All landscaping irrigation and planting installation shall be certified to be in compliance with the City approved landscape plans by the landscape architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. 9. All streets shall be fully improved per the conditions of approval. 10. . A block wall (solid grouted) shall be constructed along the north line of the shopping center. 11. A"Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance along Street"A" and Heil Avenue by the Homeowners Association. 12. The developer shall install a traffic signal at the intersection of Heil St., Street"A" and Del Mar Ln. 13. Street lighting for Heil Ave. and all other streets shall be owned by Southern California Edison Co. Street lighting shall be constructed in accordance with City Standards. 14. The Developer shall install 150 foot left turn pockets at the intersection of Heil St., Street "A" and Del Mar Ln. 15. Signing, striping and street lighting shall be constructed in accordance with CAty Standards. 16. The Traffic Impact Fee shall be paid prior to issuance of certificate of occupancy. CONDITIONAL USE PERMIT NO. 97-80 CONDITIONS All conditions of Tentative Tract No. 15469 shall be complied with. 26813.06 ATTACHMEEN 1 i�U.cP-iS .% 15. Planning Commission Report - 8/25/98 `` -Huntington Beach�erN"fartment„of,Communil'��r"De�elonment ' � x;�_� � � �- .§ ,,.;far' _:��,.�,. x x,�� ,� "�. ,-•4a": � `r.;-- -iss"<• .d"a..�+�'�'unae�vat`. � ��s,µ ���',��e ., �,` ,"� - ':';d�,�, a.....a�,�:?".,x=✓:: Y"r �-`i. TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner DATE: August 25, 1998 SUBJECT: ZONING TEXT AMENDMENT NO. 97-4/ZONING MAP AMENDMENT NO. 97-1/NEGATIVE DECLARATION NO. 97-21/CONDITIONAL USE PERMIT NO. 97-80/TENTATIVE TRACT MAP NO. 15469 (Continued from July 14, 1998) (Meadowlark Specific Plan and Subdivision—318 Small Lot, Single Family Residential Units ) LOCATION: Six hundred (600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. STATEMENT OF ISSUE: On July 14, 1998, the Planning Commission took straw votes on issues related to the revised Meadowlark Specific Plan and the development proposal for the residential portion of the Meadowlark Specific Plan site (Attachment No. 1). The intent was to provide the applicant with direction for finalizing the tract map and site plans for the residential development. Subsequently, the zoning applications were continued to the August 25, 1998 Planning Commission meeting in order to allow the applicant time to address these issues. Submittal of the revised maps and associated project information for the subject conditional use permit and tentative tract map was initiated on July 24, 1998. Currently project information necessary for the complete review of the project is pending. It is expected that final details of certain aspects of the project in accord with the straw vote motions will be submitted to Staff by August 21. In order for staff to perform a complete evaluation of the project,per the Planning Commission's direction, this project will need to be continued to the September 22, 1998 Planning Commission meeting. Since the last Planning Commission meeting, staff has been meeting with Catellus regarding a few remaining issues. In addition, a letter was received from Fred and Peggy Schmidt (Attachment No. 2) requesting a change to the tract map which will reduce impacts to their single family residence. And, finally, an appraiser evaluated the cost of land in the Meadowlark area to determine parkland value and the current market value is $516,500 an acre (Attachment No. 3). RECOMMENDATION: Motion to: "Continue Zoning Text Amendment No. 97-4, Zoning Map Amendment No. 97-1, Conditional Use Permit No. 97-80, Tentative Tract Map No. 15469, and Negative Declaration 97-21 to the September 22, 1998 Planning Commission meeting with public hearing open." GENERAL INFORMATION: APPLICANT: 1. City of Huntington Beach, Community Development Department, 2000 Main Street, Huntington Beach, CA 92648 (ZTA NO. 97-4/ZMA NO. 97-1) 2. Bruce D'Eliscu, Catellus Residential Group, 5 Park Plaza, Suite 400, Irvine, CA 92614 (CUP NO. 97-80/TTM 15469/ND NO. 97-21) PROPERTY OWNER: Trustees of the Nerio Family Trust, 9340 Bolsa Avenue, Westminster, CA 92683 REQUEST: 1. A zoning text amendment and zoning map amendment to update the Meadowlark Specific Plan, reduce the maximum density for residential development on the subject site from six hundred (600) to four hundred forty-four(444) dwelling units to allow the single family detached residential development on small-lots. 2. To permit subdivision and development of 48.4 acres with 318 small lot, detached single family dwellings in conjunction with a public park, open space/recreation and infrastructure improvements. DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): May 1, 1998 Negative Declaration (180 days from complete application):October 28, 1998 ZTA/ZMA (3 months after ND approval): January 27, 1999 Tentative Tract Map (50 days from action on ND): December 15, 1998 Conditional Use Permit (3 months from action on ND): January 27, 1999 ATTACHMENTS: 1. Meadowlark Key Issue Summary- Straw Vote Actions (for 7/14/98 PC Hearing) dated July 16, 1998--Wa� 2. Letter from Fred and Peggy Schmidt dated July 16, 1998. ---- +0 �NpQ p 3. Summary of Appraisal by Mark W. Linnes, MAI dated August 10, 1998. — -t .b SH AWJr Staff Report—7/14/98 2 (98SR53) �-- i I �� i I 16. Planning Commission Report - 9/22/98 - ,� untiagton Beach Department of-Cornmini _Development REPORT TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner is . DATE: September 22, 1998 SUBJECT: ZONING TEXT AMENDMENT NO. 97-4/ZONING MAP AMENDMENT NO. 97-1/NEGATIVE DECLARATION NO. 97-21 (Revised Meadowlark Specific Plan) —(Continued from the August 25, 1998 Planning Commission meeting) LOCATION: Six hundred (600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. STATEMENT OF ISSUE: Zoning Text Amendment (ZTA) No. 97-4 and Zoning Map Amendment(ZMA)No. 97-1 represent requests to modify the Meadowlark Specific Plan. The zoning text amendment is intended to update the Meadowlark Specific Plan to allow the development of single family detached residences on small lots (minimum sizes ranging between 3,000 sq. ft. to 4,600 sq. ft.) as well as establish and incorporate development standards for such development within the revised Specific Plan. Moreover, the proposed text amendment will reduce the maximum allowable residential development density from six hundred (600) to four hundred forty-four (444) dwelling units. Finally, the zoning map amendment will address revisions of the Conceptual Master Plan—Exhibit II to reflect the proposed reductions of residential densities within the project area. The revised Meadowlark Specific Plan is consistent with goals, objectives and policies of the General Plan and will supercede the current Specific Plan document. On June 16, and July 14, 1998 the Planning Commission took straw votes on"key issues" relating to the Meadowlark Specific Plan text and map amendment and the development proposal for the residential portion of the Meadowlark site in order to provide Catellus Residential Group (CRG), the project applicant for the residential portion of the Specific Plan area, with adequate direction to finalize the tract map and site plans of the subject residential development. A key issues matrix was provided in conjunction with the August 25, 1998 Planning Commission staff report which summarized issues, staff and applicant positions and Planning Commission straw votes to that date (please refer to Reference Binder/Index—Item l/ 8-25-98 PC matrix). Staff has revised the July 14, 1998 draft Specific Plan to reflect the Planning Commission's direction(straw vote action) and few minor editing modifications to the document(Attachment No. 3). Please note that the Specific Plan which is being forwarded to you includes the same text which was previously provided on September 9, 1998, and new exhibits/appendices only. On September 9, 1998, John P. Erskine, representing CRG, submitted a letter requesting additional revisions to the Draft Meadowlark Specific Plan(Attachment No. 4). Commissioner Biddle has responsed to the CGR letter which has been included (Attachment No. 5). -- a Staff recommends approval of the proposed ZTA and ZMA for the following reasons: • The proposed project will not have any significant environmental impacts. With standard conditions of approval and mitigation measures all concerns are mitigated to a level of insignificance. The proposed zoning text and zoning map amendment are consistent with the existing General Plan designation of Mixed-Use Specific Plan Overlay (M-sp), with surrounding zoning, and the existing and proposed development in the surrounding area. The proposed project is consistent with the goals, objectives and policies of the General Plan. The proposed revisions to the Meadowlark Specific Plan will foster development of housing that addresses the City's diverse economic, physical, affordable housing and social needs of existing and future residents of Huntington Beach. • The proposed reduction and distribution of densities within the Meadowlark Specific Plan area is suitable and properly adapts to the terrain of the project site and surrounding land uses. • The proposed regulations for compact lot, single family detached residential development advocate high level of design quality and character and will not be detrimental to the general health, welfare and safety, value of property, improvements,the neighborhood or the City in General. The compact lot, single family detached design concept will provide a viable alternative to attached housing, allowing for fee-simple ownership of single family detached homes at more affordable prices. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 97-21 with mitigation measures (please refer to Reference Binder /Index—Item 9) B. "Approve Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 with findings (Attachment No. 1) and forward the Ordinance (Attachment No. 2)to the City Council for adoption". ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Continue Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1. ATTACHMENTS: 1. Findings and suggested conditions of approval 2. Draft Ordinance 3. Legislative Draft of Revised Meadowlark Specific Plan dated September 22, 1998 (w/exhibits) 4. CRG/John P. Erskine letter dated September 9, 1998 � 40 5. Additional letters of support/opposition s +c, I e4c 1 O NOTE: A binder containing information pertaining to the project(staff reports, correspondence, etc.) has been provided for reference purposes. SH:AW:kjl Staff Report—9/22/98 2 (98SR63) ATTACHME NT 1 ATTACHMENT NO. 1 FINDINGS AND SUGGESTED CONDITIONS OF APPROVAL ZONING TEXT AMENDMENT NO. 97-4/ ZONING MAP AMENDMENT 97-1/ NEGATIVE DECLARATION NO. 97-21 FINDINGS OF APPROVAL FOR ZONING TEXT AMENDMENT NO. 97-4 AND ZONING MAP AMENDMENT NO. 97-1: 1. Zoning Text Amendment No. 97-4 to consolidate and update the current Meadowlark Specific Plan and Meadowlark Property Conceptual Master Plan into a single document,to modify the Meadowlark Specific Plan to permit single family detached dwellings on small-lots and incorporate development standards for such development within the revised Specific Plan; and Zoning Map Amendment No. 97- 1 to revise/update the Conceptual Master Plan-Exhibit II to reflect reduction in densities within the residential district of the Meadowlark Specific Plan resulting from Zoning Text Amendment No. 97-4. -- and establish the boundaries for four(4) residential planning areas with densities ranging between nine and half dwelling units per net acre (9.5du/ac) and twenty-seven and half dwelling units per net acre (27.5du/ac) are consistent with the following objectives, policies, general land uses and policies specified in the General Plan. Goal L U 9: Achieve the development of a range of housing units that provides for the diverse economic, physical, and social needs of existing and future residents of Huntington Beach. Objective L U 9.1 Provide for the development of single-family and multi-family residential neighborhoods. Policy LU9.1.2 Require that single family residential units be designed to convey a high level of quality and character considering the following guidelines: a) Modulate and articulate building elevation, facades and masses (avoiding undifferentiated"box-like" structures). b) Avoid building materials, colors, and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. c) Minimize the amount and width of the paving of front yards for driveway and garage access. d) Encourage innovative and creative design concepts. e) Locate and design garages so that they do not dominate the street frontage. Objective LU9.3 Provide for the development of new residential subdivisions and projects that incorporate a diversity of uses and are configured to establish a distinct sense of neighborhood and identity. (98SR63)—9/22/98 Attachment No. 1.1 Policy LU 9.3.2 Require that the design of new subdivisions consider the following. a) Establish a street configuration involving the interconnection of individual streets that emphasizes a pattern of "blocks"rather than cul-de-sacs. b) Integrate public squares, mini parks, or other landscaped elements. d) Establish a common"gathering" or activity center within a reasonable walking distance of residential neighborhoods. This center may contain services, such as childcare or adult-care, recreation, public meeting rooms, recreational facilities, small convenience commercial uses, or similar facilities. e) Site common facilities around a public park or plaza to encourage a high level of community activity. f) Establish a continuous network of sidewalks,bicycle and pedestrian paths, and other elements that link all community areas and provide linkages to land uses in adjacent areas. h) Site and design of units and incorporate elements, such as porches, that emphasize front yards as an activity area and"outdoor living room,"by locating garages in the rear or side yards. i) Consider reduced street widths to achieve a more "intimate"relationship between structures,to the extent feasible and in accordance with Huntington - Beach Fire Department regulations. j) Consider an increase in front yard setbacks, sidewalk widths, and the inclusion of landscaped parkways, especially in neighborhoods where the street width is reduced. 1) Include setbacks and other design elements that buffer residential units from the impacts of abutting existing commercial and/or industrial development. Policy LU 9.3.3 Require that non-residential structures incorporated in residential neighborhoods be designed to be compatible with and convey the visual and physical scale and character of residential structures. 2. Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 are compatible with the uses authorized in, and the standards prescribed for,the Meadowlark Specific Plan zoning district. The proposed project will reduce the previously approved map density for development within the residential district of the Meadowlark Specific Plan area from six hundred(600) dwelling units to four hundred forty-four(444) dwelling units. . 3. A community need is demonstrated for the change proposed. The compact lot design concept will provide a viable alternative to attached housing, allowing for fee-simple ownership of single-family detached homes at more affordable prices. 4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. 5. The proposed residential densities within the Meadowlark Specific Plan area, range from nine and half (9.5) to twenty-seven and half(27.5) dwelling units per net acre, and provide a gradual transition between the commercial and medium high density attached residential uses (RMH) to the south of the property and the existing low density detached residential uses (RL)to the north, east and west. (98SR63)—9/22/98 Attachment No. 1.2 6. Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 are consistent with the General Plan Land Use designation of Mixed-Use Specific Plan Overlay (M-sp) which permits development of commercial and residential uses and allows the Specific Plan to govern the exact density, location and mix of uses. The Meadowlark Specific Plan includes an existing commercial center and incorporates single family residential development at densities ranging between nine and half(9.5) to twenty-seven and half(27.5) dwelling units per net acre 7. The revised Specific Plan text incorporates a provision requiring one-hundred (100) ft. wide buffer between existing single family development adjacent to the project site and any proposed attached or detached residential development of greater than seven(7) dwelling units per gross acre. The buffer provision stipulates that if detached single family homes are to be provided within said buffer area, the maximum density shall not exceed seven (7) dwelling units per gross acre in order to address land use compatibility issues related to compact lot development onto existing adjoining RL zoning districts. 8. The revised Specific Plan includes provisions for the application of the City's Infill Ordinance to ensure land use compatibility between land uses. 9. The revised Specific Plan incorporates product development provisions and design requirements to ensure high quality development that would not be detrimental to the values of adjacent properties. 10. The revised Specific Plan incorporates language for provision of adequate infrastructure inclusive of drainage, sewer, and water facilities as well as traffic control devices (i.e. traffic signals)per City Standards. 11. Grading within the Specific Plan area will be governed by soils, foundation and other geotechnical reports prepared by registered civil and geotechnical engineers, in accordance with building codes, established engineering practices and City Ordinances. Reasonable efforts will be taken in the design of improvements and building pads to minimize the amount of grading required, thus ensuring maximum compatibility with existing development . FINDINGS OF APPROVAL FOR NEGATIVE DECLARATION NO. 97-21 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. No comments were received during the comment period. 2. Mitigation measures incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated will have a significant effect on the environment. (98SR63)—9/22/98 Attachment No. 1.3 MITIGATION MEASURES FOR ENVIRONMENTAL CONCERNS: 1. Prior to recordation of Final Tract Map(s)the applicant must satisfy the City's policy requiring ten percent (10%) of proposed units to be affordable by entering into an affordable Housing Agreement. The Affordable Housing Agreement shall be subject to approval by the Huntington Beach City Council. 2. The applicant shall provide a land use compatibility study in conjunction with the request for processing of a Conditional Use Permit for development of any portion of the residential segment of the Meadowlark Specific Plan area, identifying proposed design standards that will ensure compatibility of existing and proposed land uses. This study will be prepared consistent with Section 230.22 Residential Infill Lot Developments of the Huntington Beach Zoning and Subdivision Ordinance and shall be subject to the approval by the Community Development Director. 3. Prior to Planning Commission hearing on the subject proposal, an acceptable conceptual drainage/hydrology plan shall be submitted and approved by the Planning Works Department and Community Services Department. Prior to issuance of grading permits for the project,the applicant shall submit the final drainage/hydrology plan demonstrating that any effects to the City and County existing drainage systems,resulting from buildout of the.Meadowlark Specific Plan and CUP/TTM are reduced to a level less than significant. The subject plan shall be subject to approval by the Public Works Department. 4. During grading/construction, if a sump pit is encountered, drilling mud present must be sampled and tested to ensure that the material are non-hazardous, subject to the approval of the Public Works Department and Fire Department. 5. Prior to issuance of grading permits, the applicant shall show proof that the abandoned oil well located on the site has been re-abandoned in accordance with current California Department of Conservation Division of Oil, Gas and Geotechnical Resources (DOGGR)standards, subject to the approval of the Public Works Department and Fire Department. 6. Prior to issuance of grading permits the applicant shall ensure that during demolition of existing structures or the removal of potentially asbestos-containing materials,these materials shall be tested for the presence of asbestos. If it is determined that the materials are asbestos-containing, the materials shall be removed from the site and disposed of by licensed contractors in accordance with current regulatory standards, subject to approval of the Public Works Department and Fire Department. 7. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially lead-containing materials, existing building debris (i.e., paint) shall be handled in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. 8. Prior to issuance of grading permits, that applicant shall ensure that during demolition of existing structures or the removal of potentially hazardous chemical-containing materials, these materials shall (98SR63)—9/22/98 Attachment No. 1.4 be handled by licensed contractors in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. 9. Prior to issuance of building permits for the project,that applicant shall submit a construction plan demonstrating that all construction staging areas are located as far as possible from residential areas in order to minimize noise impacts. 10. Prior to issuance of building permits, the applicant shall ensure that lots proposed directly adjacent to Heil Avenue are properly attenuated from noise levels through implementation of six-foot barriers along Heil Avenue. This wall height is relative to the pad elevation. Location of this wall shall be in conformance with the location recommended in the Noise assessment. Noise barriers shall consist of a surface density of at least 3.5 pounds per square foot, and shall not have openings or cracks. The noise barriers for rear yard areas may be a wall,berm, or a combination of the two. The sound wall or any patio barrier that may be necessary may be constructed of 5/8-inch Plexiglas, any masonry material, or a combination of these materials. Plans for the proposed noise barriers shall be approved by the Community Development Department. 11. Prior to Planning Commission hearing on the subject proposal the project shall be redesigned to mitigate noise impacts from the commercial center,to Planning Area 4. Noise mitigation shall be such that limits the height of the noise attenuation wall to a maximum of eight (8) ft. Prior to issuance of building permits,the applicant shall ensure implementation of the noise mitigation measures approved by the City to reduce exterior noise impacts on affected areas to levels of less than significant and in compliance with the City's noise Ordinance. Plans for proposed noise barriers shall be approved by the Community Development Department. 12. Prior to issuance of building permits,the applicant shall provide an interior noise study prepared by a qualified acoustical consultant,which identifies building upgrades that will attenuate interior noise levels by at least 30 dba in order to achieve consistency with the City's interior noise ordinance. These upgrades could include upgraded windows and mechanical ventilation so that the windows could remain closed. This noise study shall be subject to the approval of the Community Development Department. 13. The project shall comply with City parkland dedication requirements. The applicant shall dedicate and improve a minimum of 2.1 acres of park land and shall improve 0.8 acres of Gibbs Park per City standards. The cost of dedication and development shall be credited against the total park acquisition fees due per the number of units in the project. The public park land shall be flat with three acres of dry, usable park space. No water well may be installed which detracts from the usable park acreage. Developer shall provide perimeter parking. 14. In the event that a Conditional Use Permit(CUP) and/or Tentative Tract Map (TTM) are requested to be considered for approval of a multiple-family attached residential project within Planning Area 4, the applicant shall comply with City parkland requirements applicable at the time of the CUP/TTM request. (98SR63)—9/22/98 Attachment No. 1.5 ATTACHMENT 2 '�'Ill DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ZONING AND SUBDIVISION ORDINANCE BY AMENDING THE MEADOWLARK SPECIFIC PLAN (ZONING TEXT AMENDMENT NO. 97-4 AND ZONING MAP AMENDMENT NO. 97-1) WHEREAS, pursuant to the Planning and Zoning Law,the California Government Code, Sections et seq., the Planning Commission and City Council of the City of Huntington Beach, after notice duly given, have held separate public hearings relative to: a)Zoning Text Amendment No. 97-4 which will consolidate and update the Meadowlark Specific Plan and the Meadowlark Property Conceptual Master Plan into a single document; modify the Meadowlark Specific Plan to permit single family detached dwellings on small- lots; incorporate development standards for small-lot development within the revised Specific Plan and b) Zoning Map Amendment No. 97-1 which will update Conceptual Master Plan Exhibit II to reflect a reduction in densities within the residential district of the Meadowlark Specific Plan resulting from Zoning Text Amendment No. 97-4; establish the boundaries for four(4)residential planning areas with densities ranging between nine and half(9.5)du/ac and twenty-seven and half(27.5) du/ac; incorporate said exhibit within the revised Specific Plan; carefully considered all information presented, at said hearings; and After due consideration of the findings and recommendations of the Planning Commission and all the evidence presented,the City Council finds that the aforesaid amendments to the Meadowlark Specific Plan are proper and consistent with the General Plan; NOW, THEREFORE,the City Council of the City of Huntington Beach does hereby ordain as follows: SECTION 1 The Meadowlark Specific Plan, which is a part of the Huntington Beach Zoning and Subdivision Ordinance, is amended in accordance with Exhibit A attached hereto. SECTION 2 This ordinance shall take effect thirty days after its adoption. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of , 1998. Mayor ATTEST: APPROVED AS TO FORM: City Clerk City Attorney ATTEST: APPROVED AS TO FORM: City Administrator Director of Community Development G:\wolfe\meadowlark\ord97-04 EXHIBIT A REVISED MEADOWLARK SPECIFIC PLAN DATED 9/22/98 ATTACHMENT 3 A ADOWLARI( SPICIfIC PLAN HUNIING TON BfA ( H , fAIIfORNIA MEADOWLARK SPECIFIC PLAN City of Huntington Beach SPECIFIC PLAN 8 City of Huntington Beach Department of Community Development 2000 Main Street Huntington Beach,CA 92648 (714)536-5271 REVISED DRAFT For q449&9/22/98 Planning Commission Meeting (9/8/98) TABLE OF.CONTENTS SECTION DESCRIPTION PAGE 1.0 Introduction....................................................................................................I 1.1 Purpose and Intent................................................................................1 1.2 Authority and Scope.............................................................................1 2.0 Project Area Description...............................................................................2 2.1 Location/Surrounding Land Uses .......................................................2 2.2 General Plan Designation.....................................................................2 2.3 Zoning..................................................................................................2 2.4 Planning History...................................................................................2 2.5 Legal Description.................................................................................3 3.0 Master Plan Concept.....................................................................................4 3.1 Development Concept........................................................................4 3.2 Land Use.............................................................................................5 3.3 Circulation..........................................................................................7 A. Public and Private Street System.......................................7 B. Traffic Control....................................................................8 C. Transit Facilities.................................................................8 3.4 Open Space/Recreation.....................................................................8 3.5 Landscape Concept.........................................................................49 A. Entry Treatments................................................................9 B. Community Edge Treatments.............................................9 C. Streetscape Treatment..................................................910 D. Plant Material Palette.......................................................10 3.6 Public Facilities................................................................................10 A. Storm Drainage Facilities.................................................10 B. Sewer Facilities................................................................I I C. Water Facilities...........:....................................................11 3.7 Grading ....................................................................................4-�12 3.8 Geology- Soils/Seismicity..............................................................12 3.9 Potential Hazardous Materials..........................................................13 3.10 Archeology.............................. ...........13 3.11 Phasing Plan .....................................................................................14 i .ABLE OF CONTENTS (Cont'ci i SECTION DESCRIPTION PAGE 4.0 Development Regulations............................................................................15 4.1 Purpose and Intent............................................................................15 4.2 Establishment of Districts and Planning Areas ...............................15 A. Residential District..............................................................15 B. Commercial District............................................................16 4.3 Definitions........................................................................................16 4.4 General Provisions............................................................................17 A. Parkland Dedication............................................................17 B. Affordable Housing.............................................................17 C. Activity Center Facilities.....................................................17 D. Infill Ordinance ...................................................................18 E. Perimeter Buffers.................................................................18 F. Parking ................................................................................18 G. Garage Use/Design.............................................................18 H. Building Additions/Modifications......................................19 1. Treescape.............................................................................19 J. Product Development..........................................................19 K. Porches/Entry Elements......................................................19 L. Variable Setbacks................................................................19 M. Activities/Uses along Spine Road Promenade.............4-9-20 N. Street Furniture..............................................................4-9-20 4.5 Development Standards..............................................................2-0-21 A. Residential District........................................................24-21 Planning Area l ................................................2421 Planning Area 2................................................24-26 Planning Area 3 ................................................2-&31 Planning Area 4................................................32-36 Planning Area 4 Alternative.............................36 40 B. Commercial District:.....................................................3 0 4.6 General Design Criteria.............................:................................34 41 A. Residential Subdivision Design.....................................3q 41 B. Residential Product Design...........................................3.8--42 C. Non-Residential Structure Design ................................3$42 ii .ABLE OF CONTENTS (Confu� SECTION DESCRIPTION PAGE 5.0 Implementation.......................................................................................39-43 5.1 Procedures..................................................................................3.9 43 5.2 Implementation............................................................................34 43 5.3 Hearings......................................................................................3W 43 5.4 Appeals.......................................................................................3s3 43 5.5 Specific Plan Amendment...........................................................W 43 5.6 Dwelling Unit Distribution.........................................................49-44 5.7 Boundary Changes......................................................................4444 5.8 Homeowner's or Community Association.................................4444 5.9 Approval Period..........................................................................44-45 6.0 Appendix A. Legal Description B. Street Sections C. Heil Avenue Project Entry D. Plaza Lane Project Entry E. Community Wall Plan F. Spine Road Expanded Parkway G. Plant Materials Palette H. Storm Drain System I. Sewer System J. Water System K. Topography L. Letter from County of Orange Environmental Health Division M. Areas of Archeological Concern N. Phasing Plan O. Commercial/Residential District Buffer Area Treatment P. Conceptual Street Scene Q. Conceptual Building Layout PA-1 Conceptual Building Layout PA-2 Conceptual Building Layout PA-3 Conceptual Building Layout PA-4 R. Wall/Fence Master Plan iii LIST OF EXHIBITS EXHIBIT NO. TITLE FOLLOWING PAGE 1 Vicinity Map.............................................................................3 2 Existing Zoning........................................................................3 3 Conceptual Master Plan............................................................5 4 Development Summary............................................................5 5 Circulation................................................................................7 6 Public/Private Open Space Plan.............................................8 iv I. MEADOWLARK SPfCIfIC PLAN INTRODUCTION PITY Of HUNTINGTON BEACH SECTION 1.0 1.0 INTRODUCTION 1.1 Purpose and Intent The Meadowlark Specific Plan sets forth the planning concept, design guidelines, development standards and administration procedures necessary to implement the goals and policies of the Huntington Beach General Plan. The intent of the Specific Plan is to establish the framework for development of a high quality planned community. 1.2 Authority and Scope California Government Code Section 65507 authorizes cities to prepare and adopt Specific Plans for the purpose of bridging specific development proposals with local General Plans. Specific Plans typically incorporate planning policies, regulations, tailored development standards, improvement programs and other regulatory methods into one document. The preparation, adoption and implementation of the Meadowlark Specific Plan by the City of Huntington Beach is authorized by Title 7, Division 1, Chapter 3, Articles 8 and 9 of the California Government Code Section 65450 et. seq. The Meadowlark Specific Plan is comprised of the following six(6) sections: Introduction - Section One, describes the purpose and intent of the Plan and provides the legal basis, authority and scope of the Specific Plan. Project Area Description - Section Two, provides a general description of the Specific Plan area and its surrounding land uses, General Plan and Zoning information and a brief background and planning history summary for the site. Master Plan Concept - Section Three, describes the proposed master plan concept for the project area and addresses land use, circulation, public facilities, infrastructure, open space, and recreation, grading, landscaping and project phasing. Development Regulations - Section Four, presents a description of the development standards and design criteria applicable to projects within the Meadowlark Specific Plan area. Implementation - Section Five, discusses project implementation, project review, appeal and Specific Plan amendment processes. Appendix-.Section Six, contains the technical support information which has contributed to the formation of the Specific Plan. 1 sk L rid MEADOWLARK SPffIfIC PLAN PROJECT AREA DESCRIPTION CITY Of NUNTINGiON BEAU SECTION 2.0 2.0 PROJECT AREA DESCRIPTION 2.1 Location/Surrounding Land Uses The Meadowlark Specific Plan encompasses approximately sixty-five (65) acres of land located approximately six hundred (600) feet north and east of the intersection of Bolsa Chica Street and Warner Avenue (Please refer to Exhibit 1: Vicinity Map). The property was previously used as a small craft airport(Meadowlark Airport). Surrounding land uses include detached single-family residential uses (RL-Low Density Residential) to the north, the existing Norma Gibb's Park (OS- PR— Open Space- Parks and Recreation), a church, and detached (RL-Low Density Residential) and attached single-family residential uses (RH-High Density Residential) to the east; attached single-family residential uses (RMH-Medium High Density Residential) to the south, and detached single-family residential uses (RL-Low Density Residential), attached single-family uses (RM-Medium Density Residential) and mobile home park(RMP-Manufactured Home Park) to the west. 2.2 General Plan Designation The General Plan designation for the Meadowlark property is Mixed-Use Specific Plan Overlay (M-sp). The exact density, location, and mix of uses are governed by the Specific Plan. 2.3 Zoning The subject property is currently zoned Meadowlark Specific Plan (Please refer to Exhibit 2: Zoning/District Map). The Specific Plan was first adopted by the City Council on March 7, 1988 and allowed development of approximately fifteen (15) acres with commercial uses and a maximum of six-hundred (600) dwelling units (single-family detached, multi-family medium density and multi-family medium-high density) within the remaining fifty (50) acres. The revised Specific Plan limits development within the residential portion of the Specific Plan to a maximum of four hundred forty-four (444) dwelling units and allows for improvement of the project site with detached single-family dwellings on small-lots and attached multi-family development. 2.4 Planning History On February 1, 1988, the City Council adopted an amendment to the Land Use Element of the General Plan (Land Use Element Amendment 87-2C) and designated approximately sixty-five (65) acres of land, known as the Meadowlark property, as a planned community. The subject amendment required implementation of the planned community designation via adoption of a Specific Plan. The following policies were adopted by the City Council to provide direction for preparation of the Specific Plan: 2 • The 15-acre retail center shall be located on Warner Avenue extending between Roosevelt Street and the residential project to the east. • The total number of residential units, including any proposed affordable units to be constructed on the fifty (50) acre portion of the property due north of the commercial portion, shall not exceed six hundred(600)units and shall be distributed among several product types. • A buffer shall be, provided between the existing single family homes and any attached residential units which are developed at greater than seven(7) units per acre. • An internal traffic circulation plan shall be provided that will: ➢ Provide street connections between Warner Avenue and Heil Avenue that would not encourage non-project related through traffic; ➢ Limit the amount of traffic on Pearce Street to a total of 2,500 average daily trips; ➢ Locate vehicular access points to Warner Avenue and Heil Avenue so as to minimize traffic conflicts. • Provide a phased development plan which coincides with the available capacity in the sewer and water systems. • Within 60 days of City approval of the first entitlement for development, the airport operation will cease. • This Specific Plan enacted through Zone Change No. 87-13 will be in effect until a subsequent zone change is adopted. The Planning Commission shall conduct an annual review of the Specific Plan until such time as a master plan is approved for the site. On March 7, 1988, the Meadowlark Specific Plan was adopted by Ordinance No. 2929 and Environmental Impact Report 87-2 (EIR 87-2), which addressed Land Use Element Amendment 87-2C was certified. On January 28, 1991, the Meadowlark Property Conceptual Master Plan was submitted to the City of Huntington Beach and was subsequently approved in conjunction with the first Conditional Use Permit application for development of the commercial portion of the site. The remaining residential portion of the Specific Plan was not developed due to market conditions. 2.5 Legal Description (Please refer to Appendix A: Meadowlark Specific Plan Area Legal Description) 3 EDINGER AVE DEL MAR � LANE HEIL AVE Q w V 2 N Z U O J = PEARCE z � J N uj O m L.ANE PROJECT ckr- SITE WARNER AVE SLATER AVE AUDOWLARK SPfCIf IC PLAN VICINITY AAP CITY Of HUNTINGTON BEACH EXHIBIT 1 RLRL- I O. G. ►. C D. Ll c CF-E sw ro 6 RL YE AOOW IARK CA J J -1 .Y.1 J iz J J �h0.00 RL FL RL RL RL RL RL RL FL RL FL V9Tum s g Y RL Z = Y O 4 I - 1 Z0. d j r v VAASNAIL O w W W RL JL CALIENTE c s co+ WOOLECOFF CG RL RL =� RL 3� HOLs r A $ V 7M RL RL RL CG RL RL RW RL �' 1 OS-PR RL RL q�• RL RESIDENTIAL RL `�- RL 8. AC. RL 4RL RL ROS-01 MEADOWLARK RL SPECIFIC PLAN RL R R < RL u I CG COMMERCIAL 17t 15.Of AC.c01 Z" WARNER AVE / SOURCE: = SECTIONAL DISTRICT MAP 21-5-11 o CITY OF z HUNTINGTON BEACH NTS ORANGE COUNTY, CALIFORNIA AUDOWLARK SPRIFIC PLAN ZONINGAISTRICT AP CITY Of WNTINGTON HAU RHIBIT 2 r` L � MEADOWLARK SPfCIfIC PLAN N1ASiR PLAN CONCEPT CITY Of NUNTINGiON BEACH SECTION 3.0 3.0 MASTER PLAN 3.1 Development Concept The Meadowlark Specific Plan development concept provides for a mixed use community of commercial and residential uses. The Specific Plan establishes the general .type, location parameters and character of residential development (48.4 acres) while allowing for creative design solutions within the overall framework of the Plan. The commercial portion of the Specific Plan (16.6 acres) has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 /TPM No. 90-268 / CE No. 91-31). The Specific Plan area is designed to allow for development that is complementary to the surrounding neighborhood and the City of Huntington Beach. The development concept (uses, densities and product types) is intended to allow for reconfiguration of the standard elements of new growth - single-family detached residences, multiple family development, retail and recreation facilities -to enhance community, convenience and identity. The Meadowlark residential community is intended to be designed in the form of distinct, complementary and interconnected "neighborhoods" (Planning Areas) in which streets are convenient and comfortable to walk and parks form a public focus. The plan identifies four pedestrian-oriented neighborhoods, multiple recreational areas and a meandering pedestrian promenade/ Spine Road, which provides the link between the residential and commercial segment of the Specific Plan area. The differences between the design of the Meadowlark community and other residential projects will be slight and significant at the same time. The streets are proposed to be narrower,tree-lined and connected to the public park and private mini- parks; in addition, landscaped parkways will be provided to enhance the pedestrian- friendly community design concept. The mix of housing is intended to allow a broader range of product types and include conventional small-lot, zero-lot line and z-lot layouts. The visual impact of garages is proposed to be diminished through neo-traditional design solutions which advocate placement of garages towards the rear of residential lots. Building design is intended to address the street and sidewalk with entries, balconies, porches, architectural features and activities which help to create a safe and pleasant living environment. The Meadowlark Specific Plan includes the following components which provide the necessary development information/guidelines to create a high quality residential planned community: . . Land Use Grading Circulation Geology- Soils/Seismicity Open Space/Recreation Potential Hazardous Materials Landscape Concept Archeology Public Facilities Phasing 4 3.2 Land Use The Meadowlark Specific Plan includes an existing 16.6 acre neighborhood shopping center along its southerly boundary and provides for residential uses on the remaining 48.4 acres of vacant land. The project Spine Road divides the shopping center into two parcels and provides access through the Meadowlark residential area. The 48.4 acres of undeveloped residential land within the Meadowlark Specific Plan area is divided into four(4)Planning Areas. The proposed residential densities, range from nine and half (9.5) dwelling units per net acre to twenty-seven and half (27.5) dwelling units per net acre, and provide a gradual transition from the commercial and medium high density attached residential uses (RMH) to the south of the property to the existing low density detached residential uses (RQ to the north, east and west. (Please refer to Exhibit 3: Conceptual Master Plan.) All four (4) Planning Areas are anticipated to be developed with small lot, single-family detached homes, however the Specific Plan allows for an alternate development product type of multi-family attached residences within Planning Area 4. A summary of the proposed residential land use allocation within the four residential Planning Areas by product type, gross acreage, density and maximum number of dwelling units follows. (Please refer to Exhibit 4: Development Summary). The boundaries and acreage of each Planning Area are fixed. Minor modifications to Planning Area boundaries may be made, and shall be subject to review and approval by the Community Development Director. The maximum gross density within each Planning Area shall not be exceeded. 5 www am% m 8024 LYfu d��..+;"�-�yam-• '->-- --+' :gi.,ir.�^y,�.�l:j•;�E._ r_: r +}'EL PA=2 PA=2 LAND -USE: =.LAND USE: SFR S 130, PUBM ilk ( r- PAFK .06 s PA-1 LAND USE: SFR • I 1 /: 1,ru°m E IL Is 4 � - is/fALY }; 100' BUFFER s„�"�' -�v-"• ":�"�11 �:��y'�.�`'�il•�y`�%�eJi�'-�t y'�y f � Y .�� it�+'"�" •P`Z."-aS"�•, .,z,�Y� "�'S; 1�s.,:aF'.'-�,�3:"Ei;>` ` �,' �. ma�'s < �y r.,x,.-at- �•� ��i • :�, 'r .�=y+I;.w .revs`�>" �t�v-+v''�'•'�,-'k'„^i.` `.. J> . ELF' A.u.Wo Rg LEGEND -- - ' ----SPECIFIC PLAN AREA BOUNDARY OC 9P C:�k v ♦ t t t o °t a • �p y t1t r 71_11t�l� f sagas { j vesxe } K SCALE: 1"=300' MEADOWLARK SPRIT IC PLAN CONCf PTUAl MASTER PLAN CITY Of WNTING10N BEAU EMINT 3 EXIMIT 4 DEVELOPMENT SUMMARY MEADOWLARK SPECIFIC PLAN Acreage % of Gross Net Density No.of Planning Area Land Use (Max) Site Density (Max) Lots/Units (Max) (Max) (Max) 1 S.F.R. 10.9* 22.5 6.5 9.5 70 (Detached) 2 S.F.R. 9.3* 19.2 6.5 9.8 60 (Detached) 3 S.F.R. 14.5* 30.0 8.0 11.8 116 (Detached) 4 S.F.R. 11.0* 22.7 9.0 13.8 99 (Detached)or M.F.R. (18.0) (27.5) (198) (Attached) S.F.R. 45.7 94.4 7.5 11.3 345 Subtotal (S.F.R./M.F.R.) (9.7) (14.6) (444) Public Park ** ** Spine Road 0.5 0.1 ROW adjacent to Public Park TOTAL 48.4 100% 345 (444) * NOTE: Includes proposed open space lettered lots, landscape maintenance easements, common open space areas and local streets. ** NOTE: Development shall comply with parkland dedication requirements. 6 3.3 Circulation A. Public and Private Street System The Circulation Plan illustrates the general alignment, classification and location of the proposed public and private roads within the project site. The Plan is consistent with the Circulation Element of the General Plan. (Please refer to Exhibit 5: Circulation Plan.) The Spine Road shall provide access to the property from Heil Avenue and from Warner Avenue at Plaza Lane. Plaza Lane, a local collector road currently terminates at the commercial center's northerly boundary. The Spine Road meanders through the shopping center and the residential Planning Areas, separating Planning Areas 3 and 4, Planning Areas 1 and 3 and dividing Planning Area 2. The northern terminus of the Spine Road at Heil Avenue aligns with Del Mar Lane. Pearce Street, which is located west of the project site, shall be extended through Planning Area 1. Local access to the four residential Planning Areas shall be provided directly from_the Spine Road. Access to Planning Area 1 and 4 shall also be provided from the Pearce Street extension and Roosevelt Lane respectively. The Pearce Street extension shall be carefully planned to minimize traffic impacts onto the existing street system. Access to Pearce Street shall be such that traffic on said street does not exceed 2500 average daily trips. Roosevelt Lane may provide limited direct driveway access to Planning Area 4 residential lots which front on Roosevelt Lane. Roosevelt Lane shall not be a through street to Warner Avenue. The eastern side of Roosevelt Lane (approximately 500 linear feet south of Pearce Street) shall be fully dedicated and fully improved to City Standards. The design of the Spine Road shall advocate traffic calming and shall constitute an important circulation and thematic design element of the Meadowlark master plan concept. The street section for the subject roadway shall transition as it flows through the project from a sixty-six (66) ft. right-of-way with a"curb-to-curb"paved section of forty-six (46) ft. at Heil Avenue and a sixty (60) ft. right-of-way with a "curb-to-curb" paved section of forty (40) ft. at the northern terminus of Plaza Lane to a sixty (60) ft. right-of-way with a thirty-two (32) ft. paved section within the central portion of the site. The Spine Road design shall incorporate raised, landscaped medians at both project entry locations, aFA-fourteen (14) ft. wide landscaped areas and six (6) ft wide meandering sidewalks paFlwa3-s-along both sides of the road. ci" '6) ft. =�a� b Open space lots adjacent to the Spine Road shall contribute additional landscaping te-the-r-eftesed paFk-,ay areas, thus enhancing its "greenbelt" design. Heil Avenue shall be improved to an ultimate right-of-way width of eighty-eight (88) ft. Street improvements along Heil Avenue shall increase the pavement width from sixty-four (64) ft. to seventy (70) ft. and will provide an eight (8) ft. sidewalk and a twelve (12) ft. landscape buffer along the northerly boundary of the Meadowlark property. 7 044T1G 0l:TAQ� SK EfriLY 83 AVENUE-� S ]1 ;1 ! o ICI i! a Z PA-2 l PA-2 is SCALE: 1"=300' �\♦ - `� \ r ICI r — PUBLIC —————— r In i PARK PA-1 Mum yy T• ^ FmLy OU EDSIHO i1M Y MU 916E fA1L I COMMON r, SPACE �1 PA-3 \ r PA-4 r�" \•\� MEADOW CRC ■ W m0- .U-.1S ,'1 i: . . ............. rF7091NQ' 11 FALT 010 LEGEND mvs MAJOR ARTERIAL HIGHWAY 136' R.O.W.)R . SECONDARY ARTERIAL HIGHWAY (82' R.O.W.) PUBLIC COLLECTOR (60' R.O.W.) c • �NE� PUBLIC LOCAL (59' R.O.W.) Q .: FUTURE PRNATE LOCAL ( ROW) Y , is • .; �' ;���,:: � i _ -���; ���-� ,��->,.,, MAJOR accEss '' • � J ��ItIIARNERI .=_=-_.=�__AVE..___.. �' - -- -- SECONDARY ACCESS LKADOWLARK SKOFIC PLAN CIRCULATION PLAN CITY Of 'HUNTINGTON BEACH EXHIBIT 5 With the exception of the Spine Road and the most westerly segment of the Pearce Street extension (between the western property line and the first "T" street intersection) through Planning Area 1, all other interior local streets shall be private. b Dlafmi g 4,.e., - ,., Private street section designs for Planning Area 1 and 2 shall include four (4) ft. (min) non-monolithic sidewalks and sip-(Fr) five (5) ft. (min) landscaped parkways on both sides of the street. In Planning Area 3 and Planning Area 4 as well as along the "public street" segment of the Pearce Street extension in Planning Area 1, landscaped parkways are encouraged, however, 9ri-(6) five (5) ft. monolithic sidewalks with flare-outs around street furniture may also be acceptable within said areas.be pf:eN4d@d ;1*4_k; lal.,,,, img Area 2 and Planning Area 4 aswell alang toe no a Street ex4easien in Panning ^. '. (Please refer to Appendix B: Street Sections). B. Traffic Control The Planning Commission, upon recommendation of the Department of Public Works at the time of project entitlement approval, shall determine the need for traffic control devices (i.e. traffic signals). Such determination shall include the appropriate time installation. The developer(s) shall pay the entire cost of installing traffic signals at Heil Avenue/Del Mar Lane, and Warner Avenue, the entrances to the project area. Installation of the traffic signal at Del Mar Heil shall be required with the first residential phase. Development of the Meadowlark Specific Plan area will require a secondary access to Bolsa Chica Street from Pearce Street. The developer(s) shall pay one-fourth of the cost for the traffic signal at Bolsa Chica and Pearce prior to issuance of building permits. Proportional share of Heil/ Graham signalization shall be paid prior to start of the final residential phase, as determined by traffic signal warrants. C. Transit Facilities Bus turnouts and bus shelters shall be provided at locations designated by the Department of Public Works and Orange County Transit t Authority. The design of such shelters and turnouts shall be approved by the Department of Public Works and Orange County Transit Piste Authority. 3.4 Open Space/Recreation Development within the Meadowlark Specific Plan area shall comply with parkland dedication requirements. Open space and recreational areas for the Meadowlark project shall be provided by a public park, private mini-park(s) and private yard areas. (Please refer to Exhibit 6: Public- Private Open Space Plan). The proposed public park is envisioned as an extension of the existing 5-acre Norma Gibbs Park. The private mini-parks will serve the residents of the 8 li f I f` � � y y i. i���ft s •�. ;r 41 •p` r �K s - Sir-.�:�►�r=-.�•1���— 11 WWI 1 i Co i 1 Meadowlark community exclusively and shall be maintained by a Community or Homeowner's _-kssociation (HOA). Although the actual amenity program for the private mini-parks has not been specifically defined, provision of a tot-lot, swimming pool/ spa and community.meeting/ clubhouse is encouraged. Mini-park acreage shall be based on the required common open space requirement per dwelling unit. 3.5 Landscape Concept The landscape concept for the Meadowlark project is integral to the overall character of the community. It includes a combination of landscape and hardscape features adjacent to and visible from project roadways which combine to form a major design element of the community structure. Major features of the landscape concept include entry, community edge, and streetscape treatments. I A. Entry Treatments • Primary Entry The primary community entry shall be located at the intersection of the Spine Road and Heil Avenue. The community entry design concept is intended to integrate project monumentation, enriched pavement treatment (subject to Community Development Department and Public Works Department approval),. median planting, layered shrub/turf planting and decorative community perimeter theme walls (Please refer to Appendix C: Heil Avenue Project Entry). i' • Secondary Entry A second project entry shall be provided at the northerly terminus of the existing Plaza Lane. The subject entry design shall reflect primary project entry design elements and shall incorporate enriched pavement treatment (subject to Community Development Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls. (Please refer to Appendix D: Plaza Lane Project Entry). B. Community Edge Treatments • Community Perimeter Wall A decorative community theme wall along the public Spine Road and Heil Avenue will provide project identity, privacy and noise control (Please refer to Appendix E: Community Wall Plan). Removal and replacement of existing walls along the project site's perimeter is encouraged, so that double walls are avoided. • Heil Avenue Landscaping A twelve (12) ft. landscape buffer shall be provided along the project's northerly property line. The landscape buffer treatment along Heil Avenue shall be compatible and complimentary with the proposed landscaping along the Spine Road. 9 Prior to the issuance of building permits within any of the area designated as a separate phase of development in the Phasing Plan, clearance shall be obtained from the Department of Public Works and the Orange County Sanitation District stating that such development will not adversely impact the water sewer system. Such clearance shall be in the form of a letter to the Director of Community Development. 3.7 Grading The Meadowlark property is generally flat. A 15-foot grade differential exists between the highest elevation at the southwest portion of the property and the lowest elevation adjacent to Heil Avenue. (Please refer to Appendix K: Topography). The topography is entirely manmade as a result of farming practices and the previous airport land use. Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. All grading within the Specific Plan area will require a grading permit and shall be governed by soils, foundation and other geotechnical reports prepared by registered civil and geotechnical engineers, building codes, established engineering practices and City ordinances. Reasonable efforts shall be taken in the design of improvements and building pads to minimize the amount of grading required. The maximum slope ratio, horizontal to vertical, will be 2:1 unless otherwise recommended by a Geotechnical engineering report and approved by the City. 3.8 Geology- Soils/Seismicity The Meadowlark property is located on the Bolsa Mesa which is an alluvial terrace—a bench— like formation of land carved in alluvium by a stream. Information obtained from soils investigations indicate that the property can be made suitable for development for low rise commercial and residential structures using conventional grading procedures. The surface soils are expansive and this characteristic will require consideration in design and construction of footings and slabs on grade. The subject site is located approximately 5,000 ft. northeast of the Alquist Priolo Special Studies Zone for the Newport-Inglewood Fault. The distance from the Special Studies Zone removes the site from any specific Zone related considerations. The Bolsa-Fairview Fault is approximately 2,000 ft. southwest of the project site. Although this fault is closer to the Meadowlark Specific Plan area than the Newport-Inglewood it is assumed to be less of a threat to the area. A recent fault analysis (1986)prepared by Richard Lung, of Leighton and Associates, stated that the Bolsa-Fairview Fault has not been active in geologic historic times (within the last 10,000 years) and is not considered a threat or measurable risk to people and/or buildings in the area. The State Division of Mines and Geology has concurred with this assessment. The following geology, soils and seismicity measures shall be employed prior to the issuance of building permits: 12 Submittal of a structural engineering study evaluating proposed foundation designs and respect the ground shaking and liquefaction hazards on the property. The study shall be subject to the review and approval by the Public Works and Community Development Department. Foundations and structural components of the buildings shall be designed according to recommendations contained within the structural engineering study. Submittal of a soils study detailing grading and site preparation recommendations. This study shall be subject to the approval by the Public Works and Community Development Department. Grading and site preparation shall be accomplished in accordance with recommendations presented in the soils study. Submittal of a soils analysis identifying the absence or presence of methane gas and/or contamination by hazard materials. If contamination is found, all affected areas must be cleaned up to the satisfaction of the City and other appropriate agencies. If methane gas is present, a mitigation plan must be submitted to the City and other appropriate agencies. 3.9 Potential Hazardous Materials An on-site inspection and field tests were conducted on the Meadowlark property by the County of Orange Environmental Health Division to determine the presence of any soil contamination. This investigation, which was conducted on April 5,. 1990, determined that gasoline contaminated soils exist on-site (Please refer to Appendix L: Letter from the Environmental Health Division dated June 20, 1990). Investigative measures have been carried out to the satisfaction of that agency for the commercial site and closure has been granted by the Orange County Health Care Agency (OCHCA) for the soil and groundwater cases. The potential for future impact to the area north of the commercial site is considered to be minimal, however, investigative and remediation measures shall be required for the residential area of the Meadowlark Specific Plan to ensure compliance with the Orange County Health Division requirements. Verification of clearance by the OCHCA shall be provided to the City of Huntington Beach prior to issuance of building permits. Specific development proposals within the Meadowlark Specific Plan area shall comply with any/all applicable environmental mitigation measures pertinent to hazardous materials. 3.10 Archeology The Meadowlark Specific Plan area is situated on Bolsa Chica Mesa, an area of higher land mostly above the twenty-five (25) contour line, overlooking the Bolsa Chica lowlands. The lowlands were formerly an embayment which provided a diverse floral and faunal resource for local prehistoric Native American populations. Archeological surveys and test programs have identified nine (9) archeological sites on the Bolsa Chica Mesa. Conclusions reached by these studies indicate that all of the sites were shellfish processing camps situated within 600 ft of the edge of the bluff overlooking the Bolsa Chica lowlands. 13 One of the Bolsa Chica Mesa archeological sites, Ora-368, was situated on the southeast corner of the Meadowlark property. The site was professionally excavated from 1986 to 1994 and has now been replaced by commercial development. Based on the results of the original property survey conducted in 1986, additional work was recommended in four areas along the southeastern portion of the property. Area 1, which contained archeological site Ora-368, was mitigated from 1990 to 1994. Areas 2, 3 and 4 (Please refer to Appendix M: Meadowlark Areas of Archeological Concern) were investigated in 1996 and found that no intact cultural materials (prehistoric or historic) remain on the property. No further mitigation measures are necessary for archeology. The property is cleared for development regarding cultural resources. 3.11 Phasing Plan The Meadowlark community may be developed in several phases. In order to accommodate the anticipated development of each Planning Area, major circulation, infrastructure and community improvements within the Meadowlark property should be completed prior to occupancy of the first residential unit, exclusive of models. (Please refer to Appendix N: Phasing Plan). The first phase of project development shall include widening of Heil Avenue, construction of the Spine Road and adjoining landscaping improvements and development of the public park site adjacent to the existing Norma Gibbs Park, as required when entitlements are granted. 14 L J MEADOWLARK SPECIFIC PLAN DEVELOPMENT REGULATIONS CITY OF HUNTINGTON BEAU SECTION 4.0 4.0 DEVELOPMENT REGULATIONS 4.1 Purpose and Intent The provisions contained herein shall govern the design and development of the Meadowlark Specific Plan area. Development standards and/or design criteria and activities not specifically addressed in this Specific Plan shall be addressed in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), Municipal Code and City policies. 4.2 Establishment of District Areas and Planning Areas The Meadowlark property is comprised of a 48.4 acre residential and a 16.6 acre commercial district. (Please refer to Exhibit 2: Zoning/ District Map). The commercial portion of the Specific Plan has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 / TPM No. 90-268 / CE No. 91-31). The residential segment is currently vacant and is divided into four Planning Areas. A description of each planning area and corresponding development standards for each planning area follows. . A. Residential District Planning Area I Planning Area 1 is centrally located within the Meadowlark project with direct access to the project's Spine Road and Pearce Street. This Planning Area is proposed to be developed with single-family detached homes, accommodating up to seventy (70) lots (9.5 du/ net ac). The majority of the streets within Planning Area 1 shall be private, with the portion of the Pearce Street extension from the west property line to the first "T" street intersection to the Spine Read being the exception. Private roads shall be designed to provide a minimum of thirty-two (32) ft. of pavement width allowing parking on one side of the street in conjunction with four (4) ft. sidewalks and ) five (5) ft. landscaped parkways on both sides of the street. The "public segment" of the Pearce Street extension shall be designed in accordance with-p�troot ��r,:+t.Department of Public Works standards. Planning Area 2 Planning Area 2 is located within the northern area of the Meadowlark project, adjacent to Heil Avenue. Up to sixty (60) single family detached homes may be provided within the subject Planning Area (9.8 du/ net ac). Local streets within Planning Area 2 shall be private, with a thirty-two (32) ft. (min.) pavement width accommodating parking on one side of the street in conjunction with four (4) ft. sidewalks and sue) five (5) ft. landscaped parkways on both sides of the street. 15 Planning Area 3 Planning Area 3 includes that area east of the proposed Spine Road and south of the proposed public park. This Planning Area is intended to accommodate up to one hundred sixteen (116) single-family lots (11.8 du/ net ac). All private streets within this Planning Area shall have a thirty-two (32) ft. pavement width which would allow for on-street parking on one side of the street. Five (5) ft. wide landscaped parkways and four (4) ft. wide non- monolithic sidewalks are encouraged, however Six (6) five (5) ft. wide monolithic sidewalks with flare-outs around street furniture may be provided on both sides of the street for pedestrian access. Planning Area 4 Planning Area 4 is located west of the proposed Spine Road, north of the existing Meadowlark shopping center and east of Roosevelt Lane. This Planning Area may be developed with single- family residential or multi-family product types. A maximum number of ninety-nine (99) lots may be developed (13.8 du/ net ac). The multi-family alternative permits up to one hundred ninety-fe,af eight (198) residential lots (27.5 du/net ac). All local streets within Planning Area 4 shall be private. The single-family detached development concept shall accommodate a thirty-two (32) ft. paved street section width, allowing for parking on one side only. Five (5) ft. wide landscaped parkways and four (4) ft. wide non-monolithic sidewalks are encouraged, however S five (5) ft. wide monolithic sidewalks with flare-outs around street furniture may be provided on both sides of the street for pedestrian access. Resident and guest parking for the multi-family development alternative within Planning Area 4 shall be provided off-street. B. Commercial District Development within the commercial district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 4.3 Definitions Words, phrases and terms referenced in the Meadowlark Specific Plan shall have the same application and meaning as described in the HBZSO. When inconsistent with the context, words used in the present tense include the future tense; words used in the singular number include the plural number; and words of the masculine gender include the feminine gender. The word "shall" is always mandatory and the word"may" is permissive. 16 C� 4.4 General Provisions A. Parkland Dedication Public Park dedication requirements (parkland and/or in-lieu fees and improvements) shall be satisfied in accordance with the provisions of Chapter 254, Dedications and Reservations, of the HBZSO. B. Affordable Housing Prior to recordation of any final maps the subdivider(s) shall submit an affordable housing plan . The plan shall provide for affordable housing on-site or off-site. The contents of the affordable housing plan shall include the following: 1. Ten percent(10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100%of the Orange County Median Income)for a period of thirty (30) years. 2. A detailed description of the type, size, location and phasing of the units being built. The estimated applicable sales price and rental rate of the units. 3. If rental units are used to satisfy this condition,then the units shall be for households earning between 50%-80%of the Orange County Median Income. Prior to issuance of building permits, the applicant shall execute a thirty (30) year agreement that maintains the appropriate level of affordability for units in accordance with the Orange County Median Income. If rental units are used to satisfy affordable housing requirements off-site ,prior to issuance of building permits the subdivider shall: 1. Identify the location of the rental units and time they will become available for use. 2. Execute a covenant describing the terms of affordable housing/rental unit provisions. C. Activity Center Facilities Child care facilities or similar community serving building for Meadowlark Specific Plan area residents shall be made available within the Meadowlark Specific Plan area. 17 1 D. Infill Ordinance Development within the Meadowlark Specific Plan area shall be subject to the Residential Infill Lot development requirements, in accordance with the HBZSO. E. Perimeter Buffers An one-hundred (100) ft. wide perimeter buffer shall be provided between existing single family development adjacent to the project site and any proposed attached or detached residential development at greater than seven (7) dwelling units per gross acre as follows; fifty (50)percent of that width may be driveway or drive aisle (excluding open or enclosed parking), or seventy- five (75) percent may include attached low density residential units, or one hundred (100) percent may include detached single family residential units at a density not to exceed seven (7) dwelling units per acre. In all cases the landscaped area shall be the outer portion of the buffer area. The maximum building height of all structures within the one-hundred (100) ft. perimeter buffer area shall not exceed twenty-five (25) ft. The building height within said area shall be determined based on HBOC provisions. A twenty (20) ft (average) landscaped buffer shall be provided along the entire length of the Spine Road. Said buffer may include landscaped parkway areas within the street right-of-way. Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. A twelve (12) ft.(min) landscaped buffer area shall be provided along the northerly property line (Heil Avenue). Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. Buffer areas shall be provided between the commercial and residential district to limit the height of any required noise attenuation barriers to a maximum of eight (8) ft. for the majority of the wall length. (Please refer to Appendix O: Commercial/Residential District Buffer Area Treatment). Noise attenuation barrier design solutions may include wall, berm or a combination thereof and shall be subject to review and approval by the Community Development Director. F. Parking The number of off-street parking spaces for development within the residential district of the Meadowlark Specific Plan area shall be provided in accordance with HBZSO requirements. G. Garage Use/Design Garages shall be utilized for automobile storage. The w4niwAH:i+-interior garage dimension shall be a minimum of twenty (20) ft. by twenty (20) ft. In Planning Areas 3 and 4 a maximum of ten percent (10%) garage area reduction (up to 40 sq. ft. yielding 360 sq. ft. garage area) will be permitted for a non-cumulative up to 18 I twenty-five percent (25%) of the dwelling units within each planning area, upon approval of a conditional use permit. When a reduction of garage area is proposed a minimum area of eighteen (18) ft. (width) by nineteen (19) ft. (depth) shall be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required (400 sq. ft.) shall be provided in the form of storage areas. Automatic roll-up garage doors shall be provided in all dwellings with driveways twenty(20) ft. or less in length. Twenty-five percent(25%) of all single-family detached dwellings shall incorporate garages within the rear half of the lot. H. Building Additions/ Modifications All dwellings within Planning Area 1-4 shall be constructed in accordance with approved conditional use permit(s) and building construction permit plan(s). Additions and exterior modifications shall be permitted on a limited basis and shall be subject to approval by the Meadowlark HOA and the Director of Community Development. Interior and exterior modifications shall be subject to building permit review/processing requirements. I. Treescape Street trees shall be provided in parkways located between the curb and sidewalk, as required when entitlements are granted. Tree species and spacing shall be selected to create a unified image for the street, provide an effective continuous tree canopy, avoid sidewalk damage, and minimize water consumption. J. Product Development Three different floor plans (min) and two (2) alternate elevations for each floor plan shall be required to be developed within each Planning Area. Reversed floor plans/elevations shall not be considered as additional/different floor plans/elevations. K. Porches/Entry elements Porches and/or single story entry elements shall be provided on a minimum of 1/3 of the total number of dwellings within each residential planning area. L. Variable Setbacks Front yard setbacks shall 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 solar access and provide useful private open space areas (Please refer to Appendix P: Conceptual Street Scene). 19 M. Activities/Uses along Spine Road Pedestrian Promenade Points of interest(architectural, landscaping, recreational and/or sculptural), seating areas, and functional pavilions (^TN4,news stand ete.` shall be incorporated within the overall Spine Road buffer design theme. N. Street Furniture Decorative street furniture and light fixtures shall be incorporated within the residential portion of Meadowlark Specific Plan area. 20 4.5 Development Standards A. Residential District Planning Area I 1. Purpose Planning Area 1 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-1). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care,Ltd Limited. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand six hundred(4,600) sq. ft. • The minimum lot frontage shall be fifty-five (55) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.5 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty(30) feet and a maximum of two (2) stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 21 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen (15) ft.* • Front entry garages: eighteen(18)ft. • Side entry garages: ten (10) ft. • Patios/Entry elements: twelve (12) ft.* n�Y�„• ,,.� ' n .P. . mew ,,,,s Front yard setbacks may be reduced to an average of twelve (12)ft with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen (18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open_ stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten(10) ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. 22 ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: 8) fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen (13) ft. • Garage(s) .without habitable area above, bull : five (5) zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty(30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at _ the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten (10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. 23 • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with a four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan) . • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred (100) sq. ft. per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all 24 Planning Area 2 1. Purpose Planning Area 2 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-2). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings; subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit • Day Care 14:Limited. • Day Care,Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand (4,000) sq. ft. • The minimum lot frontage shall be fifty (50) ft. however, the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50)percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10)ft. • Patios/Entry elements: twelve (12)ft.* 26 airkwt w 4� *..,,,,, Fewages Front yard setbacks may be reduced to an average of twelve (12)ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. bl Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided--that a- thirty- inch (30")clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center:. two (2)feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten(10) ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: . thirty (30) inches. 27 r- d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: ten (10) fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen (13) ft. • Garage(s) without habitable area above, patio eaver-(s) or- aeeesser-y boil : five (5)zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces./media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten(10)ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot-line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 28 Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community(Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min)landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty(150) sq. ft. per residential lot for residential lots with less than forty(40) ft. of lot frontage. • One hundred(100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25)ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8)ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 29 % r 10. Building Separation Four(4)ft. (min)building separation shall be provided between structures on the same lot. 30 Planning Area 3 1. Purpose Planning Area 3 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-3). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care 1A4. Limited. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be forty (40) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty(20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 11.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories with the exception of the one-hundred (100) ft. buffer area where the maximum building height shall be limited to twenty-five (25) ft. The building height within the buffer area shall be determined in accordance with HBOC provisions. (Please refer to Section 4.4E, p.18) 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50)percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 31 I 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows_ • Dwellings: fifteen (15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten (10) ft. • Patios/Entry elements: twelve (12)ft.* * The above setback requirements are applicable when five (5)ft wide monolithic sidewalks and no landscape parkways are provided along street frontages. If sk five (5)ft. (min.) wide landscape parkways are provided, front yard setbacks may be reduced to an average of twelve (12)ft with minimum setback of ten (10) ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Three (3) ft. (min) on one side and five (5) ft. (min) on the other side. An eight (8) ft. (min) separation shall be provided between dwelling units. The following projections into the interior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c Exterior Side Yard Setback The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six (6)ft. on any exterior yard but need not exceed eight (8) ft. • Side entry garages or carports: ten(10)ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch (30")clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. 32 ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: ten (18) fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen (13) ft. • Garage(s) without habitable area above ie eever(s) er- aeeesseFy buildkig(o: five (5)zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line. For a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 33 Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setbacks, shall be provided between dwelling units; • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community(Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min)landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty(150) sq. ft.per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty(50)ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25)ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. . ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 34 i 10. Building Separation Four(4) ft. (min)building separation shall be provided between structures on the same lot. 35 Planning Area 4 1. Purpose Planning Area 4 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-4). 2. Permitted Uses • Single-family detached dwelling units (on zero lot-line and Z-lots) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care L44,Limited. • Day Care, Large Family, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be fifty-five (35) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20)feet. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 13.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15)ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10)ft. • Patios/Entry elements: twelve (12) ft.* 36 i * The above setback requirements are applicable when )five (5)ft. wide monolithic sidewalks and no landscape parkways are provided along street frontages. If ) five (5)ft. (min) wide landscape parkways are provided, front yard setbacks may be reduced to an average of twelve (12)ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: Zero lot-line: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min)setback shall be provided along the non-zero lot-line for a total of ten(10)ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Z-lots: • A eight(8)ft. (min)building separation, in conjunction with four(4) ft. (min) side yard setbacks, shall be provided between.dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Community Development Department/Building Division. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. The following projections into the interior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen (18)inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 37 c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six (6) ft. on any exterior yard but need not exceed eight (8) ft. • Side entry garages or carports: ten(10)ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: ten (10) fifteen (15) ft. except that up to 50% of the rear - building wall may be setback thirteen (13) ft. • Garage(s) without habitable area above, building(s): five (5)zero (0)ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s):'five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30)inches. 8. Fences • Fences shall be constructed in accordance with an approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: WaMence Master Plan). 38 • A four(4)ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences shall not be permitted within front yard setback areas. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40)ft. of lot frontage. • One hundred(100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five) 25 ft. b) Private Open Space Four hundred(400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred(300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Y Four(4) ft. (min) building separation shall be provided between structures on the same lot. i 39 Planning Area 4 (Alternative) 1. Purpose Planning Area 4 is intended to provide for multi-family residential development. 2. Permitted Uses • Multi-family dwelling units (including apartments), and accessory uses and structures permanently located on a parcel subject to approval of a Conditional Use Permit and a Tentative Tract Map. • Private recreational facilities owned and maintained by a Community or Homeowners Association. • Day Care bt Limited. • Day Care,Large Family, subject to approval of a conditional use permit. 3. Maximum Density • The overall planning area density shall not exceed 27.5 dwelling units per net acre. 4. Development Standards • Development within Planning Area 4 with a multi-family product shall be implemented in accordance with HBZSO High Density Residential District property development standards. B. COMMERCIAL DISTRICT Development within this district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 40 4.3 General Design Criteria A. Residential Subdivision Design Residential subdivisions should be configured to establish a pedestrian friendly environment and a distinct sense of neighborhood and identity by providing the following: • Street configurations involving interconnection of individual streets that emphasizes a pattern of "blocks" rather than cul-de-sacs. Streets must be pedestrian friendly: sidewalks, street trees, building entries and parallel parking must shelter and enhance the walking environment. • Public squares, mini-parks, or other landscaped elements. Park and plazas should provide public focus and should not be formed from residual areas. • A common "gathering" or activity center within a reasonable walking distance of residential neighborhoods. This center may contain services, such as child-care, public meeting rooms and/or recreational facilities. -- - • Common facilities in proximity to a public park or plaza to encourage a high level of community activity. • A continuous network of sidewalks, bike, pedestrian paths and/ or other elements to link parts of the community and provide connections to land uses in adjacent areas. • Reduced street widths to achieve a more "intimate" relationship between structures without compromising auto safety and emergency access requirements. • Landscaped parkways, especially where reduced street widths are being proposed. • Shade trees along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage, and minimize water consumption. • Alleys or other design solutions to minimize the dominance of garages along street frontages. • Increased setbacks and/ or design elements that buffer residential units from impacts of abutting commercial development. • Decorative street furniture and light fixtures along pedestrian paths. • Architectural, landscape, sculptural and/or recreational points of interest and activities along pedestrian paths. 41 B. Residential Product Design Residential units shall be designed to convey a high level of quality and character by: • Modulating building massing and articulating building elevations. • Avoiding building materials, colors and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. • Minimizing the amount and width of the paving of front yards for driveway and garage access. • Incorporating elements, such as porches, in the design of dwellings to emphasize the front yard as an activity area and"outdoor living room". • Locating and designing garages so that they do not dominate the street scene. • Designing multi-family building elevations to convey the visual character of individual units rather than a singular building mass and volumes. • Including separate and well defined entries to visually convey the individual identity for each residential unit. • Siting and designing parking areas and facilities to integrate but not dominate the architectural character of multi-family structures. • Providing open space amenities accessible and of sufficient size to be usable by residents. C. Non-Residential Structure Design within Residential Planning Areas • Non-residential structure design shall be compatible with and convey the visual and physical scale and character of residential structures. 42 MEADOWLARK SPICIfIC PLAN IMPLEMINIATION CITY Of HUNTINGTON BEACH Sff110N 5.0 5.0 IMPLEMENTATION 5.1 Procedures The methods and procedures for the implementation of the Meadowlark Specific Plan shall be in conformance with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). 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 that are applicable to the most similar issue, condition or situation shall be used by the Director of Community Development as guidelines to resolve it. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the HBZSO. 5.2 Implementation Notwithstanding provisions/regulations applicable to the commercial portion and the one- hundred(100) ft. perimeter buffer area of the Meadowlark Specific Plan area, development of the Specific Plan area shall be implemented in accordance with procedures set forth in this Specific Plan and HBZSO. 5.3 Hearings All public hearings held relative to this Specific Plan shall be administered per the applicable provisions of the HBZSO. 5.4 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the HBZSO. 5.5 Specific Plan Amendment Requests for amendments to the Meadowlark Specific Plan may be submitted for consideration by the Planning Commission and City Council. Each amendment shall include all sections of the Specific Plan that are affected by the change. Specific Plan Amendment(s) may require concurrent General Plan Amendment(s), unless it is determined by the Director of Community Development that the proposed Amendment would not substantively affect the General Plan goals, objective, policies or programs. , • vrtsarcTtv cra cc?rc-vr maps-or the-crpc hi1, aoes + 1, a+l,e efF..+A,f any re..,,lat ens 43 Changes in in4astFuetwe, sueh as drainage system, r-eads, —and sewer- systeffis, w4ieh 5.6 Dwelling Unit Distribution The Meadowlark Specific Plan does not allow dwelling units to be redistributed between the four (4) Planning Areas. The maximum density shown on Exhibit 4: Development Summary for each planning area and the total number of dwelling units allocated to the Specific Plan shall not be exceeded. 5.7 Boundary Changes Acreage figures shown on Exhibit 4: Development Summary are indicated to the nearest fractional acre. Minor modifications to Planning Area boundaries may be permitted, subject to approval by the Director of Community Development. 5.8 Homeowner's or Community Association Approval of all development proposals shall be subject to submission of a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of open spaces, recreational areas, and community facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Director of Community Development as to suitability for the proposed use of the open space areas. If the common open spaces are to be conveyed to a homeowner's association, the developer shall file a declaration of covenants to be submitted with the application for approval, that will govern the association. • The Homeowner's Association shall be established prior to the sale of the last dwelling unit. • Membership shall be mandatory for each buyer and any successive buyer. • The open space restrictions shall be permanent. • Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. • If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions or reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed; and embody one homeowner's association with common areas for the total development. 44 5.9 Approval Period Not withstanding the provisions of Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance, Conditional Use Permits authorized under Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance shall become null and void within two (2) years unless a final tract map has been recorded with the County Recorder's office on any portion of the approved plans within such two (2) year period. Extensions of time may be granted pursuant to the provisions for extending approval of the Tentative Tract Map. 45 E MEADOWLARK SPECIFIC PLAN APPENDIX CITY Of HUNTINGTON BEACH SffTION 6.0 MIADOWUIRK SPECIFIC PLAN PITY Of HUNTINGTON BEACH APPENDIX A LEGAL DESCRIPTION (MEADOWLARK) ALL OF PARCEL MAP NO. 90-268 IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP FILED IN BOOK 280, PAGES 29 TO 32 INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS A WHOLE AS FOLLOWS: BEGINNING AT THE MOST NORTHERLY NORTHWEST CORNER OF SAID PARCEL MAP NO. 90- 268; THENCE IN A GENERAL EASTERLY, SOUTHERLY, WESTERLY AND NORTHERLY DIRECTION ALONG THE BOUNDARY OF SAID PARCEL MAP NO. 90-268 AS FOLLOWS: NORTH 89035'03" EAST 662.81 FEET; SOUTH 0045'33" EAST 1301.41 FEET; NORTH 891136'05" EAST 333.38 FEET; SOUTH 0047'03" EAST 419.00 FEET; SOUTH 89035'57"WEST 153.25 FEET; SOUTH 72057'27" WEST 69.53 FEET; SOUTH 0047'03" EAST 221.80 FEET; SOUTH 89°36'35" WEST 445.50 FEET; SOUTH 0044'48" EAST 660.65 FEET; SOUTH 89°37'06" WEST 331.98 FEET; NORTH 0044'03" WEST 30.00 FEET; SOUTH 89037'06" WEST 663.95 FEET; NORTH 0042'33" WEST 1291.01 FEET; NORTH 89036'05" EAST 331.69 FEET; NORTH 0°43'18" WEST 660.56 FEET; NORTH 89035'34" EAST 331.55 FEET; AND NORTH '03"0°44 WEST 640.61 FEET TO THE POINT--OF BEGINNING. CONTAINING 63.459 ACRES, MORE OR LESS. A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN PARCEL MAP NO. 92-228 AS SHOWN ON PARCEL MAP FILED IN BOOK 280, PAGES 33 TO 35 INCLUSIVE OF PARCEL MAPS, RECORDS OF SAID COUNTY AND A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN HEIL AVENUE, PLAZA LANE, WARNER AVENUE,AIRPORT CIRCLE AND ROOSEVELT LANE. MEADOWLARK SPECIFIC PLAN LEGAL DESCRIPTION CITY Of HUNTINGTON BEACH Ir '4 t.w.-,i"�'•'� T r' •+rr`n �tfC Kati �,• }a�'6 f b t�ik +515 r el .t�4 ,�j �Tf ,4f•p/t. j+�`�MiN•�; � y h , !t V t 1 ,s -t , �'t 3 F� ? l N'Z Jti^'r•hn 1 try< � {' `r x - tS,• \. 1 } J A i t•t ai { *sT e,,n t'.,,,q`h rFE` jL1*� �y ,l ;t�fAD�er! 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' :7 a� ,1R.1�;,` 'r •►• Y..: 'T`�{S '-r � ���',�.... ....^•.Ar..r�d.:�!� aw}" '�.�"1A,�1>'r. J � '7. .. w`� r►s+ ••'w"fLri'. .�!`•r.►..!'A, , MEADOWLARK SPEIfIC PLAN CITY Of HUNiINGTON BEACH APPENDIX B R/W R/W 42' 32' 5' 16' 16' 5' SIDEWALK SIDEWALK 42' STREET (PRIVATE) (N.T.S.) R/W C R/W 1 50' 9' 32' 4' 5' 16' 16' 5' 4- SICEWAL14 PARKWAY PARKWAY IDEW 50' STREET (PRIVATE) (N.T.S.) N'LY 5'LY 59. I 10' 40' 9' 6' 4' 20' t 20' 5' 4' IDEW PARKWAY PARKWAY DEWALY 2% 2% 59' STREET (PUBLIC) (PEARCE DRIVE EXTENSION) (N.T.S.) R/W R/W 60.. 30' 30' 14' 16' 16' 14' 4' 6 4 MEANDERING SIDEWALK 4 6 4 �j 2% I 2% SPINE ROAD (PUBLIC) (N.T.S.) MEADOWLARK SPf CIf IC PLAN S1RM SECTIONS CITY Of HUNTINGTON BEACH MEADOWLARK SPfCIfIL PLAN CITY Of HUNTINGTON BEAM APPENDIX f :. ELEVATION SIDEYARD FENCE-- 26. RESIDENCE ' a ' ': RESIDENCE ?ARK`,A AY TREES 4.01 • �• ��:• : >r �•a PROJECT ?ERIrVIE'=R r ti %IASONR. /A'i PARKWAY PIANTiNG PROJECT NIONUhIENT.a-ION r�. ' :� �� � �..�, _ � ^t'+....~ `��/S/{ice � • TURF - - CONCRE__SIDEINALK W - ENRICHED PA LING ii�=='_C H.AIR RAi,IPS _ NORTH sc�: va••r-o• a • . a• ea MEADOWLARK SPECIFIC PLAN flEIL AVENUE PROJECT ENTRY CITY Of WNTINGTON BEAR MEADOWLARK SPECIFIC PLAN PITY Of HUNTINGTON BEACH APPENDIX D !Y. ELEVATION C NCRE__ S!DEWiA'-K LAYERED S IRUBPLA T+F-VG *, • - � r .z -SIDEYARD FENCE C RESI ENCE `' •`� I RESIC ENCE I 1 + ~ y NIASONRY PILASTER r ON INTERIOR COMI41UNIT/ HALLS _� . r '•� ONLY . .L COMMUNITY?ERIMETER PARKIN.AY TREES MASONRY WALL RETAIL CENTER NORTH MDOWLARK SPECIFIC PLAN PLAZA LANE PRO]EC\T ENTRY CITY Of WNTINGTON BEAN MfQDOWLARK SPfCIfIC PLAN CITY Of NUNTINGTON BEACH APPENDIX E i - VXTM MTA00 j IN EfJLLT RI r r flfl r A1EMlE r r I WWWllWWWWI r •� Oilgl • ' r Cp z PA-2 II II PA-2 r SCALE: 1"=300' • r Y� .R .A — T ri r PUBLIC r I PARK r r r r r i PA-1 / r r0 SUM WAM W ►A1L�T0® COMMON I� OPEN I PA-3 I PA-4 1` r X AO® r YIU _ O RmmmiumI ` ddo ra-w ' W f0/if-b I I r r -fMLY1M WAY t/Q! one LEGEN n•s a aa• a X — ENHANCED PERIMETER WALL ov vv p G7 iv m op A ov (TYPE TO BE DETERMINED • • • • • AT TRACT MAP STAGE) • • • • • �����.• PERIMETER WALL • • • • • —��� THEME WALL IIIIIInllgdg111Ullltllllq SOUND / ATTENUATION WALL r a � •usno � P PROJECT MONUMENTATION WALL / Z7 J'�� iITIf MEADOWLARK SPElf IC PLAN COMMUNITY WALL PLAN CITY Of HUNTINGTON BfACTI l AEADOWLARK SPElf IC PLAN CITY Of HUNTINGTON BEACH APPENDIX F u!r�n 17, ■■ T'�. 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MEADOWLARK SPECIFIC PLAN [ITY Of HUNTINGTON BEACH APPENDIX G SPINE STREET TREE: CUPANIOPSIS ANACARDIOIDES - CARROTWOOD JACKARANDA ACUTIFOLIA - JACARANDA SPINE BACKGROUND TREE: BRACHYCHrrON POPULNEUS - BOTTLE TREE LIQUIDAMBAR STYRACIFLUA - AMERICAN SWEET GUM TRISTANIA CONFERTA - BRISBANE BOX NEIGHBORHOOD THEME ACCENT STREET TREE: PLANNING AREA 1 : *AGONIA FLEXUDSA - PEPPERMENT TREE *PYRUS CALLERYANA 'BRADFORD' - EVERGREEN PEAR *STENOCARPUS SINUATUS - FIREWHEEL TREE PLANNING AREA 2: *BAUHINIA BLAKEANA - HONG KONG ORCHID TREE ` *RHUS LANCEA - AFRICAN SUMMAC *ULMUS PARVIFOLIA - EVERGREEN ELM PLANNING AREA 3: *GEIJERA PARVIFLORA - AUSTRALIAN WILLOW *METROSIDEROS EXCELSUS - NEW ZEALAND CHRISTMAS TREE PINUS CANARIENSIS - CANARY ISLAND PINE PLANNING AREA 4: *CALLISTEMON CITRINUS - LEMON BOTTLEBRUSH *LAGERSTROEMIA FAUREI - CRAPE MYRTLE MAGNOLIA GRANDIFLORA - SOUTHERN MAGNOLIA NEIGHBORHOOD THEME BACKGROUND TREE: PLANNING AREA 1 : LIQUIDAMIR R STYRACIFLUA - AMERICAN SWEET GUM PINUS ELDARICA - MONDELL PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM PLANNING AREA 2: *ERIOBOTRYA DEFIEXA - BRONZE LOQUAT PYRUS KAWAKAMI - EVERGREEN PEAR *TRISTANIA CONFERTA - BRISBANE BOX PLANNING AREA 3: *BRACHICHYTON POPULNEUS - BOTTLE TREE CUPRESSUS SEMPERVIRENS - TTALGW CYPRESS FICUS NITIDA - INDIAN LAUREL FIG PLANNING AREA 4: *MELALEUCA QUINQUENERVIA - CAJEPUT TREE PODOCARPUS GRACIUOR - FERN PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM TREE REQUIREMENT NOTE: -LOTS LESS THAN 45' WIDE TO RECEIVE ONE (1) 24" BOX TREE MIN. -LOTS GREATER THAN 45' WIDE TO RECEIVE ONE (1) 36' BOX TREE MIN. *TREES SUITABLE FOR 4'-6' WIDE PARKWAY ARDOWLARK SPECIFIC PLAN PLANT A ATERIAL PAUTT� CITY Of WNTINGTON BEAN MEADOWLARK SPECIFIC PLAN PITY OF HUNTINGION BEACH APPENDIX H ElW W OETXM 9 ala:MLY QU 72" RCP `� jl-r -tit .. �--.. HEIL AVENUE r r / L CONNECTS TO THE)d 48" RCP = COUNTY'S SUNSET / / I r a aino, CHANNEL (C07) I / Z PA-2 PA-2 I 7� SCALE: 1"=300' ti C \ ! 4 CONNECTS TO EXIST. � � � 48" RCP ; STORM DRAIN IN BOLSA CHICA �`I 0\ —( d s.rr -1 r a >. 48" RCP 1 Gee F ` PUBLIC i PARK r PA-1 48" RCP (DBASINION „ ��� .-,• ��� � 48" RCP - � FALLYOU 18 RCP �° �Q� >a a ElO3I16 OEIAO� ^. / . mu FNLY ou % COMMONOPEN ! } I I / SPACE 48" RCP a I 1\ ` PA-3s o PA-4 \ \\ Fu W-40 WA20107-06 FAiIT so �� a:!r�. I s,:.,-.• I arrc,. .caz :rt' i LEGEND —--.. PROPOSED STORM DRAIN fA -- - SPECIFIC STORM DRAIN DESIGN FOR _ ..._.. _ �-'L.. t _ EACH PLANNING AREA SUBJECT TO 44 ::/ r ...1._.....—_.---=-_•_----- - --- - C.U.P. PROCESS AWOKE XCIFIC PLAN STORM DRAIN MR- CITY Of HUNTINGTON BEACH MEaDOWIARK SPECIFIC PLAN CITY OF NUNiIN610N BEACH APPENDIX W343 It7A00 � 1•affAILY OU HEIL + AVENUOLM E_ s Cf Z PA-2 PA-2 ' r $ � I 'SCALE: 1"=300' 1F71 I I PUBLIC / PARK 8 a ` Al FALLY A) ° Q to ee 113M F7 FAILY�M LY MU l ! / / 'r , / COMMONOPEN I SPACE a,. r PA-3 PA-4 \ \\ - _ \ ,� Ott w m J� ---- ""' fT —i t�-t 71-T1: i ,--1^-:r'{._L_...,._t.`..�.-'— • -A P, Ada°-46 mm r, Jill!; . l LEGEND 0— PROPOSED SEWER —r—>�c x. 1,-: - sAv �—> �-+ sue!'.�[,i-• --- C)---- EXISTING SEWER ICE �•�rss;i � � ���A;% SPEC: FIC SEWER SYSTEM DESIGN FOR ; ':---- EACH PLANNING AREA SUBJECT TO --- - 'T' C.U.P. PROCESS Af OWLARK SPECif IC PLAN SNER SYS1fM CITY Of HUNTINGTON BEACH MEADOWLARK SPRIFIC PLAN CITY OF HUNIINGTON BEACH APPENDIX l . E1UM DETAQE9 313PFA{LY fU f- - - - -�Hf— = AVENUE,L — _12"W- -► u PROPOSED 12" WATER LINE TO CONNECT TO {r" +m Q1 EXISTING 12" WATER 12" r 11C LINE IN HEIL AVENUE z PA-2 j PA-2i r3 SCALE: 1"=300' 1 r� tik o \ ��. PUBLIC PARK r � r Z PA-1 ESL 4`� t• \�4// 5...�E1-INBALYY PU Q 4•�� �// // .s-- W L/36-35 COMMON i .113E FATLY OPEN SPACE 12" 1 PA-4 \ MEADOW Y eu 99 r--.._..._............ r Effivaz' fALLY Oi0 8r L GEND PROPOSED WATER UNE EXISTING WATER UNE PROPOSED 12" WATER LINE TO CONNECT TO -- ` EXISTING WATER LINE IN PLAZA LANE JL SPECIFIC WATER LINE DESIGN �: ,� .__ —W.o„ ___�T�, _._ �. • SUBJECT TO C.U.P. PROCESS. ARDOWLARK SPRIT IC PLAN WATER SYSTEM CITY Of HUNTINGTON BEACH .41 MEADOWLARK SPftiflC PLAN CITY OF HUNTINGTON BEACH APPENDIX K s� f 1_1 ■ira�� .. Y 7� �l �l 1 , 1 1 MEADOWLARK SPECifiC PLAN CITY-OF HUNTINGION BEAM APPENDIX l TOM URA DIRECI L REX EHLINr U N YY 4 F HBALTTI c ENVIRONMENTAL HEALTH DlVIS, ROBERT E MEARYMAN,FIEH8 M DEPUTY DIRECI S 3 RAN C E MAIUN3 ADDRESS:p.o.BdX $AMA ANA.CA 92 HEALTH CARE AGENCY PUBLIC HEALTH SERVICES ENVIRONMENTAL HEALTH DIVISION June 20, 1990 2009 E. EDINGERAVENUE SANTA ANA.CALIFORNIA 92705 (714) 567.3700 Art Nario 9430 Bolsa Avenue Westminster, CA 92683 Subject: Soil Contamination Located at Meadowlark Airport, 5141 Warner, Huntington Beach, CA 92649 O.C.H.C.A. Site f9OUT110 Dear Mr. Nar:o: Based on inspections and field tests conducted on April 5, 1990 it has been de- termined that gasoline contaminated soil is present at the subject location. This Agency is authorized to enforce the State Hazardous Waste and .Underground Storage Tank Laws and Regulations and, under contract with the State Water Resource _ Control Board, is responsible for oversight of cleanup of soil and groundwater contamination resulting from unauthorized releases from underground storage tanks. By this letter, you are directed to conduct an investigation to assess the extent and significance of contamination at the site specified in the subject above. The objective of this site investigation is .to provide sufficient information to evaluate 1) the sensitivity of the site, 2) the potential threat of exposure to humans, 3) remedial actions and/or alternative mitigation strategies. At minimum this investigation should include: .. I . A clear delineation of the nature and extent of soil and groundwater con- tamination. • 2. A hydrogeological characterization including depth to groundwater and, if groundwater is contaminated, site specific determination of groundwater gradient. 3. The proximity to wells and surrounding land uses; and future use of the site itself. 4. The potential impacts of contamination to public health and the• environ- ment, including the potential for contaminant vapor migration and human exposure by inhalation. Please note that clearance of site investigation, remediation or other mitigation activities by any other agency does not constitute clearance from the Orange County Health Care Agency. The California Health and Safety Code, Section 25298 (c) (4) Art Nario -2- June 20, 1990 requires that a person closing an underground storage tank demonstrate to the Orange County Health Care Agency that the site has been investigated to determine if there are any present, or were past, releases, and if so, that appropriate corrective or remedial actions have been taken. -The investigation must include a risk assessment of vapor exposure for all projects involving a change in land use. The risk assessment must include a determination of the excess lifetime cancer risk due to inhalation of vapors from volatile con- taminants, both inside and outside buildings. The risk assessment must be submitted for review and approval by this Agency. Additionally, the project site must be properly secured to eliminate safety hazards and prevent public contact with contaminants present at the site. Any site activity which involves the excavation, disruption, collection, treatment, or removal of contaminated soil or groundwater must be conducted in a manner that precludes"public exposure to chemical vapors above background levels. The California Code of Regulations, Title 23, Subchapter 16, Section 2652 requires that the following information be reported to the local agency every three (3) months until cleanup is complete: I. The results of all investigations completed. at that time to determine the extent of soil and groundwater or surface water contamination due to the release. 2. Method of cleanup implemented to date, proposed cleanup actions, and ap- proximate cost of actions taken to date. 3. Method and location of disposal of the released hazardous substance and any contaminated soils or groundwater or surface water (indicate whether a hazardous waste manifest(s) is utilized) . Violation of these requirements are subject to a civil penalty of up to Five Thousand Dollars ($5,000.00) per day. Guidelines providing further information relating-10 site assessment and the site investigation objectives are available upon request. Although not required, an initial workplan or study design may be submitted to this Agency for review and comment. Please note that for sites with possible or confirmed groundwater con- tamination, copies of all correspondence, work plans, and reports should be rou- tinely courtesy copied to the appropriate Regional Water Quality Control Board. If you have any questions, please contact me at ,(714) 667-3719. Very truly yours, Peter Peuron Hazardous Waste Specialist Hazardous Materials Management Section Environmental Health Division PP:gmj cc: Huntington Beach Fire Department Steve Overman. Santa Ana Regional Water Quality Control Board r AEADOWLARK SPECIFIC PLAN CITY Of HUNTINGION BEACH APPENDIX M 0 200 toot 0 50 encefs ? � all j AREA 4 ' AREA 3 / A:RP:AVE PAArC:NG \ AREA AREA 1 -420 meter grid C Jxi ML WARNER AVENUE AEADOWLARK AREA Of MEADOWLARK SPECIFIC PLAN ARCREOLOGICAL CONCERNS CI1Y'Of HUNTINGTON BEACH MEADOWLARK SPECIFIC PLAN CITY Of NUNTIN610N BEACH APPENDIX N E744Rq OEfAQfD O SHOLEfALLY 6U HEIL AVENUE ^ ^ 1 i am r I I R C13 I Z PA-2 PA-2 19 �R SCALE: 1"=300' I r r �• V f�f \ r r w A „\ +'► aids .. z i PA-1 r _ r r—� MTAIM 4\� r• Q��t// � FAKY QU / mR W L/.-, Ril'iP fALLY QU I COMMON OPEN SPACE PA-3 r PA-4 C Aoow m r r P!1_R4'AQ I!I r E1®TgD 11�►ALLY NO y i LE® PHASE 1 IMPROVEMENTS ` ism 1� ALL OTHER PLANNING AREA PHASING ;; "— SUBJECT TO C.U.P. PROCESS. —J� L. ' OPEN SPACE LOTS ADJACENT TO ate,: —W49NER -` SPINE ROAD WILL BE INCLUDED a }-}-," ; WITHIN PHASE 1 IMPROVEMENTS. MfADOWIARK SPf CIf IC PLAN PHASING PLAN CITY Of HUNTINGTON BEACH MEADOWLARK SPECIFIC PLAN J CITY Of HUN11N6TON BEACH APPENDIX 0 5' MIN. LANDSCAPING DRIVEWAY EMPLOYEE PARKING P o! .- COMMERCIAL RESIDENTIAL TRANSITION TO MAIN RESIDENTIAL STRUCTURE 5' MIN. DRIVEWAY EMPLOYEE PARKING � rz � Y � • �?L vu.3,17 I n COMMERCIAL RESIDENTIAL TRANSITION TO ACCESSORY STRUCTURE - AlADOWLARK SPiCIFIC PLAN CITY Of TIUNTINGTON BFACTI 5' MIN. LANDSCAPING 5' MIN. LANDSCAPING OPEN PARKING DRIVEWAY EMPLOYEE PARKING (OR .DRIVEWAY) 7 lilt COMMERCIAL RESIDENTIAL EDGE TREATMENT FOR OPEN PARKING/DRIVEWAY MEADOWLARK. SPRIT IC PLAN CITY Of HUNTINGTON BEACH AEADOWLARK SPECIFIC PLAN CITY Of HUNIINGTON BEACH APPENDIX P c! 3 o v O c � a � o `^ a -v � -�--� ,�. , t � ').1 '��,�1��'���:;�1�'i '�:� � r•�1't,,iyx�k.: �:!�'�'�' .�;t',�11;,1''y•,r�� ?r� f� 1 •:; t la`� f t�ii:i� .' .rr��+ �� 1�,��" , p �Fxi' ' i7i'•. :� NITA �,y �.•'� ' ,• tip Z ?' knS � '�,•"•�P ,. f �•'� :,, ;. �, �,y4�r:.r.�,. r.'.1, •.�{1;:,} ✓;.y �'t�!'Y:a�'�, '� ��� ' '�1�;� .•,,.i.r,t��'... ,r ... lIU.7tt11.'r''11'� *� , •• n, „':�1'�t,:•;:'L' � i+• *,r�� �--� 1$'..`,'fit,, �'• _ •� +,i�}{`y'{;�, , 7 ". A d� �7 1 ''•ct'ir ���;.i�n'.u:Y,i!i;if,'d R, djay,,�� ''`�v= y-ye =��r';T.Y�f :{ji__..'s[Y '_'_- .�� '.i-.':�.`::i.• �-� '�I= ..��,i`A��'lgry�► ' k �� !• t '�!11 i•i .n� .Z`-- - •.�d,,:c2z �i,P. ror'1��� �i I Fri A"MIA- O MEADOWLARK Z C-1 HUNTINGTON BEACH .�v C %/1 Pf'1 r� �1 L/1 Z MEADOWLARK SPECIFIC PLAN CITY Of HUNTIN610N BEACH APPENDIX Q I• I . 15' I (MIN) �--- z i 0' OR 5'(MIN) i W i L0 j cn Ia W 1 U1L/� 1G/11U LU1L/1 U� 11 0. (MIN) z 15' (MIN) w �r•� I 501 Q w - 13 I 3 ' z / Ln z 16' 16' 5' 4' 10, I z 15' (MIN)i (MIN) w I . z z �0' OR 5'(MIN) H i a, I oa � I • I I 0 Ln I . ! 1 Z,jC_!1 U1 L/11 U1 G L.�.�CJn'.CltL71-t' I v MEADOWLARK SPfCIfIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 1 CITY Of WNIINGTON BEAU NOT TO SCALE la '' - I � 15' (MIN) I 10, z I , (MIN) I f— W Lo o W W 109 18' I . z 15' I ° (MIN) 13, I ' Ln (MIN) � I 50' I 32' i 10' 14' 5' 16' 16' 5' 4' 13' (MIN) " I (MIN) z i H I . Ln 1 1 s' 5' (MIN) I • I I i I ° ARDOWLARK SPICif IC PLAN CONCEPTUAL BUILDING LAYOUT: PA 2 CITY Of HUNTINGTON BEACH NOT TO SCALE I . z 13' I (MIN) 15, 42' 15 MIN (MIN) 12' 15 16' 16' S' (MIN) i �n �n 12' I °° MIN 15' I .° z 15' MIN (MIN) ■ i w LLJ 0 18' i W cn rn 18' I . z 121 15' (MIN) o (MIN) H I : �- 15' I MIN o LmADOWLARK SPRIFIC PLAN CONCIPTUAL BUILDING LAYOUT: PA 3 CITY Of HUNTINGTON BCACTI NOT TO SCALC I I Z MIN (MIN)I N z 15 a 13' MIN I , w Ln (MIN) uj 18, I Q 0 z cc 42' �. w z 0' OR 5'(MIN) Q 12' 15' 16' 16' 5' Ln MIN < 15' w 15' MIN Q (MIN) "a z 13� 15' I �— z (MIN) MIN I W OfW �n I cy 15' I .a : . (MIN) 17 W F_ 0' OR 5'(MIN) I 12' I MIN 15' 15' MIN MI4 �- , I 4 MEADOWLARK SPECIE IC PLAN CONCEPTUAL BUILDING LAYOUT: PA 4 CITY Of HUNTINGTON BEACH NOT TO SCALE MfdDOWLdRK SPECIFIC PLdN PITY Of HUNTINGTON BfAG APPENDIX R 17. Planning Commission Report - 11/24/98 & 12/3/98 '. Qi o fEH ntm'""gf o0 1 Faeh� ' + x + 1�- .- 3� �i:w�..e-emu, r v Plannmg�epartmenf ft- �-.�::� K � x �'� ��`�. SPORT Yd u TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner DATE: November 24, 1998 SUBJECT: CONDITIONAL USE PERMIT NO. 97-80/TENTATIVE TRACT MAP NO. 15469/NEGATIVE DECLARATION NO. 97-21 (Continued from the September 22, 1998 Planning Commission Meeting) -Meadowlark LOCATION: Six hundred (600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. 1. STATEMENT OF ISSUE: Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80 represent a development proposal by Catellus Residential Group (CRG) involving; subdivision of 48.4 gross acres into small lots (TTM 15469); construction of 313 single family dwellings, a public park, private open space/recreation facilities and infrastructure improvements (CUP No. 97-80). The project site is located approximately 600 ft. north and east of the intersection of Warner Avenue and Bolsa Chica Street and was previously used as a small craft airport (Meadowlark Airport). The proposed development plan is comprised of four interconnected Planning Areas (please refer to Conceptual Master Plan exhibit following Vicinity Map), a 2.3 acre public park area and one private park site totaling 0.65 acres. A meandering pedestrian promenade/Spine Road provides the primary pedestrian and vehicular access to the subject site from Heil Avenue and Warner Avenue. The project's density is 9.8 dwelling units per net acre (6.5 dwelling units per gross acre). The proposed mix of housing product and lot design provides for development of small-lot, zero-lot-line and z-lot layouts. Development of the four planning areas is proposed to occur simultaneously. The project is subject to compliance with the Meadowlark Specific Plan. Amendments to the originally approved Meadowlark Specific Plan document(adopted March 7, 1988) to allow small-lot development within the subject area were considered and approved by the Planning Commission on September 22, 1998. The Planning Commission recommended that Zoning Text Amendment (ZTA No. 97-4), Zoning Map Amendment (ZTA No. 97-1) and Environmental Assessment (EA/ND No.97-21) associated with the Meadowlark Specific Plan amendment be forwarded to the City Council for consideration and final action. The Tentative Tract Map and Conditional Use Permit requests for the development of the residential portion of the Meadowlark project site tracked the public hearing process/schedule for the Meadowlark Specific Plan amendment(ZTA No. 97-4 and ZMA No. 97-1) and on September 22, 1998,the Planning f Commission continued the item (TTM No. 15469 and CUP No. 97-80) "to a date uncertain"to allow the t applicant time to revise the development proposal and bring it in conformance with the amended Meadowlark Specific Plan. The current project proposal (dated/received October 19-21, 1998) was analyzed from two different perspectives. First it was evaluated in terms of compliance with the amended Meadowlark Specific Plan document (as modified on September 22, 1998). Staff determined that the development plans submitted on October 19—October 21, 1998, by CRG are not in compliance with the Meadowlark Specific Plan, therefore staff recommends denial of the Meadowlark development proposal (CUP No. 97-80 and TTM No. 15469) based on non-compliance with the approved Meadowlark Specific Plan(September 22, 1998) and non-compliance with General Plan goals objectives and policies. Separately, staff reviewed the development proposal to determine project consistency with the anticipated staff recommendations to the City Council on Zoning Text Amendment(ZTA No. 97-4) and Zoning Map Amendment (ZMA No. 97-1) for the Meadowlark Specific Plan. Staff found the project to be inconsistent with staff s recommendations and does not support approval of the project based on non- compliance with design, safety requirements and community facility needs. The Planning, Public Works, Community Services,Police and Fire Department recommend denial of the proposed project for the following reasons: ♦ The project is not consistent with Land Use Element, Circulation Element and Recreation and Community Services Element goals, objectives and policies of the General Plan, which foster development of high quality communities by means of creative design solutions; ensuring provision of infrastructure and; addressing the recreational needs of the community. ♦ The project, does not comply with the provisions and development standards of the amended Meadowlark Specific-Plan. The proposal is inconsistent with applicable public park,parking requirements (minimum number of open and enclosed spaces), garage use/design, building height, front yard setbacks, exterior side yard setbacks, interior side yard setbacks,rear yard setbacks,on- street parking, open space design (SW corner of PA-4) and fence/wall standards. ♦ The project will be detrimental to the general health, welfare and safety of persons working or residing in the project vicinity. The project does not incorporate the necessary street infrastructure to ensure emergency access; provide adequate buffer areas between park and residential uses; parking for project residents and neighborhood park users;utilize design solutions to eliminate crime related activities. II. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 97-21 with findings and mitigation measures (Attachment No.l and 2)•" B. "Deny Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80 with findings (Attachment No.I)." Staff Report- 11/24/98 2 III. ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Continue Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 and direct staff accordingly." B. "Approve Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 with findings and conditions of approval (Attachment No. 12—Applicant's Request)." IV. GENERAL INFORMATION: APPLICANT: Bruce D'Eliscu for Catellus Residential Group 5 Park Plaza, Suite 400 Irvine, CA 92714 PROPERTY OWNER: Trustees of the Nerio Family Trust, 9340 Bolsa Avenue, Westminster, CA 92683 REQUEST: To permit subdivision and development of 48.4 acres with 313 detached single family dwellings on small-lots in conjunction with public park, open space/recreation and infrastructure improvements. DATE OF COMPLETE/INCOMPLETE MANDATORY PROCESSING DATE(S): APPLICATION STATUS: November 12, 1998 (October 21, 1998 revised Negative Declaration(180 days from complete project submittal was deemed complete) application): Tentative Tract Map (50 days from action on ND): Conditional Use Permit(3 months from action on ND): Staff Report- 11/24/98 3 r � N � ' cJIM r . VAXKEL � r AlMla PROJE _ R2 ,R2 lIM s A I=� Al 'a ��'• - •� . I I} '+•wm4 No as RI 1 a CF.:R R0. `! Its JU Sol A ' J Not a Part ! ROS-FPZ ....•, ' Z^1 er rs.p R7ti01_ RI . R2 to 1T t RI RI s��. - •. 1 vtcnlrnt� _ CUP No. 97-80/TTTM No. 15469 r~u IZAOJ HUNtc�crox WACH ruWNG 0Nistav IIOWWWRI Ell •�il.'l'1`.fGl•�y YM'C,+I++ .,tf y� ',1*,***W 'a!'•r'Y �+� wMWOIY-M '1�{'I � ., V T�!'^r �li:.••; r� a • y, !7Y/O YTAO® I. 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SUBJECT PROPERTY AND SURROUNDING LAND USE,ZONING AND GENERAL PLAN DESIGNATIONS: ...LOCATION GENERAL PLAN., ZONING LAND USE Subject Property: Mixed-Use Specific Plan Meadowlark Specific Plan Meadowlark Shopping Overlay (M-sp) Center'and vacant North of Subject RL-7 Residential Low RL-Low Density Single family detached Property Density Residential residential uses (across Heil Avenue): East of Subject OS-P Park, P(RL) Public, OS-PR-Open Space Parks Norma Gibbs Park,a Property: RL-7 Residential Low &Recreation, RL-Low church, single family Density, RH-30 Density Residential, RH- detached and attached Residential High Density High Density Residential residential uses South of Subject RMH-25 Residential RMH-Medium High Attached single family Property (across Medium High Density Density residential uses Warner Avenue): West of Subject RM-15 Residential RMP-Manufactured Home Mobile home park, Property: Medium Density,-RL-7 Park, RL-Low Density single family detached Residential Low Density, Residential, RM-Medium and attached CG-F 1 Commercial Density Residential, residential uses General ,t VI. PROJECT PROPOSAL: Conditional Use Permit No. 97-80 is a request to construct 313 single family detached, two-story, dwelling units on small-lots (minimum sizes) ranging between 3,120 sq. ft. and 4,680 sq. ft. (average lot size 4,125 sq. ft.)within the residential district of the Meadowlark Specific Plan pursuant to Section 4.0 of the Planning Commission approved Meadowlark Specific Plan document . Planning Area 1 is proposed to be primarily developed with zero-lot-line housing product type and lot layout which involves provision of maintenance and drainage easements to adjoining property owners(s).. Planning Area 2 and Planning Area 3 have been designed in accordance with a"conventional" small-lot layout concept,providing accessible side yards along both sides of the dwelling on each lot. Planning Area 4 incorporates a z4ot configuration design with use, drainage and maintenance easement provisions to adjacent property owners. The following matrices summarize product type floor plan information within each of the four planning areas of the Meadowlark Specific Plan area. Staff Report- 11/24/98 4 PLANNING AREA 1 Un-i^t' o: esS NGarage Stori PlanType No:of: t Bedrooms 1 24 3,136 4 two car 2 2 23 3,199 5 two car 2 3 15 3,858 5 two car 2 TOTAL: 62 PLANNING AREA 2 Plan Type No. of Units Size .. No. of Garage Stories (sq. ft.) Bedrooms 1 15 2,992 4 two car 2 2 9 3,064 4 two car 2 2X 8 3,064 3 Two car&one 2 sub- standard compact 3 5 3,112 4 two car 2 3X 14 3,304 4 Two car& one 2 sub-standard tandem compact TOTAL: 51 PLANNING AREA 3 Plan Type No. of Units Size 'No. of Garage Stories (sq.ft.) Bedrooms 1 43 2,401 4 two car 2 2 36 2,631 4 two car 2 3 34 2,764 4 two car 2 TOTAL: 117 PLANNING AREA 4 Plan Type No. of Units .Size No. of Garage Stories (sq.'ft.) Bedrooms 1 21 2,076 3 two car 2 2 24 2,198 3 two car 2 3 20 2,447 4 two car 2 4 22 2,445 4 two car 2 TOTAL: 87 Staff Report- 11/24/98 5 Tentative Tract Map No. 15469 represents a request to subdivide approximately 48.4 gross acres into 315 numbered lots; (313 residential lots, 1 public park and 1 private park); 16 lettered open space lots and; 3 lettered common access (driveway)lots in order to establish a 313 unit residential development pursuant to Section 4.0 of the Meadowlark Specific Plan. The proposed overall project density is 6.5 dwelling units per gross acres. Reduced street sections are proposed for the Spine Road and local private streets within all planning areas as follows: Spine Road: 60 ft. street section(typical) - 32 ft. curb to curb w/ 14 ft. parkways on both sides/ which includes 6 ft.sidewalks/no on-street parking (except along public park site street frontage) Planning Area 1: Private Streets-Typical 50 ft. street section-32 ft. curb to curb w/5 ft. parkways and 4 ft. sidewalks/ parking on one side. "L"Street (Private) 54 ft. street section- 36 ft. curb to curb w/5 ft. parkways and 4 ft. sidewalks/ parking on one side. Pearce Street Extension(Public— West of Street "K") 59ft. street section-40 ft. curb to curb w/5 ft. parkways and 4 ft. sidewalks/ parking on both sides (public) Planning_Area 2: Private Streets -Typical 50 ft. street section-32 ft. curb to curb w/5 ft.parkways and 4 ft. sidewalks/ parking on one side. Planning Area 3: Private Streets-Typical 42 ft. street section- 32 ft. curb to curb w/5 ft. monolithic sidewalks/parking on one side. Planning Area 4: Private Streets-Typical 42 ft. street section-32 ft. curb to curb w/5 ft. monolithic sidewalks/parking on one side. Roosevelt Lane 57 ft. street section-40 ft. curb to curb w/4.5 ft. parkways and 5.5 ft. sidewalks/ parking on both sides. Staff Report- 11/24/98 6 VII. ISSUES: A. General Plan Conformance: The proposed Conditional Use Permit and Tentative Tract Map are inconsistent with the City's General Plan Land Use Element designation of Mixed Use - Specific Plan Overlay(M-sp) on the subject property and the following goals, objectives and policies of the General Plan. Policy LU9.1.2 Require that single family residential units be designed to convey a high level of quality and character considering the following guidelines: Minimize the amount and width of the paving of front yards for driveway and garage access. Encourage innovative and creative design concepts. Locate and design garages so that they do not dominate the street frontage. Policy L U 9.3.2 Require that the design of new subdivisions consider the following: Consider an increase in front yard setbacks, sidewalk widths, and the inclusion of landscaped parkways, especially in neighborhoods where the street width is reduced. Objective CE 1.3 Provide a circulation/transportation system which enhances and minimizes response time needed for emergency vehicles. Goal CE S Provide sufficient,well designed and convenient on and off-street parking facilities throughout the City. Obiective CE 5.1 Balance the supply of parking with the demand for parking. Policy CE 5.L I Maintain an adequate supply of parking that supports the present level of demand and allow for the expected increase in private transportation use. Policy CE 5.1.2 Provide safe and convenient parking that has minimal impacts on the natural environment, the community image, or quality of life. Objective CE 6.1 Promote the safety of bicyclists and pedestrians by adhering to Caltrans and City- wide standards. Goal RCS 2 Provide adequately sized and located active and passive parklands to meet the recreational needs of existing and future residents, and to preserve natural resources within the City of Huntington Beach and its sphere of influence. Objective RCS 2.1 Create an integrated park system that is complementary to existing and proposed development as well as the natural environment. Goal RCS 3 Develop park sites to provide diverse recreational and sports facilities that meet the residents' and visitors' active and passive recreational needs. Staff Report- 11/24/98 7 B. Zoning Compliance: This project is located in the Meadowlark Specific Plan area and is not in full compliance with the requirements of the Planning Commission approved Meadowlark Specific Plan. The following zoning conformance matrix compares each planning area of the proposed project with the development standards of the Planning Commission approved Meadowlark Specific Plan(** denotes non-compliance). PLANNING AREA 1 SECTION _:.-ISSUE..: SP PROVISION PROPOSED 4.5,A,PA-1,/2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 4,600 sq. ft. 4,680 sq. ft. Minimum Lot Frontage 55 ft 55 ft. /4 Maximum Net Density 9.5 units/net acre 8.2 units/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1- 30 ft/26 ft/26 ft Height ** Plan 2- 30ft/30 ft/27.5 Plan 3-29.5ft/30ft/26 ft -2 building stories- (Datum set at the (Above data reflects highest point of the curb approx. building height along the front property for alternate elevations, line per HBZSO). measured from finished pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% <50% /7 a) Min. Front Yard Setbacks 15 ft or Plan 1 —21.5 ft(avrg.) 12 ft(Average) Plan 2— 12.3 ft(avrg.) Plan 3 — 14.3 ft(avrg.) /7 Exception Min. Side Yard Setbacks 5 ft(min) along non-0 5 ft(min) along non-0 (0-lot-line) 6 ft(min) dwelling sep. 6 ft(min) dwelling sep. along 0 lot line along 0-lot-line /7 c) Min. Ext. Side Yard 20%lot frtg. (10 max.) loft Setbacks /7 d) Min. Rear Yard Setbacks 15 ft w/50% (max)@ Plan 1 -24 ft w/50% 13ft(dwelling) (max) @ 14ft(dwelling) O ft(garage) Plan 2 - 5 ft(garage) 5 ft/10 ft(garage w/ Plan 3 - 5 ft/10 ft habitable area above) (garage w/habitable area above) /9 a) Open Space/Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. /9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot(min) 4.4, G Garage Use/Design 20 ft X 20 ft(min) 20 ft X 20 ft (min) Staff Report- 11/24/98 8 PLANNING AREA 2 IO :PROPOSED . r-r 4.5, A,PA-2,/2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 4,000 sq. ft. 4,000 sq. ft. Minimum Lot Frontage 50 ft 50 ft. /4 Maximum Net Density 9.8 units/net acre 7.8 units/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1 - 26.5 ft Height Plan 2 - 26.5ft Plan 3 -27 ft -2 building stories- (Datum set at the (Above data reflects highest point of the curb approx. building height along the front property for alternate elevations, line per HBZSO). measured from finished pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% <50% /7 a) Min.Front Yard 15 ft or Plan 1 - 13.9 ft Setbacks" 12 ft(Average) Plan 2 - 16.5 ft Plan 2X- 16.5 ft Plan 3 - 14.2 ft Plan 3X-18.8 ft /7 b) Min. Side Yard Setbacks 20%aggr. (3 ft min/5 ft 5 ft max) /7 c) Min.Ext.Side Yard 20%lot frtg.(10 max.) 8 ft Setbacks" /7 d) Min. Rear Yard Setbacks 15 ft w/50% (max) @ Plan 1 - 18ft(>50%) 13ft 115 ft Plan 2 -21 ft& 18ft (>50%)115' Plan 2X—20 ft& 17 ft (>50%)/ 14ft Plan 3 -20ft(>50%) A8ft Plan 3X- 16 ft(>50%) /14ft /9 a) Open Space/Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. 9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot(min) 4.4, G Garage Use/Design** j 20 ft X 20 ft(min) j 19 ft(w)X 20 ft(d)(min) Staff Report- 11/24/98 9 PLANNING AREA 3 SECTION ISSUE. ; >.; ., SP:PROVISION .._ PROPOSED 4.5, A, PA-3,/2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 3,000 sq. ft. 3,140 sq. ft. Minimum Lot Frontage 40 ft 40 ft. /4 Maximum Net Density 11.8 units/net acre 11.5 units/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1-26.5 ft/25.5 ft Height Plan 2- 26 ft Plan 3- 26.5 ft -2 building stories- (Above data reflects * (Datum set at the approx. building height highest point of the curb for alternate elevations, along the front property measured from finished line per HBZSO). pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% <50% /7 a) Min. Front Yard Setbacks 15 ft (min) 15 ft (min) (dwelling) /7 b) Min. Side Yard Setbacks .3 ft& 5 ft(min) 3 ft& 5 ft (min) /7 c) Min. Ext. Side Yard 20%lot frtg.(6 ft min/ 8 8 ft Setbacks ft max) /7 d) Min.Rear Yard 15 ft w/50% (max) @ Plan 1 - 16 ft(<50%) Setbacks** 13 ft(min) w/12.5 ft& 14 ft Plan2 - 14ftw/13ft Plan 3 - 15 ft(<50%) w/13.5 ft /9 a) Open Space/Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. /9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot(min) 4.4, E Perimeter Buffers ( 100 ft 25 ft(max)building 25 ft(max) building Buffer) height per HBOC height per HBOC 4.4, G Garage Use/Design** 20 ft X 20 ft(w/limited 18 ft(w)X 20 ft(d)(min) exceptions) Staff Report- 11/24/98 10 PLANNING AREA 4 SECTION ISSUE. r. SP_PROVISION PROPOSED L•�i 4.5, A, PA-4,/2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 3,000 sq. ft. 3,120 sq ft Minimum Lot Frontage 35 ft 37 ft A Maximum Net Density 13.8 units/net acre 10.9 unit/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1 -23.5 ft Height Plan 2 - 24.5 ft Plan 3 -23.5 ft Plan 4 - 25 ft * (Datum set at the -2 building stories- highest point of the curb (Above data reflects along the front property approx. building height line per HBZSO). for alternate elevations, measured from finished pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% <50% /7 a) Min. Front Yard 15 ft 13.5 ft (min) Setbacks** /7 b) Min. Side Yard 4 ft(min) 4 ft(min) Setbacks 8 ft(min) dwelling sep. 8 ft(min) dwelling sep. (z-lot-line)** /7 c) Min. Ext. Side Yard 20% lot frtg.(6 ft min/ 8 8 ft Setbacks ft max) /7 d) Min. Rear Yard Setbacks 15 ft w/50% @ 13ft Plan 1 - 10 ft/20 ft (dwelling) (garage w/habitable area 0 ft(garage) above) 5 ft/10 ft(garage w/ Plan 2— 16 ft(>50%)w/ habitable area above) 18 ft(dwelling) Plan 3 - 10 ft/ 10 ft (garage w/habitable area above) Plan 4-20 ft(>50%)w/ 16 ft(dwelling) /9 a) Open Space/Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. /9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot(min) 4.4, G Garage Use/Design** 20 ft X 20 ft(w/limited 18 ft(w)X 20 ft(d)(min) exceptions) Staff Report- 11/24/98 11 C. Environmental Status: Staff reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed project that could not be mitigated to a level of insignificance with proper design and engineering. Subsequently,Negative Declaration No. 97-21 (Attachment No. 2) was prepared with mitigation measures pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act(CEQA). The Planning Department advertised draft Negative Declaration No.97-21 for twenty (20) days commencing on April 30, 1998 and ending on May 20, 1998. No comments, either verbal or written were received. Prior to any action on)Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469, it is necessary for the Planning Commission to review and adopt Negative Declaration No. 97-21 with regard to the subject proposal. On September 22, 1998, the Planning Commission reviewed Negative Declaration 97-21, with respect to Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1, and forwarded the document to the City Council with a recommendation for approval. At this point staff is requesting that the Planning Commission take action on the Negative Declaration with respect to Conditional Use Permit No. 97-80 and Tentative Tract Map 15469. Staff, in its initial study of the project is recommending that the Negative Declaration be adopted with findings and mitigation measures. D. Coastal Status: The project site is not located within the coastal zone and approvals by the Coastal Commission are not required, however,the Meadowlark Specific Plan is part of the City's Local Coastal Program(LCP), therefore the Meadowlark Specific Plan amendment associated with this development proposal is subject to review and approval by the California Coastal Commission. The proposed amendment to the Meadowlark Specific Plan is considered"de minimis" and will be acted on by the Coastal Commission without a public hearing. E. Redevelopment Staters: Not applicable. F. Design: Review Board: Not applicable. G. Subdivision Committee: Tentative Tract Map No. 15469 (dated April 1, 1998)proposing subdivision of 48.4 acres of vacant land into 378 lots (325 residential units) was presented to the Subdivision Committee on April 29, 1998. Following presentation of the proposal and deliberation on project issues, the item was continued to the May 6, 1998 and subsequently to the May 13, 1998 meeting. On May 13, 1998,the Subdivision Committee recommended that Tentative Tract Map No. 15469 be forwarded to the Planning Commission with staff s conditions of project approval. On June 16, 1998, staff presented a proposal for a zoning text and map amendment to the Meadowlark Specific Plan(Zoning Text Amendment No. 97-4 and Zoning Map Amendment 97-1) in conjunction with Staff Report- 11/24/98 12 a request by CRG for the subdivision and development of 48.4 acres (the project site) with 325 dwelling units (Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80) to the Planning Commission. The Planning Commission took straw votes on"key issues"related to the project and continued the project to the July 14, 1998 meeting. During the June 16, 1998 meeting the applicant presented a revised Tentative Tract Map (dated June 16, 1998) to the Planning Commission and staff. The Planning Commission directed staff to forward the map to the Subdivision Committee and prepare finding and conditions based upon the Planning Commission's straw vote actions on the Meadowlark Specific Plan. On June 24, 1998 the applicant submitted a further revised tentative tract map to staff. Staff reviewed the revised map and generated draft conditions of approval/recommendations for project revisions. The map dated June 24, 1998, and staffs recommendations were presented to the Subdivision Committee on July 8, 1998. At that meeting the applicant presented additional revisions to the June 24, 1998 tentative tract map (Tentative Tract Map No.15469 dated July 8, 1998) which depicted development of 318 residential units. The Subdivision Committee voted to forward Tentative Tract Map No.15469 dated July 8, 1998 and the original April 1, 1998 map to the Planning Commission to address tentative tract map issues. Tentative Tract Map No. 15469 dated July 8, 1998 was further modified and re-submitted on July 14, 1998 and subsequently August 21, September 8 and October 19, 1998. The Subdivision Committee has not reviewed or acted on the aforementioned revised maps. H. Community Services Commission: On June 10, 1998 the Community Services Commission considered park dedication alternatives for a development proposal by CRG on the subject site involving construction of three hundred twenty-five (325) single family detached dwellings and voted 5-0 to require 3.4 acres be dedicated and developed as active, neighborhood park; improve 0.8 acres of undeveloped existing parkland in Norma Gibbs park; require parkland dedication in-lieu fees equal to the"value of the land prescribed for dedication". Subsequent to the June 10, 1998 meeting, staff provided periodic project status updates to the Community Services Commission. The Commission has taken no action to change the previous recommendation. L Environmental Board. The Environmental Board considered Negative Declaration No. 97-21 on May 7, 1998. No concerns relative to the subject proposal were expressed, as mitigated and conditioned by staff. I Other Departments Concerns: The Departments of Public Works, Fire, Community Services and Police have expressed numerous concerns about the subject development. The individual departmental position and issues raised are identified and discussed under the analysis section of the report. Staff Report- 11/24/98 13 K. Public Notification: Legal notice was published in the Huntington Beach/Fountain Valley Independent on November 12, 1998, and notices were sent to property owners of record within a 1000 ft. radius of the subject property, tenants at the adjoining Sea Breeze mobile home park and commercial center, applicant, and interested parties. VIII. ANALYSIS: Protect Evaluation—Format The purpose of the Meadowlark Specific Plan is to set forth the planning concept, design guidelines, development standards and administration procedures necessary to implement the goals and policies of the Huntington Beach General Plan and to foster the development of a high quality residential community. Development within the Meadowlark Specific Plan area is subject to compliance with the approved Specific Plan. The current Specific Plan was adopted by City Council on March.7, 1988 and allowed the development of approximately fifteen(15) acres with commercial uses and a maximum of six hundred (600)dwelling units (single family detached, multi-family medium density and multi-family high density) within the - remaining fifty (50) acres. Substantive amendments to the aforementioned Specific Plan are currently proposed to allow development of the residential portion of the site with single family detached residences on small-lots (less than 6,000 sq. ft.) The proposed Specific Plan amendment(s)have been zonsidered and acted upon by the Planning Commission. Consideration and final action on the amended Meadowlark Specific Plan(ZTA No. 97-4 and ZMA No. 97-1) by the City Council is tentatively scheduled for a December hearing. The Fire, Community Services, Public Works, Planning and Police Department are not in full agreement /support of the amended Specific Plan(dated September 22, 1998, as modified at the Planning Commission meeting). Staff s position on outstanding issues will-be presented to the City Council for consideration in conjunction with the Planning Commission recommended Specific Plan. Since final action by the City Council relative to the Specific Plan has not occurred, staff analyzed the submitted development proposal (CUP/TTM documents)by CRG from two standpoints. First,the project was reviewed in terms of its compliance with the amended Specific Plan document which was endorsed by the Planning Commission (Section A —page 15). The tentative tract map and conditional use permit applications were evaluated for land use compatibility with surrounding land uses,tract layout,open space, hydrology, affordable housing, and residential development standards/design provisions. Second, the proposal was analyzed in relationship to the outstanding staff project issues which were not incorporated in the September 22, 1998 Meadowlark Specific Plan but are intended to be raised before the City Council (Section B—page 26). The purpose for including the project analysis/issues associated with staff s recommendations to City Council on the Specific Plan in this report is to update and inform the Planning Commission and applicant of issues that could significantly affect the design of the subject development proposal, should the City Council support staffs recommendations. The following analysis of project issues follows this dual comparative format. Staff Report- 11/24/98 14 s°l.. A. Compliance withrthe.Plannirig Commission approved Meadowlark Specific Plan The amended Meadowlark Specific Plan document which was approved by the Planning Commission establishes the general type, location parameters and character of residential development while allowing for creative solutions within the overall framework of the plan. The Plan is intended to allow for development which will enhance community, safety, convenience and identity, via provision of appropriate infrastructure and high quality project design. The Meadowlark residential community is envisioned in the Specific Plan document as distinct, complementary and interconnected neighborhoods in which streets are convenient, safe, and comfortable to walk and parks form a public focus. Streets are proposed to be narrower,tree lined and connected with the public park,private mini-parks and community serving facilities. Landscape parkways are encouraged throughout the residential segment of the Specific Plan area to enhance the pedestrian friendly community design concept. The mix of housing is intended to allow a broader range of product types. The visual impact of garages is proposed to be diminished through neo-traditional design solutions. Placement of garages towards the rear of residential lots is encouraged. Individual building design and overall neighborhood/community street scenes are intended to provide variety and interest. This section of the project analysis examines: project land use compatibility with surrounding land uses; tract layout; open space; hydrology; affordable housing; and compliance with applicable residential development standards and design provisions set forth in the Planning Commission approved Meadowlark Specific Plan. 1) LAND USE COMPATIBILITY The proposed subdivision of 48.4 acres of vacant land and development of 313 residential lots/single family dwellings constitutes an infill project. The site is located within the urbanized area of northwest Huntington Beach and is primarily surrounded by residential uses. The subject property abuts the Meadowlark shopping center to the south and a church and Norma Gibbs park along a portion of its easterly property line (please refer to Section V. Subject Property and Surrounding Land Uses, Zoning, and General Plan designations matrix). The proposed development plan is comprised of four(4)planning areas with residential densities ranging from 7.8 dwelling units per net acre to 11.5 dwelling units per net acre (net acreage calculations includes open space lots). The proposed densities provide a gradual transition from the commercial and medium high density attached residential uses (RMH)to the south of the Meadowlark property to the existing low density detached residential uses (RL)to the north, east and west. The project incorporates a 100 ft wide lower density area(single family detached homes at a density of 6.6 dwelling units per acre), along the existing single family residential development to the east of the project site and Planning Area 3, in accordance with Meadowlark Specific Plan provisions. The proposed grading along the project's periphery will result in street grades/pad elevations compatible with those of adjacent streets and adjoining lots. With the exception of the potential building height issue identified Staff Report- 11/24/98 15 under section A. 6 of the analysis,the project has been found to be compatible in terms of land use with f" existing adjoining areas and in compliance with infill requirements. t_ 2) TRACT LAYOUT The Meadowlark tract has been designed as four distinct but interconnected neighborhoods (planning areas). The Spine Road(Street"A")provides access to the property from Heil Avenue and from Warner Avenue at Plaza Lane. The Spine Road meanders through the subdivision, separating Planning Areas 3 and 4,Planning Areas 1 and 3 and dividing Planning Area 2. The northern terminus of the Spine Road at Heil Avenue aligns with Del Mar Lane. Local access to the four planning areas is provided directly via the Spine Road. Access to Planning Area 1 and 4 is also provided from the Pearce Street extension and Roosevelt Lane respectively. The Pearce Street connection has been planned to limit traffic on said street to 2,500 average daily trips in compliance with Meadowlark Specific Plan limitations. The project does not propose any significant grade changes. The project site is generally flat with a 15 ft grade differential between the site's high point(appr. 30 ft elev.) at its southwest portion to the lowest elevation point along Heil Avenue (appr. 15 ft elev.). Proposed pad elevations are 29.5 ft at the southwest corner of the site and drop to 17.2 ft along Heil Avenue. The density of the 313 unit project is 9.8 units per net acre (6.5 units per gross acre) and is well within the maximum density of 11.3 units per net acre (7.5 units per gross acre) and maximum number units permitted (345 dwelling units)by the Meadowlark Specific Plan. 3) OPEN SPACE The proposed project is in compliance with common and private open space requirements set forth in the Meadowlark Specific Plan. A total of 0.79 acre of common open space area is required for the project exclusive of public parkland dedication. The CRG proposal provides 1.55 acres of common usable open space of which 0.65 acres is proposed to be developed as a private mini-park site (Lot 315) with recreational amenities such as a pool, meeting rooms,tot-lot etc. which will be maintained by the HOA. Private open space equal to or greater than four hundred (400) sq. ft. per residential lot has also been included as part of the subject development proposal. 4) HYDROLOGY The applicant submitted a preliminary drainage study to evaluate existing conditions in the vicinity of the project and to determine the impacts and required mitigation for ultimate buildout of the proposed development. Downstream constraints at the Sunset(C07) Channel, which is currently functioning at or near full capacity during major rain storms,resulted in City staff recommending to the applicant that an alternative method of drainage mitigation be explored. In response to this issue,the applicant has proposed detaining a portion of the project storm water runoff within the proposed neighborhood park site. The storm water is proposed to remain detained in the park site until the peak of the storm has passed. The water then will be conveyed to the Sunset Channel by means of a public storm drain system in Heil Avenue and Bolsa Chica Street. Staff Report- 11/24/98 16 The Public Works Department has reviewed the preliminary drainage study and deemed it acceptable as proposed mitigation for the project. Final design studies will be performed by the applicant's engineer to determine the actual sizing of the entire required storm drain facility to be constructed by the development. 5) AFFORDABLE HOUSING The Meadowlark Specific Plan requires provision of affordable housing in conjunction with the development of the project site. Ten percent(10%) of the total units proposed are required to be affordable to low and moderate income level households (100%of the Orange County Median Income) for a period of thirty years. If rental units are proposed to satisfy affordable housing requirements , the units are required to be for households earning between 50% -80%of the Orange County Median Income. CRG has agreed to satisfy the project's affordable housing obligation through provision of rental units. The developer proposes to enter into an agreement with Bridges Housing Foundation to maintain rental units off-site at a rental rate affordable to households eaming between 50% - 80% of the Orange County Median Income. A detailed description of the type, size, location and estimated rental rate will be submitted prior to recordation of the final tract map. 6)RESIDENTIAL DEVELOPMENT STANDARDS/DESIGN PROVISIONS Planning Area I a. Parking Requirements Issue: The Meadowlark Specific Plan references (MSP sec. 4.3,pg. 16 and sec. 5.1,pg. 41) and relies on the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) for purposes of establishing off-street parking requirements. The HBZSO specifies a minimum of two enclosed and two open parking spaces must be provided for each single family dwelling (new construction) with 0-4 bedrooms and requires three (3) enclosed and three (3) open parking spaces for dwellings with five (5) or more bedrooms. Based on the HBZSO definition for a bedroom, Plan 2 and Plan 3 (total of 39 dwelling units) qualify as five bedroom dwellings. The submitted development plans propose two-car in-lieu of three-car garages and could only accommodate open parking in a triple-stacked tandem configuration, in front of the garage (please refer to diagram below). The proposed parking arrangement is not in compliance with the amended Specific Plan and City standards,policy and practice. Staff Report- 11/24/98 17 tr PLAN 2 "ad (: P LAN 3 Ham - am I I PA-1 PLAN 2 I I -- -- PA-1 PLAN 3 PARKING EXHIBIT PARKING WIBIi Recommendation: The proposed architectural plans and/or tentative tract map should be revised to address applicable parking requirements and comply with the minimum Meadowlark Specific Pan off- street parking requirements. b. Building Height Issue: Meadowlark Specific Plan development standards (MSP sec.4.5,pg.21) limit the maximum building height within Planning Area 1 to 30 ft and a maximum of two stories. The"datum"for purposes of determining building heights within the Meadowlark Specific Plan area(except within the Planning Area 3 - 100 ft buffer area where HBOC building height requirements apply)is based on the standards set forth in section 230.70 of the HBZSO. The subject section specifies that datum shall be set at the highest point of the curb along the front property line. If no curb exists, datum is required to be set at the highest centerline of the street along the front property line. Currently, spot elevations identifying the highest point of the curb along street frontages are not available,however site sections submitted by the applicant identify a substantive grade differential between the sidewalk(s) and the building pad(s) in certain areas of Planning Area 1. The proposed building heights within Planning Area 1 were not properly identified on the submitted plans. The"finished pad to top of roof' building heights depicted on the architectural plans for each plan/elevation alternatives, as scaled by staff, are as follows: Plan 1 -A30ft- C26ft-D26ft Plan 2 -A 30 ft-B 30 ft- C 27.5 ft Plan3 -A29.5 - B30ft-D26ft Staff Report- 11/24/98 18 The issue is that the combined height of the building's"finished pad to top of roof'and the new"top of curb to finished pad" differential exceeds the maximum thirty (30') ft height requirement. Given the number of dwellings proposed at a 30 ft height and the identified grade differential, staff believes that modifications to the submitted plans would be necessary in order to ensure project compliance with the Meadowlark Specific Plan building height limitations and provide a variable and interesting street scene. Recommendation: Modify the architectural plans and/or grading as necessary to comply with the Meadowlark Specific Plan maximum building height requirements. Planning Area 2 a. Front Yard Setbacks Issue: The amended Meadowlark Specific Plan requires a minimum fifteen(15) ft front yard setback for dwellings and permits patios and entry elements to be constructed at a twelve (12) ft setback from the front property line (MSP sec.4.5, pg.26). In addition,the Specific Plan provides for consideration of average front yard setbacks and establishes an average of twelve (12) ft as the front yard setback with a minimum of ten(10) ft, only for high quality innovative design concepts which promote pedestrian oriented design principles and result in an improved street-scene when proposed in conjunction with landscaped parkways (MSP sec.4.5,pg.27). CRG proposes five (5) wide landscaped parkways along street frontages within Planning Area 2 and has requested consideration and approval of "average front yard setbacks" -average setback 13.9 ft, inclusive of garage frontage (min)- within the subject planning area. Staff reviewed the request and has determined that the proposed architectural design would be acceptable in conjunction with fifteen(15) ft setbacks with minor product design modifications (e.g. elimination of the three car garage product type Plan 2X), however, staff believes that consideration of"front yard averaging"warrants additional and more significant product modifications (e.g. inclusion of housing product type(s) with garages within the rear half of the lot or side entry garages). Staffs opinion is based on the belief that although the proposed building design, when viewed individually, appears to be of good quality,the overall site planning (plotting/product mix) of the subject Planning Area does not necessarily promote an innovative design concept and is in conflict with the residential product design standards of the Meadowlark Specific Plan which promote"locating and designing garages so that they do not dominate the street scene", "minimizing the amount and width of the paving of front yards for driveway and garage access"and providing variable setbacks between dwellings on adjacent lots"to avoid a monotonous pattern of houses and create an interesting street-scene". Moreover, staffs position is also supported by the General Plan policy which advocates increased front yard setbacks where reduced street widths are implemented. This General Plan policy leads staff to believe that provision of parkways alone is not sufficient to accept front yard setback averaging for projects which do not achieve the level of innovative design and attain Specific Plan goals worthy of design standard deference. Recommendation: Modify the architectural submittal for Planning Area 2 to incorporate side entry garages and/or housing product type(s) which incorporate the garage within the rear half portion of the lot (front yard setback averaging option) or revise the proposed technical plan layout to comply with the fifteen (15) ft minimum front yard setback for dwellings and twelve (12) ft minimum for patios and entry elements in conjunction with eliminating Plan 2X from the proposed product mix. Staff Report- 11/24/98 19 b. Exterior Side Yard Setbacks Issue: The proposed development plan is in substantial conformance with the minimum exterior side yard setbacks set forth in the Meadowlark Specific Plan with the exception of Lot#39. The Specific Plan requires an exterior setback(MSP sec.4.5,pg. 27) equal to twenty percent (20%) of the lot frontage(but need not to exceed 10 ft)be provided through the subject Planning Area. Lot#39 has been designed with a fifty (50)ft lot frontage and eight (8) ft exterior side yard setback in-lieu of ten (10) ft. Recommendation: Revise the submitted plan to accommodate a minimum of ten(10) ft exterior side yard setback. c. Parking Requirements Issue: -Interior garage dimensions -The amended Meadowlark Specific Plan incorporates provisions which address garage use and establish minimum design criteria, more specifically, within Planning Area 2 the Specific Plan requires minimum interior garage dimensions to be twenty (20) ft (width) by twenty (20) ft(depth) and does not allow for any exceptions (MSP sec.4.4,pg.19). Two (2) of the five (5) product types (total of 17 units)proposed for the subject planning area incorporate garages which are not in compliance with the minimum interior garage dimension standard (19 ft X 21 ft). CRG proposes the following garage design for Planning Area 2: Number Size, Garage sq. Storage area Storage area of Units . ft. required provided Plan 1 15 21' X 20' w/storage alcove 420 sq ft N/A N/A Plan 2** 9 19' X 21' 399 sq ft N/A N/A Plan 8 19' X 21' w/extra(IO'X16') sub- 399 sq ft N/A N/A 2X** standard compact space Plan 3 5 20' X 20' w/storage alcove 400 sq ft N/A N/A Plan 14 20' X 20' w/extra(14'X16')sub- 400 sq ft N/A N/A 3X** standard tandem space Total 51 (** denotes non-compliance—refer to text for specific areas) Recommendation: Revise the architectural plans, site plan and/or tentative tract map to satisfy applicable parking requirements. Issue: - Compact and tandem parking design for excess parking-Notwithstanding specific parking requirements incorporated in the amended Specific Plan, development proposals within the Meadowlark property are subject to HBZSO parking provisions (HBZSO sec.231.14). The HBZSO does not permit tandem and compact parking spaces to count towards satisfying minimum parking requirements and establishes minimum design standards for compact parking, where permitted. The City has been very cautious in the evaluation of recent residential development project requests which incorporate tandem and compact parking as excess parking and has conditioned projects to comply with minimum standard parking dimensions where additional parking in excess of the minimum required was desired by project Staff Report- 11/24/98 20 proponents. City's concerns and conditions are based on recent inquiries and requests by property owners who purchased homes that were approved in the past with excess compact and tandem parking, to consider these substandard parking spaces towards fulfilling minimum parking requirements when requesting approvals for building additions. Plan 2X and 3X incorporate substandard compact and substandard tandem parking respectively. The Plan 2X one-car garage does not comply either with the applicable minimum nine (9)ft(width) by nineteen (19) ft(depth) interior parking space dimensions or compact parking dimensions. Plan 3X does not comply with either the standard minimum nine (9) ft(width)by nineteen(19) ft(depth) interior parking space dimension or compact parking space dimension and in addition could not satisfy minimum parking requirements based on its tandem design configuration. Recommendation: Revise the architectural plans as necessary to satisfy applicable parking design standards or designate the space to an alternate use. Planning Area 3 a a. Rear Yard Setbacks Issue: Dwellings within Planning Area 3 are subject to compliance with a fifteen(15) ft minimum rear yard setback with a maximum of up to fifty percent(50%) of the rear building wall set at thirteen(13) ft. Fifty-one (51) dwelling units (Plan 1, 2 and 3 housing product types) in the subject planning area do not comply with the minimum rear yard setback requirements due to primarily second floor projections and first floor configurations. Recommendation: Revise the architectural submittal for Plan 1, 2 and 3 to comply with the Meadowlark Specific Plan requirements or modify the Tentative Tract Map and associated CUP documents to accommodate the proposed architecture. b. Garage Use/Design Issue: - Garage dimensions and storage - The amended Meadowlark Specific Plan establishes garage design/use requirements for development within the project site and sets a minimum garage dimension of twenty (20) by twenty (20) ft as the standard(MSP sec.4.4,pg.19). In Planning Area 3 a maximum of ten percent(10%) garage area reduction(up to 40 sq. ft. yielding 360 sq. ft. garage area) is permitted for a non-cumulative twenty-five percent(25%) of the dwelling units within each planning area,upon approval of a conditional use permit. The Specific Plan states that when a reduction of garage area is proposed, a minimum area of eighteen (18) ft(width)by nineteen(19) ft(depth) should be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required(400 sq. ft.) is required to be provided in the form of storage areas (overhead, recessed or other storage configurations)that do not impede the eighteen (18)by nineteen (19)ft automobile garage parking area. Staff Report- 11/24/98 21 The proposed garage design data within Planning Area 3 is as follows: . Number of .Size Garage sq Storage area Storage area •v d^ .. ..' Units required provided.. x Plan 1** 43 18' X 22' 396 4 sq ft 0 Plan 2** 36 18' X 20' w/ 356 sq ft. 40 sq ft 0 additional 9' X5.75' 54.6sgft laundry Plan 3** 34 18' X 20' w/ 360 sq ft 40 sq ft 0 additional 8.5' X 6' 51 sq ft laundry Total 113 (** denotes non-compliance—refer to text for specific areas) Planning Area 3 garage design is not in compliance with the requirement for provision of twenty ft(20) by twenty(20) ft minimum interior garage dimensions in seventy-five percent of units (85 garages). Moreover,Plan 2 is not in compliance with the minimum required dimension(18'X19') for automobile storage due to a design condition which introduces a hallway closet within said storage area and impedes use of the space. Finally the proposed garage/storage may not be in compliance with minimum storage requirements applicable to 25% of units with reduced garage areas. The applicant requests credit to be given towards fulfilling minimum garage area and storage requirements for laundry areas (Plan 2 and 3) adjoining the automobile storage area. These areas were previously presented to the Planning Commission and staff as separate laundry rooms adjacent to the garage and have been connected by removing the common wall between the garage and laundries. As modified,the proposed garages would technically satisfy minimum storage requirements. Recommendation: Consider the applicant's proposal and approve/or deny based on the intent of the Meadowlark Specific Plan storage provision requirements. c. On-street Parking The Meadowlark Specific Plan standards intend to foster development which provides a high quality, safe and convenient living environment for the new residents while at the same time advocate compatibility between new and existing development. The proposed parking plan depicts on-street parking along the easterly portion of Planning Area 3 as follows: east side of Street"P"; south side of Street"Q"east side of Street"R'; north side of Street"O" east of Street"N" ; east side of street"N" east side of Street"R"; and south side of Street"S". The Planning Commission at previous meetings provided direction to CRG and requested relocation of the proposed on-street parking away from the easterly project perimeter within the subject planning area in order to minimize impacts to existing adjacent development and attain a more evenly distributed and Staff Report- 11/24/98 22 convenient on-street parking arrangement. The proposed parking plan is not in compliance with the intent of the Meadowlark Specific Plan and Planning Commission direction. Recommendation : Revise the Parking Plan in accordance with previous Planning Commission direction. The proposed on-street parking on the aforementioned streets shall be relocated along the opposite curb side, while still maintaining the minimum code required on-street parking spaces. Planning Area 4 a. Front Yard Setbacks Issue: The Meadowlark Specific Plan requires a fifteen (15) ft front yard setback within Planning Area 4. The submitted development plans for said area do not comply with the applicable front yard setbacks. Specifically, Plan 4 (second floor) as designed encroaches within the minimum applicable setback. This condition affects twenty-two units within the planning area. Recommendation: Revise the architectural plans and /or tentative tract map and conditional use permit documents to comply with the provision of the Meadowlark Specific Plan. b. Side Yard Setbacks Issue: Planning Area 4 is proposed to be designed as a z-lot-line subdivision and be developed with a two-pack housing product. The architectural plans submitted for review and consideration are in compliance with the Meadowlark Specific Plan in terms of side yard setbacks,however,the tentative tract map is inconsistent in terms of proposed lot dimensions (lot widths)with the proposed architectural plans and development of the proposed dwelling based on the subject tentative building would not meet the minimum side yard setback required. Recommendation: Revise the architectural plans and /or tentative tract map and conditional use permit documents to comply with the provision of the Meadowlark Specific Plan. c. Garage Use/Design Issue: - Garage dimensions and storage - The amended Meadowlark Specific Plan establishes garage design/use requirements for development within the project site and sets a minimum garage dimension of twenty(20)by twenty(20) ft as the standard. In Planning Area 4 a maximum of ten percent(10%) garage area reduction (up to 40 sq. ft. yielding 360 sq. ft. garage area) is permitted for a non-cumulative twenty-five percent(25%) of the dwelling units within each planning area, upon approval of a conditional use permit. When a reduction of garage area is proposed, a minimum area of eighteen(18) ft(width) by nineteen (19) ft(depth) is required to be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required (400 sq. ft.) should be provided in the form of storage areas (overhead,recessed or other storage configurations)that do not impede the eighteen (18) ft by nineteen(19) ft automobile parking area within the garage. Staff Report- 11/24/98 23 CRG proposes the following garage design/storage areas for Planning Area 4: ''Garage sqStorage area Storage area S. 'ts re 'uired:` Tin v: U r i q pro ea Plan 1** 21 18' X 20' w/ 391 9 sq ft 60 sq ft storage alcove Plan 2** 24 18' X 20' 360 sq ft. 40 sq ft 40 sq ft Plan 3** 20 18' X 20' w/ 399 sq ft 1 sq ft 13 sq ft storage alcove Plan 4** 22 18.8' X 20' w/ 398 sq ft 2 sq ft 40 sq ft storage alcove Total 87 (** denotes non-compliance—refer to text for specific areas) Planning Area 4 garage design is not in compliance with the requirement for provision of twenty(20)ft - --by twenty (20) ft minimum interior garage dimensions in seventy-five percent of units (65 garages). Moreover,Plan 1, 2 and 3 are not in compliance with the minimum required dimension (I8'X19') for automobile storage due to proposed cabinet storage area location. Recommendation: Revise the architectural plans and/or tentative tract map and conditional use permit documents to comply with the garage design/storage provisions of the Meadowlark Specific Plan. d. Subdivision Design of Planning Area 4 (SW comer) Issue: CGR proposes an open space lot (Lot "N") at the southwest corner of Planning Area 4. The proposed open space area due to its location and configuration raises land use planning and safety concerns. Staff believes that Lot"N" lacks adequate connection and access with the remaining portion of the subject planning area and may provide an area for undesirable activities (loitering etc.), thus negatively impacting the existing neighborhood and new residential development. Recommendation: Redesign the southwest corner of Planning Area 4 to provide a landscape buffer along Airport Circle and incorporate the remaining portion of Lot"N"within the adjoining private lots. Public Park Issue: The amended Meadowlark Specific Plan establishes specific parkland dedication requirements for development within the project area as follows; dedication and improvement of a minimum 2.4 acre neighborhood park to serve the Meadowlark community; improvement of 0.8 acre of undeveloped Norma Gibbs Park area; and payment of parkland dedication in-lieu fees based on a land value equal to $500,000 per acre, to satisfy the remaining parkland dedication obligation. The applicant has identified the proposed public park location and its size on the submitted plans (2.4 net acres). The Planning and Public Works Department performed an area "take of of the net park Staff Report- 11/24/98 24 boundaries for the subject lot using a planimeter. Several readings were taken yielding 2.3 net acres of park area, therefore the Tentative Tract Map and Conditional Use Permit documents, as proposed, are not in compliance with the minimum parkland dedication requirement. Recommendation: Revise the Tentative Tract Map and Conditional Use Permit documents to bring the proposal in compliance with the minimum parkland dedication requirements. Fences/Walls a. Interior Side and Rear Yard Fence Design Issue: The amended Meadowlark Specific Plan requires interior and rear yard fences to be of masonry construction. The submitted Wall and Fence Plans propose construction of 6 ft high wood fences at side and rear interior property line locations and are in conflict with the Specific Plan development standard. Recommendation: Revise the Wall and Fence Plans to depict masonry walls at rear and interior fence locations. 7) SUMMARY OF MEADOWLARK SPECIFIC PLAN COMPLIANCE ISSUES The CRG development proposal is not in the compliance with the Meadowlark Specific Plan provisions and intend in the following areas: public park,parking requirements (minimum number of open and enclosed spaces), garage use/design, building height, front yard setbacks, exterior side.yard setbacks,:: _ - interior'side�ard-setbacks=_rea -' d-setha�its;�n-street_parking; open space.design(SW:.corrmer=of _-- =- - _. and-fencehWi standards: Staff Report- 11/24/98 25 B.- Compliance With `staff recommendations on amended Specific Plan`. : Park Issues a. Park Land Dedication, Improvements and In-lieu Fees Issue: The City has set its park standard at five (5) acres per one-thousand (1000) people. Under the Quimby Act, the City has the option of accepting fees in-lieu of land dedication. The City's Zoning and Subdivision Ordinance (HBZSO section 254.08H) states: H. Amount of Fee in Lieu of Park Land Dedication. Where a fee is required to be paid in-lieu of park land dedication, such fee shall be equal to an amount for each acre which would otherwise have been required to be dedicated by Section 254.081), which amount is the average fair market value per acre of land in all RL zoned neighborhood public parks within the City if such land were not used for or zoned for park or recreational purposes. Fair market value of the land in such neighborhood park properties in the City shall be determined every two years by a qualified real estate appraiser. Such appraisal shall exclude improvement. ----Based-on-Quimby-Act and-Huntingten.-Beach Zoning-and--Subdivision-Ordinance-the-required-parkland: -dedication obligation for the-proposed 313 dwelling-unit development is 5.37 acres-.(313 units X 3,43 .. persons per unit X 5 acres /1000 = 5.37 ac). As indicated above, the subject parkland dedication, at the City's discretion, may be satisfied by land dedication only, in-lieu fees or a combination thereof. The Community Services Department initiated an appraisal because the current parkland dedication land value ($181,900) per acre was based on a 1990 land appraisal. It has been determined, based on this recently completed appraisal by a City retained qualified appraiser, that the current land value within the vicinity of the project area is $516,500 per acre, thus strict land dedication of 5.37 acres would have a real value of$2,773,605. Assuming that the City was to accept raw land as the park dedication requirement for the project, it would then have to fund the subject park's improvements. Current park development costs are approximately $150,000 per acre. Thus the City would need to appropriate $805,500 to develop the park site. Staff evaluated the development proposal, assessed project impacts to the community and has concluded that the proposed 313 single family detached home development on small lots will have a significant impact on at least two major areas of the city's park and recreation system; youth and sports facilities and active neighborhood park uses. This conclusion is based on an analysis of the youth sports needs assessment study and the condition of the surrounding parks and school facilities that could meet the above stated needs (please refer to Community Services memoranda dated May 29, 1998 and October 21, 1998 - Attachment No. 7 and 8). Staff Report- 11/24/98 26 The applicant proposes to dedicate and improve 2.4 acres of neighborhood parkland plus develop 0.8 acres of Norma Gibbs Park for a total of 3.2 acres of active Neighborhood Park. The aforementioned dedication and improvements in conjunction with private recreational amenities on the project site (pool, meeting room, tot lot) are intended to satisfy the minimum recreational needs for the proposed development. Staff believes that a 3.2 acre active neighborhood park site will not fully address the active neighborhood park demand impacts of the project due to its insufficient size and lack of buffer areas. The following outlines the applicant's proposal in a matrix form. PARKLAND DEDICATION REQUIREMENT FOR 5.37 ACRES/313 DWELLINGS; PROPOSAL) , $ Value Comments Park dedication of 2.4 acres 1,200,000 Value of land is based on estimate (2.4 ac X $500,0001 ac) accepted by the Planning Commission ($500,000/ac)prior to completion of land value appraisal by the City. In lieu-fees for 2.97 acres 1,485,000 (5.37 ac—2.4 ac=2.97 ac X $500,0001 ac) Total 5.37 ac 2,685,000 Recommendation: Staff and the Community Services Commission recommends a minimum of 3.4 acres of parkland dedication and improvement of 0.8 acres.of Norma Gibbs Park in order to develop a 4.2 acre active neighborhood park which could accommodate minimum practice field areas and incorporate adequate buffer zone(s) between the various sports activities (AYSO soccer, Little League baseball, etc.) as well as practice field areas and adjacent residential properties. In addition, it is recommended that park dedication in-lieu fees be paid, equal to the difference between project parkland obligation(5.37ac) and land dedicated ( 3.4ac),based on the appraised land value of $516,500 per acre. These fees will be utilized to improve the 3.4 acres dedicated by the applicant; improve 0.8 acres of Norma Gibbs Park; reconstruct the tennis courts at Harbour View School; and construct lighting improvements at Marina High School. Staff s opinion is that these off-site improvements will mitigate project impacts on youth and adult sports facilities. The following outlines the above staff recommendation and dollar value of the project's parkland dedication obligation in a matrix form. Staff Report- 11/24/98 27 PARKLAND DEDICATION REQUIREMENT FOR 5.37 ACRES/313 DWELLINGS ,'(STAFF PROPOSAL) $ Value Comments Park dedication of 3.4 acres 1,756,100 Value of land is based on recent land appraisal (3.4 ac X$516,500/ac) valuation of $516,500/acre In lieu-fees for 1.7 ac 1,017,505 The amount of in lieu-fees shall be allocated as (5.37 ac—3.4 ac= 1.97 follows; acres X $516,500) a. Park improvements of the 3.4 acre park and 0.8 acres of Norma Gibbs Park(4.2 acres total active neighborhood park—4.2 acres X$ 150,000/ac park impr.= $630,000) and b. Allocation of $ 387,505 (remaining in-lieu park fee funds $1,017,505 - $630,000 = $387, 505) towards reconstruction of tennis courts at Harbour View School and lighting improvements at Marina High School. Total :J 5.37 ac 2,773,605 In summary, staff believes the aforementioned parkland dedication alternative will adequately address project impacts to the City's parks and recreation system, accommodate the needs of the Meadowlark community residents,provide the necessary facilities concurrently with the development of the subject proposal and will eliminate City fiscal impacts associated with initial park improvements of the proposed neighborhood park site. b. Public Park Parking Issue: The Public Works Department analyzed the parking needs for the proposed 3.2 acre neighborhood park. Based on a daily trip generation rate of 5.9 trips per park acre and anticipated uses for practice ball fields staff determined that 20 parking spaces will be necessary to accommodate parking for park users. The proposed development plan provides a total of 16 parallel parking spaces along the easterly side of the Spine Road adjacent to the Park. Staff believes that the proposed number of parking spaces will not adequately address future parking needs. Staff is concerned that parking park impacts will negatively affect circulation on private residential streets to the north and south of the park site which are proposed to only accommodate parking on one side of the street. Recommendation: Revise the proposed development plans to accommodate a minimum of 20 parking spaces to satisfy park parking needs. Staff Report- 11/24/98 28 c. Dwellings adjacent to the Public Park Issue: The applicant proposes to develop seven(7) residential lots along the southerly boundary of the public park site. The Community Services Department, as noted above, has expressed concerns regarding lack of adequate buffer areas between the park and adjoining land uses and the placement of homes along the parks periphery. Moreover,Police Department staff has encouraged the redesign of the subject area to alleviate the park site/single family home adjacency for safety and crime prevention reasons. Overall, from a land use planning, safety and code enforcement standpoint staff believes that re-planning of the subject area is warranted in order to address the aforementioned issues. Recommendation: Revise the proposed development plans to eliminate land use conflict, safety and code enforcement issues by re-planning the segment of Planning Area 3 along the southerly boundary of the public park. Street Sections a. Pearce Street Extension Street Section Design Issue: The Pearce Street extension through Planning Area 1 (Street"K" and Street"I") is proposed to be constructed in accordance with modified private street standards providing thirty-two (32) ft curb to curb paved width with parking on one side; five(5) ft landscaped parkways and; four(4) ft sidewalks on both sides of the street. Staff believes that the subject street segment should be designed as a public street,to address parking and emergency access concerns. Recommendation: Redesign the Pearce Street extension based on public street standards as follows: 40 ft curb to curb.paved street section with parking on both sides; 6 ft wide landscaped parkways and; 4 ft wide sidewalks (60 ft total right-of-way street width). b. Private Street Section Design The applicant proposes reductions to street section design standards for private streets within the project area, specifically, CRG's request includes;reduced curb to curb paved street widths (PA 1-4); reduced sidewalk widths (PA 3 and 4) and; reduced landscaped parkway widths (PA 1 and 2) -please refer to the diagram below for terminology application-. Street Right of Way t•,,,d,aped curb to Curb Landscaped Street Right of Way Sidewalk Parkway (Paved Street Section) parkway I I§idewalk 1_. Landscaped Curb to Curb —Landscaped i Sidewalk; Parkway, (Paved Street Section) t Parkway ISidewalki , t ; III ,<,<, •..:: Y<Y<Y Y<><> < < , , > > > S,S >3.<31?<3. Y �ti�•.� < < < < r < < 3, > , , , • Y f Y Staff Report- 11/24/98 29 Staff's position on the proposed street design is as follows: 1) Curb to Curb Width Issue: The applicant proposes 32 ft wide curb to curb paved street sections for the private streets throughout the project area. The City has in the past approved projects with reduced street sections and restricted on-street parking along one side of the street . In terms of this proposal, staff originally supported reduced street widths in the context of an overall framework for a master planned project that could accommodate the necessary parking, storage and open space needs. Staff conducted a windshield survey to determine compliance of on-street parking restrictions within small-lot projects with reduced street widths. In addition staff conducted informal interviews and obtained information regarding storage and garage space needs from property owners/residents of small-lot development projects. Overall staff found that on-street parking restrictions were not implemented as intended. Generally on-street parking on residential streets with reduced street sections .. occurs on both sides regardless of imposed Fire Department limitations. Moreover staff found that residents of small-lot projects generally desired additional garage and/or storage areas. The proposed plan does not comply with the minimum number of on-site residential parking and park parking requirements(please refer to discussion under Analysis/Section A and B ). In addition the proposed plan is not in compliance with the intent of garage storage provisions (please refer to Analysis /Section A). Furthermore,the proposed plan proposes on-site tandem parking to satisfy minimum parking requirement(please refer to discussion below) which could negatively impact on-street parking by; forcing overflow on-site parking on streets inadequately designed to accommodate the additional number of automobiles and; creating a condition(s) which could prevent adequate emergency vehicle access throughout the project. It is staff s opinion, based on the identified parking and storage needs and inherent enforcement issues built in small-lot development projects with limited on-street parking and reduced street widths, that the curb to curb street section proposed by CRG would not properly address project parking and emergency vehicle access needs. Staff believes the proposed development should be redesigned to accommodate on- street parking on.both sides of the street. Recommendation: Staff recommends that a minimum forty (40) ft curb to curb paved street sections be provided for private streets throughout Planning Area 1-4 or thirty-six(36) ft curb to curb street section with the units fire sprinkled. 2) Sidewalk Design (PA3 and PA4) Issue: The CRG development proposal incorporates five (5) ft wide monolithic sidewalks with flare-outs, to accommodate street furniture clearances, within Planning Area 3 and 4. The proposed sidewalk design is not in compliance with City Standards. Staff finds the proposed design inappropriate,particularly in the context of small-lot development proposals where narrower lot frontages, reduced setbacks and Staff Report- 11/24/98 30 frequent driveway curb cuts limit land availability and furniture placement affects pedestrian access. In summary staff believes that the modified sidewalk design does not represent the optimum design solution and it can affect overall street appearance and function. Recommendation: Redesign the development plans to accommodate six (6) ft. wide sidewalks within Planning Area 3 and 4. 3) Landscape Parkway Design(PA1 and PA 2) Issue: The submitted plans provide five (5) ft wide landscaped parkways along both sides of the proposed private streets within Planning Area 1 and 2. Staff believes that at a minimum six (6) ft wide landscape parkways should be provided to accommodate tree growth and achieve the desired tree canopy effect along the street frontages. Recommendation: Redesign the development plans to accommodate six (6) ft. wide landscaped parkways within Planning Area 1 and 2. On-site Parkin a. Tandem Parking Issue: Portions of the proposed development within Planning Area 1 and 4 satisfy on-site parking requirements by tandem parking configurations. Although the proposed design arrangement has been endorsed by the Planning Commission, staff has expressed concerns regarding implementation of the concept. Staff believes the proposed tandem design solution does not provide the functional convenience and accessibility offered by side by side parking. Staff anticipates that this condition, combined with reduced street sections, will result in overflow parking along street frontages and negative impacts to on- street parking. Recommendation: Staff recommends redesign of the development proposal to accommodate on-site parking per HBZSO requirements. Fences/Walls a. Front Yard Fences Issue: The applicant proposes to install fences up to forty-two (42) inches in height within front yard setback areas. Specific fence locations and design have not been provided for review. Based on the parameters of the small-lot development proposal under consideration, staff finds that such fences will not contribute in the enhancement of the overall appearance of the Meadowlark residential community. The project incorporates reduced lot frontages and building setbacks than those found in typical RL zoned districts. Front yard fences in this design context can potentially screen front yard landscaped areas and could result in a collage of different front yard fences that could detract from the building architecture and negatively impact the aesthetic appearance of the project area. Recommendation: Eliminate front yard area fences or establish a framework of design criteria and/or fence design alternatives for each planning area which would be used as the basis for front yard fence Staff Report- 11/24/98 31 design and would take into account specific planning area setbacks,product type and front yard area landscaping. Day Care Land Use Provisions a. Day Care Limited and Day Care Large Issue: The proposed development would not accommodate small family day care and large family day care facilities. Staff finds that to be detrimental because it deprives individuals (property owners and residents of the Meadowlark community)of this specific service and of the ability to engage in the business of offering small and large family day care services. Recommendation: Allow the establishment and operation of Day Care Limited and Day Care Large land uses/facilities within the Meadowlark Specific Plan area. IX. SUMMARY: The CRG/Meadowlark residential proposal (TTM No. 15459 and CUP 97-80) for the development of a small-lot single family residential community is inconsistent with numerous development standards and provisions of the Planning Commission approved Meadowlark Specific Plan. Staff believes that cumulatively,project issues and inconsistencies of the proposed plan with respect to the Meadowlark Specific Plan are significant and warrant a recommendation for project denial. In addition, and even more ;mportantly, staff believes that project issues relative to design, emergency access,public park dedication and community recreational needs have not been adequately mitigated and should be addressed in order to comply with General Plan goals, objectives and policies. In order to address outstanding project issues the submitted proposal will have to be revised. Depending on the modifications decided to be made by the applicant,the nature of the overall project may be altered significantly. For this reason staff does not support conditional approval of the submitted plans and recommends denial of the project. Staff finds that the project is not in substantial compliance with the amended Meadowlark Specific Plan and recommends denial of the development proposal based on the following reasons: ♦ The project is not consistent with Land Use Element,Circulation Element and Recreation and Community Services Element goals, objectives and policies of the General Plan, which foster development of high quality communities by means of creative design solutions; ensuring provision of infrastructure and; addressing the recreational needs of the community. ♦ The project, does not comply with the provisions and development standards of the amended Meadowlark Specific Plan. . The proposal is inconsistent with applicable public park,parking requirements (minimum number of open and enclosed spaces), garage use/design,building height, front yard setbacks, exterior side yard setbacks, interior side yard setbacks, rear yard setbacks, on- street parking, open space design (SW corner of PA-4) and fence/wall standards. Staff Report- 11/24/98 32 ♦ The project will be detrimental to the general health,welfare and safety of persons residing or working in the project vicinity. The project does not incorporate the necessary street infrastructure to ensure emergency access; provide adequate buffer areas between park and residential uses;parking for project residents and neighborhood park users; utilize design solutions to eliminate crime related activities. X. ATTACHMENTS: 1. Findings of Approval for ND No. 97-21/Findings of Denial for TTM No. 15469 and CUP No. 97-80 2. Negative Declaration No. 97-2 1(Includes Environmental Checklist and Mitigation Measures)— 0-ek �a 1,AJe4 3. Tentative Tract Map No 15469 documents(dated October 19, 1998)—�.ek -4o ILt&ft 4 1�L � 4. Conditional Use Permit documents (Technical Site Plan, Parking Plan, Wall and Fence Plan,_��+o 1 Lc�x Conceptual Landscape Plan,20 Scale Exhibits,Phasing Plan/dated October 19—21, 1998) 5. Narrative - �.e�- -Jo IL,.&e-X I2- 6. Meadowlark Specific Plan(dated September 1998, as modified by Planning Commission action) --e-E-b lw0d 7. Community Services Department Report to Community Services Commission (dated May 29, 1998) fleco � 1 8. Community Services Department Memorandum to Planning Department(dated October 21, 1998} A-o 9. Fire Department Memorandum (dated November 16, 1998) 10. Public Comments -Letters in Opposition and/or Support ItnpQ�* 10 11. CRG correspondence -- 12. Findings and Conditions of Approval—Applicant's Request HZ:AW:kjl Staff Report- 11/24/98 33 t , r v� ATTACHMENT NO. 1 FINDINGS FOR APPROVAL: NEGATIVE DECLARATION NO. 97-21 DENIAL: CONDITIONAL USE PERMIT NO. 97-80/ TENTATIVE TRACT MAP NO. 15469 FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO. 97-21: 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. No comments were received during the comment period. 2. Mitigation measures avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. The mitigation measures will be incorporated as part of a project's conditions of approval and will address a number of potential impacts including: affordable housing requirements, land use compatibility, noise impacts and hazardous materials. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated will have a significant effect on the environment. FINDINGS FOR DENIAL - CONDITIONAL USE PERMIT NO. 97-80: 1. Conditional Use Permit No. 97-80 for the establishment of a 313 unit master planned residential community will be detrimental to the general welfare of persons working/residing in the vicinity. The proposed development does not provide adequate emergency access and on-street parking facilities. 2. The proposed project does not comply with the provisions of the Meadowlark Specific Plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. The proposed development is inconsistent with setback,parking, storage and parkland dedication provisions of the Meadowlark Specific Plan. 3. The granting of the conditional use permit will adversely affect the General Plan. The development proposal is inconsistent with the following Land Use Element, Circulation Element and Recreation and Community Services goals objectives and policies of the General Plan: Policy LU 9.1.2 Require that single family residential units be designed to convey a high level of quality and character considering the following guidelines: Minimize the amount and width of the paving of front yards for driveway and garage access. Staff Report 11/24/98 — : • �> Encourage innovative and creative design concepts. { Locate and design garages so that they do not dominate the street frontage. Policy LU9.3.2 Require that the design of new subdivisions consider the following: Consider an increase in front yard setbacks, sidewalk widths, and the inclusion of landscaped parkways, especially in neighborhoods where the street width is reduced. Goal CE 5 Provide sufficient, well designed and convenient on and off street parking facilities throughout the City. Objective CE 5.1 Balance the supply of parking with the demand for parking. Policy CE 5.1.1 Maintain an adequate supply of parking that supports the present level of demand and allow for the expected increase in private transportation use. Policy CE 5.1.2 Provide safe and convenient parking that has minimal impacts on the natural environment, the community image, or quality of life. Goal RCS 2 Provide adequately sized and located active and passive parklands to meet the recreational needs of existing and future residents, and to preserve natural resources within the City of Huntington Beach and its sphere of influence. Objective RCS 2.1 Create an integrated park system that is complementary to existing and proposed development as well as the natural environment. Goal RCS 3 Develop park sites to provide diverse recreational and sports facilities that meet the residents' and visitors' active and passive recreational needs. FINDINGS FOR DENIAL -TENTATIVE MAP NO. 15469:'.. Tentative Tract Map No. 15469 for the subdivision of 48.4 gross acres and establishment of a 313 unit residential subdivision is not consistent with the applicable draft Meadowlark Specific Plan(dated September 22, 1998) development standards and provisions. The Tentative Tract Map does not comply with parkland dedication requirements and would require substantial modifications to accommodate the proposed housing product types) and comply with health and safety related project requirements. Staff Report- 11/24/98 AT U i�± i�. i NO. ( � 2' h> - s j ,? Y T 9 CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION RCEIVEDE� To: Amy Wolfe,Associate Planner N , NOVA �� 7 1998'•• From: Duane S. Olson,Division Chief/Fire Marsha EPAR::fee * -1r DE ARTMENT O'F Pt�7J�1 Date: November 16, 1998 SUBJECT: COMMENTS—MEADOWLARK DEVELOPMENT/DRAFT PLANNING COMMISSION STAFF REPORT(CUP 97-80 & TTM 15469) I have reviewed the"Statement of Issue"on the subject development and agree with the recommendation for DENIAL as stated on page 2 of the staff report. If you have any questions or need additional information,please contact me at ext. 5564. DSO/cgs s:fmt\olson\Amy Wolfe Meadowlark Dev Comments f ATTACH ,,,,- j r�rw�� k� �f ATTACHMENT NO. 12 SUGGESTED FINDINGS AND CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 97-80/ TENTATIVE TRACT MAP NO. 15469/ NEGATIVE DECLARATION 97-21 (MEADOWLARK) FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO.97-21 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20)days. No comments were received during the comment period. 2. Mitigation measures for Negative Declaration No. 97-21 attached hereto shall become part of the project conditions of approval, (unless superseded by more restrictive TTM/CUP conditions), and will avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts including: affordable housing requirements, land use compatibility, noise impacts and hazardous materials. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated will have a significant effect on the environment. FINDINGS FOR APPROVAL -TENTATIVE MAP NO. 15469: 1. Tentative Tract Map No.15469 for subdivision of 48.4 gross acres for the purpose of developing a 313 unit residential community is consistent with the General Plan Land Use Element designation of M-sp (Mixed Use- Specific Plan) on the subject property and the amended Meadowlark Specific Plan, as approved by the Planning Commission. Detached single family homes on small-lots are a permitted use. 2. The site is physically suitable for the type and density of development at 9.8 units per net acre (6.5 units per gross acre). The site was previously approved for a higher intensity of land use (12.4 units per gross acre). The size, lot frontage, street sections and other design features of the proposed subdivision, as proposed or conditioned, are in compliance with the amended Specific Plan. 3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project was evaluated in Negative Declaration No. 97-21 and will comply with appropriate mitigation measures. 4. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of,property within the proposed subdivision unless alternative easements, for access or for use,will be provided. The subdivision, as conditioned, will provide all necessary easements and will not affect any existing easements. FINDINGS FOR APPROVAL-CONDITIONAL USE PERMIT NO. 97-80: 1. Conditional Use Permit No. 97-80 for the establishment of the 313 dwelling unit planned community will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The proposed project as conditioned will provide the necessary infrastructure and site improvements to accommodate the needs of project residents and the adjoining community. 2. The conditional use permit request, as conditioned,will be compatible with surrounding residential and commercial uses. The proposed buffer areas between the existing easterly adjacent properties and PA3,project grading, site design and subdivision layout will properly adapt the proposed structures to streets,driveways and other adjacent structure and uses in a harmonious manner. 3. The proposed residential development, as conditioned,will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use. The proposed use will meet the approved Meadowlark Specific Plan, as approved by the Planning Commission, HBZSO and HBOC provisions, including, lot size, setbacks, density and parking. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of M-sp (Mixed Use-Specific Plan) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: A. LU 9.1.2: Require that single-family residential units be designed to convey a high level of quality by considering the following guidelines: a. Modulate and articulate building elevation, facades and masses (avoiding undifferentiated "box-like"structures). d. Encouraging innovative and creative design concepts. B. LU 9.3.2: Require that the design of new residential subdivisions consider the following: b. Integrate public squares, mini-parks, or other landscape elements. i. Consider reduced street widths to achieve a more "intimate: relationship between structures, to the extent feasible and in accordance with Huntington Beach Fire Department regulations. Staff Report- 11/24/98 SUGGESTED CONDITIONS OF APPROVAL -TENTATIVE MAP NO. 15469: 1. The tentative tract map received and dated October 19, 1998, as conditioned, shall be the conceptually approved layout. The plan shall be revised,to comply with the Meadowlark Specific Plan provisions and development standards. 2. The project shall comply with parkland dedication requirements. Developer shall dedicate a minimum of 2.4 acres of park land and shall pay parkland dedication in-lieu fees to satisfy the remaining project parkland dedication obligation. In-lieu fees shall be assessed at a land value rate equal to $500,000 per acre. The proposed neighborhood public park shall be flat and shall provide at a minimum three (3) acres of dry, usable park space. Developer shall provide 16 parking spaces along the Spine Road frontage to serve park parking needs. 3. Retaining walls shall be setback a minimum of four(4) ft. from the back of sidewalks. No retaining walls shall be permitted within the"Spine Road" street ROW. 4. Lot "N"shall be reconfigured to provide a minimum of ten(10) ft. landscape buffer along Airport Circle and pedestrian access only between Roosevelt Lane and Airport Circle. The remaining portion - of the subject lot shall be incorporated within the adjoining residential lots. 5. Wall and fence plans shall be submitted and approved by the Planning, Building and Public Works Department. Prior to construction of any new walls, a plan shall be submitted identifying the removal of any existing walls next to new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 6. Decorative paving shall be provided at main project entrances (Heil Ave/Spine Road and Plaza Lane/Spine Road) and at all entry points to each of the Planning Areas. The type of enhanced paving materials to be provided shall be subject to review and approval by the Public Works and Planning Department. 7. At least 60 days before City Council action on the final map, CC&Rs shall be submitted to the Planning Department and approved by the City Attorney. The CC&Rs shall reflect and address the common driveway access easements, use easements, landscape easements,maintenance easements as well as maintenance of all walls and common landscape areas by the Homeowner's Association. Moreover the CC&Rs shall require use of the garages for automobile storage. A minimum of eighteen(18) ft. by nineteen (19)ft. shall be maintained clear of any obstruction for automobile parking. Furthermore the CC&Rs shall limit additions to and exterior modification of dwelling units within all planning areas in accordance with Meadowlark Specific Plan provisions. The CC&Rs shall be in recordable form prior to recordation of the map. 8. On-site drainage shall not be directed to adjacent properties. Drainage shall be accommodated per Public Works Standards. Staff Report- 11/24/98 ATik..J."11VI;=iy 9. Drainage flows from adjacent properties shall not be obstructed. Flows shall be accommodated per rl Public Works Standards. 10. Street lighting shall be designed and constructed to comply with Meadowlark Specific Plan provisions pertaining to decorative street lighting. 11. Fire hydrants locations shall be approved by the Fire Department. 12. Tentative Tract Map No. 15469 shall comply with all mitigation measures of Negative Declaration No. 97-21 (attached hereto and becoming a part thereon) unless mitigation measure(s) are superceded by more restrictive conditions of project approval. 13. Tentative Tract Map No. 15469 shall comply with A.D.A. Standards. 14. Prior to recordation of the final map and unless otherwise stated, the following conditions shall be completed. Bonding may be substituted for construction in accordance with the provisions of the Subdivision Map Act. a. An affordable housing plan shall be submitted to the City of Huntington Beach, in accordance with Meadowlark Specific Plan provisions. The plan shall provide for affordable housing on-site or off-site. The contents of the affordable housing plan shall include the following: 1) Ten percent(10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100% of the Orange County Median Income) for a period of thirty(30)years. 2) A detailed description of the type, size, location and phasing of the units being built. 3) If rental units are used to satisfy this condition,then the units shall be for households earning between 50%-80%of the Orange County Median Income. b. All vehicular access rights to all public and private streets within the proposed subdivision including Heil Avenue and Street "A"shall be released and relinquished to the City of Huntington Beach except at locations approved by the City. (PW ) c. A final sewer study shall be submitted for Public Works approval. The development shall design the sewer system required to serve the development. (PW) d. A letter of acceptance for additional sewer flows shall be required from the Orange County Sanitation District. (PW ) e. The water improvements shall be designed as shown on the approved Tentative Tract Map, and per the City of Huntington Beach Water Division's Standard Plan, Specifications and Design Criteria. The Developer shall submit a final water system analysis with calculations with the project's first plan check to confirm appropriate sizing and layout. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure,the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline Staff Report- 11/24/98 infrastructure. Any new infrastructure constructed in the public right-of-way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PVC f. The applicant will work with the Fire Department to assure that the street name of "A" Street will be consistent from south of Warner through the north side of Heil Avenue. The applicant will be responsible for any modification to existing signage due to name changes. (PVV) g. Final hydrology and hydraulic studies for both on and off site facilities shall be submitted for Public Works review and approval. Drainage easements and lots designated as detention areas shall also be shown on the Final Map as directed and approved by the Department of Public Works. On-site drainage shall not be directed to adjacent properties, but shall be handled by a Public Works approved method. Runoff from the site shall be restricted as directed by the Department of Public Works to minimize impacts to downstream facilities. If the detention facilities are proposed within park areas, all storm flows up to and including the 10 year event shall be contained below grade. Any surface water detention above the 10 year event shall not be allowed to pond above grade for more than 2 hours. Porous soil and an underdrain system will be incorporated in the park and field areas at the direction of the Public Works Department to insure these areas maintain the required drainage associated with active park use. (PW) h. The Developer shall design off-site drainage improvements as required by the Department of Public Works to mitigate the impact of increase runoff,due to development, and pass through flows,to deficient downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. All storm inlets shall be gated. (PW) i. Streets `B"through"L" shall be designed per Standard Drawing 104 with 50 ft. of right-of-way, and with a 32 ft. curb to curb. Sidewalk shall be 4 ft. wide minimum with a 5 ft. wide parkway adjacent to curb. Parking shall be restricted to one side. (PW) j. All street grades shall be a minimum of 0.50%. (PW) k. Streets "M"through"Z" and"AA"through`BB" shall be designed per Standard Drawing 104 (42'/32'). The sidewalk shall be 5 ft. wide minimum with "pop-out"sections around street furniture to comply with ADA requirements. Parking shall be restricted to one side. (PW) 1. A final parking layout plan shall be submitted as part of the street improvement plans for all private and public streets.This plan shall be used for parking control by the HOA. For streets with parking allowed on one side only, the opposite curb shall be painted red and no parking fire- lane" signs shall be posted prior to any move-ins. (PW) m. The developer shall design and construct a traffic signal at the intersection of Heil Avenue, Street"A" and Del Mar Lane. (PW) n. The southerly 29 ft. of existing Pearce Street and all of the new proposed Pearce Street to the intersection of"K" Street shall be dedicated to the public for street and public utility purposes f Staff Report- 11/24/98 r ;=� , per Standard Plan No. 104 (29'/20' half section). The sidewalk shall be 4 ft.wide minimum with a 5 ft. wide parkway adjacent to the curb. (PW) j- o. Street"A"shall be dedicated to the public for street and public utility purposes. The street section shall be designed per Standard Plan 104 modified(60'/32') with no parking on either side. A meandering 6' wide sidewalk shall be incorporated in the parkway on each side of the street. The intersection of"A" Street and Heil Avenue shall align with Del Mar Lane. If parking for the park is to be provided on Street"A", it shall be in addition to the required 32' of curb to curb width and as shown in the approved parking layout plan. A queue length analysis shall be performed to provide adequate stacking for left turn movements from "A" Street to Heil Avenue. (PW) p. Those portions of the sewer and storm drain system which are in private streets shall be maintained by the HOA. (PW) q. All street intersections shall intersect at 90 degrees or radialy to curved streets. The developer shall perform sight distance analysis (using a design of 45 mph) for all intersections along Street "A„ (P� r. The developer shall design signing, striping and street lighting in accordance with Public Works Standards and the Specific Plan. (PW) s. The southerly 18 ft of Heil Avenue shall be dedicated to the public for street and public utility purposes. (PW) t. Heil Avenue shall be designated per the City's Standard Plan No. 102, modified, (100'/70'), including a 7 ft bike lane on the south side of Heil Avenue. The developer shall design protected left turn pockets, (150 ft in length) in both directions on Heil Avenue, (design speed 50 MPH). The developer shall dedicate additional right-of-way, if necessary, on Heil Avenue to permit installation of the protected left turn pockets as directed by the Department of Public Works. (PW) u. An additional 12 ft. of landscaping shall be required adjacent to the Heil Avenue right-of-way. Landscaping improvements shall be designed and installed per Public Works Standards. This landscaped area shall be contained within an easement for maintenance by the HOA. (PW) v. A reproducible mylar copy and a print of the recorded final map,along with digital graphic files of the recorded map per the City of Huntington Beach "CAD Standards Manual for Consultants", shall be submitted to the Department of Public Works. (PW) w. The following shall be shown as a dedication to the City of Huntington Beach on the Final Map: 1) An easement over the private streets for Police, Fire Department, and utility maintenance access purposes. 2) A 2 ft.public utility easement adjacent to the street right-of-way,as shown on said map (7 ft parkways or less). 3) The water system and appurtenances as shown on the improvement plans. Staff Report- 11/24/98 10 -►, (Z is 4) Access rights in, over,across,upon and through the private streets for the purpose of maintaining, servicing, cleaning, and replacing the water system. 5) The easements for sewer and storm drain purposes as shown on said map, with maintenance by the HOA. 6) All perimeter, streetscape, community open space and greenbelt areas,Norma Gibbs Park extension and other required landscape improvements shall be dedicated with the first phase of development. (PW) w. The developer shall provide a 10 ft(minimum) wide decorative pavement section at the joint points of the public streets, excluding Pearce Street east of Street"K"per the City's direction. The decorative pavement section shall end at the curb returns in the private street portion. (PW) x. A phasing map shall be submitted for approval by the Department of Public Works showing improvements to be constructed and right-of-way and easements to be dedicated with each phase. All required infrastructure including all public streets shall be designed with the first phase. (PW) y. The Final Map and phased maps shall be consistent with the approved Tentative Map. (PW) z. The engineer or surveyor preparing the final map shall comply with sections 7-9-330 and 7-9- 337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Sub- article 18 for the following items; 1) Tie the boundary of the map in the Horizontal Control System established by the County Surveyor 2) Provide a digital-graphics file of said map. (PW) aa. All improvement securities (Faithful Performance, Labor& Material and Monument Bonds) and Subdivision Agreement shall be posted with the Public Works Department and approved as to form by the City Attorney. (PW) bb. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. (PW) cc. All Public Works fees shall be paid. (PW) dd. A cash payment in the amount of$35,000.00, in addition to any traffic impact fee due, shall be made to the City, for the developer's share of the future traffic signal at the intersection of Bolsa Chica Street and Pearce Street as specified in the Meadowlark Specific Plan. (PW) ee. A copy of the CC&R's shall be submitted to the Department of Public Works for review and approval. The CC&R's shall provide as a minimum: 1) The HOA shall be responsible for performing regular maintenance and monitoring of the storm water system in conformance with the Storm Water Quality Management Plan for the development. Staff Report- 11/24/98 n 2) All public fire hydrants within the development shall be kept clear of landscaping and improvements per City requirements and standards and painted as required. 3) The Huntington Beach Police Department shall not be restricted from enforcing all parking regulations and the citation of violations for any parking not permitted by the approved parking plan for the project. 4) Red curb for"No Parking"zones shall be maintained yearly by the HOA. 5) Provisions shall be made in the CC&R's to prescribe street sweeping guidelines performed by the HOA. Guidelines shall be in conformance with City requirements. (PW) 4. The following conditions shall be completed prior to issuance of grading permits. (PW) a. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. The Grading Plan shall include design of the detention basin area within the proposed park site. This plan shall also include an erosion and silt control plan for all water runoff during construction and site preparation work. Final grades and elevations on the Grading Plan shall not vary by more than 1 ft. from the grades and elevations on the approved Tentative Map. b. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include - on-site soils sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, retaining walls, streets, and utilities. c. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be submitted to the Department of Public Works for review and approval by the Park,Tree and Landscape Division. The Developer shall submit irrigation demands to ensure proper irrigation service sizing. d. In accordance with NPDES requirements, a"Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. Water quality BMP and education information shall be included in the CC&R's. e. The Developer shall coordinate with the City of Huntington Beach Traffic Engineering Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to minimize construction related impacts to adjacent residents. These plans must be approved by the Department of Public Works. 5. The following conditions shall be completed prior to issuance of building permits. (PW) a. No combustible construction shall occur until the approved water system has been installed. b. The water system shall be located within vehicle travelways dedicated to the City where possible. Ground cover,hardscape and/or softscape over water lines shall be approved by the Water Division. The developer or any other subsequent HOA shall enter into a Special Utility Easement Agreement with the City, which shall address repairs to any enhanced pavement, Is- " Staff Report- 11/24/98 walls, fencing, curb, gutter, landscaping, etc. by other than City forces (at no cost to the City), if City water mains require maintenance or repair. c. Construct off-site drainage improvements as required by the Department of Public Works to mitigate impact of increased run-off, due to development, or deficient, downstream drainage systems. Design all necessary drainage improvements shall provide mitigation of all rainfall event frequencies up to 100-year frequency. 6. The following conditions shall be completed prior to final occupancy. (PW) a. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. b. Each proposed dwelling unit shall require a separate domestic meter and service. All domestic water meters shall be sized in accordance with the UPC and the requirements of the City of Huntington Beach Building Department and the Fire Department. c. All existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. In addition, all electrical transformers shall be in stalled underground. d. The entire public park extension onto Norma Gibbs park shall be improved to Public Works Standards. The developer shall provide for a minimum of 16 parking stalls with direct access to a public street. Park parking shall be restricted to the park frontage along Street"A". One space shall be ADA compliant. e. All public infrastructure improvements,perimeter, streetscape, community open space and greenbelt areas,Norma Gibbs park extension and other required landscaping improvements shall be completed prior to the first move in. Private infrastructure shall be constructed per the approved phasing plan. f. Soil tests for agricultural suitability, fertility and appraisal, from the site to be landscaped,shall be submitted for review and approval by Park, Tree and Landscaping Division of Public Works. Test results and corrective recommendations by the Testing Lab shall be included in the Landscape Plan Specifications for construction. g. Existing mature trees that are to be removed must be replaced at a 2:1 ratio with a 36"box tree or palm equivalent. The Developer shall have a consulting Arborist quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. h. All landscaping irrigation and planting installation shall be certified to be in compliance with the City approved landscape plans by the landscape architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. Staff Report- 11/24/98 i. All streets shall be fully improved per the conditions of approval. j. A block retaining wall (solid grouted) shall be constructed along the southerly boundary of the property,as required to mitigate noise impacts. k. A"Landscape Maintenance License Agreement"is required for the continuing landscaping maintenance along Street"A"and Heil Avenue by the Homeowners Association. 1. Street lighting for Heil Avenue and all other streets shall be owned by Southern California Edison Co. Street lighting shall be constructed in accordance with City Standards and Meadowlark Specific Plan requirements pertinent to provision of decorative lighting fixtures. m. The Developer shall install 150 ft left turn pockets at the intersection of Heil Avenue, Street"A" and Del Mar Lane. n. Signing, striping and street lighting shall be constructed in accordance with City Standards. o. The Traffic Impact Fee shall be paid prior to issuance of certificate of occupancy. 7. The project shall comply with Negative Declaration No. 97-21 mitigation measures unless superseded by more restrictive conditions of approval. INFORMATION ON SPECIFIC CODE REQUIREMENTS -TENTATIVE TRACT MAP NO. 15469: 1. The Final Map shall not be accepted by the City Council until ZMA No. 97-1 and ZTA No. 97-4 are approved and in effect. Once complete,the Final Map shall be accepted by the City Council , recorded with the Orange County Recorder and a copy filed with the Planning Department. 2. Park and Recreation Fees shall be paid prior to acceptance of the Final Map by the City Council. 3. State Mandated school impact fees shall be paid prior to issuance of building permits. 4. All applicable Public Works fees shall be paid prior to map recordation. 5. Tentative Tract Map No. 15469 shall become null and void unless exercised within two years from the date of final approval. An extension of time may be granted by the Director of Planning pursuant to written request submitted to the Planning Department a minimum of 30 days prior to the expiration date. 6.° The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two days of the Planning Commission action. Staff Report- 11/24/98 aLL 1 I �+t i SUGGESTED CONDITIONS OF APPROVAL- CONDITIONAL USE PERMIT NO. 97-80• 1. The Conditional Use Permit plans/documents received and dated October 19, -21, 1998, shall be the conceptually approved plans with the following modifications: a. The Conditional Use Permit plans/documents shall be revised to comply with the Meadowlark Specific Plan provisions and development standards and any other applicable provisions of the HBZSO and HBOC, inclusive of public park dedication, building setbacks, building height, parking and storage requirements. b. Garage driveway widths shall be designed in accordance with HBZSO Section 231.18 DA. c. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) d. Depict all gas meters, water meters, electrical panels, air conditioning units,mailbox facilities and similar items on the site plan and elevations. If located on a building,they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. e. For zero lot-line construction,the maximum separation between building wall and property line shall not exceed two (2) inches. f. The Parking Plan(PA-3) shall be revised to provide on-street parking along the west side of Street "P", north side of Street"Q", west side of Street"R", south side of Street"O", west side of Street "N", west side of Street"R" and north side of Street"S". g. The southwest portion of Planning Area 4 shall be redesigned to provide at a minimum a ten (10) ft wide landscape buffer along Airport Circle, the remaining portion of Lot"N" shall be incorporated within the adjoining private residential lots. h. The Wall and Fence plans shall be revised to provide masonry walls at rear and interior residential property line fence locations and"theme wall"design treatment along Lot"L"and front yard fence design. i. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. j. Product mix modifications shall be subject to review and approval by the Planning Commission. Staff Report- 11/24/98 2. Prior to submittal for building permits,the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the second page of all working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Points of interest(architectural, landscaping,recreational and sculptural), seating areas and functional pavilions shall be incorporated within the overall pedestrian promenade/Spine Road design theme. A detailed plan specifying the proposed design elements shall be submitted to the Planning Department for review and approval by the Design Review Board. c. Decorative street furniture and light fixtures shall be incorporated within the Meadowlark Specific Plan area (PA 1-PA 4). Street furniture and light fixture specifications and locations shall be submitted to the Planning Department for review and approval by the Design Review Board. b. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) c. Submit three (3) copies of the site plan and the processing fee to the Planning Department for addressing purposes after street name approval by the Fire Department. d. The Planning Department shall review and approve the following: 1) Enhanced architectural treatment for building facades visible from public right-of-way, open space areas and parks sites. 2) Revised site plan and elevations as modified pursuant to Condition No. 1. e. All Fire Department requirements shall be noted on the building plans. (FD). f. Residential type structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report and plans,prepared under the supervision of a person experienced in the field of acoustical engineering,with the application for building permit(s). (Code Requirement) r g. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) h. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Staff Report- 11/24/98 Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) i. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters and central heating units. 3. Prior to issuance of grading permits, blockwall/fencing plans shall be submitted to and approved by the Department of Community Development. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 4. Prior to issuance of building permits, the following shall be completed: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Planning. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. c. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees and shall be incorporated into the project's landscape plan. (Code Requirement) d. The Final Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Planning Department. (Code Requirement) e. The property owner shall sign, notarize, and record with the County Recorder a covenant assuring that the single family residences will be maintained as one (1)dwelling unit. f. The developer shall submit a separate utility plan showing water system improvements, including service connections to each building, fire hydrant, valves, backflow devices and other appurtenances in accordance with applicable U.P.C., City Ordinances, Public Works Standards and Water Division design criteria. These plans shall be approved by the Public Works Water Division and the Huntington Beach Fire Department prior to any construction. (PW) g. An interim parking and/or building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will Staff Report- 11/24/98 A371!-t not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. h. Submit a letter of map revision from FEMA declaring the lot(s) exempt from floodplain requirements or submit a copy of completed FEMA Elevation Certificates)for each unit to the Planning Department. 5. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised 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. 6. Prior to final building permit inspection and approval of the first residential unit,the following shall be completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Department of Community Development. b. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein including. 1) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 2) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be sized a minimum of six(6)inches with a brush stroke of one and one- half(1-1/2) inches. (FD) 3) On-site fire hydrants shall be provided in number and at locations specified by the Fire Department. (FD) c. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. d. All building spoils, such as unusable lumber,wire,pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. Staff Report- 11/24/98 .� e. The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. (FD) f. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) g. If the lots are not considered exempt by FEMA, a second elevation certificate shall be submitted to the Planning Division for each unit"as built." 7. The use shall comply with the following: a. Security gates shall be designed to comply with City specification#403. (FD) b. Fire access roads shall be provided in compliance with the Huntington Beach Fire Code and City Specification#401. (FD) 8. The project shall comply with Negative Declaration No. 97-21 mitigation measures unless superseded by more restrictive conditions of approval. 9. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 10. Approval of Conditional Use Permit No. 97-80 is contingent upon approval of Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 by the City Council, and shall become effective 30 days after the adoption of the Ordinance adopting the Meadowlark Specific Plan amendments and following the ten day project appeal period. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-80 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 2. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-80,pursuant to a public hearing for revocation,if any violation of these conditions,Meadowlark Specific Plan,or applicable sections of the Huntington Beach Ordinance Code, Zoning and Subdivision Ordinance, or Municipal Code occurs. Staff Report- 11/24/98 3. All applicable Public Works fees shall be paid. (PW) '" 4. Traffic Impact Fees shall be paid prior to issuance of a Certificate of Occupancy. (PW) 5. An encroachment permit shall be required for all work within the right-of-way. (PW) 6. A Certificate of Occupancy must be issued by the Building Department prior to occupy of building on the project site. 7. Park and Recreation fees shall be paid prior to approval of the Final Map by the City. 8. State-mandated school impact fees shall be paid prior to issuance of building permits. 9. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 10. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks.-(FD) ~- 11. Construction shall be limited to Monday- Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. Staff Report- 11/24/98 rP r w Al FAC,5�: