HomeMy WebLinkAboutHolly-Seacliff Specific Plan - Code Amendment 90-10 (A) - Mi Z / 70
STATE OF CALIFORNIA
County of Orange
I am a Citizen of the United States and a
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. I am a
principal clerk of the HUNTINGTON BEACH
INDEPENDENT, a newspaper of general
circulation, printed and published in the City of
Huntington Beach, County of Orange, State of
California, and that attached Notice is a true and
complete copy as was printed and published in
the Huntington Beach and Fountain Valley
issues of said newspaper to wit the issue(s) of: PUBLIC NOTICE
LEGAL NOTICE
ORDINANCE
NO.3170
"AN ORDINANCE OF
THE CITY OF HUNTING-
TON BEACH AMENDING
THE HOLLY-SEACLIFF
October_ 1 f 1.992 PECIINGFI PLAN
DEVELOP-
MENT PROVISIONS:,COCE
AMENDMENT 90-10(a):"
SYNOPSIS ORD.3170
Ordinance No. 3170
amends the City of Hun-
tington Beach Ordinance
Code by Amending the
Holly-Seacliff Specific Plan
by adding mixed develop-
ment provisions which pro-
vide, development stand-
ards and,regulations for
the area covered by the
Holly-Seacliff Specific
Plans.
THE FULL TEXT OF THE
ORDINANCE IS AVAIL-
ABLE IN THE CITY
CLERK'S OFFICE
Adopted by the City
Council of the City of Hun-
I declare, under penalty of perjury, that the tington Beach at a regular
meeting held Monday,Sep-
foregoing is true and correct, tember 21,1992,by the fol-
lowing roll call vote:
AYES: Councilmem-
bers: Robitaille, Moul-
EXecuted on Octol2 l ' 1992— ton-Patterson, Winch-
ell, Silva, Green,
at Costa M sa, California MacAllister,Kelly
f'` NOES: Councilmem-
bers:None
ABSENT: Councii-
members:None
Signature CITY OF HUNTING-
TON BEACH, Connie
Brockway,City Clerk
Published Huntington
Beach-Fountian Valley In-
dependent October 1,
1992.
101-321
PROOF OF PUBLICATION
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FILE GUIDE
Please file this document in:
Category: Label :
Ake
t.-� Established file
New file - see
Other:
0846I
Sealthff Partners
A joint venture of Pacific Coast Homes and Urban West Communities
TRANSMITTAL
TO: COONIE BR6CK()-I" r c0y CtElee
FROM: Tom Zanic
DATE: November 9, 1992
RE: Final Holly Seacliff Specific Plan
Please find attached a bound copy of the final version of the Holly Seacliff Specific Plan
including all amendments.
Copies of the bound document have also been sent to all involved city staff.
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520 Broadway,Suite 100,Santa Monica,CA 90401 (310)394-3379 Fax(310)394-6872
❑ 2124 Main St.,Suite 200,Huntington Beach,CA 92648 (714)960-4351 Fax(714)374-0520
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� CITY OF HUNTINGTON BEACH
HOLLY-SEACLIFF
r SPECIFIC PLAN
V O L U M E 1 O F 2
om • cy m
A
A D O P T E D A P R I L 2 0 1 9 9 2
ORDINANCE NO . 31 28 u '=
r.a
` A M E N D E D M A Y 1 9 1 9 9 2
O R D I N A N C E N O 3 1 4 5
AMENDED SEPTEMBER 21 , 1992
I' O R D I N A N C E N O 3 1 7 0
I
T A B L E OF CON T E N T S
Section Description page
I. INTRODUCTION
A. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-1
B. Goals . . . . . . . . . . . . . . . . . . . . . . . . I-1
C. Project Area Description. . . . . . . . . . . . . . . . . . . . . . . . . I-2
D. Planning Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
II. DEVELOPMENT CONCEPT
A. General Development Plan. . . . . . . . . . . . . . . . . . . . . . . . . II-1
B. Land Use Categories. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
1. Residential. II-1
2. Mixed Development. . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
3 . Commercial. : : . . . . . . II-3
4 . Industrial. . . . • • • . • • • • . • • • • • • • • . . . • • • • • • . • II-3
5. Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
C. Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
D. Open Space/Recreation System. . . . . II-4
E. Grading Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II 4
F. Public Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
G. Community Theme Guidelines . . . . . . . . . . . . . . . . . . . . . . . II-12
III. ZONING AND DEVELOPMENT STANDARDS
' A. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
B. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
C. General Provisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-2
D. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . III-10
1. Low Density Residential 1. . . . III-10
2. Low Density Residential 2. . . . . . . . . . . . . . . . . . . III-12
3 . Low Density Residential 3 . . . . . . . . . . . . . . . . . . . III-15
4 . Medium Density Residential. . . . . III-17
5. Medium High Density Residential. . . . . . . . . . . . . III-20
6. Mixed Development. . . . . . . . . . . . . . . . . . . . . . . . . . . III-22
7. Commercial. . . . . . . . . . . . III-27
8. Industrial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III 28
9 . Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-28
i 1337D
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Section Description Page
IV. ADMINISTRATION
A. Development Phasing Plan. . . . . . . . . . . . . . . . . . . . . . . . . IV-1
B. Public Facilities Improvement Responsibilities. . . IV-1
C. Methods and Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . IV-2
D. Density Transfer Procedure. . . . . . . . . . . . . . . . . . . . . . . IV-3
E. Acreage/Boundary Changes . . . . . . . . . . . . . . . . . . . . . . . . . IV-5
V. LEGAL DESCRIPTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-1
VI. MITIGATION MEASURES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI-1 '
HOLLY-SEACLIFF SPECIFIC PLAN TECHNICAL APPENDIX (Separate Document)
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ii 1337D
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LIST OF EXHIBITS
Exhibit
No. Title Following Page
1 Vicinity Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
2 Existing Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
3 General Development Plan. . . . . . . . . . . . . . . . . . . . II-1
4 Planning Area I Development Plan. . . . . . . . . . . . II-1
5 Planning Area II Development Plan. . . . . . . . . . . II-1
6 Planning Area III Development Plan. . . . . . . . . . II-1
■ 7 Planning Area IV Development Plan. . . . . . . . . . . II-1
i 8 Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
9 Open Space, Park and Trail Plan. . . . . . . . . . . . . II-4
10 Infrastructure Schematic Plan - Drainage
and Sewer Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
11 Infrastructure Schematic Plan - Water
Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
12 Community Theme Plan. . . . . . . . . . . . . . . . . . . . . . . . II-12
13 Main Street Streetscape Section. . . . . . . . . . . . . II-14
14 Goldenwest Street Streetscape Section. . . . . . . II-14
15 Gothard Street Streetscape Section. . . . . . . . . . II-14
16 . Overlay Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-3
17 Recreation/Open Space Corridor Section. . . . . . III-4
18 Commercial/Industrial Separation. . . . . . . . . . . . III-4
19 Transportation/Trail Corridor Section. . . . . . . III-20
20 Biological Resources . . . . . . . . . . . . . . . . . . . . . . . . VI-11
iii 1337D
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LIST OF TABLES
Table
No. Title Following Page
1 Land Use Table. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
2 Development Phasing Plan. . . . . . . . . . . . . . . . . . . . IV-1
iv 1337D
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I. INTRODUCTION
A. Purpose and Intent
The Holly-Seacliff Specific Plan provides the development
standards, design theme and administrative procedures
necessary to implement the policies of the City of Huntington
Beach General Plan and the Holly-Seacliff Master Plan
(General Plan Amendment 89-1) . The Specific Plan also
provides for application of mitigation measures contained in
Final Environmental Impact Report 89-1 and implements the
provisions of Development Agreement No. 90- 1 for the
Holly-Seacliff area.
B. Goals
The purpose of the Specific Plan is to implement the goals of
the Holly-Seacliff master plan, including:
o Distribution of planned residential uses, definition of
permitted housing types, and provision of a diversity
of housing types .
o Location, character and intensities of planned
commercial, industrial and mixed development uses .
o Alignments and design of arterial highways and
locations of traffic control devices .
o Design of community open spaces, parks, trails and
recreation facilities .
o Grading guidelines .
o Design of required public facilities to serve existing
and proposed development.
o Design and implementation of the community theme
elements.
This Specific Plan is regulatory in nature and serves as
`} zoning for the Holly-Seacliff area. Subsequent development
�( plans, vesting tentative tract maps, tentative tract maps,
parcel maps and other entitlement requests for the project
site must be consistent with both this Specific Plan, the
City of Huntington Beach General Plan and the Holly-Seacliff
General Plan Amendment No. 89-1.
I-1 1338D
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C. Project Area Description
Location
The Specific Plan covers 569 acres located in the central
portion of the City of Huntington Beach as depicted in
Exhibit 1 (Vicinity Map) . A legal description of properties
included in the Specific Plan project area may be found in
Section V.
Present land uses surrounding the site include Huntington
Central Park, Ocean View Mobile Estates and industrial uses
to the north; residential and office uses to the east; the
Huntington Beach Civic Center, Huntington Beach High School,
Seacliff Country Club and residential uses to the south; and
the Bolsa Chica lowlands to the west.
The Holly-Seacliff Specific Plan excludes properties
contained in the previously adopted Ellis-Goldenwest Specific
Plan. Exhibit 2 illustrates the existing zoning within the
Specific Plan area.
Regional access to the project site is provided from the San
Diego Freeway (I-405) directly from the Goldenwest
interchange. Pacific Coast Highway (State Highway 1)
provides access from coastal areas to the north and south.
Local access is provided via Edwards, Goldenwest, Gothard and
Main Streets and Ellis, Garfield and Yorktown Avenues.
D. Planning Background
There are a number of previous approvals related to land use
regulations affecting the Holly-Seacliff Specific Plan Area.
These previous approvals include:
1. The Ellis-Goldenwest Specific Plan, approved by the
Huntington Beach City Council through its adoption of
Ordinance No. 2998 on June 26, 1989 . (Not a part of
the Holly-Seacliff Specific Plan. )
2. Final Environmental Impact Report No. 88-2 prepared for
the Ellis- Goldenwest Specific Plan (adopted on May 1,
1989, by Resolution No. 6022) .
3 . Holly-Seacliff General Plan Amendment No . 89-1 approved
by the City Council through its adoption of Resolution
No. 6098 on January 8, 1990.
4 . Final Environmental Impact Report No. 89-1 prepared for
the Holly- Seacliff General Plan Amendment (adopted on
January 8, 1990, by Resolution No. 6097) .
5 . Holly-Seacliff Development Agreement No. 90-1 (adopted
on November 5, 1990, by Ordinance No. 3080) .
I-2 1338D
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EXHIBIT 1
CITY OF HUNTINGTON BEACH VICINITY MAP
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EXHIBIT 2
CITY OF HUNTINGTON BEACH EXISTING ZONING
The Holly-Seacliff Development Agreement establishes the
contractual development responsibilities between the City of
Huntington Beach, Pacific Coast Homes and Garfield Partners
regarding project phasing, open space dedications,
infrastructure improvements, reimbursable costs and other
obligations for each party. Although the Holly-Seacliff
Development Agreement applies only to the portions of the
Holly-Seacliff area to be developed by the parties specified
in the Agreement, it does provide for the future public
infrastructure improvements for all the Holly-Seacliff area.
The Specific Plan is an integral component for the
implementation of the Development Agreement.
The Holly-Seacliff Specific Plan is divided into four
Planning Areas (I through IV) and establishes the general
provisions and procedures to implement development of the
Holly-Seacliff area under General Plan Amendment No. 89-1.
I-3 1338D
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II. DEVELOPMENT CONCEPT
II. DEVELOPMENT CONCEPT
A. General Development Plan
The development concept for the Holly-Seacliff Specific Plan
is designed in concert with the site' s cultural and natural
features to provide for a variety of compatible land uses:
residential, commercial, mixed development, industrial, open
space, parks and recreation areas . The Holly-Seacliff area
will be a large master-planned community located within the
central area of the City of Huntington Beach.
Residential areas are planned at a range of densities to
provide a variety of housing types, ranging from large
detached single-family homes to various types of multi-family
dwellings. The lower-density residential areas are located
in the western and central portions of the project and the
area abutting Seacliff Country Club. The medium density
areas are predominately located in the eastern and central
portion of the community, along Garfield Avenue, Main Street
and Gothard Street. Medium-high density areas are planned
along Garfield Avenue, near planned commercial and industrial
uses. A total of 475 residential units are also planned as
part of a mixed development project as part of the Seacliff
Village area.
An industrial park area is centrally located within the
community, at the intersection of the major arterial roadways
for convenient access and exposure. Neighborhood and
convenience commercial centers will be located along Garfield
Avenue to serve the residents ' shopping and service needs .
The Specific Plan also identifies public facilities including
three neighborhood parks.
The project is divided into four individual Planning Areas (I
through IV) , as shown on Exhibit 3, General Development
Plan. A summary of land uses within each Planning Area can
be found on Table 1, Land Use Table. The purpose of
identifying individual Planning Areas is to allow development
of individual distinct identities, focusing on the particular
character of land uses within each of the specific areas.
B. Land Use Categories
The following sections describe the development concepts for
each land use within the four Planning Areas .
1. Residential Land Uses
The Holly-Seacliff Specific Plan provides for a range
of residential densities and a variety of housing
types, consistent with residential densities permitted
throughout the City of Huntington Beach.
' II-1 1339D
LEGEND
N V3 e Y FF a
LOW DENSITY RESIDENTIAL
w i"3 V mfn
L. n V.
LOW DENSITY RESIDENTIAL 2
LOW DENSITY RESIDENTIAL 9
t b1Y- Ellif Avenue RL-S 4,ou:nc
17
MEDIUM DENSITY RESIDENTIAL
1 ,
• ' I-1 t ` - a3 �\\\`F RMH MEDIUM HIGH DENSITY
ww.m. 1
MIXED DEVELOPMENT
[. RL-3 a-z 8
I
COMMERCIAL
1-2
ELLIS-GOLDENWEST "
i RL-1 ' SPECIFIC PLAN
INDUSTRIAL
_J
AREA
IF3 I pg OPEN SPACE
.. RM
- ' - PLANNING AREA
II����JJJ
1-4
OS - - s "' � R`` I-1 PLANNING UNIT
{j
• J IN RIM 1-4
.
• RL-1 NEIGHBORHOOD PARKS
m 6 RMH II
la Av
RM ( NI.6
• III.3 III-4
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EXHIBIT 3
CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN
TABLE 1
HOLLY-SEACLIFF SPECIFIC PLAN
LAND USE TABLE
MAXIMUM AVERAGE DEV.
PLANNING PLANNING LAND USE GROSS TOTAL GROSS GROSS STANDS
AREA UNIT CATEGORY ACRES UNITS DENSITY DENSITY AG
I I-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10
I-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10
I-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10
I-4 OPEN SPACE 16 III-28
SUBTOTAL 64 160
II II-1 RESIDENTIAL-LOW DENSITY 3 62' 310 7 5.0 III-15
II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 10.3 III-17
II-3 RESIDENTIAL-MEDIUM DENSITY 34' 390 15 11.5 III-17
H-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 18.8 III-20
II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20
H-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20
H-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-20
II-8 INDUSTRIAL 32 III-28
SUBTOTAL 191 1,535
III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 13.7 III-17
III-2 RESIDENTIAL-LOW DENSITY 2 109 550 7 5.0 III-12
III-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 12.7 III-17
III-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 22.0 III-20
III-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 13.3 III-17
III-6 COMMERCIAL 7 III-27
III-7 RESIDENTIAL-LOW DENSITY 2 12' 40 7 3.3 III-12
III-8 OPEN SPACE 16 III-28
SUBTOTAL 202 1450
IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-17
IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-17
IV-3 INDUSTRIAL 9 III-28
IV-4 MIXED DEVELOPMENT 53 475 25 14.4 III-22
IV-5A INDUSTRIAL 22 III-28
IV-6 COMMERCIAL 4 III-27
SUBTOTAL 112 750
TOTAL 569 3,895
• Includes 4-acre Neighborhood Park.
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NOTE:
See Exhibit om Landscape Leg ea
EXHIBIT 4
PLANNING AREA |
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
H0LL'Y=SEzCCLF1F QR[EQ SIPIECERC PLQH /qu§II
N •O I =
O _
� = Ellis Avenue _
1
RL-3 II-2
s2 = o
U , 40 AC
NCLUDFtS 4 AC 415 DU
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PA K
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RM --
34 AC
390 DU
'INCLUDES 4 AC 11-5
PARK RMH
4 AC
1` 75 DU
II
RM ��¢� ua
32;A H 9 AC S RMH
170 DU i R 6 AC
100DU
Garfield Avenue
NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 5
PLANNING AREA II
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
G OO LLCW-REZ°CCLHFF Z�MEL� MPI C O C FLU A
"° FEBRUARY 11,1991
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COASTALZONE
BOUNDARY
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oS Garfield Avenue
16 ACM
1RM'�: § 111-3 111-4 / RM l IIC
0` 2so o RM RMH 18 AC 7 AC
U �, 11AC 10AC £
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111-7
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OD
(` INCLUDES
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4 AC PARK
III-2RL-
C f 1009 C \'cr y
°Y Avenue
t 550 DU
a P�
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NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 6
PLANNING AREA III
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
OOW-OF=G,LOMFF z%MIFU OPIEOQGFQO FLQI� �piiuiii !„
¢ Garfield Avenue
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IV-50 4C
IV=1
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16 AC
155DU
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9 AC 120 DU
;> toy Avenue
IV-4
MD
N 53 AC
475 DU
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NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 7
PLANNING AREA IV
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
a. Low Density
The Low Density categories are characterized by
densities ranging from 4 to 7 dwelling units per
acre.
Lots located in Planning Area I (RL-1) will be
oriented to maximize their relationship to the
linear park and provide unobstructed coastal views
from blufftop areas. Permitted uses include lot
sale subdivisions and detached single-family home
subdivisions .
Low-density uses (RL-2) in Planning Area III are
planned for areas abutting the private Seacliff
Golf Course. Low-density (RL-3) uses in Planning
Area II are planned as small lot detached
single-family homes oriented in a traditional
neighborhood setting.
b. Medium Density
The Medium Density (RM) category is planned to
include densities ranging from 7 to 15 dwelling
units per gross acre. Product types include
single-family detached, single-family attached,
and multi- family residential homes .
Medium Density areas are planned within Planning
Areas II, III and IV. The single-family attached
products will be two-story townhomes or flats .
The multi-family units will be two and three-story
condominiums/stacked flats and apartments.
C. Medium-High Density
The Medium-High Density (RMH) category is
characterized by densities ranging from 15-25
dwelling units per gross acre. Product types a.
include multi-family uses such as
condominium/stacked flats and apartments .
Single-family attached units will be permitted,
however this category will be primarily
multi-family uses. Medium- High density areas are
planned within Planning Areas II and III, along
Garfield Avenue.
2. Mixed Development
The Mixed Development category allows for the creative
combination of commercial and residential uses in a
compatible manner. Residential products are expected
II-2 1339D
to include townhomes, condominiums, stacked flats and
apartments.
The location for this use is in Planning Area IV,
directly across from the Civic Center. The proposed
uses will be clustered around the existing Seacliff
Village retail center providing a focal point for the
entire project area.
3. Commercial Land Uses
Commercial land uses within the Holly-Seacliff Specific
Plan Area are planned along Garfield Avenue within
Planning Areas III and IV. The uses for these sites
are expected to be those characteristic of a
neighborhood commercial center, designed mainly to meet
the local community shopping needs and reduce trips
outside of the project area.
4. Industrial
The Industrial area, which currently is the center of
oil production and oil-related services and storage
uses, is intended to be developed as light
industrial.The Industrial land uses within
Holly-Seacliff are located at the intersection of
Garfield Avenue and Goldenwest Street and Clay Avenue
and Stewart Street, within Planning Areas II and IV.
5. Open Space
Open Space areas are designated within Planning Areas I
and III . These areas are planned to be incorporated
into the Bolsa Chica Linear Regional Park which will
feature trails and passive recreation uses .
C. Circulation Plan
The Circulation Plan, Exhibit 8, depicts the general
alignments and classifications of arterial highways within
the Specific Plan area. The Circulation Plan is in
accordance with provisions contained in the Holly- Seacliff
Development Agreement 90-1. The Development Agreement
provides a phasing plan for street improvements to correspond
to the phased development in the Specific Plan area and to
comply with and satisfy mitigation measures contained in
Final Environmental Impact Report No. 89-1. Additionally, as
stated in the Development Agreement, development projects
within the Specific Plan area will be conditioned to
participate in construction or fair-share funding associated
with required infrastructure improvements needed to serve the
Holly Seacliff area.
II-3 1339D
LEGEND
N
vMAJOfl ARTERIAL HIGHWAY
w $ 6 Lane-Dlvided
a, u Gerfleld Avenue(East of Goldenwesl)
Goldenwesl Street(South of Garfield)
Ellis Avenue MODIFIED MAJOR HIGHWAY
- - - -- ----------- - - 6Lene-Divided
Garfield Avenue(East of Seapolnt,
nowy) AIV West of Goldenwesl)
Goldenwest Street(North of Garfield)
PRIMARY HIGHWAY
RL-1 4Lane-Dlvided
Ellis Avenue(West of Gothard)
i RL-3 Mein Street
r Seapolnt Street
RM I^ Yorktown Avenue
'rn MODIFIED SECONDARY HIGHWAY
ELLIS•GOLDENWEST \ 4 Lane-Divided
i RL-1 SPECIFIC PLAN I' Garfield Avenue(West of Seapolnt)
AREA
r ' SECONDARY HIGHWAY
4 Lane-Divided
---__---__---__----' RM Edwards Street
Ellis Avenue(East of Gothard)
RMH Gothard Street
-—- -- `\ NOTE:
OS R I See Technical Appendix for right-ol-way
MH requirements and striping plans.All local
RL-i RMH streets shown shalt be public unless
RMH I designated with which may be private.
OS
/ RM C Gorfield Avenue Aff
'i C
e° I RM RMH i I
RM
OSeQec% I RM
9 1 \
\ 1 RM
RL-2 RL-2
��oY�lvenu Clay Avenue
MO �cs
3
COASTALZONE
BOUNDARY--'
Yorktown Avenue
EXHIBIT 8
CITY OF HUNTINGTON BEACH CIRCULATION PLAN
HOO L 0-000U00 RHEA SPIEUM PLAN 'OR""
The overall circulation concept relies on a hierarchy of
circulation features ranging from major arterials to local
residential streets. The system is designed to accommodate
City-generated through-traffic while discouraging intrusion
into individual neighborhood areas. Orange County Transit
District bus stops shall be provided at locations as shown on
Exhibit 12. Additional bus stops may be required at the time
of development.
A transportation corridor has been designated within Planning
Area II . See Development Standards for Residential Medium
and Medium High Densities for details . All streets shown on
the Circulation Plan are public streets unless otherwise
indicated. All public streets shall be developed to local
street standards (as a minimum) as shown on the Standard
Plans of the Public Works Department. All new traffic
signals installed as part of development within the Specific
Plan area shall be equipped with "Opticom" control devices .
Detailed street plans and operational criteria can be found
in the Holly Seacliff Specific Plan Technical Appendix.
D. Open Space/Recreation System
The Specific Plan designates 44 acres of open space and park
uses (see Exhibit 9) . Thirty-two (32) acres within Planning
Areas I and III are to be dedicated per Development Agreement
90-1 to the City for the Bolsa Chica Linear Regional Park,
which is planned to form a continuous open space corridor
along the bluffs between Talbert Avenue and the Pacific Coast
Highway for trails and passive recreation use.
Three neighborhood park areas with a minimum of four acres
each are designated per Development Agreement 90-1 within the
residential neighborhoods in Planning Areas II and III .
These neighborhood facilities will provide local open space
and recreational amenities .
Neighborhoods within the Specific Plan area will be linked to
major open space/recreation facilities such as Huntington
Central Park and the Bolsa Chica Linear Regional Park by bike
lanes on all arterials .
Private recreational facilities will typically be provided
within the multi-family residential projects for the use of
the residents within these developments, adding to the public
recreational opportunities available within the Holly-
Seacliff project.
E. Grading Guidelines
Grading will be required to construct streets, infrastructure
and other site improvements and to create properly drained
development areas .
II-4 1339D
CENTRALPARK
L E G E N D
;y.. ` 1
aaf I �` • • CLASS I BIKE TRAIL
0
v rrrr--
CLASS II BIKE TRAIL
l
i venue.# IlisA
is N
iY'Y!iLiirlYYii►i 'INYii $Yalr+➢aYi.,,�Y.�iYKYYifY _. ..YY#1i1Yil. RMPis�.' � +f,�vY „�,1, Yv`± EY`� $�lac,� YyjjYYA` eT'-Y, L•••—'• EOUESIRIAN TRAIL
0..;.Si%SSYiir E i i $ i
:::.. ft
:;:n::•i:^. RECREATION AREA
•i?:•i:<•i?:.
LINEAR PARK ::::::"" N 61
........ { SCENIC CORRIDOR
IRL-3 [•:::::::
pt ...i RM I —� TRANSPORTATION/
L . IRAIL CORRIDOR
RL-1 ELLIS-lG'OLDENWEST
i SPECIFIC PLAN PARK SITE AS IDENTIFIED IN
_
II RECREATION ELEMENT
i
AREA
6 0 N61
S g ` RM_ \
zi
... s RMH
y
FT
RL-1 RMH
�►a +\ RM
s
I
I
::::::.........
<':a*::. �(t, sal: ,�,,i� ..rt '! ' Y2lS'YT;�cA,s!,�`yY. YRI,Y +:. iA R�Y_Y..._:., :,—•Pllt_ s,.,E....'ri.`i -,."...FY, •: Yt!Ytl.. iY �p4 ttl' �►r7rYri,.a.r..e
�, Garfield AvenuRM
i i`10oi I RM RMH Ij
RMRM
Q
jrP
i
RL �RL
�raY AAvenue F, t..f Clay Avenue
{ MD t
ST COAAL ZONE
/
OSTA GOLF:CpURSE _
AVom o ve 411*
sY
EXHIBIT 9
OPEN SPACE,
CITY OF HUNTINGTON BEACH PARKS, AND TRAILS PLAN
Another grading objective will be to balance cut and fill
within the project area. It is intended that borrow sites,
stockpiling and normal grading operations and procedures will
occur within each of the individual planning areas .
The major grading constraint for the area is the elevation of
existing public infrastructure facilities as they relate to
the existing grades in the area. All reasonable efforts will
be taken in the design of improvements and building pads to
minimize the amount of grading required to accomplish
workable and safe elevations through good engineering
practices .
All grading within the Specific Plan area will require a
grading permit and will be governed by soils, foundation and
other geotechnical reports prepared by registered
professional civil and geotechnical engineers, building
codes, established engineering practices and City
ordinances . The maximum slope ratio, horizontal to vertical,
will be 2 : 1 unless otherwise recommended by a geotechnical
engineering report and approved by the City.
Grading will occur in Planning Area I to lower grades near
the intersection of Edwards Street and Garfield Avenue to
meet safe highway design criteria, to increase useable areas
within the linear park and to create and enhance coastal view
opportunities.
In Planning Area II, grading will be necessary for the
construction of arterial and local street improvements and
the installation of master-planned drainage and sewer
improvements within unimproved ravines. The ravine areas
will be incorporated into a neighborhood linear park feature
with slopes no greater than 2: 1, in accordance with the
schematic cross section on Exhibit 17.
Within Planning Area III, grading will be required to create
and stabilize development areas and to direct runoff to
master-planned facilities . Within Planning Area IV, grading
will occur primarily in the Mixed Development area,
concurrent with the widening of Goldenwest Street and removal
of the existing abandoned reservoir.
The following guidelines are provided to enhance the visual
form and character of manufactured slopes within the
community:
1) Grading shall be consistent with City policies and
incorporate safe grading techniques to provide for
proper engineering practices and ensure adequate
site drainage.
�' II-5 1339D
2) Blended and variable slopes shall be employed to
restore a natural appearance within the framework
of grading that is geologically safe.
3) There shall be a smooth transition where graded
slopes meet existing grades. A transition at both
the top and toe of slopes should also be provided.
4) Graded slopes shall be revegetated or landscaped
per City approval.
F. Public Facilities
1. Infrastructure Plan
The Infrastructure Schematic Plan, Exhibits 10 and 11,
identifies existing and proposed storm drain, sewer and water
facility improvements to serve development within and
surrounding the Specific Plan area. A specific analysis of
infrastructure requirements and detailed design, construction
and phasing plans can be found in the Holly-Seacliff Specific
Plan Technical Appendix. The Technical Appendix also
includes detailed arterial street sections, right-of-way
requirements, traffic control systems and phasing plan.
Developers within the Specific Plan area will be responsible
for the construction of public facilities improvements on a
fair-share basis, as described in Section IV, Administration.
a. Storm Drains
Existing storm drainage facilities are maintained by
the City of Huntington Beach, Public Works Department.
The majority of the Holly Seacliff project area will
.
drain via improved swales or proposed underground
conduits into four primary runoff outlets . The first
of these primary outlets consists of drainage collected
from the northwest portion of the project draining
north. This runoff is either collected in a proposed
storm drain system from Edwards Street northeasterly to
the Ellis Avenue crossing, or drains in an improved
swale north to the Ellis Avenue crossing.
The second primary runoff area consists of flows
collected from the northeast and central portion of the
project. The existing swales in Planning Area II will
be upgraded and improved to accommodate both sewer and
underground storm drain facilities . Storm drain
systems will be added in Goldenwest Street from
Garfield Avenue to midway between Ellis and Garfield
Avenues, and in the realigned Gothard Street from
Ernest Avenue to midway between Ellis and Ernest
Avenues.
II-6 1339D
to so oa MW
L E G E N Q
N Ina
V
'_: SEWER LINES
EE
)So..,Lift St.ti-�', ) fl i
All"..
Civil Engineer:
fit-,
Walden and Associates
... ...... NOTE:
See Critical Appendix for Inifitittluclune
.40
T.
_aq�
details.
.............................
........................D
Sewer Lift Stati.r"
RLA ...........
RL-3
RM I
j
a .-ITC(FISOLDENWEST
--RL SPECIFIC PLAN
AREA 'r
RM
H
IDS
M
RMH
RL-1
RMH1............
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.......................................11 ................... . ... .....1.
- --M--------
.......... rr/
RM MH R C
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----------- RM
RM
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RL-2
MD
COASTAL ZONE SOUNDARY9__
EXHIBIT 10
ry Drainage and Sewer Systems
CITY OF HUN�JNGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN
,4!1111111111 1 1 FORM\
HOLLU-SEACUFF &RIE/% SPEURC [PUM
P"P.. L E G E N D
Booster S c,--------
POTABLE WATER
Proposed Terminal Reservoir
Storage(exact location and size
to te determined)
•cnu
... ... _ Civil Engineer:
---- ------- ----------------------- ----------------------------------------------- Walden and Associates
II
NOTE:
Se.Technical Appendix for Infrastructure
details.
rl
RL-
RL-3
RM
ZZ
RL-1 II ELLIS-GOLDENWEST
SPECIFIC PLAN
AREA
FIM
RMH
J V
R
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MH
12-
RMH
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-- ---------------------- ------------------------------- ------------
------ -------
Con. d
RM C— sea
Pump Slal'o,
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RM AH C
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COASTAL
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EXHIBIT 11
Water Systems
CITY OF HUNTINGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN
1H 10 L L W-R F,/,A�C9 L�F V aA Q,- M F 1E C F C V L/%M J111111111.11 1. L
1
The third primary runoff area consists of flows
collected in the most westerly and southwesterly
portion of the area. All runoff from these areas
drains to the south and through a detention basin at
the downstream end of the Seacliff golf course. This
basin has been designed to accommodate the future flows
from development.
The fourth drainage area consists of flows leaving the
project area through the southeast portion of the
site. Flows from this area will be transported off the
site via an extended storm drain system in Garfield or
through the developed areas of the Pacific Ranch
project.
Developers shall be responsible for the construction or
funding of drainage facilities within their project
and/or off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Storm drain system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
Plan Technical Appendix.
b. Sewer Facilities
Existing sewer facilities for the project area are
maintained by the City of Huntington Beach, Public
Works Department and the Sanitation District of Orange
County, District Nos. 3 and 11. The City' s Master Plan
of Sewers indicates that four major trunk lines and one
City pump station will be required to ultimately
collect and convey sewerage from the project area.
Generally, sewer lines 8-inches in diameter and
smaller, required for interior streets and individual
developments, will be the responsibility of developers
on a project-by-project basis.
Developers shall be responsible for the construction or
funding of sewer facilities within their project and/or
off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Sewer system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
II-7 1339D
Plan Technical Appendix.
C. Water Facilities
The majority of the project area lies within the
Reservoir Hill Assessment District, which operates as „.
part of the City of Huntington Beach Water System.
Although development throughout this district is
currently minimal, main lines and transmission lines to
service this entire area have been installed as part of
this District. Because the existing booster station
near Clay Avenue and Goldenwest Street is operating at
capacity, plans have been made for the construction of
a new booster pump station near Huntington Street and
Garfield Avenue.
To properly service the project site, some additional
12-inch water lines are required within the arterial
highways. Other smaller water lines will also be
necessary in local interior streets within the project
to provide water service to internal lots .
To mitigate project impacts on the City' s water system,
a 9-million gallon reservoir, water well, booster pump
and a major water transmission main will be constructed
outside the Holly-Seacliff Specific Plan Area to
provide adequate water service and storage capacity for -
the area.
Developers shall be responsible for the construction or
funding of water facilities within their project and/or
off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Water system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
Plan Technical Appendix.
d. Fire and Emergency Medical/Police
As mitigation of project-related impacts, a Public
Safety Facility (Talbert Station) will be constructed,
furnished and equipped with fire and medical
apparatus . The facility will be constructed on land ,
provided by the City outside of the Specific Plan Area.
A police substation will also be constructed, furnished
and equipped as part of the Public Safety Facility.
The Specific Plan requires participation by developers
in a fair-share funding program for these facilities .
II-8 1339D
e. Reclaimed Water
The City of Huntington Beach Water Master Plan proposes
the use of reclaimed water for irrigation purposes .
The City of Huntington Beach Public Works Department,
Water Division, is currently coordinating with the
Orange County Water District (OCWD) for a supply of
reclaimed water to serve portions of the City. It is
anticipated that the City will be served via inclusion
in OCWD' s proposed Green Acres Reclamation Facilities
Project (GAP) .
The possible use of reclaimed water for some irrigated
areas should decrease the future use of potable water
throughout the developed Holly- Seacliff area. Should
the City implement and connect to the Green Acres
system of reclaimed water, such a system can be used to
irrigate major open space features only, such as
landscaped medians, parkways and parks, using
County-provided water.
Developers shall be responsible for the construction or
funding of reclaimed water facilities necessary to
serve the development. If a developer is required to
construct or to oversize these facilities beyond their
fair-share to serve other projects, the developer shall
enter into a reimbursement agreement with the City.
Reclaimed water system improvement requirements and
design criteria may be found in the Holly-Seacliff
Specific Plan Technical Appendix.
f . Parks
The proposed linear park areas in Planning Areas I and
III will be dedicated; and neighborhood parks in
Planning Areas II and III will be improved as provided
for in the Holly-Seacliff Development Agreement.
Properties not included in the Development Agreement
will be subject to the City Park Acquisition and
Development Fee Ordinance.
g. Library Facilities
Public library facilities are provided by the City of
Huntington Beach approximately one-half mile north of
the Specific Plan Area. All new development is
assessed for library services through the payment of a
cultural enrichment fee at the issuance of building
permits.
II-9 1339D
h. Schools
The Specific Plan Area is located within the Huntington
Beach City School District (Grades K-8) and the
Huntington Beach Union High School District (Grades
9-12) . All development within the Specific Plan Area
is subject to the payment of school impact fees at the
time of issuance of building permits, in accordance
with Government Code Section 53080 . School facility
impact mitigation measures per Final Environmental
Impact Report No. 89-1 shall be applied to development
within the Specific Plan Area (see Section VI) .
Schools shall be permitted in any Planning Area within
the Specific Plan in order to accommodate elementary
students generated by the development of the Specific
Plan and surrounding areas . A potential school site
within the Specific Plan boundaries may be established
by means of a general plan amendment.
Any new school facility shall be developed in
accordance with the construction and planning standards
and requirements of the City of Huntington Beach, the
Huntington Beach City School District, the State of
California Architects Office and the State of
California Department of Education.
In order to comply with mitigation measures identified
in Environmental Impact Report No. 89-1, proposed
future development within the Specific Plan may be
required to dedicate and convey land to the school
district, pay additional school impact fees and/or
provide other revenues to facilitate the financing of
construction and land for new school facilities. In
addition, mitigation may be achieved by providing new
or existing permanent or temporary classroom facilities.
Compliance with the above shall be addressed concurrent
with the filing of the first tentative tract map. The
developer shall demonstrate to the City' s satisfaction ffi,
and upon receipt of the School District ' s review that
the mitigation measures identified in Final
Environmental Impact Report No. 89-1 have been or will
be implemented prior to the approval of any tentative
tract maps.
A School Facilities Impact Mitigation and Reimbursement
Agreement shall be a condition of approval for any
subdivision, tentative tract, or parcel map within the
Specific Plan. The Agreement shall provide for the
adequate mitigation of impacts on the elementary school
district by providing adequate funding of school
facilities necessary to serve the student population
II-10 1339D
generated by the proposed development. This condition
may be waived by the Board of Trustees of the
Huntington Beach City School District.
2. Utilities
There are several public utility service providers identified
by the Holly- Seacliff Specific Plan. Although adequate
facilities exist for the current service needs of the
Holly-Seacliff area, additional facilities may be required as
development occurs.
a. Electricity
Electrical service to the area is provided by the
Southern California Edison Company. Existing
transmission and distribution lines are adequate to
service current and potential future needs. Developers
may be required to relocate or underground existing
facilities concurrent with project development.
b. Natural Gas
Natural gas service in the Specific Plan Area is
provided by the Southern California Gas Company.
Adequate facilities exist for current and projected
future needs . Developers may be required to relocate
existing facilities concurrent with project development.
C. Telephone
Telephone service in the Specific Plan Area is provided
by General Telephone (GTE) . Developers should
coordinate with GTE for the relocation of existing
facilities and installation of new service.
d. Cable Television
Cable television service within Huntington Beach is
provided by Paragon Cable. Developers should
coordinate with Paragon Cable for the installation of
new service.
e. Solid Waste Disposal
Rainbow Disposal Company currently provides solid waste
disposal services for the Holly-Seacliff area. Based
on service projections and anticipated demand increase,
an adequate level of service will be maintained. No
solid waste disposal facilities are planned to be
located in Specific Plan Area.
II-11 1339D
G. Community Theme Guidelines
The Community Theme Guidelines are intended to provide for
the development of neighborhoods, open spaces, buildings and
streetscapes having a distinctive visual identity to promote r
individual neighborhood identities and to promote
interrelationships between complementary land uses and
community open space features.
The major elements of the Community Theme Plan include
landscaping, walls, signage and monumentation, street
furniture and open space/pedestrian linkage features as
described below. Exhibit 12 illustrates the general location
of required community landscaping and monumentation. All
development proposals within the Specific Plan area shall
conform to the community theme guidelines and shall
incorporate appropriate community theme elements.
Concurrent with the filing of the first tentative tract map
in the Specific Plan area, Community Design Guidelines shall
be submitted which will address pedestrian linkages between
planning areas, design and function of the swales, type of
street furniture and greater definition of neighborhoods .
1. Landscaping
Landscaping shall be provided as outlined below,
subject to the following general criteria:
o Plant materials will consist of
low-maintenance trees, shrubs and ground
covers approved by the City of Huntington
Beach.
o In graded areas and public open space areas
where structures or other improvements are
not built, landscaping should consider the
use of native or naturalized drought
tolerant species which can provide wildlife
habitat, with a gradual transition to more
ornamental species along the development
edge.
o The landscaping of development within the
plan should be designed to minimize visual
impacts of adjacent parcels. Special
consideration should be given to orientation
of residences (particularly windows and
decks) to respect the privacy of adjacent
residents to the extent feasible.
II-12 1339D
2
U
LEGEND
CMD MEDIAN PLANTING/
COMMUNITY IDENTITY
Washington Robusta-
Mexican Fan Palm Tree
COMMUNITY GATEWAYS
ea
------- Ph nixCamirfensis-Ca—V
Island
Data Palm,at varying
heights.
1 RLA Community Identification
Goldenwesl Street, sign wall.
RL-3 11-2 MAJOR INTERSECTIONS
119 Phoenix Canaflensls-Canary
RM Island Dale Palm,at varying
heights In I ncreased earn.,
1-2 ELLIS-GOLDENWEST Gothani Street setbacks,Broadleaf
evergreen understory
RL-1 SPECIFIC PLAN planting.
AREA
11-3 STREETSCAPES1 TREET
IDENTITY TREES
RM Informal planilng of one
species per street at setbacks
IRMH at major streets.
116 F4
1-4 pp NEIGHBORHOOD ENTRIES
Accent trees at entry,
0STM R repeated throughout
11-8 MH neighborhood streetecape.
1-3 Neighborhood Identification
RL-1 sign/wall.
0S -U---p
RM 111.3 I C
IV-5 IV-
RM RM H IV-1
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COASTAL ZONE BOUNDARY
EXHIBIT 12
CITY OF HUNTINGTON BEACH COMMUNITY THEME PLAN
,4!1111111111 1 1 FORNA
N0LL'f-6[U\CMFF /UF-/% 31PEMM [PUR
o All landscaped medians located within
arterial streets shall be maintained by the
City of Huntington Beach, provided medians
are designed and constructed per City
standards and approval. All other
landscaping improvements shall be maintained
by a landscape maintenance district,
community association, homeowners
association or other method acceptable to
the City.
a. Arterial Highway Medians
o Landscaped medians shall be provided along
Goldenwest Street, Gothard Street between
Ellis Avenue and Ernest Avenue, Main Street,
Seapoint Street and Garfield Avenue where
approved by the City.
o Washingtonia robusta (Mexican Fan Palm)
shall be planted in informal groupings in
all medians throughout the specific plan
area.
o Flowering shrubs and ground cover will
accent the palm groupings .
o Main Street median planting will consist of
the existing mix of Washingtonia robusta and
Phoenix canariensis (Canary Island Date
Palm) .
b. Community Gateways
o A minimum 25 foot landscape area (measured
from curb face) shall be provided at
community gateway locations identified on
Exhibit 12 for appropriate landscaping and
community monumentation. .
o Phoenix canariensis (Canary Island Date
Palm) , Phoenix dactylifera (Date Palm) ,
Washingtonia robusta (Mexican Fan Palm) in
clusters, Erythrina caffra (Coral Tree) ,
Chamaerops humilis (Mediterranean Fan Palm)
or other City-approved tree, at varying .
heights.
o Broadleaf evergreen understory planting. .
o Community identification monumentation
accented with flowering ground cover.
II-13 1339D
C. Major Intersections
o A minimum 25 foot landscape area (measured
from curb face) shall be provided at major
intersections identified on Exhibit 12 for
enhanced landscape treatment.
o Phoenix canariensis (Canary Island Date
Palm) , Phoenix dactylifera (Date Palm) ,
Washingtonia robusta (Mexican Fan Palm) in
clusters, Erythrina caffra (Coral Tree) ,
Chamaerops humilis (Mediterranean Fan Palm)
or other City-approved tree, at varying
heights.
o Broadleaf evergreen understory planting.
d. Streetscape/Street Identity Trees
o A minimum 15 foot landscape area shall be
provided along all arterial highways within
the specific plan area for appropriate
parkway landscaping. Along Main Street, the
15 foot landscape area shall consist of 6
feet of public right-of-way and a 9 foot
private landscape easement. Typical
landscaped street sections are found on
Exhibits 13, 14 and 15 .
o The parkways for each street shall consist
of informally- spaced groups of two tree
varieties from the list below:
Botanical Name Common Name
Brachychiton acerifolius Flame Tree
Casuarina cunninghamiana River She-Oak
Cupaniopsis anacardiodes Carrotwood
Eucalyptus ficifolia Red Flowering Gum
Eucalyptus sideroxylon rosea Red Iron Bark Gum
Ficus rubiginosa Rusty Leaf Fig
Koelreuteria bipinnata Chinese Flame
Tree
Magnolia grandiflora Samuel Sommer
"Samuel Sommer" Magnolia
II-14 1339D
EXISTING PALM TRI=-r=S 6 MEDIAN
Am Am
I
12' 41' 7' �' 41' 12' i 9'
R.O.W. R.O.W.
EXHIBIT 13
MAIN ST REET
Looking North, between Huntington and Clay
CITY OF HUNTINGTON BEACH 120' R.O.W. STREET SECTION
HOLLY SEAC LOFF AREA SPECOFOC PLAH IIIIII I 1 I,o 1 t5 1�
A* A64
L A 94 0
i 6 42' 1' -1' 42' 6' i
25' 55' 55' 15'
R.O.W. R.O.W.
EXHIBIT 14
GOLDENWEST ST REET
Looking North, between Ellis and Ernest
CITY OF H U N TI N GTON BEACH 110' R.O.W. STREET SECTION
HOLLY Y SEAC LOFF AREA SPEC UM G°PLAH 1111111 11 1 1 � .
0 5 10 15
I I
15 42' 42' L 15'
R.O.W. RO.w.
EXHIBIT 15
GOTHA RD STREET
Looking North, between Ellis and Ernest
CITY OF HUNTINGTON BEACH 84' R.O.W. STREET SECTION
HOLLY BEACL O F MEA SPECOM PUMn t 11111 1 11 1
0 S 10 15
r
Melaleuca quinquenervia Cajeput Tree
Pinus canariensis Canary Island
Pine
Pinus eldarica Mondel Pine
Pinus sylvestris Erect Scotch Pine
Pistacia atlantica Mt. Atlas
Pistache
Platanus acerifolia London Plane Tree
Podocarpus gracilior Fern Pine
Schinus molle California Pepper
e. Neighborhood Entries
o A minimum 20 foot landscape area (measured
from curb face) shall be provided at each
neighborhood entry.
o The accent trees at each neighborhood entry
are to be repeated throughout the
neighborhood streetscape.
o Neighborhood identification sign/wall.
o Tree, shrub and ground cover species will be
consistent with neighborhood character and
architectural theme, and will contrast with
the adjacent arterial street tree.
2. Walls, Signage and Monumentation
a. All single-family residential and industrial
areas along an arterial highway shall be
screened by a minimum six-foot high solid
masonry wall .
b. The design and materials of residential
walls shall be consistent within each
planning unit.
C. Community walls will vary by neighborhood
and reflect neighborhood theme and
architecture, while utilizing the same
materials in varied combinations of or a
consistent community image. These materials
may consist of stone, brick, decorative
II-15 1339D
e a
block or tubular steel in different
combinations for each of the individual
neighborhoods.
d. The horizontal form of continuous solid
walls shall be softened by the use of
pilasters or landscape materials .
e. Multiple-family residential areas may be
screened by a combination of solid and open
fencing materials .
f . The location, design and materials for all
walls facing an arterial highway within the
Specific Plan area shall be subject to
approval of the Director of Community .
Development.
g. All proposed signs with the Specific Plan
shall conform with the Sign Ordinance of the
Huntington Beach Ordinance Code.
h. A monument sign or other architectural
feature shall be constructed within the
landscaped setback area of all Community
Gateway locations identified on Exhibit 12.
i . Neighborhood entry signs shall be located
within the landscaped setback area for each
neighborhood entry.
j . Commercial, industrial and mixed-use project
identification signs may be located within
the landscaped setback area adjacent to an
arterial highway.
k. The location, design and materials for all
proposed community gateway, neighborhood
entry and project identification signs shall
be subject to the approval of the Director .,
of Community Development.
3 . Street Furniture
a. Street lighting may be placed within
arterial medians or within adjoining
sidewalk and setback areas .
b. Street lighting should be standardized
throughout the Specific Plan area. Street
lighting along arterials shall be of
Marbelite Cobra Head type and 30 feet in
height. Street lighting along local streets
II-16 1339D
shall be of Marbelite Cobra Head type and 25
feet in height. Street lighting may have
custom decorative features within Planning
Areas if approved by the City.
C. Bus stops and shelters shall be provided in
the locations identified on Exhibit 12.
d. The design of any proposed bus shelters
shall be reviewed by the Orange County
Transit District and approved by the
Director of Community Development.
4 . Open Space/Pedestrian Linkages
The Specific Plan incorporates and is surrounded
by numerous significant open space and
recreational features, including Huntington
Central Park, the Bolsa Chica Linear Regional Park
and neighborhood parks. The following guidelines
are intended to maximize the interrelationship of
land uses within the Specific Plan area to both
internal and external community amenities .
a. Bicycle lanes shall be provided on all
arterial highways within the Specific Plan
area.
b. Bicycle lanes shall be connected to
recreational trails within public and
private park and open space areas at
locations deemed appropriate by the Director
of Public Works.
C. Sidewalks shall be provided adjacent to all
arterial highways within the Specific Plan
area.
d. Sidewalks shall be connected to pedestrian
trails located within public and private
park and open space areas where feasible.
e. Pedestrian access shall be provided to all
neighborhood commercial areas from adjacent
residential neighborhoods to discourage
unnecessary automobile trips .
f. Residential, commercial, industrial and
mixed-use projects shall be designed to
encourage pedestrian and bicycle access as
well as automobile access .
II-17 1339D
g . Where feasible, pedestrian access should be
provided between adjoining residential
projects .
h. Bus stops and shelters shall be provided as
indicated on Exhibit 12 to facilitate public n
transportation within the Specific Plan area.
II-18 1339D
Mom m t"
f,
r
('r
4
1
Y
III. ZONING AND DEVELOPMENT STANDARDS
III. ZONING AND DEVELOPMENT STANDARDS
A. Purpose and Intent
The purpose of this section is to provide the specific
development and density standards and regulations that will
be applied for each type of development permitted within the
Holly-Seacliff Specific Plan. Unless otherwise stated, the
Specific Plan will be the zoning document for the Planning
Areas identified in the Development Plan. This section
contains the definitions, general provisions and development
standards .
The following Zoning and Development Standards apply to all
properties within the Specific Plan area. All references to
the "Huntington Beach Ordinance Code" mean the current Code,
except for properties included in Development Agreement 90-1
which are subject to the Code in effect at the time of
adoption of Development Agreement 90-1.
B. Definitions
The following definitions shall apply to the Holly-Seacliff
Specific Plan. Terms not defined herein shall have the same
definitions as used in the City of Huntington Beach Ordinance
Code in effect at the time of adoption of the Holly-Seacliff
Specific Plan.
1. Building Height
Building height shall be defined as a vertical
dimension measured from the top of the highest roof
feature, including mechanical equipment screening, to
the top of the subfloor/slab directly underneath. In
addition, the following standards shall apply:
a. Datum (100) shall be set at the highest point of
the curb along the front property line. If no
curb exists, datum shall be set at the highest
centerline of the street along the front property
line.
b. The differential between top of subfloor and
datum shall be a maximum of two (2) feet as
determined by Public Works. In the event that
any subfloor, stemwall or footing is proposed
greater than two (2) feet above datum, the height
in excess shall be deducted from the maximum
allowable ridgeline height.
r� C. Roofs shall have a 5/12 pitch or greater.
III-1 1340D
d. In the case of proposed development adjacent to
existing structures and infill development
involving individual lots with a grade
differential of three (3) feet or greater between
the high point and the low point, determined
before rough grading, Use Permit approval shall
be required. Use Permit approval shall be based
upon a building and grading plan which terraces
the building with the grade and which is
compatible with adjacent development.
2 . Planning Areas
The four areas depicted on the Development Plan,
bounded by major streets as shown, and labeled I, II,
III and IV.
3 . Planning Unit
A sub-area of a Planning Area numbered and identified
on the Development Plan and Land Use Table.
C. General Provisions
All development activity within the Holly-Seacliff Specific
Plan Area will be subject to the following general conditions
and requirements, as noted.
1. Permitted Uses
a. Permitted Uses within the Specific Plan Area
shall be defined in the Development Standards
section for each district or subarea.
b. All requests for residential density transfers
shall comply with the procedures contained in
Section IV-D, Density Transfer Procedure.
C. In addition to Permitted Uses, Unclassified Uses
shall be permitted in accordance with the
regulations contained in the Huntington Beach
Ordinance Code.
d. Nonconforming Uses shall be permitted within the
Specific Plan Area in accordance with the
regulations contained in the Huntington Beach
Ordinance Code.
e. Oil and gas production shall be permitted within
the Specific Plan Area in accordance with the
regulations contained in the Development
Standards section herein and the Huntington Beach
Ordinance Code. The continued operation,
III-2 1340D
redrilling and servicing of existing oil and gas
wells shall be permitted throughout the Specific
Plan Area, subject to applicable City regulations
and compliance with the mitigation measures
contained in Final Environmental Impact Report
No. 89-1, see Section VI .
The drilling of new oil and gas wells and
consolidation of existing operations shall be
permitted only within Planning Units II-8 and
IV-5, subject to the approval of a Conditional
Use Permit and compliance with applicable City
regulations and mitigation measures contained in
Final Environmental Impact Report No. 89-1.
2 . Overlay Areas
Additional regulations to those stated in the
Development Standards section herein are applicable in
the following areas:
a. Flood Plain Zone Overlay
Development within the Flood Plain Zone Overlay,
identified in Exhibit 16, shall comply with the
regulations contained in the Huntington Beach
Ordinance Code.
b. Alquist-Priolo Zone Overlay
All development projects within the
Alquist-Priolo Zone Overlay identified in Exhibit
16 shall be required to submit a geotechnical
investigation identifying any active traces of
the Newport/Inglewood Fault and establishing any
required building setback lines prior to issuance
of a building permit.
C. Coastal Zone Overlay
All development projects located entirely or
partially within the Coastal Zone boundary
identified on Exhibit 16 shall require approval
of a Coastal Development Permit in accordance
with the regulations contained in the Huntington
Beach Ordinance Code.
d. Access Plan Overlay
Exhibit 16 identifies parcels in Planning Areas
II and IV where coordination of access on
Garfield Avenue is necessary for safe and
efficient traffic movement. All development
III-3 1340D
LEGEND
COASTAL ZONE BOUNDARY
FLOOD PLAIN BOUNDARY
Ii l7
l__.__—__—__—__—__—__—__—__—__—_/ l EIIIS Avenue
, ••_•._••_•• ALOUIST-PRIOLO ZONE
ACCESS PLAN
I I/-----__--�II I I j - /'/ ••— ',�®-. WINDROW TREES
II �'I •• ffi SWALEAREA
I I C 110,
VA
EMU
—••—•��,// I I li _--__—��' 1 ietd Avenue
41
joY AAvenu i i j \` ;./ Clay Avenue
VA
r•II// I:;II /:/�
4
COASTA
BOUNDAl�N--' Nvo�k own-7Cvenue y,
i•
EXHIBIT 16
CITY OF HUNTINGTON BEACH OVERLAY AREAS
G�OL(����C/°Q��Q�G� faG CCa �pCC�QGQC� G° LAH 411111111111
applications within this overlay area shall
require approval of an access plan by the Public
Works Department .
e. Windrow Trees and Swales
Exhibit 16 shows areas in Planning Area II of
existing "windrow" trees and swales. Wherever
feasible, existing windrows should be preserved
within park sites or replaced to maintain the
aesthetic benefits they contribute to the
community. Further studies should be completed
to assess the health of these trees . Where it is
not feasible, as determined by the City of
Huntington Beach, to preserve healthy, mature
trees, trees may be replaced with 36" box trees
at a 1: 1 ratio . Landscaping plans specifying the
number and type of replacement trees shall be
submitted for review and approval by the
Huntington Beach Public Works Department prior to
the issuance of a building permit.
The existing swales should be incorporated into a
recreation/open space corridor including
landscaping and a recreation trail per the
typical cross section shown on Exhibit 17.
3 . Parking
Parking shall be provided for all development projects
in accordance with the regulations contained in the
Huntington Beach Ordinance Code.
4 . Landscaping
a. Landscaping shall be required as defined within
the Development Standards in Section III for each
district.
b. All projects fronting on an arterial highway
shall be responsible for installing landscaping
consistent with the Community Theme Guidelines
outlined in Section II-G.
C. Residential and industrial/commercial uses shall
be adequately separated. Since all such uses in
the Specific Plan area are separated by streets,
new development and redevelopment shall include a
minimum of 15 foot landscape area with a 6 foot
high solid masonry wall. Buildings shall be set
back as required by the development standards .
See Exhibit 18 .
III-4 1340D
60' MINIMUM
(
o
I
MAX I
2:1
SLOPE
8' S'
HIKING/ MIN
10' 15 KING
TRAIL
EXHIBIT 17
RECREATION/OPEN SPACE CORRIDOR
CITY OF H U N TI N GTON BEACH TYPICAL CROSS SECTION
HOLLY SEAC LOFF AREA SPECOFUC PLAN I I I Ig I I10 I 20
INDUSTRIAL/ RESIDENTIAL
COMMERCIAL '
1000
7
VARIES 15' VARIES 15' VARIES
DEVEL ER
DEVE�PMENT
STANDARDS STANDARDS
EXHIBIT 18
COMME RCIALANDUST RIAL AND RESIDENTIAL
CITY OF HU N TI N GTON BEACH TYPICAL SEPARATION FOR NEW DEVELOPMENT
HOLLY LY SEACLOFF AREA SPEC OFOC PLAN I I I I I I I I I I I R�
0 5 10 15
d. Developers shall consult with the Public Works
Department regarding landscaping conservation
measures and shall submit landscape and
irrigation plans for approval .
e. Wherever feasible, trees suitable for use by
raptors should be preserved or replaced in
accordance with Final Environmental Impact Report
No. 89-1.
5 . Walls and Fences
A plan showing the proposed location, size and
materials of all proposed walls and fences shall be
submitted for review and approval by the Community
Development Department prior to the issuance of a
building permit .
6 . Signs and Outdoor Lighting
A plan showing the proposed location, size and
materials of all proposed signs and outdoor lighting
shall be submitted for review and approval by the
Community Development Department prior to the issuance
of the building permit. All signs shall conform to the
regulations contained in the Huntington Beach Ordinance
Code. Outdoor lighting shall be designed to provide
adequate illumination of on-site areas without
intruding upon surrounding properties or sensitive uses .
7. Public Facilities and Infrastructure
All development projects shall construct or fund
required public facilities and infrastructure per a
Holly-Seacliff Public Facilities Development Fee
Ordinance in conformance with the Public Facilities
Plan (Section II-F) and the Holly-Seacliff Specific
Plan Technical Appendix. Developers shall consult with
the Orange County Transit District regarding locations
for bus stops, turnouts and shelters prior to the
approval of a tentative tract map or issuance of a
building permit .
8 . Utilities
All development projects shall be required to install
adequate utility services necessary to serve the
development. All utilities shall be placed underground
and identified in easements, excluding street lights
and electrical transmission lines of 66 kV or greater.
Utility systems shall be designed to conserve the use
of electrical energy and natural resources . Developers
shall coordinate with the gas, electricity, telephone
III-5 1340D
and cable TV companies regarding energy conservation
and proper planning, phasing and sizing of lines .
9 . Fire Protection and Emergency Vehicle Access
All development projects shall comply with the
regulations contained in Chapter 17. 56 of the
Huntington Beach Municipal Code (Fire Code) . A plan
showing the location of fire hydrants and emergency
vehicle access shall be submitted for review and
approval by the Fire Department prior to the issuance
of a building permit . All projects involving the
closure of public streets shall be reviewed by the Fire
Department for adequate emergency apparatus access .
10 . Environmental Requirements
Development within the Specific Plan Area shall
implement the mitigation measures contained in Final
Environmental Impact Report No. 89-1 (see Section VI) .
General mitigation measures are identified within the
Specific Plan. Other mitigation measures are triggered
by specific permits or entitlement requests and must be
addressed at that time. In addition, each development
project shall include an environmental mitigation
monitoring program prior to approval .
In compliance with the mitigation measures contained in
Final Environmental Impact Report No . 89-1, the
following studies or plans may be required as a
condition of project approval prior to the issuance of
grading and/or building permits, final inspection, or
certificate of occupancy as indicated:
a. Geotechnical Investigation
A geotechnical investigation addressing potential
hazards due to seismic activity, erosion,
tsunami, liquefaction and subsidence including
recommendations for grading and the placement and
design of structures, shall be submitted for
review and approval by the Public Works
Department prior to the issuance of a building
permit.
b. Soils Report
A soils report containing recommendations
regarding the placement of fill, design of
slopes, slabs, footings and foundations shall be
submitted for review and approval by the Public
Works Department prior to the issuance of a
III-6 1340D
I
grading permit. In areas containing active, idle
or abandoned oil and gas wells or storage tanks,
a report indicating the location and status of
all facilities and any contaminated soils and �.
methane, together with recommended mitigation
measures, shall be submitted to the Fire
Department prior to the issuance of a building
permit. Mitigation from Final Environmental
Impact Report 89-1 has been attached (see Section
VI) . The methane zone can include areas that do
not contain oil wells. A study should be
required for all areas within the methane zone.
C. Hydrology Report
A hydrology report identifying the design of all
proposed drainage and flood control facilities
required to accommodate projected runoff shall be
submitted for review and approval by the Public
Works Department prior to the issuance of a
grading permit.
d. Cultural Resources Report
For development projects in areas identified as
archaeological or paleontological sites in
Section 4 . 11 of Final Environmental Impact Report
No. 89-1, the mitigation measures listed in the
Final Environmental Impact Report shall apply.
These mitigation measures are included in Section
VI of this document. A report containing the
results of any test excavations and
data/materials recovered and conclusions shall be
submitted to the Community Development Department
prior to the issuance of a grading permit.
e. Noise Report
A noise report will be required for development
projects abutting an arterial highway or within a
helicopter flight corridor to identify
recommended design features prior to issuance of
a building permit.
11. Maintenance Mechanisms
For development projects which include privately-owned
streets, parking, recreation, open space, landscaped ,
areas, or community buildings or facilities, the
developer shall submit a legal instrument or
instruments setting forth a plan or manner of permanent
care and maintenance of such areas and facilities . No
such instrument shall be acceptable until approved by
III-7 1340D
the City Attorney as to legal form and effect, and by the
Director of Community Development as to suitability for
the proposed use of said areas and facilities. If the
common areas are to be conveyed to a homeowners '
association, the developer shall file a Declaration of
Covenants to be submitted with the application for
approval, that will govern the association. These
covenants shall include:
a. The homeowners ' association shall be established prior
to the sale of the last dwelling unit.
b. Membership shall be mandatory for each buyer and any
successive buyer.
C. The open space restrictions shall be permanent.
d. Provisions to prohibit parking upon other than
approved and developed parking spaces shall be written
into the covenants, conditions and restrictions for
each project.
e. If the development is constructed in increments or
phases which require one or more final maps,
reciprocal covenants, conditions, or restrictions,
reciprocal management and maintenance agreements shall
be established which will cause a merging of
increments as they are completed, and embody one
homeowners ' association with common areas for the
total development.
12. Affordable Housing
All developers of residential projects shall be required
to submit an affordable housing plan in conjunction with
any subdivision in accordance with the City' s adopted
Housing Element. An affordable housing plan shall provide
for on-site affordable housing within the Holly-Seacliff
Specific Plan. The contents of the affordable housing
plan shall include the following:
i
a. Fifteen (15) percent of the total units proposed shall
be for households earning less than 120% of the Orange
County Median Income.
b. A detailed description of the type, size, location and
phasing of the units being built .
c. The estimated applicable sales price and rental rate
of the units.
d. Residential projects for households earning less than
80% of the Orange County Median Income may request a
subsidy by one or more of the following:
III-8 1340D
1. Direct financial assistance.
2. Reduction in fees and/or exactions .
3 . Deviations from specific development standards of the
Holly-Seacliff Specific Plan.
Exception: An In-Lieu Fee may be applied on small
projects.
Parcels one (1) acre in size or less may pay a fee
established by the City Council in lieu of providing
on-site affordable housing units.
13 . Parks
The final design of neighborhood parks, as well as any
requests for private recreation facilities parks credit,
shall be reviewed by the Community Services Commission.
14 . Lot Consolidation
The City should consider adoption of a redevelopment plan
or other strategy to assemble encyclopedia lots and other
non-buildable parcels in Planning Areas II and IV.
15 . Air Ouality Conservation Measures
Development within the specific Plan area should consider
the following during project design: bicycle facilities,
bus turnout lanes, bus shelters, park and ride areas,
energy conserving lighting an traffic signal
synchronization, where feasible. '
16 . Non-Residential Building Materials
Non-residential building materials should be compatible
with nearby residential structures and should minimize
glare.
17. Department of Fish and Game Notification
Upon to City approval of any grading or development plans
within streambed areas under the jurisdiction of the
California Department of Fish and Game, the Developer
shall be required to notify and obtain appropriate permits
from the Department of Fish and Game.
III-9 1340D
D. Development Standards
1. Low Density Residential (RL-1)
a. Purpose
The Low Density Residential District is intended to provide
for single-family detached dwellings at the lowest density.
b. Permitted Uses
1) Lot sale subdivisions, subject to approval of a
tentative parcel map or tentative tract map.
2) Single-family home subdivisions, subject to approval of
a conditional use permit and a tentative parcel map or
tentative tract map.
3) Single-family detached dwelling units and associated
accessory buildings, subject to issuance of a building
permit .
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel .
1) The minimum lot size shall be seven thousand (7,000)
square feet.
2) The minimum lot frontage shall be sixty (60) feet. The
minimum required lot frontage for cul-de-sac and
knuckle lots shall be forty-five (45) feet; however, if
one additional off-street parking space is included,
the minimum shall be thirty (30) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Exception: A second unit may be added to an
existing single-family residence upon approval of a
Conditional Use Permit in accordance with standards contained
in the Huntington Beach Ordinance Code.
e. Maximum Building Height
The maximum building height shall be thirty-five (35) feet
and a maximum of two (2) stories .
III-10 1340D
i
f . Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width.
g. Setback (Front Yard _
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows :
Dwellings : Fifteen (15) feet.
Front entry garages or carports: Twenty (20) feet.
Side entry garages : Ten (10) feet .
h. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows:
1) Interior Side Yard
Dwellings, garages and accessory buildings: Minimum of
five (5) feet.
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
Dwellings and accessory buildings : Minimum of ten (10)
feet.
Side entry garages or carports: Ten (10) feet.
Eaves : Eighteen (18) inches .
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows:
Dwellings : Twenty (20) feet.
Garages or accessory buildings : Minimum of five (5)
feet.
j . Building Separation
The minimum building separation shall be ten (10) feet.
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas .
III-11 1340D
1. Parkina
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building . The minimum distance between an
accessory building and any other building on the same lot
shall be ten (10) feet. Setback requirements are as
previously specified.
n. Parkway Landscaping
One (1) 36-inch box tree per lot. If a parkway is not
provided, the required street tree shall be planted within
the front setback prior to final inspection.
2. Low Density Residential 2 (RL-2)
a. Purpose
The Low Density Residential 2 district is intended to provide
for single-family detached dwelling units at low densities in
Planning Area III .
b. Permitted Uses
' 1) Single-family detached dwelling units (including zero
lot line and patio homes) and their associated
accessory buildings, subject to approval of a
conditional use permit and a tentative parcel map or
tentative tract map.
2) Golf Course maintenance facility, subject to the
approval of a conditional use permit.
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel .
1) The minimum lot size shall be five thousand (5, 000)
square feet on one-half of the total number of lots and
a minimum six thousand (6, 000) square foot lots for the
balance.
III-12 1340D
2) The minimum lot frontage shall be fifty (50) feet. The
minimum required lot frontage for cul-de-sac and
knuckle lots shall be forty-five (45) feet; however if
one additional off-street parking space is included,
the minimum shall be thirty (30) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Second units are not permitted.
e. Maximum Building Height
The maximum building height shall be Thirty-five (35) feet
and a maximum of two (2) stories .
f. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area, or public utility
right-of-way which is a minimum of 100-feet in clear width.
g. Setback (Front Yards
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows:
Dwellings : Fifteen (15) feet. ,
Front entry garages or carports: Twenty (20) feet.
Side entry garages : Ten (10) feet.
h. Setback (Side Yards
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
Dwellings, garages and accessory buildings : Minimum of
five (5) feet.
Eaves: Eighteen (18) inches .
2) Exterior Side Yard
Dwellings and accessory buildings: Minimum of ten (10)
feet.
Side entry garages or carports : Ten (10) feet.
Eaves: Eighteen (18) inches.
III-13 1340D ,
1 1 1
3) Exception for Zero Lot Line
A zero side yard setback or a zero rear yard setback
shall be permitted as long as the following
requirements are met :
o The lot adjacent to the zero setback side or rear
yard shall be held under the same ownership at
the time of application and the setback for the
adjacent lot shall be either zero or a minimum of
ten (10) feet.
o No portion of the dwelling or any architectural
features shall project over the property line,
except rooftop eaves no greater than 24-inches .
o The zero setback shall not be adjacent to a
public or private right-of-way.
o Exposure protection between structures shall be
provided as specified by the Fire Department and
the Building Division.
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings : Twenty (20) feet.
Garages or accessory buildings : Five (5) feet.
j . Building Separation
The minimum building separation shall be ten (10) feet.
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas .
j1 . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot
shall be six (6) feet. Setback requirements are as
previously specified.
III-14 1340D
Prior to the approval of a tentative tract map adjacent to
the Seacliff Golf Course, preliminary landscape plans and
development/open space edge treatments plans should be I
submitted for City approval. These plans should provide for
the review of planting compatibility along the relevant edge
of the development.
n. Parkway Landscaping
One (1) 36-inch box tree per lot. If a parkway is not
provided, the required street tree shall be planted within
the front setback prior to final inspection.
3. Low Density Residential 3 (RL-3)
a . Purpose
The Low Density Residential 3 District is intended to provide
for single-family detached or attached dwelling units at low
densities in Planning Area II .
b. Permitted Uses
Single-family detached or attached dwelling units (including
zero lot line and patio homes) and their associated accessory
buildings, subject to approval of a conditional use permit
and tentative tract map.
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel .
1) The minimum lot size shall be three thousand-three
hundred (3,300) square feet.
2) The minimum lot frontage shall be thirty (30) feet;
however, the minimum required lot frontage for
cul-de-sac and knuckle lots shall be twenty (20) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Second unit are not permitted.
e. Maximum Building Height
The maximum building height shall be thirty-five (35) feet
and a maximum of two (2) stories.
1
III-15 1340D
f. Maximum Site Coverage
Maximum site coverage shall be sixty (60) percent.
g. Setback (Front Yard
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows:
Dwellings: Fifteen (15) feet.
Front entry garages or carports: Eighteen (18) feet.
Side entry garages: Ten (10) feet.
Eaves, fireplaces and balconies : Six (6) feet.
h. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
Dwellings, garages and accessory buildings : Minimum of
three (3) feet.
Eaves: Eighteen (18) inches .
2) Exterior Side Yard
Dwellings and accessory buildings : Minimum of six (6)
feet.
Side entry garage or carports : Six (6) feet.
Eaves: Eighteen (18) inches .
3) Exception for Zero Lot Line
A zero side yard setback or a zero rear yard setback
shall be permitted as long as the following
requirements are met:
o The lot adjacent to the zero setback side or rear
yard shall be held under the same ownership at
the time of application and the setback for the
adjacent lot shall be either zero or a minimum of
six (6) feet.
o No portion of the dwelling or any architectural
features shall project over the property line,
except rooftop eaves no greater than 24-inches
o The zero setback shall not be adjacent to a
public or private right-of-way.
III-16 1340D
o Exposure protection between structures shall be
provided as specified by the Fire Department and
the Community Development Department.
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings : Fifteen (15) feet.
Garages or accessory buildings : Five (5) feet.
j . Building Separation '
The minimum building separation shall be six (6) feet.
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas .
1 . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot
shall be six (6) feet . Setback requirements are as
previously specified.
All streets within Planning Unit II-1 shall be privately
maintained but permit public access . The site plan shall be
designed as an inward-oriented planned community.
n. Parkway Landscaping
One (1) 36-inch box tree per forty-five (45) feet of street
frontage or fraction thereof. If a parkway is not provided,
the required street tree shall be planted within the front
setback of each lot prior to final inspection.
4. Medium Density Residential (RM)
a. Purpose
I
The Medium Density Residential district is intended to
provide for single family attached, condominiums, townhomes
and multi-family residential developments at medium densities .
III-17 1340D
b. Permitted Uses
Single-family attached condominiums, townhouses, stacked
flats and multi-family dwelling units (including apartments) ,
and customary accessory uses and structures permanently
located on a parcel, subject to approval of a conditional use
permit and a tentative parcel map or tentative tract map.
C. Maximum Density/Intensity
The maximum density shall not exceed fifteen (15) units/gross
acre.
d. Maximum Building Height
Maximum building height shall be:
Dwellings: Forty (40) feet and a maximum of three (3)
stories .
Accessory Buildings : Thirty-five (35) feet.
Vertical identification elements for non-habitable
common area structures may be twenty-five (25) feet
higher than the maximum building height.
e. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width.
f . Setback (Front Yard)
The minimum setback from the front property lines for all
structures, except stairways, exceeding forty-two (42) inches
in height shall be as follows :
Dwellings: fifteen (15) feet .
Front entry garages or carports : Twenty (20) foot
minimum, or five (5) foot minimum without driveway
parking.
Side entry garages : Ten (10) feet .
Eaves, fireplaces, open space easements and balconies:
Five (5) feet.
' III-18 1340D
g. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows:
1) Interior Side Yard
Dwellings, garages and accessory buildings: Fifteen
(15) foot minimum building structure separation for one
(1) and two (2) story buildings. Twenty (20) foot ,
minimum building structure separation for three (3)
story buildings .
Eaves : Eighteen (18) inches. ,
2) Exterior Side Yard
Dwellings, garages and accessory buildings: Minimum of ,
ten (10) feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches .
h. Setback (Rear Yards
The minimum setback from the rear property lines shall be as
follows :
Dwellings and open, unroofed stairways and balconies : ,
Five (5) feet.
Garages/accessory buildings: Five (5) feet.
i . Open Space
A minimum of 75 square feet per dwelling unit shall be
provided in private open space. In addition, the following
minimum common open space per dwelling unit shall be
provided: 250 square feet (1 bedroom unit) ; 300 square feet
(2 bedroom unit) ; 350 square feet (3 bedroom unit) .
j . Parking
Parking shall comply with the Huntington Beach Ordinance Code. '
k. Miscellaneous Requirements
1) Building Offset: Structures having dwellings attached ,
side-by-side shall be composed of not more than six (6)
dwelling units unless such structures provide an offset
on the front of the building a minimum of two (2) feet
for every two dwelling units in the structure.
III-19 1340D
r
2) Landscaping: All setback areas visible from an
adjacent public street -.and all common open space areas
shall be landscaped and permanently maintained in an
attractive manner with permanent automatic irrigation
facilities provided. Trees shall be provided at a rate
of one (1) 36-inch box tree per sixty (60) feet of
street frontage or fraction thereof.
3) A transportation corridor in Planning Area II shall be
set aside and maintained in accordance with Development
Agreement 90-1 and as illustrated in Exhibit 19 .
Habitable floor area shall be set back a minimum of ten
1 (10) feet from the southerly five hundred (500) feet on
both sides of the corridor. The corridor shall also be
landscaped to the extent legal access is available to
the developer.
5. Medium-High Density Residential (RMH)
a. Purpose
The Medium-High Density Residential district is intended to
provide for single family attached, condominiums, townhomes
and multi-family residential developments at medium-high
densities.
b. Permitted Uses
1) Single-family attached condominiums, townhouses,
stacked flats and multi-family dwelling units
(including apartments) , and customary accessory uses
and structures .
2) Plan Review: Conditional Use Permit.
C. Maximum Density/Intensity
The maximum density shall not exceed density twenty-five (25)
unit/gross acres.
d. Maximum Building Height
Maximum building height shall be:
Dwellings: Forty-five (45) feet and three (3) stories .
Accessory buildings : Thirty-five (35) feet.
Vertical identification elements for non-habitable
common area structures may be twenty-five (25) feet
higher than the maximum building height.
III-20 1340D
I(
iO4 HIKING/BIKING
TRAIL
65'
04
PROPERTY PROPERTY
LINE LINE
EXHIBIT 19
TYPICAL CROSS SECTION
CITY OF HUNTINGTON BEACH TRANSPORTATION/TRAIL CORRIDOR
HOLLY SEAC LOFF AREA SPECOFUC PLAN 11111111 1 �I �
a
' e. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation- area or public utility
right-of-way which is a minimum of 100-feet in clear width.
f . Setback (Front Yard)
The minimum setback from the front property lines for all
structures, except stairways, exceeding forty-two (42) inches
in height shall be as follows :
Dwellings: fifteen (15) feet.
Front entry garages or carports : Twenty (20) foot
minimum, or five (5) foot minimum without driveway
parking.
Side entry garages : Ten (10) feet.
Eaves, fireplaces, open/unroofed building stairways and
balconies: Five (5) feet.
Accessory buildings : Ten (10) feet.
g. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
Dwellings, garages and accessory buildings : Fifteen
(15) foot minimum building structure separation for one
(1) and two (2) story buildings . Twenty (20) foot
minimum building structure separation for three (3)
story buildings .
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
Dwellings and accessory buildings: Ten (10) feet .
Side entry garages or carports : Ten (10) feet.
Eaves: Eighteen (18) inches.
h. Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings, open/unroofed building stairways and
balconies : Five (5) feet.
Garages/accessory buildings: Three (3) feet.
III-21 1340D
i . Open Space
A minimum of 75 square feet per dwelling unit shall be
provided in private open space. In addition, the following
minimum common open space per dwelling unit shall be
provided: 250 square feet (1 bedroom unit) ; 300 square feet
(2 bedroom unit) ; 300 square feet (2 bedroom unit) ; 350
square feet (3/ bedroom unit) .
j . Parking t
Parking shall comply with the Huntington Beach Ordinance Code.
k. Miscellaneous Requirements '
1) Building Offset: Structures having dwellings attached
side-by-side shall be composed of not more than six (6) '
dwelling units unless such structures provide an offset
on the front of the building a minimum of two (2) feet
for every two dwelling units in the structure.
2) Landscaping: All setback areas visible from an
adjacent public street and all common open space areas '
shall be landscaped and permanently maintained in an
attractive manner with permanent automatic irrigation
facilities provided. Trees shall be provided at a rate
of one (1) 36-inch box tree per forty-five (45) feet of
street frontage or fraction thereof .
3) A transportation corridor in Planning Area II shall be '
set aside and maintained in accordance with Development
Agreement 90-1 and as illustrated in Exhibit 19 .
Habitable floor area shall be set back a minimum of ten
(10) feet from the southerly five hundred (500) feet on '
both sides of the corridor. The corridor shall also be
landscaped to the extent legal access is available to
the developer.
6. Mixed Development (MD)
a. Purpose '
The Mixed Development District is intended to provide for a
variety of commercial uses, facilities supporting the '
surrounding community and the opportunity for residential
uses . Commercial uses may include retail sales, services,
professional, administrative and medical office uses . Such '
uses shall be planned so as to create compatibility to each
other and the surrounding area.
III-22 1340D '
Development within the Mixed Development District may combine
residential and commercial uses in either of two ways :
• vertically, where the ground level is reserved for
commercial uses and the upper floor (or floors)
contains multifamily dwellings; and/or horizontally,
where residential uses are developed in conjunction
with commercial uses as an integrated development,
either in attached or in separate building complexes .
A comprehensive site plan for the entire district shall be
submitted and reviewed by the Planning Commission prior to or
concurrent with entitlements for new development to ensure
compatibility between surrounding uses, proposed uses and
activities in this area.
Concurrent with the filing of the comprehensive site plan, a
comprehensive pedestrian access plan shall be submitted which
provides linkages between residential and commercial project
areas.
A comprehensive, permanent set of covenants, conditions and
' restrictions covering limitation of the mixed development
entitlement, including a list of permitted uses and any
conditions of approval for the project, and all development,
performance and management standards shall be required as a
condition of approval .
b. Permitted Uses
' The following primary uses and structures shall be permitted,
subject to approval of a conditional use permit and
appropriate subdivisionmap:
-
1. Residential Uses All residential uses including
single-family and multi-family housing, apartments,
' condominiums and stock cooperatives.
2 . Office Uses -- Professional, general and medical
' offices .
3 . Commercial Uses -- Commercial uses such as retail
shops, restaurants, automobile service stations and
theaters .
C. Comprehensive Site Planning Requirements :
' 1. Any application for a conditional use permit and/or
tentative map shall be accompanied by a comprehensive
site plan for development of the entire Mixed
' Development area . This requirement does not apply to a
minor expansion (10 percent or less) of the existing
commercial center.
' III-23 1340D
2 . The comprehensive site plan shall provide a
well-planned vehicular circulation system, pedestrian
accessways segregated from arterials and internal
streets, and aesthetically pleasing landscape
features. Buildings shall be oriented and designed to
minimize visual intrusion upon existing residential
areas .
3 . A Planned Sign Program for the entire Mixed Development
area shall be submitted for approval by the Planning
Commission for all commercial and residential uses.
The Planned Sign Program shall be processed concurrent
with the first entitlement .
d. Maximum Density/Intensity
1. Retail: In accordance with Development Agreement
No . 90-1, a minimum of 100, 000 square feet
gross leasable area of retail uses shall be
maintained.
A maximum of 200, 000 total square feet of
gross leasable area of retail uses may be
permitted.
2 . Office: A maximum of 100, 000 square feet of gross
leasable area of office uses may be
permitted.
3 . Residential: The maximum number of residential dwelling
units shall be 475.
e. Site Development Standards
The following standards shall apply to all development:
1. Building site area: The building site area is the entire
net mixed development planning unit.
2 . Maximum Building Height :
Maximum building height shall be:
Eighty (80) feet
Vertical identification elements shall not exceed the
maximum building height .
3 . Maximum Site Coverage
Maximum site coverage for the entire mixed development area
shall be fifty (50) percent of net site area.
III-24 1340D
If any structure exceeds sixty-five (65) feet in height,
then the maximum site coverage for the entire mixed
development area shall be forty (40) percent of the net
site area.
' 4 . Building Setbacks and Orientation
a) Arterial Setbacks*
1) Along Main Street and Yorktown Avenue, the minimum
building setback shall be the greater of :
a) Twenty-five (25) feet, or
b) A horizontal distance equal to the building
' height (one to one setback) .
2) Along Goldenwest Street, the minimum building
setback shall be the greater of :
' a) Twenty-five (25) feet, or
b) One to one for buildings less than thirty (30)
feet in height, or
c) Two to one for buildings between thirty (30)
and sixty-five (65) feet in height, or
d) Four to one for buildings greater than
' sixty-five (65) feet in height.
3) Structures facing arterial streets shall be
t designed to avoid visual intrusion upon existing
residential areas. A line-of-sight/visual
intrusion study shall be provided for future
development which will analyze visual impacts to
' existing residential development. The study shall
be subject to review and approval by the Planning
Commission.
' 4) Structures shall be sited to provide a break in
massing along arterial streets.
' 5) Building elevations along arterials shall
incorporate one or more of the following to create
visual interest:
' a) Facade relief,
' b) Fenestration,
* Building height shall be measured from the closest arterial
street.
' III-25 1340D
c) Horizontal/vertical offsets and/or
d) Upper story setbacks
b) General Building Setbacks :
1) Front setbacks :
a) Ten (10) feet minimum from the interior street
line or property line if building is under
twenty-five (25) feet in height.
b) Fifteen (15) feet minimum from the interior
street line or property line if building is
between twenty-five (25) and thirty-five (35)
feet in height .
c) Twenty (20) feet minimum from the interior
street line or property line if building is
over thirty-five (35) feet in height .
d) Twenty (20) percent of the building facade
shall step back an average of ten (10) feet
from the interior street line or property line
along interior streets .
2) Side and Rear Setbacks:
a) Ten (10) foot minimum from the side or rear
property line for structures thirty-five (35)
feet or less in height.
b) Fifteen (15) foot minimum from the side or rear
property line if building is over thirty-five
(35) feet in height.
c) Eaves, cornices, chimneys, outside staircases,
balconies and similar architectural features
may project up to fifty (50) percent into the
required setback not to exceed six (6) feet.
5 . Free-standing residential projects shall conform to the
Medium High Density Residential development standards .
6 . Residential components of integrated development projects
shall conform to the mixed-use provisions . Open space and
parking requirements shall conform to the Medium High
Density Residential development standards .
f . Lighting: All lighting, exterior and interior, shall be
designed and located to minimize impacts to adjacent properties .
III-26 1340D
g. Commercial Loading and Unloading: All commercial loading and
unloading shall be performed on the site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways, adjacent Residential Planning Areas, and on-site
residential uses .
Truck loading, dock facilities, and the doors for such
facilities shall not face a residential area or be located
within twenty (20) feet of property zoned or general-planned
for residential use. Adequate on-site truck maneuvering space
shall be provided to minimize conflicts on adjacent streets .
h. Trash and Storage Areas : All storage, including cartons,
containers or trash, shall be located within a building or an
area enclosed by a wall of not less than six (6) feet in
height. An overhead enclosure shall be required if visible
from a residential area.
i . Parking: Parking shall comply with the Huntington Beach
1 Ordinance Code.
Exception: Medical office uses within vertically integrated
' commercial/residential projects shall comply with General
Office parking requirements .
j . Screening and Landscaping: Screening and landscaping shall
comply with the screening and landscaping provisions of the
Huntington Beach Ordinance Code. A landscape buffer adjacent
to proposed and existing industrial land uses shall be provided
' as depicted on Exhibit 18 .
k. Covenants , Conditions and Restrictions : A recorded copy of
covenants, conditions and restrictions shall be submitted to
the Community Development Department prior to occupancy of any
building. Approval for content shall be the responsibility of
the Community Development Department and approval as to form by
' the City Attorney.
j . Agent: A person or agent shall be designated as a permanent
' liaison to the City under the covenants, conditions and
restrictions of any project for the purpose of processing
occupancy requests, resolving land use enforcement problems,
and any other matters in which the City and property owner are
involved.
7. Commercial (C)
' a . Purpose
The Commercial district is intended to provide retail,
commercial and service uses in a neighborhood setting.
Permitted uses, development standards, parking, landscaping and
procedures will be regulated through the General Commercial
' District of the Huntington Beach Ordinance Code.
' III-27 1340D
b. Additional Permitted Uses
Existing, oil and gas production facilities and consolidation
of existing facilities, and drilling of new wells are
permitted within commercial areas in accordance with the
Huntington Beach Ordinance Code, subject to approval of a
conditional use permit.
C. Landscaping
All setback areas visible from an adjacent public street and
all common open space areas shall be landscaped and
permanently maintained in an attractive manner with permanent
automatic irrigation facilities provided. Trees shall be
provided at a rate of one (1) 36-inch box tree per forty-five
(45) feet of street frontage or fraction thereof .
8. Industrial (I)
a. Purpose
The Industrial district is intended to allow general
industrial uses. Such uses shall be sensitively designed in
relation to each other and the surrounding area. Permitted
uses, development standards, parking, landscaping and
procedures will be regulated through the General Industrial
District of the Huntington Beach Ordinance Code.
b. Additional Permitted Uses
Existing oil and gas production facilities, consolidation of
existing facilities and drilling of new wells are permitted
within Planning Units II-8 and IV-5 in accordance with the
Huntington Beach Ordinance Code, subject to approval of a
conditional use permit. The drilling of new oil wells is
prohibited within Planning Unit IV-3 .
C. Landscaping
All setback areas visible from an adjacent public street and
all common open space areas shall be landscaped and
permanently maintained in an attractive manner with permanent
automatic irrigation facilities provided. Trees shall be
provided at a rate of one (1) 36-inch box tree per forty-five
(45) feet of street frontage or fraction thereof .
9 . Open Space (OS)
a. Purpose
The Open Space district is designated as areas to be provided
as permanent public recreational open space.
III-28 1340D
b. Permitted Uses
rPermitted uses and other regulations for this district are in
accordance with the Recreational Open Space (ROS) provisions
in of the Huntington Beach Ordinance Code.
1
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I111-29 1340D
IV. ADMINISTRATION
IV. ADMINISTRATION
A. Development Phasing Plan
The Holly-Seacliff study area is anticipated to be
built out over a period of approximately 10 years, with
a target completion date of 2001. Actual construction
starts and occupancy will be dictated by market forces,
the removal of oil operations and interim uses, and the
requirements of individual property owners and
developers .
The Development Phasing Plan shown on Table 2 is a
program of the relative timing of development within
each of the individual planning areas. The Phasing
Plan also provides a guideline for the construction of
adequate community infrastructure within the
Holly-Seacliff Specific Plan area.
B. Public Facilities Improvement Responsibilities
In order to provide for public facilities improvements
' necessary to serve all future development within the
Holly-Seacliff area, developers will have a fair-share
responsibility for either (1) constructing the
necessary improvements required as described in the
Specific Plan concurrent with project development, or
(2) funding such necessary improvements if constructed
by other developers .
The City will determine and administer the fair-share
responsibility for the master public facilities
improvements, including sewer, water, drainage, roads,
' traffic controls, fire and police capital facilities as
described in the Specific Plan. If a developer
provides the necessary facilities beyond his fair-share
responsibility, that developer shall be reimbursed from
funds collected from other developers. If a developer
is required to pay fees, those fees will be based on
the City' s fair-share responsibility determination.
This determination will be based on a development ' s
proportional use of the master public facilities
improvements necessary to serve the development
utilizing assessment on a dwelling unit, acreage,
building square footage or front footage basis .
All development projects to be served by the master
public facilities improvements shall be conditioned to
construct facilities or pay fees per a Holly-Seacliff
Public Facilities Fee Ordinance. Such construction or
payment of fees shall be based on a fair-share
responsibility program as administered by the City
Public Works Department.
IV-1 1341D
Table 2
Development Phasing Plan
PLANNING ACRES USE TOTAL EXISTING PHASE I PHASE II PHASE III
DWELLING DWELLING
AREA UNITS UNITS 1990-1993 1994-1997 1998-2001
I 48 RESIDENTIAL 160 20 90 50
16 OPEN SPACE '
II 159 RESIDENTIAL 1,535 300 985 250
32 INDUSTRIAL '
III 179 RESIDENTIAL 1,450 150 750 550
7 COMMERCIAL '
16 OPEN SPACE '
IV 24 RESIDENTIAL 750 65 150 300 235
53 MIXED USE '
31 INDUSTRIAL '
4 COMMERCIAL '
TOTAL 569 3,895 65 620 2,125 1,085
* INDICATES TIMING OF NON-RESIDENTIAL USES.
Development Agreement No. 90-1 describes certain public
facilities improvements to be constructed by Pacific
Coast Homes and Garfield Partners.
C. Methods and Procedures
The methods and procedures for implementation and
administration of the Development Standards, as well as
the policies, guidelines and other conditions of this
Holly-Seacliff Specific Plan, are prescribed as follows:
1. Implementation
The Specific Plan shall be implemented through the
processing of site plans in conjunction with
conditional use permits, tentative tract maps and
tentative parcel maps . The site plans may be
prepared concurrently in sufficient detail to
determine conformance with the Specific Plan.
2. Tentative Tract Maps
For projects requiring a tentative tract or parcel
map(s) , the provisions and procedures contained in
the Huntington Beach Ordinance Code shall apply.
3 . Vesting Tentative Maps
For residential projects entailing a vesting
tentative tract map, the provisions and procedures
in the Huntington Beach Ordinance Code shall apply.
4 . Conditional Use Permits
For projects, uses and operations requiring a
conditional use permit pursuant to the provisions
of this Specific Plan, the procedures specified in
the Huntington Beach Ordinance Code shall apply.
5 . Special Permits/Variances
For projects or operations requiring a variance or
modification to the Development Standards
contained herein, deviations up to ten percent
(10%) may be approved via a special permit, except
for height and parking. Deviations greater than
ten percent (10%) may be approved via a
conditional exception.
IV-2 1341D
6 . Specific Plan Amendments
A Specific Plan amendment shall be required for
the following:
a) Changes to planning unit boundaries which
exceed fifteen percent (15%) of the approved
acreage on Table 1.
b) Changes to the Development Standards in the
Specific Plan.
c) Substantial variations from infrastructure
plans, as determined by the Director of
Public Works.
Specific Plan Amendments shall be processed in
accordance with either the zone change or code
amendment procedures, as appropriate, contained in
the Huntington Beach Ordinance Code.
7. Coastal Development Permits
The south western portion of the Holly-Seacliff
Specific Plan Area falls within the coastal zone.
All development projects proposed in this area
require a Coastal Development Permit .
D. Density Transfer Procedure
The Land Use Element of the Holly-Seacliff General Plan
Amendment allows dwelling units to be transferred from
a Planning Unit or Units within the same Planning Area,
so long as the maximum number of dwelling units allowed
by the General Plan for each Planning Unit is not
exceeded, and so long as the total number of dwelling
units allocated for that Planning Area is not exceeded.
As indicated on Table 1 of the Specific Plan, the
"average gross density" of each Planning Unit is less
than the General Plan maximum density. Since the
General Plan and the Development Standards permit
development up to the General Plan maximum density, the
following procedures are necessary to allow and monitor
density transfers within the Holly-Seacliff Specific
Plan Area .
1. Transfers Within A Planning Unit
Dwelling units may be transferred within a
Planning Unit as long as the total number of units
for the Planning Unit as shown on Table 1 remains
the same. If a property owner submits an
entitlement application for development of a
IV-3 1341D
portion of a Planning Unit for a density which is
greater or less than the average gross density for
the Planning Unit, then a transfer of density
within a Planning Unit is involved, as long as the
assigned total of units (as shown on Table 1)
remains the same. The subject application must
include:
1) a plan showing both the approved and proposed
allocations of dwelling units within the Planning
Unit, and
2) the written concurrence of all property owners
affected by the proposed transfer.
Density may not be transferred from a completed
project unless the transfer was approved at the
time said project was approved.
2 . Transfers Between Planning Units
Dwelling units may be transferred between Planning
Units within the same Planning Area. If a
property owner submits an entitlement application
for a Planning Unit for a density which is greater
or less than the average gross density for the
' Planning Unit, then a transfer of density between
Planning Units will be necessary. The subject
application must include:
1) a plan showing both the existing and proposed
allocation of dwelling units within all Planning
Units affected by the transfer, and
2) the written concurrence of all property owners
affected by the proposed transfer.
Density may not be transferred from a completed
project unless the transfer was approved at the
time said project was approved.
3 . Entitlement applications involving a density
transfer will require the following:
a. An Infrastructure Analysis documenting that
the transfer does not exceed proposed
infrastructure capacity. If capacity will
be exceeded based on the required analysis,
recommendations for additional
infrastructure improvements must also be
submitted. Required infrastructure
modifications shall be the responsibility of
IV-4 1341D
the party requesting the transfer, and shall
be placed as conditions of approval on the
appropriate development entitlement.
b. An Environmental Analysis in the form of the
City' s Initial Study documentation that the
proposed density transfer of planning units
will not affect the conclusions of the
environmental analysis contained in the
Certified EIR 89-1 for GPA 89-1.
C. A policy analysis documenting that the
density transfers within a planning unit or
between planning unit are consistent with
the goals, policies, and programs of the
City of Huntington Beach General Plan and
this Specific Plan.
E. Acreage/Boundary Changes
Acreage figures shown on the Land Use Table (Table 1)
are indicated to the nearest acre based upon planimeter
readings . Modifications, not to exceed fifteen percent
(15%) of the acreage and boundaries shown, may result
from more detailed planning and technical refinements
in the tentative tract map or site plan processes, and
shall not require an amendment to this Specific Plan.
IV-5 1341D
V. LEGAL DESCRIPTION
HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
BEING PORTIONS OF SECTIONS 34 AND 35, TOWNSHIP 5 SOUTH, RANGE 11
WEST, SAN BERNARDINO BASE AND MERIDIAN, PARTLY IN THE RANCHO LAS
BOLSAS AND PARTLY IN THE RANCHO LA BOLSA CHICA, AS SHOWN ON A
MAP RECORDED IN BOOK 51, PAGE 13 OF MISCELLANEOUS MAPS AND
PORTIONS OF SECTIONS 2, 3 AND 4, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAN
BERNARDINO BASE AND MERIDIAN IN THE RANCHO LAS BOLSAS, AS SHOWN
ON A MAP RECORDED IN BOOK 51, PAGE 14 OF MISCELLANEOUS MAPS,
RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE CENTERLINE INTERSECTION OF MAIN STREET AND
YORKTOWN AVENUE (SHOWN AS MANSION AVENUE ON A MAP FILED IN BOOK
95, PAGE 20 OF RECORD OF SURVEYS, RECORDS OF SAID ORANGE COUNTY);
THENCE NORTH 89041'42" WEST 1350.19 FEET ALONG THE CENTERLINE OF
SAID YORKTOWN AVENUE TO THE CENTERLINE OF GOLDENWEST STREET AS
SHOWN ON SAID LAST MENTIONED MAP; THENCE NORTH 41°37'25"EAST 11.92
FEET ALONG THE CENTERLINE OF SAID GOLDENWEST STREET TO AN ANGLE
POINT THEREIN; THENCE CONTINUING ALONG THE CENTERLINE OF
GOLDENWEST STREET, NORTH 00°16'53" EAST 1403.96 FEET TO ITS POINT OF
INTERSECTION WITH THE NORTHERLY LINE OF TRACT NO. 7656, AS SHOWN
ON THE MAP RECORDED IN BOOK 295, PAGES 28 THROUGH 31 OF
MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, SAID POINT BEING THE BEGINNING OF A NON-TANGENT CURVE
CONCAVE SOUTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO
SAID CURVE BEARS NORTH 09°38'08" WEST; THENCE WESTERLY 181.28 FEET
ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7656
THROUGH A CENTRAL ANGLE OF 12059'00", TO THE BEGINNING OF A
REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 800.00 FEET,
A RADIAL LINE TO SAID CURVE BEARS SOUTH 22°37'08" EAST; THENCE
CONTINUING WESTERLY 880.58 FEET .ALONG SAID CURVE AND SAID
NORTHERLY LINE OF TRACT NO. 7656 AND ALONG THE NORTHERLY LINE OF
TRACT NO. 7421, AS SHOWN ON THE MAP RECORDED IN BOOK 302, PAGES 20
THROUGH 23 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY, TO THE BEGINNING OF A REVERSE CURVE
CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 800.00 FEET, A RADIAL
LINE TO SAID CURVE BEARS NORTH 40026'54" EAST; THENCE
NORTHWESTERLY 249.63 FEET ALONG SAID CURVE AND SAID NORTHERLY
LINE OF TRACT NO. 7421 THROUGH A CENTRAL ANGLE OF 17052'42" THENCE
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS--LAND SURVEYORS�- vko No. 0844-273-3 Date
1�30�91 18012 COWAN,SUITE 210 • IRVINE, CA 92714
714/660-0110 FAX:660.0418 En r. PER Chk. Shut 1 Of 5
NORTH 00022'36"EAST 24.68 FEET; THENCE NORTH 44°22'22"WEST 78.12 FEET;
THENCE SOUTH 48052'36" WEST 27.00 FEET; THENCE SOUTH 79052'36" WEST
248.95 FEET; THENCE SOUTH 00°22'36" WEST 5.90 FEET; THENCE NORTH
89037'24" WEST 72.36 FEET; THENCE SOUTH 80°35'37" WEST 262.07 FEET;
THENCE SOUTH 56052'22" WEST 157.58 FEET; THENCE SOUTH 36°35'30" WEST
109.38 FEET; THENCE SOUTH 43°48'10" WEST 151.41 FEET; THENCE SOUTH
02006'09" WEST 384.31 FEET; THENCE SOUTH 22047'17" WEST 236.88 FEET;
THENCE SOUTH 11043'51" EAST 123.87 FEET; THENCE SOUTH 35008'20" EAST
258.90 FEET; THENCE SOUTH 27°31'58 EAST 336.22 FEET; THENCE SOUTH
370 12'45" EAST 170.83 FEET; THENCE NORTH 570 19'50" EAST 67.67 FEET;
THENCE NORTH 340 15'43" WEST 68.56 FEET; THENCE NORTH 47°12'59" EAST
106.40 FEET; THENCE SOUTH 52°33'36" EAST 202.68 FEET; THENCE SOUTH
56002'22" EAST 89.12 FEET; THENCE SOUTH 85°36'09" EAST 148.27 FEET;
THENCE SOUTH 42033'44" EAST 151.24 FEET; THENCE SOUTH 26013'49" WEST
112.82 FEET; THENCE SOUTH 47°37'07" WEST 178.23 FEET; THENCE SOUTH
56031'48" WEST 90.34 FEET; THENCE SOUTH 52026'55" WEST 109.64 FEET;
THENCE SOUTH 53034'35" WEST 199.31 FEET; THENCE SOUTH 53°21'07" WEST
144.84 FEET; THENCE SOUTH 53034'54" WEST 79.68 FEET; THENCE NORTH
78049'50" WEST 129.11 FEET; THENCE NORTH 82026'29" WEST 132.50 FEET;
THENCE NORTH 87053'06" WEST 142.58 FEET; THENCE NORTH 88034'45" WEST
482.97 FEET; THENCE SOUTH 79009'09" WEST 427.24 FEET; THENCE SOUTH
78011'24" WEST 320.84 FEET; THENCE NORTH 09007'55" EAST 186.17 FEET;
THENCE NORTH 11003'24" EAST 248.08 FEET; THENCE NORTH 19"01'22" EAST
142.80 FEET; THENCE NORTH 36057'38" EAST 41.06 FEET; THENCE NORTH
35024'38" EAST 689.02 FEET; THENCE NORTH 05°02'22" WEST 61.09 FEET;
THENCE NORTH 85046'51" WEST 28.56 FEET; THENCE SOUTH 53058'25" WEST
49.15 FEET; THENCE NORTH 78°51'01" WEST 62.70 FEET; THENCE NORTH
59032'35" WEST 112.08 FEET; THENCE NORTH 70°28'27" WEST 109.58 FEET;
THENCE NORTH 27044'02" EAST 108.69 FEET; THENCE NORTH 17°29'33" EAST
232.75 FEET; THENCE NORTH 09°47'41" EAST 224.74 FEET; THENCE NORTH
06041'28" EAST 218.10 FEET; THENCE NORTH 12050'02" EAST 125.61 FEET;
THENCE NORTH 11°12'50" WEST 67.15 FEET; THENCE NORTH 76"16'19" WEST
54.17 FEET; THENCE SOUTH 68056'58" WEST 44.19 FEET; THENCE SOUTH
13042'05" WEST 241.82 FEET; THENCE SOUTH 32053'58" WEST 74.39 FEET;
THENCE NORTH 83032'50" WEST 85.42 FEET; THENCE NORTH 84043'58" WEST
68.77 FEET; THENCE NORTH 53016'51" WEST 49.91 FEET; THENCE NORTH
06004'10" EAST 55.63 FEET; THENCE NORTH 03004'00" WEST 150.41 FEET;
THENCE NORTH 4505233" EAST 85.70 FEET; THENCE NORTH 1504553" EAST
122.97 FEET; THENCE NORTH 44048'17" WEST 98.42 FEET; THENCE NORTH
35004'20" WEST 62.07 FEET; THENCE NORTH 49°18'15" WEST 427.57 FEET;
THENCE NORTH 70042'04" WEST 751.89 FEET; TO A POINT ON THE
NORTHEASTERLY PROJECTION OF THAT CERTAIN COURSE DESCRIBED AS
"NORTH 41°42'13" EAST 164.55 FEET" FOR A PORTION OF THE
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS-PLANNERS-LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No. Date
714/660-0110 FAX:660-0418 En r_ PER Chic. Sheet 2 Of 5
f t
SOUTHEASTERLY LINE OF SEAPOINT STREET (FORMERLY SEAVIEW AVENUE),
100.00 FEET IN WIDTH, AS SHOWN ON THE MAP FILED IN BOOK 166, PAGES 10
AND 11 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY; THENCE SOUTH 41°42'13" WEST 243.13 FEET ALONG SAID
NORTHEASTERLY PROJECTION TO THE MOST NORTHERLY CORNER OF
PARCEL 1 AS SHOWN ON SAID LAST MENTIONED MAP; THENCE ALONG THE
NORTHERLY LINE OF SAID MAP THE FOLLOWING COURSES: NORTH 48°17'47"
WEST 100.00 FEET, SOUTH 41-42113" WEST 164.55 FEET TO THE BEGINNING OF
A TANGENT CURVE,CONCAVE NORTHWESTERLY HAVING A RADIUS OF 750.00
FEET AND SOUTHWESTERLY 259.51 FEET ALONG SAID CURVE THROUGH A
CENTRAL ANGLE OF 19049'31" TO THE MOST NORTHEASTERLY LINE OF THE
LAND DESCRIBED IN THAT CERTAIN PARTIAL RECONVEYANCE RECORDED
AS INSTRUMENT NO. 82-222367 OF OFFICIAL RECORDS OF SAID COUNTY;
THENCE LEAVING SAID NORTHERLY LINE OF SAID LAST MENTIONED MAP
NORTH 42011'18" WEST 360.45 FEET ALONG SAID NORTHEASTERLY LINE OF
THE ABOVE DESCRIBED PARTIAL RECONVEYANCE TO A POINT ON THE
NORTHERLY LINE OF THE HUNTINGTON BEACH CITY LIMIT BOUNDARY, AS
SHOWN ON THE MAP FILED IN BOOK 92, PAGES 19 THROUGH 28 OF RECORD
OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
THENCE ALONG SAID BOUNDARY LINE THE FOLLOWING COURSES: SOUTH
89037'14" EAST 91.97 FEET, NORTH 00-15123" EAST 328.98 FEET, SOUTH
89043'03" EAST 660.16 FEET, NORTH 00°19'15" EAST 328.84 FEET, NORTH
89041'36" WEST 231.59 FEET, NORTH 26049'24" EAST 1107.66 FEET AND SOUTH
89041'05" EAST 726.01 FEET; THENCE NORTH 00°17'53" EAST 1321.75 FEET
ALONG SAID HUNTINGTON BEACH CITY LIMIT BOUNDARY TO THE
NORTHWEST CORNER OF PARCEL 1 AS SHOWN ON THE MAP FILED IN BOOK
42, PAGE 25 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY; THENCE
NORTH 89032'59" EAST 988.61 FEET ALONG THE NORTHERLY LINE OF SAID
PARCEL 1 AND ITS EASTERLY PROJECTION TO A POINT ON THE EAST LINE
OF THE SOUTHWEST QUARTER OF SAID SECTION 34, SAID LINE BEING THE
CENTERLINE OF EDWARDS STREET; THENCE SOUTH 00°16'06" WEST 2310.30
FEET ALONG SAID CENTERLINE OF EDWARDS STREET TO THE CENTERLINE
POINT OF INTERSECTION OF SAID EDWARDS STREET AND GARFIELD AVENUE
AS SHOWN ON SAID AFOREMENTIONED MAP FILED IN BOOK 92, PAGES 19
THROUGH 28 OF RECORD OF SURVEYS OF SAID COUNTY SAID POINT ALSO
BEING THE SOUTH QUARTER CORNER OF SAID SECTION 34; THENCE SOUTH
89042'05 EAST 2639.70 FEET ALONG THE SOUTH LINE OF THE SOUTHEAST
QUARTER OF SECTION 34 AND SAID CENTERLINE OF GARFIELD AVENUE TO
THE CENTERLINE POINT OF INTERSECTION OF SAID GARFIELD AVENUE AND
GOLDENWEST STREET, (SHOWN AS WESTMINSTER AVENUE ON THE MAP OF
GARFIELD STREET ADDITION TO HUNTINGTON BEACH, FILED IN BOOK 7,
PAGES 27 AND 28 OF MISCELLANEOUS MAPS OF SAID COUNTY), SAID POINT
ALSO BEING THE SOUTHEAST CORNER OF SAID SECTION 34; THENCE NORTH
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 a IRVINE, CA 92714 W.O.No. Date
714/660-0110 FAX:660-0418 En r. PER Chic. Sheet 3 of 5
000 16'18" EAST 2639.61 FEET ALONG THE EAST LINE OF THE SOUTHEAST
QUARTER OF SAID SECTION 34 AND THE CENTERLINE OF SAID GOLDENWEST
STREET TO THE EAST QUARTER CORNER OF SAID SECTION 34, SAID CORNER
BEING THE CENTERLINE POINT OF INTERSECTION OF GOLDENWEST STREET
AND ELLIS AVENUE; THENCE SOUTH 89°43'37" EAST 1982.30 FEET ALONG THE
CENTERLINE OF SAID ELLIS AVENUE, SAID CENTERLINE ALSO BEING THE
NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35 TO THE
CENTERLINE INTERSECTION OF GOTHARD STREET; THENCE CONTINUING
SOUTH 89043'37" EAST 33.82, MORE OR LESS, ALONG SAID NORTH LINE OF
THE SOUTHWEST QUARTER TO THE BEGINNING OF A TANGENT CURVE
CONCAVE SOUTHERLY, HAVING A RADIUS OF 1000.00 FEET; THENCE
SOUTHEASTERLY 339.26 FEET, MORE OR LESS, ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 19026'18" TO THE BEGINNING OF A REVERSE CURVE
CONCAVE NORTHERLY HAVING A RADIUS OF 1000.00 FEET, A RADIAL LINE
TO SAID CURVE BEARS SOUTH 19042'41" WEST; THENCE EASTERLY 320.08
FEET, ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 18020'21" TO AN
INTERSECTION WITH A LINE PARALLEL WITH AND EASTERLY 20.00 FEET
FROM THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35;
THENCE SOUTH 00018'39" WEST 455.28 FEET, MORE OR LESS, ALONG SAID
PARALLEL LINE TO A POINT ON THE WESTERLY PROJECTION OF THE SOUTH
LINE OF PARCEL 1 OF THE MAP FILED IN BOOK 132, PAGES 35 AND 36 OF
PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH
89044'06" EAST 639.65 FEET ALONG SAID WESTERLY PROJECTION AND SAID
SOUTH LINE OF PARCEL 1 TO THE CENTERLINE OF HUNTINGTON STREET AS
SHOWN ON PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF
PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH
00018'34" WEST 1326.13 FEET, MORE OR LESS, ALONG THE CENTERLINE OF
SAID HUNTINGTON STREET TO THE CENTERLINE INTERSECTION OF MAIN
STREET AND SAID HUNTINGTON STREET; THENCE CONTINUING ALONG THE
CENTERLINE OF SAID HUNTINGTON STREET SOUTH 000 17'42" WEST 744.99
FEET TO THE CENTERLINE INTERSECTION OF GARFIELD AVENUE AND SAID
HUNTINGTON STREET, AS SHOWN ON SAID PARCEL MAP NO. 81-575, FILED IN
BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS RECORDS OF SAID HUNTINGTON
BEACH, THENCE ALONG SAID CENTERLINE OF GARFIELD AVENUE NORTH
89042'04" WEST 659.89 FEET TO THE SOUTH QUARTER CORNER OF SAID
SECTION 35; THENCE CONTINUING ALONG SAID CENTERLINE OF GARFIELD
AVENUE, NORTH 89°43'21" WEST 82.85 FEET TO THE CENTERLINE
INTERSECTION OF MAIN STREET AND SAID GARFIELD AVENUE AS SHOWN ON
THE MAP OF TRACT NO. 10511 RECORDED IN BOOK 455, PAGES 13 THROUGH
17 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE
COUNTY; THENCE SOUTH 45017'24"WEST 774.32 FEET, MORE OR LESS, ALONG
THE CENTERLINE OF SAID MAIN STREET TO A POINT ON THE NORTHERLY
PROJECTION OF THE MOST WESTERLY LINE OF SAID TRACT NO. 10511
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No, Date
714/660-0110 FAX:660-0418 En r, PER Chk. Sheet 4 Of 5
DESCRIBED ABOVE, SAID LINE ALSO BEING THE EAST LINE OF HOLLY STREET,
30.00 FEET IN WIDTH AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE
SOUTH 00018'18" WEST 242.23 FEET ALONG SAID LINE TO AN ANGLE POINT TO
THE WEST LINE OF SAID TRACT NO. 10511; THENCE ALONG THE WESTERLY
LINE OF SAID TRACT THE FOLLOWING COURSES: SOUTH 89°40'56" EAST
280.19 FEET, SOUTH 00017'57" WEST 410.35 FEET, SOUTH 89°42'47" EAST 135.00
FEET AND SOUTH 00017'57" WEST 90.00 FEET TO THE NORTHERLY LINE OF
CLAY AVENUE, 30.00 FEET IN WIDTH, AS SHOWN ON SAID MAP OF TRACT NO.
10511; THENCE SOUTH 00°17'13" WEST 30.00 FEET TO THE CENTERLINE OF
SAID CLAY AVENUE; THENCE NORTH 89°42'47" WEST 813.43 FEET TO THE
CENTERLINE INTERSECTION OF CLAY AVENUE AND MAIN STREET AS SHOWN
ON THE MAP FILED IN BOOK 100, PAGES 46 AND 47 OF PARCEL MAPS,
RECORDS OF SAID ORANGE COUNTY; THENCE ALONG SAID CENTERLINE OF
MAIN STREET SOUTH 19 14 02 WEST 829.19 FEET TO AN ANGLE POINT IN
SAME; THENCE CONTINUING ALONG SAID CENTERLINE OF MAIN STREET
SOUTH 000 18'10" WEST 545.95 FEET TO THE POINT OF BEGINNING.
CONTAINING 568.90 ACRES, MORE OR LESS.
r
i
r
r
r
ALDEN & LEGAL DESCRIPTION
SSOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 W.O.NO. Date
714/660-0110 FAX:660-0418 En r. PER Chk. Sheet 5 Of 5 _
.�,� .., s ,.. .� �■r �. ..� s �r a� m are r mom � r
VI. MITIGATION MEASURES
VI. MITIGATION MEASURES
FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1
These mitigation measures are required of the Holly-Seacliff
Specific Plan pursuant to Final Environmental Impact Report
89-1 and should be imposed on future projects in the Specific
Plan area.
Land Use
On-Site Land Uses
1. Prior to issuance of building permits for individual
tracts, the applicant should demonstrate that service
vehicle access to all remaining operating oil wells on
site is monitored through the existing or proposed
residential tracts.
2 . All potential buyers and renters of on-site residences
should be notified of the affects resulting from
on-site and off-site oil production activities . The
' notification should state the frequency and locations
of maintenance and service operations . The
notification should indicate that noise levels from oil
activities may also significantly increase during these
times .
Air Quality
1. Because it only takes a small amount of material to
generate odors, it is important to maintain a very
clean operation. Therefore, any oil spilled on the
ground should be quickly cleaned up. Well sumps should
be pumped out after pulling a well and periodically in
the interim. Maintenance of seals and gaskets on pumps
and piping should be performed whenever leaks are
evident. General clean-up of the site should result in
significant improvements in the level of odor found in
the area.
2 . Appropriately designed, vapor recovery systems which
pull the gas off the well casing should be employed, as
well as vapor recovery systems for oil transport
trucks . A similar system could be employed for any
remaining storage facilities on site.
r
r
r
VI-1 1342D
Noise
1. Noise levels generated by the oil operations should be
mitigated to levels consistent with the Huntington
Beach Noise Ordinance, by locating consolidation
area(s) at least 300 feet from the nearest residential
or other sensitive land uses (locating consolidation
areas within industrial-use areas would be the most
desirable from a noise standpoint) . The oil wells
could be located closer to sensitive land uses if a
perimeter wall with a minimum height of 8 feet was
utilized around the consolidation area(s) . The
following mitigation measures assume a 100 foot
distance to the receptor and the mitigation affects of
an 8 foot sound wall . Additional analysis of the
consolidation area(s) will be necessary when phasing
plans become available.
Oil Well Drilling Operations
2. The results show that in order for the drilling
operations to satisfy the Huntington Beach Noise
Ordinance outdoor standards, electric motors with
acoustic blankets must be used. Diesel motors even
when shielded by acoustic blankets will not meet the
nighttime Noise Ordinance standards at the on-site and
off-site residences and will not meet the daytime Noise
Ordinance standards at the on-site residences . If
there are plans to conduct the drilling operations
during the nighttime hours, then according to the Oil
Code, the operations must be soundproofed. Acoustic
blankets as well as an 8 foot high masonry wall along
the site perimeter will likely reduce the noise levels
to below the Noise Ordinance standards .
Oil Well Pumping
3 . The well pumps used in the consolidation area should be
submerged. If other types of well pumps such as ground
level electric or diesel pumps may be necessary.
Specific mitigation measures should be presented in an
additional noise study.
Well Pulling, Redrilling and Service Drilling Operations
4 . Well pulling and drilling operations are confined to
daytime hours (7: 00 a.m. to 10 : 00 p.m. ) by the Oil
Code. Any redrilling performed at night must provide
soundproofing to comply with the Noise Ordinance. The
Oil Code prohibits the pulling of wells during the
nighttime hours (10 : 00 to 7: 00 a.m. ) . Well maintenance
activities should also be conducted between the hours
VI-2 1342D
M f 1 1
or 7: 00 a.m. and 10:00 p.m. only. Although high levels
of noise may be generated by routine well maintenance
operations, these activities would occur inside the
noise barrier surrounding the consolidation area.
5 . Service drilling for this project will be conducted
during the daytime hours only. Data on service
drilling operations indicate that with a diesel-
powered service rig and an 8 foot high noise barrier,
the noise level at 100 feet will likely be 55 dBA which
corresponds to the City' s daytime Noise Ordinance
standard. All servicing of the wells must comply with
the noise standards contained in the Huntington Beach
code.
Truck Operations
6 . Truck operations should be limited to daytime hours
only (7 a.m. to 10 p.m. )
Helicopter Operations
7. A notice (and statement of acknowledgement) to
prospective homeowners is required stating that the
property is subject to overflight, sight and sound of
helicopters associated with the police facility.
Oil Facilities
1. Future Specific Plan(s) should include an area or areas
for the consolidation of oil well facilities .
2 . All new development proposals should be accompanied by:
o A plan which addresses the requirements for
abandoned wells.
ro The abandonment plans for existing wells.
o The operational plans for any remaining wells and
facilities .
These plans must satisfy the requirements of the City of Huntington
Beach and the Division of Oil and Gas .
3 . The criteria for the approval of development plans
within oil districts should include:
VI-3 1342D
(a) That enough open space has been reserved around
the oil operation site to allow existing and
future equipment which could reasonably be
expected to be used on the site, including any
setbacks from new development required by the Fire
Chief .
(b) That adequate access to all operation sites is
provided for portable equipment and emergency
vehicles .
(c) That reasonable expansion of the existing
facilities, if permitted in the oil district, can
be accomplished.
(d) That any proposed development includes all
provisions for sound-proofing and fire protection
required by the Fire Chief .
(e) That screening of oil facilities from any new
development is included in the plan.
(Section 9680 .4, Article 968 OIL DISTRICTS, City
of Huntington Beach Municipal code. )
4 . As future development occurs, continued subsidence rate
monitoring for the region of the subject site is
necessary to determine if subsidence rates are
declining with current water injection methods being
used at operating oil production facilities.
5 . The use of post-tensioned slabs should be considered in
the foundation design in order to eliminate distress to
structures and slabs from minor regional subsidence.
Although this measure will provide for a more rigid
slab, it will be no means eliminate distress to
foundations resulting from the rapid subsidence of the
land from continued oil and gas withdrawal.
Cultural Resources
Archaeology
1 . It is suggested that the research design be prepared by
the Principal Investigator selected to perform the work
and that it be reviewed by a second consulting
archaeologist . This step will help insure the
completeness and viability of the research design prior
VI-4 1342D
to its implementation. The involvement of a second
professional is viewed as an inexpensive means of
insuring that no major elements are overlooked.
2 . The archaeological deposits within the Holly-Seacliff
study area should be subjected to a program of
excavation designed to recover sufficient data to fully
describe the sites. The following program is
recommended:
a. Analysis of the collections made by the Pacific
Coast Archaeological Society, Long Beach State
University and any community college which has
such material. If the collections are properly
provenienced and are accompanied by adequate
documentation, they should be brought together
during this phase and complete analysis
performed. Of particular importance during this
phase is the recovery of survey date to be used to
determine the exact locations of previous
excavation efforts.
b. Prior to the beginning of any excavation effort, a
burial strategy should be developed by the
archaeologist retained to accomplish the
excavation members of the Native American
community and appropriate City Staff . The
strategy should address details of the handling
and processing of human remains encountered during
excavation, as well as the ultimate disposition of
such remains .
C. Completion of test excavations should be made at
each of the archaeological deposits . The
information gained from the test excavation will
guide the following data recovery excavation. The
excavations should have two primary goals:
o Definition of site boundaries and depth.
o Determination of the significance of the
site and its degree of preservation.
d. A statistically valid sample of site material
should be excavated. The data recovery excavation
should be conducted under the provisions of a
carefully developed research design. The research
questions presented earlier in this report should
VI-5 1342D
be incorporated into the research design, other
important research questions should be developed
from the test excavation data included, and a
statement of methodology to be observed must be
included.
e. A qualified observer appointed by the Principal
Investigator/Archaeologist should monitor grading
of the archaeological sites to recover important
material which might appear. The monitor will be
assigned by the Principal Investigator. This
activity may require some minor delay or
redirecting of grading while material is being
recovered. The observer should be prepared to
recover material as rapidly as is consistent with
good archaeological practice. Monitoring should
be on a full time basis when grading is taking
place on or near an archaeological deposit.
However, the grading should terminate when the
cultural deposit has been entirely removed and
clearly sterile deposits exposed.
f . All excavation and ground disturbing observation
projects should include a Native American
Observer. Burials are known to exist at some of
the sites, a circumstance which is extremely
important to the Native American community.
g. A detailed professional report should be prepared
which fully describes the site and its place in
pre-history. Reports should receive sufficient
distribution which includes the City, the County
and the UCLA repository for archeology to insure
their availability to future researchers.
h. Arrangements should be made for proper curation of
the collections . It is expected that large
quantities of materials will be collected during
the excavation. Curation should be at an
institution which has the proper facilities for
storage, display and use by interested scholars
and the general public.
VI-6 1342D
3 . The shell and lithic scatters should be subjected to
test excavation to determine if they are or are not in
situ archaeological deposits. If any of the scatters
prove to be in situ archaeological material, a site
record should be prepared and submitted to the
Archaeological Survey, University of California, Los
Angeles, and the site should be treated as in
mitigation number one. If the sites are shown to be
not archaeological in nature or not in situ, then no
further action should be taken.
4 . Ground disturbing activity within the study area should
' be monitored by a qualified observer assigned by the
Principle Investigator/Archaeologist to determine if
significant historic deposits, (e.g. foundations, trash
deposits, privy pits and similar features) have been
exposed. The monitoring should be on a full-time
basis, but can be terminated when clearly undisturbed
geologic formations are exposed. If such exposures
occur, appropriate collections should be made, followed
by analysis and report preparation. Historic material
may be encountered anywhere within the Holly-Seacliff
property, but the area around the old Holly sugar
Refinery is probably more sensitive than the balance of
the project area. Historical material recovered at the
archaeological sites should be treated with those
deposits .
5 . The plaque commemorating oil well Huntington A-1 should
' be preserved. As development in the area continues, it
may be desirable to upgrade this feature.
Paleontology
6 . A qualified paleontologist should be detained to
periodically monitor the site during grading or
extensive trenching activities that cut into the San
Pedro Sand or the Quaternary marine terrace units.
' 7 . In areas where fossils are abundant, full-time
monitoring and salvage effort will be necessary ( 8
hours per day during grading or trenching activities) .
In areas where no fossils are being uncovered, the
monitoring time can be less than eight hours per day.
8 . The paleontologist should be allowed to temporarily
divert or direct grading operations to facilitate
assessment and salvaging of exposed fossils.
VI-7 1342D
9 . Collection and processing of matrix samples through
fine screens will be necessary to salvage any
microvertebrate remains . If a deposit of
microvertebrates is discovered, matrix material can be
moved off to one side of the grading area to allow for
further screening without delaying the developmental
work.
10 . All fossils and their contextual stratigraphic data
should go to an institution with a research interest in
the materials, such as the Orange County Natural
History Foundation.
Human Health and Safety
Surface Oil Contamination
1. Prior to grading and development, a site reconnaissance
should be performed including a phased Environmental
Site Assessment to evaluate areas where contamination
of the surficial soils may have taken place. The
environmental assessment should evaluate existing
available information pertinent to the site and also
undertake a limited investigation of possible on-site
contamination. Phase I should include:
a . Review of available documents pertinent to the
subject site to evaluate current and previous uses .
b. Site reconnaissance to evaluate areas where
contamination of surficial solid may have taken
place.
C. Excavation and testing of oil samples to determine
presence of near surface contamination of soil.
d. Subsurface exploration to determine presence of
sumps on-site. Testing of possible drilling
fluids for heavy metals .
e. Completion of soil gas vapor detection excavations
located adjacent to the existing on-site wells .
f . Testing of air samples for gas vapor, methane gas
and sulfur compounds .
VI-8 1342D
2 . The actual site characterization and remedial action
plan would be developed as part of a later phase. Upon
completion of the Environmental Assessment, a Remedial
Action Plan can be developed. This plan should address
the following items :
a. Treatment of possible crude oil contaminated
soils. A possible solution to this condition
would be aeration of the contaminated soils to
release the volatile gases and then incorporation
of the treated solid into the roadway fills
(subgrade) .
rb. Treatment of possible drilling sumps by either
on-site disposal of non-contaminated drilling
fluids or off-site disposal of contaminated fluids.
C. Treatment of the possibility of the accumulation
of methane gas .
Methane Gas
3 . Prior to development, a thorough site study for the
presence of surface and shallow subsurface methane gas
should be performed. Any abnormal findings would
require a Remedial Action Plan and further studies to
assure sufficient mitigation of the hazardous areas
prior to building construction. All structures should
have a gas and vapor barrier installed underneath the
slabs and foundations. Gas collection and ventilation
systems should be installed over abandoned wells which
are underneath or within ten (10) feet of any
structure, and over wells which show evidence of
surface emissions of methane gas . Additionally,
following construction of structures, an organic vapor
analysis should be conducted and the results evaluated
to assure that acceptable air quality is maintained
within buildings and residences .
4 . The presence of methane gas on-site should be the
subject of future studies that include the following
tasks:
a. Drilling of test wells to monitor for subsurface
methane deposits and confirm or deny the presence
of biogenic methane bearing strata near the
surface in the development area.
b. Shallow excavation and sampling in areas either
known or assumed to be potential drilling mud
sumps;
VI-9 1342D
C. Vapor monitoring of shallow vapor probes placed at
strategic location on the site and collection of
soil vapor samples;
d. Vapor survey areas adjacent to known abandoned oil
wells;
e. Laboratory analysis of selected soil samples for
metals and soil vapor samples for gases.
Other Oil Production Related Hazards
5 . Oil wells scheduled for abandonment should be completed
in accordance with the standards and specifications of
the City of Huntington Beach and the California
Division of Oil and Gas. Wells which have previously
been abandoned must be reabandoned to the most current
requirements of the City of Huntington Beach and the
Division of Oil and Gas .
6 . Existing oil production lines are located throughout
the site. Treatment of these lines will depend on
proposed land use and development. Utility lines
should be relocated and or removed with the trench
being filled with compacted fill .
Hazardous Materials
1. The use, storage and disposal of hazardous materials
should be enforced by City of Huntington Beach to
provide the greatest possible protection to the public
from accidental occurrences .
2 . Active wells remaining on-site should be secured and
screened as required by the City of Huntington Beach.
3 . Prior to development, a review of available public
health records should be performed to evaluate possible
public health risk sites in the vicinity of the subject
site.
4 . An inventory of all hazardous materials used and stored
by industries locating within the project area should
be maintained and recorded for use by the City Fire
Department. This inventory should include the location
at which each hazardous material is used.
VI-10 1342D
Aesthetics
1. Landscaping of future projects should be designed to
minimize visual impacts on adjacent parcels. Special
consideration should be given to orientation of the
project ' s residences (i .e. windows and deck) so as to
respect the privacy of adjacent and nearby homes.
2 . Wherever feasible, oil production facilities on-site
should be eliminated or consolidated to reduce their
total number. Facilities remaining on-site should be
painted, camouflaged, or otherwise screened by
perimeter walls, plantings or like treatments to reduce
their unsightliness to future residents .
' Land-Use Policies
Prior to the issuance of grading permits, the
Department of fish and Game should be notified of
grading activities on-site that are scheduled to
commence in the swales, in order to preclude the
possible elimination of wetland areas under the
jurisdiction of the Department of Fish and Game, as
further specified in the Biological Resources section
of this EIR.
Biological
1. Following construction of necessary infrastructure in
the main drainage swale, i .e. , utility lies, sewers,
etc. , this swale should remain as open space.
Mitigation for the loss of cattail marsh habitat (0. 5
acres) and willow habitat (0.5 acres) which are
depicted on Exhibit 20, will take place such that a
minimum of 1.0 acre of riparian vegetation is
established in this drainage swale. The plants
t utilized in the revegetated area will enclosed from the
recommended plant palette indicated on page VI-12 .
2. Through adoption of future Specific Plans large trees
suitable for use by raptors such as the red-shouldered
hawk, should preserved or replaced in accordance with
the tree species identified in the plant palette
contained on page VI-12 .
3 . Any grading or filling in the brackish wetlands in the
western portion of the project site sill be mitigated
by restoration of an equal area of coastal wetland at a
nearby location in the open space area.
4 . Effects upon on-site wetlands within the jurisdiction
of the California Department of Fish and Game will
require mitigation defined by 1603 permits .
r
VI-11 1342D
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CITY OF EXHIBIT 20
HHUNTI�NGT�O�N BnEAC2H BIOLOGICAL RESOURCES
n /
AME VDUlIl E T (GENERAL PLAN
LSA ASSOCIATES,N(a,
PLANT PALETTE
Scientific Name Common Name
Trees
Alnus rhombifolia White Alder
Juglans californica California Walnut
Platanus racemosa Sycamore
Quercus agrifolia Coast Live Oak
S. laevigata Red Willow
S. lasiandra Golden Willow
S. hindsiana Sandbar Willow
Salix lasiolepis Arroyo Willow
Umbellylaria californica California Bay
Tall Shrubs
Baccharis pilularis var. consanquinea Coyote Brush
Heteromeles arbutifolia Toyon
R. ovata Sugarbush
Rhus laurina Laurel sumac
Sambucus mexicana Elderberry
Low Shrubs and Vines
iDiplacus longiflorus Bush Monkeyflower
R. viburnifolium Catalina Currant
R. aureum Golden Currant
Ribes speciosum Fuschia-flowered
Gooseberry
Rosa californica California Rose
Rubus ursinus California
Blackberry
Toxicodendron diversilobum Poison Oak
Vitis californica California Grape
Herbaceous Plants and Grasses
Artemisia douglasiana Mugwort
Elymus condensatus Giant Wild Rye
Scirpus spp. Tule
Typha spp. Cattail
r
VI-12 1342D
Public Services and Utilities
Schools
1 . The General Plan Amendment 89-1 designates a site for a new
elementary school to serve students generated by residential
development within the project area.
2 . The school district and major landowner should enter into an
agreement for acquisition or lease of the site as part of
implementation of this General Plan Amendment.
3 . Developers should pay school impact fees to finance
construction of necessary school facilities .
4 . The Huntington Beach Union High School District should
coordinate its expansion plans with phasing of development
within the project area and surrounding areas .
VI-13 1342D
i
1
1
1
1
• F HUNTI NGTON
1 L E L HO LY-S AC IFF
SPECIFIC PLAN
V O L U M E 1 O F 2
C
ADOPTE D A P R I L 20 1 992 =+�"
O R D I N A N C E N O 3 1 2 8
1 A M E N D E D M A Y 1 9 1 9 9 2 ,
O R D I N A N C E N O 3 1 4 5
AMENDED SEPTEMBER 2 1 , 1 9 9 2
1 O R D I N A N C E N 0 3 1 7 0
T A B L E O F C O N T E N T S
Section Description Page
I. INTRODUCTION
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-1
B. Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-1
C. Project Area Description. . . . . . . . . . . . . . . . . . . . . . . . . I-2
D. Planning Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
II. DEVELOPMENT CONCEPT
A. General Development Plan. . . . . . . . . . . . . . . . . . . . . . . . . II-1
B. Land Use Categories. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
1. Residential. II-1
2 . Mixed Development. . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
3 . Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
4 . Industrial . II-3
5 . Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
C. Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
' D. Open Space/Recreation System. . . . . . . . . . . . . . . . . . . . . II-4
E. Grading Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-4
F. Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
G. Community Theme Guidelines . . . . . . . . . . . . . . . . . . . . . . . II-12
III. ZONING AND DEVELOPMENT STANDARDS
A. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
B. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
C. General Provisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-2
D. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . III-10
1. Low Density Residential 1. III-10
2. Low Density Residential 2. . . . . . . . . . . . . . . . . . . III-12
3 . Low Density Residential 3 . . . . . . . . . . . . . . . . . . . III-15
4 . Medium Density Residential. III-17
5 . Medium High Density Residential . . . . . . . . . . . . . III-20
6. Mixed Development. . . . . . . . . . . . . . . . . . . . . . . . . . . III-22
7. Commercial. III-27
8 . Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-28
9 . Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-28
i 1337D
Section Description Page
IV. ADMINISTRATION
A. Development Phasing Plan. . . . . . . . . . . . . . . . . . . . . . . . . IV-1
B. Public Facilities Improvement Responsibilities . . . IV-1
C. Methods and Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . IV-2
D. Density Transfer Procedure. . . . . . . . . . . . . . . . . . . . . . . IV-3
E. Acreage/Boundary Changes . . . . . . . . . . . . . . . . . . . . . . . . . IV-5
V. LEGAL DESCRIPTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-1
VI. MITIGATION MEASURES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI-1
HOLLY-SEACLIFF SPECIFIC PLAN TECHNICAL APPENDIX (Separate Document)
ii 1337D
LIST OF EXHIBITS
Exhibit
No. Title Following Page
1 Vicinity Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
2 Existing Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
3 General Development Plan. . . . . . . . . . . . . . . . . . . . II-1
4 Planning Area I Development Plan. . . . . . . . . . . . II-1
5 Planning Area II Development Plan. . . . . . . . . . . II-1
6 Planning Area III Development Plan. . . . . . . . . . II-1
7 Planning Area IV Development Plan. . . . . . . . . . . II-1
8 Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
9 Open Space, Park and Trail Plan. . . . . . . . . . . . . II-4
10 Infrastructure Schematic Plan - Drainage
and Sewer Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
11 Infrastructure Schematic Plan - Water
Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
12 Community Theme Plan. . . . . . . . . . . . . . . . . . . . . . . . II-12
13 Main Street Streetscape Section. . . . . . . . . . . . . II-14
14 Goldenwest Street Streetscape Section. . . . . . . II-14
15 Gothard Street Streetscape Section. . . . . . . . . . II-14
16 Overlay Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-3
17 P
Recreation/Open Space Corridor Section. . . . . . III-4
18 Commercial/Industrial Separation. . . . . . . . . . . . III-4
19 Transportation/Trail Corridor Section. . . . . . . III-20
20 Biological Resources. . . . . . . . . . . . . . . . . . . . . . . . VI-11
iii 1337D
LIST OF TABLES
Table
No. Title Following Page
1 Land Use Table. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
2 Development Phasing Plan. . . . . . . . . . . . . . . . . . . . IV-1
iv 1337D
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I. INTRODUCTION
I. INTRODUCTION
A. Purpose and Intent
The Holly-Seacliff Specific Plan provides the development
standards, design theme and administrative procedures
necessary to implement the policies of the City of Huntington
Beach General Plan and the Holly-Seacliff Master Plan
(General Plan Amendment 89-1) . The Specific Plan also
provides for application of mitigation measures contained in
Final Environmental Impact Report 89-1 and implements the
provisions of Development Agreement No. 90- 1 for the
Holly-Seacliff area.
B. Goals
The purpose of the Specific Plan is to implement the goals of
the Holly-Seacliff master plan, including:
o Distribution of planned residential uses, definition of
permitted housing types, and provision of a diversity
of housing types.
o Location, character and intensities of planned
commercial, industrial and mixed development uses .
o Alignments and design of arterial highways and
locations of traffic control devices.
o Design of community open spaces, parks, trails and
recreation facilities.
o Grading guidelines .
o Design of required public facilities to serve existing
and proposed development.
o Design and implementation of the community theme
elements.
This Specific Plan is regulatory in nature and serves as
zoning for the Holly-Seacliff area. Subsequent development
plans, vesting tentative tract maps, tentative tract maps,
parcel maps and other entitlement requests for the project
site must be consistent with both this Specific Plan, the
�i City of Huntington Beach General Plan and the Holly-Seacliff
General Plan Amendment No. 89-1.
I-1 1338D
C. Project Area Description
Location
The Specific Plan covers 569 acres located in the central
portion of the City of Huntington Beach as depicted in
Exhibit 1 (Vicinity Map) . A legal description of properties
included in the Specific Plan project area may be found in
Section V.
Present land uses surrounding the site include Huntington
Central Park, Ocean View Mobile Estates and industrial uses
to the north; residential and office uses to the east; the
Huntington Beach Civic Center, Huntington Beach High School,
Seacliff Country Club and residential uses to the south; and
the Bolsa Chica lowlands to the west.
The Holly-Seacliff Specific Plan excludes properties
contained in the previously adopted Ellis-Goldenwest Specific
Plan. Exhibit 2 illustrates the existing zoning within the
Specific Plan area.
Regional access to the project site is provided from the San
Diego Freeway (I-405) directly from the Goldenwest
interchange. Pacific Coast Highway (State Highway 1)
provides access from coastal areas to the north and south.
Local access is provided via Edwards, Goldenwest, Gothard and
Main Streets and Ellis, Garfield and Yorktown Avenues.
D. Planning Background
There are a number of previous approvals related to land use
regulations affecting the Holly-Seacliff Specific Plan Area.
These previous approvals include:
1. The Ellis-Goldenwest Specific Plan, approved by the
Huntington Beach City Council through its adoption of
Ordinance No. 2998 on June 26, 1989 . (Not a part of
the Holly-Seacliff Specific Plan. )
2. Final Environmental Impact Report No. 88-2 prepared for
the Ellis- Goldenwest Specific Plan (adopted on May 1,
1989, by Resolution No. 6022) .
3 . Holly-Seacliff General Plan Amendment No. 89-1 approved
by the City Council through its adoption of Resolution
No. 6098 on January 8, 1990 .
4 . Final Environmental Impact Report No. 89-1 prepared for
the Holly- Seacliff General Plan Amendment (adopted on
January 8, 1990, by Resolution No. 6097) .
5. Holly-Seacliff Development Agreement No. 90-1 (adopted
on November 5, 1990, by Ordinance No. 3080) .
I-2 1338D
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EXHIBIT 2
CITY OF HUNTINGTON BEACH EXISTING ZONING
The Holly-Seacliff Development Agreement establishes the
contractual development responsibilities between the City of
Huntington Beach, Pacific Coast Homes and Garfield Partners
regarding project phasing, open space dedications,
infrastructure improvements, reimbursable costs and other
obligations for each party. Although the Holly-Seacliff
Development Agreement applies only to the portions of the
Holly-Seacliff area to be developed by the parties specified
in the Agreement, it does provide for the future public
infrastructure improvements for all the Holly-Seacliff area.
The Specific Plan is an integral component for the
implementation of the Development Agreement.
The Holly-Seacliff Specific Plan is divided into four
Planning Areas (I through IV) and establishes the general
provisions and procedures to implement development of the
Holly-Seacliff area under General Plan Amendment No. 89-1.
I-3 1338D
i
II. DEVELOPMENT CONCEPT
II. DEVELOPMENT CONCEPT
A. General Development Plan
The development concept for the Holly-Seacliff Specific Plan
is designed in concert with the site' s cultural and natural
features to provide for a variety of compatible land uses:
residential, commercial, mixed development, industrial, open
space, parks and recreation areas . The Holly-Seacliff area
will be a large master-planned community located within the
central area of the City of Huntington Beach.
Residential areas are planned at a range of densities to
provide a variety of housing types, ranging from large
detached single-family homes to various types of multi-family
dwellings. The lower-density residential areas are located
in the western and central portions of the project and the
area abutting Seacliff Country Club. The medium density
areas are predominately located in the eastern and central
portion of the community, along Garfield Avenue, Main Street
and Gothard Street. Medium-high density areas are planned
along Garfield Avenue, near planned commercial and industrial
uses . A total of 475 residential units are also planned as
part of a mixed development project as part of the Seacliff
Village area.
An industrial park area is centrally located within the
community, at the intersection of the major arterial roadways
for convenient access and exposure. Neighborhood and
convenience commercial centers will be located along Garfield
Avenue to serve the residents ' shopping and service needs.
The Specific Plan also identifies public facilities including
three neighborhood parks.
The project is divided into four individual Planning Areas (I
through IV) , as shown on Exhibit 3, General Development
Plan. A summary of land uses within each Planning Area can
be found on Table 1, Land Use Table. The purpose of
identifying individual Planning Areas is to allow development
of individual distinct identities, focusing on the particular
character of land uses within each of the specific areas.
B. Land Use Categories
The following sections describe the development concepts for
each land use within the four Planning Areas .
1. Residential Land Uses
The Holly-Seacliff Specific Plan provides for a range
of residential densities and a variety of housing
types, consistent with residential densities permitted
throughout the City of Huntington Beach.
II-1 1339D
LEGEND
Op D Y7\ RL-1 LOW DENSITY RESIDENTIAL 1
MDU;AC
RL 2 LOW DENSITY RESIDENTIAL 2
r oU♦
EIIsA Avenue RL'� O`is DUAL DENSITY RESIDENTIAL
3 r�� �ems^\3':�'�"":�"&:..g3"ff.�e._��;a<:, .� ._ •a�i�Wiii,W1N>!rA>_Ilp�,rrpt.wrYu!.r wrw,v,u..��� � � .�,.^�^ : `
_•�, ✓J N�y O Y I I \ !_- v / RM MEDIUM DENSITY RESIDENTIAL
Ac
MEDIDEI DENSITY
wa^"�• RL-1 I i 1\�_ RMH RESIDENTNTIALAL
� -- � � � � � �_ �� 1St3 WRAC
, .
MIXED DEVELOPMENT
( RL 3 . 11•2� 8
0 COMMERCIAL
I2
ELLIS•GOLDENWEST J `
_... R�'� SPECIFIC PLAN ,. 'i I I INDUSTRIAL
! AREA
IF3 p$ OPEN SPACE
--- RMa O
RMH PLANNING AREA
� x ,
��� O
n•a�j� � r
PLANNING UNIT
�i 1-3 II-0 Ifs-.z,
RL 1 I I I RMH I O NEIGHBORHOOD PARKS
% uo-e I
OS RMH
r!!h"'K'*w-'Till,.•. I I ` II 7
..� �. • J��ryrl!!!Mrir•re",� _�.... �'wG�+i ...�wiwrlynwllP � .�1.er r!r.r
. �
.._.._.t� I RM RMH I C I
OSOQ` RM
• Iv-a I 2
1117
Y Avenuo � Clay Avenue
r
I IVA
MD
o_.
COASTAL 0NE ••�• •` A �� � '—__.....• f�
BOUNOARV2—a
••1 \(j! o,k own KvenueY Y ,
EXHIBIT 3
CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN
HOLLU-SEACUFF AREA 61PEUMC PLAN
_..� ,.= ---rr ; _,Akii0 r_ 1*� Allix �'I"', I/Aw
TABLE i
HOLLY-SEACLIFF SPECIFIC PLAN
LAND USE TABLE
v
UM AVERAGE DE .
STANDS
PLANNING PLANNING : LAND USE. < :'"..;' ;'': .;.;GROSS. :.:_oT GR ... R...
AREA UNIT CATEGORY ACRES`` UNITS DENSITY DENSITYSS
AG
I I-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10
1-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10
1-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10
1-4 OPEN SPACE 16 III-28
SUBTOTAL 64 160
II II-1 RESIDENTIAL-LOW DENSITY 3 62s 310 7 5.0 III-15
II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 10.3 III-17
II-3 RESIDENTIAL-MEDIUM DENSITY 34• 390 15 11.5 III-17
H-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 18.9 III-20
II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20
II-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 II1-20
II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-20
II-8 INDUSTRIAL 32 III-28
SUBTOTAL 191 1,535
III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 13.7 II1-17
III-2 RESIDENTIAL-LOW DENSITY 2 109 550 7 5.0 III-12
III-3 RESIDENTLA -MEDIUM DENSITY 11 140 15 12.7 III-17
111-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 22.0 III-20
III-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 133 III-17
111-6 COMMERCIAL 7 III-27
III-7 RESIDENTIAL-LOW DENSITY 2 12• 40 7 3.3 III-12
III-8 OPEN SPACE 16 II1-28
SUBTOTAL 202 1450
IV Tip-1 RESIDENTIAL-MEDIUM DENSITY 16 1 155 15 9.7 III-17
IV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-17
Tip-3 INDUSTRIAL 9 III-28
IV-4 MIXED DEVELOPMENT 53 475 25 14.4 II1-22
IV-5A INDUSTRIAL 22 II1-28
IV-6 COMMERCIAL 4 III-27
SUBTOTAL 112 750
TOTAL 569 3895
' Includes 4-acre Neighborhood Park.
E
i
a ♦�5
�� f
3
' 1 RL
1
1 SUBSTATION 1 6 ACC
---- 1 15
- —1
' tla ♦ 7t,.
(a 1-2 H
RL-1
$q'
- op- 3
1-4 $�
0S
16 AC
I-3 „
RL-1 g
165'DU
venue
COASTAL ZONE/
30UNDARY—
r�
NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 4
PLANNING AREA
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
OOLLOOOOLHFF La00/O OOCMC PLM d!""1"!o!' !. LR"
� ! Ellls Av u 39
r $ �G
� 3.�yF6� w �wa�r�r ■w�iwrrK■ ■ r�■irss9rwwwwi�■wwritwea�r■� _ »�`� '�`t 7I
I
t�
fi�wi• I
II 1
RL-3 n-2
N
62
` U 40 AC
NCLUDILS 4AC 415 DU c
PAIK11-6
I �
RMH
4AC
I I� II-3 \\\ � 75 DU
34 ACy
390 DU
'INCLUDES 4AC j� � II-5
PARK €' RMH
1 4AC
75 DU
II #,ems
RMH .�� II-7
321A 9 AC
RMH
a; 170 DU q 6 AC
gig
If
Garfield Avenue
4
NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 5
PLANNING AREA it
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
HoOLLV=8LQCUF �G�3CQ SPCCMC pL/Qiiiiiiiii"ii i
n° FEBRUARY 11,1991
COASTALZONE
BOUNDARY
a°
it M
o _ r�; Garfield Avenue
e 16 AC t: �
€ R M i' III-3 III 4 III 5 III 6 F
19 AC
RM v RMH i RM C ;
260 DU v 140 DU 2 0 DU 1; 240 DU AC AC
p 1
Pl
OS III-7
RL-
5OA U
♦F
\AC PARK �
/ III-2
/^Y' RL-2
n 109 AC Crav avenue
550 DU
� ,,.smgmc�sarsmmmsa NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 6I
PLANNING AREA III
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
o c d o D D o
Gz10O L��� ��QC����G� QG��Q �pCC��C��C� pl�QH ,.. ...
•.� ,.
r-� Garfield Avenue .._�
C
IV-�5 IV
aac
22 AC
16 AC
155 DU
� s
IVY 0 (IV-2
-- — I RM
g SAC
r? 9 AC 120 DU
t
�lay Avenue
a�
IV-4
MD
� a
475 DU 1a
c
F.f
{ l;;
f
f
Yorktown Avenue
NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 7
PLANNING AREA IV
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
a. Low Density
The Low Density categories are characterized by
densities ranging from 4 to 7 dwelling units per
acre.
Lots located in Planning Area I (RL-1) will be
oriented to maximize their relationship to the
linear park and provide unobstructed coastal views
from blufftop areas . Permitted uses include lot
sale subdivisions and detached single-family home
subdivisions.
Low-density uses (RL-2) in Planning Area III are
planned for areas abutting the private Seacliff
Golf Course. Low-density (RL-3) uses in Planning
Area II are planned as small lot detached
single-family homes oriented in a traditional
neighborhood setting.
b. Medium Density
The Medium Density (RM) category is planned to
include densities ranging from 7 to 15 dwelling
units per gross acre. Product types include
single-family detached, single-family attached,
and multi- family residential homes .
Medium Density areas are planned within Planning
Areas II, III and IV. The single-family attached
products will be two-story townhomes or flats.
The multi-family units will be two and three-story
condominiums/stacked flats and apartments.
C. Medium-High Density
The Medium-High Density (RMH) category is
characterized by densities ranging from 15-25
dwelling units per gross acre. Product types
include multi-family uses such as
condominium/stacked flats and apartments.
Single-family attached units will be permitted,
however this category will be primarily
multi-family uses. Medium- High density areas are
planned within Planning Areas II and III, along
Garfield Avenue. p
2. Mixed Development
The Mixed Development category allows for the creative
combination of commercial and residential uses in a
compatible manner. Residential products are expected
II-2 1339D
to include townhomes, condominiums, stacked flats and
apartments.
The location for this use is in Planning Area IV,
directly across from the Civic Center. The proposed
uses will be clustered around the existing Seacliff
Village retail center providing a focal point for the
entire project area.
3. Commercial Land Uses
Commercial land uses within the Holly-Seacliff Specific
Plan Area are planned along Garfield Avenue within
Planning Areas III and IV. The uses for these sites
are expected to be those characteristic of a
neighborhood commercial center, designed mainly to meet
the local community shopping needs and reduce trips
outside of the project area.
4. Industrial
The Industrial area, which currently is the center of
oil production and oil-related services and storage
uses, is intended to be developed as light
industrial.The Industrial land uses within
Holly-Seacliff are located at the intersection of
Garfield Avenue and Goldenwest Street and Clay Avenue
and Stewart Street, within Planning Areas II and IV.
5. Open Space
Open Space areas are designated within Planning Areas I
and III. These areas are planned to be incorporated
into the Bolsa Chica Linear Regional Park which will
feature trails and passive recreation uses .
C. Circulation Plan
The Circulation Plan, Exhibit 8, depicts the general
alignments and classifications of arterial highways within
the Specific Plan area. The Circulation Plan is in
accordance with provisions contained in the Holly- Seacliff
Development Agreement 90-1. The Development Agreement
provides a phasing plan for street improvements to correspond
to the phased development in the Specific Plan area and to
comply with and satisfy mitigation measures contained in
Final Environmental Impact Report No. 89-1. Additionally, as
stated in the Development Agreement, development projects
within the Specific Plan area will be conditioned to
participate in construction or fair-share funding associated
with required infrastructure improvements needed to serve the
Holly-Seacliff area.
II-3 1339D
LEGEND
EN D
to
y MAJOR ARTERIAL HIGHWAY
W T; rEn 6Lane-Divided
y Garfield Avenue(East of Goldenwest)
v _c Goldenwest Street(South of Garfield)
MODIFIED MAJOR HIGHWAY
Ellis Avenue
-- --------'- - 6 Lane-Divided
Gcrfkld Avenue(East of Seapolnl,
AW West of Goldenwest)
Goldenwest Street(North of Garfield)
PRIMARY HIGHWAY
RL-1 l 4 Lane-Divided
(�` Ellis Avenue(West of Gothard)
Main Street
( RL-3 Seapoini Street
RM Imo^ Yorktown Avenue
�`\ U MODIFIED SECONDARY HIGHWAY
ELLIS-GOLDENWEST 4Lane•Divided
iRL•I SPECIFIC PLAN \ I' Garfield Avenue(West of Seapoinp
AREA \
( SECONDARY HIGHWAY
4 Lane-Divided
-- ------ RM \ ' Edwards Street
EII18 Avenue(East of Golhmd)
RMH Gotherd Street
\ NOTE:
MH I See Technical Appendix for right-ol-way
' requkemants and striping plans.All local
R L•1 RMH streets shown shall be public unless
RMH I I designated with which may be private.
OS
RM ' i C Godield Avenue
ma � RM RMH C I
RM
OS q& I RM
e � ,
ea
r
\\`.\ I RM
RL-2 RL-2
�EY Avenue Clay Avenue
g MD
f
COASTAL ZONE
BOUNDARY--'
Yorktown Avenue
EXHIBIT 8
CITY OF HUNTINGTON BEACH CIRCULATION PLAN
The overall circulation concept relies on a hierarchy of
circulation features ranging from major arterials to local
residential streets. The system is designed to accommodate
City-generated through-traffic while discouraging intrusion
into individual neighborhood areas. Orange County Transit
District bus stops shall be provided at locations as shown on
Exhibit 12. Additional bus stops may be required at the time
of development.
A transportation corridor has been designated within Planning
Area II. See Development Standards for Residential Medium
and Medium High Densities for details. All streets shown on
the Circulation Plan are public streets unless otherwise
indicated. All public streets shall be developed to local
street standards (as a minimum) as shown on the Standard
Plans of the Public Works Department. All new traffic
signals installed as part of development within the Specific
Plan area shall be equipped with "Opticom" control devices.
Detailed street plans and operational criteria can be found
in the Holly Seacliff Specific Plan Technical Appendix.
D. Open Space/Recreation System
The Specific Plan designates 44 acres of open space and park
uses (see Exhibit 9) . Thirty-two (32) acres within Planning
Areas I and III are to be dedicated per Development Agreement
90-1 to the City for the Bolsa Chica Linear Regional Park,
which is planned to form a continuous open space corridor
along the bluffs between Talbert Avenue and the Pacific Coast
Highway for trails and passive recreation use.
Three P
neighborhood ark areas with a minimum of four acres
9
each are designated per Development Agreement 90-1 within the
residential neighborhoods in Planning Areas II and III .
These neighborhood facilities will provide local open space
and recreational amenities.
Neighborhoods within the Specific Plan area will be linked to
major open space/recreation facilities such as Huntington
Central Park and the Bolsa Chica Linear Regional Park by bike
lanes on all arterials.
Private recreational facilities will typically be provided
within the multi-family residential projects for the use of
the residents within these developments, adding to the public
recreational opportunities available within the Holly-
Seacliff project.
E. Grading Guidelines
Grading will be required to construct streets, infrastructure
and other site improvements and to create properly drained
development areas .
II-4 1339D
CENTRALPARK L E G E N D
`YYf ,'._� S .� ••••• CLASS 1 BIKE 1RAIl
iii •• o
CLASS II BIKE TRAIL
Ellls Avenue;'
.�-�����e.µy�.�y"N.y"..•Lii�i�N.-�..i �lt!i.w±rNf h•.rf�.�•+� ��.._iNs+".�s.i:�rsMH�'.�..i�' .i•vi. ` � ,,�..lt��"W���" EQUESTRIAN TRAIL
Pp�
. .: .. -
' I
LINEAR PARK v N 61 RECREATION AREA
VF
.............. SCENIC CORRIDOR
Ian ..................f = al RL-3 8
r� RM I o �I—f TRANSPORTATION/
TRAIL CORRIDOR
L ELLIS•GOLDENWEST •••• �� \ - -
i R �� N� 'jE-
PARK SITE AS IDENTIFIED IN
L-1 SPECIFIC PLAN RECREATION ELEMENT
AREA /J �'� NAI
'Y'
— — — RM
�, � � .��•• �aim-- I I °4
4a OS MN rti
RMH
RL 1
f
Y
+ .
f,
RM
Y "!y •-�..__-.....-.� • •"rw ww.........................
"....•tM:ENe•K•� .<,a•.cM:�E.N.• r!i:Ni..::i..y+.�N.�rN+iF-..iiN!1•.•.._sra :>
:>:>: *. GadielC Avenue
rRM
i
r
RM
RMH
I
RM
Y05QQoti/��✓ RM
RM
r \
a
RL-2 RL-2 J
.� � I
COY AVBU `���• CIOY Avenue
MD /,c8
COASTALZONE ` t;
BOUNOARV— GOlF COURSE / A 4
jvoi own—Xvenue
EXHIBIT 9
_
OPEN SPACE,
CITY OF HUNTINGTON BEACH PARKS, AND TRAILS PLAN
Another grading objective will be to balance cut and fill
within the project area. It is intended that borrow sites,
stockpiling and normal grading operations and procedures will
occur within each of the individual planning areas.
The major grading constraint for the area is the elevation of
existing public infrastructure facilities as they relate to
the existing grades in the area. All reasonable efforts will
be taken in the design of improvements and building pads to
minimize the amount of grading required to accomplish
workable and safe elevations through good engineering
practices.
All grading within the Specific Plan area will require a
grading permit and will be governed by soils, foundation and
other geotechnical reports prepared by registered
professional civil and geotechnical engineers, building
codes, established engineering practices and City
ordinances. The maximum slope ratio, horizontal to vertical,
will be 2 : 1 unless otherwise recommended by a geotechnical
engineering report and approved by the City.
Grading will occur in Planning Area I to lower grades near
the intersection of Edwards Street and Garfield Avenue to
meet safe highway design criteria, to increase useable areas
within the linear park and to create and enhance coastal view
opportunities.
In Planning Area II, grading will be necessary for the
construction of arterial and local street improvements and
the installation of master-planned drainage and sewer
improvements within unimproved ravines. The ravine areas
will be incorporated into a neighborhood linear park feature
with slopes no greater than 2: 1, in accordance with the
schematic cross section on Exhibit 17.
Within Planning Area III, grading will be required to create
and stabilize development areas and to direct runoff to
master-planned facilities. Within Planning Area IV, grading
will occur primarily in the Mixed Development area,
concurrent with the widening of Goldenwest Street and removal
of the existing abandoned reservoir.
The following guidelines are provided to enhance the visual
form and character of manufactured slopes within the
community:
1) Grading shall be consistent with City policies and
incorporate safe grading techniques to provide for
proper engineering practices and ensure adequate
site drainage.
II-5 1339D
2) Blended and variable slopes shall be employed to
restore a natural appearance within the framework
of grading that is geologically safe.
3) There shall be a smooth transition where graded
slopes meet existing grades. A transition at both
the top and toe of slopes should also be provided.
4) Graded slopes shall be revegetated or landscaped
per City approval.
F. Public Facilities
1. Infrastructure Plan
The Infrastructure Schematic Plan, Exhibits 10 and 11,
identifies existing and proposed storm drain, sewer and water
facility improvements to serve development within and
surrounding the Specific Plan area. A specific analysis of
infrastructure requirements and detailed design, construction
and phasing plans can be found in the Holly-Seacliff Specific
Plan Technical Appendix. The Technical Appendix also
includes detailed arterial street sections, right-of-way
requirements, traffic control systems and phasing plan.
Developers within the Specific Plan area will be responsible
for the construction of public facilities improvements on a
fair-share basis, as described in Section IV, Administration.
a . Storm Drains
Existing storm drainage facilities are maintained by
the City of Huntington Beach, Public Works Department.
The majority of the Holly Seacliff project area will
drain via improved swales or proposed underground
conduits into four primary runoff outlets . The first
of these primary outlets consists of drainage collected
from the northwest portion of the project draining
north. This runoff is either collected in a proposed
storm drain system from Edwards Street northeasterly to
the Ellis Avenue crossing, or drains in an improved
swale north to the Ellis Avenue crossing.
The second primary runoff area consists of flows
collected from the northeast and central portion of the
project. The existing swales in Planning Area II will
be upgraded and improved to accommodate both sewer and
underground storm drain facilities . Storm drain
systems will be added in Goldenwest Street from
Garfield Avenue to midway between Ellis and Garfield
Avenues, and in the realigned Gothard Street from
Ernest Avenue to midway between Ellis and Ernest
Avenues.
II-6 1339D
m ftu� Ma
L EGEND
\j
..AIN9
's,
= SEWER LINES
EE]
Sewer lift Station
........... ......... k .........T. . C1,11 Engineer:
.......... ---—------------ Wall-and Associates
..........
NOTE:
See Technical Appendix for Infrastructure
Sewer Lift Tailo, I I . .
detais.
10
.............
RL-3
RM)
ST
AREA
...ootoq—.v.*�-.�.--....*.
........ R
IDS R
MH
II
RL-1 RMH
............ RMHl
IDS
............... .............
=..... ............
RM
N RM RMH C
RM
R M
RL
C,.y All...
MD
COASTAL ZONE BOUNDAL'y
EXHIBIT 10
Drainage and Sewer Systems
CITY OF HUN�\INGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN
HOLLV-SMCUFF &HE/% OPEURC PUM UORNA
wx LEGEND
=."d r Station
.. .......... Proposed Terminal Reservoir
EE�
Store (exact location and size
to be determined).
I. 0�
k V. CIAI Engineer:
.................. ...... ...........I - / 1 '-__ _ __; _-
---------- -----------------------
----------------------------- --------------- ----------------------- Walden and Associates
....... -—-—-—-—-—
. .........
..............
NOTE:
�71
NJ
see Technical Appendix for Infrastructure
details,
v
FIL-1 i
RL-3
W
RM N
ELLIS-GOLDENWEST
RL-1 SPECIFIC PLAN
AREA
RM
RMH
IN R
Os
MH
FIL-1 RMH
RMH
Os
- -
----------------------
---------------------
- -—-——-—— -—-—-—-—-
"Opoied
RM li, i1i C i C i�Pump Station
IMH
RM A RM
RM F
j,
...0 --------
RIM
7
RL:i>
FIL-2
jM Existing
I I CW1,A1n.n
Pump station
MD
COASTAL ZONE
BOUNDARY—'
3OU
N\
EXHIBIT 11
Water Systems
CITY OF HUNTINGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN
HOLLV-SMCUFF MIE4 SMEMM [PUM
Ids- m, am im M 'ANN ti& oft -, ON M
The third primary runoff area consists of flows
collected in the most westerly and southwesterly
portion of the area. All runoff from these areas
drains to the south and through a detention basin at
the downstream end of the Seacliff golf course. This
basin has been designed to accommodate the future flows
from development.
The fourth drainage area consists of flows leaving the
project area through the southeast portion of the
site. Flows from this area will be transported off the
site via an extended storm drain system in Garfield or
through the developed areas of the Pacific Ranch
project.
Developers shall be responsible for the construction or
funding of drainage facilities within their project
and/or off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Storm drain system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
Plan Technical Appendix.
b. Sewer Facilities
Existing sewer facilities for the project area are
maintained by the City of Huntington Beach, Public
Works Department and the Sanitation District of Orange
County, District Nos. 3 and 11. The City' s Master Plan
of Sewers indicates that four major trunk lines and one
City pump station will be required to ultimately
collect and convey sewerage from the project area.
Generally, sewer lines 8-inches in diameter and
smaller, required for interior streets and individual
developments, will be the responsibility of developers
on a project-by-project basis.
Developers shall be responsible for the construction or
funding of sewer facilities within their project and/or
off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Sewer system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
II-7 1339D
Plan Technical Appendix.
C. Water Facilities
The majority of the project area lies within the
Reservoir Hill Assessment District, which operates as
part of the City of Huntington Beach Water System.
Although development throughout this district is
currently minimal, main lines and transmission lines to
service this entire area have been installed as part of
this District. Because the existing booster station
near Clay Avenue and Goldenwest Street is operating at
capacity, plans have been made for the construction of
a new booster pump station near Huntington Street and
Garfield Avenue.
To properly service the project site, some additional
12-inch water lines are required within the arterial
highways. Other smaller water lines will also be
necessary in local interior streets within the project
to provide water service to internal lots .
To mitigate project impacts on the City' s water system,
a 9-million gallon reservoir, water well, booster pump
and a major water transmission main will be constructed
outside the Holly-Seacliff Specific Plan Area to
provide adequate water service and storage capacity for
the area.
Developers shall be responsible for the construction or
funding of water facilities within their project and/or
off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share "
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Water system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
Plan Technical Appendix.
d. Fire and Emergency Medical/Police
As mitigation of project-related impacts, a Public
Safety Facility (Talbert Station) will be constructed,
furnished and equipped with fire and medical
apparatus . The facility will be constructed on land
provided by the City outside of the Specific Plan Area.
A police substation will also be constructed, furnished
and equipped as part of the Public Safety Facility.
The Specific Plan requires participation by developers
in a fair-share funding program for these facilities.
II-8 1339D
e. Reclaimed Water
The City of Huntington Beach Water Master Plan proposes
the use of reclaimed water for irrigation purposes.
The City of Huntington Beach Public Works Department,
Water Division, is currently coordinating with the
Orange County Water District (OCWD) for a supply of
reclaimed water to serve portions of the City. It is
anticipated that the City will be served via inclusion
in OCWD' s proposed Green Acres Reclamation Facilities
Project (GAP) .
The possible use of reclaimed water for some irrigated
areas should decrease the future use of potable water
throughout the developed Holly- Seacliff area. Should
the City implement and connect to the Green Acres
system of reclaimed water, such a system can be used to
irrigate major open space features only, such as
landscaped medians, parkways and parks, using
County-provided water.
Developers shall be responsible for the construction or
funding of reclaimed water facilities necessary to
serve the development. If a developer is required to
construct or to oversize these facilities beyond their
fair-share to serve other projects, the developer shall
enter into a reimbursement agreement with the City.
Reclaimed water system improvement requirements and
design criteria may be found in the Holly-Seacliff
Specific Plan Technical Appendix.
f . Parks
The proposed linear park areas in Planning Areas I and
III will be dedicated; and neighborhood parks in
Planning Areas II and III will be improved as provided
for in the Holly-Seacliff Development Agreement.
Properties not included in the Development Agreement
will be subject to the City Park Acquisition and
Development Fee Ordinance.
g. Library Facilities
Public library facilities are provided by the City of
Huntington Beach approximately one-half mile north of
the Specific Plan Area. All new development is
assessed for library services through the payment of a
cultural enrichment fee at the issuance of building
permits .
II-9 1339D
h. Schools
The Specific Plan Area is located within the Huntington
Beach City School District (Grades K-8) and the
Huntington Beach Union High School District (Grades
9-12) . All development within the Specific Plan Area
is subject to the payment of school impact fees at the
time of issuance of building permits, in accordance
with Government Code Section 53080 . School facility
impact mitigation measures per Final Environmental
Impact Report No. 89-1 shall be applied to development
within the Specific Plan Area (see Section VI) .
Schools shall be permitted in any Planning Area within
the Specific Plan in order to accommodate elementary
students generated by the development of the Specific
Plan and surrounding areas. A potential school site
within the Specific Plan boundaries may be established
by means of a general plan amendment.
Any new school facility shall be developed in
accordance with the construction and planning standards
and requirements of the City of Huntington Beach, the
Huntington Beach City School District, the State of
California Architects Office and the State of
California Department of Education.
In order to comply with mitigation measures identified
in Environmental Impact Report No. 89-1, proposed
future development within the Specific Plan may be
required to dedicate and convey land to the school
district, pay additional school impact fees and/or
provide other revenues to facilitate the financing of
construction and land for new school facilities . In
addition, mitigation may be achieved by providing new
or existing permanent or temporary classroom facilities.
Compliance with the above shall be addressed concurrent
with the filing of the first tentative tract map. The
developer shall demonstrate to the City' s satisfaction
and upon receipt of the School District ' s review that
the mitigation measures identified in Final
Environmental Impact Report No. 89-1 have been or will
be implemented prior to the approval of any tentative
tract maps .
A School Facilities Impact Mitigation and Reimbursement
Agreement shall be a condition of approval for any
subdivision, tentative tract, or parcel map within the
Specific Plan. The Agreement shall provide for the
adequate mitigation of impacts on the elementary school
district by providing adequate funding of school
facilities necessary to serve the student population
II-10 1339D
generated by the proposed development. This condition
may be waived by the Board of Trustees of the
Huntington Beach City School District.
2. Utilities
There are several public utility service providers identified
by the Holly- Seacliff Specific Plan. Although adequate
facilities exist for the current service needs of the
Holly-Seacliff area, additional facilities may be required as
development occurs.
a. Electricity
Electrical service to the area is provided by the
Southern California Edison Company. Existing
transmission and distribution lines are adequate to
service current and potential future needs . Developers
may be required to relocate or underground existing
facilities concurrent with project development.
b. Natural Gas
Natural gas service in the Specific Plan Area is
provided by the Southern California Gas Company.
Adequate facilities exist for current and projected
future needs. Developers may be required to relocate
existing facilities concurrent with project development.
C. Telephone
Telephone service in the Specific Plan Area is provided
by General Telephone (GTE) . Developers should
coordinate with GTE for the relocation of existing
facilities and installation of new service.
d. Cable Television
Cable television service within Huntington Beach is
provided by Paragon Cable. Developers should
coordinate with Paragon Cable for the installation of
new service.
e. Solid Waste Disposal
Rainbow Disposal Company currently provides solid waste
disposal services for the Holly-Seacliff area. Based
on service projections and anticipated demand increase,
an adequate level of service will be maintained. No
solid waste disposal facilities are planned to be
located in Specific Plan Area.
II-11 1339D
G. Community Theme Guidelines
The Community Theme Guidelines are intended to provide for
the development of neighborhoods, open spaces, buildings and
streetscapes having a distinctive visual identity to promote
individual neighborhood identities and to promote
interrelationships between complementary land uses and
community open space features.
The major elements of the Community Theme Plan include
landscaping, walls, signage and monumentation, street
furniture and open space/pedestrian linkage features as
described below. Exhibit 12 illustrates the general location
of required community landscaping and monumentation. All
development proposals within the Specific Plan area shall
conform to the community theme guidelines and shall
incorporate appropriate community theme elements.
Concurrent with the filing of the first tentative tract map
in the Specific Plan area, Community Design Guidelines shall
be submitted which will address pedestrian linkages between
planning areas, design and function of the swales, type of
street furniture and greater definition of neighborhoods .
1. Landscaping
Landscaping shall be provided as outlined below,
subject to the following general criteria:
o Plant materials will consist of
low-maintenance trees, shrubs and ground
covers approved by the City of Huntington
Beach.
o In graded areas and public open space areas
where structures or other improvements are
not built, landscaping should consider the
use of native or naturalized drought
tolerant species which can provide wildlife
habitat, with a gradual transition to more
ornamental species along the development
edge.
o The landscaping of development within the
plan should be designed to minimize visual
impacts of adjacent parcels . Special F<
consideration should be given to orientation
of residences (particularly windows and
decks) to respect the privacy of adjacent
residents to the extent feasible.
II-12 1339D
i
= LEGEND
MEDIAN PLANTINGI
I CI COMMUNITY IDENTITY
Washing tonRobaata-
1 ( \\ /� } _- v .- SZ . tea , ""�"-'•"-� Mexican Fan Palm Tree
J�fflZT COMMUNITYGATEWAYS
-- ` Phoenix Canarlensle-Canary
1 T Island Date Palm,at varying
helghts.
RL-1 Community idemgteation
__ ! Goldenwesl street- ---
__ -^� , � sign wall.
RL-3 II-2 MAJOR INTERSECTIONS
11 1 119 �I RM _ ® Phoenix Con
arl¢nsis Can
Islandheights In Increased cornate Palm,at very[s
'I 1-2 Golhard street setbacks.Broadleaf
ELLIS•GDLDENWEST evergreen understory
ii RL-1 SPECIFIC PLAN planting.
AREA
Kv
STRE TSCAPESISTREET
\\ E
W3 -• IDENTITY TREES
- I I RM v Informal planing of one
\ \
.......^ x.. -- I �� species per street at setbacks
of
�`\• � NEIGHBORHOOD ENTRIES
RMH
r •�� II 5 % q,p((�� NE 0 ES
I'4 Accent trees at entry,
,^^.. s.::..m.
OS i R nepeatedighbor oodshout
el
Ih8 t MH neighborhood streetscape.
3 - 11.4 11.5 Neighborhood Idenlilicatlon
R W R1- I RMH slgNwall
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OS 117 FM OS STOP
t \� T
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COASTAL ZONE
BOUNDARY
EXHIBIT 12
CITY OF HUNTINGTON BEACH COMMUNITY THEME PLAN
o All landscaped medians located within
arterial streets shall be maintained by the
City of Huntington Beach, provided medians
are designed and constructed per City
standards and approval . All other
landscaping improvements shall be maintained
by a landscape maintenance district,
community association, homeowners
association or other method acceptable to
the City.
a. Arterial Highway Medians
o Landscaped medians shall be provided along
Goldenwest Street, Gothard Street between
Ellis Avenue and Ernest Avenue, Main Street,
Seapoint Street and Garfield Avenue where
approved by the City.
o Washingtonia robusta (Mexican Fan Palm)
shall be planted in informal groupings in
all medians throughout the specific plan
area.
o Flowering shrubs and ground cover will
accent the palm groupings .
o Main Street median planting will consist of
the existing mix of Washingtonia robusta and
Phoenix canariensis (Canary Island Date
Palm) .
b. Community Gateways
o A minimum 25 foot landscape area (measured
from curb face) shall be provided at
community gateway locations identified on
Exhibit 12 for appropriate landscaping and
community monumentation.
o Phoenix canariensis (Canary Island Date
Palm) , Phoenix dactylifera (Date Palm) ,
Washingtonia robusta (Mexican Fan Palm) in
clusters, Erythrina caffra (Coral Tree) ,
Chamaerops humilis (Mediterranean Fan Palm)
or other City-approved tree, at varying
heights.
o Broadleaf evergreen understory planting.
o Community identification monumentation
accented with flowering ground cover.
II-13 1339D
C. Major Intersections
o A minimum 25 foot landscape area (measured
from curb face) shall be provided at major
intersections identified on Exhibit 12 for
enhanced landscape treatment.
o Phoenix canariensis (Canary Island Date
Palm) , Phoenix dactylifera (Date Palm) ,
Washingtonia robusta (Mexican Fan Palm) in
clusters, Erythrina caffra (Coral Tree) ,
Chamaerops humilis (Mediterranean Fan Palm)
or other City-approved tree, at varying
heights .
o Broadleaf evergreen understory planting.
d. Streetscape/Street Identity Trees
o A minimum 15 foot landscape area shall be
provided along all arterial highways within
the specific plan area for appropriate
parkway landscaping. Along Main Street, the
15 foot landscape area shall consist of 6
feet of public right-of-way and a 9 foot
private landscape easement. Typical
landscaped street sections are found on
Exhibits 13, 14 and 15.
o The parkways for each street shall consist
of informally- spaced groups of two tree
varieties from the list below:
Botanical Name Common Name
Brachychiton acerifolius Flame Tree
Casuarina cunninghamiana River She-Oak
Cupaniopsis anacardiodes Carrotwood
Eucalyptus ficifolia Red Flowering Gum
Eucalyptus sideroxylon rosea Red Iron Bark Gum
Ficus rubiginosa Rusty Leaf Fig
Koelreuteria bipinnata Chinese Flame
Tree
Magnolia grandiflora Samuel Sommer
"Samuel Sommer" Magnolia
II-14 1339D
EXISTING PALM TREES s MEDIAN
fiM6 AILE-ak- Am Am
W NOR on MR
• •• • • • •• • •
9' i 12' 41' �' �' 41' 12' i 9'
(00' 6(�'
EXHIBIT 13
MAIN STREET
Looking North, between Huntington and Clay
CITY OF HUNTINGTON BEACH 120' R.O.W. STREET SECTION
HOLLY SEACLOFF AREA SPECOFOC PLAN 111111 1 1,1 1 ,5 �1
h
42' �' �' 42' 6' i
25' 55 55' 15'
R.O.UJ. R.O.W.
EXHIBIT 14
GOLDENWEST ST REET
Looking North, between Ellis and Ernest
CITY OF H U N TI N GTON BEACH 110' R.O.W. STREET SECTION
HOLLY Y SEACLOFF ABEQ SPEOOPUC PLAN 1111111 11 1 1 IKVM1
0 5 10 16
I I
15' 42' 42' 15'
R.O.W. R.O.W.
EXHIBIT 15
GOTHA RD STREET
Looking North, between Ellis and Ernest
CITY OF HUNTINGTON BEACH 84' R.O.W. STREET SECTION
HOLLY SEQCLUG G AREA SPECUFUC PL AH 1111111 11 1 I i
0 5 10 15
Melaleuca quinquenervia Cajeput Tree
Pinus canariensis Canary Island
Pine
Pinus eldarica Mondel Pine
Pinus sylvestris Erect Scotch Pine
Pistacia atlantica Mt. Atlas
Pistache
Platanus acerifolia London Plane Tree
Podocarpus gracilior Fern Pine
Schinus molle California Pepper
e. Neighborhood Entries
o A minimum 20 foot landscape area (measured
from curb face) shall be provided at each
neighborhood entry.
o The accent trees at each neighborhood entry
are to be repeated throughout the
neighborhood streetscape.
o Neighborhood identification sign/wall .
o Tree, shrub and ground cover species will be
consistent with neighborhood character and
architectural theme, and will contrast with
the adjacent arterial street tree.
2. Walls, Signage and Monumentation
a. All single-family residential and industrial
areas along an arterial highway shall be
screened by a minimum six-foot high solid
masonry wall .
b. The design and materials of residential
walls shall be consistent within each
planning unit.
C. Community walls will vary by neighborhood
and reflect neighborhood theme and
architecture, while utilizing the same
materials in varied combinations of or a
consistent community image. These materials
may consist of stone, brick, decorative
II-15 1339D
block or tubular steel in different
combinations for each of the individual
neighborhoods.
d. The horizontal form of continuous solid
walls shall be softened by the use of
pilasters or landscape materials .
e. Multiple-family residential areas may be
screened by a combination of solid and open
fencing materials .
f. The location, design and materials for all
walls facing an arterial highway within the
Specific Plan area shall be subject to
approval of the Director of Community
Development.
g. All proposed signs with the Specific Plan
shall conform with the Sign Ordinance of the
Huntington Beach Ordinance Code.
h. A monument sign or other architectural w
feature shall be constructed within the
landscaped setback area of all Community
Gateway locations identified on Exhibit 12 .
i . Neighborhood entry signs shall be located
within the landscaped setback area for each
neighborhood entry.
j . Commercial, industrial and mixed-use project
identification signs may be located within
the landscaped setback area adjacent to an
arterial highway.
k. The location, design and materials for all
proposed community gateway, neighborhood
entry and project identification signs shall
be subject to the approval of the Director
of Community Development.
3 . Street Furniture
a. Street lighting may be placed within
arterial medians or within adjoining
sidewalk and setback areas.
b. Street lighting should be standardized
throughout the Specific Plan area. Street
lighting along arterials shall be of
Marbelite Cobra Head type and 30 feet in
height. Street lighting along local streets
II-16 1339D
shall be of Marbelite Cobra Head type and 25
feet in height. Street lighting may have
custom decorative features within Planning
Areas if approved by the City.
C. Bus stops and shelters shall be provided in
the locations identified on Exhibit 12.
d. The design of any proposed bus shelters
shall be reviewed by the Orange County
Transit District and approved by the
Director of Community Development.
4 . Open Space/Pedestrian Linkages
The Specific Plan incorporates and is surrounded
by numerous significant open space and
recreational features, including Huntington
Central Park, the Bolsa Chica Linear Regional Park
and neighborhood parks. The following guidelines
are intended to maximize the interrelationship of
land uses within the Specific Plan area to both
internal and external community amenities .
a. Bicycle lanes shall be provided on all
arterial highways within the Specific Plan
area.
b. Bicycle lanes shall be connected to
recreational trails within public and
private park and open space areas at
locations deemed appropriate by the Director
of Public Works.
C. Sidewalks shall be provided adjacent to all
arterial highways within the Specific Plan
area.
d. Sidewalks shall be connected to pedestrian
trails located within public and private
park and open space areas where feasible.
e. Pedestrian access shall be provided to all
neighborhood commercial areas from adjacent
residential neighborhoods to discourage
unnecessary automobile trips.
f. Residential, commercial, industrial and
mixed-use projects shall be designed to
encourage pedestrian and bicycle access as
well as automobile access.
II-17 1339D
g. Where feasible, pedestrian access should be
provided between adjoining residential
projects.
h. Bus stops and shelters shall be provided as
indicated on Exhibit 12 to facilitate public
transportation within the Specific Plan area.
II-18 1339D
c
i
t
III. ZONING AND DEVELOPMENT STANDARDS
III. ZONING AND DEVELOPMENT STANDARDS
A. Purpose and Intent
The purpose of this section is to provide the specific
development and density standards and regulations that will
be applied for each type of development permitted within the
Holly-Seacliff Specific Plan. Unless otherwise stated, the
Specific Plan will be the zoning document for the Planning
Areas identified in the Development Plan. This section
contains the definitions, general provisions and development
standards .
The following Zoning and Development Standards apply to all
properties within the Specific Plan area. All references to
the "Huntington Beach Ordinance Code" mean the current Code,
except for properties included in Development Agreement 90-1
which are subject to the Code in effect at the time of
adoption of Development Agreement 90-1.
B. Definitions
The following definitions shall apply to the Holly-Seacliff
Specific Plan. Terms not defined herein shall have the same
definitions as used in the City of Huntington Beach Ordinance
Code in effect at the time of adoption of the Holly-Seacliff
Specific Plan.
1. Building Height
Building height shall be defined as a vertical
dimension measured from the top of the highest roof
feature, including mechanical equipment screening, to
the top of the subfloor/slab directly underneath. In
addition, the following standards shall apply:
a. Datum (100) shall be set at the highest point of
the curb along the front property line. If no
curb exists, datum shall be set at the highest
centerline of the street along the front property
line.
b. The differential between top of subfloor and
datum shall be a maximum of two (2) feet as
determined by Public Works. In the event that
any subfloor, stemwall or footing is proposed
greater than two (2) feet above datum, the height
in excess shall be deducted from the maximum
allowable ridgeline height.
' C. Roofs shall have a 5/12 pitch or greater.
III-1 1340D
i
r'
d. In the case of proposed development adjacent to
existing structures and infill development
involving individual lots with a grade
differential of three (3) feet or greater between
the high point and the low point, determined
before rough grading, Use Permit approval shall ,..
be required. Use Permit approval shall be based
upon a building and grading plan which terraces
the building with the grade and which is
compatible with adjacent development.
i
2. Planning Areas
r
The four areas depicted on the Development Plan,
bounded by major streets as shown, and labeled I, II,
III and IV.
3 . Planning Unit -.
A sub-area of a Planning Area numbered and identified }"
on the Development Plan and Land Use Table.
C. General Provisions r
All development activity within the Holly-Seacliff Specific
Plan Area will be subject to the following general conditions
and requirements, as noted.
1 . Permitted Uses
r
a. Permitted Uses within the Specific Plan Area
shall be defined in the Development Standards
section for each district or subarea.
1�
b. All requests for residential density transfers
shall comply with the procedures contained in
Section IV-D, Density Transfer Procedure.
C. In addition to Permitted Uses, Unclassified Uses
shall be permitted in accordance with the
regulations contained in the Huntington Beach
Ordinance Code. t-
d. Nonconforming Uses shall be permitted within the
Specific Plan Area in accordance with the {
regulations contained in the Huntington Beach
Ordinance Code.
e. Oil and gas production shall be permitted within l-
the Specific Plan Area in accordance with the
regulations contained in the Development
Standards section herein and the Huntington Beach
Ordinance Code. The continued operation,
r
III-2 1340D
redrilling and servicing of existing oil and gas
wells shall be permitted throughout the Specific
Plan Area, subject to applicable City regulations
and compliance with the mitigation measures
contained in Final Environmental Impact Report
No. 89-1, see Section VI .
The drilling of new oil and gas wells and
consolidation of existing operations shall be
permitted only within Planning Units II-8 and
IV-5, subject to the approval of a Conditional
Use Permit and compliance with applicable City
regulations and mitigation measures contained in
Final Environmental Impact Report No. 89-1.
2 , Overlay Areas
Additional regulations to those stated in the
Development Standards section herein are applicable in
the following areas:
a. Flood Plain Zone Overlay
Development within the Flood Plain Zone Overlay,
identified in Exhibit 16, shall comply with the
regulations contained in the Huntington Beach
Ordinance Code.
b. Alquist-Priolo Zone Overlay
All development projects within the
Alquist-Priolo Zone Overlay identified in Exhibit
16 shall be required to submit a geotechnical
investigation identifying any active traces of
the Newport/Inglewood Fault and establishing any
required building setback lines prior to issuance
of a building permit.
C. Coastal Zone Overlay
All development projects located entirely or
partially within the Coastal Zone boundary
identified on Exhibit 16 shall require approval
of a Coastal Development Permit in accordance
with the regulations contained in the Huntington
Beach Ordinance Code.
d. Access Plan Overlay
Exhibit 16 identifies parcels in Planning Areas
II and IV where coordination of access on
Garfield Avenue is necessary for safe and
efficient traffic movement. All development
III-3 1340D
LEGEND
a it I r
COASTAL ZONE BOUNDARY
FLOOD PLAIN BOUNDARY
N
l_-__-__-__-__-__-__-__-__-__-_l•l_-__ _,___-__
ALOUIST-PRIOLO ZONE
\j ACCESS PLAN
WINDROW TREES
I I 1 •• '-m SWALE AREA
`•` .� --- ---,:I ii i j �� �;III
- - - -
� Garfield Avenue
•Clay Avanua
VA
�•�.. i I I ` Ii
COASTALZONE `•+ /--4oiklownT�venue--
BOUNDARY-
% • ` N,/_ ��' P
EXHIBIT 16
CITY OF HUNTINGTON BEACH OVERLAY AREAS
MOO-OCQOOOO MOCQ SMEUMC 00/O[� !!11111111!1 I ' ""
applications within this overlay area shall
PP Y
require approval of an access plan by the Public
Works Department.
e. Windrow Trees and Swales
Exhibit 16 shows areas in Planning Area II of
existing "windrow" trees and swales . Wherever
feasible, existing windrows should be preserved
within park sites or replaced to maintain the
aesthetic benefits they contribute to the
community. Further studies should be completed
to assess the health of these trees . Where it is
not feasible, as determined by the City of
Huntington Beach, to preserve healthy, mature
trees, trees may be replaced with 36" box trees
at a 1: 1 ratio. Landscaping plans specifying the
number and type of replacement trees shall be
submitted for review and approval by the
Huntington Beach Public Works Department prior to
the issuance of a building permit.
The existing swales should be incorporated into a
recreation/open space corridor including
landscaping and a recreation trail per the
typical cross section shown on Exhibit 17.
3 . Parking
Parking shall be provided for all development projects
in accordance with the regulations contained in the
Huntington Beach Ordinance Code.
4. Landscaping
a. Landscaping shall be required as defined within
the Development Standards in Section III for each
district.
b. All projects fronting on an arterial highway
shall be responsible for installing landscaping
consistent with the Community Theme Guidelines
outlined in Section II-G.
C. Residential and industrial/commercial uses shall
be adequately separated. Since all such uses in
the Specific Plan area are separated by streets,
new development and redevelopment shall include a
minimum of 15 foot landscape area with a 6 foot
high solid masonry wall . Buildings shall be set
back as required by the development standards .
See Exhibit 18 .
III-4 1340D
60, MINIMUM
• I •
MAX
2:1
SLOPE8' S'
HIKING/ MIN
10' BIKING
TRAIL
EXHIBIT 17
RECREATION/OPEN SPACE CORRIDOR
CITY OF HUNTINGTON BEACH TYPICAL CROSS SECTION
HOLLY BEACLOU F AREA SPECOFUC PLAN 111111 Ito 1 z �
_ __�
rl rr r� rr rrl � r r r � rr �r �Ir r rr rr r +r r
INDUSTRIAL/ RESIDENTIAL
COMMERCIAL
AM
-rm
V,4RIr=S 15' VARIES 15, V,4RIE4
PE
DEVELOPMENT DV OR
E PM ENT
STANDARDS STANDARDS
EXHIBIT 18
COMME RCIALANDUST RIAL AND RESIDENTIAL
CITY OF HUNTINGTON BEACH TYPICAL SEPARATION FOR NEW DEVELOPMENT
HOLLY SEACL O P AREA SPEC OFOC PLAN 11 1111 I I ,/ 1 11 RA
r
d. Developers shall consult with the Public Works
Department regarding landscaping conservation
measures and shall submit landscape and
irrigation plans for approval . i
e. Wherever feasible, trees suitable for use by
raptors should be preserved or replaced in
accordance with Final Environmental Impact Report
No. 89-1.
5 . Walls and Fences 1_
A plan showing the proposed location, size and
materials of all proposed walls and fences shall be 1
submitted for review and approval by the Community
Development Department prior to the issuance of a
building permit.
l_
6 . Signs and Outdoor Lighting
C"
A plan showing the proposed location, size and r
materials of all proposed signs and outdoor lighting
shall be submitted for review and approval by the
Community Development Department prior to the issuance
of the building permit. All signs shall conform to the
regulations contained in the Huntington Beach Ordinance
Code. Outdoor lighting shall be designed to provide
adequate illumination of on-site areas without _
intruding upon surrounding properties or sensitive uses .
7. Public Facilities and Infrastructure
All development projects shall construct or fund
required public facilities and infrastructure per a
Holly-Seacliff Public Facilities Development Fee
Ordinance in conformance with the Public Facilities
Plan (Section II-F) and the Holly-Seacliff Specific
Plan Technical Appendix. Developers shall consult with
the Orange County Transit District regarding locations
for bus stops, turnouts and shelters prior to the ,.
approval of a tentative tract map or issuance of a 1
building permit .
8 . Utilities
All development projects shall be required to install
adequate utility services necessary to serve the
development. All utilities shall be placed underground
and identified in easements, excluding street lights
and electrical transmission lines of 66 kV or greater.
Utility systems shall be designed to conserve the use
of electrical energy and natural resources . Developers
shall coordinate with the gas, electricity, telephone
III-5 1340D
and cable TV companies regarding energy conservation
and proper planning, phasing and sizing of lines .
9 . Fire Protection and Emergency Vehicle Access
All development projects shall comply with the
regulations contained in Chapter 17. 56 of the
Huntington Beach Municipal Code (Fire Code) . A plan
showing the location of fire hydrants and emergency
vehicle access shall be submitted for review and
approval by the Fire Department prior to the issuance
of a building permit. All projects involving the
' closure of public streets shall be reviewed by the Fire
Department for adequate emergency apparatus access .
10 . Environmental Requirements
Development within the Specific Plan Area shall
implement the mitigation measures contained in Final
Environmental Impact Report No. 89-1 (see Section VI) .
General mitigation measures are identified within the
Specific Plan. Other mitigation measures are triggered
by specific permits or entitlement requests and must be
addressed at that time. In addition, each development
project shall include an environmental mitigation
monitoring program prior to approval .
In compliance with the mitigation measures contained in
Final Environmental Impact Report No. 89-1, the
following studies or plans may be required as a
condition of project approval prior to the issuance of
grading and/or building permits, final inspection, or
certificate of occupancy as indicated:
a. Geotechnical Investigation
' A geotechnical investigation addressing potential
hazards due to seismic activity, erosion,
tsunami, liquefaction and subsidence including
recommendations for grading and the placement and
design of structures, shall be submitted for
review and approval by the Public Works
Department prior to the issuance of a building
permit.
b. Soils Report
A soils report containing recommendations
regarding the placement of fill, design of
slopes, slabs, footings and foundations shall be
submitted for review and approval by the Public
_ Works Department prior to the issuance of a
III-6 1340D
i..
grading permit. In areas containing active, idle
or abandoned oil and gas wells or storage tanks,
a report indicating the location and status of
all facilities and any contaminated soils and
methane, together with recommended mitigation
measures, shall be submitted to the Fire
Department prior to the issuance of a building
permit. Mitigation from Final Environmental
Impact Report 89-1 has been attached (see Section
VI) . The methane zone can include areas that do
not contain oil wells. A study should be
required for all areas within the methane zone.
C. Hydrology Report
A hydrology report identifying the design of all
proposed drainage and flood control facilities
required to accommodate projected runoff shall be
submitted for review and approval by the Public
Works Department prior to the issuance of a
grading permit.
d. Cultural Resources Report
For development projects in areas identified as
archaeological or paleontological sites in
Section 4 . 11 of Final Environmental Impact Report
No. 89-1, the mitigation measures listed in the
Final Environmental Impact Report shall apply.
These mitigation measures are included in Section �.
VI of this document. A report containing the
results of any test excavations and
data/materials recovered and conclusions shall be
submitted to the Community Development Department
prior to the issuance of a grading permit.
e. Noise Report
A noise report will be required for development
projects abutting an arterial highway or within a
helicopter flight corridor to identify
recommended design features prior to issuance of -
a building permit.
11. Maintenance Mechanisms
For development projects which include privately-owned �*
streets, parking, recreation, open space, landscaped
areas, or community buildings or facilities, the
developer shall submit a legal instrument or
instruments setting forth a plan or manner of permanent
care and maintenance of such areas and facilities. No
such instrument shall be acceptable until approved by
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III-7 1340D r
the City Attorney as to legal form and effect, and by the
Director of Community Development as to suitability for
' the proposed use of said areas and facilities . If the
common areas are to be conveyed to a homeowners '
association, the developer shall file a Declaration of
' Covenants to be submitted with the application for
approval, that will govern the association. These
covenants shall include:
' a. The homeowners ' association shall be established prior
to the sale of the last dwelling unit.
' b. Membership shall be mandatory for each buyer and any
successive buyer.
c. The open space restrictions shall be permanent.
d. Provisions to prohibit parking upon other than
approved and developed parking spaces shall be written
into the covenants, conditions and restrictions for
each project.
e. If the development is constructed in increments or
phases which require one or more final maps,
reciprocal covenants, conditions, or restrictions,
reciprocal management and maintenance agreements shall
be established which will cause a merging of
increments as they are completed, and embody one
homeowners ' association with common areas for the
Itotal development.
12. Affordable Housing
I All developers of residential projects shall be required
to submit an affordable housing plan in conjunction with
any subdivision in accordance with the City' s adopted
Housing Element. An affordable housing plan shall provide
for on-site affordable housing within the Holly-Seacliff
Specific Plan. The contents of the affordable housing
plan shall include the following:
a. Fifteen (15) percent of the total units proposed shall
be for households earning less than 120% of the Orange
I County Median Income.
f b. A detailed description of the type, size, location and
phasing of the units being built.
c. The estimated applicable sales price and rental rate
of the units.
Id. Residential projects for households earning less than
80% of the Orange County Median Income may request a
subsidy by one or more of the following:
` III-8 1340D
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1. Direct financial assistance.
2. Reduction in fees and/or exactions .
3 . Deviations from specific development standards of the
Holly-Seacliff Specific Plan.
Exception: An In-Lieu Fee may be applied on small
projects. ( 1
Parcels one (1) acre in size or less may pay a fee J
established by the City Council in lieu of providing r �
on-site affordable housing units. ill{
13 . Parks 11
The final design of neighborhood parks, as well as any
U
requests for private recreation facilities parks credit,
shall be reviewed by the Community Services Commission.
14 . Lot Consolidation
The City should consider adoption of a redevelopment plan
or other strategy to assemble encyclopedia lots and other I•,,�
non-buildable parcels in Planning Areas II and IV.
15 . Air Quality Conservation Measures
Development within the specific Plan area should consider
the following during project design: bicycle facilities, r�
bus turnout lanes, bus shelters, park and ride areas,
energy conserving lighting an traffic signal
synchronization, where feasible. ( �
16. Non-Residential Building Materials (�
Non-residential building materials should be compatible
with nearby residential structures and should minimize
glare.
17. Department of Fish and Game Notification
Upon to City approval of any grading or development plans ; 1
within streambed areas under the jurisdiction of the L
California Department of Fish and Game, the Developer
shall be required to notify and obtain appropriate permits
from the Department of Fish and Game. 11
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III-9 1340D j
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D. Development Standards
1. Low Density Residential (RL-1)
a. Purpose
The Low Density Residential District is intended to provide
for single-family detached dwellings at the lowest density.
b. Permitted Uses
1) Lot sale subdivisions, subject to approval of a
tentative parcel map or tentative tract map.
2) Single-family home subdivisions, subject to approval of
a conditional use permit and a tentative parcel map or
tentative tract map.
3) Single-family detached dwelling units and associated
accessory buildings, subject to issuance of a building
permit.
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel .
1) The minimum lot size shall be seven thousand (7,000)
square feet.
2) The minimum lot frontage shall be sixty (60) feet. The
minimum required lot frontage for cul-de-sac and
knuckle lots shall be forty-five (45) feet; however, if
one additional off-street parking space is included,
the minimum shall be thirty (30) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Exception: A second unit may be added to an
existing single-family residence upon approval of a
Conditional Use Permit in accordance with standards contained
in the Huntington Beach Ordinance Code.
e. Maximum Building Height
The maximum building height shall be thirty-five (35) feet
and a maximum of two (2) stories .
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MIII-10 1340D
f. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The I
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width.
I
g. Setback (Front Yard) �•
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows :
Dwellings : Fifteen (15) feet.
Front entry garages or carports : Twenty (20) feet.
Side entry garages: Ten (10) feet.
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h. Setback (Side Yard) L
The minimum setback from the side property lines shall be as
follows:
1) Interior Side Yard
Dwellings, garages and accessory buildings: Minimum of L
five (5) feet.
Eaves : Eighteen (18) inches.
2), Exterior Side Yard
Dwellings and accessory buildings : Minimum of ten (10) L
feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches.
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as C
follows :
Dwellings : Twenty (20) feet.
Garages or accessory buildings: Minimum of five (5)
feet.
j . Building Separation L
The minimum building separation shall be ten (10) feet.
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas.
III-11 1340D
1. Parking
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot
shall be ten (10) feet. Setback requirements are as
previously specified.
n. Parkway Landscaping
One (1) 36-inch bog tree per lot. If a parkway is not
provided, the required street tree shall be planted within
the front setback prior to final inspection.
2. Low Density Residential 2 (RL-2)
a. Purpose
The Low Density Residential 2 district is intended to provide
for single-family detached dwelling units at low densities in
Planning Area III.
b. Permitted Uses
1) Single-family detached dwelling units (including zero
lot line and patio homes) and their associated
accessory buildings, subject to approval of a
conditional use permit and a tentative parcel map or
tentative tract map.
2) Golf Course maintenance facility, subject to the
approval of a conditional use permit.
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel .
1) The minimum lot size shall be five thousand (5, 000)
square feet on one-half of the total number of lots and
a minimum six thousand (6, 000) square foot lots for the
balance.
III-12 1340D
2) The minimum lot frontage shall be fifty (50) feet. The
minimum required lot frontage for cul-de-sac and
knuckle lots shall be forty-five (45) feet; however if
one additional off-street parking space is included, `
the minimum shall be thirty (30) feet.
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d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Second units are not permitted.
e. Maximum Building Height
The maximum building height shall be Thirty-five (35) feet
and a maximum of two (2) stories.
f. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent . The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area, or public utility 4
right-of-way which is a minimum of 100-feet in clear width.
g. Setback (Front Yard)
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows :
Dwellings : Fifteen (15) feet.
Front entry garages or carports : Twenty (20) feet.
Side entry garages : Ten (10) feet.
h. Setback (Side Yard)
The minimum setback from the side property lines shall be as t
follows : r
1) Interior Side Yard
Dwellings, garages and accessory buildings : Minimum of
five (5) feet.
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
Dwellings and accessory buildings : Minimum of ten (10)
feet .
Side entry garages or carports : Ten (10) feet.
Eaves: Eighteen (18) inches .
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III-13 1340D `
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3) Exception for Zero Lot Line
A zero side yard setback or a zero rear yard setback
shall be permitted as long as the following
requirements are met:
o The lot adjacent to the zero setback side or rear
yard shall be held under the same ownership at
the time of application and the setback for the
adjacent lot shall be either zero or a minimum of
ten (10) feet.
o No portion of the dwelling or any architectural
features shall project over the property line,
except rooftop eaves no greater than 24-inches.
o The zero setback shall not be adjacent to a
public or private right-of-way.
o Exposure protection between structures shall be
provided as specified by the Fire Department and
the Building Division.
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings : Twenty (20) feet.
Garages or accessory buildings: Five (5) feet.
j . Building Separation
The minimum building separation shall be ten (10) feet.
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas.
1 . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot
shall be six (6) feet. Setback requirements are as
previously specified.
III-14 1340D
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Prior to the approval of a tentative tract map adjacent to L
the Seacliff Golf Course, preliminary landscape plans and _
development/open space edge treatments plans should be
submitted for City approval . These plans should provide for i on
the review of planting compatibility along the relevant edge
of the development. r
n. Parkway Landscaping
One (1) 36-inch box tree per lot. If a parkway is not
provided, the required street tree shall be planted within
the front setback prior to final inspection.
3. Low Density Residential 3 (RL-3)
a. Purpose
The Low Density Residential 3 District is intended to provide L
for single-family detached or attached dwelling units at low
densities in Planning Area II . IF
b. Permitted Uses
Single-family detached or attached dwelling units (including
zero lot line and patio homes) and their associated accessory L
buildings, subject to approval of a conditional use permit
and tentative tract map.
L
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new �••
parcel .
1) The minimum lot size shall be three thousand-three
hundred (3,300) square feet.
2) The minimum lot frontage shall be thirty (30) feet; C
however, the minimum required lot frontage for
cul-de-sac and knuckle lots shall be twenty (20) feet.
d. Maximum Density/Intensity i•r
The maximum density shall not exceed one (1) dwelling unit
per lot. Second unit are not permitted.
e. Maximum Building Height �-
The maximum building height shall be thirty-five (35) feet
and a maximum of two (2) stories.
III-15 1340D L
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f . Maximum Site Coverage
Maximum site coverage shall be sixty (60) percent.
i
g. Setback (Front Yard)
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows :
Dwellings: Fifteen (15) feet.
Front entry garages or carports: Eighteen (18) feet .
f Side entry garages: Ten (10) feet.
I Eaves, fireplaces and balconies: Six (6) feet.
h. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
Dwellings, garages and accessory buildings : Minimum of
three (3) feet.
Eaves : Eighteen (18) inches.
I2) Exterior Side Yard
Dwellings and accessory buildings: Minimum of six (6)
feet.
Side entry garage or carports: Six (6) feet.
Eaves : Eighteen (18) inches .
3) Exception for Zero Lot Line
A zero side yard setback or a zero rear yard setback
shall be permitted as long as the following
requirements are met:
o The lot adjacent to the zero setback side or rear
yard shall be held under the same ownership at
the time of application and the setback for the
adjacent lot shall be either zero or a minimum of
six (6) feet.
0 No portion of the dwelling or any architectural
features shall project over the property line,
except rooftop eaves no greater than 24-inches
0 The zero setback shall not be adjacent to a
public or private right-of-way.
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I III-16 1340D
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o Exposure protection between structures shall be
provided as specified by the Fire Department and
the Community Development Department.
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows : L•
Dwellings: Fifteen (15) feet. (�
Garages or accessory buildings : Five (5) feet.
j . Building Separation
The minimum building separation shall be six (6) feet.
k. Open Space {
Open space shall be provided on the lot by the required
minimum setback areas .
1. Parking
IParking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a L
permitted main building. The minimum distance between an
accessory building and any other building on the same lot r
shall be six (6) feet. Setback requirements are as
previously specified.
All streets within Planning Unit II-1 shall be privately
maintained but permit public access. The site plan shall be
designed as an inward-oriented planned community.
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n. Parkway Landscaping
One (1) 36-inch box tree per forty-five (45) feet of street
frontage or fraction thereof. If a parkway is not provided,
the required street tree shall be planted within the front
setback of each lot prior to final inspection.
4. Medium Density Residential (RM)
a. Purpose
V
The Medium Density Residential district is intended to
provide for single family attached, condominiums, townhomes {
and multi-family residential developments at medium densities .
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III-17 1340D
i
b. Permitted Uses
Single-family attached condominiums, townhouses, stacked
flats and multi-family dwelling units (including apartments) ,
and customary accessory uses and structures permanently
located on a parcel, subject to approval of a conditional use
permit and a tentative parcel map or tentative tract map.
C. Maximum Density/Intensity
The maximum density shall not exceed fifteen (15) units/gross
acre.
d. Maximum Building Height
Maximum building height shall be:
Dwellings: Forty (40) feet and a maximum of three (3)
stories .
Accessory Buildings: Thirty-five (35) feet.
vertical identification elements for non-habitable
common area structures may be twenty-five (25) feet
higher than the maximum building height.
e. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
' all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width.
f. Setback (Front Yard)
The minimum setback from the front property lines for all
structures, except stairways, exceeding forty-two (42) inches
jin height shall be as follows:
Dwellings : fifteen (15) feet.
�} Front entry garages or carports : Twenty (20) foot
minimum, or five (5) foot minimum without driveway
parking.
Side entry garages: Ten (10) feet.
Eaves, fireplaces, open space easements and balconies :
Five (5) feet.
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III-18 1340D
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g. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
Dwellings, garages and accessory buildings: Fifteen
(15) foot minimum building structure separation for one
(1) and two (2) story buildings . Twenty (20) foot ( (
minimum building structure separation for three (3)
story buildings.
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
Dwellings, garages and accessory buildings : Minimum of
ten (10) feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches.
h. Setback (Rear Yards
The minimum setback from the rear property lines shall be as
follows:
Dwellings and open, unroofed stairways and balconies :
Five (5) feet.
Garages/accessory buildings: Five (5) feet.
i . Open Space
A minimum of 75 square feet per dwelling unit shall be
provided in private open space. In addition, the following C`Ij
minimum common open space per dwelling unit shall be
provided: 250 square feet (1 bedroom unit) ; 300 square feet
(2 bedroom unit) ; 350 square feet (3 bedroom unit) .
j . Parking .d
Parking shall comply with the Huntington Beach Ordinance Code.
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k. Miscellaneous Requirements
1) Building Offset: Structures having dwellings attached
side-by-side shall be composed of not more than six (6)
dwelling units unless such structures provide an offset
on the front of the building a minimum of two (2) feet
for every two dwelling units in the structure.
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III-19 1340D
2) Landscaping: All setback areas visible from an
adjacent public street and all common open space areas
shall be landscaped and permanently maintained in an
attractive manner with permanent automatic irrigation
facilities provided. Trees shall be provided at a rate
of one (1) 36-inch box tree per sixty (60) feet of
street frontage or fraction thereof.
3) A transportation corridor in Planning Area II shall be
set aside and maintained in accordance with Development
Agreement 90-1 and as illustrated in Exhibit 19 .
Habitable floor area shall be set back a minimum of ten
(10) feet from the southerly five hundred (500) feet on
both sides of the corridor. The corridor shall also be
landscaped to the extent legal access is available to
the developer.
5. Medium-High Density Residential (RMH)
a. Purpose
The Medium-High Density Residential district is intended to
provide for single family attached, condominiums, townhomes
and multi-family residential developments at medium-high
densities.
b. Permitted Uses
1) Single-family attached condominiums, townhouses,
stacked flats and multi-family dwelling units
(including apartments) , and customary accessory uses
and structures .
2) Plan Review: Conditional Use Permit.
C. Maximum Density/Intensity
The maximum density shall not exceed density twenty-five (25)
unit/gross acres.
d. Maximum Building Height
Maximum building height shall be:
Dwellings : Forty-five (45) feet and three (3) stories .
Accessory buildings: Thirty-five (35) feet.
Vertical identification elements for non-habitable
common area structures may be twenty-five (25) feet
higher than the maximum building height .
III-20 1340D
HIKING/51KING
TRAIL
for✓- '
PROPERTY PROPERTY
LINE LINE
EXHIBIT 19
TYPICAL CROSS SECTION
CITY OF H U N TI N GTON BEACH T RANSPO RTATION/T RAIL CO R RIDO R
HOLLY SEQCLOFF AREA SPECOM PL AH 111 I 1 I I 1 1 �I �Ot�Vh
I' -
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e. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width.
f . Setback (Front Yard)
The minimum setback from the front property lines for all
structures, except stairways, exceeding forty-two (42) inches
in height shall be as follows :
Dwellings: fifteen (15) feet.
Front entry garages or carports:. Twenty (20) foot
minimum, or five (5) foot minimum without driveway
parking.
Side entry garages : Ten (10) feet .
Eaves, fireplaces, open/unroofed building stairways and
balconies : Five (5) feet.
Accessory buildings: Ten (10) feet.
g. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows:
1) Interior Side Yard
Dwellings, garages and accessory buildings : Fifteen
(15) foot minimum building structure separation for one
(1) and two (2) story buildings . Twenty (20) foot
minimum building structure separation for three (3)
story buildings .
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
Dwellings and accessory buildings: Ten (10) feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches .
h. Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings, open/unroofed building stairways and
balconies: Five (5) feet.
Garages/accessory buildings : Three (3) feet.
III-21 1340D
i . Open Space
A minimum of 75 square feet per dwelling unit shall be
provided in private open space. In addition, the following
minimum common open space per dwelling unit shall be
provided: 250 square feet (1 bedroom unit) ; 300 square feet
(2 bedroom unit) ; 300 square feet (2 bedroom unit) ; 350 `
square feet (3/ bedroom unit) .
j . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
k. Miscellaneous Requirements
1) Building Offset: Structures having dwellings attached r
side-by-side shall be composed of not more than six (6)
dwelling units unless such structures provide an offset
on the front of the building a minimum of two (2) feet
for every two dwelling units in the structure.
2) Landscaping: All setback areas visible from an
adjacent public street and all common open space areas fi
shall be landscaped and permanently maintained in an
attractive manner with permanent automatic irrigation
facilities provided. Trees shall be provided at a rate
of one (1) 36-inch box tree per forty-five (45) feet of
street frontage or fraction thereof . 4.
3) A transportation corridor in Planning Area II shall be
set aside and maintained in accordance with Development
Agreement 90-1 and as illustrated in Exhibit 19 .
Habitable floor area shall be set back a minimum of ten
(10) feet from the southerly five hundred (500) feet on t
both sides of the corridor. The corridor shall also be L
landscaped to the extent legal access is available to
the developer.
6. Mixed Development (MD) L
a. Purpose
The Mixed Development District is intended to provide for a
variety of commercial uses, facilities supporting the
surrounding community and the opportunity for residential
uses. Commercial uses may include retail sales, services,
professional, administrative and medical office uses. Such
uses shall be planned so as to create compatibility to each IL
other and the surrounding area.
III-22 1340D
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Development within the Mixed Development District may combine
residential and commercial uses in either of two ways:
• vertically, where the ground level is reserved for
commercial uses and the upper floor (or floors)
contains multifamily dwellings; and/or horizontally,
where residential uses are developed in conjunction
with commercial uses as an integrated development,
either in attached or in separate building complexes .
A comprehensive site plan for the entire district shall be
submitted and reviewed by the Planning Commission prior to or
concurrent with entitlements for new development to ensure
compatibility between surrounding uses, proposed uses and
activities in this area.
Concurrent with the filing of the comprehensive site plan, a
comprehensive pedestrian access plan shall be submitted which
provides linkages between residential and commercial project
areas.
A comprehensive, permanent set of covenants, conditions and
restrictions covering limitation of the mixed development
entitlement, including a list of permitted uses and any
conditions of approval for the project, and all development,
performance and management standards shall be required as a
condition of approval.
b. Permitted Uses
The following primary uses and structures shall be permitted,
subject to approval of a conditional use permit and
appropriate subdivision map:
1. Residential Uses -- All residential uses including
single-family and multi-family housing, apartments,
condominiums and stock cooperatives.
2 . Office Uses -- Professional, general and medical
offices .
3 . Commercial Uses -- Commercial uses such as retail
shops, restaurants, automobile service stations and
theaters .
C. Comprehensive Site Planning Requirements :
1. Any application for a conditional use permit and/or
tentative map shall be accompanied by a comprehensive
site plan for development of the entire Mixed
Development area. This requirement does not apply to a
minor expansion (10 percent or less) of the existing
commercial center.
III-23 1340D
2. The comprehensive site plan shall provide a V
well-planned vehicular circulation system, pedestrian
accessways segregated from arterials and internal 1
streets, and aesthetically pleasing landscape
features. Buildings shall be oriented and designed to
minimize visual intrusion upon existing residential
areas .
3 . A Planned Sign Program for the entire Mixed Development
area shall be submitted for approval by the Planning
Commission for all commercial and residential uses.
The Planned Sign Program shall be processed concurrent
with the first entitlement.
d. Maximum Density/Intensity
1. Retail: In accordance with Development Agreement
No. 90-1, a minimum of 100,000 square feet
gross leasable area of retail uses shall be
maintained.
A maximum of 200, 000 total square feet of
gross leasable area of retail uses may be
permitted.
2 . Office: A maximum of 100, 000 square feet of gross
leasable area of office uses may be
permitted.
3 . Residential : The maximum number of residential dwelling
units shall be 475.
e. Site Development Standards
The following standards shall apply to all development:
1. Building site area: The building site area is the entire
net mixed development planning unit. L
2 . Maximum Building Height :
Maximum building height shall be:
Eighty (80) feet
Vertical identification elements shall not exceed the
maximum building height. h
3 . Maximum Site Coverage L
Maximum site coverage for the entire mixed development area C
shall be fifty (50) percent of net site area.
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III-24 1340D
C-
If any structure exceeds sixty-five (65) feet in height,
then the maximum site coverage for the entire mixed
development area shall be forty (40) percent of the net
' site area.
4 . Building Setbacks and Orientation
a) Arterial Setbacks*
1) Along Main Street and Yorktown Avenue, the minimum
building setback shall be the greater of:
a) Twenty-five (25) feet, or
b) A horizontal distance equal to the building
height (one to one setback) .
2) Along Goldenwest Street, the minimum building
setback shall be the greater of :
a) Twenty-five (25) feet, or
b) One to one for buildings less than thirty (30)
feet in height, or
c) Two to one for buildings between thirty (30)
and sixty-five (65) feet in height, or
d) Four to one for buildings greater than
sixty-five (65) feet in height.
3) Structures facing arterial streets shall be
designed to avoid visual intrusion upon existing
residential areas . A line-of-sight/visual
intrusion study shall be provided for future
development which will analyze visual impacts to
existing residential development. The study shall
be subject to review and approval by the Planning
Commission.
4) Structures shall be sited to provide a break in
massing along arterial streets .
5) Building elevations along arterials shall
incorporate one or more of the following to create
visual interest:
a) Facade relief,
b) Fenestration,
* Building height shall be measured from the closest arterial
street.
III-25 1340D
I
c) Horizontal/vertical offsets and/or
d) Upper story setbacks
L
b) General Building Setbacks:
1) Front setbacks:
a) Ten (10) feet minimum from the interior street
line or property line if building is under
twenty-five (25) feet in height. .
b) Fifteen (15) feet minimum from the interior
street line or property line if building is L
between twenty-five (25) and thirty-five (35)
feet in height.
c) Twenty (20) feet minimum from the interior
street line or property line if building is
over thirty-five (35) feet in height .
d) Twenty (20) percent of the building facade
shall step back an average of ten (10) feet
from the interior street line or property line
along interior streets .
2) Side and Rear Setbacks: r
a) Ten (10) foot minimum from the side or rear
property line for structures thirty-five (35)
feet or less in height.
b) Fifteen (15) foot minimum from the side or rear
property line if building is over thirty-five
(35) feet in height.
c) Eaves, cornices, chimneys, outside staircases,
balconies and similar architectural features
may project up to fifty (50) percent into the
required setback not to exceed six (6) feet. r
5 . Free-standing residential projects shall conform to the `.
Medium High Density Residential development standards .
6 . Residential components of integrated development p g projects
shall conform to the mixed-use provisions . Open space and
parking requirements shall conform to the Medium High 1\
Density Residential development standards .
f. Lighting: All lighting, exterior and interior, shall be
designed and located to minimize impacts to adjacent properties .
L
III-26 1340D
g. Commercial Loading and Unloading: All commercial loading and
unloading shall be performed on the site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways, adjacent Residential Planning Areas, and on-site
residential uses .
Truck loading, dock facilities, and the doors for such
facilities shall not face a residential area or be located
within twenty (20) feet of property zoned or general-planned
for residential use. Adequate on-site truck maneuvering space
shall be provided to minimize conflicts on adjacent streets .
h. Trash and Storage Areas : All storage, including cartons,
containers or trash, shall be located within a building or an
area enclosed by a wall of not less than six (6) feet in
height. An overhead enclosure shall be required if visible
i from a residential area.
i . Parking: Parking shall comply with the Huntington Beach
Ordinance Code.
Exception: Medical office uses within vertically integrated
commercial/residential projects shall comply with General
' Office parking requirements.
j . Screening and Landscaping: Screening and landscaping shall
comply with the screening and landscaping provisions of the
Huntington Beach Ordinance Code. A landscape buffer adjacent
to proposed and existing industrial land uses shall be provided
as depicted on Exhibit 18.
k. Covenants , Conditions and Restrictions : A recorded copy of
covenants, conditions and restrictions shall be submitted to
the Community Development Department prior to occupancy of any
building. Approval for content shall be the responsibility of
the Community Development Department and approval as to form by
the City Attorney.
j . Agent: A person or agent shall be designated as a permanent
liaison to the City under the covenants, conditions and
restrictions of any project for the purpose of processing
occupancy requests, resolving land use enforcement problems,
and any other matters in which the City and property owner are
involved.
7. Commercial (C)
a. Purpose
The Commercial district is intended to provide retail,
commercial and service uses in a neighborhood setting .
Permitted uses, development standards, parking, landscaping and
procedures will be regulated through the General Commercial
District of the Huntington Beach Ordinance Code.
III-27 1340D
,.a
b. Additional Permitted Uses � .
Existing, oil and gas production facilities and consolidation
of existing facilities, and drilling of new wells are
permitted within commercial areas in accordance with the
Huntington Beach Ordinance Code, subject to approval of a
conditional use permit.
L
C. Landscaping
All setback areas visible from an adjacent public street and � .
all common open space areas shall be landscaped and
permanently maintained in an attractive manner with permanent r�
automatic irrigation facilities provided. Trees shall be l
provided at a rate of one (1) 36-inch box tree per forty-five
(45) feet of street frontage or fraction thereof.
8. Industrial (I)
a. Purpose
The Industrial district is intended to allow general
industrial uses . Such uses shall be sensitively designed in
relation to each other and the surrounding area. Permitted
uses, development standards, parking, landscaping and
procedures will be regulated through the General Industrial
District of the Huntington Beach Ordinance Code.
b. Additional Permitted Uses
Existing oil and gas production facilities, consolidation of
existing facilities and drilling of new wells are permitted
within Planning Units II-8 and IV-5 in accordance with the
Huntington Beach Ordinance Code, subject to approval of a r
conditional use permit. The drilling of new oil wells is � -
prohibited within Planning Unit IV-3 .
C. Landscaping
All setback areas visible from an adjacent public street and r
all common open space areas shall be landscaped and ;)
permanently maintained in an attractive manner with permanent C
automatic irrigation facilities provided. Trees shall be
provided at a rate of one (1) 36-inch box tree per forty-five
(45) feet of street frontage or fraction thereof .
9. Open Space (OS)
a. Purpose J
The Open Space district is designated as areas to be provided
as permanent public recreational open space.
III-28 1340D dl
b. Permitted Uses
Permitted uses and other regulations for this district are in
accordance with the Recreational Open Space (ROS) provisions
in of the Huntington Beach Ordinance Code.
■
III-29 1340D
4
IV. ADMINISTRATION
IV. ADMINISTRATION
A. Development Phasing Plan
The Holly-Seacliff study area is anticipated to be
built out over a period of approximately 10 years, with
a target completion date of 2001. Actual construction
starts and occupancy will be dictated by market forces,
the removal of oil operations and interim uses, and the
requirements of individual property owners and
developers.
The Development Phasing Plan shown on Table 2 is a
program of the relative timing of development within
each of the individual planning areas . The Phasing
Plan also provides a guideline for the construction of
adequate community infrastructure within the
Holly-Seacliff Specific Plan area.
B. Public Facilities Improvement Responsibilities
In order to provide for public facilities improvements
necessary to serve all future development within the
` Holly-Seacliff area, developers will have a fair-share
responsibility for either (1) constructing the
necessary improvements required as described in the
Specific Plan concurrent with project development, or
(2) funding such necessary improvements if constructed
by other developers.
The City will determine and administer the fair-share
responsibility for the master public facilities
improvements, including sewer, water, drainage, roads,
traffic controls, fire and police capital facilities as
described in the Specific Plan. If a developer
provides the necessary facilities beyond his fair-share
responsibility, that developer shall be reimbursed from
funds collected from other developers . If a developer
is required to pay fees, those fees will be based on
the City' s fair-share responsibility determination.
This determination will be based on a development ' s
proportional use of the master public facilities
improvements necessary to serve the development
utilizing assessment on a dwelling unit, acreage,
building square footage or front footage basis.
All development projects to be served by the master
public facilities improvements shall be conditioned to
construct facilities or pay fees per a Holly-Seacliff
Public Facilities Fee Ordinance. Such construction or
payment of fees shall be based on a fair-share
responsibility program as administered by the City
Public Works Department.
IV-1 1341D
Table 2
Development Phasing Plan
PLANNING ACRES USE TOTAL EXISTING PHASE I PHASE II PHASE III
DWELLING DWELLING .
AREA UNITS UNITS 1990-1993 1994-1997 1998-2001
I 48 RESIDENTIAL 160 20 90 50 "
16 OPEN SPACE `
II 159 RESIDENTIAL 1,535 300 985 250
32 INDUSTRIAL '
III 179 RESIDENTIAL 1,450 150 750 550
7 COMMERCIAL
r_
16 OPEN SPACE
IV 24 RESIDENTIAL 750 65 150 300 235
53 NUXED USE '
31 INDUSTRIAL
4 COMMERCIAL
TOTAL 569 3,895 65 620 2,125 1,085
* INDICATES TIMING OF NON-RESIDENTIAL USES.
L
P"
Development Agreement No. 90-1 describes certain public
facilities improvements to be constructed by Pacific
Coast Homes and Garfield Partners.
C. Methods and Procedures
The methods and procedures for implementation and
administration of the Development Standards, as well as
the policies, guidelines and other conditions of this
Holly-Seacliff Specific Plan, are prescribed as follows:
1. Implementation
The Specific Plan shall be implemented through the
processing of site plans in conjunction with
conditional use permits, tentative tract maps and
tentative parcel maps. The site plans may be
prepared concurrently in sufficient detail to
determine conformance with the Specific Plan.
j2. Tentative Tract Maps
For projects requiring a tentative tract or parcel
map(s) , the provisions and procedures contained in
the Huntington Beach Ordinance Code shall apply.
3 . Vesting Tentative Maps
For residential projects entailing a vesting
tentative tract map, the provisions and procedures
in the Huntington Beach Ordinance Code shall apply.
4 . Conditional Use Permits
' For projects, uses and operations requiring a
conditional use permit pursuant to the provisions
of this Specific Plan, the procedures specified in
the Huntington Beach Ordinance Code shall apply.
5 . Special Permits/Variances
For projects or operations requiring a variance or
modification to the Development Standards
contained herein, deviations up to ten percent
(10%) may be approved via a special permit, except
for height and parking. Deviations greater than
ten percent (10%) may be approved via a
conditional exception.
I�
IV-2 1341D
i
6. Specific Plan Amendments
A Specific Plan amendment shall be required for
the following:
a) Changes to planning unit boundaries which �.
exceed fifteen percent (15%) of the approved
acreage on Table 1.
b) Changes to the Development Standards in the
Specific Plan.
c) Substantial variations from infrastructure
plans, as determined by the Director of
Public Works.
Specific Plan Amendments shall be processed in
accordance with either the zone change or code
amendment procedures, as appropriate, contained in
the Huntington Beach Ordinance Code.
7. Coastal Development Permits
The south western portion of the Holly-Seacliff
Specific Plan Area falls within the coastal zone.
All development projects proposed in this area
require a Coastal Development Permit .
D. Density Transfer Procedure
w■
The Land Use Element of the Holly-Seacliff General Plan
Amendment allows dwelling units to be transferred from
a Planning Unit or Units within the same Planning Area,
so long as the maximum number of dwelling units allowed
by the General Plan for each Planning Unit is not
exceeded, and so long as the total number of dwelling
units allocated for that Planning Area is not exceeded.
1
As indicated on Table 1 of the Specific Plan, the
"average gross density" of each Planning Unit is less
than the General Plan maximum density. Since the I
General Plan and the Development Standards permit
development up to the General Plan maximum density, the
following procedures are necessary to allow and monitor
density transfers within the Holly-Seacliff Specific
Plan Area .
1. Transfers Within A Planning Unit 1
Dwelling units may be transferred within a
Planning Unit as long as the total number of units
for the Planning Unit as shown on Table 1 remains �.
the same. If a property owner submits an
entitlement application for development of a
IV-3 1341D ��
portion of a Planning Unit for a density which is
greater or less than the average gross density for
the Planning Unit, then a transfer of density
within a Planning Unit is involved, as long as the
assigned total of units (as shown on Table 1)
remains the same. The subject application must
include:
1) a plan showing both the approved and proposed
allocations of dwelling units within the Planning
Unit, and
2) the written concurrence of all property owners
affected by the proposed transfer.
Density may not be transferred from a completed
project unless the transfer was approved at the
time said project was approved.
2. Transfers Between Planning Units
Dwelling units may be transferred between Planning
Units within the same Planning Area. If a
property owner submits an entitlement application
for a Planning Unit for a density which is greater
or less than the average gross density for the
Planning Unit, then a transfer of density between
Planning Units will be necessary. The subject
application must include:
1) a plan showing both the existing and proposed
allocation of dwelling units within all Planning
Units affected by the transfer, and
2) the written concurrence of all property owners
affected by the proposed transfer.
Density may not be transferred from a completed
project unless the transfer was approved at the
time said project was approved.
3 . Entitlement applications involving a density
transfer will require the following:
a. An Infrastructure Analysis documenting that
the transfer does not exceed proposed
infrastructure capacity. If capacity will
be exceeded based on the required analysis,
recommendations for additional
infrastructure improvements must also be
submitted. Required infrastructure
modifications shall be the responsibility of
IV-4 1341D
I�
the party requesting the transfer, and shall
be placed as conditions of approval on the
appropriate development entitlement. "
b. An Environmental Analysis in the form of the T
City' s Initial Study documentation that the
proposed density transfer of planning units
will not affect the conclusions of the
environmental analysis contained in the
Certified EIR 89-1 for GPA 89-1.
C. A policy analysis documenting that the
density transfers within a planning unit or
between planning unit are consistent with
the goals, policies, and programs of the
City of Huntington Beach General Plan and
this Specific Plan.
E. Acreage/Boundary Changes T
Acreage figures shown on the Land Use Table (Table 1)
are indicated to the nearest acre based upon planimeter
readings. Modifications, not to exceed fifteen percent
(15%) of the acreage and boundaries shown, may result
from more detailed planning and technical refinements i
in the tentative tract map or site plan processes, and
shall not require an amendment to this Specific Plan. 1p"
t
y
t*
1
1
IV-5 1341D
�i � r� r� rt r rr �► rs � ri r� ir r� s �ir 'r� rr r�
V. LEGAL DESCRIPTION
HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
BEING PORTIONS OF SECTIONS 34 AND 35, TOWNSHIP 5 SOUTH, RANGE 11
WEST, SAN BERNARDINO BASE AND MERIDIAN, PARTLY IN THE RANCHO LAS
BOLSAS AND PARTLY IN THE RANCHO LA BOLSA CHICA, AS SHOWN ON A
MAP RECORDED IN BOOK 51, PAGE 13 OF MISCELLANEOUS MAPS AND
PORTIONS OF SECTIONS 2, 3 AND 4, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAN
BERNARDINO BASE AND MERIDIAN IN THE RANCHO LAS BOLSAS, AS SHOWN
ON A MAP RECORDED IN BOOK 51, PAGE 14 OF MISCELLANEOUS MAPS,
RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE CENTERLINE INTERSECTION OF MAIN STREET AND
YORKTOWN AVENUE (SHOWN AS MANSION AVENUE ON A MAP FILED IN BOOK
95, PAGE 20 OF RECORD OF SURVEYS, RECORDS OF SAID ORANGE COUNTY);
THENCE NORTH 89041'42" WEST 1350.19 FEET ALONG THE CENTERLINE OF
SAID YORKTOWN AVENUE TO THE CENTERLINE OF GOLDENWEST STREET AS
SHOWN ON SAID LAST MENTIONED MAP; THENCE NORTH 41037'25"EAST 11.92
FEET ALONG THE CENTERLINE OF SAID GOLDENWEST STREET TO AN ANGLE
POINT THEREIN; THENCE CONTINUING ALONG THE CENTERLINE OF
GOLDENWEST STREET, NORTH 00016'53" EAST 1403.96 FEET TO ITS POINT OF
INTERSECTION WITH THE NORTHERLY LINE OF TRACT NO. 7656, AS SHOWN
ON THE MAP RECORDED IN BOOK 295, PAGES 28 THROUGH 31 OF
MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, SAID POINT BEING THE BEGINNING OF A NON-TANGENT CURVE
CONCAVE SOUTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO
SAID CURVE BEARS NORTH 09038'08" WEST; THENCE WESTERLY 181.28 FEET
ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7656
THROUGH A CENTRAL ANGLE OF 12059'00", TO THE BEGINNING OF A
REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 800.00 FEET,
A RADIAL LINE TO SAID CURVE BEARS SOUTH 22037'08" EAST; THENCE
CONTINUING WESTERLY 880.58 FEET -ALONG SAID CURVE AND SAID
NORTHERLY LINE OF TRACT NO. 7656 AND ALONG THE NORTHERLY LINE OF
TRACT NO. 7421, AS SHOWN ON THE MAP RECORDED IN BOOK 302, PAGES 20
THROUGH 23 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY, TO THE BEGINNING OF A REVERSE CURVE
CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 800.00 FEET, A RADIAL
LINE TO SAID CURVE BEARS NORTH 40026'54" EAST; THENCE
NORTHWESTERLY 249.63 FEET ALONG SAID CURVE AND SAID NORTHERLY
LINE OF TRACT NO. 7421 THROUGH A CENTRAL ANGLE OF 17052'42" THENCE
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS--LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 W O.No. Date
1 714/660-0110 FAX:660.0418 1 En r. PER Chic. Shttt 1 Ot 5
NORTH 00022'36"EAST 24.68 FEET;THENCE NORTH 44°22'22"WEST 78.12 FEET;
THENCE SOUTH 48052'36" WEST 27.00 FEET; THENCE SOUTH 79°52'36" WEST
248.95 FEET; THENCE SOUTH 00°22'36" WEST 5.90 FEET; THENCE NORTH
89037'24" WEST 72.36 FEET; THENCE SOUTH 80°35'37" WEST 262.07 FEET;
THENCE SOUTH 56052'22" WEST 157.58 FEET; THENCE SOUTH 36035'30" WEST
109.38 FEET; THENCE SOUTH 43048'10" WEST 151.41 FEET; THENCE SOUTH
02006'09" WEST 384.31 FEET; THENCE SOUTH 22°47'17" WEST 236.88 FEET; M
THENCE SOUTH 11043'51" EAST 123.87 FEET; THENCE SOUTH 35°08'20" EAST
258.90 FEET; THENCE SOUTH 27°31'58 EAST 336.22 FEET; THENCE SOUTH
370 12'45" EAST 170.83 FEET; THENCE NORTH 57°19'50" EAST 67.67 FEET;
THENCE NORTH 340 15'43" WEST 68.56 FEET; THENCE NORTH 47°12'59" EAST
106.40 FEET; THENCE SOUTH 52033'36" EAST 202.68 FEET; THENCE SOUTH
56002'22" EAST 89.12 FEET; THENCE SOUTH 85036'09" EAST 148.27 FEET; r
THENCE SOUTH 42033'44" EAST 151.24 FEET; THENCE SOUTH 26°13'49" WEST
112.82 FEET; THENCE SOUTH 47037'07" WEST 178.23 FEET; THENCE SOUTH
56031'48" WEST 90.34 FEET; THENCE SOUTH 52026'55" WEST 109.64 FEET;
THENCE SOUTH 53034'35" WEST 199.31 FEET; THENCE SOUTH 53°21'07" WEST
144.84 FEET; THENCE SOUTH 53034'54" WEST 79.68 FEET; THENCE NORTH
78049'50" WEST 129.11 FEET; THENCE NORTH 82026'29" WEST 132.50 FEET; {
THENCE NORTH 87053'06" WEST 142.58 FEET; THENCE NORTH 88034'45" WEST
482.97 FEET; THENCE SOUTH 79°09'09" WEST 427.24 FEET; THENCE SOUTH
78011'24" WEST 320.84 FEET; THENCE NORTH 09°07'55" EAST 186.17 FEET;
THENCE NORTH 11003'24" EAST 248.08 FEET; THENCE NORTH 19001'22" EAST
142.80 FEET; THENCE NORTH 36057'38" EAST 41.06 FEET; THENCE NORTH �.
35024'38" EAST 689.02 FEET; THENCE NORTH 05°02'22" WEST 61.09 FEET;
THENCE NORTH 85046'51" WEST 28.56 FEET; THENCE SOUTH 53058'25" WEST
49.15 FEET; THENCE NORTH 78°51'01" WEST 62.70 FEET; THENCE NORTH r
59032'35" WEST 112.08 FEET; THENCE NORTH 70028'27" WEST 109.58 FEET; i
THENCE NORTH 27044'02" EAST 108.69 FEET; THENCE NORTH 17°29'33" EAST
232.75 FEET; THENCE NORTH 09047'41" EAST 224.74 FEET; THENCE NORTH t*
06041'28" EAST 218.10 FEET; THENCE NORTH 12°50'02" EAST 125.61 FEET; )
THENCE NORTH 11°12'50" WEST 67.15 FEET; THENCE NORTH 76°16'19" WEST
54.17 FEET; THENCE SOUTH 68056'58" WEST 44.19 FEET; THENCE SOUTH *'
13042'05" WEST 241.82 FEET; THENCE SOUTH 32053'58" WEST 74.39 FEET;
THENCE NORTH 83032'50" WEST 85.42 FEET; THENCE NORTH 84043'58" WEST
68.77 FEET; THENCE NORTH 53°16'51" WEST 49.91 FEET; THENCE NORTH f'
06004'10" EAST 55.63 FEET; THENCE NORTH 03004'00" WEST 150.41 FEET;
THENCE NORTH 45052'33" EAST 85.70 FEET; THENCE NORTH 15°45'53" EAST
122.97 FEET; THENCE NORTH 44048'17" WEST 98.42 FEET; THENCE NORTH
35004'20" WEST 62.07 FEET; THENCE NORTH 490 18'15" WEST 427.57 FEET;
THENCE NORTH 70042'04" WEST 751.89 FEET; TO A POINT ON THE
NORTHEASTERLY PROJECTION OF THAT CERTAIN COURSE DESCRIBED AS
"NORTH 41042'13" EAST 164.55 FEET" FOR A PORTION OF THE '
r
I
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF l
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS-PLANNERS-LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE,CA 92714 W.O.No. Date
714/660-0110 FAX:660-0418 Eno,. PER Chk. Sheet 2 Of 5
SOUTHEASTERLY LINE OF SEAPOINT STREET (FORMERLY SEAVIEW AVENUE),
100.00 FEET IN WIDTH, AS SHOWN ON THE MAP FILED IN BOOK 166, PAGES 10
AND 11 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY; THENCE SOUTH 41°42'13" WEST 243.13 FEET ALONG SAID
NORTHEASTERLY PROJECTION TO THE MOST NORTHERLY CORNER OF
PARCEL 1 AS SHOWN ON SAID LAST MENTIONED MAP; THENCE ALONG THE
NORTHERLY LINE OF SAID MAP THE FOLLOWING COURSES: NORTH 48°17'47"
WEST 100.00 FEET, SOUTH 41°42'13" WEST 164.55 FEET TO THE BEGINNING OF
A TANGENT CURVE,CONCAVE NORTHWESTERLY HAVING A RADIUS OF 750.00
' FEET AND SOUTHWESTERLY 259.51 FEET ALONG SAID CURVE THROUGH A
CENTRAL ANGLE OF 19049'31" TO THE MOST NORTHEASTERLY LINE OF THE
LAND DESCRIBED IN THAT CERTAIN PARTIAL RECONVEYANCE RECORDED
AS INSTRUMENT NO. 82-222367 OF OFFICIAL RECORDS OF SAID COUNTY;
THENCE LEAVING SAID NORTHERLY LINE OF SAID LAST MENTIONED MAP
NORTH 420 11'18" WEST 360.45 FEET ALONG SAID NORTHEASTERLY LINE OF
THE ABOVE DESCRIBED PARTIAL RECONVEYANCE TO A POINT ON THE
NORTHERLY LINE OF THE HUNTINGTON BEACH CITY LIMIT BOUNDARY, AS
SHOWN ON THE MAP FILED IN BOOK 92, PAGES 19 THROUGH 28 OF RECORD
OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
THENCE ALONG SAID BOUNDARY LINE THE FOLLOWING COURSES: SOUTH
89037'14" EAST 91.97 FEET, NORTH 00°15'23" EAST 328.98 FEET, SOUTH
89043'03" EAST 660.16 FEET, NORTH 00°19'15" EAST 328.84 FEET, NORTH
89041'36" WEST 231.59 FEET, NORTH 26049'24" EAST 1107.66 FEET AND SOUTH
89041'05" EAST 726.01 FEET; THENCE NORTH 00017'53" EAST 1321.75 FEET
ALONG SAID HUNTINGTON BEACH CITY LIMIT BOUNDARY TO THE
NORTHWEST CORNER OF PARCEL 1 AS SHOWN ON THE MAP FILED IN BOOK
42, PAGE 25 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY; THENCE
NORTH 89032'59" EAST 988.61 FEET ALONG THE NORTHERLY LINE OF SAID
PARCEL 1 AND ITS EASTERLY PROJECTION TO A POINT ON THE EAST LINE
OF THE SOUTHWEST QUARTER OF SAID SECTION 34, SAID LINE BEING THE
CENTERLINE OF EDWARDS STREET; THENCE SOUTH 00°16'06" WEST 2310.30
FEET ALONG SAID CENTERLINE OF EDWARDS STREET TO THE CENTERLINE
POINT OF INTERSECTION OF SAID EDWARDS STREET AND GARFIELD AVENUE
AS SHOWN ON SAID AFOREMENTIONED MAP FILED IN BOOK 92, PAGES 19
THROUGH 28 OF RECORD OF SURVEYS OF SAID COUNTY SAID POINT ALSO
BEING THE SOUTH QUARTER CORNER OF SAID SECTION 34; THENCE SOUTH
89042'05 EAST 2639.70 FEET ALONG THE SOUTH LINE OF THE SOUTHEAST
QUARTER OF SECTION 34 AND SAID CENTERLINE OF GARFIELD AVENUE TO
THE CENTERLINE POINT OF INTERSECTION OF SAID GARFIELD AVENUE AND
GOLDENWEST STREET, (SHOWN AS WESTMINSTER AVENUE ON THE MAP OF
GARFIELD STREET ADDITION TO HUNTINGTON BEACH, FILED IN BOOK 7,
PAGES 27 AND 28 OF MISCELLANEOUS MAPS OF SAID COUNTY), SAID POINT
ALSO BEING THE SOUTHEAST CORNER OF SAID SECTION 34; THENCE NORTH
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No. Date
714/660-0110 FAX:660-0418 En or. PER Chic. Sheet 3 Of 5
000 16'18" EAST 2639.61 FEET ALONG THE EAST LINE OF THE SOUTHEAST +�
QUARTER OF SAID SECTION 34 AND THE CENTERLINE OF SAID GOLDENWEST _
STREET TO THE EAST QUARTER CORNER OF SAID SECTION 34, SAID CORNER
BEING THE CENTERLINE POINT OF INTERSECTION OF GOLDENWEST STREET i
AND ELLIS AVENUE; THENCE SOUTH 89°43'37"EAST 1982.30 FEET ALONG THE
CENTERLINE OF SAID ELLIS AVENUE, SAID CENTERLINE ALSO BEING THE
NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35 TO THE I on
CENTERLINE INTERSECTION OF GOTHARD STREET; THENCE CONTINUING
SOUTH 89043'37" EAST 33.82, MORE OR LESS, ALONG SAID NORTH LINE OF
THE SOUTHWEST QUARTER TO THE BEGINNING OF A TANGENT CURVE
CONCAVE SOUTHERLY, HAVING A RADIUS OF 1000.00 FEET; THENCE
SOUTHEASTERLY 339.26 FEET, MORE OR LESS,ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 19026'18" TO THE BEGINNING OF A REVERSE CURVE
CONCAVE NORTHERLY HAVING A RADIUS OF 1000.00 FEET, A RADIAL LINE
TO SAID CURVE BEARS SOUTH 19°42'41" WEST; THENCE EASTERLY 320.08 own
FEET, ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 18°20'21" TO AN 1
INTERSECTION WITH A LINE PARALLEL WITH AND EASTERLY 20.00 FEET
FROM THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35; r
THENCE SOUTH 00018'39" WEST 455.28 FEET, MORE OR LESS, ALONG SAID
PARALLEL LINE TO A POINT ON THE WESTERLY PROJECTION OF THE SOUTH
LINE OF PARCEL 1 OF THE MAP FILED IN BOOK 132, PAGES 35 AND 36 OF �+
PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH
89044'06" EAST 639.65 FEET ALONG SAID WESTERLY PROJECTION AND SAID
SOUTH LINE OF PARCEL 1 TO THE CENTERLINE OF HUNTINGTON STREET AS
SHOWN ON PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF
PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH
00018'34" WEST 1326.13 FEET, MORE OR LESS, ALONG THE CENTERLINE OF
SAID HUNTINGTON STREET TO THE CENTERLINE INTERSECTION OF MAIN
STREET AND SAID HUNTINGTON STREET; THENCE CONTINUING ALONG THE
CENTERLINE OF SAID HUNTINGTON STREET SOUTH 000 17'42" WEST 744.99
FEET TO THE CENTERLINE INTERSECTION OF GARFIELD AVENUE AND SAID
HUNTINGTON STREET, AS SHOWN ON SAID PARCEL MAP NO. 81-575, FILED IN
BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS RECORDS OF SAID HUNTINGTON
(�
BEACH, THENCE ALONG SAID CENTERLINE OF GARFIELD AVENUE NORTH
89042'04" WEST 659.89 FEET TO THE SOUTH QUARTER CORNER OF SAID
SECTION 35; THENCE CONTINUING ALONG SAID CENTERLINE OF GARFIELD (�
AVENUE, NORTH 89°43'21" WEST 82.85 FEET TO THE CENTERLINE
INTERSECTION OF MAIN STREET AND SAID GARFIELD AVENUE AS SHOWN ON
THE MAP OF TRACT NO. 10511 RECORDED IN BOOK 455, PAGES 13 THROUGH
17 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE
COUNTY; THENCE SOUTH 45017'24"WEST 774.32 FEET, MORE OR LESS, ALONG
THE CENTERLINE OF SAID MAIN STREET TO A POINT ON THE NORTHERLY
PROJECTION OF THE MOST WESTERLY LINE OF SAID TRACT NO. 10511
� l
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY—SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 W.O.No. Date
7I4/660-0110 FAX:660-0418 En r. PER Chk. Sheet 4 Of 5
DESCRIBED ABOVE, SAID LINE ALSO BEING THE EAST LINE OF HOLLY STREET,
30.00 FEET IN WIDTH AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE
SOUTH 000 18'18" WEST 242.23 FEET ALONG SAID LINE TO AN ANGLE POINT TO
THE WEST LINE OF SAID TRACT NO. 10511; THENCE ALONG THE WESTERLY
LINE OF SAID TRACT THE FOLLOWING COURSES: SOUTH 89*40156" EAST
280.19 FEET, SOUTH 00°17'57" WEST 410.35 FEET, SOUTH 89°42'47" EAST 135.00
FEET AND SOUTH 00017'57" WEST 90.00 FEET TO THE NORTHERLY LINE OF
CLAY AVENUE, 30.00 FEET IN WIDTH, AS SHOWN ON SAID MAP OF TRACT NO.
10511; THENCE SOUTH 00°17'13" WEST 30.00 FEET TO THE CENTERLINE OF
SAID CLAY AVENUE; THENCE NORTH 89'42'47" WEST 813.43 FEET TO THE
CENTERLINE INTERSECTION OF CLAY AVENUE AND MAIN STREET AS SHOWN
ON THE MAP FILED IN BOOK 100, PAGES 46 AND 47 OF PARCEL MAPS,
RECORDS OF SAID ORANGE COUNTY; THENCE ALONG SAID CENTERLINE OF
MAIN STREET SOUTH 19014'02" WEST 829.19 FEET TO AN ANGLE POINT IN
SAME; THENCE CONTINUING ALONG SAID CENTERLINE OF MAIN STREET
SOUTH 000 18'10" WEST 545.95 FEET TO THE POINT OF BEGINNING.
CONTAINING 568.90 ACRES, MORE OR LESS.
1
1
1
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No. Date
714/660-0110 FAX:660-0418 En r, PER Chk. Sheet Of �_
VI. MITIGATION MEASURES
VI. MITIGATION MEASURES
FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1
These mitigation measures are required of the Holly-Seacliff
Specific Plan pursuant to Final Environmental Impact Report
89-1 and should be imposed on future projects in the Specific
Plan area.
Land Use
On-Site Land Uses
r1. Prior to issuance of building permits for individual
tracts, the applicant should demonstrate that service
vehicle access to all remaining operating oil wells on
site is monitored through the existing or proposed
residential tracts.
2 . All potential buyers and renters of on-site residences
should be notified of the affects resulting from
on-site and off-site oil production activities . The
notification should state the frequency and locations
of maintenance and service operations . The
notification should indicate that noise levels from oil
activities may also significantly increase during these
times .
Air Ouality
1. Because it only takes a small amount of material to
generate odors, it is important to maintain a very
clean operation. Therefore, any oil spilled on the
ground should be quickly cleaned up. Well sumps should
be pumped out after pulling a well and periodically in
the interim. Maintenance of seals and gaskets on pumps
and piping should be performed whenever leaks are
evident. General clean-up of the site should result in
significant improvements in the level of odor found in
the area.
2 . Appropriately designed, vapor recovery systems which
pull the gas off the well casing should be employed, as
well as vapor recovery systems for oil transport
trucks . A similar system could be employed for any
remaining storage facilities on site.
i
i
VI-1 1342D
P'
Noise
1. Noise levels generated by the oil operations should be
mitigated to levels consistent with the Huntington
Beach Noise Ordinance, by locating consolidation
area(s) at least 300 feet from the nearest residential
or other sensitive land uses (locating consolidation
areas within industrial-use areas would be the most
desirable from a noise standpoint) . The oil wells
could be located closer to sensitive land uses if a AM
perimeter wall with a minimum height of 8 feet was
utilized around the consolidation area(s) . The
following mitigation measures assume a 100 foot
distance to the receptor and the mitigation affects of
an 8 foot sound wall . Additional analysis of the
consolidation area(s) will be necessary when phasing
plans become available.
Oil Well Drilling Operations
2. The results show that in order for the drilling
operations to satisfy the Huntington Beach Noise
Ordinance outdoor standards, electric motors with
acoustic blankets must be used. Diesel motors even l
when shielded by acoustic blankets will not meet the
nighttime Noise Ordinance standards at the on-site and
off-site residences and will not meet the daytime Noise
Ordinance standards at the on-site residences . If
there are plans to conduct the drilling operations
during the nighttime hours, then according to the Oil
Code, the operations must be soundproofed. Acoustic
blankets as well as an 8 foot high masonry wall along
the site perimeter will likely reduce the noise levels
to below the Noise Ordinance standards.
Oil Well Pumping
3 . The well pumps used in the consolidation area should be
submerged. If other types of well pumps such as ground
level electric or diesel pumps may be necessary.
Specific mitigation measures should be presented in an
additional noise study.
Well Pulling, Redrilling and Service Drilling Operations y
4 . Well pulling and drilling operations are confined to
daytime hours (7: 00 a.m. to 10 : 00 p.m. ) by the Oil I
Code. Any redrilling performed at night must provide
soundproofing to comply with the Noise Ordinance. The
Oil Code prohibits the pulling of wells during the
nighttime hours (10.: 00 to 7: 00 a.m. ) . Well maintenance OM
activities should also be conducted between the hours
r
i
L
V1-2 1342D
or 7 : 00 a.m. and 10: 00 p.m. only. Although high levels
of noise may be generated by routine well maintenance
operations, these activities would occur inside the
noise barrier surrounding the consolidation area.
5. Service drilling for this project will be conducted
during the daytime hours only. Data on service
drilling operations indicate that with a diesel-
powered service rig and an 8 foot high noise barrier,
the noise level at 100 feet will likely be 55 dBA which
corresponds to the City' s daytime Noise Ordinance
standard. All servicing of the wells must comply with
the noise standards contained in the Huntington Beach
code.
Truck Operations
6 . Truck operations should be limited to daytime hours
only (7 a.m. to 10 p.m. )
Helicopter Operations
7. A notice (and statement of acknowledgement) to
prospective homeowners is required stating that the
property is subject to overflight, sight and sound of
helicopters associated with the police facility.
Oil Facilities
1. Future Specific Plan(s) should include an area or areas
for the consolidation of oil well facilities .
2 . All new development proposals should be accompanied by:
o A .plan which addresses the requirements for
abandoned wells.
o The abandonment plans for existing wells.
o The operational plans for any remaining wells and
facilities .
These plans must satisfy the requirements of the City of Huntington
Beach and the Division of Oil and Gas .
3 . The criteria for the approval of development plans
within oil districts should include:
VI-3 1342D
r
(a) That enough open space has been reserved around
the oil operation site to allow existing and
future equipment which could reasonably be
expected to be used on the site, including any
setbacks from new development required by the Fire
Chief .
(b) That adequate access to all operation sites is
provided for portable equipment and emergency
vehicles.
r
(c) That reasonable expansion of the existing
facilities, if permitted in the oil district, can
be accomplished.
(d) That any proposed development includes all
provisions for sound-proofing and fire protection
required by the Fire Chief.
(e) That screening of oil facilities from any new
development is included in the plan.
(Section 9680 .4, Article 968 OIL DISTRICTS, City
of Huntington Beach Municipal code. )
4 . As future development occurs, continued subsidence rate
monitoring for the region of the subject site is
necessary to determine if subsidence rates are
declining with current water injection methods being
used at operating oil production facilities .
5 . The use of post-tensioned slabs should be considered in
the foundation design in order to eliminate distress to
structures and slabs from minor regional subsidence.
Although this measure will provide for a more rigid
slab, it will be no means eliminate distress to
foundations resulting from the rapid subsidence of the
land from continued oil and gas withdrawal .
Cultural Resources
Archaeology
1 . It is suggested that the research design be prepared by
the Principal Investigator selected to perform the work
and that it be reviewed by a second consulting
archaeologist. This step will help insure the n
completeness and viability of the research design prior � I
l�
VI-4 1342D
to its implementation. The involvement of a second
professional is viewed as an inexpensive means of
insuring that no major elements are overlooked.
2. The archaeological deposits within the Holly-Seacliff
study area should be subjected to a program of
excavation designed to recover sufficient data to fully
describe the sites. The following program is
recommended:
a . Analysis of the collections made by the Pacific
Coast Archaeological Society, Long Beach State
University and any community college which has
such material. If the collections are properly
provenienced and are accompanied by adequate
documentation, they should be brought together
during this phase and complete analysis
performed. Of particular importance during this
phase is the recovery of survey date to be used to
determine the exact locations of previous
excavation efforts .
b. Prior to the beginning of any excavation effort, a
burial strategy should be developed by the
archaeologist retained to accomplish the
excavation members of the Native American
community and appropriate City Staff . The
strategy should address details of the handling
and processing of human remains encountered during
excavation, as well as the ultimate disposition of
such remains .
C. Completion of test excavations should be made at
each of the archaeological deposits . The
information gained from the test excavation will
guide the following data recovery excavation. The
excavations should have two primary goals:
o Definition of site boundaries and depth.
o Determination of the significance of the
site and its degree of preservation.
d. A statistically valid sample of site material
should be excavated. The data recovery excavation
should be conducted under the provisions of a
carefully developed research design. The research
questions presented earlier in this report should
i
VI-5 1342D
1.
be incorporated into the research design, other
important research questions should be developed
from the test excavation data included, and a
statement of methodology to be observed must be
included.
e. A qualified observer appointed by the Principal }�
Investigator/Archaeologist should monitor grading L
of the archaeological sites to recover important
material which might appear. The monitor will be
assigned by the Principal Investigator. This
activity may require some minor delay or
redirecting of grading while material is being
recovered. The observer should be prepared to
recover material as rapidly as is consistent with
good archaeological practice: Monitoring should
be on a full time basis when grading is taking
place on or near an archaeological deposit.
However, the grading should terminate when the
cultural deposit has been entirely removed and
clearly sterile deposits exposed.
f. All excavation and ground disturbing observation
projects should include a Native American
Observer. Burials are known to exist at some of
the sites, a circumstance which is extremely
important to the Native American community.
g. A detailed professional report should be prepared
which fully describes the site and its place in
pre-history. Reports should receive sufficient
distribution which includes the City, the County
and the UCLA repository for archeology to insure
their availability to future researchers .
h. Arrangements should be made for proper curation of
the collections. It is expected- that large
quantities of materials will be collected during
the excavation. Curation should be at an
institution which has the proper facilities for
storage, display and use by interested scholars
and the general public.
C�
VI-6 1342D
3 . The shell and lithic scatters should be subjected to
test excavation to determine if they are or are not in
situ archaeological deposits . If any of the scatters
prove to be in situ archaeological material, a site
record should be prepared and submitted to the
Archaeological Survey, University of California, Los
Angeles, and the site should be treated as in
mitigation number one. If the sites are shown to be
not archaeological in nature or not in situ, then no
further action should be taken.
4 . Ground disturbing activity within the study area should
be monitored by a qualified observer assigned by the
Principle Investigator/Archaeologist to determine if
significant historic deposits, (e.g. foundations, trash
deposits, privy pits and similar features) have been
exposed. The monitoring should be on a full-time
basis, but can be terminated when clearly undisturbed
geologic formations are exposed. If such exposures
occur, appropriate collections should be made, followed
by analysis and report preparation. Historic material
may be encountered anywhere within the Holly-Seacliff
property, but the area around the old Holly sugar
Refinery is probably more sensitive than the balance of
the project area. Historical material recovered at the
archaeological sites should be treated with those
deposits .
5 . The plaque commemorating oil well Huntington A-1 should
be preserved. As development in the area continues, it
may be desirable to upgrade this feature.
Paleontology
6 . A qualified paleontologist should be detained to
periodically monitor the site during grading or
extensive trenching activities that cut into the San
Pedro Sand or the Quaternary marine terrace units .
7 . In areas where fossils are abundant, full-time
monitoring and salvage effort will be necessary ( 8
hours per day during grading or trenching activities) .
In areas where no fossils are being uncovered, the
monitoring time can be less than eight hours per day.
8 . The paleontologist should be allowed to temporarily
divert or direct grading operations to facilitate
assessment and salvaging of exposed fossils .
II� VI-7 1342D
9 . Collection and processing of matrix samples through
fine screens will be necessary to salvage any
microvertebrate remains. If a deposit of
microvertebrates is discovered, matrix material can be
moved off to one side of the grading area to allow for
further screening without delaying the developmental
work.
10 . All fossils and their contextual stratigraphic data
should go to an institution with a research interest in
the materials, such as the Orange County Natural
History Foundation.
Human Health and Safety
Surface Oil Contamination
1. Prior to grading and development, a site reconnaissance
should be performed including a phased Environmental
Site Assessment to evaluate areas where contamination
of the surficial soils may have taken place. The
environmental assessment should evaluate existing
available information pertinent to the site and also
undertake a limited investigation of possible on-site
contamination. Phase I should include:
a. Review of available documents pertinent to the
subject site to evaluate current and previous uses .
b. Site reconnaissance to evaluate areas where
contamination of surficial solid may have taken
place.
C. Excavation and testing of oil samples to determine
presence of near surface contamination of soil.
d. Subsurface exploration to determine presence of
sumps on-site. Testing of possible drilling
fluids for heavy metals.
e. Completion of soil gas vapor detection excavations
located adjacent to the existing on-site wells .
f. Testing of air samples for gas vapor, methane gas
and sulfur compounds.
VI-8 1342D
2 . The actual site characterization and remedial action
plan would be developed as part of a later phase. Upon
completion of the Environmental Assessment, a Remedial
Action Plan can be developed. This plan should address
the following items :
a. Treatment of possible crude oil contaminated
soils . A possible solution to this condition
would be aeration of the contaminated soils to
release the volatile gases and then incorporation
of the treated solid into the roadway fills
(subgrade) .
b. Treatment of possible drilling sumps by either
on-site disposal of non-contaminated drilling
fluids or off-site disposal of contaminated fluids.
C. Treatment of the possibility of the accumulation
of methane gas .
iMethane Gas
3 . Prior to development, a thorough site study for the
presence of surface and shallow subsurface methane gas
should be performed. Any abnormal findings would
require a Remedial Action Plan and further studies to
assure sufficient mitigation of the hazardous areas
prior to building construction. All structures should
have a gas and vapor barrier installed underneath the
slabs and foundations . Gas collection and ventilation
systems should be installed over abandoned wells which
are underneath or within ten (10) feet of any
structure, and over wells which show evidence of
surface emissions of methane gas. Additionally,
following construction of structures, an organic vapor
analysis should be conducted and the results evaluated
to assure that acceptable air quality is maintained
within buildings and residences .
4 . The presence of methane gas on-site should be the
subject of future studies that include the following
tasks :
a. Drilling of test wells to monitor for subsurface
methane deposits and confirm or deny the presence
of biogenic methane bearing strata near the
surface in the development area.
b. Shallow excavation and sampling in areas either
known or assumed to be potential drilling mud
sumps;
VI-9 1342D
r
C. Vapor monitoring of shallow vapor probes placed at
strategic location on the site and collection of
soil vapor samples;
d. Vapor survey areas adjacent to known abandoned oil �-
wells;
e. Laboratory analysis of selected soil samples for
metals and soil vapor samples for gases.
Other Oil Production Related Hazards
5 . Oil wells scheduled for abandonment should be completed
in accordance with the standards and specifications of
the City of Huntington Beach and the California
Division of Oil and Gas. Wells which have previously
been abandoned must be reabandoned to the most current
requirements of the City of Huntington Beach and the
Division of Oil and Gas.
6 . Existing oil production lines are located throughout
the site. Treatment of these lines will depend on
proposed land use and development. Utility lines
should be relocated and or removed with the trench
being filled with compacted fill.
Hazardous Materials
1. The use, storage and disposal of hazardous materials
should be enforced by City of Huntington Beach to
provide the greatest possible protection to the public
from accidental occurrences.
2. Active wells remaining on-site should be secured and (-
screened as required by the City of Huntington Beach. L
3 . Prior to development, a review of available public
health records should be performed to evaluate possible
public health risk sites in the vicinity of the subject
site.
4 . An inventory of all hazardous materials used and stored
by industries locating within the project area should
be maintained and recorded for use by the City Fire
Department. This inventory should include the location
at which each hazardous material is used.
VI-10 1342D
Aesthetics
1. Landscaping of future projects should be designed to
minimize visual impacts on adjacent parcels. Special
consideration should be given to orientation of the
project ' s residences (i .e. windows and deck) so as to
respect the privacy of adjacent and nearby homes .
2 . Wherever feasible, oil production facilities on-site
should be eliminated or consolidated to reduce their
total number. Facilities remaining on-site should be
painted, camouflaged, or otherwise screened by
perimeter walls, plantings or like treatments to reduce
their unsightliness to future residents..
Land-Use Policies
Prior to the issuance of grading permits, the
Department of fish and Game should be notified of
grading activities on-site that are scheduled to
commence in the swales, in order to preclude the
possible elimination of wetland areas under the
jurisdiction of the Department of Fish and Game, as
further specified in the Biological Resources section
of this EIR.
Biological
1. Following construction of necessary infrastructure in
the main drainage swale, i .e. , utility lies, sewers,
etc. , this swale should remain as open space.
Mitigation for the loss of cattail marsh habitat (0.5
acres) and willow habitat (0. 5 acres) which are
depicted on Exhibit 20, will take place such that a
minimum of 1. 0 acre of riparian vegetation is
established in this drainage swale. The plants
utilized in the revegetated area will enclosed from the
recommended plant palette indicated on page VI-12.
2. Through adoption of future Specific Plans large trees
suitable for use by raptors such as the red-shouldered
hawk, should preserved or replaced in accordance with
the tree species identified in the plant palette
contained on page VI-12.
3 . Any grading or filling in the brackish wetlands in the
western portion of the project site sill be mitigated
by restoration of an equal area of coastal wetland at a
nearby location in the open space area .
4 . Effects upon on-site wetlands within the jurisdiction
of the California Department of Fish and Game will
require mitigation defined by 1603 permits .
VI-11 1342D
LEGEND
"��DEV �. NAG
DEV
;.
! ' {j DEVELOPED AREA
' PepT
' Pb ___Ps0
NNW I f NNW NON-NATIVE WOODLAND
r-- RAG DEV PUVC• Pb N -`a Y +•. RAG RUDERAL ANNUAL GRASSLAND
DEV PePT
I I'NNW� DEW ;G—Ps05pspyQ Pb f —� PSDS PALUSTRINE,SH RUB,DECID000S,SALIX
NNW RA PePT DEV--� ,'` pb PALUSTRINE, UNCONSOLIDATED BOTTOM
iDEV `' ,�u O- RAG DEV��RAGs-i�' PePD PALUSTRINE, EMERGENT, PERSISTENT, DISTICHLIS
oev PALUSTRINE, EMERGENT, PERSISTENT,
PePS SALICORNIA
PeP D DEV �•; a E RAG D rC'
% V , ;t' oEv , PePT PALUSTRINE, EMERGENT, PERSISTENT, TYPHA
F
•;':^,C J'. . lam"r �NW
: ,.1. pU PALUSTRINE, UNCONSOLIDATED SHORE
(� DEV' (� RAG (s.
DEv '" �,�; - t PuVC PALUSTRINE, UNCONSOLIDATED SHORE,
DEV h tU7 g• "� VEGETATED,CONYZA
NNW
DEV;,;
QPSDS RAG _ •4EV NNW '-:3
RAG
DEV fl ,• ` •,c .-, >.;
NN .p! j 14 %` NNW`
DEV •!' "• RAG.� V,If.Yry(+!"' ,.. •Y[
' bEv �'7•lr." s".r' y
'RAG
1 DEV NN .,�. _ '"'i/;f�`%t} .ii,. .. y..,T`�t�( � `' y 1�••7
NNW r ,` r=.; .. .�}s.. }+, k�l, •�r",fl';"rY �,.i�l
CITY OF EXHIBIT 20
HUNTING TON BEACH BIOLOGICAL RESOURCESHOLBSMCUFf
IENO E T GENED4 [P)LM �LSA ASSOCIATES,FJC
PLANT PALETTE
Scientific Name Common Name
Trees
Alnus rhombifolia White Alder
Juglans californica California Walnut
Platanus racemosa Sycamore
Quercus agrifolia Coast Live Oak
S. laevigata Red Willow
S. lasiandra Golden Willow
S. hindsiana Sandbar Willow
Salix lasiolepis Arroyo Willow
Umbellylaria californica California Bay
Tall Shrubs
Baccharis pilularis var. consanquinea Coyote Brush
Heteromeles arbutifolia Toyon
R. ovata Sugarbush
Rhus laurina Laurel sumac
Sambucus mexicana Elderberry
Low Shrubs and Vines
Diplacus longiflorus Bush Monkeyflower
R. viburnifolium Catalina Currant
R. aureum Golden Currant
Ribes speciosum Fuschia-flowered
Gooseberry
Rosa californica California Rose
Rubus ursinus California
Blackberry
Toxicodendron diversilobum Poison Oak
Vitis californica California Grape
Herbaceous Plants and Grasses
1 Artemisia douglasiana Mugwort
Elymus condensatus Giant Wild Rye
Scirpus spp. Tule
Typha spp. Cattail
® VI-12 1342D
i
i
Public Services and Utilities
Schools
1. The General Plan Amendment 89-1 designates a site for a new
elementary school to serve students generated by residential
development within the project area .
2. The school district and major landowner should enter into an t
agreement for acquisition or lease of the site as part of ,
implementation of this General Plan Amendment.
3 . Developers should pay school impact fees to finance
construction of necessary school facilities.
4 . The Huntington Beach Union High School District should
coordinate its expansion plans with phasing of development
within the project area and surrounding areas .
11
VI-13 1342D
CITY OF HUNTINGTON
HOLLY-SEACLIFF
SPECIFIC: PLAN
V O L U M E 1 O F 2
A D O P T E D A P R I L 2 0 1 9 9 2
O R D I N A N C E N O 3 1 2 8 ,� a
A M E N D E D M A Y 1 9 1 9 9 2
O R D I N A N C E N O 3 1 4 5rn
no
AMENDED SEPTEMBER 21 , 1 992 c_c�
,� O R D I N A N C E N 0 3 1 7 0
T A B L E O F C O N T E N T S
Section Description Page
I. INTRODUCTION
A. Purpose and Intent. . . . . . . . . . . I-1
B. Goals . . . . . . . . . . . . . . . . . . . . . I-1
C. Project Area Description. . . . . . . . . . . . . . . . . . . . . . . . . I-2
D. Planning Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
II. DEVELOPMENT CONCEPT
A. General Development Plan. . . . . . . . . . . . . . . . . . . . . . . . . II-1
B. Land Use Categories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
1. Residential . II-1
2 . Mixed Development. . . . . . . . . . . . . . . . . . . . . . . . . . . II-2
3 . Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
4 . Industrial . II-3
5 . Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
C. Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
D. Open Space/Recreation.System: : : : : : : : : . : : : : : : • . : : : II-4
E. Grading Guidelines . II-4
F. Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
G. Community Theme Guidelines . . . . . . . . . . . . . . . . . . . . . . . II-12
III. ZONING AND DEVELOPMENT STANDARDS
A. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-1
C. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-2
D. Development Standards . . . . . . . . . . : : : : : : : : : : : : : : : : : : III-10
1. Low Density Residential 1. III-10
2. Low Density Residential 2. . . . . . . . . . . . . . . . . . . III-12
3 . Low Density Residential 3 . . . . . . . . . . . . . . . . . . . III-15
4 . Medium Density Residential . . . . . . . . . . . . . . . . . . III-17
5 . Medium High Density Residential . . . . . . . . . . . . . III-20
6 . Mixed Development. . . . . . . . . . . . . . . . . . . . . . . . . . . III-22
7 . Commercial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II.I-27
8 . Industrial . III-28
9 . Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-28
', i 1337D
Section Description, Page D
IV. ADMINISTRATION
A. Development Phasing Plan. . . . . . . . . . . . . . . . . . . . . . . IV-1
B. Public Facilities Improvement Responsibilities. . . IV-1
C. Methods and Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . IV-2
D. Density Transfer Procedure. . . . . . . . . . . . . . . . . . . . . . . IV-3
E. Acreage/Boundary Changes . . . . . . . . . . . . . . . . . . . . . . . . . IV-5
V. LEGAL DESCRIPTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-1
VI. MITIGATION MEASURES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI-1
HOLLY-SEACLIFF SPECIFIC PLAN TECHNICAL APPENDIX (Separate Document)
ii 1337D
1,
LIST OF EXHIBITS
Exhibit
No. Title Following Page
1 Vicinity Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
2 Existing Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . I-2
.3 General Development Plan. . . . . . . . : . . . . . . . . . . . II-1
4 Planning Area I Development Plan. . . . . . . . . . . . II-1
5 Planning Area II Development Plan. . . . . . . . . . . II-1
6 Planning Area III Development Plan. . . . . . . . . . II-1
7 Planning Area IV Development Plan. . . . . . . . . . . II-1
8 Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . II-3
9 Open Space, Park and Trail Plan. . . . . . . . . . . . . II-4
10 Infrastructure Schematic Plan - Drainage
andSewer Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
11 Infrastructure Schematic Plan - Water
Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-6
12 Community Theme Plan. . . . . . . . . . . . . . . . . . . . . . . . II-12
13 Main Street Streetscape Section. . . . . . . . . . . . . II-14
14 Goldenwest Street Streetscape Section. . . . . . . II-14
15 Gothard Street Streetscape Section. . . . . . . . . . II-14
16 . Overlay Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-3
17 Recreation/Open Space Corridor Section. . . . . . III-4
18 Commercial/Industrial Separation. . . . . . . . . . . . III-4
19 Transportation/Trail Corridor Section. . . . . . . III-20
1 20 Biological Resources . . . . . . . . . . . . . . . . . VI-11
iii 1337D
LIST OF TABLES
Table
No. Title Following Page
1 Land Use Table. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
2 Development Phasing Plan. . . . . . . . . . . . . . . . . . . . IV-1
iv 1337D
I. INTRODUCTION
I . INTRODUCTION
A. Purpose and Intent
The Holly-Seacliff Specific Plan provides the development
standards, design theme and administrative procedures
necessary to implement the policies of the City of Huntington
Beach General Plan and the Holly-Seacliff Master Plan
(General Plan Amendment 89-1) . The Specific Plan also
r provides for application of mitigation measures contained in
Final Environmental Impact Report 89-1 and implements the
provisions of Development Agreement No. 90- 1 for the
Holly-Seacliff area.
B. Goals
i The purpose of the Specific Plan is to implement the goals of
the Holly-Seacliff master plan, including:
o Distribution of planned residential uses, definition of
permitted housing types, and provision of a diversity
of housing types .
o Location, character and intensities of planned
commercial, industrial and mixed development uses .
o Alignments and design of arterial highways and
locations of traffic control devices .
o Design of community open spaces, parks, trails and
recreation facilities .
o Grading guidelines .
o Design of required public facilities to serve existing
and proposed development.
o Design and implementation of the community theme
elements .
This Specific Plan is regulatory in nature and serves as
1� zoning for the Holly-Seacliff area. Subsequent development
plans, vesting tentative tract maps, tentative tract maps,
parcel maps and other entitlement requests for the project
site must be consistent with both this Specific Plan, the
<.� City of Huntington Beach General Plan and the Holly-Seacliff
General Plan Amendment No. 89-1.
I-1 1338D
C. Project Area Description
Location I
The Specific Plan covers 569 acres located in the central
portion of the City of Huntington Beach as depicted in
Exhibit 1 (Vicinity .Map) . A legal description of properties
included in the Specific Plan project area may be -found in
Section V.
Present land uses surrounding the site include Huntington
Central Park, Ocean View Mobile Estates and industrial uses
to the north; residential and office uses to the east; the
Huntington Beach Civic Center, Huntington Beach High School,
Seacliff Country Club and residential uses to the south; and
the Bolsa Chica lowlands to the west.
The Holly-Seacliff Specific Plan excludes properties
contained in the previously adopted Ellis-Goldenwest Specific
Plan. Exhibit 2 illustrates . the existing zoning within the
Specific Plan area.
Regional access to the project site is provided from the San
Diego Freeway (I-405) directly from the Goldenwest
interchange. Pacific Coast Highway (State Highway 1)
provides access from coastal areas to the north and south.
Local access is provided via Edwards, Goldenwest, Gothard and
Main Streets and Ellis, Garfield and Yorktown Avenues.
D. Planning Background
There are a number of previous approvals related to land use
regulations affecting the Holly-Seacliff Specific Plan Area.
These previous approvals include:
1. The Ellis-Goldenwest Specific Plan, approved by the
Huntington Beach City Council through its adoption of
Ordinance No. 2998 on June 26, 1989 . (Not a part of
the Holly-Seacliff Specific Plan. )
2. Final Environmental Impact Report No. 88-2 prepared for
the Ellis- Goldenwest Specific Plan (adopted on May 1,
1989, by Resolution No. 6022) .
3 . Holly-Seacliff General Plan Amendment No. 89-1. approved
by the City Council through its adoption of Resolution
No. 6098 on January 8, 1990 .
4 . Final Environmental Impact Report No. 89-1 prepared for
the Holly- Seacliff General Plan Amendment (adopted on
January 8, 1990, by Resolution No. 6097) .
5 . Holly-Seacliff Development Agreement No. 90-1 (adopted
on November 5, 1990, by Ordinance No. 3080) .
I-2 1338D
r�
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CITY OF HUNTINGTON BEACH VICINITY MAP
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EXHIBIT 2
CITY OF HUNTINGTON BEACH EXISTING ZONING
N0 ILLS- V-S[E&CMFFz%R1E/%
F--7' �-=t
The Holly-Seacliff Development Agreement establishes the
contractual development responsibilities between the City of
Huntington Beach, Pacific Coast Homes and Garfield Partners
` regarding project phasing, open space dedications,
infrastructure improvements, reimbursable costs and other
obligations for each party. Although the Holly-Seacliff
Development Agreement applies only to the portions of the
Holly-Seacliff area to be developed by the parties specified
in the Agreement, it does provide for the future public
infrastructure improvements for all the Holly-Seacliff area.
. The Specific Plan is an integral component for the
implementation of the Development Agreement.
The Holly-Seacliff Specific Plan is divided into four
�y PlanningAreas I through IV and establishes the general
� g )
provisions and procedures to implement development of the
Holly-Seacliff area under General Plan Amendment No. 89-1.
r
�f
I-3 1338D
® ! �► pia �. litwl iw i�M&VAN
i
II. DEVELOPMENT CONCEPT
II. DEVELOPMENT CONCEPT
A. General Development Plan
The development concept for the Holly-Seacliff Specific Plan
is designed in concert with the site' s cultural and natural
features to provide for a variety of compatible land uses :
residential, commercial, mixed development, industrial, open
space, parks and recreation areas . The Holly-Seacliff area
will be a large master-planned community located within the
central area of the City of Huntington Beach.
Residential areas are planned at a range of densities to
provide a variety of housing types, ranging from large
detached single-family homes to various types of multi-family
dwellings . The lower-density residential areas are located
in the western and central portions of the project and the
area abutting Seacliff Country Club. The medium density
areas are predominately located in the eastern and central
portion of the community, along Garfield Avenue, Main Street
and Gothard Street. Medium-high density areas are planned
along Garfield Avenue, near planned commercial and industrial
uses . A total of 475 residential units are also planned as
' part of a mixed development project as part of the Seacliff
Village area.
An industrial park area is centrally located within the
community, at the intersection of the major arterial roadways
for convenient access and exposure. Neighborhood and
convenience commercial centers will ' be located along Garfield
Avenue to serve the residents ' shopping and service needs .
The Specific Plan also identifies public facilities including
three neighborhood parks .
' The project is divided into four individual Planning Areas (I
through IV) , as shown on Exhibit 3, General Development
Plan. A summary of land uses within each Planning Area can
be found on Table 1, Land Use Table. The purpose of
identifying individual Planning Areas is to allow development
of individual distinct identities, focusing on the particular
character of land uses within each of the specific areas .
B. Land Use Categories
The following sections describe the development concepts for
each land use within the four Planning Areas .
1. Residential Land Uses
The Holly-Seacliff Specific Plan provides for a range
of residential densities and .a variety of housing
types, consistent with residential densities permitted
throughout the City of Huntington Beach.
II-1 1339D
N LEGEND
$ �I -8 LOW DENSITY RESIDENTIAL 1
n
Igy - I wou:ec
I �t
w A `'r
II o ,£aqi� RL 2 LOW DENSITY RESIDENTIAL 2
4 Du
^ v •� O LOW DENSITY RESIDENTIAL J
s
_ EIIis Avenue Via_ 4 UAC
�..�.,�—:,�;.........+�k�.�4
RL•J
-- V 1 �--�--_�•-_ �� ��ate, «�•�`\4`�1�., .S.'�� PM MEDIUM DENSITY RESIDENTIAL
�•- - -.I __ ���� gym, i.,seuAG
i
r
.......
\ — RMH E NI DENSITY
i RL-1 RESIDENTIAL
a
MD MIXED DEVELOPMENT
I( :
RL-3 � � N� n-2 m
—,— —RM
COMMERCIAL
1 ; I-2 ELLIS•GOLDENWEST � �I
RL-1 SPECIFIC PLAN INDUSTRIAL
.. .............
i AREA
I �
�•.-..-.. �._ __ _;-_:, � I RM '� - _ OS
RMH �OPEN SPACE
i
:
V •(r
�!
� CANNING AREA
i
Ilt —� �---�- I� "� I-T PLANNING UNIT
r -'
z.� RL-1 I { I1 RMH NEIGHBORHOOD PARKS
/ IIIS �K• N 14) ;: ,RIIAH
OS R' a I I)a
.,..
Y�i�i:il•Y�•!MY!14rt ����!!!!�i%MWM�M,tt�l�"�.�!.!t•tl�Ave
RM 111-0 IIC
i
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t
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.�s �• Imo........ V'3.— _
1
v
2 III-7 ',._ 1 -r•;
III / RL-Z --•, ,
Wey Avenue 7 CqY Avenue
�.• • 1. IV4
•
MD ��
COASTAL ZONE R -
BOUNDARY—• •�•�• i
'•� or town venue
EXHIBIT 3
CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN
COCV-CCCCMFF &NE/� 81PEUMC [PUN 4►���������� � �• 1�,
r-'-r,. ,'`'-`► rr---� r'^--� r�--1 � ��'---� �"=-r, ���-'"--;, �--� rr`--�; r�r �--� ,�'`-=1 �---� ,----� r-�--� .I----y r-C-,7
TABLE i
HOLLY-SEACLIFF SPECIFIC PLAN
LAND USE TABLE
MAXIMUM AVERAGE DEv:.
PLANNING PLANNING ::;:..' ;, LAND USE;:: :. . ::: GROSS 'EYTAL ::GROSS "GROSS,, STANDS.
AREA UNIT CATEGORY '::: ACRES :UNITS DENSITY' DENSITY
I I-1 RESIDENTIAL-LOW DENSITY 1 6 15 4 2.5 III-10
I-2 RESIDENTIAL-LOW DENSITY 1 26 90 4 3.5 III-10
, f I-3 RESIDENTIAL-LOW DENSITY 1 16 55 4 3.4 III-10
I-4 OPEN SPACE 16 III-28
SUBTOTAL 64 160
H II-1 RESIDENTIAL-LOW DENSITY 3 62' 310 7 5.0 III-15
II-2 RESIDENTIAL-MEDIUM DENSITY 40 415 15 10.3 III-17
II-3 RESIDENTIAL-MEDIUM DENSITY 34• 390 15 11.5 III-17
�j II-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 9 170 25 18.8 III-20
II-5 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20
H-6 RESIDENTIAL-MEDIUM-HIGH DENSITY 4 75 25 18.8 III-20
II-7 RESIDENTIAL-MEDIUM-HIGH DENSITY 6 100 25 16.6 III-20
II-8 INDUSTRIAL 32 III-
SUBTOTAL 191 1,535
III III-1 RESIDENTIAL-MEDIUM DENSITY 19 260 15 13.7 III-17
III-2 RESIDENTIAL-LOW DENSITY 2 109 550 7 5.0 III-12
III-3 RESIDENTIAL-MEDIUM DENSITY 11 140 15 12.7 III-17
i
III-4 RESIDENTIAL-MEDIUM-HIGH DENSITY 10 220 25 22.0 III-20
III-5 RESIDENTIAL-MEDIUM DENSITY 18 240 15 13.3 III-17
III-6 COMMERCIAL 7 III-27
III-7 RESIDENTIAL-LOW DENSITY 2 12 40 7 3.3 III-12
III-8 OPEN SPACE 16 III-28
SUBTOTAL 202 1450
IV IV-1 RESIDENTIAL-MEDIUM DENSITY 16 155 15 9.7 III-17
TV-2 RESIDENTIAL-MEDIUM DENSITY 8 120 15 15.0 III-17
IV-3 INDUSTRIAL 9 III-28
IV-4 MIXED DEVELOPMENT 53 475 25 14.4 III-22
IV-SA INDUSTRIAL 22 11I-28
IV-6 COMMERCIAL 4 III-27
SUBTOTAL 112 750
TOTAL 569 3,895
�I Includes 4-acre Neighborhood Park.
i
. �
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Se Exhibit 10 for Landscape Leg .
. EXHIBIT 4
PLANNING AREA , | «
CITY OF H U N TIN G 7 O N BEACH DEVELOPMENT PLAN
�
a�
N =_
N 1
C j c
Ellis Avenue`\74`
_\ `4;8,e.�L'&i" �i� i�l� i !F'�!•,®LE�il3ZR�"'` ,�+.�.._ — ,.,,�e.-PR". �P„ ,%mi';s� 1:�,- �
1
RL-3 II-2 ='
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\ INCLUDIiS 4 AC 415 DU = c�
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11-6
— RMH
a AC
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34AC390 DU
`"
'INCLUDES 4 AC 11-$
I PARK RMH
i 4 AC
y 75 DU
II 4 y°
32A3 RMH II-7
9AC :c RMH
■.
170DU I m 6AC
100 DU
' Garfield Avenue
Fm
�t
NOTE:
See Exhibit 10 for Landscape Legend.
}
EXHIBIT 5
1 PLANNING AREA II
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
�I °° EEBZRY 11,1991
` Il F
COASTALZONE
'< BOUNDARY
111-8
CisGarfield Avenue
a 16 AC y r
RM' III3 ill4 III-5 �V III6
19 AC �'"" RM RMH RM v C
280 DU 11 AC 10 ACu 18 AC 7 AC
5 -_1 140 DU a 220 DUt; 240 DU
\cam �31r
0$aQo "� III-7
e Q --- ----- RL- -° >
- 1z AC* -
0 DU
;: VI
*INC
4ACPARK
III 2
® # � 109 AC Cr- �
550 Du ay Avenue
i 3
4
�g
NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 6
PLANNING AREA III
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
M00LL'Y=81RzaCMFF MC Off°MCMC PLUM AINi (111i1 sae
m6g
—�-arfielcl Avenue A101
-5 IV=1 a AC
22 AC RM
16 AC
155 DU
IV-3
RM
8AC
9 AC 120 DU
lay Avenue
I V
IV-4
MD
53 AC
475 DU
A,
OI
M
pi
4 Z'�welpi I E�Ul ,"P Y6—rktown Avenue
NOTE:
See Exhibit 10 for Landscape Legend.
EXHIBIT 7
PLANNING AREA IV
CITY OF HUNTINGTON BEACH DEVELOPMENT PLAN
VIOLLU-SEZ0C0FF ARE,/% 0E000 MaM L FmW\
f.
a . Low Density
'The Low Density categories are characterized by
densities ranging from 4 to 7 dwelling units per
acre.
Lots located in Planning Area I (RL-1) will be
oriented to maximize their relationship to the
linear park and provide unobstructed coastal views
from blufftop areas. Permitted uses include lot
sale subdivisions and detached single-family home
subdivisions .
Low-density uses (RL-2) in Planning Area III are
planned for areas abutting the private Seacliff
Golf Course. Low-density (RL-3) uses in Planning
Area II are planned as small lot detached
single-family homes oriented in a traditional
neighborhood setting. {-
b. Medium Density l�
The Medium Density (RM) category is planned to
include densities ranging from 7 to 15 dwelling
units per gross acre. Product types include
single-family detached, single-family attached,
and multi- family residential homes .
Medium Density areasare planned within Planning
Areas II, III and IV. The single-family attached
products will be two-story townhomes or flats .
The multi-family units will be two and three-story
condominiums/stacked flats and apartments.
C. Medium-High Density
The Medium-High Density (RMH) category is
characterized by densities ranging from 15-25
dwelling units per gross acre. Product types
include multi-family uses such as
condominium/stacked flats and apartments .
Single-family attached units will be permitted,
however this category will be primarily
multi-family uses. Medium- High density areas are
planned within Planning Areas II and III, along
Garfield Avenue.
2. Mixed Development
The Mixed Development category allows for the creative t�
combination of commercial and residential uses in a L
compatible manner. Residential products are expected
II-2 1339D
to include townhomes, condominiums, stacked flats and
apartments.
The location for this use is in Planning Area IV, -
directly across from the Civic Center. The proposed
uses will be clustered around the existing Seacliff
Village retail center providing a focal point for the
entire project area.
3. Commercial Land Uses
Commercial land uses within the Holly-Seacliff Specific
Plan Area are planned along Garfield Avenue within
Planning Areas III and IV. The uses for these sites
are expected to be those characteristic of a
neighborhood commercial center, designed mainly to meet
the- local community shopping needs and reduce trips
outside of the project area.
4. Industrial
The Industrial area, which currently is the center of
oil production and oil-related services and storage
uses, is intended to be developed as light
industrial ..The Industrial land uses within
Holly-Seacliff are located at the intersection of
Garfield Avenue and Goldenwest Street and Clay Avenue
and Stewart Street, within Planning Areas II and IV.
5. Open Space
P'
Open Space areas are designated within Planning Areas I
and III . These areas are planned to be incorporated
into the Bolsa Chica Linear Regional Park which will
feature trails and passive recreation uses .
C. Circulation Plan
The Circulation Plan, Exhibit 8, depicts the general
alignments and classifications of arterial highways within
the Specific Plan area. The Circulation Plan is in
accordance with provisions contained in the Holly- Seacliff
Development Agreement 90-1. The Development Agreement
provides a phasing plan for street improvements to correspond
to the phased development in the Specific Plan area and to
comply with and satisfy mitigation measures contained in
Final Environmental Impact Report No. 89-1. Additionally, as
�k stated in the Development Agreement, development projects
within the Specific Plan area will be conditioned to
-� participate in construction or fair-share funding associated
t with required infrastructure improvements needed to serve the
Holly-Seacliff area.
�' II-3 1339D
N ' LEGEND
m E R MAJOR ARTERIAL HIGHWAY
w o $ 6 Lane-Divided
3 a Garfield Avenue(East of Goldenwesl)
Goldenwesl Street(South of Garfield)
O `
MODIFIED MAJOR HIGHWAY
Ellis Avenue
- 6 Lane-Divided
,I Garfield Avenue(Eastof Seapoinl,
V 1 West of Goldenwesq
Goldenwest Street(North of Garfield)
PRIMARY HIGHWAY
I RL-1 n 4 Lane.Divided
f« Ellis Avenue(West of Gerhard)
Main Street
RL-3 Seapoint Street
RM h Yorktown Avenue
i'w MODIFIED SECONDARY HIGHWAY
ELLIS-GOLDENWEST \
0 Lane-Divided
iRL-1 SPECIFIC PLAN \ I= Garfield Avenue(West of Seapolnl)
AREA \
i SECONDARY HIGHWAY
4 Lane-Divided
--- ---_-- RM \ ' Edwards Street
II I I Ellis Avenue(East of Golhard)
RMH ' Golhard Street
— \ NOTE:
OS R See Technical Appendix for right-of-way
- ' MH I I requirements end striping plans.All local
RL-1 RMH streets shown shall be public unless
RMH I I designated with which may be private.
OS
/ Godield Avenue
RM RMH C C
am I RM )
e RM
OSOa�/ I RM
RM
RL-2 \ RL-2
Croy Avenu Clay Avenue
MD r�
y h
O
m
Q
COASTAL ZONE 13OUNOARY-'
Yorktown Avenue
EXHIBIT 8
CITY OF HUNTINGTON BEACH CIRCULATION PLAN
�`-� r-; t' r r--,T r`ra i r --n rz-�
The overall circulation concept relies on a hierarchy of
circulation features ranging from major arterials to local
residential streets . The system is designed to accommodate
City-generated through-traffic while discouraging intrusion
into individual neighborhood areas . Orange County Transit
District bus stops shall be provided at locations as shown on
Exhibit 12. Additional bus stops may be required at the time
of development.
1 A transportation corridor has been designated within Planning
Area II . See Development Standards for Residential Medium
and Medium High Densities for details . All streets shown on
the Circulation Plan are public streets unless otherwise
indicated. All public streets shall be developed to local
street standards (as a minimum) as shown on the Standard
Plans of the Public Works Department. All new traffic
signals installed as part of development within the Specific
- Plan area shall be equipped with "Opticom" control devices .
Detailed street plans and operational criteria can be found
in the Holly Seacliff Specific Plan Technical Appendix.
D. Open Space/Recreation System
The Specific Plan designates 44 acres of open space and park
uses (see Exhibit 9) . Thirty-two (32) acres within Planning
t. Areas I and III are to be dedicated per Development Agreement
90-1 to the City for the Bolsa Chica Linear Regional Park,
which is planned to form a continuous open space corridor
along the bluffs between Talbert Avenue and the Pacific Coast
Highway for trails and passive recreation use.
Three neighborhood park areas with a minimum of four acres
,.. each are designated per Development Agreement 90-1 within the
�f residential neighborhoods in Planning Areas II and III .
These neighborhood facilities will provide local open space
and recreational amenities .
Neighborhoods within the Specific Plan area will be linked to
major open space/recreation facilities such as Huntington
., Central Park and the Bolsa Chica Linear Regional Park by bike
lanes on all arterials .
Private recreational facilities will typically be provided
within the multi-family residential projects for the use of
the residents within these developments, adding to the public
recreational opportunities available within the Holly-
Seacliff project.
E. Grading Guidelines
i Grading will be required to construct streets, infrastructure
and other site improvements and to create properly drained
development areas.
II-4 1339D
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EXHIBIT 9
OPEN SPACE,
CITY OF HUNTINGTON BEACH PARKS, AND TRAILS PLAN
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Another grading objective will be to balance cut and fill
within the project area. It is intended that borrow sites,
stockpiling and normal grading operations and procedures will
occur within each of the individual planning areas .
�4 The major grading constraint for the area is the elevation of
existing public infrastructure facilities as they relate to
the existing grades in the area. All reasonable efforts will
be taken in the design of improvements and building pads to
minimize the amount of grading required to accomplish
workable and safe elevations through good engineering
practices .
All grading within the Specific Plan area will require a
grading permit, and will be governed by soils, foundation and
\� other geotechnical reports prepared by registered
professional civil and geotechnical engineers, building
codes, established engineering practices and City .
ordinances . The maximum slope ratio, horizontal to vertical,
will be 2: 1 unless otherwise recommended by a geotechnical
engineering report and approved by the City.
Grading will occur in Planning Area I to lower grades near
the intersection of Edwards Street and Garfield Avenue to
meet safe highway design criteria, to increase useable areas
within the linear park and to create and enhance coastal view
opportunities.
"4 In Planning Area II, grading will be necessary for the
construction of arterial and local street improvements and
the installation of master-planned drainage and sewer
pt improvements within unimproved ravines. The ravine areas
will be incorporated into a neighborhood linear park feature
with slopes no greater than 2: 1, in accordance with the
schematic cross section on Exhibit 17.
Within Planning Area III, grading will be required to create
and stabilize development areas and to direct runoff to
master-planned facilities . Within Planning Area IV, grading
will occur primarily in the Mixed Development area,
concurrent with the widening of Goldenwest Street and removal
of the existing abandoned reservoir.
The following guidelines are provided to enhance the visual
form and character of manufactured slopes within the
community:
with City
1) Grading shall be consistent w yolicies and p
incorporate safe grading techniques to provide for
proper engineering practices and ensure adequate
site drainage.
II-5 1339D
2) Blended and variable slopes shall be employed to
restore a natural appearance within the framework
of grading that is geologically safe.
3) There shall be a smooth transition where graded
slopes meet existing grades. A transition at both
-the top and toe of slopes should also be provided.
4) . Graded slopes shall be revegetated or landscaped
per City approval.
F. Public Facilities
1. Infrastructure Plan
The Infrastructure Schematic Plan, Exhibits 10 and 11,
identifies existing and proposed storm drain, sewer and water
facility improvements to serve development within and
surrounding the Specific Plan area. A specific analysis of
infrastructure requirements and detailed design, construction
and phasing plans can be found in the Holly-Seacliff Specific
Plan Technical Appendix. The Technical Appendix also
includes detailed arterial street sections, right-of-way
requirements, traffic control systems and phasing plan.
Developers within the Specific Plan area will be responsible
for the construction of public facilities improvements on a
fair-share basis, as described in Section IV, Administration.
a. Storm Drains
Existing storm drainage facilities are maintained by
the City of Huntington Beach, Public Works Department.
The majority of the Holly Seacliff project area will
drain via improved swales or proposed underground
conduits into four primary runoff outlets. The first
of these primary outlets consists of drainage collected
from the northwest portion of the project draining
north. This runoff is either collected in a proposed
storm drain system from Edwards Street northeasterly to
the Ellis Avenue crossing, or drains in an improved
swale north to the Ellis Avenue crossing.
The second primary runoff area consists of flows
collected from the northeast and central portion of the
project . The existing swales in Planning Area II will
be upgraded and improved to accommodate both sewer and
underground storm drain facilities . Storm drain
systems will be added in Goldenwest Street from
Garfield Avenue to midway between Ellis and Garfield
Avenues, and in the realigned Gothard Street from
Ernest Avenue to midway between Ellis and Ernest
Avenues.
II-6 1339D
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Drainage and Sewer Systems
CITY OF HUNT--.,INGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN
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Storage(exact location and size
to be determined)
RECLAIMED WATER
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Water Systems
CITY OF HUNTINGTON BEACH INFRASTRUCTURE SCHEMATIC PLAN
M0LLV-8E4%CUFF &RU\
The third primary runoff area consists of flows
collected in the most westerly and southwesterly
portion of the area. All runoff from these areas
drains to the south and through a detention basin at
the downstream end of the Seacliff golf course. This
basin has been designed to accommodate the future flows
from development.
The fourth drainage area consists of flows leaving the
project area through the southeast portion of the
site. Flows from this area will be transported off the
site via an extended storm drain system in Garfield or
through the developed areas of the Pacific Ranch
project.
Developers shall be responsible for the construction or
funding of drainage facilities within their project
and/or off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Storm drain system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
Plan Technical Appendix.
b. Sewer Facilities
Ilk Existing sewer facilities for the project area are
maintained by the City of Huntington Beach, Public
Works Department and the Sanitation District of Orange
County, District Nos . 3 and 11. The City' s Master Plan
of Sewers indicates that four major trunk lines and one
City pump station will be required to ultimately
(� collect and convey sewerage from the project area.
U Generally, sewer lines 8-inches in diameter and
smaller, required for interior streets and individual
r^ developments, will be the responsibility of developers
on a project-by-project basis .
Developers shall be responsible for the construction or
funding of sewer facilities within their project and/or
off-site facilities necessary to serve the
development. If a developer is required to construct
�. or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Sewer system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
' � II-7 1339D
Plan Technical Appendix.
C. Water Facilities
The majority of the project area lies within the
Reservoir Hill Assessment District, which operates as
part of the City of Huntington Beach Water System.
Although development throughout this district is
currently minimal, main lines and transmission lines to
service this entire area have been installed as part of
this District. Because the existing booster station
near Clay Avenue and Goldenwest Street is operating at
capacity, plans have been made for the construction of y
a new booster pump station near Huntington Street and 1
Garfield Avenue.
To properly service the project site, some additional
12-inch water lines are required within the arterial
highways . Other smaller water lines will also be
necessary in local interior streets within the project
to provide water service to internal lots .
To mitigate project impacts on the City' s water system, ,
a 9-million gallon reservoir, water well, booster pump
and a major water transmission main will be constructed
outside the Holly-Seacliff Specific Plan Area to
provide adequate water service and storage capacity for r
the area. J
Developers shall be responsible for the construction or {
funding of water facilities within their project and/or
off-site facilities necessary to serve the
development. If a developer is required to construct
or to oversize these facilities beyond their fair-share
to serve other projects, the developer shall enter into
a reimbursement agreement with the City.
Water system improvement requirements and design
criteria may be found in the Holly-Seacliff Specific
Plan Technical Appendix. r
d. Fire and Emergency Medical/Police
As mitigation of project-related impacts, a Public
Safety Facility (Talbert Station) will be constructed,
furnished and equipped with fire and medical
apparatus . The facility will be constructed on land
provided by the City outside of the Specific Plan Area.
A police substation will also be constructed, furnished
and equipped as part of the Public Safety Facility.
The Specific Plan requires participation by developers
in a fair-share funding program for these facilities .
II-8 1339D
e. Reclaimed Water
The City of Huntington Beach Water Master Plan proposes
the use of reclaimed water for irrigation purposes .
The City of Huntington Beach Public Works Department,
Water Division, is currently coordinating with the
Orange County Water District (OCWD) for a supply of
reclaimed water to serve portions of the City. It is
anticipated that the City will be served via inclusion
in OCWD' s proposed Green Acres Reclamation Facilities
Project (GAP) .
The possible use of reclaimed water for some irrigated
areas should decrease the future use of potable water
throughout the developed Holly- Seacliff area. Should
the City implement and connect to the Green Acres
system of reclaimed water, such a system can be used to
irrigate major open space features only, such as
landscaped medians, parkways and parks, using
County-provided water.
Developers shall be responsible for the construction or
funding of reclaimed water facilities necessary to
serve the development . If a developer is required to
construct or to oversize these facilities beyond their
fair-share to serve other projects, the developer shall
enter into a reimbursement agreement with the City.
Reclaimed water system improvement requirements and
design criteria may be found in the Holly-Seacliff
1 Specific Plan Technical Appendix.
f . Parks
The proposed linear park areas in Planning Areas I and
` III will be dedicated; and neighborhood parks in
Planning Areas II and III will be improved as provided
for in the Holly-Seacliff Development Agreement.
, Properties not included in the Development Agreement
will be subject to the City Park Acquisition and
Development Fee Ordinance.
g . Library Facilities
Public library facilities are provided by the City of
Huntington Beach approximately one-half mile north of
the Specific Plan Area. All new development is
assessed for library services through the payment of a
cultural enrichment fee at the issuance of building
:. permits .
II-9 1339D
fi
h. Schools
The Specific Plan Area is located within the Huntington
Beach City School District (Grades K-8) and the
Huntington Beach Union High School District (Grades
9-12) . All development within the Specific Plan Area
is subject to the payment of school impact fees at the
time of issuance of building permits, in accordance
with Government Code Section 53080 . School facility
impact mitigation measures per Final Environmental
Impact Report No. 89-1 shall be applied to development
within the Specific Plan Area (see Section VI) . /-
Schools shall be permitted in any Planning Area within
the Specific Plan in order to accommodate elementary
students generated by the development of the Specific
Plan and surrounding areas. A potential school site
within the Specific Plan boundaries may be established
by means of a general plan amendment.
Any new school facility shall be developed in
accordance with the construction and planning standards
and requirements of the City of Huntington Beach, the
Huntington Beach City School District, the State of
California Architects Office and the State of
California Department of Education.
In order to comply with mitigation measures identified r
in Environmental Impact Report No. 89-1, proposed T
future development within the Specific Plan may be
.required to dedicate and convey land to the school
district, pay additional school impact fees and/or
provide other revenues to -facilitate the financing of
construction and land for new school facilities . In
addition, mitigation may be achieved by providing new
or existing permanent or temporary classroom facilities.
r`
Compliance with the above shall be addressed concurrent
with the filing of the first tentative tract map. The
developer shall demonstrate to the City' s satisfaction
and upon receipt of the School District ' s review that
the mitigation measures identified in Final
Environmental Impact Report No. 89-1 have been or will
be implemented prior to the approval of any tentative
I
tract maps .
A School Facilities Impact Mitigation and Reimbursement
Agreement shall be a condition of approval for any
subdivision, tentative tract, or parcel map within the
Specific Plan. The Agreement shall provide for the
adequate mitigation of impacts on the elementary school n
district by providing adequate funding of school �J
facilities necessary to serve the student population
1.1
II-10 1339D
generated by the proposed development. This condition
may be waived by the Board of Trustees of the
Huntington Beach City School District .
2. Utilities
There are several public utility service providers identified
b the Holly- Seacliff Specific Plan. Although adequate
Y Y P 9 q
facilities exist for the current service needs of the
Holly-Seacliff area, additional facilities may be required as
development occurs .
a. Electricity
Electrical service to the area is provided by the
Southern California Edison Company. Existing
transmission and distribution lines are adequate to
service current and potential future needs . Developers
may be required to relocate or underground existing
facilities concurrent with project development .
b. Natural Gas
\ Natural gas service in the Specific Plan Area is
provided by the Southern California Gas Company.
Adequate facilities exist for current and projected
future needs . Developers may be required to relocate
existing facilities concurrent with project development.
C. Telephone
�4 Telephone service in the Specific Plan Area is provided
P P
by General Telephone (GTE) . Developers should
coordinate with GTE for the relocation of existing
facilities and installation of new service.
d. Cable Television
Cable television service within Huntington Beach is
provided by Paragon Cable. Developers should
coordinate with Paragon Cable for the installation of
new service.
e. Solid Waste Disposal
Rainbow Disposal Company currently provides solid waste
disposal services for the Holly-Seacliff area. Based
on service projections and anticipated demand increase,
an adequate level of service will be maintained. No
solid waste disposal facilities are planned to be
located in Specific Plan Area.
II-11 1339D
I
fi
G. Community Theme Guidelines
The Community Theme Guidelines are intended to provide for
the development of neighborhoods, open spaces, buildings and
streetscapes having a distinctive visual identity to promote
individual neighborhood identities and to promote
interrelationships between complementary land uses and
community open space features .
The major elements of the Community Theme Plan include
landscaping, walls, signage and monumentation, street
furniture and open space/pedestrian linkage features as j-
described below. Exhibit 12 illustrates the general location
of required community landscaping and monumentation. All
development proposals within the Specific Plan area shall
conform to the community theme guidelines and shall
incorporate appropriate community theme elements .
Concurrent with the filing of the first tentative tract map f
in the Specific Plan area, Community Design Guidelines shall
be submitted which will address pedestrian linkages between
planning areas, design and function of the swales, type of
street furniture and greater definition of neighborhoods .
1. Landscaping
Landscaping shall be provided as outlined below,
subject to the following general criteria:
o Plant materials will consist of
low-maintenance trees, shrubs and ground
covers approved by the City of Huntington
Beach.
o In graded areas and public open space areas
where structures or other improvements are
not built, landscaping should consider the
use of native or naturalized drought
tolerant species which can provide wildlife
habitat, with a gradual transition to more
ornamental species along the development
edge.
o The landscaping of development within the
plan should be designed to minimize visual
impacts of adjacent parcels. Special
consideration should be given to orientation
of residences (particularly windows and
decks) to respect the privacy of adjacent
residents to the extent feasible.
II-12 1339D
Ot
= LEGEND
' i ^�I �•� [\ (!s.I q MEDIAN PLANTING'
CI';A.",ve � COMMUNITY IDENTITY
a,. :.<•r a ..' "&a t x - x�s:.. v.s. ,,M ;: Hs « 4;_-S'+ .,�' $$�-'f®;�-;7 KY �X -t+<.;��`�m"+'�•y,,.�--� ,� esnln -
eaMednFar Palm Tree
UNI GATEWAYB C
�` OMMPhoenitTY Canarienzis.Canary
Island Date Palm,at varying
RL Colmnmunity Identification
Goldenwest Street. ^ ""'"'^"-"'"'"'""�'"`1sigh,wallcl
IT
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Island Dale Palm,at varying
helghlsI,i creased corner
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ELLIS•GGLOENWEST
RL-1i SPECIFIC PLAN \\ — planting.
' AREAS; -_
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REETSCAIESSTREET
RM DTETITYTREESormal of one
•Kz.� _ I � i'� -^^----.---- I I \ \�\ I � species Per street at setbacks
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R111-6 I NEIGHBORHOOD ENTRIES
I-4 --'----- �,. ._. R �� Accent at entry,
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" EXHIBIT 12
CITY OF HUNTINGTON BEACH COMMUNITY THEME PLAN
o All landscaped medians located within
arterial streets shall be maintained by the
City of Huntington Beach, provided medians
are designed and constructed per City
standards and approval. All other
landscaping improvements shall be maintained
by a landscape maintenance district,
community association, homeowners
association or other method acceptable to
the City.
a. Arterial Highway Medians
o Landscaped medians shall be provided along
Goldenwest Street, Gothard Street between �-
Ellis Avenue and Ernest Avenue, Main Street,
Seapoint Street and Garfield Avenue where
approved by the City.
o Washingtonia robusta (Mexican Fan Palm)
shall be planted in informal groupings in
all medians throughout the specific plan
area.
o Flowering shrubs and ground cover will
accent the palm groupings .
o Main Street median planting will consist of 4
the existing mix of Washingtonia robusta and
Phoenix canariensis (Canary Island Date
Palm) .
b. Community Gateways
o A minimum 25 foot landscape area (measured
from curb face) shall be provided at
community gateway locations identified on
Exhibit 12 for appropriate landscaping and
community monumentation.
o Phoenix canariensis (Canary Island Date
Palm) , Phoenix dactylifera (Date Palm) ,
Washingtonia robusta (Mexican Fan Palm) in
clusters, Erythrina caffra (Coral Tree) ,
Chamaerops humilis (Mediterranean Fan Palm)
or other City-approved tree, at varying
heights.
o Broadleaf evergreen understory planting.
o Community identification monumentation
accented with flowering ground cover.
II-13 1339D 1
C. Major Intersections
o A minimum 25 foot landscape area (measured
from curb face) shall be provided at major
intersections identified on Exhibit 12 for
enhanced landscape treatment.
o Phoenix canariensis (Canary Island Date
Palm) , Phoenix dactylifera (Date Palm) ,
Washingtonia robusta (Mexican Fan Palm) in
clusters, Erythrina caffra (Coral Tree) ,
Chamaerops humilis (Mediterranean Fan Palm)
or other City-approved tree, at varying
heights .
o Broadleaf evergreen understory planting.
d. Streetscape/Street Identity Trees
o A minimum 15 foot landscape area shall be
provided along all arterial highways within
the specific plan area for appropriate
parkway landscaping. Along Main Street, the
15 foot landscape area shall consist of 6
feet of public right-of-way and a 9 foot
private landscape easement. Typical
landscaped street sections are found on
Exhibits 13, 14 and 15 .
o The parkways for each street shall consist
of informally- spaced groups of two tree
varieties from the list below:
Botanical Name Common Name
Brachychiton acerifolius Flame Tree
Casuarina cunninghamiana River She-Oak
Cupaniopsis anacardiodes Carrotwood
Eucalyptus ficifolia Red Flowering Gum
Eucalyptus sideroxylon rosea Red Iron Bark Gum
_ Ficus rubiginosa Rusty Leaf Fig
Koelreuteria bipinnata Chinese Flame
Tree
IS Magnolia grandiflora Samuel Sommer
"Samuel Sommer" Magnolia
II-14 1339D
EXISTING PALM* TREES 6 MEDIAN
,
• 1
I
9' 12' 41' �' 7' 41' 12' i 9rool
R.O.U1. R.O.W.
EXHIBIT 13
MAIN ST REET
Looking North, between Huntington and Clay
CITY OF HUNTINGTON BEACH 120' R.O.W. STREET SECTION
HOLLY SEACLOFF AREA BPECOFOC PdAH I I I I I I 1 11 1 1 R7th
0 5 10 15
r: rrl ter: •r.: r; �: as r �I�►, ►: `Irl: 1m) to: ems;
,
42' 42' 6' i
25' S5' 55' 15'
R.O.W. RO.W.
EXHIBIT 14
GOLDENWEST ST REET
Looking North, between Ellis and Ernest
CITY OF H U N TI N GTON BEACH 110' R.O.W. STREET SECTION
HOLLY SEAC LOG P AREA BPGCOPOC PLAM !11111 1 1 ,0 1 ,g ,
I I
15' 42' 42' 15'
R.O.W. R.O.W.
EXHIBIT 15
GOTHA RD STREET
Looking North, between Ellis and Ernest
CITY OF HUNTINGTON BEACH 84' R.O.W. STREET SECTION
HO LLY BEAC LOG P AREA SPE CUPUC PLAH I I I I I I I I I I I K71t11M
0 10 15
Melaleuca quinquenervia Cajeput Tree
Pinus canariensis Canary Island
Pine
Pinus eldarica Mondel Pine
Pinus sylvestris Erect Scotch Pine
Pistacia atlantica Mt. Atlas
Pistache
Platanus acerifolia London Plane Tree
Podocarpus gracilior Fern Pine
Schinus molle California Pepper
e. Neighborhood Entries
o A minimum 20 foot landscape area (measured
from curb face) shall be provided at each
neighborhood entry.
o The accent trees at each neighborhood entry
are to be repeated throughout the
neighborhood streetscape.
o Neighborhood identification sign/wall .
�1 o Tree, shrub and P
round cover species will be
9
consistent with neighborhood character and
architectural theme, and will contrast with
the adjacent arterial street tree.
2 . Walls, Signage and Monumentation
a. All single-family residential and industrial
areas along an arterial highway shall be
screened by a minimum six-foot high solid
masonry wall .
b. The design and materials of residential
walls shall be consistent within each
planning unit .
C. Community walls will vary by neighborhood
and reflect neighborhood theme and
architecture, while utilizing the same
materials in varied combinations of or a
consistent community image. These materials
may consist of stone, brick, decorative
II-15 1339D
F
block or tubular steel in different
combinations for each of the individual
neighborhoods.
d. The horizontal form of continuous solid
walls shall be softened by the use of
pilasters or landscape materials .
e. Multiple-family residential areas may be
screened by a combination of solid and open
fencing materials. ,
f . The location, design and materials for all
walls facing an arterial highway within the
Specific Plan area shall be subject to
approval of the Director of Community
Development.
g. All proposed signs with the Specific Plan
shall conform with the Sign Ordinance of the
Huntington Beach Ordinance Code.
h. A monument sign or other architectural
feature shall be constructed within the
landscaped setback area of all Community
Gateway locations identified on Exhibit 12.
i . Neighborhood entry signs shall be located
within the landscaped setback area for each
neighborhood entry.
j . Commercial, industrial and mixed-use project
identification signs may be located within
the landscaped setback area adjacent to an
arterial highway.
k. The location, design and materials for all
proposed community gateway, neighborhood
entry and project identification signs shall
be subject to the approval of the Director
of Community Development.
3 . Street Furniture
a. Street lighting may be placed within
arterial medians or within adjoining
sidewalk and setback areas .
b. Street lighting should be standardized
throughout the Specific Plan area. Street
lighting along arterials shall be of
Marbelite Cobra Head type and 30 feet in
height. Street lighting along local streets
II-16 1339D
shall be of Marbelite Cobra Head type and 25
feet in height. Street lighting may have
custom decorative features within Planning
Areas if approved by the City.
C. Bus stops and shelters shall be provided in
the locations identified on Exhibit 12 .
d. The design of any proposed bus shelters
shall be reviewed by the Orange County
Transit District and approved by the
Director of Community Development.
4 . Open Space/Pedestrian Linkages
The Specific Plan incorporates and is surrounded
by numerous significant open space and
recreational features, including Huntington
Central Park, the Bolsa Chica Linear Regional Park
and neighborhood parks. The following guidelines
are intended to maximize the interrelationship of
land uses within the Specific Plan area to both
internal and external community amenities .
a. Bicycle lanes shall be provided on all
arterial highways within the Specific Plan
area.
b. Bicycle lanes shall be connected to
recreational trails within public and
private park and open space areas at
locations deemed appropriate by the Director
of Public Works .
C. Sidewalks shall be provided adjacent to all
arterial highways within the Specific Plan
area.
d. Sidewalks shall be connected to pedestrian
trails located within public and private
park and open space areas where feasible.
e. Pedestrian access shall be provided to all
neighborhood commercial areas from adjacent
residential neighborhoods to discourage
unnecessary automobile trips.
' f . Residential, commercial, industrial and
mixed-use projects shall be designed to
encourage pedestrian and bicycle access as
well as automobile access .
II-17 1339D
iY
g. Where feasible, pedestrian access should be
--
provided between adjoining residential
projects .
h. Bus stops and shelters shall be provided as
indicated on Exhibit 12 to facilitate public
transportation within the Specific Plan area.
1
II-18 1339D
f�
f
c
i
III. ZONING AND DEVELOPMENT STANDARDS
III. ZONING AND DEVELOPMENT STANDARDS
A. Purpose and Intent
The purpose of this section is to provide the specific
development and density standards and regulations that will
be applied for each type of development permitted within the
Holly-Seacliff Specific Plan. Unless otherwise stated, the
Specific Plan will be the zoning document for the Planning
Areas identified in the Development Plan. This section
contains the definitions, general provisions and development
standards .
The following Zoning and Development Standards apply to all
properties within the Specific Plan area. All references to
the "Huntington Beach Ordinance Code" mean the current Code,
except for properties included in Development Agreement 90-1
which are subject to the Code in effect at the time of
adoption of Development Agreement 90-1.
B. Definitions
The following definitions shall apply to the Holly-Seacliff
Specific Plan. Terms not defined herein shall have the same
definitions as used in the City of Huntington Beach Ordinance
Code in effect at the time of adoption of the Holly-Seacliff
Specific Plan.
1. Building Height
Building height shall be defined as a vertical
dimension measured from the top of the highest roof
feature, including mechanical equipment screening, to
the top of the subfloor/slab directly underneath. In
addition, the following standards shall apply:
a. Datum (100) shall be set at the highest point of
the curb along the front property line. If no
curb exists, datum shall be set at the highest
centerline of the street along the front property
line.
b. The differential between top of subfloor and
datum shall be a maximum of two (2) feet as
determined by Public Works . In the event that
any subfloor, stemwall or footing is proposed
greater than two (2) feet above datum, the height
in excess shall be deducted from the maximum
allowable ridgeline height.
c. Roofs shall have a 5/12 pitch or greater.
III-1 1340D
d. In the case of proposed development adjacent to F
existing structures and infill development
involving individual lots with a grade F
differential of three (3) feet or greater between y
the high point and the low point, determined v
before rough grading, Use Permit approval shall
be required. Use Permit approval shall be based
upon a building and grading plan which terraces
the building with the grade and which is
compatible with adjacent development. r
2 . Planning Areas
The four areas depicted on the Development Plan,
bounded by major streets as shown, and labeled I, II,
III and IV.
3 . Planning Unit
A sub-area of a Planning Area numbered and identified
on the Development Plan and Land Use Table.
C. General Provisions
All development activity within the Holly-Seacliff Specific
Plan Area will be subject to the following general conditions
and requirements, as noted.
1. Permitted Uses y
r
a. Permitted Uses within the Specific Plan Area 4r
shall be defined in the Development Standards `-
section for each district or subarea.
b. All requests for residential density transfers
shall comply with the procedures contained in
Section IV-D, Density Transfer Procedure.
C. In addition to Permitted Uses, Unclassified Uses
shall be permitted in accordance with the
regulations contained in the Huntington Beach
Ordinance Code.
d. Nonconforming Uses shall be permitted within the
Specific Plan Area in accordance with the
regulations contained in the Huntington Beach
Ordinance Code.
e. Oil and gas production shall be permitted within
the Specific Plan Area in accordance with the
regulations contained in the Development '-
Standards section herein and the Huntington Beach _
Ordinance Code. The continued operation,
lJ
III-2 1340D
redrilling and servicing of existing oil and gas
wells shall be permitted throughout the Specific
Plan Area, subject to applicable City regulations
and compliance with the mitigation measures
contained in Final Environmental Impact Report
No. 89-1, see Section VI .
The drilling of new oil and gas wells and
consolidation of existing operations shall be
permitted only within Planning Units II-8 and
IV-5, subject to the approval of a Conditional
Use Permit and compliance with applicable City
regulations and mitigation measures contained in
Final Environmental Impact Report No. 89-1.
2 . Overlay Areas
Additional regulations to those stated in the
Development Standards section herein are applicable in
the following areas:
a. Flood Plain Zone Overlay
Development within the Flood Plain Zone Overlay,
identified in Exhibit 16, shall comply with the
regulations contained in the Huntington Beach
Ordinance Code.
b. Alquist-Priolo Zone Overlay
All development projects within the
Alquist-Priolo Zone Overlay identified in Exhibit
16 shall be required to submit a geotechnical
investigation identifying any active traces of
the Newport/Inglewood Fault and establishing any
required building setback lines prior to issuance
of a building permit.
C. Coastal Zone Overlay
All development projects located entirely or
partially within the Coastal Zone boundary
identified on Exhibit 16 shall require approval
of a Coastal Development Permit in accordance
with the regulations contained in the Huntington
Beach Ordinance Code.
d. Access Plan Overlay
Exhibit 16 identifies parcels in Planning Areas
II and IV where coordination of access on
Garfield Avenue is necessary for safe and
efficient traffic movement. All development
III-3 1340D
LEGEND
w i i i A •�� j �COASTAL ZONE BOUNDARY
• vl
i 3 n
FLOOD PLAIN BOUNDARY
EIIiAAvenue
ALOUIST-PRIOL020NE
i
ACCESS PLAN
j -------�I I I I j - /'/ ••� � WINDROW TREES
II �', •• • ® SWALE AREA
'� ICI f°`S,, %/" �`•�� ��
ill
--- ------ --- --------=-
--- -Ga �>
/• � � 1 i . � � rtield venue A
//L� III �' � ���•�.-.� 1, ••,(�'(/
■ C0), Avenue- :i \\ ;• Clay Avenue
BOUNDARYON--' / ••`••� !y'�voikTown�Cvenue-----�
•/•
EXHIBIT 16
CITY OF HUNTINGTON BEACH OVERLoY AREAS
applications within this overlay area shall
pp Y
require approval of an access plan by the Public
Works Department.
e. Windrow Trees and Swales
Exhibit 16 shows areas in Planning Area II of
existing "windrow" trees and swales. Wherever
feasible, existing windrows should be preserved
within park sites or replaced to maintain the
aesthetic benefits they contribute to the
community. Further studies should be completed
to assess the health of these trees . Where it is
not feasible, as determined by the City of
Huntington Beach, to preserve healthy, mature
trees, trees may be replaced with 36" box trees
at a 1: 1 ratio. Landscaping plans specifying the
number and type of replacement trees shall be
submitted for review and approval by the
Huntington Beach Public Works Department prior to
the issuance of a building permit.
The existing swales should be incorporated into a
recreation/open space corridor including
landscaping and a recreation trail per the
typical cross section shown on Exhibit 17.
3 . Parking
Parking shall be provided for all development projects
in accordance with the regulations contained in the
Huntington Beach Ordinance Code.
4 . Landscaping
a. Landscaping shall be required as defined within
the Development Standards in Section III for each
district.
b. All projects fronting on an arterial highway
shall be responsible for installing landscaping
consistent with the Community Theme Guidelines
outlined in Section II-G.
C. Residential and industrial/commercial uses shall
be adequately separated. Since all such uses in
the Specific Plan area are separated by streets,
new development and redevelopment shall include a
minimum of 15 foot landscape area with a 6 foot
high solid masonry wall. Buildings shall be set
back as required by the development standards .
See Exhibit 18 .
III-4 1340D
60' MINIMUM
• I
• I
MAX I
2:1
SLOP
8' 5'
HIKING/ MIN
10' 51KING
TRAIL
EXHIBIT 17
RECREATION/OPEN SPACE CORRIDOR
CITY OF H U N TI N GTON BEACH TYPICAL CROSS SECTION
HOLLY 8EAC CUFF AREA 8PECOFOC PLAH II111111 1 1 1�
an NMI a, I on.
INDUSTRIAL/ RESIDENTIAL
COMMERCIAL '
Am
100,0
VARIES if 15, VARIES 15' if VARIES if
PER PER
DEVELOPMENT DEVELOPMENT
STANDARDS STANDARDS
EXHIBIT 18
COMME RCIALANDUST RIAL AND RESIDENTIAL
CITY OF HUNTINGTON BEACH TYPICAL SEPARATION FOR NEW DEVELOPMENT
HOLLY Y SEACL BFF AREA tPECOPOC PLAN I I 1115 I ( 1t ( 15 t�
C
d. Developers shall consult with the Public Works
Department regarding landscaping conservation
measures and shall submit landscape and
irrigation plans for approval .
e. Wherever feasible, trees suitable for use by
raptors should be preserved or replaced in
accordance with Final Environmental Impact Report
No. 89-1.
5 . Walls and Fences
A plan showing the proposed location, size and r
materials of all proposed walls and fences shall be
submitted for review and approval by the Community
Development Department prior to the issuance of a
building permit .
6 . Signs and Outdoor Lighting
A plan showing the proposed location, size and
materials of all proposed signs and outdoor lighting
shall be submitted for review and approval by the
Community Development Department prior to the issuance
of the building permit. All signs shall conform to the
regulations contained in the Huntington Beach Ordinance
Code. Outdoor lighting shall be designed to provide
adequate illumination of on-site areas without
intruding upon surrounding properties or sensitive uses .
7. Public Facilities and Infrastructure
All development projects shall construct or fund r
required public facilities and infrastructure per a i
Holly-Seacliff Public Facilities Development Fee
Ordinance in conformance with the Public Facilities
Plan (Section II-F) and the Holly-Seacliff Specific
Plan Technical Appendix. Developers shall consult with
the Orange County Transit District regarding locations
for bus stops, turnouts and shelters prior to the
approval of a tentative tract map or issuance of a
building permit.
8 . Utilities
All development projects shall be required to install
adequate utility services necessary to serve the
development. All utilities shall be placed underground
and identified in easements, excluding street lights
and electrical transmission lines of 66 kV or greater.
Utility systems shall be designed to conserve the use
of electrical energy and natural resources. Developers
shall coordinate with the gas, electricity, telephone
III-5 1340D
and cable TV companies regarding energy conservation
and proper planning, phasing and sizing of lines .
9 . Fire Protection and Emergency Vehicle Access
All development projects shall comply with the
regulations contained in Chapter 17.56 of the
Huntington Beach Municipal Code (Fire Code) . A plan
showing the location of fire hydrants and emergency
vehicle access shall be submitted for review and
approval by the Fire Department prior to the issuance
of a building permit. All projects involving the
closure of public streets shall be reviewed by the Fire
Department for adequate emergency apparatus access .
10 . Environmental Requirements
Development within the Specific Plan Area shall
implement the mitigation measures contained in Final
Environmental Impact Report No. 89-1 (see Section VI) .
General mitigation measures are identified within the
Specific Plan. Other mitigation measures are triggered
by specific permits or entitlement requests and must be
addressed at that time. In addition, each development
project shall include an environmental mitigation
monitoring program prior to approval .
In compliance with the mitigation measures contained in
Final Environmental Impact Report No. 89-1, the
following studies or plans may be required as a
condition of project approval prior to the issuance of
grading and/or building permits, final inspection, or
certificate of occupancy as indicated:
a. Geotechnical Investigation
A geotechnical investigation addressing potential
hazards due to seismic activity, erosion,
tsunami, liquefaction and subsidence including
recommendations for grading and the placement and
design of structures, shall be submitted for
review and approval by the Public Works
Department prior to the issuance of a building
permit.
b. Soils Report
A soils report containing recommendations
regarding the placement of fill, design of
slopes, slabs, footings and foundations shall be
submitted for review and approval by the Public
Works Department prior to the issuance of a
III-6 1340D
grading permit. In areas containing active, idle
or abandoned oil and gas wells or storage tanks,
a report indicating the location and status of
all facilities and any contaminated soils and
methane, together with recommended mitigation
measures, shall be submitted to the Fire
Department prior to the issuance of a building
permit. Mitigation from Final Environmental �-
Impact Report 89-1 has been attached (see Section
VI) . The methane zone can include areas that do
not contain oil wells . A study should be
required for all areas within the methane zone.
C. Hydrology Report
A hydrology report identifying the design of all
proposed drainage and flood control facilities
required to accommodate projected runoff shall be
submitted for review and approval by the Public
Works Department prior to the issuance of a
grading permit.
d. Cultural Resources Report
For development projects in areas identified as
archaeological or paleontological sites in
Section 4 . 11 of Final Environmental Impact Report r7
No. 89-1, the mitigation measures listed in the L
Final Environmental Impact Report shall apply.
These mitigation measures are included in Section
VI of this document. A report containing the
results of any test excavations and
data/materials recovered and conclusions shall be
submitted to the Community Development Department
prior to the issuance of a grading permit.
e. Noise Report
A noise report will be requited for deve
lopment
projects abutting an arterial highway or within a
helicopter flight corridor to identify
recommended design features prior to issuance of
a building permit.
11. Maintenance Mechanisms r
For development projects which include privately-owned
streets, parking, recreation, open space, landscaped
areas, or community buildings or facilities, the
developer shall submit a legal instrument or
instruments setting forth a plan or manner of permanent
care and maintenance of such areas and facilities. No �.
such instrument shall be acceptable until approved by
I
III-7 1340D I
the City Attorney as to legal form and effect, and by the
Director of Community Development as to suitability for
the proposed use of said areas and facilities. If the
common areas are to be conveyed to a homeowners '
association, the developer shall file a Declaration of
Covenants to be submitted with the application for
approval, that will govern the association. These
covenants shall include:
a. The homeowners ' association shall be established prior
to the sale of the last dwelling unit.
b. Membership shall be mandatory for each buyer and any
successive buyer.
c. The open space restrictions shall be permanent.
d. Provisions to prohibit parking upon other than
approved and developed parking spaces shall be written
into the covenants, conditions and restrictions for
each project.
e. If the development is constructed in increments or
phases which require one or more final maps,
reciprocal covenants, conditions, or restrictions,
reciprocal management and maintenance agreements shall
be established which will cause a merging of
increments as they are completed, and embody one
homeowners ' association with common areas for the
total development.
12. Affordable Housing
All developers of residential projects shall be required
to submit an affordable housing plan in conjunction with
any subdivision in accordance with the City' s adopted
Housing Element . An affordable housing plan shall provide
for on-site affordable housing within the Holly-Seacliff
Specific Plan. The contents of the affordable housing
plan shall include the following:
a. Fifteen (15) percent of the total units proposed shall
be for households earning less than 120% of the Orange
County Median Income.
b. A detailed description of the type, size, location and
phasing of the units being built .
c. The estimated applicable sales price and rental rate
of the units .
d. Residential projects for households earning less than
80% of the Orange County Median Income may request a
subsidy by one or more of the following:
III-8 1340D
r
r-
1. Direct financial assistance.
r-
2. Reduction in fees and/or exactions .
3 . Deviations from specific development standards of the
Holly-Seacliff Specific Plan.
Exception: An In-Lieu Fee may be applied on small
projects.
Parcels one (1) acre in size or less may pay a fee
established by the City Council in lieu of providing
on-site affordable housing units.
13 . Parks
The final design of neighborhood parks, as well as any
requests for private recreation facilities parks credit,
shall be reviewed by the Community Services Commission.
14 . Lot Consolidation
The City should consider adoption of a redevelopment plan
or other strategy to assemble encyclopedia lots and other
non-buildable parcels in Planning Areas II and IV.
r
15 . Air Ouality Conservation Measures
Development within the specific Plan area should consider the following during project design: bicycle facilities,
bus turnout lanes, bus shelters, park and ride areas,
energy conserving lighting an traffic signal
synchronization, where feasible.
16 . Non-Residential Building Materials
r
Non-residential building materials should be compatible
with nearby residential structures and should minimize
glare. r
17. Department of Fish and Game Notification
Upon to City approval of any grading or development plans r
within streambed areas under the jurisdiction of the
California Department of Fish and Game, the Developer
shall be required to notify and obtain appropriate permits r
from the Department of Fish and Game.
r
r
r
III-9 1340D
D. Development Standards
1. Low Density Residential (RL-1)
a . Purpose
The Low Density Residential District is intended to provide
for single-family detached dwellings at the lowest density.
b. Permitted Uses
1) Lot sale subdivisions, subject to approval of a
tentative parcel map or tentative tract map.
2) Single-family home subdivisions, subject to approval of
a conditional use permit and a tentative parcel map or
tentative tract map.
3) Single-family detached dwelling units and associated
accessory buildings, subject to issuance of a building
permit.
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel .
1) The minimum lot size shall be seven thousand (7, 000)
square feet. . .
2) The minimum lot frontage shall be sixty (60) feet. The
minimum required lot frontage for cul-de-sac and
knuckle lots shall be forty-five (45) feet; however, if
one additional off-street parking space is included,
the minimum shall be thirty (30) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Exception: A second unit may be added to an
existing single-family residence upon approval of a
Conditional Use Permit in accordance with standards contained
in the Huntington Beach Ordinance Code.
e. Maximum Building Height
The maximum building height shall be thirty-five (35) feet
and a maximum of two (2) stories.
III-10 1340D
r-
f . Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The r
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width. r
g. Setback (Front Yard)
The minimum setback from the front property lines for all `-
structures exceeding forty-two (42) inches in height shall be
as follows :
Dwellings: Fifteen (15) feet.
Front entry garages or carports : Twenty (20) feet.
Side entry garages : Ten (10) feet.
r-
h. Setback (Side Yard)
The minimum setback from the side property lines shall be as r
follows:
1) Interior Side Yard �-
Dwellings, garages and accessory buildings: Minimum of
five (5) feet.
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
r
Dwellings and accessory buildings : Minimum of ten (10)
feet.
Side entry garages or carports: Ten (10) feet.
Eaves : Eighteen (18) inches . r
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
r
Dwellings : Twenty (20) feet.
Garages or accessory buildings : Minimum of five (5)
feet . r
j . Building Separation
The minimum building separation shall be ten (10) feet.
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas.
r
r
III-11 1340D
1 . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot
shall be ten (10) feet. Setback requirements are as
previously specified.
' n. Parkway Landscaping
One (1) 36-inch box tree per lot. If a parkway is not
provided, the required street tree shall be planted within
the front setback prior to final inspection.
2. Low Density Residential 2 (RL-2)
a. Purpose
The Low Density Residential 2 district is intended to provide
for single-family detached dwelling units at low densities in
Planning Area III .
b. Permitted Uses
' 1) Single-family detached dwelling units (including° zero
lot line and patio homes) and their associated
accessory buildings, subject to approval of a
conditional use permit and a tentative parcel map or
tentative tract map.
2) Golf Course maintenance facility, subject to the
approval of a conditional use permit.
C. Minimum Parcel Size/Frontage
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel.
1) The minimum lot size shall be five thousand (5, 000)
square feet on one-half of the total number of lots and
a minimum six thousand (6, 000) square foot lots for the
balance.
III-12 1340D
r
r
2) The minimum lot frontage shall be fifty (50) feet. The
minimum required lot frontage for cul-de-sac and
knuckle lots shall be forty-five (45) feet; however if r
one additional off-street parking space is included,
the minimum shall be thirty (30) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Second units are not permitted. r
e. Maximum Building Height
The maximum building height shall be Thirty-five (35) feet
and a maximum of two (2) stories .
r
f . Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area, or public utility
right-of-way which is a minimum of 100-feet in clear width.
r--
g. Setback (Front Yard)
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows :
Dwellings : Fifteen (15) feet.
Front entry garages or carports: Twenty (20) feet.
Side entry garages : Ten (10) feet.
h. Setback (Side Yards r
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
r
Dwellings, garages and accessory buildings: Minimum of
five (5) feet.
Eaves : Eighteen (18) inches.
r
2) Exterior Side Yard
Dwellings and accessory buildings: Minimum of ten (10)
feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches .
r
r
III-13 1340D
3) Exception for Zero Lot Line
A zero side yard setback or a zero rear yard setback
shall be permitted as long as the following
requirements are met:
o The lot adjacent to the zero setback side or rear
yard shall be held under the same ownership at
the time of application and the setback for the
adjacent lot shall be either zero or a minimum of
ten (10) feet.
0 No portion of the dwelling or any architectural
features shall project over the property line,
except rooftop eaves no greater than 24-inches .
0 The zero setback shall not be adjacent to a
public or private right-of-way.
0 Exposure protection between structures shall be
provided as specified by the Fire Department and
the Building Division.
i . Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings : Twenty (20) feet.
Garages or accessory buildings: Five (5) feet.
j . Building Separation
The minimum building separation shall be ten (10) feet.
k. Open Space
rOpen space shall be provided on the lot by the required
minimum setback areas.
1 . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot
shall be six (6) feet. Setback requirements are as
previously specified.
III-14 1340D
r
r
Prior to the approval of a tentative tract map adjacent to
the Seacliff Golf Course, preliminary landscape plans and
development/open space edge treatments plans should be
submitted for City approval. These plans should provide for
the review of planting compatibility along the relevant edge
of the development. r
n. Parkway Landscaping
One (1) 36-inch box tree per lot. If a parkway is not r
provided, the required street tree shall be planted within
the front setback prior to final inspection.
r
3 . Low Density Residential 3 (RL-3)
a. Purpose
The Low Density Residential 3 District is intended to provide
for single-family detached or attached dwelling units at low
densities in Planning Area II . r
b. Permitted Uses
r
Single-family detached or attached dwelling units (including
zero lot line and patio homes) and their associated accessory
buildings, subject to approval of a conditional use permit
and tentative tract map. r
C. Minimum .Parcel Size/Frontage
r
A licensed land surveyor or civil engineer shall submit
calculations showing lot width, depth and area for any new
parcel . r
1) The minimum lot size shall be three thousand-three
hundred (3,300) square feet.
r
2) The minimum lot frontage shall be thirty (30) feet;
however, the minimum required lot frontage for
cul-de-sac and knuckle lots shall be twenty (20) feet.
d. Maximum Density/Intensity
The maximum density shall not exceed one (1) dwelling unit
per lot. Second unit are not permitted.
e. Maximum Building Height
The maximum building height shall be thirty-five (35) feet
and a maximum of two (2) stories.
r
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III-15 1340D
f . Maximum Site Coverage
Maximum site coverage shall be sixty (60) percent.
g. Setback (Front Yard)
The minimum setback from the front property lines for all
structures exceeding forty-two (42) inches in height shall be
as follows:
Dwellings: Fifteen (15) feet.
Front entry garages or carports : Eighteen (18) feet.
Side entry garages : Ten (10) feet .
Eaves, fireplaces and balconies : Six (6) feet.
h. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows:
1) Interior Side Yard
Dwellings, garages and accessory buildings : Minimum of
three (3) feet.
Eaves: Eighteen (18) inches.
2) Exterior Side Yard
Dwellings and accessory buildings : Minimum of six (6)
feet.
Side entry garage or carports: Six (6) feet.
Eaves: Eighteen (18) inches .
3) Exception for Zero Lot Line
A zero side yard setback or a zero rear yard setback
shall be permitted as long as the following
requirements are met:
o The lot adjacent to the zero setback side or rear
yard shall be held under the same ownership at
the time of application and the setback for the
adjacent lot shall be either zero or a minimum of
six (6) feet.
o No portion of the dwelling or any architectural
features shall project over the property line,
except rooftop eaves no greater than 24-inches
o The zero setback shall not be adjacent to a
public or private right-of-way.
III-16 1340D
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o Exposure protection between structures shall be
provided as specified by the Fire Department and
the Community Development Department.
i . Setback (Rear Yard)
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The minimum setback from the rear property lines shall be as
follows:
Dwellings : Fifteen (15) feet . r
Garages or accessory buildings: Five (5) feet.
j . Building Separation
The minimum building separation shall be six (6) feet .
r-
k. Open Space
Open space shall be provided on the lot by the required
minimum setback areas .
1 . Parking
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Parking shall comply with the Huntington Beach Ordinance Code.
M. Miscellaneous Requirements
r
Accessory buildings may be permitted on a lot with a
permitted main building. The minimum distance between an
accessory building and any other building on the same lot r-
shall be six (6) feet. Setback requirements are as
previously specified.
All streets within Planning Unit II-1 shall be privately r
maintained but permit public access . The site plan shall be
designed as an inward-oriented planned community.
r�
n. Parkway Landscaping
One (1) 36-inch box tree per forty-five (45) feet of street
frontage or fraction thereof. If a parkway is not provided,
the required street tree shall be planted within the front
setback of each lot prior to final inspection.
4 . Medium Density Residential (RM)
a. Purpose
The Medium Density Residential district is intended to
provide for single family attached, condominiums, townhomes r'
and multi-family residential developments at medium densities .
r,
III-17 1340D n
b. Permitted Uses
Single-family attached condominiums, townhouses, stacked
flats and multi-family dwelling units (including apartments) ,
and customary accessory uses and structures permanently
' located on a parcel, subject to approval of a conditional use
permit and a tentative parcel map or tentative tract map.
C. Maximum Density/Intensity
The maximum density shall not exceed fifteen (15) units/gross
acre.
d. Maximum Building Height
Maximum building height shall be:
Dwellings : Forty (40) feet and a maximum of three (3)
stories .
iAccessory Buildings: Thirty-five (35) feet.
' Vertical identification elements for non-habitable
common area structures may be twenty-five (25) feet
higher than the maximum building height.
e. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
' maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
right-of-way which is a minimum of 100-feet in clear width.
' f . Setback (Front Yard)
The minimum setback from the front property lines for all
structures, except stairways, exceeding forty-two (42) inches
in height shall be as follows:
Dwellings: fifteen (15) feet .
Front entry garages or carports : Twenty (20) foot
minimum, or five (5) foot minimum without driveway
parking.
Side entry garages : Ten (10) feet.
Eaves, fireplaces, open space easements and balconies :
Five (5) feet .
III-18 1340D
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g. Setback (Side Yard)
The minimum setback from the side property lines shall be as
follows :
1) Interior Side Yard
Dwellings, garages and accessory buildings: Fifteen
(15) foot minimum building structure separation for one
(1) and two (2) story buildings . Twenty (20) foot r
minimum building structure separation for three (3)
story buildings .
r--
Eaves : Eighteen (18) inches.
2) Exterior Side Yard
Dwellings, garages and accessory buildings : Minimum of
ten (10) feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches. r
h. Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows :
Dwellings and open, unroofed stairways and balconies : r-
Five (5) feet.
Garages/accessory buildings : Five (5) feet.
i . Open Space
A minimum of 75 square feet per dwelling unit shall be
provided in private open space. In addition, the following r
minimum common open space per dwelling unit shall be
provided: 250 square feet (1 bedroom unit) ; 300 square feet
(2 bedroom unit) ; 350 square feet (3 bedroom unit) . r
j . Parking
Parking shall comply with the Huntington Beach Ordinance Code. r
k. Miscellaneous Requirements
1) Building Offset: Structures having dwellings attached
side-by-side shall be composed of not more than six (6)
dwelling units unless such structures provide an offset
on the front of the building a minimum of two (2) feet
for every two dwelling units in the structure.
7
III-19 1340D r7
2) Landscaping: All setback areas visible from an
adjacent public street and all common open space areas
shall be landscaped and permanently maintained in an
attractive manner with permanent automatic irrigation
facilities provided. Trees shall be provided at a rate
' of one (1) 36-inch box tree per sixty (60) feet of
street frontage or fraction thereof .
3) A transportation corridor in Planning Area II shall be
set aside and maintained in accordance with Development
Agreement 90-1 and as illustrated in Exhibit 19 .
Habitable floor area shall be set back a minimum of ten
(10) feet from the southerly five hundred (500) feet on
both sides of the corridor. The corridor shall also be
landscaped to the extent legal access is available to
the developer.
5. Medium-High Density Residential (RMH)
a . Purpose
The Medium-High Density Residential district is intended to
provide for single family attached, condominiums, townhomes
and multi-family residential developments at medium-high
densities.
b. Permitted Uses
1) Single-family attached condominiums, townhouses,
stacked flats and multi-family dwelling units
(including apartments) , and customary accessory uses
and structures .
2) Plan Review: Conditional Use Permit.
C. Maximum Density/Intensity
The maximum density shall not exceed density twenty-five (25)
unit/gross acres .
d. Maximum Building Height
Maximum building height shall be:
Dwellings: Forty-five (45) feet and three (3) stories .
Accessory buildings: Thirty-five (35) feet.
Vertical identification elements for non-habitable
' common area structures may be twenty-five (25) feet
higher than the maximum building height .
III-20 1340D
I('
04 HIKING/BIKING
TRAIL
65'
PROPERTY PROPERTY
LINE - LINE
EXHIBIT 19
TYPICAL CROSS SECTION
CITY OF H U N TI N GTON BEACH T RANSPO RTATION/T RAIL CORRIDOR
HOLLY SEACLOFF AREA SPEC UFOC PLAN nM 1I 111 111 I �I i0t�
' e. Maximum Site Coverage
Maximum site coverage shall be fifty (50) percent. The
maximum site coverage shall be fifty-five (55) percent for
all lots abutting a park, recreation area or public utility
' right-of-way which is a minimum of 100-feet in clear width.
f . Setback Front Yard)
The minimum setback from the front property lines for all
structures, except stairways, exceeding forty-two (42) inches
in height shall be as follows :
Dwellings: fifteen (15) feet.
Front entry garages or carports : Twenty (20) foot
' minimum, or five (5) foot minimum without driveway
parking.
Side entry garages: Ten (10) feet.
' Eaves, fireplaces, open/unroofed building stairways and
balconies: Five (5) feet .
Accessory buildings: Ten (10) feet.
g. Setback (Side Yard)
The minimum setback from the side property lines shall be as
' follows:
1) Interior Side Yard
Dwellings, garages and accessory buildings : Fifteen
(15) foot minimum building structure separation for one
(1) and two (2) story buildings . Twenty (20) foot
minimum building structure separation for three (3)
story buildings.
Eaves: Eighteen (18) inches .
2) Exterior Side Yard
Dwellings and accessory buildings: Ten (10) feet.
Side entry garages or carports : Ten (10) feet.
Eaves : Eighteen (18) inches.
h. Setback (Rear Yard)
The minimum setback from the rear property lines shall be as
follows:
Dwellings, open/unroofed building stairways and
balconies : Five (5) feet .
Garages/accessory buildings: Three (3) feet.
' III-21 1340D
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i . Open Space
A minimum of 75 square feet per dwelling unit shall be r
provided in private open space. In addition, the following
minimum common open space per dwelling unit shall be
provided: 250 square feet (1 bedroom unit) ; 300 square feet r
(2 bedroom unit) ; 300 square feet (2 bedroom unit) ; 350
square feet (3/ bedroom unit) .
j . Parking
Parking shall comply with the Huntington Beach Ordinance Code.
k. Miscellaneous Requirements
1) Building Offset: Structures having dwellings attached r
side-by-side shall be composed of not more than six (6)
dwelling units unless such structures provide an offset
on the front of the building a minimum of two (2) feet
for every two dwelling units in the structure.
2) Landscaping: All setback areas visible from an
adjacent public street and all common open space areas r
shall be landscaped and permanently maintained in an
attractive manner with permanent automatic irrigation
facilities provided. Trees shall be provided at a rate
of one (1) 36-inch box tree per forty-five (45) feet of
street frontage or fraction thereof .
3) A transportation corridor in Planning Area II shall be
set aside and maintained in accordance with Development
Agreement 90-1 and as illustrated in Exhibit 19 .
Habitable floor area shall be set back a minimum of ten
(10) feet from the southerly five hundred (500) feet on
both sides of the corridor. The corridor shall also be
landscaped to the extent legal access is available to
the developer. r
6. Mixed Development (MD)
r
a . Purpose
The Mixed Development District is intended to provide for a
variety of commercial uses, facilities supporting the r
surrounding community and the opportunity for residential
uses . Commercial uses may include retail sales, services,
professional, administrative and medical office uses. Such r
uses shall be planned so as to create compatibility to each
other and the surrounding area.
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n
III-22 1340D
Development within the Mixed Development District may combine
residential and commercial uses in either of two ways:
• vertically, where the ground level is reserved for
commercial uses and the upper floor (or floors)
' contains multifamily dwellings; and/or horizontally,
where residential uses are developed in conjunction
with commercial uses as an integrated development,
either in attached or in separate building complexes .
A comprehensive site plan for the entire district shall be
submitted and reviewed by the Planning Commission prior to or
concurrent with entitlements for new development to ensure
compatibility between surrounding uses, proposed uses and
activities in this area.
' Concurrent with the filing of the comprehensive site plan, a
comprehensive pedestrian access plan shall be submitted which
provides linkages between residential and commercial project
areas.
A comprehensive, permanent set of covenants, conditions and
' restrictions covering limitation of the mixed development
entitlement, including a list of permitted uses and any
conditions of approval for the project, and all development,
performance and management standards shall be required as a
condition of approval .
b. Permitted Uses
The following primary uses and structures shall be permitted,
subject to approval of a conditional use permit and
appropriate subdivisionmap:
-
1. Residential Uses All residential uses including
single-family and multi-family housing, apartments,
condominiums and stock cooperatives.
2 . Office Uses -- Professional, general and medical
offices .
3 . Commercial Uses -- Commercial uses such as retail
shops, restaurants, automobile service stations and
theaters .
C. Comprehensive Site Planning Requirements :
t1. Any application for a conditional use permit and/or
tentative map shall be accompanied by a comprehensive
site plan for development of the entire Mixed
Development area. This requirement does not apply to a
minor expansion (10 percent or less) of the existing
commercial center.
III-23 1340D
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2 . The comprehensive site plan shall provide a
well-planned vehicular circulation system, pedestrian
accessways segregated from arterials and internal r--,
streets, and aesthetically pleasing landscape
features. Buildings shall be oriented and designed to
minimize visual intrusion upon existing residential
areas .
3 . A Planned Sign Program for the entire Mixed Development
area shall be submitted for approval by the Planning
Commission for all commercial and residential uses.
The Planned Sign Program shall be processed concurrent
with the first entitlement.
d. Maximum Density/Intensity
r-
1. Retail: In accordance with Development Agreement
No. 90-1, a minimum of 100,000 square feet
gross leasable area of retail uses shall be
maintained. r
A maximum of 200,000 total square feet of
gross leasable area of retail uses may be
permitted.
2. Office: A maximum of 100, 000 square feet of gross
leasable area of office uses may be
permitted.
3 . Residential : The maximum number of residential dwelling
units shall be 475 .
e. Site Development Standards
The following standards shall apply to all development:
1. Building site area: The building site area is the entire
net mixed development planning unit.
2. Maximum Building Height:
Maximum building height shall be:
r
Eighty (80) feet
Vertical identification elements shall not exceed the
maximum building height. r
3 . Maximum Site Coverage
r
Maximum site coverage for the entire mixed development area
shall be fifty (50) percent of net site area.
r
III-24 1340D
' If any structure exceeds sixty-five (65) feet in height,
then the maximum site coverage for the entire mixed
development area shall be forty (40) percent of the net
site area.
4 . Building_ Setbacks and Orientation
a) Arterial Setbacks*
1) Along Main Street and Yorktown Avenue, the minimum
building setback shall be the greater of :
a) Twenty-five (25) feet, or
b) A horizontal distance equal to the building
height (one to one setback) .
2) Along Goldenwest Street, the minimum building
setback shall be the greater of :
a) Twenty-five (25) feet, or
b) One to one for buildings less than thirty (30)
feet in height, or
c) Two to one for buildings between thirty (30)
and sixty-five (65) feet in height, or
d) Four to one for buildings greater than
sixty-five (65) feet in height.
3) Structures facing arterial streets shall be
designed to avoid visual intrusion upon existing
residential areas. A line-of-sight/visual
intrusion study shall be provided for future
development which will analyze visual impacts to
existing residential development. The study shall
be subject to review and approval by the Planning
Commission.
4) Structures shall be sited to provide a break in
massing along arterial streets.
1 5) Building elevations along arterials shall
incorporate one or more of the following to create
visual interest:
a) Facade relief,
b) Fenestration,
* Building height shall be measured from the closest arterial
street.
' III-25 1340D
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c) Horizontal/vertical offsets and/or
d) Upper story setbacks
b) General Building Setbacks:
r
1) Front setbacks :
a) Ten (10) feet minimum from the interior street
line or property line if building is under
twenty-five (25) feet in height.
b) Fifteen (15) feet minimum from the interior
street line or property line if building is
between twenty-five (25) and thirty-five (35)
feet in height.
c) Twenty (20) feet minimum from the interior
street line or property line if building is
over thirty-five (35) feet in height. r
d) Twenty (20) percent of the building facade
shall step back an average of ten (10) feet
from the interior street line or property line
along interior streets.
2) Side and Rear Setbacks:
a) Ten (10) foot minimum from the side or rear
property line for structures thirty-five (35) r
feet or less in height.
b) Fifteen (15) foot minimum from the side or rear
property line if building is over thirty-five r
(35) feet in height.
c) Eaves, cornices, chimneys, outside staircases, T
balconies and similar architectural features
may project up to fifty (50) percent into the
required setback not to exceed six (6) feet. r
5 . Free-standing residential projects shall conform to the
Medium High Density Residential development standards .
r
6 . Residential components of integrated development projects
shall conform to the mixed-use provisions. Open space and
parking requirements shall conform to the Medium High r
Density Residential development standards.
f. Lighting: All lighting, exterior and interior, shall be
designed and located to minimize impacts to adjacent properties .
r
r
III-26 1340D
g. Commercial Loading and Unloading: All commercial loading and
unloading shall be performed on the site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways, adjacent Residential Planning Areas, and on-site
residential uses .
Truck loading, dock facilities, and the doors for such
facilities shall not face a residential area or be located
within twenty (20) feet of property zoned or general-planned
for residential use. Adequate on-site truck maneuvering space
shall be provided to minimize conflicts on adjacent streets.
h. Trash and Storage Areas : All storage, including cartons,
containers or trash, shall be located within a building or an
area enclosed by a wall of not less than six (6) feet in
height. An overhead enclosure shall be required if visible
from a residential area.
i . Parking: Parking shall comply with the Huntington Beach
' Ordinance Code.
Exception: Medical office uses within vertically integrated
commercial/residential projects shall comply with General
Office parking requirements .
j . Screening and Landscaping: Screening and landscaping shall
comply with the screening and landscaping provisions of the
Huntington Beach Ordinance Code. A landscape buffer adjacent
to proposed and existing industrial land uses shall be provided
as depicted on Exhibit 18 .
k. Covenants, Conditions and Restrictions : A recorded copy of
covenants, conditions and restrictions shall be submitted to
the Community Development Department prior to occupancy of any
building. Approval for content shall be the responsibility of
the Community Development Department and approval as to form by
' the City Attorney.
j . Agent: A person or agent shall be designated as a permanent
liaison to the City under the covenants, conditions and
restrictions of any project for the purpose of processing
occupancy requests, resolving land use enforcement problems,
and any other matters in which the City and property owner are
involved.
7. Commercial (C)
a . Purpose
The Commercial district is intended to provide retail,
commercial and service uses in a neighborhood setting.
Permitted uses, development standards, parking, landscaping and
procedures will be regulated through the General Commercial
District of the Huntington Beach Ordinance Code.
III-27 1340D
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b. Additional Permitted Uses
Existing, oil and gas production facilities and consolidation
of existing facilities, and drilling of new wells are
permitted within commercial areas in accordance with the
Huntington Beach Ordinance Code, subject to approval of a -
conditional use permit.
C. Landscaping
r
All setback areas visible from an adjacent public street and
all common open space areas shall be landscaped and
permanently maintained in an attractive manner with permanent r
automatic irrigation facilities provided. Trees shall be
provided at a rate of one (1) 36-inch box tree per forty-five
(45) feet of street frontage or fraction thereof. r
8. Industrial (I)
a. Purpose
The Industrial district is intended to allow general
industrial uses . Such uses shall be sensitively designed in
relation to each other and the surrounding area. Permitted
uses, development standards, parking, landscaping and
procedures will be regulated through the General Industrial
District of the Huntington Beach Ordinance Code.
b. Additional Permitted Uses
r
Existing oil and gas production facilities, consolidation of
existing facilities and drilling of new wells are permitted
within Planning Units II-8 and IV-5 in accordance with the
Huntington Beach Ordinance Code, subject to approval of a
conditional use permit. The drilling of new oil wells is
prohibited within Planning Unit IV-3 .
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C. Landscaping
All setback areas visible from an adjacent public street and r
all common open space areas shall be landscaped and
permanently maintained in an attractive manner with permanent
automatic irrigation facilities provided. Trees shall be
provided at a rate of one (1) 36-inch box tree per forty-five r
(45) feet of street frontage or fraction thereof .
9. Open Space (OS) r
a. Purpose
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The Open Space district is designated as areas to be provided
as permanent public recreational open space.
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III-28 1340D
b. Permitted Uses
Permitted uses and other regulations for this district are in
accordance with the Recreational Open Space (ROS) provisions
in of the Huntington Beach Ordinance Code.
1
1
III-29 1340D
4
IV. ADMINISTRATION
IV. ADMINISTRATION
A. Development Phasing Plan
The Holly-Seacliff study area is anticipated to be
built out over a period of approximately 10 years, with
a target completion date of 2001. Actual construction
starts and occupancy will be dictated by market forces,
the removal of oil operations and interim uses, and the
requirements of individual property owners and
developers.
The Development Phasing Plan shown on Table 2 is a
program of the relative timing of development within
each of the individual planning areas . The Phasing
Plan also provides a guideline for the construction of
adequate community infrastructure within the
Holly-Seacliff Specific Plan area.
B. Public Facilities Improvement Responsibilities
In order to provide for public facilities improvements
necessary to serve all future development within the
Holly-Seacliff area, developers will have a fair-share
responsibility for either (1) constructing the
necessary improvements required as described in the
Specific Plan concurrent with project development, or
(2) funding such necessary improvements if constructed
by other developers.
The City will determine and administer the fair-share
responsibility for the master public facilities
improvements, including sewer, water, drainage, roads,
traffic controls, fire and police capital facilities as
described in the Specific Plan. If a developer
provides the necessary facilities beyond his fair-share
responsibility, that developer shall be reimbursed from
funds collected from other developers . If a developer
is required to pay fees, those fees will be based on
the City' s fair-share responsibility determination.
This determination will be based on a development' s
proportional use of the master public facilities
improvements necessary to serve the development
utilizing assessment on a dwelling unit, acreage,
building square footage or front footage basis.
All development projects to be served by the master
` public facilities improvements shall be conditioned to
construct facilities or pay fees per a Holly-Seacliff
Public Facilities Fee Ordinance. Such construction or
payment of fees shall be based on a fair-share
responsibility program as administered by the City
Public Works Department.
IV-1 1341D
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Table 2
Development Phasing Plan
PLANNING ACRES USE TOTAL EXISTII3G PHASE I PHASE II PHASE III
DWELLING DWELLING
AREA UNITS UNITS 1990-1993 1994-1997 1998-2001
r
I 48 RESIDENTIAL 160 20 90 50
r
16 OPEN SPACE * ;
r
II 159 RESIDENTIAL 1,535 300 985 250
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32 INDUSTRIAL
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III 179 RESIDENTIAL 1,450 150 750 550
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7 COMMERCIAL
16 OPEN SPACE
IV 24 RESIDENTIAL 750 65 150 300 235
53 MIXED USE
31 INDUSTRIAL
r
4 COMMERCIAL
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TOTAL 569 3,895 65 620 2,125 1,085
* INDICATES TIMING OF NON-RESIDENTIAL USES.
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I
Development Agreement No. 90-1 describes certain public
facilities improvements to be constructed by Pacific
Coast Homes and Garfield Partners.
C. Methods and Procedures
The methods and procedures for implementation and
administration of the Development Standards, as well as
the policies, guidelines and other conditions of this
I Holly-Seacliff Specific Plan, are prescribed as follows:
I 1. Implementation
i The Specific Plan shall be implemented through the
processing of site plans in conjunction with
conditional use permits, tentative tract maps and
tentative parcel maps. The site plans may be
prepared concurrently in sufficient detail to
determine conformance with the Specific Plan.
2. Tentative Tract Maps
For projects requiring a tentative tract or parcel
map(s) , the provisions and procedures contained in
the Huntington Beach Ordinance Code shall apply.
3 . Vesting Tentative Maps
For residential projects entailing a vesting
tentative tract map, the provisions and procedures
in the Huntington Beach Ordinance Code shall apply.
4 . Conditional Use Permits
For projects, uses and operations requiring a
conditional use permit pursuant to the provisions
of this Specific Plan, the procedures specified in
the Huntington Beach Ordinance Code shall apply.
5 . Special Permits/Variances
For projects or operations requiring a variance or
modification to the Development Standards
contained herein, deviations up to ten percent
(100) may be approved via a special permit, except
for height and parking. Deviations greater than
ten percent (100) may be approved via a
conditional exception.
IV-2 1341D
6 . Specific Plan Amendments
A Specific Plan amendment shall be required for
the following:
a) Changes to planning unit boundaries which
exceed fifteen percent (15%) of the approved
acreage on Table 1.
b) Changes to the Development Standards in the
Specific Plan.
c) Substantial variations from infrastructure
plans, as determined by the Director of
Public Works .
Specific Plan Amendments shall be processed in
accordance with either the zone change or code
amendment procedures, as appropriate, contained in
the Huntington Beach Ordinance Code.
7. Coastal Development Permits
The south western portion of the Holly-Seacliff
Specific Plan Area falls within the coastal zone.
All development projects proposed in this area
require a Coastal Development Permit.
D. Density Transfer Procedure
The Land Use Element of the Holly-Seacliff General Plan
Amendment allows dwelling units to be transferred from
a Planning Unit or Units within the same Planning Area,
so long as the maximum number of dwelling units allowed
by the General Plan for each Planning Unit is not
exceeded, and so long as the total number of dwelling
units allocated for that Planning Area is not exceeded.
As indicated on Table 1 of the Specific Plan, the
"average gross density" of each Planning Unit is less
than the General Plan maximum density. Since the
General Plan and the Development Standards permit
development up to the General Plan maximum density, the
following procedures are necessary to allow and monitor
density transfers within the Holly-Seacliff Specific
Plan Area .
1. Transfers Within A Planning Unit
Dwelling units may be transferred within a
Planning Unit as long as the total number of units
for the Planning Unit as shown on Table 1 remains
the same. If a property owner submits an
entitlement application for development of a
IV-3 1341D
f
portion of a Planning Unit for a density which is
greater or less than the average gross density for
the Planning Unit, then a transfer of density
within a Planning Unit is involved, as long as the
assigned total of units (as shown on Table 1)
remains the same. The subject application must
include:
1) a plan showing both the approved and proposed
allocations of dwelling units within the Planning
` Unit, and
f 2) the written concurrence of all property owners
` affected by the proposed transfer.
Density may not be transferred from a completed
1 project unless the transfer was approved at the
1 time said project was approved.
2 . Transfers Between Planning Units
Dwelling units may be transferred between Planning
Units within the same Planning Area. If a
property owner submits an entitlement application
for a Planning Unit for a density which is greater
or less than the average gross density for the
I Planning Unit, then a transfer of density between
` Planning Units will be necessary. The subject
application must include:
M1) a plan showing both the existing and proposed
allocation of dwelling units within all Planning
Units affected by the transfer, and
2) the written concurrence of all property owners
affected by the proposed transfer.
Density may not be transferred from a completed
project unless the transfer was approved at the
time said project was approved.
3 . Entitlement applications involving a density
transfer will require the following:
a. An Infrastructure Analysis documenting that
the transfer does not exceed proposed
infrastructure capacity. If capacity will
be exceeded based on the required analysis,
recommendations for additional
infrastructure improvements must also be
l submitted. Required infrastructure
modifications shall be the responsibility of
I�
IV-4 1341D
- r
t�
the party requesting the transfer, and shall
be placed as conditions of approval on the
appropriate development entitlement. -
b. An Environmental Analysis in the form of the
City' s Initial Study documentation that the
proposed density transfer of planning units
will not affect the conclusions of the
environmental analysis contained in the
Certified EIR 89-1 for GPA 89-1.
C. A policy analysis documenting that the
density transfers within a planning unit or
between planning unit are consistent with r
the goals, policies, and programs of the
City of Huntington Beach General Plan and _
this Specific Plan.
r
E. Acreage/Boundary Changes
Acreage figures shown on the Land Use Table (Table 1) r
are indicated to the nearest acre based upon planimeter
readings . Modifications, not to exceed fifteen percent
(15%) of the acreage and boundaries shown, may result
from more detailed planning and technical refinements r
in the tentative tract map or site plan processes, and
shall not require an amendment to this Specific Plan.
r'
r
IV-5 1341D
V. LEGAL DESCRIPTION
HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
BEING PORTIONS OF SECTIONS 34 AND 35, TOWNSHIP 5 SOUTH, RANGE 11
WEST, SAN BERNARDINO BASE AND MERIDIAN, PARTLY IN THE RANCHO LAS
BOLSAS AND PARTLY IN THE RANCHO LA BOLSA CHICA, AS SHOWN ON A
MAP RECORDED IN BOOK 51, PAGE 13 OF MISCELLANEOUS MAPS AND
PORTIONS OF SECTIONS 2, 3 AND 4, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAN
BERNARDINO BASE AND MERIDIAN IN THE RANCHO LAS BOLSAS, AS SHOWN
ON A MAP RECORDED IN BOOK 51, PAGE 14 OF MISCELLANEOUS MAPS,
�I RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE CENTERLINE INTERSECTION OF MAIN STREET AND
YORKTOWN AVENUE (SHOWN AS MANSION AVENUE ON A MAP FILED IN BOOK
95, PAGE 20 OF RECORD OF SURVEYS, RECORDS OF SAID ORANGE COUNTY);
THENCE NORTH 89041'42" WEST 1350.1.9 FEET ALONG THE CENTERLINE OF
SAID YORKTOWN AVENUE TO THE CENTERLINE OF GOLDENWEST STREET AS
SHOWN ON SAID LAST MENTIONED MAP; THENCE NORTH 41°37'25"EAST 11.92
FEET ALONG THE CENTERLINE OF SAID GOLDENWEST STREET TO AN ANGLE
POINT THEREIN; THENCE CONTINUING ALONG THE CENTERLINE OF
GOLDENWEST STREET, NORTH 00016'53" EAST 1403.96 FEET TO ITS POINT OF
INTERSECTION WITH THE NORTHERLY LINE OF TRACT NO. 7656, AS SHOWN
ON THE MAP RECORDED IN BOOK 295, PAGES 28 THROUGH 31 OF
MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, SAID POINT BEING THE BEGINNING OF A NON-TANGENT CURVE
CONCAVE SOUTHERLY, HAVING A RADIUS OF 800.00 FEET, A RADIAL LINE TO
SAID CURVE BEARS NORTH 09038'08" WEST; THENCE WESTERLY 181.28 FEET
ALONG SAID CURVE AND SAID NORTHERLY LINE OF TRACT NO. 7656
THROUGH A CENTRAL ANGLE OF 12059'00", TO THE BEGINNING OF A
REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 800.00 FEET,
A RADIAL LINE TO SAID CURVE BEARS SOUTH 22°37'08" EAST; THENCE
CONTINUING WESTERLY 880.58 FEET -ALONG SAID CURVE AND SAID
NORTHERLY LINE OF TRACT NO. 7656 AND ALONG THE NORTHERLY LINE OF
TRACT NO. 7421, AS SHOWN ON THE MAP RECORDED IN BOOK 302, PAGES 20
THROUGH 23 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY, TO THE BEGINNING OF A REVERSE CURVE
CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 800.00 FEET, A RADIAL
LINE TO SAID CURVE BEARS NORTH 40026'54" EAST; THENCE
NORTHWESTERLY 249.63 FEET ALONG SAID CURVE AND SAID NORTHERLY
LINE OF TRACT NO. 7421 THROUGH A CENTRAL ANGLE OF 17052'42" THENCE
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS--LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No. Date
714/660-0110 FAX:660-0418 En r. PER Chk. Sheet 1 Of 5
NORTH 00022'36"EAST 24.68 FEET; THENCE NORTH 44°22'22"WEST 78.12 FEET; r
THENCE SOUTH 48052'36" WEST 27.00 FEET; THENCE SOUTH 79°52'36" WEST
248.95 FEET; THENCE SOUTH 00°22'36" WEST 5.90 FEET; THENCE NORTH
89037'24" WEST 72.36 FEET; THENCE SOUTH 80°35'37" WEST 262.07 FEET;
THENCE SOUTH 56052'22" WEST 157.58 FEET; THENCE SOUTH 36035'30" WEST
109.38 FEET; THENCE SOUTH 43°48'10" WEST 151.41 FEET; THENCE SOUTH
02006'09" WEST 384.31 FEET; THENCE SOUTH 22°47'17" WEST 236.88 FEET;
THENCE SOUTH 11043'51" EAST 123.87 FEET; THENCE SOUTH 35008'20" EAST
258.90 FEET; THENCE SOUTH 27031'58 EAST 336.22 FEET; THENCE SOUTH
370 12'45" EAST 170.83 FEET; THENCE NORTH 570 19'50" EAST 67.67 FEET; re
THENCE NORTH 340 15'43" WEST 68.56 FEET; THENCE NORTH 47°12'59" EAST
106.40 FEET; THENCE SOUTH 52033'36" EAST 202.68 FEET; THENCE SOUTH
56002'22" EAST 89.12 FEET; THENCE SOUTH 85036'09" EAST 148.27 FEET; r
THENCE SOUTH 42033'44" EAST 151.24 FEET; THENCE SOUTH 26013'49" WEST
112.82 FEET; THENCE SOUTH 47037'07" WEST 178.23 FEET; THENCE SOUTH
56031'48" WEST 90.34 FEET; THENCE SOUTH 52°26'55" WEST 109.64 FEET; r
THENCE SOUTH 53034'35" WEST 199.31 FEET; THENCE SOUTH 53021107" WEST
144.84 FEET; THENCE SOUTH 53034'54" WEST 79.68 FEET; THENCE NORTH
78049'50" WEST 129.11 FEET; THENCE NORTH 82026'29" WEST 132.50 FEET; r
THENCE NORTH 87053'06" WEST 142.58 FEET; THENCE NORTH 88°34'45" WEST
482.97 FEET; THENCE SOUTH 79°09'09" WEST 427.24 FEET; THENCE SOUTH r
78011'24" WEST 320.84 FEET; THENCE NORTH 09°07'55" EAST 186.17 FEET;
THENCE NORTH 11003'24" EAST 248.08 FEET; THENCE NORTH 19°01'22" EAST
142.80 FEET; THENCE NORTH 36°57'38" EAST 41.06 FEET; THENCE NORTH
35024'38" EAST 689.02 FEET; THENCE NORTH 05°02'22" WEST 61.09 FEET;
THENCE NORTH 85046'51" WEST 28.56 FEET; THENCE SOUTH 53058'25" WEST
49.15 FEET; THENCE NORTH 78°51'01" WEST 62.70 FEET; THENCE NORTH
59032'35" WEST 112.08 FEET; THENCE NORTH 70028'27" WEST 109.58 FEET;
THENCE NORTH 27044'02" EAST 108.69 FEET; THENCE NORTH 17029'33" EAST
232.75 FEET; THENCE NORTH 09047'41" EAST 224.74 FEET; THENCE NORTH r
06041'28" EAST 218.10 FEET; THENCE NORTH 12°50'02" EAST 125.61 FEET;
THENCE NORTH 11°12'50" WEST 67.15 FEET; THENCE NORTH 760 16'19" WEST
54.17 FEET; THENCE SOUTH 68056'58" WEST 44.19 FEET; THENCE SOUTH
13042'05" WEST 241.82 FEET; THENCE SOUTH 32°53'58" WEST 74.39 FEET;
THENCE NORTH 83032'50" WEST 85.42 FEET; THENCE NORTH 84°43'58" WEST
68.77 FEET; THENCE NORTH 53°16'51" WEST 49.91 FEET; THENCE NORTH
06004'10" EAST 55.63 FEET; THENCE NORTH 03°04'00" WEST 150.41 FEET;
THENCE NORTH 45052'33" EAST 85.70 FEET; THENCE NORTH 15045'53" EAST
122.97 FEET; THENCE NORTH 44°48'17" WEST 98.42 FEET; THENCE NORTH r
35004'20" WEST 62.07 FEET; THENCE NORTH 490 18'15" WEST 427.57 FEET;
THENCE NORTH 70042'04" WEST 751.89 FEET; TO A POINT ON THE
NORTHEASTERLY PROJECTION OF THAT CERTAIN COURSE DESCRIBED AS
"NORTH 41042'13" EAST 164.55 FEET" FOR A PORTION OF THE
n
VWDEN & LEGAL DESCRIPTIONSOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS-PLANNERS-LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No. Date
714/660-0110 FAX:660-0418 En or. PER Chk. Sheet Ot 5
SOUTHEASTERLY LINE OF SEAPOINT STREET (FORMERLY SEAVIEW AVENUE),
100.00 FEET IN WIDTH, AS SHOWN ON THE MAP FILED IN BOOK 166, PAGES 10
AND 11 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY; THENCE SOUTH 41°42'13" WEST 243.13 FEET ALONG SAID
NORTHEASTERLY PROJECTION TO THE MOST NORTHERLY CORNER OF
PARCEL I AS SHOWN ON SAID LAST MENTIONED MAP; THENCE ALONG THE
NORTHERLY LINE OF SAID MAP THE FOLLOWING COURSES: NORTH 48017'47"
WEST 100.00 FEET, SOUTH 41°42'13" WEST 164.55 FEET TO THE BEGINNING OF
A TANGENT CURVE, CONCAVE NORTHWESTERLY HAVING A RADIUS OF 750.00
FEET AND SOUTHWESTERLY 259.51 FEET ALONG SAID CURVE THROUGH A
CENTRAL ANGLE OF 19049'31" TO THE MOST NORTHEASTERLY LINE OF THE
LAND DESCRIBED IN THAT CERTAIN PARTIAL RECONVEYANCE RECORDED
AS INSTRUMENT NO. 82-222367 OF OFFICIAL RECORDS OF SAID COUNTY;
THENCE LEAVING SAID NORTHERLY LINE OF SAID LAST MENTIONED MAP
NORTH 420 11'18" WEST 360.45 FEET ALONG SAID NORTHEASTERLY LINE OF
THE ABOVE DESCRIBED PARTIAL RECONVEYANCE TO A POINT ON THE
NORTHERLY LINE OF THE HUNTINGTON BEACH CITY LIMIT BOUNDARY, AS
SHOWN ON THE MAP FILED IN BOOK 92, PAGES 19 THROUGH 28 OF RECORD
OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
THENCE ALONG SAID BOUNDARY LINE THE FOLLOWING COURSES: SOUTH
89037'14" EAST 91.97 FEET, NORTH 00015'23" EAST 328.98 FEET, SOUTH
89043'03" EAST 660.16 FEET, NORTH 00°19'15" EAST 328.84 FEET, NORTH
89041'36" WEST 231.59 FEET, NORTH 26049'24" EAST 1107.66 FEET AND SOUTH
' 89041'05" EAST 726.01 FEET; THENCE NORTH 00°17'53" EAST 1321.75 FEET
ALONG SAID HUNTINGTON BEACH CITY LIMIT BOUNDARY TO THE
NORTHWEST CORNER OF PARCEL I AS SHOWN ON THE MAP FILED IN BOOK
42, PAGE 25 OF PARCEL MAPS, RECORDS OF ORANGE COUNTY; THENCE
NORTH 89032'59" EAST 988.61 FEET ALONG THE NORTHERLY LINE OF SAID
PARCEL 1 AND ITS EASTERLY PROJECTION TO A POINT ON THE EAST LINE
OF THE SOUTHWEST QUARTER OF SAID SECTION 34, SAID LINE BEING THE
CENTERLINE OF EDWARDS STREET; THENCE SOUTH 00°16'06" WEST 2310.30
FEET ALONG SAID CENTERLINE OF EDWARDS STREET TO THE CENTERLINE
POINT OF INTERSECTION OF SAID EDWARDS STREET AND GARFIELD AVENUE
AS SHOWN ON SAID AFOREMENTIONED MAP FILED IN BOOK 92, PAGES 19
THROUGH 28 OF RECORD OF SURVEYS OF SAID COUNTY SAID POINT ALSO
BEING THE SOUTH QUARTER CORNER OF SAID SECTION 34; THENCE SOUTH
89042'05 EAST 2639.70 FEET ALONG THE SOUTH LINE OF THE SOUTHEAST
QUARTER OF SECTION 34 AND SAID CENTERLINE OF GARFIELD AVENUE TO
THE CENTERLINE POINT OF INTERSECTION OF SAID GARFIELD AVENUE AND
GOLDENWEST STREET, (SHOWN AS WESTMINSTER AVENUE ON THE MAP OF
GARFIELD STREET ADDITION TO HUNTINGTON BEACH, FILED IN BOOK 7,
PAGES 27 AND 28 OF MISCELLANEOUS MAPS OF SAID COUNTY), SAID POINT
ALSO BEING THE SOUTHEAST CORNER OF SAID SECTION 34; THENCE NORTH
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 W O.No. Date
7 141660-0 1 10 FAX:660-0418 En r. PER Chic. Sheet 3 Of 5
r
000 16'18" EAST 2639.61 FEET ALONG THE EAST LINE OF THE SOUTHEAST
QUARTER OF SAID SECTION 34 AND THE CENTERLINE OF SAID GOLDENWEST
STREET TO THE EAST QUARTER CORNER OF SAID SECTION 34, SAID CORNER
BEING THE CENTERLINE POINT OF INTERSECTION OF GOLDENWEST STREET
AND ELLIS AVENUE; THENCE SOUTH 89°43'37" EAST 1982.30 FEET ALONG THE
CENTERLINE OF SAID ELLIS AVENUE, SAID CENTERLINE ALSO BEING THE
NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35 TO THE r
CENTERLINE INTERSECTION OF GOTHARD STREET; THENCE CONTINUING
SOUTH 89043'37" EAST 33.82, MORE OR LESS, ALONG SAID NORTH LINE OF
r--
THE SOUTHWEST QUARTER TO THE BEGINNING OF A TANGENT CURVE
CONCAVE SOUTHERLY, HAVING A RADIUS OF 1000.00 FEET; THENCE
SOUTHEASTERLY 339.26 FEET, MORE OR LESS,ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 19026'18" TO THE BEGINNING OF A REVERSE CURVE
CONCAVE NORTHERLY HAVING A RADIUS OF 1000.00 FEET, A RADIAL LINE
TO SAID CURVE BEARS SOUTH 19°42'41" WEST; THENCE EASTERLY 320.08 r
FEET, ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 18°20'21" TO AN
INTERSECTION WITH A LINE PARALLEL WITH AND EASTERLY 20.00 FEET
FROM THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35; r
THENCE SOUTH 00018'39" WEST 455.28 FEET, MORE OR LESS, ALONG SAID
PARALLEL LINE TO A POINT ON THE WESTERLY PROJECTION OF THE SOUTH
LINE OF PARCEL 1 OF THE MAP FILED IN BOOK 132, PAGES 35 AND 36 OF r
PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH
89044'06" EAST 639.65 FEET ALONG SAID WESTERLY PROJECTION AND SAID
SOUTH LINE OF PARCEL 1 TO THE CENTERLINE OF HUNTINGTON STREET AS
SHOWN ON PARCEL MAP NO. 81-575, FILED IN BOOK 172, PAGES 3 AND 4 OF
PARCEL MAPS, RECORDS OF SAID ORANGE COUNTY; THENCE SOUTH
00018'34" WEST 1326.13 FEET, MORE OR LESS, ALONG THE CENTERLINE OF r
SAID HUNTINGTON STREET TO THE CENTERLINE INTERSECTION OF MAIN
STREET AND SAID HUNTINGTON STREET; THENCE CONTINUING ALONG THE
CENTERLINE OF SAID HUNTINGTON STREET SOUTH 000 17'42" WEST 744.99
FEET TO THE CENTERLINE INTERSECTION OF GARFIELD AVENUE AND SAID
HUNTINGTON STREET, AS SHOWN ON SAID PARCEL MAP NO. 81-575, FILED IN
BOOK 172, PAGES 3 AND 4 OF PARCEL MAPS RECORDS OF SAID HUNTINGTON
BEACH, THENCE ALONG SAID CENTERLINE OF GARFIELD AVENUE NORTH
89042'04" WEST 659.89 FEET TO THE SOUTH QUARTER CORNER OF SAID
r-
SECTION 35; THENCE CONTINUING ALONG SAID CENTERLINE OF GARFIELD
AVENUE, NORTH 89043'21" WEST 82.85 FEET TO THE CENTERLINE
INTERSECTION OF MAIN STREET AND SAID GARFIELD AVENUE AS SHOWN ON
THE MAP OF TRACT NO. 10511 RECORDED IN BOOK 455, PAGES 13 THROUGH
17 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE
COUNTY; THENCE SOUTH 45017'24"WEST 774.32 FEET, MORE OR LESS, ALONG n
THE CENTERLINE OF SAID MAIN STREET TO A POINT ON THE NORTHERLY
PROJECTION OF THE MOST WESTERLY LINE OF SAID TRACT NO. 10511
n
ALDEN & LEGAL DESCRIPTION
SSOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
n
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN,SUITE 210 • IRVINE, CA 92714 WO.No. pate
714/660-0110 FAX:660-0418 1 En r. PER Chk. Sheet 4 Of ;
DESCRIBED ABOVE,SAID LINE ALSO BEING THE EAST LINE OF HOLLY STREET,
30.00 FEET IN WIDTH AS SHOWN ON SAID MAP OF TRACT NO. 10511; THENCE
SOUTH 00018'18" WEST 242.23 FEET ALONG SAID LINE TO AN ANGLE POINT TO
THE WEST LINE OF SAID TRACT NO. 10511; THENCE ALONG THE WESTERLY
LINE OF SAID TRACT THE FOLLOWING COURSES: SOUTH 89°40'56" EAST
280.19 FEET, SOUTH 00°17'57" WEST 410.35 FEET, SOUTH 89042'47" EAST 135.00
FEET AND SOUTH 00017'57" WEST 90.00 FEET TO THE NORTHERLY LINE OF
CLAY AVENUE, 30.00 FEET IN WIDTH, AS SHOWN ON SAID MAP OF TRACT NO.
10511; THENCE SOUTH 00°17'13" WEST 30.00 FEET TO THE CENTERLINE OF
SAID CLAY AVENUE; THENCE NORTH 89°42'47" WEST 813.43 FEET TO THE
CENTERLINE INTERSECTION OF CLAY AVENUE AND MAIN STREET AS SHOWN
ON THE MAP FILED IN BOOK 100, PAGES 46 AND 47 OF PARCEL MAPS,
RECORDS OF SAID ORANGE COUNTY; THENCE ALONG SAID CENTERLINE OF
MAIN STREET SOUTH 190 14'02" WEST 829.19 FEET TO AN ANGLE POINT IN
SAME; THENCE CONTINUING ALONG SAID CENTERLINE OF MAIN STREET
SOUTH 000 18'10" WEST 545.95 FEET TO THE POINT OF BEGINNING.
CONTAINING 568.90 ACRES, MORE OR LESS.
i
i
i
t
VWDEN & LEGAL DESCRIPTION
SOCIATES HOLLY-SEACLIFF
SPECIFIC PLAN BOUNDARY
CIVIL ENGINEERS—PLANNERS—LAND SURVEYORS 0844-273-3 1/30/91
18012 COWAN.SUITE 210 • IRVINE, CA 92714 WO.No. Date
714/660-0110 FAX:660.0418 En iv PER Chic. Sheet Of �_
VI. MITIGATION MEASURES
VI. MITIGATION MEASURES
FINAL ENVIRONMENTAL IMPACT REPORT NO. 89-1
These mitigation measures are required of the Holly-Seacliff
Specific Plan pursuant to Final Environmental Impact Report
89-1 and should be imposed on future projects in the Specific
Plan area.
Land Use
On-Site Land Uses
1. Prior to issuance of building permits for individual
tracts, the applicant should demonstrate that service
vehicle access to all remaining operating oil wells on
site is monitored through the existing or proposed
residential tracts.
1 2 . All potential buyers and renters of on-site residences
should be notified of the affects resulting from
on-site and off-site oil production activities . The
notification should state the frequency and locations
of maintenance and service operations . The
notification should indicate that noise levels from oil
activities may also significantly increase during these
times.
Air Ouality
1. Because it only takes a small amount of material to
generate odors, it is important to maintain a very
clean operation. Therefore, any oil spilled on the
ground should be quickly cleaned up. Well sumps should
be pumped out after pulling a well and periodically in
the interim. Maintenance of seals and gaskets on pumps
and piping should be performed whenever leaks are
evident. General clean-up of the site should result in
significant improvements in the level of odor found in
the area.
2 . Appropriately designed, vapor recovery systems which
pull the gas off the well casing should be employed, as
well as vapor recovery systems for oil transport
trucks . A similar system could be employed for any
remaining storage facilities on site.
VI-1 1342D
r
Noise
1. Noise levels generated by the oil operations should be
mitigated to levels consistent with the Huntington
Beach Noise Ordinance, by locating consolidation
area(s) at least 300 feet from the nearest residential
or other sensitive land uses (locating consolidation
areas within industrial-use areas would be the most
desirable from a noise standpoint) . The oil wells
could be located closer to sensitive land uses if a
perimeter wall with a minimum height of 8 feet was
utilized around the consolidation area(s) . The
following mitigation measures assume a 100 foot
distance to the receptor and the mitigation affects of
an 8 foot sound wall. Additional analysis of the
consolidation area(s) will be necessary when phasing r
plans become available.
Oil Well Drilling Operations
r
2. The results show that in order for the drilling
operations to satisfy the Huntington Beach Noise
Ordinance outdoor standards, electric motors with T
acoustic blankets must be used. Diesel motors even
when shielded by acoustic blankets will not meet the
nighttime Noise Ordinance standards at the on-site and
off-site residences and will not meet the daytime Noise
Ordinance standards at the on-site residences . If
there are plans to conduct the drilling operations
during the nighttime hours, then according to the Oil
Code, the operations must be soundproofed. Acoustic
blankets as well as an 8 foot high masonry wall along
the site perimeter will likely reduce the noise levels
to below the Noise Ordinance standards. r
Oil Well Pumping
r
3 . The well pumps used in the consolidation area should be
submerged. If other types of well pumps such as ground
level electric or diesel pumps may be necessary. r
Specific mitigation measures should be presented in an
additional noise study.
Well Pulling, Redrilling and Service Drilling Operations
4 . Well pulling and drilling operations are confined to
daytime hours (7: 00 a .m. to 10 : 00 p.m. ) by the Oil
Code. Any redrilling performed at night must provide
soundproofing to comply with the Noise Ordinance. The
Oil Code prohibits the pulling of wells during the
nighttime hours (10 : 00 to 7: 00 a.m. ) . Well maintenance r
activities should also be conducted between the hours
r
f
VI-2 1342D
or 7 : 00 a.m. and 10 :00 p.m. only. Although high levels
of noise may be generated by routine well maintenance
operations, these activities would occur inside the
noise barrier surrounding the consolidation area.
' 5 . Service drilling for this project will be conducted
during the daytime hours only. Data on service
drilling operations indicate that with a diesel-
powered service rig and an 8 foot high noise barrier,
the noise level at 100 feet will likely be 55 dBA which
corresponds to the City' s daytime Noise Ordinance
standard. All servicing of the wells must comply with
the noise standards contained in the Huntington Beach
code.
Truck Operations
6 . Truck operations should be limited to daytime hours
only (7 a.m. to 10 p.m. )
Helicopter Operations
7. A notice (and statement of acknowledgement) to
prospective homeowners is required stating that the
property is subject to overflight, sight and sound of
helicopters associated with the police facility.
Oil Facilities
1. Future Specific Plan(s) should include an area or areas
for the consolidation of oil well facilities .
2. All new development proposals should be accompanied by:
o A plan which addresses the requirements for
abandoned wells.
o The abandonment plans for existing wells.
o The operational plans for any remaining wells and
facilities .
These plans must satisfy the requirements of the City of Huntington
Beach and the Division of Oil and Gas.
3 . The criteria for the approval of development plans
within oil districts should include:
VI-3 1342D
r
r
(a) That enough open space has been reserved around
the oil operation site to allow existing and
future equipment which could reasonably be
expected to be used on the site, including any
setbacks from new development required by the Fire
Chief . r
(b) That adequate access to all operation sites is
provided for portable equipment and emergency
vehicles.
(c) That reasonable expansion of the existing
facilities, if permitted in the oil district, can r
be accomplished.
(d) That any proposed development includes all r
provisions for sound-proofing and fire protection
required by the Fire Chief .
(e) That screening of oil facilities from any new
development is included in the plan.
(Section 9680 .4, Article 968 OIL DISTRICTS, City
of Huntington Beach Municipal code. )
4 . As future development occurs, continued subsidence rate
monitoring for the region of the subject site is r
necessary to determine if subsidence rates are
declining with current water injection methods being
used at operating oil production facilities.
5 . The use of post-tensioned slabs should be considered in
the foundation design in order to eliminate distress to r
structures and slabs from minor regional subsidence.
Although this measure will provide for a more rigid
slab, it will be no means eliminate distress to
foundations resulting from the rapid subsidence of the r
land from continued oil and gas withdrawal.
Cultural Resources r
Archaeology
1. It is suggested that the research design be prepared by
the Principal Investigator selected to perform the work
and that it be reviewed by a second consulting
archaeologist. This step will help insure the
completeness and viability of the research design prior
r
VI-4 1342D
to its implementation. The involvement of a second
professional is viewed as an inexpensive means of
insuring that no major elements are overlooked.
2. The archaeological deposits within the Holly-Seacliff
study area should be subjected to a program of
excavation designed to recover sufficient data to fully
describe the sites . The following program is
recommended:
a. Analysis of the collections made by the Pacific
Coast Archaeological Society, Long Beach State
University and any community college which has
such material . If the collections are properly
provenienced and are accompanied by adequate
documentation, they should be brought together
during this phase and complete analysis
performed. Of particular importance during this
phase is the recovery of survey date to be used to
determine the exact locations of previous
excavation efforts .
b. Prior to the beginning of any excavation effort, a
burial strategy should be developed by the
archaeologist retained to accomplish the
excavation members of the Native American
community and appropriate City Staff . The
strategy should address details of the handling
and processing of human remains encountered during
excavation, as well as the ultimate disposition of
such remains .
C. Completion of test excavations should be made at
each of the archaeological deposits . The
information gained from the test excavation will
guide the following data recovery excavation. The
excavations should have two primary goals :
o Definition of site boundaries and depth.
o Determination of the significance of the
site and its degree of preservation.
d. A statistically valid sample of site material
should be excavated. The data recovery excavation
should be conducted under the provisions of a
carefully developed research design. The research
questions presented earlier in this report should
VI-5 1342D
r
r
be incorporated into the research design, other
important research questions should be developed
from the test excavation data included, and a
statement of methodology to be observed must be
included.
f
e. A qualified observer appointed by the Principal
Investigator/Archaeologist should monitor grading
of the archaeological sites to recover important
material which might appear. The monitor will be r
assigned by the Principal Investigator. This
activity may require some minor delay or
redirecting of grading while material is being r
recovered. The observer should be prepared to
recover material as rapidly as is consistent with
good archaeological practice. Monitoring should
be on a full time basis when grading is taking r
place on or near an archaeological deposit.
However, the grading should terminate when the
cultural deposit has been entirely removed and r
clearly sterile deposits exposed.
f. All excavation and ground disturbing observation r
projects should include a Native American
Observer. Burials are known to exist at some of
the sites, a circumstance which is extremely
important to the Native American community.
g. A detailed professional report should be prepared
which fully describes the site and its place in
pre-history. Reports should receive sufficient
distribution which includes the City, the County
and the UCLA repository for archeology to insure
their availability to future researchers . r
h. Arrangements should be made for proper curation of
the collections. It is expected that large r
quantities of materials will be collected during
the excavation. Curation should be at an
institution which has the proper facilities for r
storage, display and use by interested scholars
and the general public.
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VI-6 1342D
3 . The shell and lithic scatters should be subjected to
test excavation to determine if they are or are not in
situ archaeological deposits. If any of the scatters
prove to be in situ archaeological material, a site
record should be prepared and submitted to the
' Archaeological Survey, University of California, Los
Angeles, and the site should be treated as in
mitigation number one. If the sites are shown to be
not archaeological in nature or not in situ, then no
further action should be taken.
4 . Ground disturbing activity within the study area should
be monitored by a qualified observer assigned by the
Principle Investigator/Archaeologist to determine if
significant historic deposits, (e.g. foundations, trash
deposits, privy pits and similar features) have been
exposed. The monitoring should be on a full-time
basis, but can be terminated when clearly undisturbed
geologic formations are exposed. If such exposures
occur, appropriate collections should be made, followed
by analysis and report preparation. Historic material
may be encountered anywhere within the Holly-Seacliff
property, but the area around the old Holly sugar
Refinery is probably more sensitive than the balance of
the project area. Historical material recovered at the
archaeological sites should be treated with those
deposits .
5 . The plaque commemorating oil well Huntington A-1 should
be preserved. As development in the area continues, it
may be desirable to upgrade this feature.
Paleontology
6 . A qualified paleontologist should be detained to
periodically monitor the site during grading or
extensive trenching activities that cut into the San
Pedro Sand or the Quaternary marine terrace units .
7 . In areas where fossils are abundant, full-time
monitoring and salvage effort will be necessary ( 8
hours per day during grading or trenching activities) .
In areas where no fossils are being uncovered, the
monitoring time can be less than eight hours per day.
8. The paleontologist should be allowed to temporarily
divert or direct grading operations to facilitate
assessment and salvaging of exposed fossils.
VI-7 1342D
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9 . Collection and processing of matrix samples through
fine screens will be necessary to salvage any
microvertebrate remains. If a deposit of
microvertebrates is discovered, matrix material can be
moved off to one side of the grading area to allow for
further screening without delaying the developmental
work.
10 . All fossils and their contextual stratigraphic data
should go to an institution with a research interest in
the materials, such as the Orange County Natural
History Foundation.
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Human Health and Safety
Surface Oil Contamination
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1. Prior to grading and development, a site reconnaissance
should be performed including a phased Environmental
Site Assessment to evaluate areas where contamination
of the surficial soils may have taken place. The
environmental assessment should evaluate existing
available information pertinent to the site and also r
undertake a limited investigation of possible on-site
contamination. Phase I should include:
a. Review of available documents pertinent to the r
subject site to evaluate current and previous uses .
b. Site reconnaissance to evaluate areas where
contamination of surficial solid may have taken
place.
C. Excavation and testing of oil samples to determine r
presence of near surface contamination of soil.
d. Subsurface exploration to determine presence of
sumps on-site. Testing of possible drilling
fluids for heavy metals .
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e. Completion of soil gas vapor detection excavations
located adjacent to the existing on-site wells .
f . Testing of air samples for gas vapor, methane gas
and sulfur compounds.
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VI-8 1342D
2 . The actual site characterization and remedial action
plan would be developed as part of a later phase. Upon
completion of the Environmental Assessment, a Remedial
Action Plan can be developed. This plan should address
the following items :
a. Treatment of possible crude oil contaminated
soils. A possible solution to this condition
would be aeration of the contaminated soils to
release the volatile gases and then incorporation
of the treated solid into the roadway fills
(subgrade) .
b. Treatment of possible drilling sumps by either
on-site disposal of non-contaminated drilling
fluids or off-site disposal of contaminated fluids.
C. Treatment of the possibility of the accumulation
of methane gas .
Methane Gas
3 . Prior to development, a thorough site study for the
presence of surface and shallow subsurface methane gas
should be performed. Any abnormal findings would
require a Remedial Action Plan and further studies to
assure sufficient mitigation of the hazardous areas
prior to building construction. All structures should
have a gas and vapor barrier installed underneath the
slabs and foundations. Gas collection and ventilation
systems should be installed over abandoned wells which
are underneath or within ten (10) feet of any
structure, and over wells which show evidence of
surface emissions of methane gas. Additionally,
following construction of structures, an organic vapor
analysis should be conducted and the results evaluated
to assure that acceptable air quality is maintained
within buildings and residences .
4 . The presence of methane gas on-site should be the
subject of future studies that include the following
tasks :
a. Drilling of test wells to monitor for subsurface
methane deposits and confirm or deny the presence
of biogenic methane bearing strata near the
surface in the development area.
b. Shallow excavation and sampling in areas either
known or assumed to be potential drilling mud
sumps;
VT-9 1342D
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C. Vapor monitoring of shallow vapor probes placed at
strategic location on the site and collection of
soil vapor samples;
d. Vapor survey areas adjacent to known abandoned oil
wells; r
e. Laboratory analysis of selected soil samples for
metals and soil vapor samples for gases .
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Other Oil Production Related Hazards
5 . Oil wells scheduled for abandonment should be completed r
in accordance with the standards and specifications of
the City of Huntington Beach and the California
Division of Oil and Gas. Wells which have previously
been abandoned must be reabandoned to the most current
requirements of the City of Huntington Beach and the
Division of Oil and Gas.
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6 . Existing oil production lines are located throughout
the site. Treatment of these lines will depend on
proposed land use and development. Utility lines
should be relocated and or removed with the trench r
being filled with compacted fill.
Hazardous Materials r
1. The use, storage and disposal of hazardous materials
should be enforced by City of Huntington Beach to f
provide the greatest possible protection to the public
from accidental occurrences.
2. Active wells remaining on-site should be secured and
screened as required by the City of Huntington Beach.
3 . Prior to development, a review of available public
health records should be performed to evaluate possible
public health risk sites in the vicinity of the subject
site.
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4 . An inventory of all hazardous materials used and stored
by industries locating within the project area should
be maintained and recorded for use by the City Fire
Department. This inventory should include the location
at which each hazardous material is used.
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VI-10 1342D
Aesthetics
1. Landscaping of future projects should be designed to
minimize visual impacts on adjacent parcels. Special
consideration should be given to orientation of the
project ' s residences (i .e. windows and deck) so as to
respect the privacy of adjacent and nearby homes .
2 . Wherever feasible, oil production facilities on-site
should be eliminated or consolidated to reduce their
total number. Facilities remaining on-site should be
painted, camouflaged, or otherwise screened by
perimeter walls, plantings or like treatments to reduce
their unsightliness to future residents .
Land-Use Policies
Prior to the issuance of grading permits, the
Department of fish and Game should be notified of
grading activities on-site that are scheduled to
commence in the swales, in order to preclude the
possible elimination of wetland areas under the
jurisdiction of the Department of Fish and Game, as
further specified in the Biological Resources section
of this EIR.
Biological
1. Following construction of necessary infrastructure in
the main drainage swale, i .e. , utility lies, sewers,
etc. , this swale should remain as open space.
Mitigation for the loss of cattail marsh habitat (0 . 5
acres) and willow habitat (0. 5 acres) which are
depicted on Exhibit 20, will take place such that a
minimum of 1. 0 acre of riparian vegetation is
established in this drainage swale. The plants
utilized in the revegetated area will enclosed from the
recommended plant palette indicated on page VI-12.
2. Through adoption of future Specific Plans large trees
suitable for use by raptors such as the red-shouldered
hawk, should preserved or replaced in accordance with
the tree species identified in the plant palette
contained on page VI-12 .
3 . Any grading or filling in the brackish wetlands in the
western portion of the project site sill be mitigated
by restoration of an equal area of coastal wetland at a
nearby location in the open space area.
4 . Effects upon on-site wetlands within the jurisdiction
of the California Department of Fish and Game will
require mitigation defined by 1603 permits .
VI-11 1342D
___ LEGEND
DEV -_•—_---- RAG
-PepT ;-,:; i DEV
DEVELOPED AREA
i Pb
NNW NON-NATIVE WOODLAND
NNW
r RAG DEV PUVC' PD "+ RAG RUDERAL ANNUAL GRASSLAND
i' i Iq.
DEV PepE ,paDS _-
I � [�PsDs pspy.� Pe ; PsDS PALUSTRINE,SHRUB,DECID000S,SALIX
i NNW +NNW DEVPePT PoDS DEV ;a Pb PALUSTRINE, UNCONSOLIDATED BOTTOM
DEV RAG
Tu RAG DEV�� PePD PALUSTRINE, EMERGENT, PERSISTENT, DISTICHLIS
el
i oev ¢ai PALUSTRINE, EMERGENT, PERSISTENT,
Pe PS SALICORNIA
r-A,, �
/ PePD RAG -'DEV 1 DEfV` "t!t` Pe PT PALUSTRINE, EMERGENT, PERSISTENT, TYPHA
D
a
pu PALUSTRINE, UNCONSOLIDATED SHORE
DEV' (� RAG „xy
DEV °j Y • r,"tip p _J s't'"�+ �� PALUSTRINE, UNCONSOLIDATED SHORE,
lVVXX„ t�'a PuVC
DEV ^`- VEGETATED.CONYZA
/..
i NNW _ 6,• - '
�`. DElt,
RAG t DEV:': F- '•1K+,:I' ~
QP$DS -REV NNW
' ,RAG RAG "
DF.Vy. ' .�/ .. ..r
lJ .•� ., ' N�',. nth•
a NNW
NN DEV,.. .. ,.
s DEV� •j•. ;:.•se RAG V�f ,��1,'� �I,,• < -
� n
bEV
RAG
DEV "Y.
NNW .. � 6' • � �. }� � St_ is
NNW/Al
CITY OF EXHIBIT 20
HUNTINGTON BEACH BIOLOGICAL RESOURCES
nOLM 0 FA CL OF
MIENIONIENTGENERAL m
LSA ASSOCIATES,INC
1 l l l l l
PLANT PALETTE
Scientific Name Common Name
Trees
Alnus rhombifolia White Alder
Juglans californica California Walnut
Platanus racemosa Sycamore
Quercus agrifolia Coast Live Oak
S. laevigata Red Willow
S. lasiandra Golden Willow
S. hindsiana Sandbar Willow
Salix lasiolepis Arroyo Willow
Umbellylaria californica California Bay
Tall Shrubs
Baccharis pilularis var. consanquinea Coyote Brush
Heteromeles arbutifolia Toyon
R. ovata Sugarbush
Rhus laurina Laurel sumac
Sambucus me$icana Elderberry
Low Shrubs and Vines
Diplacus longiflorus Bush Monkeyflower
R. viburnifolium Catalina Currant
R. aureum Golden Currant
Ribes speciosum Fuschia-flowered
Gooseberry
Rosa californica California Rose
Rubus ursinus California
Blackberry
Toxicodendron diversilobum Poison Oak
Vitis californica California Grape
Herbaceous Plants and Grasses
Artemisia douglasiana Mugwort
Elymus condensatus Giant Wild Rye
Scirpus spp. Tule
Typha spp. Cattail
VI-12 1342D
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Public Services and Utilities
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Schools
1. The General Plan Amendment 89-1 designates a site for a new
elementary school to serve students generated by residential r
development within the project area.
2. The school district and major landowner should enter into an r
agreement for acquisition or lease of the site as part of
implementation of this General Plan Amendment.
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3 . Developers should pay school impact fees to finance
construction of necessary school facilities.
4 . The Huntington Beach Union High School District should r
coordinate its expansion plans with phasing of development
within the project area and surrounding areas .
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VI-13 1342D r
REQUEST F0I4 CITY COUNCIL ACTIO
Date
Submitted to: Honorable Mayor and City Council Members
Submitted by: Michael T. Uberuaga, City Administrator
Prepared by: Michael Adams, Director of Community Developme 0
Subject: CODE AMENDMENT 90-10(A) : MIXED DEVELOPMENT PROVISIONS
FOR THE HOLLY SEACLIFF SPECIFIC PLAN 1
Consistent with Council Policy? [A Yes [ I New Policy or Exception
Statement of Issue, Recommendation,Analysis, Funding Source,Alternative Actions,Attachments:Qwl-p
STATEMENT OF ISSUE•
Transmitted for City Council consideration is Code Amendment No.
90-10(A) which is a request to establish Mixed Development
provisions for the Holly Seacliff Specific Plan.
RECOMMENDATION:
Motion to:
"Approve Code Amendment No. 90-10(A) with findings and adopt
Ordinance No. 3/70
Planning Commission action and findings from June 16, 1992:
ON MOTION BY RICHARDSON AND SECOND BY BOURGUIGNON, THE PLANNING
COMMISSION APPROVED CODE AMENDMENT NO. 90-10(A) BY THE FOLLOWING
VOTE:
AYES: Newman, Richardson, Shomaker, Dettloff, Bourguignon, Inglee
NOES: None
ABSENT: None
ABSTAIN: None
Findings for Approval:
1. Code Amendment No. 90-10(A) will establish Mixed
Development provisions which are consistent with the
City' s General Plan regarding land use and circulation.
2 . Code Amendment No. 90-10(A) implements the City' s General
Plan by providing commercial and housing opportunities
within the Mixed Development concept.
Plo 5/85
ANALYSIS•
On April 20, 1992, the City Council approved the Holly Seacliff
Specific Plan except for the Mixed Development provisions . The City
Council directed staff to meet with residents and the property owner
and create new provisions which would protect the existing
neighborhoods adjacent to the Mixed Development area from height
impacts and to address general development concerns.
Staff conducted a community workshop and developed a draft proposal
which created "ratio" setbacks along Golden West Street. The ratio
setback requires that as a building increases in height, the
building must be setback further from Goldenwest Street.
On March 25, 1992, staff met with concerned residents,
representatives from Pacific Coast Homes and Councilwoman Grace
Winchell and discussed the Mixed Development area. Edge treatment
and the intensity of development were the two major points of
discussion. The majority of participants agreed that as the
building height increases, greater setbacks from Goldenwest Street
should be required.
The former Mixed Development provisions did not include language
which required additional setbacks from arterial streets, levels of
intensity of development, design criteria and pedestrian access
between the residential and commercial land uses . Some of the
residents were concerned about tall structures being built on
Reservoir Hill which would create an imposing effect along
Goldenwest Street.
The proposed revised Mixed Development provisions have addressed the
residents concerns by requiring buildings higher than 30 feet be
setback at least 60 feet and buildings higher than 65 feet be
setback at least 260 feet. These setback requirements will create a
buffer between the existing residential areas and serve to push back
the building massing along the arterial streets.
On June 16, 1992, the Planning Commission approved the Mixed
Development provisions for the Holly-Seacliff Specific Plan based on
extensive input from residents, staff and the property owners.
Intensity of Development
In response to the concern over the intensity of development, staff
has added the maximum retail and office floor area and maximum
number of residential units permitted in the Mixed Development
District. The intensity of development is based on projected
development analyzed in Final Environmental Impact Report No. 89-1
and an addendum which was certified by the City Council on
February 10, 1992 .
RCA -2- (3891d)
The provisions now include the following:
Retail : Minimum 100,000 square feet
Maximum 200, 000 square feet
Office: Maximum 100, 000 square feet
Residential : Maximum 475 dwelling units
Maximum Height: 80 feet
Setbacks from Goldenwest St. (whichever is greater) :
Arterial Streets: 25 feet; or
A one to one setback for buildings less than
30 feet in height; or
A two to one setback for buildings between 30
feet and 65 feet in height (setback of 60 feet
to 130 feet) ; or
A four to one setback for buildings 66 feet to
80 feet in height (setback of 264 feet to 320
feet) .
Main St. and Yorktown Ave. (whichever is
greater) :
25 feet; or
A one to one setback for buildings greater
than 25 feet in height.
Staff feels that the ratio setbacks will protect the existing
residents from visual intrusion and will also provide ample
opportunities for future development in this area.
Edge Treatment
Staff has proposed that buildings less than 30 feet in height shall
be setback at least 25 feet . Buildings between 30 and 65 feet shall
be setback two feet for each foot of building height, and buildings
greater than 65 feet shall be setback four feet for each foot of
building height.
In response to concerns over building bulk the Mixed Development
provisions contain language which requires future construction to be
oriented to avoid visual intrusion. Structures shall be sited to
provide a break in massing (offset setbacks and separation between
buildings) , facade relief, horizontal/vertical offsets and upper
story setbacks to create visual interest.
RCA -3- (3891d)
The mixed development provisions will provide regulations for
comprehensive planning of buildings, circulation, signage and
pedestrian linkages between residential and commercial land uses .
Since the mixed development site is a single parcel under one
ownership, future development will conform to the general provisions
of the Holly-Seacliff Specific Plan and specific development
standards .
The revised Mixed Development provisions require that a
comprehensive site plan shall be submitted, and reviewed by the
Planning Commission prior to or concurrent with entitlements. Any
future development proposal requires a conditional use permit and a
public hearing. Residents and interested parties will be notified
of the public hearing and will be given an opportunity to comment on
the comprehensive site plan or a specific project.
Staff has completely revised the Mixed Development District
provisions based on input from concerned citizens, the property
owner and internal discussion. Staff feels that the revised
provisions will protect existing residents while allowing
flexibility for creative development.
ENVIRONMENTAL STATUS:
This project is covered by an Addendum to Final Environmental Impact
Report No. 89-1 which was adopted by the City Council on February
10, 1992 . No additional environmental action is, necessary.
COASTAL STATUS:
Not Applicable
FUNDING SOURCE:
Not Applicable
ALTERNATIVE ACTION:
The City Council may modify the Mixed Development provisions as
desired.
ATTACHMENTS
1 . Ordinance No. -3f70
2. Mixed Development Provisions
3 . Ratio Setback Cross-section
4 . Planning Commission Staff Report dated June 16, 1992 (includes
area map and letter from Seacliff Partners dated May 28, 1992)
MTU:MA:RLF: lp
RCA -4- (3891d)
ORDINANCE NO. 3170
AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING
THE HOLLY-SEACLIFF SPECIFIC PLAN BY ADDING
MIXED DEVELOPMENT PROVISIONS: CODE AMENDMENT 90-10(a)
WHEREAS, pursuant to the State Planning and Zoning Law, the
Huntington Beach Planning Commission and Huntington Beach City
Council have had separate public hearings relative to Code
Amendment No. 90-10(a) wherein both bodies have carefully
considered all information presented at said hearings, and
After due consideration of the findings and recommendations
of the Planning Commission and all evidence presented, the City
council finds that such code amendment is proper and consistent
with the general plan;
NOW, THEREFORE, the City Council of the City of Huntington
Beach does ordain as follows:
SECTION 1 . Mixed Development provisions (Exhibit A
attached hereto and herein included by this reference) which
provide development standards and regulations for the area
covered by the Holly-Seacliff Specific Plans are incorporated
into the Holly-Seacliff Specific Plan.
SECTION 2 . The Director of Community Development is
hereby directed to amend the Holly-Seacliff Specific Plan by
adding the mixed development provisions adopted by this
ordinance and to file a copy of the amended Specific Plan with
the City Clerk. A copy of the amended Holly-Seacliff Specific
Plan with the incorporated Mixed Development provisions shall be
available for inspection in the office of the City Clerk.
149 : 6/9/92 -1-
T
SECTION 3 . This ordinance shall take effect thirty days
after its passage.
PASSED AND ADOPTED by the City Council of the City of
Huntington Beach, California, at a regular meeting thereof held
on the 21st day of September 1992.
Mayor
ATTE�S�jT: APPROVED AS TO FORM:
City Clerk pe" .4�y City Attorney �( AYE
-16
REVIEWED AND APPROVED: INITIATED AND APPROVED:
L J�1 164^1�
City Administrator Director of Community
Development
149 : 6/9/92 :SLsg -2-
EXHIBIT A
MIXED DEVELOPMENT
6. Mixed Development (MD)
a . Purpose
The Mixed Development District is intended to provide for a
variety of commercial uses, facilities supporting the
surrounding community and the opportunity for residential
uses . Commercial uses may include retail sales, services,
professional, administrative and medical office uses . Such
uses shall be planned so as to create compatibility to each
other and the surrounding area.
Development within the Mixed Development District may combine
residential and commercial uses in either of two ways :
• vertically, where the ground level is reserved for
commercial uses and the upper floor (or floors)
contains multifamily dwellings; and/or
• horizontally, where residential uses are developed in
conjunction with commercial uses as an integrated
development, either in attached or in separate building
complexes.
A comprehensive site plan for the entire district shall be
submitted and reviewed by the Planning Commission prior to or
concurrent with entitlements for new development to ensure
compatibility between surrounding uses, proposed uses and
activities in this area.
Concurrent with the filing of the comprehensive site plan, a
comprehensive pedestrian access plan shall be submitted which
provides linkages between residential and commercial project
areas .
A comprehensive, permanent set of covenants, conditions and
restrictions covering limitation of the mixed development
entitlement, including a list of permitted uses and any
conditions of approval for the project, and all development,
performance and management standards shall be required as a
condition of approval .
b. Permitted Uses
The following primary uses and structures shall be permitted,
subject to approval of a conditional use permit and
appropriate subdivision map:
1. Residential Uses -- All residential uses including
single-family and multi-family housing, apartments,
condominiums and stock cooperatives .
2 . Office Uses -- Professional, general and medical
offices .
3 . Commercial Uses -- Commercial uses such as retail
shops, restaurants, automobile service stations and
theaters.
C. Comprehensive Site Planning Requirements :
1. Any application for a conditional use permit and/or
tentative map shall be accompanied by a comprehensive
site plan for development of the entire Mixed
Development area. This requirement does not apply to a
minor expansion (10 percent or less) of the existing
commercial center.
2 . The comprehensive site plan shall provide a
well-planned vehicular circulation system, pedestrian
accessways segregated from arterials and internal
streets, and aesthetically pleasing landscape
features. Buildings shall be oriented and designed to
minimize visual intrusion upon existing residential
areas.
3 . A Planned Sign Program for the entire Mixed Development
area shall be submitted for approval by the Planning
Commission for all commercial and residential uses .
The Planned Sign Program shall be processed concurrent
with the first entitlement.
d. Maximum Density/Intensity
1. Retail : In accordance with Development Agreement
No. 90-1, a miminim of 100, 000 square feet
gross leasable area of retail uses shall be
maintained.
A maximum of 200, 000 total square feet of
gross leasable area of retail uses may be
permitted.
2 . Office: A maximum of 100, 000 square feet of gross
leasable area of office uses may be
permitted.
3 . Residential: The maximum number of residential dwelling
units shall be 475 .
2
e. Site Development Standards
The following standards shall apply to all development:
1. Building site area : The building site area is the entire
net mixed development planning unit .
2 . Maximum Building Height :
Maximum building height shall be:
Eighty (80) feet
Vertical identification elements shall not exceed the
maximum building height.
3 . Maximum Site Coverage
Maximum site coverage for the entire mixed development area
shall be fifty (50) percent of net site area.
If any structure exceeds sixty-five (65) feet in height,
then the maximum site coverage for the entire mixed
development area shall be forty (40) percent of the net
site area.
4 . Building Setbacks and Orientation
a) Arterial Setbacks*
1) Along Main Street and Yorktown Avenue, the minimum
building setback shall be the greater of:
a) Twenty-five (25) feet, or
b) A horizontal distance equal to the building
height (one to one setback) .
2) Along Goldenwest Street, the minimum building
setback shall be the greater of :
a) Twenty-five (25) feet, or
b) One to one for buildings less than thirty (30)
feet in height, or
c) Two to one for buildings between thirty (30)
and sixty-five (65) feet in height, or
d) Four to one for buildings greater than
sixty-five (65) feet in height.
* Building height shall be measured from the closest arterial
street .
3
3) Structures facing arterial streets shall be
designed to avoid visual intrusion upon existing
residential areas. A line-of-sight/visual
intrusion study shall be provided for future
development which will analyze visual impacts to
existing residential development. The study shall
be subject to review and approval by the Planning
Commission.
4) Structures shall be sited to provide a break in
massing along arterial streets.
5) Building elevations along arterials shall
incorporate one or more of the following to create
visual interest:
a) Facade relief,
b) Fenestration,
c) Horizontal/vertical offsets and/or
d) Upper story setbacks
b) General Building Setbacks :
1) Front setbacks :
a) Ten (10) feet minimum from the interior street
line or property line if building is under
twenty-five (25) feet in height.
b) Fifteen (15) feet minimum from the interior
street line or property line if building is
between twenty-five (25) and thirty-five (35)
feet in height.
c) Twenty (20) feet minimum from the interior
street line or property line if building is
over thirty-five (35) feet in height.
d) Twenty (20) percent of the building facade
shall step back an average of ten (10) feet
from the interior street line or property line
along interior 'streets.
2) Side and Rear Setbacks :
a) Ten (10) foot minimum from the side or rear
property line for structures thirty-five (35)
feet or less in height.
b) Fifteen (15) foot minimum from the side or rear
property line if building is over thirty-five
(35) feet in height .
4
c) Eaves, cornices, chimneys, outside staircases,
balconies and similar architectural features
may project up to fifty (50) percent into the
required setback not to exceed six (6) feet.
5 . Free-standing residential projects shall conform to the
Medium High Density Residential development standards .
6. Residential components of integrated development projects
shall conform to the mixed-use provisions . Open space and
parking requirements shall conform to the Medium High
Density Residential development standards .
f . Lighting: All lighting, exterior and interior, shall be
designed and located to minimize impacts to adjacent properties .
g. Commercial Loading and Unloading: All commercial loading and
unloading shall be performed on the site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways, adjacent Residential Planning Areas, and on-site
residential uses.
Truck loading, dock facilities, and the doors for such
facilities shall not face a residential area or be located
within twenty (20) feet of property zoned or general-planned
for residential use. Adequate on-site truck maneuvering space
shall be provided to minimize conflicts on adjacent streets .
h. Trash and Storage Areas : All storage, including cartons,
containers or trash, shall be located within a building or an
area enclosed by a wall of not less than six (6) feet in
height. An overhead enclosure shall be required if visible
from a residential area.
i . Parking: Parking shall comply with the Huntington Beach
Ordinance Code.
Exception: Medical office uses within vertically integrated
commercial/residential projects shall comply with General
Office parking requirements .
j . Screening and Landscaping: Screening and landscaping shall
comply with the screening and landscaping provisions of the
Huntington Beach Ordinance Code. A landscape buffer adjacent
to proposed and existing industrial land uses shall be provided
as depicted on Exhibit 18.
k. Covenants, Conditions and Restrictions : A recorded copy of
covenants, conditions and restrictions shall be submitted to
the Community Development Department prior to occupancy of any
building. Approval for content shall be the responsibility of
the Community Development Department and approval as to form by
the City Attorney.
5
j . Agent: A person or agent shall be designated as a permanent
liaison to the City under the covenants, conditions and
restrictions of any project for the purpose of processing
occupancy requests, resolving land use enforcement problems,
and any other matters in which the City and property owner are
involved.
6
Ord, No. 3170
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss:
CITY OF HUNTINGTON BEACLI
I, CONNIE BROCKWAY, the duly elected, qualified City
Clerk of the City of Huntington Beach and ex-officio Clerk of the
City Council of the said City, do hereby certify that the whole number
of members of the City Council of the City of Huntington Beach is seven;
that the foregoing ordinance was read to said City Council at a regular
meeting therof held on the gth day of September
19 92 , and was again read to said City Council at a regular
meeting therof held on the 21st day of September , 19 92 , and
was passed and adopted by the affirmative vote of at least a majority of
all the members of said City Council .
AYES: Councilmembers:
Robitaille, Moulton-Patterson. Winchell , Silva, ePn, Ma .Allis _ r, Kelly
NOES: Councilmembers:
None
ABSENT: Councilmembers:
None
City Clerk and ex-officio Clerk
of the City Council of the City
of Huntington Beach, California
s ,
huntington beach department of community development
STAff
REPORT
EXECUTIVE SUMMARY
JUNE 16, 1992
CODE AMENDMENT NO. 90-10 (A)
(Mixed Development Provisions for the
Holly Seacliff Specific Plan)
(Located at the northeast corner of
Goldenwest Street and Yorktown Avenue)
Staff has prepared the revised mixed development provisions for the
53 acre site located at the northeast corner of Goldenwest Street
and Yorktown Avenue. The revised mixed development provisions
address visual impacts to existing residential neighborhoods, edge
treatment and setbacks for buildings, intensity of development and
general development standards which will guide coordinated
development in the mixed development area. Staff recommends approve
of the mixed development provisions and that the Planning Commission
refer the mixed development frovisions to the City Council for
adoption.
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I ---UTICA P4-
Code Amendment No. 90-10(a)
I
HUN'nNCTON BEACH
HUNTINGTON BEACH PLANNING DIVISION
TO: Planning Commission
FROM: Community Development
DATE: June 16, 1992
SUBJECT: CODE AMENDMENT NO. 90-10 (A) MIXED DEVELOPMENT
PROVISIONS FOR THE HOLLY-SEACLIFF SPECIFIC PLAN
(CONTINUED FROM THE JUNE 3 , 1992 PLANNING COMMISSION
MEETING)
APPLICANT/ City of Huntington Beach
PROPERTY 2000 Main Street
OWNER: Huntington Beach, CA 92648
REQUEST: Establish Mixed Development Provisions for the Holly
Seacliff Specific Plan.
LOCATION: Mixed Development District located at the northeast
corner of Goldenwest Street and Yorktown Avenue.
ACREAGE: 53 gross acres.
1. 0 SUGGESTED ACTION:
Motion to:
"Approve Code Amendment No. 90-10 (A) based on findings and forward
to the City Council for adoption. "
2 . 0 GENERAL INFORMATION:
This item was continued from the June 3, 1992 Planning Commission
meeting in order for staff to further analyze the development
standards contained in the Mixed Development provisions.
On February 10, 1992, the City Council approved the Holly-Seacliff
Specific Plan except for the Mixed Development provisions . Based on
concerns raised by residents in the area and City Council
discussion, the City Councl directed staff to re-evaluate the Mixed
Development Provisions and provide nearby residents an opportunity
to participate in the planning process . Staff recommended that this
item be continued in order to further analyze the development
standards contained in the mixed development provisions . Staff
feels that the proposed mixed development provisions will provide a
basis for compatible development and protect existing residential
neighborhoods from visual impacts .
3 . 0 SURROUNDING LAND USE ZONING AND GENERAL PLAN DESIGNATIONS:
North of Subject Property:
GENERAL PLAN DESIGNATION: Industrial
ZONE: Holly-Seacliff Specific Plan
LAND USE: Industrial
East of Subject Property:
GENERAL PLAN DESIGNATION: Medium Density Residential
ZONE: R2
LAND USE: Residential
South of Subject Property:
GENERAL PLAN DESIGNATION: Public Use
ZONE: Civic Facilities - Education
LAND USE: Huntington Beach High School
West of Subject Property:
GENERAL PLAN DESIGNATION: Low Density Residential
ZONE: R1
LAND USE: Single Family Dwellings
4 . 0 ENVIRONMENTAL STATUS:
This project is covered by the Addendum to Final Environmental
Impact Report No. 89-1 which was adopted by the City Council on
February 10, 1992 . No additional environmental action is necessary.
5 .0 COASTAL STATUS: Not applicable.
6 . 0 REDEVELOPMENT STATUS: Not applicable.
7. 0 SPECIFIC PLAN:
The Mixed Development District is located within the boundaries of
the Holly-Seacliff Specific Plan.
8 . 0 SUBDIVISION COMMITTEE: Not applicable.
9 . 0 ANALYSIS:
On March 25, 1992, staff met with concerned residents,
representatives from Pacific Coast Homes and Councilwoman Grace
Winchell and discussed the Mixed Development area. Edge treatment
and the intensity of development were the two major points of
discussion. The majority of participants agreed that as the
building height increases, greater setbacks from Goldenwest Street
should be required.
Staff Report 6/16/92 -2- (3569d)
The former Mixed Development provisions did not include language
which required additional setbacks from arterial streets, levels of
intensity of development, design criteria and pedestrian access
between the residential and commercial land uses. Some of the
residents were concerned about tall structures being built on
Reservoir Hill which would create an imposing effect along
Goldenwest Street.
The proposed revised Mixed Development provisions have addressed the
residents concerns by requiring buildings higher than 30 feet be
setback at least 60 feet and buildings higher than 65 feet be
setback at least 260 feet. These setback requirements will create a
buffer between the existing residential areas and serve to push back
the massing laong the arterial streets .
Intensity of Development
In response to the concern over the intensity of development, staff
has added the maximum retail and office floor area and maximum
number of residential units permitted in the Mixed Development
District . The intensity of development is based on projected
development analyzed in Final Environmental Impact Report No. 89-1
and an addendum which was certified by the City Council on
February 10, 1992 .
The provisions now include the following:
Retail : Minimum 100,000 square feet
Maximum 200,000 square feet
Office: Maximum 100, 000 square feet
Residential : Maximum 475 dwelling units
Maximum Height: 80 feet
Setbacks from �i���w
Arterial Streets: ' bears 25 feet setback for buildings less
than 30 feet in height .
A setback of 60 feet to 130 feet for buildings
30 feet to 65 feet in height .
A setback of 264 feet to 320 feet for
buildings 66 feet to 80 feet in height.
Staff feels that the ratio setbacks will protect the existing
residents from visual intrusion and will also provide ample
opportunities for future development in this area .
Staff Report 6/16/92 -3- (3569d)
Edge Treatment
Staff has proposed that buildings less than 30 feet in height shall
be setback at least 25 feet. Buildings between 30 and 65 feet shall
be setback two feet for each foot of building height, and buildings
greater than 65 feet shall be setback four feet for each foot of
building height .
In response to concerns over building bulk the Mixed Development
provisions contain language which requires future construction to be
oriented to avoid visual intrusion. Structures shall be sited to
provide a break in massing (offset setbacks and seperation between
buildings) , facade relief, horizontal/vertical offsets and upper
story setbacks to create visual interest.
The mixed development provisions will provide regulations for
comprehensive planning of buildings, circulation, signage and
pedestrian linkages between residential and commercial land uses .
Since the mixed development site is a single parcel under one
ownership, future development will donform to the general provisions
of the Holly-Seacliff Specific Plan and specific development
standards .
The revised Mixed Development provisions require that a
comprehensive site plan shall be submitted, and reviewed by the
Planning Commission prior to or concurrent with entitlements . Any
future development proposal requires a conditional use permit and a
public hearing. Residents and interested parties will be notified
of the public hearing and will be given an opportunity to comment on
the comprehensive site plan or a specific project .
Staff has completely revised the Mixed Development District
provisions based on input from concerned citizens, the property
owner and internal discussion. Staff feels that the revised
provisions will protect existing residents and provide for creative
development .
10 . 0 RECOMMENDATION:
Staff recommends that the Planning Commission approve Code Amendment
No. 90-10 (A) based on the following findings :
FINDINGS FOR APPROVAL - CODE AMENDMENT NO 90-10 (A) :
1. Code Amendment No. 90-10(A) establishes Mixed Development
provisions which are consistent with the City' s General Plan
regarding land use and circulation.
2 . Code Amendment No. 90-10 (A) implements the City' s General Plan
by providing commercial and housing opportunities within the
Mixed Development concept.
Staff Report 6/16/92 -4- (3569d)
11.0 ALTERNATIVE ACTION:
The Planning Commission may modify Code Amendment No. 90-10 (A) as
desired.
ATTACHMENTS:
1. Location map of Holly-Seacliff Specific Plan Area
2 . Revised Mixed Development Provisions
3 . Setback Cross-Section .
4 . Letter from Seacliff Partners dated May 28, 1992
SH:RLF:ss
Staff Report 6/16/92 -5- (3569d)
LEGEND
LOW OEIISITY RESIDENTIAL I
RL 2 LOW DENSITY RESIDENTIAL 2
.3 -OnDV,4�'"RESIDENTIAL 3
----------
RM MEDIUM OENSI"RESIDENTIAL
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RL-1
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tt IFE. ElEL. ..IlNT
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C COMMERCIAL
1-2 f I ELLIS-GOLDENWEST S
RL-1 SPECIFIC PLAN = i INDUSTRIAL
AREA
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IV
MD lc
MIXED DEVELOPMENT AREA
COASTAL IIIN a
OUNOARy
CITY OF HUNTINGTON BEACH GENERAL DEVELOPMENT PLAN
�j u
MIXED DEVELOPMENT
Mixed Development (MD)
a . Purpose
The Mixed Development District is intended to provide for a
variety of commercial uses, facilities supporting the
surrounding community and the opportunity for residential
uses . Commercial uses may include retail sales, services,
professional, administrative and medical office uses . Such
uses shall be planned so as to create compatibility to each
other and the surrounding area.
Development within the Mixed Development District may combine
residential and commercial uses in either of two ways :
• vertically, where the ground level is reserved for
commercial uses and the upper floor (or floors) contains
multifamily dwellings; and/or
• horizontally, where residential uses are developed in
conjunction with commercial uses as an integrated
development, either in attached or in separate building
complexes .
A comprehensive site plan for the entire district shall be
submitted and reviewed by the Planning Commission prior to or
concurrent with entitlements for new development to ensure
compatibility between surrounding uses, proposed uses and
activities in this area.
Concurrent with the filing of the comprehensive site plan, a
comprehensive pedestrian access plan shall be submitted which
provides linkages between residential and commercial project
areas .
A comprehensive, permanent set of covenants, conditions and
restrictions covering limitation of the mixed development
entitlement, including a list of permitted uses and any
conditions of approval for the project, and all development,
performance and management standards shall be required as a
condition of approval .
b. Permitted Uses
The following primary uses and structures shall be permitted,
subject to approval of a conditional use permit and appropriate
subdivision map:
1. Residential Uses -- All residential uses including
single-family and multi-family housing, apartments,
condominiums and stock cooperatives.
2 . Office Uses -- Professional, general and medical offices .
3 . Commercial Uses -- Commercial uses such as retail shops; -� M�M'-
restaurants, automobile service stations and theaters .
C. Comprehensive Site Planning Requirements :
1. Any application for a conditional use permit and/or
tentative map shall be accompanied by a comprehensive site
plan for development of the entire Mixed Development area.
This requirement does not apply to a minor expansion (10
percent or less) of the existing commercial center.
2 . The comprehensive site plan shall provide a well-planned
vehicular circulation system, pedestrian accessways
segregated from arterials and internal streets, and
aesthetically pleasing landscape features. Buildings shall
be oriented and designed to minimize visual intrusion upon
existing residential areas .
3 . A Planned Sign Program for the entire Mixed Development
area shall be submitted for approval by the Planning
Commission for all commercial and residential uses . The
Planned Sign Program shall be processed concurrent with the
first entitlement.
d. Maximum Density/Intensity
1. Retail : In accordance with Development Agreement
No. 90-1, a miminim of 100, 000 square feet
gross leasable area of retail uses shall be
maintained.
A maximum of 200, 000 total square feet of
gross leasable area of retail uses may be
permitted.
2 . Office: A maximum of 100, 000 square feet of gross
leasable area of office uses may be
permitted.
3 . Residential : The maximum number of residential dwelling
units shall be 475.
e. Site Development Standards
The following standards shall apply to all development :
1. Building site area : The building site area is the entire
net mixed development planning unit.
-2- (1539D)
2 . Maximum Building Height: 4,
Maximum building height shall be: . - =_.
Eighty (80) feet
Vertical identification elements shall not exceed the
maximum building height.
3 . Maximum Site Coverage
Maximum site coverage for the entire mixed development area
shall be fifty (50) percent of net site area.
If any structure exceeds sixty-five (65) feet in height,
then the maximum site coverage for the entire mixed
development area shall be forty (40) percent of the net
site area.
4 . Building Setbacks and Orientation
a) Arterial Setbacks
1) Along Main Street and Yorktown Avenue, the minimum
building setback shall be the greater of :
a) Twenty-five (25) feet, or
b) A horizontal distance equal to the building
height (one to one setback) .
2) Along Goldenwest Street, the minimum building
setback shall be the greater of :
a) Twenty-five (25) feet, or
b One to one for buildings less than thirty 30
) 9 Y ( )
feet in height, or
c) Two to one for buildings between thirty (30)
and sixty-five (65) feet in height, or
d) Four to one for buildings greater than
sixty-five (65) feet in height ,
3) Structures facing arterial streets shall be
designed to avoid visual intrusion upon existing
residential areas. A line-of-sight/visual
intrusion study shall be provided for future
development which will analyze visual impacts to
existing residential development .ykaj� �Y_ e
4) Structures shall be sited to provide a break in
massing along arterial streets .
-3- (1539D)
E '
5) Building elevations along arterials shall
incorporate one or more of the following to create
visual interest:
a) Facade relief,
b) Fenestration,
c) Horizontal/vertical offsets and/or
d) Upper story setbacks
b) General Building Setbacks :
1) Front setbacks :
a) Ten (10) feet minimum from the interior street
line or property line if building is under f;
twenty-five (25) feet in height.
b) Fifteen (15) feet minimum from the interior
street line or property line if building is
between twenty-five (25) and thirty-five (35)
feet in height.
c) Twenty (20) feet minimum from the interior
street line or property line if building is
over thirty-five (35) feet in height .
d) Twenty (20) percent of the building facade
shall step back an average of ten (10) feet
from the interior street line or property line
along interior streets.
2) Side and Rear Setbacks : JL�
a) Ten (10) foot minimum from the side or rear ��J
property line for structures thirty-five (35)
feet or less in height .
b) Fifteen (15) foot minimum from the side or rear
property line if building is over thirty-five
(35) feet in height.
c) Eaves, cornices, chimneys, outside staircases,
balconies and similar architectural features
may project up to fifty (50) percent into the
required setback not to exceed six (6) feet .
5 . Free-standing residential projects shall conform to the
Medium High Density Residential development standards .
6 . Residential components of integrated development projects
shall conform to the mixed-use provisions . Open space and
parking requirements shall conform to the Medium High
Density Residential development standards .
-4- (1539D)
DRII,
f . Lighting: All lighting, exterior and interior, shall be
designed and located to minimize impacts to adjacent properties .
g . Commercial Loading and Unloading: All commercial loading and
unloading shall be performed on the site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways, adjacent Residential Planning Areas, and on-site
residential uses .
Truck loading, dock facilities, and the doors for such
facilities shall not face a residential area or be located
within twenty (20) feet of property zoned or general-planned
for residential use. Adequate on-site truck maneuvering space
shall be provided to minimize conflicts on adjacent streets .
h. Trash and Storage Areas: All storage, including cartons,
containers or trash, shall be located within a building or an
area enclosed by a wall of not less than six (6) feet in
height . An overhead enclosure shall be required if visible
from a residential area.
i . Parking : Parking shall comply with the Huntington Beach
Ordinance Code.
Exception: Medical office uses within vertically integrated
commercial/residential projects shall comply with General
Office parking requirements .
j . Screening and Landscaping: Screening and landscaping shall
comply with the screening and landscaping provisions of the
Huntington Beach Ordinance Code. A landscape buffer adjacent
to proposed and existing industrial land uses shall be provided
as depicted on Exhibit 18.
k. Covenants. Conditions and Restrictions: A recorded copy of
covenants, conditions and restrictions shall be submitted to
the Community Development Department prior to occupancy of any
building. Approval for content shall be the responsibility of
the Community Development Department and approval as to form by
the City Attorney.
j . Agent: A person or agent shall be designated as a permanent
liaison to the City under the covenants, conditions and
restrictions of any project for the purpose of processing
occupancy requests, resolving land use enforcement problems,
and any other matters in which the City and property owner are
involved.
-5- (1539D)
4:1 SETBACK
65' - S0' MAXIMUM BUILDING HEIGHT
2:1 5ET5ACK
30'-65' HEIGHT _
8ETBACK _—__------"-- —
UP TO 30' HEIGHT
MIN SEMAC.K _
p p p ❑o -
❑
i
GMDDNE�
❑ ❑
T STREET
LANDSCAPE EASEMENT
R.Olu. R.O.W.
MIXED DEVELOPMENT AREA
CITY OF HUNTINGTON BEACH GOLDENWEST STREET BUILDING SETBACKS
®dd II I I1 1 1 1 1 DW�f � L / �
Seacliff Partners
1 a,ir r°,nw ,I I'.iil, i r,i Iloin..niJ I ih.w\1�.I i unnnu:nur,
May 28, 1992
Ms. Jan Shomaker, Chairman
Huntington Beach Planning Commission
2000 Main Street
Huntington Beach, CA 92648
RE: Code Amendment No. 90-10(a) Mixed Development Provisions for Holly Seacliff
Specific Plan
Chairman Shomaker and Commissioners:
Seacliff Partners supports the approval of the above referenced code amendment incorporating
development standards for the Mixed Development area into the Holly Seacliff Specific Plan.
Mixed Development standards were previously approved by the Planning Commission in October
1991; however, the City Council pulled them out of the Specific Plan approved in February. The
current proposed standards are the result of the efforts of a special sub-committee chaired by
Councilwoman Grace Winchell and represent the input of several neighborhood groups, property
owners and City staff.
We urge your approval of this code amendment.
Sincerely,
William D. Holman
Project Manager
cc: Robert Franklin
Tom Zanic
'0 hroad\�.iv,�,twc 100,Santa Monica,CAA 90401 (310) 394-3379 Fax(310)3y4-hK-2
❑Ef 21,4 Main Nt ,5Lutc 00, 1 iw11111gton Beach,CA Q2h48 t714)900 4,51 Fax(714) 374-0)20
— NOTICE OF 'PUBLIC . ING 1 I
CODE AMENDMENT NO. '90-10(a)
(Mixed Development Provisions for the
Holly-Seacliff Specific Plan)
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will
hold a public hearing in the Council Chamber at the Huntington Beach
Civic Center, 2000 Main Street, Huntington Beach, California, on the
date and at the time indicated below to receive and consider the
statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Tuesday, September 8, 1992, 7:00 PM
APPLICATION NUMBER': Code Amendment No. 90-10(a)
APPLICANT: City of Huntington Beach
VOCATION: Mixed Development District located at the northeast
corner of Gol"denwest Street and Yorktown Avenue (See
attached map) .
ZONE: Holly-Seacliff Specific Plan
REQUEST: Establish Mixed Development Provisions for the
Holly-Seacliff Specific Plan.
ENVIRONMENTAL STATUS: This project is covered by an Addendum to
Environmental Impact Report No. 89-1 which
was certified by the City Council on
February 10, 1992.
COASTAL STATUS: Not applicable
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public.
ALL INTERESTED PERSONS are invited to attend said hearing,,and
express opinions or submit evidence for or against the application
as outlined above. If you challenge th'e .City Council's action in
court, you may be limited to raising only, those issues you or
someone else raised at the public hearing described in this notice,
or in written correspondence delivered to the City Clerk, at or
prior to,, the public ,hearing. If there are any further questions
please call Robert Franklin, Associate Planner at 536-5271.
Connie Brockway
City Clerk
2000 Main Street
Huntington teach, CA 92648
(714) 536-5227
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Code Amendment No. 90-10(a)
HUNTINGTON BEACH PLANNING DIVISION
P
STATE OF CALIFORNIA
County of Orange
I am a Citizen of the United States and a
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. I am a
principal clerk of the HUNTINGTON BEACH
INDEPENDENT, a newspaper of general
circulation, printed and pubrished in the City of
Huntington Beach, County of Orange, State of
Carifomia, and that attached Notice is a true and
complete copy as was printed and published in
the Huntington Beach and Fountain Valley
issues of said newspaper to wit the issue(s) of:
A.urTust 27 , 1992
I declare, under penalty of perjury, that the
foregoing is true and correct
Executed on AurTust 27 ' 1992
at Costa Mesa, Carifomia
04 Signature
,1
PROOF OF PUBLICATION
i
/ j
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 90-10(a)
(Mixed Development Provisions for theg�y"i
Holly-Seacliff Specific Plan)
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will
hold a public hearing in the Council Chamber at the Huntington Beach
Civic Center, 2000 Main Street, Huntington Beach, California, on the
date and at the time indicated below to receive and consider the
statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Tuesday, September 8, 1992, 7: 00 PM
APPLICATION NUMBER: Code Amendment No . 90-10(a)
APPLICANT: City of Huntington Beach
LOCATION: Mixed Development District located at the northeast
corner of Goldenwest Street and Yorktown Avenue (See
attached map) .
ZONE: Holly-Seacliff Specific Plan
REQUEST: Establish Mixed Development Provisions for the
Holly-Seacliff Specific Plan.
ENVIRONMENTAL STATUS: This project is covered by an Addendum to
Environmental Impact Report No. 89-1 which
was certified by the City Council on
February 10, 1992 .
COASTAL STATUS: Not applicable
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public.
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above. If you challenge the City Council ' s action in
court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice,
or in written correspondence delivered to the City Clerk, at or
prior to, the public hearing . If there are any further questions
please call Robert Franklin, Associate Planner at 536-5271 .
Connie Brockway
City Clerk
2000 Main Street
Huntington Beach, CA 92648
(3890d) (714) 536-5227
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Code Amendment No. 90-10 a
NUNTINGTON IEACR
HUNTINGTON BEACH PLANNING D,IYISION
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 90-10(a)
(Mixed Development Provisions for the
Holly-Seacliff Specific Plan)
NOTICE IS HEREBY GIVEN that the Huntington Beach City Council will
hold a public hearing in the Council Chamber at the Huntington Beach
Civic Center, 2000 Main Street, Huntington Beach, California, on the
date and at the time indicated below to receive and consider the
statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Tuesday, September 8, 1992, 7: 00 PM
APPLICATION NUMBER: Code Amendment No . 90-10(a)
APPLICANT: City of Huntington Beach
LOCATION: Mixed Development District located at the northeast
corner of Goldenwest Street and Yorktown Avenue (See
attached map) .
ZONE: Holly-Seacliff Specific Plan
REQUEST: Establish Mixed Development Provisions for the
Holly-Seacliff Specific Plan.
ENVIRONMENTAL STATUS: This project is covered by an Addendum to
Environmental Impact Report No . 89-1 which
was certified by the City Council on
February 10, 1992 .
COASTAL STATUS: Not applicable
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public.
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above. If you challenge the City Council ' s action in
court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice,
or in written correspondence delivered to the City Clerk, at or
prior to, the public hearing. If there are any further questions
please call Robert Franklin, Associate Planner at 536-5271 .
Connie Brockway
City Clerk
2000 Main Street
Huntington Beach, CA 92648
(714) 536-5227
(3890d)
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Code Amendment No. 90-10(a)
HUNTINGTON BEACH
HUNTINGTON BEACH PLANNING DIVISION
from the desk of:
/ PAT MYLES
DEPUTY CITY CLERK
' (714) 374-1558
�o-- '/o /
P.O. BOX 190
HUNTINGTON BEACH, CA 92648
(� MV 4o-c A)
/u vew mojr
APN: 023-010-10-19-26-28 APN: 023-010-25-27 APN: 023-020-03-06k*mbN tf
HUNTINGTON BEACH CO PACIFIC COAST HOMES HUNTINGTON BEACHASCHO�L 1
2124 MAIN ST #200 2124 MAIN ST #200 10251 YORKTOWN AVENUE
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92646
APN: 023-020-07 APN: 023-031-14 APN: 023-202-14
HUNTINGTON BEACH CO CITY OF HUNTINGTON BEACH HEKIMIAN, DIANA
2124 MAIN ST #200 2000 MAIN STREET 19421 SUMMER BREEZE
HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648
APN: 023-202-15 APN: 023-202-16-21 APN: 023-202-17
SCHWARTZ, EDWARD M TR LUSK HOMES WELLS, ROBBIN D
19422 SUMMER BREEZE LN P O BOX C-19560 19442 SUMMER BREEZE LN
HUNTINGTON BEACH CA 92648 IRVINE CA 92713 HUNTINGTON BEACH CA 92648
APN: 023-202-18 APN: 023-202-19 APN: 023-202-20
AASE, LYNN H GALLEHER, GERALD W WOLFF, GEORGETTA
19452 SUMMER BREEZE LN 19462 SUMMER BREEZE LN 19472 SUMMER BREEZE LN
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648
APN: 023-251-22 APN: 023-251-23 APN: 023-251-07
BOYD, WILLIAM E WASHER, GARY E ORTEGA, REUBEN A TR
19482 SUMMER BREEZE LN :19502 SUMMER BREEZE LN 6951 LAWN HAVEN DR
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648
APN: 023-251-08 APN: 023-251-09 APN: 023-251-10
CHOI, JAE W WEATHERMAN, JAMES L HOOVER, EDWARD A
6961 LAWN HAVEN DR 6971 LAWN HAVEN DR 6972 LAWN HAVEN DR
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648
APN: 023-251-11 APN: 023-251-12 APN: 023-251-20
SANDERS, RIP A KUBIAK, DANIEL A DRUIFF, EILEEN ANNE TR
6962 LAWN HAVEN DR 6942 LAWN HAVEN DR P O BOX 5667
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 FULLERTON CA 92635
APN: 023-251-21 APN: 023-251-22 APN: 023-261-23
DISTASO, JACK R HILL, GEORGE R TR MC COWN, THOMAS E
6951 CHURCH CIR 6982 CHURCH CIR 6972 CHURCH CIR
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648, HUNTINGTON BEACH CA 92648
APN: 023-251-24 APN: 023-251-25 APN:.023-251-33
WOODS, PAUL R TAYLOR, MICHAEL L INGRAM, ROBERT A TR
6952 CHURCH CIR 6942 CHURCH CIR 214 MARGUERITE AVE
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 CORONA DEL MAR CA
f
APN: 023-251-34 APN: 023-251-35 APN: 023-251-41
-IESPRICH, GLEN V LIEBER, EDWARD J HUNTINGTON BEACH CO
2124 MAIN ST #200
-iUNTINGTON BEACH CA 92648 9��f'a HUNTINGTON BEAC11 CA 92648 HUNTINGTON BEACH CA 92648
69 7l G'
APN: 023-251-43 APN: 023-271-28 APN: 110-200-30-32
VAN DIEST, CURTIS L BEACHWALK HOMEOWNER ASSN PACIFIC COAST HOMES
6941 CHURCH CIR 30101 TOWN CENTER #211A 2124 MAIN ST #200
'HUNTINGTON BEACH CA 92648 LAGUNA NIGUEL CA 92677 HUNTINGTON BEACH CA 92648
eALSOAr 044m-r R-xe
APN: 111-130-15 APN: 111-130-16-THRU-23 APN: 11 t-130-24
RENNER, WILVIAN J TR PACIFIC COAST HOMES WEIR OIL CO INC
307 FRANKFORT 2124 MAIN ST #200 401 20TH STREET
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648
APN: 111-140-14 APN: 111-140-15 APN: 111-140-16
TRACY, MARGARET ALBERT, WILMA M. DABNEY, WALTER NICHOLS TR
19061 CRYSTAL ST 28500 BRADLEY RD #218 19631 COASTLINE LN
HUNTINGTON BEACH CA 92648 SUN CITY CA HUNTINGTON BEACH CA 92648
APN: 111-140-18 APN: 111-140-28 THRU 31 APN: 111-140-32 THRU 35
JONES, DAGMAR Klu-lN6&0)6FM HUNTINGTON BEACH CO PACIFIC COAST HOMES
4221 LINDEN 2124 MAIN ST #200 2124 MAIN ST #200
LONG BEACH CA 90805 HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92648
APN: 111-150-22-23 APN: 111-150-24 APN: 111-150-25
PACIFIC COAST HOMES ELLIOTT, WILLIS M DENSLOW, PATRICIA H TR
2124 MAIN ST #200 19411 WORCHESTER LN 9333 CHIMNEYSWEEP LN
HUNTINGTON BEACH CA 92648 HUNTINGTON BEACH CA 92646 DALLAS, TX 75243
APN: 111-150-26-27-40 APN: 111-150-39
PACIFIC COAST HOMES WEIR OIL CO INC
2124 MAIN ST #200 401 20TH ST
HUNTINGTON BEACH, CA 92648 HUNTINGTON BEACH CA 92648
ruokic nvnuo- r rvpLlo nv I we I rVC1.IG NV I IVC vyuLIC NV I ICE I PUBLIC NOTICE I PUBLIC NOTICE
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 90-10(a)'
(Mixed Development Provisions for the
Holly-Seacliff Specific Plan).
NOTICE IS HEREBY GIVEN that the Huntington Beach Planning Commission
will hold, a public hearing in the Council Chamber at the Huntington
Beach Civic Center; 2000 Main Street, Huntington Beach, California,
on the date and at the time indicated below to receive and consider
the statements of all persons who wish to be heard relative to the
application described below.
DAIEZTIME: Monday, August 3, 1992, 7:00 PM
AAP LICATION NUMBER: Code Amendment No. 90-10(a)
APP,,LICANT: City of Huntington Beach
LOCATION: Mixed Development District located at the northeast
corner of Goldenwest Street and Yorktown Avenue (See
attached map) .
ZDM: Holly-Seacliff Specific Plan
REOUE.ST: Establish Mixed Development Provisions for the
Holly-Seacliff Specific Plan.
ENVIRONMENTAL STATUS: This project is covered by an Addendum to
Final Impact Report No. 89-1 which was
certified by the City Council on February
10, 1992.
COASTAL STATUS: Not applicable
i
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public.
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above, If there are any further questions please call
Robert Franklin, Associate Planner at 536-5271.
Connie Brockway
City Clerk
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Code Amendment No. 90-10(a)
IK»+nKD,w.uol
HUNTINGTON BEACH PLANNING DIVISION
"STATE OF CALIFORNIA
County of Orange i
I am a Citizen of the United States and a f
resident of the County aforesaid; I am over the
age of eighteen years, and not a party to or
interested in the below entitled matter. I am a
principal clerk of the HUNTINGTON BEACH
INDEPENDENT, a newspaper of general . �e
circulation, printed and published in the City of
Huntington Beach, County of Orange, State of
California,and that attached Notice is a true and
complete copy as was printed and published In 70
the Huntington Beach and Fountain Valley
issues of said newspaper to wit the issue(s)of:
July 23 , 1992
7;t-A
I declare, under penalty of perjury, that the
foregoing is true and collect.
Executed on July 23 , 199_
at Costa Mesa,California.
Signature
PROOF OF PUBLICATION
{ ,0�i
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FILE GUIDE
Please file this document in:
Category: Label :
�a 30 - - <
Established file
New file - see
Other:
0846I
3
City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
From the desk of: CONNIE BROCKWAY
CITY CLERK
r � _
oL 12 6 7k rceoee
YA
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'R,!5�p 142- 1
/° oc re%�o' 4,Wtev 7"-,e tl1 .1000 h,.;.1 Arv;
1/ooz
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 90-10(a)
(Mixed Development Provisions for the
Holly-Seacliff Specific Plan)
NOTICE IS HEREBY GIVEN that the Huntington Beach Planning Commission
will hold a public hearing in the Council Chamber at the Huntington
Beach Civic Center, 2000 Main Street, Huntington Beach, California,
on the date and at the time indicated below to receive and consider
the statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Monday, August 3 , 1992, 7: 00 PM
APPLICATION NUMBER: Code Amendment No. 90-10(a)
APPLICANT: City of Huntington Beach
LOCATION: Mixed Development District located at the northeast
corner of Goldenwest Street and Yorktown Avenue (See
attached map) .
ZONE: Holly-Seacliff Specific Plan
REQUEST: Establish Mixed Development Provisions for the
Holly-Seacliff Specific Plan.
ENVIRONMENTAL STATUS: This project is covered by an Addendum to
Final Impact Report No . 89-1 which was
certified by the City Council on February
10, 1992 .
COASTAL STATUS: Not applicable
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public.
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above. If there are any further questions please call
Robert Franklin, Associate Planner at 536-5271 .
Connie Brockway
City Clerk
(3890d)
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Code Amendment No. 90-10(a)
HUNTINGTON BEACH
HUNTINGTON REACH PLANNING DIVISION
.0/
9
NOTICE OF PUBLIC HEARING
CODE AMENDMENT NO. 90-10(a)
(Mixed Development Provisions for the
Holly-Seacliff Specific Plan)
NOTICE IS HEREBY GIVEN that the Huntington Beach Planning Commission
will hold a public hearing in the Council Chamber at the Huntington
Beach Civic Center, 2000 Main Street, Huntington Beach, California,
on the date and at the time indicated below to receive and consider
the statements of all persons who wish to be heard relative to the
application described below.
DATE/TIME: Monday, August 3 , 1992, 7:00 PM
APPLICATION NUMBER: Code Amendment No . 90-10(a)
APPLICANT: City of Huntington Beach
LOCATION: Mixed Development District located at the northeast
corner of Goldenwest Street and Yorktown Avenue (See
attached map) .
ZONE: Holly-Seacliff Specific Plan
REQUEST: Establish Mixed Development Provisions for the
Holly-Seacliff Specific Plan.
ENVIRONMENTAL STATUS: This project is covered by an Addendum to
Final Impact Report No . 89-1 which was
certified by the City Council on February
10, 1992.
COASTAL STATUS: Not applicable
ON FILE: A copy of the proposed request is on file in the
Community Development Department, 2000 Main Street,
Huntington Beach, California 92648, for inspection by the
public.
ALL INTERESTED PERSONS are invited to attend said hearing and
express opinions or submit evidence for or against the application
as outlined above. If there are any further questions please call
Robert Franklin, Associate Planner at 536-5271.
Connie Brockway
City Clerk
(3890d)
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Code Amendment No. 90-10(a)
HUNnW�70N REACH
HUNTINGTON MACH PLANNING DIVISION
H
M
City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
Jay & Audrey Kreitz
197ts1 Island Bay
Huntington Beach, CA 92648
%4 & City of Huntington Beach
- P.O.BOX 190 CALIFORNIA 92648
Q r /
q
Jeffrey Wetzel
Il '� 19391 Shady Harbor 1
Huntington Beach, CA 94648
4 e City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
Kathy Hinshu
6781 Evening hill Or
Huntington Beach, CA 92648
City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
Hesprich, Glen V
011 Garden Circle
Huntington Beach, CA 92G48
to City of Huntington Beach
Y3' P.O.BOX 190 CALIFORNIA 9264E
Bill Holman
e1�4 Nain Street, Ste. 200
Huntington Beach, CA 92648
City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
Gerald Chapman
61w- Shire Circle
Huntington Beach, CA 9[648
r
' tlV, A City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
Roe, John F
1936Z Surfdale Lane
Huntington Beach, CA 92648
%,, City of Huntington Beach
"G P.O.BOX 190 CALIFORNIA 92648
Jack Rowland
Sand Castle IIOA
6881 Presidio Drive
Huntington Beach, CA 92648
le City of Huntington Beach
P.O.BOX 190 CALIFORNIA 92648
U01L Sck
bbi� Sc « Bonnie Tomaino "
enic Bay Lane
Huntington Beach, CA 92648
,
Office of the City Clerk
J.nte City of Huntington Beach
^01 tj
4
0%014 A 04
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P.O.BOX 190 CALIFORNIA 9264-
OK
APN: 023-251-21
oxAWR DISTASO, JACK R
x Stu 6q ?/ 1%,1 CHURCH CIR
HUNTINGTON BEACH CA 92648
Office of the City Clerk
City of Huntington Beach y . ..i..;... . . ti;,.: _
P.O.BOX 190 CALIFORNIA 9264"�``"
APN: 023-251-33 I C?
INGRAM, ROBERT A TR
214 MAF I- + T .1. 11 uu! . 1. j'I.1 Lifer/.J 1.
CORONj FORWARDINO TIME EXPIRED
I N(:5 R A,M
694-'71 GARDEN CT.R
HUNTINGTON E--EA'-f--H CA 9264.5-2108
RETURN TO SENDER
-1 a
Office of the City Clerk -
`;',`'i✓ti 14'i:^ti '. � ,,;a..a... :^.""`..�......,n""i�er..__ r"dt .�""`�i
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• ity n Beach
• CALIFORNIA2648 ?— "
P.O.BOX 190 :`. a; tY• <.� �u `t - r `'T..r.;.r_.. ._'
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APN: 023-251-34
HESPRICH, GLEN V
10251—YORKTOWN AVENUE
HUNTINGTON BEACH CA 92648
un
7 i y
(D
Office of the City Clerk
J. City of Huntington Beach �., ,1 .
P.O.BOX 190 �,{ CALIFORNIA 92648 i'a i',t " i r :•^ +�:;: .Y:41,';...
a D
� 1
-251-35
LIEBER 3EDWARD ,!,�-----
10251 #��WN AVENUE
NGTON BEACH CA 92648
j
MIXED DEVELOPMENT
1 J
Mixed Development (MD)
a . Purpose
The Mixed Development District is intended to provide for a
variety of commercial uses, facilities supporting the
surrounding community and the opportunity for residential
uses . Commercial uses may include retail sales, services,
professional, administrative and medical office uses . Such
uses shall be planned so as to create compatibility to each
other and the surrounding area.
Development within the Mixed Development District may combine
residential and commercial uses in either of two ways :
• vertically, where the ground level is reserved for
commercial uses and the upper floor (or floors) contains
multifamily dwellings; and/or
• horizontally, where residential uses are developed in
conjunction with commercial uses as an integrated
development, either in attached or in separate building
complexes .
A comprehensive site plan for the entire district shall be
submitted and reviewed by the Planning Commission prior to or
concurrent with entitlements for new development to ensure
compatibility between surrounding uses, proposed uses and
activities in this area.
Concurrent with the filing of the comprehensive site plan, a
comprehensive pedestrian access plan shall be submitted which
provides linkages between residential and commercial project
areas .
A comprehensive, permanent set of covenants, conditions and
restrictions covering limitation of the mixed development
entitlement, including a list of permitted uses and any
conditions of approval for the project, and all development,
performance and management standards shall be required as a
condition of approval .
b. Permitted Uses
The following primary uses and structures shall be permitted,
subject to approval of a conditional use permit and appropriate
subdivision map:
1. Residential Uses -- All residential uses including
single-family and multi-family housing, apartments,
condominiums and stock cooperatives .
2 . Office Uses -- Professional, general and medical offices .
3 . Commercial Uses -- Commercial uses such as retail shops,
restaurants, automobile service stations and theaters .
C. Comprehensive Site Planning Requirements :
1. Any application for a conditional use permit and/or
tentative map shall be accompanied by a comprehensive site
plan for development of the entire Mixed Development area.
This requirement does not apply to a minor expansion (10
percent or less) of the existing commercial center.
2 . The comprehensive site plan shall provide a well-planned
vehicular circulation system, pedestrian accessways
segregated from arterials and internal streets, and
aesthetically pleasing landscape features . Buildings shall
be oriented and designed to minimize visual intrusion upon
existing residential areas .
3 . A Planned Sign Program for the entire Mixed Development
area shall be submitted for approval by the Planning
Commission for all commercial and residential uses . The
Planned Sign Program shall be processed concurrent with the
first entitlement .
d. Maximum Density/Intensity
1. Retail : In accordance with Development Agreement
No. 90-1, a miminim of 100, 000 square feet
gross leasable area of retail uses shall be
maintained.
A maximum of 200, 000 total square feet of
gross leasable area of retail uses may be
permitted.
2 . Office: A maximum of 100, 000 square feet of gross
leasable area of office uses may be
permitted.
3 . Residential: The maximum number of residential dwelling
units shall be 475 .
e. Site Development Standards
The following standards shall apply to all development:
1. Building site area: The building site area is the entire
net mixed development planning unit .
-2- (1539D)
2 . Maximum Building Height:
Maximum building height shall be:
Eighty (80) feet
Vertical identification elements shall not exceed the
maximum building height.
3 . Maximum Site Coverage
Maximum site coverage for the entire mixed development area
shall be fifty (50) percent of net site area .
If any structure exceeds sixty-five (65) feet in height,
then the maximum site coverage for the entire mixed
development area shall be forty (40) percent of the net
site area.
4 . Building Setbacks and Orientation
a) Arterial Setbacks
1) Along Main Street and Yorktown Avenue, the minimum
building setback shall be the greater of :
a) Twenty-five (25) feet, or
b) A horizontal distance equal to the building
height (one to one setback) .
2) Along Goldenwest Street, the minimum building
setback shall be the greater of :
a) Twenty-five (25) feet, or
b) One to one for buildings less than thirty (30)
feet in height, or
c) Two to one for buildings between thirty (30)
and sixty-five (65) feet in height, or
d) Four to one for buildings greater than
sixty-five (65) feet in height.
3) Structures facing arterial streets shall be
designed to avoid visual intrusion upon existing
residential areas . A line-of-sight/visual
intrusion study shall be provided for future
development which will analyze visual impacts to
existing residential development and shall be
subject to review and approval by the Planning
Commission.
4) Structures shall be sited to provide a break in
massing along arterial streets .
-3- (1539D)
5) Building elevations along arterials shall
incorporate one or more of the following to create
visual interest :
a) Facade relief,
b) Fenestration,
c) Horizontal/vertical offsets and/or
d) Upper story setbacks
b) General Building Setbacks :
1) Front setbacks :
a) Ten (10) feet minimum from the interior street
line or property line if building is under
twenty-five (25) feet in height.
b) Fifteen (15) feet minimum from the interior
street line or property line if building is
between twenty-five (25) and thirty-five (35)
feet in height.
c) Twenty (20) feet minimum from the interior
street line or property line if building is
over thirty-five (35) feet in height.
d) Twenty (20) percent of the building facade
shall step back an average of ten (10) feet
from the interior street line or property line
along interior streets .
2) Side and Rear Setbacks:
a) Ten (10) foot minimum from the side or rear
property line for structures thirty-five (35)
feet or less in height.
b) Fifteen (15) foot minimum from the side or rear
property line if building is over thirty-five
(35) feet in height.
c) Eaves, cornices, chimneys, outside staircases,
balconies and similar architectural features
may project up to fifty (50) percent into the
required setback not to exceed six (6) feet.
5 . Free-standing residential projects shall conform to the
Medium High Density Residential development standards.
6 . Residential components of integrated development projects
shall conform to the mixed-use provisions . Open space and
parking requirements shall conform to the Medium High
Density Residential development standards.
-4- (1539D)
f . Lighting: All lighting, exterior and interior, shall be
designed and located to minimize impacts to adjacent properties .
g. Commercial Loading and Unloading: All commercial loading and
unloading shall be performed on the site. Loading platforms
and areas shall be screened from view from adjacent streets,
highways, adjacent Residential Planning Areas, and on-site
residential uses .
Truck loading, dock facilities, and the doors for such
facilities shall not face a residential area or be located
within twenty (20) feet of property zoned or general-planned
for residential use. Adequate on-site truck maneuvering space
shall be provided to minimize conflicts on adjacent streets .
h. Trash and Storage Areas : All storage, including cartons,
containers or trash, shall be located within a building or an
area enclosed by a wall of not less than six (6) feet in
height. An overhead enclosure shall be required if visible
from a residential area.
i . Parking: Parking shall comply with the Huntington Beach
Ordinance Code.
Exception: Medical office uses within vertically integrated
commercial/residential projects shall comply with General
Office parking requirements .
j . Screening and Landscaping: Screening and landscaping shall
comply with the screening and landscaping provisions of the
Huntington Beach Ordinance Code. A landscape buffer adjacent
to proposed and existing industrial land uses shall be provided
as depicted on Exhibit 18 .
k. Covenants . Conditions and Restrictions: A recorded copy of
covenants, conditions and restrictions shall be submitted to
the Community Development Department prior to occupancy of any
building. Approval for content shall be the responsibility of
the Community Development Department and approval as to form by
the City Attorney.
j . Agent : A person or agent shall be designated as a permanent
liaison to the City under the covenants, conditions and
restrictions of any project for the purpose of processing
occupancy requests, resolving land use enforcement problems,
and any other matters in which the City and property owner are
involved.
(1539D)
4:1 SETBACK
65' - 80' MAXIMUM BUILDING HEICsHT
2:1 SETBACK
30'-65' HEIGHt
�-1:1 SETBACK UP
UP TO 30' HEIGHT �'-
25' MIN 5SMACK
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WMUME�T STREET
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MIXED DEVELOPMENT AREA
CITY OF HUNTINGTON BEACH GOLDENWEST STREET BUILDING SETBACKS
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