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HomeMy WebLinkAboutMeadowlark Specific Plan - Zoning Text Amendment 97-4 - Zoni NOTICE OF APPEAL TO PLANNING COMMISSION ACTION OF C Date of Planning Commission Action TO: Planning Dept (2 copies) DATE: City Attorney (1 copy) FILED BY Arnel t22laIC a On re Cl 94-7 6-0 (onn Co,5fiq REGARDING: Zd n l n & )TAP AmenJyneor 9-7- 1 f Tentative Date for Public Hearing: �o Be- ,&;fe�'M I I L Copy of Appeal Letter attached. LEGAL NOTICE AND A.P. MAILING LIST MUST BE RECEIVED IN THE CITY CLERK'S OFFICE 15 DAYS PRIOR TO THE PUBLIC HEARING DATE Connie Brockway City Clerk x5227 ACTION AGENDA CITY COUNCIL/REDEVELOPMENT AGENCY CITY OF HUNTINGTON BEACH ADJOURNED REGULAR MEETING MONDAY, NOVEMBER 30, 1998 5:00 P.M. - Council Chamber Civic Center, 2000 Main Street Huntington Beach, California 5:00 P.M. - Council Chamber Call City Council/Redevelopment Agency Meeting To Order Roll Call Julien, Harman, Green, Dettloff, Bauer, Sullivan, Garofalo [Present] [Late Communications on agenda items announced by City Clerk] (City Council) Study Session Regarding Meadowlark Specific Plan And Development— Location: 600' East And North Of The Intersection Of Bolsa Chica Street And Warner Avenue (450.30) Communication from the Planning Department transmitting Meadowlark Specific Plan and a Planning Department Staff Report dated November 24, 1998 for the City Council Study Session on the following subject: 1. (City Council)Zoning Text Amendment (ZTA) No 97-4—Zoning Map Amendment (ZMA) No. 97-1 —(Meadowlark Specific Plan) Applicant: City of Huntington Beach Request: (a) A Zoning Text Amendment to consolidate and update the current Meadowlark Specific Plan and Meadowlark Property Conceptual Master Plan into a single document; to modify the Meadowlark Specific Plan to permit single-family detached dwellings on-small-lots; and to incorporate development standards for small-lot development within the revised Specific Plan document. (b) A Zoning Map Amendment to revise/update Conceptual Master Plan-Exhibit II to reflect reduction in densities within the residential district of the Meadowlark Specific Plan resulting from Zoning Text Amendment No. 97-4; to establish the boundaries for 4 residential planning areas with densities ranging between 9.5 dwelling units per net acre (6.5 du/gross acre) and 13.8 dwelling units per net acre (9.0 du/gross acre); and to incorporate said exhibit within the revised Specific Plan. [Staff and developers presented reports.] ADOWLARI( SPICIfIC PLAN HIINIIN6ION BEA [ H , [ AIIFORNIA MEADOWLARK SPECIFIC PLAN City of Huntington Beach SPECIFIC PLAN 8 City of Huntington Beach Planning Department 2000 Main Street Huntington Beach,CA 92648 (714)536-5271 REVISED DRAFT Per 9/22/98 Planning Commission Meeting Action (11/10/98) TABLE OF CONTENTS SECTION DESCRIPTION PAGE 1.0 Introduction....................................................................................................1 1.1 Purpose and Intent................................................................................1 1.2 Authority and Scope.............................................................................1 2.0 Project Area Description...............................................................................2 2.1 Location/Surrounding Land Uses .......................................................2 2.2 General Plan Designation.....................................................................2 2.3 Zoning..................................................................................................2 2.4 Planning History...................................................................................2 2.5 Legal Description.................................................................................3 3.0 Master Plan Concept.....................................................................................4 3.1 Development Concept........................................................................4 3.2 Land Use.............................................................................................5 3.3 Circulation..........................................................................................7 A. Public and Private Street System .......................................7 B. Traffic Control....................................................................8 C. Transit Facilities.................................................................8 3.4 Open Space/Recreation.....................................................................8 3.5 Landscape Concept............................................................................ 8 A. Entry Treatments................................................................9 B. Community Edge Treatments.............................................9 C. Streetscape Treatment..................................................... 10 D. Plant Material Palette.......................................................10 3.6 Public Facilities................................................................................10 A. Storm Drainage Facilities.................................................10 B. Sewer Facilities................................................................11 C. Water Facilities ................................................................11 3.7 Grading ......................................................................................... 12 3.8 Geology-Soils/Seismicity..............................................................12 3.9 Potential Hazardous Materials..........................................................13 3.10 Archeology.......................................................................................13 3.11 Phasing Plan .....................................................................................14 i TABLE OF CONTENTS (Cont'd) SECTION DESCRIPTION PAGE 4.0 Development Regulations............................................................................15 4.1 Purpose and Intent............................................................................15 4.2 Establishment of Districts and Planning Areas ...............................15 A. Residential District..............................................................15 B. Commercial District............................................................16 4.3 Definitions........................................................................................16 4.4 General Provisions............................................................................17 A. Parkland Dedication ............................................................17 B. Affordable Housing.............................................................17 C. Activity Center Facilities.....................................................17 D. Infill Ordinance ...................................................................18 E. Perimeter Buffers.................................................................18 F. Parking ................................................................................18 G. Garage Use/Design.............................................................19 H. Building Additions/Modifications......................................19 1. Treescape.............................................................................19 J. Product Development..........................................................19 K. Porches/Entry Elements......................................................19 L. Variable Setbacks................................................................20 M. Activities/Uses along Spine Road Promenade..................20 N. Street Furniture...................................................................20 4.5 Development Standards...................................................................21 A. Residential District.............................................................21 Planning Area 1 .....................................................21 Planning Area 2.....................................................26 Planning Area 3 .....................................................30 Planning Area 4.....................................................34 B. Commercial District.................................................:..........38 4.6 General Design Criteria....................................................................39 A. Residential Subdivision Design...........................................39 B. Residential Product Design................................................40 C. Non-Residential Structure Design .....................................40 ii TABLE OF CONTENTS (Cont'd) SECTION DESCRIPTION PAGE 5.0 Implementation............................................................................................41 5.1 Procedures .......................................................................................41 5.2 Implementation................................................................................41 5.3 Hearings...........................................................................................41 5.4 Appeals............................................................................................41 5.5 Specific Plan Amendment...............................................................41 5.6 Dwelling Unit Distribution..............................................................41 5.7 Boundary Changes...........................................................................42 5.8 Homeowner's or Community Association......................................42 5.9 Approval Period...............................................................................42 6.0 Appendix A. Legal Description B. Street Sections C. Heil Avenue Project Entry D. Plaza Lane Project Entry E. Community Wall Plan F. Spine Road Expanded Parkway G. Plant Materials Palette H. Storm Drain System 1. Sewer System J. Water System K. Topography L. Letter from County of Orange Environmental Health Division M. Areas of Archeological Concern N. Phasing Plan O. Commercial/Residential District Buffer Area Treatment P. Conceptual Street Scene Q. Conceptual Building Layout PA-1 Conceptual Building Layout PA-2 Conceptual Building Layout PA-3 Conceptual Building Layout PA-4 R. Wall/Fence Master Plan iii LIST OF EXHIBITS EXHIBIT NO. TITLE FOLLOWING PAGE 1 Vicinity Map.............................................................................3 2 Existing Zoning........................................................................3 3 Conceptual Master Plan............................................................5 4 Development Summary............................................................5 5 Circulation................................................................................7 6 Public/Private Open Space Plan.............................................8 iv L MEADOWLARK SPECIFIC PLAN INTRODUCTION CITY Of HUNTINGION BEACH SECTION 1.0 1.0 INTRODUCTION 1.1 Purpose and Intent The Meadowlark Specific Plan sets forth the planning concept, design guidelines, development standards and administration procedures necessary to implement the goals and policies of the Huntington Beach General Plan. The intent of the Specific Plan is to establish the framework for development of a high quality planned community. 1.2 Authority and Scope California Government Code Section 65507 authorizes cities to prepare and adopt Specific Plans for the purpose of bridging specific development proposals with local General Plans. Specific Plans typically incorporate planning policies, regulations, tailored development standards, improvement programs and other regulatory methods into one document. The preparation, adoption and implementation of the Meadowlark Specific Plan by the City of Huntington Beach is authorized by Title 7, Division 1, Chapter 3, Articles 8 and 9 of the California Government Code Section 65450 et. seq. The Meadowlark Specific Plan is comprised of the following six(6) sections: Introduction - Section One, describes the purpose and intent of the Plan and provides the legal basis, authority and scope of the Specific Plan. Project Area Description - Section Two, provides a general description of the Specific Plan area and its surrounding land uses, General Plan and Zoning information and a brief background and planning history summary for the site. Master Plan Concept - Section Three, describes the proposed master plan concept for the project area and addresses land use, circulation, public facilities, infrastructure, open space and recreation, grading, landscaping and project phasing. Development Regulations - Section Four, presents a description of the development standards and design criteria applicable to projects within the Meadowlark Specific Plan area. Implementation - Section Five, discusses project implementation, project review, appeal and Specific Plan amendment processes. Appendix- Section Six, contains the technical support information which has contributed to the formation of the Specific Plan. 1 • The 15-acre retail center shall be located on Warner Avenue extending between Roosevelt Street and the residential project to the east. • The total number of residential units, including any proposed affordable units to be constructed on the fifty (50) acre portion of the property due north of the commercial portion, shall not exceed six hundred(600) units and shall be distributed among several product types. • A buffer shall be provided between the existing single family homes and any attached residential units which are developed at greater than seven(7) units per acre. • An internal traffic circulation plan shall be provided that will: ➢ Provide street connections between Warner Avenue and Heil Avenue that would not encourage non-project related through traffic; ➢ Limit the amount of traffic on Pearce Street to a total of 2,500 average daily trips; ➢ Locate vehicular access points to Warner Avenue and Heil Avenue so as to minimize traffic conflicts. • Provide a phased development plan which coincides with the available capacity in the sewer and water systems. • Within 60 days of City approval of the first entitlement for development, the airport operation will cease. • This Specific Plan enacted through Zone Change No. 87-13 will be in effect until a subsequent zone change is adopted. The Planning Commission shall conduct an annual review of the Specific Plan until such time as a master plan is approved for the site. On March 7, 1988, the Meadowlark Specific Plan was adopted by Ordinance No. 2929 and Environmental Impact Report 87-2 (EIR 87-2), which addressed Land Use Element Amendment 87-2C was certified. On January 28, 1991, the Meadowlark Property Conceptual Master Plan was submitted to the City of Huntington Beach and was subsequently approved in conjunction with the first Conditional Use Permit application for development of the commercial portion of the site. The remaining residential portion of the Specific Plan was not developed due to market conditions. 2.5 Legal Description (Please refer to Appendix A: Meadowlark Specific Plan Area Legal Description) 3 L MEADOWLARK SPECIFIC PLAN PROJECT AREA DESCRIPTION CITY Of HUN11NG10N BEACH SECTION 2.0 2.0 PROJECT AREA DESCRIPTION 2.1 Location/Surrounding Land Uses The Meadowlark Specific Plan encompasses approximately sixty-five (65) acres of land located approximately six hundred (600) feet north and east of the intersection of Bolsa Chica Street and Warner Avenue (Please refer to Exhibit 1: Vicinity Map). The property was previously used as a small craft airport(Meadowlark Airport). Surrounding land uses include detached single-family residential uses (RL-Low Density Residential) to the north, the existing Norma Gibbs Park (OS- PR— Open Space- Parks and Recreation), a church, and detached (RL-Low Density Residential) and attached single-family residential uses (RH-High Density Residential) to the east; attached single-family residential uses (RMH-Medium High Density Residential) to the south, and detached single-family residential uses (RL-Low Density Residential), attached single-family uses (RM-Medium Density Residential) and mobile home park (RMP-Manufactured Home Park) to the west. 2.2 General Plan Designation The General Plan designation for the Meadowlark property is Mixed-Use Specific Plan Overlay (M-sp). The exact density, location, and mix of uses are governed by the Specific Plan. 2.3 Zoning The subject property is currently zoned Meadowlark Specific Plan (Please refer to Exhibit 2: Zoning/District Map). The Specific Plan was first adopted by the City Council on March 7, 1988 and allowed development of approximately fifteen (15) acres with commercial uses and a maximum of six-hundred (600) dwelling units (single-family detached, multi-family medium density and multi-family medium-high density) within the remaining fifty (50) acres. The revised Specific Plan limits development within the residential portion of the Specific Plan to a maximum of three hundred forty-five (345) dwelling units and allows for improvement of the project site with detached single-family dwellings on small-lots. 2.4 Planning History On February 1, 1988, the City Council adopted an amendment to the Land Use Element of the General Plan (Land Use Element Amendment 87-2C) and designated approximately sixty-five (65) acres of land, known as the Meadowlark property, as a planned community. The subject amendment required implementation of the planned community designation via adoption of a Specific Plan. The following policies were adopted by the City Council to provide direction for preparation of the Specific Plan: 2 EDINGER AVE DELLANEAR U) HEIL AVE Q w V c~n U N w U O J Q < (n PEARCE _ o z � • � a o J U) w O m 0 PROJECT c LANZE SITE WARNER AVE SLATER AVE ABDOWLARK SKCIf IC PLAN VICINITY MAP CITY Of HUNTINGTON BEACH EXHIBIT 1 � RL1 2C F-E Tw To E RL RL MEADOWLARK on ',;;VW (Rn j _;I J 1 I IIIO.00 RL RL RL RL RL RL RL RL RL R- VENTUN RL RL C _ ` O = J w W MARSHALL 1L __j uVK z CG RLW RL JC �J�LIENTi OR M04 :OFF RL tat R- yC HEILT ul I .. r ! R V f7L a RL RL RL RL THE CG RL RL FRUMPR- RL af RL OL OS-PR RL RL RL R- RL s RESIDENTIAL +* . RL RL 48.4 AC. RL RL RL ( I RL •ROS-01 r MEADOWLARK RL SPECIFIC PLAN "'`` R \ RL R ' t R M Cl COMMERCIAL Y x!�::; , 15.0f AC. RMop CG v. C—OL ALJ L...... WARNER AVE /. SOURCE: = SECTIONAL DISTRICT MAP 21-5-11 CITY OF Z HUNTINGTON BEACH NTS ORANGE COUNTY, CALIFORNIA MEADOWLARK SPRIT IC PLAN ZONINGAISTRICT AIAP CITY Of HUNTINGTON BEACH WIBIT 2 L MfADOWUIRK SPECIFIC PLAN MASTER PLAN CONCfPi CITY Of HUNTIN6TON BEACH SECTION 3.0 3.0 MASTER PLAN 3.1 Development Concept The Meadowlark Specific Plan development concept provides for a mixed use community of commercial and residential uses. The Specific Plan establishes the general type, location parameters and character of residential development (48.4 acres) while allowing for creative design solutions within the overall framework of the Plan. The commercial portion of the Specific Plan (16.6 acres) has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45/TPM No. 90-268/CE No. 91-31). The Specific Plan area is designed to allow for development that is complementary to the surrounding neighborhood and the City of Huntington Beach. The development concept (uses, densities and product types) is intended to allow for reconfiguration of the standard elements of new growth - single-family detached residences, retail and recreation facilities - to enhance community, convenience and identity. The Meadowlark residential community is intended to be designed in the form of distinct, complementary and interconnected "neighborhoods" (Planning Areas) in which streets are convenient and comfortable to walk and parks form a public focus. The plan identifies four pedestrian-oriented neighborhoods, multiple recreational areas and a meandering pedestrian promenade/ Spine Road, which provides the link between the residential and commercial segment of the Specific Plan area. The differences between the design of the Meadowlark community and other residential projects will be slight and significant at the same time. The streets are proposed to be narrower, tree-lined and connected to the public park and private mini- parks; in addition, landscaped parkways will be provided to enhance the pedestrian- friendly community design concept. The mix of housing is intended to allow a broader range of product types and include conventional small-lot, zero-lot line and z-lot layouts. The visual impact of garages is proposed to be diminished through neo-traditional design solutions which advocate placement of garages towards the rear of residential lots. Building design is intended to address the street and sidewalk with entries, balconies, porches, architectural features and activities which help to create a safe and pleasant living environment. The Meadowlark Specific Plan includes the following components which provide the necessary development information/guidelines to create a high quality residential planned community: Land Use Grading Circulation Geology - Soils/Seismicity Open Space/Recreation Potential Hazardous Materials Landscape Concept Archeology Public Facilities Phasing 4 3.2 Land Use The Meadowlark Specific Plan includes an existing 16.6 acre neighborhood shopping center along its southerly boundary and provides for residential uses on the remaining 48.4 acres of vacant land. The project Spine Road divides the shopping center into two parcels and provides access through the Meadowlark residential area. The 48.4 acres of undeveloped residential land within the Meadowlark Specific Plan area is divided into four(4)Planning Areas. The proposed residential densities, range from nine and half (9.5) dwelling units per net acre to thirteen and eight tenths (13.8) dwelling units per net acre, and provide a gradual transition from the commercial and medium high density attached residential uses (RMH) to the south of the property to the existing low density detached residential uses (RL)to the north, east and west. (Please refer to Exhibit 3: Conceptual Master Plan.) All four (4) Planning Areas are anticipated to be developed with small lot, single-family detached homes. A summary of the proposed residential land use allocation within the four residential Planning Areas by product type, gross acreage, density and maximum number of dwelling units follows. (Please refer to Exhibit 4: Development Summary). The boundaries and acreage of each Planning Area are fixed. Minor modifications to Planning Area boundaries may be made, and shall be subject to review and approval by the Planning Director. 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SCALE: 1"=300' MEADOWLARK SPEIfIC PLAN CONCEPTUAL MSTfR PLAN CITY Of WNTINGTON BEACH EXHIBIT 3 EXHIBIT 4 DEVELOPMENT SUMMARY MEADOWLARK SPECIFIC PLAN Acreage % of Gross Net Density No.of Planning Area Land Use (Max) Site Density (Max) Lots/Units (Max) (Max) (Max) 1 S.F.R. 10.9* 22.5 6.5 9.5 70 (Detached) 2 S.F.R. 9.3* 19.2 6.5 9.8 60 (Detached) 3 S.F.R. 14.5* 30.0 8.0 11.8 116 (Detached) 4 S.F.R. 11.0* 22.7 9.0 13.8 99 (Detached)or S.F.R. 45.7 94.4 7.5 11.3 345 Subtotal Public Park ** ** Spine Road 0.5 0.1 ROW adjacent to Public Park TOTAL 48.4 100% 345 * NOTE: Includes proposed open space lettered lots, landscape maintenance easements, common open space areas and local streets. ** NOTE: Development shall comply with parkland dedication requirements. 6 3.3 Circulation A. Public and Private Street System The Circulation Plan illustrates the general alignment, classification and location of the proposed public and private roads within the project site. The Plan is consistent with the Circulation Element of the General Plan. (Please refer to Exhibit 5: Circulation Plan.) The Spine Road shall provide access to the property from Heil Avenue and from Warner Avenue at Plaza Lane. Plaza Lane, a local collector road currently terminates at the commercial center's northerly boundary. The Spine Road meanders through the shopping center and the residential Planning Areas, separating Planning Areas 3 and 4, Planning Areas 1 and 3 and dividing Planning Area 2. The northern terminus of the Spine Road at Heil Avenue aligns with Del Mar Lane. Pearce Street, which is located west of the project site, shall be extended through Planning Area 1. Local access to the four residential Planning Areas shall be provided directly from the Spine Road. Access to Planning Area 1 and 4 shall also be provided from the Pearce Street extension and Roosevelt Lane respectively. The Pearce Street extension shall be carefully planned to minimize traffic impacts onto the existing street system. Access to Pearce Street shall be such that traffic on said street does not exceed 2500 average daily trips. Roosevelt Lane may provide limited direct driveway access to Planning Area 4 residential lots which front on Roosevelt Lane. Roosevelt Lane shall not be a through street to Warner Avenue. The eastern side of Roosevelt Lane (approximately 500 linear feet south of Pearce Street) shall be fully dedicated and fully improved to City Standards. The design of the Spine Road shall advocate traffic calming and shall constitute an important circulation and thematic design element of the Meadowlark master plan concept. The street section for the subject roadway shall transition as it flows through the project from a sixty-six (66) ft. right-of-way with a "curb-to-curb" paved section of forty-six (46) ft. at Heil Avenue and a sixty (60) ft. right-of-way with a "curb-to-curb" paved section of forty (40) ft. at the northern terminus of Plaza Lane to a sixty (60) ft. right-of-way with a thirty-two (32) ft. paved section within the central portion of the site. The Spine Road design shall incorporate raised, landscaped medians at both project entry locations, fourteen (14) ft. wide landscaped areas and six (6) ft. wide meandering sidewalks along both sides of the road. Open space lots adjacent to the Spine Road shall contribute additional landscaping,thus enhancing its"greenbelt"design. Heil Avenue shall be improved to an ultimate right-of-way width of eighty-eight (88) ft. Street improvements along Heil Avenue shall increase the pavement width from sixty-four (64) ft. to seventy (70) ft. and will provide an eight (8) ft. sidewalk and a twelve (12) ft. landscape buffer along the northerly boundary of the Meadowlark property. With the exception of the Spine Road and the most westerly segment of the Pearce Street extension (between the western property line and the first "T" street intersection) through 7 mom wr -�� 3111111,EfAWY JU AVENUE 7,77" 0 z PA-2 I I PA-2 SCALE: 1 300' 7" L PUBLIC 101 PARK J 4/ PA-1 OEM INTAM OW FMLY OU 71t 88 MM 10136-30 =.1urmou 7� /N COMMON -,OEOCE --p OPEN SPACE Am PA-3 PA-4 'A mmml -v come NIfMW CR. X3 141-A =133-9 fIL11-FAMILY 00 LEGEND MAJOR ARTERIAL HIGHWAY (136' R.O.W.) .............._-. .._. _. .V.... SECONDARY ARTERIAL HIGHWAY (82' R.O.W.) PUBLIC COLLECTOR (60- R.O.W.) �00� PUBLIC LOCAL (59- R.O.W.) FUTURE PRIVATE LOCAL (50- ROW) MAJOR ACCESS SECONDARY ACCESS MEADOWLARK SPECIFIC PLAN CIRCULATION PLAN CITY Of HUNTINGTON BEACH EXHIBIT 5 Planning Area 1, all other interior local streets shall be private. Private street section designs for Planning Area 1 and 2 shall include four (4) ft. (min) non-monolithic sidewalks and five (5) ft. (min) landscaped parkways on both sides of the street. In Planning Area 3 and Planning Area 4 as well as along the "public street" segment of the Pearce Street extension in Planning Area 1, landscaped parkways are encouraged, however, five (5) ft. monolithic sidewalks with flare-outs around street furniture may also be acceptable within said areas. (Please refer to Appendix B: Street Sections). B. Traffic Control The Planning Commission, upon recommendation of the Department of Public Works at the time of project entitlement approval, shall determine the need for traffic control devices (i.e. traffic signals). Such determination shall include the appropriate time installation. The developer(s) shall pay the entire cost of installing traffic signals at Heil Avenue/Del Mar Lane, and Warner Avenue, the entrances to the project area. Installation of the traffic signal at Del Mar Heil shall be required with the first residential phase. Development of the Meadowlark Specific Plan area will require a secondary access to Bolsa Chica Street from Pearce Street. The developer(s) shall pay one-fourth of the cost for the traffic signal at Bolsa Chica and Pearce prior to issuance of building permits. Proportional share of Heil/ Graham signalization shall be paid prior to start of the final residential phase, as determined by traffic signal warrants. C. Transit Facilities Bus turnouts and bus shelters shall be provided at locations designated by the Department of Public Works and Orange County Transit Authority. The design of such shelters and turnouts shall be approved by the Department of Public Works and Orange County Transit Authority. 3.4 Open Space/Recreation Development within the Meadowlark Specific Plan area shall comply with parkland dedication requirements by dedication and improvement of a minimum 2.4 acre neighborhood park to serve the Meadowlark community, improvement of 0.8 acre of undeveloped Norma Gibbs Park area and payment of parkland dedication in-lieu fees equal to $500,000 per acre, to satisfy the remaining Parkland dedication obligation for development of the site. In addition private mini- parks shall be provided to serve the residents of the Meadowlark community exclusively (Please refer to Exhibit 6: Public-Private Open Space Plan) and shall be maintained by a Community or Homeowner's Association (HOA). Although the actual amenity program for the private mini- parks has not been specifically defined, provision of a tot-lot, swimming pool/ spa and community meeting/clubhouse is encouraged. Mini-park acreage shall be based on the required common open space requirement per dwelling unit. 3.5 Landscape Concept The landscape concept for the Meadowlark project is integral to the overall character of the community. It includes a combination of landscape and hardscape features adjacent to and 8 DEL MAR sum OEUm N AHALLY OD HEIL AVENUE - r � venal PA-2 PA-23 33 �.=ram: ,� , �•.� ----- PUBLIC an _c PARK # n, I I PA-1 u ,W FAIN au E70411M OET106 r r I 3Nf3E FALLY L COMMON OPEN SPACE ' PA-3 ;y PA-4 E7p�1p�� ° - M W R. __ _ _JL _� —1�1 I 0-0 wI Mf33-33 9 _ e-FALLY01q _ RUPHS WNCS LEGEND WRM DRUG SHOPS SHOPS WORE spots 1 ® PUBLIC PARK J ® COMMON OPEN SPACE q p q oc;' o 0." 0;� SPINE ROAD GREENBELT I o 0 0 0 0 0 9pOP3 0 0 O� O 0 0 0 O 0 0 0 O 0 -�• d Do CIS tJ ce d `� O 0 1RDILLL _ 8ROP9 � HVHDINO C — WN 0 -J z 77 SCALE: 1"=300' MIADOWLARK SPECIFIC PLAN PUBLIC/PRIVA1l OPEN SPACE PLAN CITY Of HUNTINGTON BEACH EXHIBIT 6 visible from project roadways which combine to form a major design element of the community structure. Major features of the landscape concept include entry, community edge, and streetscape treatments. A. Entry Treatments • Primary Entry The primary community entry shall be located at the intersection of the Spine Road and Heil Avenue. The community entry design concept is intended to integrate project monumentation, enriched pavement treatment (subject to Planning Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls (Please refer to Appendix C: Heil Avenue Project Entry). • Secondary Entry A second project entry shall be provided at the northerly terminus of the existing Plaza Lane. The subject entry design shall reflect primary project entry design elements and shall incorporate enriched pavement treatment (subject to Planning Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls. (Please refer to Appendix D: Plaza Lane Project Entry). B. Community Edge Treatments • Community Perimeter Wall A decorative community theme wall along the public Spine Road and Heil Avenue will provide project identity, privacy and noise control (Please refer to Appendix E: Community Wall Plan). Removal and replacement of existing walls along the project site's perimeter is encouraged, so that double walls are avoided. • Heil Avenue Landscaping A twelve (12) ft. landscape buffer shall be provided along the project's northerly property line. The landscape buffer treatment along Heil Avenue shall be compatible and complimentary with the proposed landscaping along the Spine Road. • Parks The Meadowlark Specific Plan includes a public park adjacent to the existing 5-acre Norma Gibbs Park. In addition, common open space areas shall be incorporated within the overall community development concept. Park design shall take into consideration Crime Prevention Through Environmental Design (CPTED) principles to ensure adequate surveillance of the park sites and address security related issues for adjacent properties. 9 C. Streetscape Treatment • Spine Road The Spine Road shall provide the primary access to the project. In order to enhance its appearance an expanded landscape parkway shall be incorporated as part of its design. The proposed plant palette for the Spine Road shall be complementary to the landscaping materials utilized within adjoining residential Planning Areas. Shade trees shall be incorporated in the Spine Road landscape design concept (Please refer to Appendix F: Spine Road Expanded Parkway). • Local Streets - Planning Areas 1-4 A unique landscape design theme shall be developed for each Planning Area. A neighborhood accent street tree and background trees shall be elected and used consistently within each Planning Area. Shade trees shall be incorporated in the local street landscape design concept. D. Plant Material Palette All streets shall be established with identifiable landscape materials (Please refer to Appendix G: Plant Material Palette). The proposed plant materials (shrubs, groundcovers and trees) shall be compatible and complementary to existing adjacent streetscapes. 3.6 Public Facilities The public facilities plans identify existing and proposed infrastructure, storm drain, sewer and water facility improvements to serve development within the Specific Plan area. The developer (s) of the Specific Plan area shall be responsible for the construction of all public facilities/ improvements concurrent with individual project development. Improvements shall be subject to review and approval by the Director of Public Works. A. Storm Drainage Facilities The City of Huntington Beach and the Orange County Flood Control District are the agencies responsible for the flood control system in the project vicinity. Regional flood control channels exist along Warner Avenue and Bolsa Chica Street. The property's proposed storm drain system shall provide drainage for the site as follows: Runoff from the property shall be conveyed to the Sunset Channel, approximately 2,500 feet from the project site. A portion of storm water runoff shall be detained on-site. The proposed storm drain system will consist of reinforced concrete pipe (RCP) with a minimum pipe size of eighteen (18) inches. All interior local streets shall carry the property's storm runoff into catch basins which shall connect to a backbone storm drain line located within the Spine Road. Based upon preliminary hydrology studies it is anticipated that the backbone storm drain 10 RCP system shall range in size from thirty-six (36) to sixty (60) inches. (Please refer to Appendix H: Storm Drain System.) The proposed storm drain system exits the site at the intersection of Heil Avenue and the Spine Road and is conveyed to the Sunset Channel, within a 66-inch RCP. B. Sewer Facilities The City of Huntington Beach is responsible for the review and approval of waste water collection within the project area, and the County Sanitation Districts of Orange County (CSDOC) is responsible for the treatment of waste water. The existing sewer system is comprised of several lines, including a fifteen (15) inch in Heil Avenue, an eight (8) inch in Pearce Street and an eight (8) inch in Plaza Lane. The proposed sewer system for the Meadowlark property shall connect to the fifteen (15) inch existing sewer main on Heil Avenue. (Please refer to Appendix I: Sewer System). The property's backbone sewer line will be located within the Spine Road. All "in-tract" local sewer laterals shall gravity flow to the backbone sewer line within the Spine Road. The sewer lines within the property shall be contained in public and private streets or easements which will ultimately be dedicated to the City of Huntington Beach. All proposed sewer lines within the Specific Plan are tentatively established at eight (8) inches. C. Water Facilities Domestic water for the property will be provided by the Public Works Water Division of the City of Huntington Beach. The existing and proposed water supply systems are shown on Appendix J: Water System. On-site water lines shall connect to the existing external system at three locations, thus providing a looped water system of adequate water pressure. The proposed water system shall connect to an existing eight (8) inch line in Pearce Street, an eight (8) inch line in Plaza Lane and a twelve (12) inch in Heil Avenue. The backbone water facility shall consist of a twelve (12) inch line which follows the Spine Road alignment and connects to the existing twelve (12) inch water line in Heil Avenue and the eight (8) inch water line in Plaza Lane. All other project water lines shall be eight (8) inches and shall follow the proposed street alignments, creating loop systems and connecting to the twelve (12) inch line in the Spine Road. Prior to the issuance of building permits within any of the area designated as a separate phase of development in the Phasing Plan, clearance shall be obtained from the Department of Public Works and the Orange County Sanitation District stating that such development will not adversely impact the sewer system. Such clearance shall be in the form of a letter to the Planning Director. 11 3.7 Grading The Meadowlark property is generally flat. A 15-foot grade differential exists between the highest elevation at the southwest portion of the property and the lowest elevation adjacent to Heil Avenue. (Please refer to Appendix K: Topography). The topography is entirely manmade as a result of farming practices and the previous airport land use. Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. All grading within the Specific Plan area will require a grading permit and shall be governed by soils, foundation and other geotechnical reports prepared by registered civil and geotechnical engineers, building codes, established engineering practices and City ordinances. Reasonable efforts shall be taken in the design of improvements and building pads to minimize the amount of grading required. The maximum slope ratio, horizontal to vertical, will be 2:1 unless otherwise recommended by a Geotechnical engineering report and approved by the City. 3.8 Geology - Soils/Seismicity The Meadowlark property is located on the Bolsa Mesa which is an alluvial terrace—a bench— like formation of land carved in alluvium by a stream. Information obtained from soils investigations indicate that the property can be made suitable for development for low rise commercial and residential structures using conventional grading procedures. The surface soils are expansive and this characteristic will require consideration in design and construction of footings and slabs on grade. The subject site is located approximately 5,000 ft. northeast of the Alquist Priolo Special Studies Zone for the Newport-Inglewood Fault. The distance from the Special Studies Zone removes the site from any specific Zone related considerations. The Bolsa-Fairview Fault is approximately 2,000 ft. southwest of the project site. Although this fault is closer to the Meadowlark Specific Plan area than the Newport-Inglewood it is assumed to be less of a threat to the area. A recent fault analysis (1986)prepared by Richard Lung, of Leighton and Associates, stated that the Bolsa-Fairview Fault has not been active in geologic historic times (within the last 10,000 years) and is not considered a threat or measurable risk to people and/or buildings in the area. The State Division of Mines and Geology has concurred with this assessment. The following geology, soils and seismicity measures shall be employed prior to the issuance of building permits: Submittal of a structural engineering study evaluating proposed foundation designs and respect the ground shaking and liquefaction hazards on the property. The study shall be subject to the review and approval by the Public Works and Building Department. Foundations and structural components of the buildings shall be designed according to recommendations contained within the structural engineering study. 12 Submittal of a soils study detailing grading and site preparation recommendations. This study shall be subject to the approval by the Public Works and Building Department. Grading and site preparation shall be accomplished in accordance with recommendations presented in the soils study. Submittal of a soils analysis identifying the absence or presence of methane gas and/or contamination by hazard materials. If contamination is found, all affected areas must be cleaned up to the satisfaction of the City and other appropriate agencies. If methane gas is present,a mitigation plan must be submitted to the City and other appropriate agencies. 3.9 Potential Hazardous Materials An on-site inspection and field tests were conducted on the Meadowlark property by the County of Orange Environmental Health Division to determine the presence of any soil contamination. This investigation, which was conducted on April 5, 1990, determined that gasoline contaminated soils exist on-site (Please refer to Appendix L: Letter from the Environmental Health Division dated June 20, 1990). Investigative measures have been carried out to the satisfaction of that agency for the commercial site and closure has been granted by the Orange County Health Care Agency (OCHCA) for the soil and groundwater cases. The potential for future impact to the area north of the commercial site is considered to be minimal, however, investigative and remediation measures shall be required for the residential area of the Meadowlark Specific Plan to ensure compliance with the Orange County Health Division requirements. Verification of clearance by the OCHCA shall be provided to the City of Huntington Beach prior to issuance of building permits. Specific development proposals within the Meadowlark Specific Plan area shall comply with any/all applicable environmental mitigation measures pertinent to hazardous materials. 3.10 Archeology The Meadowlark Specific Plan area is situated on Bolsa Chica Mesa, an area of higher land mostly above the twenty-five (25) contour line, overlooking the Bolsa Chica lowlands. The lowlands were formerly an embayment which provided a diverse floral and faunal resource for local prehistoric Native American populations. Archeological surveys and test programs have identified nine (9) archeological sites on the Bolsa Chica Mesa. Conclusions reached by these studies indicate that all of the sites were shellfish processing camps situated within 600 ft of the edge of the bluff overlooking the Bolsa Chica lowlands. One of the Bolsa Chica Mesa archeological sites, Ora-368, was situated on the southeast corner of the Meadowlark property. The site was professionally excavated from 1986 to 1994 and has now been replaced by commercial development. Based on the results of the original property survey conducted in 1986, additional work was recommended in four areas along the southeastern portion of the property. Area 1, which contained archeological site Ora-368, was mitigated from 1990 to 1994. Areas 2, 3 and 4 (Please refer to Appendix M: Meadowlark Areas of Archeological Concern) were investigated in 1996 and found that no intact cultural 13 materials (prehistorie or historic) remain on the property. No further mitigation measures are necessary for archeology. The property is cleared for development regarding cultural resources. 3.11 Phasing Plan The Meadowlark community may be developed in several phases. In order to accommodate the anticipated development of each Planning Area, major circulation, infrastructure and community improvements within the Meadowlark property should be completed prior to occupancy of the first residential unit, exclusive of models. (Please refer to Appendix N: Phasing Plan). The first phase of project development shall include widening of Heil Avenue, construction of the Spine Road and adjoining landscaping improvements and development of the public park site adjacent to the existing Norma Gibbs Park, as required when entitlements are granted. 14 EJ MEADOWLARK SPECIFIC PLAN DEVELOPMENT Rf6ULAilONS CITY Of HUNIINGTON BEACH SECTION 4.0 4.0 DEVELOPMENT REGULATIONS 4.1 Purpose and Intent The provisions contained herein shall govern the design and development of the Meadowlark Specific Plan area. Development standards and/or design criteria and activities not specifically addressed in this Specific Plan shall be addressed in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), Municipal Code and City policies. 4.2 Establishment of District Areas and Planning Areas The Meadowlark property is comprised of a 48.4 acre residential and a 16.6 acre commercial district. (Please refer to Exhibit 2: Zoning/ District Map). The commercial portion of the Specific Plan has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 / TPM No. 90-268 / CE No. 91-31). The residential segment is currently vacant and is divided into four Planning Areas. A description of each planning area and corresponding development standards for each planning area follows. A. Residential District Planning Area I Planning Area 1 is centrally located within the Meadowlark project with direct access to the project's Spine Road and Pearce Street. This Planning Area is proposed to be developed with single-family detached homes, accommodating up to seventy (70) lots (9.5 du/ net ac). The majority of the streets within Planning Area 1 shall be private, with the portion of the Pearce Street extension from the west property line to the first "T" street intersection being the exception. Private roads shall be designed to provide a minimum of thirty-two (32) ft. of pavement width allowing parking on one side of the street in conjunction with four (4) ft. sidewalks and five (5) ft. landscaped parkways on both sides of the street. The "public segment" of the Pearce Street extension shall be designed in accordance with Department of Public Works standards. Planning Area 2 Planning Area 2 is located within the northern area of the Meadowlark project, adjacent to Heil Avenue. Up to sixty (60) single family detached homes may be provided within the subject Planning Area (9.8 du/ net ac). Local streets within Planning Area 2 shall be private, with a thirty-two (32) ft. (min.) pavement width accommodating parking on one side of the street in conjunction with four (4) ft. sidewalks and five (5) ft. landscaped parkways on both sides of the street. 15 Planning Area 3 Planning Area 3 includes that area east of the proposed Spine Road and south of the proposed public park. This Planning Area is intended to accommodate up to one hundred sixteen (116) single-family lots (11.8 du/ net ac). All private streets within this Planning Area shall have a thirty-two (32) ft. pavement width which would allow for on-street parking on one side of the street. Five (5) ft. wide landscaped parkways and four (4) ft. wide non-monolithic sidewalks are encouraged, however five (5) ft. wide monolithic sidewalks with flare-outs around street furniture may be provided on both sides of the street for pedestrian access. Planning Area 4 Planning Area 4 is located west of the proposed Spine Road, north of the existing Meadowlark shopping center and east of Roosevelt Lane. This Planning Area can be developed with single- family residential detached product types. A maximum number of ninety-nine (99) lots may be developed (13.8 du/net ac). All local streets within Planning Area 4 shall be private. The single-family detached development concept shall accommodate a thirty-two (32) ft. paved street section width, allowing for parking on one side only. Five (5) ft. wide landscaped parkways and four (4) ft. wide non-monolithic sidewalks are encouraged, however five (5) ft. wide monolithic sidewalks with flare-outs around street furniture may be provided on both sides of the street for pedestrian access. B. Commercial District Development within the commercial district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 4.3 Definitions Words, phrases and terms referenced in the Meadowlark Specific Plan shall have the same application and meaning as described in the HBZSO. When inconsistent with the context, words used in the present tense include the future tense; words used in the singular number include the plural number; and words of the masculine gender include the feminine gender. The word "shall" is always mandatory and the word"may" is permissive. 16 4.4 General Provisions A. Parkland Dedication Public Park dedication requirements (parkland and/or in-lieu fees and improvements) shall be satisfied in accordance with the provisions of Chapter 254, Dedications and Reservations, of the HBZSO. B. Affordable Housing Prior to recordation of any final maps the subdivider(s) shall submit an affordable housing plan . The plan shall provide for affordable housing on-site or off-site. The contents of the affordable housing plan shall include the following: 1. Ten percent (10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100% of the Orange County Median Income) for a period of thirty (30) years. 2. A detailed description of the type, size, location and phasing of the units being built. The estimated applicable sales price and rental rate of the units. 3. If rental units are used to satisfy this condition, then the units shall be for households earning between 50%-80% of the Orange County Median Income. Prior to issuance of building permits, the applicant shall execute a thirty (30) year agreement that maintains the appropriate level of affordability for units in accordance with the Orange County Median Income. If rental units are used to satisfy affordable housing requirements off-site , prior to issuance of building permits the subdivider shall: 1. Identify the location of the rental units and time they will become available for use. 2. Execute a covenant describing the terms of affordable housing/rental unit provisions. C. Activity Center Facilities Child care facilities or similar community serving building for Meadowlark Specific Plan area residents shall be made available within the Meadowlark Specific Plan area. 17 D. Infill Ordinance Development within the Meadowlark Specific Plan area shall be subject to the Residential Infill Lot development requirements, in accordance with the HBZSO. E. Perimeter Buffers An one-hundred (100)ft. wide perimeter buffer shall be provided between existing single family development adjacent to the project site and any proposed attached or detached residential development at greater than seven(7) dwelling units per gross acre as follows; fifty (50)percent of that width may be driveway or drive aisle (excluding open or enclosed parking), or seventy- five (75)percent may include attached low density residential units, or one hundred (100) percent may include detached single family residential units at a density not to exceed seven(7) dwelling units per acre. In all cases the landscaped area shall be the outer portion of the buffer area. The maximum building height of all structures within the one-hundred (100)ft. perimeter buffer area shall not exceed twenty-five (25) ft. The building height within said area shall be determined based on HBOC provisions. A twenty (20) ft(average) landscaped buffer shall be provided along the entire length of the Spine Road. Said buffer may include landscaped parkway areas within the street right-of-way. Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. A twelve (12) ft.(min) landscaped buffer area shall be provided along the northerly property line (Heil Avenue). Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. Buffer areas shall be provided between the commercial and residential district to limit the height of any required noise attenuation barriers to a maximum of eight(8) ft. for the majority of the wall length. (Please refer to Appendix O: Commercial/Residential District Buffer Area Treatment). Noise attenuation barrier design solutions may include wall, berm or a combination thereof and shall be subject to review and approval by the Planning Director. F. Parking The number of off-street parking spaces for development within the residential district of the Meadowlark Specific Plan area shall be provided in accordance with HBZSO requirements. Open off-street parking requirements for a maximum of forty (40) dwelling units in Planning Area 1 and forty-five (45) dwelling units in Planning Area 4 may be satisfied by on-site tandem parking. 18 G. Garage Use/Design Garages shall be utilized for automobile storage. The interior garage dimension shall be a minimum of twenty (20)ft.by twenty (20)ft. In Planning Areas 3 and 4 a maximum of ten percent(10%) garage area reduction(up to 40 sq. ft. yielding 360 sq. ft. garage area) will be permitted for a non-cumulative up to twenty-five percent(25%)of the dwelling units within each planning area, upon approval of a conditional use permit. When a reduction of garage area is proposed a minimum area of eighteen(18) ft. (width) by nineteen(19) ft. (depth) shall be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required(400 sq. ft.) shall be provided in the form of storage areas (overhead, recessed or other storage configurations)that do not impede the minimum eighteen(18) ft. by nineteen(19) ft. automobile parking area within the garage. Automatic roll-up garage doors shall be provided in all dwellings with driveways twenty (20) ft. or less in length. Twenty-five percent(25%) of all single-family detached dwellings shall incorporate garages within the rear half of the lot. H. Building Additions/ Modifications All dwellings within Planning Area 1-4 shall be constructed in accordance with approved conditional use permit(s) and building construction permit plan(s). Additions and exterior modifications shall be permitted on a limited basis and shall be subject to approval by the Meadowlark HOA and Planning Director. Interior and exterior modifications shall be subject to building permit review/processing requirements. I. Treescane Street trees shall be provided in parkways located between the curb and sidewalk, as required when entitlements are granted. Tree species and spacing shall be selected to create a unified image for the street, provide an effective continuous tree canopy, avoid sidewalk damage, and minimize water consumption. J. Product Development Three different floor plans (min) and two (2) alternate elevations for each floor plan shall be required to be developed within each Planning Area. Reversed floor plans/elevations shall not be considered as additional/different floor plans/elevations. K. Porches/Entry elements Porches and/or single story entry elements shall be provided on a minimum of 1/3 of the total number of dwellings within each residential planning area. 19 L. Variable Setbacks Front yard setbacks shall be varied to avoid a monotonous pattern of houses and create an interesting street-scene. Side and rear yard setbacks shall be varied to allow for improved solar access and provide useful private open space areas (Please refer to Appendix P: Conceptual Street Scene). M. Activities/Uses along Spine Road Pedestrian Promenade Points of interest(architectural, landscaping, recreational and/or sculptural), seating areas, and functional pavilions shall be incorporated within the overall Spine Road buffer design theme. N. Street Furniture Decorative street furniture and light fixtures shall be incorporated within the residential portion of Meadowlark Specific Plan area. 20 4.5 Development Standards A. Residential District Planning Area 1 1. Purpose Planning Area 1 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-1). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care, Large Family, within the Common Open Space Area/ Activity Center, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand six hundred(4,600) sq. ft. • The minimum lot frontage shall be fifty-five (55) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.5 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) feet and a maximum of two (2) stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 21 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve (12) ft.* * Front yard setbacks may be reduced to an average of twelve (12) ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 0 Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten(10) ft. • Side entry garages or carports: ten(10)ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty(30) inches. ➢ Fireplaces/media center: two (2) ft. 22 ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13) ft. • Garage(s)without habitable area above: zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5)ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 23 Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with a four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan) . • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred (100) sq. ft. per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area may be provided in one or more areas as long as each area is a minimum of three thousand (3,000)sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 24 10. Building Separation Four(4) ft. (min)building separation shall be provided between structures on the same lot. 25 Planning Area 2 1. Purpose Planning Area 2 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-2). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand(4,000) sq. ft. • The minimum lot frontage shall be fifty (50) ft. however, the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty(30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50)percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve (12) ft.* 26 * Front yard ,setbacks may be reduced to an average of twelve (12) ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: eighteen (18) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten (10) ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13)ft. • Garage(s)without habitable area above: zero (0) ft. • Garages with habitable area above: five (5)ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five 27 percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30")clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten (10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot-line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 28 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty(150) sq. ft. per residential lot for residential lots with less than forty(40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000 ) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand(3,000) sq. ft. and the primary area has a minimum dimension of fifty(50)ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15)ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min)building separation shall be provided between structures on the same lot. 29 Planning Area 3 1. Purpose Planning Area 3 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-3). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be forty (40) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 11.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories with the exception of the one-hundred (100) ft. buffer area where the maximum building height shall be limited to twenty-five (25) ft. The building height within the buffer area shall be determined in accordance with HBOC provisions. (Please refer to Section 4.4E, p.18) 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50)percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows_ • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10)ft. 30 • Patios/Entry elements: twelve(12) ft.* * The above setback requirements are applicable when five (5) ft. wide monolithic sidewalks and no landscape parkways are provided along street frontages. If five (5)ft. (min.) wide landscape parkways are provided,front yard setbacks may be reduced to an average of twelve (12)ft with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Three (3) ft. (min) on one side and five (5) ft. (min) on the other side. An eight (8) ft. (min) separation shall be provided between dwelling units. The following projections into the interior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: eighteen (18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Exterior Side Yard Setback The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six(6) ft. on any exterior yard but need not exceed eight(8) ft. • Side entry garages or carports: ten (10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch(30")clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13)ft. • Garage(s) without habitable area above: zero (0) ft. 31 • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five(5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30")clearance from the property line is maintained: ➢ Eaves: thirty(30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line. For a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setbacks, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 32 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community(Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty(150) sq. ft. per residential lot for residential lots with less than forty(40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand(3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be _ designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min)building separation shall be provided between structures on the same lot. 33 Planning Area 4 1. Purpose Planning Area 4 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-4). 2. Permitted Uses • Single-family detached dwelling units (on zero lot-line and Z-lots) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a community or Homeowners' Association, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be fifty-five (35) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) feet. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 13.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty(30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18)ft. • Side entry garages: ten(10) ft. • Patios/Entry elements:twelve (12) ft.* 34 * The above setback requirements are applicable when five (5)ft. wide monolithic sidewalks and no landscape parkways are provided along street frontages. If five (5)ft. (min.) wide landscape parkways are provided,front yard setbacks may be reduced to an average of twelve (12)ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: Zero lot-line: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min)setback shall be provided along the non-zero lot-line for a total of ten (10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Z-lots: • A eight(8) ft. (min)building separation, in conjunction with four(4) ft. (min) side yard setbacks, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. The following projections into the interior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen (18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 35 c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent(20%) of lot frontage; with minimum of six(6)ft. on any exterior yard but need not exceed eight (8)ft. • Side entry garages or carports: ten (10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13) ft. • Garage(s) without habitable area above: zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s)or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch(30")clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 8. Fences • Fences shall be constructed in accordance with an approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. 36 • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand(3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five) 25 ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four (4) ft. (min) building separation shall be provided between structures on the same lot. 37 B. COMMERCIAL DISTRICT Development within this district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 38 LEGAL DESCRIPTION (MEADOWLARK) ALL OF PARCEL MAP NO. 90-268 IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP FILED IN BOOK 280, PAGES 29 TO 32 INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS A WHOLE AS FOLLOWS: BEGINNING AT THE MOST NORTHERLY NORTHWEST CORNER OF SAID PARCEL MAP NO. 90- 268; THENCE IN A GENERAL EASTERLY, SOUTHERLY, WESTERLY AND NORTHERLY DIRECTION ALONG THE BOUNDARY OF SAID PARCEL MAP NO. 90-268 AS FOLLOWS: NORTH 89035'03" EAST 662.81 FEET; SOUTH 0045'33" EAST 1301.41 FEET; NORTH 89036'05" EAST 333.38 FEET; SOUTH 0047'03" EAST 419.00 FEET; SOUTH 89035'57"WEST 153.25 FEET; SOUTH 72057'27" WEST 69.53 FEET; SOUTH 0047'03" EAST 221.80 FEET; SOUTH 89036'35" WEST 445.50 FEET; SOUTH 0044'48" EAST 660.65 FEET; SOUTH 89037'06" WEST 331.98 FEET; NORTH 0044'03" WEST 30.00 FEET; SOUTH 89037'06" WEST 663.95 FEET; NORTH 0042'33" WEST 1291.01 FEET; NORTH 89036'05" EAST 331.69 FEET; NORTH 0043'18" WEST 660.56 FEET; NORTH 89035'34" EAST 331.55 FEET; AND NORTH 0044'03"WEST 640.61 FEET TO THE POINT OF BEGINNING. CONTAINING 63.459 ACRES, MORE OR LESS. A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN PARCEL MAP NO. 92-228 AS SHOWN ON PARCEL MAP FILED IN BOOK 280, PAGES 33 TO 35 INCLUSIVE OF PARCEL MAPS, RECORDS OF SAID COUNTY AND A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN HEIL AVENUE, PLAZA LANE, WARNER AVENUE, AIRPORT CIRCLE AND ROOSEVELT LANE. AEADOWLARK SPECIFIC PLAN LEGAL DESCRIPTION CITY Of HUNTINGTON BEACH r rfrt racy p A piiilgl •t�)a� .4 'N s .."i ...._ •.! '•w,ts''►.N�e #'+.R'w►i��F' f+�i'r.►k+f'�i'�'�m as y1, ��� �.{� NEW t '?,!"•1,� �t +•+�.c.:M.•/`. � aC'� '' ���� 11 VIMfir.... r,• y�,. � Arl, 113 }'=r•l ,f/ y�/4}•�Y�y '�� .. r///rr i yJ'• i r i•�7 :i~1 — .. k of rry16rt�'X V1M• i� ti ' IL 77 .�� I��'. ..l J � 'ti r yfY • �J±•�'j''w;/. w� ••ram•-fL�Sy�•R'�T�• y, 4�'7 R �t� _ ,.� _ � '_.t ,1 �•�'• +1 !''A••, .T k I+. 1. �.,p,►- t. r i `\+ �. 4. MEADOWLARK SPRIT IC PLAN CITY Of HUNTINGTON BEACH APPENDIX B R/W R/W 42' 32' 5' 16, 16' 5' SIDEWALK SIDEWALK fry,•Y�� 2z 42' STREET (PRIVATE) (N.T.S.) R/W R/W 50' 9' 1 32' 9. 4' 5' 16' 16' 5' 4- 31DEWAB PARKWAY PARKWAY IDEWAL 50' STREET (PRIVATE) (N.T.S.) N'LY S'LY 59' I 10' 1 40' 9' 6' 4' 20' 20' 5' 4' IDEWAL PARKWAY I PARKWAYrD—EWALY . ., r`.`w\,v.idi'::''t✓,����v �''}%�;�,,,� .:`�Si',��tc'tvi:,.;���,.C?��ld. 59' STREET (PUBLIC) (PEARCE DRIVE EXTENSION) (N.T.S.) R/W R/W 60' 30' 30' 14' 16' 16' 14' 4 s 4 MEANDERING SIDEWALK 4' .-6' 4' 2% I 2% r l SPINE ROAD (PUBLIC) (N.T.S.) MEADOWLARK SPECIFIC PLAN STREET SECTIONS CITY Of fIUNTINGTON BEACH MEADOWLARK SWlfit PLAN CITY OF HUNiIN6TON BEACH APPENDIX L /,�' �•t ll�L . i.;; 'yam :,, ,� ;'+Y r j,t�,�-.,{.. ELEVATION SIDE'vARD FENCE RESIDENCE ;�� RESIDENCE • l '•''•w.'• .,� �l. ',%. .� -- PROJECT JCo!".IE--- .� MA.SCNR` ..--- 3 PLAN-ING =RCJECT `.ICNu`,'Eti - TURF - �'VCR=` SIDE TALK iV ENRICHED=A/IiNG RAMPS NORTH SGAL=. i/6".i._0,. o a • 2• ea MEADOWLARK SPfCIf IC PLAN RL AVENUE PRO]ECT ENTRY CITY Of WNTINGTON BEAU MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX D --- - _-____--c=__ _ -- •.; Al •_ 71• _• __ __ _ - - f' t ELEVATION • ' ^ r a•� • 7�I L I ! ,,. \ \ LAYERED SNR'• B PL A4rr'NCi $ �+ • i 7� SID-YARD ENO RESIDENCE `�' `;� RESIgENC� ,• �'' ON INT-R CP _ I0 r\1 .3 OOiINAMUNITY PERIMETER i, PARK'jVA -RE D_ ,,IASONRY WALL �►� CT � "=\T=c �:1=D!.aL� 'LANTiNG R� AI 1 , . ?, y\JT_R ap_,`5 , NORTH M ADOWLARK SPECIFIC PLAN PLAZA LANE PROJECT ENTRY CITY Of WNTINGTON BEAN MEADOWLARK SPRIfIC PLAN CITY OF NUNTINGTON BEAN APPENDIX f oNna WAM a MusLr NU �L.,Jbrl�l r � QIII01 Z PA-2 II II PA-2 r SCALE: 1"=300' r • r� � lsr �r� � T r r PPARK s ram,i r r q r PA-1 ■- / �!FALT ro COMMON SPACE I PA-3 I l 11 r PA-4 M1® 0 11-FMLYM nuns sum uso• •ers LEGEN v ssw a• x ENHANCED PERIMETER WALL O° A p r p '° m O° 1° .o (TYPE TO BE DETERMINED • • • • • • AT TRACT MAP STAGE) • • • • • 9 .����� PERIMETER WALL • • • • • —0— THEME WALL ' ® ao ad a/ ae ar NBININtlN1111111111NNN1 SOUND / ATTENUATION WALL rsuaua r � � �asars • P , PROJECT MONUMENTATION WALL i AUDOWLARK SPECIFIC PLAN COMMUNITY WALL PLAN CITY Of TIUNTINGTON BEACH 4.3 General Design Criteria A. Residential Subdivision Design Residential subdivisions should be configured to establish a pedestrian friendly environment and a distinct sense of neighborhood and identity by providing the following: • Street configurations involving interconnection of individual streets that emphasizes a pattern of "blocks" rather than cul-de-sacs. Streets must be pedestrian friendly: sidewalks, street trees, building entries and parallel parking must shelter and enhance the walking environment. • Public squares, mini-parks, or other landscaped elements. Park and plazas should provide public focus and should not be formed from residual areas. • A common "`gathering" or activity center within a reasonable walking distance of residential neighborhoods. This center may contain services, such as child-care, public meeting rooms and/or recreational facilities. • Common facilities in proximity to a public park or plaza to encourage a high level of community activity. • A continuous network of sidewalks, bike, pedestrian paths and/ or other elements to link parts of the community and provide connections to land uses in adjacent areas. • Reduced street widths to achieve a more "intimate" relationship between structures without compromising auto safety and emergency access requirements. • Landscaped parkways, especially where reduced street widths are being proposed. • Shade trees along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage, and minimize water consumption. • Alleys or other design solutions to minimize the dominance of garages along street frontages. • Increased setbacks and/ or design elements that buffer residential units from impacts of abutting commercial development. • Decorative street furniture and light fixtures along pedestrian paths. • Architectural, landscape, sculptural and/or recreational points of interest and activities along pedestrian paths. 39 B. Residential Product Design Residential units shall be designed to convey a high level of quality and character by: • Modulating building massing and articulating building elevations. • Avoiding building materials, colors and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. • Minimizing the amount and width of the paving of front yards for driveway and garage access. • Incorporating elements, such as porches, in the design of dwellings to emphasize the front yard as an activity area and"outdoor living room". • Locating and designing garages so that they do not dominate the street scene. • Including separate and well defined entries to visually convey the individual identity for each residential unit. • Providing open space amenities accessible and of sufficient size to be usable by residents. C. Non-Residential Structure Design within Residential Planning Areas • Non-residential structure design shall be compatible with and convey the visual and physical scale and character of residential structures. 40 L MEADOWLARK SPECIFIC PLAN IMPIfMEN1AilON PITY OF HUNTINGTON BEACH SEf110N 5.0 5.0 IMPLEMENTATION 5.1 Procedures The methods and procedures for the implementation of the Meadowlark Specific Plan shall be in conformance with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for, or is not clearly understandable, those regulations of the HBZSO that are applicable to the most similar issue, condition or situation shall be used by the Planning Director as guidelines to resolve it. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the HBZSO. 5.2 Implementation Notwithstanding provisions/regulations applicable to the commercial portion and the one- hundred (100)ft.perimeter buffer area of the Meadowlark Specific Plan area, development of the Specific Plan area shall be implemented in accordance with procedures set forth in this Specific Plan and HBZSO. 5.3 Hearings All public hearings held relative to this Specific Plan shall be administered per the applicable provisions of the HBZSO. 5.4 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the HBZSO. 5.5 Specific Plan Amendment Requests for amendments to the Meadowlark Specific Plan may be submitted for consideration by the Planning Commission and City Council. Each amendment shall include all sections of the Specific Plan that are affected by the change. Specific Plan Amendment(s) may require concurrent General Plan Amendment(s),unless it is determined by the Planning Director that the proposed Amendment would not substantively affect the General Plan goals, objective, policies or programs. 5.6 Dwelling Unit Distribution The Meadowlark Specific Plan does not allow dwelling units to be redistributed between the four (4)Planning Areas. The maximum density shown on Exhibit 4: Development Summary for each planning area and the total number of dwelling units allocated to the Specific Plan shall not be exceeded. 41 5.7 Boundary Changes Acreage figures shown on Exhibit 4: Development Summary are indicated to the nearest fractional acre. Minor modifications to Planning Area boundaries may be permitted, subject to approval by the Planning Director. 5.8 Homeowner's or Community Association Approval of all development proposals shall be subject to submission of a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of open spaces, recreational areas, and community facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Planning Director as to suitability for the proposed use of the open space areas. If the common open spaces are to be conveyed to a homeowner's association,the developer shall file a declaration of covenants to be submitted with the application for approval, that will govern the association. • The Homeowner's Association shall be established prior to the sale of the last dwelling unit. • Membership shall be mandatory for each buyer and any successive buyer. • The open space restrictions shall be permanent. • Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. • If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions or reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowner's association with common areas for the total development. 5.9 Approval Period Not withstanding the provisions of Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance, Conditional Use Permits authorized under Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance shall become null and void within two (2) years unless a final tract map has been recorded with the County Recorder's office on any portion of the approved plans within such two (2) year period. Extensions of time may be granted pursuant to the provisions for extending approval of the Tentative Tract Map. 42 EJ MEADOWLARK SPECIFIC PLAN APPENDIX CITY Of NUNTIN6TON BEAN SECTION 6.0 MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX A MEADOWLARK SPECIFIC PLAN flit OF HUNIINGTON BED APPENDIX f <- .r ryy • ,6 ,t B GROUND /EPTIC-k_ OPY TREE ENHANCED PAVING ' r SIDEYARD PENCE COMMUNIT'/ MASONR' '14L_ ACCENT CANOPY TREE—,` .• �' _ /'iVITH P'LASTERS '= �T• ' RESIDENICE ar 'JR= • 1p � ',�� S:J�E �I '�7lTINJJ Y i O`' •.R s RESIDENCE °• �'' - C^ T=.,NCRE jj .Y RESIDENCE / 3 0 .• i NORTH 3G-�-= 3= MEADOWLARK SPECIFIC PLAN SPINE ROAD EXPANDED PARKWAY CITY Of HUNTINGTON BEACH AEADOWIARK SPECIFIC PUAN CITY Of HUNTINGTON BEACH APPENDIX G SPINE STREET TREE: CUPANIOPSIS ANACARDIOIDES - CARROTWOOD JACKARANDA ACUTIFOLIA - JACARANDA SPINE BACKGROUND TREE: BRACHYCHITON POPULNEUS - BOTTLE TREE L IQUIDAMBAR STYRACIFLUA - AMERICAN SWEET GUM TRISTANIA CONFINA - BRISBANE BOX NEIGHBORHOOD THEME ACCENT STREET TREE: PLANNING AREA 1 : "MIA FLEXUDSA - PEPPERMENT TREE *PYRUS CALLERYANA 'BRADFORD' - EVERGREEN PEAR *STENOCARPUS SINUATUS - FIREWHEEL TREE PLANNING AREA 2: *BAUHINIA BLAKEANA - HONG KONG ORCHID TREE *RHUS LANCEA - AFRICAN SUMMAC *ULMUS PARVIFOLIA - EVERGREEN ELM PLANNING AREA 3: *GEWERA PARVIFLORA - AUSTRALIAN WILLOW *METROSIDEROS EXCELSUS - NEW ZEALAND CHRISTMAS TREE PINUS CANARIENSIS - CANARY ISLAND PINE PLANNING AREA 4: *CAL LISTEMON CITRINUS - LEMON BOTTLEBRUSH *LAGERSTROEMIA FAUREI - CRAPE MYRTLE MAGNOLIA GRANDIFLORA - SOUTHERN MAGNOLIA NEIGHBORHOOD THEME BACKGROUND TREE: PLANNING AREA 1 : L IQUIDAMBAR STIMCIFLUA - AMERICAN SWEET GUM PINUS ELDARICA - MONDELL PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM PLANNING AREA 2: *ERIOBOTRYA DEFLEXA - BRONZE LOQUAT PYRUS KAWAKAMI - EVERGREEN PEAR *TRISTANIA CONFERTA - BRISBANE BOX PLANNING AREA 3: *BRACHICHYTON POPULNEUS - BOTTLE TREE CUPRESSUS SEMPERVIRENS - ITALJAN CYPRESS FICUS NITIDA - INDIAN LAUREL FIG PLANNING AREA 4: *MELALEUCA QUINQUENERVIA - CAJEPUT TREE PODOCARPUS GRACILIOR - FERN PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM TREE REQUIREMENT NOTE: -LOTS LESS THAN 45' WIDE TO RECEIVE ONE (1) 2f BOX TREE MIN. -LOTS GREATER THAN 45' WIDE TO RECEIVE ONE (1) 36" BOX TREE MIN. *TREES SUITABLE FOR 4'-6' WIDE PARKWAY AEADOWLARK SPECIFIC PLAN PUNT MATERIAL PALETTE CITY Of HUNTINGTON BEACH MEADOWLARK SPECIE IC PLAN CITY Of HUNTINGTON BEACH APPENDIX TI Vm WAM va"AtYVu 72" RCP HEIL AMXX r r � s U=CONNECTS TO THE 48 RCP l� COUNTY'S SUNSET oCHANNEL (C07) Z PA-2 PA-2 SCALE: 1 =300' CONNECTS TO EXIST. '';- 48" RCP STORM DRAIN IN �5Y►�� �. O� i BOLSA CHICA .... :�' " "i . "` Od\ � x j ro 48" RCP PUBLIC ._; PARK r /y y m;- "... Z N t_ ;......... 48" RCP DETENTION PA-1 / ( BASIN r 48" RCP :s FAALiYPU 18 RCP�� R / COMMONi_ ------ OPEN SPACE 48" RCP Z PA-4 \ \ m «t r :, ......._.. .: .. ........................ ... . ...-w i FAIIY... ✓• A 10 LEGEN S : ( i fi`S • Y � �.1111111- PROPOSED STORM DRAI N _.. i _.....-•I;..^ �, -,•. >g:: :,.-. �,:,. .>: •, .,., .�., ,; .. ; J.,': . : .......i : :: � s, is—` .• i ...�as,�a, •` ¢ ._�<:;_,. ,. ; ' ' � L__;'__•i ��. SPECIFIC STORM DRAIN DESIGN FOR EACH PLANNING AREA SUBJECT TO C.U.P. PROCESS. .. .._.__;.: h AEADOWLARK SPECIFIC PLAN STORM DRAIN SYSTEM CITY Of HUNTINGTON BEACH AEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX I �R'gOW � 1�6�lMLT�LI N 011101 r Z PA-2 PA-2 ' SCALE: 1°-300' r p r. 8" 41 � T PUBUC '�' i PACE - { PA-1 IF W d COMMON --I / OPEN SPACE PA-3 8" r PA-4 \ \ ` a _--•- - plow...._...-. ..... _.... _... r �� 1 FMLY01 WAS f� a3:.PaEl ii k. t .t_. ' . y �.: t__._._.._ ... __._.._.: �+ PROPOSED SEWER 1 j- ---�>---- EXISTING SEWER ^ SPECIFIC SEWER SYSTEM DESIGN FOR EACH PLANNING AREA SUBJECT TO C.U.P. PROCESS. AEADOW� SPf Cif IC PLAN STEWER SYSTIA CITY Of HUNTINGTON BEACH MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX ] a�aera>tro � a�utiwarwi �t PROPOSED 12" WATER / 11 LINE TO CONNECT TO 12" ana� EXISTING 12" WATER z LINE IN HEIL AVENUE PA-2 I PA-2 `'cpol �... 1 SCALE: 1"=300' Sol* OA r PIBUC I PARK 1 • PA-1 / r� ♦ (v / MST to IR 4 Q / Is « D ias-« .. � CAN i SPACE 8" r e i 1 11 PA-3 12" r PA-4 \ \ 00 1.. ik!"411 LEGENe •'::_.._...._.._._ .._......__.__...__._1. _ .. __..._.......__._._.__ - ••� PROPOSED WATER LINE EXISTING WATER UNE I v xvara: o _ r i .v � ! - � � � � PROPOSED 12" WATER NE TO CONNECT WATER 0 .......... LINE •_,_, .� . -•, EXIST 8 LINE IN PLAZA LANE ... --' SPECIFIC WATER LINE DESIGN l t _ .._.. ....:... SUBJECT TO C.U.P. PROCESS. ftADOWI P IfIC PION WATER SYSTEM CITY Of UNION BEACH MEADOWLARK SPECIFIC PLAN CITY Of NUNTINGTON BEACH APPENDIX K �I �R �© •l�- ram"',`-�.�r.�...©��''�'©�/�� , r,', ' /1 i 1 MEADOWLARK'SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX L TOM URj DIRECT L REX EHLINr U NYY C)F HEALTH c ENVIRONMENTAL HEALTH Dlvwt 2 1 ROBERT E. MERRYMAN,REHS MI DEPUTY DIRECT- _ S 3 RAN 3 E MAILING ADDRESS:P.O.BOX SANTA ANA,CA 92; HEALTH CARE AGENCY PUBLIC HEALTH SERVICES ENVIRONMENTAL HEALTH DIVISION June 20, 1990 2009 E. EDINGER AVENUE SANTA ANA,CALIFORNIA 92705 (714)667.3700 Art Nario 9430 Bolsa Avenue Westminster, CA 92683 Subject: Soil Contamination Located at Meadowlark Airport, 5141 Warner, Huntington Beach, CA 92649 - O.C.H.C.A. Site #190UT110 Dear Mr. Nario: Based on inspections and field tests conducted on April 5, 1990 it has been de- termined that gasoline contaminated soil is present at the subject location. This Agency is authorized to enforce the State Hazardous Waste and Underground Storage Tank Laws and Regulations and, under contract with the State Water Resource Control Board, is responsible for oversight of cleanup of soil and groundwater contamination resulting from unauthorized releases from underground storage tanks. By this letter, you are directed to conduct an investigation to assess the extent and significance of contamination at the site specified in the subject above. The objective of this site investigation is .to provide sufficient information to evaluate 1) the sensitivity of the site, 2) the potential threat of exposure to humans, 3) remedial actions and/or alternative mitigation strategies. At minimum this investigation should include: 1 . A clear delineation of the nature and extent of soil and groundwater con- tamination. •2. A hydrogeological characterization including depth to groundwater and, if groundwater is contaminated, site specific determination of groundwater gradient. 3. The proximity to wells and surrounding land uses; and future use of the site itself. 4. The potential impacts of contamination to public health and the' environ- ment, including the potential for contaminant vapor migration and human exposure by inhalation. Please note that clearance of site investigation, remediation• or other mitigation activities by any other agency does not constitute clearance from the Orange County Health Care Agency. The California Health and Safety Code, Section 25298 (c) (4) Art Nario -2- June 20, 1990 requires that a person closing an underground storage tank demonstrate to the Orange County Health Care 'Agency that the site has been investigated to determine if there are any present, or were past, releases, and if so, that appropriate corrective or remedial actions have been taken. The investigation must include a risk assessment of vapor exposure for all projects involving a change in land use. The risk assessment must include a determination of the excess lifetime cancer risk due to inhalation of vapors from volatile con- taminants, both inside and outside buildings. The risk assessment must be submitted for review and approval by this Agency. Additionally, the project site must be properly secured to eliminate safety hazards and prevent public contact with contaminants present at the site. Any site activity which involves the excavation, disruption, collection, treatment, or removal of contaminated soil or groundwater must be conducted in a manner that precludes public exposure to chemical vapors above background levels. The California Code of Regulations, Title 23, Subchapter 16, Section 2652 requires that the following information be reported to the local agency every three (3) months until cleanup is complete: 1. The results of all investigations completed at that time to determine the extent of soil and groundwater or surface water contamination due to the release. 2. Method of cleanup implemented to date, proposed cleanup actions, and ap- proximate cost of actions taken to date. 3. Method and location of disposal of the released hazardous substance and any contaminated soils or groundwater or surface water (indicate whether a hazardous waste manifest(s) is utilized) . Violation of these requirements are subject to a civil penalty of up to Five Thousand Dollars ($5,000.00) per day. Guidelines providing further information relating to site assessment and the site investigation objectives are available upon request. Although not required, an initial workplan or study design may be submitted to this Agency for review and comment. Please note that for sites with possible or confirmed groundwater con- tamination, copies of all correspondence, work plans, and reports should be rou- tinely courtesy copied to the appropriate Regional Water Quality Control Board. If you have any questions, please contact me at (714) 667-3719. Very truly yours, Peter Peuron Hazardous Waste Specialist Hazardous Materials Management Section Environmental Health Division PP:gmj cc: Huntington Beach Fire Department Steve Overman. Santa Ana Regional Water Quality Control Board MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX M 0 200 ttr.t 0 50 'n.t.rs ? Z AREA 4 t / APP_ANE PARK:NG A RE A 3 / f \ (� AREA ? f / \ AREA 1 O -420 meter grid cr WARNER AVENUE MEADOWLARK AREA Of MEADOWLARK SPECIFIC PLAN ARUMOLOGICAL CONCERNS CITY Of TIUNTINGTON BEACH AEADOWIARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX N lWI�awn wommyw . ::`���-� .��.... ...._;�1�? HOL ASK i a mam livl: : Z PA-2 PA-2 SCALE: 1"=300' 17 PA-1 - _ - may IU W 6/!6-il COMMON SPACE PA-4 vs) .. 1. �-.._.. 1 tt r 11 tML11M W W/i1.n -._.. "Te ` I LE:r, i ........r..` ......... LEGEND t ......................._.._. .___......................................... PHASE 1 IMPROVEMENTS t E 4 .....__.� t ., �sf .•i ::i ;! «fit i.�_._.._._.... ' .............._�.....__.—___..__..._.... r...i.....-.-_.. E : AALLLL OTHER PLANNING AREA PHASING < SUBJECT TO C.U.P. PROCESS . 'M ,,,,P ...__...... OPEN SPACE LOTS ADJACENT TO ......... SPINE ROAD WILL BE INCLUDED WITHIN PHASE 1 IMPROVEMENTS. RKIFICPLC nu mASING PLAN COY OF R AfADOWLARK SWIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX 0 5' MIN. LANDSCAPING DRIVEWAY EMPLOYEE PARKING s COMMERCIAL RESIDENTIAL TRANSITION TO MAIN RESIDENTIAL STRUCTURE 5' MIN. DRIVEWAY EMPLOYEE PARKING IL A. . COMMERCIAL RESIDENTIAL TRANSITION TO ACCESSORY STRUCTURE AEADOWLARK SPECIFIC PLAN CITY Of WNTINGTON BfACfI 5' MIN. LANDSCAPING 5' MIN. LANDSCAPING OPEN PARKING DRIVEWAY EMPLOYEE PARKING Ll f (OR DRIVEWAY) i r COMMERCIAL RESIDENTIAL EDGE TREATMENT FOR OPEN PARKING/DRIVEWAY M�ADMARK AUK PLAN CITY Of HUNTINGTON BEACH MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH APPENDIX P I .J _ •F.y.._ .fit 1 1 to rry t ��. �i1•Iti 1 { AEADOWLARK SPECIFIC PLAIN CONCEPTUAL STREET SCENE CITY Of HUNTINGTON BEACH MEADOWLARK SPRIT IC PLAN CITY Of HUNTINGTON BEACH APPENDIX Q I I • I • I . 15' I (MIN) LLJ I �--- 0' OR 5'(MIN) W an Ln I a LJ.J Z 10' I a •.. �" s (MIN)I I •. z 15 I° (MIN) z En I . w Ln M LIJ 5 0' w U 13 I . 3 z¢ (MIN) z oLn14'V�I_ 16' 16' 5' 4' 10, I 0 15' (MIN)I o a (MIN) I z 0' OR 5'(MIN) H I o - I . . Ln I I c — Ln 1 1 G11 U1 L/11 U1 L .L(..L L/1'L U1 L/_PL 1J ............. ........................_ ......................................_... v I I I • MEADOWLARK SPfCIfIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 1 CITY Of UUNTINGTON BEACH NOT TO SCALE I .o 15' I • (MIN) I I 10, I v (MIN) I �-- W W "' zo 18' I � 109 Lro) 18' z 15' cn I v LL (MIN) �. I ' ..- L E-D0 13' I (MIN) v 50' Ln �n I En �n I . 3 2' 10. I4' 5' 16' 16' 5' 4' 13' (MIN) (MIN) I z I H , . o o . . `n 18' 15' zo I • o (MIN) zn �n I • I I v MEADOWLARK SPECIFIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 2 CITY Of HUNTINGTON BEACH NOT TO SCALE I i u, in I I ' 18' `n 13, I z ' (MIN) 15, 42' 15' MIN I (MIN) 12' 15' 16' 16' 5' (MIN) I �n �n 12' I °° MIN 15' I .p _z 15' MIN (MIN) ■ W a 18' I a W zo 00 � �n I • ° W 18' 12, I 15' (MIN) (MIN) H 15' I MIN00 o z . s MEADOWLARK SPRIFIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 3 CITY Of HUNTINGTON BEACH NOT TO SCALE ........................................................... ................... ................... a 19, I w -- MIN 5IN)I V) z 13' MIN I cn (MIN) I w 18' `D I � I 0 w 42' c z 0' OR 5'(MIN) -7 Q � 12 `'' ' 1 5' 16' 16' SLu MIN 1 Q 15' I w 15' MIN Q (MIN) j M zQLd _ I Q z 13' � 15' Z (MIN) MIN I W Lo I L.LJ `t (MIN) 18' o a L—Li 0' OR 5'(MIN) I 12' 1 Qof H MIN 1 CL 15' 15' MIN MIN 1 I .. is MEADOWLARK SPRIFIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 4 CITY Of HUNTINGTON BEACH NOT 10 SCALE MEADOWLARK SPECIFIC PLAIN CITY Of HUNTINGTON BEACH APPENDIX R a ti PROPOSED MEADOWLARK AIRPORT RESIDENTIAL DEVELOPMENT RE: PARK DEDICATION RECEIVED FROM O � La AND MADE A PART OF THE RECORD AT THE COUNCIL MEETING OF I/- zn-r- OFFICE OF THE CITY CLERK CONNIE SROCK]AIAY,CYfY G`i.ERK �' HISTORY • 1988 - GIBBS PARK (5.8 ACRES) WAS PLANNED TO BE AN ACTIVE NEIGHBORHOOD PARK • 1995 - 5 ACRES OF GIB:BS PARK WAS DEVELOPED AS PASSIVE PARK • 1998 - WHAT WE ARE FACING... ... ... • CLOSED SCHOOLS - LOSS OF OPEN SPACE } • YOUTH SPORTS GROWTH Ili rl I • -UPDATED NEIGHBORHOOD PARK CONCEPT --------- - - --------- - --------------------------��� a • 313 UNITS WILL PRODUCE 1,074 NEW RESIDENTS • THERE WILL BE 448 CHILDREN IN THIS NEIGHBORHOOD • BASED ON CITYWIDE REGISTRATION AVERAGES: • 44% WILL JOIN YOUTH SPORTS TEAMS = 197 . • 11% WILL JOIN`SCOUTS;;OR OTHER YOUTH CLUBS = 49 • 3% OF THE ADULTS WILL PLAY SOFTBALL = 18 • SOMEONE WILL HAVE:A,BIRTHDAY PARTY EVERY WEEKEND , PARK DEDICATION REQUIREMENT 313 UNITS X 3.43 PERSONS PER UNIT X 5 ACRES / 1000 = 5036195 ACRES OF PARK DEDICATION CURRENT PARK FEE IS BASED ON AN APPRAISED PARKLAND VALUE OF $1819000 PER ACRE. THE MEADOWLARK PROPERTY HAS BEEN APPRAISED AT $5169500 PER ACRE. s AAI�;K DEDICATION OPTIONS LAND IN LIEU FEE LAND VALUE (APPROX) PARK IMPROVEMENTS REMAINING INLIEU TOTAL VALUE /ACRES.AND VALUE. A. 5.37AC $0 $516,500 PER ACRE 0/$0 $0 $2,773,605 B. 3.40 AC $1,017,505 $516,500 PER ACRE 42AC/$630,000 $387,505 $2,773,605 (5.37-3.4 X$516,500) ..,. C. 2.4 AC $1,534,005 $516,500 PER ACRE:.:::;;:;; ,3.2AC/$480,000 $1,054,005 $2,773,605 ($5.37-2.4 X$516,500) oil D. NO LAND $2,773,605 $516,500 PER ACRE 0/$0 $2,773,605 >: ..;;.,. $2,773,605 ($516,500 X 5.37) BASED ON $150,000 PER ACRE DEVELOPMENT COST s S'U IVL4R�Y OFDIFFERENCE BETWEE.1 STAFF & DEVELOPER RECOMMENIDA TION STAFF : 3.4 ACRES OF PARKLAND DEDICATION DEVELOPER: 2.4 ACRES OF PARKLAND<;DEDICATION -::: .,;. STAFF: INLII�U FEE BASED ON APPRAISED VALUE OF $516,500 DEVELOPER: SAME STAFF: DEVELOPMENT OF THE 3.4 ACRES PARKLAND DEDICATION AND THE REMAINING .8 ACRES;:OF GIBBS PARK. AS ACTIVE NEIGHBORHOOD PARK DEVELOPER: SAME, EXCEPT 2.4 INSTEAD OF 3.4 PARKLAND DEDICATION STAFF: USE OF THE REMAINING INLIEU FEE FOR OFFSITE IMPROVEMENTS FOR YOUTH SPORTS:AND OTHER RECREATION FACILI-rI:ES THAT WILL,BE IMPACTED DEVELOPER: SAME STAFF: DEVELOPER CREDIT AGAINST INLIEU FEE f QR DEVELOPMENT AT $150,000 PER ACRE. DEVELOPER: SAME ISSUE FOR COUNCIL DIRECTION . ........ Should the City, as recommended by the Youth SportsWet&Stv4y, develop neighborhoa�..p►axks as active parks" with multi-use sportsA"eld; Qr should.. . the City deve�o� t��dYtional neighborhood ,parks without sports fields ? y P, r MEADOWLARK OUTSTANDING KEY ISSUES SUMMARY RECENED FROM v (For 11/30/98 City Council Meeting) AND MADE A PAR OF TH_RECORD THE L�6 COUNCIL MEETING.~OF 6 OFFICE OF THE CITY CLERK CONNIE BROCKWAY,CITY CLERK A B C _ D CITY STANDARD STAFF OR RECOMMENDATION PLANNING COMMISSION STAFF RECOMMENDATION ISSUE REQUIREMENT TO PC RECOMMENDATION TO CITY COUNCIL I. PARK`ISSUES L I-A Park 5 acres/1000 - 5.57 acres (325 3.4 acres dedication, (.80 2.4 acre dedication, .80 Gibbs park 3.4 acres dedication, (.80 improved Gibbs park) Dedication DUs/max SP density) 5.37 acres improved Gibbs park)plus improvements,plus negotiated fees(@ plus negotiated fees, improvements @ $516,000 fees (313 DUs/per 10/19 TM) - negotiated fees, improvements 516,000 per acre) acre. @$500,000 acre. I-B Park Parking 20 parking spaces required based 20 public parking spaces Provide 16 parking spaces for 2.2 acre public 20 public parking spaces on PW policy/practice required to serve 2.2 acre park. park use. I-C Dwellings Discouraged By Police Map did not propose dwellings N/A Not supported by staff adjacent to the Department adjacent to park site. Staff Public Park supported concept on this issue. I-D Inclusion of N/A Not supported by staff. Planning Commission voted to include Not supported by staff Specific park specific park dedication/in-lieu fees dedication language language for 2.4 acre park and in-lieu fees within SP. 0098180026 07/14/98 - MEADOWLARK OUTSTANDING KEY ISSUES SUMMARY (For 11/30/98 City Council Meeting) A B C D CITY STANDARD STAFF OR RECOMMENDATION PLANNING COMMISSION STAFF RECOMMENDATION ISSUE REQUIREMENT TO PC RECOMMENDATION TO CITY COUNCIL II. 'STREET AV SECTIONS _ II-A Pearce Drive 60' Street Section- Street Section- Pearce Street extension shall be designed to 60' right-of-way/40' curb to curb Connection to 40' Curb to curb with 6' parkway/ ( ' Curb to curb with 5' "Public" street standards to the first"T" Spine Road 4'sidewalk/parking on both sides parkway/4' sidewalk/parking intersection(40 ft. curb to curb)with the (via Streets I (City Design Standard/ on one side remaining portion designed to "Private" and K) Requirement) street standards (32 ft curb to curb, 5 ft. parkways and 4 ft. sidewalks,parking on one side). II-B Curb to curb 40' Curb to curb with parking on 32' Curb to curb for private 32' Curb to curb 40' Curb to curb to accommodate parking on both width both sides(City Design Standard/ streets; final design and layout sides of the street as a result of inadequate PA I, PA2, Requirement); lesser width subject to CUP approval. parking, storage and open space throughout the PA3, &PA4 allowed subject to Conditional master planned project; 36' acceptable with units Use Permit with Fire and Public fire sprinklered. Works Dept. approval. II-C Sidewalk 6' width(City Design Standard/ 6 width 5' width with flareouts around street 6' wide sidewalks width Requirement) furniture. PA3 and PA4 II-D Parkway 6'parkway width (City Design 6'parkway width 5'parkway width 6'parkway width width Standard/Requirement) PA 1 and PA2 - MEADOWLARK OUTSTANDING KEY ISSUES SUMMARY (For 11/30/98 City Council Meeting) A B C D _ CITY STANDARD STAFF OR RECOMMENDATION PLANNING COMMISSION STAFF RECOMMENDATION ISSUE REQUIREMENT TO PC RECOMMENDATION TO CITY COUNCIL III ON-SITEIF PARKING'` ` III-A Garage Size 18' X 19' interior dimension 20' x 20' interior dimension; PA1 and PA2 comply with min. 20'X 20'; Support PC. also, Planning Commission PA3 and PA4 must comply with 20'X 20' Subcommittee except that up to 25%of units may be min. recommendation. 18'X19'provided overall storage area=to difference between what is provided in garages less than 20' x 20' and that provided by 20'x 20' garages. III-B Tandem Not permitted by HBZSO Not supported. Code does not Up to 40 units (out of total 62 units) in PA Tandem spaces not be allowed to count towards Parking permit tandem parking for allowed to have tandem spaces; Up to 45 required parking. PA1 &PA4 purposes of fulfilling min. units (out of total 87 units) in PA-4 allowed parking requirements. to have tandem spaces. - MEADOWLARK OUTSTANDING KEY ISSUES SUMMARY (For 11/30/98 City Council Meeting) A B C D CITY STANDARD STAFF OR RECOMMENDATION PLANNING COMMISSION STAFF RECOMMENDATION ISSUE REQUIREMENT TO PC RECOMMENDATION TO CITY COUNCIL IV. FENCES/WkL Front Yard Fences Not available - Small lot Not Permitted Allow open view fences up to 42" in height Delete provision or allow fences based upon an standards currently under within front yard setback areas. approved fence design plan for the master consideration planned community. V. DAY CA" " Delete Day Care Permitted by HBZSO N/A Day Care Limited and Large Family Daycare Permit Small-Family Day Care by right and Limited and Day deleted from PA1-4 and provision of Large Family Day Care subject to CUP by the Care Large land language to allow Day Care Large Family ZA. use designation within the proposed Homeowners' from "Permitted Association owned Activity Center area. Uses" section of PA1-4 sh.Catellus l.doc 2. (City Council) Tentative Tract Map (TTM) No. 15469 — Conditional Use Permit(CUP) No. 97-80— Environmental Assessment/Negative Declaration (EA/ND) No. 97-21 (Meadowlark Development Plan) Applicant: Bruce D'Eliscu for Catellus Residential Group Request. (a) A Tentative Tract Map to subdivide approximately 48 4 acres into 315 numbered lots; (313 residential lots, 1 public park and 1 private park); 16 lettered open space lots; and 3 lettered common access (driveway) lots in order to establish a 313 unit residential development with an overall project density of 9.8 dwelling units per net acre (6 5 du/gross acre) pursuant to Section 4.0 of the Planning Commission approved Meadowlark Specific Plan. (b) A Conditional Use Permit to construct 313 single family detached dwelling units on small-lots (minimum sizes) ranging between 3,120 sq. ft. and 4,680 sq. ft. (average lot size 4,125 sq. ft.) within the residential district of the Meadowlark Specific Plan pursuant to Section 4.0 of the Planning Commission approved Meadowlark Specific Plan. (c) An Environmental Assessment/Negative Declaration to determine project impacts related ZTA No. 97-4, ZMA No. 97-1, TTM No. 15469 and CUP No. 97-80. [Staff and developer reports presented.] Public Comments [(1) Several speakers in support of staff recommendation to protest SCWC application to PUC. (2) Many speakers in opposition to Wal-Mart Project.] (City Council) Application Of The Southern California Water Company For A Certificate Of Public Convenience And Necessity To The California Public Utilities Commission To Extend Its West Orange County System To The Bolsa Chica Planned Community Communication from the Assistant City Administrator transmitting material regarding the application filed by the Southern California Water Company to the Public Utilities Commission to extend its West Orange County System to the Bolsa Chica Planned Community. Recommended Action: To be submitted by the City Administrator and staff at this City Council meeting. [Direct the City Attorney to file a protest objecting to the granting in whole of the authority sought with the Public Utilities Commission to Application A9811003 (Bolsa Chica Water Service) and that the City Council request an evidentiary hearing. Approved 4-3-0 (Julien, Green, Garofalo NO] COUNCIL/AGENCY ADJOURNMENT: The next regular meeting is Monday, December 7, 1998 at &499 6:30 p.m. in Room B-8, Civic Center, 2000 Main Street, Huntington Beach, California. CONNIE BROCKWAY,CITY CLERK City of Huntington Beach 2000 Main Street-Second Floor Huntington Beach,California 92648 Telephone: 714/536-5227 Internet: http://www.ci.huntington-beach.ca.us TO: Planning Commission FROM: Howard Zelefsky, Planning Director BY: Amy Wolfe, Associate Planner DATE: November 24, 1998 SUBJECT: CONDITIONAL USE PERMIT NO. 97-80/TENTATIVE TRACT MAP NO. 15469/NEGATIVE DECLARATION NO. 97-21 (Continued from the September 22, 1998 Planning Commission Meeting) - Meadowlark LOCATION: Six hundred (600) ft. north and east of the intersection of Bolsa Chica Street and Warner Avenue, south of Heil Avenue. I. STATEMENT OF ISSUE: Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80 represent a development proposal by Catellus Residential Group (CRG) involving; subdivision of 48.4 gross acres into small lots (TTM 15469); construction of 313 single family dwellings, a public park, private open space/recreation facilities and infrastructure improvements (CUP No. 97-80). The project site is located approximately 600 ft. north and east of the intersection of Warner Avenue and Bolsa Chica Street and was previously used as a small craft airport (Meadowlark Airport). The proposed development plan is comprised of four interconnected Planning Areas (please refer to Conceptual Master Plan exhibit following Vicinity Map), a 2.3 acre public park area and one private park site totaling 0.65 acres. A meandering pedestrian promenade/ Spine Road provides the primary pedestrian and vehicular access to the subject site from Heil Avenue and Warner Avenue. The project's density is 9.8 dwelling units per net acre (6.5 dwelling units per gross acre). The proposed mix of housing product and lot design provides for development of small-lot, zero-lot-line and z-lot layouts. Development of the four planning areas is proposed to occur simultaneously. The project is subject to compliance with the Meadowlark Specific Plan. Amendments to the originally approved Meadowlark Specific Plan document(adopted March 7, 1988) to allow small-lot development within the subject area were considered and approved by the Planning Commission on September 22, 1998. The Planning Commission recommended that Zoning Text Amendment(ZTA No. 97-4), Zoning Map Amendment(ZTA No. 97-1) and Environmental Assessment(EA/ND No.97-21) associated with the Meadowlark Specific Plan amendment be forwarded to the City Council for consideration and final action. The Tentative Tract Map and Conditional Use Permit requests for the development of the residential portion of the Meadowlark project site tracked the public hearing process/schedule for the Meadowlark Specific Plan amendment(ZTA No. 97-4 and ZMA No. 97-1) and on September 22, 1998,the Planning Commission continued the item(TTM No. 15469 and CUP No. 97-80) "to a date uncertain"to allow the applicant time to revise the development proposal and bring it in conformance with the amended Meadowlark Specific Plan. The current project proposal (dated/received October 19-21, 1998) was analyzed from two different perspectives. First it was evaluated in terms of compliance with the amended Meadowlark Specific Plan document(as modified on September 22, 1998). Staff determined that the development plans submitted on October 19—October 21, 1998,by CRG are not in compliance with the Meadowlark Specific Plan, therefore staff recommends denial of the Meadowlark development proposal (CUP No. 97-80 and TTM No. 15469) based on non-compliance with the approved Meadowlark Specific Plan(September 22, 1998) and non-compliance with General Plan goals objectives and policies. Separately, staff reviewed the development proposal to determine project consistency with the anticipated staff recommendations to the City Council on Zoning Text Amendment (ZTA No. 97-4) and Zoning Map Amendment(ZMA No. 97-1) for the Meadowlark Specific Plan. Staff found the project to be inconsistent with staffs recommendations and does not support approval of the project based on non- compliance with design, safety requirements and community facility needs. The Planning, Public Works, Community Services, Police and Fire Department recommend denial of the proposed project for the following reasons: ♦ The project is not consistent with Land Use Element, Circulation Element and Recreation and Community Services Element goals, objectives and policies of the General Plan, which foster development of high quality communities by means of creative design solutions; ensuring provision of infrastructure and; addressing the recreational needs of the community. ♦ The project, does not comply with the provisions and development standards of the amended Meadowlark Specific Plan. The proposal is inconsistent with applicable public park, parking requirements (minimum number of open and enclosed spaces), garage use/design, building height, front yard setbacks, exterior side yard setbacks, interior side yard setbacks, rear yard setbacks, on- street parking,open space design(SW corner of PA-4) and fence/wall standards. ♦ The project will be detrimental to the general health, welfare and safety of persons working or residing in the project vicinity. The project does not incorporate the necessary street infrastructure to ensure emergency access; provide adequate buffer areas between park and residential uses; parking for project residents and neighborhood park users; utilize design solutions to eliminate crime related activities. II. RECOMMENDATION: Motion to: A. "Approve Negative Declaration No. 97-21 with findings and mitigation measures (Attachment No.1 and 2)•" B. "Deny Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80 with findings (Attachment No.I)." Staff Report- 11/24/98 2 III. ALTERNATIVE ACTION(S): The Planning Commission may take alternative actions such as: A. "Continue Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 and direct staff accordingly." B. "Approve Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469 with findings and conditions of approval (Attachment No. 12—Applicant's Request)." IV. GENERAL INFORMATION: APPLICANT: Bruce D'Eliscu for Catellus Residential Group 5 Park Plaza, Suite 400 Irvine, CA 92714 PROPERTY OWNER: Trustees of the Nerio Family Trust, 9340 Bolsa Avenue, Westminster, CA 92683 REQUEST: To permit subdivision and development of 48.4 acres with 313 detached single family dwellings on small-lots in conjunction with public park, open space/recreation and infrastructure improvements. DATE OF COMPLETE/INCOMPLETE MANDATORY PROCESSING DATE(S): APPLICATION STATUS: November 12, 1998 (October 21, 1998 revised Negative Declaration(180 days from complete project submittal was deemed complete) application): Tentative Tract Map(50 days from action on ND): Conditional Use Permit(3 months from action on ND): Staff Report- 11/24/98 3 • L1 PROJE At - R2 ,Ri MM �� fi Rt R3 fi ••••�%'y�''r'%'r'% CF-R RO. Ott lu sti-a. _R ROS-FPc" I( Not a Part i RI R2 �a Rl RI . Q RI RI 1011 VlCfMW MAP Ku CUP No. 97-80/r M No. 15469 lvr>�N RE,►cH Huraa:crorr REACH mAmvme.civrstav LA. Z �a � W z Ia ; 31 m t j 0 G.. 4 O H18ON Cf: T M-N/0111 N N 'i t i r "�� .:fir:y ._.U�_..l .•� ,. 1 t ` � l CD uj r-_ W C� - �_ S ads a. Z .•�^t .. '1"'�—�` �, f � �rpy'�•j •' +�,, x � ;� r..i r �a...r..-••. ..._ ..i y....,...14�:Mj .1 i. do- 3 � l6LAJ A'.tixi5i A° --• ivI�,L-_.r...-"1� I ( i 1� i �� � N a � I �ds � ,N ��.•„+ �.; �/ /..,,>r,'.w 7:5,. 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SUBJECT PROPERTY AND SURROUNDING LAND USE, ZONING AND GENERAL PLAN DESIGNATIONS: LOCATION GENERAL PLAN . - ZONING LAND USE Subject Property: Mixed-Use Specific Plan Meadowlark Specific Plan Meadowlark Shopping Overlay (M-sp) Center and vacant North of Subject RL-7 Residential Low RL-Low Density Single family detached Property Density Residential residential uses (across Heil Avenue): East of Subject OS-P Park, P(RL) Public, OS-PR-Open Space Parks Norma Gibbs Park, a Property: RL-7 Residential Low &Recreation, RL-Low church, single family Density, RH-30 Density Residential, RH- detached and attached Residential High Density High Density Residential residential uses South of Subject RMH-25 Residential RMH-Medium High Attached single family Property (across Medium High Density Density residential uses Warner Avenue): West of Subject RM-15 Residential RMP-Manufactured Home Mobile home park, Property: Medium Density, RL-7 Park, RL-Low Density single family detached Residential Low Density, Residential, RM-Medium and attached CG-F l Commercial Density Residential, residential uses General VI. PROJECT PROPOSAL: Conditional Use Permit No. 97-80 is a request to construct 313 single family detached, two-story, dwelling units on small-lots (minimum sizes) ranging between 3,120 sq. ft. and 4,680 sq. ft. (average lot size 4,125 sq. ft.) within the residential district of the Meadowlark Specific Plan pursuant to Section 4.0 of the Planning Commission approved Meadowlark Specific Plan document . Planning Area 1 is proposed to be primarily developed with zero-lot-line housing product type and lot layout which involves provision of maintenance and drainage easements to adjoining property owners(s). Planning Area 2 and Planning Area 3 have been designed in accordance with a"conventional' small-lot layout concept, providing accessible side yards along both sides of the dwelling on each lot. Planning Area 4 incorporates a z-lot configuration design with use, drainage and maintenance easement provisions to adjacent property owners. The following matrices summarize product type floor plan information within each of the four planning areas of the Meadowlark Specific Plan area. Staff Report- 11/24/98 4 PLANNING AREA 1 Plan Type No. of Units Size No. of Garage Stories (sq.ft.) Bedrooms 1 24 3,136 4 two car 2 2 23 3,199 5 two car 2 3 15 3,858 5 two car 2 TOTAL: 62 PLANNING AREA 2 Plan Type No. of Units Size No. of Garage Stories (sq. ft.) Bedrooms 1 15 2,992 4 two car 2 2 9 3,064 4 two car 2 2X 8 3,064 3 Two car& one 2 sub- standard compact 3 5 3,112 4 two car 2 3X 14 3,304 4 Two car& one 2 sub-standard tandem compact TOTAL: 51 PLANNING AREA 3 Plan Type No. of Units Size No. of Garage Stories (sq. ft.) Bedrooms 1 43 2,401 4 two car 2 2 36 2,631 4 two car 2 3 34 2,764 4 two car 2 TOTAL: 117 PLANNING AREA 4 Plan Type No. of Units Size No. of Garage Stories (sq.ft.) Bedrooms 1 21 2,076 3 two car 2 2 24 2,198 3 two car 2 3 20 2,447 4 two car 2 4 22 1 2,445 1 4 1 two car 2 TOTAL: 87 Staff Report- 11/24/98 5 Tentative Tract Map No. 15469 represents a request to subdivide approximately 48.4 gross acres into 315 numbered lots; (313 residential lots, 1 public park and 1 private park); 16 lettered open space lots and; 3 lettered common access (driveway)lots in order to establish a 313 unit residential development pursuant to Section 4.0 of the Meadowlark Specific Plan. The proposed overall project density is 6.5 dwelling units per gross acres. Reduced street sections are proposed for the Spine Road and local private streets within all planning areas as follows: Spine Road: 60 ft. street section (typical) - 32 ft. curb to curb w/ 14 ft. parkways on both sides/ which includes 6 ft.sidewalks/no on-street parking (except along public park site street frontage) Planning Area 1: Private Streets -Typical 50 ft. street section - 32 ft. curb to curb w/ 5 ft. parkways and 4 ft. sidewalks/ parking on one side. "L"Street (Private) 54 ft. street section - 36 ft. curb to curb w/5 ft. parkways and 4 ft. sidewalks/ parking on one side. Pearce Street Extension(Public— West of Street "K') 59ft. street section- 40 ft. curb to curb w/ 5 ft. parkways and 4 ft. sidewalks/ parking on both sides (public) Planning Area 2: Private Streets -Typical 50 ft. street section - 32 ft. curb to curb w/5 ft. parkways and 4 ft. sidewalks/ parking on one side. Planning Area 3: Private Streets -Typical 42 ft. street section - 32 ft. curb to curb w/ 5 ft. monolithic sidewalks/parking on one side. Planning Area 4: Private Streets-Typical 42 ft. street section- 32 ft. curb to curb w/5 ft. monolithic sidewalks/parking on one side. Roosevelt Lane 57 ft. street section -40 ft. curb to curb w/4.5 ft. parkways and 5.5 ft. sidewalks/ parking on both sides. Staff Report- 11/24/98 6 VII. ISSUES: A. General Plan Conformance: The proposed Conditional Use Permit and Tentative Tract Map are inconsistent with the City's General Plan Land Use Element designation of Mixed Use - Specific Plan Overlay (M-sp) on the subject property and the following goals, objectives and policies of the General Plan. Policy LU 9.1.2 Require that single family residential units be designed to convey a high level of quality and character considering the following guidelines: Minimize the amount and width of the paving of front yards for driveway and garage access. Encourage innovative and creative design concepts. Locate and design garages so that they do not dominate the street frontage. Policy LU 9.3.2 Require that the design of new subdivisions consider the following: Consider an increase in front yard setbacks, sidewalk widths, and the inclusion of landscaped parkways, especially in neighborhoods where the street width is reduced. Objective CE 1.3 Provide a circulation/transportation system which enhances and minimizes response time needed for emergency vehicles. Goal CE S Provide sufficient, well designed and convenient on and off-street parking facilities throughout the City. Objective CE 5.1 Balance the supply of parking with the demand for parking. Policy CE 5.LI Maintain an adequate supply of parking that supports the present level of demand and allow for the expected increase in private transportation use. Policy CE 5.1.2 Provide safe and convenient parking that has minimal impacts on the natural environment, the community image, or quality of life. Objective CE 6.1 Promote the safety of bicyclists and pedestrians by adhering to Caltrans and City- wide standards. Goal RCS 2 Provide adequately sized and located active and passive parklands to meet the recreational needs of existing and future residents, and to preserve natural resources within the City of Huntington Beach and its sphere of influence. Objective RCS 2.1 Create an integrated park system that is complementary to existing and proposed development as well as the natural environment. Goal RCS 3 Develop park sites to provide diverse recreational and sports facilities that meet the residents' and visitors' active and passive recreational needs. Staff Report- 11/24/98 7 B. Zoning Compliance: This project is located in the Meadowlark Specific Plan area and is not in full compliance with the requirements of the Planning Commission approved Meadowlark Specific Plan. The following zoning conformance matrix compares each planning area of the proposed project with the development standards of the Planning Commission approved Meadowlark Specific Plan (** denotes non-compliance). PLANNING AREA 1 SECTION ISSUE SP PROVISION PROPOSED 4.5, A, PA-1, /2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 4,600 sq. ft. 4,680 sq. ft, Minimum Lot Frontage 55 ft 55 ft. /4 Maximum Net Density 9.5 units /net acre 8.2 units/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1- 30 ft/26 ft/26 ft Height ** Plan 2- 30ft/ 30 ft/27.5 Plan 3- 29.5ft/30ft/26 ft -2 building stories- (Datum set at the (Above data reflects highest point of the curb approx. building height along the front property for alternate elevations, line per HBZSO). measured from finished pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% < 50% /7 a) Min. Front Yard Setbacks 15 ft or Plan 1 — 21.5 ft (avrg.) 12 ft (Average) Plan 2 --- 12.3 ft (avrg.) Plan 3 — 14.3 ft (avrg.) /7 Exception Min. Side Yard Setbacks 5 ft (min) along non-0 5 ft (min) along non-0 (0-lot-line) 6 ft (min) dwelling sep. 6 ft (min) dwelling sep. along 0 lot line along 0-lot-line /7 c) Min. Ext. Side Yard 20% lot frtg. (10 max.) 10 ft Setbacks /7 d) Min. Rear Yard Setbacks 15 ft w/50% (max) @ Plan 1 - 24 ft w/ 50% 13ft (dwelling) (max) @ 14ft (dwelling) 0 ft (garage) Plan 2 - 5 ft (garage) 5 ft/10 ft (garage w/ Plan 3 - 5 ft/10 ft habitable area above) (garage w/habitable area above) /9 a) Open Space/ Common 150 sq ft/lot <40 ft frtg. 150 sq ft/lot <40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. /9 b) Open Space /Private 400 sq ft/lot 400 sq ft/lot (min) 4.4, G Garage Use/Design 20 ft X 20 ft(min) 20 ft X 20 ft (min) Staff Report- 1 1/24/98 8 PLANNING AREA 2 SECTION ISSUE SP PROVISION PROPOSED 4.5, A, PA-2, /2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 4,000 sq. ft. 4,000 sq. ft. Minimum Lot Frontage 50 ft 50 ft. A Maximum Net Density 9.8 units/net acre 7.8 units/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1 - 26.5 ft Height Plan 2 - 26.5ft Plan 3 - 27 ft -2 building stories- (Datum set at the (Above data reflects highest point of the curb approx. building height along the front property for alternate elevations, line per HBZSO). measured from finished pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% <50% /7 a) Min.Front Yard 15 ft or Plan 1 - 13.9 ft Setbacks" 12 ft (Average) Plan 2 - 16.5 ft Plan 2X- 16.5 ft Plan 3 - 14.2 ft Plan 3X -18.8 ft /7 b) Min. Side Yard Setbacks 20% aggr. (3 ft min/5 ft 5 ft max) /7 c) Min. Ext. Side Yard 20% lot frtg.(10 max.) 8 ft Setbacks** /7 d) Min. Rear Yard Setbacks 15 ft w/50% (max) @ Plan 1 - 18ft(>50%) 13ft /15 ft Plan 2 - 21 ft& 18ft (>50%)/15' Plan 2X—20 ft& 17 ft (>50%)/ 14ft Plan 3 - 20ft(>50%) /18ft Plan 3X - 16 ft(>50%) /14ft /9 a) Open Space/Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. 9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot (min) 4.4, G Garage Use/Design" 20 ft X 20 ft(min) 19 ft (w)X 20 ft (d)(min) Staff Report- 11/24/98 9 PLANNING AREA 3 SECTION ISSUE SP PROVISION PROPOSED 4.5, A, PA-3, /2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 3,000 sq. ft. 3,140 sq. ft. Minimum Lot Frontage 40 ft 40 ft. /4 Maximum Net Density 11.8 units/net acre 11.5 units/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1- 26.5 ft/25.5 ft Height Plan 2- 26 ft Plan 3- 26.5 ft -2 building stories- (Above data reflects * (Datum set at the approx. building height highest point of the curb for alternate elevations, along the front property measured from finished line per HBZSO). pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% < 50% /7 a) Min. Front Yard Setbacks 15 ft (min) 15 ft(min) (dwelling) /7 b) Min. Side Yard Setbacks 3 ft & 5 ft (min) 3 ft & 5 ft (min) /7 c) Min. Ext. Side Yard 20% lot frtg.(6 ft min/ 8 8 ft Setbacks ft max) /7 d) Min. Rear Yard 15 ft w/50% (max) @ Plan 1 - 16 ft (<50%) Setbacks** 13 ft (min) w/12.5 ft & 14 ft Plan - 14ftw/13ft Plan 3 - 15 ft (<50%) w/13.5 ft /9 a) Open Space/ Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. /9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot (min) 4.4, E Perimeter Buffers ( 100 ft 25 ft(max)building 25 ft(max) building Buffer) height per HBOC height per HBOC 4.4, G Garage Use/Design** 20 ft X 20 ft (w/limited 18 ft(w)X 20 ft (d)(min) exceptions) Staff Report- 11/24/98 10 PLANNING AREA 4 SECTION ISSUE SP PROVISION PROPOSED 4.5,A, PA-4,/2 Permitted Uses Single Family Detached Single Family Detached /3 Minimum Lot Size 3,000 sq. ft. 3,120 sq ft Minimum Lot Frontage 35 ft 37 ft /4 Maximum Net Density 13.8 units/net acre 10.9 unit/net acre /5 Maximum Building 30 ft and max 2 stories* Plan 1 - 23.5 ft Height Plan 2 -24.5 ft Plan 3 - 23.5 ft Plan 4 - 25 ft * (Datum set at the -2 building stories- highest point of the curb (Above data reflects along the front property approx. building height line per HBZSO). for alternate elevations, measured from finished pad grade to highest building roof ridge) /6 Maximum Site Coverage 50% < 50% /7 a) Min. Front Yard 15 ft 13.5 ft (min) Setbacks** /7 b) Min. Side Yard 4 ft(min) 4 ft(min) Setbacks 8 ft (min) dwelling sep. 8 ft(min) dwelling sep. (z-lot-line)** /7 c) Min. Ext. Side Yard 20% lot frtg.(6 ft min/ 8 8 ft Setbacks ft max) /7 d) Min. Rear Yard Setbacks 15 ft w/50% @ 13ft Plan 1 - 10 ft/20 ft (dwelling) (garage w/habitable area 0 ft(garage) above) 5 ft/10 ft (garage w/ Plan 2 — 16 ft (>50%) w/ habitable area above) 18 ft(dwelling) Plan 3 - 10 ft/ 10 ft (garage w/habitable area above) Plan 4 - 20 ft(>50%)w/ 16 ft(dwelling) /9 a) Open Space/Common 150 sq ft/lot<40 ft frtg. 150 sq ft/lot<40 ft frtg. 100 sq ft/lot>40 ft frtg. 100 sq ft/lot>40 ft frtg. /9 b) Open Space/Private 400 sq ft/lot 400 sq ft/lot(min) 4.4, G Garage Use/Design** 20 ft X 20 ft (w/limited 18 ft(w)X 20 ft (d)(min) exceptions) Staff Report- 11/24/98 11 C. Environmental Status: Staff reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed project that could not be mitigated to a level of insignificance with proper design and engineering. Subsequently,Negative Declaration No. 97-21 (Attachment No. 2) was prepared with mitigation measures pursuant to Section 240.04 of the HBZSO and the provisions of the California Environment Quality Act(CEQA). The Planning Department advertised draft Negative Declaration No.97-21 for twenty (20) days commencing on April 30, 1998 and ending on May 20, 1998. No comments, either verbal or written were received. Prior to any action on Conditional Use Permit No. 97-80 and Tentative Tract Map No. 15469, it is necessary for the Planning Commission to review and adopt Negative Declaration No. 97-21 with regard to the subject proposal. On September 22, 1998, the Planning Commission reviewed Negative Declaration 97-21, with respect to Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1, and forwarded the document to the City Council with a recommendation for approval. At this point staff is requesting that the Planning Commission take action on the Negative Declaration with respect to Conditional Use Permit No. 97-80 and Tentative Tract Map 15469. Staff, in its initial study of the project is recommending that the Negative Declaration be adopted with findings and mitigation measures. D. Coastal Status: The project site is not located within the coastal zone and approvals by the Coastal Commission are not required, however, the Meadowlark Specific Plan is part of the City's Local Coastal Program (LCP), therefore the Meadowlark Specific Plan amendment associated with this development proposal is subject to review and approval by the California Coastal Commission. The proposed amendment to the Meadowlark Specific Plan is considered "de minimis" and will be acted on by the Coastal Commission without a public hearing. E. Redevelopment Status: Not applicable. F. Desi,en Review Board: Not applicable. G. Subdivision Committee: Tentative Tract Map No. 15469 (dated April 1, 1998)proposing subdivision of 48.4 acres of vacant land into 378 lots (325 residential units) was presented to the Subdivision Committee on April 29, 1998. Following presentation of the proposal and deliberation on project issues, the item was continued to the May 6, 1998 and subsequently to the May 13, 1998 meeting. On May 13, 1998, the Subdivision Committee recommended that Tentative Tract Map No. 15469 be forwarded to the Planning Commission with staff's conditions of project approval. On June 16, 1998, staff presented a proposal for a zoning text and map amendment to the Meadowlark Specific Plan (Zoning Text Amendment No. 97-4 and Zoning Map Amendment 97-1) in conjunction with Staff Report- 1 1/24/98 12 a request by CRG for the subdivision and development of 48.4 acres (the project site) with 325 dwelling units (Tentative Tract Map No. 15469 and Conditional Use Permit No. 97-80) to the Planning Commission. The Planning Commission took straw votes on"key issues"related to the project and continued the project to the July 14, 1998 meeting. During the June 16, 1998 meeting the applicant presented a revised Tentative Tract Map (dated June 16, 1998)to the Planning Commission and staff. The Planning Commission directed staff to forward the map to the Subdivision Committee and prepare finding and conditions based upon the Planning Commission's straw vote actions on the Meadowlark Specific Plan. On June 24, 1998 the applicant submitted a further revised tentative tract map to staff. Staff reviewed the revised map and generated draft conditions of approval/recommendations for project revisions. The map dated June 24, 1998, and staff s recommendations were presented to the Subdivision Committee on July 8, 1998. At that meeting the applicant presented additional revisions to the June 24, 1998 tentative tract map (Tentative Tract Map No.15469 dated July 8, 1998) which depicted development of 318 residential units. The Subdivision Committee voted to forward Tentative Tract Map No.15469 dated July 8, 1998 and the original April 1, 1998 map to the Planning Commission to address tentative tract map issues. Tentative Tract Map No. 15469 dated July 8, 1998 was further modified and re-submitted on July 14, 1998 and subsequently August 21, September 8 and October 19, 1998. The Subdivision Committee has not reviewed or acted on the aforementioned revised maps. H. Community Services Commission: On June 10, 1998 the Community Services Commission considered park dedication alternatives for a development proposal by CRG on the subject site involving construction of three hundred twenty-five (325) single family detached dwellings and voted 5-0 to require 3.4 acres be dedicated and developed as active, neighborhood park; improve 0.8 acres of undeveloped existing parkland in Norma Gibbs park; require parkland dedication in-lieu fees equal to the "value of the land prescribed for dedication". Subsequent to the June 10, 1998 meeting, staff provided periodic project status updates to the Community Services Commission. The Commission has taken no action to change the previous recommendation. L Environmental Board. The Environmental Board considered Negative Declaration No. 97-21 on May 7, 1998. No concerns relative to the subject proposal were expressed, as mitigated and conditioned by staff. J. Other Departments Concerns: The Departments of Public Works, Fire, Community Services and Police have expressed numerous concerns about the subject development. The individual departmental position and issues raised are identified and discussed under the analysis section of the report. Staff Report- 11/24/98 13 K. Public Notification: Legal notice was published in the Huntington Beach/Fountain Valley Independent on November 12, 1998, and notices were sent to property owners of record within a 1000 ft. radius of the subject property, tenants at the adjoining Sea Breeze mobile home park and commercial center, applicant, and interested parties. VIII. ANALYSIS: Project Evaluation—Format The purpose of the Meadowlark Specific Plan is to set forth the planning concept, design guidelines, development standards and administration procedures necessary to implement the goals and policies of the Huntington Beach General Plan and to foster the development of a high quality residential community. Development within the Meadowlark Specific Plan area is subject to compliance with the approved Specific Plan. The current Specific Plan was adopted by City Council on March 7, 1988 and allowed the development of approximately fifteen (15) acres with commercial uses and a maximum of six hundred (600) dwelling units (single family detached, multi-family medium density and multi-family high density) within the remaining fifty (50) acres. Substantive amendments to the aforementioned Specific Plan are currently proposed to allow development of the residential portion of the site with single family detached residences on small-lots (less than 6,000 sq. ft.) The proposed Specific Plan amendment(s) have been considered and acted upon by the Planning Commission. Consideration and final action on the amended Meadowlark Specific Plan (ZTA No. 97-4 and ZMA No. 97-1) by the City Council is tentatively scheduled for a December hearing. The Fire, Community Services, Public Works, Planning and Police Department are not in full agreement /support of the amended Specific Plan (dated September 22, 1998, as modified at the Planning Commission meeting). Staff s position on outstanding issues will be presented to the City Council for consideration in conjunction with the Planning Commission recommended Specific Plan. Since final action by the City Council relative to the Specific Plan has not occurred, staff analyzed the submitted development proposal (CUP/TTM documents) by CRG from two standpoints. First, the project was reviewed in terms of its compliance with the amended Specific Plan document which was endorsed by the Planning Commission (Section A —page 15). The tentative tract map and conditional use permit applications were evaluated for land use compatibility with surrounding land uses, tract layout, open space, hydrology, affordable housing, and residential development standards/design provisions. Second, the proposal was analyzed in relationship to the outstanding staff project issues which were not incorporated in the September 22, 1998 Meadowlark Specific Plan but are intended to be raised before the City Council (Section B—page 26). The purpose for including the project analysis/ issues associated with staff s recommendations to City Council on the Specific Plan in this report is to update and inform the Planning Commission and applicant of issues that could significantly affect the design of the subject development proposal, should the City Council support staffs recommendations. The following analysis of project issues follows this dual comparative format. Staff Report- 11/24/98 14 A. Compliance with the Planning Commission approved Meadowlark Specific Plan The amended Meadowlark Specific Plan document which was approved by the Planning Commission establishes the general type, location parameters and character of residential development while allowing for creative solutions within the overall framework of the plan. The Plan is intended to allow for development which will enhance community, safety, convenience and identity, via provision of appropriate infrastructure and high quality project design. The Meadowlark residential community is envisioned in the Specific Plan document as distinct, complementary and interconnected neighborhoods in which streets are convenient, safe, and comfortable to walk and parks form a public focus. Streets are proposed to be narrower, tree lined and connected with the public park,private mini-parks and community serving facilities. Landscape parkways are encouraged throughout the residential segment of the Specific Plan area to enhance the pedestrian friendly community design concept. The mix of housing is intended to allow a broader range of product types. The visual impact of garages is proposed to be diminished through neo-traditional design solutions. Placement of garages towards the rear of residential lots is encouraged. Individual building design and overall neighborhood/community street scenes are intended to provide variety and interest. This section of the project analysis examines: project land use compatibility with surrounding land uses; tract layout; open space; hydrology; affordable housing; and compliance with applicable residential development standards and design provisions set forth in the Planning Commission approved Meadowlark Specific Plan. 1) LAND USE COMPATIBILITY The proposed subdivision of 48.4 acres of vacant land and development of 313 residential lots/single family dwellings constitutes an infill project. The site is located within the urbanized area of northwest Huntington Beach and is primarily surrounded by residential uses. The subject property abuts the Meadowlark shopping center to the south and a church and Norma Gibbs park along a portion of its easterly property line (please refer to Section V. Subject Property and Surrounding Land Uses, Zoning, and General Plan designations matrix). The proposed development plan is comprised of four(4)planning areas with residential densities ranging from 7.8 dwelling units per net acre to 11.5 dwelling units per net acre (net acreage calculations includes open space lots). The proposed densities provide a gradual transition from the commercial and medium high density attached residential uses (RMH)to the south of the Meadowlark property to the existing low density detached residential uses (RL)to the north, east and west. The project incorporates a 100 ft wide lower density area(single family detached homes at a density of 6.6 dwelling units per acre), along the existing single family residential development to the east of the project site and Planning Area 3, in accordance with Meadowlark Specific Plan provisions. The proposed grading along the project's periphery will result in street grades/pad elevations compatible with those of adjacent streets and adjoining lots. With the exception of the potential building height issue identified Staff Report- 11/24/98 15 under section A. 6 of the analysis, the project has been found to be compatible in terms of land use with existing adjoining areas and in compliance with infill requirements. 2) TRACT LAYOUT The Meadowlark tract has been designed as four distinct but interconnected neighborhoods (planning areas). The Spine Road (Street"A")provides access to the property from Heil Avenue and from Warner Avenue at Plaza Lane. The Spine Road meanders through the subdivision, separating Planning Areas 3 and 4, Planning Areas 1 and 3 and dividing Planning Area 2. The northern terminus of the Spine Road at Heil Avenue aligns with Del Mar Lane. Local access to the four planning areas is provided directly via the Spine Road. Access to Planning Area 1 and 4 is also provided from the Pearce Street extension and Roosevelt Lane respectively. The Pearce Street connection has been planned to limit traffic on said street to 2,500 average daily trips in compliance with Meadowlark Specific Plan limitations. The project does not propose any significant grade changes. The project site is generally flat with a 15 ft grade differential between the site's high point (appr. 30 ft elev.) at its southwest portion to the lowest elevation point along Heil Avenue (appr. 15 ft elev.). Proposed pad elevations are 29.5 ft at the southwest corner of the site and drop to 17.2 ft along Heil Avenue. The density of the 313 unit project is 9.8 units per net acre (6.5 units per gross acre) and is well within the maximum density of 11.3 units per net acre (7.5 units per gross acre) and maximum number units permitted (345 dwelling units) by the Meadowlark Specific Plan. 3) OPEN SPACE The proposed project is in compliance with common and private open space requirements set forth in the Meadowlark Specific Plan. A total of 0.79 acre of common open space area is required for the project exclusive of public parkland dedication. The CRG proposal provides 1.55 acres of common usable open space of which 0.65 acres is proposed to be developed as a private mini-park site (Lot 315) with recreational amenities such as a pool, meeting rooms, tot-lot etc. which will be maintained by the HOA. Private open space equal to or greater than four hundred (400) sq. ft. per residential lot has also been included as part of the subject development proposal. 4) HYDROLOGY The applicant submitted a preliminary drainage study to evaluate existing conditions in the vicinity of the project and to determine the impacts and required mitigation for ultimate buildout of the proposed development. Downstream constraints at the Sunset (CO7) Channel, which is currently functioning at or near full capacity during major rain storms, resulted in City staff recommending to the applicant that an alternative method of drainage mitigation be explored. In response to this issue, the applicant has proposed detaining a portion of the project storm water runoff within the proposed neighborhood park site. The storm water is proposed to remain detained in the park site until the peak of the storm has passed. The water then will be conveyed to the Sunset Channel by means of a public storm drain system in Heil Avenue and Bolsa Chica Street. Staff Report- 11/24/98 16 The Public Works Department has reviewed the preliminary drainage study and deemed it acceptable as proposed mitigation for the project. Final design studies will be performed by the applicant's engineer to determine the actual sizing of the entire required storm drain facility to be constructed by the development. 5) AFFORDABLE HOUSING The Meadowlark Specific Plan requires provision of affordable housing in conjunction with the development of the project site. Ten percent(10%)of the total units proposed are required to be affordable to low and moderate income level households (100% of the Orange County Median Income) for a period of thirty years. If rental units are proposed to satisfy affordable housing requirements , the units are required to be for households earning between 50% -80% of the Orange County Median Income. CRG has agreed to satisfy the project's affordable housing obligation through provision of rental units. The developer proposes to enter into an agreement with Bridges Housing Foundation to maintain rental units off-site at a rental rate affordable to households earning between 50% - 80% of the Orange County Median Income. A detailed description of the type, size, location and estimated rental rate will be submitted prior to recordation of the final tract map. 6)RESIDENTIAL DEVELOPMENT STANDARDS/DESIGN PROVISIONS Planning Area I a. Parking Requirements Issue: The Meadowlark Specific Plan references (MSP sec. 4.3,pg. 16 and sec. 5.1,pg. 41) and relies on the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) for purposes of establishing off-street parking requirements. The HBZSO specifies a minimum of two enclosed and two open parking spaces must be provided for each single family dwelling (new construction) with 0-4 bedrooms and requires three (3) enclosed and three (3) open parking spaces for dwellings with five (5) or more bedrooms. Based on the HBZSO definition for a bedroom,PIan 2 and Plan 3 (total of 39 dwelling units)qualify as five bedroom dwellings. The submitted development plans propose two-car in-lieu of three-car garages and could only accommodate open parking in a triple-stacked tandem configuration, in front of the garage (please refer to diagram below). The proposed parking arrangement is not in compliance with the amended Specific Plan and City standards, policy and practice. Staff Report- 11/24/98 17 PLAN 2 PLAN 3 LIU UOM I I AUDOWLE NHBiI _ PA-1 EX I PARKING 151111 Recommendation: The proposed architectural plans and/or tentative tract map should be revised to address applicable parking requirements and comply with the minimum Meadowlark Specific Pan off- street parking requirements. b. Building Height Issue: Meadowlark Specific Plan development standards (MSP sec.4.5, pg.21) limit the maximum building height within Planning Area 1 to 30 ft and a maximum of two stories. The "datum" for purposes of determining building heights within the Meadowlark Specific Plan area(except within the Planning Area 3 - 100 ft buffer area where HBOC building height requirements apply) is based on the standards set forth in section 230.70 of the HBZSO. The subject section specifies that datum shall be set at the highest point of the curb along the front property line. If no curb exists, datum is required to be set at the highest centerline of the street along the front property line. Currently, spot elevations identifying the highest point of the curb along street frontages are not available, however site sections submitted by the applicant identify a substantive grade differential between the sidewalk(s) and the building pad(s) in certain areas of Planning Area 1. The proposed building heights within Planning Area 1 were not properly identified on the submitted plans. The "finished pad to top of roof' building heights depicted on the architectural plans for each plan/elevation alternatives, as scaled by staff, are as follows: Plan 1 - A30ft - C26ft- D26ft Plan 2 - A 30 ft - B 30 ft- C 27.5 ft Plan3 - A29.5 - B30ft- D26ft Staff Report- 11/24/98 18 The issue is that the combined height of the building's"finished pad to top of roof'and the new"top of curb to finished pad"differential exceeds the maximum thirty (30') ft height requirement. Given the number of dwellings proposed at a 30 ft height and the identified grade differential,staff believes that modifications to the submitted plans would be necessary in order to ensure project compliance with the Meadowlark Specific Plan building height limitations and provide a variable and interesting street scene. Recommendation: Modify the architectural plans and/or grading as necessary to comply with the Meadowlark Specific Plan maximum building height requirements. Planning Area 2 a. Front Yard Setbacks Issue: The amended Meadowlark Specific Plan requires a minimum fifteen(15) ft front yard setback for dwellings and permits patios and entry elements to be constructed at a twelve (12) ft setback from the front property line (MSP sec.4.5, pg.26). In addition, the Specific Plan provides for consideration of average front yard setbacks and establishes an average of twelve (12) ft as the front yard setback with a minimum of ten(10) ft, only for high quality innovative design concepts which promote pedestrian oriented design principles and result in an improved street-scene when proposed in conjunction with landscaped parkways (MSP sec.4.5, pg.27). CRG proposes five (5) wide landscaped parkways along street frontages within Planning Area 2 and has requested consideration and approval of "average front yard setbacks" -average setback 13.9 ft, inclusive of garage frontage (min)-within the subject planning area. Staff reviewed the request and has determined that the proposed architectural design would be acceptable in conjunction with fifteen (15) ft setbacks with minor product design modifications (e.g. elimination of the three car garage product type Plan 2X),however, staff believes that consideration of"front yard averaging" warrants additional and more significant product modifications (e.g. inclusion of housing product type(s) with garages within the rear half of the lot or side entry garages). Staff s opinion is based on the belief that although the proposed building design, when viewed individually, appears to be of good quality, the overall site planning (plotting/product mix) of the subject Planning Area does not necessarily promote an innovative design concept and is in conflict with the residential product design standards of the Meadowlark Specific Plan which promote "locating and designing garages so that they do not dominate the street scene", "minimizing the amount and width of the paving of front yards for driveway and garage access" and providing variable setbacks between dwellings on adjacent lots "to avoid a monotonous pattern of houses and create an interesting street-scene". Moreover, staff s position is also supported by the General Plan policy which advocates increased front yard setbacks where reduced street widths are implemented. This General Plan policy leads staff to believe that provision of parkways alone is not sufficient to accept front yard setback averaging for projects which do not achieve the level of innovative design and attain Specific Plan goals worthy of design standard deference. Recommendation: Modify the architectural submittal for Planning Area 2 to incorporate side entry garages and/or housing product type(s) which incorporate the garage within the rear half portion of the lot (front yard setback averaging option) or revise the proposed technical plan layout to comply with the fifteen (15) ft minimum front yard setback for dwellings and twelve (12) ft minimum for patios and entry elements in conjunction with eliminating Plan 2X from the proposed product mix. Staff Report- 11/24/98 19 b. Exterior Side Yard Setbacks Issue: The proposed development plan is in substantial conformance with the minimum exterior side yard setbacks set forth in the Meadowlark Specific Plan with the exception of Lot# 39. The Specific Plan requires an exterior setback (MSP sec.4.5, pg. 27) equal to twenty percent(20%) of the lot frontage (but need not to exceed 10 ft) be provided through the subject Planning Area. Lot#39 has been designed with a fifty (50) ft lot frontage and eight (8) ft exterior side yard setback in-lieu of ten (10) ft. Recommendation: Revise the submitted plan to accommodate a minimum of ten (10) ft exterior side yard setback. c. Parking Requirements Issue: - Interior garage dimensions - The amended Meadowlark Specific Plan incorporates provisions which address garage use and establish minimum design criteria, more specifically, within Planning Area 2 the Specific Plan requires minimum interior garage dimensions to be twenty (20) ft (width) by twenty (20) ft (depth) and does not allow for any exceptions (MSP sec.4.4, pg.19). Two (2) of the five (5) product types (total of 17 units) proposed for the subject planning area incorporate garages which are not in compliance with the minimum interior garage dimension standard (19 ft X 21 ft). CRG proposes the following garage design for Planning Area 2: Number Size Garage sq. Storage area Storage area of Units ft. required provided Plan 1 15 21' X 20' w/ storage alcove 420 sq ft N/A N/A Plan 2** 9 19' X 21' 399 sq ft N/A N/A Plan 8 19' X 21' w/extra(IO'X16') sub- 399 sq ft N/A N/A 2X** standard compact space Plan 3 5 20' X 20' w/ storage alcove 400 sq ft N/A N/A Plan 14 20' X 20' w/extra(14'X16')sub- 400 sq ft N/A N/A 3X** standard tandem space Total 51 (** denotes non-compliance—refer to text for specific areas) Recommendation: Revise the architectural plans, site plan and/or tentative tract map to satisfy applicable parking requirements. Issue: - Compact and tandem parking design for excess parking-Notwithstanding specific parking requirements incorporated in the amended Specific Plan, development proposals within the Meadowlark property are subject to HBZSO parking provisions (HBZSO sec.231.14). The HBZSO does not permit tandem and compact parking spaces to count towards satisfying minimum parking requirements and establishes minimum design standards for compact parking, where permitted. The City has been very cautious in the evaluation of recent residential development project requests which incorporate tandem and compact parking as excess parking and has conditioned projects to comply with minimum standard parking dimensions where additional parking in excess of the minimum required was desired by project Staff Report- 11/24/98 20 proponents. City's concerns and conditions are based on recent inquiries and requests by property owners who purchased homes that were approved in the past with excess compact and tandem parking, to consider these substandard parking spaces towards fulfilling minimum parking requirements when requesting approvals for building additions. Plan 2X and 3X incorporate substandard compact and substandard tandem parking respectively. The Plan 2X one-car garage does not comply either with the applicable minimum nine (9) ft(width) by nineteen (19) ft(depth) interior parking space dimensions or compact parking dimensions. Plan 3X does not comply with either the standard minimum nine (9) ft (width) by nineteen (19) ft(depth) interior parking space dimension or compact parking space dimension and in addition could not satisfy minimum parking requirements based on its tandem design configuration. Recommendation: Revise the architectural plans as necessary to satisfy applicable parking design standards or designate the space to an alternate use. Planning Area 3 a. Rear Yard Setbacks Issue: Dwellings within Planning Area 3 are subject to compliance with a fifteen(15) ft minimum rear yard setback with a maximum of up to fifty percent(50%) of the rear building wall set at thirteen (13) ft. Fifty-one (51)dwelling units (Plan 1, 2 and 3 housing product types) in the subject planning area do not comply with the minimum rear yard setback requirements due to primarily second floor projections and first floor configurations. Recommendation: Revise the architectural submittal for Plan 1,2 and 3 to comply with the Meadowlark Specific Plan requirements or modify the Tentative Tract Map and associated CUP documents to accommodate the proposed architecture. b. Garage Use/Design Issue: - Garage dimensions and storage - The amended Meadowlark Specific Plan establishes garage design/use requirements for development within the project site and sets a minimum garage dimension of twenty (20) by twenty (20) ft as the standard (MSP sec.4.4, pg.19). In Planning Area 3 a maximum of ten percent (10%) garage area reduction(up to 40 sq. ft. yielding 360 sq. ft. garage area) is permitted for a non-cumulative twenty-five percent(25%) of the dwelling units within each planning area, upon approval of a conditional use permit. The Specific Plan states that when a reduction of garage area is proposed, a minimum area of eighteen (18) ft(width) by nineteen (19) ft(depth) should be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required (400 sq. ft.) is required to be provided in the form of storage areas (overhead, recessed or other storage configurations)that do not impede the eighteen (18) by nineteen (19) ft automobile garage parking area. Staff Report- 11/24/98 21 The proposed garage design data within Planning Area 3 is as follows: Number of Size Garage sq. ft. Storage area Storage area Units required provided Plan 1** 43 18' X 22' 396 4 sq ft 0 Plan 2** 36 18' X 20' w/ 356 sq ft. 40 sq ft 0 additional 9' X 5.75' 54.6 sq ft laundry Plan 3** 34 18' X 20' w/ 360 sq ft 40 sq ft 0 additional 8.5' X6' 51 sq ft laundry Total 113 (** denotes non-compliance—refer to text for specific areas) Planning Area 3 garage design is not in compliance with the requirement for provision of twenty ft (20) by twenty (20) ft minimum interior garage dimensions in seventy-five percent of units (85 garages). Moreover, Plan 2 is not in compliance with the minimum required dimension (18'X19') for automobile storage due to a design condition which introduces a hallway closet within said storage area and impedes use of the space. Finally the proposed garage/storage may not be in compliance with minimum storage requirements applicable to 25% of units with reduced garage areas. The applicant requests credit to be given towards fulfilling minimum garage area and storage requirements for laundry areas (Plan 2 and 3) adjoining the automobile storage area. These areas were previously presented to the Planning Commission and staff as separate laundry rooms adjacent to the garage and have been connected by removing the common wall between the garage and laundries. As modified, the proposed garages would technically satisfy minimum storage requirements. Recommendation: Consider the applicant's proposal and approve/or deny based on the intent of the Meadowlark Specific Plan storage provision requirements. c. On-street Parking The Meadowlark Specific Plan standards intend to foster development which provides a high quality, safe and convenient living environment for the new residents while at the same time advocate compatibility between new and existing development. The proposed parking plan depicts on-street parking along the easterly portion of Planning Area 3 as follows: east side of Street"P"; south side of Street"Q" east side of Street"R"; north side of Street"O" east of Street "N" ; east side of street"N" east side of Street"R"; and south side of Street"S". The Planning Commission at previous meetings provided direction to CRG and requested relocation of the proposed on-street parking away from the easterly project perimeter within the subject planning area in order to minimize impacts to existing adjacent development and attain a more evenly distributed and Staff Report- 11/24/98 22 convenient on-street parking arrangement. The proposed parking plan is not in compliance with the intent of the Meadowlark Specific Plan and Planning Commission direction. Recommendation : Revise the Parking Plan in accordance with previous Planning Commission direction. The proposed on-street parking on the aforementioned streets shall be relocated along the opposite curb side, while still maintaining the minimum code required on-street parking spaces. Planning Area 4 a. Front Yard Setbacks Issue: The Meadowlark Specific Plan requires a fifteen (15) ft front yard setback within Planning Area 4. The submitted development plans for said area do not comply with the applicable front yard setbacks. Specifically, Plan 4 (second floor) as designed encroaches within the minimum applicable setback. This condition affects twenty-two units within the planning area. Recommendation: Revise the architectural plans and /or tentative tract map and conditional use permit documents to comply with the provision of the Meadowlark Specific Plan. b. Side Yard Setbacks Issue: Planning Area 4 is proposed to be designed as a z-lot-line subdivision and be developed with a two-pack housing product. The architectural plans submitted for review and consideration are in compliance with the Meadowlark Specific Plan in terms of side yard setbacks, however, the tentative tract map is inconsistent in terms of proposed lot dimensions (lot widths)with the proposed architectural plans and development of the proposed dwelling based on the subject tentative building would not meet the minimum side yard setback required. Recommendation: Revise the architectural plans and /or tentative tract map and conditional use permit documents to comply with the provision of the Meadowlark Specific Plan. c. Garage Use/Design Issue: - Garage dimensions and storage - The amended Meadowlark Specific Plan establishes garage design/use requirements for development within the project site and sets a minimum garage dimension of twenty (20) by twenty (20) ft as the standard. In Planning Area 4 a maximum of ten percent(10%) garage area reduction(up to 40 sq. ft. yielding 360 sq. ft. garage area) is permitted for a non-cumulative twenty-five percent (25%) of the dwelling units within each planning area, upon approval of a conditional use permit. When a reduction of garage area is proposed, a minimum area of eighteen(18) ft (width)by nineteen(19) ft(depth) is required to be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required (400 sq. ft.) should be provided in the form of storage areas(overhead,recessed or other storage configurations)that do not impede the eighteen (18)ft by nineteen(19) ft automobile parking area within the garage. Staff Report- 11/24/98 23 CRG proposes the following garage design/storage areas for Planning Area 4: Number of Size Garage sq. ft. Storage area Storage area Units required provided Plan 1** 21 18' X 20' w/ 391 9 sq ft 60 sq ft storage alcove Plan 2** 24 18' X 20' 360 sq ft. 40 sq ft 40 sq ft Plan 3** 20 18' X 20' w/ 399 sq ft 1 sq ft 13 sq ft storage alcove Plan 4** 22 18.8' X 20' w/ 398 sq ft 2 sq ft 40 sq ft storage alcove Total 87 (** denotes non-compliance—refer to text for specific areas) Planning Area 4 garage design is not in compliance with the requirement for provision of twenty (20) ft by twenty (20) ft minimum interior garage dimensions in seventy-five percent of units (65 garages). Moreover, Plan 1, 2 and 3 are not in compliance with the minimum required dimension (I8'X19') for automobile storage due to proposed cabinet storage area location. Recommendation: Revise the architectural plans and/or tentative tract map and conditional use permit documents to comply with the garage design/ storage provisions of the Meadowlark Specific Plan. d. Subdivision Design of Planning Area 4 (SW corner) Issue: CGR proposes an open space lot (Lot "N") at the southwest corner of Planning Area 4. The proposed open space area due to its location and configuration raises land use planning and safety concerns. Staff believes that Lot "N" lacks adequate connection and access with the remaining portion of the subject planning area and may provide an area for undesirable activities (loitering etc.), thus negatively impacting the existing neighborhood and new residential development. Recommendation: Redesign the southwest corner of Planning Area 4 to provide a landscape buffer along Airport Circle and incorporate the remaining portion of Lot"N" within the adjoining private lots. Public Park Issue: The amended Meadowlark Specific Plan establishes specific parkland dedication requirements for development within the project area as follows; dedication and improvement of a minimum 2.4 acre neighborhood park to serve the Meadowlark community; improvement of 0.8 acre of undeveloped Norma Gibbs Park area; and payment of parkland dedication in-lieu fees based on a land value equal to $500,000 per acre, to satisfy the remaining parkland dedication obligation. The applicant has identified the proposed public park location and its size on the submitted plans (2.4 net acres). The Planning and Public Works Department performed an area "take of of the net park Staff Report- 11/24/98 24 wev/S /O eS a Aix�1 .? �o j�a �e�o �z� �L� o� //-,77 9� /-2/�t s�q i h e G'�o�^ i J boundaries for the subject lot using a planimeter. Several readings were taken yielding 2.3 net acres of park area, therefore the Tentative Tract Map and Conditional Use Permit documents, as proposed, are not in compliance with the minimum parkland dedication requirement. Recommendation: Revise the Tentative Tract Map and Conditional Use Permit documents to bring the proposal in compliance with the minimum parkland dedication requirements. Fences/Walls a. Interior Side and Rear Yard Fence Design Issue: The amended Meadowlark Specific Plan requires interior and rear yard fences to be of masonry construction. The submitted Wall and Fence Plans propose construction of 6 ft high wood fences at side and rear interior property line locations and are in conflict with the Specific Plan development standard. Recommendation: Revise the Wall and Fence Plans to depict masonry walls at rear and interior fence locations. 7) SUMMARY OF MEADOWLARK SPECIFIC PLAN COINIPLIANCE ISSUES The CRG development proposal is not in the compliance with the Meadowlark Specific Plan provisions and intend in the following areas: public park, parking requirements (minimum number of open and enclosed spaces), garage use/design, building height, front yard setbacks, exterior side yard setbacks, interior side yard setbacks,_rear-yard setbacks, on-street parking, open space design (SW corner of PA-4) and fence/wall standards. C-)--I R.f Staff Report- 11/24/98 25 B. Compliance with staff recommendations on amended Specific Plan Park Issues a. Park Land Dedication, Improvements and In-lieu Fees Issue: The City has set its park standard at five (5) acres per one-thousand (1000) people. Under the Quimby Act, the City has the option of accepting fees in-lieu of land dedication. The City's Zoning and Subdivision Ordinance (HBZSO section 254.08H) states: H. Amount of Fee in Lieu of Park Land Dedication. Where a fee is required to be paid in-lieu of park land dedication, such fee shall be equal to an amount for each acre which would otherwise have been required to be dedicated by Section 254.081), which amount is the average fair market value per acre of land in all RL zoned neighborhood public parks within the City if such land were not used for or zoned for park or recreational purposes. Fair market value of the land in such neighborhood park properties in the City shall be determined every two years by a qualified real estate appraiser. Such appraisal shall exclude improvement. Based on Quimby Act and Huntington Beach Zoning and Subdivision Ordinance, the required parkland- dedication obligation for the proposed 313 dwelling unit development is 5.37 acres (313 units X 3.43 persons per unit X 5 acres /1000 = 5.37 ac). As indicated above, the subject parkland dedication, at the City's discretion, may be satisfied by land dedication only, in-lieu fees or a combination thereof. The Community Services Department initiated an appraisal because the current parkland dedication land value ($181,900) per acre was based on a 1990 land appraisal. It has been determined, based on this recently completed appraisal by a City retained qualified appraiser, that the current land value within the vicinity of the project area is $516,500 per acre, thus strict land dedication of 5.37 acres would have a real value of$2,773,605. Assuming that the City was to accept raw land as the park dedication requirement for the project, it would then have to fund the subject park's improvements. Current park development costs are approximately $150,000 per acre. Thus the City would need to appropriate $805,500 to develop the park site. Staff evaluated the development proposal, assessed project impacts to the community and has concluded that the proposed 313 single family detached home development on small lots will have a significant impact on at least two major areas of the city's park and recreation system; youth and sports facilities and active neighborhood park uses. This conclusion is based on an analysis of the youth sports needs assessment study and the condition of the surrounding parks and school facilities that could meet the above stated needs (please refer to Community Services memoranda dated May 29, 1998 and October 21, 1998 - Attachment No. 7 and 8). Staff Report- 11/24/98 26 The applicant proposes to dedicate and improve 2.4 acres of neighborhood parkland plus develop 0.8 acres of Norma Gibbs Park for a total of 3.2 acres of active Neighborhood Park. The aforementioned dedication and improvements in conjunction with private recreational amenities on the project site (pool, meeting room, tot lot) are intended to satisfy the minimum recreational needs for the proposed development. Staff believes that a 3.2 acre active neighborhood park site will not fully address the active neighborhood park demand impacts of the project due to its insufficient size and lack of buffer areas. The following outlines the applicant's proposal in a matrix form. PARKLAND DEDICATION REQUIREMENT FOR 5.37 ACRE S/313 DWELLINGS (CRG PROPOSAL) $ Value Comments Park dedication of 2.4 acres 1,200,000 Value of land is based on estimate (2.4 ac X $500,0001 ac) accepted by the Planning Commission ($500,000 /ac) prior to completion of land value appraisal by the City. In lieu-fees for 2.97 acres 1,485,000 (5.37 ac—2.4 ac=2.97 ac X $500,0001 ac) Total 5.37 ac 2,685,060 Recommendation: Staff and the Community Services_.Commission recommends a minimum of 3.4 acres of parkland dedication and improvement of 0.8 acres of Norma Gibbs Park in order to develop a 4.2 acre active neighborhood park which could accommodate minimum practice field areas and incorporate adequate buffer zone(s) between the various sports activities (AYSO soccer, Little League baseball, etc.) as well as practice field areas and adjacent residential properties. In addition, it is recommended that park dedication in-lieu fees be paid, equal to the difference between project parkland obligation(5.37ac) and land dedicated ( 3.4ac), based on the appraised land value of $516,500 per acre. These fees will be utilized to improve the 3.4 acres dedicated by the applicant; improve 0.8 acres of Norma Gibbs Park; reconstruct the tennis courts at Harbour View School; and construct lighting improvements at Marina High School. Staff s opinion is that these off-site improvements will mitigate project impacts on youth and adult sports facilities. The following outlines the above staff recommendation and dollar value of the project's parkland dedication obligation inm c matrix form. CQ -� e. _Z Vf Ir 7 �v - r•w is .•v Staff Report- 11/24/98 27 PARKLAND DEDICATION REQUIREMENT FOR 5.37 ACRES/313 DWELLINGS (STAFF PROPOSAL) $ Value Comments Park dedication of 3.4 acres 1,756,100 Value of land is based on recent land appraisal (3.4 ac X $516,500/ac) valuation of $516,500 /acre In lieu-fees for 1.7 ac 1,017,505 The amount of in lieu-fees shall be allocated as (5.37 ac—3.4 ac= 1.97 follows; acres X $516,500) a. Park improvements of the 3.4 acre park and 0.8 acres of Norma Gibbs Park(4.2 acres total active neighborhood park—4.2 acres X $ 150,000/ac park impr.= $630,000) and b. Allocation of $ 387,505 (remaining in-lieu park fee funds $1,017,505 - $630,000 = $387, 505) towards reconstruction of tennis courts at Harbour View School and lighting improvements at Marina High School. Total 5.37 ac 2,773,605 In summary, staff believes the aforementioned parkland dedication alternative will adequately address project impacts to the City's parks and recreation system, accommodate the needs of the Meadowlark community residents, provide the necessary facilities concurrently with the development of the subject proposal and will eliminate City fiscal impacts associated with initial park improvements of the proposed neighborhood park site. b. Public Park Parking Issue: The Public Works Department analyzed the parking needs for the proposed 3.2 acre neighborhood park. Based on a daily trip generation rate of 5.9 trips per park acre and anticipated uses for practice ball fields staff determined that 20 parking spaces will be necessary to accommodate parking for park users. The proposed development plan provides a total of 16 parallel parking spaces along the easterly side of the Spine Road adjacent to the Park. Staff believes that the proposed number of parking spaces will not adequately address future parking needs. Staff is concerned that parking park impacts will negatively affect circulation on private residential streets to the north and south of the park site which are proposed to only accommodate parking on one side of the street. Recommendation: Revise the proposed development plans to accommodate a minimum of 20 parking spaces to satisfy park parking needs. Staff Report- 11/24/98 28 c. Dwellings adjacent to the Public Park Issue: The applicant proposes to develop seven(7) residential lots along the southerly boundary of the public park site. The Community Services Department, as noted above, has expressed concerns regarding lack of adequate buffer areas between the park and adjoining land uses and the placement of homes along the parks periphery. Moreover, Police Department staff has encouraged the redesign of the subject area to alleviate the park site/single family home adjacency for safety and crime prevention reasons. Overall, from a land use planning, safety and code enforcement standpoint staff believes that re-planning of the subject area is warranted in order to address the aforementioned issues. Recommendation: Revise the proposed development plans to eliminate land use conflict, safety and code enforcement issues by re-planning the segment of Planning Area 3 along the southerly boundary of the public park. Street Sections a. Pearce Street Extension Street Section Design Issue: The Pearce Street extension through Planning Area 1 (Street "K" and Street "I") is proposed to be constructed in accordance with modified private street standards providing thirty-two (32) ft curb to curb paved width with parking on one side; five(5) ft landscaped parkways and; four (4) ft sidewalks on both sides of the street. Staff believes that the subject street segment should be designed as a public street,to address parking and emergency access concerns. Recommendation: Redesign the Pearce Street extension based on public street standards as follows: 40 ft curb to curb paved street section with parking on both sides; 6 ft wide landscaped parkways and; 4 ft wide sidewalks (60 ft total right-of-way street width). b. Private Street Section Design The applicant proposes reductions to street section design standards for private streets within the project area, specifically, CRG's request includes; reduced curb to curb paved street widths (PA 1-4); reduced sidewalk widths (PA 3 and 4) and; reduced landscaped parkway widths (PA 1 and 2) -please refer to the diagram below for terminology application-. Street Right of Way Landscaped Curb to Curb Landscaped Street Right of Way Sidewalk Parkway (Paved Street Section) Parkway Sidewalk —i---------------- ----------- - --- — -- - —----- i Landscaped Curb to Curb Landscaped Sidewalk Parkway (Paved Street Section) Parkway ;Sidewalks r { { S { i { T } T S { S {` } Staff Report- 11/24/98 29 Staff s position on the proposed street design is as follows: 1) Curb to Curb Width Issue: The applicant proposes 32 ft wide curb to curb paved street sections for the private streets throughout the project area. The City has in the past approved projects with reduced street sections and restricted on-street parking along one side of the street . In terms of this proposal, staff originally supported reduced street widths in the context of an overall framework for a master planned project that could accommodate the necessary parking, storage and open space needs. Staff conducted a windshield survey to determine compliance of on-street parking restrictions within small-lot projects with reduced street widths. In addition staff conducted informal interviews and obtained information regarding storage and garage space needs from property owners/residents of small-lot development projects. Overall staff found that on-street parking restrictions were not implemented as intended. Generally on-street parking on residential streets with reduced street sections occurs on both sides regardless of imposed Fire Department limitations. Moreover staff found that residents of small-lot projects generally desired additional garage and/or storage areas. The proposed plan does not comply with the minimum number of on-site residential parking and park parking requirements(please refer to discussion under Analysis/Section A and B ). In addition the proposed plan is not in compliance with the intent of garage storage provisions (please refer to Analysis /Section A). Furthermore, the proposed plan proposes on-site tandem parking to satisfy minimum parking requirement(please refer to discussion below) which could negatively impact on-street parking by; forcing overflow on-site parking on streets inadequately designed to accommodate the additional number of automobiles and; creating a condition(s) which could prevent adequate emergency vehicle access throughout the project. It is staffs opinion, based on the identified parking and storage needs and inherent enforcement issues built in small-lot development projects with limited on-street parking and reduced street widths, that the curb to curb street section proposed by CRG would not properly address project parking and emergency vehicle access needs. Staff believes the proposed development should be redesigned to accommodate on- street parking on both sides of the street. Recommendation: Staff recommends that a minimum forty (40) ft curb to curb paved street sections be provided for private streets throughout Planning Area 1-4 or thirty-six(36) ft curb to curb street section with the units fire sprinkled. 2) Sidewalk Design (PA3 and PA4) Issue: The CRG development proposal incorporates five (5) ft wide monolithic sidewalks with flare-outs, to accommodate street furniture clearances, within Planning Area 3 and 4. The proposed sidewalk design is not in compliance with City Standards. Staff finds the proposed design inappropriate, particularly in the context of small-lot development proposals where narrower lot frontages, reduced setbacks and Staff Report- 11/24/98 30 frequent driveway curb cuts limit land availability and furniture placement affects pedestrian access. In summary staff believes that the modified sidewalk design does not represent the optimum design solution and it can affect overall street appearance and function. Recommendation: Redesign the development plans to accommodate six (6) ft. wide sidewalks within Planning Area 3 and 4. 3) Landscape Parkway Design(PA1 and PA 2) Issue: The submitted plans provide five (5) ft wide landscaped parkways along both sides of the proposed private streets within Planning Area 1 and 2. Staff believes that at a minimum six (6 ) ft wide landscape parkways should be provided to accommodate tree growth and achieve the desired tree canopy effect along the street frontages. Recommendation: Redesign the development plans to accommodate six (6) ft. wide landscaped parkways within Planning Area 1 and 2. On-site Parking a. Tandem Parking Issue: Portions of the proposed development within Planning Area 1 and 4 satisfy on-site parking requirements by tandem parking configurations. Although the proposed design arrangement has been endorsed by the Planning Commission, staff has expressed concerns regarding implementation of the concept. Staff believes the proposed tandem design solution does not provide the functional convenience and accessibility offered by side by side parking. Staff anticipates that this condition, combined with reduced street sections, will result in overflow parking along street frontages and negative impacts to on- street parking. Recommendation: Staff recommends redesign of the development proposal to accommodate on-site parking per HBZSO requirements. Fences/Walls a. Front Yard Fences Issue: The applicant proposes to install fences up to forty-two (42) inches in height within front yard setback areas. Specific fence locations and design have not been provided for review. Based on the parameters of the small-lot development proposal under consideration, staff finds that such fences will not contribute in the enhancement of the overall appearance of the Meadowlark residential community. The project incorporates reduced lot frontages and building setbacks than those found in typical RL zoned districts. Front yard fences in this design context can potentially screen front yard landscaped areas and could result in a collage of different front yard fences that could detract from the building architecture and negatively impact the aesthetic appearance of the project area. Recommendation: Eliminate front yard area fences or establish a framework of design criteria and/or fence design alternatives for each planning area which would be used as the basis for front yard fence Staff Report- 11/24/98 31 design and would take into account specific planning area setbacks, product type and front yard area landscaping. Day Care Land Use Provisions a. Day Care Limited and Day Care Large Issue: The proposed development would not accommodate small family day care and large family day care facilities. Staff finds that to be detrimental because it deprives individuals (property owners and residents of the Meadowlark community)of this specific service and of the ability to engage in the business of offering small and large family day care services. Recommendation: Allow the establishment and operation of Day Care Limited and Day Care Large land uses/facilities within the Meadowlark Specific Plan area. IX. SUMMARY: The CRG/ Meadowlark residential proposal (TTM No. 15459 and CUP 97-80) for the development of a small-lot single family residential community is inconsistent with numerous development standards and provisions of the Planning Commission approved Meadowlark Specific Plan. Staff believes that cumulatively, project issues and inconsistencies of the proposed plan with respect to the Meadowlark Specific Plan are significant and warrant a recommendation for project denial. In addition, and even more importantly, staff believes that project issues relative to design, emergency access, public park dedication and community recreational needs have not been adequately mitigated and should be addressed in order to comply with General Plan goals, objectives and policies. In order to address outstanding project issues the submitted proposal will have to be revised. Depending on the modifications decided to be made by the applicant, the nature of the overall project may be altered significantly. For this reason staff does not support conditional approval of the submitted plans and recommends denial of the project. Staff finds that the project is not in substantial compliance with the amended Meadowlark Specific Plan and recommends denial of the development proposal based on the following reasons: ♦ The project is not consistent with Land Use Element, Circulation Element and Recreation and Community Services Element goals, objectives and policies of the General Plan, which foster development of high quality communities by means of creative design solutions; ensuring provision of infrastructure and; addressing the recreational needs of the community. ♦ The project, does not comply with the provisions and development standards of the amended Meadowlark Specific Plan. . The proposal is inconsistent with applicable public park, parking requirements (minimum number of open and enclosed spaces), garage use/design, building height, front yard setbacks, exterior side yard setbacks, interior side yard setbacks, rear yard setbacks, on- street parking, open space design (SW corner of PA-4) and fence/wall standards. Staff Report- 11/24/98 32 ♦ The project will be detrimental to the general health, welfare and safety of persons residing or working in the project vicinity. The project does not incorporate the necessary street infrastructure to ensure emergency access; provide adequate buffer areas between park and residential uses; parking for project residents and neighborhood park users; utilize design solutions to eliminate crime related activities. X. ATTACHMENTS: 1. Findings of Approval for ND No. 97-21/Findings of Denial for TTM No. 15469 and CUP No. 97-80 2. Negative Declaration No. 97-2 1(Includes Environmental Checklist and Mitigation Measures) 3. Tentative Tract Map No 15469 documents(dated October 19, 1998) 4. Conditional Use Permit documents (Technical Site Plan, Parking Plan, Wall and Fence Plan, Conceptual Landscape Plan, 20 Scale Exhibits, Phasing Plan/dated October 19—21, 1998) 5. Narrative 6. Meadowlark Specific Plan (dated September 1998, as modified by Planning Commission action) 7. Community Services Department Report to Community Services Commission(dated May 29, 1998) 8. Community Services Department Memorandum to Planning Department(dated October 21, 1998) 9. Fire Department Memorandum (dated November 16, 1998) 10. Public Comments - Letters in Opposition and/or Support 11. CRG correspondence 12. Findings and Conditions of Approval—Applicant's Request HZ:AW:kjl Staff Report- 11/24/98 33 ATTACHMENT 1 ATTACHMENT NO. 1 FINDINGS FOR APPROVAL: NEGATIVE DECLARATION NO. 97-21 DENIAL: CONDITIONAL USE PERMIT NO. 97-80/ TENTATIVE TRACT MAP NO. 15469 FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO. 97-21: 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act(CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. No comments were received during the comment period. 2. Mitigation measures avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. The mitigation measures will be incorporated as part of a project's conditions of approval and will address a number of potential impacts including: affordable housing requirements, land use compatibility, noise impacts and hazardous materials. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated will have a significant effect on the environment. FINDINGS FOR DENIAL - CONDITIONAL USE PERMIT NO. 97-80: 1. Conditional Use Permit No. 97-80 for the establishment of a 313 unit master planned residential community will be detrimental to the general welfare of persons working/residing in the vicinity. The proposed development does not provide adequate emergency access and on-street parking facilities. 2. The proposed project does not comply with the provisions of the Meadowlark Specific Plan and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. The proposed development is inconsistent with setback, parking, storage and parkland dedication provisions of the Meadowlark Specific Plan. 3. The granting of the conditional use permit will adversely affect the General Plan. The development proposal is inconsistent with the following Land Use Element, Circulation Element and Recreation and Community Services goals objectives and policies of the General Plan: Policy L U 9.1.2 Require that single family residential units be designed to convey a high level of quality and character considering the following guidelines: Minimize the amount and width of the paving of front yards for driveway and garage access. Staff Report- 11/24/98 Encourage innovative and creative design concepts. Locate and design garages so that they do not dominate the street frontage. Policy L U 9.3.2 Require that the design of new subdivisions consider the following: Consider an increase in front yard setbacks, sidewalk widths, and the inclusion of landscaped parkways, especially in neighborhoods where the street width is reduced. Goal CE 5 Provide sufficient, well designed and convenient on and off street parking facilities throughout the City. Objective CE 5.1 Balance the supply of parking with the demand for parking. Policy CE 5.1.1 Maintain an adequate supply of parking that supports the present level of demand and allow for the expected increase in private transportation use. Policy CE 5.1.2 Provide safe and convenient parking that has minimal impacts on the natural environment, the community image, or quality of life. Goal RCS 2 Provide adequately sized and located active and passive parklands to meet the recreational needs of existing and future residents, and to preserve natural resources within the City of Huntington Beach and its sphere of influence. Obi ctive RCS 2.1 Create an integrated park system that is complementary to existing and proposed development as well as the natural environment. Goal RCS 3 Develop park sites to provide diverse recreational and sports facilities that meet the residents' and visitors' active and passive recreational needs. FINDINGS FOR DENIAL - TENTATIVE MAP NO. 15469: Tentative Tract Map No. 15469 for the subdivision of 48.4 gross acres and establishment of a 313 unit residential subdivision is not consistent with the applicable draft Meadowlark Specific Plan (dated September 22, 1998) development standards and provisions. The Tentative Tract Map does not comply with parkland dedication requirements and would require substantial modifications to accommodate the proposed housing product type(s) and comply with health and safety related project requirements. R 10 ( - Staff Report- 11/24/98 ' `" 1 ATTACHMENT, 2 N -6 -44 ENVIRONMIENTA'L'OHECKLISTIFORM, - ck p� JNTINGTONIBEACI & A- �-PLANNINIWDIVISION,;;� x."'n'- kL"ASSESSMENTWO 39ENVIRONMENT) 1. PROJECT TITLE: Meadowlark Specific Plan Concurrent Entitlements: Conditional Use Permit No. 97-80 Tentative Tract Map No. 15469 Zone Text Amendment No. 97-4 Zone Map Amendment No. 97-1 2. LEAD AGENCY: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Contact: Amy Wolfe Phone: (714) 375-5075 3, PROJECT LOCATION: Approximately six hundred (600) feet north and east of the intersection of Bolsa Chica Street and Warner Avenue, Refer to Attachment I Project Vicinity Map. 4, PROJECT PROPONENT: Catellus Residential Group 5 Park Plaza, Suite 400 Irvine, CA 92614 Contact: Bruce DEliscu Phone: (714) 251-6100 5, GENERAL PLAN DESIGNATION: Existing: Mixed Use - Specific Plan Proposed: Mixed Use - Specific Plan ZONING: Existing: Meadowlark Specific Plan Proposed: Meadowlark Specific Plan 6. PROJECT DESCRIPTION: Project Background On February 1, 1988, the City Council of Huntington Beach adopted an amendment to the Land Use Element of the City's General Plan (Land Use Element Amendment 87-2C) and designated approximately sixty-five (65) acres of land, known as the Meadowlark property, as a planned community. The subject amendment required implementation of the planned community designation via adoption of a Specific Plan. The following policies were adopted by the City Council to provide direction for preparation of the Specific Plan: Environmental Assessment No. 97-21 1 04/24/98 GAWOLFEWEADOWLATADOC A TTA • The 15-acre retail center shall be located on Warner Avenue, extending between Roosevelt Street and the residential project to the east. • The total number of residential units, including any proposed affordable units, to be constructed on the fifty (50)-acre portion of the property due north of the commercial portion, shall not exceed six-hundred (600) units and shall be distributed among several product types. • A buffer shall be provided between the existing single-family homes and any attached residential units which are developed at greater than seven units per acre. • An internal traffic circulation plan shall be provided that will: - Provide street connections between Warner Avenue and Heil Avenue that would encourage non-project related through traffic; - Limit the amount of traffic on Pearce Street to a total of 2,500 average daily trips; - Locate vehicular access points to Warner Avenue and Heil Avenue so as to minimize traffic conflicts. • Provide a phased development plan, which coincides with the available capacity in the sewer and water systems. • Within 60 days of City approval of the first entitlement for development, the airport operation will cease. On March 7, 1988, a Specific Plan was adopted by Ordinance No. 2929 and Environmental Impact Report 87-2 (EIR 87-2), which addressed Land Use Element Amendment 87-2C, was certified. On January 28, 1991, a Meadowlark Conceptual Master Plan was submitted to the City of Huntington Beach in conjunction with the first CUP application for development of the 15-acre commercial site. Due to market conditions, the remaining 50t-acre residential portion of the Specific Plan was not developed. EIR 87-2 analyzed six alternative land use concepts for the project site, which are identified below: Alternative 1 - the existing airport. Alternative 2 - 10 acres as Mobile home resulting in 90 units, and 55 acres of Low Density Residential. Alternative 3 - 30 acres of Low Density Residential, 20 acres of Medium Density Residential and 10 acres of General Commercial. Alternative 4 - 55 acres of Medium Density Residential and 10 acres of General Commercial Alternative 5 - 30 acres of Medium Density Residential, 15 acres of Medium High Density Residential. Alternative 6 - 9.2 acres of Low Density Residential, 28.6 acres of Medium Density Residential, 15 acres of Medium High Density Residential, 2.9 acres of Senior Residential and 12.2 acres of General Commercial. EIR 87-2 addressed the following issues: Land Use Compatibility; Housing, Economic Considerations, Public Services and Utilities, Traffic and Circulation, Noise, Air Quality, Geology, Archaeology, and Environmental Hazards. The Public Services and Utilities section covered the following topics: Sewer, Water, Storm Drains, Police, Fire, Parks, Schools, Gas and Electrical Utilities, Solid Waste Disposal, and Senior Services. Findings of the EIR are summarized in Attachment No. 3. Based on a comparison of EIR 87-2 findings and the proposed project (described in further detail below), it has been determined that the project as proposed is substantially different than what was analyzed in the prior EIR and in fact, is a different "project". Based on the analysis provided herein, it has been concluded that an Initial Study/Mitigated Negative Declaration (MND) referencing Environmental Assessment No. 97-21 2 04/24/98 GA WOLFEMEADO WLATEA.DOC Section 15153 of the CEQA Guidelines (incorporation by reference the prior certified EIR) is the appropriate environmental review process for the proposed project. Two conditions must be met in order for this type of environmental documentation (i.e., Init, Study/MND incorporating by reference EIR 87-2) to be adequate. First, the project or proposals submitted by the applicant prior to public review of the proposed MND must be revised to avoid potentially significant effects or the effects must be mitigated down to a point where the effects are clearly insignificant. Second, there is no substantial evidence before the agency that the project as revised may have a significant effect. The public will be given an opportunity to review the project to determine whether the changes and/or proposed mitigation measures are sufficient to eliminate the significance of the effects. Proposed Project The project site is located about six hundred (600) feet north and east of the intersection of Bolsa Chica Street and Warner Avenue. The proposed project consists of a Zone Text Amendment (ZTA), Zone Map Amendment (ZMA), Conditional Use Permit (CUP) and Tentative Tract Map (TTM). The proposed amendments to the Meadowlark Specific Plan (ZTA/ZMA) will affect approximately 48.4 acres of the 65 acre specific plan area. The same 48.4 acres comprise the project area for the CUP/TTM. The following further describes the specific actions proposed by the applicant: Zone Text Amendment No. 97-4/Zone Map Amendment No. 97-1 The applicant is requesting a Zone Text Amendment and Zone Map Amendment to the original Meadowlark Specific Plan. The current Specific Plan identifies development standards for commercial, detached single-family residential and multi-family medium high density residential development. The Specific Plan Amendment outlines new design standards and criteria primarily address small-lot residential product type development. The amended Meadowlark Specific Plan provides an overall Development Plan to implement the goals and policies of the Huntington Beach General Plan within the 48.4 acre residential segment of the project area. The Development Plan consists of the following seven major components: 1) Land Use; 2) Circulation; 3) Open Space/Recreation; 4) Landscape Concept; 5) Public Facilities; 6) Grading; and 7) Phasing. The following briefly summarizes the components of the plan: Land Use The 48.4-acres of undeveloped land within the Meadowlark Specific Plan are proposed to be divided into four (4) Planning Areas. The Land Use section of the Specific Plan provides the applicable specific development and density standards for each of the four proposed Planning Areas Attachment No. 2). The following provides a summary of each Planning Area: • Planning Area 1 consists of 10.0 acres (21 percent of the overall site). This Planning Area proposes ultimate development of 70 single-family detached residential units. • Planning Area 2 consists of 8.5 acres (17.5 percent of the overall site). This Planning Area proposes ultimate development of 60 single-family detached residential units. • Planning Area 3 consists of 13.6 acres (28 percent of the overall site). This Planning Area proposes ultimate development of 122 single-family detached residential units. Environmental Assessment No. 97-21 3 04/24/98 GAWOLFEVM ADOWLA\EA.DOC • Planning Area 4 consists of 9.7 acres (20 percent of the overall site). This Planning Area proposes ultimate development of either 97 single-family detached residential units, or 194 multi-family attached units. In addition, the amended Specific Plan also proposes 0.9 acres of private park area, 2.2 acres of public park, and interior roadways and adjacent public streets. Although Planning Area 4 proposes either 97 single-family dwelling units or 194 multi-family dwelling units, in order to address a "worst-case" scenario associated with implementation of the amended Specific Plan, this Initial Study analyzes development of the multi-family units. The amended Specific Plan as analyzed in this document will allow for 252 single-family dwelling units and 194 multi-family dwelling units for a total of 446 dwelling units with an overall project site density of 10.7 dwelling units per acre. Circulation Plan The Circulation Plan illustrates the general alignment, classification, and location of the proposed public "Spine Road" within the project site. The "Spine Road" provides the main access to the project site from Warner Avenue at Plaza Lane. Warner Avenue, a major arterial highway, feeds the site via Plaza Lane, a local collector road, which currently terminates at the site's southerly boundary. The "Spine Road" is proposed to meander north-south through the neighborhood, separating Planning Areas 3 and 4, Planning Areas 1 and 3, and dividing Planning Area 2. The northern terminus of the Spine Road would be at Heil Avenue, aligning with Del Mar Lane. Pearce Drive located west of the project site is to be extended through Planning Area 1. Open Space/Recreation Open space and recreational areas for the Meadowlark project would be provided by a combination of public park, private parks (2) and private yard area. The proposed public recreational park consists of 2.2 acres. This park would be an extension of the existing 5-acre Norma Gibb's Park, located east of the project site. The private parks are intended to serve the residents of the Meadowlark Specific Plan area. The proposed recreational amenities within the private park adjacent to the Spine Road may include a tot lot, swimming pool/spa and community meeting area/clubhouse. The private park located within Planning Area 3, along the eastern boundary of the project site, would be landscaped. Landscape Concept The proposed landscape concept is integral to the character of the Meadowlark community. It includes a combination of landscape and hardscape features adjacent to and visible from project roadways, which combine to form a major element of the community structure. Major features of the landscape concept include entry treatments, community edge treatments, streetscape treatments and proposed plant palette. Public Facilities The public facilities plans identify existing and proposed infrastructure, storm drain, sewer and water facility improvements to serve development within the Specific Plan area. The developer would be responsible for the construction of the public facilities/ improvements within the Specific Plan area concurrent with individual project development. Environmental Assessment No. 97-21 4 04/24/98 GAWOLMNMADO WLATA.DOC Grading Grading is proposed to balance onsite. The entire site would be rough graded to improve the site fe development and create proper drainage. The developer would be required to construct street, infrastructure, park sites, and residential development pads. Phasing Plan The Specific Plan would be developed over several phases. Development of the four Planning Areas is intended to occur simultaneously. In order to accommodate the anticipated development of each Planning Area, major circulation, infrastructure and community improvements within the project site would be completed prior to or concurrently with the initial Planning Area phases. Conditional Use Permit No. 97-SO/Tentative Tract Map No. 15469 The applicant is requesting a Conditional Use Permit/Tentative Tract Map to develop 325 single-family detached dwelling units, one 2.2 acre public park, two private parks and associated infrastructure on 48.4 acres as described in the ZTA/ZMA section. As described above, the proposed project consists of a ZTA/ZMA and a CUP/TTM request. The two requests could potentially result in varied environmental effects since ultimate buildout of each request would be different (i.e., development of 325 units with CUP/TTM versus 446 units with ZTA/ZMA -if the more intense multi-family residential product development alternative for Planning Area 4 is implemented.) Therefore where necessary, potential environmental effects resulting from each request have been described separately. 7. OTHER AGENCIES WHOSE APPROVAL IS REQUIRED (AND PERMITS NEEDED): NPDF- permit needed from Regional Water Quality Control Board and clearance from the Oran, County Sanitation District is required to ensure that implementation of the project will not adversely affect the sewer and water systems. Environmental Assessment No. 97-21 5 04/24/98 GA WOLFEIMEADO WLAEADOC t� ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at .east one impact that is a "Potentially Significant Impact" or is "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. OLand Use & Planning 0 Transportation/Circulation ❑ Public Services ❑ Population & Housing ❑ Biological Resources O Utilities & Service Systems ❑ Geological Problems ❑ Energy & Mineral Resources ❑ Aesthetics 0 Water 0 Hazards ❑ Cultural Resources ❑ Air Quality 0 Noise 0 Recreation ❑ Mandatory Findings of Significance DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to 0 the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but that at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" ❑ or is "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to bead ress remain 0 April 24, 1998 /Si ature Date Zy Wolfe "er Project Planner Printed Name Title Environmental Assessment No. 97-21 6 04/24/98 GAWOLFEW EADO WLA\EA.DOC EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supporter, by the information sources a lead agency cites in the parentheses following each question. A "No Impac answer is adequately supported if the referenced information sources show that the impact simply doers not apply to the project. A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards. 2. All answers must take account of the whole action involved. Answers should address off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. "Potentially Significant Impact" is appropriate, if an effect is significant or potentially significant, or if the lead agency lacks information to make a finding of insignificance. If there are one or more "Potentially Significant Impact" entries when the determination is made, preparation of an Environmental Impact Report is warranted. 4. "Potentially Significant Impact Unless Mitigated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6. References to information sources for potential impacts (e.g., general plans, zoning ordinances) have been incorporated into the checklist. A source list has been provided in Section XVII. Other sources used or individuals contacted have been cited in the respective discussions. T The following checklist has been formatted after Appendix I of Chapter 3, Title 14, California Code Regulations, but has been augmented to reflect the City of Huntington Beach's requirements. (Note: Conditions of Approval - The City imposes conditions of approval on projects which are considered to be components of or modifications to the project, some of these conditions also result in reducing or minimizing environmental impacts to a level of insignificance. However, because they are considered part of the project, they have not been identified as mitigation measures SAMPLE QUESTION: Potentially Significant Potentially Unless Less Than ISSUES(and Supporting Information Sources): Significant Mitigation Significant No Impact Incorporated Impact Impact Would the proposal result in or expose people to potential impacts involving: Landslides or Mudflows? (Sources: 1, 6) O O O O Discussion: The attached source list explains that 1 is the Huntington Beach General Plan and 6 is a topographical map of the area which show that the area is located in a flat area. (Note: This response probably would not require further explanation). Environmental Assessment No. 97-21 7 04/24/98 GAWOLFFN EADOWLATA.DOC j ! _entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact I. LAND USE AND PLANNING. Would the Proposal: a) Conflict with general plan designation or ❑ ❑ p ❑ zoning? (Sources: 3, 4) b) Conflict with applicable environmental ❑ ❑ 0 ❑ plans or policies adopted by agencies with jurisdiction over the project? (Source: 3) c) Be incompatible with existing land use in ❑ Z ❑ ❑ the vicinity? (Sources: 1) d) Affect agricultural resources or operations ❑ ❑ ❑ 0 (e.g., impacts to soils or farmlands, or impacts from incompatible uses)? (Source: 3) e) Disrupt or divide the physical ❑ ❑ ❑ 21 arrangement of an established community (including a low-income or minority community)? (Sources: 1, 2, 3) Discussion: The General Plan land use designation for the project site is Mixed Use - Specific Plan Overlay. The property is zoned as Meadowlark Specific Plan. The current Specific Plan allows for up to twenty (20) dwelling units per gross acre or up to six-hundred (600) residential dwelling units. The proposed land uses, infrastructure improvements, and public improvements as described and/or conditioned by the City will be consistent with the policies of the General Plan and density range. Approval of the ZTA/ZMA to the Specific Plan will allow for the addition of development standards to address small lot single-family detached residential development within the project area and would limit development within the residential portion of the Meadowlark Specific Plan to a maximum of 446 dwelling units. No amendments are proposed for the commercial segment of the subject Specific Plan. The 16.6 acre commercial area within the southerly portion of the Meadowlark Specific Plan has been developed and would be subject to previously adopted conditions of project approval. Surrounding land uses include single-family residential (RL) to the north; RL, the existing Norma Gibb's Park (OS-PR) and a church to the east; commercial (CG) and attached single- family residential (RMH) to the south, and RL and attached single family residential (RM) and mobile home park (RMP) to the west. The proposed project may result in land use compatibility impacts within the project, with existing adjacent residential development along the project's boundaries and with the commercial center which is located south of Planning Area 4 due to lot configuration/orientation, product design and/or intensity of the proposed development. Environmental Assessment No. 97-21 8 04/24/98 GA W OLFEVVEADO W LA\EA.DOC 10 . __entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact Implementation of City conditions of project approval requiring potential site and/or product redesign in conjunction with incorporation of Mitigation Measure 2, 11 and 12 are anticipated to reduce project impacts to a level less than significant. According to CEQA Guidelines and the State Department of Conservation, a project will have a significant effect on the environment if it will convert at least 80-acres of prime agricultural land to non-agricultural uses or impair the agricultural productivity of prime agricultural land. The proposed project will not result in the elimination of land currently farmed. Previous uses on the site consisted of the Meadowlark Airport. The proposed project will not affect the productivity of other agricultural land in the vicinity. The project does not propose any elements that would significantly disrupt or divide the physical arrangement of the surrounding community. The project will not conflict with any environmental plans or policies of the City of Huntington Beach. II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or ❑ ❑ ❑ local population projections? (Sources: 3, 5) b) Induce substantial growth in an area ❑ ❑ 9 ❑ either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? (Sources: 3, 5) c) Displace existing housing, especially ❑ ❑ ❑ affordable housing? (Source: 5) Discussion: The proposed project is expected to have a negligible effect on the projected population of the City and would not cumulatively exceed official regional or local population projections. For over 10 years, the City of Huntington Beach has designated the project site for residential development. Development of the site would induce additional growth in the area, although growth beyond the scope of development specified in the General Plan is not anticipated. This project is not expected to significantly influence population growth or housing availability. The project site is currently vacant and therefore the proposed project will not displace existing housing. The proposed project (CUP/TTM) may result in impacts related to the provision of affordable housing (i.e., conflict with the City's Affordable Housing Policy). The applicant does not propose any affordable housing in conjunction with the implementation of the project. Implementation of Mitigation Measure 1 will reduce effects related to affordable housing to a level less than significant. Environmental Assessment No. 97-21 9 04/24/98 GAWOLFE MEADOWLATA.DOC entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact III.GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (Source: 6) ❑ ❑ ❑ p b) Seismic ground shaking? (Source: 6) ❑ ❑ p ❑ c) Seismic ground failure, including ❑ ❑ p ❑ liquefaction? (Sources: 6, 7,8) d) Seiche, tsunami, or volcanic hazard? ❑ ❑ ❑ p (Sources: 3, 6, 8) e) Landslides or Mudflows? (Source: 3, 6) ❑ ❑ ❑ p fl Erosion, changes in topography or ❑ ❑ p ❑ unstable soil conditions from excavation, grading, or fill? (Sources: 6,8) g) Subsidence of the land? (Sources: 3, 8) ❑ ❑ ❑ ❑x h) Expansive soils? (Sources: 3, 6, 8) ❑ ❑ Z ❑ Unique geologic or physical features? ❑ ❑ ❑ 0 (Sources: 6, 8) Discussion: The project site is not located within the Alquist-Priolo Special Studies Zone; therefore, no significant impacts due to ground rupture are anticipated. Structures built in California are required to comply with standards set forth in the Uniform Building Code to minimize the structural risks from ground shaking. No significant seismic effects are anticipated with implementation of standard City conditions. In the event of an earthquake in the Huntington Beach area, the site may be subject to ground shaking. Additionally, according to the City of Huntington Beach Technical Background Report, the project site is situated in an area that is susceptible to liquefaction during earthquakes. Earth shaking could cause unequal settlement and movement in this area, which could lead to structural damage or collapse. Development will be subject to standard City conditions related to ground shaking hazards. The project site is not located in an area subject to seiche, tsunami, or volcanic hazards nor landslides or mudflows according to the General Plan. Environmental Assessment No. 97-21 10 04/24/98 GAWOLFEVNEADO WLA\EA.DOC . __entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact Approval of the CUP/TTM and ZTA/ZMA will allow for construction of residential structures; however, the project does not propose any significant change in grade. The project site is generally flat. There is a 15-foot grade differential from the site's high point to its lowest elevation. The southwest portion of the site maintains a high point elevation of 30t feet, while the lowest elevation is 15f feet, adjacent to Heil Avenue. Grading and site preparation may result in short term wind and water erosion impacts. Development will be subject to standard conditions of approval requiring implementation of a grading plan and dust control measures. With implementation of standard City conditions, no significant impacts from grading are anticipated. According to the City of Huntington Beach General Plan Figure EH-9, the project site is not situated in an area with subsidence potential. According to the City of Huntington Beach General Plan Figure EH-12, the project site is located within an area of low (7% or less) expansive soils. The project does not include any activities that will impact earth stability of geologic substructures. The site is primarily flat, and does not contain any unique physical or geologic features. IV.WATER. Would the proposal result in: a) Changes in absorption rates, drainage ❑ 0 ❑ ❑ patterns, or the rate and amount of surface runoff? (Sources: 2) b) Exposure of people or property to water ❑ ❑ ❑ related hazards such as flooding? (Sources: 9) c) Discharge into surface waters or other Cl ❑ ❑ 9 alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? (Sources: 1,6) d) Changes in the amount of surface water in ❑ ❑ ❑ any water body? (Sources: 1,6) e) Changes in currents, or the course or ❑ ❑ ❑ direction of water movement? (Sources: 1,6) Environmental Assessment No. 97-21 11 04/24/98 GAWOLFEVM OWLA\EAMOC _ - _.entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact fl Change in the quantity of ground waters, ❑ ❑ ❑ p either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? (Sources: 3,6) g) Altered direction or rate of flow of ❑ ❑ ❑ p groundwater? (Sources: 6, 8) Discussion: New impervious surfaces as well as construction related/grading activities resulting from development of the project site will increase the amount of storm water runoff and will result in changes in drainage patterns and currents, or the course or direction of water movement. Additionally, the existing storm drainage systems may not be adequate to handle flows. The City of Huntington Beach and the Orange County Flood Control District are the agencies responsible for the flood control system in the project vicinity. Regional flood control channels exit along Warner Avenue and Bolsa Chica Street. The County's Sunset Channel (C07), which is an open channel, is located approximately 2,500 feet west from the project site. The City of Huntington Beach Department of Public Works has indicated that based on the proposed buildout associated with the requested CUP/TTM (i.e., 325 dwelling units) and ZTA/ZMA (446 dwelling units), none of the project's storm runoff can be accommodated by the Sunset Channel. The applicant's engineers have recently prepared a Drainage/Hydrology Study, which is currently under City review. This study is intended to address the effects that the proposed project would have on the existing storm drainage system. Based on storm water runoff numbers estimated for the proposed project and the fact that CT07 would be unable to accommodate the project's estimated flows, the applicant proposes to mitigate the potential drainage impacts by utilizing the proposed 2.2-acre park as a detention basin. The submitted plan proposes to convey the increased storm drainage flows resulting from the proposed project to the C07 channel. The Pubic Works Department has indicated that additional information and corrections to the study would be necessary prior to deeming it adequate. Implementation of Mitigation Measure 3 will ensure that impacts related to storm drainage capacity and conveyance due to buildout associated with the requested CUP/TTM are reduced to a level less than significant. Implementation of the proposed CUP/TTM (i.e., 325 dwelling units) will ultimately increase the amount of storm water runoff and will result in changes in drainage patterns and currents, or the course or direction of water movement. Buildout associated with the requested ZTA/ZMA (i.e., 446 dwelling units) would result in similar impacts to the C07 channel due to the fact that it would result in a similar amount of impervious surfaces even with the construction of 121 additional units. Implementation of Mitigation Measure 3 will ensure that impacts related to storm drainage capacity and conveyance due to buildout associated with the requested CUP/TTM are reduced to a level less than significant. Environmental Assessment No. 97-21 12 04/24/98 GAWOLFEWEADOWLAIEA.DOC i e ii _.entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact The proposed project (i.e., ZTA/ZMA and CUP/TTM) will not result in discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity). The project is subject to National Pollution Elimination Discharge Standards regarding discharge into storm drains and this issue is covered by the City's standard conditions. With implementation of City standard conditions, no significant impacts are anticipated. The National Flood Insurance Program (NFIP) prepares Flood Insurance Rate Maps (FIRMS) which depict flood hazard areas. The federal program enables property owners to purchase flood insurance based on identified flood hazards in the area. The FIRM map for the area shows that the project site is located within the A99 Flood Zone (Protected by Federal Project under Construction). This A99 Flood Zone is the result of a revision to the previous zone AO. This revision was made by the Federal Emergency Management Agency (FEMA) on April 30, 1996. The Zone A99 designation is used to identify areas that are protected by a Federal flood protection system under construction from a flood having a 1-percent chance of being equaled or exceeded in any given year (base flood) with no base flood elevations (BFEs) determined. The revision to the zone is based on construction of the Santa Ana River Mainstem flood control project, which includes two critical features -- channel and bridge widening and channelization of the Lower Santa Ana River Channel Reaches 1 through 4, and construction of the Seven Oaks Dam. Due to the location of the project site within the A99 zone, which is not subject to NFIP development standards and with the incorporation of Mitigation Measure 3, significant flooding impacts to the project are not anticipated. The project in and of itself does not propose any excavation or other activities that could impact groundwater quality. The site does not drain directly into any natural body of water. V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or ❑ ❑ 9 ❑ contribute to an existing or projected air quality violation? (Sources: 10, 15) b) Expose sensitive receptors to pollutants? ❑ ❑ ❑ (Source: 1) c) Alter air movement, moisture, or ❑ ❑ ❑ 19 temperature? (Source: 2) d) Create objectionable odors? (Source: 2) ❑ ❑ ❑ 0 Discussion: Short-term: Construction of the residential uses and parks would result in an increase in dust and construction equipment emissions. However, with implementation of standard City conditions, no significant adverse impacts are anticipated. Environmental Assessment No. 97-21 13 04/24/98 GAWOLFEIMEADOWLA,,EA.DOC c; ! tocentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact Long-term: Buildout associated with the proposed CUP/TTM would generate approximately 3,120 vehicle trips per day (based on an estimated 9.6 trips per dwelling unit). Buildout associated with the proposed ZTA/ZMA would generate approximately 3,699 vehicle trips per day (based on an estimated 9.6 trips per single-family dwelling unit and 6.6 trips per multi- family dwelling unit). The park uses will not result in substantial vehicular trips and are therefore not included in the modeling. Mobile source emissions would be generated by the vehicle trips. South Coast Air Quality Management District (SCAQMD) identifies emissions thresholds of significance for each pollutant. Project emissions per day have been estimated utilizing the Urbemis 5 air quality emissions model. The SCAQMD thresholds and results of the analysis are as follows: SCAQMD thresholds CUP/TTM Project ZTA/ZMA Project Emissions Emissions Carbon Monoxide (CO) 550 328.03 388.97 Nitrogen Oxides (NOx) 55 36.20 42.93 Particulates (PM 10) 150 4.24 5.03 Reactive Organic Compounds 55 46 55 As shown above, the buildout associated with the proposed CUP/TTM and ZTA/ZMA would not result in long term air quality emissions that would exceed the SCAQMD thresholds of significance. No long term impacts are anticipated. Development of residential and park uses would not expose sensitive receptors to pollutants, nor would it alter air movement, moisture, or temperature. The project would not create objectionable odors. VI.TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? ❑ ❑ 9 ❑ (Sources: 2, 11, 16,17) b) Hazards to safety from design features (e.g., ❑ ❑ 0 ❑ sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Sources: 2, 16,17) c) Inadequate emergency access or inadequate ❑ ❑ ❑ 9 access to nearby uses? (Sources: 1, 2, 16,17) 98 24 Environmental Assessment No. 97-21 14 04 I � ) / GAWOLFE\MEADOWLA\EA.DOC 1 ,—entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact d) Insufficient parking capacity on-site or off- ❑ ❑ 0 ❑ site? (Sources: 2, 16,17) e) Hazards or barriers for pedestrians or ❑ ❑ 0 ❑ bicyclists? (Sources: 2, 16,17) fl Conflicts with adopted policies supporting ❑ ❑ ❑ 0 alternative transportation (e.g., bus turnouts, bicycle racks)? (Sources: 2, 16,17) g) Rail, waterborne or air traffic impacts? ❑ ❑ ❑ 0 (Source: 1) Discussion: The project would generate additional vehicular movement on the surrounding street system. A traffic analysis was prepared with the original Specific Plan. According to the Public Works Department/Traffic Division, traffic/circulation conditions in the surrounding area are not expected to be much different than what was analyzed in the previous traffic report; therefore, preparation of an updated traffic analysis has not been required. Based on an estimated 9.6 trips per single-family dwelling unit and 6.6 trips per multi- family dwelling unit, buildout associated with the proposed ZTA/ZMA is anticipated to generate approximately 3,699 daily trips on the surrounding street system; the buildout associated with the proposed CUP/TTM is anticipated to generate approximately 3,120 daily trips on the surrounding street system. The additional vehicle trips would not significantly change the surrounding circulation system's (i.e., Warner Avenue and Heil Avenue) capacity. Existing traffic volumes on Warner Avenue and Heil Avenue from Bolsa Chica Street to Graham Street are approximately 30,000 and 18,000 ADT, respectively. Capacities of Warner Avenue and Heil Avenue from Bolsa Chica Street to Graham Street are 56,300 and 37,500 ADT, respectively. Estimated 2020 buildout for Warner Avenue and Heil Avenue from Bolsa Chica Street to Graham Street is 34,600 and 23,200 ADT, respectively, which would not significantly affect the roadways' capacities (Source: Bolsa Chica Project Local Coastal Program EIR 551). Development would be subject to standard City conditions related to traffic/circulation. Incorporation of City conditions would ensure that traffic/circulation impacts related to the proposed CUP/TTM are less than significant. Environmental Assessment No. 97-21 15 04/24/98 GA WOLFE\MEADO WLA\EA.DOC ie _.entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact The proposed CUP/TTM may result in significant effects related to the provision of parking. According to the HBZSO Section 231.01 Schedule A, each single-family detached unit with zero to four bedrooms is required to provide two enclosed parking spaces and two open parking spaces. Each single-family detached unit with five or more bedrooms is required to provide three enclosed and three open parking spaces. Guest spaces are also to be provided at a rate of 0.5 space per unit. The proposed CUP/TTM is not in compliance with HBZSO Section 231.01 Schedule A. In addition the proposed development plan does not provide for convienient and uniform distribution of guest parking at certain locations. Implementation of City conditions of project approval for compliance with HBZSO parking standards and subdivision design modifications will reduce parking impacts resulting from buildout associated with the proposed CUP/TTM to a level of less than significant. The proposed ZTA/ZMA may result in significant effects related to the provision of adequate parking. Implementation of City conditions will reduce parking impacts resulting from buildout associated with the proposed ZTA/ZMA to a level less than significant. The proposed project (with the incorporation of City conditions of approval) would not result in hazards to safety from design features or incompatible uses, insufficient parking capacity on-site or off-site, hazards or barriers for pedestrian or bicyclists, conflicts with adopted policies supporting alternative transportation or rail, waterborne or air traffic impacts. Standard conditions of approval will ensure that design features associated with project ingress/egress is adequate. VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare species or ❑ ❑ ❑ 9 their habitats (including but not limited to: plants, fish, insects, animals, and birds)? (Source: 5) b) Locally designated species (e.g., heritage ❑ ❑ ❑ 9 trees)? (Source: 5) c) Locally designated natural communities (e.g., ❑ ❑ ❑ 19 oak forest, coastal habitat, etc.)? (Source: 5) d) Wetland habitat (e.g., marsh, riparian and ❑ ❑ ❑ 9 vernal pool)? (Source: 5) e) Wildlife dispersal or migration corridors? ❑ ❑ ❑ 0 (Source: 5) Environmental Assessment No. 97-21 16 04/24/98 GAWOLFE\MEADOWLA\EA.DOC _ .—entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact Discussion: There are no known endangered, threatened or rare plant or animal species on the site. The project site was previously the Meadowlark Airport. Three trees currently located within the southeasterly portion of Planning Area 3 are proposed to be removed to accommodate development . A significant number of trees will be planted on site in conjunction with the implementation of the CUP/TTM proposal. No significant effects are anticipated. The proposed project site does not support unique or endangered animal species. No significant adverse environmental impacts are associated. VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation ❑ ❑ ❑ 0 plans? (Source: 3) b) Use non-renewable resource in a wasteful ❑ ❑ ❑ and inefficient manner? (Sources: 3, 6) c) Result in the loss of availability of a known ❑ ❑ ❑ mineral resource that would be of future value to the region and the residents of the State? (Sources: 3, 6) Discussion: Implementation of the proposed project will result in increased fuel and energy consumption within the City. However, the anticipated energy demands created by the project are within parameters of overall projected demand, which is planned to be met for the area. In addition, the project will be subject to a standard condition of approval, which requires implementation of Title 24 Conservation measures for construction. No significant adverse impacts to natural resources are anticipated with the implementation of Standard City conditions. The development of the site will not result in the loss of a known mineral resource. IX.RAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of ❑ ❑ ❑ hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? (Sources: 2, 6, 18) b) Possible interference with an emergency ❑ ❑ ❑ response plan or emergency evacuation plan? (Sources: 2, 6) Environmental Assessment No. 97-21 17 04/24/98 GAWOLFE N EADOWLATA.DOC .,.,entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact c) The creation of any health hazard or potential ❑ ❑ ❑ 19 hazards? (Source: 2, 18) d) Increased fire hazard in areas with flammable ❑ ❑ ❑ brush, grass, or trees? (Sources: 2, 6) Discussion: The proposed project may result in a risk of accidental explosion or release of hazardous substances. A Phase I Environmental Site Assessment was prepared for the project site by Petra Environmental, Inc. According to the assessment, no evidence was found that would suggest the presence of any underground storage tanks onsite. Underground storage tanks were present on the old airport property (south of the residential portion of the project site) and these tanks leaked. However, the assessment indicated that the impact to the soil and groundwater resulting from the leaking tanks did not extend to the project site. According to the assessment, Mid-Central Oil Co. Well 20-4178 is located in the south- central portion of the project site. This oil well was originally drilled in 1955 and may need to be re-abandoned. Although the records on file at the California Department of Conservation Division of Oil, Gas and Geothermal Resources did not indicate the presence of a sump pit associated with the abandoned well, it is possible that a sump pit is present. Since it is unknown where a sump pit would have been located and the abandoned oil well may need to be re-abandoned, implementation of Mitigation Measures 4 and 5 will ensure impacts due to the potential for an oil well sump pit onsite and compliance with California Department of Conservation Division of Oil, Gas, and Geothermal Resources (DOGGR) are reduced to a level less than significant. The assessment also identified potentially asbestos-containing materials onsite as follows: the interior sheetrock walls in the former hangar building, the interior sheetrock walls identified within, and the broken fragments of asphalt composition roofing identified on the ground around, the southernmost shed located on the east side of the former hangar, and the remaining portions of the exterior stucco walls located east of the former hangar. Based on the estimated age of the site structures, it is possible that any painted surfaces in the buildings onsite may contain lead-based paint. Although no known or potential or confirmed hazardous waste sites were identified on available Federal, State, and local listings, miscellaneous debris, including trash, furniture, wood, concrete, and automotive tires scattered throughout the site may contain petroleum based products, agricultural products, and some unidentified materials, which could be considered hazardous. Implementation of Mitigation Measures 6 through 8 will ensure impacts due to the removal of potentially hazardous materials are reduced to a level less than significant. The proposed development is not anticipated to result in any impediments to emergency response or evacuation plans, and is not located in an area of flammable brush, grass or trees. Environmental Assessment No. 97-21 18 04/24/98 GAWOLFEVvIEADOWLA\EA.DOC ,—entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (Sources: ❑ p ❑ ❑ 2,6,12, 19) b) Exposure of people to severe noise levels? ❑ p ❑ ❑ (Sources: 1,2,12,19) Discussion: The proposed project has the potential to increase noise levels in the surrounding area due to construction activities and increased traffic on surrounding roadways. In order to assess potential effects on existing noise levels resulting from the proposed project, a Noise Assessment was prepared by Mestre Greve Associates. The following provides a summary of the Noise Assessment: Construction Noise: Residential uses near the project may experience audible noise levels from construction of the proposed project. The types of construction activities (rough grading, paving, building construction, and landscaping installation) associated with the proposed project are not anticipated to generate high levels of noise and will be short term in nature. Traffic noise from adjacent arterials is expected to assist in masking some of the construction noise. Construction activities also will be subject to compliance with the Huntington Beach Noise Ordinance which limits the hours of construction to the hours of 7:00 a.m. to 8:00 p.m., Monday through Saturday, and will help to further minimize the potential construction noise impacts. With existing ambient traffic noise levels, compliance with Chapter 8.40 Noise of the Huntington Beach Municipal Code regarding decibel levels, hours of construction to minimize noise impacts to adjacent properties and implementation of mitigation measure 9, no significant construction noise impacts are anticipated. Traffic Noise: The highway noise levels projected in this report were computed using the Highway Noise Model published by the Federal Highway Administration ("FHWA Highway Traffic noise Prediction Model," FHWA-RD-77-108, December, 1978). This model uses traffic volume, vehicle mix, vehicle speed, and roadway geometry to compute the "equivalent noise level." A computer code, computes equivalent noise levels for each of the time periods used in the calculation of Community Noise Equivalent Level (CNEL). Weighting these noise levels and summing them results in the CNEL for the traffic projections used. CNEL contours are found by iterating over many distances until the distance to the 60, 65, and 70 CNEL contours are found. Environmental Assessment No. 97-21 19 04/24/98 GAWOLFEMEADOWLATA.DOC . _.entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact According to the noise study, Warner Avenue is not anticipated to generate problematic noise levels on the project site because it is over 600 feet away from the project's boundary, however, observers located in the outdoor living areas closest to Heil Avenue would be exposed to noise levels in excess of 65 CNEL (actual noise levels will be 69 CNEL). Mitigation will be required for all lots within the project site that are directly adjacent to Heil Avenue in order to reduce noise to acceptable levels, in accordance with the City's Noise Ordinance. Implementation of Mitigation Measure 10 will reduce impacts related to noise levels from Heil Avenue on the project site to a level less than significant. Due to the project site's adjacency to the existing commercial area located south of the site, noise impacts to the project site may result due to truck deliveries being made to the commercial area. In order to estimate noise levels resulting from commercial loading areas, noise measurements were taken at a comparable loading dock site. Truck noise was measured for approximately 40 trucks as they entered and left the site, and a maximum noise level was noted for each arrival and departure. Noise measurements were also made of the loading and unloading operations and the fork lifts. These measurements confirmed that the truck arrival and departures were in fact the noise source of most concern. That is, the noise levels associated with truck acceleration or deceleration or truck braking during arrival and departure are the loudest. The measurement data indicated that the majority of truck pass-bys have a maximum sound level in the range of 65 to 75 dBA (at 70 feet). The loudest truck measured was approximately 82 dBA at 70 feet. The average of the data was 69 dBA at 70 feet with a standard deviation of 5.3. The proposed project specifies the placement of residences directly to the north of the existing shopping center. It is this area that will most likely be impacted by activities associated with the shopping center. The primary source of noise generated by the shopping center will be that associated with delivery trucks. One cross-section was analyzed to determine the potential noise exposure at the worst case receptor location adjacent to the project site. This receptor was used to determine the noise generated due to delivery trucks. The receptor location selected for analysis is shown in Exhibit 2 the noise report. The potential truck noise levels at this receptor location are estimated to be 76.5 dBA at a distance of 40 feet. Worst case maximum noise levels in the rear yard areas due to truck noise will reach approximately 86 dBA. Daytime exterior noise ordinance limits are 75 dBA and nighttime exterior noise ordinance limits are 70 dBA. Based on the above information, it is apparent that noise levels due to delivery operations exceed daytime and nighttime exterior noise ordinance limits. The noise study indicates that a 12 ft high wall could adequately mitigate noise impacts. The subject mitigation measure, although it addresses noise impacts, generates land use compatibility concerns due to the proximity of the residences along the southerly boundary of Planning Area 4 to the proposed wall. The applicant is currently in the process of exploring alternative noise mitigation solutions. Implementation of Mitigation Measure 11 will reduce noise impacts on the project site to levels less than significant. Worst case noise levels at a second floor building face are anticipated to be approximately 85 dBA. The City's interior noise ordinance specifies that interior Lmax noise levels should not exceed 55 dBA during the daytime and 45 dBA at nighttime. Implementation of Mitigation Measure 12 shall reduce noise effects to proposed home interiors to a level less than significant. Environmental Assessment No. 97-21 20 04/24/98 GAWOLFE\ME OWLATA.DOC '` �' �' ti'. ',entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact XI.PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (Source: Huntington Beach ❑ ❑ 0 ❑ Fire Dept.) b) Police Protection? (Source: Huntington Beach ❑ ❑ 0 ❑ Police Dept.) c) Schools? (Source: School Districts) ❑ ❑ 0 ❑ d) Maintenance of public facilities, including roads? (Source: City of Huntington Beach) ❑ ❑ 0 ❑ e) Other governmental services? (Source: City of ❑ ❑ ❑ Huntington Beach) Discussion: The proposed project has been reviewed by the various City Departments, including Public Works, Fire and Police, for compliance with all applicable City codes. With the implementation of City conditions of approval, and compliance with City specifications, no significant adverse impacts to public services are anticipated. XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (Sources: 5, 6) ❑ ❑ 0 ❑ b) Communication systems? (Sources: 5, 6) ❑ ❑ 0 ❑ c) Local or regional water treatment or ❑ ❑ 0 ❑ distribution facilities? (Sources: 5, 6) d) Sewer or septic tanks? (Sources: 5,6) ❑ ❑ 0 ❑ e) Storm water drainage? (Sources: 5, 6) ❑ 0 ❑ ❑ f) Solid waste disposal? (Sources: 5, 6) ❑ ❑ 0 ❑ g) Local or regional water supplies? (Sources: 5, ❑ ❑ 0 ❑ 6) Environmental Assessment No. 97-21 21 04/24/98 G:\W0LFE\h1EAD0WiA\EA.D0C f,- .� ? N, 2 _ _.entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact Discussion: The proposed project has been reviewed by the various City Departments, including Public Works, and the Water Division, for compliance with all applicable City codes. This project will be required to meet National Pollution Discharge Elimination Standards for discharge into storm drains. With the implementation of standard conditions of approval, and compliance with City specifications, no significant adverse impacts to systems or supplies for natural gas, electricity, local or regional water treatment or distribution facilities, sewer or septic tanks, solid waste disposal or local or regional water supplies are anticipated. The proposed project may result in significant effects related to adequate storm water drainage. Please refer to Section IV of this Environmental Assessment for discussion of this issue. XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? ❑ ❑ ❑ 0 (Sources: 1,3) b) Have a demonstrable negative aesthetic ❑ ❑ 9 ❑ effect? (Sources: 1,2) c) Create light or glare? (Sources: 2) ❑ ❑ 0 ❑ Discussion: The project will result in a change in the appearance of the site. The project applicant proposes development of residential and park uses. Areas adjacent to the site are predominately developed with residential uses. The design of the residential dwelling units attempts to be compatible with the general character of the surrounding area. Implementation of City conditions requiring the submittal of landscape plans and the replacement of trees to be removed, as well as Mitigation Measure 2 as required for potential land use compatibility impacts, shall ensure that the project's effects related to aesthetics are less than significant. The site is not located in the vicinity of any scenic vista. The project will introduce increased light sources on the project site. The project proposes street lighting and other exterior security lighting for the residential areas and parks. Although the project will result in an increase in light in the area, due to the existing light sources in the area, the project's contribution to ambient lighting in the area is considered negligible. The proposed project provides a six foot wall at the property line which will assist in minimizing light spillage to neighboring areas. The project will be subject to standard conditions of approval which require that lighting be directed to prevent spillage onto adjacent properties. Environmental Assessment No. 97-21 22 04/24/98 GAWOLFEAMEADO WLATA.DOC . —entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES(and Supporting Information Sources): Impact Incorporated Impact XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (Source: ❑ ❑ ❑ 0 14) b) Disturb archaeological resources? (Source: ❑ ❑ ❑ z 14) c) Affect historical resources? (Source: 7) ❑ ❑ ❑ 9 d) Have the potential to cause a physical change ❑ ❑ ❑ 0 which would affect unique ethnic cultural values? (Source: 5) e) Restrict existing religious or sacred uses ❑ ❑ ❑ 0 within the potential impact area? (Source: 5) Discussion: According to Figure HCR-1, the project site does not contain any historical resources identified by the Historic Resources Board (HRB) for the City of Huntington Beach. The site is not located within the vicinity of any identified archaeological sites, paleontological sites, or cultural resources. XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or ❑ p ❑ ❑ regional parks or other recreational facilities? (Sources: 1, 2) b) Affect existing recreational opportunities? ❑ ❑ ❑ p (Sources: 1) Discussion: Buildout associated with the proposed CUP/TTM will result in the construction of 325 single-family dwelling units. This residential development would increase the demand for parks thereby affecting existing recreational opportunities. Demand for recreational facilities are typically generated by introduction of additional users associated with residential development, or due to loss of recreational facilities or recreation designated property. Buildout associated with the proposed CUP/TTM would generate a maximum of 1,115 residents based on 3.43 persons per household. The City's General Plan acreage-to- population standard prescribes five acres of parkland per 1,000 residents. To meet the City's parkland requirement, the project would need to provide 5.57 acres of parkland/open space for the new residents. According to the City Community Services Department, City ordinances allow negotiation on how the 5.57-acre park dedication may be met. Because the proposed project is over 50 units, the City has the option of accepting undeveloped land, developed park land, off-site recreational amenity mitigation, or a combination of all of these. Environmental Assessment No. 97-21 23 04/24/98 GAWOLFE\MEADOWLA\EA.DOC �3 .entially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact The applicant proposes provision of approximately 2.2 acres of public park (intended to serve as an extension of the existing Norma Gibb's Park), improvement of 0.8 acres of unimproved park land contiguous to Norma Gibb's Park, provision of two private parks (to be maintained by the Homeowner's Association) totaling 0.9 acres and payment to the City of$ 380,000 in in-lieu fees. The Community Services Department has determined that the developer applicant should dedicate and improve a minimum of 2.1 acres of park land and should improve 0.8 acres of Gibbs Park per City standards. The cost of dedication and development shall be credited against the total park acquisition fees due per the number of units in the project. The public parkland should be flat with three acres of dry, usable park space. No water well should be installed which detracts from the usable park acreage. The developer should provide perimeter parking to serve the park facility. Implementation of Mitigation Measure 13, will reduce impacts to a level less than significant. Buildout associated with the proposed ZTA/ZMA would generate residents based on 3.43 persons per single-family household, as well as anywhere from 1.17 to 2.78 persons per household for multi-family homes. Because only 3.1 acres of park land are proposed as part of the project, implementation of Mitigation Measure 13 and 14 would reduce impacts to a level less than significant. XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade ❑ ❑ ❑ O the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (Sources: 2, 6) Discussion: There are no significant wildlife or biological resources on the site, and the project will therefore not substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal. No significant adverse impacts are anticipated. b) Does the project have the potential to achieve ❑ ❑ ❑ 19 short-term, to the disadvantage of long-term environmental goals? (Sources: 3) Environmental Assessment No. 97-21 24 04/24/98 G'NOLFEWEADOWLATEA.DOCIPA _ ,10 1 i. centrally Significant Potentially Unless Less Than Significant Mitigation Significant No Impact ISSUES (and Supporting Information Sources): Impact Incorporated Impact Discussion: The project does not have the potential to achieve short-term, to the disadvantage of long-term environmental goals. c) Does the project have impacts that are individually limited, but cumulatively ❑ ❑ 0 ❑ considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) (Sources: 3) Discussion: See discussion of items no. I-XV above. After implementation of standard city policies and conditions and proposed mitigation, the project will not have impacts that could be cumulatively considerable. d) Does the project have environmental effects ❑ ❑ 0 ❑ which will cause substantial adverse effects on human beings, either directly or indirectly? (Sources: 2) Discussion: See discussion of items No. I-XV above. The project does not have environmental impacts which will cause adverse impacts to human beings. Environmental Assessment No. 97-21 25 04/24/98 GAWOL DNS OWLATA.DOC XVII. EARLIER ANALYSIS Earlier analyses may be used where, pursuant to tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D). Earlier Documents Prepared and Utilized in this Analysis Reference # Document Title Available for Review at: 1 Project Vicinity Map See Attachment #1 2 Project Plans City of Huntington Beach Community Development Dept., Planning/Zoning Information Counter, 3rd Floor 2000 Main St., Huntington Beach " 3 City of Huntington Beach General Plan 4 City of Huntington Beach Zoning and Subdivision " Ordinance 5 City of Huntington Beach Environmental Impact " Report for General Plan Update - 6 City of Huntington Beach General Plan Technical " Background Report for General Plan Update 7 City of Huntington Beach Historic District " Location Map, Historic and Cultural Resources Element 8 Geotechnical Inputs " for City of Huntington Beach 9 FEMA Flood Insurance Rate Map (April, 1996) " 10 Air Quality Handbook, South Coast Air Quality " Management District 11 Trip Generation, 4th Edition " Institute of Transportation Engineers 12 City of Huntington Beach Municipal Code City of Huntington Beach City Clerk Office, 2nd Floor 2000 Main St. Huntington Beach Environmental Assessment No. 97-21 26 04/24/98 GAWOLFLIMEADOWLMEA.DOC 13 City of Huntington Beach City of Huntington Beach CEQA Procedures Handbook Community Developme- Dept., Planning/Zonir._ Information Counter, 3rd Floor 2000 Main St., Huntington Beach 14 City of Huntington Beach Archaeological Site Vicinity Map 15 Land Use Element Amendment 87-2C/EIR 87-2 16 Meadowlark Specific Plan - Amended 17 Meadowlark Brochure 18 Phase I Environmental Site Assessment 19 Air Quality - Emissions 20 Mestre Greve Noise Assessment Environmental Assessment No. 97-21 27 04/24/98 GAWOLFEIMEADOWL TA.DOC Attachment No. 1 Project Vicinity Map EDINGER AVE- 7. DELL MEAR LAN HEIL- AVE t]LLJ F- U N PEARCE ¢DR -� J (� LLI II] PROJECT PL�ZEA sn E' ............ ..... WARNER AVE _. SLATER AVE Environmental Assessment No. 97-21 28 04/24/98 GAWOLFENEADOWLA'EA.DOC �tyf f ` { � n ZQ J Attachment No.2 Proposed Conceptual Master Plan ¢rra raxa as-n+as ro -_ 67a -I LAND US � SFR 1 ACRES:^10.0^ GRS DENSITY: 7.0 DU/A �O OS .I i rrana mom - - _ rwa u7-FXAZ 84 LEGEND PLANNING AREA EOUNDARY PROJECT BOUNDARY s Chiz li�•�1rl�i'r '11�?f {1�-•�"�� jilI1A1 flA •'ro �, �'I �IJA Ul 11•U 1111,�J!JI�II� J �l'..Il Environmental Assessment No, 97-21 29 4/24/98 GAWOLFE�MEADOWLA,.EA DOC tt Attachment No.3 EIR 87-2/FINDINGS Land Use Compatibility - According to the EIR, the existing airport alternative (Alternative 1) is the only alternative that would result in land use compatibility impacts. No mitigation provided. Housing - No impacts. No mitigation provided. Economic Considerations - Indicated Alternative 5 (applicant's request) generates the most revenue and the largest estimated net revenue. No mitigation provided. Public Services and Utilities - (see individual topics below) Sewer - Staff recommended that the applicant phase his development to coincide with the completion of the Coast Trunk line. Water - Development of Alternatives 2 - 6 would require that a 12-inch water main be installed bisecting the site from north to south. Storm Drains - Development of Alternatives 1 - 6 would require that a storm drain of approximately 42 inches in diameter be installed in Heil Avenue from the site west to Bolsa Chica Street. Police - Alternative 5 (applicant's request) would result in the need for 1.35 police officers. Alternative 6 (City's recommendation) would result in the need for 1.32 police officers. Fire - According to the EIR, none of the alternatives would result in the need for additional manpower or equipment. Gas and Electric - No impacts associated with all alternatives analyzed in the EIR. No mitigation provided. Solid Waste Disposal - No impacts associated with all alternatives analyzed in the EIR. No mitigation provided. Senior Services - No impacts associated with all alternatives analyzed in the EIR. No mitigation provided. Traffic and Circulation - Mitigation measures were provided. See Attachment 3. Noise - No impacts associated with all alternatives analyzed in the EIR. No mitigation provided. Air Quality - Mitigation measures for air quality impacts were provided for Alternatives 2 - 6. See Attachment 3. Geology: Soils/Seismic - No impacts associated with all alternatives analyzed in the EIR. No mitigation provided. Archaeology - Potential impacts associated with Alternatives 2 - 6. Recommendation made for the preparation of a subsurface program to "investigate the nature and content of the shell deposits" Environmental Assessment No. 97-21 30 04/24/98 GAW OLFOMEADO WLATA BOC Environmental Hazards - (see individual topics below) Hazardous Materials - Underground storage tank found. Recommendation made for tl performance of a soils analysis on the entire site to assure that no contamination from hazardous substances has occurred from other causes. Flood - No impacts associated with all alternatives analyzed in the EIR. No mitigation provided. Parks - Alternative 5 (applicant's request) would result in the need for 1.70 acres of additional neighborhood park, Alternative 6 (City's recommendation) would result in the need for 1.73 acres of additional neighborhood park. When developed, Gibbs Park, at five acres, will provide sufficient parkland for all alternatives analyzed in the EIR. Schools - According to the EIR, existing schools could adequately accommodate students generated by Alternatives 2 - 6. No mitigation provided. Environmental Assessment No. 97-21 31 04/24/98 G\WOLEEMEADOWLA\EA.DOC Mitigation Measures 1. Prior to recordation of Final Tract Map(s) the applicant must satisfy the City's policy requiring 10 percent of proposed units to be affordable by entering into an Affordable Housing Agreement. The Affordable Housing Agreement shall be subject to approval by the City of Huntington Beach City Council. 2. The applicant shall provide a land use compatibility study in conjunction with the request for processing of a Conditional Use Permit for development of any portion of the residential segment of the Meadowlark Specific Plan area, identifying proposed design standards that will ensure compatibility of existing and proposed land uses. This study shall be prepared consistent with Section 230.22 Residential Infill Lot Developments of the Huntington Beach Zoning and Subdivision Ordinance and shall be subject to the approval by the Community Development Director. 3. Prior to Planning Commission hearing on the subject proposal, an acceptable conceptual drainage/hydrology plan shall be submitted and approved by the Public Works Department and Community Services Department. Prior to issuance of grading permits for the project, the applicant shall submit the final drainage/hydrology plan demonstrating that any effects to the City and County existing drainage systems resulting from buildout of the Meadowlark Specific Plan and CUP/TTM are reduced to a level less than significant. The subject plan shall be subject to the approval by the Public Works Department. 4. During grading/construction, if a sump pit is encountered, drilling mud present must be sampled and tested to ensure that the material is non-hazardous, subject to the approval of the Public Works Department and Fire Department. 5. Prior to issuance of grading permits, the applicant shall show proof that the abandoned oil well located on the site has been re-abandoned in accordance with current California Department of Conservation Division of Oil, Gas, and Geothermal Resources (DOGGR) standards, subject to the approval of the Public Works Department and Fire Department. 6. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially asbestos-containing materials, these materials shall be tested for the presence of asbestos. If it is determined that the materials are asbestos- containing, the materials shall be removed from the site and disposed of by licensed contractors in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department . 7. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially lead-containing materials, existing building debris (i.e., paint) shall be handled in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. 8. Prior to issuance of grading permits, the applicant shall ensure that during demolition of existing structures or the removal of potentially hazardous chemical-containing materials, these materials shall be handled by licensed contractors in accordance with current regulatory standards, subject to the approval of the Public Works Department and Fire Department. Environmental Assessment No. 97-21 32 04/24/98 G:\W0LFE\fYffiAD0WLA\EA.D0C 9. Prior to issuance of building permits for the project, the applicant shall submit a construction plan demonstrating that all construction staging areas are located as far as possible fro residential areas in order to minimize noise impacts. 10. Prior to issuance of building permits, the applicant shall ensure that lots proposed directly adjacent to Heil Avenue are properly attenuated from noise levels through implementation of six-foot noise barriers along Heil Avenue. This wall height is relative to the pad elevation. Location of this wall shall be in conformance with location recommended in the Noise Assessment. Noise barriers shall consist of a surface density of at least 3.5 pounds per square foot, and shall not have openings or cracks. The noise barriers for rear yard areas may be a wall, berm, or a combination of the two. The sound wall or any patio barrier that might be necessary may be constructed of 5/8-inch plexiglass, any masonry material, or a combination of these materials. Plans for proposed noise barriers shall be approved by the Community Development Department. 11_ Prior to Planning Commission hearing on the subject proposal the project shall be redesigned to mitigate noise impacts from the commercial center to Planning Area 4. Noise mitigation shall be such that limits the height of the noise attenuation wall to a maximum of eight feet. Prior to issuance of building permits, the applicant shall ensure implementation of the noise mitigation measures approved by the City to reduce exterior noise impacts on affected areas to levels of less than significant and in compliance with the City's noise ordinance. Plans for proposed noise barriers shall be approved by the Community Development Department, 12. Prior to issuance of building permits, the applicant shall provide an interior noise study prepared by a qualified acoustical consultant, which identifies building upgrades that will attenuate interior noise levels by at least 30 dBA in order to achieve consistency with the City interior noise ordinance. These upgrades could include upgraded windows and mechanic ventilation so that the windows could remain closed. This noise study shall be subject to the approval of the Community Development Department. 13. The project shall comply with City parkland dedication requirements. The applicant shall dedicate and improve a minimum of 2.1 acres of park land and shall improve 0.8 acres of Gibbs Park per City standards. The cost of dedication and development shall be credited against the total park acquisition fees due per the number of units in the project. The public park land shall be flat with three acres of dry, usable park space. No water well may be installed which detracts from the usable park acreage. Developer shall provide perimeter parking 14. In the event that a Conditional Use Permit (CUP) and/or Tentative Tract Map (TTM)is requested to be considered for approval of a multiple-family attached residential project within Planning Area 4, the applicant shall comply with City parkland requirements applicable at the time of the CUP/TTM request. 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I _fl A ce CIRCLE / �� / /• 307, 308, 309, 3t0• 311, 312, sly -�', r;x;ku;, 1 O ® 0 0 0 0 GD - a r• _ fti 10I3ti 38 .III N( 96 J' l J06 305 304 303 302, 301 J00 299 yA �'�`OLD PIRATE LANE 'CQ \O '1�'- lO O / O "O O O O O O O �Iffi�y EC�X�IySyTM�DCTACI - 97 sm-F r`'vJNU.Y(fi�) 71 103 ' f x91 292 _29S 291 .295, 296. 297 29e I.en o 'o Davin;y' c uw•r.u, O "�' "�' 290 0 ( O O Q' 'O° uoimi our,.., „ PEAR CE —DDRIVE a'r�KKI- osi - �•E'� _ �� / 2e9 STREET _ '0' D — STREET 0 �� --- - I , 104 .• O2113 112 111 110 09 so O E� O 246, OT 245 244 r 2n xzs �tj PARK •,,r� O�J r • ! 07 AC 297 • . 243}I,� II4 " • I` _" ,roi- O ak 2s4 2s5 zss 257 258 259 260 IB9 •190 191 192'191 194 195 196 197 19e' 99 200' �� 2B6 �I4 261 242 I 229 IIl �' �,�p V 115 °�° .� O "O° "Q' '•LOT "O' '"�+ C_'.�' "O' "0' Vim' "O' . ,O" Q "O' —i4m,� lI •,4 �•'° 1 __ -T _ _ — _ ' 116 ��o i. _ •` `�. RE V ET- -.-RD��-` �—� - � I • 295 284 283 292. 281: 2e0 I79 278 240 W 2 222 y (u.� „�` Q „O° "�' O O "�° ,Nl. 2i�1 O • ,O O. , 187 `.: ^K' R> '=i I 1,1.n11.9 8 1 It_ O178 .• C—,02\ . O 39 1•` \� m vs 274, O2' " `al' 264 392 275. 169 C07s. m mno: 265 259 �f u� )1 11 �•� les 1 Q "yl 1� P479 ' 1 ID \ __STREET 266 237 I a ,m,»el }III O �sl�; IIB �yr 267i 201• 202 201 204 205 206 wn�^ '`I O. O• �. �. Q. � �� `b"'.v' 'y,l a A 122 O 05 17x ` t61 15e ,� q r " D ' O o v I 26e 235 ll.�w',w ol.Tlt,3T57P�9449�1 9 -I y ez G7 O I' yr i 1 I is u • ,• l' �\ 2S O 174 I73 160 159 ita �� O . '7• •.217, 211' T7D T09 208 207' �•1 ,I'XISTNc3 LN:T�M WWI) ' u I ." y a - V O iet O `• O O 1� ., , O O O' O`,o' o- "I'" 2 .. z„30,' 1°�;I' :S'�-i'"di.Y ncc• itt o-, :\ .I �� MEADOW CIRCLE 'a �w A - }}{{ 0 125 StREEi-�' . _5_. 12B a 127.12e' v 9' 130 131 132 133 114%Ids "1'117 13e'139 I40' I41 142 •Y14 ;\ IO OI 0 0 0 O O 0 0 0 0 O,0 0 0 O O 2131 a 21e xla 2n z1e 219 for• O' C.O, CE) O. O. O-------------- ITT V' :. D �H IfA W-7Fi0 .,,. :". �y� q A� I—E �� I } E OVERLAND DRIVE 1:. WA 200/33-35 � TIl 5430 MEADOWLARK Y eALVIIS 1,ONGs Kw 203/41-46 A1A1tAEE 1i1t11t 1°- PLANNING AREAS 1-4 TENTATIVE TRACT NO. 15469 OWNER APPLICANT B DEVELQp-E$ ._-.���•��.-�� TENTATIVE TRACT NO. 15469 �� CATELLUS trnmas a ne '.U.',� 9csoaeu unxe �� vet MD d CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA ,..... ....... SHFFT 3 OF 3 30 30 20 30 20 ------ ----------- 10Z S -- -------- 10 10 10 KCTIQN�Er V7 30 ---------- - ----------- 20" - ------ - 20 10 • 30 30 30 177-- ---------- 30 20 ..... 20 ------- ----------------- 20 10 10 w, L 10 30 30 ---i- 20 ------ 20 10tY 4!., Lu�' 10 $ECTION'E-E' V o 30 20 --- ------- ...... ........ --- - ----------------------------------------- --- 0-A 10 BMW SECTION T-F LEGEND MEADOWLARK PLANNING AREAS 1-4 0 APPUCdW A DEM OM TENTATIVE TRACT NO. 15469 SITE CROSS SECTIONS CATELLUS CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA SHEET 1 OF 1 ATTACHMENT 4 aa� ilE� nrw�eea� I Auss lt��� ! aaa.�a ara��as � MR,Jli:ILiII1L 111 ■tea i !IffilI A�•7� �` EMS,arJ, �f>tiM11, I�� � ago r I . . . r-•r •r=+ -its -� .� , ® min a®aaaa.■Imam • . • • i C:Xl:iliJli IB:I;,f�tI1 °� Stlt�li;".�11�Y(Ili) Y Y —_HEIL 1_ !_--_t I Y - , i S _ 7-u• % TR T Ell U M '0 1 23 n \ - M-1 1. �:: STREET I .wry I i v� STALLION),"'1 -- - --- -- -- -- -- �\ i.�, d oe AORM�{(i I. (4.5 AW .. ) " CIRCLES• - 1 - -, ;� II P EXTONSM f f *n n �� •� 27 AC(CJ1Q49) PARK r (DETEN11CN1 c• � I ]MEET i YATCN IYIE S7IT _ SNEET] ! I a a „ (� GELDING ]MEET] LFOF)O \ ^r1 CIRCLE .� _ _ i E } l:Xk NG 10AUVO ZromoM, Tom. STREET 4 y MEADOWLARK 1 P s�m PLANNING AREAS 1-4 1 -lfI N ;;ter:{Aw.v f{d) TENTATIVE TRACT NO. 15469 OWNER APPLICANT h DEVELOPER + MDS,,,rel C0Y1Y{I/YO TECHNICAL SITE PLAN ,, CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CATELLUS ,,._ ...� „oSHEET�2�OF 3 — 1� ■ I� 1 clr� c � l9C�1 � � � ��: Ii��liy,trCli�b-�oeiba� iilorm 1 jAl JIMC i7 IN,I Nul► , I. 1 IN c o MIT p� as ei a I I �7i>g•i ,�tii 961111 LipRWI � --- ,�.�„ ...�..: �A�Ipp ��� I :� ' ��aIC i 1 CE` �II��■ � � ��■ � (I �t�1 ts � ICGSmse7�am�� awl-M.hi���417i� i � 7 =1 EM 17 j SsIlI E1 a9 i1921I1fi� INS 530 B� �Y fill iOE�OA�I�Ia�flCi�i11 CI IdIIR � I _o llall el i1� l�ij� i�l �is � � m OR �� 1 I. '� j " a ; �♦i1 � ` >x�ga i ��1 `�i�01 cj� 'n1�� �! �-'� -a I---la z�i-1�i� �Ifrsl�•l7��my�C1l(cm7o , 1 •��� MUM DETAM %W.-fAmY N Ji mo t.:,_ !lli ( !I � ii I,E I" ,r. 24 _(PRIVATE STREET) E�C�YA�ast�nas..wota 'l. - LS L t � `'�� —:�� _--* � - I ft's 1 ^^ - P�CNO A►ULV919 FOR PA-2 CLOTH}60 s _ STRE T•A i ----- '' .tom a..es.e AMIa1L iRYa TR T = f I we wu.„ .0.•...00`°.°°n'm . . - --- '•�vwur,..•.v- - - '�. I 'I_ I f � a.l.s..vs I.�w oco..l .oi .0 y y �y�ryy, a-1nf[rl v.. •• '___, ___ - .+F ++ ` I\J ' yf RllrVfl IN.n tai.ou61 t a = rorK iw T. ( Q IF77i .i 4 .s .s• - „Y PARKNO ATLILY&9 FOR PA-1 TLOTB 62-ri9) (PRIVATE STREET) : � -------_ �-+ s 1 �-+-'-:•® ----- 1 • sra�oaa +e se � � �- --—I n, ( 3�. .-; 1 I+s o.MCIlFI ANALV96 FOii PAWC 81EE aOT 91U STREET B�•_ -- - 41 Siva —�--� +all - - - r `�` --�4"""f.. ') "I• _. � �,,..�........... aro � � I - I -1 _ I _ ( 1. ��_-=�=�w�:_==�., ; - ao.. - -�.;: �l; ��•�� 1 _ _r._�r-�-_�t �3 qg II.. 't>;^..__ —_ 'r _.., —•.tip � � ;ss�:` g/J!J �� ,�. ,-; �� ---- -- STREET-,- 1��--- - -I---- �d�� >��.uu.... ve j (SIDS PARK c STAI6014 E91, 'Y`.�;.:�_i.f�, .®..- �111' ®•r® \.\yl' 11 �L OA AG ' .... _ _I` _I :I I PAac�u I ` Z4S ACJ tV CIRCLE 'Y. i'� ., ?'� n n �• PARK Zz AID, (DIFI[:NTION BASIN) -- �- ---- •:��.-- ��` STREEt 1 1 , MATGHLIHE SEE SHEET°2, MATCHFINE I� I• /+ --- -- - -`,°Q GELDING/ i - -''��' I u ( - J •� +0+ lo m n+ n SEC SHEET 2 7. M" CIRCLE r I 'J ���-----JJI 1 .� E��7�f' �l v, r� A� C 1 '" EXISTW DETAQU) 1 �1 ` �% �� �, ��= � . , ���,�,, � �� -STRFETL�_ MEADOWLARK r — EXrjTM WTAaIn PLANNING AREAS 1-4 FM.Y(►tA TENTATIVE TRACT NO. 15469 `sQWNFW q PARKING PLAN APPLE-ANT k DEVELOPEp nusrt�s� �...w.Rsaonw aar + . �'CATELLUS CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA n SHEET 1-OF 2 EARKHM-AN&M-FOR PA-AL0T8 MUM EXIE- ,l�t Ill F 1 11 ... 1/:.. -,4 !4 2R A sR LLL --------------- 27 AC 2 4 AC(NET) 4j�l PA P.) DErEN7 ON BASIN CARFAM-ANALM-EDR PA-A ILOTS tW20M I numm umm nmm (PRIVATE STREE'17-Tl� MT SEE SHEET I Jr=fg"A--t LDTI U-tW I I LCM3, Ro PAL 3 6ATCHLINE TOTAL MIZWAY�.t ON-ITICU PAMNO ma= raw" SEE SHEET I �v WATCHLINE 2. X2RIR 4.1 STREET® (PRIVATE DLGIM DRACIR MET) S y 0a) j 211 Z r STREET �11LDR 4 PEAR I XCF, I'VE—, STREET B11 PAFX u EJ STREET . ! P.MCI STREE 88* x j----- - ET ,q- ;,T i7 r p Z3 Fj 6j ttttt MCI Y STREET s. ol TR 9 57 LN 441116-16 T F.ZTM WTACIO L SWE-v - rAM SoJ .y(IN) I..T J'l I- ', ! . 1 -- ?",6.1,D" MEADOW CIRCLE , -j —q� , STREET CEO SERE T S. CPO ll�l "«\\ }t CEO L r w eft �430 7717 WA P.03 41 46 I'm w Ml OVERLAND DRIVE IMIM W1.11 MY.014) OA 21.10/33 , MEADOWLARK HIS PLANNING AREAS 1-4 TENTATIVE TRACT NO. 15469 OWNE CANT & VELOPER + PARKING PLAN MDS CATELLUS CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA SHEET 2 OF 2 ir HEL AVE SAM.= • ',:--REEI-. 0 a. EEI 7111110-AA STUL SATZ ...F"WA COMBINATION LON 144LL AW ngU-#A 978M.race WALL AND FENCE LEGEND 14. STREETA r 1 1. L J -1 r4 <. *+1 _ .J.r. j ( ------- - MASONRY KIILL THIwe K4LL TIN I ----- ---------------- A -------- ' STREET A I loin pm- EXTEawN 5 AO W�HTY'IAP 27A, 24 INET)(DETEt IN DASN j ROSE Log NMI In IN la I I ISO Em I MIN 0 I-MR Nil —w-IL�KLMS RN - - --------------------- ........ t _-- MEL AVE ��nHlT..w.r�...rwNrr i = e wE a •r°a" •'r"..wr�"iw.r L � t �' rNN�••�•wu. tl4R RApRJR4MA/iW: i � r�.�Y � A r1u w S _D• T i •� ":,;,.•"tip°', �end�mo-uutuCrReael¢ueL: �••'r"�"�""••• Yr�wiYw�-� � gr10AM���.��NiwMr.r � � a� � ' a � M• I.rNarl �wruw"rFY•Iw".rws�iWN'"� �Mwfw�r�•" aWwY. w __ iwrrir w'Ir rwN- r® �W�` ~' � � �_ rt N •rU., �6•�•cw.rwrr.w.lr `einaN.."M.Nr:.i.�wl°.F""N ���...k�..NnY�• M• "E F 1•'Y MMYYrI. (f wY'�,4 -MubMW r .Ar r I• •�A tr NNNNIYItlN:w.N+.rr��wNwrww�`.F�..'^+•� "�• •s STREET w. w•wa•Ir...�r•nYr�. o .N w� �' •E r � 3 tl It : •� •1' N " w•r T • N N • .._.; I I r I N � - �� n =� rN qt A••. •, .r ( -C •• � 1.� • I . C-4- pees Pint ;- ii as AC .... j I f45 ACi .,... i t` YTCIlEY_MAe 1 A N N 1 n, N F wj 47 rAFIK 710e8} f�'t_i •'i _ /{1 - 1: N ■ a r r N N mE1EMPg11� - ---- + e' • ! % , F ' � r od - RUTCII REE RIEET 2 b •N ••(] •I t o a N, a 3 \� r a r lA FI rn Nr--- __-,itATCN 4RRT WaNAMAwwAtll Nlla111=NC r }F} r'�•,�111 Ir /pu11 :N ,�• A L'Y- - - _� MEADOWLARK L •. Iw ll // N �lllllTl�f"Tll �i�l'` PLANNVC AREA8 1-4 -- -- --- TENTATIVE TRACT NO. 15489 DEB APPL[ANTk D.E. ELOPR CONCEPTUAL LANDSCAPE E PLAN u�rsacFlr a �•4 4 4�w�•}r f�A MDS_w= �- AP CATEI.LUS CITY OF HUNTMTON BEACH. COUNTY OF ORANC,E� STATE OF CALFORNIA 94#2WM TaTa9e SHMT 1 OF 2 ".Rill ��;jj� i�•y is:�z. Jy u�'p a ° ���I�,�•ij�..�.�� L�„��� r� • �t�1�i '��i7 i�l����e r` ir,• i' of � tie, a �7�1 ,I �1�������}..�:�i. I;t1r ::7�;s'yZ �i til lii� ��'�+ � ►«I !t ,�, r, .. � .rv� F �� �C. 'r, gyp• 1} 7 r fT ' ij� h ,} `�'� �'w � � 1 E� �j ����¢' n .ET'A- ?i *TEA a'p jn ..�'+f IL A�..7€�. N�i•`; , � ' �'. �� � d• •A �+,� LI F... ��11 E' y •s 1t Aql� y� �c �r w w � q�� �AA '!'�1■1� "�11� i�� ■II�•�; `r�rl1� i �,�� C' G it u�G�i? o �f a � 00 � �, �'�=To'I i�i,. �Yi:�'•, IL1� �il litij,. + f o f;. "-. �� �, ;} ` � K°t tb n is ao.a. �i A 4� Aril r ISO Ire A � � tom. �",�; {�;'� �•! Imo' or,Ar I u u }I. ai. H. a1. u H •� V lb • A7, R ,Q, d , A iLA,.A r,sL,.�t Gff ,Q caT,,F1 q,Ar,A `d,.a� :� ,A p C" q rat-„c,. o0 L■r, if vi!�t`� � � �..y �K � ■� _ _iyu� war oV�i��� �� ���; `,. /_doaea�■es ' ray ►�� ''QDC',��Y�r.0 _ ,�,. .J AAA�a 1 \;-: aa �■saoaoaa��r�'°rP,f' �A��f�i `` -�•!a�,.•�i� ��aiisiieiii°■�`' i17�� d`i�pp�C'.ipp '� � �� s;!�.1>,1 Imo" Ld P-A:I TYPICAL STREET PLAN P.A.2 TYPICAL STREET PLAN Fri Q i�F'\ ■aiD► � V� .11 7M�frYi.7*p �r �= 1 I\ , f�', -�AMAJOR SPINE-TYPICAL PLAN d�+_ �nw'�w�wwwiwirnrnrnr }V �wnw MEADOWLARK PLANNING APE-AS 1-4 in I - E ESMNT V 5 Ri i J • 0 ' o Y .P.A.4-TYPICAL STREET PLAN P.A.3-TYPICAL STREET PLAN I 124 7?w a cr. 181 - - p T - • •• STREET C 125 w v a u 16' i LOT P-OPEN GREEN SPACE - "t ;' t LOT K-OPEN GREEN SPACE MEADOWLARK PLANNING AREAS 1-4 TENTATIVE TRACT NO. 15469 ..w.. 20 SCALE EXHIBITS OWNER APPLICANT h QEVELOPER �,,. MDS'.. co..a I/.. a� Rsanw aa► �• . .�ww o�•.xi:.� •-M1 � � o' CATELLUS "- �- - CITY Ov HUNTNGTON BEACH, COUNTY OF ORANGE, STATE OF "' FORMA PHASING SUMMARY • , - :I •P HEIL AVENUE IMPROVEMENTS lZ F••' f P I' F _ 7� .' -STREET WIDENING • PCw.1tC ORIVL - ^ ^•�uMN7f I AREA 3.III-xR9 X . - - �LANDSCAMNG ^�i1RC[f•NID'MIG;YM�V^YCRT< •° n,' ^ -TRAFFIC SIGNALRATION/STRIPING • ryJ•INING.'ICA^ "7AK-INC AREA A �_ {Rr{�R•')-- '�+ �- - 1 `ATS 5-6111 7 2-7/,BIT, -, -L^TS t2f-IN,174-192 • SPINE ROAD :T�CCT IMPROVEMENTS- , 'STREET IMPROVEMENTS __ I I• STREET IMPROVEMENTS STRICT-Y•,PORTION OF STREETS `I I' - - N - I'^•• W3PYa-.T -INFRASTRUCTURE(PUBLIC SERVICES) (STREET•K-,-J PORTION Of STREET-P) (T AND'N-,LOTS-AAA-A YN- . N• - ), •LANDSCAPING -INFRASTRUCTURE(PUBLIC SERVICES) ^ -INFRASTRUCTURE(PUBLIC SERVICES) OPEN SPACE LOTS(LETTERED LOTS) • PLANNING AREA 2 •LANDSCAPING -LORE 1- ,M- .-Almn. •,•° n •f '�I ]}J � i I • PUBLIC:PARK(LOT SIA) (STREET-Y.►^RiIC^I OF STRUT-C-) ^ -LANDSCAPING -INrRASTRU.IC•K(,aw..SERV'CS)n _ -PARK IMPROVEMENTS N r 7w I lZl'I _ • PLANNING ARE1 3, PHASE • Q-a] • PRIVATE PARK(LOT 315) -LOTS 2N-313 PLANN IG AR EA• _ �- • -LANDSCAPING -STREET IMPROVEMENTS -LOTS 114-/x3 (STREETS'M',W.'W-•-V',AND -OPEN SPACE LOT PARK IMPROVEMENTS STRTIONEETS Of STREETS-0.-U•) -OPEN SPACE CAPING NAA••1.11� r r I •r r f 1 -INFRASTRUCTURE(PUBLIC SERVICES) r ! w ,r�r;i' - PHASE 2 • PLANNING AREA 1 ter- /2 -� • _ 1 I�•In, • PLANNING AREA 1 -LOTS I60-173 193-196 tM AU 'STREET IMMIMEYINTS -MODEL COMPLEX/PARKIING •' •I 1 ''"'• JSTRE[TS•Z•.PORTION Or STREETS / -Lots 52-57,7S-N M-AMD.. +wl . 1J •STREET IMPROVEMENTS -INFRASTRUCTURE(PUBLIC SERVICES) (PORTION Or STREETI-)RiLt INFRASTRUCTURE(PUBLIC s[RVKCs) —"�,,�r — -_ F �; s �.J�'��(�'1 I - • PLANNING AREA 2 PHASE 6 PA-1 r •,' r w .{..��_ ' - T�A I .YODEL COMPLEX/PARKING • PLANNING AREA 1 � � -� 'LOTS•11-/7.2•-SI -LOTS N-71,96-113 -STREET IMPROVEMENTS Wf' • _ Y _ _ r^ (STREETS B N r',-G-,-C 'STREET RIPROVEYENTS PORTION or STRECT-C•) (STREET L PEARCE DRIVE •NYRASTRUCTURE(PUBLIC SERVICES) EAST OF STREET K•) `I PA-4.„1 ; - '�,•R:W. -INFRASTRUCTURE(PUBLIC SERVICES) ;�'.. .1 I W �- :�- -�; y WTLf.•W - • PLANNING AREA 3 • PLANNING AREA 3 -MODEL COMPLEX/PARKING -LOTS 207-244 -LOTS 201-206,270-277 -STREET IMPROVEMENTS -STREET IMPROVEMENTS (SIR[ITS-S-.-R'.•0-.-P-,-0•. I• r r • J r Il L � (STREET-T-.PORTION Or STREET-U-) EAST OF STREET•N-AND PORTION •+� .. -INFRASTRUCTURE(PUBLIC SERVICES) or STREET-U-) INFRAS7RUCTURE(PUBLIC SERVICES) • PLANNING AREA• • PLANNING AREA -YODEL COMPLEX/PARKING -LOTS 130-147.158-159 -LOTS 148-157.197-200 -STREET NW41MMENTS _ 11 -STREET IMPROVEMENTS (PORTION Or STREET-AA-) ( (PORTION Or STREETS-AA-AND•N-) _ - -INFRASTRUCTURE(PUBLIC SERVICES) -•, / �+r. Or TQE1BGIftl�EB 1 IL I NT F I y _ APPLICA t DIVE OP R t: r :.F v ! 7 _B'r t .- IN• _ .. 'rAI�OINN.A13NT NDE I•y� — I — PA- t "'•.... 'ram(° """':"-•"'" CATELLUS { - JJ '{ ! PHASE BOUNDARY • , i 1� -. -' rN.ar I r_, mmm _-11- I� j _-.- .- _ TRACT BOUNDARY MDS�::�� I / I MEADOWLARK II AREAS 1-4 TENTATIVEANNING TRACT NO. 15469 ,�� PHASING PLAN CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA SHMT 1 OF 3 •\R•KrIMw•M 1Mrw1.•i Ir fill A ` �4,'.v . �, I -� * - l. n .� •`n 'ail` _ ." .." ,. , I 4 STREET. ,u r STREET rE' ' 4 fffLLL _—i_i -o.usio-rnr a I � 3� � i I1x ' � a -- "' STRCETr�'. u �} ? TR a _ I � ,� � t __._ / _ _ __ I .. .. III. k- ,,�i• t= • sT/N.,...w.- y:�' E..Ig PHA Iv rv. ... u M n r n ,• N . _ r .•....r.a. i � _. is �:! s -- -•, 1 ) l 17.b`8n37,RR.I—)r " I I I `1�I� I - _.I�I� � � -•-erw.__ _ _wa..._ _ �-� :11'S'� � '' � � � wPHA$E 1 STREET` ((tiffsI JAAM M -j'A"�.-_ - 7y•- •1 �; __- \•'3 ►'i ii oe�Ac� (4.5 ACC j I —I J' ►� t P�zTaslail :- r[ J. PHA�SEtlBOUNDARY f� N—_-- f- j- •�,//ram• ��i i i 'r. PARK TRACT BOUNDANY » --- n I 27 AC. (NET) lull! r YODEL HOME ® iv I„ "' l »+ (DE . 9) 2 TEHIION"M vi__-___ I ^In •�'�;+,� '� ' "'.�r. -.,.... .v o n...M•. -+OAjTCH 2EET M I ...... .PY... �� �i ..�.. 1....,n�o.�i l 'MEET%"" » VRER . { ���s. ',�/ l�ry .NAT�LME I�I i��• � , 'I, I i�l I •,` �: I� ; "1 SHUT 2 l41 ll, !�.• rl Y, ...... -,xELET i - STREET .I y MEADOWLARK " n �'" f.0 tW J// �= ��`�' 14��['1 1�� "l��l llf�") 1"1� �{� � IIA� ""'~ PLANNING AREAS 1-4 W TENTATIVE TRACT NO. 15469 OWNE i APPLICANT k DEVELOPER NYI CONIYI r= PHASING PLAN Ig0! �W.y.W�{SEOIIW CInV MDS CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA CATELLUS .._. "' p,r,SHEET 2 OF y 3 S 1- �! Ii' ` `II I►�I�ISJy S 1 ;,, « +.Ih __ � = - - L.JI I---II �•� Ii�� �� 27AC(RCAOBB) (NET) - : FF----" %.AC I�'..• ,l -- J I L yy L 1 a l ' (DETENTION BASIN) - _ - �- - - - - - MATCH LM +.I' •rr...,,........ W., r..�.....r Wr •iIEET A ►' MATCH I y •I { i�i. 1: P.�� f' JJ i. ... t11E[T ~ (PHASE 4) , , �, �,� •�. �. I = .� _ . STREET - PA`-T �, 1� ... LLLJJJ ''I ''' � — f•� r 1 �!r�( I f •��s1 `I >wW. (PHASE 6) �`� �" '``'`� » 11► ' %�� .I>« I - .I«. __ ' �!J I ��•�.,.. � All . I IL°.I.�I .I..I My I I �I �1' I tm IIIIII+' I '�p.'N I I ,>•',I :L. II ,'T• Ilil.dl.irIll /• I �i ti� x � jS,TwR EE Ii+1•I;+'0I' I .0.E - . :,}.•:�.;,. w.:.... .i•:..: P AE I CL _ �`f�I " IL.;M ,L..l�", �,•f , �t• , I� '��' I[�•' } « 1 [� Ir ; 1' ; .. I t' e•' I .I`"V f•�'•�� 4 A„I l..-L1 �i I "♦ STREET M LL yy STREET s •� _.: is 1!1 I ° / '� .AI I � �/� +,. :. .:.e, :.A. I IIx,�.�_�� .: ,A,I �'I . .•ill,' .'! �I„'�� T-��•'i�i l�� U•, ,a __ •,1«IN1 _ I i _� « U _ v1U 1 ,1'1 �� S I�.-7yli �_� I ► b;l �4 � ry,,FI r u , - - 1t11. ,nl !,n a.41T II { ,un,- T' 1:I I `�:� ST'l IR[ r I v... .:`.::.::.•: I r... STREET I n_ ,� N �. �� L�1 �y.Tl � �� •fr a ">ZNr In • ���� i r� I��I� ' I_I - ... -...�... I la,�..�• ('I"' �r ,„L"_'� ', , r..., •''��` � ...,r ...r �•��� I "-I '.L'�l 'ASE MEADOW CIRCLE f L - 'lf I y STREET fSTREEI j• �'S' r; .�'•' V..�v II .. . I II I I II II 'I II 1; !1 1 1 II 11 II I'« II' I I II II II 1; I j I I I IoL'W � ,,,•.�'',� I �N I I I I I '•:•��: Y 1 •••• •••rde ^OVERUIID DRIVE •r r ' PA-' !' 1' MEADOWLARK .<,L...•.., w( ...(PHASE 4) 1 �.r 11 I I C PHASE BOUNDARYTRAC PLANNING AREAS 1-4 RI:>Y�er MODEL NOYC�°N"B'BT TENTATIVE TRACT NO. 15469 COC PHASING PLAN OWNER APPLICANT k DEVELOPER r�♦ Fer•ri rv�� r l« !n' � .«la. MDS.x - M.' CATELLUS CITY OF HUNTINGTON_ BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA "�SHEET 3 OF"3 ----- I ........... .............. li .......... LIVING OR. F El El ME r " ©AMILY 144 ETE: El KDIA EN, R x rill F-1 3 ICITCH N OOK 0 R 4 c)-- LE r FO R �AT --- -------------I II I�o L-�GAR�A61! KRnv 1410 FIRST 1206 SECOND +D /BR, 3 BA APPROX 2616 SF ss MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP m2o GI-12 91 IH Sj. 1 n n In 1 T' me r A, SAL ah b � b fG � e+•GRl �f cerinr I>WrfEWll iBar' �pONfO r� iC �OpA+nOia fuafr�mr �IEIe WAor �Wga•I+frr fall i mm Wv •®rt fora )RRI mm0 Y� cm yr vm vw vlw v+r vw vrr � f vw vw nrf vin � rru or w� vf•l f ow vu vo r>w allr v va ECTERN)N MATERIALS ' I I snnu WUCS IE\!fS • E ; SIUNE\!Ef• rg1U flr'TTlSf MOOD IrY 1-- m MTV L UUU S SETAE SAIU r Q O , I AIfIw.VWU T rr 1� rS pp,yC[lwlUFMM u art l:AFofflruuwfTvul\ 1:14 clxxW n�-lEF II CIM4 SF IE TIAI III! f IxTu Wlls O If O[l'UMF\E rrf1l4H1IW)N - 9 _ I• roux FAxu ArfucF � i�.ulrrlarlstrnx.0 ol>,r CIA roro> ,.r.SWF\Ills TAU\ 13 `� :.ruuunflvrlf Q iE Q Cl uprl!ii\ric\s'I'iliun 1•�1ilvfuo •fq Ell\Il Sllrr\�1 f 111\M\III Sl11\• wul.l \ll.w fWl FS Fr'I\ Mlar I DSS•Sr YO!/TfY 1l TEWmTfK 7 t� ,W.n,.al.un• Euful nl fella va vo �� F vfr vEN MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP f%70 11-01-9T 44 � n dU 1C LFFr - ---- _ ♦w -- - es IoR 9rq �tl i��--tom ------ E[l Ml 4& " " 4414 VIM s �J 1 1C aFwa 1C arm J.- f{ MEADOWLARK ` HUNTINGTON BEACH �R CATELLUS RESIDENTIAL GROUP 4 nexo a-a-n i I I i I i � I I I I I I i I I I I I F I I I I I I I 7,12 r r I i I 4si rrr I I 4-12 T-� I I I I I r I >; 1B IC ID MEADOWLARK .' HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP i i 5 wm ua�-n 22-4- ARAG 22-ARAG W r E- 1 C^ ❑ I � �io MN JFMBA FAMILY El t:.... EN BR ,,2. 1------ BR 4 fm BR 3 n—FO fiDINING h o PARLOR lll� ct Y ---.IIEI El 396—71 11353 SEFIRSTCOb D 2 BR DEN/B% 3 BA A PPROX 2749 F 55' .2-4. MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP %62D "44-t1 T V6 Iq Ibl�s� °d \ FIB 00 U. AM 1 - s n p p q 1 2ANNbs1Yt19b 2B �-� �Ybbbomr roonomr 1 weklalaYar +unitnA°I- Ow WI IDbID °Y1v EmR ' 1 amK aY us= Wxd bOmR or owl aw or nlr k nM nwL own f w on. o.W ow+ k nw nsu nw aww I EXTERN MA IF.R[ALS _ wNN VIMIX lkml •xu Wnnuxv f W+NN+IxIM IIAI xAl11Mi U XAl11M•ANUI+nI p xNM'EIlUVkX]IMYEU Y11AM I w WIIINI bxA�k �• 11 UxIWMUEF.NLLI AMIIn Iin IM XY 11�IN! ' If lMYI Il11+1 INL I+ LLLIAL I n X• I If pllIMIA E WLllxblE -n • WLxNLFAYLIA AIq MItE fL LONbIM15lalYwAl Mxw WYMb+NUIM� � (® 1 w NIxx1NW IIX I,IIV a♦W!' I I V •+NIU xWIWNI .e q ��� I i •nl1`xll M WIN.. IW,Nalrrx�ll�lfwl I I�wl.wNv�n W ' 2C ,.N®N+a11Nur �Y+ALiwNMT MEADOWLARK HUNTINGTON BEACH j-c CATELLUS RESIDENTIAL GROUP N b ;n rn a l[o 2B per �a p n 1� qp t ' 2 B REAR 2 B R"fl' MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP �S k � X I I t I I I I I I I � I I I I I � I I I I y= =1-------------t I I r ------ ,� I I I I I I I I I I I I fAx TY► I x:uT'n I f .:u nr 2A 2B 2C MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP I{-c I � ' 9 x .aw 22-5- 27y OPTIONAL ARAG EXERCISE/ WWT ... ..... ------------- -- W-7 El NOOK MBAII 0 MBR I FAMILY II .ANIRY 0 0 BR 2 I I xwDINING DEN 4 2 wl LIVING xa B 3 ON AN 14- 1421 SECOND 4 +DEN, 3 BA APPROX 2891 SF 55' MEADOWLARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP QY 4 � w 6 � I M I n I e , LaWWFR 3 A R°'•,att >Rq. 3 B .RDtRMM4TRIW a q! KRWLYAO xma Illm VYRO Rml¢ sl t [1RT SM= alRRoe .®¢ qN qw ow qm oa plat qt• qID pw glff qM f qw qm qNf Olaf l IDW pal qa a)a EXTERIOR MATERIALS n' 1 Yr cm eucc V VINU wlR I111 L SIONk r I 11� S WMw itw GY !SIU[YD am 1 1x1N.tARJfK 4 slt D LWD ANDNRT n sowvoaRaurwrow a WDDD Rule 11. Li.LRDIN WALL MND TRELLIS. IL.CIwERlh IL 11 Il lYKllEh iLA0.E ' t MlTAI RUN ' I I!WOUPFA AANDURE aDN 1 ^ , 11 ALURIAYSELTpNAL_ F71 ` It WOIA aDINO ® �E 1'1 W11uDM11lR IANs . n ALL RLDG IxNiNTS AFE AttRD%IMwI! w ANDAFl ga[NSeIN[D IFUM lINI5111D I1''TfII 1.11\M•I E%IlRM W W N L Lit �� I L.I lIII4M\IN F't111 Ae1 lNNMD�LI _ ALIT IRAaI tlF lwf�l \. I ftNrAfR 3 D �'RNIOIWTaMALNLS' ,.RIaM.IRMRD.,- +�ryes �aWwtuly xa w am mOco y qm qm ` Y MEAD OWL g'ARK HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP �N @L Ram HFiN� re 3A LEn 4WD_ "r N -- -- NET r.�`. 3 A REAR 3 A nuarr MEADOWLARK ^v HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP N 12 I f i f I I I I f f I I I I I I I I I I I I I I I I I I i I i I I I I I ^—TYP I I .2... - -- 1_- ---L-- --I " 3A 3D y.. .�TR ;y7 MEADOWLARK HUNTINGTON BEACH 4 CATELLUS RESIDENTIAL GROUP 13 Nax Kw I I I I I I I . I I I I I I I I 1 I I I I I I I I I I I I I I r•-� I I I I I I I r I � I I I I 7:12s TYE I I ED I I 3 B I .. MEADOWLARK 1 HUNTINGTON BEACH �S CATELLUS RESIDENTIAL GROUP � Ia t F E A D (fW L. A R 1<' PLANNING AREA 2 CATELLUS RESIDENTIAL GROUP SQUARE FOOTAGE SUMMARY PUN 1 P. —,AAlA. —5T rLaoR. II10 5 r stc—O FLOOR. I.Sr TOTK, 7]!1 sr. 7 GM 6ARA6l. A"6F PLAN 2 PLAN 2X CVCLLI1 AR!h OnlLLIM—Zl rl"T noon. 1156 5 F. r."T FLOOR. .so 6 F. 6CGOl0 FLOOR, u]o sr. 5lGOW FLOOR, 1700 5 P. Torµ, 7510 5r, TOTAL. 7160 aF. f' GAIT 6ARA6C. .17 aF 7 GM SMA6l. 415 5r. I GAR 6MA6G. Ilo 5l. yrorA. sas sr. r^ PLAN 3 PLAN 3X �' Dn0.LIR6 MCA. Vr LLIN MCA. FWT Fl. . 176651 F,"l FLOOR. 17665F 54!CO FLOOR. IIl.5F 5lG FLooR. III.SF. TOTAL. 7u5 aF TOTAL. 744s sr GM 6ARA6l, slo sr so-6 l0$sr f. ornol.a. OPTIONAL GRAFT ROOH(OCOUGT 751.5r. 751,5 r IROM 6M1A6!AND/77 751 5/.TO DMILIW J Lim CImm, Architecture ` N pasalleim.CA + I 5000 El t 13 x --------------- L---- ILH FD- 4 nNUZZ ll,[:-] Lj0 . .................... I a 1 ' - - 0 Ld FJ, L. El ? PLAN 1 PLAN 2 PIAN 3 FIRST FLOOR FIRST FLOOR FIRS'I'FI.00R 1118 SF. 1150 SF. 1266 SF. MEADOWLARKPA-2 PIAN I TGrAl.2237 SF. IAN2,1,ow�2370SF HUNTINGTON BEACH :,lAN3'r0rAL2445SF' CATELLUS RESIDENTIAL GROUP r r r ---Yaw 5000 Mann rkd,— t p.% Kr"", lsd'.04. �c Man ......... gP.lfru 00 IP Ho x -Ai WC.15V 106"017 D. a—VOK oa—. ..... WrXI2,r ws"wr 0-.Vlka—4 1, 3 lkd,—I [kd,—I 12T.Wo, IrrOlT b b WIGc .a PLAN 1 PLAN 2 PLAN 3 SECOND FLOOR SECOND FLOOR SECOND FLOOR 1119 S.F. 1211)SF. 1179 SF. MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP ------------- IIIII I-I U-17- ---------- El u Iw El n I F 7 F.d, c.,G.,.. 7 oj PLAN 2X PLAN 3X FIRST FLOOR FIRST FLOOR 1150 S F 1266 S F. MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS Rr-SIDENTIAL GROUP p-I-I--I : .:,p OC=7 i. ,S, n.nr. courrfn 1A .00R T4f[OfY.Op4fpypggJ ••J:• �. '''' • • i 91U gftf qYf g141 t•.. ` •f • •t�• � ) 9w qYl q•Y Mlrw y MYwr/R.t f�7~ OOC •'• :ice ��.+''��'•w�+ ■I .�.�"• w,�' � � --��-�- r. . �000� I t�I tl II •� t4 I n.n, wr.re� �n.r.r.� fr4.fs ' B 1 MIOI 4lillTlfl� 1 +l.1fYmTf.t.NR.- ,.0.M4N W.00K -fIR1lW LLO4 f 9w um . �, y V :y: M r•.�,. tI . 941 2 iwi• '' MYwr Iftd r�rnr •�' l••.i• y.. t■ t= . Nil tf.� tT � FFF...•••"'YYY . .- +c 1 C : nw nfw 9w nfo t nfff qy 9tr 9Yf , nm qns 9m qfW MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP n/uM man �11 1�1 1 A RIGHT to ELEVATION nui It 1 A REAR ELEVATION L L!1 0 1 A ELEVATION MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP e1-6-8 rLrl-J N 33 in I P .0. 51L 2A loan mm zn= Ga"a .cma .18 k1wpom'r R.0 0% n.n, .,-m 2B IOmQ zm .:14- jr, .0- It Rd for .. ......... 55 M.MW PRE 2 C scmm nu In= .0= rpill q.tl l MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP rLr-L--1 L4 -3q A c M Kill 2A RIGHT ELEVATION IN LEV 2A REAR �4 LEFT ELEVATION MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP rr,..<. r- 1, ou A 'w d wd rz=r-lb Q M-.!l. an ;A4 Door o .01 LZJ EZ) ---I,=11 OP ==F 3A 3 ,--a .1 2.0 .10 roll: 00 3 25 00 3B "I 'v. If, Za Mwpw..rwd .13=i LK—XI V�Vbl NOWNEIR 3C soma nu E=w ""a C= MEADOWLARK PA-2 HUNTINGTON BEACH CATELLUS RESIDENTIAL GROUP RICHT 3 A ELEVATION I� L 3 A REAR ELEVATION 3 A ELEVATION MEADOWLARK PA-2 HUNTINGTON BEACH CATELL11S RESIDENTIAL GROUP MEADOWLARK PLANNING AREA l� & � �� �� �� r� ~, DE EL��E�` -'-- '-----' -''-- � ��� ~�^��T"�"�x�^��� �^��^�IDENTIAL GROUP —' - --``-ARCHITECT-----.` ��� �7� � J� INC.�,�w"� �� �,��� v ^����wm� "� � ��������, ��n� PLAN TYPE UPPER LEVEL LOWER LEVEL GARAGE TOTAL --'- --------- - ---'' ------ --'--------'-'--- -------- ---- '----- '-----'--------' l 3BR12.5BA. l,OlOS.F. 8808.F. 4008.F. 2290S.F. 2 40R,/2.5 BA. 1,1158J� 9558�� 418�F. 2,488S.F. 3 4BR/2.5 BA' 1,1338.F. 1l828.F. 408S.F. 2,573S.F. ' CRAFTSMAN TRADITIONAL .�� ROOFS: mMKo COMPOSITION xm� mw�c�mmn���� *THUNDERSTORM GREY" 'nm"smoxsmr ^"uCuvAua/r ~omwooRSn,m*nmm^ SCHEME TRIM STUCCO GARAGE ACCENT SCHEME m/w STUCCO_ �mm ^�en _ '--_'_--_' --' -_--- ----_- '-'_ -. --_ - _�__--___---__ -_ . _-- / mn^ mvn xonv uumm / ICI 6n n~mm mep mno x DEmo m*m mvmn mm^ z mzm ICI*m mnv mmn ~~� , nx*w oomm oomm moo , mm, xxm7 mn, m/zo COUNTRY SPANIm xovm. TAMKO COMPOSITION omwoc xovm. u^oL�^�nr� :OXFORD` 'SANDSTONE" """'~""~� "WEATHERED TERRACOTTA' ' "MOUNTAIN SHADOWS" mw "SUNRISE BLEND" � SCHEME _ ,RIM_ onxzm _ n^x^uo _^oxEN,_ ooHEwn ,RI* _ ^,vCCo / mww mny mom m/zu / moo mmv 2 1cl815 ICIm, iclm, m/wn 2 mnw mow' ` mew ICI 6x mmo oemm 3 mnm msv \� ' T e r h nr ELEVATION 2-13 ELEVATION i-A ELEVATION 3-C c MEADOWLARK P L A N N I N G A R E A 3 STREET SCENE CATELF i RESIDENTIAL GROUP 16 DEC 97 r f lop Or ocw• i. •1 Q,y� - - - - -- - - - - g - '` - - - - -- - REAR ELEVATION C REAR ELEVATION A REAR ELEVATION D Q MEADOWLARK 114*.I'-V P L A N N I N G A R E A 3 ENHANCED REAR ELEVATIONS CATELLUS RESIDENTIAL GROUP 1UNe98 PAGE 2 8 a , 7 3 1 8 11 - 12 10 1C0}- P `�I 11 `! Ll 1 18 ELEVATION B 4 ELEVATION A LEGEND (D CONCRETE FIAT TILE 10 EXTERIOR PIASTER O S-TILE 11 VINYL WINDOW ^^� U PIASTER CORBEL [ DECORATIVE SHUTTERS DECORATIVE WOOD KICKER 13 DECORATIVE POTSHELF ORNAMENTAL GUTTER AND DOWNSPOUT 14 DECORATIVE METALWORK FOAM TRIM W / PLASTER OVER 15 WOOD RAILING w O7 WOOD TRIM la ROOL-UP GARAGE DOOR M @) DECORATIVE CHIMNEY CAP WOOD SIDING O9 STONE ACCENT ��f WOOD TRELLIS 'L MEADOWLARK PLAN ONE P L A N N I N G A R E A 3 FRONT ELEVATIONS CATEL� RESIDENTIAL GROUP PAGE 3 El � )7 1 - i" EE IT RIGHT ELEVATION A REAR ELEVATION A WHY •�- C� LEFT ELEVATION A L MEADOWLARK "'��'� PLAN ONE P L A N N I N G A R E A 3 SIDE & REAR ELEVATIONS CATELLUS RESIDENTIAL GROUP ISEP91 PAGE 4 ------ I 1 A.LC. 1 I � NUNS'RY I i 1 I I N YSTP. DNOOY 1 INI PAYILY 1 II ii O ii it 11 11 O YS,T I I I 1 BATH 1 � 1 1 YNo O O ------ --- - onion 1 i/..It .. BATH I P D _ e � 11.'I'•' I A o r. NDH w- BELi ROOM 1 I I II II I vlNl II ii BEDkOU 9 I- 1 1 I ----------- I I •r --- I 1---- LJ 1II I I I 1 �•_ I I I I UPPER LEVEL 1.010 S.F. +� ELEV. A i n i --Nn1 1 --------• I 1 I �J C -----------i r—� r-n r-i Roof ` j UPPER LEVEL LJ Li ELEV. y. 1 a {� `IW � --------------------JR! LONER LEVEL LOWE 880 ---------------- ELEV. LEVEL S.F. ELEV. ELEV. 8 ELEV. A MEADOWLARK PLAN ONE U4..10. P L A N N I N G A R E A 3 3 BR./ 2.5 BA. CATELLU° RESIDENTIAL GROUP 1,890 S.F. ISEP 98 AGE 5 4 ...... —0:0 60 ELEVATION C ELEVATION B LEGEND (J) CONCRETE FLAT TILE 10 EXTERIOR PLASTER S-TILE 11 VINYL WINDOW e PLASTER CORBEL DECORATIVE SHUTTERS DECORATIVE WOOD KICKER DECORATIVE POTSHELF ORNAMENTAL GUTTER AND DOWNSPOUT la DECORATIVE METAL WORK -to FOAM TRIM W / PLASTER OVER WOOD RAIL.ING 0 WOOD TRIM ROOL-UP GARAGE DOOR DECORATIVE CHIMNEY CAP WOOD SIDING STONE ACCENT WOOD TRELLIS MEADOWLARK 1/4*-I�0' PLAN TWO P L A N N I N G A R E A 3 FRONT ELEVATIONS CATELLUS RESIDENTIAL GROUP I SEP 98 PAGE 6 RIGHT ELEVATION B REAR ELEVATION 13 1 . LEFT ELEVATION B MEADOWLARK PLAN TWO P L A N N I N G A R E A 3 SIDE & REAR ELEVATIONS CATELLI Tc' RESIDENTIAL GROUP I SFP 98 i I I PAGE 7 4 1 , r< ..... r.- 1 ------------- 1 BED OOM 2 BAT BEDR Uoe 3 I IOOI I O I I 1 LOFT 1 it's'a O * DEDR00 I �+� SERV. y '2 loll too, 1 y I�A•#I j l 1 L-J I I 1 iT�ly 1 I I 1 trFMY � r 0AX E DINING 8 S Fur.r 1 onoa 1 r r 1 I i I I � MST.. BEDRM. 1 , 1 I ,a•a• I _ I 1 1 I I I 1 1 1 --• r-n r-� I I 1 l_J y- `-.. UPPER LEVEL I ELEV. B mm^: 1,115 S.F. C I e ' 1 1 1 1 11- I 1 - 1 i—i UPPER LEVEL L_J ELEV. C Ic LOITER LEVEL ELEV. B 955 S.F. LOVER LEVEL ELEV. C MEADOWLARK PLAN TWO P L A N N I N G A R E A 3 4 B R./ 2.5 BA. CATELLUS RESIDENTIAL GROUP 2,070 S.F. a see st PAGE 8 a G is 1 11 g 1 II I 1 1 ELEVATION A ELEVATION C LEGEND CONCRETE FIAT TILE l0 EXTERIOR PLASTER O2 S-TILE II VINYL WINDOW 3O PIASTER CORBEL © DECORATIVE SHUTTERS r.r 40 DECORATIVE WOOD KICKER _ l3 DECORATIVE POTSHELF �•• O5 ORNAMENTAL GUTTER AND DOWNSPOUT Iq DECORATIVE METALWORK .T" © FOAM TRIM W / PLASTER OVER IS WOOD RAILING €T" 7 WOOD TRIM I(�1 ROOL-UP GARAGE DOOR P ® DECORATIVE CHIMNEY CAP IO WOOD SIDING O STONE ACCENT @ WOOD TRELLIS -e 1 � Li MEADOWLARK PLAN THREE I,,.l� P L A N N I N G A R E A 3 FRONT ELEVATIONS CATELLUS RESIDENTIAL GROUP tSEP„ ( PAGE 9 LA 11'. u 1,ul U.,lue k1l,'Y-11"11 -6911 1 U 1,ul lY I j MYillk-hYif�M, mal-7 tff ury w tj-_m Ll Tnr TT RIGHT ELEVATION C REAR ELEVATION C ........... 41 -94 LEFT ELEVATION C MEADOWLARKPLAN THREE -C* P L A N N I N G A R E A 3 SIDE & REAR ELEVATIONS CATELLUS RESIDENTIAL GROUP I SEP IN PAGE 10 e7' 1 1 a U___JJ ' LO 1 io' li ' M. BA 1 ii n1ST MI. BE 00 1 seMz� 00 1 I.•x Ix' 1 � 1 4 I ME OYLe i ° BAT if 1 1 ra' CAA E i DINING _ OP[N TO BE.. 40 'F 1 1 BED x M 3 BE M ; I LI VCN-4 I i 1 i r � i 1 J i UPPEk LEVEL 1,133 S.F. ELEV. C ',y. Noor i I n I �e i r__-________ 11 � a - - UPPER LEVEL ELEV. A ,er 1 1 LOWER LEVEL {3 S.F.LOWER LEVEL ELEV. 0 1 ELEV. A MEADOWLARK PLAN THREE P L A N N I N G A R E A 3 4 BRl2.5BA. CATELLUS RESIDENTIAL GROUP 2,165 S.F. t ser 9e _� � � PAGE Il PLAN # FIRST SECOND GARAGE FLOOR FLOOR 1 752 SQ.FT. 850 SQ.FT. 400 SQ.FT. 2 867 SQ.FT. 873 SQ.FT. 360,SQ.FT. 3 838 SQ.FT. 1,201 SQ.FT. 402 SQ.FT. 4 913 SQ.FT. 1,057 SQ.FT. 402 SQ.FT. ° MEADOWLA Pit- K ° CATELLUS RESIDENTIAL GROUP BASSENIAN LAOONI ARCHITECTS 10. 12.98e ��r '/•/.___— - `�,,ram F `^ 'V =:. -- — -./ry _ dn.4� �____ � � — —__ _ • �r I tun •.r,-ter--- � -e-_ ►•.-1—-..�_,-:i--�==�. 4 •,, .r� :IL�,.t__— ,� 1/1n�__. __—= A .�-- _' �i d' •+ ,Q•.;'L; PLAN 4 A PLAN 3 B PLAN 2 C PLAN l A ..._1 I rc."NQ SfetlL5/1 A r'ONrAMS TIIE RWF R-1 N STUCL'O YMAI/'C"TIIF A� C.STVX MTR1. �A»I,fTn»t- ST RT'O rOTSI1FLF I IIxIL 11 SRMtrrtA• F.WO(10(TNIIIrL �r»�»IAM SNenIN,R• rWO FAVIn SNI nl L»u' �„ • ' ■ MEADOWLARK ■ i;womsm 1 WOOr1 SIRNTFRS E MI MI K1]MI IL FXFOSCD RfT RAR TAILS 1 R,1rl RI III I.CANVAS A"N C A T E L L U S AI CIL. l AXWLKSS - N TILF.00RA%NCLRS a.,vyy P WROLIONT IRON •�•y-x..�..n�.•.I.... 10•1]•96 1 S A N H A c e a ` .I ' �I � -fcw.• I - a Via',• �� I� �y _ 1GT PLAN 4 B PLAN 3 C PLAN1�2 A PLAN 1 B --- LLGF19u Rtent5lt A.CONf76TF 4TIE ROOF ROUE) R STIXTXI FAIL FIt'TRF C STIRV&TRIM W I/ISTRR- II.RT k'('O FOICIIFI.F EATRRhn tFRAAtGRA' - F WIMn lTM11F1. 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YI �.'�'� �...���� !�__— _—Y ti• -r-1.1�,. � mac_4`'�,,�.„��t 4 a tr w.Pw�a PLAN 4 C PLAN 3 A PLAN 2 B PLAN 1 C Jt" I.F.Si1tlQ 5[dtIL511 A CIIN('Rh IF L111 I.RUlll MMMS U SIAKT 1) I:UN 1/S'III v L'.STIK'('UUUIM �AMIS1ik1Y S 1,WTI)'U'ISIIIIF -I.AlIII NI)I Il)lNAl1MA' R W(N)DMRIIIL -MIKINIAIn IIIAUOwY •SI1NVIS1:RlLN11' •- MEADQWLARK ■ 1Wlx%) ■ f WIKN)MKl wTIhML nw snNTn D-"; II WINM)MAIL Mllvl K'IIM 1 W(XN)SNIJ171'NS ) K'Iw x1 Rq1 I KL•%PUSI:ORAYILN TAiIS 1 R1 Sw x1 A)I ^ L CANVASAWNINU F T T T T1 C MCI.AV(K IK)K1M L y Y v V N11LL'WRIXKMl •„ 10.12'98 Y WNWWRIR(IN �+'^^°"'�'�-'�"• i # i LEFT PA MT Fl------------ Ll RIGHT -FLT ----------------------- (4 r 71 REAR PLAN 2 - B ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 14 W-12-98 LEFT ---- ------------- 17 J ---------- ----------------- Z ----------- Ll RIGHT PLX F7 ----------- -------------- --- og FLT. :r77: III FF. REAR PLAN 1 - C ■ MEADOWLARK ■ CATELLUS RESIDENTIAL GROUP BASSENIAN LAGONI ARCHITECTS 10.--12-98 B : I LEFT ------------ II RIGHT VPLT.HT. a' I ---------------------- F T.T. ----------- IF. REAR PLAN 4 - C ° MEADOWLARK ° CATELLUS RESIDENTIAL GRQ.iIP "tiY v07 BASSENIAN LAOONI ARCHITECT4e%! �- m LEFT ------------ ---------- ----------- Ell M, El --------- RIGHT ------- -------- ------------ ---------------Ell u REAR PLAN 3 - A M IF, -Ak ID 40 W IL A, Pt IK o CATELLUS RESIDENTIAL GROUP BASSENIAN I-AOONI ARCHITECTS "' ATTACH�M_%­ ENT 5 MDS CONSUL T/NG PLANNERS• ENGINEERS•SURVEYORS 17320 Redhill Avenue,Suite 350 (714) 251-8821 Irvine, CA 92614 FAX 251-0516 September 29, 1997 Ms. Amy Wolfe R E C E I V E City of Huntington Beach Department of Community Development S E p 2 91997 2000 Main Street Huntington Beach, CA 92648 DEPARTMENT Or COMMUNITY DEVELOPMENT MEADOWLARK TENTATIVE TRACT 15469 Dear Amy: On behalf of the applicant, Catellus Residential Group, MDS Consulting is submitting this Tentative Tract Map Application Package on the Meadowlark Project for your review. Per the applicant's conversation with you, we acknowledge that the following items required for this Tentative Tract Map Submittal Package are not included; however, will be submitted for your review prior the Planning Commission hearing: • Planning Area 2 Architectural Elevations • Planning Area 3 Architectural Elevations • Colored Site Plan • Colored Conceptual Landscape Plan • Colored Architectural Elevations • Massing Model • Material Palette • Photographs -Photos and a photo index were submitted at the initial Tentative Tract Map 15469 on March 3, 1997. We would like the Planning Department to use these photos as part of this submittal package. • Slides - Slides were submitted as part of the original Tentative Tract Map 15469 on March 3, 1997. We would like the Planning Department to use these same slides as part of the submittal package. • Public Notification / Mailing List - Two sets of mailing labels and an address listing were submitted as part of the March 3, 1997 Tentative Tract Map 15469 package. Since the first submittal was deemed incomplete, the Planning Department is still holding -the Public Notification Package. We would like the Planning Department to use these as part of this submittal. • Substance Site Statement - A Phase One Report, dated November 19, 1996, prepared by Petra Environmental, Inc., was submitted as part of the original Tentative Tract Map 15469 package in lieu of the required Signed Statement Declaration regarding the location of the project site to any known hazardous and substance material pursuant to Section 65962.5 of the Government Code. Attached please find a copy of the Planning Department's letter, dated July 29, 1997, which lists staff- recommended design modifications to the Meadowlark Conceptual Master Plan. The following are responses to each of the listed twenty-eight recommended modifications. Please note that our Tentative Tract Map, Technical Site Plan, Conceptual Landscape Plan, Parking Plan and Wall and Fence Plan incorporate many of your design recommendations. iWDS STANLEY C. MORSE GARY DOKICH SKIP SCHULTZ September 29, 1997 Page Two 1. Maximum Site Coverage The maximum site coverage for any lot is 50%, with an overall site coverage average of 39%. The maximum site coverage per the revised Specific Plan is 55%. 2. Open Space Additional open space lots have been incorporated along the entire alignment of Street"A" (Spine Road). This allows an additional landscape buffer along Street "A" and increases the building setbacks. Planning Area 3 has direct access to the proposed public park without crossing the Spine Road. Planning Area 4 shares a 0.7 acre private recreational park with Planning Area 1. The 0.7 acre private park was redesigned to a more central location along Street"A"which allows greater accessibility and visibility. 3. Sidewalks Sidewalks have been provided on both sides of all proposed public and private streets, except on streets with non-fronting lots. This occurs only within Planning Areas 3 and 4. 4. Heil Avenue Buffer A fifteen foot setback has been provided for the lots which backup to Heil Avenue. The fifteen foot setback is measured from the realigned "back-of-curb". The fifteen foot setback consists of a 4.5 foot parkway, located from back-of-curb, a 4.5 foot sidewalk and then a 7 foot landscape lot from "back-of-sidewalk"to the proposed perimeter wall. 5. Guest Parking A minimum of a 0.5 on-street guest parking space has been provided.. The Parking Plan illustrates the on-street guest parking spaces of Planning Area 3 and Planning Area 4 due to the proposed thirty-two foot street width which allows parking on only one side. On-street parking spaces are not illustrated for Planning Areas 1 and 2 because the private streets within each Planning Area are designed to City standards. 6. Guest Parking Plan A Parking Plan is included within this submittal package. 7. Private Community Parks The private 0.7 acre park has been redesigned to a more centralized location. The park is located between Planning Area 1 and Planning Area 4 and fronts Street"A" (Spine Road). 8. Landscape Medians A landscape median and corner landscape monumentation has been provided at the intersection of Street"A" (Spine Road) and Heil Avenue. A landscape median within Street"A" at the terminus of Plaza Lane has not been provided. Additional landscaping has been provided along the right- of-way of Street"A" at the Plaza Lane connection. 9. Infill Ordinance Where there are existing block walls along the project's perimeter, the applicant proposes to construct a second wall adjacent to the existing and to provide a cap to enclose the two walls and also to fill in the void with concrete. 10. Daycare Center The project does not provide for a daycare center. The revised Specific Plan strikes out the provision of encouraging the project of provide for a daycare center. 11. Park Acreage The Meadowlark Project provides for a 2.7 acre public park, measured to the centerlines of the three adjacent streets and a 0.7 acre private park site. September 29, 1997 Page Three 12. Garage Dimensions Some of the proposed dwelling units provide a minimum 18 foot wide garage (exterior dimensions). 13. Front Yard Setback The minimum from building setback provided is ten (10) feet and porches and entrance elements may have a front setback of eight(8) feet. 14. Garage Setbacks The minimum front garage setback provided is eighteen (18) feet. 15. Exterior Corner Sideyard Setback The minimum exterior sideyard setback in Planning Areas 1 and 2 provided is ten (10) feet. The minimum exterior sideyard setbacks within Planning Areas 3 and 4 provided is eight(8) feet. 16. 100-Foot Residential Buffer The maximum building height for all proposed dwelling units within all Planning Areas is thirty feet. (Thus eliminating the need for the 100 foot density buffer.) 17. Planning Areas 3 and 4 Both Planning Areas 3 and 4 were designed to maximize land use efficiency. 18. Cul-de-Sac Design Pedestrian / landscape connections were provided between the proposed cul-de-sacs located perpendicular to Street "A" (Spine Road). Additional landscaped open space lots were provided along the entire alignment of Street"A" (Spine Road). 19. Pierce Drive The ultimate right-of-way of fifty-five (55) feet will be provided until intersecting with the street. Only four lots, located opposite existing offsite housing, will take access from Pierce Drive. The entire width of Pierce Drive adjacent to the four lots is proposed to be dedicated to the City as public street. 20. Westerly Proiect Adiacencies The A.L.T.A. identifies, and verified by survey, existing single-family structures and mobile homes are a minimum of three feet off the westerly property line. 21. Easterly Proiect Adiacencies All onsite drainage shall be contained onsite. Where possible, lots were designed to "side-on" the adjacent project boundary rather than backing up to the project boundary to increase privacy of both homeowners. 22. Planning Area Entry Nodes The Conceptual Landscape Plan has provided landscape entry nodes at each Planning Area entry. 23. Lot Dimensions The Tentative Tract Map provides lot dimensions, lot area, lot frontage, and site coverage. 24. Product Type Floor plans have been provided for all four Planning Area products. Elevations have been provided for Planning Areas 1 and 4, with Planning Areas 2 and 3 to follow. _ . _ .5-- 3 September 29, 1997 Page Four 25. Definitions Section The definitions section of the revised Specific Plan takes many of its definitions from the Huntington Beach Zoning and Subdivision Ordinance. 26. Development Standards Matrix A Planning Area Summary Matrix is provided which analyzes the four Planning Area's Design Standards versus the respective Holly-Seacliff Standards. In addition, a Development Standards Matrix is provided which compares the design standards of the old Specific Plan to the revised Specific Plan. 27. Specific Plan Draft All Specific Plan text amendments are provided in a strikeout / underline format, except for the proposed Section "N" Design Standards which have been italicized because of the number of pages. Some additional accomplishments which have aided the Meadowlark Project are: • The increase of the public park from the original acreage of 1.9 acres to the 2.2 net, 2.7 acres gross. • The realignment of Street"A" (Spine Road)for better park frontage. • The agreement with the school districts regarding fees has been finalized. • We believe that the 2.7 acre public park located adjacent to the existing Gibbs Park extension provides for an adequate recreational facility. If you have any questions regarding the content of the submittal package, please do not hesitate to call me at (714)251-8821. As we discussed on the phone, if during your thirty-day review process, that additional information or clarifications of exhibits are necessary, please let me know as soon as you have identified that need, rather than waiting for the thirty-day process. R ctful f sub itted, Vbert A. Ile Director of ing RAZ:jo cc: Bruce D'Eliscu, Catellus Skip Schultz, MDS GA351\O6\COR\APPLPKG.DOC ATTACHMENT 6 A A D 0 W LA R 1( SP [ Clf IC PLAIN HUNiINGTON BfALH , CAL IfORNIA MEADOWLARK SPECIFIC PLAN City of Huntington Beach SPECIFIC PLAN 8 City of Huntington Beach Planning Department 2000 Main Street Huntington Beach,CA 92648 (714)536-5271 REVISED DRAFT Per 9/22/98 Planning Commission Meeting Action (11/10/98) e TABLE OF CONTENTS SECTION DESCRIPTION PAGE 1.0 Introduction....................................................................................................I 1.1 Purpose and Intent................................................................................1 1.2 Authority and Scope.............................................................................1 2.0 Project Area Description...............................................................................2 2.1 Location/Surrounding Land Uses .......................................................2 2.2 General Plan Designation.....................................................................2 2.3 Zoning..................................................................................................2 2.4 Planning History...................................................................................2 2.5 Legal Description.................................................................................3 3.0 Master Plan Concept.....................................................................................4 3.1 Development Concept........................................................................4 3.2 Land Use.............................................................................................5 3.3 Circulation..........................................................................................7 A. Public and Private Street System .......................................7 B. Traffic Control....................................................................8 C. Transit Facilities.................................................................8 3.4 Open Space/Recreation.....................................................................8 3.5 Landscape Concept............................................................................ 8 A. Entry Treatments................................................................9 B. Community Edge Treatments.............................................9 C. Streetscape Treatment..................................................... 10 D. Plant Material Palette.......................................................10 3.6 Public Facilities................................................................................10 A. Storm Drainage Facilities.................................................10 B. Sewer Facilities................................................................11 C. Water Facilities ................................................................11 3.7 Grading ......................................................................................... 12 3.8 Geology- Soils/Seismicity..............................................................12 3.9 Potential Hazardous Materials..........................................................13 3.10 Archeology.......................................................................................13 3.11 Phasing Plan .....................................................................................14 i TABLE OF CONTENTS (Cont'd) SECTION DESCRIPTION PAGE 4.0 Development Regulations............................................................................15 4.1 Purpose and Intent............................................................................15 4.2 Establishment of Districts and Planning Areas ...............................15 A. Residential District..............................................................15 B. Commercial District............................................................16 4.3 Definitions........................................................................................16 4.4 General Provisions............................................................................17 A. Parkland Dedication ............................................................17 B. Affordable Housing.............................................................17 C. Activity Center Facilities.....................................................17 D. Infill Ordinance ...................................................................18 E. Perimeter Buffers.................................................................18 F. Parking ................................................................................18 G. Garage Use/Design.............................................................19 H. Building Additions/Modifications......................................19 1. Treescape.............................................................................19 J. Product Development..........................................................19 K. Porches/Entry Elements......................................................19 L. Variable Setbacks................................................................20 M. Activities/Uses along Spine Road Promenade..................20 N. Street Furniture...................................................................20 4.5 Development Standards...................................................................21 A. Residential District.............................................................21 Planning Area l .....................................................21 Planning Area 2.....................................................26 Planning Area 3 .....................................................30 Planning Area 4.....................................................34 B. Commercial District............................................................38 4.6 General Design Criteria....................................................................39 A. Residential Subdivision Design...........................................39 B. Residential Product Design ................................................40 C. Non-Residential Structure Design .....................................40 ii ".?I, I ,! 4 1 .._i, TABLE OF CONTENTS (Cont'd) SECTION DESCRIPTION PAGE 5.0 Implementation............................................................................................41 5.1 Procedures .......................................................................................41 5.2 Implementation................................................................................41 5.3 Hearings...........................................................................................41 5.4 Appeals............................................................................................41 5.5 Specific Plan Amendment...............................................................41 5.6 Dwelling Unit Distribution..............................................................41 5.7 Boundary Changes...........................................................................42 5.8 Homeowner's or Community Association......................................42 5.9 Approval Period...............................................................................42 6.0 Appendix A. Legal Description B. Street Sections C. Heil Avenue Project Entry D. Plaza Lane Project Entry E. Community Wall Plan F. Spine Road Expanded Parkway G. Plant Materials Palette H. Storm Drain System I. Sewer System J. Water System K. Topography L. Letter from County of Orange Environmental Health Division M. Areas of Archeological Concern N. Phasing Plan O. Commercial/Residential District Buffer Area Treatment P. Conceptual Street Scene Q. Conceptual Building Layout PA-1 Conceptual Building Layout PA-2 Conceptual Building Layout PA-3 Conceptual Building Layout PA-4 R. Wall/Fence Master Plan q ATT �^ . LIST OF EXHIBITS EXHIBIT NO. TITLE FOLLOWING PAGE 1 Vicinity Map.............................................................................3 2 Existing Zoning........................................................................3 3 Conceptual Master Plan............................................................5 4 Development Summary............................................................5 5 Circulation................................................................................7 6 Public/Private Open Space Plan.............................................8 iv IBM AEADOWIARK SPfCIfIC PLAN INTRODUCTION CITY Of HUNTINGTON BEACH ; , ^� SCCTION 1.0 1.0 INTRODUCTION 1.1 Purpose and Intent The Meadowlark Specific Plan sets forth the planning concept, design guidelines, development standards and administration procedures necessary to implement the goals and policies of the Huntington Beach General Plan. The intent of the Specific Plan is to establish the framework for development of a high quality planned community. 1.2 Authority and Scope California Government Code Section 65507 authorizes cities to prepare and adopt Specific Plans for the purpose of bridging specific development proposals with local General Plans. Specific Plans typically incorporate planning policies, regulations, tailored development standards, improvement programs and other regulatory methods into one document. The preparation, adoption and implementation of the Meadowlark Specific Plan by the City of Huntington Beach is authorized by Title 7, Division 1, Chapter 3, Articles 8 and 9 of the California Government Code Section 65450 et. seq. The Meadowlark Specific Plan is comprised of the following six (6) sections: Introduction - Section One, describes the purpose and intent of the Plan and provides the legal basis, authority and scope of the Specific Plan. Project Area Description - Section Two, provides a general description of the Specific Plan area and its surrounding land uses, General Plan and Zoning information and a brief background and planning history summary for the site. Master Plan Concept - Section Three, describes the proposed master plan concept for the project area and addresses land use, circulation, public facilities, infrastructure, open space and recreation, grading, landscaping and project phasing. Development Regulations - Section Four, presents a description of the development standards and design criteria applicable to projects within the Meadowlark Specific Plan area. Implementation - Section Five, discusses project implementation, project review, appeal and Specific Plan amendment processes. Appendix - Section Six, contains the technical support information which has contributed to the formation of the Specific Plan. El MEADOWLARK SPECIFIC PLAN PROJECT ARIA DESCRIP110N CITY Of YUNTINGTON BEACH SECTION 2.0 2.0 PROJECT AREA DESCRIPTION 2.1 Location /Surrounding Land Uses The Meadowlark Specific Plan encompasses approximately sixty-five (65) acres of land located approximately six hundred (600) feet north and east of the intersection of Bolsa Chica Street and Warner Avenue (Please refer to Exhibit 1: Vicinity Map). The property was previously used as a small craft airport (Meadowlark Airport). Surrounding land uses include detached single-family residential uses (RL-Low Density Residential) to the north, the existing Norma Gibbs Park (OS- PR— Open Space- Parks and Recreation), a church, and detached (RL-Low Density Residential) and attached single-family residential uses (RH-High Density Residential) to the east; attached single-family residential uses (RMH-Medium High Density Residential) to the south, and detached single-family residential uses (RL-Low Density Residential), attached single-family uses (RM-Medium Density Residential) and mobile home park (RMP-Manufactured Home Park) to the west. 2.2 General Plan Designation The General Plan designation for the Meadowlark property is Mixed-Use Specific Plan Overlay (M-sp). The exact density, location, and mix of uses are governed by the Specific Plan. 2.3 Zoning The subject property is currently zoned Meadowlark Specific Plan (Please refer to Exhibit 2: Zoning/District Map). The Specific Plan was first adopted by the City Council on March 7, 1988 and allowed development of approximately fifteen (15) acres with commercial uses and a maximum of six-hundred (600) dwelling units (single-family detached, multi-family medium density and multi-family medium-high density) within the remaining fifty (50) acres. The revised Specific Plan limits development within the residential portion of the Specific Plan to a maximum of three hundred forty-five (345) dwelling units and allows for improvement of the project site with detached single-family dwellings on small-lots. 2.4 Planning History On February 1, 1988, the City Council adopted an amendment to the Land Use Element of the General Plan (Land Use Element Amendment 87-2C) and designated approximately sixty-five (65) acres of land, known as the Meadowlark property, as a planned community. The subject amendment required implementation of the planned community designation via adoption of a Specific Plan. The following policies were adopted by the City Council to provide direction for preparation of the Specific Plan: • The 15-acre retail center shall be located on Warner Avenue extending between Roosevelt Street and the residential project to the east. • The total number of residential units, including any proposed affordable units to be constructed on the fifty (50) acre portion of the property due north of the commercial portion, shall not exceed six hundred (600) units and shall be distributed among several product types. • A buffer shall be provided between the existing single family homes and any attached residential units which are developed at greater than seven(7) units per acre. • An internal traffic circulation plan shall be provided that will: ➢ Provide street connections between Warner Avenue and Heil Avenue that would not encourage non-project related through traffic; ➢ Limit the amount of traffic on Pearce Street to a total of 2,500 average daily trips; ➢ Locate vehicular access points to Warner Avenue and Heil Avenue so as to minimize traffic conflicts. • Provide a phased development plan which coincides with the available capacity in the sewer and water systems. • Within 60 days of City approval of the first entitlement for development, the airport operation will cease. • This Specific Plan enacted through Zone Change No. 87-13 will be in effect until a subsequent zone change is adopted. The Planning Commission shall conduct an annual review of the Specific Plan until such time as a master plan is approved for the site. On March 7, 1988, the Meadowlark Specific Plan was adopted by Ordinance No. 2929 and Environmental Impact Report 87-2 (EIR 87-2), which addressed Land Use Element Amendment 87-2C was certified. On January 28, 1991, the Meadowlark Property Conceptual Master Plan was submitted to the City of Huntington Beach and was subsequently approved in conjunction with the first Conditional Use Permit application for development of the commercial portion of the site. The remaining residential portion of the Specific Plan was not developed due to market conditions. 2.5 Legal Description (Please refer to Appendix A: Meadowlark Specific Plan Area Legal Description) EDINGER AVE DELL AN EAR V) HEIL AVE J � � Q F- U W U) U O J = 0 Q PEARCE Qf Q z z Of Q CL o J U) W O m O PROJECT LANE SITE WARNER AVE SLATER AVE MEADOWLARK SPICIfIC PLAN VICINITY MAP CITY Of WNTINGTON BEAR t= °� } - -�r_'.w - RMBIT 1 RL 0.FIL C. r. -c 0. Ll RL sw 7o f CF-E YEADMA K IA+Czi.!w VEW sr-4.x.:J Y = x z s [RA 1 �1 J d 1 0000 FL RL RL FL RL RL RL FL FL RL vENTV1tl ac ► z Q �{ RL 3 : � � g i • — O t � J V V MARSHALL $ o s iRL cx�EAITs Ll OR M etas I CG RL RL zC HEILT a! N ! R V IlL i u ;RL rlic( �RL RL RMP RL RL RL RL RL UL OS-PR RL RL � RL � R- RL RESIDENTIAL RL RL 48.4 AC. - • . RL TRLRL RL .I�-01 r MEADOWLARK RL SPECIFIC PLAN r>,•wa,�� R ` �R ' 0 RL r u CG COMMERCIALY r; 15.0t AC. RM �a���.ayvc� e; f L — VL7 Krq ql WARNER AVE SOURCE: ji SECTIONAL DISTRICT MAP 21-5-11 ckf CITY OF HUNTINGTON BEACH NTS ORANGE COUNTY, CALIFORNIA MEADOWLARK SPECIFIC PLAN ZONINGAISTRICT AAP CITY Of TIUNTINGTON BEACH EXHIBIT 2 MEADOWLARK SPECIFIC PLAN MASTER PLAN CONCEPT CITY Of NUNTINGTON BEACH (;- { SECTION 3.0 3.0 MASTER PLAN 3.1 Development Concept The Meadowlark Specific Plan development concept provides for a mixed use community of commercial and residential uses. The Specific Plan establishes the general type, location parameters and character of residential development (48.4 acres) while allowing for creative design solutions within the overall framework of the Plan. The commercial portion of the Specific Plan (16.6 acres) has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 /TPM No. 90-268 /CE No. 91-31). The Specific Plan area is designed to allow for development that is complementary to the surrounding neighborhood and the City of Huntington Beach. The development concept (uses, densities and product types) is intended to allow for reconfiguration of the standard elements of new growth - single-family detached residences, retail and recreation facilities - to enhance community, convenience and identity. The Meadowlark residential community is intended to be designed in the form of distinct, complementary and interconnected "neighborhoods" (Planning Areas) in which streets are convenient and comfortable to walk and parks form a public focus. The plan identifies four pedestrian-oriented neighborhoods, multiple recreational areas and a meandering pedestrian promenade/ Spine Road, which provides the link between the residential and commercial segment of the Specific Plan area. The differences between the design of the Meadowlark community and other residential projects will be slight and significant at the same time. The streets are proposed to be narrower, tree-lined and connected to the public park and private mini- parks; in addition, landscaped parkways will be provided to enhance the pedestrian- friendly community design concept. The mix of housing is intended to allow a broader range of product types and include conventional small-lot, zero-lot line and z-lot layouts. The visual impact of garages is proposed to be diminished through neo-traditional design solutions which advocate placement of garages towards the rear of residential lots. Building design is intended to address the street and sidewalk with entries, balconies, porches, architectural features and activities which help to create a safe and pleasant living environment. The Meadowlark Specific Plan includes the following components which provide the necessary development information/guidelines to create a high quality residential planned community: Land Use Grading Circulation Geology - Soils/Seismicity Open Space/Recreation Potential Hazardous Materials Landscape Concept Archeology Public Facilities Phasing 4 3.2 Land Use The Meadowlark Specific Plan includes an existing 16.6 acre neighborhood shopping center along its southerly boundary and provides for residential uses on the remaining 48.4 acres of vacant land. The project Spine Road divides the shopping center into two parcels and provides access through the Meadowlark residential area. The 48.4 acres of undeveloped residential land within the Meadowlark Specific Plan area is divided into four (4) Planning Areas. The proposed residential densities, range from nine and half (9.5) dwelling units per net acre to thirteen and eight tenths (13.8) dwelling units per net acre, and provide a gradual transition from the commercial and medium high density attached residential uses (RMH) to the south of the property to the existing low density detached residential uses (RL) to the north, east and west. (Please refer to Exhibit 3: Conceptual Master Plan.) All four (4) Planning Areas are anticipated to be developed with small lot, single-family detached homes. A summary of the proposed residential land use allocation within the four residential Planning Areas by product type, gross acreage, density and maximum number of dwelling units follows. (Please refer to Exhibit 4: Development Summary). The boundaries and acreage of each Planning Area are fixed. Minor modifications to Planning Area boundaries may be made, and shall be subject to review and approval by the Planning Director. The maximum gross density within each Planning Area shall not be exceeded. CRUM - - v ' LAN_D':USE: LAND "USE: :;;:: `. it 41 • ,1r - o - M - - _ 1 S 'r .A d „1 P �� � � � row .. � ,('}•` ,-^Mt acJ � (f, • ��+'`,, ` .:7•�������:�,y. r ,�JY-` 1 v��}1�--„�\,�,[3. r.1�.,-t 27.'yA� f�. II ' '' 'r.. ' �e•e.: ~l' '.-5 ii r~ - '�.:.'i•a�`�v''�y'`:+�i•u t. LAND USE: SFR •�_. W Oflf-il 100' BUFFER �.,i:'' Y i`•y�t=�Y lu•n yy.;f�� �-•^r'�'�4s:.�t.4-..y :tg �i�v.?3;.y..r4�;�y,iS'jyyyr �• �"'.e:,'_�.".cy�,'..�ef�.�-, ` - 'sG•Xft•±:•f:-:F�x'f}:Yz'.y,���a. :��!: '♦n��fi`"�y.� ''rt�:,,.�,•3' 1• �� '! ';ta' }-r r+��h�!'�If �f.t7.JCit;J�iC!'w-•--9`r�vyan+`� ` ` /" .y�� `~F••y,.h� Wit. Ya pr' -'K t}^•'.. S} a£.Fj..'?'1.1'-'n�.;:. :1•'��:`.'�•.pvV"d+X:�Yri.'; 1?a1,',.•+ 1�R�'-.�;` -1 V,3.�•.•y-rz•,r '-'a-.y'•v^a�;,rl.:jr+�-7y�La %rPe• •l?'y-,,�1,-.Cx v;tx;, rTi:y',5' \ 'ze -any i�:. ...-SY ,i_3•',?t-P'�'t`_x�•�.�.`�a•'-t-a • S'.>:" ',ar:�::`.-U nr.:`:y�.l .r,�'r!'`1,•".�w.5,.t.:. t..��,�; r t.,r;` ..d� -.x.uc. �� ;;�lif;'s:�p'�j%t"v�;i?'i2.4':�:slir�.p'i!'4,+,i� r.�,dn,4v.,: ?a]'>"-W.Y•"-1..'Sli'?�+ 4 _ I�' -.,:•'?>r, �:`r-;.st:t�`,�x:'st;1•M�i`"`i�"t.i��„#: '�•-.�:X.+�,�',y�,X ` �.: � ----•c ` �••'�i=`';ti�r '��y?'C;rx.-•qqc,"•a�-rF •�r,:a�-,�'•:�es�`�a• .r";,,c*3c-�, . LEGEND -----SPECIFIC PLAN AREA BOUNDARY_ --T �� I 0 • C 0 9 ♦ •*S � S f 1 n t o ♦ �J , �(�`( J 9 • 4 Q Gi 10 co Cd 4Yl tSf c- _F• .1. '----` �—•-- ./ .• : %"i�i : , ,'.� � ;; SCALE: 1"=300' MUDOWLARK SPICIf IC PLAN CONCEPTUAL MASTER PLAN CITY Of TIUNTINGTON RAN fXTIIB113 ♦F [a . ,..,a .. �... t EXHIBIT 4 DEVELOPMENT SUMMARYi MEADOWLARK SPECIFIC PLAN Acreage % of Gross Net Density No. of Planning Area Land Use (Max) Site Density (Max) Lots/Units (Max) (Max) (Max) 1 S.F.R. 10.9* 22.5 6.5 9.5 70 (Detached) 2 S.F.R. 9.3* 19.2 6.5 9.8 60 (Detached) 3 S.F.R. 14.5* 30.0 8.0 11.8 116 (Detached) 4 S.F.R. 11.0* 22.7 9.0 13.8 99 (Detached)or S.F.R. 45.7 94.4 7.5 11.3 345 Subtotal Public Park ** ** Spine Road 0.5 0.1 ROW adjacent to Public Park TOTAL 48.4 100% 345 * NOTE: Includes proposed open space lettered lots, landscape maintenance easements, common open space areas and local streets. ** NOTE: Development shall comply with parkland dedication requirements. 6 cn V _ 3.3 Circulation A. Public and Private Street System The Circulation Plan illustrates the general alignment, classification and location of the proposed public and private roads within the project site. The Plan is consistent with the Circulation Element of the General Plan. (Please refer to Exhibit 5: Circulation Plan.) The Spine Road shall provide access to the property from Heil Avenue and from Warner Avenue at Plaza Lane. Plaza Lane, a local collector road currently terminates at the commercial center's northerly boundary. The Spine Road meanders through the shopping center and the residential Planning Areas, separating Planning Areas 3 and 4, Planning Areas 1 and 3 and dividing Planning Area 2. The northern terminus of the Spine Road at Heil Avenue aligns with Del Mar Lane. Pearce Street, which is located west of the project site, shall be extended through Planning Area 1. Local access to the four residential Planning Areas shall be provided directly from the Spine Road. Access to Planning Area 1 and 4 shall also be provided from the Pearce Street extension and Roosevelt Lane respectively. The Pearce Street extension shall be carefully planned to minimize traffic impacts onto the existing street system. Access to Pearce Street shall be such that traffic on said street does not exceed 2500 average daily trips. Roosevelt Lane may provide limited direct driveway access to Planning Area 4 residential lots which front on Roosevelt Lane. Roosevelt Lane shall not be a through street to Warner Avenue. The eastern side of Roosevelt Lane (approximately 500 linear feet south of Pearce Street) shall be fully dedicated and fully improved to City Standards. The design of the Spine Road shall advocate traffic calming and shall constitute an important circulation and thematic design element of the Meadowlark master plan concept. The street section for the subject roadway shall transition as it flows through the project from a sixty-six (66) ft. right-of-way with a "curb-to-curb" paved section of forty-six (46) ft. at Heil Avenue and a sixty (60) ft. right-of-way with a "curb-to-curb" paved section of forty (40) ft. at the northern terminus of Plaza Lane to a sixty (60) ft. right-of-way with a thirty-two (32) ft. paved section within the central portion of the site. The Spine Road design shall incorporate raised, landscaped medians at both project entry locations, fourteen (14) ft. wide landscaped areas and six (6) ft. wide meandering sidewalks along both sides of the road. Open space lots adjacent to the Spine Road shall contribute additional landscaping, thus enhancing its "greenbelt" design. Heil Avenue shall be improved to an ultimate right-of-way width of eighty-eight (88) ft. Street improvements along Heil Avenue shall increase the pavement width from sixty-four (64) ft. to seventy (70) ft. and will provide an eight (8) ft. sidewalk and a twelve (12) ft. landscape buffer along the northerly boundary of the Meadowlark property. With the exception of the Spine Road and the most westerly segment of the Pearce Street extension (between the western property line and the first "T" street intersection) through J_!IA! ---EIL ;u AVENUE- ljT! ��i 'fir 0 0 z PA-2 I PA-2 t,-, SCALE: 1"=300' PUBLIC lm PARK 4 : PA-1 j .. ..... I DOM WTA *0 -%W FAWY RJ m ad UM V 135-X =uAlo0ou P-- FARCE D /a COMMON OPEN SPACE PA-3 V PA-4 JR OT.W140 1�:s�w-' �:\ '„��,�::: is Jj OPM WtAM MOM CR. 7- 'T R "10 ............. "i J Pm O(Fm DR.'EAM kUTI-FANLY 00 W Teo I33 t. .......... LEGEND -1 ........... - MAJOR ARTERIAL HIGHWAY (136' R.O.W.) ............ ......................... ............. U . ......... ............... SECONDARY ARTERIAL HIGHWAY (82' R.O.W.) j PUBLIC COLLECTOR (60- R.O.W.) am77 R.O.W.) �MM� PUBLIC LOCAL (59 FUTURE PRIVATE LOCAL (50- ROW) ....... ....... ----------- MAJOR ACCESS .............. ME- SECONDARY ACCESS 7 't MADOWLARK SPRIFIC PLAN CIRCULATION PLAN CITYOF HUNTINGTON BEACH 2;0 RHIBIT 5 Planning Area 1, all other interior local streets shall be private. Private street section designs for Planning Area 1 and 2 shall include four (4) ft. (min) non-monolithic sidewalks and five (5) ft. (min) landscaped parkways on both sides of the street. In Planning Area 3 and Planning Area 4 as well as along the "public street" segment of the Pearce Street extension in Planning Area 1, landscaped parkways are encouraged, however, five (5) ft. monolithic sidewalks with flare-outs around street furniture may also be acceptable within said areas. (Please refer to Appendix B: Street Sections). B. Traffic Control The Planning Commission, upon recommendation of the Department of Public Works at the time of project entitlement approval, shall determine the need for traffic control devices (i.e. traffic signals). Such determination shall include the appropriate time installation. The developer(s) shall pay the entire cost of installing traffic signals at Heil Avenue/Del Mar Lane, and Warner Avenue, the entrances to the project area. Installation of the traffic signal at Del Mar Heil shall be required with the first residential phase. Development of the Meadowlark Specific Plan area will require a secondary access to Bolsa Chica Street from Pearce Street. The developer(s) shall pay one-fourth of the cost for the traffic signal at Bolsa Chica and Pearce prior to issuance of building permits. Proportional share of Heil/ Graham signalization shall be paid prior to start of the final residential phase, as determined by traffic signal warrants. C. Transit Facilities Bus turnouts and bus shelters shall be provided at locations designated by the Department of Public Works and Orange County Transit Authority. The design of such shelters and turnouts shall be approved by the Department of Public Works and Orange County Transit Authority. 3.4 Open Space/Recreation Development within the Meadowlark Specific Plan area shall comply with parkland dedication requirements by dedication and improvement of a minimum 2.4 acre neighborhood park to serve the Meadowlark community, improvement of 0.8 acre of undeveloped Norma Gibbs Park area and payment of parkland dedication in-lieu fees equal to $500,000 per acre, to satisfy the remaining Parkland dedication obligation for development of the site. In addition private mini- parks shall be provided to serve the residents of the Meadowlark community exclusively (Please refer to Exhibit 6: Public-Private Open Space Plan) and shall be maintained by a Community or Homeowner's Association (HOA). Although the actual amenity program for the private mini- parks has not been specifically defined, provision of a tot-lot, swimming pool/ spa and community meeting/ clubhouse is encouraged. Mini-park acreage shall be based on the required common open space requirement per dwelling unit. 3.5 Landscape Concept The landscape concept for the Meadowlark project is integral to the overall character of the community. It includes a combination of landscape and hardscape features adjacent to and 8 DEL MAR Dam DUAOO SNfiFfAILY ft) L 1 L i �' L a--u-�- _ -- - r HEIL AVENUE - OF L �e I-' l PA-2 PA-2 s PUBLIC a � (� PARK rt ii I I PA-1 - J sW FutrOn"WTmm ;- SWU FA1LY RJ —�—— COMMON OPEN SPACE 1 PA—3 PA-4 pm _ i;- - - _ Itl3 IONC3 LEGEND YARR6T DRVO _� 9TORi p�'7r7C7rjr� SHOPS SHOPS StlOP3 / IL6J.C3J.C8J_CB�.dN� I o 0 0 0 0 0 O O 0 O 0 � 0 0 0 O I O 0 0 0 0 ' 67 DO G�9 DO QS d ~ Y6DICAL SH, SHOPS BVllDINO - WRN— MEADOWLARK SPECIFIC PLAN PUBLIC/PP!'`. CITY Of WNTINGTON BEAU A7- visible from project roadways which combine to form a major design element of the community structure. Major features of the landscape concept include entry, community edge, and streetscape treatments. A. Entry Treatments • Primary Entry The primary community entry shall be located at the intersection of the Spine Road and Heil Avenue. The community entry design concept is intended to integrate project monumentation, enriched pavement treatment (subject to Planning Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls (Please refer to Appendix C: Heil Avenue Project Entry). • Secondary Entry A second project entry shall be provided at the northerly terminus of the existing Plaza Lane. The subject entry design shall reflect primary project entry design elements and shall incorporate enriched pavement treatment (subject to Planning Department and Public Works Department approval), median planting, layered shrub/turf planting and decorative community perimeter theme walls. (Please refer to Appendix D: Plaza Lane Project Entry). B. Community Edge Treatments • Community Perimeter Wall A decorative community theme wall along the public Spine Road and Heil Avenue will provide project identity, privacy and noise control (Please refer to Appendix E: Community Wall Plan). Removal and replacement of existing walls along the project site's perimeter is encouraged, so that double walls are avoided. • Heil Avenue Landscaping A twelve (12) ft. landscape buffer shall be provided along the project's northerly property line. The landscape buffer treatment along Heil Avenue shall be compatible and complimentary with the proposed landscaping along the Spine Road. • Parks The Meadowlark Specific Plan includes a public park adjacent to the existing 5-acre Norma Gibbs Park. In addition, common open space areas shall be incorporated within the overall community development concept. Park design shall take into consideration Crime Prevention Through Environmental Design (CPTED) principles to ensure adequate surveillance of the park sites and address security related issues for adjacent properties. C. Streetscape Treatment • Spine Road The Spine Road shall provide the primary access to the project. In order to enhance its appearance an expanded landscape parkway shall be incorporated as part of its design. The proposed plant palette for the Spine Road shall be complementary to the landscaping materials utilized within adjoining residential Planning Areas. Shade trees shall be incorporated in the Spine Road landscape design concept (Please refer to Appendix F: Spine Road Expanded Parkway). 0 Local Streets - Planning Areas 1-4 A unique landscape design theme shall be developed for each Planning Area. A neighborhood accent street tree and background trees shall be elected and used consistently within each Planning Area. Shade trees shall be incorporated in the local street landscape design concept. D. Plant Material Palette All streets shall be established with identifiable landscape materials (Please refer to Appendix G: Plant Material Palette). The proposed plant materials (shrubs, groundcovers and trees) shall be compatible and complementary to existing adjacent streetscapes. 3.6 Public Facilities The public facilities plans identify existing and proposed infrastructure, storm drain, sewer and water facility improvements to serve development within the Specific Plan area. The developer (s) of the Specific Plan area shall be responsible for the construction of all public facilities/ improvements concurrent with individual project development. Improvements shall be subject to review and approval by the Director of Public Works. A. Storm Drainage Facilities The City of Huntington Beach and the Orange County Flood Control District are the agencies responsible for the flood control system in the project vicinity. Regional flood control channels exist along Warner Avenue and Bolsa Chica Street. The property's proposed storm drain system shall provide drainage for the site as follows: Runoff from the property shall be conveyed to the Sunset Channel, approximately 2,500 feet from the project site. A portion of storm water runoff shall be detained on-site. The proposed storm drain system will consist of reinforced concrete pipe (RCP) with a minimum pipe size of eighteen(18) inches. All interior local streets shall carry the property's storm runoff into catch basins which shall connect to a backbone storm drain line located within the Spine Road. Based upon preliminary hydrology studies it is anticipated that the backbone storm drain 10 RCP system shall range in size from thirty-six (36) to sixty (60) inches. (Please refer to Appendix H: Storm Drain System.) The proposed storm drain system exits the site at the intersection of Heil Avenue and the Spine Road and is conveyed to the Sunset Channel, within a 66-inch RCP. B. Sewer Facilities The City of Huntington Beach is responsible for the review and approval of waste water collection within the project area, and the County Sanitation Districts of Orange County (CSDOC) is responsible for the treatment of waste water. The existing sewer system is comprised of several lines, including a fifteen (15) inch in Heil Avenue, an eight (8) inch in Pearce Street and an eight (8) inch in Plaza Lane. The proposed sewer system for the Meadowlark property shall connect to the fifteen (15) inch existing sewer main on Heil Avenue. (Please refer to Appendix I: Sewer System). The property's backbone sewer line will be located within the Spine Road. All "in-tract" local sewer laterals shall gravity flow to the backbone sewer line within the Spine Road. The sewer lines within the property shall be contained in public and private streets or easements which will ultimately be dedicated to the City of Huntington Beach. All proposed sewer lines within the Specific Plan are tentatively established at eight (8) inches. C. Water Facilities Domestic water for the property will be provided by the Public Works Water Division of the City of Huntington Beach. The existing and proposed water supply systems are shown on Appendix J: Water System. On-site water lines shall connect to the existing external system at three locations, thus providing a looped water system of adequate water pressure. The proposed water system shall connect to an existing eight (8) inch line in Pearce Street, an eight (8) inch line in Plaza Lane and a twelve (12) inch in Heil Avenue. The backbone water facility shall consist of a twelve(12) inch line which follows the Spine Road alignment and connects to the existing twelve (12) inch water line in Heil Avenue and the eight (8) inch water line in Plaza Lane. All other project water lines shall be eight (8) inches and shall follow the proposed street alignments, creating loop systems and connecting to the twelve (12) inch line in the Spine Road. Prior to the issuance of building permits within any of the area designated as a separate phase of development in the Phasing Plan, clearance shall be obtained from the Department of Public Works and the Orange County Sanitation District stating that such development will not adversely impact the sewer system. Such clearance shall be in the form of a letter to the Planning Director. 3.7 Grading The Meadowlark property is generally flat. A 15-foot grade differential exists between the highest elevation at the southwest portion of the property and the lowest elevation adjacent to Heil Avenue. (Please refer to Appendix K: Topography). The topography is entirely manmade as a result of farming practices and the previous airport land use. Grading will be required to construct streets, infrastructure and other site improvements and to create properly drained development areas. All grading within the Specific Plan area will require a grading permit and shall be governed by soils, foundation and other geotechnical reports prepared by registered civil and geotechnical engineers, building codes, established engineering practices and City ordinances. Reasonable efforts shall be taken in the design of improvements and building pads to minimize the amount of grading required. The maximum slope ratio, horizontal to vertical, will be 2:1 unless otherwise recommended by a Geotechnical engineering report and approved by the City. 3.8 Geology - Soils/Seismicity The Meadowlark property is located on the Bolsa Mesa which is an alluvial terrace—a bench— like formation of land carved in alluvium by a stream. Information obtained from soils investigations indicate that the property can be made suitable for development for low rise commercial and residential structures using conventional grading procedures. The surface soils are expansive and this characteristic will require consideration in design and construction of footings and slabs on grade. The subject site is located approximately 5,000 ft. northeast of the Alquist Priolo Special Studies Zone for the Newport-Inglewood Fault. The distance from the Special Studies Zone removes the site from any specific Zone related considerations. The Bolsa-Fairview Fault is approximately 2,000 ft. southwest of the project site. Although this fault is closer to the Meadowlark Specific Plan area than the Newport-Inglewood it is assumed to be less of a threat to the area. A recent fault analysis (1986) prepared by Richard Lung, of Leighton and Associates, stated that the Bolsa-Fairview Fault has not been active in geologic historic times (within the last 10,000 years) and is not considered a threat or measurable risk to people and/or buildings in the area. The State Division of Mines and Geology has concurred with this assessment. The following geology, soils and seismicity measures shall be employed prior to the issuance of building permits: Submittal of a structural engineering study evaluating proposed foundation designs and respect the ground shaking and liquefaction hazards on the property. The study shall be subject to the review and approval by the Public Works and Building Department. Foundations and structural components of the buildings shall be designed according to recommendations contained within the structural engineering study. 12 Submittal of a soils study detailing grading and site preparation recommendations. This study shall be subject to the approval by the Public Works and Building Department. Grading and site preparation shall be accomplished in accordance with recommendations presented in the soils study. Submittal of a soils analysis identifying the absence or presence of methane gas and/or contamination by hazard materials. If contamination is found, all affected areas must be cleaned up to the satisfaction of the City and other appropriate agencies. If methane gas is present, a mitigation plan must be submitted to the City and other appropriate agencies. 3.9 Potential Hazardous Materials An on-site inspection and field tests were conducted on the Meadowlark property by the County of Orange Environmental Health Division to determine the presence of any soil contamination. This investigation, which was conducted on April 5, 1990, determined that gasoline contaminated soils exist on-site (Please refer to Appendix L: Letter from the Environmental Health Division dated June 20, 1990). Investigative measures have been carried out to the satisfaction of that agency for the commercial site and closure has been granted by the Orange County Health Care Agency (OCHCA) for the soil and groundwater cases. The potential for future impact to the area north of the commercial site is considered to be minimal, however, investigative and remediation measures shall be required for the residential area of the Meadowlark Specific Plan to ensure compliance with the Orange County Health Division requirements. Verification of clearance by the OCHCA shall be provided to the City of Huntington Beach prior to issuance of building permits. Specific development proposals within the Meadowlark Specific Plan area shall comply with any/all applicable environmental mitigation measures pertinent to hazardous materials. 3.10 Archeology The Meadowlark Specific Plan area is situated on Bolsa Chica Mesa, an area of higher land mostly above the twenty-five (25) contour line, overlooking the Bolsa Chica lowlands. The lowlands were formerly an embayment which provided a diverse floral and faunal resource for local prehistoric Native American populations. Archeological surveys and test programs have identified nine (9) archeological sites on the Bolsa Chica Mesa. Conclusions reached by these studies indicate that all of the sites were shellfish processing camps situated within 600 ft of the edge of the bluff overlooking the Bolsa Chica lowlands. One of the Bolsa Chica Mesa archeological sites, Ora-368, was situated on the southeast corner of the Meadowlark property. The site was professionally excavated from 1986 to 1994 and has now been replaced by commercial development. Based on the results of the original property survey conducted in 1986, additional work was recommended in four areas along the southeastern portion of the property. Area 1, which contained archeological site Ora-368, was mitigated from 1990 to 1994. Areas 2, 3 and 4 (Please refer to Appendix M: Meadowlark Areas of Archeological Concern) were investigated in 1996 and found that no intact cultural materials (prehistoric or historic) remain on the property. No further mitigation measures are necessary for archeology. The property is cleared for development regarding cultural resources. 3.11 Phasing Plan The Meadowlark community may be developed in several phases. In order to accommodate the anticipated development of each Planning Area, major circulation, infrastructure and community improvements within the Meadowlark property should be completed prior to occupancy of the first residential unit, exclusive of models. (Please refer to Appendix N: Phasing Plan). The first phase of project development shall include widening of Heil Avenue, construction of the Spine Road and adjoining landscaping improvements and development of the public park site adjacent to the existing Norma Gibbs Park, as required when entitlements are granted. AEADOWLARK SPECIFIC PLAN DEVELOPMENT RfGULA110NS CITY Of HUNTINGTON BEACH ATTAC 3��`=���� � ;%. ��'z`� SECTION 4.0 4.0 DEVELOPMENT REGULATIONS 4.1 Purpose and Intent The provisions contained herein shall govern the design and development of the Meadowlark Specific Plan area. Development standards and/or design criteria and activities not specifically addressed in this Specific Plan shall be addressed in accordance with the provisions of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), Municipal Code and City policies. 4.2 Establishment of District Areas and Planning Areas The Meadowlark property is comprised of a 48.4 acre residential and a 16.6 acre commercial district. (Please refer to Exhibit 2: Zoning/ District Map). The commercial portion of the Specific Plan has been developed and will be subject to the previously approved conditions of project approval (CUP No. 90-45 / TPM No. 90-268 / CE No. 91-31). The residential segment is currently vacant and is divided into four Planning Areas. A description of each planning area and corresponding development standards for each planning area follows. A. Residential District Planning Area 1 Planning Area 1 is centrally located within the Meadowlark project with direct access to the project's Spine Road and Pearce Street. This Planning Area is proposed to be developed with single-family detached homes, accommodating up to seventy (70) lots (9.5 du/ net ac). The majority of the streets within Planning Area 1 shall be private, with the portion of the Pearce Street extension from the west property line to the first "T" street intersection being the exception. Private roads shall be designed to provide a minimum of thirty-two (32) ft. of pavement width allowing parking on one side of the street in conjunction with four (4) ft. sidewalks and five (5) ft. landscaped parkways on both sides of the street. The "public segment" of the Pearce Street extension shall be designed in accordance with Department of Public Works standards. Planning Area 2 Planning Area 2 is located within the northern area of the Meadowlark project, adjacent to Heil Avenue. Up to sixty (60) single family detached homes may be provided within the subject Planning Area (9.8 du/ net ac). Local streets within Planning Area 2 shall be private, with a thirty-two (32) ft. (min.) pavement width accommodating parking on one side of the street in conjunction with four (4) ft. sidewalks and five (5) ft. landscaped parkways on both sides of the street. Planning Area 3 Planning Area 3 includes that area east of the proposed Spine Road and south of the proposed public park. This Planning Area is intended to accommodate up to one hundred sixteen (116) single-family lots (11.8 du/ net ac). All private streets within this Planning Area shall have a thirty-two (32) ft. pavement width which would allow for on-street parking on one side of the street. Five (5) ft. wide landscaped parkways and four (4) ft. wide non-monolithic sidewalks are encouraged, however five (5) ft. wide monolithic sidewalks with flare-outs around street furniture may be provided on both sides of the street for pedestrian access. Planning Area 4 Planning Area 4 is located west of the proposed Spine Road, north of the existing Meadowlark shopping center and east of Roosevelt Lane. This Planning Area can be developed with single- family residential detached product types. A maximum number of ninety-nine (99) lots may be developed (13.8 du/net ac). All local streets within Planning Area 4 shall be private. The single-family detached development concept shall accommodate a thirty-two (32) ft. paved street section width, allowing for parking on one side only. Five (5) ft. wide landscaped parkways and four (4) ft. wide non-monolithic sidewalks are encouraged, however five (5) ft. wide monolithic sidewalks with flare-outs around street furniture may be provided on both sides of the street for pedestrian access. B. Commercial District Development within the commercial district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 4.3 Definitions Words, phrases and terms referenced in the Meadowlark Specific Plan shall have the same application and meaning as described in the HBZSO. When inconsistent with the context, words used in the present tense include the future tense; words used in the singular number include the plural number; and words of the masculine gender include the feminine gender. The word "shall" is always mandatory and the word"may" is permissive. 4.4 General Provisions A. Parkland Dedication Public Park dedication requirements (parkland and/or in-lieu fees and improvements) shall be satisfied in accordance with the provisions of Chapter 254, Dedications and Reservations, of the HBZSO. B. Affordable Housing Prior to recordation of any final maps the subdivider(s) shall submit an affordable housing plan . The plan shall provide for affordable housing on-site or off-site. The contents of the affordable housing plan shall include the following: 1. Ten percent (10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100% of the Orange County Median Income) for a period of thirty (30) years. 2. A detailed description of the type, size, location and phasing of the units being built. The estimated applicable sales price and rental rate of the units. 3. If rental units are used to satisfy this condition, then the units shall be for households earning between 50%-80% of the Orange County Median Income. Prior to issuance of building permits, the applicant shall execute a thirty (30) year agreement that maintains the appropriate level of affordability for units in accordance with the Orange County Median Income. If rental units are used to satisfy affordable housing requirements off-site , prior to issuance of building permits the subdivider shall: 1. Identify the location of the rental units and time they will become available for use. 2. Execute a covenant describing the terms of affordable housing/rental unit provisions. C. Activity Center Facilities Child care facilities or similar community serving building for Meadowlark Specific Plan area residents shall be made available within the Meadowlark Specific Plan area. 17 D. Infill Ordinance Development within the Meadowlark Specific Plan area shall be subject to the Residential Infill Lot development requirements, in accordance with the HBZSO. E. Perimeter Buffers An one-hundred(100) ft. wide perimeter buffer shall be provided between existing single family development adjacent to the project site and any proposed attached or detached residential development at greater than seven(7)dwelling units per gross acre as follows; fifty (50)percent of that-width may be driveway or drive aisle (excluding open or enclosed parking), or seventy- five (75)percent may include attached low density residential units, or one hundred (100)percent may include detached single family residential units at a density not to exceed seven (7)dwelling units per acre. In all cases the landscaped area shall be the outer portion of the buffer area. The maximum building height of all structures within the one-hundred (100) ft. perimeter buffer area shall not exceed'twenty-five (25) ft. The building height within said area shall be determined based on HBOC provisions. A twenty (20) ft(average) landscaped buffer shall be provided along the entire length of the Spine Road. Said buffer may include landscaped parkway areas within the street right-of-way. Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. A twelve (12) ft.(min) landscaped buffer area shall be provided along the northerly property line (Heil Avenue). Residential setbacks shall not be included in meeting the minimum landscape buffer requirement. Buffer areas shall be provided between the commercial and residential district to limit the height of any required noise attenuation barriers to a maximum of eight(8) ft. for the majority of the wall length. (Please refer to Appendix O: Commercial/Residential District Buffer Area Treatment). Noise attenuation barrier design solutions may include wall,berm or a combination thereof and shall be subject to review and approval by the Planning Director. F. Parking The number of off-street parking spaces for development within the residential district of the Meadowlark Specific Plan area shall be provided in accordance with HBZSO requirements. Open off-street parking requirements for a maximum of forty(40) dwelling units in Planning Area 1 and forty-five (45) dwelling units in Planning Area 4 may be satisfied by on-site tandem parking. 18 G. Garage Use/Design Garages shall be utilized for automobile storage. The interior garage dimension shall be a minimum of twenty (20) ft. by twenty (20) ft. In Planning Areas 3 and 4 a maximum of ten percent(10%) garage area reduction(up to 40 sq. ft. yielding 360 sq. ft. garage area) will be permitted for a non-cumulative up to twenty-five percent(25%) of the dwelling units within each planning area, upon approval of a conditional use permit. When a reduction of garage area is proposed a minimum area of eighteen (18) ft. (width) by nineteen(19) ft. (depth) shall be provided clear of any obstruction for automobile storage in all garages. The difference between the garage area provided and the minimum required (400 sq. ft.) shall be provided in the form of storage areas (overhead, recessed or other storage configurations)that do not impede the minimum eighteen (18) ft. by nineteen(19) ft. automobile parking area within the garage. Automatic roll-up garage doors shall be provided in all dwellings with driveways twenty (20) ft. or less in length. Twenty-five percent(25%) of all single-family detached dwellings shall incorporate garages within the rear half of the lot. H. Building Additions/ Modifications All dwellings within Planning Area 1-4 shall be constructed in accordance with approved conditional use permit(s) and building construction permit plan(s). Additions and exterior modifications shall be permitted on a limited basis and shall be subject to approval by the Meadowlark HOA and Planning Director. Interior and exterior modifications shall be subject to building permit review/processing requirements. 1. Treescape Street trees shall be provided in parkways located between the curb and sidewalk, as required when entitlements are granted. Tree species and spacing shall be selected to create a unified image for the street, provide an effective continuous tree canopy, avoid sidewalk damage, and minimize water consumption. J. Product Development Three different floor plans (min) and two (2) alternate elevations for each floor plan shall be required to be developed within each Planning Area. Reversed floor plans/elevations shall not be considered as additional/different floor plans/elevations. K. Porches/Entry elements Porches and/or single story entry elements shall be provided on a minimum of 1/3 of the total number of dwellings within each residential planning area. 19 ''3 L. Variable Setbacks Front yard setbacks shall be varied to avoid a monotonous pattern of houses and create an interesting street-scene. Side and rear yard setbacks shall be varied to allow for improved solar access and provide useful private open space areas (Please refer to Appendix P: Conceptual Street Scene). M. Activities/Uses along Spine Road Pedestrian Promenade Points of interest(architectural, landscaping, recreational and/or sculptural), seating areas, and functional pavilions shall be incorporated within the overall Spine Road buffer design theme. N. Street Furniture Decorative street furniture and light fixtures shall be incorporated within the residential portion of Meadowlark Specific Plan area. 4.5 Development Standards A. Residential District Planning Area I 1. Purpose Planning Area 1 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-1). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. • Day Care, Large Family, within the Common Open Space Area/ Activity Center, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand six hundred (4,600) sq. ft. • The minimum lot frontage shall be fifty-five (55) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.5 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) feet and a maximum of two (2) stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18)ft. • Side entry garages: ten (10) ft. • Patios/Entry elements: twelve (12) ft.* * Front yard setbacks may be reduced to an average of twelve (12) ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen (18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 0 Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten (10) ft. • Side entry garages or carports: ten (10)ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch(30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13) ft. • Garage(s) without habitable area above: zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces /media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. .Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line for a total of ten (10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with a four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community(Please refer to Appendix R: Wall/Fence Master Plan) . • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40) ft. of lot frontage. • One hundred (100) sq. ft. per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25)ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min) building separation shall be provided between structures on the same lot. 25 ° - Planning Area 2 1. Purpose Planning Area 2 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-2). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be four thousand (4,000) sq. ft. • The minimum lot frontage shall be fifty (50) ft. however, the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 9.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen(15)ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve (12) ft.* 26 * Front yard setbacks may be reduced to an average of twelve (12) ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Twenty percent (20%) aggregate of lot frontage at any point of the structure; with minimum three (3) ft. on any interior yard but need not exceed five (5) ft. (or aggregate of 10 ft. for both yards). An eight (8) ft. (min) building separation shall be provided between dwelling units on adjacent residential lots. The following projections into the interior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: Eaves: eighteen (18) inches. Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings and accessory buildings: Twenty percent (20%) of lot frontage; but need not exceed ten (10) ft. • Side entry garages or carports: ten (10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13) ft. • Garage(s) without habitable area above: zero (0) ft. • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) feet. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5)ft. (min) setback shall be provided along the non-zero lot-line for a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot-line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setback, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 28 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty(40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000 ) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min) building separation shall be provided between structures on the same lot. 29 ATT �{"a♦ 's'e3s...id k iral• �Or e!M� Planning Area 3 1. Purpose Planning Area 3 is intended to provide for single-family detached residential development(Please refer to Appendix Q: Conceptual Building Layout PA-3). 2. Permitted Uses • Single-family detached dwelling units (including zero lot-line, Z-lot and conventional small-lot homes) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a Community or Homeowners' Association, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be forty (40) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) ft. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 11.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories with the exception of the one-hundred (100) ft. buffer area where the maximum building height shall be limited to twenty-five (25) ft. The building height within the buffer area shall be determined in accordance with HBOC provisions. (Please refer to Section 4.4E, p.18) 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows_ • Dwellings: fifteen(15) ft.* • Front entry garages: eighteen(18) ft. • Side entry garages: ten (10) ft. 30 • Patios/Entry elements: twelve (12) ft.* * The above setback requirements are applicable when five (5) ft. wide monolithic sidewalks and no landscape parkways are provided along street frontages. If five (S)ft. (min.) wide landscape parkways are provided,front yard setbacks may be reduced to an average of twelve (12)ft with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: • Dwellings, garages and accessory buildings: Three (3) ft. (min) on one side and five (5) ft. (min) on the other side. An eight (8) ft. (min) separation shall be provided between dwelling units. The following projections into the interior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: eighteen (18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. c) Exterior Side Yard Setback The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six (6) ft. on any exterior yard but need not exceed eight (8) ft. • Side entry garages or carports: ten (10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty(30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen (13) ft. • Garage(s) without habitable area above: zero (0) ft. 31 T` t • Garages with habitable area above: five (5) ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. Side Yard and Rear Yard Setback Exceptions For Zero Lot Line A zero side and rear setback shall be permitted subject to the following requirements: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min) setback shall be provided along the non-zero lot-line. For a total of ten(10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Side Yard and Rear Yard Setback Exceptions For Z-lots Z-lots may be developed subject to the following requirements: • An eight (8) ft. (min) building separation, in conjunction with four (4) ft. (min) side yard setbacks, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. 32 8. Fences • Fences shall be constructed in accordance with the approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Community or Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty(40) ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five (25) ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight(8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four(4) ft. (min) building separation shall be provided between structures on the same lot. 33 (�'() Planning Area 4 1. Purpose Planning Area 4 is intended to provide for single-family detached residential development (Please refer to Appendix Q: Conceptual Building Layout PA-4). 2. Permitted Uses • Single-family detached dwelling units (on zero lot-line and Z-lots) and their associated accessory buildings, subject to approval of a conditional use permit and a tentative parcel map or tentative tract map. • Private recreational facilities owned and maintained by a community or Homeowners' Association, subject to approval of a conditional use permit. 3. Minimum Lot Size/Frontage • The minimum lot size shall be three thousand (3,000) sq. ft. • The minimum lot frontage shall be fifty-five (35) ft; however the minimum lot frontage for cul-de-sac and knuckle lots shall be thirty (30) ft. Flag lots may be permitted on a limited basis, subject to approval by the Planning Commission. The minimum required lot frontage for flag lots shall be twenty (20) feet. 4. Maximum Density • The maximum density shall not exceed one (1) dwelling unit per residential lot. Second units are not permitted. The overall planning area density shall not exceed 13.8 dwelling units per net acre. 5. Maximum Building Height • The maximum building height shall be thirty (30) ft. and a maximum of two stories. 6. Maximum Site Coverage • The maximum site coverage shall be fifty (50) percent. An additional five percent (5%) is permitted for porches and/or single story covered entry areas along street frontages. 7. a) Front Yard Setbacks The minimum front yard setback for all structures exceeding forty-two (42) inches in height shall be as follows: • Dwellings: fifteen (15) ft.* • Front entry garages: eighteen (18) ft. • Side entry garages: ten(10) ft. • Patios/Entry elements: twelve (12) ft.* 34 q * The above setback requirements are applicable when five (S)ft. wide monolithic sidewalks and no landscape parkways are provided along street frontages. If five (S)ft. (min.) wide landscape parkways are provided,front yard setbacks may be reduced to an average of twelve (12)ft. with minimum setback of ten (10)ft., subject to approval of a conditional use permit by the Planning Commission. Reductions to building setbacks shall be considered only for high quality, innovative development concepts which promote pedestrian-oriented design principles and result in an improved street-scene. The front yard setback average calculations shall exclude garage frontages. b) Interior Side Yard Setbacks The minimum setback from interior side property lines shall be as follows: Zero lot-line: • The lot adjacent to the zero setback side shall be held under the same ownership at the time of application • A six (6) ft. (min) separation shall be provided between dwelling units along the zero lot-line. • A five (5) ft. (min)setback shall be provided along the non-zero lot-line for a total of ten (10) ft. separation between dwellings. • The zero setback shall not be adjacent to a public or private right-of-way. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access easement shall be provided on the lot next to the zero lot line for the benefit of the lot with the zero lot line in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. Z-lots: • A eight(8) ft. (min) building separation, in conjunction with four(4) ft. (min) side yard setbacks, shall be provided between dwelling units. • Exposure protection between structures shall be provided as specified by the Fire Department and the Building Department. • A four (4) ft. (min) drainage and maintenance access/use easement shall be provided in accordance with an approved plan and CC&Rs. Open and clear access to this easement shall be maintained. • All architectural projections shall comply with the Uniform Building Code. The following projections into the interior sideyard setback are permitted provided that a thirty-inch(30") clearance from the property line is maintained: ➢ Eaves: eighteen(18) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 35 AT TACK toil: S o c) Exterior Side Yard Setbacks The minimum setback from exterior side property lines shall be as follows: • Dwellings garages and accessory buildings: Twenty percent (20%) of lot frontage; with minimum of six (6) ft. on any exterior yard but need not exceed eight (8) ft. • Side entry garages or carports: ten(10) ft. The following projections into the exterior sideyard setback are permitted provided that a thirty-inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2)ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. d) Rear Yard Setbacks The minimum setback from the rear property line shall be as follows: • Dwelling: fifteen (15) ft. except that up to 50% of the rear building wall may be setback thirteen(13) ft. • Garage(s) without habitable area above: zero (0) ft. • Garages with habitable area above: five (5)ft. for garage and ten (10) ft. for habitable area. However, habitable area(s) above garages may be at five (5) ft. for twenty-five percent (25%) of the total number of units within the subject planning area, provided there is a minimum fifteen (15) ft. separation between habitable areas on adjacent lots and windows along rear building elevations are placed five (5) ft. (min) above the finished floor. • Patio cover(s) or accessory building(s): five (5) ft. The following projections into the rear yard setback are permitted provided that a thirty- inch (30") clearance from the property line is maintained: ➢ Eaves: thirty (30) inches. ➢ Fireplaces/media center: two (2) ft. ➢ Bay windows, unroofed balconies, open stairways, and architectural features: thirty (30) inches. 8. Fences • Fences shall be constructed in accordance with an approved fence/wall plan for the Meadowlark community (Please refer to Appendix R: Wall/Fence Master Plan). • A four(4) ft. (min) landscape buffer shall be provided between fences located on exterior side and rear yards and the back of sidewalks. Said landscape buffer areas shall be maintained by a Homeowners Association. • All interior and rear yard fences shall be of masonry construction. • The design of fences visible from public right-of-ways shall be enhanced. 36 > I • Fences within front yard setback areas shall be limited to open view fences with a maximum height of forty-two (42) inches. 9. Open Space a) Common Open Space Common open space area shall be provided as follows: • One hundred fifty (150) sq. ft. per residential lot for residential lots with less than forty (40)ft. of lot frontage. • One hundred (100) sq. ft per residential lot for residential lots with forty (40) ft. or more of lot frontage. The common open space area shall not be less than three thousand (3,000) sq. ft. The total common open space area required may be provided in one or more areas as long as each area is a minimum of three thousand (3,000) sq. ft. and the primary area has a minimum dimension of fifty (50) ft.; additional common open space areas shall be designed with a minimum dimension of twenty-five) 25 ft. b) Private Open Space Four hundred (400) sq. ft. of private usable open space shall be provided on each residential lot. The total private open space may be provided in one or more private open space areas per lot, as long as the primary area is a minimum of three hundred (300) sq. ft. and has a minimum dimension of fifteen (15) ft; additional private open space areas shall be designed with a minimum dimension of eight (8) ft. The precise location of all private open space areas shall be subject to review and approval by the Planning Commission. 10. Building Separation Four (4) ft. (min) building separation shall be provided between structures on the same lot. 37 B. COMMERCIAL DISTRICT Development within this district shall comply with the requirements and standards set forth in the C4 District (excluding hotels and motels) of the Huntington Beach Ordinance Code (HBOC) and pertinent conditions of approval for the commercial center. 38 Auir:�i.,+i 4.3 General Design Criteria A. Residential Subdivision Design Residential subdivisions should be configured to establish a pedestrian friendly environment and a distinct sense of neighborhood and identity by providing the following: • Street configurations involving interconnection of individual streets that emphasizes a pattern of "blocks" rather than cul-de-sacs. Streets must be pedestrian friendly: sidewalks, street trees, building entries and parallel parking must shelter and enhance the walking environment. • Public squares, mini-parks, or other landscaped elements. Park and plazas should provide public focus and should not be formed from residual areas. • A common "gathering" or activity center within a reasonable walking distance of residential neighborhoods. This center may contain services, such as child-care, public meeting rooms and/or recreational facilities. • Common facilities in proximity to a public park or plaza to encourage a high level of community activity. • A continuous network of sidewalks, bike, pedestrian paths and/ or other elements to link parts of the community and provide connections to land uses in adjacent areas. • Reduced street widths to achieve a more "intimate" relationship between structures without compromising auto safety and emergency access requirements. • Landscaped parkways, especially where reduced street widths are being proposed. • Shade trees along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage, and minimize water consumption. • Alleys or other design solutions to minimize the dominance of garages along street frontages. • Increased setbacks and/ or design elements that buffer residential units from impacts of abutting commercial development. • Decorative street furniture and light fixtures along pedestrian paths. • Architectural, landscape, sculptural and/or recreational points of interest and activities along pedestrian paths. 39 B. Residential Product Design Residential units shall be designed to convey a high level of quality and character by: • Modulating building massing and articulating building elevations. • Avoiding building materials, colors and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. • Minimizing the amount and width of the paving of front yards for driveway and garage access. • Incorporating elements, such as porches, in the design of dwellings to emphasize the front yard as an activity area and "outdoor living room". • Locating and designing garages so that they do not dominate the street scene. • Including separate and well defined entries to visually convey the individual identity for each residential unit. • Providing open space amenities accessible and of sufficient size to be usable by residents. C. Non-Residential Structure Design within Residential Planning Areas • Non-residential structure design shall be compatible with and convey the visual and physical scale and character of residential structures. 40 El MEADOWLARK SPICIFIC PLAN IAPLIAENTATION CITY Of WNTINGTON BE0 SECTION 5.0 5.0 IMPLEMENTATION 5.1 Procedures The methods and procedures for the implementation of the Meadowlark Specific Plan shall be in conformance with the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for, or is not clearly understandable, those regulations of the HBZSO that are applicable to the most similar issue, condition or situation shall be used by the Planning Director as guidelines to resolve it. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the HBZSO. 5.2 Implementation Notwithstanding provisions/regulations applicable to the commercial portion and the one- hundred (100) ft. perimeter buffer area of the Meadowlark Specific Plan area, development of the Specific Plan area shall be implemented in accordance with procedures set forth in this Specific Plan and HBZSO. 5.3 Hearings All public hearings held relative to this Specific Plan shall be administered per the applicable provisions of the HBZSO. 5.4 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the HBZSO. 5.5 Specific Plan Amendment Requests for amendments to the Meadowlark Specific Plan may be submitted for consideration by the Planning Commission and City Council. Each amendment shall include all sections of the Specific Plan that are affected by the change. Specific Plan Amendment(s) may require concurrent General Plan Amendment(s), unless it is determined by the Planning Director that the proposed Amendment would not substantively affect the General Plan goals, objective, policies or programs. 5.6 Dwelling Unit Distribution The Meadowlark Specific Plan does not allow dwelling units to be redistributed between the four (4) Planning Areas. The maximum density shown on Exhibit 4: Development Summary for each planning area and the total number of dwelling units allocated to the Specific Plan shall not be exceeded. 41 5.7 Boundary Changes Acreage figures shown on Exhibit 4: Development Summary are indicated to the nearest fractional acre. Minor modifications to Planning Area boundaries may be permitted, subject to approval by the Planning Director. 5.8 Homeowner's or Community Association Approval of all development proposals shall be subject to submission of a legal instrument or instruments setting forth a plan or manner of permanent care and maintenance of open spaces, recreational areas, and community facilities. No such instrument shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Planning Director as to suitability for the proposed use of the open space areas. If the common open spaces are to be conveyed to a homeowner's association, the developer shall file a declaration of covenants to be submitted with the application for approval, that will govern the association. • The Homeowner's Association shall be established prior to the sale of the last dwelling unit. • Membership shall be mandatory for each buyer and any successive buyer. • The open space restrictions shall be permanent. • Provisions to prohibit parking upon other than approved and developed parking spaces shall be written into the covenants, conditions and restrictions for each project. • If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions or reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowner's association with common areas for the total development. 5.9 Approval Period Not withstanding the provisions of Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance, Conditional Use Permits authorized under Chapter 241 of the Huntington Beach Zoning and Subdivision Ordinance shall become null and void within two (2) years unless a final tract map has been recorded with the County Recorder's office on any portion of the approved plans within such two (2) year period. Extensions of time may be granted pursuant to the provisions for extending approval of the Tentative Tract Map. 42 j rid MEADOWLARK SPECIE IC PLAN APPENDIX CITY OF HUNTINGTON BEACH SECTION 6.0 MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH ED� `- l.;3 ' �� APPCNDIY A LEGAL DESCRIPTION (MEADOWLARK) ALL OF PARCEL MAP NO. 90-268 IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON MAP FILED IN BOOK 280, PAGES 29 TO 32 INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS A WHOLE AS FOLLOWS: BEGINNING AT THE MOST NORTHERLY NORTHWEST CORNER OF SAID PARCEL MAP NO. 90- 268; THENCE IN A GENERAL EASTERLY, SOUTHERLY, WESTERLY AND NORTHERLY DIRECTION ALONG THE BOUNDARY OF SAID PARCEL MAP NO. 90-268 AS FOLLOWS: NORTH 89035'03" EAST 662.81 FEET; SOUTH 0045'33" EAST 1301.41 FEET; NORTH 89036'05" EAST 333.38 FEET; SOUTH 0047'03" EAST 419.00 FEET; SOUTH 89035'57"WEST 153.25 FEET; SOUTH 72057'27" WEST 69.53 FEET; SOUTH 0047'03" EAST 221.80 FEET; SOUTH 89036'35" WEST 445.50 FEET; SOUTH 0044'48" EAST 660.65 FEET; SOUTH 89037'06" WEST 331.98 FEET; NORTH 0044'03" WEST 30.00 FEET; SOUTH 89037'06" WEST 663.95 FEET; NORTH 0042'33" WEST 1291.01 FEET; NORTH 89036'05" EAST 331.69 FEET; NORTH 0043'18" WEST 660.56 FEET; NORTH 89035'34" EAST 331.55 FEET; AND NORTH 0°44'03"WEST 640.61 FEET TO THE POINT OF BEGINNING. CONTAINING 63.459 ACRES, MORE OR LESS. A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN PARCEL MAP NO. 92-228 AS SHOWN ON PARCEL MAP FILED IN BOOK 280, PAGES 33 TO 35 INCLUSIVE OF PARCEL MAPS, RECORDS OF SAID COUNTY AND A PORTION OF THE ABOVE DESCRIBED PROPERTY IS WITHIN HEIL AVENUE, PLAZA LANE, WARNER AVENUE, AIRPORT CIRCLE AND ROOSEVELT LANE. MEADOWLARK SPECIFIC PLAN LEGAL DESCRIPTION CITY Of NUNTINGTON BEAM ATT?,r, �6-1 r. ��'—=. i,. •*,u.'!i.N"t w E�'�-"'�-'��i�'�1'�•2u+ 1•� ♦ �p 'jnl. •�`E 1+�.,n,• r �. ..:5•;. �i�'�.j'`�+ t f��. it`T ,h �� �,is t. L'j"-� � "• w �� D .a, I'q��'�, � �t � �j t• •t 'F ~�. tirry...•.�"��i. :1 ti ♦ �1 ✓ �" •r.� r��� , � �� � 'fix ,'l;�t� '�* '�- br Ile r. ► `-ate. s. 1 ° 1 ` f' � �r _ � -., _ , •-. rub _-'�._ ...__ �` - - \. r y .y- 1•. � r_" �^ i��' #' p��f���aa �•C`t �� e � �,�, H�'. � ( 5- r' ';� tt. ;• W" �' lC'cm���/q� -t. y"(t•^� I� .r�',�`�f'�r .w� th MEADOWLARK SPECIE IC PLAN CITY Of HUNTINGTON BEACH APPENDIX B R/W R/W 42' 32' 5' 16' 16' 5 SIDEWALK SIDEWALK 42' STREET (PRIVATE) (N.T.S.) R/W R/W 1 50, 9' 32' g' 4' 5' 16' 16' 5' 4' SIDEWALK PARKWAY PARKWAY SIDEWALK 50' STREET (PRIVATE) (N.T.S.) N'LY S'LY 59' 10, 40' g' 6' 4' 20' 20' S' 4' IDEWAL PARKWAY PARKWAY IDEWAL .;Yid. .,�>'r^•,>,<v'• ;Y>:a�'`.'�;':,>Y::i`.: ...;t�.i�'":,'�Y�>ss'.`N Zj;`'n��::`;�'; 59' STREET (PUBLIC) (PEARCE DRIVE EXTENSION) (N.T.S.) R/W R/W 60' 30, 30, 14' 16' 16' 14' a' 6' 4' MEANDERING SIDEWALK a' 6' a' 2% I 2% SPINE ROAD (PUBLIC) (N.T.S.) MIADOWLARK SPE IC PLAN STRM SECTIONS CITY Of UUNTINGTON BEACH MEADOWLARK SPECifIC PLAN CITY Of HUNTINGTON BEACH '�� ' °-`` � t � � C45 APPINDIX C 't_'�' ;k•s � •' y • •a �• ski -'•''�-�." _F`"� • �. ���e�`.`ij .��? e/ _ ate.• ! �.1°:� ^w { i ELEVAT10N SiDE'ARD =ENCE \ i y RESIDENCE Jet• RESIDENCE lob »OJECT 1,10%,• _, —_— ,•• 9- TURF - O`iCRE E SiDE ALK .'1 ENRICHED =AI!NG NORTH SOAL= ;16":I'-O' o e • �. a� MEADOWLARK SPECIFIC PLAN TIfIL AVENUE PROJECT ENTRY CITY Of TIUNTINGTON BCAC� ATTr ;-t MEADOWLARK SPECIFIC PLAN CITY OF HUNTINGTON BEACH APPENDIX D r ELEVATION AU 4 C:?=—_ � i�'.4.a_� ' �: •' r \, a} :'!V� I t _ RESIDENCE =• y. ��sl' `s<�. RESI E� C= - �c, O _ _ u /OIV ;'�T_7 �:l COi1MMUNITY PERI`.IETER �. •C) ?AR'C''/a -:RE= MASONRY WALL ' �I � ,•cl - t =—a L _�;-- �,1E��.a`d c�•aNTiNG� QETAII CENT=R DL_iMT_R NOR'H MEADOWLARK SPECIFIC PLAN PLAZA LANE PROJECT ENTRY CITY Of WNTINGTON BCACTI MEADOWLARK SPECIE IC PLAN CITY Of WNTINGTON BEAR ATTAG APPfNDIY F WM WTAM I SU fA1LY I IJ r r !EL r A r r I Iaaullllilllllllulu r •�, O111Q1 z PA-2 II II PA-2 r SCALE: 1"=300' S • • r ■ \ r PUBLIC r a PARK r j PA-1 rp *• �M FMLT IU / C r COMMON PEN �I SPACE I PA-3 1� r PA-4 x � AO® r1 � YIU PA*ft aaanll au �„— �a-« Lum jai•• wooIfGEN •�o• •t••� •sae• rr• or X — ENHANCED PERIMETER WALL °p p p » q p co op p p (TYPE TO BE DETERMINED • • • • • • AT TRACT MAP STAGE) • • o • • 9 PERIMETER WALL • • • • • �0— THEME WALL ® m co cs co ci M B d • I ' II11111111111111111111111111111 SOUND / ATTENUATION WALL r ❑ ��� rev' Pn% PROJECT MONUMENTATION WALL MEADOWLARK SP'ECIf IC PLAN COMMUNITY WALL PLAN CITY Of fI I NGTON HACH '7-i�{ti�� . :z: v�; A`j'l 1i` Cj ,i,il I 1�ul v l AIADOWIARK SPI(If IC PLAN CITY Of HUNTINGTON BEACH MA^ G-?L APPENDIX F r Sy Fe -C 3ROI IND /EPTiC s:� _ Oov TREE •� s ENHANCED PAVING lei DE`' R� ACCENT CANOPY TREE— �.. COi. MuNITV '.lASW? -'L- 1 --jam .�-• RESIDENCE n � ' i RES DENCE — - --46 J, RESIDENCE / � l NORTH �mm%�Mw MEADOWLARK SPECIFIC PLAN SPINE ROAD UPANDED PARKWAY CITY Of YUNTINGTON BCACTI X M ADOMARK SPKIFIC PIAN CITY Of HUNTINGTON BEACH � �� APPENDIX f SPINE STREET TREE: CUPANIOPSIS ANACARDIOIDES - CARROTWOOD JACKARANDA ACUTIFOLIA - JACARANDA SPINE BACKGROUND TREE: BRACHYCHITON POPULNEUS - BOTTLE TREE UQUIDAMBAR STYRACIFLUA - AMERICAN SWEET GUM TRISTANIA CONFERTA - BRISBANE BOX NEIGHBORHOOD THEME ACCENT STREET TREE: PLANNING AREA 1 : *AGONIA FLEXUDSA - PEPPERMENT TREE *PYRUS CALLERYANA 'BRADFORD' - EVERGREEN PEAR *STENOCARPUS SINUATUS - FIREWHEEL TREE PLANNING AREA 2: *BAUHINIA BLAKEANA - HONG KONG ORCHID TREE *RHUS LANCEA - AFRICAN SUMMAC *ULMUS PARVIFOLIA - EVERGREEN ELM PLANNING AREA 3: *GEIJERA PARAFLORA - AUSTRALIAN WILLOW *METROSIDEROS EXCELSUS - NEW ZEALAND CHRISTMAS TREE PINUS CANARIENSIS - CANARY ISLAND PINE PLANNING AREA 4: *CALLISTEMON CITRINUS - LEMON BOTTLEBRUSH *LAGERSTROEMIA FAUREI - CRAPE MYRTLE MAGNOLIA GRANDIFLORA - SOUTHERN MAGNOLIA NEIGHBORHOOD THEME BACKGROUND TREE: PLANNING AREA 1 : LIQUIDAMBAR STYRACIFLUA - AMERICAN SWEET GUM PINUS ELDARICA - MONDELL PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM PLANNING AREA 2: *ERIOBOTRYA DEFLEXA - BRONZE LOQUAT PYRUS KAWAKAMI - EVERGREEN PEAR *TRISTANIA CONFERTA - BRISBANE BOX PLANNING AREA 3: *BRACHICHYTON POPULNEUS - BOTTLE TREE CUPRESSUS SEMPERVIRENS - ITALIAN CYPRESS FICUS NITIDA - INDIAN LAUREL FIG PLANNING AREA 4: *MELALEUCA QUINQUENERVIA - CAJEPUT TREE PODOCARPUS GRACILIOR - FERN PINE PRUNUS CERASIFERA - PURPLE-LEAF PLUM TREE REQUIREMENT NOTE: -LOTS LESS THAN 45' WIDE TO RECEIVE ONE (1) 24" BOX TREE MIN. -LOTS GREATER THAN 45' WIDE TO RECEIVE ONE (1) 36" BOX TREE MIN. *TREES SUITABLE FOR 4'-6' WIDE PARKWAY ABDOWLARK SPICIFIC PLAN PLANT AATERIAL PALE111 CITY Of WNTINGTON BEACfi MEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BEACH 7.5 APPENDIX TI OEM MUM stimffm&y ou 72" RCP_\ HEIL AVENUE ...............- 48" RCP CONNECTS TO THE lt COUNTY'S SUNSET F-- CHANNEL (C07) v Of 0 z PA-2 PA-2 SCALE: 1"=300' CONNECTS TO EXIST. 48" RCP STORM DRAIN IN " BOLSA CHICA 4 48" RCP KS Ara PUBLIC PARK PA-1 48" RCP (DETENTION BASIN OMM[VA00 I MU FALY QU 48" RCP 18"RCP 1 q Zl W ID 135-36 7AM �p T E4qc6k" DR, COMMON 0 OPEN SPACE 48" RCP lk OR I J_ PA-3 < U) PA-4 0 TP OW NJ 44t I Z-Z o3sipa Y w CR. V3141-46 DR.-pwmkL7I-F4&Y04 LN 210133-36 LEGEND PROPOSED STORM DRAIN R: 'j 2 NOTE: SPECIFIC STORM DRAIN DESIGN FOR .......... EACH PLANNING AREA SUBJECT TO C.U.P. PROCESS. --------WARNER AIADOWLARK SPICY IC PLAN STORM DRAIN SYSTEM CITYOF HUNTINGTON BEACH ARDOWLARK SPRIFIC PLAN CITY Of UUNTINGTON BEACH ��-��► - -7_7.7 APPRON I CWM M-TAM M fAWY M u.ir ... � a HEIL 19 aura / a it ". PA-2 I PA-2 SCALE: 1' =300' sI IF ` I I PUBLIC `P- PARK �. �45AQ) x= TR ea W 13135-3e EI531N0 OETAa®WU / 14 COMMON / OPEN _ ._�. •„ SPACE Rs� I 8 rer I I a ;. PA-3 .:, PA-4 = 31RiEN"!ALY FU \ . '; MFs1DOWCR. 54M FM 90-M W 2ee 1 33-35 ...... AR tc ... E135IN3 -FAAIY 0°A x M. ti ri LEGEND PROPOSED SEWER EXISTING SEWER • " _SSA,.... :j NOTE: ,, ..:::.. ..• �; ••• �. SPECIFIC SEWER SYSTEM DESIGN FOR EACH PLANNING AREA SUBJECT TO ��..�___�..• - .. ,_� � �,:'"i'"' PROCESS.C.U.P. PR SS. MMOW AN SP'ECif ICf PLAN Tim- CITY Of HUNTINGTON BEACH MEADOWLARK SPECIE IC PLAN CITY Of HUNTINGTON BEACH APPEND IX ] E73M CETAM 2 %aE-F LLY QU �HL� AVENUE -12"W— —► PROPOSED 12" WATER LINE TO CONNECT TOCHM F- EXISTING 12 WATER =i Of LINE IN HEIL AVENUE E_ ! Q z � PA-2 I PA-23 SCALE: 1"=300' Y........�ri.::._ .. " \ \ .. «`. £ .^6� E> 'g- $� =A, PUBLIC == PAW PARK (43�AW 43, SW FAAIY OU Q TR ee �•�"" AY 10 135-33 / COMMON„ _ DR.- OPEN SPACE .a Rc-- 8 >1 - 6 �1�s 1 �� PA-3 A 12" ' PA-4 e. CPS"METAOM FAALY iU ,_...� ..."......... .I Fti MD•23M........ .. ..... ........ � ..... .._...._a..._.ls�� _ .._. ..W,10.71410-b FAAIY OM .... AN 4M0/33-35 .... I� r• "EbSTip"IML [ t : -8" LEGEND p " RDPDSED WATER LINE EXISTING WATER LINE WATERPROPOSED 12"LINE TO CONNECT TO G 8" WATER ATER ILINE IN PLAZA LANE ! > « SPECIFIC WATER LINE DESIGN " ' SUBJECTTO C.U.P. PROCESS , „ . AMMAN SPHIFIC PLAN WER MR.- CITY Of HUNTINGTON BEACH ' , 61 AEADOWLARK SPECIFIC PLAN CITY Of HUNTINGTON BCACN AI T j `"-� '= �� '- �` .Mj '' APPENDIX K osao oeaa� ■u�ar lu r P + '• r '• + P '• r R r " P r r •� Olidl + r = r + + +• + � P r r P r P •• r + r r ^ rum May U IL wil Cn 14-4 i r�•��� r r r r r � r .�- U `X � r Of r r r r W=/i-• J r 7-Foul" Sam says wmt sw ors not a LEGEND ov ro w W ov ao ov ►o iti -- PROJECT BOUNDARY • o ♦ o o e o • • ® m ao of oe a � 0 Q rc♦t r o= 0 �- z SCALE:' 1"=300' MEADOWLARK SPECIFIC PLAN TOPOGRANY CITY Of RUNTINGTON BEACH "T:r.EA �. 4. AADOWIARK'SPEIFIC PLAN CITY Of 1{UNTIKGTON BfAC11 A-Y-;,T. n, ,. , :; �,.. g 3 APPENDIX I TOM URj DIRECT L REX EHLI 4 U N-r`Y O F HEALTH ENVIRONMENTAL HEALTH Oivisi 21 ROBERT E MERRYMAN,REH8 MI DEPUTY DIRECT S 3 RANI C7G�I E, MAILING ADDRESS:P.O.BOX 1 SANTA ANA,CA 92-t HEALTH CARE AGENCY PUBLIC HEALTH SERVICES ENVIRONMENTAL HEALTH DIVISION June 20, 1990 2009 E. EDINGER AVENUE SANTA ANA,CALIFORNIA 92705 (714)667.3700 Art Nario 9430 Bolsa Avenue Westminster, CA 92683 Subject: Soil Contamination Located at Meadowlark Airport, 5141 Warner, Huntington Beach, CA 92649 O.C.H.C.A. Site #90UT110 Dear Mr. Nario: Based on inspections and field tests conducted on April 5, 1990 it has been de- termined that gasoline contaminated soil is present at the subject location. This Agency is authorized to enforce the State Hazardous Waste and Underground Storage Tank Laws and Regulations and, under contract with the State Water Resource Control Board, is responsible for oversight of cleanup of soil and groundwater contamination resulting from unauthorized releases from underground storage tanks. By this letter, you are directed to conduct an investigation to assess the extent and significance of contamination at the site specified in the subject above. The objective of this site investigation is .to provide sufficient information to evaluate 1) the sensitivity of the site, 2) the potential threat of exposure to humans , 3) remedial actions and/or alternative mitigation strategies.At minimum this investigation should include: 1 . A clear delineation of the nature and extent of soil and groundwater con- tamination. • 2. A hydrogeological characterization including depth to groundwater and, if groundwater is contaminated, site specific determination of groundwater gradient. 3. The proximity to wells and surrounding land uses; and future use of the site itself. 4. The potential impacts of contamination to public health and the• environ- ment, including the potential for contaminant vapor migration and human exposure by inhalation. Please note that clearance of site investigation, remediation' or other mitigation activities by any other agency does not constitute clearance from the Orange. County Health Care Agency. The California Health and Safety Code, Sectfon25298 Cc) (4) !f .T !AG f 5�,C 1 ice..,tY ,1 1 v • —�,r..r—.�� Art Nario -2- June 20, 1990 requires that a person closing an underground storage tank demonstrate to the Orange County Health Care Agency that the site has been investigated to determine if there are any present, or were past, releases, and if so, that appropriate corrective or remedial actions have been taken. The investigation must include a risk assessment of vapor exposure for all projects involving a change in land use. The risk assessment must include a determination of the excess lifetime cancer risk due to inhalation of vapors from volatile con- taminants, both inside and outside buildings. The risk assessment must be submitted for review and approval by this Agency. Additionally, the project site must be properly secured to eliminate safety hazards and prevent public contact with contaminants present at the site. Any site activity which involves the excavation, disruption, collection, treatment, or removal of contaminated soil or groundwater must be conducted in a manner that precludes public exposure to chemical vapors above background levels. The California Code of Regulations, Title 23, Subchapter 16. Section 2662 requires that the following information be reported to the local agency every three (3) months until cleanup is complete: 1. The results of all investigations completed at that time to determine the extent of soil and groundwater or surface water contamination due to the release. 2. Method of cleanup implemented to date. proposed cleanup actions, and ap- proximate cost of actions taken to date. 3. Method and location of disposal of the released hazardous substance and any contaminated soils or groundwater or surface water (indicate whether a hazardous waste manifest(s) is utilized) . Violation of these requirements are subject to a civil penalty of up to Five Thousand Dollars ($5,000.00) per day. Guidelines providing further information relating to site assessment and the site investigation objectives are available upon request. Although not required, an Initial workplan or study design may be submitted to this Agency for review and comment. Please note that for sites with possible or confirmed groundwater con- tamination, copies of all correspondence, work plans, and reports should be rou- tinely courtesy copied to the appropriate Regional water Quality Control Board. If you have any questions, please contact me at (714) 661-3719. Very truly yours, Peter Peuron Hazardous Waste Specialist Hazardous Materials Management Section Environmental Health Division PP:gmj cc: Huntington Beach Fire Department Steve Overman. Santa Ana Regional Water Quality Control Board AEADOWLARK SPECIFIC PLAN APPENDIX M CITY Of HUNtINGTON BEACH � TZ ���_- Y.: �-- 0 2200 test 0 50 meters Z i AREA 4 t `cr?/ AREA 3 / / ASP:ANE PAAR:NG \ i AREA 2 /\ AREA 1 -420 meter grid O 0 JFF cr WARNER AVENUE MEADOWLARK AREA Of MEADOWLARK SPECIE IC PLAN OCR -10LOWCAL MN is CITY Of WNTINGTON BEACH KADOWIARK SPfCIf IC PLAN CITY Of HUNTINGTON BEACH � " ` }'��` '� - i,PPTNniY F4 AfADOWIARK SPCCIf I( PIAN ppmniv n CITY Of WNTIKGTON BEAM �";�T`,aE:3 ----- 5' MIN. LANDSCAPING DRIVEWAY EMPLOYEE PARKING it I COMMERCIAL RESIDENTIAL TRANSITION TO MAIN RESIDENTIAL STRUCTURE 5' MIN. DRIVEWAY EMPLOYEE PARKING z� i COMMERCIAL RESIDENTIAL TRANSITION TO ACCESSORY STRUCTURE *ADOWIARK SPECIR PLAN CITY Of UTINGTON BEACTI i 5' MIN. LANDSCAPING 5' MIN. LANDSCAPING OPEN PARKING DRIVEWAY EMPLOYEE PARKING (OR DRIVEWAY) I COMMERCIAL RESIDENTIAL EDGE TREATMENT FOR OPEN PARKING/DRIVEWAY MEADOWLARK SPfCif IC PLAN CITY Of HUNTINGTON BEACH �-��.- L� MEADOWLARK SPRIFIC PLAN CITY Of HUNTINGTON BEACH - APPENDIX P _s'Kj•. t Ac �I: _�•1 /Tl ij ;t. �• �s �E. r 1, I � _ Mf ADOWLARK SPEC If IC PLAIN r CONCEPTUAL STREET SCENE CITY Of HUNTINGTON BEACH 14 AEADOWLARK SPICIf IC PLAN CITY OF HUNTINGTON BEACH APPENDIY 0 ................................................... ........................................................... I I ' I • � I 15' I (MIN) �- 0' OR 5'(MIN) W ° LLJ Ln j ry - - - - // // Co z 10, I a S (MIN)I I '• 15° I°• z_ ME (MIN) _ j :•• w Lo Q I 5 0' w 13' I.. 3 Q (MIN) 16' 16' 5' 4' 10' I ... 0 15' (MIN) I ° Q (MIN) I ' w I •. •. z 0' 0R 5'(MIN) H I �r `n I I I o ' I • 1 --z 2z, Z- z Z- U1 L 1 G/_Y::; .. G/1 L lJ ............ ..:....._.. ................................._................... ................_............................................. I MEADOWLARK SPICIFIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 1 CITY Of HUNTINGTON RACTI — . s: ,--R r ,— ; -� �r�� NOT TO SCALi la . _ I 15' (MIN) I I 10' I (MIN) I f— W L.Li `r' 18' I rill, FF� I W '08 F--- 18' I . z 15' (MIN) � (MIN) 10' I v. � �4'o S' 50' L Ln 32' 0' 16' 1 6' 5' 4 13'(MIN) H L-n ' I o (MIN) I � ...1 I a AUDOWLARK SPED iC PLAN CONCEPTUAL BUILDING LAYOUT: PA 2 CITY Of HUNTINGTON BEACH tT ( _j ,F y i r NOT TO SCALE i 18' `� I zk3' � I •• 15' I 42' 0 MIN I °, (MIN) 12' 5' 16' 16' 5' (MIN) I .9 15' z 15' MIN I ' (MIN) ■ I ". L—Lj o� 18' a � z , I v Qn � C r.. tLnW 18' 12' ° 15' (MIN) ry o (MIN) H 15' i MIN o z 00 77 MEADOWLARK SPCCIFIC PLAN CONCEPTUAL BUILDING LAYOUT: PA 3 CITY Of HUNTINGTON BEACH , ;,,;b., _,k ;�� ,_._ , . .f ��� $ NOT 10 SCALE ................................. . .................................................... ....... ....... I . v v I- 15' LLJ I Z (MIN) (MIN)'► ES z15 13' MIN I a (MIN) LLJ 18' `� Q 7T/7 0 42' z 0' OR 5'(MIN) w 12 15, 16' 16' 5' L.n MIN Z 15' I LLJ 15' MIN J , (MIN) a z 13' 15' I �--- z (MIN) MIN I W L I o �' 15' W I v . (MIN) 18 �— �� W 4- 0' OR 5'(MIN) I �' 12' ► �( MIN i 15' I I 15' MIN MIN I MEADOWLARK SPECIf IC PLAN CONCEPTUAL BUILDING LAYOUT: PA 4 CITY Of HUNTINGTON BEACH NOT 10 SCALE MDOWLARK SPECIFIC PLAN CITY Of 11UNTINGTON BEAG APPCNDIX R ATTACHMENT 7 To Community Services Commission From Ron Hagan, Director, Community Services Date May 29, 1998 Subject Meadowlark Airport Residential Development Project Cattelus C.U.P. and Tentative Tract Map for 325 Units STATEMENT OF ISSUE: Should the City Council require land dedication only or a combination of developed park and in lieu fees as one of the conditions of approval for the Meadowlark Airport residential development project? RECOMMENDATION: Consider the attached information and make a recommendation to the Planning Commission and City Council to either: 1. Require Cattelus Development to dedicate 5.57 acres of undeveloped parkland to satisfy requirements pursuant to the city's park dedication ordinance for their development project; or 2. Require 3.4 acres be dedicated and developed as active, neighborhood park; improve 0.8 acres of undeveloped existing parkland in Norma Gibbs Park; require dedication fees equal to the "value of the land prescribed for dedication" as required pursuant to the city's parkland dedication ordinance. ALTERNATIVE RECOMMENDATION: Recommend to the Planning Commission and City Council an alternative park dedication scenario to satisfy the park dedication requirements for this proposed development project. ANALYSIS: The original Environmental Impact Report (EIR) was prepared in 1988. It included an evaluation by the Community Services Department that Norma Brandel Gibbs Park would serve the residences of Meadowlark Airport area. The park was undeveloped and consisted of an open area and a degenerated eucalyptus grove that was diseased, infested with the Australian bore beetle and included a large burned section. Approximately 100 of the original 500 trees remained. A decade has lapsed since the original EIR and park recommendation. The situation has changed for a number of reasons necessitating the development of a traditional neighborhood park as part of the Cattelus project. 1 3 r 1. On July 8, 1995, Gibbs Park, Phase I, was dedicated with seventy to eighty percent of the 5.0 acres developed as an urban forest, recapturing and rehabilitating the eucalyptus grove. Over 300 trees were planted along with an irrigation system to keep the trees out of a stressed condition, infected trees were removed, sidewalk and security lights added, and a forty-foot diameter tile butterfly mosaic with interpretive information was constructed. 2. The city has updated its philosophy regarding neighborhood parks to add backstops and soccer/football fields to create recreational and practice areas (not competitive fields) for neighborhood children due to the loss of recreation open space at closed schools and the growth in youth sports citywide. Attached is the proposed Cattelus Development site plan for the former Meadowlark Airport property, which shows development of 325 single-family residential units. According to the city's park dedication ordinance, this project is required to dedicate 5.57 acres of parkland. According to the ordinance, the city has the choice of accepting land or in lieu fees, or a combination to satisfy this requirement. Park in lieu fees are based upon the market value of land. The city is requiring an in lieu fee equivalent of a greater park dedication fee based on the "value of the land prescribed for dedication" per Section 254,08(D) of the city's parkland dedication ordinance instead of requiring the 5.57 acres dedication. That is the Intent of Recommendation #2. Community Services and Planning staff have had numerous meetings with developers regarding this project and how best to mitigate the impact this residential project would have on the current park and recreation system. Although the demographics will vary over the life spand of this neighborhood, staff believes that there will be a significant number of children and young adults living in this neighborhood at any one time. Consequently, there will be at least two significant areas of impact that need to be addressed in the parkland requirement; 1) youth and adult sports facilities, and 2) active neighborhood park uses. In analyzing the park and recreation requirements staff considered the' parkland dedication ordinance and the Youth Sports Needs Assessment Study. The parkland dedication ordinance requires a variety of recreational potential for all age groups. The 325 homes in this proposal will generate a need for group picnics (birthday parties, scout groups, family functions, etc); and a need for active play (youth sports practice area, neighborhood pickup games, open turf games, etc.). The neighborhood park should be within walking distance from residents' homes but also provide the required amount of adjacent parking for loading and unloading of recreation equipment, kids and supplies. 3z Although the neighborhood park will provide practice sports areas, there will also be a need to improve sports facilities within this section of the community to handle the impact that the project's estimated thousand residents will have on the existing sports facilities at Harbor View, Meadow View, and Marina High School. The issue for staff and the commission is whether to recommend that the developer be required to dedicate parkland (5.57 acres), or to recommend that a combination of parkland dedication and park dedication fees be accepted that could then be used to develop the neighborhood park and provide off-site improvements to sports facilities at the time these proposed homes are completed and ready for occupancy. The advantage of requiring a strict land dedication is that 5.57 acres of this approximately 50 acre site will be preserved as open space. However, the city has no funds to develop this space for neighborhood park uses, and the site may go undeveloped for many years such as Irby Park, Barlett Park, Ellis/Goldenwest Park, etc. This would create a situation whereby over 325 homes would be occupied without developed neighborhood park, thus placing a great impact on surrounding neighborhood parks such as Chris Carr Park and Harbor View Park. An alternative is to accept less land dedication and allow the developer to pay a negotiated park fee based on land value. These fees then could be used to develop the dedicated land and a portion of the adjacent Gibbs Park for neighborhood park purposes. They could also be used to make improvements to off site sports facilities to mitigate the sports impacts. Staff would recommend reconstruction of the Harbor View Tennis courts, reconstruction of the fields at Meadow View School, and sports field lighting at Marina High School. If a combination of land dedication and negotiated park fees for improvements is recommended, the minimum neighborhood park dedication to provide the above stated activities is 3.4 acres; this would be added to the 0.8 acres of Gibbs Park for a total of 4.2 acres. Staff has had two park consultants look at this site and the park configuration for neighborhood uses. While a 3.0 acre park can accommodate picnic facilities and open turf areas for practice sports uses and pick up games; a minimum of 4.2 acres is needed to provide a safe buffer between the various uses and the proposed and existing residential development. However, the two areas should be adjacent to provide for access and to give children a place to play instead of playing in the tree grove. Cattelus Development is proposing to dedicate 2.2 acres of parkland, develop both this space and 0.8 acres of Gibbs Park into a centrally located neighborhood park adjacent to Gibbs Park, and to pay in lieu fees of$3,100 per single family residence for the remaining parkland requirement. While staff 3 agrees with this concept, staff believes the minimum size of the neighborhood park should be 3.4 acres of Cattelus dedication to add to the existing 0.8 acres of Gibbs Park. The developer's proposal does contain additional private recreational facilities controlled by the homeowners associations. These include a swimming pool, tot lot, and meeting room. These amenities do not count, however, toward the parkland dedication requirement. Since this is a tentative tract map, the total number of units may change. The 5.57 acre requirement is based on a development of 325 homes. If the total number of homes changes then the amount of dedication would also change. In summary, staff is seeking a Community Services Commission recommendation to the Planning Commission and City Council on whether to require strict land dedication of 5.57 acres or to require a negotiated combination of developed neighborhood park space of 3.4 acres; plus 0.8 acres developed of Gibbs Park; and park dedication fees based on current land value (approximately $500,000 an acre) to pay for off-site sports facilities improvements. y 4 "l� l'y el ee' _i`� i l`L.J, e' 1,f""S td ATTACHMENT 8 CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH To Amy Wolfe, Community Development Department From Ron Hagan, Director, Community Services Date October 21, 1998 Subject Parkland Dedication Requirement for the Meadowlark Residential Development Project STAFF RECOMMENDATION: Require Cattelus Development to dedicate a total of 5.37 acres of parkland to satisfy the Quimby Act requirements for their development project (313 units X 3.43 persons per unit X 5 acres/ 1000 = 5.36795)by: 1. Accepting 3.4 acres of parkland dedication and; 2. Giving credit for the difference in parkland dedication requirement from 5.37 to 3.4 by excepting in lieu fees equal to the current value of the property which is $516,500 per acre and; 3. Giving credit according to the following formula for the development of the 3.4 acres with an additional .8 acres developed of the adjacent Norma Gibbs Park; 5.37AC— 3AAC = 1.97AC X $516,500 = $1,017,505 - (4.2 X $150,000) = $387,505 in remaining in-lieu fees, and by; 4. Using the remaining $387,505 in lieu fees to make sports facilities improvements to existing courts and fields within the surrounding neighborhoods. ALTERNATIVE RECOMMENDATION: Accept Cattelus's offer of 2.4 acres of parkland dedication instead of 3.4 acres with the remaining dedication requirement under the same formula as above: 5.37AC — 2AAC =2.97AC X $5162500 = $12534,005 —(3.2 AC X $1502000)= $1,054,005 in in- lieu fees for sports facilities improvements. ANALYSIS: The currently proposed site plan for the former Meadowlark Airport property shows development of 313 single-family residential units. According to the Quimby Act and the city's park dedication ordinance, this project is required to dedicate 5.37 acres of parkland project (313 units X 3.43 persons per unit X 5 acres/ 1000= 5.36795). According to the ordinance, the city has the choice of accepting land or in lieu fees or a combination to satisfy this requirement. � i s Staff has had numerous meetings with the developers regarding this project and how best to mitigate the impact this residential project would have on the current park and recreation system. Under the city's current park ordinance, the in lieu park fee is $3,100 per unit. If the city were to accept all in lieu fees, the dedication requirement per the current fee resolution would be $1,007,500. The current land value within this area of the city is $516,500 per acre,thus, strict land dedication of 5.37 would have a real value of $2,773,605. If the city were to accept raw land as the park dedication requirement, it would then have to appropriate funds to develop the 5.37 acres for neighborhood park uses. Current park development costs are approximately $150,000 an acre. Thus, the city would need to fund $805,500 to develop the park site. In the past, the city has accepted land dedication and to date has not been able to develop neighborhood park facilities (Bartlett, Irby, etc.). It is staffs opinion that 313 small lot, single family homes will have a substantial impact on at least two significant areas of the city's park & recreation system: 1) youth and adult sports facilities, and 2) active neighborhood park uses. In analyzing the park requirements for this development project, staff reviewed the youth sports needs assessment study and the condition of surrounding parks and school facilities that could meet the above stated needs. Since the proposed project includes a community swimming pool, meeting space, and tot lot, staff felt these recreational needs would be met within the planned development. However, such needs as tennis/basketball courts, practice fields for soccer/softball, group picnic area, and active turf space for neighborhood use, such as open recreational play and drop in sports also need to be met. The developer's proposal is to dedicate and develop 2.4 acres of neighborhood parkland plus develop .8 acre of Norma Gibbs Park for a total of 3.2 acres of active Neighborhood Park adjacent to the passive Norma Gibbs Park. This would make a total of 8 acres of both active and passive uses to serve this development project. This, in addition to the community pool, meeting space, and tot lots, would, in the developers opinion, meet the minimum requirements for neighborhood recreational uses within the proposed development. However, it is staff's opinion that 2.4 acres, along with the .8 acres of Norma Gibes Park developed for active neighborhood park will not meet the active neighborhood park demand. Staff does not recommend putting an active turf area for a combination soccer/softball field on a 3.2 acre neighborhood park site. On a 3.2 acre site there is insufficient land to provide for a minimum setback between the adjacent homes and the practice field. There is also insufficient land to buffer the active neighborhood park uses from the passive uses of Gibbs Park. Without this buffer zone between the residents and the practice field there will be future conflicts between the sports users and the local residents. Staff is recommending that the parkland dedication be 3.4 acres to allow for the active neighborhood park with a buffer zone between the practice field area and the adjacent homeowners. Because the staff recommended 4.2 acre developed neighborhood park will only meet the practice and family drop in use need of this development, the proposed development will have a significant impact on surrounding youth and adult sports facilities. Consequently, staff is recommending that the remaining in lieu park fees, after giving credit for neighborhood park development, be used to reconstruct the tennis courts at Harbour View School and for lighting the athletic fields at Marina High School. If these off site improvements are made, staff feels that the impact on youth and adult sports facilities created by this development project would be mitigated. The staff recommended 4.2 acres of neighborhood park(3.4 dedicated by the developer and .8 of Gibbs Park)will provide space for active turf uses, picnic facilities, and a buffer between the more active neighborhood uses and the passive Gibbs Park area. The 4.2 acres of developed neighborhood park must be flat and dry to accommodate these uses. Staff considered the advantages of requiring a strict land dedication of 5.37 acres of this approximate 50 acre site. This alternative would preserve open space. The disadvantage of strict land dedication is that the city has no development funds and it may be years before a usable neighborhood park can be developed to serve this planned community. The advantage of accepting a combination of developed park site with in lieu fees to do sports facility improvements is that these amenities will be provided at the time that the homes are sold and occupied and will, therefore, not impact on the current park and recreation system. The disadvantage is that less open space will be retained within this development project. While staff firmly believes in retaining as much open space as possible, the reality of families moving into these homes without neighborhood park facilities and sports facilities makes the staff recommendation to accept 3.4 acres of developed, active neighborhood park, .8 acres developed of Gibbs Park, and in lieu fees of S 387,505 to do off site sports facilities improvements as the park dedication requirement for this project. �.; - $�� ATTACHMENT 9 CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION EssFavF� It CEIVED To: Amy Wolfe, Associate Planner . 0NO 17 199�3 From: Duane S. Olson, Division Chief/Fire Marsha DEfAARPTMENT 00 P�ANN� f Date: November 16, 1998 SUBJECT: COMMENTS—MEADOWLARK DEVELOPMENT/DRAFT PLANNING COMMISSION STAFF REPORT (CUP 97-80 & TTM 15469) I have reviewed the "Statement of Issue"on the subject development and agree with the recommendation for DENIAL as stated on page 2 of the staff report. If you have any questions or need additional information,please contact me at ext. 5564. DSO/cgs s:fmt\olson\Amy Wolfe Meadowlark Dev Comments ATTACHMENT 10, t. September 17`h, 1998 Connie Khanh Nguyen, MD Trung Minh Thai, MD 5411 Meadow Circle Huntington Beach, CA 92649 714/377-3720 Mr. Scott Hess Planning Department City of Huntington Beach 2000 Main St. Huntington Beach, CA 92648 Re: Meadowlark Project Dear Mr. Hess, We are proud home owners and proud residents of Huntington Beach. We have chosen Huntington Beach to have our home because of its beauty, proximity to the ocean and nature with the ecological reserve. We are pleased that many others feel the same and are coming here to build their homes. We have recently bought our home on Meadow Circle, after many years of hard work and savings. We thoroughly enjoy it and value the peace and quiet and the view of blue sky from our kitchen and back yard. However, the Meadowlark Project will directly affect us. If there are houses built directly behind us, we will lose our privacy and sense of security, with other neighbors looking directly into our back yard and home. Furthermore, our property will devalue at least 40,000 dollars. We are asking that there be a street between our home and the new houses that are to be built. I understand that this will meet all city requirements and fire codes. I know that the land owner and land developer are fighting to build the maximum number of houses on the lot, but in the expense of our home and homes of the other residents in the area. Thank you for your time and considerations. Sincerely, RECEIVE ® SEP 2 31998 D OF COMMUNITYNITY DEVELOPMENT ATTACHMENT I I !.CV 16 '98 1'5:2e FP. CATCLLUS P�SIPP4TIPL (14 251 1933 TO 17143741540 P.02/06 W * a V `?�b WPA Traffic Engineering, Inc. G A TRAFFIC&TRANSPORTATION ENGINHfiRWG November 13, 1998 Mr.Bruce D'Eliscu Catellus Residential Group 5 Park Plaza, Suite 400 Irvine, CA 92714 SUBJECT.- MEADOW RKRESIDENTL4L PROJECT - PA-4 PARKINGI CIRCULATION Dear Mr. D'Eliscu: This letter provides a brief summary of our review of Planning Area 4 (PA-4) related to some parking and circulation issues. The findings in this letter are based on review of the proposed site plan, past traffic engineering experience, and standard reference materials. BACKGROUND The study area(PA-4) is shown or was indicated to have the following characteristics: The homes in this area would be detached, on relatively small lots. For aesthetic reasons, some of the homes (approximately half of the 87 dwelling units) have driveway widths of about 10 feet or less, which then expands at the garage entrances to provide parking for two vehicles in front of the garage. 23421 South Pointe Drive • Suite 190 • Laguna Hills, CA 92653 • (949) 460-0110 • FAX: (949) 460.0113 t1r -2— — A street width of 32 feet is planned for PA-4,with parking to be allowed on one side of the street. The Homeowners Association would require vehicles to be parked in the garages and on-site in the driveways. EVALUATION We were requested to generally address the parking and circulation for PA-4. We discussed the parking requirements with MDS Consulting(Civil Engineers) and it was indicated that it may be desirable to confirm the adequacy of the 32 foot street width In addition, you indicated that concerns had been raised regarding the design of the longer, narrower driveways with the garages toward the back of the lot and their potential impact on parking. The following is our brief summary of the pertinent issues. ♦ It is indicated on the site plan that the enclosed and on-site "open" parking space requirements have been satisfied. The off-site "open" parking is shown to exceed (44 needed, 50 provided) the requirement. ♦ We were informed of a possible concern that the residents living in the houses with the narrow driveways and garages in the "back" could become discouraged with the on-site parking arrangements and begin parking on-street ♦ While the narrow driveway design could require added vehicle movement in order to utilize some on-site parking spaces, it would be our opinion that an overriding factor to determine if people would park on-site would be the strength of the Homeowners Association. Without enforcement by the Association, it is possible that garages (with or without narrow driveways) could be used for storage (or other uses), rather than for parking vehicles (NOTE: We understand that storage cabinetry would be provided within all PA-4 garages, WPA Traffic Engineering,Ina Review of Parking/Circulation Issues Job#961191.1tr.siv.wpd Meadowlark Res&e►dial Project - PA-4 f:CV 10 '99 10:27 FP. CATELL US PES I DEhJT i PL 714 251 190= TO 17140741540 P.0410n —3— It was indicated that this should mitigate circumstances where storage needs intrude upon garage space intended for vehicle parking.) Nevertheless, the driveway design factor is expected to be significantly less of a factor than these other considerations. + Even where design aspects of homes with rear-set garages incorporate narrow, approximate 10 foot approaches, the long drives and flared driveway expansion areas in front of garages actually provide more, not less, space for on-site parking. + Even if there was a tendency for those homes with narrow(less than 10 foot wide)driveways to park on-street,this would affect about half of the 87 DUs. This lesser number of affected homes serves to reduce the potential impacts, if this situation should occur. + During peak situations (i.e. a party at the subject residence), it is anticipated that the driveway would be fully utilized, with less regard for maneuvering. In fact, the longer driveways would be beneficial to parking in these situations, as more vehicles could be stored on-site due to the longer driveways. + Overall, it is our opinion that the strength of the Homeowners Association, and their enforcement of their rules,is much more critical to parking than the driveway design. Even though some of the lot designs require added on-site maneuvering(the narrow driveways), it is believed that the actual parking impacts of this factor should be minimal (considering the number of homes affected,the anticipated change in parking behavior,the benefits of the design in peak situations,the Homeowners Association factor,etc.). It can also be noted that the proposed plan provides a slight excess(six spaces)of on-street I off-street guest parking, which serves to offset potential impacts. + With regard to the planned 32 foot street width with parking on-site, we believe that this would provide adequate street geometrics for these private streets. WPA Traffic Engineering, Inc had previously surveyed a few Orange County cities to determine their WPA T}a,Q4c Engineering,Inc Review of PmAing/Clreuladon Amu Job 11961191ler.5tv.wpd MeadowlarkRetidv al Project - PA-1 �ATTAC,i'1t'v1�iv i i .� _kt :�D 'q8 15'_7 CLLUS PESIL.t1aT 71-1 051 19 3 TO 171.1-7 l�a10 0= Oe -4- private street width requirements. The attached Table 1 provides an indication that the proposed street width is adequate. We would support this finding,as the parking area would utilize 8 feet of width, which leaves 24 feet of roadway for two-way residential traffic,which is adequate. The other cities allow street widths of 30 and 32 feet, which supports the planned width for PA-4. ♦ It is our understanding that the study area(PA-4)with proposed single-sided parking meets and exceeds all objective requirements for on-street parking under Huntington Beach standards. Further, it appears that additional parking is not necessary to accommodate designs which include homes with rear-set garages. Therefore, from an engineering perspective, it would seem the City's General Plan Land Use Element and the subject Specific Plan (which we understand directs encouragement of rear garage designs in the interest ofincreased aesthetics and neighborhood diversity)could be supported,as the design itself was not found to be a significant impact factor to parking. We trust that these analyses will be of assistance to you and the City of Huntington Beach. If you have any questions, please do not hesitate to call us. Respectfully submitted, "A TRAFFIC ENGINEERING, VV'C Steven S. Sasaki, RE Senior Engineer SSS: nc *TA I}q(yu Engineering,Inc. Review of Parking/Circulation lsrucs Job W1191.hnstv.wpd Meadowlark Residential Project - PA-4 A Li r i'y'�J. '98 : FR CA rLL�iS RE51 PEI JT,AL 71 a c5 l 193 TO 171 77415a© P.E5- ©C -S- TABLE 1 PRIVATE STREET WIDTHS STANDARDS JURISDICTION WIDTH COMMENTS 28' No Parking ANAHEIM 30' Parkin - One Side 28' No Parking FULLERTON 32' Parking- One Side 36' Parkin -Both Sides 26' No Parking LA E ABRA 30' Parking-One Side 38' Parkin -Both Sides YORBA LINDA 20' No Parking Prepared on November 9, 1998. • Curb to curb. #961191.tbl "A DYaffic Engineer-g,lnc. Review of Parking/arculadon Issues Job X961191.1tr.siv.wpd Meadowlark Residential Project - PA-4 TOTAL PAGE.06 ** ATTACHMENT 12 ATTACHMENT NO. 12 SUGGESTED FINDINGS AND CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 97-80/ TENTATIVE TRACT MAP NO. 15469/ NEGATIVE DECLARATION 97-21 (MEADOWLARK) FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO. 97-21 1. The Negative Declaration No. 97-21 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. No comments were received during the comment period. 2. Mitigation measures for Negative Declaration No. 97-21 attached hereto shall become part of the project conditions of approval, (unless superseded by more restrictive TTM/CUP conditions), and will avoid or reduce the project's effects to a point where clearly no significant effect on the environment will occur. Mitigation measures address a number of potential impacts including: affordable housing requirements, land use compatibility, noise impacts and hazardous materials. 3. There is no substantial evidence in light of the whole record before the Planning Commission that the project, as mitigated will have a significant effect on the environment. FINDINGS FOR APPROVAL - TENTATIVE MAP NO. 15469: 1. Tentative Tract Map No.15469 for subdivision of 48.4 gross acres for the purpose of developing a 313 unit residential community is consistent with the General Plan Land Use Element designation of M-sp (Mixed Use- Specific Plan) on the subject property and the amended Meadowlark Specific Plan, as approved by the Planning Commission. Detached single family homes on small-lots are a permitted use. 2. The site is physically suitable for the type and density of development at 9.8 units per net acre (6.5 units per gross acre). The site was previously approved for a higher intensity of land use (12.4 units per gross acre). The size, lot frontage, street sections and other design features of the proposed subdivision, as proposed or conditioned, are in compliance with the amended Specific Plan. 3. The design of the subdivision or the proposed improvements will not cause serious health problems or substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project was evaluated in Negative Declaration No. 97-21 and will comply with appropriate mitigation measures. 4. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of,property within the proposed subdivision unless ATT11vi ;.. , t2-1 alternative easements, for access or for use, will be provided. The subdivision, as conditioned, will provide all necessary easements and will not affect any existing easements. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 97-80: 1. Conditional Use Permit No. 97-80 for the establishment of the 313 dwelling unit planned community will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The proposed project as conditioned will provide the necessary infrastructure and site improvements to accommodate the needs of project residents and the adjoining community. 2. The conditional use permit request, as conditioned, will be compatible with surrounding residential and commercial uses. The proposed buffer areas between the existing easterly adjacent properties and PA3, project grading, site design and subdivision layout will properly adapt the proposed structures to streets, driveways and other adjacent structure and uses in a harmonious manner. 3. The proposed residential development, as conditioned, will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use. The proposed use will meet the approved Meadowlark Specific Plan, as approved by the Planning Commission, HBZSO and HBOC provisions, including, lot size, setbacks, density and parking. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of M-sp (Mixed Use-Specific Plan) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: A. L U 9.1.2: Require that single-family residential units be designed to convey a high level of quality by considering the following guidelines: a. Modulate and articulate building elevation, facades and masses (avoiding undifferentiated "box-like" structures). d. Encouraging innovative and creative design concepts. B. LU 9.3.2: Require that the design of new residential subdivisions consider the following: b. Integrate public squares, mini-parks, or other landscape elements. i. Consider reduced street widths to achieve a more "intimate: relationship between structures, to the extent feasible and in accordance with Huntington Beach Fire Department regulations. Ar`',k—';')IV,, 4 a i s Staff Report- 11/24/98 SUGGESTED CONDITIONS OF APPROVAL -TENTATIVE MAP NO. 15469: 1. The tentative tract map received and dated October 19, 1998, as conditioned, shall be the conceptually approved layout. The plan shall be revised, to comply with the Meadowlark Specific Plan provisions and development standards. 2. The project shall comply with parkland dedication requirements. Developer shall dedicate a minimum of 2.4 acres of park land and shall pay parkland dedication in-lieu fees to satisfy the remaining project parkland dedication obligation. In-lieu fees shall be assessed at a land value rate equal to $500,000 per acre. The proposed neighborhood public park shall be flat and shall provide at a minimum three (3) acres of dry, usable park space. Developer shall provide 16 parking spaces along the Spine Road frontage to serve park parking needs. 3. Retaining walls shall be setback a minimum of four(4) ft. from the back of sidewalks. No retaining walls shall be permitted within the "Spine Road" street ROW. 4. Lot "N" shall be reconfigured to provide a minimum of ten(10) ft. landscape buffer along Airport Circle and pedestrian access only between Roosevelt Lane and Airport Circle. The remaining portion of the subject lot shall be incorporated within the adjoining residential lots. 5. Wall and fence plans shall be submitted and approved by the Planning, Building and Public Works Department. Prior to construction of any new walls, a plan shall be submitted identifying the removal of any existing walls next to new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 6. Decorative paving shall be provided at main project entrances (Heil Ave/Spine Road and Plaza Lane/Spine Road) and at all entry points to each of the Planning Areas. The type of enhanced paving materials to be provided shall be subject to review and approval by the Public Works and Planning Department. 7. At least 60 days before City Council action on the final map, CC&Rs shall be submitted to the Planning Department and approved by the City Attorney. The CC&Rs shall reflect and address the common driveway access easements, use easements, landscape easements, maintenance easements as well as maintenance of all walls and common landscape areas by the Homeowner's Association. Moreover the CC&Rs shall require use of the garages for automobile storage. A minimum of eighteen (18) ft. by nineteen (19) ft. shall be maintained clear of any obstruction for automobile parking. Furthermore the CC&Rs shall limit additions to and exterior modification of dwelling units within all planning areas in accordance with Meadowlark Specific Plan provisions. The CC&Rs shall be in recordable form prior to recordation of the map. 8. On-site drainage shall not be directed to adjacent properties. Drainage shall be accommodated per Public Works Standards. Staff Report- 11/24/98 ATAls�-3" 1;�� ; g 4i (2_�•� 9. Drainage flows from adjacent properties shall not be obstructed. Flows shall be accommodated per Public Works Standards. 10. Street lighting shall be designed and constructed to comply with Meadowlark Specific Plan provisions pertaining to decorative street lighting. 11. Fire hydrants locations shall be approved by the Fire Department. 12. Tentative Tract Map No. 15469 shall comply with all mitigation measures of Negative Declaration No. 97-21 (attached hereto and becoming a part thereon) unless mitigation measure(s) are superceded by more restrictive conditions of project approval. 13. Tentative Tract Map No. 15469 shall comply with A.D.A. Standards. 14. Prior to recordation of the final map and unless otherwise stated, the following conditions shall be completed. Bonding may be substituted for construction in accordance with the provisions of the Subdivision Map Act. a. An affordable housing plan shall be submitted to the City of Huntington Beach, in accordance with Meadowlark Specific Plan provisions. The plan shall provide for affordable housing on-site or off-site. The contents of the affordable housing plan shall include the following: 1) Ten percent (10%) of the total units proposed shall be affordable to low and moderate income level households (maximum 100% of the Orange County Median Income) for a period of thirty (30) years. 2) A detailed description of the type, size, location and phasing of the units being built. 3) If rental units are used to satisfy this condition, then the units shall be for households earning between 50%-80% of the Orange County Median Income. b. All vehicular access rights to all public and private streets within the proposed subdivision including Heil Avenue and Street "A" shall be released and relinquished to the City of Huntington Beach except at locations approved by the City. (PW) c. A final sewer study shall be submitted for Public Works approval. The development shall design the sewer system required to serve the development. (PW) d. A letter of acceptance for additional sewer flows shall be required from the Orange County Sanitation District. (PW) e. The water improvements shall be designed as shown on the approved Tentative Tract Map, and per the City of Huntington Beach Water Division's Standard Plan, Specifications and Design Criteria. The Developer shall submit a final water system analysis with calculations with the project's first plan check to confirm appropriate sizing and layout. If the analysis shows that fire flow demands cannot be met with the City's current water pipeline infrastructure, the developer will be required to upgrade the City's pipeline system to meet the demands at no cost to the City. The City of Huntington Beach Water Division shall approve all changes or additions to pipeline Staff Report- 11/24/9$ �, infrastructure. Any new infrastructure constructed in the public right-of-way shall be dedicated to the City upon successful completion of the project, including bacteriological testing. (PW) f. The applicant will work with the Fire Department to assure that the street name of "A" Street will be consistent from south of Warner through the north side of Heil Avenue. The applicant will be responsible for any modification to existing signage due to name changes. (PW) g. Final hydrology and hydraulic studies for both on and off site facilities shall be submitted for Public Works review and approval. Drainage easements and lots designated as detention areas shall also be shown on the Final Map as directed and approved by the Department of Public Works. On-site drainage shall not be directed to adjacent properties,but shall be handled by a Public Works approved method. Runoff from the site shall be restricted as directed by the Department of Public Works to minimize impacts to downstream facilities. If the detention facilities are proposed within park areas, all storm flows up to and including the 10 year event shall be contained below grade. Any surface water detention above the 10 year event shall not be allowed to pond above grade for more than 2 hours. Porous soil and an underdrain system will be incorporated in the park and field areas at the direction of the Public Works Department to insure these areas maintain the required drainage associated with active park use. (PW) h. The Developer shall design off-site drainage improvements as required by the Department of Public Works to mitigate the impact of increase runoff, due to development, and pass through flows, to deficient downstream drainage systems. Design of all necessary drainage improvements shall provide mitigation for all rainfall event frequencies up to a 100-year frequency. All storm inlets shall be gated. (PW) i. Streets"B"through"L" shall be designed per Standard Drawing 104 with 50 ft. of right-of-way, and with a 32 ft. curb to curb. Sidewalk shall be 4 ft. wide minimum with a 5 ft. wide parkway adjacent to curb. Parking shall be restricted to one side. (PW) j. All street grades shall be a minimum of 0.50%. (PW) k. Streets "M" through"Z" and "AA"through"BB" shall be designed per Standard Drawing 104 (42'/32'). The sidewalk shall be 5 ft. wide minimum with "pop-out" sections around street furniture to comply with ADA requirements. Parking shall be restricted to one side. (PW) 1. A final parking layout plan shall be submitted as part of the street improvement plans for all private and public streets. This plan shall be used for parking control by the HOA. For streets with parking allowed on one side only, the opposite curb shall be painted red and no parking fire- lane" signs shall be posted prior to any move-ins. (PW) in. The developer shall design and construct a traffic signal at the intersection of Heil Avenue, Street"A" and Del Mar Lane. (PW) n. The southerly 29 ft. of existing Pearce Street and all of the new proposed Pearce Street to the intersection of"K" Street shall be dedicated to the public for street and public utility purposes Staff Report- 11/24/98 e'1i �7'c�•, yc per Standard Plan No. 104 (29720' half section). The sidewalk shall be 4 ft. wide minimum with a 5 ft. wide parkway adjacent to the curb. (PW) o. Street"A" shall be dedicated to the public for street and public utility purposes. The street section shall be designed per Standard Plan 104 modified(60'/32')with no parking on either side. A meandering 6' wide sidewalk shall be incorporated in the parkway on each side of the street. The intersection of"A" Street and Heil Avenue shall align with Del Mar Lane. If parking for the park is to be provided on Street"A", it shall be in addition to the required 32' of curb to curb width and as shown in the approved parking layout plan. A queue length analysis shall be performed to provide adequate stacking for left turn movements from"A" Street to Heil Avenue. (PW) p. Those portions of the sewer and storm drain system which are in private streets shall be maintained by the HOA. (PW) q. All street intersections shall intersect at 90 degrees or radialy to curved streets. The developer shall perform sight distance analysis (using a design of 45 mph) for all intersections along Street "A" (PW) r. The developer shall design signing, striping and street lighting in accordance with Public Works Standards and the Specific Plan. (PW) s. The southerly 18 ft of Heil Avenue shall be dedicated to the public for street and public utility purposes. (PW) t. Heil Avenue shall be designated per the City's Standard Plan No. 102, modified, (100'/70'), including a 7 ft bike lane on the south side of Heil Avenue. The developer shall design protected left turn pockets, (150 ft in length) in both directions on Heil Avenue, (design speed 50 MPH). The developer shall dedicate additional right-of-way, if necessary, on Heil Avenue to permit installation of the protected left turn pockets as directed by the Department of Public Works. (PW) u. An additional 12 ft. of landscaping shall be required adjacent to the Heil Avenue right-of-way. Landscaping improvements shall be designed and installed per Public Works Standards. This landscaped area shall be contained within an easement for maintenance by the HOA. (PW) v. A reproducible mylar copy and a print of the recorded final map, along with digital graphic files of the recorded map per the City of Huntington Beach"CAD Standards Manual for Consultants", shall be submitted to the Department of Public Works. (PW) w, The following shall be shown as a dedication to the City of Huntington Beach on the Final Map: 1) An easement over the private streets for Police, Fire Department, and utility maintenance access purposes. 2) A 2 ft. public utility easement adjacent to the street right-of-way, as shown on said map (7 ft parkways or less). 3) The water system and appurtenances as shown on the improvement plans. Staff Report- I 1/24/98 j- il.i�i�ei �.,�03 4) Access rights in, over,across,upon and through the private streets for the purpose of maintaining, servicing, cleaning, and replacing the water system. 5) The easements for sewer and storm drain purposes as shown on said map, with maintenance by the HOA. 6) All perimeter, streetscape, community open space and greenbelt areas, Norma Gibbs Park extension and other required landscape improvements shall be dedicated with the first phase of development. (PW) w. The developer shall provide a 10 ft(minimum) wide decorative pavement section at the joint points of the public streets, excluding Pearce Street east of Street"K"per the City's direction. The decorative pavement section shall end at the curb returns in the private street portion. (PW) x. A phasing map shall be submitted for approval by the Department of Public Works showing improvements to be constructed and right-of-way and easements to be dedicated with each phase. All required infrastructure including all public streets shall be designed with the first phase. (PW) y. The Final Map and phased maps shall be consistent with the approved Tentative Map. (PW) z. The engineer or surveyor preparing the final map shall comply with sections 7-9-330 and 7-9- 337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Sub- article 18 for the following items; 1) Tie the boundary of the map in the Horizontal Control System established by the County Surveyor 2) Provide a digital-graphics file of said map. (PW) aa. All improvement securities (Faithful Performance, Labor& Material and Monument Bonds) and Subdivision Agreement shall be posted with the Public Works Department and approved as to form by the City Attorney. (PW) bb. A Certificate of Insurance shall be filed with the Public Works Department and approved as to form by the City Attorney. (PW) cc. All Public Works fees shall be paid. (PW) dd. A cash payment in the amount of$35,000.00, in addition to any traffic impact fee due, shall be made to the City, for the developer's share of the future traffic signal at the intersection of Bolsa Chica Street and Pearce Street as specified in the Meadowlark Specific Plan. (PW) ee. A copy of the CC&R's shall be submitted to the Department of Public Works for review and approval. The CC&R's shall provide as a minimum: 1) The HOA shall be responsible for performing regular maintenance and monitoring of the storm water system in conformance with the Storm Water Quality Management Plan for the development. Staff Report- 11/24/98 ff \�r 2) All public fire hydrants within the development shall be kept clear of landscaping and improvements per City requirements and standards and painted as required. 3) The Huntington Beach Police Department shall not be restricted from enforcing all parking regulations and the citation of violations for any parking not permitted by the approved parking plan for the project. 4) Red curb for"No Parking" zones shall be maintained yearly by the HOA. 5) Provisions shall be made in the CC&R's to prescribe street sweeping guidelines performed by the HOA. Guidelines shall be in conformance with City requirements. (PW) 4. The following conditions shall be completed prior to issuance of grading permits. (PW) a. A Grading Plan, prepared by a Registered Civil Engineer, shall be submitted for review and approval. The Grading Plan shall include design of the detention basin area within the proposed park site. This plan shall also include an erosion and silt control plan for all water runoff during construction and site preparation work. Final grades and elevations on the Grading Plan shall not vary by more than 1 ft. from the grades and elevations on the approved Tentative Map. b. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on-site soils sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, retaining walls, streets, and utilities. c. A Landscape and Irrigation Plan, prepared by a Licensed Landscape Architect, shall be submitted to the Department of Public Works for review and approval by the Park, Tree and Landscape Division. The Developer shall submit irrigation demands to ensure proper irrigation service sizing. d. In accordance with NPDES requirements, a"Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. Water quality BMP and education information shall be included in the CC&R's. e. The Developer shall coordinate with the City of Huntington Beach Traffic Engineering Division in developing a truck and construction vehicle routing plan. This plan shall specify the hours in which transport activities can occur and methods to minimize construction related impacts to adjacent residents. These plans must be approved by the Department of Public Works. 5. The following conditions shall be completed prior to issuance of building permits. (PW) a. No combustible construction shall occur until the approved water system has been installed. b. The water system shall be located within vehicle travelways dedicated to the City where possible. Ground cover, hardscape and/or softscape over water lines shall be approved by the Water Division. The developer or any other subsequent HOA shall enter into a Special Utility Easement Agreement with the City, which shall address repairs to any enhanced pavement, Staff Report- 11/24/98 walls, fencing, curb, gutter, landscaping, etc. by other than City forces (at no cost to the City), if City water mains require maintenance or repair. c. Construct off-site drainage improvements as required by the Department of Public Works to mitigate impact of increased run-off, due to development, or deficient, downstream drainage systems. Design all necessary drainage improvements shall provide mitigation of all rainfall event frequencies up to 100-year frequency. 6. The following conditions shall be completed prior to final occupancy. (PW) a. Backflow protection is required and shall be installed per the Huntington Beach Water Division Standard Plans for irrigation and fire suppression water services. b. Each proposed dwelling unit shall require a separate domestic meter and service. All domestic water meters shall be sized in accordance with the UPC and the requirements of the City of Huntington Beach Building Department and the Fire Department. c. All existing overhead utilities shall be installed underground in accordance with the City's Underground Utility Ordinance. In addition, all electrical transformers shall be in stalled underground. d. The entire public park extension onto Norma Gibbs park shall be improved to Public Works Standards. The developer shall provide for a minimum of 16 parking stalls with direct access to a public street. Park parking shall be restricted to the park frontage along Street "A". One space shall be ADA compliant. e. All public infrastructure improvements,perimeter, streetscape, community open space and greenbelt areas,Norma Gibbs park extension and other required landscaping improvements shall be completed prior to the first move in. Private infrastructure shall be constructed per the approved phasing plan. f. Soil tests for agricultural suitability, fertility and appraisal, from the site to be landscaped, shall be submitted for review and approval by Park, Tree and Landscaping Division of Public Works. Test results and corrective recommendations by the Testing Lab shall be included in the Landscape Plan Specifications for construction. g. Existing mature trees that are to be removed must be replaced at a 2:1 ratio with a 36" box tree or palm equivalent. The Developer shall have a consulting Arborist quantify, identify, size and analyze the health of the existing trees. The report shall also recommend how the existing trees that are to remain (if any) shall be protected and how far construction/grading shall be kept from the trunk. h. All landscaping irrigation and planting installation shall be certified to be in compliance with the City approved landscape plans by the landscape architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. Staff Report- 11/24/98 `� ; 7i Cl i. All streets shall be fully improved per the conditions of approval. j. A block retaining wall (solid grouted) shall be constructed along the southerly boundary of the property, as required to mitigate noise impacts. k. A"Landscape Maintenance License Agreement" is required for the continuing landscaping maintenance along Street"A" and Heil Avenue by the Homeowners Association. 1. Street lighting for Heil Avenue and all other streets shall be owned by Southern California Edison Co. Street lighting shall be constructed in accordance with City Standards and Meadowlark Specific Plan requirements pertinent to provision of decorative lighting fixtures. m. The Developer shall install 150 ft left turn pockets at the intersection of Heil Avenue, Street "A" and Del Mar Lane. n. Signing, striping and street lighting shall be constructed in accordance with City Standards. o. The Traffic Impact Fee shall be paid prior to issuance of certificate of occupancy. 7. The project shall comply with Negative Declaration No. 97-21 mitigation measures unless superseded by more restrictive conditions of approval. INFORMATION ON SPECIFIC CODE REQUIREMENTS - TENTATIVE TRACT MAP NO. 15469: 1. The Final Map shall not be accepted by the City Council until ZMA No. 97-1 and ZTA No. 97-4 are approved and in effect. Once complete, the Final Map shall be accepted by the City Council , recorded with the Orange County Recorder and a copy filed with the Planning Department. 2. Park and Recreation Fees shall be paid prior to acceptance of the Final Map by the City Council. 3. State Mandated school impact fees shall be paid prior to issuance of building permits. 4. All applicable Public Works fees shall be paid prior to map recordation. 5. Tentative Tract Map No. 15469 shall become null and void unless exercised within two years from the date of final approval. An extension of time may be granted by the Director of Planning pursuant to written request submitted to the Planning Department a minimum of 30 days prior to the expiration date. 6. The applicant shall submit a check in the amount of$38.00 for the posting of the Notice of Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two days of the Planning Commission action. Staff Report- 11/24/98 `2 Q SUGGESTED CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 97-80: 1. The Conditional Use Permit plans/documents received and dated October 19, - 21, 1998, shall be the conceptually approved plans with the following modifications: a. The Conditional Use Permit plans/documents shall be revised to comply with the Meadowlark Specific Plan provisions and development standards and any other applicable provisions of the HBZSO and HBOC, inclusive of public park dedication,building setbacks, building height, parking and storage requirements. b. Garage driveway widths shall be designed in accordance with HBZSO Section 231.18 DA. c. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights-of-way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) d. Depict all gas meters, water meters, electrical panels, air conditioning units, mailbox facilities and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building. They shall be architecturally compatible with the building and non-obtrusive, not interfere with sidewalk areas and comply with required setbacks. e. For zero lot-line construction, the maximum separation between building wall and property line shall not exceed two (2) inches. f. The Parking Plan (PA-3) shall be revised to provide on-street parking along the west side of Street "P", north side of Street"Q", west side of Street"R", south side of Street"O", west side of Street "N", west side of Street "R" and north side of Street"S". g. The southwest portion of Planning Area 4 shall be redesigned to provide at a minimum a ten (10) ft wide landscape buffer along Airport Circle, the remaining portion of Lot "N" shall be incorporated within the adjoining private residential lots. h. The Wall and Fence plans shall be revised to provide masonry walls at rear and interior residential property line fence locations and"theme wall" design treatment along Lot"L" and front yard fence design. i. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. j. Product mix modifications shall be subject to review and approval by the Planning Commission. Staff Report- 11/24/98 Z�' 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the second page of all working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Points of interest (architectural, landscaping, recreational and sculptural), seating areas and functional pavilions shall be incorporated within the overall pedestrian promenade/ Spine Road design theme. A detailed plan specifying the proposed design elements shall be submitted to the Planning Department for review and approval by the Design Review Board. c. Decorative street furniture and light fixtures shall be incorporated within the Meadowlark Specific Plan area (PA 1- PA 4). Street furniture and light fixture specifications and locations shall be submitted to the Planning Department for review and approval by the Design Review Board. b. Names of streets shall be submitted to and approved by the Huntington Beach Fire Department in accordance with City Specification No. 409. (FD) c. Submit three (3) copies of the site plan and the processing fee to the Planning Department for addressing purposes after street name approval by the Fire Department. d. The Planning Department shall review and approve the following: 1) Enhanced architectural treatment for building facades visible from public right-of-way, open space areas and parks sites. 2) Revised site plan and elevations as modified pursuant to Condition No. 1. e. All Fire Department requirements shall be noted on the building plans. (FD). f. Residential type structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report and plans,prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s). (Code Requirement) g. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on-site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets,utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (Code Requirement) h. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Staff Report- 11/24/98 Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) i. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters and central heating units. 3. Prior to issuance of grading permits, blockwall/fencing plans shall be submitted to and approved by the Department of Community Development. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 4. Prior to issuance of building permits, the following shall be completed: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Planning. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. c. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees and shall be incorporated into the project's landscape plan. (Code Requirement) d. The Final Map shall be accepted by the City Council, recorded with the Orange County Recorder and a copy filed with the Planning Department. (Code Requirement) e. The property owner shall sign, notarize, and record with the County Recorder a covenant assuring that the single family residences will be maintained as one (1) dwelling unit. f. The developer shall submit a separate utility plan showing water system improvements, including service connections to each building, fire hydrant, valves,backflow devices and other appurtenances in accordance with applicable U.P.C., City Ordinances, Public Works Standards and Water Division design criteria. These plans shall be approved by the Public Works Water Division and the Huntington Beach Fire Department prior to any construction. (PW) g. An interim parking and/or building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will Staff Report- 11/24/98 not be impacted by their location. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. h. Submit a letter of map revision from FEMA declaring the lot(s) exempt from floodplain requirements or submit a copy of completed FEMA Elevation Certificates)for each unit to the Planning Department. 5. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site: b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05%) by weight for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 6. Prior to final building permit inspection and approval of the first residential unit, the following shall be completed: a. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Department of Community Development. b. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein including. 1) Fire lanes will be designated and posted to comply with City Specification No. 415. (FD) 2) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be sized a minimum of six (6) inches with a brush stroke of one and one- half(1-1/2) inches. (FD) 3) On-site fire hydrants shall be provided in number and at locations specified by the Fire Department. (FD) c. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. d. All building spoils, such as unusable lumber, wire,pipe, and other surplus or unusable material, shall be disposed of at an off-site facility equipped to handle them. Staff Report- 11/24/98 r 2� e. The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. (FD) f. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) g. If the lots are not considered exempt by FEMA, a second elevation certificate shall be submitted to the Planning Division for each unit"as built." 7. The use shall comply with the following: a. Security gates shall be designed to comply with City specification#403. (FD) b. Fire access roads shall be provided in compliance with the Huntington Beach Fire Code and City Specification#401. (FD) 8. The project shall comply with Negative Declaration No. 97-21 mitigation measures unless superseded by more restrictive conditions of approval. 9. The Planning Director ensures that all conditions of approval herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Planning Commission's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission may be required pursuant to the HBZSO. 10. Approval of Conditional Use Permit No. 97-80 is contingent upon approval of Zoning Text Amendment No. 97-4 and Zoning Map Amendment No. 97-1 by the City Council, and shall become effective 30 days after the adoption of the Ordinance adopting the Meadowlark Specific Plan amendments and following the ten day project appeal period. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 97-80 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 2. The Planning Commission reserves the right to revoke Conditional Use Permit No. 97-80, pursuant to a public hearing for revocation, if any violation of these conditions, Meadowlark Specific Plan, or applicable sections of the Huntington Beach Ordinance Code, Zoning and Subdivision Ordinance, or Municipal Code occurs. Staff Report- 11/24/98 3. All applicable Public Works fees shall be paid. (PW) 4. Traffic Impact Fees shall be paid prior to issuance of a Certificate of Occupancy. (PW) 5. An encroachment permit shall be required for all work within the right-of-way. (PW) 6. A Certificate of Occupancy must be issued by the Building Department prior to occupy of building on the project site. 7. Park and Recreation fees shall be paid prior to approval of the Final Map by the City. 8. State-mandated school impact fees shall be paid prior to issuance of building permits. 9. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 10. Development shall meet all local and State regulations regarding installation and operation of all underground storage tanks. (FD) 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. Staff Report- 11/24/98 ' SA i !;