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ACKNOWLEDGEMENTS
CITY OF HUNTINGTON BEACH
Economic Development Department
Planning Department
Public Works Department
CONSULTANTS
EDAW,INC.
Purkiss Rose,RSI
Wieber Nelson Design
Hunsaker&Associates
Austin Foust Associates, Inc.
Kosmont Partners
ADOPTED
2006
Ordinance No.
i R
TABLE OF CONTENTS
1 INTRODUCTION 1 3.7 Request for Deviation 20
3.8 Specific Plan Amendments 21
1.1 Purpose and Intent 1 3.9 Severability 21
1.2 Authority and Procedures 1 4 SPECIFIC PLAN CONCEPT 23
1.3 Project Summary 2
1.4 Specific Plan Objectives 3 4.1 Development Goals 23
1.5 Scope and Format 3 4.2 Land Use Designations 24
2 PROJECT AREA DESCRIPTION 5 4.2.1 Planning Areas 25
4.3 Conceptual Development Scenarios 27
2.1 Location 5 4.3.1 Short-Term Scenario 27
2.2 General Plan Designations 9 4.3.2 Mid-Term Scenario 28
2.3 Zoning Regulations 13 4.3.3 Long-Term Scenario 28
2.3.1 The North Huntington Center Specific Plan 4.4 Circulation Plan 36
SP 1 13 4.4.1 Roadway Descriptions 36
2.3.2 The Crossings(Bella Terra)At Huntington 4.4.2 Circulation Improvements 39
Beach Specific Plan SP 13 13 4.4.3 Roadway Classification Changes 40
2.4 City Documents 16 4.4.4 Intersection Improvements 42
2.4.1 South Coast Air Quality Management Plan 16 4.4.5 Roadway Improvements 42
2.4.2 Congestion Management Plan 16 4.4.6 Mass Transit Plan 43
2.4.3 Growth Management Plan 16 4.4.7 Pedestrian Circulation Plan 43
2.4.4 Transportation Demand Management 17 4.5 Public Facilities and Services 45
2.4.5 Redevelopment Plan 17 4.5.1 Water System Plan 45
2.5 Existing Land Uses 17 4.5.2 Sewer System Plan 45
2.6 Surrounding Land Uses 17 4.5.3 Storm Drainage System Plan 45
3 IMPLEMENTATION 19 4.5.4 Utilities 46
4.5.5 Public Services 47
3.1 Administration 19 4.6 Landscape Concept 48
3.2 Development Phasing 19 4.6.1 Landscape Maintenance 48
3.3 Methods and Procedures 19 4.7 Identity/Art Program 48
3.4 Conditional Use Permit 20 5 DESIGN GUIDELINES 53
3.5 Reuse/Change of Use Review 20
3.6 Environmental Determination 20 5.1 General Design Objectives 53
5.2 Site Planning Guidelines 53 5.5.3 Wayfinding 78
5.2.1 Compatibility 54 5.5.4 Site Furnishings 78
5.2.2 Building Siting 54 5.6 Signage Guidelines 84
5.2.3 Access 55 5.6.1 General Signage Guidelines 85
5.2.4 Site Entry Design 56 5.6.2 Business Identification Signs 85
5.2.5 Parking 56 5.6.3 Materials and Color 85
5.2.6 Circulation 57 6 DEVELOPMENT REGULATIONS 87
5.2.7 Pedestrian Circulation/Orientation 57
5.2.8 Plazas and Courtyards 58 6.1 Purpose 87
5.2.9 Auxiliary Structures/Areas 59 6.2 General Provisions 87
5.2.10 Loading and Delivery 59 6.2.1 Specific Plan Policies 87
5.2.11 Utility and Mechanical Equipment 59 6.3 Definitions and Use Classifications under the General
5.2.12 Refuse and Storage Areas 59 Plan 87
5.2.13 Walls and Fences 59 6.4 Development Standards 88
5.2.14 Paving 60 6.4.1 Permitted Uses 88
5.2.15 Lighting 62 6.4.2 Intensity/Density 88
5.2.16 Site Amenities 63 6.4.3 Building Height 88
5.3 Architectural Guidelines 64 6.4.4 Setbacks 93
5.3.1 Building Massing 65 6.4.5 Required Landscaping 94
5.3.2 Architectural Imagery 65 6.4.6 Off-Street Parking and Loading Requirements 95
5.3.3 FaVade and Roof Articulation 66 6.4.7 Sign Requirements 96
5.3.4 Fenestration 66 6.4.8 Lighting Standards 97
5.3.5 Materials and Colors 66 6.5 Public Landscape Standards 97
5.3.6 Screening 66 6.5.1 Parkways 97
5.4 Streetscape and Landscape Guidelines 67 6.5.2 Medians 97
5.4.1 Parkways 75 6.5.3 Entries 98
5.4.2 Medians 75 6.5.4 Streetscape Setbacks 98
5.4.3 Entries 76 6.5.5 Maintenance 99
5.5 Identity/Art Guidelines 77 6.5.6 Recommended Plant Palette 101
5.5.1 Corridor Designation 77 6.6 Dedication and Improvements 103
5.5.2 Gateways 77 6.7 Nonconforming Structures 103
ii
LIST OF EXHIBITS
2.1 Regional Context Map..........................................6 4.10 Proposed Landscape Medians and
2.2 Vicinity Map.........................................................6 Driveway Closures.............................................41
2.3 Aerial Photograph.................................................7 4.11 Pedestrian Circulation Plan................................44
2.4 Redevelopment Map.............................................8 4.12 Landscape Concept Plan....................................49
2.5 Existing General Plan Land 4.13 Landscape Illustratives.......................................50
Use Designations................................................ 10 4.14 Landscape Illustratives 51
2.6 Proposed General Plan Land 5.1 Edinger Avenue Streetscape Plan.......................69
Use Designations................................................11 5.2 Edinger Avenue Streetscape Section..................70
2.7 Existing Zoning Designations............................14 5.3 Gothard Street Streetscape Section....................71
2.8 Proposed Zoning Designations...........................15 5.4 Center Avenue Streetscape Section....................72
4.1 Land Use Designations &Planning Areas.........26 5.5 Goldenwest Street Streetscape Section..............73
4.2 Conceptual Layout Plan-Short-Term...............29 5.6 Bus Shelter Streetscape Plan and Section..........74
4.3 Typical Existing Center Enhancement 5.7 "The Edge"Concept...........................................80
Illustration..........................................................30 5.8 Proposed Logo and Signage Options.................81
4.4 Conceptual Layout Plan-Mid-Term.................31 5.9 Environmental Graphic Location Plan...............82
4.5 Birdseye Illustration of Possible Development..32 5.10 Bus Shelter Illustrative-Concept .......................83
4.6 Illustration of a Planning Area...........................33
4.7 Conceptual Layout Plan-Long-Term...............34
4.8 Birdseye Illustration of a Planning Area............35
4.9 Circulation Plan .................................................37
iii
LIST OF TABLES
2.1 Existing General Plan Land Use Designations 9
4.1 Planning Areas 25
6.1 Permitted Uses 89-90
6.2 Intensity/Density Intensity/Density Matrix 91
6.3 Development Regulations Matrix 92
APPENDIX
A-1 Legal Description
A-2 Environmental Mitigation Measures
A-3 Development Comparison Table
A-4 Development Regulations Check List
A-5 Existing Utilities Exhibits
A-5.1 Water System Plan
A-5.2 Sewer System Plan
A-5.3 Storm Drainage System Plan
iv
C
Edinger Cooridor Specific Plan
1 INTRODUCTION entitlement requests within the project area must be
consistent with both the Specific Plan and the General
Plan. An Environmental Assessment has been prepared in
1.1 Purpose and Intent conjunction with the Specific Plan,which includes
measures to mitigate potential adverse environmental
The purpose of the Edinger Corridor Specific Plan is two- impacts of the project as proposed.
fold: 1) to implement the City of Huntington Beach
General Plan goals,policies and objectives by presenting 1.2 Authority and Procedures
more detailed direction for future development; and 2) to
establish development and use regulations applicable to The State of California requires that all cities and
the various planning areas located within the Edinger counties prepare and adopt a comprehensive General Plan
Corridor Specific Plan area. The document establishes for the physical development of areas under their
the planning concept,design theme, development jurisdictions.
regulations and administrative procedures necessary to
achieve an orderly and logical Following the adoption of the General Plan, the entity is
development/redevelopment of the Edinger Corridor area. required to develop and adopt regulating programs,
The Specific Plan is intended to provide for new including zoning and subdivision ordinance,building and
retail/commercial,office,hotel and residential housing codes, and other regulations,which will
opportunities to supplement and enhance existing implement the policies described in the General Plan.
development and promote quality development consistent
with the project area's anticipated role as a regional- and California State law authorizes cities with complete
local-serving retail destination. General Plans to prepare and adopt specific plans
(Government Code Sections 65450 et. seq.). Specific
The Edinger Corridor Specific Plan identifies the plans are intended to serve as a bridge between the local
location, character and intensities of potential retail, General Plan and individual development proposals.
office and residential development. The Specific Plan Specific plans contain both planning policies and
creates a cohesive design theme to assure a visually regulations,and may combine zoning regulations, capital
engaging character throughout the Edinger Corridor area, improvement programs, detailed development standards,
and establishes detailed development regulations and and other regulatory methods into one document which
standards to implement future projects within the project can be tailored to meet the needs of a specific area. Local
area. planning agencies or their legislative bodies may
designate areas within their jurisdictions as ones for
The Edinger Corridor Specific Plan is regulatory in which a specific plan is"necessary or convenient"
nature and serves as zoning for the project area. (Government Code Section 65451).
Subsequent development plans,parcel maps and other
1 Introduction
Edinger Corridor Specific Plan
A specific plan may be adopted by either ordinance or development; and 3)provide incentives such as shared
resolution pursuant to California Government Code parking to encourage re-parcelization of land for new
Section 65507. Chapter 215 of the Huntington Beach development. The Specific Plan allows future
Zoning and Subdivision Ordinance(ZSO) states that development to occur over time with the following
Specific Plans shall be adopted by resolution of the City objectives:
Council and shall be administered as prescribed by the
Council and Government Code, Section 65450 et.seq. • Short-term: Support and enhance existing uses;
Adoption or amendment of a specific plan constitutes a improve the project area's appearance by
project under the California Environmental Quality Act incorporating consistent signage, street landscaping
(CEQA)and the State's Environmental Impact Report and interior landscaping to establish a visual
(EIR)guidelines. If the initial environmental review identity; encourage property owners to revitalize
shows that the proposed or amended plan could their properties; and maximize short-term potential
significantly affect the environment, the jurisdiction must for new development,including opportunities for
prepare an EIR and submit it in draft form for public infill/vacant areas.
review. The local government determines the need for an . Mid-term: Focus on intensification of existing
EIR in a particular case. commercial development along the section of
The preparation, adoption and implementation of the Edinger Avenue between Beach Boulevard and
Edinger Corridor Specific Plan by the City of Huntington Gothard Street adjacent to the Bella Terra project,
Beach is authorized by the California Government Code, as well as new commercial and gateway
Title 7, Division 1, Chapter 3,Article 8, Sections 65450 identification opportunities along Edinger Avenue.
through 65457. • Long-term: Intensification of land uses along
The Huntington Beach General Plan was adopted by the Edinger Avenue to create a synergy of activity and
City Council on May 13, 1996. The Edinger Corridor development to transform the project area into a
Specific Plan is consistent with the goals and policies of major region-serving retail destination,where a
the General Plan and as amended by any concurrent mixture of retail, dining,entertainment, office,and
General Plan Amendments. residential uses are integrated within a unified,
human-scale environment.
1.3 Project Summary In developing the specific plan, a number of special
The Edinger Corridor Specific Plan provides for studies were prepared which explored a variety of
development flexibility within its land use designations development options within and surrounding the project
that: 1)take advantage of positive changes in market area. The former Huntington Beach Center, in particular,
conditions; 2)protect and support existing has been the focus of several redevelopment studies,
Introduction 2
Edinger Corridor Specific Plan
including the Signage and Orientation Workshops, • To visually unify the project area through the
conducted in June 1990; Revitalization Workshops, implementation of a strong and comprehensive
conducted in December 1990; Huntington Center landscape and signage program; and
Redevelopment Implementation Plan(1995-2000); . To establish consistent and implement the City of
Edinger Corridor Economic Market Study(October y p h'
1995); Redevelopment Plan for the Huntington Beach Huntington Beach's General Plan goals and
Redevelopment Project(October 1996); Huntington policies.
Beach Mall Redevelopment Analysis (November 1996);
a Traffic Impact Analysis Report prepared for the 1.5 Scope and Format
Huntington Center Redevelopment(June 1998); and the
Edinger Corridor Specific Plan Traffic Analysis The Edinger Corridor Specific Plan is organized into six
(November 2004). chapters:
1.4 Specific Plan Objectives Chapter 1,Introduction, describes the purpose and intent
of the document, along with a brief explanation of the
In developing the Edinger Corridor Specific Plan, the Specific Plan procedures and authorization.
overall concept has been designed with the following
objectives in mind: Chapter 2,Project Area Description, establishes the
reasons why the Specific Plan process is logical and
• To provide a planning framework that responds to necessary for development of the area. A brief summary
the physical and market-driven aspects of future of the project intent is included, as well as a general
development opportunities; description of existing conditions affecting the project
area, including the General Plan,zoning and specific
• To stimulate development interest and enhance plans. This chapter also presents the identity,
economic development opportunities in the project landscaping,circulation and public facilities concepts,
area; which will support the development concept and
• To encourage revitalization and reuse within the
reinforce the design theme.
area; Chapter 3,Implementation,describes the administration
• To increase public awareness of the area; of the specific plan, development phasing, maintenance
of landscaping, and identity program. This section also
• To create an attractive and exciting northern describes the process for conditional use permits,project
gateway into the City of Huntington Beach; appeals and the methods by which the Specific Plan can
• To create a cohesive identity for the area; be modified or amended.
3 Introduction
Edinger Corridor Specific Plan
Chapter 4,Specific Plan Concept,has been developed to
encourage and facilitate revitalization of the area. This
chapter discusses the development goals of the specific
plan,three specific plan land use categories,and a
Conceptual Framework Plan(concept development plan).
It also provides the framework for circulation of traffic
for both vehicles and pedestrians within the Edinger
Corridor. The elements envision a master planning of the
major arterials,enhancement of pedestrian facilities,
closure of unnecessary driveways and improved signage.
Chapter 5,Design Guidelines,identifies and describes the
intended character for the Specific Plan area, and
provides a framework for project implementation.
Chapter 6,Development Regulations, establishes
development regulations for the Specific Plan area and
for individual project development. This chapter presents
detailed development standards necessary to guide and
control future projects,and to carry out the goals and
policies of the Edinger Corridor Specific Plan and the
City's General Plan.
An appendix containing special studies and reports,
which have contributed to the formation of this Specific
Plan, is provided herein. The appendix includes the Legal
Description of properties within the area,Environmental
Mitigations Measures,Development Comparison Table,
Development Regulations Check List and Existing
Utilities Exhibits.
Introduction 4
Edinger Corridor Specific Plan
developments, and south of the specific plan area
includes retail development along Edinger and Beach
2 PROJECT AREA DESCRIPTION Boulevard.
The North Huntington Center Specific Plan(SP 1)and
2.1 Location The Crossings(Bella Terra) at Huntington Beach Specific
Plan(SP 13) sites are located to the north and south of
The specific plan area encompasses approximately Center Avenue,respectively(Exhibit 2.3,Aerial
242.8f acres in the northeastern section of the City of Photograph). The North Huntington Center Specific
Huntington Beach, adjacent to the City of Westminster Plan, last amended in 1991, covers the existing
and southwest of the San Diego Freeway(I-405). The Seawind Village (residential development),Old World
City of Huntington Beach is situated approximately 35 Village(residential and commercial uses), and One
miles southeast of Los Angeles and 11 miles northwest of Pacific Plaza(medical/office,hotel and commercial
John Wayne(Orange County) Airport,which is located at uses). The Crossings (Bella Terra)at Huntington Beach
the edge of Newport Beach and Irvine(Exhibit 2.1, Specific Plan, recently adopted in 2000, covers the
Regional Context Map). A legal description of the former Huntington Beach Mall and proposes
properties within the Specific Plan area is included in the redevelopment of the site with high-quality,regional-
Appendix. serving retail and entertainment venues. Since both
specific plans are outside of the boundaries of this
Northeast of the specific plan area is 1-405. The north specific plan,they are unaffected by this specific plan.
boundary of the specific plan area is McFadden Avenue, Both specific plans will continue to regulate development
west is generally Goldenwest Street, south along Edinger within their respective areas.
are various developed parcels with retail land uses and
east is Beach Boulevard(Exhibit 2.2, Vicinity Map). A part of the Edinger Corridor Specific Plan(SP 14)is
Surrounding land uses to the north,west and south within an adopted Redevelopment area(Exhibit 2.4,
include single and multiple family residential Subarea 1—Huntington Beach Redevelopment Project).
5 Project Area Description
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