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Brightwater Specific Plan - Public Hearing to Consider and A
Huntington Beach Independent has been adjudged a newspaper of general circulation to Huntington Beach and Orange County by Decree of the Superior Court of Orange County State of California under date of Aug 24 1994 case A50479 PROOF OF PUBLICATION STATE OF CALIFORNIA ) ) SS COUNTY OF ORANGE ) 3 ACRES am the Citizen of the United States and a CITY OF HAT AREIOCURRENTLY HUNTINGTON BEACH IN THE COUNTY OF resident of the County aforesaid I am over LEGAL ORANGE WITH CITY OF BEACH the age of eighteen years and not a party ORDINANCE NO 3785 ZONING HUNTINLTON AND CREATE to or interested in the below entitled matter Adoptedbythe(Ity(fwncll THE BRIGHTWATER SPE CIFIC PLAN WHICH on OCTOBER 15,2007 WILL BE THE GOVERN am a principal clerk of the HUNTINGTON AN ORDINANCE OF THE ING ZONING DOCUMENT CITY OF HUNTINGTON FOR THE AREA THIS BEACH INDEPENDENT a newspaper of BEACH ZONING AND PREZONING ALSO IN SUBDIVISION ORDI CLUDES RESIDENTIAL general circulation printed and published in NANCE TO PREZONE LOW DENSITY PROPER THE BRIGHTWATER DE TY ADJACENT TO THE the City of Huntington Beach County of VELOPMENT PROJECT SANDOVER PROJECT IN AREA LOCATED IN THE ADDITION TO THE Orange State of California and the COUNTY OF ORANGE TO PREZONING THE RE THE BRIGHTWATER SPE QUESTS REZONE 0 365 attached Notice is a true and complete copy CIFIC PLAN WITH ACRES CURRENTLY IN COASTAL ZONEI THE CITY OF HUNTING as was printed and published on the OVERLAY AND PREZONE TON BEACH FOR INCLU 0 065 ACRES LOCATED SION IN THE BRIGH following date(s) IN ORANGE COUNTY TO TWATER SPECIFIC PLAN RESIDENTIAL LOW DEN PASSED AND ADOPTED SITY WITH COASTAL by the City Council of ZONE OVERLAY AND RE the City of Huntington ZONE 0 365 ACRES Beach at a regular WITHIN THE CITY OF meeting held October HUNTINGTON BEACH 15 2007 by the follow FROM RESIDENTIAL mg roll call vote LOW DENSITY WITH AYES Bohr Carchio COASTAL Z 0 N E Cook Coerper Green LAY TOHansen OCTOBER 2 5, 2 0 0 7 TOWATER SPECIFIC PILAN GH NOES Nonedy WITH COASTAL ZONE ABSTAIN None OVERLAY (ZONING MAP ABSENT None AMENDMENT NO 06 01 THE FULL TEXT OF THE SYNOPSIS ORDINANCE IS AVAIL NEGATIVE DECLARATION ABLE IN THE CITY NO 0602 ZONING TEXT CLERK S OFFICE AMENDMENT NO 06 01 This ordinance is shall Z O N I N G M A P become effective im AMENDMENT NO 06 01 medhataly upon certifi AND ANNEXATION NO cation by the Califor 06 Ol WHICH WERE RE n i a C o a s t a l declare, under penalty of perjury that the QUESTED BY HEARTH Commission but not SIDE HOMES TO FACILI less than 30 days after TATE THE ANNEXATION its adoption foregoing is true and correct OF THE BRIGHTWATER CITY OF DEVELOPMENT PROJECT HUNTINGTON BEACH THAT IS CURRENTLY 2000 MAIN STREET UNDER CONSTRUCTION HUNTINGTON BEACH INTO THE CITY OF HUN CA 92648 TINGTON BEACH CON 714 536 5227 Executed on OCTOBER 2 5, 2 O 0 7 SISTENT WITH LOCAL JOAN L FLYNN at Huntington Beach, California AGENCY FORMATION CITY CLERK COMMISSION (LAFCO) Published Huntington PROCEDURES THESE Beach Independent Oc REQUESTS WILL ltober25 2007 104957 PREZONE APPROX .,1 Signature (6) October 1, 2007 -Council/Agency Agenda - Page 6 4 Recommend approval of Annexation No 06-01 to the Local Agency Formation Commission APPROVED 5-2(COERPER, GREEN-NO)AS AMENDED TO REPLACE THE TERM "WILL"WITH "SHALL"IN IDENTIFIED LOCATIONS D-2 (City Council) Public Hearing — Adopt Resolution No 2007-63 Approving an Annual Assessment Within the Huntington Beach Hotel/Motel Business Improvement District(BID)for Fiscal Year 2007-2008 Communication from the Director of Economic Development transmitting the following Statement of Issue On September 4 2007 City Council approved the Resolution of Intent No 2007-57 to levy an assessment for the Huntington Beach Hotel/Motel Business Improvement District for fiscal year 2007/2008 and authorized the City Clerk to schedule a public hearing City Council will conduct the public hearing to consider adopting a resolution to approve the annual assessment for the 2007/2008 fiscal year Funding Source Fund 709 Hotel/Motel Business Improvement District account 70980101 ■ Staff report ® City Council discussion ■ Open public hearing ■ Following public input close public hearing "PowerPoint presentation titled Huntington Beach Hotel/Motel Business Improvement District(BID) Annual Renewal for FY 2007-2008 is included in the agenda packet Recommended Action Motion to 1 Conduct Public Hearing AND 2 Adopt City Council Resolution No 2007-63— A Resolution of the City Council of the City of Huntington Beach Approving an Annual Assessment Within the Huntington Beach Hotel/Motet Business Improvement District for Fiscal Year 2007-2008 APPROVED 7-0 D-3 (City Council) Public Hearing — Adopt Resolution No 2007-64 Approving an Annual Assessment Within the Huntington Beach Auto Dealers Business Improvement District(BID) for Fiscal Year 2007-2008, and Appropriate $28,080 to Match the BID Proposed Budget Communication from the Director of Economic Development transmitting the following Statement of Issue On September 4 2007 City Council approved the Resolution of Intent No 2007-56 to levy an assessment for the Huntington Beach Auto Dealers Business Improvement RESOLUTION NO 2007-67 A RESOLUTION OF THE CITY COUNCIL OF THE CI"I Y OF HUNTINGTON BEACH, CALIFORNIA ADOPTING ZONING TEXT AMENDMENT NO 06-01 BY CREATING THE BRIGHTWATER SPECIFIC PLAN (SP-15) TO APPLY TO REAL PROPERTY BOUNDED BY LOS PATOS AVENUE TO THE NORTH WARNER AVENUE TO THE NORTHWEST AND THE TERMINUS OF BOLSA CHICA STREET TO THE EAST WHEREAS pursuant to the State Planning and Zoning Law, the Huntington Beach Planning Commission and the Huntington Beach City Council have held separate public hearings relative to Zoning Text Amendment No 06-01, wherein both bodies have carefully considered all information presented at said hearings and after due consideration of the findings and recommendations of the Planning Commission and all evidence presented to the City Council, the City Council finds that such zone change is proper and consistent with the General Plan NOW THEREFORE the City Council of the City of Huntington Beach does hereby resolve as follows I The real property bounded by Los Patos Avenue and Warner Avenue and Bolsa Chica Street, and more particularly described in the legal description and sketch collectively attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein, is hereby designated as Brightwater Specific Plan (SP-15) 2 The Brightwater Specific Plan, attached hereto as Exhibit B and incorporated by this reference as though fully set forth herein, is hereby adopted and approved PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the Ist day of October , 2007 ay07 REVIEWED AND APPROVED APPROVED AS TO FORM C y Adnqinistrator Ci Atto ney INITIAT D A D APP VED Planni g Director 07 1207/13838 Res No 2007-67 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss CITY OF HUNTINGTON BEACH ) I JOAN L FLYNN the duly elected qualified City Clerk of the City of Huntington Beach and ex-officio Clerk of the City Council of said City do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a regular meeting thereof held on the 1st day of October, 2007 by the following vote AYES Bohr Carchio Cook Hansen Hardy NOES Coerper Green ABSENT None ABSTAIN None 9P&Oi Cit Jerk and ex-officio erk of the City Council of the City of Huntington Beach California Resolution No 2007 67 Resolution No 2007 67 Brightwater Legal Description In the unincorporated territory of the County of Orange State of California being a subdivision of the following portions of Parcel 2 of Certificate of Compliance No CC92-01 recorded September 2 1992 as Inst No 92-589755 of official records in the Office of the County Recorder of said County certain land described in Parcels 6 and 7 of the Deed to Metropolitan Water District of Southern California recorded February 22 1974 in Book 11080 Page 287 of said official records Exhibit A-1 Resolution No 2007 67 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF LOT 18 OF TRACT NO 17034 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE STATE OF CALIFORNIA PER MAP FILED IN BOOK 890 PAGES 31 THROUGH 41 INCLUSIVE OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LYING NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THAT CERTAIN COURSE HAVING A BEARING AND DISTANCE OF NORTH 34 02 081 WEST 203 94 FEET IN THE NORTHEASTERLY BOUNDARY OF LOT H OF SAID TRACT No 17034 CONTAINING 0 005 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGHTS-OF-WAY OF RECORD IF ANY S�pNNUANps� PREPARED BY STANTEC CONSULTING INC 0 STFjy'QG UNDER THE DIRECTION OF a �Q' `r V Exp 12/31/47 C * No 6086 * QM+1. J JAMES O STEINES P L S 6086 �T9jFOFCA�IEO��\P AUGUST 28 2007 J N 2042 341410 V\PROIECTS\.0,42341410\SURMAP\LEGALS\ZONE CFiAhGE 1 DOC 1 OF I Exhibit A-2 Existing Residential Existing Residential Development Existing Residential Development r ; Development COU T OF ORANGE _ M T � T- � ��I Existing I I Sandover ' \ 24 n ' 1 1 \Development AREA G 1 AREA B 1 ^i \ �y CITY 9f HUNTINGTON BEACH $ COUNTY OF ORANGC ^IT` ♦` 30 -- _ ARE AREA C _ 3 rr Existing c�ryr 01 ,,r Wetland AREA B LEGEND \ h LC BRIGHTWATER PROJECT BOUNDARY �� ww- ____ AREAsE e DRAINAGE PIPELINE n ,- 2Q PIPELINE DIAMETER x' " � h� ,,.-.AREA D DRAINAGE INLET I %,-, © DRAINAGE OUTLET IO 0001, DRAINAGE AREA BOUNDARY aI EGG DRAINAGE AREA Exhibit 2 4 2 BRIGHTWATER SPECIFIC PLAN Master Drainage Plan ( y I H 6 B I ( I t ® •" 0 d0 00 aa7 I tFAR rH 51 F)F HOW S 48 0 t 20 6+ 50 3 boo ROPOSED CONCRETE 22 z 111 (PROPOSED STORM DRAIN EASEMENT) HEADWA 16 00 TWO 22 ROPOSED PIPE ti 6 75 23 25 CULVERT HEADWALLS 7 PROPOSED 66 PROPOSED 54 RCPJ 35 6 200 RCP OUTLET EXISTING GRADE EXISTING GRADE E 5 8 5 6 6 PROPOSED GRADE S TW� TW FS \NJ YN� 66 PROPOSED 54 6@ — -` OAYLIGES)riT Sa 55 S 109 �N PROPOSED GRADE (50 5�A PROPOSED 66 7O `�` — PROPOSED JUNCTION 10 T 33 STRUCTURE RCP OUT El 13 29 PROPOSED VELOCITY REDuaNc RING SECTION C-C 30 - SECTION A-A SECTION B-B A A - CONSTRUCTION NOTES i 6D--CONSTRUCT 54 RCP 2000 D WITH BEDDING PER RIM D STD PLAN 1319 �.., 1 �► (D—CONSTRUCT66 RCP 2000 D WITH BEDDING PER R D M D STD PLAN 1319 CONSTRUCT JUNCTION STRUCTURE TYPE III PER R D M 0 STD PLAN 1312 r� 13 CONSTRUCT 1/4 TON RIP RAP PER R D M D STD PLAN 1809 SEE DETAJL& a SECTIONS HEREON �. / 22 CONSTRUCT PIPE CULVERT HEADWALL TYPE A PER CALTRANS STD PLAN D90 29 CONSTRUCT VELOCITY CONTROL RING PER APWA STD PLAN 383 1 I 30 CONSTRUCT GEOTEXTILE FABRIC PER R D M D STD PLAN 1808 � I Exhibit 2 4 3 BRIGHTWATER SPECIFIC PLAN Storm Drain Outlet H 13 h C I t IrtvmISinr H()VirS Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 4 3 Operation and Maintenance Responsibilities for BMPs 1 Structural BMPs After Project Completion The Brightwater Maintenance Corporation (BMC) is responsible for the ongoing maintenance of the structural BMPs within the project area once the project is completed and the Landowner/Developer has relinquished its maintenance and implementation interest The specifications for the perpetual operation and maintenance of the structural BMPs are set forth in the Water Quality Management Plan 2 Non-structural BMPs After Project Completion The Brightwater Maintenance Corporation (BMC) is responsible for the ongoing implementation of the non-structural BMPs (notifications to new homeowners and residents, etc ) once the project is completed and the Landowner/ Developer have relinquished its interest BRIGHTWATER SP CHP 2 September 2007 2 17 Brzghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 25 Infrastructure and Utilities 2 5 1 Potable Water 1 Water Requirements and Source The proposed water system consists of 14-inch, 12 inch, and 8 Inch pipelines owned, operated, and maintained by the City of Huntington Beach The proposed distribution system will be connected to the existing City lines at four (4) locations, as Illustrated on Exhibit 2 5-1 2 Temporary Water Service During Construction Operations Temporary water to support construction fire safety, and dust control will be served by two (2) fire hydrants, which will be temporarily connected to the proposed mainline until construction is completed The locations of these temporary connections are illustrated on Exhibit 2 5-1 3 Domestic Water Distribution Exhibit 2 5-1 illustrates the Potable Water Plan to distribute water within the project As shown the distribution system will consist of 12-inch and 8 inch pipelines within the streets The on-site water distribution pipelines will be installed in progressive phases as necessary to provide the flows required for residential development and occupancy BRIGHTWATER SP CHP 2 September 2007 2 18 Existing Residential Existing Residential Development Existing Residential Development r ; Development 3 3 ( wl 1 - CITY OF HUNTINGTG 12N BEACH � _ La-p•j- p CGUN Y OF GRANGE 4 �� e I 8 l J i I�I Existing \\ qqq Sandover / i 8 $; Development � I .'f 8 CITY OF HUNTINGTON BEACH ♦ 8 2 ~ COUNTY OF GRANGE — — I _ r � I I � c �Lp B Oggq�'��'�' I ✓ Qp�" LEGEND BRIGHTWATER PROJECT BOUNDARY ® WATER PIPELINE EXISTING WATER PIPELINE GOB\Cp\ ® WATER PIPELINE DIAMETER e yd) EGG Exhibit 2 S 1 BRIGHTWATER SPECIFIC PLAN Potable Water Plan H 6 H Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 5 2 Wastewater Collection and Disposal Wastewater from the project area will flow primarily by gravity to a 21-inch diameter Orange County Sanitation District (OCSD) trunk sewer line located in Los Patos Avenue on the north side of the project The Landowner will construct all of the on-site wastewater facilities The on-site wastewater collection facilities are shown in Exhibit 2 5-2 The only wastewater pumping required for the project will be a small (i e , 30 gallons-per minute) lift station This station will consist of a buried pre-cast structure (substructure) with a wet well and submersible pumps This lift station will receive flows from a small area of the development where wastewater cannot flow by gravity to the existing 21 inch diameter OCSD trunk sewer 2 5 3 Utilities and Services It is anticipated that utility services for the Brightwater project will be provided by Southern California Edison (SCE), Southern California Gas Company (SCG) Verizon (for telephone), and Time-Warner Cable (for television/computer cable modem) or their respective successor company if ownership of their assets and/or management should resources change hands Electrical, gas telephone, and Cable TV facilities are all located in utility easements adjacent to Los Patos Avenue and the Sandover project recently developed by the Landowner on the northeast corner of the Mesa BRIGHT-WATER SP CHP 2 September 2007 220 Existing Residential Existing Residential Development Existing Residential Development P° Existing 21 Diameter Development OCSD Trunk Sewer 3 Proposed 15 Sewer F y h ) o Feeds into Existing C OF f GTON BEACH ll` 21 Trunk Sewer on CITY HUNT _ _ _ Las p A, A .1. �i Bolso Chlca Street COUNTY OF ORANGE 8 8 \\� /I Existing �' �Sandover Development � \ 8 I CITY OF HUNTINGTON BEACH COUNT OF ORANGE Wastewater Lift Station CETf, 1 8 r \CI! LEGEND © BRIGHTWATER PROJECT BOUNDARY SEWER PIPELINE ✓° ® DIRECTIONAL FLOW ARROW EXISTING TRUNK SEWER ® SEWER PIPELINE DIAMETER WASTEWATER LIFT STATION 0006 AREA SERVED BY WASTEWATER LIFT STATION -„1 ( s Exhibit 2 5-2 BRIGHTWATER SPECIFIC PLAN Wastewater Collection Plan ( y f 11 B 11 h ( I f ,�Y•23 �T��Hsim Hows I Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 26 Residential Development Exhibit 2 6 1, Residential Development Plan, provides a dimensioned site plan for the Brightwater project, including the footprint of the homes and the front, rear, and side yard setbacks for the initial development for each of the residential lots Appendix G contains a full- size exhibit depicting the Development Plan The sections below describe each of the Development Areas within the Residential Development Plan 2 6 1 Development Area 7-2 — The Sands 1 Location Development Area (DA) 7-2 is composed of two areas, as shown on Exhibit 2 6 1 Residential Development Plan An existing mixed-density residential area lies to the north of Los Patos Avenue 2 Description DA 7 2 contains 79 single-family detached residential units on approximately 12 1 acres, for an overall gross density of 6 5 units per acre and a net density of 9 8 units per acre Homes will be conveyed to home buyers as fee simple ownership lots with reciprocal use easements to provide residents with more usable yard/patio areas Residential lots within DA 7-2 have an interlocking pattern that is sometimes referred to in residential planned unit developments as a "Z" lot They range in size and shape with a minimum depth of 70 feet and minimum lot width of 30 feet, producing lots with a minimum lot size of 2,800 square feet Residential units within DA 7 2 have a minimum 5-foot setback from adjacent streets, and either a front entry garage with a minimum setback of eighteen (18) feet or a side entry garage where the maneuvering area is 26 feet All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 2 22 Existing Residential Existing Residential Development Existing Residential Development P Development e I 1 l - CITY OF HUNTINGTp BEACH _ J C P A COUNTY OF ORANGE 10f I � I C M STREET w �r1 P STREET vj III Existing Sandover pFs y y W\ lQ I o p Development N srREEr o — — Sr4 BRIGNTW TEROR E w CITY OF HUNTINGTON BEACH COUNTY OF ORANGE E STREET � y2y T STREET � 1 p Q' STREET � r 3A-1 m� c�rylA��lf 3A-1 �4ry� rd OTC ♦�N � 0 Bta `Q` `•W LEGEND \ BRIO IWAIER ROJEC.f BO NDARY w LI PLANNED COMMUNITY BOUNDARY DEVELOPMEN I AREA BOUNDARY prt�o\ ® DEVELOPMEN I AREA DESIGNATION C! 0ood aro I ��G`N Exhibit 2 6 I BRIGHTWATER SPECIFIC PLAN Residential Development Plan KV^ HEARTHsia HomEs Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7 2 will be accessed from three local roads — "L', "P" and "R" Street— which are entry points along Brightwater Drive Brightwater Drive extends from the Warner Avenue community entry on the west to the Bolsa Chica Street entry on the east All roadways will have a minimum paved width of 36 feet curb-to curb with a minimum 5-foot wide sidewalk along both sides 4 Parking Two-car attached and enclosed garages will serve each residential unit On-street public parking shall be allowed along both sides of the 36 foot- wide streets of the development area to serve residents their guests and the public Driveways are spaced so that one on-street parking space is generally available in front of each home 2 6 2 Development Area 7-3 — The Trails 1 Location The location of Development Area (DA) 7-3 is shown on Exhibit 2 6-1 North of Los Patos is an existing mixed density residential area 2 Description DA 7-3 contains 62 single family detached residential units on approximately 7 5 acres, for an overall gross density of 8 3 units per acre and a net density of 12 2 units per acre Homes will be conveyed to home buyers as fee simple ownership lots with reciprocal easements for more usable side yard/patio areas The residential lots within DA 7-3 have nominal dimensions of minimum 40 feet in width and 60 feet in depth, producing lots with a nominal size of approximately 2,800 square feet Residential units within DA 7-3 have a minimum eight-foot setback from adjacent streets, depending upon the floor plan with front-entry garages with a minimum setback of eight (8) feet or less or eighteen (18) feet All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 224 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7-3 will be accessed from "L" Street— which is an entry point along Brightwater Drive All roadways will have a minimum paved width of 36 feet curb-to-curb with a minimum 5-foot-wide sidewalk along both sides 4 Parking Two car attached and enclosed garages will serve each residential unit With the exception of one single-car garage, which is less than 5 feet from the back of sidewalk, garages are setback eighteen (18) feet or more from the backs of sidewalk 0 e , at least 23 feet from the face of curb) There are no side-entry garages in DA 7-3 On-street public parking shall be allowed along both sides of the 36-foot wide streets of the development area to serve residents, their guests and the public Driveways are spaced so that one on-street parking space is generally available in front of each home 2 6 3 Development Area 74 — The Breakers 1 Location Development Area (DA) 7-4 is located in the eastern portion along the northerly edge of the Brightwater project south of Los Patos Avenue as shown on Exhibit 2 6-1 2 Description Development Area (DA) 7-4 contains 24 single-family detached residential units on approximately 6 4 acres, for an overall gross density of 3 8 units per acre and a net density of 5 5 units per acre This development project is anticipated to be constructed in essentially one sequential phase Homes will be conveyed to home buyers as fee-simple ownership lots The residential lot sizes within DA 7 4 are a minimum of 6,000-square-feet (60 feet wide by 100 feet deep) All residential units have a 10-foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more from roadways All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 2 25 Orsghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access Development Area 7-4 will be accessed from S" and T" Streets, which 'S" Street is an entry point along Brightwater Drive "S" and "T" Streets are designated at cul-de-sacs The internal streets within DA 7-4 tie into the existing streets for the Sandover Project and form a simple loop with homes on both sides of the street No homes within Development Area 7 4 will front on Brightwater Drive, which is an unloaded collector roadway All roadways will have a minimum paved width of 36 feet curb-to-curb, with a minimum 5 foot-wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are setback eighteen (18) feet or more from the backs of sidewalk 0 e at least 23 feet from the face of curb) On street public parking shall be allowed along both sides of the 36-foot- wide streets of the development area to serve residents their guests and the public Driveways are spaced such that generally one on-street parking space Is available in front of each home 2 6 4 Development Area 8 — The Cliffs and The Breakers 1 Location Development Area (DA) 8 is located along the southerly portion of the Brightwater project south of Brightwater Drive and north of DA 3A 1 2 Description Development Area 8 contains 190 detached single-family homes on approximately 42 5 acres for an overall gross density of 4 5 units per acre and a net density of 6 0 units per acre Homes will be conveyed to homebuyers as fee-simple ownership lots There are two distinct residential lot sizes within DA 8 with the following numbers nominal sizes, and minimum dimensions a One Hundred and Seven (107) 5 000 -square foot lots' (50 wide x 100 deep) and b Eighty-Three (83) 6 000-square foot lots (60 wide x 100 deep) ' Some lots are less than 5 000 square feet BRIGHTWATER SP CHP 2 September 2007 226 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN All residential units have a 7-foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more, or 8 feet or less, from roadways All homes will be equipped with a fire suppression sprinkler system 3 Access Development Area 8 will be accessed from three local roads — 'C", "F" and "1' Streets — which are entry points along Brightwater Drive From Brightwater Drive, the internal streets within DA 8 connect to loops and cul de sacs No homes within PA 8 front on Brightwater Drive All roadways will have a minimum paved width of 36 feet curb-to-curb, with a minimum 5-foot-wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are set back eighteen (18) feet or more or eight (8) feet or less from the back of sidewalk (i e , at least 23 feet or less that 13 feet from the face of curb) On-street public parking shall be allowed along both sides of the 36-foot- wide streets within the development area to serve residents their guests and the public Driveways are designed and spaced out so that generally one on street parking space is available in front of each home BRIGHTWATER SP CHP 2 September 2007 227 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 27 Habitat Preservation and Creation Area Planning Areas 3A 1, 3B, and 7-1 are governed by the Brightwater Habitat Management Plan (see Appendix C) 2 7 1 Planning Area 3A-1 — Native Grassland and Coastal Sage Scrub Creation Area Planning Area (PA) 3A-1 consists of 29 2 acres of non-native vegetation that will be restored as native grassland and coastal sage scrub habitat, along with a public trail and storm water conveyance structures specifically authorized by CDP 5-05 020 Exhibit 2 7 1 depicts the Habitat Management Plan for PA 3A 1 Native plants will consist of relatively dense (approximately 80 percent cover), low-growing (2- 3 feet) succulent native species common to grassland habitats and ecotonal areas between grassland and scrub habitats within coastal Orange County The specific selection of plant material is representative of native grassland components within coastal Orange County and will provide additional habitat diversity and structure Plantings on the bluff slopes consist primarily of coastal sage scrub (CSS), coastal bluff scrub and cactus scrub species CSS areas have been specifically located to avoid the Burrowing Owl ESHA and previously mapped southern tarplant locations The scrub areas will provide valuable scrub habitat, which will enhance the bird and rodent populations in the vicinity of the Eucalyptus ESHA The cactus scrub habitat will be especially valuable for the cactus wren 2 7 2 Planning Area 313 — Eucalyptus Environmentally Sensitive Habitat Area (ESHA) Planning Area 3B is a five acre Eucalyptus Environmentally Sensitive Habitat Area (ESHA) that shall be preserved and managed to provide perching roosting, and nesting habitat for birds of prey Exhibit 2 7-2 depicts the Habitat Management Plan for PA 3B The Brightwater Habitat Management Plan calls for the establishment of 0 24 acres of sycamore riparian woodland composed of native riparian woodland species and mulefat scrub and willow riparian scrub understory species compatible with existing site conditions Species in the riparian woodland habitat type will include western sycamore (Platanus racemosa)and associated species that can occur in sycamore woodland habitat The purpose of these woodland plantings is to attempt to establish additional nesting and roosting habitat for raptors Appropriate understory species will be established to the greatest extent practicable to enhance the value of this woodland This habitat type will surround the storm drain within the Eucalyptus ESHA Riparian species will be planted to encourage and enhance wildlife diversity and canopy cover in the Eucalyptus These species will also preserve and enhance the structural integrity and function of the Eucalyptus ESHA BRIGHT-WATER SP CHP 2 September 2007 2 28 m� L fill I 77 NATIVE GRASSLAND AND COASTAL SAGE SCRUB CREATION AREA NG N G I C C S g S .� `� wr C S Nfi C ggss55 ® E g E I n, ®E g W I } T AL A D FE ING FEN C' N TIVE GRASSLAND AND COASTAL SAGE SCRUB E I p ES CREATION AREA yz E I E A F u d Yr F 4S`�y •7nfh g l �..r� T I '1 ® 6 w DO p I T I $� E I ES AF 8 IC T IiTp�E�Tub � —8 g P I S R m D IAN m BRIGHTWATER SPECIFIC PLAN F.xhibil271 City of Huntington Beach c a l t t o r n t a Habitat Management Plan For 29 2 Acre Native Grassland and Coastal Scrub Area HEARTHSIDE HONtEs 11111111111 2 0 1 1 1 1500 1 7'D 1000Fe t f N 2 � �" ay(N aa(y� m "� �• ,ut"`«mm Y s' Pm •d.y,.rwrt�� � Zx' � 1e� % '� •� $ �,�� '� , A..� w iar�$a�:i3i�ii��+�• "'�w"s.��+w+w ' "�� 7a.,,.SZ�we�3 "", �:i ' �S ��`@� � � LLLLLL I Ay � CE . / Au ���`i.��'� �� � •✓� �a ,°eta �.y d � � �g �' « �d6, '� ��'rz' '�T '�``���' Syr �A'f`d "✓ ��� & k (�E^UC'ALYPTUS ESHA AREA^IM +y 1✓ �` -" r$ .I�}�. 1 iE IYP ES A go, j n WE g E Y $ m Pr U E Irp ESHA E TRAILS AND FENCING FEN ING I E p ES P 6 E ly ES 6 W d HAF � �m,? ro�„F��"y" �•� 4 D G P T I MM Y '� E I ESH F B f C g T I .,? EUCALYPTUS ESHA Ha —6 ghh P I 6 y �+ A ph I — —D I E h bit z e z BRIGHTWATER SPECIFIC PLAN Area C t t o f Huntington Beach C a I t for n t a Habitat Management Plan for S O-acre Eucalyptus ESHA A III I I I I I2I0 I I I SIO I 7i0 t�OFe t H�THsIa HomEs ? Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 7 3 Planning Area 7 1 — Southern Tarplant and Seasonal Pond Habitat Protection Area Planning Area (PA) 7-1 consists of 2 9 acres (2 5 acres net) that will be enhanced by the Landowner and conveyed to the Brightwater Maintenance Corporation (BMC) The Area currently provides limited habitat functions for wildlife, with annual grassland and ruderal components comprising the majority of the 2 5- acre Area Following the preservation and enhancement of the Area the Area will also support native upland species within the adjacent buffer areas The tarplant buffer areas are comprised of the 50-foot zone surrounding the existing southern tarplant populations All remaining portions will effectively provide additional buffer for the southern tarplant as well as buffer for the seasonal pond BRIGHTWATER SP CHP 2 September 2007 2 31 Inset �r SOUTHERN TARPLANT AND SEASONAL POND �•o d r —+ .. .+�.� ENVIRONMENTAL PROTECTION AREA c d III�T3 £37P 5 the inTarpla t Pop lotions to b Pre ery d � So ihern To pla t 60 B tte Habitat Area � 0 �. � �-- � ,f STUN So the T pl t Upland Hab tat Area , /~ ~ It t SP S as nal P nd E sting(006A s) =t• ,��, �, .� s i s q a d o d e r a nv e b B ghtw t P t t Bou dory r�� 6T pl to dS in I dESHAF c 6 M sonry Wall x n SOUTHERN TARPLANT AND SEASONAL POND .a, t �: �, �: �' ENVIRONMENTAL PROTECTION AREALL l `7 j{ a 4 t .. rt )� I � I STHA Ti 1 BRIGHTWATER SPECIFIC PLAN Fachibit 2 7 3 City of Huntington Beach California Habitat Management Plan for 2 50-acre Southern Tarplant and Seasonal Pond Plan Area ,�\ [BI I I I I I I I I 1200 I I I I 400 I 6I0 800 F t too ��`p �`,� 11EART S1DE IION ES 3 DEVELOPMENT STANDARDS Brsghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 31 Purpose and Intent The purpose of this section is to provide specific development standards and regulations that will be applied to all new development permitted within the Brightwater Specific Plan Area These regulations are intended to provide criteria to be used by builders, developers planners, engineers, architects, landscape architects and other professionals in order to maintain the design quality of the project area The Development Standards shall be consistent with the Huntington Beach General Plan Moreover, these standards satisfy the following goals of the General Plan ❑ LU4 Achieve and maintain high quality architecture, landscape and open spaces in the City, ❑ LU8 Achieve a pattern of land uses that preserves enhances and establishes a distinct identity for the C►ty's neighborhoods, corridors and centers, ❑ LU9 Achieve the development of a range of housing units that provides for the diverse economic, physical and social needs of existing and future residents of Huntington Beach, and ❑ ERC1 Improve and enhance the overall aesthetic value and appearance of the City of Huntington Beach through the provision and maintenance of local public and private open space As previously noted, the Specific Plan standards and regulations are consistent with the existing Coastal Development Permit Number 5 05-020 (CDP 5-05-020), approved by the California Coastal Commission (CCC) on April 14 2005 and issued on December 15 2005 Where no regulations are specified, the provisions of the City of Huntington Beach Zoning and Subdivision Ordinance (HBZSO) will govern SRIGHTWATER SP CHP 3 September 2007 3 1 Brightwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 32 Residential Planning Areas Standards 32 1 General Provisions The Brightwater Specific Plan Area is entirely within the California Coastal Zone Therefore, all development within the Brightwater Specific Plan Area shall be subject to the general conditions and requirements outlined in CDP 5-05 020 (see Appendix B) Additional development projects shall require approval of a coastal development in accordance with the regulations contained in Chapter 221 of the HBZSO, as may be amended from time to time 1 Applicability The Specific Plan shall be the zoning document for all areas within the Brightwater Specific Plan Area Furthermore, the Development Standards detailed in this section shall be applicable to all property within Brightwater Where there is a conflict between the provisions of this Specific Plan and the HBZSO, the Specific Plan shall apply Where the Specific Plan is silent, the provisions of the HBZSO shall apply Room additions consistent with this Specific Plan and its design guidelines shall not require review by the City s Design Review Board (DRB) 2 Accessory Building Uses Accessory buildings and uses are subject to the provisions in CDP 5 05 020 and HBZSO Section 230 08 These uses include but are not limited to garages, carports, porte cocheres swimming pools spas, therapy baths, water fountains, rock formations freestanding barbecues/fireplaces, covered patios and decks, and detached accessory structures (such as non commercial greenhouses, gazebos and storage sheds) 3 Prohibited Uses The following uses are prohibited Industrial uses, commercial uses except home offices, billboards, signs which do not display information related to an activity, service, or commodity available on the premise, and uses not expressly permitted in Specific Plan Section 3 2 1 4 Temporary Permitted Uses The following temporary uses permitted in the Specific Plan Area are home finder/sales center including mobile homes or trailers, model home complexes, real estate signs relating to the sale, lease or other disposition of real property on which the sign is located and other uses in conformance with CDP 5 05-020 and HBZSO Section 241 20 BRIGHTWATER SP CHP 3 September 2007 3 2 Brightwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 5 Conditionally Permitted Uses Development of five (5) or more single family residential units requires approval of a CUP from the Zoning Administrator 6 Landscaping Landscaping within the Specific Plan Area shall be subject to the provisions established in CDP 5-05-020 Section 11 In addition, landscaping within the Specific Plan Area shall adhere to the provisions stated in Section 4 2 of this document for each Planning Area 7 Walls and Fences Walls and fences shall be constructed in accordance with CDP 5-05-020 Section 14 Where the CDP 5-05-020 is silent the HBZSO Section 230 88 shall apply 8 Signs and Outdoor Lighting All signs and outdoor lighting shall be in accordance with CDP 5-05-020 Section 13 Where CDP 5 05 020 is silent, HBZSO Chapters 232 and 233 shall apply Outdoor lighting shall be designed to provide adequate illumination of on-site areas without intruding upon surrounding properties or sensitive uses 9 Utilities All development projects shall be required to install adequate utility services necessary to serve the development All utilities shall be placed underground identified in easements excluding streetlights and electrical transmission 66kV or greater Utility systems shall be designed to conserve the use of electrical energy and natural resources Developers shall coordinate with electricity telephone and cable television companies regarding energy conservation and proper planning, phasing and sizing of lines 10 Home Occupations Home occupations shall be in accordance with HBZSO Section 230 12 11 Lots and Buildings Lots and buildings shall be as depicted on the Final Tract Maps (Appendix F) and the final Project-Level Site Development Plan (Appendix G) In case of discrepancies between this Chapter the HBZSO, or the Tract Maps or Site Development Plan the Tract Maps and Site Development Plan shall take precedence BRIGHTWATER SP CHP 3 September 2007 3 3 Br:ghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 3 2 2 Planning Area 7-2 The Sands 1 Purpose Planning Area 7 2 is intended to permit single family detached on smaller lots with a minimum of 2,800 square feet Planning Area 7-2 allows for approximately 78 single-family detached residential units (plus one additional un-entitled lot) on approximately 12 1 acres for an overall density of 6 5 units per acre and a net density of 9 8 units per acre 2 Permuted Uses a Single-family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities minor, and d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 "Accessory Building Units 3 Building Site Standards The building site standards and regulations for Planning Area 7-2 are summarized in Table 3-1 of this Specific Plan 3 2 3 Planning Area 7-3 The Trails 1 Purpose Planning Area 7 3 is intended to permit single family detached on smaller lots with a minimum of 2,800 square feet Planning Area 7 3 allows for approximately 62 single-family detached residential units on approximately 7 5 acres, for an overall density of 8 3 units per acre and a net density of 12 2 units per acre 2 Permuted Uses a Single family detached residential b Recreational amenities including swimming pools tot lots etc c Utilities minor d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 Accessory Building Units 3 Building Site Standards The building site standards and regulations for Planning Area 7-3 are summarized in Table 3-1 of this Specific Plan BRIGHTWATER SP CHP 3 September 2007 34 Brsghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS Table 3 1 Development Standards Table Brightwater Specific Plan 'DEVELOPMENT Planning Area 7 2(The Sands) Planning Area 7 3(The Trails) Planning Area 7-4(The Breakers) Planning Area 8(The Cliffs) Genera Biuldln $tand'aids i s § < �j 4 74 � ' va k �°y h ox r`s g e rt1 of 9 e x �� �iR� % a 1*k r to n i h ' M a 9 a f 1"1 1 Minimum Lot Size 2 800 square feet 2 800 square feet 6 000 square feet _ _ _ 4 700 square feet M nimum Lot W dth 30 feet 40 feet 60 feet 50 feet M nimum Lot Depth 70 feet 60 feet 100 feet 85 f t M nimum On site Parking 2 enclosed spaces and 0 2 on str at spaces per dwelling 2 enclosed spaces and 0 2 on street spaces per dwell ng 2 enclosed spaces and 0 2 on street spaces per dwelling Units that have a driveway of less than 18 feet long require unit unit unit one on or off street park ng space wthm 350 feet of the unit Maximum B ild ng He ght2 35 feet(2 Stores) 35 feet(3 Stones 3 story maximum 150 sq ft) 35 feet(2 Stones) 35 feel(2 Stories) Maximum Site Coverage3 60 k 60 h 60/ 601/ Bu ding Separation Min mum 8 feet Minimum 8 feet Minimum 10 feel Minimum 10 feet Front ackq,k i it ¢t 9 y ttyi a A�y y ��roh 1 h iai'hrye IB i�i fl d _ 1rest 3 f f}H fi a r I jlr�'fill � � wf r All? Dwell ngs M mmum 10 feet Minim m 5 feet Minimum 10 feet Minimum 7 feet Fr nt entry garages Minimum 18 feet Minimum 18 feet or mores Minimum 18 feet M mmum 18 feet or mores Side entry garages M n mum 10 feet wth a m nimum 26 feet maneuvering area _ Bay windows ea as com ces on mneys balconies open Maximum 6 feet into any required setback nor closer than Maximum 6 feet into any required setback nor closer than Maximum 6 feet into any requ red setback nor closer than Maximum 6 feet into any required setback nor closer than sta sways and architectural features' the m nimum 3 f et t any or party I ne the min mum 3 feet t any property line the minimum 3 feet to any or party lin the min m m 3 feet to ny prop rty,hn C red porches cover d d cks of pat o covers M mmum 3 f et from a property I ne nor less than the M n m m 3 feet from a property line not less than the Minimum 3 feet from a property line nor less than the Minim m 3 feet from a property line nor less than the m nim m 8 feet fr m a street side property line of a corner min mum 8 feet from a street side property line of a corner minimum 8 feet from a street side property line f a comer min mum 8 feet from a street side property line of a corner lot lot lot lot W II orr fenc s Maxim m of 42 inches'w th n req r d front setback area Maxim mTTof 42 inches within required front setback area Ma im m of 42 inches within req fired front setback area Maxim m of 42 in hes w thin requ red front setback area SideSefbill e�,� I)� hr1 d 1 IN1 �-440',•. .,f '� !�'I�11 k1��is '4sr%sir� I i d�Y d w�� — a �pItNN i�'� f I ��'�''1i�i"FifP���,�.�'�u��r R�;�+�s�ri Dw Ilings garage and accessory buildings Interior 4 feet Interior 4 feet Interior 5 feet Interior 4 feet Street Sid 5 feet Street S de 8 feet Street Side 10 feet Street Side 7 feel Bay windows eaves com ces ch mneys balconies open Maximum 3 feet into any required setback nor closer than Maximum 3 feet into any required setback nor closer than Maximum 3 feet into any required setback nor closer than Maximum 3 feet into any required setback nor closer than sta rways and ar hit ctural feat res the in mmum 3 feet to any property I ne the minimum 3 feet to any property line the minimum 3 feet to any property line the minimum 3 feet to any property line C ered p rche v d deck and pat o rs M m m 3 f t fr m p perty Iin los th th Min m m 3 f t from property line no closer tha the Minim m 3 feet f om property I ne nor los rthan the M mmum 3 feet fr m property I ne nor closer than the min in m 8 fe t from street side property line of corner lot minimum 8 feet from street side property line of corner lot minimum 8 feet from street side property line of corner lot minimum 8 feel from street side property line of comer lot Walls or fences Maximum of 6 feet within setback area Maximum yoff 6 feet within setback area Maximum of 6 feet within setback area Maximum of 6 feet within setback area Rear Setbacks 3y11 To rywf oluFiill b 11V� Ah L� y e w�I J �Y��� IFu�--let ''>KI � I� �s Dwell ng M n m m 6 feet Minimum 8 feet Minimum 15 feet Minimum 15 feet Garages or accessory b edingsl nenclosed patio covers Min m m 3 Feet Minim m 3 Feet Minmum 3 Feet Minimum 3 Feel Bay w ndows eaves com es ch mneys balconies open Ma mum 6 feet into any required s tback nor closer than Maximum 6 feet into any requ red setback nor closer than Maximum 6 feet into any required setback nor closer than Maximum 6 feel into any required setback nor closer than stairways and arch tectural f t res the minim m 3 feet to any properly I n the m n mum 3 feet to ny property I ne the minimum 3 feet to any property line the minimum 3 feet to any property line C red p rches cc ered deck nd pat o cc ers Min m m 3 f t from property I ne nor closerthan th M nimum 3 fe t from property i ne nor closer than the Minimum 3 feel fr m property line nor closer than the Minimum 3 feet from or perty line nor closer than the m nim m B f et from street side or party I ne of corner lot min mum 8 feet from street s of property line of corner lot min m m 8 feet from street s de property I ne of corner I t m nim m 8 feet from st e t sid property line of corner lot Walls or fences Ma imum of 6 feet with in setback area Maximum of 6 feet within setback area Maximum of 6 feet within setback area Maximum of 6 feet with n setback area Lots of B dd ng shall be as dep cted o the h I Tract Maps a of Res of ual De elopment Pla 2 Build ng Height is meas red f om f i h Floor to top of b Id g Add n at he ght abo a two feet f om top of c In to f h floor is counted towards build g height. 3 Lot Coverage eludes th re f a lot on a ed by oof b loonies f pi s a h t or I pro)ct ons r o erh ngs ext riding mo a tha 2 5 fit t from a wall decks more th n 42 inch s n height abo a grade nd stairs 4 5 m I r rchit or ral featu as cl de 1) ches for AN med a cente s adj ce t to o sepa ate from f eplaces where the space is n t usable floor area w th n the room that you can walk into and 2)an arch tectural projection of not more than 18 inches for a stairway landing 5 0 r quired p ce may be m m m 8 f et o less in Pla g A ea 7 3 Pla t a d Plann g A a 8 Plan 3 Table 3 1 BRIGHTWATER SP CHP 3 5 pt be 2007 3 5 Brightwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 3 2 4 Planning Area 7-4 The Breakers 1 Purpose Planning Area 74 is intended to permit single-family detached on lots 6,000 square feet and larger Planning Area 7-4 allows for approximately 19 single-family detached residential units (plus five additional un entitled lots) on approximately 6 4 acres, for an overall density of 3 8 units per acre and a net density of 5 5 units per acre 2 Permitted Uses a Single-family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor, d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 'Accessory Building Units " 3 Building Site Standards The building site standards and regulations for Planning Area 7-4 are summarized in Table 3-1 of this Specific Plan 3 2 5 Planning Area 8 The Cliffs and The Breakers 1 Purpose Planning Area 8 is intended to permit single-family detached on larger lots ranging from 4,700 to 6,000 square feet and provides landscape regulations for residential lots adjacent to the Habitat Preservation and Creation Area Planning Area 8 allows for approximately 190 single family detached residential units (107 units on approximately 5,000 square foot lots and 83 units on approximately 6 000 square foot lots on approximately 42 5 acres) for an overall density of 4 5 units per acre and a net density of 6 0 units per acre Individual homeowners of the residential lots located within 100 feet of native habitat areas are required to adhere to a restricted plant palette and maintain the landscape on their lots through proper irrigation and trimming 2 Permitted Uses a Single family detached residential b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor BRIGHTWATER SP CHP 3 September 2007 3 6 Brsghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 'Accessory Building Units " 3 Building Site Standards The building site standards and regulations for Planning Area 8 are summarized in Table 3-1 of this Specific Plan 33 Habitat Preservation and Creation Area Standards The Habitat Preservation and Creation Area designation establishes approximately 38 acres of habitat conservation area, comprised of three Planning Areas 3A 1, 3B and 7-1 The specific regulations governing development and permitted uses are set forth in CDP 5 05-020, the Brightwater Comprehensive Habitat Management Plan, the Fuel Modification Plan and the Water Quality Management Plan These documents are located in the Appendix BRIGHTWATER SP CHP 3 September 2007 3 7 4 COMMUNITY DESIGN Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 41 Community Design Concept Community design concepts and details for the Brightwater community are presented in this Specific Plan in order to establish a comprehensive community theme and provide continuity among development areas These include El Community Landscape Concepts, ® Community Entries ® Community Streetscapes, Ll Local Parks, Paseos and Village Greens, LJ Landscape Structures and Thematic Elements and l3 Architectural Design Concept The primary circulation system for the Brightwater project includes community entries off Warner Avenue and Bolsa Chica Street, and an internal collector Brightwater Drive that connects the two Residents pedestrian access to the public trail in Planning Area 3A-1 will be via three landscaped paseos that connect this major open space spine to the residential development Design concepts and illustrations for these areas are described in this section 42 Landscape Architecture Guidelines 4 2 1 Community Landscape Concepts Brightwater landscape will have two distinct areas and qualities The Community Landscape Plan Exhibit 4 2-1, identifies the different components On the outside lower edges and slopes visible from the State-owned Wetlands Restoration Area and the Lower Bench of the Mesa - Brightwater will be softened and extensively enhanced in rich native landscape incorporating protection of the five-acres of Eucalyptus ESHA (Area 3B) and the planting of Native Grasslands and Coastal Scrub on the 29 2-acre Area 3A-1 that defines the Upper Bench and lies at the foot of the area below Here, a mix of non-invasive native California plant communities inspired by historic coastal environments, will encompass all project edges visible to visitors including the landscape along Warner Avenue, Pacific Coast Highway Bolsa Chica State Beach, and the State Ecological Reserve From the community entries and inside the community, residents will experience Brightwater as a Pacific Ocean landscape Here in the interior of the community the landscape palette will emphasize selected palms as a focal element with conifer tree species to provide a year round rich green grey and color accented aesthetic plantings Specimen accent trees will punctuate and define community spaces activity nodes and focal point elements such as the entries, village greens, paseos, and primary streetscapes BRIGHTWATER SP CHP4 September 2007 41 Existing Residential Existing Residential Development Existing Residential Development P ; Development CIT OF HUNTINGTON BEACH L- P A m COUNTY OF ORANGE M STREEij s R STREET ' Existng Sandove r o & W S �I Development I N STREET a MM BRIOHTWATER OR VET �FFr y1Py "" A y S a f I CITY OF HUNifNGTON BE CH g COUNTY OF ORANGE r STREET ZONE A 4 t a BONE B ZONE c ZONE D LANDSCAPE ZONE LEGEND ZONE E IM �a�0,4A46 r � I"w eT��T60AM Gra��e\ HANAMMENT aF@A NON ARwTF'D ZMA '4°earee&TUSL AND�o c AND 6M�r�r m � o" reRe a eroca HAei AT area G .LIL ewr� ANO AND—A�ATER AL� od DAM-T ec'Ort oNe �\O NON WW �>��� NON FFW+AT® REe OONT A. P.C(�IC iR(LOCATED GRA6 LAN NAM LOTe pper ,7 ,1 M bo eO PROPERTY LNe w — - d) GG� NON IMW ATFD a�raN TY M"Iff bm pwN M nre nc CeNT AL FOOM PROPERTY ura Norz'lea THE aenNTW.ATE LAVD� °T w PLANT &"RM PLAT L OTe o Z*a NA of AREA Exhibit 4 2 1 BRIGHTWATER SPECIFIC PLAN Community Landscape Plan y I H E H h ( I 1 �s®F M No 100 tJ HEAR t Hsi tie.HoNiEs a..v+wa�•mewonm r.n Nam.�+N a.n ww a a a. , Brsgfitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 2 Community Streetscapes The streetscape for Brightwater is illustrated on the Community Landscape Plan, Exhibit 4 2-1 Details related to the particular streetscapes are explained below 1 Bolsa Chica Street As shown on Exhibit 4 2-2, the streetscape for Bolsa Chica Street consists of a formal pattern of street trees along the westerly side of the road and will extend approximately 400 feet beyond the Brightwater project entry The landscape will transition to the Native Grassland planting that is planned to characterize much of the natural trail area and Coastal Sage Scrub Area Plant materials from the entry will be carried as an informal backdrop behind and alongside the regularly-spaced pattern of street trees to provide visual contrast and texture to the landscape The slope that rises up to the homes in DA 8 will provide additional depth for tree and shrub plantings that will add richness and variety to the street scene 2 Los Patos Avenue Similar to Bolsa Chica Street the streetscape for Los Patos is an extension of the streetscape previously approved by the City of Huntington Beach and installed for the Sandover project at the corner of Bolsa Chica Street and Los Patos Avenue (Exhibit 4 2-3) Groups and informal drifts of street trees will continue within a 30 foot- wide landscape zone that combines the ultimate meandering parkway for the completion of Los Patos, with an HOA landscape lot that will be added to broaden and soften the street scene A public walkway extends the length of the streetscape, ultimately tying into the entry walkways and expanded landscape area at the Warner Avenue entry Looking back from this entry plant materials from the entry will be carried back and meld with the streetscape as an informal backdrop that provides visual contrast and texture to the landscape at the end of Los Patos BRIGHTWATER SP CHPA September 2007 43 eommurntV EY e.OI'E'1G'1'9um eOI'11fT1undV Theme Stow T080 W L4\7WNGOODELL PROPERTY 28 33' jr 66 �JATER RAY Eer BOUNDARY D SOLSA CHleA STREET Exhibit 4 2-2 BRIGHTWATER SPECIFIC PLAN Bolsa Chica Street Landscape Section C t t y o f H u n t t n g t o n Beach C a l t f o r n t a 0 t0 20 2007-0 22 JA HEARTHSIDE HOMES cr-tNMMM"- 754 07W2M - pe-w 4FxW6ft\TA*DevAaR\A—s&a=d&dwg Residential Lot Dimension Varies i(y 720 56' Existin Landscape lot Parkway (Varies) IPavement �----- Development Area 8 Development Area 7 2 Los Patos Basting Avenue Residential Development Typical Section (East of Warner) Community Wall Meandering Walk r r i a'2a tU 18, 20P Landscape Parkway Pavement Development Los Patos Residential ng Area 7 2 Avenue Development Typical Section (Development Area 7-2) Exhibit 4 2 3 Los Patos Avenue BRIGHTWATER SPECIFIC PLAN f 11 II h C I f Landscape Sections C 6 t p�.. y 2 77 l— I L[..(�k�i�1SI CE F 1OA� 0 0 so soc7 q 43 W+aWmr..olam W.rr�.,Mar+uwM.r.Nr-u.r Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 3 Brightwater Drive(internal Collector) As shown on Exhibit 4 2 4, Brightwater Drive, the unloaded collector roadway that links Brightwater's two entries, will act as a "landscape spine' for the various neighborhoods along the way Here, a strong geometric pattern of evergreen canopy trees will line the grass parkways, while informal groups of mature Melaleuca quinquenervla trees will visually interplay back and forth along the collector interspersed with dense evergreen tree backdrop groupings providing focal elements and landmark features along the spine road The Brightwater Drive landscape section along the connector roadway incorporates the 64-foot right-of-way providing for a 40 foot road section with a continuous five foot sidewalk and seven-foot parkway along both sides of the street to provide convenient pedestrian movement and access to destinations within the community Landscape lots of varying width, four to seven feet, have been created behind sidewalk and outside of the right of way BRIGHTWATER SP CHP4 September 2007 4-6 Community Theme Street Tree Community Theme Accent Tree Community Themed Co munity Evergreen Penmeter Wall rap Landscape r r Z I 0 Z h � H I ones 6 8 8 8 8 5 Vanes LANDSCAPE LOT 2a 29 ' RESIDENTIAL LOT 13 40 13 RESIDENTIAL LOT 66 t' R/W R/W COLLECTOR ROAD (BRIGHTWATER DRIVE) U L See AI t R d y PI E h b t 2 3 1 f 1 t f h L Exhihit 4 2-4 y f H t g t B h C I C WATER SPECIFIC PLAN C t Brightwater Drive Landscape Section t a r—� KWA o to 20 22 IEARTHsim Hows S CI t\H rth d 0754\075402 1\06 1 d p d\04e h b t\S t 0 PI \t d g onghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 3 Community Plant Palette Brightwater is divided into a variety of Landscape Zones that are identified on Exhibit 4 2 1 Community Landscape Plan These zones contain unique plant palettes, which will assure the implementation of the community themes The plant palettes for the Habitat Restoration Area can be found in the Brightwater Habitat Management Plan 1 LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area(20' within Residential Lots and Paseos) Specific non-native invasive plants are prohibited from this portion of the residential landscape, with prohibitions based upon adopted regional policies of the California Development of Fish and Game in consideration of the proximity of incorporated and unincorporated urban areas to the Bolsa Chica Wetlands Restoration Area LANDSCAPE ZONE A — Prohibited Plant Species within Landscape Zone A Botanical Name Common Name Adenostoma fasciculatum Chamise Adenostoma sparsifolium Red Shanks Anthemix cotula Mayweed Artemisia californica California Sagebrush Brassica nigra Black Mustard Brassica rapa Wild Turnip, Yellow Mustard Field Mustard Cardarta draba Hoary Cress, Perennial Peppergrass Cirsium vulgare Wild Artichoke Conyza canadensts Horseweed Cortaderia selloana Pampas Grass Cynara cardunculus Artichoke Thistle Eriogonum fasciculatum Common Buckwheat Heterotheca grandiflora Telegraph Plant Lactuca serriola Prickly Lettuce Nicotiana bigelevil Indian Tobacco Nicottana glauca Tree Tobacco Ricinus communes Castor Bean Plant Sacsola austails Russian Thistle/Tumbleweed Salvia mellifera Black Sage Sdybum marianum Milk Thistle Urtica urens Burning Nettle BRIGHTWATER SP CHPA September 2007 48 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Prohibited Plant Species within Landscape Zone A (continued) Ornamental Corraders sp Pampas Grass Cupressus sp Cypress Eucalyptus sp Eucalyptus Juniperus sp Juniper P►nus sp Prue The following plant species are allowed within Landscape Zone "A" LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area(20'within Residential Lots and Paseos) TREES Botanical Name Common Name Acer macrophyllum Big Leaf Maple Ceratonia siliqua Carob* Citrus species Citrus Eriobotrya japonica Loquat Erythrma species Coral Tree* Ginkgo biloba Maidenhair Tree* Juglans californica California Black Walnut* Lagerstroemia rndica Crape Myrtle briodendron tulipfera Tulip Tree Lyonthamnus floribundus ssp Asplemfolius Fernleaf Ironwood* Macadamia ►ntegrifolia Macadamia Nut Maytenus boaria Mayten Tree Metrosideros excelsus New Zealand Christmas Tree* Pistacia chinesis Chinese Pistache Pittosporum undulatum Victoria Box Plantanus racemosa California Sycamore Popelus fremontii Western Cottonwood Quercus agrifolia Coast Live Oak* Quercus engelmannii Engelmann Oak* Quercus suber Cork Oak Rhus lancea African Sumac* Sambucus mexicana Mexican Elderberry* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 49 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area (20'withi!n Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Agave attenuata Century Plant Agave v►lmorimana Octopus Agave Aloe arborescens Tree Aloe Aloe Vera Medicinal Aloe Baccharis p►lularis 'Twin Peaks #2 Dwarf Coyote Bush* Baccharis sal►cifol►a Mulefat* Bromus car►natus California Brome Carissa macrocarpa Green Carpet Natal Plum Ceanothus gloriosus 'Point Reyes Point Reyes Ceanothus* Ceanothus griseus 'Louis Edmunds Louis Edmunds Ceanothus* Ceanothus griseus var horizontals Carmel Creeper Ceanothus* Ceanothus griseus var hor► Yankee Point Yankee Point Ceanothus* Ceanothus megarcarpus Big Pod Ceanothus* Ceanothus prostrates Squaw Carpet Ceanothus* Ceanothus spinosus Green Bark Ceanothus* Ceanothus verrucosus Wart Stem Ceanothus* Cerastium tomentosum Snow-in-Summer Cercis occidentals Western Redbud* Chrysanthemum leucanthemum Oxeye Daisy Cistus hybridus White Rockrose* Cistus incanus no common name* Cistus incanus ssp Corsicus no common name* Cistus salvufolius Sageleaf Rockrose* Cistus x purpereus Orchid Rockrose* Conolvulus cneorum Bush Morning Glory* Coprosma kirk►► Creeping Coprosma Coprosma pumila Prostrate Coprosma Cotoneaster buxifol►us no common name Cotoneaster aprneyi no common name Crassula ovata Jade Tree Dodonaea viscose Hopseed Bush* Escallonia species Escallonia Varieties Fe►loa sellow►ana Pineapple Guava Grewia occidentahs Starflower Hardenbergia comptoniana Lilac Vine Hypericum calycimum Aaron s Beard* Kniphofia uvaria Red Hot Poker Lantana camara cultivars Yellow Sage* Lantana camara montevidensis Trailing Lantana* Drought Tolerant Plants SRIGHTWATER SP CHP-4 September 2007 4 10 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area(20'within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Lavandula dentata French Lavender* Leptospermum lae Vigatum Australian Tea Tree* Leucophyllum frutecens Texas Ranger* Ligustrum japonicum Texas Privet* Limonlum perezu Sea Lavender* Lonicera japonica 'Halhana Hall s Japanese Honeysuckle Lonicera subspicata Wild Honeysuckle Mahonia aquifoltum Golden Abundance' Golden Abundance Oregon Grape Mahoma nevenu Nevin Mahonia* Myoporum debile no common name Myoporum parvilfolium no common name Myoporum Pacificum no common name Nerium Oleander Oleander* Nolina cismontane Chapparal Nolina Nolina species Mexican G rasstree Opuntia httorahs Prickly Pear Opuntia oricola Oracle Cactus Osteospermum fruticosumTraimng African Daisy* Photmia fraseriano common name* Prunus carohn+ana Carolina Cherry Laurel* Prunus ihcifolia ssp Ilicifolia Holly Leafed Cherry* Prunus lyonit Catalina Cherry* Punka granatum Pomegranate Pyracantha species Firethorn* Quercus berberdifoha California Scrub Oak Quercus dumosa Coastal Scrub Oak* Rhaphiolepis species Indian Hawthorne Rhus rntegrifolia Lemonade Berry* Rhus ovata Sugarbush* Romneya coulters Matilija Poppy* Romneya coulters White Cloud White Cloud Matilija Poppy* Rosmarrnus officinalis Rosemary* Salvia greggii Autum Sage* Salvia sonomensis Creeping Sage* Santohna cha Nana Lavendar Cotton Santohna virensn Green Lavender Cotto Solarium xantnPurple Nightshade Xylosma congestum Shiny Xylosma Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 1 1 Brigktwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area(20' within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Yucca Spec►es Yucca* Yucca wh►pple► Yucca VINES Botanical Name Common Name Bouga►nvillea spp Bougainvillea Macfadyena ungu►s-cat► Cat's Claw* Mascagn►a macroptera Golden Vine* Pass►flora eduhs Passion Flower GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift Artem►s►a caucas►ca Caucasian Artesmisia* Apten►a cord►fol►a x Red Apple Strawberry C►stus Cr►pus no common name* Coresops►s lancelata Coreopsis Corea pulchella Australian Fuscia* Crassula lacteal no common name* Crassula mult►cava no common name* Crassula tetragona no common name* Delosperma alba White trailing Ice Plant* Drosanthemum flor►bundum Rosea Ice Plant Drosanthemum hisp►dum no common name Drosanthemum spec►osus Dewflower Fragar►a ch►loens►s Wild Strawberry/Sand Strawberry* Gazan►a hybrids South African Daisy* Gazan►a r►gens leucolaena Training Gazania Hedera canar►ens►s English Ivy* lber►s semperv►rens Eging Candytuft Iber►s umbellatum Globe Candytuft Lamprathus aurant►acus Bush Ice Plant Lampranthus fil►caulis Redondo Creeper Lampranthus spectab►l►s Trailing Ice Plant Lasthen►a cahforn►ca Dwarf Goldfields Lupmus ar►zomcus Desert Lupine Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 12 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A— Residential Areas Adjacent to Native Area(20'within Residential Lots and Paseos) (continued) GROUNDCOVER Botanical Name Common Name Lupinus benthamn Spider Lupine Lupinus bicolor Sky Lupine Lupinus sparsiflorus Losely flowered Annual Lupine/ Coulter's Ophiopogon laponicus Mondo Grass Pelargonium peltatum Ivy Geranium TURF Botanical Name Common Name Marathon 11 Festuca Arundinacea Dwarf Tail Fescue Turf A-G Sod Farms Inc - Elite Plus* 2 LANDSCAPE ZONE 1 —Community Entries TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoenix cunninghamiana King Palm Brachychiton populneus Bottle Tree Brahea armata Mexican Blue Palm* Cassia leptophylla Gold Medallion Tree Cercis occidentalis Western Red Bud Cinnamomum camphora Camphor Tree Cocos plumosa Queen Palm Eriobotrya deflexa Bronze Loquat Erythrina caffra Kaffirboom Coral Tree* Erythrina coralloides Coral Tree* Feiloa sellowiana Pineapple Guava Ficus florida Florida Fig Ficus n►tida Green Gem Indian Laurel Fig — Green Gem Ficus rubiginosa Rustyleaf Fig Ginkgo biloba Maidenhair Jacaranda acutifolia Jacaranda Lagerstroemia species Crape Myrtle Lauris nobilis Grecian Laurel* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 413 Br=ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE I — Community Entries (continued) TREES Botanical Name Common Name Magnolia grandiflora Southern Magnolia and Samuel Sommers/'Majestic Beauty' Melaleuca nesophila Pink Melaleuca* Melaleuca quinquenervia Cajeput Tree* Metrosideros excelsus New Zealand Christmas Tree* Neodypsis decaryi Triangle Palm* Phoenix canariensis Canary Island Date Palm (Not to be used within 100' (close proximity) of natural areas — potential to naturalize) Phoenix dactylifera Date Palm (Not to be used within 100 (dose proximity) of natural areas potential to naturalize) Pinus Podocarpus gracilior Fern Pine Prunus carolimana Carolina Laurel Cherry* Rhus integrifoha Lemonade Berry* Rhus laurma Laurel Sumac* Tabebuia chrysotricha Golden Trumpet Tree* Tabebuia impet►ginosa Pink Trumpet Tree* Tabebuia ipe Trumpet Tree* Tristama conferta Brisbane Box Tristania laurina NCN Tupidanthus calyptratus Tupidanthus SHRUBS Botanical Name Common Name Abelia grandiflora Edward Goucher Abelia Agapanthus africanus Lily of-the-Nile Agave americans Century Plant* Alyogyne huegehi Blue Hibiscus Armeria martima Common Thrift* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks Coyote Bush Prostrate* Bergenia cordifol►a Winter Saxifage Bougainvillea Tahitian Maid Double Bougainvillea* Buxus japonica Japanese Boxwood Campanula portenschlagiana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex spissa San Diego Sedge Drought Tolerant Plants SRIGHTWATER SP CHP 1 September 2007 414 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) SHRUBS Botanical Name Common Name Carissa macrocarpa 'Fancy Natal Plum* Cistus hybridus White Rockrose* Cistus purpureus Orchid Spot Rockrose* C►stus salviifohus Rockrose Sageleaf* Chvia m►niata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►cksonia antarctica Tasmanian Tree Fern D►etes vegeta Fortnight Lily Eriogonum giganteum St Catherine s Lace* Escallonia 'fradesii Pink Escallonia Grevillea 'Noelh► Grevillea Hebe buxifolia Boxleaf Hebe* Helictotrichon sem pervirens Blue Oat Grass Hemerocall►s hybrids Evergreen Daylily Hemerocalhs hybrid Mountain Violet Daylily Heteromeles arbutifolia Toyon* Heteromeles arbut►folia Davis Gold Toyon* Hibiscus spp Hibiscus lasm►num nudiflorum Winter Jasmine Lantana sellowiana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* Leptospermum laev►gatum Australian Tea Tree* Leptospermum scoparium New Zealand Tea Tree, Manuka* Miscanthus s►nensis 'Yakushima Eulalia Grass Miscanthus transmorrisonensis Evergreen Maiden Grass (or Eulalia) Muhlenbergia rigens Deer Grass Myrtus communis True Myrtle Nandina domest►ca Heavenly Bamboo Nephrolepis exaltata Sword Fern Nol►na b►gelovii Bigelow s bear grass* Osteospermum fruticosum Freeway Daisy* Pachysandra terminals Pachysandra Philodendron selloum Big Leaf Philodendron Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 1 5 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 —Community Entries(continued) SHRUBS Botanical Name Common Name Phoenix roebelenii Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phorm►um tenax New Zealand Flax Pittosporum crassifolium 'Nana Dwarf Karo Pittosporum tobira Mock Orange Podocarpus spp Fern Pine Rhaphiolepis indica India Hawthorn Rosmarinus officmalis Rosemary* Schefflera actinophylla Schefflera Solanum xantu Purple Nightshade* Strelitzia nmcolai Giant Bird of Paradise Strelitzia reginae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum as►aticum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasminoides Star Jasmine Tulbaghia violacea Society Garlic Tupidanthus calyptratus Tupidanthus Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca rigida Blue Yucca* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 4 i 6 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE I — Community Entries (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccinatoria Blood Red Trumpet Vine Grewia occidentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cats Cat s Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora edulis Passion Flower* Pandorea lasminoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum lasminoides Star Jasmine GROUNDCOVER Botanical Name Common Name Armeria martima Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks #2 Dwarf Coyote Bush* Baccharis pilularis Twin Peaks Coyote Bush Prostrate* Dimorphotheca aurantiaca African Daisy* Festuca ovina glauca Blue Fescue* Gazama 'Copper King Gazania* Gazama 'Moonglow Gazania* Gazama hybrid Mitsua Yellow Semi-trailing Yellow Gazama* Lantana sellowiana Trailing Lantana* Osteospermum 'Buttermilk' Osteospermum* Osteospermumn fru African Queen Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru Whirligig Trading African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermumn fruticosum Hybrid White Freeway Daisy* Santolma cha Nana Lavendar Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 1 7 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) TURF Botanical Name Common Name Marathon ll Festuca Arundmacea Dwarf Tall Fescue Turf A G Sod Farms Inc - Elite Plus* 3 LANDSCAPE ZONE 2 —Streetscapes TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoenix cunnmghamiana Kmg Palm (Not to be used within 100' (close proximity) of natural areas) Brachychiton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cercis occidentalis Western Red Bud Crnnamomum camphora Camphor Tree Cocos plumosa Queen Palm (Not to be used within 100 (close proximity) of natural areas) Ertobotrya deflexa Bronze Loquat Erythrma caffra Kaffirboom Coral Tree* Erythrma coralloldes Coral Tree* Feijoa sellowiana Pineapple Guava Ficus florida Florida Fig Ficus nitida 'Green Gem'lndian laurel Fig —Green Gem Ficus rubigmosa Rustyleaf Fig Ginkgo biloba Maidenhair Jacaranda acutifoha jacaranda Lagerstroemia species Crape Myrtle Lauris nobilis Grecian Laurel* Magnolia grandiflora Southern Magnolia and Samuel Sommers /'Majestic Beauty Melaleuca nesophila Pink Melaleuca* Melaleuca quinquenervia Caleput Tree* Metros►deros excelsus New Zealand Christmas Tree* Phoenix canarlensis Canary Island Date Palm (Not to be used within 100 (close proximity) of natural areas) Phoenix dactylifera Date Palm (Not to be used within 100 (close proximity) of natural areas) Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 18 BrsgFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) TREES Botanical Name Common Name P►nus halepensis Aleppo Pine* (Not to be used within 100 (close proximity) of natural areas)Limited to Los Patos &Bolsa Chica Street Pinus eldarica Afghan Pine* (Not to be used within 100' (close proximity) of natural areas)Limited to Los Patos & Bolsa Chica Street Podocarpus gracilior Fern Pine Prunus carohniana Carolina Laurel Cherry* Rhus integrifoha Lemonade Berry* Rhus laurina Laurel Sumac* Tabebuia chrysotricha Golden Trumpet Tree* Tabebula impetiginosa Pink Trumpet Tree* Tabebu►a ipe Trumpet Tree* Tristania conferta Brisbane Box Tristania laurina NCN SHRUBS Botanical Name Common Name Abeha grandiflora Edward Goucher Abelia Agapanthus africanus Lily-of-the-Nile Agave americana Century Plant* Alsophila austrahs Australian Tree Fern Alyogyne huegehi Blue Hibiscus Armeria martima Common Thrift* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis p►lularis 'Twin Peaks Coyote Bush Prostrate* Bergenia cordifolia Winter Saxifage Bougainvillea Tahitian Maid Double Bougainvillea Buxus japonica Japanese Boxwood Campanula portenschlagiana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex spissa San Diego Sedge Carissa macrocarpa Fancy Natal Plum* Cistus hybridus White Rockrose* Cistus purpereus Orchid Spot Rockrose* Cistus salviifolius Rockrose Sageleaf* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 4-19 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) SHRUBS Cl►v►a mrnata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea 'Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern D►etes vegeta Fortnight Lily Er►ogonum fasc►culatum Common Buckwheat* (Not to be used within 100 (close proximity) of natural areas) Escallon►a frades►► Pink Escalloma* Grev►llea Noelln' Grevillea* Hebe bux►fol►a Boxleaf Hebe Hel►ctotr►chon semperv►rens Blue Oat Grass Hemerocall►s hybrid Mountain Violet Daylily Heteromeles arbut►fol►a Toyon* Heteromeles arbut►fol►a Davis Gold Toyon* Hibiscus spp Hibiscus lasm►num nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus s►nens►s Yakush►ma Eulalia Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulalia) Muhlenberg►a 1►ndhe►mer► Lindheimer s Muhly Grass Myrtus commun►s True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow's bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelen►► Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um 'Nana Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaph►olep►s rnd►ca India Hawthorn Rosmar►nus off►crnal►s Rosemary* Schefflera act►nophylla Schefflera Solanum xant►► Purple Nightshade* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 420 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 —Streetscapes (continued) SHRUBS Botanical Name Common Name Stre/rtzia nicolai Giant Bird of Paradise Strelitzia reginae Bird of Paradise Teucrium fruticans and cultwars Bush Germander Trachelospermum asiaticum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasmmoides Star Jasmine Tulbaghta violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca rigida Blue Yucca* VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Call►andra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccinatoria Blood-Red Trumpet Vine Grewia ocadentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cat► Cat s Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocrssus tricuspidata Boston Ivy Passiflora edults Passion Flower* Pandorea lasmmoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum lasminoides Star Jasmine Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 421 Bryfitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2 Dwarf Coyote Bush* Bacchar►s p►lular►s Twin Peaks Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazania Copper King Gazania* Gazania Moonglow Gazania* Gazania hybr►d 'Mtsua Yellow Semi-trailing Yellow Gazania* Lantana yellow►ana Trailing Lantana* Osteospermurn Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru Whirligig Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum Hybrid White Freeway Daisy* Santohna cha Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* TURF Botanical Name Common Name Marathon Il Festuca Arund►nacea Dwarf Tall Fescue Turf A G Sod Farms Inc Elite Plus* Drought Tolerant Plants SRIGHTWATER SP CHP4 September 2007 422 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 LANDSCAPE ZONE 3 —Village Greens/Public Open Space TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoenix cunninghamiana King Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Brachychiton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cercis occidentalis Western Red Bud Cinnamomum camphora Camphor Tree Cocos plumosa Queen Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Eriobotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythrina coralloides Coral Tree Feijoa sellowiana Pineapple Guava F►cus florida Florida Fig F►cus nitida 'Green Gem'Indian Laurel Fig— Green Gem F►cus rub►ginosa Rustyleaf Fig Ginkgo biloba Maidenhair Lagerstroem►a species Crape Myrtle Lauris nobilis Grecian Laurel* Magnolia grandiflora Southern Magnolia and Samuel Sommers/Majestic Beauty Melaleuca nesophila Pink Melaleuca* Melaleuca quinquenerv►a Cajeput Tree* Metrosideros excelsus New Zealand Christmas Tree* Neodyps►s decary► Triangle Palm (UPS)* (Not to be used within 100 (close proximity) of natural areas) Phoenix canar►ensis Canary Island Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Phoenix dactylifera Date Palm (UPS) (Not to be used within 100 (close proximity) of natural areas) Podocarpus gracilior Fern Pine Prunus carohniana Carolina Laurel Cherry* Rhus integrifol►a Lemonade Berry* Rhus laurina Laurel Sumac* Tabebu►a chrysotricha Golden Trumpet Tree* Tabebu►a ►mpetiginosa Pink Trumpet Tree* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 423 J, CITY OF Ia UNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 OFFICE OF THE CITY CLERK JOAN L FLYNN CITY CLERK NOTICE OF ACTION Brightwater Specific Plan October 3 2007 Mr Ed Mountford Senior Vice President Hearthside Homes 6 Executive Circle Ste 250 Irvine CA 92614 APPLICANT Ed Mountford Hearthside Homes 6 Executive Circle Ste 250 Irvine CA 92612 REQUEST Negative Declaration No 06-02 To analyze the potential environmental impacts associated with the implementation of the proposed project Zoning Text Amendment No 06-01 A request to create the Brightwater Specific Plan (SP 15) Zoning Map Amendment No 06-01 A request to amend the City of Huntington Beach Zoning Map to 1) prezone with the Brightwater Specific Plan 105 235 acre portion of the Brightwater Development Plan (BDP) site presently located within an unincorporated portion of Orange County 2) prezone a 0 065 acre portion of the unincorporated area with Residential Low Density (RL) zoning for inclusion in the Sandover project and 3) rezone 0 365 acres of the subject property currently located with the City of Huntington Beach from RL to Brightwater Specific Plan Annexation No 06-01 A request to annex approximately 105 3 acre BDP into the City of Huntington Beach LOCATION Northeast corner of the Bolsa Chica Mesa and generally bounded by Los Patos Avenue to the north Warner Avenue to the northwest and the terminus of Bolsa Chica Street to the east PROJECT PLANNER Jason Kelley (Telephone 714 536 5227) On Monday October 1 2007 a public hearing was held to consider your request and the following action was taken by the Huntington Beach City Council 1) Approved Negative Declaration No 06-02 with Findings for Approval 2) Approved Zoning Text Amendment No 06-01 with Findings for Approval and adopted Resolution No 2007- 67, `A Resolution of the City Council of the City of Huntington Beach, California, Adopting Zoning Text Amendment No 06-01 by Creating the Bnghtwater Specific Plan (SP-15) to Apply to Real Property Bounded by Los Patos Avenue to the North Warner Avenue to the Northwest and the Terminus of Bolsa Chica Street to the East, 3) Approved Zoning Map Amendment No 06-01 with Findings for Approval and Approved for Introduction Ordinance No 3785, An Ordinance of the City of Huntington Beach Zoning and Subdivision Ordinance to Prezone the Bnghtwater Development Project Area Located in the County of Orange to the Brghtwater Specific Plan with Coastal Zone Overlay and Prezone 0 065 Acres Located in Orange County to Residential Low Density with Coastal Zone Overlay and Rezone 0 365 Acres Within the City of Huntington Beach From Residential Low Density with Coastal Zone Overlay to Bnghtwater Specific Plan with Coastal Zone Overlay(Zoning Map Amendment No 06-01 and 4) Recommend approval of Annexation No 06-01 to the Local Agency Formation Commission Ordinance No 3785 returns to the City Council for adoption on October 15 2007, and shall become effective immediately upon certification by the California Coastal Commission but not less than thirty (30) days after its adoption Enclosed are the Findings for Approval Action Agenda an executed copy of Resolution No 2007-67 and an unexecuted copy of Ordinance No 3785 If there are any further questions please contact Jason Kelley Associate Planner at (714) 374-1553 J n L Flynn City Clerk J F rl c Scott Hess Director of Planning Mary Beth Broeren Principal Planner Jason Kelley Senior Planner Attachments Findings for Approval - ZTA 06-01 and ZMA NO 06-01 Action Agenda for 10-1-07 Executed Copy of Resolution No 2007-67 Unexecuted Copy of Ordinance No 3785 FINDINGS FOR APPROVAL NEGATIVE DECLARATION NO 06-02, ZONING TEXT AMENDMENT NO 06-01, ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 FINDINGS FOR PROJECTS EXEMPT FROM CEQA 1 The Negative Declaration No 06-02 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 thirty (30) days Comments received during the comment period were considered by the City Council prior to action on Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 and Annexation No 06-01 2 There is no substantial evidence in light of the whole record before the City Council that the project will have a significant effect on the environment The Zoning Text Amendment Zoning Map Amendment and Annexation will not create any additional density or intensity of land use on the project site over that which was analyzed in Subsequent EIR No 551 and Addendum Subsequent EIR No 551 and Addendum also found that the change in services from Orange County providers to City providers that take place after annexation will not create undue burden on the City FINDINGS FOR APPROVAL - ZONING TEXT AMENDMENT NO 06-01 (BRIGHTWATER SPECIFIC PLAN) 1 The Specific Plan is consistent with the adopted Land Use Element of the General Plan and if in the coastal zone with the certified Local Coastal Program Land Use Plan and other applicable policies and is compatible with surrounding development The Specific Plan is consistent with the goals objectives policies general land uses and programs specified in the General Plan because the Specific Plan provides for a cohesive development of residential and habitat areas that is compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides community design standards for the future development of the remaining six homes and future additions alterations and replacements due to fire and the like that will ensure compatibility with surrounding development The Specific Plan area is located within unincorporated Orange County and therefore, is currently outside of the City s Local Coastal Program However, a Coastal Development Permit No 5-05-020 was issued by the California Coastal Commission for the Brightwater Development Project 2 The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved The Specific Plan contains development standards and architectural and landscape design guidelines that will apply to the development of the six additional residential lots within the Specific Plan and to future additions alterations and replacements due to the fire and the like that will ensure consistency with the high quality architectural and landscape design of the existing development and compatibility with surrounding development 3 Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Specific Plan The Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides for conservation of large habitat areas on the southern edge of the residential development that will preserve open space and provide views of Bolsa Chica area and the Pacific Ocean from the public trail area located at the northern portion of the habitat area The Specific Plan also provides for preservation of environmentally sensitive habitat that will provide a public benefit to the City of Huntington Beach and surrounding communities 4 The Specific Plan includes adequate provisions for utilities, services and emergency vehicle access and public service demands will not exceed the capacity of existing and planned systems The Specific Plan provides plans for all infrastructure including roadways and circulation grading and drainage plans and utilities that will serve the Specific Plan site as consistent with the Brightwater Development Project approved by Orange County and the California Coastal Commission The Specific Plan site is currently being developed with all necessary infrastructure that will be completed before annexation takes place As analyzed in Subsequent EIR No 551 the public service demands for the Specific Plan will not exceed the capacity of existing and planned systems including the transfer of services from Orange County to the City of Huntington Beach after annexation All public services, both before and after annexation will be adequately met by existing resources including fire police and emergency services Emergency access will be adequate for the Specific Plan area in that all streets within the site will be public to allow emergency vehicles access to the site In addition the Specific Plan area will not be gated FINDINGS FOR APPROVAL -ZONING MAP AMENDMENT NO 06-01 AND ZONING TEXT AMENDMENT NO 06-01 1 Zoning Map Amendment No 06-001 amending District Map No 34 to prezone a 105 3 acres as Brightwater Specific Plan (Specific Plan-15) with a Coastal Zone Overlay prezone approximately 0 065 acres as Residential Low Density with a Coastal Zone Overlay (RL-CZ) and rezone approximately 0 365 acres within the City from RL-CZ to SP-15-CZ and Zoning Text Amendment No 06-01 for the adoption of the Specific Plan are consistent with the goals objectives policies general land uses and programs specified in the General Plan because the Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides community design standards for the future development of the remaining six homes and future additions alterations and replacements due to fire and the like that will ensure compatibility with surrounding development 2 In the case of a general land use provision the zoning map amendment and Specific Plan are compatible with the uses authorized in and the standards prescribed for, the zoning district for which it is proposed The Brightwater Specific Plan provides single-family residential development that is consistent with existing single-family residential development adjacent to the north and east The rezoning and prezoning of the areas to be included with the Sandover project are consistent with the zoning of that area 3 A community need is demonstrated for the change proposed The Brightwater Specific Plan will provide standards that will be consistent with the BDP approved by Orange County and the California Coastal Commission thereby allowing the project site to be annexed into the City The development standards and community design guidelines contained in the Specific Plan will ensure that future development within the site will be compatible with surrounding existing development and maintain a high standard of design on the site 4 Its adoption will be in conformity with public convenience general welfare and good zoning practice The Specific Plan will provide standards for future development of the site that will maintain the existing character of the site and surrounding residential development The Specific Plan also provides for the continued management and maintenance of important habitat areas so that they will not become a financial burden to the City The Specific Plan also provides for a public trail along the northern portion of the large habitat area that will provide additional recreational opportunities to the City and surrounding communities MEETING ASSISTANCE NOTICE -AMERICANS WITH DISABILITIES ACT In accordance with the Americans with Disabilities Act the following services are available to members of our community who require special assistance to participate in City Council and Redevelopment Agency meetings If you require special assistance 72-hour prior notification will enable the city to make reasonable arrangements For American Sign Language interpreters a reader during the meeting and/or large print agendas please call Office of the City Clerk (714) 536-5227 To make arrangements for an assisted listening system (ALD) for the hearing impaired please contact the Sergeant at Arms at the meeting or the City Clerk (714) 536-5227 ACTION AGENDA CITY COUNCIL/REDEVELOPMENT AGENCY CITY OF HUNTINGTON BEACH MONDAY— OCTOBER 1, 2007 4 30 P M - Room B-8 6 00 P M - Council Chambers Civic Center 2000 Main Street Huntington Beach California 92648 4 00 P M - Room B-8 The City Clerk will recess the 4 00 P M portion of the Meeting to 4 30 P M due to an anticipated lack of quorum Council will reconvene in the Council Chambers at that time Call City Council/Redevelopment Agency Meeting to Order Roll Call Bohr Carchio Cook Coerper Green Hansen Hardy ALL PRESENT, HARDY ARRIVED AT 4 39 P M Pursuant to the Brown (Open Meetings) Act the City Clerk Announces Late Communications Received by Her Office Which Pertain to Items on the Study Session and Closed Session Portion of the Agenda (1) The Brown (Open Meetings)Act requires that copies of late communications submitted by City Councilmembers or City Departments are to be made available to the public at the City Council meeting (2) Late communications submitted by members of the public are to be made available to the public at the City Clerk s Office the morning after the Council meeting (Late Communications are communications regarding agenda items that have been received by the City Clerk s Office following distribution of the agenda packet) Study Session#1, Study Session#2 Public Comments Regarding 4 30 P M Portion of Council Meeting for Study Session and Closed Session Agenda Items ONE SPEAKER (4) October 1, 2007 -Council/Agency Agenda - Page 4 Presentation —Mayor Coerper to call on Huntington Beach Human Relations Task Force Chair Alan Chancellor to announce October as National Disability Employment Awareness Month B PUBLIC COMMENTS 18 SPEAKERS C-1 Council Committee/Appointments/Liaison Reports and All AB 1234 Disclosure Reporting (This is the opportunity for Councilmembers to make announcements regarding Council committees appointments or liaison reports and all individuals as appropriate to disclose any conferences training seminars etc attended at the agency s expense per Government Code §53232 3 (d)) (City Council) City Clerk Joan L Flynn submitted a report pursuant to AB1234 CITY CLERK JOAN L FLYNN ANNOUNCED REPORT RECEIVED FROM MAYOR PRO TEM DEBBIE COOK PURSUANT TO AB 1234 MAYOR COERPER GAVE LIAISON REPORT ON THE MARINE 311 ACTIVITIES C-2 City Administrator's Report—NONE C-4 City Attorney's Report of Litigation Filed—NONE D PUBLIC HEARING Anyone wishing to speak on an OPEN public hearing item is requested to complete the attached pink form and give it to the Sergeant at Arms located near the Speakers Podium D-1 (City Council) Public Hearing to Consider and Approve Negative Declaration No 06-02, Approve Zoning Text Amendment(ZTA) No 06-01 and Adopt Resolution No 2007-67, Approve Zoning Map Amendment(ZMA) No 06-01 and Approve for Introduction Ordinance No 3785, and, Approve Annexation No 06-01 to the Local Agency Formation Commission (LAFCO), as Requested by Hearthside Homes to Facilitate the Annexation of the Brightwater Development Project and Create the Brightwater Specific Plan (SP-15) Communication from the Director of Planning transmitting the following Statement of Issue NOTICE IS HEREBY GIVEN that on Monday October 1 2007 at 6 00 p m in the City Council Chambers 2000 Main Street Huntington Beach the City Council will hold a public hearing on the following planning and zoning items (5) October 1, 2007 -Council/Agency Agenda - Page 5 NEGATIVE DECLARATION NO 06-02/ZONING TEXT AMENDMENT NO 06-01/ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 (BRIGHTWATER SPECIFIC PLAN) Applicant Hearthside Homes (Ed Mountford) Request ND To analyze the potential environmental impacts associated with the implementation of the proposed project ZTA A request to create the Brghtwater Specific Plan (SP 15) ZMA A request to amend the City of Huntington Beach Zoning Map to 1) prezone with the Brghtwater Specific Plan 105 235 acre portion of the Bnghtwater Development Plan (BDP) site presently located within an unincorporated portion of Orange County 2) prezone a 0 065 acre portion of the unincorporated area with Residential Low Density (RL) zoning for inclusion in the Sandover project and 3) rezone 0 365 acres of the subject property currently located within the City of Huntington Beach from RL to Bnghtwater Specific Plan ANX A request to annex approximately 105 3 acre BDP into the City of Huntington Beach Location Northeast corner of the Bolsa Chica Mesa and generally bounded by Los Patos Avenue to the north Warner Avenue to the northwest and the terminus of Bolsa Chica Street to the east Project Planner Jason Kelley "PowerPoint presentation titled Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 Annexation No 06-01 Brghtwater Specific Plan is included in the agenda packet Planning Commission and Staff Recommended Action Motion to 1 Approve Negative Declaration No 06-02 with Findings for Approval AND 2 Approve Zoning Text Amendment No 06-01 with Findings for Approval and adopt Resolution No 2007-67 A Resolution of the City Council of the City of Huntington Beach Cal►foraia Adopting Zoning Text Amendment No 06-01 by Creating the Bnghtwater Specific Plan (SP-15) to Apply to Real Property Bounded by Los Patos Avenue to the North Warner Avenue to the Northwest and the Terminus of Bolsa Chica, Street to the East AND 3 Approve Zoning Map Amendment No 06-01 with Findings for Approval and Approve for Introduction Ordinance No 3785, An Ordinance of the City of Huntington Beach Zoning and Subdiv►sion Ordinance to Prezone the Bnghtwater Development Project Area Located in the County of Orange to the Bnghtwater Specific Plan with Coastal Zone Overlay and Prezone 0 065 Acres Located in Orange County to Residential Low Density with Coastal Zone Overlay and Rezone 0 365 Acres Within the City of Huntington Beach From Residential Low Density with Coastal Zone Overlay to Bnghtwater Specific Plan with Coastal Zone Overlay(Zoning Map Amendment No 06-01 AND Resolution No 2007 67 SHEET 1 OF 1 A PORTION OF LOT 18 OF TRAu f NO 17034 M M MID / 31-41 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE STATE OF CALIFORNIA ZONING AT BRIGHTWATER GREEN STREET ° Ct LOS PATOS AVENUE 0 0 CZ2 �r r'r iG 57 v v nnc 2-2- u' O L2 X5� N N COI\ Vol Vol 15 Vol Vol 15 ooJco / GOVEVIEW DRIVE — (PRIVATE STREET) Vol V o�F O 10, 9p �01 10+ Vol Vol A2 V01 5 - M oa LINE TABLE oc�SS��A0 S Fy�`f'G` N01 NOO 381NG 28 E DI 104N04E �Q F L2 N89'21 32 W 50 G5 a � � SCALE I = 40 FXP I2/31/07 � No 6486 * Tr',11; 9 TECHNOLOGY E EC HNO OGY DRIVE INC SL�lgTF17FCALIEOF`�\P _ IRVINE CA 92618 JAMES O STONES P L S G08G $tan$ec 949 923 6000 sta"Wcom V\projects\20423414 10\SURMAP\DWG\SYME0082 dwq 812512007 1 5024 PM PDT J N 2042 341410 DATE 5/28/07 Exhibit A-3 Resolution No 2007 67 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF PARCEL B OF LOT LINE ADJUSTMENT LL 02-07 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE STATE OF CALIFORNIA RECORDED OCTOBER 17 2005 AS INSTRUMENT NO 2005000832197 OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL B THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL B SOUTH 89 21 32 EAST 39 12 FEET THENCE TRAVERSING THE INTERIOR OF SAID PARCEL B THE FOLLOWING COURSES SOUTH 00 38 11 WEST 38 86 FEET SOUTH 89 20148 EAST 41 47 FEET TO THE EASTERLY LINE OF SAID PARCEL B CONTAININC 0 357 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGHTS-OF-WAY OF RECORD IF ANY NPLIANDS PREPARED BY STANTEC CONSULTING INC 05��� 0 STfjy�'AGF UNDER THE DIRECTION OF_ Exp 12/31/07 * No 6086 DAMES O STEINES P L S 6086 �T9jFOFCAL�Ea��\P AUGUST 28 2007 J N 2042 341410 \PROJECTS,20423414I0\SUR,\IAP\LEGALS\ZONE CHANGE 3 DOC Z OF I Exhibit A-4 Resolution No 2007 67 5HEET 1 OF 1 A PORTION OF PARCEL B OF L L A LL 02-07 O R 2005000832197 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE: 5TATE OF CALIFORNIA ZONING AT BRIGHTWATER N LY LINE PARCEL B 58�1'21 32 E 142 GO SHELBURNE ®RIVE (PRIVATE STREET) P O B 3912 NW LY CORNER �l A r OF PARCEL B R 0 No 3A L2 0 �\ �o O� 1A '( L0S N � 0 .1 � � e) o° cF LD z l 9 Lp1 COG � 13 4 8 N89'21 32 W 122 85 \,_O> 24 24 ti� O LOB (01 W 0 O � W {— I 0O o L0I boa m a �f z �2 Lp� boaNO Loy A �� you 1 Loy � E Loy 8 C M 8ao L0� K L0� 82 L01 eA �pNAI tANpS 0 STFj G'QG LINE TA13LE NO BEARING D15TANCE EXp 12/31/07 LI 500 38 11 W 38 BG No 6086 L2 58IT20 48 E 4147 * ~ OF }E P V STANTEC CONSULTING INC 5CALE 1 = 50 �J�j�' 19 TECHNOLOGY DRIVE IRVINE CA 92618 Stantec 949 923 6000 sdtmbK com JAME5 O 5TEINE5 P L 5 G08G V\Projects\2042341410\SURMAP\DWG\SYME0084 dwg 812BI2007 2 1341 PM PDT J N 2042 341410 DATE 8/28/07 Exhibit A-5 Resolution No 2007 67 Resolution No 2007 67 BRIGHTWATER SPECIFIC PLAN City of Huntington Beach SUBMITTED TO SUBMITTED BY CITY OF HEARTHSIDE HOMES, INC HUNTINGTON BEACH 6 Executive Circle, Suite 250 Planning Department Irvine, CA 92614 2000 Main Street Huntington Beach, CA 92648 Contact Contact Sandra Campbell, Planner Ed Mountford, Senior Vice President (714) 536-5250 (949) 250-7760 PREPARED BY FORMA Coastal Planning and Documentation 3050 Pullman Street X Costa Mesa CA 92626 Original Submittal July 27, 2006 Revised Submittal January 2007 Revised Submittal May 2007 Revised Submittal September 11 2007 s ORDINANCE NO 3785 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING DISTRICT MAP 34 (SECTIONAL MAP 29-5-11) OF THE HUNTINGTON BEACH ZONING AND SUBDIVISION ORDINANCE TO PREZONE THE BRIGHTWATER DEVELOPMENT PROJECT AREA LOCATED IN THE COUNTY OF ORANGE TO THE BRIGHTWATER SPECIFIC PLAN WITH COASTAL ZONE OVERLAY AND PREZONE 0 065 ACRES LOCATED IN ORANGE COUNTY TO RESIDENTIAL LOW DENSITY WITH COASTAL ZONE OVERLAY AND REZONE 0 365 ACRES WITHIN THE CITY OF THE HUNTINGTON BEACH FROM RESIDENTIAL LOW DENSITY WITH COASTAL ZONE OVERLAY TO BRIGHTWATER SPECIFIC PLAN WITH COASTAL ZONE OVERLAY (ZONING MAP AMENDMENT NO 06-01) WHEREAS pursuant to California State Planning and Zoning Law the Huntington Beach Planning Commission and Huntington Beach City Council have held separate duly noticed public hearings to consider Zoning Map Amendment No 06-01 which prezones the Bnghtwater development area to the Brghtwater Specific Plan with Coastal Zone Overlay("SP- 15 -CZ') and prezones 0 065 acres located in the County of Orange to Residential Low Density with Coastal Zone Overlay ( RL-CZ') and rezones 0 365 acres located within the RL-CZ zone to SP-15 CZ and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented the City Council has determined that the aforesaid amendment is proper and consistent with the General Plan NOW THEREFORE the City Council of the City of Huntington Beach does hereby ordain as follows SECTION 1 That the real property that is the subject of this ordinance is generally bounded by Los Patos Avenue to the North, Warner Avenue to the Northwest and the terminus of Bolsa Chica Street to the East, and is more particularly described in the legal description and map attached hereto as Exhibit A and incorporated herein by this reference SECTION 2 District Map 34 (Sectional Map 29-5-11) of the City of Huntington Beach Zoning and Subdivision Ordinance is hereby amended pursuant to Zoning Map Amendment No 06-01, which designates the zoning for the Brghtwater Development Project Area to Bnghtwater Specific Plan with Coastal Zone Overlay ( SP-I 5-CZ )as shown in Exhibit B,the amended Zoning Map attached hereto and incorporated herein by this reference SECTION 3 District Map 34 (Sectional Map 29-5-11)of the City of Huntington Beach Zoning and Subdivision Ordinance is hereby amended pursuant to Zoning Map Amendment No 06-01 to prezone 0 065 acres located within the County of Orange to Residential Low Density 07 1207/13843 Ordmance No 378� with Coastal Zone Overlay (`RL-CZ') as shown in Exhibit C amended Zoning Map, attached hereto and incorporated herein by reference SECTION 4 District Map 34 (Sectional Map 29-5-11)of the City of Huntington Beach Zoning and Subdivision Ordinance is hereby amended pursuant to Zoning Map Amendment No 06-01 to rezone 0 365 acres located within the City of Huntington Beach from Residential Low Density with Coastal Zone Overlay(`RL-CZ") to Bnghtwater Specific Plan with Coastal Overlay( SP-15-CZ ) as shown in Exhibit D and delineated on Exhibits A-3 and A-5 SECTION 5 This ordinance shall become effective immediately upon certification by the California Coastal Commission but not less than 30 days after its adoption PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of October, 7200 7 Mayor ATTEST APPROVED AS TO FORM City Clerk City Attorney �( ►2 REVIEWED AND APPROVED INITIATE AND APPROVED rty Add imstrator anni g bhector 07 1207/13843 2 Ordinance No 3785 Ordinance No 3785 Brightwater Legal Description In the unincorporated territory of the County of Orange State of California being a subdivision of the following portions of Parcel 2 of Certificate of Compliance No CC92-01 recorded September 2 1992 as Inst No 92-589755 of official records in the Office of the County Recorder of said County certain land described in Parcels 6 and 7 of the Deed to Metropolitan Water District of Southern California recorded February 22 1974 in Book 11080 Page 287 of said official records Exhibit A-1 Ordinance No 3785 EXHIBIT "A" ZONING AT BRIGHTWATER ThAT PORTION OF LOT 18 OF TRACT NO 17034 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANCE STATE OF CALIFORNIA PER MAP FILED IN BOOK 890 PAGES 31 THROUGH 41 INCLUSIVE OF MISCELLANEOUS MAPS IN THE OFFICE OF TAE COUNTY RECORDER OF SAID COUNTY LYING NORTHEASTERLY OF THE NORTHWESTERLY PROLONCATION OF THAT CERTAIN COURSE HAVING A BEARING AND DISTANCE OF NORTH 34 02 08 WEST 203 94 FEET IN THE NORTHEASTERLv BOUNDARY OF LOT H OF SAID TRACT No 17034 CONTAININC 0 005 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT P ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATI-ONS EASEMENTS AND RIGHTS-OF-WAY OF RECORD IF ANY S NN1. PREPARED BY STANTEC CONSULTING INC oS �S0 SJf �G1, UNDER THE DIRECTION OF �P J Exp 12/31/07 /V� * No 6086 * DAMES O STEINES P L S 45086 OF CA0O AUGUST 28 2007 J N 2042 341410 Fp—cc c vLAP LFGALS,70�E CF \G DGC 1 OF I Exhibit A-2 Ordinance No 3785 SHEET 1 OF 1 A PORTION Of LOT 18 Of TRA(,i NO 17034 M M 890 / 31-41 IN THE UNINCORPORATED TERRITORY Of THE COUNTY OF ORANGE STATE Of CALIFORNIA ZONING AT BRIGHTWATER Ct GREEN STREET LOS PATOS AVENUE 0 0 'R 0 {v;2 CT v Ir.57 � 1 03A L2 �9 �kcl NO N O� ti p�2 �01 o� GOVEVIEW DRIVE (PRNATE STREET) � 0 9v `C)l AZ LOB �' — r\M aq0 co I LINE TABLE Nt LAIUps NO BEARING a�o�kS��sO Y�FG� jl:::D!I!TANC-1 12 OSfG�s o L2 N8923W 0G5 SCALE 1 = 40 Exp 12/31/07 Na 6086 * `� 5TANTEC CONSULTING INC Jj9 �P CCA,-� (9 SL 19 TECHNOLOGY DR1\E lfOFCAtiEL` JAMES 0 TEINES PLS G08G $�Y1QeC -14(;9 61 9261E 23 CCOC „�,� V\pr0jecf_\204234te 0\5URWAP\DWG\SYME0082dwg 6/t6/200i 150t4 PM PDi JN 2042 341410 DATE 8/28/07 EXnlbit A-3 Ordmance No 3785 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF PARCEL B OF LOT LINE ADJUSTMENT LL 02 07 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE STATE OF CALIFORNIA RECORDED OCTOBER _7 2005 AS INSTRUMENT NO 2005000632197 OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL B THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL B SOUTH 89 21 32 EAST 39 12 FEET THENCE TRAVERSING THE INTERIOR OF SAID PARCEL B THE FOLLOWING COURSES SOUTH 00 38 11 WEST 38 86 FEET SOUTH 89 20 48 EAST 41 47 FEET TO THE EASTERLY LINE OF SAID PARCEL B CONTAININC 0 357 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGHTS-OF AAY OF RECORD IF ANY �pILAND S PREPARED BY STANTEC CONSULTING INC 0 SJE�U,p`F UNDER THE DIRECTION OF .- ExD 1131/07 No 6086 k * JAMES O STEINES P L S 6086 �T9jf OF AUGUST 28 2007 J N 2042 341410 TfMJECTS [ T IR\L,P LECALQO\E CttANGE DO( Exh-Lbit A-4 Ordinance No 3785 SHEET 1 OF 1 A PORTION OF PARCEL B OF L L A LL 02-07 OR 2005000832197 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE STATE OF CALIFORNIA ZONING AT 13RIGHTWATER N LY LINE PARCEL 6 58Y21 32 E 142 GO 5HELEIJRNE DRIVE (PRIVATE STREET) P OJB3 3912 NW LY CORNER OF PARCEL E3 NO Al C L 2 o O� NOyA \-0 a �O o t� 4 8 N89'21 32 W 122 85 Vol 24 24 o \-01 CD'7 w ,2 J� �O �" W OS O ~ W a- u I O N to a O 0 v'� o O\ 1 t311 Loy 9� �2 NO' A O� 1O \_01 aA qo i Ai 82 �o� s3� �ONAI LAND s LINE TABLE NO BEARING DISTARGE ExP 12/3a./07 Ll 500 38 11 W 38 8E No 6086 L2 58g20 48 E 4147 �19T \P STANTIEC FOF 1F Ord� 19 TECHNOLOGY'DPIVE INC SCALE 1 = 50 VE IRVINE CA 92618 Stantec 949 92-6000 JAMES O STONES P L S G08C V projects\204L34 470\5J&MAF\0WG\SYYE0084 dwo 8/[Elz001 2 13 41 PM P0t J N 2042 341410 DATE 8/28/07 Exhibit A-5 Ordinance No 3785 PREZONING MAP S Existing Residential Development Existing Residential Development lW ON Ld Ab A— — i L _ ra or❑ rt i "'� EX18bI19 o F Ei /-8arulaver a * Development tt o �teor+ 3 i ae..e..a.r°.Z'�S+�.r> �4a�♦ t s r-r, s"Zht1'i ITr '��t[�,� �i� , �y,� n F a v Q011 LEGEND © W01 TWATE R PROMM DOLMMY 1{4 ♦ 6eP PNOP08E0 WNMO MAP DMIGNATION 14 t 004 a par�iadM.AwWtwrel vor-111CD W A z 0 W BRIGHTWAmIrIER SPECIFIC PLAN (SP =15 WITH COASTAL ZONE OVERLAY Ordinance No 3785 Ordinance No 3785 PREZONING MAP Los Patos Avenue �R -s ��v � Cv Y—. Prezone to RL-CZ (Residential Low r � t w Density-Coastal V � a Zone Overlay) - if Tq 39 -e ^N W MS``Yes^ Prezone to RL-CZ (Residential Low Density-Coastal Zone Overlay) PREZONE TO RL-CZ (RESIDENTIAL LOW DENSITY- COASTAL ZONE OVERLAY) Ordinance No 3785 Ordmance No 3785 REZONING MAP Los Patos Avenue x ys halo n.X �� f 5 w� s co Rezone to SP-15-CZ 4 (Brightwater 1 v Specific Plan — a t b O Coastal Zone t xr, m Overlay ) r S*i *bvw Dr S REZONE TO SP-15-CZ (BRIGHTWATER SPECIFIC PLAN- COASTAL ZONE OVERLAID) I v "3 8.f WO✓A;t /A17nvau.400AJ Council/Agency Meeting Held D Deferred/Continued to P/7K�j Zf L ,� A proved ❑ Conditio ally A proved ❑ Denied Ci erk ignatur - 2= 6,d— - Council Meeting Date 10/1/2007 Department ID Number PL 07-32 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO HONORABLE MAYOR OUNCIL MEMBERS SUBMITTED BY PE LO�PEULBRETH-G)4PA CITY' ADMINISTRATOR PREPARED BY SCOTT HESS DIRECTOR OF PLANNINC�'0�"' SUBJECT APPROVE NEGATIVE DECLARATION NO 06-02 ZONING TEXT AMENDMENT NO 06-01 ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 (BRIGHTWATER SPECIFIC PLAN) Statement of Issue Funding Source Recommended Action Alternative Action(s) Analysis Environmental Status Attachment(s) Statement of Issue Transmitted for your consideration are Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 and Annexation No 06-01 which are requests by Hearthside Homes that will facilitate the annexation of the Brightwater Development Project that is currently under construction into the City of Huntington Beach Consistent with Local Agency Formation Commission (LAFCO) procedures these requests will prezone approximately 105 3 acres that are currently in the County of Orange with City of Huntington Beach zoning and create the Brightwater Specific Plan which will be the governing zoning document for the area This prezoning also includes Residential Low Density property adjacent to the Sandover project In addition to the prezoning the requests would rezone 0 365 acres currently in the City of Huntington Beach for inclusion in the Brightwater Specific Plan Both the Planning Commission and staff recommend approval of the requests because the Brightwater Specific Plan is consistent with Orange County and California Coastal Commissions approval of the Brightwater Development Project the annexation is consistent with the goals policies and objectives of the City of Huntington Beach General Plan and the pre-annexation agreement previously approved by the City Council and the annexation and creation of the Specific Plan will not result in any significant impacts to the City of Huntington Beach Funding Source Not applicable REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 Recommended Action PLANNING COMMISSION AND STAFF RECOMMENDATION Motion to A Approve Negative Declaration No 06-02 with findings for approval (ATTACHMENT NO 1) B `Approve Zoning Text Amendment No 06-01 with findings for approval (ATTACHMENT NO 1) and adopt Resolution No 2007-67, A Resolution of the City of Huntington Beach California Adopting Zoning Text Amendment No 06-01 by Creating the Brightwater Specific Plan (SP-15) to apply to real property bounded by Los Patos Avenue to the North Warner Avenue to the Northwest and the Terminus of Bolsa Chica Street to the East (ATTACHMENT NO 2) C Approve Zoning Map Amendment No 06-01 with findings for approval (ATTACHMENT NO 1) and adopt Ordinance No 3785 An Ordinance of the City of Huntington Beach Amending District Map 34 (Sectional Map 29-5-11) of the Huntington Beach Zoning and Subdivision Ordinance to Prezone the Brightwater Development Project Area located in the County of Orange to the Brightwater Specific Plan with Coastal Zone Overlay and Prezone 0 065 acres located in Orange County to Residential Low Density with Coastal Zone Overlay and Rezone 0 365 acres within the City of Huntington Beach from Residential Low Density with Coastal Zone Overlay to Brightwater Specific Plan with Coastal Zone Overlay (ATTACHMENT NO 3) and D Recommend Approval of Annexation No 06-01 to the Local Agency Formation Commission Planning Commission Action on September 11, 2007 THE MOTIONS MADE BY LIVENGOOD SECONDED BY SPEAKER TO APPROVE NEGATIVE DECLARATION NO 06-02 WITH FINDINGS AND TO APPROVE ZONING TEXT AMENDMENT NO 06-01 ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 WITH FINDINGS AND FORWARD TO THE CITY COUNCIL FOR ADOPTION CARRIED BY THE FOLLOWING VOTE AYES SHIER-BURNETT SPEAKER LIVENGOOD SCANDURA SHAW DWYER FARLEY NOES NONE ABSENT NONE ABSTAIN NONE MOTIONS PASSED G\RCAs\2007\PL 07 32 (Brightwater Specific Plan)doc 2 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 Alternative Action(s) The City Council may make the following alternative motion(s) 1 `Deny Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 and Annexation No 06-01 with findings for denial 2 `Continue Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 and Annexation No 06-01 and direct staff accordingly Analysis A PROJECT PROPOSAL Applicant Ed Mountford Senior Vice President Hearthside Homes 6 Executive Circle Suite 250 Irvine California 92614 Location Northeast corner of the Bolsa Chica Mesa bounded by Los Patos Avenue to the north Warner Avenue to the northwest and the terminus to Bolsa Chica Street to the east Negative Declaration No 06-02 provides an analysis of the potential environmental impacts associated with implementation of the proposed project The proposed project includes Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 and Annexation No 06-01 The Negative Declaration finds that the project will not result in a significant negative impact on the environment Zoning Text Amendment No 06-01 represents a request to create the Brightwater Specific Plan (SP-15) pursuant to Chapter 215 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) The Brightwater Specific Plan establishes land uses development standards design guidelines and procedures to regulate the property (ATTACHMENT NO 4) The Specific Plan area contains seven planning areas of which four are designated as Residential Development Areas and three designated as Habitat Preservation and Creation Areas At final buildout the Brightwater Specific Plan will result in a total of 355 (349 already approved by Orange County and six to be approved by the City) detached single-family residences Additionally the project will contain non-residential areas that include open space five internal parks a public trail system and native vegetation areas The subject property is currently under construction pursuant to County of Orange and California Coastal Commission approvals The Specific Plan encompasses a total of approximately 105 6 acres which is comprised of 67 5 acres for residential development and 37 1 acres for habitat area as follows (See Figure B in the Planning Commission Staff Report ATTACHMENT NO 6 7) G\RCAs\2007\PL 07 32 (Brightwater Specific Plan)doc 3 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 Development Area 7-2 The Sands is proposed to have 78 single-family homes on approximately 12 1 acres Minimum lot sizes will be 2 800 square feet in size Floor areas will range from 1 880 to 2 362 square feet in size There are three architectural plans for the Sands Development Area 7-3 The Trails is proposed to have 62 single-family homes on approximately 7 5 acres Minimum lot sizes will be 2 800 square feet in size Floor areas will range from 1 559 to 1,877 square feet in size There are three architectural plans for the Trails Development Area 7-4 The Cliffs is proposed to have 25 single-family homes on approximately 6 7 acres Minimum lot sizes will be 6 000 square feet in size Floor areas will range from 3 080 to 3 853 square feet in size There are four architectural plans for the Cliffs Development Area 7-2 The Breakers is proposed to have 190 single-family homes on approximately 42 5 acres Minimum lot sizes will be 4 700 square feet in size Floor areas will range from 3 080 to 3 853 square feet in size There are four architectural plans for the Breakers Planning Area 3A-1 consists of 29 2 acres designated for Native Grassland and Coastal Sage Scrub creation and restoration that is located along the southerly portion of the Specific Plan area This area also includes a public trail along the northern edge of the planning area Planning Area 313 is a five-acre Eucalyptus Environmentally Sensitive Habitat Area (ESHA) located at the southern-most edge of Planning Area 3A-1 that will be preserved and managed to provide perching roosting and nesting habitat for birds of prey Planning Area 7-1 is a 2 9-acre area designated for Southern Tarplant and Seasonal Pond Habitat Protection Area This area includes a 50-foot buffer area surrounding the existing Southern Tarplant populations and a buffer area for the seasonal pond The Brightwater Specific Plan was created to reflect the Brightwater Development Plan (BDP) as approved by Orange County and the California Coastal Commission with the exception of six additional home sites Two of the six additional home sites are currently designated as nonresidential lots within the BDP The other four sites currently cross the City/County boundary and cannot be developed until after annexation takes place The six additional homes were not included under the original 349 homes approved by Orange County and the California Coastal Commission but were included under the analysis contained in Subsequent EIR No 551 Construction of the six additional homes would require a separate coastal development permit(s) from the City The purpose of the Zoning Text Amendment to create the Brightwater Specific Plan is to provide standards for the control of the future design of the six additional homes as well as G\RCAs\2007\PL 07 32(Brightwater Specific Plan)doc -4 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 residential additions remodels replacements due to fire or other events for the homes currently under construction The Brightwater Specific Plan will also provide for a City zoning designation consistent with Orange County and California Coastal Commission approvals Zoning Map Amendment No 06-01 represents a request to amend the City s Zoning Map by 1) prezoning an 105 235 acre portion of the project site located in unincorporated Orange County with the Brightwater Specific Plan with a Coastal Zone overlay (SP-15-CZ) 2) prezoning 0 065 acres of the project site located in unincorporated Orange County with RL- CZ zoning and 3) rezoning a 0 365 acre portion of the project site currently located in the City and zoned RL-CZ with the Brightwater Specific Plan pursuant to Chapter 247 of the HBZSO The Zoning Map Amendment encompasses approximately 105 9 acres comprised of 105 3 acres of land located within unincorporated Orange County and approximately 0 6 acres located within the City of Huntington Beach Currently, the majority of the 105 3 acre portion of the site is being developed as the Brightwater Development Project pursuant to entitlements from Orange County and the California Coastal Commission (CCC) which included the Brightwater Amended Master Site Plan/Area Plan approved on October 5 2005 and Coastal Development Permit (CDP) No 5-05-020 issued on December 15 2005 The remaining 0 6 acres of the project site currently located within the City and zoned RL- CZ are located within an undeveloped area between the BDP and the existing Sandover project area and as such were not included under the Orange County and CCC approvals (See Figure A in the Planning Commission staff report ATTACHMENT NO 6 6) An approximately 0 365 acre area is proposed to be rezoned and incorporated into the Brightwater Specific Plan area whereas the remaining 0 230 acres will remain RL-CZ zone This remaining area combined with the 0 065 acres that will be prezoned RL-CZ will allow for an additional unit to be constructed in the Sandover Project area subject to required entitlements The applicants purpose for the Zoning Map Amendment request is to allow for the prezoning of the site as required by Orange County LAFCO before the City begins annexation proceedings with LAFCO The prezoning and rezoning requests are also required for the applicant to develop one additional lot within the Sandover project area and six additional residential lots within the Specific Plan area Annexation No 06-01 represents a request by the applicant to annex approximately 105 3 acres of land located within an unincorporated area of Orange County into the City in phases as homes are built and consistent with the Pre-Annexation Agreement between the City and Hearthside Homes The portion of the site located within Orange County is proposed to be prezoned in accordance with LAFCO procedures that require prezoning to be established on the site before an annexation application is acted on by LAFCO The requested annexation will allow for more efficient provisions of services to the site by the City of Huntington Beach G\RCAs\2007\Pl-07 32 (Brightwater Specific Plan)doc 5 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 B BACKGROUND The Brightwater Development Project and the subject property have an extensive history This background section first briefly summarizes the current approvals by the County of Orange the California Coastal Commission and LAFCO for the project that is under construction Second this section summarizes recent previous actions by the City of Huntington Beach City Council as they pertain to the annexation request Orange County and Cahfornia Coastal Commission Approvals — County of Orange approved the Bolsa Chica Planned Community Program on February 3 1998 which establishing the zoning for the site — Subsequent Environmental Impact Report (EIR) No 551 was certified by Orange County on July 22 2002 — California Coastal Commission approved CDP No 5-05-020 on April 14 2005 and issued the permit on December 15 2005 CDP No 5-05-020 was approved for Vesting Tentative Tract Map (VTTM) No 15460 for the subdivision and development of the 105 3 acre BDP area located within the Coastal Zone into 349 single-family residential lots on 67 9 acres and 37 1 acres of habitat restoration and public trail area — County of Orange approved the Brightwater Master Site/Area Plan and Project Site Plans on October 5 2005 reflecting the Coastal Commission changes requested under CDP No 5-05-020 — The County of Orange approved an Addendum to Subsequent EIR No 551 on October 5 2005 to cover the amended site plans that reflected the conditions of approval imposed by the California Coastal Commission under CDP No 5-05- 020 — County of Orange approved Revised Tentative Tract Map No 15460 on October 18 2005 also reflecting the revisions requested by the Coastal Commission under CDP No 5-05-020 The second revision to VTTM No 15460 was approved by the County on June 14 2006 and the third revision was approved on June 12 2007 — Out-of-Area Service Agreement (OASA) approved by LAFCO for the provision of water and sewer services by the City of Huntington Beach to the BDP before annexation City of Huntington Beach Approvals — Pre-Annexation Agreement with Signal Landmark (Hearthside Homes) approved by the City Council on December 12 2005 — Property Tax Sharing Resolution between the City and the County of Orange approved by the City Council on June 5 2006 (The County s was approved on May 23 2006 ) G\RCAs\2007\PL 07 32 (Brightwater Specific Plan)doc 6 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 C PLANNING COMMISSION MEETING AND RECOMMENDATION The Planning Commission held a Study Session on the project on August 28 2007 Several Commissioners inquired about the plant palette and the fact that some non-native plants were allowed and the types of control measures that would be taken to ensure protection of the ESHAs It was explained by staff that the Specific Plan plant palette reflects the plant palette approved by the California Coastal Commission under CDP No 5-05-020 and any changes to the plant palette would require an amendment to the CDP The Specific Plan plant palette includes restrictions on the rear yards of residential lots adjoining the Native Grasslands/CSS habitat area to ensure compatibility with the habitat and identifies a series of landscape zones with detailed plant lists for each Zones A B and C correspond with the required fuel modification zones identified in the Habitat Management Plan approved by the Coastal Commission The Brightwater Maintenance Corporation (BMC) will be responsible for the continued maintenance of the habitat areas once they are completed to the CCC s satisfaction The CC&Rs contain provisions that allow the CCC to monitor compliance with the Habitat Management Plan by the BMC after completion of the initial establishment period and if necessary to take action if the project falls out of compliance with the long- term maintenance requirements On September 11 2007 the Planning Commission held a public hearing on the proposed project The applicant spoke in favor of the project One person representing the Bolsa Chica Land Trust recommended that the proposed annexation include the lower bench of the Bolsa Chica Mesa and that the Specific Plan clearly state that parking in the development will be open to the public The speaker also distributed photos regarding the pad elevations along Los Patos Drive and raised concerns about the future development of Lot 7 (as depicted on Figure A) In response to Commission questions staff explained that the City Council had previously directed staff to begin analyzing annexation of the lower bench and the wetlands in the coming fiscal year and that any development on Lot 7 would be subject to approval of a coastal development permit i e that approval of the zoning map amendment and zoning text amendment was not a grant of approval for development on that lot During discussion several Commissioners asked questions relating to the continued management of the habitat areas similar to the issues identified in the Study Session as described above The Commission also inquired if the project could be gated in the future and if additional parking could be provided at the trailhead The applicant also reported that signage is being installed that provides information regarding use restrictions and code sections i e no bikes on the public trail The Commission inquired about whom is responsible for ensuring the HOA maintains the BMPs related to water quality Staff responded that Public Works will perform annual inspections to ensure compliance The Planning Commission voted to approve the requests and recommend approval to the City Council with the addition of language to clearly state that the streets/parking were open to the public As presented to the Planning Commission the Specific Plan indicated that streets/parking were available to residents and guests The revised Specific Plan pages are included in ATTACHMENT NO 4 (pgs 2-10 and 2-24 — 2 27) G\RCAs\2007\PL 07 32(Brightwater Specific Plan)doc 7 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL. 07-32 D STAFF ANALYSIS AND RECOMMENDATION There are three major topics that are Included under the analysis section for the proposed project The topics Include land use compatibility of the proposed project with surrounding land uses the proposed annexation and compatibility of the Specific Plan with City zoning standards The analysis of the Specific Plan and City zoning is based on the detailed discussion comparing the Brightwater Specific Plan standards with City zoning that is presented under the Issues section of the September 11 2007 Planning Commission staff report (ATTACHMENT NO 6) Land Use Compatibility The Brightwater Specific Plan was developed to reflect the Brightwater Development Project approved by Orange County and the California Coastal Commission Except for six homes the Brightwater Specific Plan area will be constructed before project implementation The Specific Plan land use plan clusters the residential lots at the northerly portion of the site and designates a large habitat area along the portion of the site adjacent to the Bolsa Chica area The residential lots are adjacent to existing single-family development on the north and east of the project site The Native Grassland and Coastal Sage Scrub habitat area is adjacent to the southerly and westerly edge of the residential development where it provides a buffer between the residential lots within the Specific Plan and the environmentally sensitive Bolsa Chica area to the south The Specific Plan land use plan is therefore compatible with surrounding existing development and the Bolsa Chica area The proposed prezoning of the area between the Sandover project and the Brightwater Specific Plan area in order to allow an additional lot within Sandover is also compatible with the adjacent land uses The RL-CZ zone proposed for this area is the same zoning designation as the existing residential lots within the Sandover project Annexation The City s General Plan requires the preparation of an Annexation Feasibility Study to determine whether the proposed annexation is compatible with City land uses whether the proposed annexation has the ability to provide economic benefit to the City and whether the proposed annexation would place an undue or excessive burden on the City and/or School Districts ability to provide public services for the site As discussed above the proposed annexation area is compatible with City land uses in the area Regarding economic benefit the City prepared the Warner Mesa Annexation Study (provided as an attachment to the Planning Commission Staff Report) to analyze whether annexation of the Brightwater Development Project would create a financial burden on the City The City Council reviewed this Study at its September 19 2005 Study Session The report determined that annexation after development of the BDP would result in revenues that will exceed expenditures for the City Based on the report the City Council approved a pre-annexation agreement with Signal Landmark (Hearthside Homes) on December 12, 2005 G\RCAs\2007\PL 07 32(Brightwater Specific Plan)doc 8 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 The Specific Plan area is presently served by the Huntington Beach Union High School and the Ocean View School Districts both of which will be able to adequately continue to serve the site after annexation The potential impacts on the City s Fire and Police Departments services were analyzed within Subsequent EIR No 551 and Addendum The environmental documents concluded that the site would be adequately served by existing resources within both departments After the City Council takes action on the proposed annexation Hearthside Homes will forward the action to LAFCO LAFCO already has received copies of the pre-annexation agreement and the tax sharing agreement resolutions of both the City and the County The City and County will also enter into a Cooperative Processing Agreement which will detail the interaction of the two agencies as it pertains to the transfer of building permit information once the County finishes inspections and prior to occupancy be granted for the units LAFCO staff will then schedule the proposed annexation for Commission consideration which is expected to occur prior to the end of this year LAFCO will then forward the appropriate information to the State Board of Equalization and the County of Orange Assessors Office Specific Plan The Specific Plan residential Planning Areas are comparable with City zoning standards for low density residential small lot residential and town lot residential Some minor differences occur between the Specific Plan and the comparable City zoning districts particularly with regards to setbacks However the Specific Plan compensates for these differences by providing a large amount of habitat area that will remain as open space The habitat areas provide amenities to the City through preservation of a large amount of open space and provision of the public trail along the northern edge of the Native Grasslands/CSS area that allows hikers views of the Pacific Ocean and Bolsa Chica wetlands Maintenance and management of the habitat areas will become the responsibility of the Brightwater Maintenance Corporation the master homeowners association after the homes are constructed and the initial habitat establishment periods are completed by the applicant In addition the California Coastal Commission is responsible for ensuring project compliance with the Brightwater Habitat Management Plan that was developed to implement the Special Conditions contained in CDP No 5-50-020 The Specific Plan includes infrastructure plans including grading and drainage water sewage and storm drain systems and a roadways and circulation plan for the Brightwater development that are consistent with the development as approved under Orange County and the California Coastal Commission As the project will be annexed in phases as homes are constructed all of the infrastructure will be in place before implementation of the project SP-15 contains standard street sections (40 foot-wide right-of-way for the main roadway (Brightwater Drive) and narrower streets (36-foot-wide right-of-way) for local residential streets These street standards are slightly smaller than the City s local street widths However the project provides for the installation of sprinklers within all homes in the Specific Plan area All of the streets will be public G\RCAs\2007\PL 07 32 (Brightwater Specific Plan) doc 9 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 Both the Planning Commission and Staff recommend that City Council approve Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06- 01 and Annexation No 06-01 because the Brightwater Specific Plan is consistent with Orange County and California Coastal Commissions approval of the Brightwater Development Project the annexation is consistent with the goals policies and objectives of the City of Huntington Beach General Plan and the pre-annexation agreement previously approved by the City Council and the annexation and creation of the Specific Plan will not result in any significant impacts to the City of Huntington Beach Strategic Plan Goal The proposed project is consistent with the following two Strategic Plan goals F-2 Fully understand the financial implications of financial decisions before they are made and recognize and disclose fiscal impacts of the pension crisis L-3 Preserve the quality of our neighborhoods maintain open space and provide for the preservation of historic neighborhoods The potential fiscal impacts of the proposed annexation have been analyzed The fiscal study concludes that annexation will result in a net benefit to the City The proposed Specific Plan consistent with approvals by the County and the California Coastal Commission is compatible with the surrounding area and preserves and enhances over 37 acres of open space Environmental Status Staff has reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed project Subsequently draft Negative Declaration No 06-02 (ATTACHMENT NO 5) was prepared pursuant to Section 240 04 of the HBZSO and the provisions of the California Environment Quality Act (CEQA) The Environmental Board was notified of the Negative Declaration but did not issue a comment letter The Planning Department advertised draft Negative Declaration No 06-02 for thirty (30) days beginning on August 7 2007 and ending on September 6 2007 A total of five comment letters were received by the City during the public review period (ATTACHMENT NO 5) The comment letters addressed the following issues • Public access and provision of public parking on the interior streets within the Specific Plan area • Specific Plan landscape pallet as it relates to those areas located between the residential and habitat portions and the ability to prevent invasive species within the habitat areas of the Specific Plan ■ Impacts to hazards and hazardous substances from project implementation • Potential for cultural resources on the site to be impacted by the proposed project G\RCAs\2007\PL 07 32 (Brightwater Specific Plan) doc 10 9/17/2007 3 25 PM REQUEST FOR ACTION MEETING DATE 10/1/2007 DEPARTMENT ID NUMBER PL 07-32 ■ Responsibility for the continued protection and maintenance of the environmentally sensitive habitat areas contained in the Specific Plan ■ Impacts from lighting Installed by homeowners on the habitat areas ■ Potential for the proposed project to Impact oil wells on and near the project site ■ Protection of existing biological resources as it relates to the proposed project and ■ Provision of water services to the annexation area A Response to Comments and Errata were prepared by staff addressing the issues identified in the five letters and is included with the attached Draft Negative Declaration Prior to any action on Zoning Text Amendment No 06-01/Zoning Map Amendment No 06- 01/Annexation No 06-01 it is necessary for the City Council to review and act on Negative Declaration No 06-02 Staff in its initial study of the project is recommending that the negative declaration be approved with findings Attachment(s) City Clerk's Page Number . Description 1 Suggested Findings for Approval — ND No 06-02 ZTA No 06-01 and ZMA No 06-01 2 Resolution No 2007-67 A Resolution of the City of Huntington Beach California, Adopting Zoning Text Amendment No 06-01 by Creating the Brightwater Specific Plan (SP-15) to apply to real property bounded by Los Patos Avenue to the North Warner Avenue to the Northwest and the Terminus of Bolsa Chica Street to the East 3 Ordinance No 3785 An Ordinance of the City of Huntington Beach Amending District Map 34 (Sectional Map 29-5-11) of the Huntington Beach Zoning and Subdivision Ordinance to Prezone the Brightwater Development Project Area located in the County of Orange to the Brightwater Specific Plan with Coastal Zone Overlay and Prezone 0 065 acres located in Orange County to Residential Low Density with Coastal Zone Overlay and Rezone 0 365 acres within the City of Huntington Beach from Residential Low Density with Coastal Zone Overlay to Brightwater Specific Plan with Coastal Zone Overlay 4 Legislative Draft Brightwater Specific Plan (SP-15) dated September 2007 and Appendices with amended pages as recommended by the Planning Commission and staff 5 Draft Negative Declaration No 06-02 Response to Comments and Errata 6 Planning Commission Staff Report dated September 11 2007 7 Power Point Presentation RCA Authors Kelley/Broeren G\RCAs\2007\PL 07 32 (Brightwater Specific Plan)doc 11 9/17/2007 3 25 PM ATTACHMENT # 1 PLANNING COMMISSION AND STAFF RECOMMENDATION SUGGESTED FINDINGS FOR APPROVAL NEGATIVE DECLARATION NO 06-02, ZONING TEXT AMENDMENT NO 06-01, ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 SUGGESTED FINDINGS FOR PROJECTS EXEMPT FROM CEQA 1 The Negative Declaration No 06-02 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 thirty (30) days Comments received during the comment period were considered by the City Council prior to action on Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 and Annexation No 06-01 2 There is no substantial evidence in light of the whole record before the City Council that the project will have a significant effect on the environment The Zoning Text Amendment Zoning Map Amendment and Annexation will not create any additional density or intensity of land use on the project site over that which was analyzed in Subsequent EIR No 551 and Addendum Subsequent EIR No 551 and Addendum also found that the change in services from Orange County providers to City providers that take place after annexation will not create undue burden on the City SUGGESTED FINDINGS FOR APPROVAL -ZONING TEXT AMENDMENT NO 06-01 (BRIGHTWATER SPECIFIC PLAN) 1 The Specific Plan is consistent with the adopted Land Use Element of the General Plan and if in the coastal zone, with the certified Local Coastal Program Land Use Plan and other applicable policies and is compatible with surrounding development The Specific Plan is consistent with the goals, objectives policies, general land uses and programs specified in the General Plan because the Specific Plan provides for a cohesive development of residential and habitat areas that is compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides community design standards for the future development of the remaining six homes and future additions alterations and replacements due to fire and the like that will ensure compatibility with surrounding development The Specific Plan area is located within unincorporated Orange County and therefore, is currently outside of the City s Local Coastal Program However a Coastal Development Permit No 5-05-020 was issued by the California Coastal Commission for the Brightwater Development Project 2 The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved The Specific Plan contains development standards and architectural and landscape design guidelines that will apply to the development of the six additional residential lots within the Specific Plan and to future additions, alterations and replacements due to the fire and the like that will ensure consistency with the high quality architectural and landscape design of the existing development and compatibility with surrounding development 3 Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Specific Plan The Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides for conservation of large habitat areas on the southern edge of the residential development that will preserve open space and provide views of Bolsa Chica area and the Pacific Ocean from the public trail area located at the northern portion of the habitat area The Specific Plan also provides for preservation of environmentally sensitive habitat that will provide a public benefit to the City of Huntington Beach and surrounding communities 4 The Specific Plan includes adequate provisions for utilities services and emergency vehicle access and public service demands will not exceed the capacity of existing and planned systems The Specific Plan provides plans for all infrastructure including roadways and circulation grading and drainage plans and utilities that will serve the Specific Plan site as consistent with the Brightwater Development Project approved by Orange County and the California Coastal Commission The Specific Plan site is currently being developed with all necessary infrastructure that will be completed before annexation takes place As analyzed in Subsequent EIR No 551 the public service demands for the Specific Plan will not exceed the capacity of existing and planned systems including the transfer of services from Orange County to the City of Huntington Beach after annexation All public services both before and after annexation will be adequately met by existing resources including fire police and emergency services Emergency access will be adequate for the Specific Plan area in that all streets within the site will be public to allow emergency vehicles access to the site In addition the Specific Plan area will not be gated SUGGESTED FINDINGS FOR APPROVAL - ZONING MAP AMENDMENT NO 06-01 AND ZONING TEXT AMENDMENT NO 06-01 1 Zoning Map Amendment No 06-001 amending District Map No 34 to prezone a 105 3 acres as Brightwater Specific Plan (Specific Plan-15) with a Coastal Zone Overlay prezone approximately 0 065 acres as Residential Low Density with a Coastal Zone Overlay (RL-CZ) and rezone approximately 0 365 acres within the City from RL-CZ to SP-15-CZ and Zoning Text Amendment No 06-01 for the adoption of the Specific Plan are consistent with the goals objectives policies general land uses and programs specified in the General Plan because the Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides community design standards for the future development of the remaining six homes and future additions, alterations and replacements due to fire and the like that will ensure compatibility with surrounding development 2 In the case of a general land use provision the zoning map amendment and Specific Plan are compatible with the uses authorized in and the standards prescribed for the zoning district for which it is proposed The Brightwater Specific Plan provides single-family residential development that is consistent with existing single-family residential development adjacent to the north and east The rezoning and prezoning of the areas to be included with the Sandover project are consistent with the zoning of that area 3 A community need is demonstrated for the change proposed The Brightwater Specific Plan will provide standards that will be consistent with the BDP approved by Orange County and the California Coastal Commission thereby allowing the project site to be annexed into the City The development standards and community design guidelines contained in the Specific Plan will ensure that future development within the site will be compatible with surrounding existing development and maintain a high standard of design on the site 4 Its adoption will be in conformity with public convenience general welfare and good zoning practice The Specific Plan will provide standards for future development of the site that will maintain the existing character of the site and surrounding residential development The Specific Plan also provides for the continued management and maintenance of important habitat areas so that they will not become a financial burden to the City The Specific Plan also provides for a public trail along the northern portion of the large habitat area that will provide additional recreational opportunities to the City and surrounding communities ATTACHMENT #2j RESOLUTION NO 2007-67 A RESOLUTION OF THE CITY COUNCIL OF THE CI`I Y OF HUNTINGTON BEACH, CALIFORNIA, ADOPTING ZONING TEXT AMENDMENT NO 06-01 BY CREATING THE BRIGHTWATER SPECIFIC PLAN(SP-15) TO APPLY TO REAL PROPERTY BOUNDED BY LOS PATOS AVENUE TO THE NORTH, WARNER AVENUE TO THE NORTHWEST AND THE TERMINUS OF BOLSA CHICA STREET TO THE EAST WHEREAS pursuant to the State Planning and Zoning Law, the Huntington Beach Planning Commission and the Huntington Beach City Council have held separate public hearings relative to Zoning Text Amendment No 06-01, wherein both bodies have carefully considered all information presented at said hearings, and after due consideration of the findings and recommendations of the Planning Commission and all evidence presented to the City Council the City Council finds that such zone change is proper and consistent with the General Plan NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows 1 The real property bounded by Los Patos Avenue and Warner Avenue and Bolsa Chica Street, and more particularly described in the legal description and sketch collectively attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein, is hereby designated as Brightwater Specific Plan(SP-15) 2 The Brightwater Specific Plan attached hereto as Exhibit B and incorporated by this reference as though fully set forth herein is hereby adopted and approved PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 1st day of October, 2007 ayo REVIEWED AND APPROVED APPROVED AS TO FORM -� f\VN C y Adn imstrator (C3i'%Attto6ey I t (9� INITIAT D A D APP VED Planet g Director 07 1207/13838 Resolution No 2007 67 Resolution No 2007 67 Brightwater Legal Description In the unincorporated territory of the County of Orange State of California being a subdivision of the following portions of Parcel 2 of Certificate of Compliance No CC92-01 recorded September 2 1992 as Inst No 92-589755 of official records in the Office of the County Recorder of said County certain land described in Parcels 6 and 7 of the Deed to Metropolitan Water District of Southern California recorded February 22 1974 in Book 11080 Page 287 of said official records Exhibit A-1 Resolution No 2007 67 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF LOT 18 OF TRACT NO 17034 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE STATE OF CALIFORNIA PER MAP FILED IN BOOK 890 PAGES 31 THROUGH 41 INCLUSIVE OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, LYING NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THAT CERTAIN COURSE HAVING A BEARING AND DISTANCE OF NORTH 34 0210811 WEST 203 94 FEET' IN THE NORTHEASTERLY BOUNDARY OF LOT H OF SAID TRACT No 17034 CONTAINING 0 005 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGHTS-OF-WAY OF RECORD IF ANY �pNAL�NDSG PREPARED BY STANTEC CONSULTING INC 0 STf 'pGF UNDER THE DIRECTION OF C 1Q J' Exp 12/31/07 f� C JAMES 0 STEINES P L S 6086 �T9T£OFCAL�Fp AUGUST 28 2007 J N 2042 341410 v\PRO)ECTS404 741410kSURMAMEGALS20NE CFLANGE I DOC Exhibit A-2 Resolution No 2007 67 5HEET 1 OF 1 A PORTION OF LOT 18 OF TRAY f NO 17034 M M 890 / 31-41 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANGE STATE OF CALIFORNIA ZONING AT BRIGHTWATER CL GREEN STREET i ° CL L05 PAT05 AVENUE 0 0 IV v RAG L2 cr NO t) a b O �5 � 0�p / CL GOVEVIEW DRIVE — (PRIVATE STREET) ptil, ^ lJ `JO l0�pG 9F I �p� 1q �p �- 0 �p1 AZ �p� l ,0 I LINE TABLE PO S FSG?� rO BEARING Lll NOO 35 25 E DI 104N04E I - �Q Fcp o L2 N89'21 32 W 50 G5 SCALE 1 = 40 Exp 12/31/07 * Na 6086 \P o T.0- STANTEC CONSULTING INC sL 19 TECHNOLOGY DRIVE 9TFOF0pL1E�F JAMES O STEINES P L S GO — IRVINE CA 92618 SG $t8I1teC 949 923 6000 stanbK roan V\projects\2042341410\SURMAP\DWG\SYME0082dwg 812812007 15024 PM POT JN 2042 341410 DATE 5/28/07 Exhibit A-3 Resolution No 2007 67 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF PARCEL B OF LOT LINE ADJUSTMENT LL 02-07 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE STATE OF CALIFORNIA RECORDED OCTOBER 17 2005 AS INSTRUMENT NO 2005000832197 OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL B THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL B SOUTH 89 211321 EAST 39 12 FEET THENCE TRAVERSING THE INTERIOR OF SAID PARCEL B THE FOLLOWING COURSES SOUTH 00 38111" WEST 38 86 FEET SOUTH 89 20148 EAST 41 47 FEET TO THE EASTERLY LINE OF SAID PARCEL B CONTAINING 0 357 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGHTS-OF-WAY OF RECORD IF ANY �pIIAND PREPARED BY STANTEC CONSULTING INC �S���SO STEjy f'yG�y� UNDER THE DIRECTION OF Fxp 12J31/O7 * No 6086 JAMES 0 STEINES P L S 6086 �l9jFOFCA��F� AUGUST 28 2007 J N 2042 341410 \PROJECTS,2042341410\SUR.W.P\LEGALS\ZONE CHANGE 3 DOC 1 OP 1 Exhibit A-4 Resolution No 2007 67 5HEET 1 OF 1 A PORTION OF PARCEL B OF L L A LL 02-07 OR 2005000832197 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE 5TATE OF CALIFORNIA ZONING AT BRIGHTWATER N LY LINE PARCEL s 5HELBURNE DRIVE (PRIVATE 5TREET) 58W21 32 E 142 GO F O B 3912 NW LY CORNER OF PARCEL B N� ,��p3� L2 0 S Lo � go �� p\ 15 0 �� Z l COG I 9 '( 4 8 1� N89'21 32 W 122 85 �.� 24 24 ti� O I �o� p 17c, �o \ 01 c ��c O 12 o O 01 boa > l p�0 Loy GQ% ,o o� `off $ q0 M a S�pNAt LANOSG S LINE TABLE TFj 'pG 4FJ,``�� NO BEARING DISTANCE Exp 12/31/07 Ll 500 38 11 W 38 8G L2 58cr20 48 E 4147 * No 6086 �V;lj N42 _ /9lF�f 1F � STANTEC CONSULTING INC 50ALE 1 — 50 IR TECHNOLOGY DRIVE IRVINE CA 92618 Stdntec 949 923 6000 sUnoec con JAME 5 0 5TEINE 5 P L 5 G08G V\projects\2042341410\SURMAP\DWG\SYME0084 dwg 812812007 2 13 41 PM PDT J N 2042 341410 DATE B/28/07 Exhibit A-5 Resolution No 2007 67 B R I G H T W A T E � 9 c R 7 b A M v nneam mmnea ®nnn I i T H E B R E A K E R S T H E C L I F F S [ H A M P 1 0 N [ C R A ! C S M A N i "II �f °eee171ee Y! eH il c an tee ®e sea Bs aae'rf, eae see ss ■s ME a �uIgo n ®ea n y"S"i Jul T H E T R A I L S T H E S A N D S ( c O 1 1 A C L ) ( T R A a [ r 1 O N I i CITY OF HUNTINGTON BEACH CALIFORNA BRIGHTWATER SPECIFIC PLAN City of Huntington Beach SUBMITTED To SUBMITTED BY CITY OF HEARTHSIDE HOMES, INC HUNTINGTON BEACH 6 Executive Circle, Suite 250 Planning Department Irvine, CA 92614 2000 Main Street Huntington Beach, CA 92648 Contact Contact Sandra Campbell, Planner Ed Mountford, Senior Vice President (714) 536-5250 (949) 250-7760 PREPARED BY FORMA Coastal Planning and Documentation 3050 Pullman Street X Costa Mesa CA 92626 Original Submittal July 27, 2006 Revised Submittal January 2007 Revised Submittal May 2007 Revised Submittal September 11 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 1 INTRODUCTION 1 1 Location and Existing Conditions 1 1 1 2 Project Area Background 1-5 1 3 Planning Area Terminology Carried Over From Preceding Entitlements and Certified EIRs 1-6 14 Land Use Plan and Zoning Designations 1-8 15 Purpose and Intent of Brightwater Specific Plan 1-11 1 6 Authority for and Scope of Specific Plan 1-12 1 7 Previous County of Orange Approvals of Brightwater 1-13 18 Previous California Coastal Commission Approvals 1-14 1 9 Consistency of Brightwater Specific Plan with Coastal Development Permit No 5-05-020 1-14 1 10 Consistency with California Environmental Quality Act (CEQA) 1-15 1 11 Relationship of Brightwater Specific Plan to Previously-Approved Sandover Project (Tract No 15734) 1-16 1 12 Consistency to Huntington Beach General Plan and Zoning and Subdivision Ordinance 1-16 1 13 Organization of Specific Plan and Appendices 1-17 2 DEVELOPMENT PLAN 21 Land Use Plan 21 22 Master Development Plan 2 2 1 Master Improvements 2 3 2 2 2 Residential Construction 23 23 Roadways and Circulation Plan 2 3 1 Regional Access and Internal Roadways 2-7 2 3 2 Warner Avenue Intersection Improvements 2-7 2 3 3 Warner Avenue Entry 2-7 2 3 4 Bolsa Chica Street Entry 2-10 2 3 5 Internal Roads 2-10 24 Grading and Drainage Plan 2 4 1 Master Grading Plan 2-12 2 4 2 Master Drainage Plan 2-14 2 4 3 Operation and Maintenance Responsibilities for BMPs 2-17 25 Infrastructure and Utilities 2 5 1 Potable Water 2-18 2 5 2 Wastewater Collection and Disposal 2-20 2 5 3 Utilities and Services 2-20 26 Residential Development 2 6 1 Development Area 7-2 - The Sands 2-22 2 6 2 Development Area 7-3 - The Trails 224 2 6 3 Development Area 7 4 - The Breakers 2-25 2 6 4 Development Area 8 - The Cliffs and The Breakers 2-26 br ghtwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 27 Habitat Preservation and Creation Areas 2 7 1 Planning Area 3A 1 — Native Grassland and Coastal Sage Scrub Creation Area 2-28 2 7 2 Planning Area 3B — Eucalyptus Environmentally Sensitive Habitat Area (ESHA) 2-28 2 7 3 Planning Area 7 1 — Southern Tarplant and Seasonal Pond Habitat Protection Area 2-31 3 DEVELOPMENT STANDARDS 3 1 Purpose and Intent 3-1 32 Residential Planning Area Standards 32 1 General Provisions 3-2 3 2 2 Development Area 7-2 — The Sands 3-4 3 23 Development Area 7-3 — The Trails 34 3 2 4 Development Area 7-4 — The Breakers 3-6 3 2 5 Development Area 8 — The Cliffs and The Breakers 3-6 33 Habitat Preservation and Creation Area Standards 3-7 4 COMMUNITY DESIGN 41 Community Design Concept 4-1 42 Landscape Architectural Guidelines 42 1 Community Landscape Concepts 4-1 4 2 2 Community Streetscapes 4-3 42 3 Community Plant Palettes 4-8 4 2 4 Community Entries 4-35 4 2 5 Village Greens/Pocket Park 4-38 4 2 6 Paseos (Trail Connections) 4-41 43 Architectural Guidelines 43 1 Architectural Character 4-44 43 2 The Sands Architectural Plans and Elevations 4-45 43 3 The Trails Architectural Plans and Elevations 4-47 4 3 4 The Cliffs Architectural Plans and Elevations 4-52 4 3 5 The Breakers Architectural Plans and Elevations 4-52 5 ADMINISTRATION 5 1 Enforcement of the Specific Plan 5-1 52 Methods and Procedures 5-2 53 Maintenance Mechanisms 5-2 n brighh ater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 6 APPENDICES A Legal Description of Brightwater Specific Plan Area B Brightwater Coastal Development Permit No 5-05-020, dated 12-15-2005, approved by California Coastal Commission (under separate cover) (1) C Brightwater Habitat Management Plan, dated December 2005 approved by California Coastal Commission (under separate cover) D Brightwater Precise Fuel Modification Plan approved by Orange County Fire Authority and California Coastal Commission (under separate cover) "" E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission (under separate cover) (" F Brightwater Tract Maps (under separate cover) G Final Project-Level Site Development Plan Appendices B through F to the Specific Plan are provided on a CD contained in a map pocket at the back of this Specific Plan document A full hard copy version of the Specific Plan including hard copy Appendices is on file in the Planning Department and City Clerk s Office at the Huntington Beach City Hall of brightwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN LIST OF EXHIBITS CHAPTER/Exhibit Page 1 INTRODUCTION 1 1-1 Locat►on Maps 1-2 1 1-2 V►c►nity Map 1-3 1 1-3 Aer►al Photograph 1-4 1 3-1 Plann►ng Area Map 1-7 1 4-1 Proposed Land Use Plan Des►gnat►ons for Br►ghtwater Spec►fic Plan Area 1-9 1 4-2 Proposed Zon►ng Map Des►gnat►ons for Br►ghtwater Spec►fic Plan Area 1-10 2 DEVELOPMENT PLAN 2 1-1 Master Development Plan 2-2 2 2-1 Master Development Table 2-4 2 2-2 Master Phasing Plan (Compos►te of F►nal Tract Maps) 2-5 2 2-3 Construct►on Phasing Plan 2-6 2 3-1 Master Roadway Plan 2-8 2 3-2 Perimeter Roadway Sections 2-9 2 3-3 Internal Roadway Sections 2-11 2 4-1 Master Grad►ng Plan 2-13 2 4-2 Master Drainage Plan 2-15 2 4-3 Storm Dram Outlet 2-16 2 5-1 Potable Water Plan 2-19 2 5-2 Wastewater Collection Plan 2-21 2 6-1 Residential Development Plan 2-23 2 7-1 HMP for 29 2-acre Native Grassland and Coastal Scrub Area 2-27 2 7-2 HMP for 5 0-acre Eucalyptus ESHA 2-30 2 7-3 HMP for 2 50-acre Southern Tarplant and Seasonal Pond Plan Area 2-32 3 DEVELOPMENT STANDARDS 3 2-1 Development Standards Table 3-5 4 COMMUNITY DESIGN 4 2-1 Community Landscape Plan 4-2 4 2-2 Bolsa Ch►ca Street Landscape Section 4-4 4 2-3 Los Patos Avenue Landscape Section 4-5 4 2-4 Br►ghtwater Drive Landscape Section 4-7 4 2-5 Warner Avenue Entry Plan 4-36 4 2-6 Bolsa Ch►ca Street Entry Plan 4-37 4 2-7 East Village Green 4-39 4 2-8 West Village Green 4-40 4 2-9 Pocket Park 4-42 4 2-10 Pedestrian Paseos (Trail Connections) 4-43 w br htwater sp toc Septembe 2007 BRIGHTWATER SPECIFIC PLAN LIST OF EXHIBITS CHAPTER/Exhibit Page 4 3-1a The Sands Architectural Elevations 4-46 4 3-1b The Sands Architectural Elevations 4-47 4 3-1 c The Sands Architectural Elevations 4-47 4 3-2a The Trails Architectural Elevations 4-49 4 3-2b The Trails Architectural Elevations 4-50 4 3-2c The Trails Architectural Elevations 4-51 4 3-3a The Cliffs Architectural Elevations 4-53 4 3-3b The Cliffs Architectural Elevations 4-54 4 3-3c The Cliffs Architectural Elevations 4-55 4 3-4a The Breakers Architectural Elevations 4-56 4 3-4b The Breakers Architectural Elevations 4-57 4 3-4c The Breakers Architectural Elevations 4-58 5 ADMINISTRATION 6 APPENDICES A Legal Description of Brightwater Specific Plan Area No exhibits are contained within the Legal Description B Brightwater Coastal Development Permit No 5-05-020, dated 12 15 2005, approved by California Coastal Commission No exhibits are contained within the 38 pages of the approved CDP C Brightwater Comprehensive Habitat Management Plan, dated December 2005, approved by California Coastal Commission See list of 20 exhibits on p iv of the approved HMP document D Brightwater Precise Fuel Modification Plan dated, December 14, 2005, approved by Orange County Fire Authority and California Coastal Commission See Sheets 1 through 14 that comprise the Precise Fuel Modification Plan E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission See List of Exhibits in the approved CC&Rs document F Brightwater Tract Maps Vesting Tentative Tract Map No 15460 Revised, Final Tract Map No 15460, Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034, and Final Tract Map No 17076 G Final Project-Level Site Development Plan v brightwater sp toc September 2007 I INTRODUCTION Brightwater SPECIFIC PLAN 1 INTRODUCTION 11 Location and Existing Conditions The Brightwater Specific Plan Area encompasses approximately 105 60 acres at the northeast corner of the Bolsa Chica Mesa (or simply "Mesa ) in northwestern Orange County, as shown in Exhibit 1 1 1 Location Maps, and Exhibit 1 1-2, Vicinity Map The Specific Plan Area is currently unincorporated but within the sphere of influence of the City of Huntington Beach The residential portion of the project is located on what is commonly called the Mesa's "Upper Bench," which has an elevation of approximately 45 to 60 feet above mean sea level (MSL) The area immediately surrounding Brightwater is illustrated on Exhibit 1 1-3 Aerial Photograph Starting at Brightwater's northwest corner, surrounding uses include ♦ a short length of Warner Avenue and a mixed density residential neighborhood north of Los Patos, ♦ the existing 16-home Sandover project at the southwest corner of Los Patos and Bolsa Chica Street, ♦ undeveloped land owned by Donald Goodell and Shea Homes ♦ the East Garden Grove-Wintersburg Flood Control Channel ♦ State-owned lands containing eucalyptus trees and a lowland area between the Mesa and the flood control channel, and finally ♦ The approximately 1 18-acre Lower Bench of the Mesa which was acquired by the State of California in 2005 BRIGHTWATER SP CHP 1 September 2007 7 1 COUNTY OF LOS ANGELES O ORANGE COUNTY CALIFORNIA ANAHER o I ® -----' GROVE \ COUN Y OF RIVERSIDE Cle eland SEAL BEACH � - � 'f�J�Il'Ilt'� \ \ \ Na Onal BOLSA CHICA \ UNINCORPORATED \ Forest AREA ��1LTBEACH FOP= P A C T F I C \ \1 O C E A N p.AG UMA BEACH -- - - - - - - - - 1 SANJAN 405/ _____ __1 22 CAPISTRANO C CO UN Y OF O C' 1 SAV DIEGO &AN �1- SUNSET 1 405 \ CLEMENM / APARKCI ry \ SEAL � COASTAL O,� SUNSET BEACH '�Lf ZONE CO IL—BOUNDARY BRIGHTWATER 1 FwY i r z� �o Qcj� I z > HUNTINGTON BEACH PIER P A C I F Y C SANTA ANA 1� / RIVER ES-JARY C C C A \ MACH NDU\_S Exhibit 1 1-1 BRIGHTWATER SPECIFIC PLAN Location Maps City of Huntington Beach California � ``�•/`�l T'� 7{ �''' NOT TO SCALE 2007 0 22 .46,.-I� E si I HomEs 5� 0 5 02� ,Y \ 9\ m L �V,/ i a p o Sunset Aquatic( v Ei \ Regional Park /) Bolsa Chew ^' EDINGER AVE f UNTINGTON = HARBOUR m HEIL AVE G�s� O [WARNER] STGARDEN GROVE V41NTERSBURG FLOOD CONTROL CHZ AVE \ LOS PATOS AVE ----- U` BRIGHTWATER UPPER BENCH OF SLATERDAVE OLSA CHICA MESA) c ok Hunhn ton LOWER BENCH OF BOLSA CHICA MESA �OpO P rk OUTER BOLSA BAY — ISOLATED Zp-BERT AVE �p POCKET AREA STATE ECOLOGICAL RESERVE OVERLOOKS BOLSA CHICA EXISTING STATE9 LOWLAND EWS �L RESERVE PARKING iO r C` 1F I INNER BOLSA BAY B y GARFIELD AVE Hamett Weider Regional Park (Future) PACIFIC OCEAN q� 41 LEGEND ® BRIGHTWATER PROJECT(L a SPECIFIC PLAN)AREA COUNTY OF ORANGE CITY OF HUNTINGTON BEACH BOUNDARY COASTAL ZONE BOUNDARY Exhibit 1 1-2 BRIGHTWATER SPECIFIC PLAN Vicinity Map City of Huntington Beach C a I i f o r n i a '46T T— -- � D 600 ]200 O 0 22 , f L:A ID�'�-j i D HOmEs 5\ \ rtn 0 5\0 5 002\0 \ \ \ \ 9 .t.. .s F r^b♦M'•`.,r. .yc,,@' .r.. y,., �,• > 4c ;'.o-s, "Y, :F a a�E' $r UXJ +'wow ""'` A-�,yo-• ikiC `3.:. 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"4i ,tr'::;. .��� � zones t�� v...,, r.,. ., .r,: v.A,. ., r"v.--Fl•.s`;.' � '.: .i;`-•.- Cl '+ r+"-4 ,''d ;n r`�. ,tee -'a •x �, :5 C "� �� HER ,''�-> a�y. �, x�y .ate.v`•, ��� ,, � < ..ib'�.:r.;� •� v �'fC t .a^- � �,�=U. .���^� ' '' r:'s.,a..✓'� $ `=n-• ,X, sh at:'. `�, <ri'�i tSr~�Gfr„ v �x ! f :,• r, .i ..;fib,, ass ;k^, �' i"� ,.'tr ,1 � t, f?, t >.?` �. •;+r}. 1 ' `" e .z ri. :'J„¢t'" '51��`, a5 ,¢ i' a.. - 5 YW�., ,rsi, 'il:•k`T `# a. Y�.' �' ,,q",.""'k+r, out ,r �� "��-� �..•v � '��,. � w' �'Sm�� a'�� �r4�r shy `��,„-�y� y �., .59 , .:tta i Brtghtwater SPECIFIC PLAN 1 INTRODUCTION 12 Project Area Background The Brightwater Specific Plan Area is a small portion of what was historically a much larger planning effort undertaken by the County of Orange, in conjunction with the California Coastal Commission (CCC), to craft a Local Coastal Program (LCP) for 1,588 acres of unincorporated land known as Bolsa Chica In 1996, the County adopted a LCP for the entire unincorporated area which called for residential development on the Bolsa Chica Mesa and on a portion of the lowland adjacent to existing homes, restoration of over 1,200 acres of degraded wetlands in the lowland area, and the dedication of land for a 106 acre regional park on the Huntington Mesa The County s LCP contained general land use policies designed to satisfy the provisions of the California Coastal Act, as well as more specific zoning regulations governing uses and development of the property After many years of local planning, the 1997 acquisition of most of the Bolsa Chica lowlands by the State of California and ongoing legal challenges that overturned the CCC s approval of the Bolsa Chica LCP the County ultimately decided to set aside its local coastal planning effort and the LCP it had drafted for Bolsa Chica As a result, a County LCP for Bolsa Chica was never certified by the CCC Although the CCC never certified a LCP for Bolsa Chica the County's General Plan designated the Bolsa Chica Mesa as a Suburban Residential land use and its Bolsa Chica Planned Community Program (zoning regulations) governing the property remained operative from a local planning and zoning perspective In 2001, the major landowner on the Bolsa Chica Mesa — Hearthside Homes — submitted plans for development of 105 9 acres on the upper bench of the Mesa consistent with the County's general plan and zoning for the property knowing that— without a certified LCP for the area — any plan for development would need to obtain not only County approval but a Coastal Development Permit from the CCC The plans for Brightwater contemplated a combination of residential development and protection/enhancement of habitat areas The County approved Hearthside Homes' "Brightwater development in 2002 and the CCC subsequently approved the plan with some modifications on April 14 2005 The Brightwater site plan was revised to reflect the CCC approval and was resubmitted to the County of Orange in May of 2005 The revised plan was approved by the Orange County Planning Commission on October 5 2005 Coastal Development Permit (CDP) No 5 05 020 was issued for Brightwater by the CCC in December 2005 for 349 single-family homes on approximately 68 acres and habitat protection/restoration on approximately 37 acres In December 2005, Hearthside Homes and the City of Huntington Beach entered into a Pre Annexation Agreement whereby the City and Hearthside agreed to annex the 105 9 acre Brightwater project area into the City The agreement states that Brightwater will be developed in accordance with County regulations and that annexation of the property will occur in phases as homes are built BRIGHTWATER SP CHP 1 September 2007 1 5 Brightwater SPECIFIC PLAN I INTRODUCTION The purpose of the Brightwater Specific Plan is to 1) comply with Government Code Section 65450 regarding the preparation of a specific plan, 2) comply with State law requiring the City to adopt zoning regulations for the property ( pre-zone ) before annexation is approved by the Orange County Local Agency Formation Commission (LAFCO), and 3) provide City officials and future residents of Brightwater with site development standards that are clear and easy to understand and interpret This Specific Plan introduction includes not only this brief background on the Specific Plan area's history, but references prior County approvals, currently certified EIRs, and the Coastal Development Permit issued on December 15, 2005 by the CCC for the Brightwater Project, to the extent that such information is directly relevant to this Brightwater Specific Plan being considered for adoption by the City of Huntington Beach Otherwise the long history of County planning for Bolsa Chica has no real relevance to the Brightwater project today, although it is well recognized as being of interest and importance to local residents, interest groups and historians From the perspective of State Law, it is important to keep in mind that Brightwater lies within the Coastal Zone as defined by the California Coastal Act and is therefore under the land use planning and regulatory jurisdiction of both the City of Huntington Beach (upon annexation) and the California Coastal Commission 1 3 Planning Area Terminology Carried Over From Entitlements and Certified EIRs As shown in Exhibit 1 3-1, Planning Area Map the Brightwater Specific Plan area is comprised of Residential Development Areas 7 2 7 3 7-4 and 8, and Open Space/Conservation Planning Areas 3A-1 313, and 7-1 These planning area designations have their origins in the County s Bolsa Chica Planned Community Program adopted by the County Board of Supervisors in 1996 and were used by the County and the California Coastal Commission The planning area numbers are retained in the Brightwater Specific Plan to provide City staff and the public with continuity in tracking the requirements of Coastal Development Permit No 5 05 020 and other approvals and regulations that may still be applicable to the Brightwater Specific Plan Area BRIGHTWATER SP CHP 1 September 2007 1 6 Existing Residential Existing Residential Development Existing Residential Development P Development 2 � CIT OF H TINGTON BE C m L P COU 7 OF I I M STREE l P STREET Existing 7'1 1 S over Development N STREET y m m I a o 7-2 i BRIORTWA7ER DRIVE { OFF y1P� y F 'I l II CITY OF HUNTINGTON BEACH 4 V'E STREET 7-T/t I COUNTY OF ORANGE QW 1 T STREET ICI 0 p m 4p Ilqulil 8 a a� P� J STREET err 3A-1 ?�c gE 3A-1 rQry� a o,% oaf e BTa �0% QR LEGEND © BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREA BOUNDARY G\,a ® DEVELOPMENT AREA DESIGNATION \00 Exhibit 13 1 BRIGHTWATER SPECIFIC PLAN Planning Area Map ( y I H y H h C I I MR1O o w wo soo s A HFARTHS1 cF HOMFS Brightwater SPECIFIC PLAN 1 INTRODUCTION 14 Land Use Plan and Zoning Designations The Brightwater Specific Plan area is located within the Coastal Zone As such, upon annexation, the City's Local Coastal Program (LCP) will be the governing Land Use Plan for the site The City s Local Coastal Program (LCP) Land Use Plan designations are identical to the City's General Plan as they pertain to this site Exhibit 1 4 1, Proposed Land Use Plan Designations for Brightwater Specific Plan Area designates Brightwater's Residential Development Areas 7 4 and 8 as Residential Low Density with a Specific Plan Overlay and Development Areas 7-2 and 7-3 as Residential Medium Density with a Specific Plan Overlay Open Space/Conservation Planning Areas 3A-1, 313, and 7-1 are designated Open Space/Conservation with a Specific Plan Overlay No new land use designations are proposed as part of this Specific Plan Exhibit 1 4 2 Proposed Zoning Map Designations for Brightwater Specific Plan Area designates that the entire Specific Plan area will be designated Brightwater Specific Plan The Specific Plan will become part of the City s LCP Implementing Ordinance BRIGHTWATER SP CHP i September 2007 1 8 Existing Residential i Existing Residential Development Existing Residential Development P°/ a Development CI 0 U I GTO BE C -� — ��" L P A✓e ue �"' "'� �'�"� °`• a�"" CO T OF OR GEt Existing Sandover Development Mr �a w CI\ OF HUNTINGTO BE C COUNT OF O AKE e �e Srx y 3# U 3 ;a w x ri LEGEND BRIGHTWATER PROJECT BOUNDARY ` itr �"""��� RESIDENTIAL LOW CENSI TY(RL 7 SP) 8 RESIDENTIAL MEDIUM DENSITY(RM•15-SP) •�t N F�� q �."1 GOB«Q\ OPEN SPACE CONSERVATION(OS C SP) I a. �I EGG Exhibit 14 1 Proposed Land Use Plan BRIGHTWATER SPECIFIC PLAN Designations for Brtghtwater Specific Plan Area I H 6 B I ( I t 50 ]00 600 no Q HF 1Ri HSI27 I IOMFS Existing Residential Existing Residential Development Existing Residential Development P Development 5 � .B hI lit $� CI OF it G10 BEAC T� L P I Ave COUNT OF 0R GE E>< 1#N.4 � .vs�\i^ 2sA7 ! �F,y T ` I 7 F Existing # t � Sandover Development m t � r I R� �� � ����3Y P CITY Of UNi1NGTON BE C �- � 'a 1,0 LEGEND BRIGHTWATER PROJECT BOUNDARY m ,� \ PROPOSED ZONINC,MAP IJESIGNATION , 9' „ 0 s �� r't wy �\�pd Exhibit 14 2 Proposed Zoning Map BRIGHTWATER SPECIFIC PLAN Designations for Brightwater Specific Plan Area y t H 6 B h L I t Brightwater SPECIFIC PLAN 1 INTRODUCTION 15 Purpose and Intent of Brightwater Specific Plan This Brightwater Specific Plan Implements the City of Huntington Beach Local Coastal Program and General Plan and provides zoning regulations that reflect the existing land use entitlements for the property It establishes development regulations and controls to ensure that the Brightwater project will remain in compliance with Coastal Development Permit (CDP) No 5- 05-020, and will continue to implement the City s General Plan and Local Coastal Program In particular, the Brightwater Specific Plan establishes specific zoning and site development standards for the Brightwater site consistent with land use entitlements previously approved by the County of Orange and California Coastal Commission Prior to annexation into the City, the Brightwater project will be constructed in accordance with the Brightwater Amended Master Site Plan/Area Plan and Project Site Plans (Planning Application #05 0053) approved by the Orange County Planning Commission on October 5 2005 and CDP No 5 05 020 issued by the Coastal Commission on December 15, 2005 I" It is important to note that CDP No 5-05-020 has 38 conditions of approval including a Habitat Management Plan as well as numerous other programs and plans required to ensure consistency with Coastal Act policies All of these programs and plans are binding upon the Landowner/Master Developer the Brightwater Maintenance Corporation (I e Homeowners Association), individual residents and other agencies and entities with jurisdiction within the Brightwater Specific Plan Area Brightwater will be annexed to the City of Huntington Beach in multiple phases as homes are constructed consistent with a Pre-annexation Agreement between the City and Hearthside Homes Open space areas on the perimeter of the residential development will also be annexed into the City in phases After annexation the Brightwater Specific Plan will control the future design of residential additions remodels replacements from fire or other events and any and all other private and public land development within the Brightwater Specific Plan Area In this regard the intent of the Specific Plan is to provide clear and comprehensive descriptions of land use circulation infrastructure as well as site development standards for residential lots, public and private parks (e g, East and West Village Greens, the Pocket Park and Paseos), and other areas within the community as well as implementation programs for the preparation and consideration of detailed development proposals subsequent to initial construction including required submittals for additions remodels, and homeowner site improvements including the City s review and approval process to consider such proposals and submittals (1) Brightwater s Master Site Plan/Area Plan and Protect Site Plans(PA No 05 0053)were administratively amended pursuant to Condition 3 of Orange County Planning Commission Resolution No 05 08 by Changed Plan(CP No 06 0041)on December 1 2006 This administrative approval updated architectural floor plans and elevations more precise plotting of building footprints on specific tract lots and other minor changes noted in the approved Changed Plan The Changed Plan had no etfect on CDP No 5 05 020 BRIGHTWATER SP CHIP 1 September 2007 1 1 1 Brightwater SPECIFIC PLAN 1 INTRODUCTION 16 Authority for and Scope of Specific Plan The authority to prepare, adopt, and Implement specific plans is granted to the City of Huntington Beach by the California Government Code (Title 7, Division 1 Chapter 3, Article 8, Sections 65450 through 65457) This Brightwater Specific Plan will be used by the City to implement the Huntington Beach Local Coastal Program and General Plan on the property This Specific Plan contains all applicable land use regulations and thus constitutes the zoning ordinance for the Brightwater property The Development Standards contained in this Specific Plan will take precedence over all other provisions of the Huntington Beach Zoning and Subdivision Ordinance, unless otherwise noted Due to the fact the Brightwater site is located within the State of California s Coastal Zone boundary, this Specific Plan is also subject to the provisions and requirements stated in Coastal Development Permit (CDP) No 5-05-020 issued by the Coastal Commission December 15, 2005 BRIGHTWATER SP CHP 1 September 2007 1 12 Brightwater SPECIFIC PLAN 1 INTRODUCTION 17 Previous County of Orange Approvals of Brightwater The development of the Brightwater project has been approved by the County of Orange in a series of entitlements summarized as follows a The Bolsa Chica Planned Community Program was adopted by the Orange County Board of Supervisors on February 3, 1998 This established the County s zoning regulations for the area b Final Subsequent Environmental Impact Report (EIR) No 551 was certified by the Orange County Planning Commission on July 22, 2002, consistent with the Special Conditions imposed by the California Coastal Commission on CDP 5-05 020 c Brightwater s Amended Master Site/Area Plan and Project Site Plans (PA #05 0053), for the Brightwater Specific Plan Area) were approved by the Orange County Planning Commission on October 5, 2005, consistent with the Special Conditions imposed by the California Coastal Commission on CDP 5-05 020 (') d Revised Vesting Tentative Tract Map No 15460 was approved by the Orange County Subdivision Committee on October 18, 2005 consistent with Special Conditions imposed by the California Coastal Commission on CDP 5-05-020 The Second Revision to Vesting TTM No 15460 was approved on The Third Revision to Vesting TTM No 15460 was approved on e Final Tract Maps for the phased development of the Brightwater Project, approved by Orange County as follows Vesting Tentative Tract Map No 15460 Revised, Final Tract Map No 15460 Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034 and Final Tract Map No 17076 (') Brightwater s Master Site Plan/Area Plan and Project Site Plans(PA No 05 0053)were administratively amended pursuant to Condition 3 of Orange County Planning Commission Resolution No 05 08 by Changed Plan(CP No 06-0041)on December 1 2006 This administrative approval updated architectural floor plans and elevations more precise plotting of building footprints on specific tract lots and other minor changes noted in the approved Changed Plan The Changed Plan had no effect on CDP No 5 05 020 BRIGHTWATER SP CHP 1 September 2007 1 13 Brightwater SPECIFIC PLAN 1 INTRODUCTION 18 Previous California Coastal Commission Approvals The development of the Brightwater project has been approved by the California Coastal Commission in a series of related documents summarized as follows a Coastal Development Permit Number 5 05-020 (CDP 5 05-020) approved by the California Coastal Commission (CCC) on April 14, 2005 and issued on December 15, 2005 b The Habitat Management Plan prepared to comply with Special Conditions imposed by the California Coastal Commission on Coastal Development Permit Number 5 05 020 c Other plans and programs required by the 38 conditions set forth in CDP 5-05-020 which is contained in the Appendix A of this Specific Plan 19 Consistency of Brightwater Specific Plan with the Brightwater CDP No 5-05-020 The site development standards and regulations in this Brightwater Specific Plan are consistent with CDP 5 05-020 (see Appendix B) The City of Huntington Beach recognizes and acknowledges that if any provision of this Brightwater Specific Plan is not consistent with CDP No 5-05-020, the standards and provisions of CDP No 5-05 020 shall take precedence Where no site development standards or regulations are specified in this Brightwater Specific Plan, the provisions of the City of Huntington Beach Zoning and Subdivision Ordinance (HBZSO) will govern the Brightwater Specific Plan Area, to the extent the regulations do not conflict with Brightwater CDP No 5 05-020 If portions of the Zoning and Subdivision Ordinance do conflict with CDP No 5-05 020, the standards and provisions of CDP No 5 05 020 shall take precedence BRIGHTWATER SP CHP 1 September 2007 1 14 Brightwater SPECIFIC PLAN 1 INTRODUCTION 1 10 Consistency with California Environmental Quality Act (CEQA) In accordance with the California Environmental Quality Act (CEQA), the Orange County Board of Supervisors certified Environmental Impact Report (EIR) No 551 (State Clearinghouse No 93- 071064) for the Bolsa Chica Planned Community on June 18 1996 Final EIR No 551 is the Program EIR for development within the Planned Community EIR No 551 evaluated the development of the Bolsa Chica Mesa Upper Bench the Lower Bench, and portions of the Bolsa Chica Lowlands, as well as the restoration of the wetlands and the improvement of a County regional park on the Huntington Mesa This EIR preceded County approval of a General Plan Amendment and Planned Community (PC) Program for residential and related development on the Upper and Lower Benches, along with major restoration and creation of wetlands and sensitive habitat areas in the Bolsa Chica Lowland In 2002, a Subsequent Environmental Impact Report (SEIR) was prepared to evaluate the Brightwater project at an increased level of design and engineering detail, consistent with the Planning Applications for the Brightwater Master Site/Area Plan and Project Site Plans and Vesting Tentative Tract Map No 15460 The Subsequent EIR was certified by the Orange County Board of Supervisors on July 22 2002 An Addendum to Subsequent EIR No 551 was prepared to cover the Amended Master Site/Area Plan and Project Site Plans that reflected the project as conditioned by the Coastal Commission for Coastal Development Permit No 5-05-020 The Addendum to Subsequent EIR No 551 was approved by the Orange County Planning Commission on October 5, 2005 The City of Huntington Beach pursuant to the California Environmental Quality Act (CEQA) and in anticipation of the annexation of the Brightwater project and adoption of General Plan and Zoning designations for the Brightwater Specific Plan area, prepared an Initial Study to evaluate the environmental effects of its pending actions including implementation of the Brightwater Specific Plan The City s Initial Study concluded that the Brightwater Specific Plan was within the parameters of the residential development and habitat protection and creation evaluated in Subsequent EIR No 551 and that the Specific Plan and related General Plan and Zoning designations would not create any new significant environmental impacts All subsequent approvals necessary to develop any property within the Brightwater Specific Plan Area must be consistent both with the Specific Plan standards and regulations, and with Subsequent EIR No 551 Additional environmental documentation may be required in the future if new significant development is proposed or if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA Guidelines BRIGHTWATER SP CHP t September 2007 1 15 orightwuter SPECIFIC PLAN 1 INTRODUCTION 1 11 Relationship of Brightwater Specific Plan to Previously-Approved Sandover Project (Tract No 15734) The Brightwater Specific Plan Boundary is slightly larger than the previous County approvals as it incorporates the undeveloped portion of the previously approved Sandover project (Tract No 15734) which is in the City of Huntington Beach and outside the Coastal Zone This area will result in an additional six (6) homes The Supplemental EIR No 551 for Brightwater evaluated the impact of these seven homes Permit applications for these additional homes will ultimately need to be submitted to the City of Huntington Beach for approval, which will complete both the Sandover and Brightwater projects Exhibit 1 11 1 depicts the location of the additional six homes 1 12 Consistency to Huntington Beach Local Coastal Program, General Plan, and Zoning and Subdivision Ordinance The Brightwater Specific Plan is consistent with the Huntington Beach Local Coastal Program and General Plan The total number of proposed dwelling units, 349 plus the additional seven (7) to complete Sandover, does not exceed the maximum 455 units that would be otherwise permitted within the Low and Medium Density Residential Districts within Brightwater Section 215 12 of the Huntington Beach Zoning and Subdivision Code requires four findings to be made for approval of a specific plan These findings and how these are accomplished by the Brightwater Specific Plan are as follows 1 The Specific Plan is consistent with the adopted Land Use Element of the General Plan and if in the coastal zone, with the certified Local Coastal Program Land Use Plan and other applicable policies and is compatible with surrounding development Consistency — The Brightwater Specific Plan is consistent with the amended Huntington Beach General Plan and Local Coastal Program and provides residential and open space/conservation land uses The project is also compatible both with the adjacent residential uses to the north and with open space uses to the south 2 The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved Consistency— The Brightwater Specific Plan contains many urban design benefits that are not found in the surrounding area including the provision of pocket parks enhanced streetscapes, a public trail and a variety of habitat enhancements within the Open Space — Conservation area BRIGHTWATER SP CHP 7 September 2007 1 16 G U � Vw m Los Patos Avenue -TiET- \ — LT T ET / �� P STREET Existing w � 7- 1 � I �� _ wl Sandover E Development � Uj CITY OF HUNTINGT❑N BE COUNTY OF ORANGE LEGEND F— BRIGHTWATER PROJECT BOUNDARY s \ I T 'STREET L� DEVELOPMENT AREA BOUNDARY ® DEVELOPMENT AREA DESIGNATION LOTS REQUIRING FUTURE ENTITLEMENT Exhibit 111 1 BRIGHTWATER SPECIFIC PLAN Future Entitlement Lots f ❑ g B 1 C I f a HEARTHS ILE HoNT&s z a a H z w a 0 a w w a N z Q a z a a a Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 1 Land Use Plan The Brightwater Master Development Plan is illustrated in Exhibit 2 1-1 Brightwater encompasses 105 6 acres and is composed of residential development areas, as well as areas devoted to habitat conservation, and passive open space and recreation It contains four Residential Development Areas (7-2, 7 3, 7-4, and 8) and a Habitat Preservation and Creation Area composed of three distinct Planning Areas (3A 1, 313, and 7-1) The Brightwater site overlooks the Lower Bench of the Mesa, as well as some of the lowland areas of Bolsa Chica owned by the State of California The northeast corner of Brightwater adjoins the 16-home Sandover project at the intersection of Los Patos and Bolsa Chica Street The four residential development areas are designed for single-family detached homes to serve a variety of family types and lifestyles A total of 355 homes (349 homes previously-approved by the County/CCC and 6 homes to be approved by the City of Huntington Beach) comprise the residential portion of the project The non-residential land uses are intended primarily for habitat restoration, open space, and an interpretive trail Planning Area 3B will remain undisturbed as a portion of a Eucalyptus ESHA, except for improvements associated with the Habitat Management Plan and the storm drain/outlet for the Brightwater Stormwater Treatment System, both approved by the California Coastal Commission Planning Area 3A-1 is a habitat restoration/open space area, with an interpretive trail, and includes a Burrowing Owl ESHA and buffer Planning Area 7-1 will be treated as a conservation area, and has been designated by the California Coastal Commission as the Southern Tarplant and Seasonal Pond Preservation Area BRIGHTWATER SP CHP 2 September 2007 2 1 Existing Residential Existing Residential Development Existing Residential Development P Development S � CIT OF HUNTINGTON BE CH m 9 L P Lae A. COUNTY OF tlRANGE ' LL-_ --- M STREET 7_ P STREET l� \ I Existing �T � 1 Sandover � N sTREE —a Development BRIGHTWA TER OR VE—; LL 91 T — �/ " 11 I I CITY OF HUNTINGTON BEACH % G � �' I E STRE COUNTY OF ORANGE ET � i. T STREET { / k 8 � s 6 1 Am 2� w � srREEr err 3A-1 g c�ryrPotirycov ( g1aEE 3A-1 c \ r LEGEND �y �ND BRIGHTWATER PROJECT BOUNDARY DE ELOPMENI AREA BOUNDARY DEVELOPMENT AREA DESIGNATION G 3B Go�&10\ t A d b d) 3"V� Exhibit 2 1 1 BRIGHTWATER SPECIFIC PLAN t H H I I Master Development Plan y 6 7 ® 50 ]W 600 1 IFAR I HSi IT I IomF S Brzghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 22 Master Development Plan 22 1 Master Improvements Master improvements including mass grading and construction of the backbone infrastructure, will be accomplished in one phase Streets and building pads will be graded during the initial mass grading operation The collector roadway (Br►ghtwater Drive) connecting Warner Avenue and Bolsa Ch►ca Street will be constructed in one phase to facilitate convenient access to the site for home building operations and for prospective home buyers Improvements to Bolsa Ch►ca Street, Warner Avenue, and Los Patos Avenue will occur as part of these master improvements 2 2 2 Residential Construction Precise grading and construction of the model home complex for each of the product types will occur during the initial grading operation The phasing of products relative to one another will reflect market conditions and the economy The precise timing of construction and sales of production homes will be determined by the Landowner Build-out of the entire community is expected to take approximately three years based upon current market conditions Exhibit 2 2-1 is the Master Development Table and depicts the size and number of dwelling units for each Development Area, where applicable Exhibit 2 2 2 is the Master Phasing Plan Exhibit 2 2 3 depicts the Construction Phasing Plan BRIGHTWATER SP CHP 2 September 2007 2 3 Brsghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN Exhibit 2 2-1 Master Development Table Brightwater Specific Plan Development/ Minimum Gross Net Planning Housing Lot Size Housing Gross Density Net Density Area Type (Sq Ft) Units Acres (DU/Ac) Acres (DU/Ac) ltESlbT��y4+lr1N 72 SFD(' 2 800 79 121 65 8 1 98 73 SFD"' 2800 62 75 83 51 122 74 SFD 6000 24 64 38 44 55 8 SFD 4,700 190 425 45 31 7 60 Subtotal — Varies 355(2) 685 52 1 493 72 �P _ Cf AI�1[3e }�ERi/ATFUNi✓ - _ = � - g - �u— 3A 1 N/A N/A 0 292 N/A N/A N/A 30 N/A N/A 0 50 N/A N/A N/A 71 NIA N/A 0 29 N/A NIA N/A Subtotal N/A — 0 371 N/A N/A N/A TOTAL ALL — 0 1056 — — — (1) Development Areas 7 2 and 7 3 contain conventional use easements among property owners for more useable side yard/patio areas (2) 349 Housing units entitled per CDP 5 05 020 six additional units(one unit will be in Development Area 7 2 and five units will be to Development Area 7-4)will require future entitlements BRIGHTWATER SP CHP 2 September 2007 24 Existing Residential Existing Residential Development Existing Residential Development P / g Development H CITY OF U TINGTO 11E C _ L P `A � `" �•� l�� ��` ` � CCU Y OF OR NGE ii 1 734 �f/J 2j f/./y���. 4/ IV 14 Existing 14 Y m f 7'1 ; � ` 5andover _i "� ` f-Development A CIT OF NUNTINGTO BEACH �` `aa `' COU TY OF ORANGE b A \ � '�,^°� +"� t� r •� --R—�..`=�,Fin,,x„ 3A-1 3A-1 LEGEND ai4+ a A x BRIC,HTWATER PRC 1ECTBOUNDARV l e _ \ DEVELOPMENT AREA BOUNDARY ® DEVELOPMENT AREA DESIGNATION " 01 DEVELOPMENT PHASING LINES G1C0\ INAL TRACT MAP 17031 FINAL TRACT MAP 7033 FINAL TRACT MAP 17034 L INAL TRACT MAP 17076 LOTS REQUIRING FUTURE ENTITLEMENT Exhibit 2 2 2 Master Phasing Plan BRIGIITWATER SPECIFIC PLAN (Composite of Final Tract Maps) l y t I I 6 O h ( I f e m�� HFARTH5[cE H01vLES Existing Residential ,� Existing Residential Development Existing Residential Development r Development CIT O TI GTO BEACH ',.�'" _ — ...�.,_ i Ew" '"'^'�`_'^.�.7' w�. �� -• eG r G OR G _ Existing Sandover Development r �x CITY OF HUNTINGTON BEACH COUNT OF MANGE 2 C due 6 P4btl DG T II cootir LEGEND © BRIGHTWATER PROJECT BOUNDARYt, PHASE I IMPROVEMENTS Lmll IG d g PHASE 29 IMPROVEMENTS \ P� uy 09 2005 P p d 66 RCP SD ( I as °L P p ed C o cI It. T al to Brightwat r T all Exhibit 2 2 3 BRIGHTWATER SPECIFIC PLAN Construction Phasing Plan y I H B h < 1 ® It0 No OW v�ff7 Br:gFitwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 23 Roadways and Circulation Plan 23 1 Regional Access and Internal Roadways A simple hierarchy of roadways will serve the Brightwater project including existing arterial highways and local/on-site collectors as described below Regional access to the site is provided via Warner Avenue and Bolsa Chica Street As shown on Exhibit 2 3-1 Master Roadway Plan Brightwater's collector spine (Brightwater Drive) will be an internal road that collects and distributes residential traffic, and connects Warner Avenue on the west with Bolsa Chica Street on the east Local residential streets (i e , 'B" Street through "T Street) within the community will outlet onto Brightwater Drive Cross sections for these roadways are provided later in this chapter Perimeter roadways adjacent to the project include Los Patos Avenue and Bolsa Chica Street as shown on Exhibit 2 3-2, Perimeter Roadway Sections Brightwater Drive will be constructed from Warner Avenue to Bolsa Chica Street during the initial stages of development so the project site is accessible from both arterials The construction of the residential street system for Brightwater will be phased in conjunction with the phasing of home construction 2 3 2 Warner Avenue Intersection Improvements Warner Avenue between Pacific Coast Highway and Los Patos Avenue is currently a four-lane divided roadway with a 90 foot right-of way The Warner Avenue intersection improvements to serve the Brightwater project will be right turn in right turn out only, and include a new right-turn (deceleration) lane from the west and restriping of the existing pavement 2 3 3 Warner Avenue Entry The Warner Avenue Entry will be approximately 500 feet in length and will vary from 32 to 80 feet in width It will include a non continuous median varying from 5 to 35 feet in width, specially paved entry treatment community walls landscaping signage, standard curb and gutters and a 5 foot-wide sidewalk (Any street furniture provided by the project will be located outside the 5 foot- wide sidewalk ) To avoid project traffic impacts on the existing community the west end of Los Patos Avenue will not connect with Warner Avenue Los Patos Avenue shown on Exhibit 2 1 1 will terminate in a new cul-de-sac and landscaped area just before the new project entry Residential driveways for the two most westerly homes along Los Patos will be extended to the cul-de-sac using decorative paving materials The south side of Los Patos will be improved to match the existing landscaped parkway adjacent to Sandover including a meandering sidewalk BRIGHTWATER SP CHP 2 September 2007 2 7 Existing Residential Existing Residential Development Existing Residential Development P Development � F E y G e ClT OF HUNTINGTON BE CH COUNTY Of A II Existing G �� �� l I, 8andover Development \ ER4 7 BAGfI`IWAfR/VE r'' J- T EE-�hl Y bITY OF HUNTINGTON BEACH ♦ y * COUNTY OF ORANEE I ` f ♦ $ t �� B D D I B F F c� NAN l O♦ �bl, C �yC LEGEND © BRIGHTWATER PROJECT BOUNDARY COLLECTOR ROAD 0 LOCAL STREEr Goa sTReeT secnorN 000. 1 ' a F\oo NtA Exhibit 2 3 1 BRIGHTWATER SPECIFIC PLAN y t H b B 1 c I I Master Roadway Plan HFJ'\Ri,HsmF HOMFS o eo wo 0o mo m y wn.Wuw+.mw umo+�ur.r.ms...ryxw.a�.M\wW\M�.w.w.uw BRIGHTWATER PROJECT BOUNDARY 60 RI 4 RESIDENTIAL LOT LANDSCAPE LOT 30 30 EXISTING RESIDENTAL 20 MIN D 20 201 2s 70' 8 5 S W o m �S 1 7% 1 7% MEANDERING SIDEWALK C LOS PATOS AVENUE C BRIGHTWATER PROJECT BOUNDARY 66 R/W 11 IANDSCME LOT 7 MIN GOODELL PROPERTY _23 70, 33' RESIDENTAL LOT MEDAN 3 2a PLAN 20 8 8 5 Z m if 7% 1 7% ti� MEANDERING SIDEWALK 5 MIN FROM CURB D BOLSA CHICA STREET D Exhibit 2 3-2 Perimeter BRIGHTWATER SPECIFIC PLAN Roadway Sections City of Huntington Beach California T~ [)' j'�`Tj'� 7���[` ® 0 15 30 2007 01 22 1 IFAR l si t 1�'" HO2�'S s 5\ \ 0 \ 5 002\0-G 9 \P \ \ 9\ Brsghtwater SPECIFIC (PLAN 2 DEVELOPMENT PLAN 2 3 4 Bolsa Chica Street Entry The entry from Bolsa Chica Street into the community will be approximately 400 feet in length and will vary in width from 52 to 76 feet It will include a varying continuous 10-foot wide median, specially-paved entry treatment, community walls, landscaping signage and a 5-foot-wide sidewalk (Any street furniture provided will be located outside of the 5-foot-wide sidewalk) Bolsa Chica Street improvements will include the extension of the 2-lane street varying in width from the Sandover neighborhood entrance to the Brightwater project entry Bolsa Chica Street will also be re-striped from Warner Avenue to Los Patos The improvements will include standard curb and gutters, a 5-foot- wide sidewalk on the west side of the street, a bike lane, and a varying landscape setback (Any street furniture provided will be located outside of the 5-foot-wide sidewalk) 2 3 5 Internal Roads Brightwater s main collector road (Brightwater Drive) as shown on Exhibit 2 3-3, will be constructed as an enhanced collector roadway connecting Warner Avenue with Bolsa Chica Street across the Upper Bench of the Mesa Between the entries, Brightwater Drive will be constructed as an undivided 2-lane, 40 foot-wide paved section with standard curbs and gutters and an approximate 20- foot landscape setback on each side Included in the right-of-way will be an 8 foot wide curb adjacent landscape parkway and a 5 foot-wide sidewalk Public parking is available on both sides of the street An additional 7 foot-wide landscape area will be provided outside of the right-of-way Any street furniture provided will be located outside of the 5 foot-wide sidewalk The local residential streets within the Brightwater project will be constructed as 2-lane, 36-foot-wide undivided roads, with standard curbs and gutters, and curb- adjacent sidewalks Public parking is available on both sides of the street BRIGHTWATER SP CHP 2 September 2007 2 10 R/W R1W 8 LANDSCAPE RESIDENTIAL LOT 13 40' 13 HOATARPLANTHABITATAREA VARIES VARIES 15 22' 20 20 15 22 5 8 8 8 8 5 i Z i ff Z I 17% 17% MEANDERING MEANDERING SIDEWALK SIDEWALK COLLECTOR ROAD(BRIGHTWATER DRIVE) _� R/W R/W RESIDENTIAL LOT 46 RESIDENTIAL LOT i 36 18 1 is 3 PUE 3PUE 5 5 I 0 0 7% 1 7% LOCAL RESIDENTIAL STREET(STREETS B THROUGH R) _ P/L P/L p RESIDENTIAL LOT 25 HOA TARPiANT HABITATAREA 0 ® SPUE 2 LOTZ LOTD 1 7% �Mq1' LOCAL RESIDENTIAL STREET v �vJ Exhibit 2 3-3 Internal BRIGHTWATER SPECIFIC PLAN Roadway Sections City of Huntington Beach C a l i f o r n i a 16{--�y��jy�^[�j�` T'�, �}7����` 0 15 30 2007 01 2 LJE RT siDF. HV11'11:/.J 5 0 02V0 F Af AP \ \ Brzghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 24 Grading and Drainage Plan 2 4 1 Master Grading Plan The Master Grading Plan for Brightwater is illustrated on Exhibit 2 4 1, which shows proposed contours and spot elevations for roads The grading design retains the existing grade differential between the Upper and Lower Benches of the Mesa and retains most of the transitional slope in its existing appearance along the length of the open space area An interpretive trail will extend along the length of the open space so that trail users have views of the lower bench of the Mesa, the restored lowlands, and the ocean beyond The entire grading operation for the project will be completed in one phase, including the in tract streets and individual residential lots Existing asphalt roads within Planning Area 3A-1 will be removed to allow for revegetation and installation of the trail Generally, this will require no or only nominal changes in elevation No grading is proposed within Planning Area 3B, which contains a portion of the Eucalyptus ESHA, except for grading associated with storm drainage pipe and related improvements approved by the California Coastal Commission As illustrated, the development will require a total of approximately 220,000 cubic yards of cut and 200,000 cubic yards of fill including the grading required to create the trail system The difference of 20,000 cubic yards is the anticipated shrinkage of cut due to better compaction of replaced material The result will be a completely balanced earthwork operation that avoids haul-truck traffic on adjacent public streets A very small (i e 4,800 sq ft) seasonal wetland south of Los Patos Avenue will remain undisturbed by development grading activities BRIGHTWATER SP CHP 2 September 2007 2 12 Existing Residential Existing Residential Development Existing Residential Development P Development CITY OF NUNTINGTtlk BEACH _ _ 1 .� COUNTY OF •d • M M �S I Existing i x I . € " Sandover x w r E Development M 1�IV b' CITY OF HUNTINGTON HEAC 4 4 t COUNTY OF ORANGE 4 ' �I b b r 1 a �o e 9j�•O4^ gOti l \ 76 QP. tr LEGEND BRIGHTWATER PROJECT BOUNDARY r L ® TOPOGRAPHIC CONTOURS(5-FOOTINTERVALS) �♦ �� �.--"`� Grar�O� GRADED SLOPE / NP o HIGH POINT Our i � P LOW POINT 0OOd Exhibit 2 4 1 BRIGHTWATER SPECIFIC PLAN Master Grading Plan H y B h C I I � zoa zs Hr'RI HSI IT Ho%*S � 7 4wu..uran+a na�+.•�wW.au...n.p\•+w nnwtir+. Br:ghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 4 2 Master Drainage Plan The Master Drainage Plan for Brightwater is illustrated in Exhibit 2 4-2 This exhibit delineates eight drainage areas within the project, identified as Areas A, B1, B2, B3, C, D, E, and F Area A flows in a northerly direction to Warner Avenue, which is the same as the existing condition All other areas flow to the south into the designed storm drain system The Master Drainage Plan is designed to mitigate on-site run-off and flood hazards without adversely affecting either urban or undeveloped areas outside the project The storm drain system is designed to capture and safely convey the flow generated on-site by a 100-year storm event to ensure the protection of all habitable structures In addition to handling the volume of runoff generated by storm events, the development will incorporate structural and non-structural Best Management Practices (BMPs) designed to remove pollutants from the runoff before it leaves the site Runoff from storm events will enter catch basins and flow within drainage pipelines to an underground vault containing media filters The concrete vault containing the media filters are proposed to be located in two of the pedestrian paseos along the southerly edge of the development The media filter is comprised of filter cartridges filled with media that filters out the pollutants from the storm water After filtration, the treated flow is returned to the mainline storm drains The media filters are sized (I e in terms of the dimensions of the vaults and number of filter cartridges) so they accept and retain the storm water runoff generated by 85 percent of all storms (i e , storms generating an intensity of less than two tenths of one inch of rainfall per hour) as well as all of the "first flush' runoff from larger storms, which contains the highest concentration of pollutants Runoff from storms greater than the 85th percentile will not pass through the media filters The highest concentration of pollutants is in the lower flows Therefore, treatment of these flows is essential to improving the quality of storm water runoff Pollutants are removed from low flows by settling of solids or adherence of pollutants to organic or synthetic absorbents During heavier storms (intensity greater than two tenths of an inch per hour) the higher flows will bypass the media filters and flow directly to the storm drain outlet Exhibit 2 4-3 shows the proposed location and size of the storm dram outlet The receiving water is an isolated lowland pocket area that lies between the Mesa and the East Garden Grove Wintersburg Flood Control Channel BRIGHTWATER SP CHP 2 September 2007 214 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 —Village Greens/Public Open Space(continued) TREES Botanical Name Common Name Tabebu►a ►pe Trumpet Tree* Tr►stama conferta Brisbane Box Tristama laurrna NCN Tup►danthus calyptratus Tupidanthus SHRUBS Botanical Name Common Name Abeha grand►flora 'Edward Goucher' Abelia Agapanthus afr►canus Lily-of-the-Nile Agave amer►cana Century Plant* Alyogyne huegelu Blue Hibiscus Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Bacchar►s p►lular►s Twin Peaks Coyote Bush Prostrate* Bergema cord►foha Winter Saxifage Bougainvillea Tahitian Maid Double Bougamvillea* Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Camellia japonica Camellia Carex sp►ssa San Diego Sedge Car►ssa macrocarpa Fancy Natal Plum* Cistus hybr►dus White Rockrose* C►stus purpereus Orchid Spot Rockrose* C►stus salvnfol►us Rockrose Sageleaf* Chvia mimata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Delosperma cooper► Hardy Ice Plant D►etes vegeta Fortnight Lily Escalloma frades►► Pink Escallonia Grev►llea Noelln Grevillea* Hel►ctotrichon sempervirens Blue Oat Grass Hemerocall►s hybrid Mountain Violet Daylily Heteromeles arbut►foha Toyon* Heteromeles arbut►fol►a Davis Gold Toyon* Hibiscus spp Hibiscus Jasminum nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus sinens►s Yakush►ma Eulalia Grass Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 424 Brzghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 —Village Greens/Public Open Space(continued) SHRUBS Botanical Name Common Name Miscanthus transmorrlsonensis Evergreen Maiden Grass (or Eulalia) Muhlenbergia lindheimen Lindheimer's Muhly Grass Myrtus communes True Myrtle Nandma domest►ca Heavenly Bamboo Nephrolepis exaltata Sword Fern Nolina bigelovn Bigelow's bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nalis Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelenii Pigmy Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Phormium tenax New Zealand Flax Pittosporum crassifolium Nana Dwarf Karo Pittosporum tobira Mock Orange Rhaph►olepls indica India Hawthorn Rosmarrnus officrnalis Rosemary* Schefflera actinophylla Queensland Umbrella Tree, Octopus Tree Solarium xantir Purple Nightshade* Strelrtzia nicolai Giant Bird of Paradise Strehtzia reginae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum as►aticum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasminoides Star Jasmine Tulbaghta violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca rigida Blue Yucca* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 425 ortghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 —Village Greens/Public Open Space(continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccrnatoria Blood-Red Trumpet Vine Grewta occidentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cats Cat's Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora eduhs Passion Flower* Pandorea lasminoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum lasminoides Star Jasmine GRO UN®COVER Botanical Name Common Name Armeria martima Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks #2 Dwarf Coyote Bush* Baccharis pilularis Twin Peaks Coyote Bush Prostrate* Dimorphotheca aurantiaca African Daisy* Festuca ovina glauca Blue Fescue* Gazama Copper King Gazama* Gazama Moonglow Gazama* Gazama hybrid Mitsua Yellow Semi-trailing Yellow Gazania* Lantana sellowiana Trailing Lantana* Osteospermum Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru 'Burgundy Trailing African Daisy* Osteospermum fru 'Whirligig Trailing African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermum fruticosum Hybrid White Freeway Daisy* Santolina cha Nana Lavendar Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* Marathon I/ Festuca Arundinacea Dwarf Tall Fescue Turf A G Sod Farms Inc Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 426 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 5 LANDSCAPE ZONE 4 — PRIVATE RESIDENTIAL LANDSCAPE TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoenix cunnmghamiana King Palm (Not to be used within 100' (close proximity) of natural areas) Brachychiton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cercls occidentalis Western Red Bud Crnnamomum camphora Camphor Tree Cocos plumosa Queen Palm (Not to be used within 100 (close proximity) of natural areas) Eriobotrya deflexa Bronze Loquat Erythrma caffra Kaffirboom Coral Tree* Erythrina coralloides Coral Tree* Feiloa sellowiana Pineapple Guava Ficus florida Florida Fig Ficus nitida Green Gem Indian Laurel Fig— Green Gem Ficus rubiginosa Rustyleaf Fig Ginkgo biloba Maidenhair Jacaranda acutifolia Jacaranda Lagerstroemia species Crape Myrtle Laur►s nobilis Grecian Laurel* Magnolia grandiflora Southern Magnolia and Samuel Sommers/Majestic Beauty' Melaleuca nesophila Pink Melaleuca* Melaleuca quinquenervia Cajeput Tree* Metrosideros excelsus New Zealand Christmas Tree* Podocarpus gracilior Fern Pine Prunus carolimana Carolina Laurel Cherry* Rhus rntegrifolia Lemonade Berry* Rhus laurina Laurel Sumac* Tabebuia chrysotricha Golden Trumpet Tree* Tabebuia +mpetigrnosa Pink Trumpet Tree* Tabebuia ►pe Trumpet Tree* Tristania conferta Brisbane Box Tristania laurina NCN Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 427 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential landscape (continued) SHRUBS Botanical Name Common Name Abelsa grand►flora Edward Goucher Abeha Agapanthus afrecanus Lily-of the-Nile Agave amer►cana Century Plant* Alsophela australes Australian Tree Fern Alyogyne huegeh► Blue Hibiscus Armer►a mart►ma Common Thrift* Baccharis p►lularss Pigeon Point Coyote Bush* Bacchares pilular►s Twin Peaks Coyote Bush Prostrate* Bergenea cordsfoha Winter Saxifage Bougainvillea Tahitian Maid Double Bougainvillea Buxus japonica Japanese Boxwood Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex sp►ssa San Diego Sedge Car►ssa macrocarpa Fancy Natal Plum* Cistus hybrsdus White Rockrose* Cistus purpereus Orchid Spot Rockrose* Cistus salvufol►us Rockrose Sageleaf* Chvea minata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssopifol►a False Heather Cyathea coopers Australian Tree Fern Delosperma coopers Hardy Ice Plant Dicksonia antarctica Tasmanian Tree Fern Dietes vegeta Fortnight Lily Escallonia fradesu Pink Escallonia* Grev►llea Noellu Grevillea* Hebe bux►folia Boxleaf Hebe Helictotrichon semperv►rens Blue Oat Grass Hemerocallis hybrid Mountain Violet Daylily Heteromeles arbut►folea Toyon* Heteromeles arbutifoha Davis Gold Toyon* Hibiscus spp Hibiscus /asm►num nudiflorum Winter Jasmine Lantana sellowiana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus sinens►s Yakushima Eulalia Grass Miscanthus transmornsonensis Evergreen Maiden Grass (or Eulalia) Muhlenbergea rigens Deer Grass Myrtus communes True Myrtle Nandina domestica Heavenly Bamboo Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 428 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) SHRUBS Botanical Name Common Name Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow s bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelen►► Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um Nana Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaph►olep►s ►nd►ca India Hawthorn Rosmarmus off►c►nahs Rosemary* Schefflera act►nophylla Schefflera Solarium xant►► Purple Nightshade* Strel►tz►a mcola► Giant Bird of Paradise Strel►tz►a reg►nae Bird of Paradise Teucr►um frut►cans and cult►vars Bush Germander Trachelospermum as►at►cum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasm►no►des Star Jasmine Tulbagh►a v►olacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum 'Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca f►lamentosa Var►egata Variegated Yucca Yucca r►g►da Blue Yucca Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 429 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccmatoria Blood-Red Trumpet Vine Grew►a ocadentahs Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cats Cat s Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiffora edults Passion Flower* Pandorea lasmmoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum tasminoides Star Jasmine GROUNDCOVER Botanical Name Common Name Armeria martima Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis pilularis 'Twin Peaks #2 Dwarf Coyote Bush* Baccharis pilularis 'Twin Peaks' Coyote Bush Prostrate* Dimorphotheca aurantiaca African Daisy* Festuca ovina glauca Blue Fescue* Gazania Copper King Gazania* Gazania Moonglow Gazania* Gazania hybrid Mitsua Yellow' Semi trailing Yellow Gazania* Lantana sellowiana Trailing Lantana* Osteospermum 'Buttermilk Osteospermum* Osteospermum fru 'African Queen' Trailing African Daisy* Osteospermum fru Burgundy Trading African Daisy* Osteospermum fru 'Whirligig Trading African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermum fruticosum Hybrid White Freeway Daisy* Santolina cha 'Nana Lavendar Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* Marathon II Festuca Arundinacea Dwarf Tall Fescue Turf A-G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 430 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 6 LANDSCAPE ZONE 5 — Private Residential Lots Within 900'Of Native Area TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Brachychlton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Ceres occidentals Western Red Bud Cinnamomum camphora Camphor Tree Erlobotrya deflexa Bronze Loquat Erythrrna caffra Kaffirboom Coral Tree* Erythrina coralloides Coral Tree Feijoa sellowiana Pineapple Guava Ficus florl'da Florida Fig Ficus nitida Green Gem Indian Laurel Fig — Green Gem Ficus rubiginosa Rustyleaf Fig Ginkgo biloba Maidenhair Lagerstroemia species Crape Myrtle Lauris nobilis Grecian Laurel* Magnolia grandiflora Southern Magnolia and 'Samuel Sommers'/Majestic Beauty Melaleuca nesophila Pink Melaleuca* Melaleuca qu►nquenervia Cajeput Tree* Metrosideros excelsus New Zealand Christmas Tree* Podocarpus gracilior Fern Pine Prunus caroliniana Carolina Laurel Cherry* Rhus integrifola Lemonade Berry* Rhus laurma Laurel Sumac* Tabebuia chrysotricha Golden Trumpet Tree* Tabebuwa impetiginosa Pink Trumpet Tree* Tabebuta ipe Trumpet Tree* Tristania conferta Brisbane Box Tristama laurma NCN Tupldanthus calyptratus Tupfdanthus Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 431 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) SHRUBS Botanical Name Common Name Abel►a grand►flora Edward Goucher Abelia Agapanthus afr►canus Lily-of-the-Nile Agave amer►cana Century Plant* Alyogyne huegelu Blue Hibiscus Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Pigeon Pont Coyote Bush* Bacchar►s p►lular►s 'Twin Peaks Coyote Bush Prostrate* Bergema cord►fol►a Winter Saxifage Bougainvillea 'Tahitian Maid Double Bougainvillea* Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Camellia japonica Camellia Carex sp►ssa San Diego Sedge Car►ssa macrocarpa Fancy Natal Plum* C►stus hybr►dus White Rockrose* C►stus purpereus Orchid Spot Rockrose* C►stus salvufol►us Rockrose Sageleaf* Cl►v►a m►n►ata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Delosperma cooper► Hardy Ice Plant D►etes vegeta Fortnight Lily Escallon►a frades►► Pink Escallonia Grev►Ilea Noelli► Grevillea* Hel►ctotrichon semperv►rens Blue Oat Grass Hemerocall►s hybrid Mountain Violet Daylily Heteromeles arbut►fol►a Toyon* Heteromeles arbut►fol►a Davis Gold Toyon* Hibiscus spp Hibiscus Jasm►num nud►florum Winter Jasmine Lantana Bellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus s►nens►s Yakush►ma Eulalia Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulalia) Muhlenberg►a lindhe►mer► Lmdheimer's Muhly Grass Myrtus communes True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow s bear grass* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 432 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) SHRUBS Botanical Name Common Name Osteospermum fruticosum Freeway Daisy* Pachysandra terminalis Pachysandra Philodendron selloum Big Leaf Philodendron Phormium tenax New Zealand Flax Pittosporum crassifolium Nana Dwarf Karo Pittosporum tobira Mock Orange Rhaphiolepis mdica India Hawthorn Rosmarmus officmalis Rosemary* Schefflera actinophylla Queensland Umbrella Tree, Octopus Tree Solarium xantii Purple Nightshade* Strelitzia nicolai Giant Bird of Paradise Strelitzia regmae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum asiaticum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasmmoides Star Jasmine Tulbaghia violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca rigida Blue Yucca* VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma callistegioides Violet Trumpet Vine Distictis buccmator►a Blood-Red Trumpet Vine Grewia occidentalis Lavender Starflower Hardenberg►a violacea Hardenbergia Macfadyena unguis-cats Cat s Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora eduhs Passion Flower* Pandorea jasminoides Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum jasminoides Star Jasmine Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 433 Brtghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) GROUNDCOVFR Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2 Dwarf Coyote Bush* Baccharis p►lular►s 'Twin Peaks Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazan►a Copper King Gazania* Gazania 'Moonglow Gazania* Gazania hybrid Mrtsua Yellow Semi-trailing Yellow Gazania* Lantana sellow►ana Trailing Lantana* Osteospermum Buttermilk' Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy' Trailing African Daisy* Osteospermum fru Whirligig' Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum Hybrid White Freeway Daisy* Santolina cha Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* TURF Botanical Name Common Name Marathon If 'Festuca Arund►nacea Dwarf Tall Fescue Turf A G Sod Farms Inc Elate Plus* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 434 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 4 Community Entries 1 Warner Avenue Entry As shown on Exhibit 4 2-5, the community entry from Warner Avenue will introduce Brightwater s "lush landscape theme in an informal way that is in keeping with the informal Warner Avenue edge and nautical backdrop of Huntington Harbour The Warner Avenue Entry includes a flowing palette of trees — including large flowering canopy trees that line the entry, and which are accented by palms — that will provide a beautiful evergreen setting marking the main entry experience The area will include understory planting and shrubs, as well as simple and expansive areas of lawn that meander on both sides of the entry The landform and rising topography of the Warner Avenue entry will be set off with a dense backdrop and layering of mature "community backdrop linkage landscape plantings Drifts of trees will be placed to provide screening and specimen trees will be highlighted in masses to mark the main entry experience 2 Bolsa Chica Street Entry As shown on Exhibit 4 2 6, the entry from Bolsa Chica Street will also introduce the "lush landscape theme of the community but in a more formal way Here the vision is a linear series of large, lush evergreen trees — including flowering canopy trees — that will line and create an overhead experience that denotes the beginning and end of the entrance The entry will be accented with palms Understory shrubs and groundcover will provide a rich interplay of color and texture that communicates an evergreen setting and sense of home arrival BRIGHTWATER SP CHP 4 September 2007 435 Penmeter Wall Ss no Rock Facade tK3END _ Wall with Signage Trellis with Benchs o eck Lift Station Public Access Walk STREET TREE P�NV� basting Oil Facility To Los Patos Dr/ rrR CNedook/Concrete Bench Nahve Trail Area ' EVERGREEN TREE \ In*mx hon IGosk Boons Ball Court ° r T PALM LOS PATOS AVENUE EVERGREEN ACCENT TREE ILI i f EVERGREEN SCREEN TREE I LC O �iC ~ Lvndttcap+ is Wt !t klEnho Odom Entry P �Wa I/FF Exhibit 4 2 5 BRIGHTWATER SPECIFIC PLAN Warner Avenue Entry Plan C y t H y B h C I P ® 0 0 IIO so Y007411 72 i jhAi1 i Hsi m H( mhs S pN t\HNItWd 0754\0754021\05 1 dMp 4\041AbO\St Doyft\0 1 0 0 LEGEND - roan nt I 9 i STREET TREE ndi ( ti -� [ `.� s EEN TREE EVERGR PALM I EVERGREEN ACCENT TREE I I I BRIGHTWATER DR EVERGREEN SCREEN TREE V I � � I Lan Median E I lashn I I I 5 B i p �1 I I rt un all � .....» --- I I I on ' I _ nos n�il'Co necfion Exhibit 4 2 6 BRIGHTWATER SPECIFIC PLAN Bolsa Chlca Street Entry Plan C y f 14 E B h C I f ® 0 76 AO FQWA maim 71 HEARmstDE I IomB =f b\Haarthek 0754\0754021\06 1 d wpe d\04$xhb1te\Ste0.41a\ddtn 2.daq Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 5 Village Greens/Pocket Park Brightwater contains several internal parks and recreation areas, in addition to perimeter trail and habitat restoration area (Area 3A 1) This includes the East and West Village Greens and the Pocket Park 1 East Village Green As shown on Exhibit 4 2-7 East Village Green is both a visual focal point and usable park space along Brightwater Drive, especially notable while entering Brightwater from Bolsa Chica Street from the east The East Village Green contains a lawn area that is defined and protected by a linear shrub border and enclosed by an informal backdrop of trees which, in turn, back up to a six-foot high perimeter community wall The visual focus of this area is a gazebo or 'bandstand" that adds architectural texture and a functional place for picnics, birthday parties, and other family events Arbors flanked with focal palms over the entry walkways from "A and "F' Streets, provide a sense of arrival at the green A ramp provides ADA compliant access to the gazebo for less mobile and disabled residents and guests 2 West Village Green As shown on Exhibit 4 2-8, West Village Green is both a visual focal point and usable park space along Brightwater Drive especially visible while entering the community from Warner Avenue on the west The West Village Green boasts a grand lawn area that is defined by a walkway with regularly spaced benches and enclosed by an informal backdrop of trees that back up to a six foot-high perimeter community wall A formal group of accent palms frames an overhead trellis structure This trellis functions much like the gazebo at the East Green in that it adds architectural texture and a functional place for picnics, birthday parties, and other resident and family events The hardscape area under the trellis is at grade and does not require ramping for ADA compliant access BRIGHTWATER SP CHPA September 2007 438 6 LEGEND STREET TREE ZisaledAccess .Ramp Retaining Wall @ � EVERGREEN TREE Disable Access Ram_ P Picnic Are —� -- With Table PALM Gazebo an ' `� HandacappedF Future Vaul ®pen it Bench- Lawn Area Romp EVERGREEN ACCENT TREE Vault EnclosureW/Gate CO EVERGREEN SCREEN TREE �• Generator PenmeteeWall Sewer U Statio Control Panel uture � `•,� / Wet Well, Wet Well Turf Block Sidewalk Exhibit 4 2-7 BRIGHTWATER SPECIFIC PLAN East Village Green City of Huntington Beach California 1 ® 0 20 w 2007 of 22 HE Rn-ISTIx Ho\iFS � S Clients\Hearths de-0754\0754021\O6—londscope—cad\04exhibits\SiteDevPlan\ddtree5 dwg r LEGEND Handicap STREET TREE Ramp BRI GHTWATER DR Street Tree � Sidewalk EVERGREEN TREE --� --- _-- PALM .v Open Lawn Area EVERGREEN ACCENT TREE Sidewalk Park Pcaseo EVERGREEN SCREEN TREE errmeter WqIO Buffer Screen Bench Trash IReceptcac�e r Overhead Trellis ADA Accessible Picnic Tables Exhibit 4 2-8 BRIGHTWATER SPECIFIC PLAN West Village Green of Huntington Beach California 0 20 40 201-22 HFAP,- E-STr)F Hmt � SClients\Hearthside-0754\0754021\06—landscape—cad\04exhibts\SteDe,Plan\ddtree6dwg Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 3 Pocket Park As shown on Exhibit 4 2-9, the Pocket Park is smaller than the two village greens, but also a visual focal point and usable open space It lies west of the East Village Green on the northerly side of Brightwater Drive The Pocket Park is designed as a toddler play area featuring an open lawn area with concrete animals and tot lot elements for play A green hedge combined with a low thematic tubular steel fence provides toddlers protection from the collector street A shade arbor with benches for sitting is defined by groups of palms interspersed with canopy trees, which provide shade for and two sets of formal benches The plantings back up to a six-foot-high perimeter community wall 4 2 6 Paseos (Trail Connections) The Paseos (Trail Connections) are illustrated in Exhibit 4 2-10 The Paseos, more or less are equally spaced along Brightwater's residential- public trail interface and allow residents, visitors and the public direct access to this area of native plantings within the trail corridor The three paseos, in turn connect to the sidewalks that will be improved on both sides of all the residential streets within the community The Paseos are generally 30 feet wide and contain a curvilinear walkway that transitions under a shade trellis and connects to the decomposed granite nature trail BRIGHTWATER SP CHP4 September 2007 441 a -4 Pe eer��N� 9 �cdler Tot fl. LEGEND ® E�.ls f— Shade ors STREET TREE s Pb&Pase C each r—- - _ EVERGREEN TREE 4. 53 PALM 41{�4 Pla E ua meat ��,��r er He Y q P Turf O v ith tpmT EVERGREEN ACCENT TREE Aura nc umF 1> 51 EVERGREEN SCREEN TREE Exhibit 4 2-9 BRIGHTWATER SPECIFIC PLAN Pocket Park City of Huntington Beach C a l l f or n l a M a 0 20 40 2007 01 22 S Clients Hearths de-0754 0754021 O6—landsca a—cad 04exhib is 5 teDevPlan ddtree7 dw E '`v LEGEND ,X4 EVERGREEN ACCENT TREE EVERGREEN SCREEN TREE on le rds s r Sto Pe Pe X W II E its n e o er en rail Co n -Maih en ulti Vehicle L Easeo Trellis Trail With Ben hes ew ID e e View Wall:ecomposed— Gmnitee�doa \ Multi Use T!:O i TRAIL -PEDESTRIAN ONLY TRAIL -MAINTENANCE VEHICLE ACCESSIBLE Exhibit 4 2-10 BRIGHTWATER SPECIFIC PLAN Pedestrian Paseo (Trail Connections) City of Huntington Beach California 0 20 40 2007 of 22 HFAruHsj r)� How S Clients\Hearthside-0754\0754021\06—landscape—cad\04exhibds\SdeDevPlan\ddtree3 dwg Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 43 Architectural Guidelines 4 3 1 Architectural Character The architectural design character for Brightwater follows an "American Seaside Village" theme The concept incorporates the easy elegance, playful architecture and fine craftsmanship that establish the enduring qualities of picturesque American seaside communities Brightwater will combine a family of coastal architectural themes ranging from Nantucket on the Atlantic to Huntington Beach and Laguna Beach on the Pacific This palette will include six identifiable coastal architectural vernaculars Light Craftsman, Light Victorian, American Traditional The Hamptons, Laguna Beach Cottage and Florida Seaside Contemporary interpretation of these traditional architectural styles is encouraged to assure a lively and unique streetscape, with an exuberant mix of colors and textures Inside, it is a necessity to build a community of homes that can effectively serve residents — contemporary 21 st Century technology needs, changing lifestyles, and evolving family sizes and situations Architectural style will span the formality of the large estates at The Hamptons to the casual informality of the Cottages in Laguna Beach Alternating roof forms and pitches, variations in the design and scale of exterior elements, and a lively palette of light colors are included in design guidelines Picket fences, porches, arbors, and wood and shingle exterior siding are also appropriate seaside elements Fully articulated and detailed elevations on all four sides of each home will be required to assure architectural integrity Community gazebos, trellises paseo walkways, and neighborhood landmarks will bridge and reinforce the residential architecture BRIGHTWATER SP CHP-4 September 2007 444 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 432 The Sands Architectural Plans and Elevations There are three architectural plans for The Sands (Plans 1, 2, and 3) All of the homes are two-story, and generally range from approximately 25 to 29 feet The floor sizes range from approximately 1,880 to approximately 2 362 square feet Exhibits 4 3-1 a, 4 3-1 b, and 4 3-1 c depict the Architectural Elevations for The Sands The architectural design of The Sands homes provides variety in garage location and orientation, creating a more diverse and visually interesting streetscape As necessary, the sequence of 2 1 3 floor plans were combined into modules 74- feet deep and 126-feet wide to develop efficient use of exterior spaces through reciprocal use easements among the owners The plans have two-car garages with two being forward-facing with an 18-foot minimum setback from the street, and one being a side-entry with a 10-foot setback from the street The architectural elevations reflect the approved Coastal theme expressed in Cottage, Hampton, and American traditional styles with a consistent color palette for building materials, including a variety of roof materials 4 3 3 The Trails Architectural Plans and Elevations There are three architectural plans for The Trails (Plans 1, 2, and 3) All of the homes are two-story, the building heights of the homes generally range from approximately 25 to 35 feet The floor sizes range from approximately 1,559 to approximately 1,877 square feet The architectural elevations reflect the approved Coastal theme expressed in cottage, Victorian and craftsman styles with consistent color palettes for building materials, including a variety of roof materials Exhibits 4 3-2a, 4 3 2b, and 4 3 2c illustrate the Architectural Elevation details of The Trails The designs provide for a varied street scene, with front facing garages, interior courtyards, and efficient use of exterior spaces through reciprocal use easements among the owners Each plan has a two-car garage set back from the street a minimum of 18 feet The third-story loft for Plan 3 would be a maximum of 35 feet Plan 3 provides for a third-story "loft' both as an architectural feature that adds variety and as a small room that could be used as a den, office, or children s play room BRIGHTWATER SP CHP4 September 2007 445 4 z E zIr i HAMPTON A TRADITIONAL D TRADITIONAL DX PLAN I PLAN 2 PLAN 3 zT axa r :I I ��ij( x7T a 7A4 r fit} rr rlt�� �i P 1 10 1 �x.�.�r x.�!�. {1-•x�,. r� 1 I�rr�rr 14 k 1 z « � a �it r I REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 ]a The Sands BRIGHTWATER SPECIFIC PLAN Architectural Elevations ( y f 11 g It 1 C I t p�p�� fm'��. � FOMA Li I S. 2W a 22 L7,-� '' AmsiD HomEs wWswnwoe mw » . wa\skins . , r x-vs�^��nrnTr i��rt EMT c Yr �,� � r� �r t � -�•[.r,z�: a ra r x rir r r i x 1r 0 aI �I d 0 CRAFTSMAN B HAMPTON A TRADITIONAL D PLAN I PLAN 2 PLAN 3 L'Fa"�nt ttt ------------ Nil Ion r i L � I REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 1 b BRIGHTWATER SPECIFIC PLAN The Sands < 1, 13 h < I P Architectural Elevations P- HEA,� siDi HaNIEs ° .� ----------------- I \ rF� 0 d Ii COTTAGE C VICTORIAN E HAMPTON A PLAN I PLAN 2 PLAN 3 w q I) 1 T REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 I c BRIGHTWATER SPECIFIC PLAN The Sands I I It S y h I I f The Elevations P=,__ MIA TiE,�msmr Hangs f� z HAMPTON A CRAFTSMAN B VICTORIAN O PLAN 1 PLAN 2 PLAN 3 51 — u x ^� REAR ELEVATION ROAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2a BRIGHTWATER SPECIFIC PLAN The Trails c y f „ S o I c I f The Elevations t S. m HEAR isi DE HOMES I COTTAGE C HAMPTON A CRAFTSMAN B PLAN I PLAN 2 PLAN 3 �1 4-ItTii goo REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2b BRIGHTWATER SPECIFIC PLAN The Trails I� E Architectural Elevations Fes, z o � 111,�� r a a A I CRAFTSMAN 8 COTTAGE C HAMPTON A PLAN I PLAN 2 PLAN 3 i e��y y 4a � �Y'f I�'fPYfiS�V�yy REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2c BRIGHTWATER SPECIFIC PLAN The Trails „ F , � I f Ar�chitectur'al Elevations HEa.2'rt-rsi cE Hows sro ma o ra Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 3 4 The Cliffs Architectural Plans and Elevations There are four architectural plans for The Cliffs (Plans 1, 2 3 and 4) All of the homes are two-story, the heights generally range from approximately 27 to 32 feet The floor sizes range from approximately 3,080 to approximately 3,853 square feet with 3 to 5 bedrooms depending upon how the homebuyer finishes the unit The architectural elevations reflect the approved Coastal theme expressed in Cottage, Victorian, and Craftsman styles with consistent color palettes for building materials, including a variety of roof materials roofs Exhibits 4 3 3a, 4 3 3b, and 4 3 3c, The Cliffs Architectural Elevations, illustrate the details of the residential styles with this area The four designs provide for a varied street scene, with front-facing garages and courtyard garages, as well as tandem and split-location garages with a variety of interior courtyards 4 3 5 The Breakers Architectural Plans and Elevations There are four architectural plans for the 6,000 square-foot-lots in The Breakers (Plans 1 2, 3 and 4) All of the homes are two-story the heights of the homes generally range from approximately 27 0 to 31 5 feet The floor sizes range from approximately 3,080 to approximately 3,853 square feet, with 3 to 5 bedrooms, depending upon how the homebuyer finishes and furnishes the unit The architectural elevations reflect the approved Coastal theme expressed in Cottage, Victorian and Craftsman styles with consistent color palettes for building materials including a variety of roof materials roofs Exhibit 4 3-4a, 4 3 4b, and 4 3-4c, The Breakers Architectural Elevations, illustrate the details of the residential styles for this area The four designs provide for a varied street scene, with front-facing and courtyard garages as well as tandem and split-location garages A variety of front entry sizes locations and interior courtyards adds additional architectural variety Plan 1 provides for a second story loft" or bedroom, with an additional optional bonus room and/or deck as architectural features that could add variety and utility for the homeowner BRIGHTWATER SP CHP4 September 2007 452 ^.... .wn.,. 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HEAR Hsi c HomES � 5 ADMINISTRATION Brightwater SPECIFIC PLAN 5 ADMINISTRATION 51 Enforcement of the Specific Plan The Specific Plan serves both a planning function and regulatory function It is the vehicle by which the City of Huntington Beach Local Coastal Program and General Plan is implemented for the Brightwater property In addition, the general administration rules in this chapter link the Specific Plan to the provisions within the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) subject to CDP 5-05-020 If there is a conflict found between this Specific Plan and the City's Zoning and Subdivision Ordinances, the contents of this Specific Plan shall prevail Where the Specific Plan is silent the provisions of the HBZSO shall apply Should future economic or development conditions make it desirable to amend this Specific Plan the procedures described in Section 5 2 of this document shall govern such amendments The Specific Plan may be amended at any time in the same process by which it was originally adopted Enforcement of the provisions of the Specific Plan shall be as follows ❑ The Planning Director or Director s designee shall be responsible for interpreting and enforcing the site development standards and design guidelines set forth in the Specific Plan ❑ Any administrative interpretation of the Brightwater Specific Plan may be submitted for review by the Planning Commission and shall be subject to appeal to the City Council BRIGHTWATER SP CHP 5 September 2007 5 1 Brightwater i SPECIFIC PLAN 5 ADMINISTRATION 52 Methods and Procedures 5 2 1 Coastal Development Permit All development projects in the Brightwater Specific Plan Area are subject to approved Coastal Development Permit 5-05-020 Any future Coastal Development Permits that may be necessary shall be processed pursuant to the Huntington Beach Zoning and Subdivision Ordinance 5 2 2 Zoning Text Amendments A Zoning Text Amendment shall be required for changes to the Development Standards in the Specific Plan Zoning Text Amendments shall be processed in accordance with the Huntington Beach Zoning and Subdivision Ordinance Zoning Text Amendments shall be processed as amendments to the City s Local Coastal Program Changes to the Development Standards shall not take effect until certified by the Coastal Commission through the Local Coastal Program amendment process 5 2 3 Hearings All Public Hearings held relative to this Specific Plan shall be administered per the applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 5 2 4 Appeals Any decision determination or requirements may be appealed in accordance with applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 53 Maintenance Mechanisms The Declaration of Covenants, Conditions and Restrictions for the Brightwater Maintenance Corporation, a provision of Coastal Development Permit 5 05-020, is the legal document setting forth the procedures and responsibilities for the permanent care and maintenance of common area development projects within Specific Plan Area Common area development includes streets, parking, recreation open space landscaped areas community walls and fences and community facilities BRIGHTWATER SP CHP 5 September 2007 5 2 6 APPENDICES Brightwater SPECIFIC PLAN 6 APPENDICES A Legal Description of Brightwater Specific Plan (under separate cover) B Brightwater Coastal Development Permit No 5-05-020 dated 12-15-2005 approved by California Coastal Commission (under separate cover) C Brightwater Comprehensive Habitat Management Plan dated December 2005, approved by California Coastal Commission (under separate cover) D Brightwater Precise Fuel Modification Plan dated, December 14 2005 approved by Orange County Fire Authority and California Coastal Commission (under separate cover) E Covenants Conditions and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission (under separate cover) F Brightwater Tract Maps (under separate cover) G Final Project-Level Site Development Plan (under separate cover) BRIGHTWATER SP CHP 6 September 2007 6 1 Res No 2007-67 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss CITY OF HUNTINGTON BEACH ) I JOAN L FLYNN the duly elected qualified City Clerk of the City of Huntington Beach and ex-officio Clerk of the City Council of said City do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven that the foregoing resolution was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council at a regular meeting thereof held on the 1st day of October, 2007 by the following vote AYES Bohr Carchio Cook Hansen Hardy NOES Coerper Green ABSENT None ABSTAIN None - 4&M) City,-Jerk and ex-officio erk of the City Council of the City of Huntington Beach California ATTAC H M E N T #3L] ORDINANCE NO 3785 AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING DISTRICT MAP 34 (SECTIONAL MAP 29-5-11)OF THE HUNTINGTON BEACH ZONING AND SUBDIVISION ORDINANCE TO PREZONE THE BRIGHTWATER DEVELOPMENT PROJECT AREA LOCATED IN THE COUNTY OF ORANGE TO THE BRIGHTWATER SPECIFIC PLAN WITH COASTAL ZONE OVERLAY AND PREZONE 0 065 ACRES LOCATED 1N ORANGE COUNTY TO RESIDENTIAL LOW DENSITY WITH COASTAL ZONE OVERLAY AND REZONE 0 365 ACRES WITHIN THE CITY OF THE HUNTINGTON BEACH FROM RESIDENTIAL LOW DENSITY WITH COASTAL ZONE OVERLAY TO BRIGHTWATER SPECIFIC PLAN WITH COASTAL ZONE OVERLAY (ZONING MAP AMENDMENT NO 06-01) WHEREAS pursuant to California State Planning and Zoning Law, the Huntington Beach Planning Commission and Huntington Beach City Council have held separate duly noticed public hearings to consider Zoning Map Amendment No 06-01, which prezones the Brightwater development area to the Brightwater Specific Plan with Coastal Zone Overlay("SP- 15 -CZ ) and prezones 0 065 acres located in the County of Orange to Residential Low Density with Coastal Zone Overlay(`RL-CZ ) and rezones 0 365 acres located within the RL-CZ zone to SP-15-CZ and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented the City Council has determined that the aforesaid amendment is proper and consistent with the General Plan NOW THEREFORE the City Council of the City of Huntington Beach does hereby ordain as follows SECTION 1 That the real property that is the subject of this ordinance is generally bounded by Los Patos Avenue to the North Warner Avenue to the Northwest and the terminus of Bolsa Chica Street to the East and is more particularly described in the legal description and map attached hereto as Exhibit A and incorporated herein by this reference SECTION 2 District Map 34 (Sectional Map 29-5-11) of the City of Huntington Beach Zoning and Subdivision Ordinance is hereby amended pursuant to Zoning Map Amendment No 06-01 which designates the zoning for the Brightwater Development Project Area to Brightwater Specific Plan with Coastal Zone Overlay ( SP-15-CZ ) as shown in Exhibit >B the amended Zoning Map attached hereto and incorporated herein by this reference SECTION 3 District Map 34 (Sectional Map 29-5-11) of the City of Huntington Beach Zoning and Subdivision Ordinance is hereby amended pursuant to Zoning Map Amendment No 06-01 to prezone 0 065 acres located within the County of Orange to Residential Low Density 07 12071 1)84) 1 Ordinance No 3785 with Coastal Zone Overlay(`RL-CZ') as shown in Exhibit C, amended Zoning Map, attached hereto and incorporated herein by reference SECTION 4 District Map 34 (Sectional Map 29-5-11) of the City of Huntington Beach Zoning and Subdivision Ordinance is hereby amended pursuant to Zoning Map Amendment No 06-01 to rezone 0 365 acres located within the City of Huntington Beach from Residential Low Density with Coastal Zone Overlay(`RL CZ') to Bnghtwater Specific Plan with Coastal Overlay(` SP-15-CZ") as shown in Exhibit D and delineated on Exhibits A-3 and A-5 SECTION 5 This ordinance shall become effective immediately upon certification by the California Coastal Commission but not less than 30 days after its adoption PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the I5th day of October, , 200 7 ayor EST � DROVED AS TO FORM City Clerk '2 City Attorney REVIEWED AND APPROVED INITIATE AND APPROVED Pity Ad inistrator a mi g Director 07 1207/13843 2 Ordinance No 3785 Ordinance No 3785 Brightwater Legal Description In the unincorporated territory of the County of Orange State of California being a subdivision of the following portions of Parcel 2 of Certificate of Compliance No CC92-01 recorded September 2 1992 as Inst No 92-589755 of official records in the Office of the County Recorder of said County certain land described in Parcels 6 and 7 of the Deed to Metropolitan Water District of Southern California recorded February 22 1974 in Book 11080 Page 287 of said official records Exhibit A-1 Ordinance No 3785 EXHIBIT "A" ZONING AT BRIGHTWATER ThAT PORTION OF LOT 18 OF TRACT NO 17034 IN THE UNINCORPORATED TERRITORY OF THE COUNTY OF ORANCE STATE OF CALIFORNIA PER MAP FILED IN BOOK 890 PAGES 31 THROUGH 41 INCLUSIVE OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LYING NORTHEASTERLY OF THE NORTHWESTERLY PROLONCATION OF THAT CERTAIN COURSE HAVING A BEARING AND DISTANCE OF NORTH 34 02108" WEST 203 94 FEET' IN THE NORTHEASTERLY BOUNDARY OF LOT H OF SAID TRACT No 17034 CONTAINING 0 005 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGFTS-OF-WAY OF RECORD IF ANY NPtLAND PREPARED BY STANTEC CONSULTING INC oSS �50 STf �G� UNDER TFE DIRECTION OF Exp 12/31/07 * No 608 DAMES 0 STEINES P L S 6086 �T9TFOFCAL��� AUGUST 28 2007 J N 2042 341410 Fv EC <C n.W,P LEGPLSZONE CF I DO( 1 OF 1 Exhibit A-2 Ordinance No 3785 SHEET 1 OF 1 A PORTION Of LOT 18 Of TRAV 1 NO 17034 M M 890 / 31-41 IN THE UNINCORPORATED TERRITORY OF THE COUNTY Of ORANGE STATE OF CALIFORNIA ZONING AT BRIGIITWATER GREEN 5TREET L05 PAT05 AVENUE 0 0 TR " v iv:2 �T �A 16 57 � v v L2 �O 1 03A a9 6 N �,o / �A CL GOVEVIEW DRIVE — (PRIVATE STREET) 01 O1� l0��oG 9F Vc. F I `p� 1 — �01 a2 \,01 B co o� < I LINE TABLE SQ Nt LAND G NO BEARING DISTANCE 0 STFF I L1 NOO 38 28 E 10404 p o L2 N89'21 32 W 50 G5 SCALE 1 = 40 Exp 12/31/07 * No 6086 * `� STANTEC CONSULTING INC () 19 TECHNOLOGY DRNF qjf pF� �'�" IRVINE CA 4161E ��L OF CM JAMES 0 S-IEINF�- P L S G08G Stantec Qa9 923 6COC stantK V\pro)ect_\204[34tE"'15URMAPIOWG\SYME0082owc 812EI2007 15024 PM PDT I 1N 2042 341410 DATE 8/28/C7 Ex},1bit A—3 Ordmance No 3785 EXHIBIT "A" ZONING AT BRIGHTWATER THAT PORTION OF PARCEL B OF LOT LINE ADJUSTMENT LL 02-07 IN THE CITY OF HUNTINGTCN BEACH COUNTY OF ORANGE STATE OF CALIFORNIA RECORDED OCTOBER _7 2005 AS INSTRUMENT NO 2005000632197 OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL B THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL B SOUTH 89 21 32 EAST 39 12 FEET THENCE TRAVERSING THE INTERIOR OF SAID PARCEL B THE FOLLOWING COURSES SOUTH 00 38111" WEST 38 86 FEET SOUTH 89 20148' EAST 41 47 FEET TO THE EASTERLY LINE OF SAID PARCEL B CONTAININC 0 357 ACRES MORE OR LESS ALSO AS SHOWN ON EXHIBIT B ATTACHED HERETO AND HEREBY MADE A PART HEREOF SUBJECT TO COVENANTS CONDITIONS RESTRICTIONS RESERVATIONS EASEMENTS AND RIGHTS-OF-AAY OF RECORD IF ANY �pIIANOs PREPARED BY STANTEC CONSULTING INC SO STEj U,pG� UNDER THE DIRECTION OF Exp 12/31/07 \� �) 5t" * No 6086 JAMES 0 STEINES P L S 6086 �l9jfOFCAUE AUGUST 28 2007 J N 2042 341410 �TROJEC7S ( IC R-NI P LECAL_10NE CHANGE DO( CF - Exhi-bit 2�-4 Ordinance No 3785 5HEET 1 OF 1 A PORTION OF PARCEL B OF L L A LL 02-07 O R 2005000832197 IN THE CITY OF HUNTINGTON BEACH COUNTY OF ORANGE STATE OF CALIFORNIA ZONING AT BRIGHTWATER N LY cr21 32 E 142 60 LINE PARCEL 6 S89' 5HELBURNE DRIVE (PRIVATE STREET) FOB 3912 NW LY CORNER �l Al bc OF PARCEL B 1103� L2 N �R N� ° �� '(� \1p'( W O �01 N ,� � --s' \10� 15 � o F \_pI 9 1� 4 8 N89'21 32 W 122 85 24 24 O F' W a %1 Co vo �2 O' aA �M �o\10 5q0 C^ ~LOB LpZ a2 �p'� S�pNAL 0 St.St. LINE TABLE �GF �Fs 0 NO BEARING DISTANCE Exp 12/31/07 Ll 500 38 11 W 38 8E Na 608E L2 58cr20 48 E 4147 * yrFor \F STANTEC CONSULTING INC SCALE 1 = 5C r TV 19 TECHNOLOGY DPIVE CLI� IRVINE CA 92618 JAMES C STEINES Stantec 949 92-6000 F L 5 GOSE V\protect-\204t34 4 C\cJRMAF\GWG\SYME0084 dwa 8/tE/t0C- Z 13 41 FM PDT J h 2042 =-341410DATE 8/28/07 Exhibit A-5 Ordinance No 3785 PREZONING MAP Busting Residential Existing Residential Development Existing Residential Development Development \ I — — Existing Sandover Development I S R10 7TVW77ER,, >� SP CIFICIPLAN AREA , ' I - - -,(S-P 15-CZ� / LEGEND BRIGNiWATER PROJECT B MnARRY PROPOSED ZONING MAP DESIGNATION `• cD 9nntl` COO cD z 0 W BRIGHTWATErR SPECIFIC PLAN (SP=15 WITH COASTAL ZONE OVERLAY Ordinance No 3785 Ordinance No 3785 PREZONING MAP u Los Patos Avenue N Shelbume Dr , 0 Prezone to RL-CZ —� v (Residential Lowe N Density-Coastal _1 r Zone Overlay) _� -C� ®o u o u L a E ------------ rSandover Dr L� Prezone to RL-CZ (Residential Low IAJ Density-Coastal Zone Overlay) PREZONE TO RL-CZ (RESIDENTIAL LOW DENSITY- COASTAL ZONE OVERLAY) Ordinance No 3785 Ordinance No 3785 REZONING MAP Los Patos Avenue LA , Shelburne Dr m 0 Rezone to SP-15-CZ E (Brightwater � Specific Plan — j 7041 H Coastal Zone Overlay ) � Sandover Dr REZONE TO S P-15-CZ (BRIGHTWATER SPECIFIC PLAN® COASTAL ZONE OVERLAY) Ord No 3785 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF HUNTINGTON BEACH ) I JOAN L FLYNN, the duly elected qualified City Clerk of the City of Huntington Beach, and ex-officio Clerk of the City Council of said City do hereby certify that the whole number of members of the City Council of the City of Huntington Beach is seven, that the foregoing ordinance was read to said City Council at a regular meeting thereof held on October 1,2007,and was again read to said City Council at a regular meeting thereof held on October 15,2007, and was passed and adopted by the affirmative vote of at least a majority of all the members of said City Council AYES Bohr, Carchio, Cook, Coerper Green Hansen Hardy NOES None ABSENT None ABSTAIN None I Joan L Flynn CITY CLERK of the City of Huntington Beach and ex officio Clerk of the City Council do hereby certify that a synopsis of this ordinance has been published in the Huntington Beach Fountain Valley Independent on October 25 2007 In accordance with the City Charter of said City Joan L Flynn, . Clerk Cit3ulerk and ex-officio C rk Deputy City Clerk of the City Council of the City of Huntington Beach, California ATTACHMENT #4 1 R IGHTWAT H c 411, 4!-71-111 H E B R E A K E R S T H F C L I F F H A M I 1 0 N C R A I I S M A N Nam ums SRI 4 Bill VII ear I A r6 1111 e" T H E T R A 1 L,, S T H E S A N D S c 0 1 1 A ( L" T R A D I T 1 0 N CITY OF HUNTINGTON BEACH CALIFORNA BRIGHTWATER SPECIFIC PLAN City of Huntington Beach SUBMITTED TO SUBMITTED BY CITY OF HEARTHSIDE HOMES, INC HUNTINGTON BEACH 6 Executive Circle, Suite 250 Planning Department Irvine, CA 92614 2000 Main Street Huntington Beach, CA 92648 Contact Contact Sandra Campbell, Planner Ed Mountford, Senior Vice President (714) 536-5250 (949) 250-7760 PREPARED BY FORMA Coastal Planning and Documentation 3050 Pullman Street X Costa Mesa CA 92626 Original Submittal July 27, 2006 Revised Submittal January 2007 Revised Submittal May 2007 Revised Submittal September 11 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 1 INTRODUCTION 1 1 Location and Existing Conditions 1-1 1 2 Project Area Background 1-5 1 3 Planning Area Terminology Carried Over From Preceding Entitlements and Certified EIRs 16 1 4 Land Use Plan and Zoning Designations 1-8 1 5 Purpose and Intent of Brightwater Specific Plan 1-11 1 6 Authority for and Scope of Specific Plan 1-12 1 7 Previous County of Orange Approvals of Brightwater 1-13 1 8 Previous California Coastal Commission Approvals 1-14 1 9 Consistency of Brightwater Specific Plan with Coastal Development Permit No 5 05-020 1-14 1 10 Consistency with California Environmental Quality Act (CEQA) 1-15 1 11 Relationship of Brightwater Specific Plan to Previously-Approved Sandover Project (Tract No 15734) 1-16 1 12 Consistency to Huntington Beach General Plan and Zoning and Subdivision Ordinance 1 16 1 13 Organization of Specific Plan and Appendices 1 17 2 DEVELOPMENT PLAN 2 1 Land Use Plan 21 22 Master Development Plan 2 2 1 Master Improvements 2 3 2 2 2 Residential Construction 2-3 23 Roadways and Circulation Plan 23 1 Regional Access and Internal Roadways 2 7 2 3 2 Warner Avenue Intersection Improvements 2 7 2 3 3 Warner Avenue Entry 2-7 2 3 4 Bolsa Chica Street Entry 2-10 2 3 5 Internal Roads 2-10 24 Grading and Drainage Plan 2 4 1 Master Grading Plan 2-12 2 4 2 Master Drainage Plan 2-14 2 4 3 Operation and Maintenance Responsibilities for BMPs 2-17 25 Infrastructure and Utilities 2 5 1 Potable Water 2 18 2 5 2 Wastewater Collection and Disposal 220 2 5 3 Utilities and Services 220 26 Residential Development 2 6 1 Development Area 7-2 — The Sands 222 2 6 2 Development Area 7-3 — The Trails 2-24 2 63 Development Area 7-4 — The Breakers 2-25 2 6 4 Development Area 8 — The Cliffs and The Breakers 2-26 brightwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 27 Habitat Preservation and Creation Areas 2 7 1 Planning Area 3A-1 — Native Grassland and Coastal Sage Scrub Creation Area 2-28 2 7 2 Planning Area 3B — Eucalyptus Environmentally Sensitive Habitat Area (ESHA) 2-28 2 7 3 Planning Area 7-1 — Southern Tarplant and Seasonal Pond Habitat Protection Area 2-31 3 DEVELOPMENT STANDARDS 3 1 Purpose and Intent 3 1 32 Residential Planning Area Standards 3 2 1 General Provisions 3-2 3 22 Development Area 7-2 — The Sands 3-4 3 2 3 Development Area 7 3 — The Trails 3-4 3 2 4 Development Area 7 4 — The Breakers 3 6 3 2 5 Development Area 8 — The Cliffs and The Breakers 3 6 33 Habitat Preservation and Creation Area Standards 3-7 4 COMMUNITY DESIGN 41 Community Design Concept 41 42 Landscape Architectural Guidelines 42 1 Community Landscape Concepts 4-1 4 2 2 Community Streetscapes 4-3 4 2 3 Community Plant Palettes 4-8 4 2 4 Community Entries 435 42 5 Village Greens/Pocket Park 4-38 4 2 6 Paseos (Trail Connections) 4-41 43 Architectural Guidelines 43 1 Architectural Character 4-44 4 3 2 The Sands Architectural Plans and Elevations 4-45 43 3 The Trails Architectural Plans and Elevations 4-47 4 3 4 The Cliffs Architectural Plans and Elevations 452 43 5 The Breakers Architectural Plans and Elevations 452 5 ADMINISTRATION 5 1 Enforcement of the Specific Plan 5-1 5 2 Methods and Procedures 5-2 5 3 Maintenance Mechanisms 5-2 It brightwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN TABLE OF CONTENTS CHAPTER/Section Page 6 APPENDICES A Legal Description of Brightwater Specific Plan Area B Brightwater Coastal Development Permit No 5-05-020, dated 12-15 2005, approved by California Coastal Commission (under separate cover) (1) C Brightwater Habitat Management Plan, dated December 2005 approved by California Coastal Commission (under separate cover) " D Brightwater Precise Fuel Modification Plan approved by Orange County Fire Authority and California Coastal Commission (under separate cover) (') E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission (under separate cover) (') F Brightwater Tract Maps (under separate cover) G Final Project-Level Site Development Plan (') Appendices B through F to the Specific Plan are provided on a CD contained in a map pocket at the back of this Specific Plan document A full hard copy version of the Specific Plan including hard copy Appendices is on file in the Planning Department and City Clerk s Office at the Huntington Beach City Hall u� brightwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN LIST OF EXHIBITS CHAPTER/Exhibit Page I INTRODUCTION 1 1-1 Location Maps 1-2 1 1-2 Vicinity Map 1-3 1 1-3 Aerial Photograph 1-4 1 3-1 Planning Area Map 1-7 1 4-1 Proposed Land Use Plan Designations for Br►ghtwater Specific Plan Area 1-9 1 4-2 Proposed Zoning Map Designations for Br►ghtwater Specific Plan Area 1-10 2 DEVELOPMENT PLAN 2 1-1 Master Development Plan 2-2 2 2-1 Master Development Table 2-4 2 2-2 Master Phasing Plan (Composite of Final Tract Maps) 2-5 2 2-3 Construction Phasing Plan 2-6 2 3-1 Master Roadway Plan 2-8 2 3-2 Perimeter Roadway Sections 2-9 2 3-3 Internal Roadway Sections 2-11 2 4-1 Master Grading Plan 2-13 2 4-2 Master Drainage Plan 2-15 2 4-3 Storm Drain Outlet 2-16 2 5-1 Potable Water Plan 2-19 2 5-2 Wastewater Collection Plan 2-21 2 6-1 Residential Development Plan 2-23 2 7-1 HMP for 29 2-acre Native Grassland and Coastal Scrub Area 2-27 2 7-2 HMP for 5 0-acre Eucalyptus ESHA 2-30 2 7-3 HMP for 2 50-acre Southern Tarplant and Seasonal Pond Plan Area 2-32 3 DEVELOPMENT STANDARDS 3 2-1 Development Standards Table 3-5 4 COMMUNITY DESIGN 4 2-1 Community Landscape Plan 4-2 4 2-2 Bolsa Chica Street Landscape Section 4-4 4 2-3 Los Patos Avenue Landscape Section 4-5 4 2-4 Br►ghtwater Drive Landscape Section 4-7 4 2-5 Warner Avenue Entry Plan 4-36 4 2-6 Bolsa Chica Street Entry Plan 4-37 4 2-7 East Village Green 4-39 4 2-8 West Village Green 4-40 4 2-9 Pocket Park 4-42 4 2-10 Pedestrian Paseos (Trail Connections) 4-43 w brightwater sp toc September 2007 BRIGHTWATER SPECIFIC PLAN LIST OF EXHIBITS CHAPTER/Exhibit Page 4 3-1a The Sands Architectural Elevations 4-46 4 3-1b The Sands Architectural Elevations 4-47 4 3-1 c The Sands Architectural Elevations 4-47 4 3-2a The Trails Architectural Elevations 4-49 4 3-2b The Trails Architectural Elevations 4-50 4 3-2c The Trails Architectural Elevations 4-51 4 3-3a The Cliffs Architectural Elevations 4-53 4 3-3b The Cliffs Architectural Elevations 4-54 4 3-3c The Cliffs Architectural Elevations 4-55 4 3-4a The Breakers Architectural Elevations 4-56 4 3-4b The Breakers Architectural Elevations 4-57 4 3-4c The Breakers Architectural Elevations 4-58 5 ADMINISTRATION 6 APPENDICES A Legal Description of Brightwater Specific Plan Area No exhibits are contained within the Legal Description B Brightwater Coastal Development Permit No 5-05-020, dated 12-15-2005, approved by California Coastal Commission No exhibits are contained within the 38 pages of the approved CDP C Brightwater Comprehensive Habitat Management Plan, dated December 2005, approved by California Coastal Commission See list of 20 exhibits on p iv of the approved HMP document D Brightwater Precise Fuel Modification Plan dated, December 14, 2005, approved by Orange County Fire Authority and California Coastal Commission See Sheets 1 through 14 that comprise the Precise Fuel Modification Plan E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission See List of Exhibits in the approved CC&Rs document F Brightwater Tract Maps Vesting Tentative Tract Map No 15460 Revised, Final Tract Map No 15460, Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034, and Final Tract Map No 17076 G Final Project Level Site Development Plan v brightwater sp toc September 2007 I INTRODUCTION Brightwater SPECIFIC PLAN 1 INTRODUCTION 11 Location and Existing Conditions The Brightwater Specific Plan Area encompasses approximately 105 60 acres at the northeast corner of the Bolsa Chica Mesa (or simply "Mesa") in northwestern Orange County, as shown in Exhibit 1 1-1, Location Maps, and Exhibit 1 1-2, Vicinity Map The Specific Plan Area is currently unincorporated but within the sphere of influence of the City of Huntington Beach The residential portion of the project is located on what is commonly called the Mesa's "Upper Bench," which has an elevation of approximately 45 to 60 feet above mean sea level (MSL) The area immediately surrounding Brightwater is illustrated on Exhibit 1 1-3, Aerial Photograph Starting at Brightwater's northwest corner, surrounding uses include ♦ a short length of Warner Avenue and a mixed density residential neighborhood north of Los Patos, ♦ the existing 16 home Sandover project at the southwest corner of Los Patos and Bolsa Chica Street ♦ undeveloped land owned by Donald Goodell and Shea Homes, ♦ the East Garden Grove Wintersburg Flood Control Channel, ♦ State owned lands containing eucalyptus trees and a lowland area between the Mesa and the flood control channel, and finally ♦ The approximately 118 acre Lower Bench of the Mesa, which was acquired by the State of California in 2005 BRIGHTWATER SP CHP 1 September 2007 1 1 COUNTY OF LOS ANGELES G ORANGE COUNTY CALIFORNIA ANAHEIIM i � o I -----I GROVE © \ COUNTY OF RIVERSIDE I ti o Cleveland SEAL TUSTN ]BEACH \ - / � N tonal BOLSA CHICA \ UNINCORPORATED \ \ '-; Forest AREA BEACH L&KE \ FDRES ' \ P A C I F I C \ O C E A N LAGUNA BEACH — SAN JUAN 405/ ____ 22 SANIIEG"D O i �} SAN SUNSET I 405 \ C ]E CG 4 APARKICI S9 \ SEAL P BEACH i \ Q COASTAL <0 SUNSET BEACH —�f ZONE G0 It^BOUNDARY BRIGHTWATER 1 FWY c 0 HUNTINGTON BEACH PIER P A C I F I C SANTA ANA RIVER ESTUARY o / O C E A N R7 1 i BEACH[ � NDUNES Exhibit 1 1-1 BRIGHTWATER SPECIFIC PLAN Location Maps City of Huntington Beach California NOT TO SCALE 2007 01 21 22 �q&l nE.A M'LTC`i a uoi5 Es S\I \n m 0754\0754 02\ v 9 \ a \V f v \ 9\ 9 0 0 z a 6 Sunset Aquatic) U p o/\ z Regional Park I— — �) I Bolso Chico ^' EDINGER AVE HUNTINGTON FHEIL HARBOUR AVE F? 0 BFy O CyY z fJ ti EAST GARDEN GROVE WINTERSBURG FLOOD CONTROL CHANNEL Z WARNER AVE \ LOS�ATOS AVE BRIGHTWATER (UPPER BENCH OF �aE� SLATER AVE BOZER CHICA MESA) LOWER BENCH coN��� Huntington OF BOLSA CHICA MESA Op0 Central NFL Park OUTER BOLSA BAY ISOLATED \� 1— d POCKET AREA �pyBERT AVE o STATE ECOLOGICAL RESERVE OVERLOOKS / p BOLSA CHICA IXI STING STATE ty�9O� LOWLAND ELUS E RESERVE PARKING C INNER BOLSA BAY 4g yC � GARFIELD AVE d Harnett Welder SFAQp�N� 4 Regional Park (Future) PACIFIC OCEAN q� S� LEGEND _ BRIGHTWATER PROJECT(I a SPECIFIC PLAN)AREA COUNTY OF ORANGE CITY OF HUNTINGTON BEACH BOUNDARY 0 COASTAL ZONE BOUNDARY Exhibit 1 1-2 BRIGHTWATER SPECIFIC PLAN Vicinity Map City of Huntington Beach C a I i f o r n i a 0 600 1200 2007 01 22 HEARTHSlr H©MES 5\ \ 075\\®o\7 9 \ \a f P9 �' � � il, ,� d � F r➢' � .�^, ��Fr9 ,y as t 1 � k+�^� ,� .raw �, ✓ � 'f� VIA - 1 o � e z s Exhibit 1 1 3 BRIGHTWATER SPECIFIC PLAN Aerial Photograph I H y 9 0 150 JDO O[O I IE,r'tRI HSII1-1IONIB 2w W�+N+rv�s_anrW>SemWt.M�arW+�Mdcrb.W��y..p�.w Brightwater SPECIFIC PLAN 1 INTRODUCTION 12 Project Area Background The Brightwater Specific Plan Area is a small portion of what was historically a much larger planning effort undertaken by the County of Orange, in conjunction with the California Coastal Commission (CCC), to craft a Local Coastal Program (LCP) for 1,588 acres of unincorporated land known as Bolsa Chica In 1996, the County adopted a LCP for the entire unincorporated area which called for residential development on the Bolsa Chica Mesa and on a portion of the lowland adjacent to existing homes, restoration of over 1,200 acres of degraded wetlands in the lowland area, and the dedication of land for a 106-acre regional park on the Huntington Mesa The County's LCP contained general land use policies designed to satisfy the provisions of the California Coastal Act, as well as more specific zoning regulations governing uses and development of the property After many years of local planning, the 1997 acquisition of most of the Bolsa Chica lowlands by the State of California and ongoing legal challenges that overturned the CCC's approval of the Bolsa Chica LCP, the County ultimately decided to set aside its local coastal planning effort and the LCP it had drafted for Bolsa Chica As a result, a County LCP for Bolsa Chica was never certified by the CCC Although the CCC never certified a LCP for Bolsa Chica, the County's General Plan designated the Bolsa Chica Mesa as a Suburban Residential land use and its Bolsa Chica Planned Community Program (zoning regulations) governing the property remained operative from a local planning and zoning perspective In 2001, the major landowner on the Bolsa Chica Mesa — Hearthside Homes — submitted plans for development of 105 9 acres on the upper bench of the Mesa consistent with the County's general plan and zoning for the property, knowing that— without a certified LCP for the area — any plan for development would need to obtain not only County approval but a Coastal Development Permit from the CCC The plans for Brightwater contemplated a combination of residential development and protection/enhancement of habitat areas The County approved Hearthside Homes' "Brightwater" development in 2002 and the CCC subsequently approved the plan with some modifications on April 14 2005 The Brightwater site plan was revised to reflect the CCC approval and was resubmitted to the County of Orange in May of 2005 The revised plan was approved by the Orange County Planning Commission on October 5, 2005 Coastal Development Permit (CDP) No 5 05 020 was issued for Brightwater by the CCC in December 2005 for 349 single-family homes on approximately 68 acres and habitat protection/restoration on approximately 37 acres In December 2005, Hearthside Homes and the City of Huntington Beach entered into a Pre Annexation Agreement whereby the City and Hearthside agreed to annex the 105 9 acre Brightwater project area into the City The agreement states that Brightwater will be developed in accordance with County regulations, and that annexation of the property will occur in phases as homes are built BRIGHTWATER SP CHP 1 September 2007 1 5 Brightwater SPECIFIC PLAN 1 INTRODUCTION The purpose of the Brightwater Specific Plan is to 1) comply with Government Code Section 65450 regarding the preparation of a specific plan, 2) comply with State law requiring the City to adopt zoning regulations for the property ("pre zone") before annexation is approved by the Orange County Local Agency Formation Commission (LAFCO), and 3) provide City officials and future residents of Brightwater with site development standards that are clear and easy to understand and interpret This Specific Plan Introduction includes not only this brief background on the Specific Plan area's history, but references prior County approvals, currently certified EIRs, and the Coastal Development Permit issued on December 15, 2005 by the CCC for the Brightwater Project, to the extent that such information is directly relevant to this Brightwater Specific Plan being considered for adoption by the City of Huntington Beach Otherwise, the long history of County planning for Bolsa Chica has no real relevance to the Brightwater project today, although it is well recognized as being of interest and importance to local residents, interest groups, and historians From the perspective of State Law, it is important to keep in mind that Brightwater lies within the Coastal Zone as defined by the California Coastal Act, and is therefore under the land use planning and regulatory jurisdiction of both the City of Huntington Beach (upon annexation) and the California Coastal Commission 1 3 Planning Area Terminology Carried Over From Entitlements and Certified EIRs As shown in Exhibit 1 3-1, Planning Area Map, the Brightwater Specific Plan area is comprised of Residential Development Areas 7-2, 7-3, 7 4, and 8, and Open Space/Conservation Planning Areas 3A 1, 313, and 7-1 These planning area designations have their origins in the County's Bolsa Chica Planned Community Program adopted by the County Board of Supervisors in 1996, and were used by the County and the California Coastal Commission The planning area numbers are retained in the Brightwater Specific Plan to provide City staff and the public with continuity in tracking the requirements of Coastal Development Permit No 5 05-020, and other approvals and regulations that may still be applicable to the Brightwater Specific Plan Area BRIGHTWATER SP CHP 1 September 2007 1 6 Existing Residential Existing Residential Development Existing Residential Development Development CITY OF HU TINGTGN BE CH COUNTY OF OR NGE I t W M STREET t P STREET _ I Existing 1 sr 7-3 h 7-1 ` Sandover a W p ,Development N STREET 0 y d _ 2 p 7-2 C l) sr S GHTWATERORIVE W H�oFr y1P4' h -- I i CITY OF HUNTINGTON BEACH l COUNTY OF ORANGE E STREET y�1y 7-T 1 y c 9TFP0 T STREET y Q 4 V 1Z 1 m J STREET min w W 3A-1 h . Crl I B M > "`sYri�rr'�c EEt 3A— B Q QI, LEGEND BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREABOUNDARY Grar�y� ® DEVELOPMENT AREA DESIGNATION 3B GOO, Exhibit 13 1 BRIGHTWATER SPECIFIC PLAN Planning Area Map ( y f H 700J 11MR I H SI IT I IC311'I!S Bryfiitwater SPECIFIC PLAN 1 INTRODUCTION 14 Land Use Plan and Zoning Designations The Brightwater Specific Plan area is located within the Coastal Zone As such, upon annexation, the City's Local Coastal Program (LCP) will be the governing Land Use Plan for the site The City's Local Coastal Program (LCP) Land Use Plan designations are identical to the City's General Plan as they pertain to this site Exhibit 1 4 1, Proposed Land Use Plan Designations for Brightwater Specific Plan Area, designates Brightwater s Residential Development Areas 7-4 and 8 as Residential Low Density with a Specific Plan Overlay and Development Areas 7-2 and 7-3 as Residential Medium Density with a Specific Plan Overlay Open Space/Conservation Planning Areas 3A 1, 313, and 7 1 are designated Open Space/Conservation with a Specific Plan Overlay No new land use designations are proposed as part of this Specific Plan Exhibit 1 4 2, Proposed Zoning Map Designations for Brightwater Specific Plan Area, designates that the entire Specific Plan area will be designated Brightwater Specific Plan The Specific Plan will become part of the City s LCP Implementing Ordinance BRIGHTWATER SP CHP 1 September 2007 1 8 Existing Residential Existing Residential Development Existing Residential Development P / 3 Development v� a I!i U G ❑ HUN INGTO BEACH .w L P I- Ave ' -..- C OF 0 GE 4,9 ` Existing Sandover Development CjY OF HUNTTNGT❑N BEACH COUNT OF❑RANG[ 40 Mi f t ti OP LEGEND—— - - - --- ,,- 'A BRIOHTWATER PROJECT BOUNDARY # 'u RESIDENTIAL LOW DENSITY(RL 7 SP) „�. aW -" N",e\ cr RESIDENTIAL MEDIUM DENSITY(RW15SSP) �, " O\ OPEN SPACE CONSERVATION(OS C SP) mr �\OOa ce a az � I EGG Exhibit 14 1 Proposed Land Use Plan BRIGHTWATER SPECIFIC PLAN Designations for Brightwater Specific Plan Area I H 6 H I ( I I 50 J(q 9W Existing Residential Existing Residential Development Existing Residential Development P / Development S ur y U CITY OF HUN I G 0 BEACH L _. .- T ..' '..^�.' - -'-'"` `` 'S' _--, -a^' -,^3 l^. +..�,-..-- r• �- --" l my — -F L P Ave CO NT OF OR GO ? y��y�w s Existing Sandover .r•. 1 Development I CI Y OF UNTINGTON BEACH COUNT OF ORANGE OF t'T � M f ° m h 41 LEGEND y r BRIGHTWATER PROJECT BOUNDARY PROPOSED ZONING MAP DESIGNATION I�� a,�re CI 00 od ro 1-y Exhibit 14 2 Proposed Zoning Map BRIGHTWATER SPECIFIC PLAN Designations for Brightwater Specific Plan Area I H I R 1 C 1 1 A lW 600 .461 IF,,�R rffsi n�I fom" ZW J Br:gFitwater SPECIFIC PLAN 1 INTRODUCTION 15 Purpose and Intent of Brightwater Specific Plan This Brightwater Specific Plan Implements the City of Huntington Beach Local Coastal Program and General Plan and provides zoning regulations that reflect the existing land use entitlements for the property It establishes development regulations and controls to ensure that the Brightwater project will remain in compliance with Coastal Development Permit (CDP) No 5 05 020, and will continue to implement the City s General Plan and Local Coastal Program In particular, the Brightwater Specific Plan establishes specific zoning and site development standards for the Brightwater site consistent with land use entitlements previously approved by the County of Orange and California Coastal Commission Prior to annexation into the City, the Brightwater project will be constructed in accordance with the Brightwater Amended Master Site Plan/Area Plan and Project Site Plans (Planning Application #05-0053) approved by the Orange County Planning Commission on October 5, 2005 and CDP No 5-05 020 issued by the Coastal Commission on December 15, 2005 (') It is important to note that CDP No 5 05 020 has 38 conditions of approval, including a Habitat Management Plan as well as numerous other programs and plans required to ensure consistency with Coastal Act policies All of these programs and plans are binding upon the Landowner/Master Developer the Brightwater Maintenance Corporation (i e , Homeowners Association) individual residents, and other agencies and entities with jurisdiction within the Brightwater Specific Plan Area Brightwater will be annexed to the City of Huntington Beach in multiple phases as homes are constructed consistent with a Pre annexation Agreement between the City and Hearthside Homes Open space areas on the perimeter of the residential development will also be annexed into the City in phases After annexation, the Brightwater Specific Plan will control the future design of residential additions, remodels, replacements from fire or other events, and any and all other private and public land development within the Brightwater Specific Plan Area In this regard, the intent of the Specific Plan is to provide clear and comprehensive descriptions of land use, circulation, infrastructure, as well as site development standards for residential lots, public and private parks (e g , East and West Village Greens, the Pocket Park, and Paseos), and other areas within the community, as well as implementation programs for the preparation and consideration of detailed development proposals subsequent to initial construction, including required submittals for additions, remodels, and homeowner site improvements, including the City's review and approval process to consider such proposals and submittals I') Brightwater s Master Site Plan/Area Plan and Project Site Plans(PA No 05 0053)were administratively amended pursuant to Condition 3 of Orange County Planning Commission Resolution No 05 08 by Changed Plan(CP No 06 0041)on December 1 2006 This administrative approval updated architectural floor plans and elevations more precise plotting of building footprints on specific tract lots and other minor changes noted in the approved Changed Plan The Changed Plan had no effect on CDP No 5 05 020 BRIGHTWATER SP CHP 1 September 2007 1 1 1 Brightwater SPECIFIC PLAN 1 INTRODUCTION 16 Authority for and Scope of Specific Plan The authority to prepare, adopt, and implement specific plans is granted to the City of Huntington Beach by the California Government Code (Title 7, Division 1 Chapter 3, Article 8, Sections 65450 through 65457) This Brightwater Specific Plan will be used by the City to implement the Huntington Beach Local Coastal Program and General Plan on the property This Specific Plan contains all applicable land use regulations and thus constitutes the zoning ordinance for the Brightwater property The Development Standards contained in this Specific Plan will take precedence over all other provisions of the Huntington Beach Zoning and Subdivision Ordinance, unless otherwise noted Due to the fact the Brightwater site is located within the State of California's Coastal Zone boundary, this Specific Plan is also subject to the provisions and requirements stated in Coastal Development Permit (CDP) No 5-05-020 issued by the Coastal Commission December 15, 2005 BRIGHTWATER SP CHP 1 September 2007 1 12 Bryfiitwater SPECIFIC PLAN I INTRODUCTION 1 7 Previous County of Orange Approvals of Brightwater The development of the Brightwater project has been approved by the County of Orange in a series of entitlements summarized as follows a The Bolsa Chica Planned Community Program was adopted by the Orange County Board of Supervisors on February 3, 1998 This established the County's zoning regulations for the area b Final Subsequent Environmental Impact Report (EIR) No 551 was certified by the Orange County Planning Commission on July 22, 2002, consistent with the Special Conditions imposed by the California Coastal Commission on CDP 5-05 020 c Brightwater's Amended Master Site/Area Plan and Project Site Plans (PA # 05 0053), for the Brightwater Specific Plan Area) were approved by the Orange County Planning Commission on October 5, 2005, consistent with the Special Conditions imposed by the California Coastal Commission on CDP 5 05-020 (1) d Revised Vesting Tentative Tract Map No 15460 was approved by the Orange County Subdivision Committee on October 18, 2005 consistent with Special Conditions imposed by the California Coastal Commission on CDP 5 05-020 The Second Revision to Vesting TTM No 15460 was approved on The Third Revision to Vesting TTM No 15460 was approved on e Final Tract Maps for the phased development of the Brightwater Project, approved by Orange County as follows Vesting Tentative Tract Map No 15460 Revised, Final Tract Map No 15460, Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034, and Final Tract Map No 17076 (1) Brightwater s Master Site Plan/Area Plan and Project Site Plans(PA No 05 0053)were administratively amended pursuant to Condition 3 of Orange County Planning Commission Resolution No 05 08 by Changed Plan(CP No 06 0041)on December 1 2006 This administrative approval updated architectural floor plans and elevations more precise plotting of building footprints on specific tract lots and other minor changes noted in the approved Changed Plan The Changed Plan had no effect on CDP No 5 05 020 BRIGHTWATER SP CHP 1 September 2007 1 13 Brightwater SPECIFIC PLAN 1 INTRODUCTION 18 Previous California Coastal Commission Approvals The development of the Brightwater project has been approved by the California Coastal Commission in a series of related documents summarized as follows a Coastal Development Permit Number 5 05 020 (CDP 5 05 020) approved by the California Coastal Commission (CCC) on April 14, 2005 and issued on December 15, 2005 b The Habitat Management Plan prepared to comply with Special Conditions imposed by the California Coastal Commission on Coastal Development Permit Number 5 05 020 c Other plans and programs required by the 38 conditions set forth in CDP 5 05-020 which is contained in the Appendix A of this Specific Plan 1 9 Consistency of Brightwater Specific Plan with the Brightwater CDP No 5-05-020 The site development standards and regulations in this Brightwater Specific Plan are consistent with CDP 5-05 020 (see Appendix B) The City of Huntington Beach recognizes and acknowledges that if any provision of this Brightwater Specific Plan is not consistent with CDP No 5 05-020, the standards and provisions of CDP No 5-05 020 shall take precedence Where no site development standards or regulations are specified in this Brightwater Specific Plan, the provisions of the City of Huntington Beach Zoning and Subdivision Ordinance (HBZSO) will govern the Brightwater Specific Plan Area, to the extent the regulations do not conflict with Brightwater CDP No 5-05 020 If portions of the Zoning and Subdivision Ordinance do conflict with CDP No 5-05 020, the standards and provisions of CDP No 5-05 020 shall take precedence BRIGHTWATER SP CHP 1 September 2007 1 14 Brightwater SPECIFIC PLAN 1 INTRODUCTION 1 10 Consistency with California Environmental Quality Act (CEQA) In accordance with the California Environmental Quality Act (CEQA), the Orange County Board of Supervisors certified Environmental Impact Report (EIR) No 551 (State Clearinghouse No 93- 071064) for the Bolsa Chica Planned Community on June 18, 1996 Final EIR No 551 is the Program EIR for development within the Planned Community EIR No 551 evaluated the development of the Bolsa Chica Mesa Upper Bench, the Lower Bench, and portions of the Bolsa Chica Lowlands, as well as the restoration of the wetlands and the improvement of a County regional park on the Huntington Mesa This EIR preceded County approval of a General Plan Amendment and Planned Community (PC) Program for residential and related development on the Upper and Lower Benches, along with major restoration and creation of wetlands and sensitive habitat areas in the Bolsa Chica Lowland In 2002, a Subsequent Environmental Impact Report (SEIR) was prepared to evaluate the Brightwater project at an increased level of design and engineering detail, consistent with the Planning Applications for the Brightwater Master Site/Area Plan and Project Site Plans and Vesting Tentative Tract Map No 15460 The Subsequent EIR was certified by the Orange County Board of Supervisors on July 22, 2002 An Addendum to Subsequent EIR No 551 was prepared to cover the Amended Master Site/Area Plan and Project Site Plans that reflected the project as conditioned by the Coastal Commission for Coastal Development Permit No 5 05 020 The Addendum to Subsequent EIR No 551 was approved by the Orange County Planning Commission on October 5, 2005 The City of Huntington Beach, pursuant to the California Environmental Quality Act (CEQA) and in anticipation of the annexation of the Brightwater project and adoption of General Plan and Zoning designations for the Brightwater Specific Plan area, prepared an Initial Study to evaluate the environmental effects of its pending actions, including implementation of the Brightwater Specific Plan The City's Initial Study concluded that the Brightwater Specific Plan was within the parameters of the residential development and habitat protection and creation evaluated in Subsequent EIR No 551, and that the Specific Plan and related General Plan and Zoning designations would not create any new significant environmental impacts All subsequent approvals necessary to develop any property within the Brightwater Specific Plan Area must be consistent both with the Specific Plan standards and regulations, and with Subsequent EIR No 551 Additional environmental documentation may be required in the future if new significant development is proposed or if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA Guidelines BRIGHTWATER SP CHP 1 September 2007 1 15 Brightwater SPECIFIC PLAN 1 INTRODUCTION 1 11 Relationship of Brightwater Specific Plan to Previously-Approved Sandover Project (Tract No 15734) The Brightwater Specific Plan Boundary is slightly larger than the previous County approvals as it incorporates the undeveloped portion of the previously approved Sandover project (Tract No 15734) which is in the City of Huntington Beach and outside the Coastal Zone This area will result in an additional six (6) homes The Supplemental EIR No 551 for Brightwater evaluated the Impact of these seven homes Permit applications for these additional homes will ultimately need to be submitted to the City of Huntington Beach for approval, which will complete both the Sandover and Brightwater projects Exhibit 1 11 1 depicts the location of the additional six homes 1 12 Consistency to Huntington Beach Local Coastal Program, General Plan, and Zoning and Subdivision Ordinance The Brightwater Specific Plan is consistent with the Huntington Beach Local Coastal Program and General Plan The total number of proposed dwelling units, 349 plus the additional seven (7) to complete Sandover, does not exceed the maximum 455 units that would be otherwise permitted within the Low and Medium Density Residential Districts within Brightwater Section 215 12 of the Huntington Beach Zoning and Subdivision Code requires four findings to be made for approval of a specific plan These findings and how these are accomplished by the Brightwater Specific Plan are as follows 1 The Specific Plan is consistent with the adopted Land Use Element of the General Plan and, if in the coastal zone, with the certified Local Coastal Program Land Use Plan, and other applicable policies and is compatible with surrounding development, Consistency — The Brightwater Specific Plan is consistent with the amended Huntington Beach General Plan and Local Coastal Program, and provides residential and open space/conservation land uses The project is also compatible both with the adjacent residential uses to the north and with open space uses to the south 2 The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved, Consistency —The Brightwater Specific Plan contains many urban design benefits that are not found in the surrounding area, including the provision of pocket parks, enhanced streetscapes, a public trail, and a variety of habitat enhancements within the Open Space — Conservation area BRIG HTWATER SP CHP 1 September 2007 1 16 U N _ m Los Patos Avenue ET TF LE MI t q 17 P STREET N Existing 7- - , - Sandover LL L W W Development ET � I� � I v� (j) � f _ 7- DRIVE � � W 77 I CITY OF HUNTINGTON BE m - - - - - - i I�} J I m COUNTY OF ORANGE I LEGEND \ - BRIGHTWATER PROJECT BOUNDARY C \ T STREET s - TDEVELOPMENT AREA BOUNDARY ® DEVELOPMENT AREA DESIGNATION j LOTS REQUIRING FUTURE ENTITLEMENT F Exhibit 1 11 1 BRIGHTWATER SPECIFIC PLAN Future Entitlement Lots ( y f Ii g B I C 1 t ® ua KV^ firARTHSIDE HomF BrtgFitwater SPECIFIC PLAN 1 INTRODUCTION 3 Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Specific Plan, Consistency — The Brightwater Specific Plan has been designed to provide single family homes on a variety of lot sizes, thus preserving large Open Space — Conservation areas that will be maintained by the Brightwater Maintenance Corporation 4 The Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access, and public service demands will not exceed the capacity of existing and planned systems Consistency — The Brightwater Specific Plan contains provisions for all infrastructure that is needed to support the project and has been designed to be compatible to existing facilities and services 1 13 Organization of Specific Plan Chapters and Appendices The remainder of this Specific Plan is set forth in the following four Chapters • Chapter 2 Development Plan — Describes the Residential Development Plan, Infrastructure Plans, and Habitat Management Plan, • Chapter 3 Development Standards — Describes the Development Standards for Residential Land Uses, • Chapter 4 Community Design — Describes the Design of the Brightwater Community, including Plant Palettes, Pocket Park Plans, and Architectural Elevations for each type of home, and • Chapter 5 Administration — Describes the procedures for enforcement and implementation of the Brightwater Specific Plan The Appendices to the Specific Plan are provided on a CD contained in a map pocket at the back of this Specific Plan document This includes the Comprehensive Habitat Management Program (a 3-ring binder document), as well as large-scale fold out plans which are difficult and costly to reproduce in significant quantities A full hard copy version of the Specific Plan, including a hard copy of the Appendices, is on file in the Planning Department and City Clerk s Office at the Huntington Beach City Hall BRIGHTWATER SP CHP 1 September 2007 1 18 2 DEVELOPMENT PLAN Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 21 Land Use Plan The Brightwater Master Development Plan is illustrated in Exhibit 2 1 1 Brightwater encompasses 105 6 acres and is composed of residential development areas, as well as areas devoted to habitat conservation, and passive open space and recreation It contains four Residential Development Areas (7-2, 7-3, 7-4, and 8) and a Habitat Preservation and Creation Area composed of three distinct Planning Areas (3A 1, 3B, and 7-1) The Brightwater site overlooks the Lower Bench of the Mesa, as well as some of the lowland areas of Bolsa Chica owned by the State of California The northeast corner of Brightwater adjoins the 16-home Sandover project at the intersection of Los Patos and Bolsa Chica Street The four residential development areas are designed for single family detached homes to serve a variety of family types and lifestyles A total of 355 homes (349 homes previously approved by the County/CCC and 6 homes to be approved by the City of Huntington Beach) comprise the residential portion of the project The non-residential land uses are intended primarily for habitat restoration, open space, and an interpretive trail Planning Area 3B will remain undisturbed as a portion of a Eucalyptus ESHA, except for improvements associated with the Habitat Management Plan and the storm drain/outlet for the Brightwater Stormwater Treatment System, both approved by the California Coastal Commission Planning Area 3A 1 is a habitat restoration/open space area, with an interpretive trail, and includes a Burrowing Owl ESHA and buffer Planning Area 7-1 will be treated as a conservation area, and has been designated by the California Coastal Commission as the Southern Tarplant and Seasonal Pond Preservation Area BRIGHTWATER SP CHP 2 September 2007 2 1 Existing Residential Existing Residential Development Existing Residential Development P° , Development � 5 � � o � my CITY OF HUNTINGTON BE CH _ T P 1a A COU TY OF ORANGE � 1• f I M STREET 1 s �_� P STREET — J� I Existing hSandover H s 1 EEr ° Development � a a BRIGHTWATERORIVE R`PFr 1P4' f I y T— I l CITY OF HUNTINOTO BEACH ♦ G /\q °j COUNTY OF OR NGE ♦ WW E STREET 1 I y c \�4 T STREET ♦ \ ° � sr9s� o'PLF a N e //�� �e'� ✓ STREET I cr 3A L-1 mT , I cr h 3 — (Q/� � \nL ( Bn M 1 C`n, y Tl�C gt ! LEGEND BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREA BOUNDARY ♦�� (Ye\ ® DEVELOPMENT AREA DESIGNATION 3B ��ood Exhibit 2 1 1 BRIGHTWATER SPECIFIC PLAN Master Development Plan I H B H I ( I r so xo wo FMN4\ IIFARIHS11-1.1IOkIFS Brsghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 22 Master Development Plan 22 1 Master Improvements Master improvements, including mass grading and construction of the backbone infrastructure, will be accomplished in one phase Streets and building pads will be graded during the initial mass grading operation The collector roadway (Brightwater Drive) connecting Warner Avenue and Bolsa Chica Street will be constructed in one phase to facilitate convenient access to the site for home- building operations and for prospective home buyers Improvements to Bolsa Chica Street, Warner Avenue, and Los Patos Avenue will occur as part of these master improvements 2 2 2 Residential Construction Precise grading and construction of the model home complex for each of the product types will occur during the initial grading operation The phasing of products relative to one another will reflect market conditions and the economy The precise timing of construction and sales of production homes will be determined by the Landowner Build-out of the entire community is expected to take approximately three years based upon current market conditions Exhibit 2 2 1 is the Master Development Table and depicts the size and number of dwelling units for each Development Area, where applicable Exhibit 2 2-2 is the Master Phasing Plan Exhibit 2 2 3 depicts the Construction Phasing Plan BRIGHTWATER SP CHP 2 September 2007 2 3 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN Exhibit 2 2 1 Master Development Table Brightwater Specific Plan Development/ Minimum Gross Net Planning Housing Lot Size Housing Gross Density Net Density Area Type (Sq Ft) Units Acres (DU/Ac) Acres (DU/Ac) RESIDENTIAL DEVELOPMENT 3 72 SFD") 2 800 79 121 65 8 1 98 73 SFD(') 2 800 62 75 83 5 1 122 74 SFD 6000 24 64 38 44 55 8 SFD 4,700 190 425 45 31 7 60 Subtotal — Varies 355(2) 1 685 1 52 493 72 OPEN SPACE AN1D CONSERVATION AREA ° 3A 1 N/A N/A 0 292 N/A N/A N/A 3B N/A N/A 0 50 N/A N/A N/A 71 N/A N/A 0 29 N/A N/A N/A Subtotal N/A — 0 371 N/A N/A N/A TOTAL ALL — 0 1056 - I - - I1I Development Areas 7 2 and 7 3 contain conventional use easements among property owners for more useable side yard/patio areas (2) 349 Housing units entitled per CDP 5 05 020 six additional units(one unit will be in Development Area 7 2 and five units will be in Development Area 7-4)will require future entitlements BRIGHTWATER SP CHP 2 September 2007 24 Existing Residential Existing Residential Development Existing Residential Development P 3 Development e CI Y O HUNTI G ON BEG _ ~ -r C P f A �« COUNT 0 ORANGE - 15734 7T1 Existing w I � ', ` Sandover -; .��Development CIT OF HUNTINGTON BEACH COUNTY OF ORANGE JT 3A-1 co y� o y� 3A-1 r4�y�ti 0% OF 1 a air !- UGC � eqc LEGEND BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREA BOUNDARY ® DEVELOPMENT AREA DES IGNATION ^`"" tl DEVELOPMENT PHASING LINES .3 B ' Go��to m FINAL TRACT MAP 7032 00-11 FINAL TRACT MAP 17033 � EGG FINAL TRACT MAP 17034 FINAL TRACT MAP 17076 LOTS REQUIRING FUTURE ENTITLEMENT Exhibit 2 2 2 Master Phasing Plan BRIGHTWATER SPECIFIC PLAN 13 , L I f (Composite of Final Tract Maps) ( f l l g 0 HEART14SIM HORSES � wmr..o orMaof�4.po Fa-.�neamispi�.n 4owi�wnmw.w Existing Residential Existing Residential Development Existing Residential Development P Development a Is y � V Ci Y 0 UN I G ON BECH y.✓�k— \� a-._ — L P t COUNTY 0 OR C[ I Existing Sandover yy e r j f Development C;Y OF HUNTINGTON BEACH LCUNTY❑ ORANGE 6 P bl DG T I ». > '�� �z ,� � C��\yGNrC } ti LEGEND BRIGHTWATER PROJECT BOUNDARY PHASE I IMPROVEMENTSacre\ L m t f G d 9 err \� U ��.. t o ""\\.��s� \�\\ Cj� PHASE 2 9IMPROVEMENTS \ �\��\\ 4 Ph P p d66 RCPSD (Iw ea ) �GCjvv P P dC t fL T It Bdghtwat T all Exhibit 2 2 3 BRIGHTWATER SPECIFIC PLAN Construction Phasing Plan ( y I H y H h ( I 1 Qbo 300 boo FUM I3�'�xt HSIX�-I IL�r<tt�s W.^•.\Mn es_m\ wm� ax p.,S�prwua.\w .ee.aw K.p+q� Bryfiitwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 23 (Roadways and Circulation Plan 23 1 Regional Access and Internal Roadways A simple hierarchy of roadways will serve the Brightwater project, including existing arterial highways and local/on site collectors as described below Regional access to the site is provided via Warner Avenue and Bolsa Chica Street As shown on Exhibit 2 3 1, Master Roadway Plan, Brightwater s collector spine (Brightwater Drive) will be an Internal road that collects and distributes residential traffic, and connects Warner Avenue on the west with Bolsa Chica Street on the east Local residential streets (i e , "B" Street through "T" Street) within the community will outlet onto Brightwater Drive Cross sections for these roadways are provided later in this chapter Perimeter roadways adjacent to the project include Los Patos Avenue and Bolsa Chica Street as shown on Exhibit 2 3 2, Perimeter Roadway Sections Brightwater Drive will be constructed from Warner Avenue to Bolsa Chica Street during the initial stages of development so the project site is accessible from both arterials The construction of the residential street system for Brightwater will be phased in conjunction with the phasing of home construction 2 3 2 Warner Avenue Intersection Improvements Warner Avenue between Pacific Coast Highway and Los Patos Avenue is currently a four-lane divided roadway with a 90 foot right of way The Warner Avenue intersection improvements to serve the Brightwater project will be right turn in, right turn out only, and include a new right turn (deceleration) lane from the west and restriping of the existing pavement 2 3 3 Warner Avenue Entry The Warner Avenue Entry will be approximately 500 feet in length and will vary from 32 to 80 feet in width It will include a non continuous median varying from 5 to 35 feet in width, specially paved entry treatment, community walls, landscaping, signage, standard curb and gutters, and a 5 foot-wide sidewalk (Any street furniture provided by the project will be located outside the 5 foot wide sidewalk ) To avoid project traffic impacts on the existing community, the west end of Los Patos Avenue will not connect with Warner Avenue Los Patos Avenue, shown on Exhibit 2 1 1, will terminate in a new cul de sac and landscaped area just before the new project entry Residential driveways for the two most westerly homes along Los Patos will be extended to the cut-de sac using decorative paving materials The south side of Los Patos will be improved to match the existing landscaped parkway adjacent to Sandover, including a meandering sidewalk BRIGHTWATER SP CHP 2 September 2007 2 7 Existing Residential Existing Residential Development Existing Residential Development P 3 Development G � U CITY OF UNTINGTON BENCH ( �- COUNTY ( ❑ OR NGE \\\ _ n�aver Existing A 7 G Sandover A Development - ,BRIGH7WATER DA✓E' CITY OF HUNTINGTON BEACH E _ — \�C COUNTY OF ORANGE zk Smear O Q I h M Th♦T14,4, \ `�" «'?� COCA, LEGEND — — — -- pycf 9Gs t� `"s�� —��re��--✓Yy 12Pror,�.�;y BRIGHTWATER PROJECT BOUNDARY COLLECTOR ROAD LOCAL STREET T T STREET SECTION i 00-11 s �GGNIA Exhibit 2 3 1 BRIGHTWATER SPECIFIC PLAN Master Roadway Plan f H C B I ( I f J 0 KRNII 4 IIENRIHSIDF I10MFS V—V-- —rw w o w +w••a BRIGHTWATER PROJECT BOUNDARY 60 R/W I I RESIDENTIAL LOT LANDSCAPE LOT 30 30 I EXISTING RESIDENTIAL 20 MIN 20 20 i 25 10 8 5 r,2 5 i W / 11 7% 1 7% MEANDERING SIDEWALK— C LOS PATOS AVENUE BRIGHTWATER PROJECT BOUNDARY 66 R1W LANDSCAPE LOT 7 MIN GOODELL PROPERTY 23 10 33 RESIDENTIAL LOT MEDIAN 3' 29 PLAN 20 8 8 5 m 11_% 77% MEANDERING SIDEWALK 5 MIN FROM CURB BOLSA CHICA STREET D Ll 1 V I Exhibit 2 3-2 Perimeter BRIGHTWATER SPECIFIC PLAN Roadway Sections City of Huntington Beach California '}��``�'/'�1 jo� cTT T� ® 0 15 30 C 01 22 �SL DE Homes s\ c\ 0754\075 002\0 P 9 e\a \a f c \ k \t 9 Brlghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 3 4 Bolsa Chica Street Entry The entry from Bolsa Chica Street into the community will be approximately 400 feet in length and will vary in width from 52 to 76 feet It will include a varying continuous 10-foot wide median, specially-paved entry treatment, community walls, landscaping, signage, and a 5 foot-wide sidewalk (Any street furniture provided will be located outside of the 5 foot-wide sidewalk) Bolsa Chica Street Improvements will Include the extension of the 2 lane street, varying in width, from the Sandover neighborhood entrance to the Brlghtwater project entry Bolsa Chica Street will also be re striped from Warner Avenue to Los Patos The Improvements will Include standard curb and gutters, a 5 foot wide sidewalk on the west side of the street, a bike lane, and a varying landscape setback (Any street furniture provided will be located outside of the 5-foot wide sidewalk ) 2 3 5 Internal Roads Brlghtwater s main collector road (Brlghtwater Drive), as shown on Exhibit 2 3-3, will be constructed as an "enhanced collector' roadway connecting Warner Avenue with Bolsa Chica Street across the Upper Bench of the Mesa Between the entries, Brlghtwater Drive will be constructed as an undivided 2-lane, 40- foot-wide paved section with standard curbs and gutters, and an approximate 20- foot landscape setback on each side Included in the right-of way will be an 8 foot wide, curb-adjacent landscape parkway and a 5-foot wide sidewalk Public parking is available on both sides of the street An additional 7-foot-wide landscape area will be provided outside of the right-of-way Any street furniture provided will be located outside of the 5-foot-wide sidewalk The local residential streets within the Brlghtwater project will be constructed as 2-lane, 36 foot-wide, undivided roads, with standard curbs and gutters, and curb adjacent sidewalks Public parking is available on both sides of the street BRIGHTWATER SP CHP 2 September 2007 2 10 R/W R/W 8 LANDSCAPE RESIDENTIAL LOT 13 40 13 1, HOA TARPLANT HABITATAREA VARIES VARIES 15 22 20 20 15 22 I i I 5 8 8 8 8 5 32 i Z i 1 7% 7 7% MEANDERING MEANDERING SIDEWALK SIDEWALK COLLECTOR ROAD(BRIGHTWATER DRIVE) U R/W R/W RESIDENTIAL LOT 46 RESIDENTAL LOT 36 18 18 3PUE 3PUE 5 5 i i 0 0 h i h 1 7% 1 7% F 1 LOCAL RESIDENTIAL STREET(STREETS'B'THROUGH R) �J P/L P/L RESIDENTIAL LOT 25 HOA TARPLANT FABTTATAREA 5 P U E 2 I LOT LOT I 17% G LOCAL RESIDENTIAL STREET G v v Exhibit 2 3-3 Internal BRIGHTWATER SPECIFIC PLAN Roadway Sections City of Huntinbton Beach Call fo rn7a ' '`�`/`[�l ® C 0 15 30 01 22 1 1L�+n..(\1 HsiDE Haws s S\ t\ 075\0 5 002\ P 9. \P \P \ 9\ 9 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 24 Grading and Drainage Plan 2 4 1 Master Grading Plan The Master Grading Plan for Brightwater is illustrated on Exhibit 2 4 1, which shows proposed contours and spot elevations for roads The grading design retains the existing grade differential between the Upper and Lower Benches of the Mesa and retains most of the transitional slope in its existing appearance along the length of the open space area An interpretive trail will extend along the length of the open space so that trail users have views of the lower bench of the Mesa, the restored lowlands, and the ocean beyond The entire grading operation for the project will be completed in one phase, including the in tract streets and individual residential lots Existing asphalt roads within Planning Area 3A-1 will be removed to allow for revegetation and installation of the trail Generally, this will require no or only nominal changes in elevation No grading is proposed within Planning Area 3B, which contains a portion of the Eucalyptus ESHA, except for grading associated with storm drainage pipe and related improvements approved by the California Coastal Commission As illustrated, the development will require a total of approximately 220,000 cubic yards of cut and 200,000 cubic yards of fill, including the grading required to create the trail system The difference of 20,000 cubic yards is the anticipated shrinkage of cut due to better compaction of replaced material The result will be a completely balanced earthwork operation that avoids haul truck traffic on adjacent public streets A very small (i e , 4,800 sq ft ) seasonal wetland south of Los Patos Avenue will remain undisturbed by development grading activities BRIGHTWATER SP CHP 2 September 2007 2 12 Existing Residential Existing Residential Development Existing Residential Development a Development a � U y CI Y OF HUNTINGTON BEACH ....... - _ C'-P-r A r COUNTY OF al Y h M N wl " w l Existing _ Sandover u 1L1 1 Development l ll l� / - LITY OF HUNTINGTON EACH ♦ 94 W COUNTY OF ORANGE ♦ � O ♦ as i T r 1 41 I � �a ar;0. A y Crl`Q. ro r♦ r o♦% LEGEND BRIGHTWATER PROJECT BOUNDARY ` ® TOPOGRAPHIC CONTOURS(5 FOOT INTERVALS) ♦ _ Prg\ ra GRADED SLOPE HP HIGH POINT LP LOW POINT , �Ao Exhibit 2 4 1 BRIGHTWATER SPECIFIC PLAN I H B 1 ( I Master Grading Flan ( y 6 z� IbARTHSIIT IIONIrs o•b �� ^� � ���•�•� �• ^� Brigktwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 4 2 Master Drainage Plan The Master Drainage Plan for Brightwater is illustrated in Exhibit 2 4 2 This exhibit delineates eight drainage areas within the project, identified as Areas A, B1, B2, B3, C, D, E, and F Area A flows in a northerly direction to Warner Avenue, which is the same as the existing condition All other areas flow to the south into the designed storm drain system The Master Drainage Plan is designed to mitigate on site run-off and flood hazards without adversely affecting either urban or undeveloped areas outside the project The storm drain system is designed to capture and safely convey the flow generated on-site by a 100-year storm event to ensure the protection of all habitable structures In addition to handling the volume of runoff generated by storm events, the development will incorporate structural and non structural Best Management Practices (BMPs) designed to remove pollutants from the runoff before it leaves the site Runoff from storm events will enter catch basins and flow within drainage pipelines to an underground vault containing media filters The concrete vault containing the media filters are proposed to be located in two of the pedestrian paseos along the southerly edge of the development The media filter is comprised of filter cartridges filled with media that filters out the pollutants from the storm water After filtration, the treated flow is returned to the mainline storm drains The media filters are sized (i e , in terms of the dimensions of the vaults and number of filter cartridges) so they accept and retain the storm water runoff generated by 85 percent of all storms (i e , storms generating an intensity of less than two tenths of one inch of rainfall per hour) as well as all of the "first flush" runoff from larger storms, which contains the highest concentration of pollutants Runoff from storms greater than the 85th percentile will not pass through the media filters The highest concentration of pollutants is in the lower flows Therefore, treatment of these flows is essential to improving the quality of storm water runoff Pollutants are removed from low flows by settling of solids or adherence of pollutants to organic or synthetic absorbents During heavier storms (intensity greater than two tenths of an inch per hour) the higher flows will bypass the media filters and flow directly to the storm drain outlet Exhibit 2 4 3 shows the proposed location and size of the storm drain outlet The receiving water is an isolated lowland pocket area that lies between the Mesa and the East Garden Grove Wintersburg Flood Control Channel BRIGHTWATER SP CHP 2 September 2007 2 14 Existing Residential Existing Residential Development Existing Residential Development P 3 Development CIT OF HUNTINGTO BE CH A AM COUNTY OF ORANGE \ .` 1qA --^ � (� _ 1 1 ) Ili 11 y 8 Existing 24f —Sandover -- h Development — + AREA G 18 AREA B 1 �i \ �+ CITY JF HUNTINGTON BEACH .� COUNTY OF ORANGE 30 --- - �� ARE AREA C Existing c Wetland AREA B NA� O,�♦ Dry, I , ''� A ,. p,k LEGEND � h � BRIGHTWATER PROJECT BOUNDARY W, q -01 •-` .<+° ---- AREA E e\ DRAINAGE PIPELINE 24 PIPELINE DIAMETER "* � (Ob G' �,,,:,. .A REA D G Q\ DRAINAGE INLET © DRAINAGE OUTLET Z1 ,,F\GQd' DRAINAGE AREA BOUNDARY DRAINAGE AREA Exhibit 2 4 2 BRIGHTWATER SPECIFIC PLAN Master Drainage Plan ( f H 6 R 1 ( I t �p�M 116 IIF1RIHSIIA-I10NI 48 0 t 20 6+/ 50 3 PROPOSED CODCRETE 22 — 22 PROPOSED PIPE 30 0 (PROPOSED STORM DRAIN EASEMENT) 4EADWA[L 1600 TV, CULVERT HEADWALLS 7 PROPOSED 66 PROPOSED 54 RCP(6 3 5 75 6 5 23 200 ROD OUTLET EXISTIN GRADE EXI TIN GRAD 8 5 8 5 W 766 PROPOSED GRADE S es —PROPOSED o4 6O O IGHi `'4 S5 iN PROPOSED GRADE (5 0AYI FS) S 10� PROPOSED fib�l PROPOSEDS STRUCTURE JUNCTION 10 C/L 0 RC OUTLET T 33 13 29 PROPOSED VELOCITY REDUCING RING SECTION C-C 30 - SECTION A-A SECTION B-B Ic - CONSTRUCTION NOTES f 6�--CONSTRUCT 54 RCP 2000—D WITH BEDDING PER R D M D STD PLAN 1319 CONSTRUCT 66 RCP 2000-0 WITH BEDDING PER R D M D STD PLAN 1319 i CONSTRUCT JUNCTION STRUCTURE TYPE III PER R D M D STD PLAN 1312 CONSTRUCT 1/4—TON RIP RAP PER R D M D STD PLAN 1809 SEE DETAIL& _ SECTIONS HEREON 1 22 CONSTRUCT PIPE CULVERT HEADWALL TYPE A PER CALTRANS STD PLAN D90 CONSTRUCT VELOCITY CONTROL RING PER APWA STD PLAN 383 1 30 CONSTRUCT GEOTEXTILE FABRIC PER R D M D STD PLAN 1808 I � BRIGHTWATER SPECIFIC PLAN Exhibit 2 4 3 f IT F B I c I I Storm Drain Outlet 1� f()RN4\ tIFIRFJIYFY I10,try u \ . -P- , \- \- I BrigFitwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 4 3 Operation and Maintenance Responsibilities for BMPs 1 Structural BMPs After Project Completion The Brightwater Maintenance Corporation (BMC) is responsible for the ongoing maintenance of the structural BMPs within the project area once the project is completed and the Landowner/Developer has relinquished its maintenance and implementation interest The specifications for the perpetual operation and maintenance of the structural BMPs are set forth in the Water Quality Management Plan 2 Non-structural BMPs After Project Completion The Brightwater Maintenance Corporation (BMC) Is responsible for the ongoing implementation of the non-structural BMPs (notifications to new homeowners and residents, etc ) once the project is completed and the Landowner/ Developer have relinquished its interest BRICHTWATER SP CHP 2 September 2007 2 17 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 25 Infrastructure and Utilities 2 5 1 Potable Water 1 Water Requirements and Source The proposed water system consists of 14-inch, 12-inch, and 8-inch pipelines owned, operated, and maintained by the City of Huntington Beach The proposed distribution system will be connected to the existing City lines at four (4) locations, as illustrated on Exhibit 2 5 1 2 Temporary Water Service During Construction Operations Temporary water to support construction, fire safety, and dust control will be served by two (2) fire hydrants, which will be temporarily connected to the proposed mainline until construction is completed The locations of these temporary connections are Illustrated on Exhibit 2 5 1 3 Domestic Water Distribution Exhibit 2 5-1 Illustrates the Potable Water Plan to distribute water within the project As shown, the distribution system will consist of 12-Inch and 8-Inch pipelines within the streets The on site water distribution pipelines will be installed in progressive phases as necessary to provide the flows required for residential development and occupancy BRIGHTWATER SP CHP 2 September 2007 2 18 Existing Residential Existing Residential Development Existing Residential Development P Development CITY OF HUNTINGT13N BEACH / _ 12 ���` _ _ Imo12 = A .t,. COUNTY OF ORANGE 4 8 Existing \� Sandover Development 8 8 — — — — — _ CITY OF HUNTINGTON BEACH t $ \ $ -f COUNTY OF ORANGE 8� 0 i I� 8 1..... °rr oT r O,n♦ rOM ryr O,p dF, �`\O,� LEGEND 1 N BRIGHTWATER PROJECT BOUNDARY t WATER PIPELINE �� i ra��e\ EXISTING WATER PIPELINE G ® WATER PIPELINE DIAMETER CIO",O\ I� \OOd � w I tiGO� Exhibit 2 S 1 BRIGHTWATER SPECIFIC PLAN Potable Water Plan ( y f H 6 H 1 ( I I 4 I 1FAR I H Y 11110N*h ImmlaJ1 sb ^V-��irofuN wcMkA mu\mWSW Br:ghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 5 2 Wastewater Collection and Disposal Wastewater from the project area will flow primarily by gravity to a 21-inch diameter Orange County Sanitation District (OCSD) trunk sewer line located in Los Patos Avenue on the north side of the project The Landowner will construct all of the on-site wastewater facilities The on site wastewater collection facilities are shown in Exhibit 2 5-2 The only wastewater pumping required for the project will be a small (i e , 30 gallons per minute) lift station This station will consist of a buried pre cast structure (substructure) with a wet well and submersible pumps This lift station will receive flows from a small area of the development where wastewater cannot flow by gravity to the existing 21-inch diameter OCSD trunk sewer 2 5 3 Utilities and Services It is anticipated that utility services for the Brightwater project will be provided by Southern California Edison (SCE), Southern California Gas Company (SCG), Verizon (for telephone), and Time Warner Cable (for television/computer cable modem) or their respective successor company, if ownership of their assets and/or management should resources change hands Electrical, gas telephone, and Cable TV facilities are all located in utility easements adjacent to Los Patos Avenue and the Sandover project recently developed by the Landowner on the northeast corner of the Mesa BRIGHTWATER SP CHP 2 September 2007 220 Existing Residential Existing Residential Development Existing Residential Development r 3 Existing 21 Diameter Development 2 >° OCSD Trunk Sewer Proposed 15 Sewer Feeds into Existing CITY OF HUNTI GTON BEACH Ol 21 Trunk Sewer on _ _ _ L t A ...ql Boise Chica St eet COUNTY OF ORANGE ` � '"^".. ,,,„,""a.�T 8 8 / I Existing ✓ —Sandover Development ` 8 \ � 12 8 — — — — — 8 8 \ 8 I� )CITY OF HUNTINGTON REACH 8 dL CCU TY OF ORAIIGE Wastewater Lift Station qrh `i $ 8 l LEGEND D BRIGHTWATER PROJECT BOUNDARY \y SEWER PIPELINE DIRECTIONAL FLOW ARROW EXISTING TRUNK SEWER 8� SEWER PIPELINE DIAMETER 000`t0 WASTEWATER LIFT STATION 00 �6 AREA SERVED BY WASTEWATER LIFT STATION Exhibit 2 5 2 BRIGHTWATER SPECIFIC PLAN Wastewater Collection Plan r r n S Il h c I t 0o mo HF.ARTHSIDE Howl Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 26 Residential Development Exhibit 2 6-1, Residential Development Plan, provides a dimensioned site plan for the Brightwater project, including the footprint of the homes and the front, rear, and side yard setbacks for the initial development for each of the residential lots Appendix G contains a full- size exhibit depicting the Development Plan The sections below describe each of the Development Areas within the Residential Development Plan 2 6 1 Development Area 7 2 — The Sands 1 Location Development Area (DA) 7 2 is composed of two areas, as shown on Exhibit 2 6 1, Residential Development Plan An existing mixed density residential area lies to the north of Los Patos Avenue 2 Description DA 7 2 contains 79 single family detached residential units on approximately 12 1 acres, for an overall gross density of 6 5 units per acre and a net density of 9 8 units per acre Homes will be conveyed to home buyers as fee simple ownership lots with reciprocal use easements to provide residents with more usable yard/patio areas Residential lots within DA 7 2 have an interlocking pattern that is sometimes referred to in residential planned unit developments as a "Z' lot They range in size and shape with a minimum depth of 70 feet and minimum lot width of 30 feet, producing lots with a minimum lot size of 2,800 square feet Residential units within DA 7-2 have a minimum 5 foot setback from adjacent streets, and either a front entry garage with a minimum setback of eighteen (18) feet, or a side entry garage where the maneuvering area is 26 feet All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 222 Existing Residential Existing Residential Development Existing Residential Development P Development yam Is E CITY OF HUNTINGTON BEACH L o( Ave COUNTY OF ORANGE II I ® h STREET I P STREET Existing Sandover N S REST p Il Development y y s✓R� ��R BRlGN7WATER DRIVE W 9 / I CITY OF HUNTINGTON BE CH ♦ O W etc y I COUNTY OF ORANGE v T STREET ♦ s O� 4 ✓ STREET ` L .'PTO 1� 3A-1 `N\�"r " � B O,p gf e q.tea, LEGEND BRIGHTWATER PROJECT BOUNDARY PLANNED COMMUNITY BOUNDARY ♦♦ Gra�"e\ DEVELOPMENT AREA BOUNDARY R ® DEVELOPMENT AREA DESIGNATION Exhibit 2 6 I BRIGHTWATER SPECIFIC PLAN „ s „ Residential Development Plan HFARTHsicE HoArls a a u «d H Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7-2 will be accessed from three local roads — 'U, "P', and 'R' Street— which are entry points along Brightwater Drive Brightwater Drive extends from the Warner Avenue community entry on the west to the Bolsa Chica Street entry on the east All roadways will have a minimum paved width of 36 feet curb-to-curb, with a minimum 5-foot-wide sidewalk along both sides 4 Parking Two car attached and enclosed garages will serve each residential unit On street public parking shall be allowed along both sides of the 36 foot wide streets of the development area to serve residents, their guests and the public Driveways are spaced so that one on-street parking space is generally available in front of each home 2 6 2 Development Area 7 3 — The Trails 1 Location The location of Development Area (DA) 7-3 is shown on Exhibit 2 6-1 North of Los Patos is an existing mixed density residential area 2 Description DA 7-3 contains 62 single family detached residential units on approximately 7 5 acres, for an overall gross density of 8 3 units per acre and a net density of 12 2 units per acre Homes will be conveyed to home buyers as fee simple ownership lots with reciprocal easements for more usable side yard/patio areas The residential lots within DA 7-3 have nominal dimensions of minimum 40 feet in width and 60 feet in depth, producing lots with a nominal size of approximately 2,800 square feet Residential units within DA 7-3 have a minimum eight foot setback from adjacent streets, depending upon the floor plan, with front-entry garages with a minimum setback of eight (8) feet or less, or eighteen (18) feet All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 224 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7-3 will be accessed from "L' Street— which is an entry point along Brightwater Drive All roadways will have a minimum paved width of 36 feet curb to curb, with a minimum 5 foot wide sidewalk along both sides 4 Parking Two-car attached and enclosed garages will serve each residential unit With the exception of one single car garage, which is less than 5 feet from the back of sidewalk, garages are setback eighteen (18) feet or more from the backs of sidewalk (i e , at least 23 feet from the face of curb) There are no side-entry garages in DA 7 3 On street public parking shall be allowed along both sides of the 36-foot wide streets of the development area to serve residents, their guests and the public Driveways are spaced so that one on-street parking space is generally available in front of each home 2 6 3 Development Area 7 4 — The Breakers 1 Location Development Area (DA) 7-4 is located in the eastern portion along the northerly edge of the Brightwater project, south of Los Patos Avenue as shown on Exhibit 2 6 1 2 Description Development Area (DA) 7 4 contains 24 single family detached residential units on approximately 6 4 acres, for an overall gross density of 3 8 units per acre and a net density of 5 5 units per acre This development project is anticipated to be constructed in essentially one sequential phase Homes will be conveyed to home buyers as fee simple ownership lots The residential lot sizes within DA 7 4 are a minimum of 6,000-square-feet (60 feet wide by 100 feet deep) All residential units have a 10 foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more from roadways All homes will be equipped with a fire suppression sprinkler system BRIGHTWATER SP CHP 2 September 2007 225 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access Development Area 7 4 will be accessed from "S" and "T" Streets, which "S" Street is an entry point along Brightwater Drive "S" and "T" Streets are designated at cul de sacs The internal streets within DA 7-4 tie into the existing streets for the Sandover Project and form a simple loop with homes on both sides of the street No homes within Development Area 7-4 will front on Brightwater Drive, which is an unloaded collector roadway All roadways will have a minimum paved width of 36 feet curb-to-curb, with a minimum 5 foot wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are setback eighteen (18) feet or more from the backs of sidewalk (i e , at least 23 feet from the face of curb) On-street public parking shall be allowed along both sides of the 36 foot wide streets of the development area to serve residents, their guests and the public Driveways are spaced such that generally one on-street parking space is available in front of each home 2 6 4 Development Area 8 — The Cliffs and The Breakers 1 Location Development Area (DA) 8 is located along the southerly portion of the Brightwater project, south of Brightwater Drive and north of DA 3A 1 2 Description Development Area 8 contains 190 detached single family homes on approximately 42 5 acres, for an overall gross density of 4 5 units per acre and a net density of 6 0 units per acre Homes will be conveyed to homebuyers as fee simple ownership lots There are two distinct residential lot sizes within DA 8, with the following numbers, nominal sizes, and minimum dimensions a One Hundred and Seven (107) 5,000 -square foot lots' (50' wide x 100' deep), and b Eighty-Three (83) 6,000 square-foot lots (60' wide x 100' deep) ' Some lots are less than 5 000 square feet BRICHTWATER SP CHP 2 September 2007 226 BrzgFitwater SPECIFIC PLAN 2 DEVELOPMENT PLAN All residential units have a 7-foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more, or 8 feet or less, from roadways All homes will be equipped with a fire suppression sprinkler system 3 Access Development Area 8 will be accessed from three local roads — 'C", "F", and "I" Streets — which are entry points along Brightwater Drive From Brightwater Drive, the internal streets within DA 8 connect to loops and cul de sacs No homes within PA 8 front on Brightwater Drive All roadways will have a minimum paved width of 36 feet curb to-curb, with a minimum 5 foot wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are set back eighteen (18) feet or more or eight (8) feet or less from the back of sidewalk (i e , at least 23 feet or less that 13 feet from the face of curb) On street public parking shall be allowed along both sides of the 36-foot wide streets within the development area to serve residents, their guests and the public Driveways are designed and spaced out so that generally one on-street parking space is available in front of each home BRIGHTWATER SP CHP 2 September 2007 227 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 7 Habitat Preservation and Creation Area Planning Areas 3A-1, 3B, and 7-1 are governed by the Brightwater Habitat Management Plan (see Appendix C) 2 7 1 Planning Area 3A 1 — Native Grassland and Coastal Sage Scrub Creation Area Planning Area (PA) 3A-1 consists of 29 2 acres of non native vegetation that will be restored as native grassland and coastal sage scrub habitat, along with a public trail and storm water conveyance structures specifically authorized by CDP 5 05 020 Exhibit 2 7-1 depicts the Habitat Management Plan for PA 3A-1 Native plants will consist of relatively dense (approximately 80 percent cover), low-growing (2- 3 feet) succulent native species common to grassland habitats and ecotonal areas between grassland and scrub habitats within coastal Orange County The specific selection of plant material is representative of native grassland components within coastal Orange County, and will provide additional habitat diversity and structure Plantings on the bluff slopes consist primarily of coastal sage scrub (CSS), coastal bluff scrub and cactus scrub species CSS areas have been specifically located to avoid the Burrowing Owl ESHA and previously mapped southern tarplant locations The scrub areas will provide valuable scrub habitat, which will enhance the bird and rodent populations in the vicinity of the Eucalyptus ESHA The cactus scrub habitat will be especially valuable for the cactus wren 2 7 2 Planning Area 36 — Eucalyptus Environmentally Sensitive Habitat Area (ESHA) Planning Area 3B is a five-acre Eucalyptus Environmentally Sensitive Habitat Area (ESHA) that shall be preserved and managed to provide perching, roosting, and nesting habitat for birds of prey Exhibit 2 7-2 depicts the Habitat Management Plan for PA 3B The Brightwater Habitat Management Plan calls for the establishment of 0 24 acres of sycamore riparian woodland composed of native riparian woodland species and mulefat scrub and willow riparian scrub understory species compatible with existing site conditions Species in the riparian woodland habitat type will include western sycamore (Platanus racemosa) and associated species that can occur in sycamore woodland habitat The purpose of these woodland plantings is to attempt to establish additional nesting and roosting habitat for raptors Appropriate understory species will be established to the greatest extent practicable, to enhance the value of this woodland This habitat type will surround the storm drain within the Eucalyptus ESHA Riparian species will be planted to encourage and enhance wildlife diversity and canopy cover in the Eucalyptus These species will also preserve and enhance the structural integrity and function of the Eucalyptus ESHA BRIGHTWATER SP CHP 2 September 2007 228 01 rEm /r� � x � jG0 V4, A,; STD 'If o NATIVE GRASSLAND AND COASTAL SAGE SCRUB 1- "4 CREATION AREA \' I7RNG I g d N t G I d C t NG N G I d C t � C66 E 9 C t I S 0 S b C IS g S b C \ '� a? ///i 1"' X �.A ..s""F,✓ 'A c S be ®E t gWtI d TRAILS AND FENCING FENCING NATIVE GRASSLAND AND COASTAL SAGE SCRUB d E p ESHAF /� CREATION AREA 6 E lypt ES A F MM 6WdDG PbI T I E lyp ESHAF B h d C t gT $ � y, ph I R m y ✓ F�+t y —D g lm BRIGHTWATER SPECIFIC PLAN "x`!12 7' City of H u n t i n g t o n Beach California Habitat Management Plan For 29 2 Acre Native Grassland and Coastal Scrub Area 11111111111 H� tETHSt Horv1Es 250 I I 500 7I0 1 IOOF t f �(` I w � �vy EUCALYPTUS ESHA AREA ®E lypt ESHA w CSS-1 E b g C t I S g S b �+ E I g E lypt ,,,; m E ly ESHAE h m ~;b *" NG N t G I a c t a��, y ",s ®Sy R p W dl d t w TRAILS AND FENCING FENCING E lyptu ESHAF 6 E IYp ESHA 6 W d D G P bl T I _ . E E ly ESH F B h d I t g I R EUCALYPTUS ESHA w. ':':." B ghtw I 8 d y �� ✓ �� �+. �.�, A ph I R I —'- D g Imp m t &R °' 3 Yn. BRIGHTWATER SPECIFIC PLAN ' h'"1 7 2 City of H u n t t n ton Beach C a l l t o r n l a Habitat Management Plan for S O-acre Eucalyptus ESHA Area HEARTHstt�HomEs 111111111250 I I I Soo I 750 1 0OF t �1 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 2 7 3 Planning Area 7-1 — Southern Tarplant and Seasonal Pond Habitat Protection Area Planning Area (PA) 7 1 consists of 2 9 acres (2 5 acres net) that will be enhanced by the Landowner and conveyed to the Brlghtwater Maintenance Corporation (BMC) The Area currently provides limited habitat functions for wildlife, with annual grassland and ruderal components comprising the majority of the 2 5 acre Area Following the preservation and enhancement of the Area, the Area will also support native upland species within the adjacent buffer areas The tarplant buffer areas are comprised of the 50 foot zone surrounding the existing southern tarplant populations All remaining portions will effectively provide additional buffer for the southern tarplant as well as buffer for the seasonal pond BRIGHTWATER SP CHP 2 September 2007 2 31 „. inset SOUTHERN TARPLANT AND SEASONAL POND ENVIRONMENTAL PROTECTION AREA STP S th T pi t P p lat o to be P e w d So ther T pl t 50 8 tfe Hab tat A ea ` n� F STUH Southe n T plant Upl d H b t t A a YI ( VY SP S a net Pond E sting(0 06 A s) 1 v t S IP d g d dp d 8yf ddyghbtat ''''• s tiw r.;t B ghtwat Pole t Bo dry �d '',��' � „ � h- I 6 T PI t d S n I Po d ESHA F nce 6M ryW It g r � �Gir ��' a m � SOUTHERN TARPLANT AND SEASONAL POND � `�:Y,,� �„„ 3 �, �� y ENVIRONMENTAL PROTECTION AREA , '� LIL STHA ro F77777171=1 t { I BRIGHTWATER SPECIFIC PLAN Exhibit 2 7 3 City of Huntington Beach California Habitat Management Plan for 2 50-acre Southern Tarplant and Seasonal Pond Plan Area I1EARTHSIDE E3ON Es ® I I I I I I I I I I I0 I I I I I I 6I0 900 F t f0WA 3 DEVELOPMENT STANDARDS BrigFitwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 31 Purpose and Intent The purpose of this section is to provide specific development standards and regulations that will be applied to all new development permitted within the Brightwater Specific Plan Area These regulations are intended to provide criteria to be used by builders, developers, planners, engineers, architects, landscape architects and other professionals In order to maintain the design quality of the project area The Development Standards shall be consistent with the Huntington Beach General Plan Moreover, these standards satisfy the following goals of the General Plan ❑ LU4 Achieve and maintain high quality architecture, landscape and open spaces in the City, ❑ LU8 Achieve a pattern of land uses that preserves, enhances and establishes a distinct identity for the C►ty's neighborhoods, corridors and centers, ❑ LU9 Achieve the development of a range of housing units that provides for the diverse economic, physical and social needs of existing and future residents of Huntington Beach, and ❑ ERC1 Improve and enhance the overall aesthetic value and appearance of the City of Huntington Beach through the provision and maintenance of local public and private open space As previously noted, the Specific Plan standards and regulations are consistent with the existing Coastal Development Permit Number 5-05 020 (CDP 5 05 020), approved by the California Coastal Commission (CCC) on April 14, 2005 and issued on December 15, 2005 Where no regulations are specified, the provisions of the City of Huntington Beach Zoning and Subdivision Ordinance (HBZSO) will govern BRIGHTWATER SP CHP 3 September 2007 3 1 Brightwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 32 Residential Planning Areas Standards 32 1 General Provisions The Brightwater Specific Plan Area is entirely within the California Coastal Zone Therefore, all development within the Brightwater Specific Plan Area shall be subject to the general conditions and requirements outlined in CDP 5 05 020 (see Appendix B) Additional development projects shall require approval of a coastal development in accordance with the regulations contained in Chapter 221 of the HBZSO, as may be amended from time to time 1 Applicability The Specific Plan shall be the zoning document for all areas within the Brightwater Specific Plan Area Furthermore, the Development Standards detailed in this section shall be applicable to all property within Brightwater Where there is a conflict between the provisions of this Specific Plan and the HBZSO, the Specific Plan shall apply Where the Specific Plan is silent, the provisions of the HBZSO shall apply Room additions consistent with this Specific Plan and its design guidelines shall not require review by the City's Design Review Board (DRB) 2 Accessory Building Uses Accessory buildings and uses are subject to the provisions in CDP 5 05- 020 and HBZSO Section 230 08 These uses include but are not limited to garages, carports, porte cocheres, swimming pools, spas therapy baths, water fountains, rock formations, freestanding barbecues/fireplaces, covered patios and decks, and detached accessory structures (such as non commercial greenhouses, gazebos and storage sheds) 3 Prohibited Uses The following uses are prohibited Industrial uses, commercial uses, except home offices, billboards, signs which do not display information related to an activity, service, or commodity available on the premise, and uses not expressly permitted in Specific Plan Section 3 2 1 4 Temporary Permitted Uses The following temporary uses permitted in the Specific Plan Area are home finder/sales center including mobile homes or trailers, model home complexes, real estate signs relating to the sale, lease or other disposition of real property on which the sign is located, and other uses in conformance with CDP 5 05 020 and HBZSO Section 241 20 BRIGHTWATER SP CHP 3 September 2007 3 2 Br:ghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 5 Conditionally Permitted Uses Development of five (5) or more single family residential units requires approval of a CUP from the Zoning Administrator 6 Landscaping Landscaping within the Specific Plan Area shall be subject to the provisions established in CDP 5 05-020 Section 11 In addition, landscaping within the Specific Plan Area shall adhere to the provisions stated in Section 4 2 of this document for each Planning Area 7 Walls and Fences Walls and fences shall be constructed in accordance with CDP 5 05-020 Section 14 Where the CDP 5 05 020 is silent, the HBZSO Section 230 88 shall apply 8 Signs and Outdoor Lighting All signs and outdoor lighting shall be in accordance with CDP 5 05 020 Section 13 Where CDP 5 05-020 is silent, HBZSO Chapters 232 and 233 shall apply Outdoor lighting shall be designed to provide adequate illumination of on site areas without intruding upon surrounding properties or sensitive uses 9 Utilities All development projects shall be required to install adequate utility services necessary to serve the development All utilities shall be placed underground identified in easements, excluding streetlights and electrical transmission 66kV or greater Utility systems shall be designed to conserve the use of electrical energy and natural resources Developers shall coordinate with electricity, telephone and cable television companies regarding energy conservation and proper planning, phasing and sizing of lines 10 Home Occupations Home occupations shall be in accordance with HBZSO Section 230 12 11 Lots and Buildings Lots and buildings shall be as depicted on the Final Tract Maps (Appendix F) and the final Project Level Site Development Plan (Appendix G) In case of discrepancies between this Chapter, the HBZSO, or the Tract Maps or Site Development Plan, the Tract Maps and Site Development Plan shall take precedence BRICHTWATER SP CHP 3 September 2007 3 3 BrigFitwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 3 2 2 Planning Area 7-2 The Sands 1 Purpose Planning Area 7-2 is intended to permit single family detached on smaller lots with a minimum of 2,800 square feet Planning Area 7-2 allows for approximately 78 single family detached residential units (plus one additional un entitled lot) on approximately 12 1 acres, for an overall density of 6 5 units per acre and a net density of 9 8 units per acre 2 Permitted Uses a Single family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor, and d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 "Accessory Building Units" 3 Building Site Standards The building site standards and regulations for Planning Area 7 2 are summarized in Table 3-1 of this Specific Plan 3 2 3 Planning Area 7-3 The Trails 1 Purpose Planning Area 7-3 is intended to permit single family detached on smaller lots with a minimum of 2,800 square feet Planning Area 7 3 allows for approximately 62 single-family detached residential units on approximately 7 5 acres, for an overall density of 8 3 units per acre and a net density of 12 2 units per acre 2 Permitted Uses a Single-family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor, d Accessory uses and buildings identified previously In this Specific Plan in Section 3 2 1 "Accessory Building Units " 3 Building Site Standards The building site standards and regulations for Planning Area 7 3 are summarized in Table 3 1 of this Specific Plan BRIGHTWATER SP CHP 3 September 2007 34 Brtgktwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS Table 3 1 Development Standards Table Brightwater Specific Plan DEVELOPMENT STANDARDS' Planning Area 7 2(The Sands) Planning Area 7 3(The Trails) Planning Area 7-4(The Breakers) Planning Area 8(The Cliffs) Generdl uildin Stan s �l� ii I " e I "` .-, 1 0' `w ' 9 t k , n a Minimum Lot Size 2 800 square feet 2 800 square feet 6 000 square feet 4 700 square feet Minimum Lot Width 30 feet 40 feet 60 feet 50 feet Minimum Lot Depth 70 feet 60 feel 100 feet 85 feet Minimum On site Parking 2 enclosed spaces and 0 2 on street spaces per dwelling 2 enclosed spaces and 0 2 on street spaces per dwelling 2 enclosed spaces and 0 2 on street spaces per dwelling Units that have a driveway of less than 18 feet long require unit unit unit one on or off street parking space within 350 feet of the unit Maximum Building He1ght2 35 feet(2 Stones) 35 feet(3 Stones 3 story maximum 150 sq it 35 feet(2 Stones) 35 feet(2 Stories) Maximum Site Coverage 60% 60/ 60% 60/ Building Separation Minimum 8 feet Minimum 8 feet Minimum 10 feet Minimum 10 feet Front Setb ck�VIi I nip i o-* �qi �l Plllf 1 l 1 � � d��� , � �III� � � mlh � �"1 AA(i1 � 111i � tl hlu 01 h i III Dwellings Minimum 10 feet Minimum 5 feet Minimum 10 feet Minimum 7 feet Front entry garages Minimum 18 feet Minimum 18 feet or mores Minimum 18 feet Minimum 18 feet or mores Side entry garages Minimum 10 feet with a minimum 26 feet maneuvering area Bay windows eaves cornices chimneys balconies open Maximum 6 feet into any required setback nor closerthan Maximum 6 feet into any required setback nor closerthan Maximum 6 feet into any required setback nor closer than Maximum 6 feet into any required setback nor closer than stairways and architectural features4 the minimum 3 feet to any property line the minimum 3 feet to any property line the minimum 3 feet to any property line the min mum 3 feet to any property line Covered porches covered decks and patio covers Minimum 3 feet from a property line nor less than the Minimum 3 feet from a property line nor less than the Minimum 3 feet from a property line nor less than the Minimum 3 feet from a property line nor less than the minimum 8 feet from a street side property line of a comer minimum 8 feet from a street side property line of a comer minimum 8 feet from a street side property line of a corner minimum 8 feet from a street side property line of a corner lot lot lot lot Walls or fences Maximum of 42 inches within required front setback area Maximum of42 inches within required front setback area Maximum of 42 inches within required front setback area Maximum of 42 inches within required front setback area SideSetbacksl t r Dwellings garage and accessory buildings Intenor4 feet Intenor4 feet Interior 5 feet Interior 4 feet Street Side 5 feet Street Side 8 feet Street Side 10 feet Street Side 7 feet Bay windows eaves comices chimneys balconies open Maximum 3 feet into any required setback nor closer than Maximum 3 feet into any required setback nor closerthan Maximum 3 feet into any required setback nor closerthan Maximum 3 feet into any required setback nor closer than stairways and architectural features the minimum 3 feet to any property line the minimum 3 feet to any property line the minimum 3 feet to any property line the minimum 3 feet to any property line Covered porches covered decks and patio covers Minimum 3 feet from property line nor closerthan the Minimum 3 feet from property line nor closerthan the Minimum 3 feet from property line nor closerthan the Minimum 3 feet from property line nor closerthan the minimum 8 feet from street side property line of corner lot minimum 8 feet from street side property line of comer lot minimum 8 feet from street side property line of corner lot minimum 8 feet from street side property line of comer lot Walls or fences Maximum of 6 feet within setback area Maximum of 6 feet within setback area Maximum of 6 feet within setback area Maximum of 6 feet within setback area ea etba � t k w �* c a 11111, IT, Tr IV i Dwelling Minimum 6 feet Minimum 8 feet Minimum 15 feet Minimum 15 feet Garages or accessory buildings/unenclosed patio covers Minimum 3 Feet Minimum 3 Feet Minimum 3 Feet Minimum 3 Feet Bay windows eaves cornices chimneys balconies open Maximum 6 feet into any required setback nor closerthan Maximum 6 feet into any required setback nor closerthan Maximum 6 feet into any required setback nor closer than Maximum 6 feet into any required setback nor closer than stairways and architectural features the minimum 3 feet to any property line the minimum 3 feet to any property line the minimum 3 feet to any property line the minimum 3 feet to any property line Covered porches covered decks and patio covers Minimum 3 feet from property line nor closerthan the Minimum 3 feet from property line nor closer than the Minimum 3 feet from property line nor closer than the Minimum 3 feet from property line nor closer than the minimum 8 feet from street side property line of corner lot minimum 8 feet from street side property line of comer lot Iminimum 8 feel from street side property line of corner lot minimum 8 feet from street side property line of comer lot Walls or fences Maximum of 6 feet within setback area Maximum of 6 feet within setback area IMaximum of 6 feet within setback area Maximum of 6 feet within setback area 1 Lots and Bu Id gs h II be dep cted o the F I Tract M ps a d Reside teal De elopm nt Pla 2 B Id g H ght i m asu ed f om f sh Fl r to top of bu Id g Add t I he ght abo two fe t f om t p of c rb to finish floo s co red t w rds bu Id ng he ght 3 L t Co er g includes th f lot co a ed by oofs In 1 o Fir it s r h tectu I pro)a ons o erha gs exte d g in th 2 5 feet f om wall d cks in e th 42 inch s in h ight b e gr de and sia s 4 S in la a ch tectu I featu s nclude 1) hes for AN med a ce ters ad ce t to o sea to f om f e la es wh th ce is of usabl flo a w thin the oom that you ca walk to d 2)a a ch t ctu al y la d g ) p p p y p )cti f not mo a Ilia 18 lies(o a sta rwa 5 O e equ ed sp in y be a m in in 8 f t or I ss in Pla ing A ea 7 3 Pla 2 a d Plan g A ea 8 Pla 3 Table 31 BRIGHTWATER SP CHP 3 S pt mbe 2007 3 5 Brsghtwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS 3 2 4 Planning Area 7 4 The Breakers 1 Purpose Planning Area 7 4 is intended to permit single family detached on lots 6,000 square feet and larger Planning Area 7-4 allows for approximately 19 single-family detached residential units (plus five additional un entitled lots) on approximately 6 4 acres, for an overall density of 3 8 units per acre and a net density of 5 5 units per acre 2 Permitted Uses a Single family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor, d Accessory uses and buildings Identified previously in this Specific Plan in Section 3 2 1 'Accessory Building Units " 3 Building Site Standards The building site standards and regulations for Planning Area 7 4 are summarized in Table 3-1 of this Specific Plan 3 2 5 Planning Area 8 The Cliffs and The Breakers 1 Purpose Planning Area 8 is Intended to permit single family detached on larger lots ranging from 4,700 to 6,000 square feet and provides landscape regulations for residential lots adjacent to the Habitat Preservation and Creation Area Planning Area 8 allows for approximately 190 single-family detached residential units (107 units on approximately 5,000 square foot lots and 83 units on approximately 6,000 square foot lots on approximately 42 5 acres) for an overall density of 4 5 units per acre and a net density of 6 0 units per acre Individual homeowners of the residential lots located within 100 feet of native habitat areas are required to adhere to a restricted plant palette and maintain the landscape on their lots through proper irrigation and trimming 2 Permitted Uses a Single-family detached residential, b Recreational amenities including swimming pools, tot lots, etc , c Utilities, minor, BRIGHTWATER SP CHP 3 September 2007 3 6 Brightwater SPECIFIC PLAN 3 DEVELOPMENT STANDARDS d Accessory uses and buildings identified previously in this Specific Plan in Section 3 2 1 "Accessory Building Units " 3 Building Site Standards The building site standards and regulations for Planning Area 8 are summarized in Table 3 1 of this Specific Plan 33 Habitat Preservation and Creation Area Standards The Habitat Preservation and Creation Area designation establishes approximately 38 acres of habitat conservation area, comprised of three Planning Areas 3A 1, 3B and 7 1 The specific regulations governing development and permitted uses are set forth in CDP 5-05-020, the Brightwater Comprehensive Habitat Management Plan, the Fuel Modification Plan and the Water Quality Management Plan These documents are located in the Appendix BRIGHTWATER SP CHP 3 September 2007 3 7 4 COMMUNITY DESIGN Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 41 Community Design Concept Community design concepts and details for the Brightwater community are presented in this Specific Plan in order to establish a comprehensive community theme and provide continuity among development areas These include ❑ Community Landscape Concepts, ❑ Community Entries, ❑ Community Streetscapes, ❑ Local Parks, Paseos, and Village Greens, ❑ Landscape Structures and Thematic Elements, and ❑ Architectural Design Concept The primary circulation system for the Brightwater project includes community entries off Warner Avenue and Bolsa Chica Street, and an internal collector Brightwater Drive that connects the two Residents' pedestrian access to the public trail in Planning Area 3A 1 will be via three landscaped paseos that connect this major open space spine to the residential development Design concepts and illustrations for these areas are described in this section 42 Landscape Architecture Guidelines 42 1 Community Landscape Concepts Brightwater landscape will have two distinct areas and qualities The Community Landscape Plan, Exhibit 4 2 1, identifies the different components On the outside lower edges and slopes visible from the State owned Wetlands Restoration Area and the Lower Bench of the Mesa- Brightwater will be softened and extensively enhanced in rich native landscape incorporating protection of the five acres of Eucalyptus ESHA (Area 3B) and the planting of Native Grasslands and Coastal Scrub on the 29 2-acre Area 3A-1 that defines the Upper Bench and lies at the foot of the area below Here, a mix of non-invasive native California plant communities, inspired by historic coastal environments, will encompass all project edges visible to visitors, including the landscape along Warner Avenue, Pacific Coast Highway, Bolsa Chica State Beach, and the State Ecological Reserve From the community entries and inside the community, residents will experience Brightwater as a Pacific Ocean landscape Here, in the interior of the community, the landscape palette will emphasize selected palms as a focal element, with conifer tree species to provide a year round rich green, grey, and color-accented aesthetic plantings Specimen accent trees will punctuate and define community spaces, activity nodes, and focal point elements such as the entries, village greens, paseos, and primary streetscapes BRIGHTWATER SP CHPA September 2007 41 Existing Residential Existing Residential Development Existing Residential Development P 3 Development G U„ CITY OF HUNTINGTON BEACH � p� COUNTY OF ORANGE �'�� �� � -.•-.-ip I M ST EET W `_ f�Y, � p STREET � l � Existing �w � I 71 � Sandover o * rp rz Development N STREET y S� ---SRGHTWATERORI E W 0 CITY❑ HUNTINGTON BE CH E STREET COUNTY OF ORANGE Arly� c 9�c$p T STREET y F LF 7 ZONE E3 s Qe ✓ STREET F ZONE C y cl ZONED Z E LANDSCAPE ZONE LEGEND ON TY �� ®APJ�EN w Hm a w w Twe 6.AAree ANAce N qRH NGN pR�oniE ��ria�rc.R°'Beli—MID —E.N.&MP ASL OPENS � eEA.xx+�D RRICaATED FOI¢MTERRT -AOE 1LAO 4-MA G AaL eNrEN Aivo qO�y� Op,�p pNe Aid DOAB AL WWO �TER THAN Eo I .L. NGN��BTED �E IE DENT AL �— PUD 1 A'4�C TED \ CORAGOL NA yE LOTe GRAe6 s 60 IOp PR)PERlY LNB ^ NON FpiIGATEDy -CI MN TY EHiR E9 �Q IDtd D"PrMro OM TON Prsiv re r8 ENr F� PEiarc mE NOTE� NE 5WA4TUAM LANDSCAPE LM WTH-�0p OR PLAN ALETE�PLANT L STD A =w- NA YU APEA Exhibit 4 2 1 BRIGHTWATER SPECIFIC PLAN I H H 1 ( 1 f Community Landscape Plan ( 6 Q ® Jai boo IJ AR.I HSI UI HOINA S F.m r�onr vim wox�y mmyi bma�.Aan yu\.�wm .nm pa Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 2 Community Streetscapes The streetscape for Brightwater is illustrated on the Community Landscape Plan, Exhibit 4 2-1 Details related to the particular streetscapes are explained below 1 Bolsa Chica Street As shown on Exhibit 4 2 2, the streetscape for Bolsa Chica Street consists of a formal pattern of street trees along the westerly side of the road and will extend approximately 400 feet beyond the Brightwater project entry The landscape will transition to the Native Grassland planting that is planned to characterize much of the natural trail area and Coastal Sage Scrub Area Plant materials from the entry will be carried as an informal backdrop behind and alongside the regularly-spaced pattern of street trees to provide visual contrast and texture to the landscape The slope that rises up to the homes in DA 8 will provide additional depth for tree and shrub plantings that will add richness and variety to the street scene 2 Los Patos Avenue Similar to Bolsa Chica Street, the streetscape for Los Patos is an extension of the streetscape previously approved by the City of Huntington Beach and installed for the Sandover project at the corner of Bolsa Chica Street and Los Patos Avenue (Exhibit 4 2 3) Groups and informal drifts of street trees will continue within a 30 foot wide landscape zone that combines the ultimate meandering parkway for the completion of Los Patos, with an HOA landscape lot that will be added to broaden and soften the street scene A public walkway extends the length of the streetscape, ultimately tying into the entry walkways and expanded landscape area at the Warner Avenue entry Looking back from this entry, plant materials from the entry will be carried back and meld with the streetscape as an informal backdrop that provides visual contrast and texture to the landscape at the end of Los Patos BRIGHTWATER SP CHP4 September 2007 43 e0 /Eveqpw BadWpwtWrdkp-pe Amed a00 } eOfT1MUn1ty Theme stow TWO � W Ly LA\7WINGOODELL PROPERQY �2' v EDIAN 66 BRIGHVWAPER R/W Miter BOUNDARY D BOLSA CHICA STREET --(D Sol Ma �r�-a mor �ro ) I Exhibit 4 2-2 BRIGHTWATER SPECIFIC PLAN Bolsa Chtca Street Landscape Section City of Huntington Beach California LLL�b 0 f0 m 2007-M 22 JA .SIDE HomEs e4�iM6t 1�5W-PWn\A—sx=dd.dwg ResidentialLot Dimension Varies ICY 2056 bdstin Landscape Lot Parkway (Varies) Pavement Development Area 8 Development Area 7 2 Los Patos busting Avenue Residential Development Typical Section (East of Warner) Community Wall 0-- • Meandering Walk a, r �W 12 20P IV 18 20 bdstin Lan sc Parkway Pavement �^Development Los Patos Existing Residential Area 7 2 Avenue Development Typical Section (Development Area 7-2) Exhibit 4 2 3 Los Patos Avenue BRIGHTWATER SPECIFIC PLAN ( 1 f IT t 13 1 C I ( Landscape Sections Br:gFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 3 Brightwater Drive (Internal Collector) As shown on Exhibit 4 2 4, Brightwater Drive, the unloaded collector roadway that links Brightwater's two entries, will act as a "landscape spine' for the various neighborhoods along the way Here, a strong geometric pattern of evergreen canopy trees will line the grass parkways, while informal groups of mature Melaleuca quinquenervia trees will visually interplay back and forth along the collector interspersed with dense evergreen tree backdrop groupings providing focal elements and landmark features along the spine road The Brightwater Drive landscape section along the connector roadway incorporates the 64-foot right-of way providing for a 40 foot road section with a continuous five-foot sidewalk and seven foot parkway along both sides of the street to provide convenient pedestrian movement and access to destinations within the community Landscape lots of varying width, four to seven feet, have been created behind sidewalk and outside of the right of way BRIGHTWATER SP CHP4 September 2007 46 Community Theme Street Tree Community Theme Accent Tree Community Themed Co munity Evergreen Perimeter Wall rop Landscape Y W SqZ I Z W y a y I Vanes 5 8 8 8 8 L 5 ones LANDSCAPE LOT 20 20RESIDENTIAL LOT 13 40 13 RESIDENTIAL L07 66 Q R/1N R/W 1 COLLECTOR ROAD (BRIGHTWATER DRIVE) ES M t R d yP1 Ehbt 23 1 f I t f t L. Exhibit 4 2-4 BRIGHTWATER SPECIFIC PLAN C t y f H t g t B h C I f Bright-waterer Dave Landscape Section r--6-r------I FOMA .It 0 10 20 20 01 22 r—1 EART..isi DE HomEs S CI t\H th d 0754\0754021\06 1 d p d\04 h b t\S t D PI \t d g BrtgFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 3 Community Plant Palette Brightwater is divided into a variety of Landscape Zones that are identified on Exhibit 4 2-1, Community Landscape Plan These zones contain unique plant palettes, which will assure the Implementation of the community themes The plant palettes for the Habitat Restoration Area can be found in the Brlghtwater Habitat Management Plan 1 LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) Specific non native invasive plants are prohibited from this portion of the residential landscape, with prohibitions based upon adopted regional policies of the California Development of Fish and Game in consideration of the proximity of incorporated and unincorporated urban areas to the Bolsa Chica Wetlands Restoration Area LANDSCAPE ZONE A — Prohibited Plant Species within Landscape Zone A Botanical Name Common Name Adenostoma fasc►culatum Chamise Adenostoma spars►fol►um Red Shanks Anthem►x cotula Mayweed Artem►s►a cal►forn►ca California Sagebrush Brass►ca n►gra Black Mustard Brass►ca rapa Wild Turnip, Yellow Mustard, Field Mustard Cardar►a draba Hoary Cress, Perennial Peppergrass C►rs►um vulgare Wild Artichoke Conyza canadens►s Horseweed Cortader►a selloana Pampas Grass Cynara cardunculus Artichoke Thistle Er►ogonum fasc►culatum Common Buckwheat Heterotheca grand►flora Telegraph Plant Lactuca serr►ola Prickly Lettuce N►cot►ana b►gelev►I Indian Tobacco N►cot►ana glauca Tree Tobacco R►c►nus commun►s Castor Bean Plant Sacsola austa►ls Russian Thistle/Tumbleweed Salvia mell►fera Black Sage S►lybum mar►anum Milk Thistle Urt►ca urens Burning Nettle BRIGHTWATER SP CHP4 September 2007 4 8 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Prohibited Plant Species within Landscape Zone A (continued) Ornamental Corraders sp Pampas Grass Cupressus sp Cypress Eucalyptus sp Eucalyptus Jumperus sp Juniper P►nus sp Pine The following plant species are allowed within Landscape Zone "A" LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) TREES Botanical Name Common Name Acer macrophyllum Big Leaf Maple Ceratoma s►hqua Carob* Citrus species Citrus Er►obotrya japonica Loq uat Erythr►na species Coral Tree* Ginkgo b►loba Maidenhair Tree* Juglans cal►forn►ca California Black Walnut* Lagerstroem►a ►nd►ca Crape Myrtle L►r►odendron tul►pfera Tulip Tree Lyonthamnus flor►bundus ssp Asplen►fol►us Fernleaf Ironwood* Macadamia ►ntegr►fol►a Macadamia Nut Maytenus boar►a Mayten Tree Metros►deros excelsus New Zealand Christmas Tree* P►stac►a ch►nes►s Chinese Pistache P►ttosporum undulatum Victoria Box Plantanus racemosa California Sycamore Popelus fremont►► Western Cottonwood Quercus agr►fol►a Coast Live Oak* Quercus engelmann►► Engelmann Oak* Quercus suber Cork Oak Rhus lancea African Sumac* Sambucus mex►cana Mexican Elderberry* Drought Tolerant Plants BRICHTWATER SP CHP-4 September 2007 49 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20'within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Agave attenuata Century Plant Agave v►lmor►n►ana Octopus Agave Aloe arborescens Tree Aloe Aloe Vera Medicinal Aloe Bacchar►s p►lular►s Tw►n Peaks #2 Dwarf Coyote Bush* Bacchar►s sal►c►fol►a Mulefat* Bromus car►natus California Brome Car►ssa macrocarpa Green Carpet Natal Plum Ceanothus glor►osus 'Point Reyes Point Reyes Ceanothus* Ceanothus gr►seus 'Louis Edmunds Louis Edmunds Ceanothus* Ceanothus gr►seus var hor►zontal►s Carmel Creeper Ceanothus* Ceanothus gr►seus var hor►'Yankee Point Yankee Point Ceanothus* Ceanothus megarcarpus Big Pod Ceanothus* Ceanothus prostrates Squaw Carpet Ceanothus* Ceanothus sp►nosus Green Bark Ceanothus* Ceanothus verrucosus Wart Stem Ceanothus* Cerastium tomentosum Snow in Summer Cerc►s occ►dental►s Western Redbud* Chrysanthemum leucanthemum Oxeye Daisy C►stus hybr►dus White Rockrose* C►stus ►ncanus no common name* C►stus incanus ssp Cors►cus no common name* C►stus salv►►fol►us Sageleaf Rockrose* C►stus x purpereus Orchid Rockrose* Conolvulus cneorum Bush Morning Glory* Coprosma k►rk►► Creeping Coprosma Coprosma pum►la Prostrate Coprosma Cotoneaster bux►fol►us no common name Cotoneaster aprney► no common name Crassula ovata Jade Tree Dodonaea viscose Hopseed Bush* Escallon►a species Escallonia Varieties Fe►loa sellow►ana Pineapple Guava Grew►a occ►dental►s Starflower Hardenberg►a comptomana Lilac Vine Hyper►cum calyc►mum Aaron's Beard* Kmphofia uvar►a Red Hot Poker Lantana camara cult►vars Yellow Sage* Lantana camara montev►dens►s Trailing Lantana* Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 410 Brzghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Lavandula dentata French Lavender* Leptospermum lae V►gatum Australian Tea Tree* Leucophyllum frutecens Texas Ranger* L►gustrum japon►cum Texas Privet* L►mon►um perez►► Sea Lavender* Lon►cera japonica 'Hall►ana Hall's Japanese Honeysuckle Lon►cera subsp►cata Wild Honeysuckle Mahon►a aqu►fol►um Golden Abundance Golden Abundance Oregon Grape Mahon►a neven►► Nevin Mahonia* Myoporum deb►le no common name Myoporum parv►lfol►um no common name Myoporum Pac►ficum no common name Ner►um Oleander Oleander* Nol►na c►smontane Chapparal Nolina Nohna species Mexican Grasstree Opunt►a 1►ttoral►s Prickly Pear Opunt►a or►cola Oracle Cactus Osteospermum frut►cosumTra►n►ng African Daisy* Phot►n►a fraser►ano common name* Prunus carohniana Carolina Cherry Laurel* Prunus ►1►c►fol►a ssp ll►c►fol►a Holly Leafed Cherry* Prunus lyon►► Catalina Cherry* Pun►ca granatum Pomegranate Pyracantha species Firethorn* Quercus berberd►fol►a California Scrub Oak Quercus dumosa Coastal Scrub Oak* Rhaph►olep►s species Indian Hawthorne Rhus ►ntegr►fol►a Lemonade Berry* Rhus ovata Sugarbush* Romneya coulter► Matilija Poppy* Romneya coulter► White Cloud White Cloud Matilija Poppy* Rosmar►nus off►c►nal►s Rosemary* Salvia gregg►► Autum Sage* Salvia sonomens►s Creeping Sage* Santol►na cha Nana Lavendar Cotton Santol►na v►rensn Green Lavender Cotto Solarium xant►►Purple Nightshade Xylosma congestum Shiny Xylosma Drought Tolerant Plants BRIG HTWATER SP CHP 4 September 2007 4 1 1 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) (continued) SHRUBS Botanical Name Common Name Yucca Spec►es Yucca* Yucca wh►pple► Yucca VINES Botanical Name Common Name Bougainvillea spp Bougainvillea Macfadyena ungu►s-cat► Cat's Claw* Mascagn►a macroptera Golden Vine* Pass►flora edul►s Passion Flower GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift Artem►s►a caucas►ca Caucasian Artesmisia* Apten►a cord►fol►a x Red Apple Strawberry C►stus Cr►pus no common name* Coresops►s lancelata Coreopsis Corea pulchella Australian Fuscia* Crassula lacteal no common name* Crassula mult►cava no common name* Crassula tetragona no common name* Delosperma alba White trailing Ice Plant* Drosanthemum flor►bundum Rosea Ice Plant Drosanthemum h►sp►dum no common name Drosanthemum spec►osus Dewflower Fragar►a ch►loens►s Wild Strawberry/Sand Strawberry* Gazan►a hybr►ds South African Daisy* Gazan►a r►gens leucolaena Training Gazania Hedera canar►ens►s English Ivy* Iber►s semperv►rens Eging Candytuft lber►s umbellatum Globe Candytuft Lamprathus aurant►acus Bush Ice Plant Lampranthus f►I►caul►s Redondo Creeper Lampranthus spectab►l►s Trailing Ice Plant Lasthen►a cal►forn►ca Dwarf Goldfields Lup►nus ar►zon►cus Desert Lupine Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 4 12 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE A — Residential Areas Adjacent to Native Area (20' within Residential Lots and Paseos) (continued) GROUNDCOVER Botanical Name Common Name Lup►nus bentharmi Spider Lupine Lup►nus bicolor Sky Lupine Lup►nus spars►florus Losely flowered Annual Lupine/ Coulter s Oph►opogon lapon►cus Mondo Grass Pelargonium peltatum Ivy Geranium TURF Botanical Name Common Name Marathon 11 'Festuca Arund►nacea Dwarf Tall Fescue Turf A G Sod Farms Inc Elite Plus* 2 LANDSCAPE ZONE 1 — Community Entries TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoen►x cunn►ngham►ana King Palm Brachych►ton populneus Bottle Tree Brahea armata Mexican Blue Palm* Cassia leptophylla Gold Medallion Tree Cerc►s occ►dental►s Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree* Fe►loa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da Green Gem Indian Laurel Fig — Green Gem F►cus rub►grnosa Rustyleaf Fig Ginkgo b►loba Maidenhair Jacaranda acut►fol►a Jacaranda Lagerstroem►a species Crape Myrtle Laur►s nob►l►s Grecian Laurel* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 4 13 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) TREES Botanical Name Common Name Magnolia grand►flora Southern Magnolia and 'Samuel Sommers'/Majestic Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Caleput Tree* Metros►deros excelsus New Zealand Christmas Tree* Neodyps►s decary► Triangle Palm* Phoenix canar►ens►s Canary Island Date Palm (Not to be used within 100' (close proximity) of natural areas — potential to naturalize) Phoenix dactyl►fera Date Palm (Not to be used within 100' (close proximity) of natural areas — potential to naturalize) P►nus Podocarpus grac►l►or Fern Pine Prunus carol►mana Carolina Laurel Cherry* Rhus ►ntegr►fol►a Lemonade Berry* Rhus laur►na Laurel Sumac* Tabebu►a chrysotr►cha Golden Trumpet Tree* Tabebu►a ►mpet►g►nosa Pink Trumpet Tree* Tabebu►a ►pe Trumpet Tree* Tr►stan►a conferta Brisbane Box Tr►stama laur►na NCN Tup►danthus calyptratus Tupidanthus SHRUBS Botanical Name Common Name Abel►a grand►flora Edward toucher' Abelia Agapanthus afr►canus Lily-of-the-Nile Agave amer►cana Century Plant* Alyogyne huegel►► Blue Hibiscus Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Bacchar►s p►lular►s Twin Peaks' Coyote Bush Prostrate* Bergen►a cord►fol►a Winter Saxifage Bougainvillea Tahitian Maid Double Bougainvillea* Buxus japonica Japanese Boxwood Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex sp►ssa San Diego Sedge Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 414 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) SHRUBS Botanical Name Common Name Car►ssa macrocarpa Fancy Natal Plum* C►stus hybr►dus White Rockrose* C►stus purpureus Orchid Spot Rockrose* C►stus salv►►fol►us Rockrose Sageleaf* Cl►v►a mrn►ata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern D►etes vegeta Fortnight Lily Er►ogonum g►ganteum St Catherine s Lace* Escallonia frades►►' Pink Escallonia Grev►llea 'Noellu G revi I lea Hebe bux►fol►a Boxleaf Hebe* Hel►ctotr►chon semperv►rens Blue Oat Grass Hemerocall►s hybr►ds Evergreen Daylily Hemerocall►s hybr►d Mounta►n V►olet Dayl i ly Heteromeles arbut►fol►a Toyon* Heteromeles arbut►fol►a Dav►s Gold Toyon* H►b►scus spp Hibiscus Jasm►num nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* Leptospermum laev►gatum Australian Tea Tree* Leptospermum scopar►um New Zealand Tea Tree, Manuka* M►scanthus s►nens►s 'Yakush►ma Eulalia Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulalia) Muhlenberg►a r►gens Deer Grass Myrtus commun►s True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow s bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 4 1 5 Br:gFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) SHRUBS Botanical Name Common Name Phoenix roebelen►► Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um Nana' Dwarf Karo P►ttosporum tob►ra Mock Orange Podocarpus spp Fern Pine Rhaph►olep►s ►nd►ca India Hawthorn Rosmar►nus offic►nal►s Rosemary* Schefflera act►nophylla Schefflera Solarium xant►► Purple Nightshade* Strel►tz►a mcola► Giant Bird of Paradise Strel►tz►a reg►nae Bird of Paradise Teucr►um frut►cans and cult►vars Bush Germander Trachelospermum as►at►cum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasm►no►des Star Jasmine Tulbagh►a v►olacea Society Garlic Tup►danthus calyptratus Tupidanthus Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum 'Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca f►lamentosa Var►egata' Variegated Yucca Yucca r►g►da Blue Yucca* Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 416 Brzghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 1 — Community Entries (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Call►andra haematocephala Pink Powder Puff Clytostoma call►steg►o►des Violet Trumpet Vine D►st►ct►s bucc►nator►a Blood Red Trumpet Vine Grew►a occ►dental►s Lavender Starflower Hardenberg►a v►olacea Hardenbergia Macfadyena ungu►s-cat► Cat's Claw* Mandev►lla splendens Alice du Pont Mascagn►a macroptera Golden Vine* Parthenoc►ssus tr►cusp►data Boston Ivy Pass►flora edul►s Passion Flower* Pandorea lasm►no►des Bower Vine Rosa banks►ae Alba Plena Climbing Rose Trachelospermum lasm►no►des Star Jasmine GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Bacchar►s p►lular►s 'Twin Peaks #2 Dwarf Coyote Bush* Bacchar►s p►lular►s 'Twin Peaks' Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazania Copper King Gazania* Gazania Moonglow Gazania* Gazama hybrid M►tsua Yellow Semi-trailing Yellow Gazania* Lantana sellow►ana Trailing Lantana* Osteospermum Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru Whirligig Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum 'Hybrid White' Freeway Daisy* Santol►na cha Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 4 1 7 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE I — Community Entries (continued) TURF Botanical Name Common Name Marathon it Festuca Arund►nacea Dwarf Tall Fescue Turf A-G Sod Farms Inc Elite Plus* 3 LANDSCAPE ZONE 2 — Streetscapes TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoen►x cunn►ngham►ana King Palm (Not to be used within 100' (close proximity) of natural areas) Brachych►ton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cerc►s occ►dental►s Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm (Not to be used within 100' (close proximity) of natural areas) Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree* Fe►loa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da 'Green Gem'Indian Laurel Fig— Green Gem F►cus rub►g►nosa Rustyleaf Fig Ginkgo b►loba Maidenhair Jacaranda acut►fol►a Jacaranda Lagerstroem►a species Crape Myrtle Laur►s nob►I►s Grecian Laurel* Magnolia grand►flora Southern Magnolia and Samuel Sommers /Majestic Beauty' Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Caleput Tree* Metros►deros excelsus New Zealand Christmas Tree* Phoenix canar►ens►s Canary Island Date Palm (Not to be used within 100' (close proximity) of natural areas) Phoenix dactyl►fera Date Palm (Not to be used within 100 (close proximity) of natural areas) Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 418 Bryfiitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) TREES Botanical Name Common Name P►nus halepens►s Aleppo Pine* (Not to be used within 100' (close proximity) of natural areas)Limited to Los Patos &Bolsa Chica Street Pmus eldar►ca Afghan Pine* (Not to be used within 100' (close proximity) of natural areas)Limited to Los Patos & Bolsa Chica Street Podocarpus grac►l►or Fern Pine Prunus carohn►ana Carolina Laurel Cherry* Rhus ►ntegr►fol►a Lemonade Berry* Rhus laur►na Laurel Sumac* Tabebu►a chrysotr►cha Golden Trumpet Tree* Tabebu►a ►mpet►g►nosa Pink Trumpet Tree* Tabebu►a ►pe Trumpet Tree* Tr►stan►a conferta Brisbane Box Tr►stan►a laur►na NCN SHRUBS Botanical Name Common Name Abelia grand►flora Edward toucher' Abelia Agapanthus afr►canus Lily of the-Nile Agave amer►cana Century Plant* Alsoph►la austral►s Australian Tree Fern Alyogyne huegeh► Blue Hibiscus Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s P►geon Pont Coyote Bush* Bacchar►s p►lular►s Tw►n Peaks' Coyote Bush Prostrate* Bergen►a cord►fol►a Winter Saxifage Bougainvillea Tah►t►an Ma►d Double Bougainvillea Buxus lapon►ca Japanese Boxwood Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex sp►ssa San Diego Sedge Car►ssa macrocarpa 'Fancy Natal Plum* C►stus hybr►dus White Rockrose* C►stus purpereus Orchid Spot Rockrose* C►stus salv►►fol►us Rockrose Sageleaf* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 419 Brzghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) SHRUBS Cl►v►a m►nata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern D►etes vegeta Fortnight Lily Er►ogonum fasc►culatum Common Buckwheat* (Not to be used within 100' (close proximity) of natural areas) Escallon►a 'frades►► Pink Escallonia* Grev►llea Noelhi Grevillea* Hebe bux►fol►a Boxleaf Hebe Hel►ctotr►chon semperv►rens B I ue Oat Grass Hemerocall►s hybr►d 'Mounta►n V►olet Daylily Heteromeles arbut►foha Toyon* Heteromeles arbut►fol►a Dav►s Gold Toyon* H►b►scus spp Hibiscus lasm►num nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata 'Atlas Spanish Lavender* M►scanthus srnens►s 'Yakush►ma Eulalia Grass M►scanthus transmorr►sonens►s Evergreen Maiden Grass (or Eulalia) Muhlenberg►a I►ndhe►mer► Lindheimer's Muhly Grass Myrtus commun►s True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelovu Bigelow's bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoen►x roebelen►i Pigmy Date Palm (Not to be used within 100 (close proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um 'Nana' Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaph►olep►s ►nd►ca India Hawthorn Rosmannus offic►nal►s Rosemary* Schefflera act►nophylla Schefflera Solarium xant►► Purple Nightshade* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 420 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) SHRUBS Botanical Name Common Name Strehtzia mcolai Giant Bird of Paradise Strelitz►a regmae Bird of Paradise Teucr►um fruticans and cultivars Bush Germander Trachelospermum as►at►cum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasm►no►des Star Jasmine Tulbaghia violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca r►g►da Blue Yucca* VINES Botanical Name Common Name Bougamv►llea spp Bougainvillea* Calliandra haematocephala Pink Powder Puff Clytostoma call►stegioides Violet Trumpet Vine Distict►s bucc►natoria Blood Red Trumpet Vine Grewia occidentalis Lavender Starflower Hardenbergia v►olacea Hardenbergia Macfadyena unguis-cat► Cat's Claw* Mandev►lla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora edulis Passion Flower* Pandorea lasmmoides Bower Vine Rosa banksiae 'Alba Plena' Climbing Rose Trachelospermum lasm►noldes Star Jasmine Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 421 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 2 — Streetscapes (continued) GROUN®COVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s 'Pigeon Pont Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2' Dwarf Coyote Bush* Bacchar►s p►lular►s Twin Peaks Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazania Copper King Gazania* Gazania Moonglow' Gazania* Gazania hybrid M►tsua Yellow Semi trailing Yellow Gazania* Lantana sellow►ana Trailing Lantana* Osteospermum 'Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru 'Burgundy Trailing African Daisy* Osteospermum fru Whirligig Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum Hybrid White Freeway Daisy* Santollna cha Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* TURF Botanical Name Common Name Marathon 11 Festuca Arund►nacea Dwarf Tall Fescue Turf A-G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 422 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 LANDSCAPE ZONE 3 —Village Greens/Public Open Space TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoen►x cunn►ngham►ana King Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Brachych►ton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cerc►s occ►dental►s Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree Fe►loa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da 'Green Gem'Indian Laurel Fig— Green Gem F►cus rub►g►nosa Rustyleaf Fig Ginkgo b►loba Maidenhair Lagerstroem►a species Crape Myrtle Laur►s nob►l►s Grecian Laurel* Magnolia grand►flora Southern Magnolia and Samuel Sommers'/'Malest►c Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Caieput Tree* Metros►deros excelsus New Zealand Christmas Tree* Neodyps►s decary► Triangle Palm (UPS)* (Not to be used within 100' (close proximity) of natural areas) Phoenix canar►ens►s Canary Island Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Phoenix dactyl►fera Date Palm (UPS) (Not to be used within 100' (close proximity) of natural areas) Podocarpus grac►l►or Fern Pine Prunus carol►n►ana Carolina Laurel Cherry* Rhus ►ntegr►fol►a Lemonade Berry* Rhus laur►na Laurel Sumac* Tabebu►a chrysotr►cha Golden Trumpet Tree* Tabebu►a ►mpet►g►nosa Pink Trumpet Tree* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 423 Bryfiitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 — Village Greens/Public Open Space (continued) TREES Botanical Name Common Name Tabebu►a ►pe Trumpet Tree* Tr►stama conferta Brisbane Box Tr►stama laur►na NCN Tup►danthus calyptratus Tupidanthus SHRUBS Botanical Name Common Name Abel►a grand►flora Edward Goucher Abelia Agapanthus afr►canus Lily-of-the Nile Agave amer►cana Century Plant* Alyogyne huegehi Blue Hibiscus Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Pigeon Pont Coyote Bush* Bacchar►s p►lular►s Twin Peaks' Coyote Bush Prostrate* Bergema cord►fol►a Winter Saxifage Bougainvillea Tahitian Maid Double Bougainvillea* Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Camellia japonica Camellia Carex sp►ssa San Diego Sedge Car►ssa macrocarpa 'Fancy' Natal Plum* C►stus hybr►dus White Rockrose* C►stus purpereus Orchid Spot Rockrose* C►stus salv►ifol►us Rockrose Sageleaf* Cl►v►a min►ata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssop►fol►a False Heather Delosperma cooper► Hardy Ice Plant D►etes vegeta Fortnight Lily Escallon►a fradesu Pink Escallonia Grev►llea 'Noellr► Grevillea* Hel►ctotr►chon semperv►rens Blue Oat Grass Hemerocallis hybrid Mountain Violet Daylily Heteromeles arbut►fol►a Toyon* Heteromeles arbut►fol►a 'Davis Gold Toyon* Hibiscus spp Hibiscus Jasm►num nud►florum Winter Jasmine Lantana sellow►ana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus s►nens►s 'Yakush►ma' Eulalia Grass Drought Tolerant Plants BRICHTWATER SP CHP4 September 2007 424 Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 —Village Greens/Public Open Space (continued) SHRUBS Botanical Name Common Name M►scanthus transmorr►sonens►s Evergreen Malden Grass (or Eulalia) Muhlenberg►a 1►ndhe►mer► Lindheimer's Muhly Grass Myrtus commun►s True Myrtle Nand►na domest►ca Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nol►na b►gelov►► Bigelow's bear grass* Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelen►► Pigmy Date Palm (UPS) (Not to be used within 100 (close proximity) of natural areas) Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um Nana' Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaph►olep►s ►nd►ca India Hawthorn Rosmar►nus offic►nal►s Rosemary* Schefflera act►nophylla Queensland Umbrella Tree, Octopus Tree Solanum xant►► Purple Nightshade* Strel►tz►a n►cola► Giant Bird of Paradise Strel►tz►a reg►nae Bird of Paradise Teucr►um frut►cans and cult►vars Bush Germander Trachelospermum as►at►cum Ivory Star Jasmine or Asian Jasmine Trachelospermum lasm►no►des Star Jasmine Tulbagh►a v►olacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum 'Compacta' Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa 'Var►egata' Variegated Yucca Yucca r►g►da Blue Yucca* Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 425 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 3 — Village Greens/Public Open Space (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Call►andra haematocephala Pink Powder Puff Clytostoma call►steg►oides Violet Trumpet Vine D►st►ct►s bucc►nator►a Blood Red Trumpet Vine Grew►a occ►dental►s Lavender Starflower Hardenberg►a v►olacea Hardenbergia Macfadyena ungu►s-cat► Cat's Claw* Mandev►lla splendens Alice du Pont Mascagn►a macroptera Golden Vine* Parthenoc►ssus tr►cusp►data Boston Ivy Pass►flora edul►s Passion Flower* Pandorea /asm►no►des Bower Vine Rosa banks►ae Alba Plena' Climbing Rose Trachelospermum /asm►no►des Star Jasmine GROUNDCOVER Botanical Name Common Name Armer►a mart►ma Common Thrift* Bacchar►s p►lular►s Dwarf Coyote Bush* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Bacchar►s p►lular►s Twin Peaks #2 Dwarf Coyote Bush* Bacchar►s p►lular►s 'Twin Peaks Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ov►na glauca Blue Fescue* Gazama Copper King' Gazania* Gazania 'Moonglow Gazania* Gazania hybrid M►tsua Yellow' Semi-trailing Yellow Gazania* Lantana sellow►ana Trailing Lantana* Osteospermum 'Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru Burgundy Trailing African Daisy* Osteospermum fru Whirligig' Trailing African Daisy* Osteospermum frut►cosum Freeway Daisy* Osteospermum frut►cosum Hybrid White Freeway Daisy* Santol►na cha 'Nana Lavendar Cotton* Verbena hybr►da Garden Verbena* Verbena peruv►ana species Verbena* Marathon II Festuca Arund►nacea Dwarf Tall Fescue Turf A-G Sod Farms Inc Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 426 BrigFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 5 LANDSCAPE ZONE 4 — PRIVATE RESIDENTIAL. LANDSCAPE TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Archontophoenix cunninghamiana King Palm (Not to be used within 100' (close proximity) of natural areas) Brachychiton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cercis occidentalis Western Red Bud C►nnamomum camphora Camphor Tree Cocos plumosa Queen Palm (Not to be used within 100' (close proximity) of natural areas) Eriobotrya deflexa Bronze Loquat Erythrma caffra Kaffirboom Coral Tree* Erythrina coralloides Coral Tree* Feijoa sellowiana Pineapple Guava Ficus florida Florida Fig Ficus nit►da Green Gem Indian Laurel Fig— Green Gem Ficus rubigrnosa Rustyleaf Fig Ginkgo b►loba Maidenhair Jacaranda acutifolia Jacaranda Lagerstroemia species Crape Myrtle Lauris nobilis Grecian Laurel* Magnolia grandiflora Southern Magnolia and Samuel Sommers/Majestic Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca quinquenerv►a Caieput Tree* Metros►deros excelsus New Zealand Christmas Tree* Podocarpus gracil►or Fern Pine Prunus carolimana Carolina Laurel Cherry* Rhus integr►folia Lemonade Berry* Rhus laurma Laurel Sumac* Tabebu►a chrysotricha Golden Trumpet Tree* Tabebu►a impet►ginosa Pink Trumpet Tree* Tabebuia ipe Trumpet Tree* Trlstama conferta Brisbane Box Trlstania laurma NCN Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 427 Bryfiitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) SHRUBS Botanical Name Common Name Abel►a grand►flora Edward Goucher' Abelia Agapanthus afr►canus Lily of-the Nile Agave amer►cana Century Plant* Alsoph►la austral►s Australian Tree Fern Alyogyne huegehi Blue Hibiscus Armer►a mart►ma Common Thrift* Baccharis pilularis Pigeon Point Coyote Bush* Baccharis pilularis Twin Peaks' Coyote Bush Prostrate* Bergen►a cord►fol►a Winter Saxifage Bougainvillea 'Tahitian Maid Double Bougainvillea Buxus lapon►ca Japanese Boxwood Campanula portenschlagiana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Carex sp►ssa San Diego Sedge Carissa macrocarpa Fancy Natal Pium* C►stus hybridus White Rockrose* Cistus purpereus Orchid Spot Rockrose* C►stus salv►►fol►us Rockrose Sageleaf* Chvia m►nata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssopifolia False Heather Cyathea cooper► Australian Tree Fern Delosperma cooper► Hardy Ice Plant D►ckson►a antarct►ca Tasmanian Tree Fern D►etes vegeta Fortnight Lily Escallonia frades►► Pink Escallonia* Grevillea Noelln Grevillea* Hebe bux►fol►a Boxleaf Hebe Hel►ctotrichon semperv►rens Blue Oat Grass Hemerocall►s hybrid Mountain Violet Daylily Heteromeles arbutifol►a Toyon* Heteromeles arbut►folia Davis Gold Toyon* Hibiscus spp Hibiscus Jasminum nud►florum Winter Jasmine Lantana sellowiana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* M►scanthus s►nensis 'Yakush►ma Eulalia Grass M►scanthus transmorr►sonensis Evergreen Maiden Grass (or Eulalia) Muhlenberg►a rigens Deer Grass Myrtus commun►s True Myrtle Nandina domest►ca Heavenly Bamboo Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 428 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) SHRUBS Botanical Name Common Name Nephrolep►s exaltata Sword Fern Nolina bigelovn Bigelow's bear grass* Osteospermum fruticosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phoenix roebelenu Pigmy Date Palm (Not to be used within 100' (close proximity) of natural areas) Phormium tenax New Zealand Flax Pittosporum crass►fol►um Nana' Dwarf Karo Pittosporum tob►ra Mock Orange Rhaphiolepis ►ndica India Hawthorn Rosmar►nus officmalis Rosemary* Schefflera act►nophylla Schefflera Solanum xanti► Purple Nightshade* Strelitzia nicolai Giant Bird of Paradise Strelitz►a regrnae Bird of Paradise Teucrium fruticans and cultivars Bush Germander Trachelospermum as►aticum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasmmoides Star Jasmine Tulbaghia violacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Variegata Variegated Yucca Yucca rigida Blue Yucca Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 429 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 4 — Private Residential Landscape (continued) VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Calhandra haematocephala Pink Powder Puff Clytostoma call►steg►o►des Violet Trumpet Vine D►stictis buccinatorta Blood-Red Trumpet Vine Grew►a occidentalis Lavender Starflower Hardenbergia violacea Hardenbergia Macfadyena unguis-cats Cat's Claw* Mandevilla splendens Alice du Pont Mascagnia macroptera Golden Vine* Parthenocissus tricuspidata Boston Ivy Passiflora edulis Passion Flower* Pandorea lasmmo►des Bower Vine Rosa banksiae Alba Plena Climbing Rose Trachelospermum lasmmoides Star Jasmine GRO UNDCOVER Botanical Name Common Name Armeria martima Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis 'Pigeon Point' Coyote Bush* Baccharis pilularis 'Twin Peaks #2 Dwarf Coyote Bush* Baccharis pilularis 'Twin Peaks' Coyote Bush Prostrate* Dimorphotheca aurantiaca African Daisy* Festuca ovina glauca Blue Fescue* Gazania 'Copper King' Gazania* Gazania 'Moonglow' Gazania* Gazania hybrid 'Mitsua Yellow Semi trailing Yellow Gazania* Lantana sellowiana Trailing Lantana* Osteospermum 'Buttermilk' Osteospermum* Osteospermum fru 'African Queen' Trailing African Daisy* Osteospermum fru 'Burgundy' Trailing African Daisy* Osteospermum fru 'Whirligig' Trailing African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermum fruticosum 'Hybrid White' Freeway Daisy* Santolina cha 'Nana' Lavendar Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* Marathon II 'Festuca Arundinacea' Dwarf Tall Fescue Turf A-G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 430 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 6 LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area TREES Botanical Name Common Name Arbutus unedo Strawberry Tree* Brachych►ton populneus Bottle Tree Cassia leptophylla Gold Medallion Tree Cerc►s occ►dental►s Western Red Bud C►nnamomum camphora Camphor Tree Er►obotrya deflexa Bronze Loquat Erythr►na caffra Kaffirboom Coral Tree* Erythr►na corallo►des Coral Tree Fe►loa sellow►ana Pineapple Guava F►cus flor►da Florida Fig F►cus n►t►da 'Green Gem' Indian Laurel Fig— Green Gem F►cus rub►g►nosa Rustyleaf Fig Ginkgo b►loba Maidenhair Lagerstroem►a species Crape Myrtle Laur►s nob►l►s Grecian Laurel* Magnolia grand►flora Southern Magnolia and 'Samuel Sommers /Majestic Beauty Melaleuca nesoph►la Pink Melaleuca* Melaleuca qu►nquenerv►a Cajeput Tree* Metros►deros excelsus New Zealand Christmas Tree* Podocarpus grac►l►or Fern Pine Prunus carol►mana Carolina Laurel Cherry* Rhus ►ntegrifol►a Lemonade Berry* Rhus laur►na Laurel Sumac* Tabebu►a chrysotr►cha Golden Trumpet Tree* Tabebu►a ►mpet►g►nosa Pink Trumpet Tree* Tabebu►a ►pe Trumpet Tree* Tr►stama conferta Brisbane Box Tr►stan►a laur►na NCN Tup►danthus calyptratus Tupidanthus Drought Tolerant Plants BRIGHTWATER SP CHP4 September 2007 431 Brzghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) SHRUBS Botanical Name Common Name Abelia grandiflora Edward Goucher Abelia Agapanthus afr►canus Lily of the-Nile Agave amerlcana Century Plant* Alyogyne huegell► Blue Hibiscus Armer►a martima Common Thrift* Bacchar►s p►lular►s Pigeon Point Coyote Bush* Baccharis pilularis 'Twin Peaks Coyote Bush Prostrate* Bergenia cordifolia Winter Saxifage Bougainvillea Tahitian Maid' Double Bougainvillea* Campanula portenschlag►ana Dalmatian Bellflower Campanula poscharskyana Serbian Bellflower Camellia japonica Camellia Carex sp►ssa San Diego Sedge Carissa macrocarpa Fancy Natal Plum* Cistus hybridus White Rockrose* Cistus purpereus Orchid Spot Rockrose* Cistus salvufolius Rockrose Sageleaf* Cliv►a mmiata Kaffir Lily Crassula argentea Jade Plant* Crassula argentea Crosby Miniature Jade Plant* Cuphea hyssopifol►a False Heather Delosperma cooper► Hardy Ice Plant Dietes vegeta Fortnight Lily Escallon►a 'fradesn' Pink Escallonia Grevillea Noelln' Grevillea* Hel►ctotrichon sempervirens Blue Oat Grass Hemerocallis hybrid Mountain Violet Daylily Heteromeles arbutifol►a Toyon* Heteromeles arbut►fol►a Davis Gold Toyon* Hibiscus spp Hibiscus Jasm►num nudiflorum Winter Jasmine Lantana sellowiana Trailing Lantana* Lavandula pedunculata Atlas Spanish Lavender* Miscanthus sinensis Yakush►ma Eulalia Grass Mlscanthus transmorrisonensis Evergreen Maiden Grass (or Eulalia) Muhlenbergia lmdheimerl Lindheimer's Muhly Grass Myrtus commums True Myrtle Nandina domestica Heavenly Bamboo Nephrolep►s exaltata Sword Fern Nohna b►gelovii Bigelow's bear grass* Drought Tolerant Plants BRIGHTWATER SP CHP 4 September 2007 432 Brzghtwater SPECIFIC PLAN 4 COMMUNITY( DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) SHRUBS Botanical Name Common Name Osteospermum frut►cosum Freeway Daisy* Pachysandra term►nal►s Pachysandra Philodendron selloum Big Leaf Philodendron Phorm►um tenax New Zealand Flax P►ttosporum crass►fol►um Nana Dwarf Karo P►ttosporum tob►ra Mock Orange Rhaphiolep►s ind►ca India Hawthorn Rosmar►nus off►c►nal►s Rosemary* Schefflera act►nophylla Queensland Umbrella Tree, Octopus Tree Solanum xant►► Purple Nightshade* Strehtz►a mcola► Giant Bird of Paradise Strel►tz►a reg►nae Bird of Paradise Teucr►um frut►cans and cult►vars Bush Germander Trachelospermum as►at►cum Ivory Star Jasmine or Asian Jasmine Trachelospermum jasmino►des Star Jasmine Tulbagh►a v►olacea Society Garlic Viburnum suspensum Sandankwa Viburnum Xylosma congestum 'Compacta Xylosma* Xylosma congestum Ed Dorado Dwarf Xylosma* Yucca baccata Banana Yucca Yucca filamentosa Var►egata Variegated Yucca Yucca r►g►da Blue Yucca* VINES Botanical Name Common Name Bougainvillea spp Bougainvillea* Call►andra haematocephala Pink Powder Puff Clytostoma call►stegio►des Violet Trumpet Vine D►st►ct►s bucc►nator►a Blood-Red Trumpet Vine Grew►a occ►dentahs Lavender Starflower Hardenberg►a v►olacea Hardenbergia Macfadyena ungu►s-cat► Cat's Claw* Mandev►lla splendens Alice du Pont Mascagma macroptera Golden Vine* Parthenoc►ssus tr►cusp►data Boston Ivy Pass►flora edul►s Passion Flower* Pandorea lasm►no►des Bower Vine Rosa banks►ae Alba Plena Climbing Rose Trachelospermum lasm►no►des Star Jasmine Drought Tolerant Plants BRIGHTWATER SP CHPA September 2007 433 Brsghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES LANDSCAPE ZONE 5 — Private Residential Lots Within 100' Of Native Area (continued) GROUNDCOVER Botanical Name Common Name Armeria mart►ma Common Thrift* Baccharis pilularis Dwarf Coyote Bush* Baccharis pilularis Pigeon Pont' Coyote Bush* Baccharis pilularis Twin Peaks #2 Dwarf Coyote Bush* Baccharis pilularis 'Twin Peaks' Coyote Bush Prostrate* D►morphotheca aurant►aca African Daisy* Festuca ovina glauca Blue Fescue* Gazania Copper King Gazania* Gazania Moonglow' Gazania* Gazania hybrid 'Mitsua Yellow Semi trailing Yellow Gazania* Lantana sellowiana Trailing Lantana* Osteospermum Buttermilk Osteospermum* Osteospermum fru African Queen Trailing African Daisy* Osteospermum fru 'Burgundy Trailing African Daisy* Osteospermum fru Whirligig' Trailing African Daisy* Osteospermum fruticosum Freeway Daisy* Osteospermum fruticosum Hybrid White' Freeway Daisy* Santolina cha Nana' Lavendar Cotton* Verbena hybrida Garden Verbena* Verbena peruviana species Verbena* TURF Botanical Name Common Name Marathon Il 'Festuca Arund►nacea Dwarf Tall Fescue Turf A-G Sod Farms Inc - Elite Plus* Drought Tolerant Plants BRIGHTWATER SP CHP-4 September 2007 434 Bryfitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 4 Community Entries 1 Warner Avenue Entry As shown on Exhibit 4 2-5, the community entry from Warner Avenue will introduce Brightwater's "lush" landscape theme in an informal way that is in keeping with the informal Warner Avenue edge and nautical backdrop of Huntington Harbour The Warner Avenue Entry includes a flowing palette of trees — including large flowering canopy trees that line the entry, and which are accented by palms — that will provide a beautiful evergreen setting marking the main entry experience The area will include understory planting and shrubs, as well as simple and expansive areas of lawn that meander on both sides of the entry The landform and rising topography of the Warner Avenue entry will be set off with a dense backdrop and layering of mature "community backdrop linkage" landscape plantings Drifts of trees will be placed to provide screening, and specimen trees will be highlighted in masses to mark the main entry experience 2 Bolsa Chica Street Entry As shown on Exhibit 4 2 6, the entry from Bolsa Chica Street will also introduce the "lush" landscape theme of the community but in a more formal way Here the vision is a linear series of large, lush evergreen trees — including flowering canopy trees — that will line and create an overhead experience that denotes the beginning and end of the entrance The entry will be accented with palms Understory shrubs and groundcover will provide a rich interplay of color and texture that communicates an evergreen setting and sense of home arrival BRIGHTWATER SP CHP 4 September 2007 435 Serge ne Rock Facade LEGEND Wal Penmeter Wall l with Signage Trellis wdh Benchs Station Public Access Walk STREET TREE 00VE Basting Oil Facility To Los Palos Dr/ , p' Overlook/Concrete Bench Native Trail Area EVERGREEN TREE Informahon IGoslc Bocce Ban Court o ti PALM f LOS PATOS AVENUE EVERGREEN ACCENT TREE EVERGREEN SCREEN TREE ✓ j/ A { f Olt 4 9 �Are� \7i { 1 //�f / �'' -C f .�,.� \•"" '� Imo., Lan 10 1Shr�,b/Slopr ' \\ `�\\\z \\` ;.:%•''� .� Entry Pgig asters Enhance&ysbi n9 n n I/FgAar►. v Exhibit 4 2 S BRIGHTWATER SPECIFIC PLAN Warner Avenue Entry Plan f H 6 B h C I f 0 00 50 20W Ot 22 HEM IHSI L)E Homks SCI t\H rth d 0754\0754021\06 1 d p d\04 hbte\Sd 0 PI \ddtm 10 q _ . teen nt LEGEND N x 1 8 iz � �- _ ` -` STREET TREE w .w uj 4 Planted i ti .� Q y I - � � .� U EVERGREEN TREE PALM EVERGREEN ACCENT TREE I - � I I _ BRIGHTWATER DR AGA% EVERGREEN SCREEN TREE I I I I - r I Lan Median E octal Pilasters 41 P 1 ,a 13 SI lj jr W u all w _ I on k �- � t rdirCo notion Exhibit 4 2 6 BRIGHTWATER SPECIFIC PLAN c y f 11 E t H h C I ( Bolsa Chtca Street Entry Plan © r—}—r--� ,ate u n tw 200 u HEAIrTT-IISI DE F lomES s cr to\Hwrthe d 0754\07WZ1\06 1 d.o wd\04.h at.\s t.De fl \ddt-2 0v Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 2 5 Village Greens/Pocket Park Brightwater contains several internal parks and recreation areas, in addition to perimeter trail and habitat restoration area (Area 3A 1) This includes the East and West Village Greens and the Pocket Park 1 East Village Green As shown on Exhibit 4 2-7, East Village Green is both a visual focal point and usable park space along Brightwater Drive, especially notable while entering Brightwater from Bolsa Chica Street from the east The East Village Green contains a lawn area that is defined and protected by a linear shrub border and enclosed by an informal backdrop of trees which, in turn, back up to a six-foot-high perimeter community wall The visual focus of this area is a gazebo or "bandstand" that adds architectural texture and a functional place for picnics, birthday parties, and other family events Arbors, flanked with focal palms over the entry walkways from "A" and "F" Streets, provide a sense of arrival at the green A ramp provides ADA compliant access to the gazebo for less mobile and disabled residents and guests 2 West Village Green As shown on Exhibit 4 2 8, West Village Green is both a visual focal point and usable park space along Brightwater Drive, especially visible while entering the community from Warner Avenue on the west The West Village Green boasts a grand lawn area that is defined by a walkway with regularly spaced benches and enclosed by an informal backdrop of trees that back up to a six foot-high perimeter community wall A formal group of accent palms frames an overhead trellis structure This trellis functions much like the gazebo at the East Green in that it adds architectural texture and a functional place for picnics, birthday parties, and other resident and family events The hardscape area under the trellis is at grade and does not require ramping for ADA-compliant access BRIGHTWATER SP CHP-4 September 2007 438 �31 LEGEND �F �<>Ip STREET TREE isa led Access Ramp Retaining Wall @ Disa'61ed Access Ram \ EVERGREEN TREE P `� Picnic Are -`�_---- With Table PALM Gazebo/Band-stagy E Handicapped Future Vault ® en i 1 PP Bench i Lawn Area R°mP Vault EVERGREEN ACCENT TREE .� Enclosure �--.- �� �/ �' EVERGREEN SCREEN TREE Generator i o� Perimeter Wall Sewer Lift SOfio Control Panel ufure •,� w Wet-Well, 1 Wet Wel I Bloclr Sidewalk Exhibit 4 2-7 BRIGHTWATER SPECIFIC PLAN East Village Green City of Huntington Beach California 0 20 40 zoo r� HEARI HSIa -o%I LS SChents\Hearthside-0754\0754021\06—landscape—cod\04ezhibts\SiteDevPlon\ddtree5dwg \ I t ■ LEGEND Handicap __ STREET TREE Ramp BRIGHTWA TER DR Street Tree Sidewalk EVERGREEN TREE --� --- --- PALM .C� Open Lawn Area EVERGREEN ACCENT TREE f Sidewalk Park Paseo , enmeterWalli� � � EVERGREEN SCREEN TREE Buffer Screen Bench Trash, Receptacle$ Overhead Trellis \ ADA Accessible Picnic TabPles BRIGHTWATER SPECIFIC PLAN Exhibit 4 2-8 West Village Green City of Huntington Beach California KWA 0 20 0 2007 01 22 1 3FAM HSSMF 1 1omt� S Cl ents\Hearths de-0754\0754021\06—landscape—cad\04exh b is\S teDevP10n\ddtree6 dwg Br:ghtwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 3 Pocket Park As shown on Exhibit 4 2 9, the Pocket Park is smaller than the two village greens, but also a visual focal point and usable open space It lies west of the East Village Green on the northerly side of Brightwater Drive The Pocket Park is designed as a toddler play area featuring an open lawn area with concrete animals and tot lot elements for play A green hedge combined with a low thematic tubular steel fence provides toddlers protection from the collector street A shade arbor with benches for sitting is defined by groups of palms interspersed with canopy trees, which provide shade for and two sets of formal benches The plantings back up to a six-foot-high perimeter community wall 4 2 6 Paseos (Trail Connections) The Paseos (Trail Connections) are illustrated in Exhibit 4 2 10 The Paseos, more or less, are equally spaced along Brightwater's residential public trail interface and allow residents, visitors and the public direct access to this area of native plantings within the trail corridor The three paseos, in turn, connect to the sidewalks that will be improved on both sides of all the residential streets within the community The Paseos are generally 30 feet wide and contain a curvilinear walkway that transitions under a shade trellis and connects to the decomposed granite nature tra i I BRIGHTWATER SP CHP-4 September 2007 441 Perimeter WcalO LEGEND `�®ddler T t L` o— W Shade Arbor., TREE CC 61) Park P®se® ench - w � � _ _� � EVERGREEN TREE - 53 PALM Play Equipment 73—arrier He Turf O/ With L?Mj- EVERGREEN ACCENT TREE Aluminum F Sidewalk 51 EVERGREEN SCREEN TREE Exhibit 4 2-9 BRIGHTWATER SPECIFIC PLAN Pocket Park City of Huntington Beach C a I l f or n l a OMA 0 20 40 RC2007 of 22 HFty\J HSH l lo%%t SClents\Hearthsde-0754\0754021\06—landscape—cad\04exhibts\S teDevPlan\ddtree7dwg 17 LEGEND I' EVERGREEN ACCENT TREE 0 o EVERGREEN SCREEN TREE on le o rds s ® Sto Pe r • Pe W II P lis n e o er en rail Co n `Macho en c a�lti Vehicle LL Paseo Trellis Trail With Ben hes ew II e e View\ Wall/Ee6ce Mufti Use �ecornpo �— __Grande Try TRAIL -PEDESTRIAN ONLY TRAIL -MAINTENANCE VEHICLE ACCESSIBLE Exhibit 4 2-10 BRIGHTWATER SPECIFIC PLAN Pedestrian Paseo (Trail Connections) City of Huntington Beach California -�"��y '���v��-1 0 20 40 2007 01 22 Jwj4,\i 1 All-f i isf Ho mr S Cl ents\Hearths de-0754\0754021\06-landscape-cad\04exhibits\SdeDevPlan\ddtree3 dwg BrigFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 43 Architectural Guidelines 4 3 1 Architectural Character The architectural design character for Brightwater follows an "American Seaside Village" theme The concept incorporates the easy elegance, playful architecture, and fine craftsmanship that establish the enduring qualities of picturesque American seaside communities Brightwater will combine a family of coastal architectural themes ranging from Nantucket on the Atlantic to Huntington Beach and Laguna Beach on the Pacific This palette will include six identifiable coastal architectural vernaculars Light Craftsman, Light Victorian, American Traditional, The Hamptons, Laguna Beach Cottage and Florida Seaside Contemporary interpretation of these traditional architectural styles is encouraged to assure a lively and unique streetscape, with an exuberant mix of colors and textures Inside, it is a necessity to build a community of homes that can effectively serve residents — contemporary 21 st Century technology needs, changing lifestyles, and evolving family sizes and situations Architectural style will span the formality of the large estates at The Hamptons to the casual informality of the Cottages in Laguna Beach Alternating roof forms and pitches, variations in the design and scale of exterior elements, and a lively palette of light colors are included in design guidelines Picket fences, porches, arbors, and wood and shingle exterior siding are also appropriate seaside elements Fully articulated and detailed elevations on all four sides of each home will be required to assure architectural integrity Community gazebos, trellises, paseo walkways, and neighborhood landmarks will bridge and reinforce the residential architecture BRIGHTWATER SP CHP-4 September 2007 444 BrigFitwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 3 2 The Sands Architectural Plans and Elevations There are three architectural plans for The Sands (Plans 1, 2, and 3) All of the homes are two-story, and generally range from approximately 25 to 29 feet The floor sizes range from approximately 1,880 to approximately 2,362 square feet Exhibits 4 3-1 a, 4 3-1 b, and 4 3-1 c depict the Architectural Elevations for The Sands The architectural design of The Sands homes provides variety in garage location and orientation, creating a more diverse and visually Interesting streetscape As necessary, the sequence of 2 1 3 floor plans were combined Into modules 74 feet deep and 126-feet wide to develop efficient use of exterior spaces through reciprocal use easements among the owners The plans have two car garages, with two being forward facing with an 18 foot minimum setback from the street, and one being a side entry with a 10 foot setback from the street The architectural elevations reflect the approved Coastal theme expressed in Cottage, Hampton, and American traditional styles with a consistent color palette for building materials, including a variety of roof materials 4 3 3 The Trails Architectural Plans and Elevations There are three architectural plans for The Trails (Plans 1, 2, and 3) All of the homes are two story, the building heights of the homes generally range from approximately 25 to 35 feet The floor sizes range from approximately 1,559 to approximately 1,877 square feet The architectural elevations reflect the approved Coastal theme expressed in cottage, Victorian, and craftsman styles with consistent color palettes for building materials, including a variety of roof materials Exhibits 4 3-2a, 4 3 2b, and 4 3 2c illustrate the Architectural Elevation details of The Trails The designs provide for a varied street scene, with front facing garages, interior courtyards, and efficient use of exterior spaces through reciprocal use easements among the owners Each plan has a two car garage set back from the street a minimum of 18 feet The third story loft for Plan 3 would be a maximum of 35 feet Plan 3 provides for a third story loft both as an architectural feature that adds variety and as a small room that could be used as a den, office, or children's play room BRIGHTWATER SP CHP 4 September 2007 445 i 1 HAMPTON A TRADITIONAL D TRADITIONAL DX PLAN ( PLAN 2 PLAN 3 r �t''I x �u ti r �Is '` .�+ � r T^''h, �.r3 >x� zr 1 s--s ,-c r�y{{ yy���,�� •,,.,yC ( .��' `� � (t;>7t t d `trp ��S.a F;"��^��h�:F�H..,-ytf.`��#F;„-a.,e,.G ..... ......... �< i'A q: f fF, •---�'�.y 1n' �- 4 al p. ail 7 s I� i tS� Tr I ML REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN 1 PLAN 2 PLAN 3 Exhibit 4 3 ]a BRIGHTWATER SPECIFIC PLAN The Sands If if s Ii I C I 1 Architectural Elevations , S HE�,RTHsiDr.Howl "�' �:�+�rdr,4� J F�.,} r� �.F z eA T 1 t F[F [ Tt"i'.`•"f t -r-e- r`rr^F^�kxy.•„Swwb� IE r Y S� h�4d`}yT� t I t I t r t 11 e '4cice. 1jj 7 LI Q ry j r i, 0 .,,_y `_...... ...3 ��^}7 CRAFTSMAN B HAMPTON A TRADITIONAL 0 PLAN I PLAN 2 PLAN 3 Url I— taIL REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 lb BRIGHTWATER SPECIFIC PLAN The Sands f if R 1 ( I f Architectural Elevations Nit Sw Oa I k dzWlrsiS m� �5,� gtir'� r ga a d �a<nn x is 3v s¢y.f jtl ]Y i ti � r � 1 � 0 t ' p _ COTTAGE C VICTORIAN E HAMPTON A PLAN 1 PLAN 2 PLAN 3 � �ffi'M4 ig X Al fit U J 1I REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN 1 PLAN 2 PLAN 3 Exhibit 4 3 1 c BRIGHTWATER SPECIFIC PLAN The Sands t it E R I c I f Architectural Elevations �OHFARTHsiu Homrr rtnr d t I ten ... HAMPTON A CRAFTSMAN R VICTORIAN E PLAN I PLAN 2 PLAN 3 :clikGf`"`fi� REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2a BRIGHTWATER SPECIFIC PLAN The Trails f II S It I ( I f Architectural Elevations �.._ HEARTFis r Hows w v.Mmm« —W, a \.--—\w\ N r-a � vz n fill COTTAGE C HAMPTON A CRAFTSMAN B PLAN I PLAN 2 PLAN 3 rr ts ,i -9 It id's 3-11 REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2b BRI 'HTWATER SPECIFIC PLAN The Trails r e Architectural Elevations HFART SIcE HONES 4. tti � I nl H I I CRAFTSMAN 6 COTTAGE C HAMPTON A PLAN I PLAN 2 PLAN 3 § t' '�` r2z a '� n��as� � c °„"�.�- - � �� I yt �f s� k r FL t I �I ((— 31 kjJ�I 4f 4� .......................... REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 Exhibit 4 3 2c BRIGHTWATER SPECIFIC PLAN The Trails f F S B , ( k f Architectural Elevations sw z I HFA,RTFjsi E Ho%IE5 Brightwater SPECIFIC PLAN 4 COMMUNITY DESIGN GUIDELINES 4 3 4 The Cliffs Architectural Plans and Elevations There are four architectural plans for The Cliffs (Plans 1, 2, 3 and 4) All of the homes are two story, the heights generally range from approximately 27 to 32 feet The floor sizes range from approximately 3,080 to approximately 3,853 square feet with 3 to 5 bedrooms, depending upon how the homebuyer finishes the unit The architectural elevations reflect the approved Coastal theme expressed in Cottage, Victorian, and Craftsman styles with consistent color palettes for building materials, including a variety of roof materials roofs Exhibits 4 3 3a, 4 3 3b, and 4 3 3c, The Cliffs Architectural Elevations, illustrate the details of the residential styles with this area The four designs provide for a varied street scene, with front facing garages and courtyard garages, as well as tandem and split-location garages with a variety of interior courtyards 4 3 5 The Breakers Architectural Plans and Elevations There are four architectural plans for the 6,000 square foot-lots in The Breakers (Plans 1, 2, 3 and 4) All of the homes are two-story, the heights of the homes generally range from approximately 27 0 to 31 5 feet The floor sizes range from approximately 3,080 to approximately 3,853 square feet, with 3 to 5 bedrooms, depending upon how the homebuyer finishes and furnishes the unit The architectural elevations reflect the approved Coastal theme expressed in Cottage, Victorian, and Craftsman styles with consistent color palettes for building materials, including a variety of roof materials roofs Exhibit 4 3 4a, 4 3 4b, and 4 3 4c, The Breakers Architectural Elevations, illustrate the details of the residential styles for this area The four designs provide for a varied street scene, with front-facing and courtyard garages, as well as tandem and split location garages A variety of front entry sizes, locations, and interior courtyards adds additional architectural variety Plan 1 provides for a second story "loft" or bedroom, with an additional optional bonus room and/or deck as architectural features that could add variety and utility for the homeowner BRIGHTWATER SP CHP 4 September 2007 452 x "� ",�„�="='i°ten Q r�`�=,�������„",�. •� � -•,a2 •x ,� ,�'` "` a .af _ ,1 7 HAMPTON A TRAO T ONAL O CRAFTSMAN E HAM TON AX PLAN ! PLAN 2 PLAN 3 PLAN 4 1� .". 4M��„. IN REAR ELEVAT ON EAR ELEVAT ON REAR ELEVATION REAR E EVAT ON PLAN t PLAN 2 PLAN 3 PLAN 4 Exhibit 4 3 3a BRIGHTWATER SPECIFIC PLAN The Cliffs e n E 3 I r I t Architectural Elevations FORM, HPAR TiSIDE Homrso- � "'M a Eli" �t��„� �r� a � P� a 3 .�� �" yr, •��., n � ae-•�, 5 .�''°i try GRA TSMAN 8 HAMPTON A TRAO T ONAL O HAMPTON A PLAN I PLAN 2 PLAN 3 PLAN 4 I � � '':«,y �t�„ Lx t« fm REAR ELEVATION REAR ELEVATION REAR ELEVAT ON REAR ELEVATION PLAN I PLAN 2 PLAN 3 PLAN 4 Exhibit 4 3 3b BRIGHTWATER SPECIFIC PLAN The Cliffs c y e n s B I c I f Architectural Elevations 1r� HFAmisicc HomFs �� t .��,.+�+1�i+' hM1J •TT'UIt•73.1..Z 'a1P,+lM�Tv Gf ���'{IY� � � �y 9�-33 (.. n`�IErwucwtsm "' r , K YY: 0 &I HAM TON AX C A TSMAN HAM TON A TRAD TIONAL D PLAN I PLAN 2 PLAN 3 PLAN 4 su� ,Y...�yi.�,—�'�' .�,"'� �,�p:.Yz�z'�'' �„y� �`' �i 2� ,r• �q;�^.,f�% ����'^Y.�t� -r����{��,y'`�,1,' s i��W,�T.�,,'�� ks� �. Wa.+•x.k.. d! fa�+c✓�r �a 4n5UeM.�.+ — — i € Y I 7 'i 1 REAR ELEVAT ON REAR ELEVATION REAR ELEVATION REAR ELEVATION PLAN I PLAN 2 PLAN 3 PLAN 4 Exhibit 4 3 3c BRIGHTWATER SPECIFIC PLAN The Cliffs < 1 f Architectural Elevations 1� Sc 2w HEARTiisiDE HomES �\ V—\ I � \ .\.w\ — AM ON A N TON A AM ON A N M ON PLAN 1 PLAN 2 PLAN 3 PLAN 4 v k � E mown I Nil imm a A ON REAR 6L6 AT ON A 6L6VAT(ON REAR 6La AT ON PLAN 1 PLAN 2 PLAN 3 PLAN 4 Exhibit 4 3 4a BRIGHTWATER SPECIFIC PLAN The Breakers r ii s ,l 1 ( i r Architectural Elevations a HEARTI-fiSiu Homes MA,6.4..V-464 1 i a i t -�'tt �s ��' � � f� � t � �� 1 +--a E i 6 i �`•s1� � �{w�i � �^ �s i� � � r� O OM O AO T ONA N H ON — PLAN I PLAN 2 PLAN 3 PLAN 4 FsR a '� yes jl}w-a��'"Tc r�"'"' a, � ._•.__ 1 AIR �� _ � gL��nrirrir�wwirrririwnri�wir`srrir A ON A A ON A A4 VA ON A A A ON PLAN I PLAN 7 PLAN 3 PLAN 4 Exhibit 4 3 4b BRIGHTWATER SPECIFIC PLAN The Breakers t ii , ( i f Architectural Elevations it 2 KFARrffsir.T HomEs w.mw�u.a�o ,mow woaaun.ve� � <.a - 4H h f CD Ab C M ON A%17-7 AN T.N % T AD .NA PLAN I PLAN 2 PLAN 3 PLAN 4 a ` 01, Ma Monk-11-4-10 III I � I I — wat. mum PA 6 A pN III REAR L AT DN 6A 6L6 AT pN RiA 6 AT'om PLAN I PLAN 2 PLAN 3 PLAN 4 Exhibit 4 3 4c BRIGHTWATER SPECIFIC PLAN The Breakers y f s B , ( , f Architectural Elevations s HE4}21' si a Howl 5 ADMINISTRATION Bryfiitwater SPECIFIC PLAN S ADMINISTRATION 51 Enforcement of the Specific Plan The Specific Plan serves both a planning function and regulatory function It is the vehicle by which the City of Huntington Beach Local Coastal Program and General Plan is implemented for the Brightwater property In addition, the general administration rules in this chapter link the Specific Plan to the provisions within the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) subject to CDP 5 05 020 If there is a conflict found between this Specific Plan and the City's Zoning and Subdivision Ordinances, the contents of this Specific Plan shall prevail Where the Specific Plan is silent, the provisions of the HBZSO shall apply Should future economic or development conditions make it desirable to amend this Specific Plan, the procedures described in Section 5 2 of this document shall govern such amendments The Specific Plan may be amended at any time in the same process by which it was originally adopted Enforcement of the provisions of the Specific Plan shall be as follows ❑ The Planning Director or Director's designee shall be responsible for interpreting and enforcing the site development standards and design guidelines set forth in the Specific Plan ❑ Any administrative interpretation of the Brightwater Specific Plan may be submitted for review by the Planning Commission and shall be subject to appeal to the City Council BRIGHTWATER SP CHP 5 September 2007 5 1 Brightwater SPECIFIC PLAN 5 ADMINISTRATION 52 Methods and Procedures 52 1 Coastal Development Permit All development projects in the Brightwater Specific Plan Area are subject to approved Coastal Development Permit 5 05-020 Any future Coastal Development Permits that may be necessary shall be processed pursuant to the Huntington Beach Zoning and Subdivision Ordinance 5 2 2 Zoning Text Amendments A Zoning Text Amendment shall be required for changes to the Development Standards in the Specific Plan Zoning Text Amendments shall be processed in accordance with the Huntington Beach Zoning and Subdivision Ordinance Zoning Text Amendments shall be processed as amendments to the City's Local Coastal Program Changes to the Development Standards shall not take effect until certified by the Coastal Commission through the Local Coastal Program amendment process 5 2 3 Hearings All Public Hearings held relative to this Specific Plan shall be administered per the applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 5 2 4 Appeals Any decision, determination or requirements may be appealed in accordance with applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 5 3 Maintenance Mechanisms The Declaration of Covenants, Conditions, and Restrictions for the Brightwater Maintenance Corporation, a provision of Coastal Development Permit 5-05-020, is the legal document setting forth the procedures and responsibilities for the permanent care and maintenance of common area development projects within Specific Plan Area Common area development includes streets, parking, recreation, open space, landscaped areas, community walls and fences, and community facilities BRIGHTWATER SP CHP 5 September 2007 52 6 APPENDICES Brightwater SPECIFIC PLAN 6 APPENDICES A Legal Description of Brightwater Specific Plan (under separate cover) B Brightwater Coastal Development Permit No 5-05-020, dated 12-15-2005, approved by California Coastal Commission (under separate cover) C Brightwater Comprehensive Habitat Management Plan, dated December 2005, approved by California Coastal Commission (under separate cover) D Brightwater Precise Fuel Modification Plan dated, December 14 2005, approved by Orange County Fire Authority and California Coastal Commission (under separate cover) E Covenants, Conditions, and Restrictions (CC&Rs) for Brightwater Maintenance Corporation approved by California Coastal Commission (under separate cover) F Brightwater Tract Maps (under separate cover) G Final Project-Level Site Development Plan (under separate cover) BRIGHTWATER SP CHP 6 September 2007 6 1 ATTACHMENT #55 f t EN,VIRONMENTAL,CHECKJL-; T FOB CITY-OF HUNTINGTON BEACH -� -� J I J ' _� , ;IRLANNINGIDEPARTMENT b ENVIRONMENTAL ASSESSMENT NO .06F-02 1 PROJECT TITLE Brightwater Specific Plan and Annexation Concurrent Entitlements Zoning Text Amendment No 06-01, Zoning Map Amendment No 06-01 and Annexation No 06-01 2 LEAD AGENCY City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Contact Jason Kelley, Associate Planner Phone (714) 374-1553 3 PROJECT LOCATION The approximately 105 9-acre site is located at the northeast corner of the Bolsa Chica Mesa and is generally bounded by Los Patos Avenue to the north, Warner Avenue to the northwest and the terminus of Bolsa Chica Street to the east A total of 105 3 acres of the site is currently located within the County of Orange The remaining approximately 0 6-acre portion of the site area is located within the City of Huntington Beach between the existing Sandover homes and the Brightwater Development Project 4 PROJECT PROPONENT Hearthside Homes, Inc 6 Executive Circle, Suite 250 Irvine, CA 92614 Contact Person Ed Mountford, Senior Vice-President Phone (949) 250-7760 5 GENERAL PLAN DESIGNATION For the property currently located within the County of Orange, the proposed General Plan designations are RL-7-sp (Residential Low Density with a Specific Plan Overlay), RM-15-sp (Residential Medium Density with a Specific Plan Overlay), and OS-C-sp (Open Space—Conservation with a Specific Plan Overlay) For the property currently located within the City of Huntington Beach that will become part of the Brightwater Specific Plan,the General Plan land use designation is currently RL-7 and is proposed to be G\ENVIRONMICHECKLST Page 1 changed to RL-7-sp (Residential Low Density with a Specific Plan Overlay) 6 ZONING Proposed Specific Plan No 16(Brightwater Specific Plan)and RI (Residential Low Density) for the portion of the site that will become part of the Sandover project 7 PROJECT DESCRIPTION The proposed project involves three components 1) annexation application to Orange County Local Area Formation Commission(LAFCO) to annex the Brightwater Development Project into the City of Huntington Beach, 2) prezonmg for portions of the Brightwater Development Project presently located within Orange County, and 3) rezoning of the portions of the subject property currently located within the City of Huntington Beach from RL(Residential Low Density) to Specific Plan Future references in this document to "the project"refer to all three proposed actions annexation, prezoning, and rezoning The project site includes approximately 105 3 acres located within Orange County and approximately 0 6 acres located within the City of Huntington Beach Unincorporated area 105 3 acres Incorporated area 0 6 acres Total 105 9 acres Prezoning involves the unincorporated area of the site and includes the following Prezone to Specific Plan 105 235 acres Prezone to RL 0 065 acres Total unincorporated area to be prezoned 105 30 acres The incorporated areas of the site area are proposed to be treated as follows Rezone to Specific Plan 0 365 acres Remains RL zone 0 230 acres Total mcorporated area 0 595 acres Annexation The City is proposing to annex 105 3 acres located in the jurisdiction of the County of Orange in multiple phases as homes are constructed and consistent with a Pre-Annexation Agreement between the City and the applicant, Hearthsrde Homes, Inc The annexation process must be initiated by resolution by the City of Huntington Beach before submittal of the application to LAFCO Prezonmg The second component of the proposed project involves prezonmg for the Brightwater Development Project(BDP) located within the County of Orange in accordance with LAFCO procedures The large majority of the site (105 3 acres) is not currently under the jurisdiction of the City of Huntington Beach and does not have a City zoning designation LAFCO requires that the City establish the site zoning before annexation is approved by LAFCO Prezonmg of the subject site includes a Zoning Text Amendment application for the creation of the Brightwater Specific Plan that will provide development standards for the Specific Plan area and a Zoning Map Amendment to amend the City Page 2 Zoning Map to establish the Specific Plan zoning on approximately 105 6 acres of the site and establish the RL on approximately 0 065 acres of the site The 0 065-acre portion of the site within unincorporated Orange County is located between the BDP and the adjacent Sandover project within the City of Huntington Beach The applicant proposes to prezone this area with RL zoning in order to incorporate it into the Sandover project Refer to Figure A for the locations of the areas to be prezoned The total acreage of the Specific Plan area was calculated as follows (refer to Fig A for lot locations) Unincorporated site area 105 3 acres Lot B (future Sandover area) (0 054) Lot G(future Sandover area) (0 011) Lot A 00005 Lot C 0 078 Lot D 0 166 Lot E 0 088 Lot F 0 032 Total 1055995 The Brightwater Specific Plan is intended to reflect the BDP as approved by Orange County and the California Coastal Commission Previous entitlements include the Brightwater Amended Master Site Plan/Area Plan and project site plans approved by Orange County on October 5, 2005 and Coastal Development Permit (CDP)No 5-05-020 issued by the California Coastal Commission on December 15, 2005 The BDP is located on the upper bench of the Bolsa Chica Mesa and consists of 349 single- family homes on 67 9 acres, 0 3 acres for a pump station, and 37 1 acres of habitat preservation and creation At approximately 105 6 acres, the Brightwater Specific Plan area includes slightly more acreage than in the BDP as it incorporates an undeveloped portion of the Sandover project that is adjacent to the BDP, but located within the City of Huntington Beach The Specific Plan will not result in an increase in the density or intensity of land use, beyond what was analyzed in Subsequent EIR No 551, within the project area over that approved by the County of Orange and California Coastal Commission(CCC) Once ZMA No 06-01 and ZTA No 06-01 are approved and annexation has taken place, the City will proceed to amend the General Plan and Huntington Beach Local Coastal Program through the Coastal Commission Additional Homes within Brightwater Specific Plan While the Specific Plan incorporates all of the conditions and mitigations measures imposed by the County of Orange and the California Coastal Commission(CCC), it would also allow the development of six additional residential units within the Specific Plan area The units would be located on lots 1-6 as shown on Figure A The original Vesting Tentative Tract Map No 15460 approved by the County and the CCC designated lots 2-6 as lettered lots for future development Lot 1 was a numbered lot for utility purposes Lots 1-6 are proposed to be developed after project implementation and, as such, will require permits processed through the City of Huntington Beach Rezoning The rezoning includes changing the current zoning for the portion of the project site within the City of Huntington Beach from RL(Residential Low Density)to SP 16 For the total acreages to be rezoned refer to Figure A Page 3 Relationship to the Sandover Project The proposed Brightwater Specific Plan area is slightly larger than the BDP site approved under Orange County since it incorporates an undeveloped portion of the previously approved Sandover project(Lots C, D, E, and F on Figure A) Conversely, an undeveloped area of the BDP (Lot B shown on Figure A) is proposed to become part of the Sandover project and will be developed after project implementation Permits for these additional homes will need to be processed through the City of Huntington Beach The applicant ultimately intends to obtain approvals for two additional units in the Sandover project area that are entirely within the City of Huntington Beach and that are not a part of the prezoning, rezoning or annexation requests These units were previously analyzed in Subsequent EIR No 551 Page 4 I �4 F 1 1 SSd€ 15—l'A I sHELeoReE DRWE r \ w J—sA BCE 1 PARCELS 70 BE RE-ZONED INTO PARCELS TO BE PRE-ZONED —_— BRIGHTWATER SPECIRC PLAN' INTO SANDOVER R-L ZONING P � Porcel of SQUARE FEET ACRES Pacei Lof SQUARE FEET ACRES A 198 00005 B 2354 0 054 C 3419 0078 EASEMENT G 464 0011 �I E (a11 i l)cj , � D 7236 0 166 (3 WE EASEMENT) n E 3844 0 088 * F 1187 0 032 r _-Il M%ITWATER DINE LOTS 1-6 =BRIGHPNATER HOA y LOTS 7 9 - SANOOVrR HOA lAM er mmim ml�fa m srAr+rcc corvwinac INC. HEARTHSIDE HOMES BRIGHTWAIFR AND SANDOVER 19 TEO Naa'Y c4rv[ 8 E amm Ct1C6Q um m VVINL cn 618 EMTTLENIENT LOTS 8 EXISTING PROJECT APPROVALS California Coastal Commission CDP No 5-05-020 (Coastal Development Permit) approved by the California Coastal Commission on April 14, 2005 and issued on December 15, 2005 CDP No 5-05-020 was approved for 349 single-family residential lots on 67 9 acres and 37 1 acres of habitat restoration and public trail County of Orange Bolsa Chica Planned Community Program approved by Orange County on February 3, 1998 established the zoning for the site Brightwater Amended Master Site/Area Plan and Project Site Plans (PA No 05 0053�were approved on October 5, 2005 reflecting Coastal Commission requested revisions under CDP No 5-05-020 Revised Vesting Tentative Tract Map No 15460 was approved on October 18, 2005, also reflecting the Coastal Commissions Special Conditions on CDP 5-05-020 The second revision to VTTM No 15460 was approved on June14, 2006 The third revision to VTTM No 15460 was approved on June 12, 2007 Final Tract Maps for VTTM No 15460 revised Final Tract Map No 15460, Final Tract Map No 17032, Final Tract Map No 17033, Final Tract Map No 17034, and Final Tract Map No 17076 Orange County LAFCO An out-of-area service agreement(OASA) was approved by LAFCO for the provision of water and sewer services by the City of Huntington Beach to the project site before annexation to the City City of Huntington Beach water service was provided to the site for facilitation of the BDP grading and construction City of Huntington Beach sewer service is provided to the BDP as construction proceeds City of Huntington Beach On April 13, 1999,the City of Huntington Beach approved Tentative Tract Map No 15734, Conditional Use Permit No 98-49, Coastal Development Permit No 98-17, and Mitigated Negative Declaration No 98-11 for the 16-unit Sandover project In addition to the residential lots, Tentative Tract Map No 15734 included undeveloped lettered lots adjacent to the Orange County boundary One of the lettered lots (Lot C, shown on Figure A as Lots C, D, E and F) will be incorporated into the Brightwater Specific Plan and designated for development of an additional four homes that will not take place until after annexation is approved by LAFCO It should be noted that Subsequent EIR No 551 included in the analysis development of these lots as well as other undeveloped residential areas that are located within the Sandover tract Page 6 9 SURROUNDING LAND USES AND SETTING The state-owned 118-acre Lower Bench of Bolsa Chica Mesa is located southwesterly of the subject property and state-owned lands containing eucalyptus trees and a lowland area between the Mesa and the flood control channel is adjacent to the southeast These areas are state-owned properties established as permanent open space areas To the south and east is the East Garden Grove- Wmtersburg Flood Control Channel The existing 16-unit single-family residential project, known as Sandover, is located at the southwest corner of the intersection of Los Patos Avenue and Bolsa Chica Street Undeveloped properties owned by Donald Goodell and Shea Homes are adjacent to the project on the east To the north of the subject property, there is an existing single-family and mixed-density residential area on Los Patos Avenue and Warner Avenue 10 OTHER PREVIOUS RELATED ENVIRONMENTAL DOCUMENTATION Subsequent Environmental Impact Report(EIR)No 551 was certified by Orange County on July 22, 2002 as consistent with the Special Conditions imposed by the California Coastal Commission on CDP No 5-05-020 The Subsequent Environmental Impact Report was prepared to evaluate the Brightwater project Master Site/Area Plan and Project Site Plans and Vesting Tentative Tract Map 15460 In addition to the Orange County approved project,the Subsequent EIR No 551 analysis also included nine residential lots located in an undeveloped portion of the previously approved Sandover project On October 5, 2005, the County of Orange approved an Addendum to Subsequent EIR No 551 that was prepared to cover the Amended Master Site/Area Plan and Project Site Plans that reflected the project as conditioned by the Coastal Commission CDP No 5-05-020 Subsequent EIR No 551 contains mitigation measures, standard conditions of approval and project design features directed at reducing project impacts to less than significant The project design features have been incorporated into the project and the majority of mitigation and standard conditions of approval features will be monitored by the County of Orange and completed before implementation of the proposed project The following provides a brief summary of the potential significant impacts and related mitigation measures and standard conditions of approval imposed on BDP that will continue to be implemented after approval of the proposed project The parties responsible for monitoring of the remaining mitigation measures and standard conditions of approval are identified below where applicable Hydrology and Water Quality Subsequent EIR No 551 and the October, 5, 2005 Addendum contain mitigation measures and monitoring actions that required the project to conform to the Orange County Municipal Stormwater Permit(Order No 96-31, NPDES No CAS618030) and the Orange County Drainage Area Management Plan requirements for Best Management Practices (BMPs)for runoff control and water quality standards The Brightwater Maintenance Corporation is responsible for the continued maintenance and implementation of the project BMPs after completion of the BDP Traffic and Circulation Subsequent EIR No 551 included project design features (PDFs)that were required to be incorporated into the project to prevent traffic-related project impacts PDFs consisted of improvements to be fully constructed with the project and participation in fair-share components to improve traffic at certain locations Per the subject EIR, these improvements referred to as the Area Traffic Improvement Program(ATIP) were to be implemented in phases with issuance of building permits for the BDP homes, which are being issued by the County of Orange, prior to annexation Page 7 Biological Resources The mitigation and monitoring program imposed by Subsequent EIR No 551 contains specific measures to address short and long-term impacts to biological resources A comprehensive habitat management plan(CHMP) was prepared for the BDP to comply with Special Condition No 10 imposed by the California Coastal Commission on CDP 5-05-020 Among other conditions, CDP No 5-05-020 contains conditions relating to the continued maintenance and management of the habitat conservation areas The CHMP assigns responsibility for the continued maintenance and management of the habitat conservation areas to the Brightwater Maintenance Corporation(BMC)as the Master Homeowners' Association for Brightwater Hazards and Hazardous Materials Project design features and standard conditions relating to hazards and hazardous materials included preparation of a fuel modification plan in accordance with the Orange County Fire Authority, preparation of a plan for remediation if contaminated soils are discovered during grading, and reabandonment of two abandoned oils wells within the residential portion of the BDP site in accordance with State and Orange County procedures Reabandonment of the two oil wells and remediation of contaminated soils will take place before project implementation A standard condition required the preparation of a fuel modification plan in accordance with the Orange County Fire Authority before approval of grading permits Continued maintenance of the 100-foot fuel modification zone is the responsibility of the Brightwater Maintenance Corporation Public Services Both the BDP and the Brightwater Specific Plan provides for approximately 38 acres of open space/passive recreation areas within the site that consist the following paseos, pocket parks, a 2 9- acre Southern Tarplant preservation area, 29 2-acre native grasslands and Coastal Sage Scrub creation area, and a five acre Eucalyptus Environmentally Sensitive Habitat Area(ESHA) A pedestrian trail is located along the upper edge of the Southern Tarplant preservation area and, as with all on-site recreational areas, will be available to residents as well as the general public The Brightwater Maintenance Corporation(BMC) provides for the permanent care and maintenance of all common areas and open space As such,the City of Huntington Beach will not be responsible for maintenance of any of the on-site open space areas Utilities and Service Systems Subsequent EIR No 551 contains mitigation measures and monitoring actions that required the BDP to conform to the Orange County Municipal Storm water Permit(Order No 96-31,NPDES No CAS618030) and the Orange County Drainage Area Management Plan requirements for BMPs for runoff control and water quality standards The Brightwater Maintenance Corporation is responsible for the continued maintenance and implementation of the structural and non-structural BMPs after project completion Recreation Subsequent EIR NO 551 found that the BDP would have a less than significant impact on local, regional or state recreational resources with the implementation of standard conditions and project design features Both the BDP and the Brightwater Specific Plan provides for approximately 38 acres of open space/passive recreation areas within the site that consist the following paseos, pocket parks, Page 8 a 2 9-acre Southern Tarplant preservation area, 29 2-acre native grasslands and Coastal Sage Scrub creation area, and a five-acre Eucalyptus Environmentally Sensitive Habitat Area(ESHA) A pedestrian trail is located along the upper edge of the Southern Tarplant preservation area and as with all on-site recreational areas, will be available to residents as well as the general public The Brightwater Maintenance Corporation provides for the permanent care and maintenance of all common areas Aesthetics Subsequent EIR No 551 evaluated visual impacts of the BDP and concluded that development of the BDP site would result in a significant impact to a public view shed that could not be avoided if the site were to be developed Orange County required specific project design features and standard conditions as mitigation for these impacts relating to aesthetics that reduced any remaining potential impacts to aesthetics to less than significant The Subsequent EIR No 551 concluded that landscape design guidelines, building setbacks and architectural controls would reduce most of the visual impacts from the BDP to less than significant Cultural Resources Subsequent EIR No 551 concluded that all project-related (BDP) impacts to cultural resources will be reduced to a less than significant level with implementation of Standard Conditions of Approval (SCAB) and Project Design Features (PDFs) that will be implemented before conclusion of grading of the site 10 OTHER AGENCIES WHOSE APPROVAL. IS REQUIRED (AND PERMITS NEEDED) The Local Agency Formation Commission(LAFCO) approval of the proposed annexation of the subject property must be completed after the City of Huntington Beach entitlement process is finished Any Local Coastal Program Amendment is subject to review and approval by the California Coastal Commission Page 9 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact' or is Potentially Significant Unless Mitigated, as indicated by the checklist on the following pages El Land Use/Planning ❑ Transportation/Traffic ❑ Public Services ❑ Population/Housing ❑ Biological Resources ❑ Utilities/Service Systems ❑ Geology/ Soils ❑ Mineral Resources ❑ Aesthetics ❑Hydrology/Water Quality ❑ Hazards and Hazardous Materials ❑ Cultural Resources ❑ Air Quality ❑ Noise ❑ Recreation ❑ Agriculture Resources ❑ 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 the project A MITIGATED 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'potentially significant impact or a`potentially significant unless mitigated impact"on the environment but at least one impact(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 An ENVIRONMENTAL IMPACT REPORT is required but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment because all potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or m ation measu that are imposed upon the proposed project nothing further is qu ed 8b nature Date TT— Printed Name Title Page 10 EVALUATION OF ENVIRONMENTAL IMPACTS 1 A brief explanation is required for all answers except No Impact' answers that are adequately supported by the information sources a lead agency cites to the parentheses following each question A No Impact answer is adequately supported if the referenced information sources show that the impact simply does 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 XVIII '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 XVIII 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 XVIII Other sources used or individuals contacted have been cited in the respective discussions g) The following checklist has been formatted after Appendix G of Chapter 3,Title 14 California Code of Regulations but has been augmented to reflect the City of Huntington Beach s requirements SAMPLE QUESTION Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES(and Supporting Information Sources) Impact Incorporated Impact No Impact Would the proposal result in or expose people to potential impacts involving Landslides? (Sources 1 6) 0 0 Discussion The attached source list explains that I is the Huntington Beach General Plan and 6 is a topographical map ofthe area which show that the area is located in a flat area (Note This response probably would not requn e fiirther explanation) Page II Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact I LAND USE AND PLANNING Would the project a) Conflict with any applicable land use plan policy or regulation of an agency with jurisdiction over the project (including but not limited to the general plan specific plan local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effects(Sources #1 2) Discussion The proposed annexation and prezoning of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach will not result in a conflict with any applicable land use plan policy,or regulation of an agency with jurisdiction over the project(including but not limited to the general plan,specific plan, local coastal program or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect The proposed annexation is consistent with the City s General Plan The BDP has received entitlements and permits from Orange County and is in the process of being constructed The proposed annexation will take place in phases after homes have been constructed As such the proposed project is consistent with General Plan Land Use Element goal LU 3 and related policies LU 3 1 1 and 3 2 1 relating to annexation as follows `Achieve the logical orderly and beneficial expansion of the City s services and jurisdictional limits (Goal LU 3) 'Require that any lands proposed for annexation are contiguous with the City '(Policy LU 3 1 1) Require that the existing and future land uses located within the proposed annexation area are compatible with the adjacent City uses (Policy LU 3 1 2) The proposed annexation is within the City s sphere of influence and is contiguous with the City boundary on the north The proposed project is a logical and orderly extension of the City s boundaries and services The BDP consists of single family residential and open space/conservation areas that are consistent with existing single-family development adjacent to the project area on the north and the open space uses to the south Coastal development permits(CDPs)must be approved by the California Coastal Commission for projects located in areas without certified Local Coastal Plans As the project site is within an area without a certified local coastal plan, CDP 5 05 020 was issued for the BDP by the Commission in December 2005 The project is consistent with CDP No 5-05-020 in that the proposed Specific Plan was created to be consistent with the requirements of that permit and approval is conditioned on continued compliance with the approved CDP The additional six homes will be subject to approval pursuant to the Specific Plan or existing County/City process depending on the time of both projects Additional homes in the Sandover Project would also require entitlements pursuant to the City's RL(Residential Low Density)standards The proposed prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan is consistent with the City's Zoning Code in that it meets the findings required in Section 215 12 of the City of Huntington Beach Zoning and Subdivision Ordinance The project meets the findings required for approval of a Specific Plan as follows Page 12 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact "The Specific Plan is consistent with the adopted Land Use Element of the General Plan and if in the coastal zone, with the certified Local Coastal Land Use Plan and other applicable policies and is compatible with the surrounding development' The proposed Specific Plan is consistent with the General Plan as described above and is consistent with the surrounding single family residential to the north and open space to the south in that it designates the approved BDP as single-family residential and open space/conservation area The proposed Specific Plan has been developed to be consistent with CDP No 5-05-020 and is not inconsistent with the existing RL zoning on the 0 365 acres The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not adopted The Brightwater Specific Plan provides an extensive list of architectural design guidelines that ensure that development occurring after approval including residential additions and remodeling of the annexation will be consistent with the quality of existing development within the Specific Plan area "Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Specific Plan' The Brightwater Specific Plan contains provisions that require preservation of open space/habitat areas that preserve environmentally sensitive plant and animal species The open space/habttat conservation areas provide a direct benefit to the City in that in some areas trails will be assessable to the public and preservation of environmentally sensitive areas is a benefit to the City and surrounding community as well as the Southern California region 'The Specific Plan includes adequate provisions for uttlities, services and emergency vehicle access,and public services demands will not exceed the capacity of existing and planned systems The Specific Plan contains provisions for the adequate provision of all utilities services and emergency access to the project area b) Conflict with any applicable habitat conservation plan or El El El 0 natural community conservation plan(Sources #14, 15, 16, 17 & 18) Discussion The proposed project will not conflict with any applicable habitat conservation plan or natural community conservation plan With approval of the BDP by Orange County a Comprehensive Habitat Management Plan was prepared for the approximately 105 3 acres of the BDP in order to comply with the special conditions imposed by the California Coastal Commission on CDP 5-05 02 Site development standards and regulations of the Brightwater Specific Plan are consistent with CDP 5-05 02 special conditions and the Comprehensive Habitat Management Plan Therefore implementation of the proposed project will not have an impact in this area c) Physically divide an established community9 El [] OX (Sources #1) Discussion The BDP was approved by Orange County and is currently under construction The Brightwater Specific Plan was created to be consistent with the BDP approved by Orange County and no increase in density Page 13 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact or intensity of land use beyond what was analyzed in Subsequent EIR No 551 is proposed The five lots identified in the Specific Plan that are located between the BDP and existing Sandover homes and the additional Sandover lots will not physically divide the existing Sandover project As such,the proposed project involving annexation prezoning and rezoning of the property is not expected to result in an increase in density or intensity of development and would not physically divide the project area and would not result in any impact in this area II POPULATION AND HOUSING Would the project a) Induce substantial population growth in an area either 0 directly(e g by proposing new homes and businesses)or indirectly(e g through extensions of roads or other infrastructure)? (Sources #1 2 17 & 19) Discussion The proposed project will not induce substantial population growth in the area The annexation will take place in phases after each project phase has been completed The ZTA and ZMA adopting the Brightwater Specific Plan reflect the project as approved by Orange County and, as such are within the parameters of the residential development and habitat protection and creation evaluated in Subsequent EIR No 551 which also included an analysis of the additional nine homes proposed to be constructed after project approval Consequently the Specific Plan and related ZTA and ZMA will not induce any new substantial population growth in the area beyond what was analyzed in Subsequent EIR No 551 b) Displace substantial numbers of existing housing QX necessitating the construction of replacement housing elsewhere? (Sources #1, 17& 19) Discussion See discussion under item c c) Displace substantial numbers of people necessitating the 11 El 0 construction of replacement housing elsewhere? (Sources #1) Discussion b)&c) The annexation,and prezoning of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach will not displace substantial numbers of existing housing or displace substantial numbers of people necessitating the construction of replacement housing The Brightwater project was approved by Orange County and the California Coastal Commission and is currently under construction on previously vacant land Therefore the proposed project will not create any new impacts in these areas GEOLOGY AND SOILS Would the project a) Expose people or structures to potential substantial adverse effects, including the risk of loss injury, or death involving i) Rupture of a known earthquake fault, as delineated QX on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault9(Sources 41 6, 12 17& 19) Discussion See discussion below Page 14 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact ii) Strong seismic ground shaking?(Sources #1 6 ❑ ❑ ❑ 12 17 & 19) Discussion See discussion below in) Seismic related ground failure including ❑ ❑ ❑ 0 liquefaction9(Sources #1 6 12 17& 19) Discussion See discussion below Landslides (Sources #1 6 12, 17 & 19) ❑ ❑ ❑ ❑X Discussion a) The project involves annexation of the approximately 105 3 acre BDP and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan The project is within the parameters of residential development evaluated in Subsequent EIR No 551 Therefore implementation of the project would not create any new impacts relating to exposure of people or structures to substantial adverse effects relating to rupture of a known earthquake fault strong seismic ground shaking and seismic-related ground failure including liquefaction, landslides etc b) Result in substantial soil erosion loss of topsoil or ❑ ❑ ❑ changes in topography or unstable soil conditions from excavation grading or fill? (Sources #1,6, 12 17& 19) Discussion See discussion below c) Be located on a geologic unit or soil that is unstable or ❑ ❑ ❑ ❑X that would become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading subsidence liquefaction or collapse? (Sources #1, 6 12 17& 19) Discussion See discussion below d) Be located on expansive soil,as defined in Table 18-1 B ❑ ❑ ❑ 0 of the Uniform Building Code(1994) creating substantial risks to life or property (Sources 1 6 12 17& 19) Discussion b)through d) The proposed project involves annexation of the approximately 105 3-acre BDP and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach to implement the Brightwater Specific Plan The Brightwater Specific Plan is reflective of the project as approved by Orange County and the CCC and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 Annexation will take place in phases as homes are constructed Therefore the project would not create any new impacts relating to soil erosion loss of topsoil or changes in topography or unstable soil conditions from excavation grading or fill or unstable soil conditions or unstable or expansive soils e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems ❑ ❑ ❑ X❑ where sewers are not available for the disposal of Page 15 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact wastewater(Sources #1 6 12, 17& 19) Discussion e) The Brightwater Specific Plan area will be served by City of Huntington Beach sewer line per the out-of-area service agreement approved by Orange County LAFCO to allow the city to provide sewer services to the site before annexation The provision of sewer services will continue to be provided by the City upon annexation of the project site Therefore the project will have no impact in this area IV HYDROLOGY AND WATER QUALITY Would the project a) Violate any water quality standards or waste discharge Q requirements9 (Sources # 17 & 19) Discussion See discussion under b) b) Substantially deplete groundwater supplies or interfere ❑X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e g the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (Sources # 17& 19) Discussion The proposed project reflects the BDP as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 The proposed ZMA and ZTA are also consistent with the approved BDP and CDP No 5-05-020 and would not result in any additional density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 and will not result in construction of new infrastructure Therefore implementation of the proposed project would not create any new environmental impacts relating to water quality standards or waste discharge requirements, groundwater supplies or groundwater recharge c) Substantially alter the existing drainage pattern of the El 0 site or area including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on or off-site? (Sources # 17& 19) Discussion See discussion below d) Substantially alter the existing drainage pattern of the Q site or area including through the alteration of the course of a stream or river or substantially increase the rate or amount or surface runoff in a manner that would result in flooding on or off site9 (Sources #17& 19) Discussion c)&d) The proposed project reflects the BDP as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 The proposed Specific Plan would not result in an increase in density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Annexation will take Page 16 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact place in phases after homes area constructed As such implementation of the proposed project would not result in alteration of an existing drainage pattern or stream or river course and therefore, would not result in increased erosion or siltation on or off site or result in flooding on or off site The project would not create any new impacts relating to these issues e) Create or contribute runoff water which would exceed ❑ ❑ ❑ Q the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff9 (Sources # 17 & 19) Discussion See discussion below f) Otherwise substantially degrade water quahty9 ❑ ❑ ❑ (Sources # 17 & 19) Discussion e)and f) The proposed project reflects the BDP as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EM No 551 The proposed Brightwater Specific Plan would not result in additional density or intensity of land use beyond what was analyzed to Subsequent EIR No 551 and annexation will take place in phases after homes are constructed As such implementation of the proposed project would not create or contribute runoff that would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff or otherwise substantially degrade water quality Therefore, the project would not have an impact in these areas g) Place housing within a 100 year flood hazard area as ❑ ❑ ❑ ❑X mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map'? (Sources # 17 & 19) Discussion See discussion below h) Place housing within a I00-year flood hazard area ❑ ❑ ❑ ❑X structures which would impede or redirect flood flows? (Sources # 17 & 19) Discussion g) & h) The project area is outside a FEMA designated 100-year floodplam t) Expose people or structures to a significant risk of loss ❑ ❑ ❑ ❑X injury or death involving flooding including flooding as a result of the failure of a levee or dam? (Sources # 17 & 19) Discussion The proposed annexation,prezoning and rezoning are reflective of the BDP as approved by Orange County and the California Coastal Commission and are within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 The proposed project would not result in an increase of density or land use intensity on the site beyond what was analyzed in Subsequent EIR No 551 Therefore implementation of the proposed project would not have any new impacts in this area j) Inundation by seiche,tsunami, or mudflow? (Sources # ❑ ❑ ❑ Q 1 17& 19) Page 17 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion The proposed project is reflective of the BDP as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 Consequently,the proposed project will not result in additional density or intensity of land use Therefore the proposed project will not result in any new impacts relating to nsk of inundation from seiche tsunami or mudflow k) Potentially impact storm water runoff from construction (� Q activities? (Sources # 17 & 19) Discussion See discussion below El 1) Potentially impact storm water runoff from post ❑ construction activities? (Sources # 17& 19) Discussion See discussion below m) Result in a potential for discharge of storm water pollutants from areas of material storage vehicle or equipment fueling vehicle or equipment maintenance (including washing) waste handling hazardous materials handling or storage delivery areas loading docks or other outdoor work areas? (Source # 17 & 19) Discussion See discussion below n) Result in the potential for discharge of storm water to ❑ Q affect the beneficial uses of the receiving waters? (Sources # 17 & 19) Discussion See discussion below o) Create or contribute significant increases in the flow Q velocity or volume of storm water runoff to cause environmental harm? (Sources # 17& 19) Discussion See discussion below p) Create or contribute significant increases in erosion of the 0 El Q project site or surrounding areas? (Sources # 17& 19) Discussion items k)through p) The proposed annexation prezoning and rezoning are reflective of the BDP as approved by Orange County and the California Coastal Commission and are within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 The project would not result in an increase in density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 and the proposed annexation will take place in phases after homes are constructed As such, no new construction or development will occur as a result of the project that would create significant hydrology and water quality impacts Implementation of the project will not result in new environmental impacts to hydrology and water quality Page 18 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES and Supporting Information Sources) Impact Incorporated Impact No Impact V AIR OUALITY The city has identified the significance criteria established by the applicable air quality management district as appropriate to make the following determinations Would the project a) Violate any air quality standard or contribute ❑ ❑ ❑ Q substantially to an existing or projected air quality violation'? (Sources #1, 8, 17 & 19) Discussion See discussion below b) Expose sensitive receptors to substantial pollutant concentrations (Sources #1 8 17 & 19) ❑ ❑ ❑ p Discussion See discussion below ❑ ❑ ❑ MR c) Create objectionable odors affecting a substantial number of peoples (Sources #1 8 17 & 19) Discussion See discussion below d) Conflict with or obstruct implementation of the ❑ ❑ ❑ Q applicable air quality plan9 (Sources #1 8 17 & 19) Discussion See discussion below e) Result in a cumulatively considerable net increase of any ❑ ❑ ❑ 0 criteria pollutant for which the project region is non attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Sources #1 8, 17 & 19) Discussion a)through e) The proposed project is reflective of the BDP as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 Implementation of the project would not result in an increase in density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 No new construction or development will occur as a result of the project that would create a significant air quality impact Therefore, implementation of the project will not result in any new impacts to air quality VI TRANSPORTATION/TRAFFIC Would the project a) Cause an increase in traffic which is substantial in ❑ ❑ ❑ ❑X relation to the existing traffic load and capacity of the street system(e g result in a substantial increase in either the number of vehicle trips the volume to capacity ratio on roads or congestion at intersections? (Sources#1 17& 19) Discussion See discussion below Page 19 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact b) Exceed either individually or cumulatively a level of ❑ ❑ ❑ ❑X service standard established by the county congestion management agency for designated roads or highways9 (Sources #1 17 & 19) Discussion See discussion below c) Result in a change in air traffic patterns including either ❑ ❑ ❑ ❑X an increase in traffic levels or a change in location that results m substantial safety risks? (Sources #1, 10 17 & 19) Discussion See discussion below d) Substantially increase hazards due to a design feature ❑ ❑ ❑ ❑X (e g sharp curves or dangerous intersections)or incompatible uses? (Sources #1 10 17& 19) Discussion See discussion below e) Result in inadequate emergency access9 (Sources #1 ❑ ❑ ❑ ❑X 10, 17& 19) Discussion See discussion below f) Result in inadequate parking capacity9 (Sources #1 10 17 & 19) Discussion See discussion below g) Conflict with adopted policies supporting alternative transportation(e g bus turnouts bicycle racks)? ❑ ❑ ❑ ❑X (Sources # 17 & 19) Discussion c)through f) The proposed project involves prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan and annexation into the City of Huntington Beach The Brightwater Specific Plan is reflective of the BDP approved by Orange County and the California Coastal Commission and would not result in an additional increase in density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Annexation will take place in phases after homes are constructed In addition the site will be fully served by adequate infrastructure and will not require an extension of infrastructure before annexation takes place No new construction or development will occur that may cause a substantial increase in vehicle trips or a significant transportation/traffic impact Therefore implementation of the proposed project will not result in any new impacts from transportation/traffic-related issues VII BIOLOGICAL RESOURCES Would the project a) Have a substantial adverse effect either directly or ❑ ❑ ❑ ❑X through habitat modifications on any species identified as a candidate sensitive,or special status species in local Page 20 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact or regional plans, policies or regulations or by the California Department of Fish and Game or U S Fish and Wildlife Service?(Sources #1 13 15 16 17 & 18) Discussion See discussion below b) Have a substantial adverse effect on any riparian habitat ❑ ❑ ❑ ❑X or other sensitive natural community identified in local or regional plans, policies regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Sources #1 13 15 16 17& 18) Discussion See discussion below c) Have a substantial adverse effect on federally protected ❑ ❑ ❑ ❑X wetlands as defined by Section 404 of the Clean Water Act(including,but not limited to,marsh vernal pool coastal etc)through direct removal filling hydrological interruption,or other means9(Sources #1 13 15 16 17& 18) Discussion See discussion below d) Interfere substantially with the movement of any native ❑ ❑ ❑ resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites? (Sources #1 13 15, 16, 17 & 18)) Discussion See discussion below e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑ biological resources, such as a tree preservation policy or ordinance? (Sources #1 13 15, 16 17& 18) Discussion See discussion below f) Conflict with the provisions of an adopted Habitat Conservation Plan,Natural Community Conservation ❑ ❑ ❑ ❑X Plan or other approved local,regional or state habitat conservation plan?(Sources #1 13 15 16, 17& 18) Discussion a)through f) The proposed project reflects the BDP approved by Orange County and California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 Annexation of the BDP site will take place in phases after homes are constructed As such,the project will not result in increased density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 in the project area and will not create any new significant environmental impacts relating to biological resources above what was identified in Subsequent EIR No 551 Therefore,the proposed project will not result any new impacts to biological resources Page 21 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact VIII MINERAL RESOURCES Would the project a) Result in the loss of availability of a known mineral ❑ ❑ ❑ ❑X resource that would be of value to the region and the residents of the state9 (Sources #1 6 15 16& 18) Discussion See below b) Result in the loss of availability of a locally-important ❑ ❑ ❑ ❑X mineral resource recovery site delineated on a local general plan specific plan or other land use plan9 (Sources # 1 15 16&18) Discussion a)& b) There are no known mineral resources on the project site As the proposed project reflects the BDP approved by Orange County and under CDP 5 05-020 and development analyzed in Subsequent EIR No 551 no substantial increase in construction or development will result from implementation of the project The proposed annexation will take place in phases after homes are constructed Therefore,the project will not result in any new impacts on mineral resources IX HAZARDS AND HAZARDOUS MATERIALS Would the project a) Create a significant hazard to the public or the ❑ ❑ ❑ ❑X environment through the routine transport use or disposal of hazardous materials'? (Sources #1 10, 11 16& 18) Discussion See discussion below b) Create a significant hazard to the public or the ❑ ❑ ❑ El environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment9 (Sources # 16& 18) Discussion See discussion below c) Emit hazardous emissions or handle hazardous or ❑ ❑ ❑ acutely hazardous material, substances,or waste within one-quarter mile of an existing or proposed school (Sources # 16 & 18) Discussion See discussion below d) Be located on a site which is included on a list of ❑ ❑ ❑ ❑X hazardous materials sites compiled pursuant to Government Code Section 65962 5 and as a result would it create a significant hazard to the public or the environment? (Sources # 16& 18) Page 22 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a) through d) The Brightwater Specific Plan reflects the BDP as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 The proposed Brightwater Specific Plan will not result in additional density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Annexation will take place in phases after homes area constructed Consequently the project would not create any new environmental impacts relating to the transportation use or disposal of hazardous materials or to exposure of the public or environment to hazardous materials on the site d) For a project located within an airport land use plan or Q where such a plan has not been adopted within two miles of a public airport or pubic use airport,would the project result in a safety hazard for people residing or working in the project area? (Sources # 16 & 18) Discussion See discussion under item e e) For a project within the vicinity of a private airstrip 11 ElQ would the project result in a safety hazard for people residing or working in the project area9 (Sources # 16 & 18) Discussion The project site is not located within an airport land use planning area or within a two mile radius of a public airport or public use airport There are no hazards associated with airport land uses for persons residing or working within the project area f) Impair implementation of or physically interfere with an Q adopted emergency response plan or emergency evacuation plan (Sources #1 16 & 18) Discussion See discussion under item h g) Expose people or structures to a significant risk of loss injury,or death involving wildland fires, including ❑X where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Sources # 16& 18) Discussion items f) &g) The project is consistent with that approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 As such the project would not create any new environmental impacts relating to impairment of or physical interference with an adopted emergency response plan or emergency evacuation plan or exposure of people to risks from wildland fires As such,the project will not result in additional impacts relating an adopted emergency response plan emergency evacuation route or exposure of people or structures to risks from wildland fires Page 23 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact X NOISE Would the project result in a) Exposure of persons to or generation of noise levels in ❑ ❑ ❑ ❑X excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies'? (Sources #1 12 16 & 18) Discussion See discussion below b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels ❑ ❑ ❑ (Sources #1 12 16& 18) Discussion See discussion below c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the ❑ ❑ ❑ M project9(Sources #1 12 16 & 18) Discussion See discussion below d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ ❑ M without the project9 (Sources #1 12 16& 18) Discussion items a)through d) The proposed project would not result in an increase in density or intensity of development beyond what was analyzed in Subsequent EIR No 551 As such the project would not result in a substantial permanent increase in noise levels,excess ground borne vibration or noise levels and ambient noise levels in the project vicinity above levels existing without the proposed project Therefore,the proposed project will have no additional impacts in these areas e) For a project located within an airport land use plan or where such a plan has not been adopted,within two miles of a public airport or public use airport would the ❑ ❑ ❑ project expose people residing or working in the project area to excessive noise levels? (Sources #1 16& 18) Discussion The project site is not located within an airport land use planning area or within two miles of a public airport or public use airport h) For a project within the vicinity of a private airstrip would the project expose people residing or working in ❑ ❑ ❑ ❑X the project area to excessive noise levels (Sources # 17& 19) Discussion The project site is not located within the vicinity of a private airstrip XI PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental Page 24 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact facilities the construction of which could cause significant environmental impacts in order to maintain acceptable service ratios response times or other performance objectives for any of the public services a) Fire protection? (Sources # 16& 18) ❑ ❑ ❑ Q Discussion The Orange County Fire Authority(OCFA)currently serves the majority of the site However a mutual aide agreement between the City and OCFA is currently in place With implementation of the proposed project,the City of Huntington Beach Fire Department will provide fire protection services to the site though the mutual aid agreement will remain in effect Provision of fire services to the site by the City of Huntington Beach was analyzed in Subsequent EIR No 551 which found that the City Fire Department will meet the standard response times of three to five minutes using existing facilities equipment and personnel Fire suppression sprinklers are being installed within the homes which will reduce the need for fire services to the site As such the change in the provision of fire services to the site with project implementation will not result in any new impacts in this area b) Police Protection? (Sources # 16& 18) ❑ ❑ ❑ Q Discussion The Orange County Sheriff-Coroner Department(OCSCD)currently serving the majority of the site will change with implementation of the project to the City of Huntington Beach Police Department Provision of law enforcement services to the site by both the City of Huntington Beach and by OCSCD were analyzed in Subsequent EIR No 551 which found that both departments have the capacity to meet the standard response times of five minutes using existing facilities equipment and personnel There is also a mutual aide agreement currently in effect between the City and OCSCD to provide law enforcement services in the project area As such the change in the police service provider to the site with project implementation will not result in any new impacts in this area c) Schools (Sources # 16 & 18) ❑ ❑ ❑ Q Discussion The proposed project involves the annexation of approximately 105 3 acres of land into the City of Huntington Beach and associated prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan area Current service providers include the Huntington Beach Union High School and the Ocean View School District and will not change with project implementation Therefore implementation of the project will not result in any additional impact in to schools d) Parks? (Sources #1 16 & 18) ❑ ❑ ❑ Q Discussion The proposed project involves the annexation of approximately 105 3 acres of land into the City of Huntington Beach and associated prezonmg and rezoning of the property with the Brightwater Specific Plan The annexation will take place in phases after homes are constructed The Brightwater Specific Plan was developed to reflect the BDP as approved by Orange County CDP# 5-05-020 and the Brightwater Habitat Management Plan Therefore,no increase in density or intensity of land use,beyond what was analyzed in Subsequent EIR No 551 will occur that will result in the need for additional parks Therefore implementation of the proposed project will not result in any new impacts to parks e) Other public facilities or governmental services? ❑ ❑ ❑ Q (Sources # 16 & 18) Discussion The proposed project will result in a change of the provision of emergency medical services to the BDP from Orange County Fire Department to the City of Huntington Beach Fire Department Subsequent EIR Page 25 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact No 551 and Addendum dated September 26 2005 found the provision of emergency medical services would result in project-related impacts to emergency medical service provision and would be potentially significant As a result of a mitigation measure specified in Subsequent EIR No 551 the applicant entered into a Secured Fire Protection Agreement with Orange County Fire Authority in 2006 that would result in the reduction of potential significant impacts to less than significant Subsequently the applicant Orange County and the City of Huntington Beach entered into an agreement that transferred the provision of fire and emergency medical services and pro rata fair share costs for provision of those services to the City of Huntington Beach upon annexation of the BDP into the City of Huntington Beach As the proposed project will not result in an increase in density of intensity of development beyond what was analyzed in Subsequent EIR No 551, implementation of the project will not result in additional impacts in this area XIV UTILITIES AND SERVICE SYSTEMS Would the project a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ ❑R applicable Regional Water Quality Control Board? (Sources # 16& 18) Discussion See discussion below b) Require or result in the construction of new water or ❑ ❑ ❑ ❑R wastewater treatment facilities or expansion of existing facilities the construction of which could cause significant environmental effects? (Sources # 16 & 18) Discussion See discussion below c) Require or result in the construction of new storm water ❑ ❑ ❑ ❑R drainage facilities or expansion of existing facilities the construction of which could cause significant environmental effects9 (Sources # 16& 18) Discussion items a)through c) The proposed project involves annexation of the approximately 105 3 acre BDP in phases after homes are constructed and prezomng of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach to implement the Brightwater Specific Plan The proposed project reflects the development approved by Orange County and the California Coastal Commission and as evaluated in Subsequent EIR No 551 As such,the project will not create additional density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 and will not result in construction of new infrastructure In addition the proposed annexation will take place in phases after homes are constructed Therefore, implementation of the proposed project will not create any new impacts that would result in the construction of new storm water drainage facilities or expansion of existing facilities,exceed wastewater treatment requirements or require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities d) Have sufficient water supplies available to serve the ❑ ❑ ❑ ❑R project from existing entitlements and resources or are new or expanded entitlements needed? (Sources # 16& 18) Page 26 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion The BDP is served by the City of Huntington per a preannexation agreement and LAFCO approval The pre annexation agreement included a determination by the City of Huntington Beach that sufficient water supply was available to serve the project site The provision of water services to the site will not change with annexation of the site into the City of Huntington Beach e) Result in a determination by the wastewater treatment (] []X provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider s existing commitments? (Sources # 16 & 18) Discussion See discussion below f) Be served by a landfill with sufficient permitted capacity El to accommodate the project s solid waste disposal needs? (Sources # 16 & 18) Discussion See discussion below g) Comply with federal state and local statutes and Q regulations related to solid waste? (Sources # 16& 18) Discussion items e) through g) The project involves annexation of approximately 105 3 acres into the City of Huntington Beach and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach to establish the Brightwater Specific Plan for the project site The Brightwater Specific Plan was created to reflect the BDP approved by Orange County and the California Coastal Commission and is within the parameters of the residential development and habitat protection and creation evaluated in Subsequent EIR No 551 The project will not increase the density or intensity of development within the project area beyond what was analyzed in Subsequent EIR No 551 Consequently,the project will not result in additional impacts on landfill capacity and compliance with regulations pertaining to solid waste h) Include a new or retrofitted storm water treatment control Best Management Practice(BMP),(e g water El ❑X quality treatment basin constructed treatment wetlands?) (Sources # 16& 18) Discussion The project involves annexation of the approximately 105 3-acre BDP in phases after homes are constructed and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach to implement the Brightwater Specific Plan The project reflects the development approved by Orange County and the California Coastal Commission and as evaluated in Subsequent EIR No 551 The project will not create additional density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 and will not result in construction of new infrastructure As such the project will not create any new impact in this area XV AESTHETICS Would the project a) Have a substantial adverse effect on a scenic vista? QX (Sources #1 16 18& 19) Page 27 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion See discussion below b) Substantially damage scenic resources including but ❑ ❑ ❑ ❑R not limited to trees rock outcroppings and historic buildings within a state scenic highway? (Sources #1 15 16 17& 18) Discussion See discussion below c) Substantially degrade the existing visual character or ❑ ❑ ❑ ❑X quality of the site and its surroundings? (Sources #1, 15 16, 17 & 18) Discussion items a)through c) The Brightwater Specific Plan reflects the BDP as approved by Orange County and the California Coastal Commission and contains landscape design guidelines, building setbacks and architectural guidelines that will regulate any new development within the BDP area after implementation of the current project The Brightwater Specific Plan will provide the regulatory controls for such development which may include new additions, alterations and reconstruction of existing homes and new landscaping The proposed project will be implemented after homes are constructed and will not create additional density or land use intensity beyond what was analyzed in Subsequent EIR No 551 The HOA and Brightwater Maintenance Corporation(BMC)as the Master Homeowners Association for Brightwater will provide for the continued maintenance of the project landscaping and habitat conservation areas Therefore, implementation of the proposed project will not result in any new impacts to aesthetics d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the ❑ ❑ ❑ MR area? (Sources #1 15, 16 17 & 18) Discussion The proposed project involves annexation of approximately 105 3 acres into the City of Huntington Beach and prezoning of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach to the Brightwater Specific Plan The project will be implemented after the site has been developed and as such,will not result in additional sources of light and glare beyond what was analyzed in Subsequent EIR No 551 Therefore, the project will not result in any new impacts from light or glare XVI CULTURAL RESOURCES Would the project a) Cause a substantial adverse change in the significance of ❑ ❑ ❑ ❑X a historical resource as defined in 815064 5? (Sources # 16 17 18 & 19) Discussion See discussion below b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 815064 5? ❑ ❑ ❑ ❑X (Sources # 15 16 17 & 18) Discussion See discussion below c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ ❑X resource or site unique geologic feature? (Sources # 15 Page 28 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact 16 17& 18) Discussion See discussion under item d d) Disturb any human remains including those interred ❑R outside of formal cemeteries9 (Sources # 15 16 17 & 18) Discussion items a)through d) The proposed project is reflective of the project as approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 Implementation of the project will take place after all homes have been constructed and will not result in additional density of intensity of land use beyond what was analyzed in Subsequent EIR No 551 Therefore the project will not result in additional impacts to cultural resources XVII RECREATION Would the project a) Would the project increase the use of existing Q neighborhood community and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Sources #1 15 16, 17& 18) Discussion See discussion below b) Does the project include recreational facilities or require El F1 Q the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Sources 91 15 16 17& 18) Discussion See discussion below c) Affect existing recreational opportunities?(Sources#1, El Q 15 16 17 & 18) Discussion items a)through c) The proposed project is reflective of the BDP approved by Orange County and the California Coastal Commission and is within the parameters of residential development and habitat conservation and restoration evaluated in Subsequent EIR No 551 The project will be implemented after completion of the homes and completion of the recreational facilities for the BDP The Brightwater Specific Plan is reflective of the BDP and will not result in increased density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Annexation will take place in phases after homes are constructed Therefore implementation of the project will not result in any new impacts on recreational issues Page 29 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact XVIII AGRICULTURE RESOURCES In determining whether impacts to agricultural resources are significant environmental effects lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997)prepared by the California Dept of Conservation as an optional model to use in assessing impacts on agriculture and farmland Would the project a) Convert Prime Farmland Unique Farmland or Farmland of ❑ ❑ ❑ ❑X Statewide Importance(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency to non agricultural use9 (Sources #1 15, 16 18 & 19) Discussion See discussion under item c b) Conflict with existing zoning for agricultural use or a ❑ ❑ ❑ ❑X Williamson Act contract9 (Sources #1, 16 18 & 19) Discussion See discussion below c) Involve other changes in the existing environment which ❑ ❑ ❑ Q due to their location or nature could result in conversion of Farmland to non agricultural use? (Sources #1 15 16 18 & 19) Discussion items a)through c) The proposed project reflects the BDP approved by Orange County and the California Coastal Commission and is within the parameters of the project analyzed under Subsequent EIR No 551 The Brightwater Specific Plan will not result in an increase in density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Therefore implementation of the project will not have an impact on agricultural resources XIX MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of ❑ ❑ ❑ ❑R 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 # 12, 16 17 18& 19) Discussion Subsequent EIR No 551,the conditions of Coastal Development Permit No 5 05-020 and the conditions of approval as specified by the County of Orange and the California Coastal Commission for the BDP Project(BDP)required mitigation measures and standard conditions of approval to assure that the maintenance and preservation of environmentally sensitive habitats and species is achieved for identified species or their habitats The continued maintenance and preservation of the environmentally sensitive habitats will be the responsibility of the Brightwater Maintenance Corporation The proposed Brightwater Specific Plan reflects the BDP as approved Page 30 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact by Orange County and the California Coastal Commission and will not create additional density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Annexation of the BDP area into the City of Huntington Beach will take place in phases after homes are constructed and the project habitat conservation areas are completed Implementation of the proposed annexation and prezoning of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach to the Brightwater Specific Plan will not result in any new impacts in these areas b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively 0 QX 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 # 13 16 17 18 19 &21) Discussion The proposed project involves annexation of approximately 105 3 acres into the City of Huntington Beach and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan The Brightwater Specific Plan is reflective of the BDP approved by Orange County and the California Coastal Commission and is within the parameters of residential and habitat creation evaluated under Subsequent EIR No 551 As such the proposed project will not result in an additional density or intensity of land use beyond what was analyzed in Subsequent EIR No 551 Annexation will take place in phases after homes are constructed Therefore the project will not result in impacts that are individually limited but cumulatively considerable c) Does the project have environmental effects which will cause substantial adverse effects on human beings either directly or 11 El [l indirectly (Sources # 13 16 17 18 19&20) Discussion The proposed project involves annexation of approximately 105 3 acres into the City of Huntington Beach and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan The proposed Specific Plan is reflective of the BDP approved by Orange County and the California Coastal Commission and is within the parameters of Subsequent EIR No 551 The proposed annexation will be implemented after homes are constructed and the BDP completed As such,the proposed project will not result in an additional density or intensity of land use beyond what was analyzed in Subsequent EM No 551 Implementation of the annexation of the project site into the City of Huntington Beach and prezonmg of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan will not result a substantial increase in environmental effects that will cause adverse effects on human beings,either directly or indirectly Therefore the project will not result in any new impacts in this area Page 31 XX 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 @(3)(D) Earlier Documents Prepared and Utilized in this Analysis Reference# Document Title Available for Review at 1 City of Huntington Beach General Plan City of Huntington Beach Planning Dept Planning/Zoning Information Counter 2000 Main St 3rd Floor Huntington Beach 2 City of Huntington Beach Zoning and Subdivision Ordinance 3 Project Vicinity Map See Attachment#1 4 Reduced Site Plan See Attachment#2 5 Project Narrative See Attachment#3 6 City of Huntington Beach Geotechnical Inputs Report City of Huntington Beach Planning Dept 7 FEMA Flood Insurance Rate Map(February 18,2004) ` 8 CEQA Air Quality Handbook, South Coast Air Quality ` Management District(1993) 9 City of Huntington Beach CEQA Procedure Handbook 10 Airport Environs Land Use Plan for Joint Forces Training ` Base Los Alamitos(Oct 17 2002) 11 Hazardous Waste and Substances Sites List ` 12 State Seismic Hazard Zones Map ` 13 City of Huntington Beach Municipal Code ` 14 Comprehensive Habitat Management Plan(December 2005) 15 Draft Brightwater Specific Plan July 2007 ` 16 Subsequent EIR No 551 ` 17 CDP No 5-05-020 " 18 9/26/05 Addendum to Subsequent EIR No 551 ` 19 Orange County General Plan " 20 Vesting Tentative Tract Map No 15460 21 Sandover Plan site plan and Tract Map No 15734 « G ENVIROWCHECKLST Page 32 d cT o i r O Z 6 Sunset Aquaticl U o z \ Regional Park 1— — /) 1 Bolsa Chico EDINGER AVE f UNTINGTON i HARBOUR HEIL AVE Oz © FIST GARDEN GROVE WWTERSBURG FLOOD CONTROL CHANNEL C Z WARNER AVE LOS*TOS AVE BRIGHTWATER ((UPPER BENCH OF �aF� SLATER AVE BOISA CHICA MESA)LOWER pN� p� I Huntington OF OLSA CHICA MESA E`ppOCO�\ \ I Centro IPark OUTER BOLSA BAY \\ I—— ISOLATED \ tpJ.BERT qyE— �j POCKET AREA STATE ECOLOGICAL �1 RESERVE OVERLOOKS BOLSA CHICA EXISTING STATE 9(�� LOWLAND ELUS RESERVE PARKING C` 9� J, INNER BOLSA BAY � yc GARFIELD AVE 6 Harnett Weider p\Nt Regional Pork (Future) PACIFIC OCEAN -9� LEGEND _ ® BRIGHTWATER PROJECT(I a SPECIFIC PLAN)AREA .� COUNTY OF ORANGE CITY OF HUNTINGTON BEACH BOUNDARY COASTAL ZONE BOUNDARY w� e e BRIGHTWATER SPECIFIC PLAN Vicinity flap City of Huntington Beach Ca I fo rn Ta ram ® 0 600 1200 2007 01 22 �qdfh�mm HQmEs S\ e 0 sa\a 54002\0 pa^^ng wd\rm t$\PKI-JJm\ ems\ nbm vie Existing Residential Existing Residential Development Existing Residential Development r ; Development U t FI `y y CITY OF HUNTINGTON BEACH � _ Los Pofas AwnUe COUNTY OF ORANGE _ 1 J M srREEr R STREET I +I 1 Existing 7-1 ra � I Sandover Development N STREET y y ( I ins BR/GHTWITERDRIVE W , y FrT1��/ ( I CITY OF HUNTINGTON BEACH 4 \c y I COUNTY OF ORANGE �� E STREET T STREET 4 8 L--I— / ' tY' � J STREET � — P�A � �lr 3A-1 - °r �d v e°m °P'Y 3AOp LEGEND BRIGHTWATER PROJECT BOUNDARY DEVELOPMENT AREA BOUNDARY ® DEVELOPMENT AREA DESIGNATION 3B 0.°"6 0006 � m G'44 4A^HMEM BRIGHTWATER SPECIFIC PLAN Master Development Plan C y f H t g B h C i f xo sin FORM\ .01 HEARTi sim Hom Brightwater Specific Plan Description The Brightwater Specific Plan encompasses at total of approximately 105 6 acres of land located on the upper Bolsa Chica Mesa which is currently located within an incorporated area of northwestern Orange County The Specific Plan encompasses approximately 37 1 acres of dedicated open space Habitat conservation includes three separate areas that include the following Planning Area 3A-1 consists of 29 2 acres designated for Native Grassland and Coastal Sage Scrub that will also include a public trail and storm water conveyance structures, Planning Area 3B consists of a five-acre Eucalyptus Environmentally Sensitive Habitat (ESHA) Planning Area 7-1 consists of 2 9 acres designated for the Southern Tarplant and Seasonal Pond Habitat Preservation Area A total of 355 homes are proposed to be constructed within the remaining 67 5- acre residential portion of the site The homes will be constructed within the following four Residential Development Areas Development Area 7-2 The Sands is proposed to have 79 single-family homes on approximately 12 1 acres Minimum lot size will be 2 800 square feet The floor sizes in this development area range from 1 880 to 2 362 square feet There are three architectural plans for the Sands Development Area 7-3 The Trails is proposed to have 62 single-family homes on approximately 7 5 acres Minimum lot size will be 2,800 square feet Home sizes will range from 1,559 to 1 877 square feet of floor area There are three different architectural plans for The Trails Development Area 7-4 The Cliffs is proposed to have 24 single-family homes on a total of 6 4 acres Lots will be a minimum of 6,000 square feet in size Floor areas for the homes will range from 3,080 to 3 853 square feet in size There are four different architectural plans for The Cliffs Development Area 8 The Breakers is proposed to have 190 single-family homes on a total land area of 42 5 acres Minimum lot size in this area will be 4,700 square feet in size Floor areas for each home will range from 3 080 to 3,853 square feet There are four different architectural plans for The Cliffs Attachment No 3 I RESPONSE TO COMMENTS FOR DRAFT NEGATIVE DECLARATION NO 06-02 I INTRODUCTION This document serves as the Response to Comments on Draft Negative Declaration No 06-02 This document contains information available in the public record related to Annexation No 06-01, Zoning Text Amendment No 06-01 and Zoning Map Amendment No 06-01 (Brightwater Specific Plan) as of September 6, 2007 and responses to comments with Section 15088 of the California Environmental Quality Act (CEQA) Guidelines This document contains the following six sections Introduction, Public Participation and Review, Comments, Responses to Comments, Errata and Appendix The public participation section outlines the methods the City of Huntington Beach has used to provide public review and solicit input on Draft Negative Declaration No 06-02 The comments section contains written comments received from agencies, groups, organizations, and individuals as of September 6, 2007 The response to comments section contains responses to each comment received by the City It is the intent of the City of Huntington Beach to include this document in the official public record related to Draft Negative Declaration No 06-02 Based on the information contained in the public record, the decision makers will be provided with an accurate and complete record of all information related to the environmental consequences of the project II PUBLIC PARTICIPATION AND REVIEW The City of Huntington Beach notified all responsible and interested agencies and interested groups, organization, and individuals that a Draft Negative Declaration has been prepared for the proposed project The city also used other methods to solicit input during the review period for the preparation of Draft Negative Declaration No 06-02 The following is a list of actions taken during the preparation, distribution, and review of Draft Negative Declaration No 06-02 1 Notice of Draft Negative Declaration No 06-02 was published in the Huntington Beach Independent on August 7, 2007 Upon request copies of the document were distributed to agencies, groups, organizations and individuals In addition Draft Negative Declaration was sent to the State Clearinghouse for distribution for review by public agencies 2 The Notice of Draft Negative Declaration No 06-02 was provided by mail to property owners, interested parties and tenants within a 500-foot radius of the project site on August 7, 2007 3 Notice of Draft Negative Declaration No 06-02 was posted at the County Recorders Office on August 7, 2007 for a period of 30 days III COMMENTS Copies of all written comments received as of September 6, 2007 are contained in Appendix A of this document All comments have been numbered with the commenter's initials and are listed on the following pages Responses to comments for each comment raising an environmental issue are contained in this document IV RESPONSES TO COMMENTS The Draft Negative Declaration No 06-02 was distributed to responsible agencies, interested groups, organizations, and individuals The report was made available for public review and comment for a period of 30 days beginning on August 7, 2007 and ending on September 6, 2007 Copies of all comment letters received as of September 6, 2007 are contained in Appendix A of this report Comments have been numbered with the commenter's initials and responses correspondingly numbered Responses are presented for each comment raising a significant environmental issue Several comments either do not address the completeness or adequacy of the Draft Negative Declaration No 06-02, do not raise significant environmental issues, or request additional information A substantive response to such comments is not appropriate within the context of CEQA Such comments are responded to with a "comment acknowledged' reference This indicates that the comment will be forwarded to all appropriate decision makers for their review and consideration CEQA defines substantial evidence for purposes of supporting a fair argument triggering the need for an EIR or mitigation as follows Argument, speculation, unsubstantiated opinion or narrative evidence which is clearly inaccurate or erroneous, or evidence of social or economic impacts that do not contribute to or are not causes by, physical impacts on the environment, is not substantive evidence Substantial evidence shall include facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts NEGATIVE DECLARATION NO 06-02 —COMMENTS The authors of all comments received during the public review period, along with the corresponding reference initials used for numbering the responses, are listed below Comment Author Comment Reference Initials 1 Julie E Bixby JB 2 Greg Holmes GH Department of Substances Control PO Box 3044 Sacramento, CA 95812-3044 3 Dave Singleton DS Native American Heritage Commission 915 Capitol Mall, Rm 364 Sacramento, CA 95814 4 Paul Frost PF Department of Conservation 5816 Corporate Avenue, Suite 100 Cypress, CA 90630-4731 5 Sandra Gems SG Bolsa Chica Land Trust 1586 Myrtlewood Costqa Mesa, CA 92626 JB1 Comment acknowledged and appreciated Exhibits 2 3-3 and 4 2-4 along with page 5-2 of the Draft Specific Plan have been revised by removing the reference to private streets All streets within the Specific Plan area are public as required by CDP No 5-05-020 J132 The security shack will be removed after construction has finished JB3 No public parking lots will be provided within this area However, all streets within the Specific Plan area will be public and parking will be available on both sides of the interior streets JB 4 See JB 3 JB 5 Thank you for noting this error Those streets will be cul-de-sacs as shown on Exhibit 2 6-1 and will not be accessible from the Sandover project The Specific Plan has been revised to reflect this information The Brightwater Specific Plan area will not be gated JB 6 Exhibit 4 2-4 has been revised to reflect that parking will be provided on both sides of Brightwater Drive JB 7 Library and community services were analyzed in Subsequent EIR No 551 (SCH # 1993071064), which determined that pursuant to a 1996 agreement between the County of Orange and the City of Huntington Beach library services will be provided by the City and property tax funds transferred to the City As such, Subsequent EIR No 551 (SCH# 1993071064) determined that there would be no significant impacts to library services With implementation of the proposed project, there will be no change in the provision of library or community services As such, the Negative Declaration determined that, there will be no significant impacts to library services or community services resulting from the proposed project JB 8 Comment acknowledged See discussion in JB 6 JB 9 Comment acknowledged JB 10 The Brightwater Habitat Management Plan (BHMP) requires the applicant and County to implement a plan to control the presence of domestic cats and dogs in wildlife areas as a PDF (Project Design Feature) of Subsequent EIR No 551 (SCH# 1993071064) Refer to Section 7 1 of the BHMP for more information JB 11 Comment acknowledged The slope area (Planning Area 3A-1) is currently under the jurisdiction of a County and City mutual aide agreement and will continue after implementation of the proposed project JB 12 The Brightwater Specific Plan serves as the zoning for the Specific Plan area It is the Planning Director's responsibility to interpret and enforce the site development standards and design guidelines once the property is annexed into the City However, the City does not conduct annual inspections to ensure that the HOA is enforcing landscape and lighting requirements contained in the Specific Plan The Brightwater Maintenance Corporation will be responsible for the continued maintenance of the habitat areas and monitored by the California Coastal Commission JB 13 The BHMP contains provisions that require homeowners within the Specific Plan area to direct light away from habitat areas as required by CDP No 5-05-020 Condition No 10 B 10 The Brightwater Maintenance Corporation (BMP) is responsible for ensuring that this condition is complied with through a public education program and annual distribution of the resident education program JB 14 Comment acknowledged See response JB 18 for information on the Southern Tarplant and Seasonal Pond ESHA buffers JB 15 Restrictions relating to Landscape Zone A (residential areas adjacent to conservation/ open space areas) are contained in the CC&Rs and will be enforced by the BMC JB 16 A public education program on the restrictions relating to plant palettes is the responsibility of the BMC as indicated in the CC&R's and the HMP JB 17 The BHMP and CC&Rs for the Specific Plan area contain provisions for notification of new property owners of their responsibilities with regards to the approved plant palettes JB 18 Zone 6 (Planning Area 7-1) as shown on Exhibit 4 2-1 is referred to as the "Southern Tarplant and Seasonal Pond Environmental Protection Area All of the Southern Tarplant populations within this area are surrounded by a 50 foot buffer area that is contained within the boundaries of the planning area In addition the entire area of Planning Area 7- 1 is surrounded by either a 6-foot masonry wall or 6-foot fence to prevent access by domestic pets and humans GH 1-8 SEIR No 551 (SCH# 1993071064) was prepared by Orange County to analyze the potential effects from the Brightwater Development Project (BDP) on the environment Section 4 14 of SEIR No 551 (SCH# 1993071064) provides a detailed accounting of the Environmental Setting relating to Hazards and Hazardous Substances of the BDP site and includes an accounting of Historical Usage of Hazardous Substances on the site and the results of Soil/Groundwater investigations Section 4 14 15 of the certified SEIR No 551 (SCH# 1993071064) provides an analysis of the potential environmental effects from the BDP on hazards and hazardous substances SEIR No 551 (SCH# 1993071064), which was certified by Orange County in July 2002, found that the BDP with the implementation of PDFs and SCs would not result in significant impacts from Hazards or Hazardous Substances An Addendum to SEIR No 551 (SCH# 1993071064) was prepared to analyze the impacts from the BDP as revised per Coastal Development Permit (CDP) No 5-05-020 issued by the CCC in December 2005 for the BDP The Sept 26, 2005 Addendum concluded that the revised BDP would not result in any new significant effects to Hazards and Hazardous Substances beyond that analyzed in SEIR No 551 (SCH# 1993071064) The proposed project involves 1) annexation of the BDP as approved by Orange County and the CCC into the City of Huntington Beach in phases as homes are constructed, 2) ZTA No 06-01 to create the Brightwater Specific Plan that was developed to reflect the BDP and 3) ZMA No 06-01 for the prezoning of the BDP with the Brightwater Specific Plan in accordance with LAFCO procedures before annexation ZMA No 96-01 also serves to prezone a small area of the BDP with RL zoning to allow for the future development of an additional home site within the adjacent Sandover project and rezone areas of the project site located in the City of Huntington Beach with the Brightwater Specific Plan to allow for the future development six additional homes within the Brightwater Specific Plan area Development of the BDP, which included construction of the seven additional homes, was analyzed under Subsequent EIR No 551 (SCH# 1993071064) As such, the project does not involve additional density or intensity of land uses over that analyzed in Subsequent EIR No 551 (SCH# 1993071064) and the Addendum Therefore Negative Declaration No 06-02 concludes that the proposed project will not result in any new significant impacts to Hazards and Hazardous Substances over that identified in SEIR No 551 (SCH# 1993071064) and the Addendum GH 9 Comment acknowledged DS 1 SEIR No 551 (SCH# 1993071064) was prepared by Orange County to analyze the potential effects from the Brightwater Development Project (BDP) on the environment Section 4 11 of the document provides detailed analyses of the potential effects of the BDP on Cultural Resources The analyses on cultural resources contained in SEIR No 551 (SCH# 1993071064) was based on a detailed accounting of the cultural resource setting of the BDP site that included the prehistory, ethnology/ethnography and history of the site and vicinity SEIR Section 4 11 13 contains an accounting of Previous Archaeological Investigations that have been conducted on the site and an analysis of the impacts from the BDP on those sites The analysis contained in Section 4 114 found that the BDP may result in significant impacts to two significant historic/prehistoric sites located on the BDP site However, the SEIR No 551 (SCH# 1993071064) concluded that with the implementation of PDFs and SCs all project-related impacts to cultural resources were found to be less than significant Please refer to SEIR Section 4 11 Cultural Resources for the full accounting and analyses of impacts from the BDP on Cultural Resources and the PDFs and SCs that were required to be implemented for the BDP The September 2005 Addendum to SEIR No 551 (SCH# 1993071064) was prepared to analyze the impacts from changes to the BDP as required by CDP No 5-05-020 that included a reduction in the number of residential units and development area, changes to visitor serving uses and public access to the coast, changes to water quality treatment, and increased preservation of biological resources The Addendum found that the revised BDP would not result in any new significant impacts to Cultural Resources The proposed project involves 1) annexation of the BDP as approved by Orange County and the CCC into the City of Huntington Beach in phases as homes are constructed, 2) ZTA No 06-01 to create the Brightwater Specific Plan that was developed to reflect the BDP, and 3) ZMA No 06-01 for the prezoning of the BDP with the Brightwater Specific Plan in accordance with LAFCO procedures before annexation ZMA No 96-01 also serves to prezone a small area of the BDP with RL zoning to allow for the future development of an additional home site within the adjacent Sandover project and rezone areas of the project site located in the City of Huntington Beach with the Brightwater Specific Plan to allow for the future development six additional homes within the Brightwater Specific Plan area Development of the BDP, which included construction of the seven additional homes, was analyzed under Subsequent EIR No 551 (SCH# 1993071064) As such the project does not involve additional density or intensity of land uses over that analyzed in Subsequent EIR No 551 (SCH# 1993071064) and the Addendum Therefore, Negative Declaration No 06-02 concludes that the proposed project will not result in any new significant impacts to Cultural Resources DS 2 For a list of Cultural Resource PDFs and SCs required by the SEIR No 551 (SCH# 1993071064) to reduce impacts from the BDP to less than significant refer to Section 4 113 1 of the document DS 3 The proposed project does not involve additional density or intensity land use over that analyzed in SEIR No 551 (SCH# 1993071064) and the Addendum As such, the Negative Declaration found that the proposed project will not result in any new impacts to cultural resources As such, revising the project to avoid cultural resources is not necessary to reduce impacts to cultural resources PF 1 Comment acknowledged — The Brightwater Specific Plan reflects the BDP as approved by the County of Orange and the California Coastal Commission and is within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551 (SCH# 1993071064) SEIR No 551 analyzed the existing well and required a Grading Mitigation Plan be developed prior to initial grading The Plan required remediation if contaminated soil is encountered, locations of all on-site abandoned oil wells and pipelines and details of the steps to be taken if unexpected conditions are encountered SG 1 Comment acknowledged SG 2 Comment acknowledged—See responses JB 1 JB 3, JB 4 and JB 6 above SG 3 The "paseos" as required by the approved by the Coastal Commission are public paths and do not provide closing gates on them, thus open to the public at all times Your comment is duly noted SG 4 The Specific Plan plant palette reflects the plant palette approved by the California Coastal Commission under CDP No 5 05-020 Any changes to the plant palette would require an amendment to the approved CDP The Specific Plan plant palette includes restrictions on the rear yards of residential lots adjoining the Native Grasslands/CSS habitat area to ensure compatibility with the habitat and identifies a series of landscape zones with detailed plant lists for each zone The Brightwater Maintenance Corporation will be responsible for the continued maintenance of the habitat areas once they are completed to the Coastal Commission's satisfaction SG 5 Comment acknowledged — Upon annexation, future additions/remodels and development must comply with the guidelines of the Specific Plan SG 6 Comment acknowledged—The draft negative declaration will be revised to reference the State Clearinghouse number (SCH#1993071064) by the attached errata page SG 7 Comment acknowledged —On page seven of the draft negative declaration, reference to the EIR No 551 (SCH# 1993071064) is made concluding CEQA analysis of the additional homes SG 8 As stated in the draft negative declaration, EIR No 551 (SCH# 1993071064) analyzed future development of nine additional lots However, County of Orange and Coastal Commission approval did not include the approval of these lots Therefore, after annexation, the City of Huntington Beach will be responsible for processing all necessary entitlements for the development of the additional nine lots SG 9 See comment SG 8 SG 10 Comment acknowledged SG 11 The City of Huntington Beach will process a general plan amendment and a local coastal program amendment through the Coastal Commission following approval of the annexation Additionally, the City of Huntington Beach will process all necessary entitlements for the additional nine homes as analyzed in EIR No 551 (SCH# 1993071064) SG 12 The habitat preservation has been analyzed in EIR No 551 (SCH# 1993071064) along with the Habitat Management Plan (HMP) approved by the California Coastal Commission SG 13 The water and public services is noted on pages 26 and 27 in the draft negative declaration In addition, the pre annexation agreement between the City of Huntington Beach and Hearthside Homes and the out-of-service area agreement with LAFCO addresses City water services V ERRATA TO NEGATIVE DECLARATION NO 06-02 The following changes to Negative Declaration No 06-02 are noted below The changes to the Negative Declaration as they relate to issues contained within this errata sheet do not affect the overall conclusions of the environmental document The changes are identified by the comment reference response Page 3 —The Specific Plan will not result in an increase in the density or intensity of land use, beyond what was analyzed in Subsequent EIR No 551 (SCH# 1993071064), within the project area over that approved by the County of Orange and California Coastal Commission(CCC) The draft negative declaration is amended to include (SCH9 1993071064) throughout the document after reference to EIR No 551 VI APPENDIX Attached are the comment letters August 19, 2007 city 0, 1-iuntn(lLon City of Huntington Beach Planning Dept AUG 21 ZQOa Attn Jason Kelley 2000 Main St Huntington Beach, CA 92648 RE Public Comment for Draft Negative Declaration for Brightwater Specific Plan& Annexation Mr Kelley, I have several questions and concerns about both the Specific Plan and the Neg-Dec Statements in italics are taken from the document at http //www surfcity-hb org/files/users/planning/brightwater_specific_plan pdf TRAFFIC & CIRCULATION Common area development includes privately-owned streets How can the streets be"privately owned" if this is NOT a gated community(and never J� can be due to the CDP)? Speaking of which,there is currently a security shack at the Brightwater/Bolsa Chica 3,Z intersection Is this temporary due to construction traffic and will be removed once construction is complete? Bolsa Chaca Street improvements will include the extension of the 2-lane street varying an width from the Sandover neaghoorhood entrance to the Braghtwater project entry Is there any parking available on this extension? J-1 g 3 For the general public to access the Public Trail, where are they supposed to park their J LA cars? The text makes no mention or provision for general public parking for use of the public trail, at either end(Warner end or Bolsa Chaca end) Development Area 7-4 will be accessed from S and T Streets which connect to the existing Sandover project and to the Bolsa Chaca Street entry on the east Shouldn't this read"Bolsa Chaca Street GATED entry"? Or is the Sandover gate coming g s down? 1 of 3 r On-street parking will be allowed along both sides of the 36 foot-wide streets of the development area to serve both residents and their guests Driveways are spaced such that generally one on-street parking space is available in front of each home (And) As shown on Exhibit 4 2-4 Brightwater Drive the unloaded collector roadway that links Brightwater s two entries providing for a 40 foot road section Exhibit 4 2-4 shows parking on one side of Brightwater Drive and a bike lane on the other, but there's NO mention of street parking or a bike lane IN THE WRITTEN ,g DESCRIPTION of the street in the Specific Plan And if Brightwater Drive is 40-feet wide, and the residential streets are 36-feet wide, why is there 2-sided parking on the narrower road and only I-sided parking(as diagramed in 4 2-4)on the wider road? PUBLIC SERVICES/RECREATION There is not a single mention in the Neg-Dec of impacts(or lack thereof)to local J[j -. community services programs and library services Shouldn't they at least be mentioned? See also the comment above about parking&bicycles along Brightwater Drive JB V What about a bicycle rack at each end of the public trails j� Q From the Neg-Dec There is also a mutual aide agreement currently in effect between the City and OCSCD to provide law enforcement services in the project area What about animal control? People are already using the Public Trail and some are misusing it] J with OFF-LEASH dogs People are also already straying off the trail into the habitat area Dept of Fish&Game says the , t slope of the habitat area is not state property so they have no enforcement ability Is the slope under the jurisdiction of the OCSCD-HBPD mutual aide agreement? AESTHETICS/BIOLOGCIAL RESOURCES The Planning Director or Director's designee shall be responsible for interpreting and enforcing the site development standards and design guidelines set forth in the Specific Plan 2of3 Will Lhe Planning Director conduct an annual inspection to ensure the HOA is enforcing 1 Z the rules, particularly with regards to landscaping and lighting? Outdoor lighting shall be designed to provide adequate illumination of on-sate areas without intruding upon surrounding properties or sensitive uses Are there any safeguards in place to ensure that the homeowners that back up to the J ti3 perimeter public trail will NOT install lighting(including, but not limited to motion detectors), that intrudes into the sensitive habitat area(both the perimeter area and the tarplant area)? Braghtwater s lush landscape theme The area will include understory planting and shrubs as well as sample and expansive areas of lawn that meander on both sides of the entry This is highly irresponsible landscaping,particularly RIGHT NEXT TO an Ecological J B j Reserve) Re `Expansive areas of lawn"—for what purpose? To waste water9 LANDSCAPE ZONE A—Residential Areas Adjacent to Native Area (20'within Residential Lots and Paseos) Specific non-native invasive plants are prohibited from this portion of the residential landscape with prohibitions based upon adopted regional policies of the California Development of Fish and Game an consideration of the proximity of incorporated and unincorporated urban areas to the Bolsa Chaca Wetlands Restoration Area Who will be enforcing the plant pallet? I J 915 Will there be annual inspections to ensure compliance? What about change of ownership? Will there be title &deed restrictions to ensure plant ,,,)B compliance? What about the Habitat Restoration area(yellow Zone 6 on Exhibit 4 2-1)between the S Sands and the Trails models? Why isn't there a restriction on the plants allowed in those backyards that are also adjacent to a sensitive area? Thank you Sincerely, PU F Julie E Bixby 3 of 3 �1 '-" AUG 2 4 Z007 Department of Toxic Substances Control QW; Maureen F Gorsen Director Linda S Adams 5796 Corporate Avenue Arnold Schwarzenegger Secretary for Cypress California 90630 Governor Environmental Protection August 22 2007 Mr Jason Kelley Associate Planner City of Huntington Beach, Planning Department 2000 Main Street Huntington Beach California 92648 INITIAL STUDY AND PROPOSED NEGATIVE DECLARATION (ND) FOR BRIGHTWATER SPECIFIC PLAN AND ANNEXATION PROJECT (SCH # 2007081028) Dear Mr Kelley The Department of Toxic Substances Control (DTSC) has received your submitted document for the above-mentioned project As stated in your document The proposed project involves three components 1) annexation application to the Orange County Local Area Formation Commission to annex the Brightwater Development Project into the City of Huntington Beach, 2) prezoning for portions of the Brightwater Development Project presently located within Orange County and 3) rezoning of the portions of the site currently located within the City of Huntington Beach from Residential Low Density to Specific Plan Based on the review of the submitted document DTSC has the follow,ng comments 1) The ND should identify and determine whether current or historic uses at the project site may have resulted in any release of hazardous wastes/substances 2) The ND should identify any known or potentially contaminated sites within the proposed project area For all identified sites the ND should evaluate whether conditions at the site may pose a threat to human health or the environment Following are the databases of some of the regulatory agencies • National Priorities List (NPL) A list maintained by the United States Environmental Protection Agency (U S EPA) e Printed on Recycled Paper Mr Jason Kelley August 22 2007 Page 2 • Site Mitigation Program Property Database (formerly CalSites) A Database primarily used by the California Department of Toxic Substances Control • Resource Conservation and Recovery Information System (RCRIS) A database of RCRA facilities that is maintained by U S EPA • Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS) A database of CERCLA sites that is maintained by U S EPA • Solid Waste Information System (SWIS) A database provided by the California Integrated Waste Management Board which consists of both open as well as closed and inactive solid waste disposal facilities and transfer stations • Leaking Underground Storage Tanks (LUST)/ Spills Leaks Investigations and Cleanups (SLIC) A list that is maintained by Regiona Water Quality Control Boards • Local Counties and Cities maintain lists for hazardous substances clean p sites and leaking underground storage tanks • The United States Army Corps of Engineers, 911 Wilshire Boulevard Los Angeles, California, 90017, (213) 452-3908 maintains a list of Formerly Used Defense Sites (FUDS) 3) If any property adjacent to the project site is contaminated vv,th hazardous chemicals and if the proposed project is within 2 000 feet from a contaminated site, then the proposed development may fall within the Border Zone of a Contaminated Property Appropriate precautions should be taken prior to construction if the proposed project is within a Border Zone Property 4) The project construction may require soil excavation and soil filling in certain areas Appropriate sampling is required prior to disposal of the excavated soil If the soil is contaminated properly dispose of it rather than placing it in another location Land Disposal Restrictions (LDRs) may be applicable to these soils Also if the project proposes to import soil to backfill the areas excavated proper sampling should be conducted to make sure that the imported soil is free of contamination Mr Jason Kelley August 22 2007 Page 3 5) Human health and the environment of sensitive receptors should be protected during the construction or demolition activities A study of the site overseen by the appropriate government agency might have to be conducted to determine if there are have been or will be any releases of hazardous materials that may pose a risk to human health or the environment 6) If during construction/demolition of the project soil and/or groundwater contamination is suspected construction/demolition in the area should cease and appropriate health and safety procedures should be implemented If it is determined that contaminated soil and/or groundwater exist the ND should 'l identify how any required investigation and/or remediation will be conducted �� 1 and the appropriate government agency to provide regulatory oversight 7) If the site was used for agricultural or related activities onsite soils and groundwater might contain pesticides agricultural chemical organic waste or other related residue Proper investigation and remedial actions if necessary should be conducted under the oversight of and approved by a government agency at the site prior to construction of the project 8) If weed abatement occurred onsite soils may contain herbicide residue If so proper investigation and remedial actions if necessary, should be conducted at the site prior to construction of the project 9) Envirostor (formerly CalSites) is a database primarily used by the California Department of Toxic Substances Control and is accessible through DTSC s website DTSC can provide guidance for cleanup oversight through an 9 Environmental Oversight Agreement (EOA) for government agencies, or a Voluntary Cleanup Agreement (VCA) for private parties For additional information on the EOA please see www dtsc ca gov/SoteCleanup/Brownfields or contact Maryam Tasnif-Abbasi DTSC s Voluntary Cleanup Coordinator at (714) 484-5489 for the VCA Mr Jason Kelley August 22 2007 Page 4 If you have any questions regarding this letter please contact Ms Eileen Khachatounans Project Manager at (714) 484-5349 Sincerely Greg Holmes Unit Chief Southern California Cleanup Operations Branch - Cypress Office cc Governors Office of Planning and Research State Clearinghouse P O Box 3044 Sacramento, California 95812-3044 Mr Guenther W Moskat Chief Planning and Environmental Analysis Section CEQA Tracking Center Department of Toxic Substances Control P O Box 806 Sacramento California 95812-0806 CEQA# 1793 T$ ATE OF CALIFORNIA AmoldSchwarsigMaer Cnvarnnr NATIVE AMERICAN HERITAGE COMMISSION 915 CAPITOL MALL,ROOM 364 a SACRAMENTO CA M14 (916)653-Ml Fax(916)6575390 Web Site]epeay.nahc.ca.aov � s l`�1 G T 1££}���rl �1Pac, e-mail ds_nahc@pacbeil net August 27 2007 AUG 3 0 Z007 Mr Jason Kelley Associate Planner CITY OF HUNTINGTON BEACH 2000 Main Street Huntington Beach CA 92648 Re SCH#2007081028.CEQA Notice of Completion. Negative Declaration for BRIGHTWATER SPECIFIC PLAN& ANNEXATION PROJECT.City of Huntington Beach,Orange County,California Dear Mr Kelley The Native American Heritage Commission is the state s Trustee Agency for Native American Cultural Resources The California Environmental Quality Act(CEQA)requires that any project that causes a substantial adverse change in the significance of an historical resource that includes archaeological resources is a significant effect requiring the preparation of an Environmental Impact Report(EIR)per CEQA guidelines§15064 5(b)(c) In order to comply with this provision the lead agency is required to assess whether the project will have an adverse impact on these resources within the area of potential effect(APE) and If so to mitigate that effect To adequately assess the project related impacts on historical resources the Commission recommends the following action d Contact the appropriate California Historic Resources Information Center(CHRIS) Contact information for the Information Center nearest you is available from the State Office of Historic Preservation(916/653-7278)/ http/ANww oho parks ca gov/1068/files/iC%20Roster 0f The record search will determine • If a part or the entire APE has been previously surveyed for cultural resources ■ If any known cultural resources have already been recorded in or adjacent to the APE ■ If the probability is low moderate or high that cultural resources are located in the APE ■ If a survey Is required to determine whether previously unrecorded cultural resources are present If an archaeological inventory survey is required the final stage is the preparation of a professional report detailing the findings and recommendations of the records search and field survey • The final report containing site forms site significance and mitigation measurers should be submitted immediately to the planning department All information regarding site locations Native American human remains and associated funerary objects should be in a separate confidential addendum and not be made ryS available for pubic disclosure • The final written report should be submitted within 3 months after work has been completed to the appropriate regional archaeological Information Center Contact the Native American Heritage Commission(NAHC)for ' A Sacred Lands File(SLF)search of the project area and information on tribal contacts in the project vicinity that may have additional cultural resource information Please provide this office with the following citation format to assist with the Sacred Lands File search request. USG§7 5-minute guadrangie citation with name.township.range and section,. • The NAHC advises the use of Native American Monitors to ensure proper Identification and care given cultural resources that may be discovered The NAHC recommends that contact be made with Native American Contacts on the attached list to get their input on potential project impact(APE) in some cases the existence of a Native American cultural resources may be known only to a local tnbe(s) Lack of surface evidence of archeological resources does not preclude their subsurface existence ■ Lead agencies should include in their mitigation plan provisions far the identification and evaluation of accidentally discovered archeological resources per Callfomia Environmental Quality Act(CEQA)§15064 5(f) In areas of identified archaeologicai sensitivity a certified archaeologist and a culturally affiliated Native American with knowledge in cultural resources should monitor all ground-disturbing activities ■ Lead agencies should include in their mitigation plan provisions for the disposition of recovered artifacts in consultation with culturally affiliated Native Americans Lead agencies should include provisions for discovery of Native American human remains or unmarked cemeteries in their mitigation plans CEQA Guidelines Section 15064 5(d)requires the lead agency to work with the Native Americans identified by this Commission If the initial Study identifies the presence or likely presence of Native American human remains within the APE CEQA Guidelines provide for agreements with Native American identified by the NAHC to assure the appropriate and dignified treatment of Native American human remains and any associated grave liens 4 Health and Safety Code§7050 5 Public Resources Code§5097 98 and Sec §15064 5(d)of the CEQA S Guidelines mandate procedures to be followed in the event of an accidental discovery of any human remains in a location other than a dedicated cemetery 1 Lead agencies should consider avoidance,as defined in 4 15370 of the CEQA Guidelines,when significant cultural resources are discovered during the course of oroiec t alannma Please feel free to contact me at(916)653-6251 if you have any questions cerely e let Program An ly t Attachment List of Native American Contacts Native American Contacts Orange County August 27 2007 Ti'At Society Gabnelinolrongva Council/Gabrielino Tongva Nation Cindi Alvitre Sam Dunlap, Tribal Secretary 6602 Zelzah Avenue Gabrielino 761 Terminal Street Bldg 1 2nd floor Gabrielino Tongva Reseda CA 91335 Los Angeles , CA 90021 calvitre@yahoo com office @tongvatribe net (714)504-2468 Cell (213) 489-5001 - Officer (909) 262-9351 -cell (213) 489-5002 Fax Juaneno Band of Mission Indians Aclachemen Nation Juaneno Band of Mission Indians AcJachemen Nation David Belardes, Chairperson Anthony Rivera Chairman 31742 Via Belardes Juaneno 31411-A La Matanza Street Juaneno San Juan Capistrano CA 92675 San Juan Capistrano , CA 92675 2674 (949) 493-0959 anvera@1uaneno com (949) 493-1601 Fax 949-488-3484 949-488-3294 Fax Tongva Ancestral Territorial Tribal Nation Gabnelino Tongva Indians of California Tribal Council John Tommy Rosas, Tribal Adminstrator Robert Dorame, Tribal Chair/Cultural Resources 4712 Admiralty Way Suite 172 Gabrielino Tongva 5450 Slauson Ave Suite 151 PMB Gabrielino Tongva Marina Del Rey CA 90292 Culver City , CA 90230 310-570-6567 tongva@venzon net 962-761-6417 - voice 562-920-9449-fax Gabneleno/Tongva Tribal Council Juaneno Band of Mission Indians Aclachemen Nation Anthony Morales, Chairperson Joyce Perry , Tribal Manager & Cultural Resources PO Box 693 Gabrielino Tongva 31742 Via Belardes Juaneno San Gabriel CA 91778 San Juan capistrano = CA 92675 ChiefRBwife@aol corn (949)493-0959 (626)286-1632 (949) 293-8522 Cell (626) 286-1758 - Home (949) 493-1601 Fax (626) 286-1262 Fax This list is current only as of the date of this document. Distribution of this list does not relieve any person of statutory responsibility as defined in Section 7050.5 of the Health and Safety Code,Section 5097 94 of the Public Resources Code and Section 5097 98 of the Public Resources Code. This list Is only applicable for contacting local Native American with regard to cultural resources for the proposed SCN#2007081028 CEGA Notice of Completion Negative Dech rtlon for Brightwater Specific Plan&Annexation Project, City of Huntington Beach Orange County Californla Native American Contacts Orange County August 27, 2007 Juaneno Band of Mission Indians Alfred Cruz, Culural Resources Coordinator P O Box 25628 Juaneno Santa Ana , CA 92799 al€redggcruz@sbcglobal net 714-998-0721 slfredgcruz@sbcglobal net Juaneno Band of Mission Indians Adolph 'Bud" Sepulveda, Chairperson P O Box 25828 Juaneno Santa Ana , CA 92799 bssepul@yyahoo net 714-838-3270 714-914-1812 - CELL bsepul@yahoo net Sonia Johnston, Tribal Vice Chairperson Juanefio Band of Mission Indians P O Box 25628 Juaneno Santa Ana , CA 92799 (714) 323-8312 sonia lohnston@sbcglobal net This list is current only as of the date of this document Distribution of this list does not relieve any person of statutory responsibility as defined In Section 7050 5 of the Health and Safety Code,Section 5097 94 of the Public Resources Code and Section 5097 98 of the Public Resources Code This list is only applicable for contacting local Native American with regard to cultural resources for the proposed SCHS2007081028 CEQA Notice of Completion Negative Declartion for BNghiwater Specific Plan&Annexation Project, City of Huntington Beach orange County Califomla. Ir STATE OF CALIFORNIA RESOURCES AGENCY ARNOLD SCHWARZENEGGER GOVERNOR DEPARTMENT OF CONSERVATION DIVISION OF OIL GAS AND GEOTHERMAL RESOURCES 5816 Corporate Avenue Suite 200 Cypress CA 90630 4731 PHONE 714/816 6847 • FAX 714/816 6853 • WEB SITE conservation ca gov September 4 2007 Mr Jason Kelly Associate Planner SEP 0 5 LUU/ City of Huntington Beach 2000 Main Street Huntington Beach California 92648 Subject Brightwater Specific Plan and Annexation SCH#2007081028 Dear Mr Kelly The Department of Conservation's (Department) Division of Oil Gas and Geothermal Resources (Division) has reviewed the above referenced project The Division supervises the drilling maintenance and plugging and abandonment of oil gas and geothermal wells in California The proposed project is located in the administrative boundaries of the Sunset Beach oil field There are eleven plugged and abandoned wells within or in proximity of the project boundaries The wells are identified on Division map 133 and in Division records The Division recommends that all wells within or in close proximity to project-boundaries be accurately plotted on future project maps FF I Building over or in the proximity of idle or plugged and abandoned wells should be avoided if at all possible If this is not possible it may be necessary to plug or re-plug wells to current Division specifications Also the State Oil and Gas Supervisor is authorized to order the reabandonment of previously plugged and abandoned wells when construction over or in the proximity of wells could result in a hazard (Section 3208 1 of the Public Resources Code) If abandonment or reabandonment is necessary the cost of operations is the responsibility of the owner of the property upon which the structure will be located Finally if construction over an abandoned well is unavoidable an adequate gas venting system should be placed over the well Furthermore if any plugged and abandoned or unrecorded wells are damaged or uncovered during excavation or grading remedial plugging operations may be required If such damage or discovery occurs, the Division's district office must be contacted to obtain information on the requirements for and approval to perform remedial operations The Department of Conservation s muston a to protect Californians and their environment by 0-otectzng lives and property from earthquakes and fandsCufes Ensuring safe mining and od andgas dnaing Conserving Californua s farmfan,,4 andSaznng energy and resources through recycling L 'Mr Jason Kelly, Associate Planner September 4 2007 Page 2 To ensure proper review of building projects the Division has published an informational packet entitled, "Construction Project Site Review and Well Abandonment Procedure" that outlines the information a project developer must submit to the Division for review The Department of Transportation should contact the Division Cypress district office for a copy of the site-review packet The local planning department should verify that final building plans have undergone Division review prior to the start of construction Thank you for the opportunity to comment on the Brightwater Specific Plan and Annexation If you have questions on our comments or require technical assistance or information please call me at D Cypress district office 5816 Corporate Avenue Suite 200 Cypress, CA 90630-4731, phone (714) 816-6847 Sincerely, Paul Frost Associate Oil & Gas Engineer Division of Oil Gas and Geothermal Resources District 1 SANDRA GENIS, PLANNING RESOURCES 1586 MYRTLEWOOD COSTA MESA, CA 92626 PHONE/FAX (714) 754-0814 September 6, 2007 Jason Kelley, Associate Planner City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Subject Brightwater Specific Plan and Annexation Dear Mr Kelley Thank you for the opportunity to comment on the Negative Declaration/Initial Study for the Brightwater Specific Plan and Annexation in Orange County, Ca The project consists of adoption of Specific Plan No 16, Zoning Text Amendment No 06-01, Zoning Map Amendment No 06-01, and Annexation No 06-01 These comments are submitted on behalf of myself, Sandra Gems, and the Bolsa Chica Land Trust I am a Bolsa Chica Land Trust board member and a professional planner with over twenty years experience The Proicct The Bolsa Chica Land Trust has long held that any annexation of the Bnghtwater area must also include the lower bench of the Bolsa Chica Mesa This is critical so that water may be provided 6 for habitat restoration This is most critical in the first few years after habitat is re-established If annexation is to proceed, we urge the City to annex the entire Bolsa Chica Mesa, not just a portion We have additional concerns regarding the proposed Specific Plan and environmental document as follows Public access The Brightwater Specific Plan(BSP) repeatedly states that on-street parking will be provided "to serve both residents and their guests" without including the general public The Coastal Commission required on-street parking for the express purpose of providing access by the general public The Specific Plan must be revised to state that the parking will serve residents, $�Z their guests, and the public at large and that all streets will be open to the public The Specific Plan proposes that there be decorative paving on roadways at entrances to the project They also are proposing an island at the Warner entrance We are concerned that this might create the impression that the area is private, and the setup would lend itself to future privatization Any entry treatments must be provided in a manner that is inclusionary of public Page 1 of 6 access The Specific Plan includes "paseos" linking the last street within the Brightwater development with the public path located in the required open space along the edge of the Mesa The Specific S& ?j Plan must state that the paseos will be open to the public Biological Resources In response to concerns raised by the public during County and Coastal Commission review of the Brightwater project, the applicant submitted assurances that invasive species would not be used in the project However, the proposed plant palette appears geared to fire suppression without regard to invasive species that might invade the resource, and limits planting primarily in only the twenty feet closest to the public open space area Prohibited plants in this area include many native species, presumably due to their flammable nature The plant palette for common areas includes several species listed on the California Invasive S(T Plant Inventory, including tall fescue (moderately invasive), Algerian ivy (highly invasive), and pyracantha(moderately invasive) all of which would be permitted even in the outer twenty feet The plant palette also includes date palms which the specific plan limits to areas at least one hundred feet from the resource, although they easily propagate from a greater distance The specific plan includes no limitation on planting of invasive plants on private lots This must be included in the Specific Plan, with the greatest restriction to be n areas closest to the resource The Specific Plan proposes to establish a riparian area in the midst of the eucalyptus grove to include willows and sycamores in order to provide alternate habitat Any action in or adjacent to the Environmentally Sensitive Habitat Area(ESHA)provided by the eucalyptus grove must be conducted in a manner reviewed and approved by both the Coastal Commission and the California Department of Fish and Game Future administration The specific plan states that in the event of a conflict with City zoning or the specific plan,the tract map and site development plan would take precedence While it would be reasonable to S(�-S permit initial development to proceed according to the approved tract map and coastal development permit, future construction including remodels should be subject to City codes All development must also comply with the Coastal Development permit issued by the Commission In the even of a conflict, the most restrictive standards should apply Use of Previously Certified Documents It is noted that in accordance with Section 15150(a) of the Guidelines for the Implementation of the California Environmental Quality Act(CEQA), a Negative Declaration may incorporate by reference all or portions of another document which is a matter of public record or is generally available to the public The Draft Negative Declaration makes great reliance on Orange County Supplemental EIR No 551 (SCH# 1993071064), which was prepared for the Brightwater project by the County of Orange and certified in 2001 Page 2 of 6 Section 15150(d)provides that where an agency incorporates information from an EIR thatJhaspreviously been reviewed through the state review system, the state identification number oincorporated document should be included The State Clearinghouse Identification Number nowhere included in the current material but had to be derived separately Section 15150(c) states that where a Negative Declaration uses incorporation by reference, the incorporated part of the referenced document shall be briefly summarized where possible or briefly described if the data or information cannot be summarized Section 15150 (f) indicates that incorporation by reference is most appropriate for including long, descriptive, or technical materials that provide general background but do not contribute directly to the analysis of the problem at hand The Draft Negative Declaration/Initial Study instead substitutes the barest conclusions of SEIR No 551 for any analysis or even a summary of analyses previously prepared, repeatedly stating the following or some slightly revised version thereof The project involves annexation of the approximately 105 3-acre BDP and prezoning of the BDP and rezoning of 0 365 acres located within the City of Huntington Beach with the Brightwater Specific Plan The project is within the S parameters of residential development evaluated in Subsequent EIR No 551 Therefore, implementation of the project would not create any new impacts relating to This is repeatedly stated absent any analysis or summary of any analysis Thus, the Draft Negative Declaration/Initial Study does not adequately inform the public as to the basis of the conclusions made As described in County of Amador v El Dorado County Water Agency(76 Cal App 4th 933) The EIR is also intended to demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action Since the EIR must be certified or rejected by public officials, it is a document of accountability If CEQA is scrupulously followed,the public will know the basis on which its responsible officials either approve or reject [an] action, and the public, being duly informed, can respond accordingly to action with which it disagrees The EIR process protects not only the environment but also informed self- government This principle applies equally well to a Negative Declaration Absent even a brief summary of the material included in EIR No 551, decision makers and the public generally cannot be "duly informed"by the current environmental document Approval of the proposed project would allow the development of six homes in addition to the 349 dwelling units approved under Vesting Tentative Tract Map No 15460 by the County of Orange and Coastal Development Permit(CDP)No 5-05-020 Total units to be developed would not exceed the number examined in Orange County EIR No 551 Page 3 of 6 In addition to the area to be annexed, the proposed project includes 0 6 acres of land currently with city boundaries While the project description in EIR No 551 references a small area within the incorporated City of Huntington Beach, this is not mapped as a part of resource investigations included in Orange County EIR No 551 (SCH# 1993071064) development of s� these areas is not included in CDP No 5-05-020 Thus, contrary to repeated assertions in the Draft Negative Declaration/Initial Study, the project is not"within the parameters of residential development and habitat protection and creation evaluated in Subsequent EIR No 551" as is repeatedly asserted in the draft Negative Declaration/Initial Study This is problematic in that the on-site investigations for the referenced EIR do not reflect inclusion of the additional 0 6 acres Areas of concern in this regard include but are not limited to, biological resources and archaeological resources The Bolsa Chica has been recognized as home to some of the most valuable biological and archaeological resources in the state, if not the nation Thus, any potential impacts to such resources must be examined fully and in detail Though some of the S rare biota on the site may not be visually dramatic they are still highly valuable, for example the southern tarplant on the mesa has been recognized as environmentally sensitive by the California Coastal Commission Has a walkover been conducted of the 0 6 acres to determine if southern tarplant exists in the area? Other high interest species may exist in the area as well In addition, construction of an additional dwelling unit on Lot 7 would likely result additional impacts to residents and visitors along Los Patos, due to increased shade and shadow and blockage of the small window to the south remaining in that area Local residents are already $(r� upset by the appearance of the Brightwater project south of Los Patos, and significant unavoidable impacts to aesthetics were identified in EIR No 551 and in Orange County's Statement of Overriding Considerations approving the Brightwater project Construction of a home on Lot 7 would exacerbate this impact — — Piecemeal approach It appears that the project will entail a general plan amendment and local coastal program(LCP) amendment although those applications are not being considered at this time The additional six dwelling units will also require approval of coastal development permits to be processed by the city following amendment of the LCP or by the Coastal Commission if CDPs are desired prior to amendment of the City's LCP While the impacts of some of these actions may be minor, it is possible that in some cases at least, they will not, for example construction of an additional home adjacent to Los Patos as noted above CEQA mandates " that environmental considerations do not become submerged by chopping a large project into many little ones--each with a minimal potential impact on the environment-- which cumulatively may have disastrous consequences " (Bozung v Local Agency Formation Com supra 13 Cal 3d at pp 283-284, 99 Cal Rptr 745,492 P 2d 1137) As noted in [San Franciscans for Reasonable Growth v City and County of San Francisco((1984) 151 Cal App 3d 61, 198 Cal Rptr 634) analyzing only"piecemeal development would inevitably cause havoc in virtually every aspect of the urban environment" Yet that appears to be what has is happening here It may well be that the other actions contemplated and the loss of resources on the six additional lots to be developed would be insignificant on an individual basis but Page 4 of 6 significant when considered together with impacts of the development as a whole Impacts on site aesthetics would certainly increase an impact already identified as significant and unavoidable in previous documentation Not only is it inappropriate to separate environmental review of the additional approvals which will be needed in order to fully implement the Brightwater project, foregone environmental review of the additional actions conflicts with Guidelines Section 15004(b), which specifies that �� 1 an environmental document is to be prepared as early as feasible in the planning process Per t Laurel Heights Improvement Association of San Francisco Inc v The Regents of the University of California (1988 ) 47 Cal 3d 376 the later the environmental review process begins, the more bureaucratic and financial momentum there is behind a proposed project, thus providing a strong incentive to ignore environmental concerns that could be dealt with more easily at an early stage of the project Thus, impacts of ALL aspects of the proposed project must be considered together and considered now Biological Resources Implementation of the Specific Plan would establish a riparian area in the midst of the eucalyptus grove to include willows and sycamores in order to provide alternate habitat The Bolsa Chica land Trust is concerned that the existing eucalyptus ESHA be preserved and protected from any disturbance Impacts associated with creation of"alternate habitat" in the area must be fully analyzed in an open and public manner It is noted that willows do not provide the perching/roosting opportunities provided by eucalyptus The proposed"alternate habitat"could also have different moisture requirements Clearly any planting or grading activities have the potential to create significant adverse impacts on the ESHA This is not addressed in the Negative Declaration/Initial Study �--_ Water/Public Services One of the most significant issues related to the proposed actions which was not addressed in EIR No 551 is the provision of water by the City of Huntington Beach At the time EIR No 551 was certified, it was anticipated that water would be supplied by Southern California Water Company, a private water company, not the City of Huntington Beach In fact, the reason Lot 7 is now available for development is that it had been set aside for water infrastructure associated with the private water system Under the city charter, water may only be provided to areas within city boundaries The Draft Negative Declaration/Initial Study indicates that the city determined as part of the pre- .J annexation agreement that sufficient water was available to serve the project However, no actual analysis is provided and there is no evidence in the record to support the assertion that sufficient City water supplies are indeed available No such analysis is referenced either Environmental documentation for the proposed annexation, including provision of water to the property must Page 5 of 6 include an actual analysis of water availability The Negative Declaration/Initial Study must also identify local water infrastructure which would serve the site and address the capacity of that infrastructure to serve the Brightwater project If additional or expanded facilities are needed S(q- t 3 they must be identified along with any impacts created by installing the additional facilities EIR No 551 addressed the capacity of city services to serve the project and concluded that impacts could be reduced to an insignificant level However such conclusions are now several years old This must be updated Conclusion As currently presented the Negative Declaration/Initial Study fails to demonstrate that no impacts will occur as a result of the proposed actions The Bolsa Chica Land Trust looks forward to working with the City to see that all impacts are mitigated and in achieving our shared goal of maintaining and preserving the sensitive resources of Bolsa Chica Thank you for the opportunity to comment Yours truly, Sandra Gems Board Member Bolsa Chica Land Trust Page 6 of 6 ATTACHMENT #6) �Re City of Huntington Beach Planning Department STAFF REPORT HUNTINGTON BEACH TO Planning Commission FROM Scott Hess, AICP, Director of Planning BY Sandra Campbell, Contract Senior Planner DATE September 11, 2007 SUBJECT NEGATIVE DECLARATION NO 06-021ANNEXATION NO 06-01/ZONING TEXT AMENDMENT NO 06-01/ZONING MAP AMENDMENT NO 06-01 (Brightwater Specific Plan) APPLICANT/ PROPERTY OWNER Ed Mountford, Senior Vice President, Hearthside Homes, 6 Executive Circle, Suite 250, Irvine, California 92614 LOCATION Northeast corner of Bolsa Chica Mesa and generally bounded by Los Patos Avenue to the north, Warner Avenue to the northwest and the Termmus of Bolsa Chica Street to the east STATEMENT OF ISSUE Negative Declaration No 06-02 is an analysis of the potential environmental impacts associated with implementation of the proposed project involving Annexation, Prezomng of the Brightwater Development Project (BDP) and Rezoning of areas currently located within the City of Huntington Beach to Specific Plan Annexation No 06-01 - Annexation of approximately 105 3 acres of land currently under the jurisdiction of the County of Orange into the City of Huntington Beach, - The Brightwater Development Project (BDP) is proposed to be annexed in multiple phases as homes are constructed and consistent with the Pre-Annexation Agreement between the City of Huntington Beach and the applicant, Hearthside Homes, Inc • Zoning Text Amendment No 06-01 - To create the Brightwater Specific Plan(SP-15), - The Brightwater Specific Plan will provide development standards for the 105 6 acre Specific Plan site, 9 ®_2 - At buildout, the Brightwater Specific Plan will result in a total of 355 single-family homes (349 single-family residences approved by Orange County and the California Coastal Commission and six that would be subject to future approval by the City of Huntington Beach), - The Specific Plan includes a 37 1 acre habitat restoration and public trail area that will be maintained by the Brightwater Maintenance Corporation • Zoning Map Amendment No 06-01 - Prezoning of a 105 235 acre portion of the Brightwater Development Project presently located within Orange County with the Brightwater Specific Plan (SP-15) with Coastal Zone Overlay (See Attachment No 9 1), - Prezoning of a 0 065 acre portion of the project site currently located within Orange County with Residential Low Density with Coastal Zone Overlay (RL-CZ) zoning to be included in the Sandover project(See Attachment No 9 2), - Rezoning of 0 365 acres of the project site located within the City of Huntington Beach from RL-CZ to SP-15-CZ(See Attachment No 9 3) • Staff's Recommendation Approve Negative Declaration No 06-02, Zoning Text Amendment No 06-01, Zoning Map Amendment No 06-01 and Annexation No 06-01 based on the following findings - The proposed project will not result in significant impacts on the environment, - Prezoning of the project site with the Brightwater Specific Plan and RL zoning will allow the City to begin annexation of the project site, - Prezoning of the property with the Brightwater Specific Plan will result in a zoning designation for the project site that is consistent with the land uses approved by Orange County and the California Coastal Commission, - The project furthers the goals and policies contained in the General Plan RECOMMENDATION Motion to A "Approve Negative Declaration No 06-02 with findings (No 1) " B "Recommend approval of Zoning Text Amendment No 06-01 with findings for approval (Attachment No 1) and forward the Draft Resolution (Attachment No 3) to the City Council for adoption" C "Recommend approval of Zoning Map Amendment No 06-01 with findings for approval (Attachment No 1) and forward Draft Ordinance (Attachment No 2) to the City Council for adoption" D "Approve Annexation No 06-01 as a minute action and forward recommendation to the City Council" PC Staff Report—9/11/07 2 (07sr51 ANX 06 O1(Brightwater Specific Plan) ALTERNATIVE ACTIONS The Planning Commission may take alternative actions such as A "Deny Negative Declaration No 06-02/Zomng Text Amendment No 06-01/Zoning Map Amendment No 06-0 1/Annexation No 06-01 with findings for denial " B "Continue Negative Declaration No 06-02/ Zoning Text Amendment No 06-01/Zomng Map Amendment No 06-01/Annexation No 06-01 and direct staff accordingly " PROJECT PROPOSAL Negative Declaration No 06-02 provides an analysis of the potential environmental impacts associated with implementation of the proposed project The proposed project includes Zoning Text Amendment No 06-01, Zoning Map Amendment No 06-01 and Annexation No 06-01 The Negative Declaration finds that the project will not result in a significant negative impact on the environment Zoning Text Amendment No 06-01 represents a request by the applicant to create the Brightwater Specific Plan (SP-15) pursuant to Chapter 215 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) The Brightwater Specific Plan establishes land uses, development standards, design guidelines and procedures to regulate the property The Specific Plan area contains seven planning areas of which four are designated as Residential Development Areas and three designated as Habitat and Creation Areas At final buildout, the Brightwater Specific Plan will result in a total of 355 (349 already approved by Orange County and six by the City) detached single-family residences Additionally, the project will contain non-residential areas that include open space, five internal parks, a public trail system, and native vegetation areas The subject property is currently under construction pursuant to County of Orange and California Coastal Commission approvals The Specific Plan encompasses a total of approximately 105 6 acres, which is comprised of 67 5 acres for residential development and 37 1 acres for habitat area as follows(See Figure B) Development Area 7-2 The Sands is proposed to have 78 single-family homes on approximately 12 1 acres Minimum lot sizes will be 2,800 square feet in size Floor areas will range from 1,880 to 2,362 square feet in size There are three architectural plans for the Sands Development Area 7-3 The Trails is proposed to have 62 single-family homes on approximately 7 5 acres Minimum lot sizes will be 2,800 square feet in size Floor areas will range from 1,559 to 1,877 square feet in size There are three architectural plans for the Trails Development Area 74 The Cliffs is proposed to have 25 single-family homes on approximately 6 7 acres Minimum lot sizes will be 6,000 square feet in size Floor areas will range from 3,080 to 3,853 square feet in size There are four architectural plans for the Cliffs PC Staff Report-9/11/07 3 (07sr51 ANX 06 0 1(Brightwater Specific Plan) Development Area 7-2 The Breakers is proposed to have 190 single-family homes on approximately 42 5 acres Minimum lot sizes will be 4,700 square feet in size Floor areas will range from 3,080 to 3,853 square feet in size There are four architectural plans for the Breakers Planning Area 3A-1 consists of 29 2 acres designated for Native Grassland and Coastal Sage Scrub creation and restoration that is located along the southerly portion of the Specific Plan area This area also includes a public trail along the northern edge of the planning area Planning Area 3B is a five-acre Eucalyptus Environmentally Sensitive Habitat Area(ESHA) located at the southern-most edge of Planning Area 3A-1 that will be preserved and managed to provide perching,roosting,and nesting habitat for birds of prey Planning Area 7-1 is a 2 9-acre area designated for Southern Tarplant and Seasonal Pond Habitat Protection Area This area includes a 50-foot buffer area surrounding the existing Southern Tarplant populations and a buffer area for the seasonal pond The Brightwater Specific Plan was created to reflect the BDP as approved by Orange County and the California Coastal Commission with the exception of six additional home sites Two of the six additional home sites are currently designated as nonresidential lots within the BDP The other four sites currently cross the City/County boundary and cannot be developed until after annexation takes place (See Figure A) The six additional homes were not included under the original 349 homes approved by Orange County and the California Coastal Commission, but were included under the analysis contained in Subsequent EIR No 551 Construction of the six additional homes would require a separate coastal development permit(s) from the City The purpose of the Zoning Text Amendment to create the Brightwater Specific Plan is to provide standards for the control of the future design of the six additional homes as well as residential additions, remodels, replacements due to fire or other events for the homes currently under construction The Brightwater Specific Plan will also provide for a City zoning designation consistent with Orange County and California Coastal Commission approvals (The Brightwater Specific Plan has been corrected since the version previously distributed to the Planning Commission Attachment No 4 contains the three pages that have been revised Specific Plan Exhibit No 2 3-3 was revised to show roadway section G as a public street and Collector Road(Brightwater Drive) as having an eight-foot wide parking lane on both sides rather than parking on one side and a six-foot wide bike lane on the other Exhibit No 4 2-4 received the same changes for Brightwater Drive as Exhibit No 2 3-3 Finally, the last paragraph on page 5-2 in the Specific Plan was revised to delete "private" in front of the word"streets," since all streets within the Specific Plan will be public) Zoning May Amendment No 06-01 represents a request by the applicant to amend the City's Zoning Map (Attachment No 9) by 1) prezoning an 105 235-acre portion of the project site located in unincorporated Orange County with the Brightwater Specific Plan with a Coastal Zone overlay (SP-15- CZ), 2) prezoning 0 065 acres of the project site located in unincorporated Orange County with RL-CZ zoning, and 3) rezoning a 0 365-acre portion of the project site currently located in the City and zoned RL-CZ with the Brightwater Specific Plan,pursuant to Chapter 247 of the HBZSO PC Staff Report-9/11/07 4 (07sr51 ANX 06 O1(Brigbtwater Specific Plan) The Zoning Map Amendment encompasses approximately 105 9 acres comprised of 105 3 acres of land located within unincorporated Orange County and approximately 0 6 acres located within the City of Huntington Beach Currently, the majority of the 105 3 acre portion of the site is being developed as the Brightwater Development Project pursuant to entitlements from Orange County and the California Coastal Commission (CCC), which included the Brightwater Amended Master Site Plan/Area Plan approved on October 5, 2005 and Coastal Development Permit (CDP) No 5-05-020 issued on December 15, 2005 The remaining 0 6 acres of the project site are located within an undeveloped area located within the City, currently zoned RL-CZ, between the BDP and the existing Sandover project area and, as such, were not included under the Orange County and CCC approvals (See Figure A) Approximately 0 365 acres is proposed to be rezoned and incorporated into the Brightwater Specific Plan area, whereas the remaining 0 230 acres will remain RL-CZ zone This remaining area combined with the 0 065 acres that will be prezoned RL-CZ will allow for an additional unit to be constructed in the Sandover Project area, subject to required entitlements The applicant's purpose for the Zoning Map Amendment request is to allow for the prezoning of the site as required by Orange County Local Area Formation Commission (LAFCO) before the City begins annexation proceedings with LAFCO The prezoning and rezoning requests are also required for the applicant to develop one additional lot within the Sandover project area and six additional residential lots within the Specific Plan area Annexation No 06-01 represents a request by the applicant to annex approximately 105 3 acres of land located within an unincorporated area of Orange County into the City in phases as homes are built and consistent with the Pre-Annexation Agreement between the City and Hearthside Homes, Inc The portion of the site located within Orange County is proposed to be prezoned in accordance with LAFCO procedures that require zoning to be established on the site before an annexation application is acted on by LAFCO The requested annexation will allow for more efficient provisions of services to the site by the City of Huntington Beach PC Staff Report-9/11/07 5 (07sr51 ANX 06-0 1(Brightwater Specific Plan) b n M N A III SAND®VER s r B\ TRACT 15734 , --moo» - � L IL AMXWR-DW6 3 Via-{ III �F C l 1 G 6 PARCELS TO BE RE-ZONED INTO PARCELS TO BE PRE-ZONED BRIGHTWATER SPECIFIC PLAN' INTO SANDOVER R-L ZONING Porcel Lo SQUARE FEET ACRES Parcel Lof SQUARE FEET ACRES [} ( 1 r R E �o A 198 00005 B 2354 0 054 GH AT Il O C 3419 0 078 EASEMENT G 464 0 011 , T AC 170, E 0 7236 0166 (3 WIDE EASEMENT) E 3844 0 088 r — Cs F I 1 1387 0 032 8>1OMATER DRVE LOTS 1-6-BRIGHTWATER HOA - ✓n LOTS 7 9 - SANDOUER HOA b su me COKWUNG IML HE4RTHODE HOMES BRIGHTWATER Ate SMDOVER d R Nara 61 oeM aorecmnea sureeso EVREMMLOTS 1 IDI�C 949YI36OW Pft CAMW a 1 b n rn Fa> d nal Basting Residerde Deveoment Exobn Resdential�e Development Aj CItY nF HH INGYA HEAL _ fa Paix Aura — ,am Y 6 I, KART ExMng 7.3 7-1 - Sandow I o ? Development \� e SMEr � 7-3 0 3 _j 7-2 A � ��--I �CIi IF HUNFIN TON 3EAC ♦, G( �/ 7-4 I rn NiY OF RM6 44 r 3A-1 \\ Baa.rcnd . r., ;try 3A 1 �ti, M LEGEND V ©BBIGKMATMPRDMBOIlaMW W&OP1a37TMFABDUID W , RA n 4 ®MVI30PMENTARPAMOO)ATION � 3B col 0 0 BRIQHTWATER SPECIFIC PLAN Planning Area Map city t H ti `too se h c lit t i 16 (� rrr�n.>a+snv,.,c+ro-.noucsm-ans.tie+.�n HFARTHStffi Horn;+s 0 ►d Background The Brightwater Development Project was approved by Orange County and the California Coastal Commission under the following entitlements — County of Orange approved the Bolsa Chica Planned Community Program on February 3, 1998 establishing the zoning for the site — Subsequent Environmental Impact Report (EIR) No 551 was certified by Orange County on July 22, 2002 as consistent with the Special Conditions imposed by the California Coastal Commission on CDP No 5-05-020 — California Coastal Commission approved CDP No 5-05-020 on April 14, 2005 and issued the permit on December 15, 2005 CDP No 5-05-020 was approved for Vesting Tentative Tract Map (VTTM) No 15460 for the subdivision and development of the 105 3 acre BDP area located within the Coastal Zone into 349 single-family residential lots on 67 9 acres and 37 1 acres of habitat restoration and public trail area — County of Orange approved the Brightwater Master Site/Area Plan and Project Site Plans on October 5,2005 reflecting the Coastal Commission changes requested under CDP No 5-05-020 — The County of Orange approved an Addendum to Subsequent EIR No 551 on October 5, 2005 to cover the amended site plans that reflected the conditions of approval imposed by the California Coastal Commission under CDP No 5-05-020 — County of Orange approved Revised Tentative Tract Map No 15460 on October 18,2005, also reflecting the revisions requested by the Coastal Commission under CDP No 5-05-020 The second revision to VTTM No 15460 was approved by the County on June 14, 2006 and the third revision was approved on June 12, 2007 — Out-of-Area Service Agreement(OASA) approved by LAFCO for the provision of water and sewer services by the City of Huntington Beach to the BDP before annexation ISSUES Subiect Property and Surrounding Land Use, Existing Zoning, and Existing General Plan Desienahons `0QATION -GENERAL PLAN ZONING LAND USE _k- Q a Subject Property Proposed RL-7-sp Proposed Specific Plan No In process of being (Residential Low Density 15 (Brightwater Specific developed with 349 with a Specific Plan Plan)and RL(Residential single-family homes and Overlay),RM-15-sp Low Density)with Coastal 37 1 acres of habitat (Residential Medium Zone Overlay(CZ) restoration and public Density with a Specific Plan trail area Overlay),OS-C-sp(Open Space Conservation with a Specific Plan Overlay) North of subject RL-7(Residential Low RL(Residential Low Single-family residential property(Across Los Density) Density) Patos) PC Staff Report—9/11/07 8 (07sr51 ANX 06 0103rightwater Specific Plan) LOCATION GENERAL PLAN ZONING LAND USE East of subject property RL-7 Unincorporated RL-CZ Unincorporated Single-family Orange County Orange County residential Vacant land Southeast of subject Unincorporated Orange Unincorporated Orange East Garden Grove property County County Wintersburg Flood Control Channel South and west of Unincorporated Orange Unincorporated Orange 118 acre Lower Bench subject property County County of the Mesa owned by the State of California General Plan Conformance Currently the majority of the project site is located within unincorporated Orange County and does not have a City of Huntington Beach General Plan Land Use designation Once annexation has taken place, the City will proceed with General Plan and Local Coastal Program amendments for the project site However, the entire site is currently within the City's Sphere of Influence The proposed project is consistent with the goals and objectives of the City's General Plan as follows A Land Use Element Goal LU3 Achieve the logical, orderly, and beneficial expansion of the City's services and jurisdictional limits Objective LU31 Ensure that any proposed annexation is consistent with the overall objectives and does not adversely impact fiscal or environmental resources, and public services and infrastructure of the City of Huntington Beach Pohcv L U31 I Require that any lands proposed for annexation are contiguous with the City Polacv LU312 Require that the existing and future land uses located within the proposed annexation area are compatible with the adjacent City land uses Policy LU313 Require that development within annexation areas be consistent with the development and resource management objectives and policies stipulated by the General Plan for existing lands within the City Polacv LU3 1 4 Require that the proposed annexation areas generate a sufficient tax base or other revenue base to pay for their required or necessary City services Polacv LU315 Require that the infrastructure and service provision to the proposed annexation areas will not create a burden on existing City services and infrastructure Polacv LU3 16 Consider creating a policy directing the City to consider annexation of the Bolsa Chica area(prior to development)to link future development with the City's infrastructure PC Staff Report—9/11/07 9 (07sr51 ANX 06 01(Brightwater Specific Plan) Program I-LU 23 Annexation Feasibili y Study Upon receipt of a request for annexation, the City shall conduct an"annexation feasibility study"to determine whether the proposed annexation a is adjacent to existing corporate boundaries, b contains or will contain land uses that are compatible with City land uses, c contains or will contain land uses that have the ability to provide economic benefit to the City, d would place an undue or excessive burden on the City's or other service provider's ability to provide services, and e would place an undue burden on school and other public services The annexation area is located within an unincorporated area of Orange County that is surrounded on three sides by the City of Huntington Beach and is adjacent to the Bolsa Cluca area on the south The Brightwater Specific Plan will result in development of the project site with 355 single-family residences and, as such, is compatible with the residential uses to the north and east of the project site The habitat areas within the Specific Plan include the Native Grasslands/Coastal Sage Scrub Restoration and Creation Area that occurs along the southern portion of the Specific Plan area that will be compatible with the Bolas Chica wetlands The Bnghtwater Maintenance Corporation(BMC), the master homeowners association for the Bnghtwater Specific Plan, will assume responsibility for the continued management and maintenance of the common areas of the residential development area and all of the habitat areas City services such as Fire and Police Department services will be provided to the site by the City after annexation Subsequent EIR No 551 reviewed the additional demand that will be placed on these services by the Bnghtwater Development Project and found that both departments have the capacity to meet the additional burden with existing facilities, equipment and personnel Other service providers such as schools and libraries will not change with project implementation An existing agreement between the applicant, Orange County and the City for the provision of emergency medical services will provide the City with fair share costs for provision of this service An annexation study on the fiscal impacts from the project on the City was prepared for the City The study concluded that annexation of the Bnghtwater Specific Plan area would result in a revenue surplus for the City The study was reviewed and approved by the City Council prior to their approval of a pre-annexation agreement with Hearthside Homes Objective LU 151 Ensure that large scale, mixed-use, and multi-phased development projects and significant land use and activity districts achieve a consistent character, are compatible with their surrounding development, and benefit the City Policy LU 151 1 Require the formulation, adoption, and implementation of Specific Plans for areas designated with a"Specific Plan Overlay (-sp)" This overlay provides greater specificity for the uses permitted and their design than defined for the underlying land use zone The Brightwater Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the Bolsa Cluca area to the south The Specific Plan provides community design standards for the future PC Staff Report—9/11/07 10 (07sr51 ANX 06 0 1(Brightwater Specific Plan) development of the remaining six homes and future additions, alterations, and replacements due to fire and the like that will ensure compatibility with existing development The Specific Plan will provide a benefit to the City in that it contains many urban design features that are not found in the surrounding area, including the provision of pocket parks, enhanced streetscapes, public trails and habitat enhancements B Urban Design Element Objective UD I I Identify and reinforce a distinctive architectural and environmental image for each district in Huntington Beach The Brightwater Specific Plan contains community design guidelines that reflect the project as approved by Orange County The majority of the homes and all of the landscaping and streetscapes within the project will be constructed before implementation and will result in a cohesive well- designed community that will be an asset to the City upon implementation of the project The design guidelines will serve to guide future development of six residential lots and additions, alterations and replacements due to fire, etc to be compatible with the existing development C Coastal Element Policy C 118 The City shall, at a mnumum, consider the following when evaluating annexation proposals in the Coastal Zone 1 Is the area to be annexed adjacent to existing corporate boundaries? 2 Does/will the area to be annexed contain land uses that are compatible with City land uses? 3 Does/will the area to be annexed contain land uses that have the ability to provide economic benefit to the City9 4 Would the area to be annexed place an undue burden or excessive burden on the City's or other service provider's ability to provide services9 5 Would the area to be annexed place an undue burden on school and other public services9 The proposed project is consistent with the above policy as discussed under Land Use Element goals and policies above D Environmental Resources Conservation Element Goal ERC 2 Protect and preserve significant habitats of plant and wildlife species, including wetlands, for their intrinsic value The project furthers tins goal by providing for the protection and enhancement of habitat and environmentally sensitive areas within the Specific Plan area Coastal Development Permit No 5-05- 020 was approved by the California Coastal Commission for the Brightwater Development Project The Brightwater Habitat Management Plan (HMP) was prepared to facilitate the preservation and creation of environmentally sensitive habitat areas within the BDP as required under CDP No 5-05- 020 Habitat areas within the BDP include a 29 1 acre Native Grassland and Coastal Sage Scrub (CSS) Creation area along the western and southern slopes of the community and a Southern Tarplant and Seasonal Pond Habitat Protection Area on the northern portion of the project site The HMP PC Staff Report-9/11/07 11 (07sr51 ANX 06 O1(Brightwater Specific Plan) contains provisions, which include buffer zones between the habitat areas and the residential lots and restrictions on plant pallets within residential lots adjacent to habitat areas, to ensure that these areas will be not be degraded by the residential development(See Attachment No 8) Zoning Compliance The development standards for the Bnghtwater Specific Plan (SP-15) are generally consistent with those of the ZSO and the adjacent existing Sandover project The Specific Plan proposes four different residential Planning Areas as described in the Project Proposal section of this report Planning Areas 7-2 and 7-3 have development standards that are comparable with the City's RMH-A and Small Lot Standards These planning areas are developed with a"Z"lot design(similar to St Augustine I and II in Holly Seachff) with a minimum lot size of 2,800 square feet, which is consistent with the City's RMH-A zoning district that allows minimum lot sizes of 2,500 square feet The front and rear setbacks for Planning Area 7-3 allow slightly smaller front and side setbacks than allowed under the RMH-A zoning district However, at eight feet, the minimum rear setbacks are slightly larger than allowed under the RMH-A zoning district Planning Area 7-2 requires mimmum setbacks of 10 feet for the front yard, four feet side yard, and six feet for the rear yard These standards are slightly smaller than allowed under the RMH-A zoning district Planning Area 8 development standards are comparable with the City's Small Lot Standards Planning Area 8 requires minimum lot sizes of 4,700 square feet, which is comparable with the City's Small Lot Standards that allow minimum lot sizes of 3,100 square feet Setbacks for this planning area include a mimmum seven foot front setback, four foot side setback and 15 foot rear setback The front and side setbacks are smaller than allowed under the Small Lot Standards However, the rear yard setback is the same Planning Area 7-4 contains development standards that are comparable with the RL zoning district standards The 6,000 square foot minimum lot sizes are the same for both Side and front setbacks are smaller for Planning Area 7-4 However, mimmum rear setbacks are five feet larger Planning Area 7-4 is located adjacent to the Sandover project that is zoned RL Therefore, the Specific Plan is consistent with the Sandover project Maximum height standards allowed under the City residential districts are 35 feet, with a Conditional Use Permit required for a third story Maximum heights allowed under the Specific Plan are up to 35 feet with some three-story units in Planning Area 7-3 However,the third story may not exceed 200 square feet The Specific Plan provides a two-car garage for all of the residential units that have an average of three to four bedrooms This is comparable with the City's residential zoning districts that require a two-car garage for residences with four or fewer bedrooms The floor plans for the larger units in Planning Area 7-4 also include three-car garages Urban Design Guidelines Conformance Not applicable Environmental Status Staff has reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed project Subsequently,Negative Declaration No 06-02 (Attachment PC Staff Report—9/11/07 12 (07sr51 ANX 06 Ol(Bnghtwater Specific Plan) No 5) was prepared 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 06-02 for thirty (30) days begimung on August 7, 2007 and ending on September 6, 2007 As of the date of this report, three comment letters have been received by the City (See Attachment No 6) Any additional comment letters that are received by the close of the comment period along with a response to comments will be made available for review prior to the September 11, 2007 hearing Environmental Board Comments The Environmental Board was notified of the Negative Declaration As of August 31, 2007 no comments have been received Prior to any action on Zoning Text Amendment No 06-01/Zoning Map Amendment No 06- 01/Annexation No 06-01, it is necessary for the Planning Commission to review and act on Negative Declaration No 06-02 Staff, in its initial study of the project, is recommending that the negative declaration be approved with findings Coastal Status The project area is located within the Coastal Zone The majority of the subject site is currently located within the jurisdiction of Orange County and is not included within the City of Huntington Beach Local Coastal Program After annexation, the City will amend the Local Coastal Program to include this area in its Local Coastal Program and to incorporate the other components of this project, i e rezoning and Specific Plan adoption Redevelopment Status Not applicable Design Review Board Not applicable Subdivision Committee Not applicable Other Departments Concerns and Requirements The Departments of Fire, Community Services and Public Works reviewed and commented on the preparation of the Draft Specific Plan Additionally, the City has been working with LAFCO regarding annexation procedures Public Notification A 1/8 page legal notice was published in the Huntington Beach/Fountain Valley Independent on August 27, 2007, and notices were sent to property owners of record and occupants within a 500 ft radius of the subject property, individuals/organizations requesting notification (Planning Department's Notification Matrix), applicant, and interested parties As of August 31, 2007, no communication supporting or opposing the request has been received PC Staff Report—9/11/07 13 (07sr51 ANX 06 01(Bnghtwater Speck Plan) Application Processing Dates DATE OF COMPLETE APPLICATION MANDATORY PROCESSING DATE(S) Negative Declaration—May 14, 2007 180 days—November 9, 2007 Legislative Actions Not applicable ANALYSIS Land Use Compatzbih The proposed project is compatible with surrounding land uses The Bnghtwater Specific Plan reflects the project as approved by Orange County and the California Coastal Commission and, except for six residential lots, will be constructed before project implementation The land use plan for the Specific Plan clusters the residential lots at the northerly portion of the site and designates a large habitat area along the portion of the site adjacent to the Bolsa Chica area The residential lots are located where they are adjacent to existing single-family development on the north and east of the project site The project provides a 10-foot-wide parkway along Los Patos Avenue that will provide a transition to the street so that it will be compatible with the adjacent residential development The 34 2 acre habitat area referred to as the Native Grasslands and Coastal Sage Scrub Creation Area is adjacent to the southerly and westerly edge of the residential development This habitat area provides a buffer between the residential development and the environmentally sensitive Bolsa Chica area as well as buffering the Eucalyptus ESHA area at the southern edge of the project site The proposed prezomng of the 0 065 acres between the Sandover project and the Brghtwater Specific Plan area, in order to allow an additional lot within Sandover, is also compatible with the adjacent land uses The 0 065 acre area is proposed to be prezoned RL-CZ, which is the same zoning designation as the existing residential lots within the Sandover project Annexation The City's General Plan requires the preparation of an Annexation Feasibility Study to determine whether the proposed annexation is compatible with City land uses, has the ability to provide economic benefit to the City and whether the proposed annexation would place an undue or excessive burden on the City and/or School Districts' ability to provide public services for the site The City prepared the "Preliminary Warner Mesa Annexation Study" (Attachment No 7) to analyze whether annexation of the Bnghtwater Development Project would create a financial burden on the City The report determined that annexation after development of the BDP would result in revenues that will exceed expenditures for the City The annexation area is adjacent to City boundaries on the north and west and, as such, will extend the City boundaries into the upper Bolsa Chica mesa area The Specific Plan area is presently served by the Huntington Beach Union High School and the Ocean View School District both of which will continue to serve the site after annexation The potential impacts on the City's Fire and Police Departments services were analyzed within Subsequent EIR No 551 and Addendum The environmental documents concluded that the site would be adequately served by existing resources within both departments PC Staff Report—9/11/07 14 (07sr51 ANX 06 01(Brightwater Specific Plan) Specific Plan The Specific Plan residential Planning Areas are comparable with City zoning standards for low density residential, small lot residential and town lot residential Some minor differences occur between the Specific Plan and the comparable City zoning districts, particularly with regards to setbacks However, the Specific Plan provides for a large amount of habitat area that include preservation and enhancement of environmentally sensitive habitats that will remain as open space The habitat areas provide an amenity to the City, in the preservation of open space and the public trail that provides access to the northern edge of the Native Grasslands/CSS area and view of the Pacific Ocean and Bolsa Chica wetlands Maintenance and management of the habitat areas will become the responsibility of the Bnghtwater Maintenance Corporation, the master homeowners association, after the homes are constructed and the initial habitat establishment periods are completed by the applicant Therefore, the City will not be responsible for maintiamng those areas The California Coastal Commission is responsible for ensuring project compliance with the Bnghtwater Habitat Management Plan that was developed to implement the Special Conditions contained in CDP No 5-050-020 The Specific Plan includes infrastructure plans, including grading and drainage, water, sewage and storm drain systems, and a roadways and circulation plan for the Bnghtwater development that are consistent with the development as approved under Orange County and the California Coastal Commission As the project will be annexed in phases as homes are constructed, all of the infrastructure will be in place before implementation of the project SP-15 contains standard street sections (40 foot-wide right-of-way for the main roadway (Bnghtwater Drive) and narrower streets (36-foot-wide right-of-way) for local residential streets These street standards are slightly smaller than the City's local street widths However, the project provides for the installation of sprinklers within all homes in the Specific Plan area All of the streets will be public Planning Commission Study Session At its August 28, 2007 Study Session, the Planning Commission asked several questions relating to the proposed project Several Commissioners inquired about the plant pallet and the fact that some non-native plants were allowed and the types of control measures that would be taken to ensure protection of the ESHAs The Specific Plan plant pallet reflects the plant pallet approved by the California Coastal Commission under CDP No 5-05-020 Any changes to the plant pallet would require an amendment to the CDP The Specific Plan plant pallet includes restrictions on the rear yards of residential lots adjoining the Native Grasslands/CSS habitat area to ensure compatibility with the habitat and identifies a series of landscape zones with detailed plant lists for each Zones A, B and C correspond with the required fuel modification zones identified in the Habitat Management Plan approved by the Coastal Commission(See Attachment No 8) The Bnghtwater Maintenance Corporation will be responsible for the continued maintenance of the habitat areas once they are completed to the CCC's satisfaction The CC&Rs contain provisions that allow the CCC to monitor compliance with the Habitat Management Plan by the BMC, after completion of the initial establishment period, and, if necessary, to take action if the project falls out of compliance with the long-tern maintenance requirements PC Staff Report—9/11/07 15 (07sr51 ANX 06 0 1(Brightwater Specific Plan) Another issue raised at the Study Session was in regards to Building Code requirements for future additions and alterations Staff explained that once the area is annexed into the City, the City Building Code requirements will be enforced by the City staff The Commission also inquired about whom is responsible for making sure the HOA maintains the BMPs imposed on the project for water quality Staff responded at the meeting that Public Works will perform annual inspections to ensure compliance ATTACHMENTS 1 Suggested Findings for Approval—ND No 06-02, ZTA No 06-01,ZMA No 06-01 2 T ra#Grath ee for4 DreA 7 Warner Mesa Annexation Study dated September 19, 2005 8 Community Landscape Plan and Ownership& Maintenance Map 9 Prezomng and rezoning Maps PC Staff Report—9/11/07 16 (07sr51 ANX 06-0 1(Brightwater Specific Plan) ATTACHMENT NO 1 SUGGESTED FINDINGS NEGATIVE DECLARATION NO 06-02/ ANNEXATION NO 06-01/ZONING TEXT AMENDMENT NO 06-01/ZONING MAP AMENDMENT NO 06-01 SUGGESTED FINDINGS FOR APPROVAL - NEGATIVE DECLARATION NO 06-02 1 The Negative Declaration No 06-02 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 thirty (30) days Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration No 06-02, Annexation No 06-01, Zoning Text Amendment No 06-01 and Zoning Map Amendment No 06-01 2 There is no substantial evidence in light of the whole record before the Planning Commission that the project will have a significant effect on the environment The Annexation, Zoning Text Amendment and Zoning Map Amendment will not create any additional density or intensity of land use on the project site over that which was analyzed in Subsequent EIR No 551 and Addendum Subsequent EIR No 551 and Addendum also found that the change in services from Orange County providers to City providers that take place after annexation will not create undue burden on the City SUGGESTED FINDINGS FOR APPROVAL- ZONING TEXT AMENDMENT NO 06-01 AND ZONING MAP AMENDMENT NO 06-01 1 Zoning Map Amendment No 06-01 amending District Map No 34 to prezone a 105 3 acres as Brightwater Specific Plan (Specific Plan-15) with a Coastal Zone Overlay, prezone approximately 0 065 acres as Residential Low Density with a Coastal Zone Overlay (RL-CZ), and rezone approximately 0 365 acres within the City from RL-CZ to SP-15-CZ and Zoning Text Amendment No 06-01 for the adoption of the Specific Plan are consistent with the goals, objectives, policies, general land uses and programs specified in the General Plan because the Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides community design standards for the future development of the remaining six homes and future additions, alterations, and replacements due to fire and the like that will ensure compatibility with surrounding development 2 In the case of a general land use provision, the zoning map amendment and Specific Plan are compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed The Brightwater Specific Plan provides single-family residential development that is consistent with existing single-family residential development adjacent to the north and east The rezoning and prezoning of the areas to be included with the Sandover project are consistent with the zoning of that area 3 A community need is demonstrated for the change proposed The Brightwater Specific Plan will provide standards that will be consistent with the BDP approved by Orange County and the California , j - �'; 1 1 a PC Staff Report—9/11/07 1 (07sr51 ANX 06 0 1(Brightwater Specific Plan) Coastal Commission thereby allowing the project site to be annexed into the City The development standards and community design guidelines contained in the Specific Plan will ensure that future development within the site will be compatible with surrounding existing development and maintain a high standard of design on the site 3 Its adoption will be in conformity with public convenience general welfare and good zoning practice The Specific Plan will provide standards for future development of the site that will maintain the existing character of the site and surrounding residential development The Specific Plan also provides for the continued management and maintenance of important habitat areas so that they will not become a financial burden to the City The Specific Plan also provides for a public trail along the northern portion of the large habitat area that will provide additional recreational opportunities to the City and surrounding communities SUGGESTED FINDINGS FOR APPROVAL, - SPECIFIC PLAN NO 15 1 The Specific Plan is consistent with the adopted Land Use Element of the General Plan and if in the coastal zone, with the certified Local Coastal Program Land Use Plan, and other applicable policies and is compatible with surrounding development The Specific Plan is consistent with the goals, objectives, policies, general land uses and programs specified in the General Plan because the Specific Plan provides for a cohesive development of residential and habitat areas that is compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides community design standards for the future development of the remaining six homes and future additions, alterations, and replacements due to fire and the like that will ensure compatibility with surrounding development The Specific Plan area is located within unincorporated Orange County and, therefore, is currently outside of the City's Local Coastal Program However, a Coastal Development Permit No 5-05-020 was issued by the California Coastal Commission for the Brightwater Development Project 2 The Specific Plan will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the Plan were not approved The Specific Plan contains development standards and architectural and landscape design guidelines that will apply to the development of the six additional residential lots within the Specific Plan and to future additions, alterations and replacements due to the fire and the like that will ensure consistency with the high quality architectural and landscape design of the existing development and compatibility with surrounding development 3 Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Specific Plan The Specific Plan provides for a cohesive development of residential and habitat areas that are compatible with adjacent single-family development on the north and east and with the environmentally sensitive Bolsa Chica area to the south The Specific Plan provides for conservation of large habitat areas on the southern edge of the residential development that will preserve open space and provide views of Bolsa Chtca area and the Pacific Ocean from the public trail area located at the northern portion of the habitat area The Specific Plan also provides for preservation of environmentally sensitive habitat that will provide a public benefit to the City of Huntington Beach and surrounding communities _-,M kl 1 2 9 PC Staff Report—9/11/07 2 (07sr51 ANX 06 0 1(Brightwater Specific Plan) 4 The Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access and public service demands will not exceed the capacity of existing and planned systems The Specific Plan provides plans for all infrastructure including roadways and circulation grading and drainage plans and utilities that will serve the Specific Plan site as consistent with the Brightwater Development Project approved by Orange County and the California Coastal Commission The Specific Plan site is currently being developed with all necessary infrastructure that will be completed before annexation takes place As analyzed in Subsequent EIR No 551, the public service demands for the Specific Plan will not exceed the capacity of existing and planned systems including the transfer of services from Orange County to the City of Huntington Beach after annexation All public services, both before and after annexation will be adequately met by existing resources including fire, police and emergency services Emergency access will be adequate for the Specific Plan area in that all streets within the site will be public to allow emergency vehicles access to the site In addition, the Specific Plan area will not be gated A -��� N � 3 PC Staff Report—9/11/07 3 (07sr51 ANX 06 01(Bnghtwater Specific Plan) City of Huntington Beach tft��YYttYGTl�1�E September 19, 2005 City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 RSC INTELLIGENT COMMUNITY DEVELOPMENT ROSENOW SPEVACEK GROUP INC. 309 WEST 4TH STREET SANTA ANA CA 92701 4502 T 714 5414585 F 714 5411175 E INFO@WEBRSG COM WEBRSG COM ATTACHMENT NO i� Warner Mesa Annexation Study City of Huntington Beach Table of Contents EXECUTIVE SUMMARY 1 Conclusions 1 BACKGROUND AND PURPOSE 2 Purpose of Study 2 The Bolsa Chica Warner Mesa 2 MAP 1 Brightwater Vicinity 4 Hearthside Homes Project Description 5 ANNEXATION POLICIES 6 Annexation Procedures and Policies 6 Role of LAFCO 6 Huntington Beach Sphere of Influence 7 STUDY METHODOLOGY 9 Study Approach and Assumptions 9 Schedule 9 Agency Roles 10 FISCAL ANALYSIS 12 Scenario 1 Annexation Prior to Development 12 Expenditures 12 Revenues 16 Summary 20 Scenario 2 Annexation After Development 23 Expenditures and Revenues 23 Summary 25 Scenario 3 Development with No Annexation 28 Expenditures and Revenues 28 Summary 29 APPENDIX A- PROPERTY TAX TRANSFER RATES 32 APPENDIX B-TABLE FOOTNOTES 34 ATTACHMENT N® , EXECUTIVE SUMMARY This Annexation Study ("Study ) was prepared for the City of Huntington Beach ( City ) to address the fiscal impacts that may be associated with the annexation of an unincorporated portion of the Bolsa Chica called the Warner Mesa A residential development has been approved by the California Coastal Commission for the Wainer Mesa which will increase the demand for local and regional services to land currently uninhabited This Study has been performed to assist the Huntington Beach City Council as they deliberate the issue of annexing the Wainer Mesa It should be noted that the deficit and surplus protections presented in this study do not represent exact future sums All fiscal studies must be based on assumptions and methodologies which could alter forecasted amounts This study makes every attempt however to ensure that all assumptions are sound and conservative The Study examines three scenarios all of which assume that development will occur on the Warner Mesa The scenarios consisted of annexation prior to development annexation one year after the commencement of development and development with no annexation A seven year time horizon was used for each alternative to offer a cycle of costs and revenues that included elections periodic street maintenance activities and housing turnover The following is a summary of the cumulative surplus (deficit) resulting from each of the aforementioned scenarios 1 Annexation Prior to Development The fiscal impact to the City under this scenario resulted in positive cash flow during the study time horizon with a cumulative surplus of approximately$19 2 million through the final year of the analysis 2 Annexation After Development This scenario resulted in positive revenue generation in each year with a cumulative surplus of approximately $41 million through the final year of this analysis 3 Development Without Annexation The fiscal impacts to the City produced by this scenario also remain positive each year with a cumulative surplus of approximately $3 3 million through the final year of this analysis Conclusions Analysis of the three scenarios utilized in the Study presents a clear picture of the fiscal trend that would result from annexation in each case the City would financially benefit from the proposed development on the Wainer Mesa but annexation prior to development would be the most financially beneficial ROSENOW SPEVACEK GROUP INC PAGE 1 ATTACHMENT NO � Purpose of Study This Annexation Study ( Study ) has been performed at the request of the City of Huntington Beach ( City ) to evaluate the fiscal impacts associated with the annexation of the Bolsa Chica Wainer Mesa specifically the proposed housing development Brightwater The purpose of the Study is to determine the potential incremental costs and revenues that the City would incur if development occurs particularly if the project were to receive municipal services through the City of Huntington Beach Information and assumptions are laid out within the text as well as in the table footnotes located in Appendix B Hearthside Homes which currently owns the Warner Mesa property received coastal development permit (CDP) 5-05-020 from the California Coastal Commission as conditioned by items adopted on April 14 2005 The CDP allows the subdivision and development of approximately 68 acres of the upper bench of the Bolsa Chica Mesa (the Warner Mesa ) into a single family residential community with additional acreage for use as preservation areas and open space The land is currently an unincorporated island adjacent to the City of Huntington Beach As such development permits as well as local and regional governmental services are within the jurisdiction of the County of Orange Due to the location of the Bolsa Chica the City of Huntington Beach has previously considered annexing the entire area However the land has remained undeveloped and has therefore historically had minimal need for local or regional services If the Brightwater development occurs as proposed the demand for these services will increase making annexation a logical option This potential action brings into question the fiscal impacts annexation may have on the annexing city As articulated in the City s General Plan financial impacts are a primary concern for potential annexation opportunities Objective LU 3 1 `Ensure that any proposed annexation is consistent with the overall objectives and does not adversely impact fiscal or environmental resources, and public services and infrastructure of the City of Huntington Beach " Thus this Study has been produced to assist the City by evaluating the potential costs and revenues that would be associated with the annexation of the proposed Brightwater development in compliance with the objectives of the City s policies The Bolsa Chica Warner Mesa The greater Balsa Chica area is approximately 1 588 acres It is divided functionally into the uplands of the Bolsa Chica mesa to the north the Huntington Mesa to the south the centrally located lowlands and the wetlands The lowlands were historically wetlands but they have long been used for oil ROSENOW SPEVACEK GROUP INC PAGE 2 production A large portion of the lowlands has recently been acquired by the State of California and efforts are underway to restore and increase the functioning wetlands The uplands of the Bolsa Chica Mesa consist of a lower and upper bench the latter of which is the proposed site for the Bnghtwater development At the time of this Study the status of the upper bench is as follows • The land is currently unincorporated and within the jurisdiction of the County of Orange The 349 residential unit Brightwater development has received an approved Coastal Development Permit from the California Coastal Commission with 26 Special Conditions the developer has agreed to • Hearthside Homes the land owner and proposed developer anticipates an area plan amendment amended tentative tract map site plan and CEQA addendum to be approved by the County of Orange in the fall of 2005 and expects to commence grading activities in March of 2006 through County of Orange permits • Hearthside Homes currently has land holdings in the lower bench and plans to complete the sale of the land to the State by the end of 2005 • The Local Agency Formation Commission (LAFCO) holds ultimate authority to review and approve or deny annexation LAFCO has held preliminary meetings with the City of Huntington Beach and is prepared to facilitate the annexation of the land • No current development agreements are in effect ROSENOW SPEVACEK GROUP INC PAGE 3 a4TT ENT 0 �� MAP 1 Bnghtwater Vicinity 7;u Lev unto r) HawtHeil v 0 C Wamer LIDS patoz BRIGMWATelt I Slater mer esa � r Outer Bolsa Bay `, Isolated Area State Exlriol `* MsaChtca Wstn,$State t` Lowland Reserve arking '� P'A If K 0 t ROSENOW SPEVACEK GROUP INC PAGE 4 ATTACHM NT NO g±-h�: Hearthside Homes Project Description The Brightwater project proposes 349 single family units on 67 9 acres of the Warner Mesa In addition to the homes a 3 2 acre site located along Los Patos Road within the development will be protected as the Los Patos Wetland and Southern Tarplant environmentally sensitive habitat area (ESHA) Another 34 2 acres will be restored as a coastal sage scrub and native grassland community All streets and entrance points to the community will be public allowing open access to a public trail leading to the lower mesa and wetlands for recreational activities such as hiking and bird watching The developer will establish covenants conditions and restrictions (CC&R s) or an equivalent thereof for the proposed residential lots to address ownership and management of all trails parks habitat restoration and preserve areas and shared landscaped spaces For further detail an extensive review of the project was performed by the California Coastal Commission and is described in their Staff Report dated April 14 2005 With the CDP in place this study treats the development in its proposed state as the final product ROSENOW SPEVACEK GROUP INC PAGE 5 ATTACH ENT Noo !Annexation Policies Annexation Procedures and Policies In Orange County the state-mandated Local Agency Formation Commission (LAFCO) has created an Unincorporated Islands Program with the collaboration of the County of Orange and the League of Cities The intent of the program is to assist in the transition of unincorporated portions or islands from County to city jurisdiction These agencies have established that the County s primary role is to provide regional services such as courts social services heath care flood control and housing Cities can provide local services such as police and fire protection street maintenance and code enforcement Although the County may continue to provide many local governmental services to unincorporated areas having surrounding cities provide them directly is often more efficient and cost-effective The Bolsa Chica is an unincorporated portion of land surrounded by the Pacific Ocean to the west and the City of Huntington Beach in all other directions Given that the Warner Mesa is immediately adjacent to incorporated territory in the City annexation has been considered on several occasions particularly with regards to potential development Annexation is often proposed to take place prior to development in order to ensure that municipal services are in place Annexation at this time provides continuity of services as well as assurances to the annexing city that development revenues will accrue solely to that city Two primary components in annexation are the concerns of the land owners and the consistency of annexation with the affected city s General Plan The City of Huntington Beach has incorporated policies for annexation in their General Plan which are discussed in great detail later in the Study Hearthside Homes is currently the sole owner of all parcels in the Bolsa Chica Warner Mesa making the decision to annex prior to development limited to the developer City County and LAFCO If development was to occur and residents purchased units prior to annexation the new inhabitants would be eligible to vote on the issue Role of LAFCO The Local Agency Formation Commission was established by the State legislature in 1963 to oversee the jurisdictional boundary process for local governments and the formation of new jurisdictions Until the early 1990 s the role of LAFCO was limited to its authority to approve or deny jurisdictional annexations detachments formations and other changes of organization related to jurisdictional boundaries Recent legislation has given added authority to LAFCO to initiate local government consolidations and has mandated that LAFCO review and approve or deny proposals for the extension of contract services outside of any agency s jurisdictional boundaries The applicable law governing city annexation proceedings is found in the California Government Code Sections 56000 et seq also known as the ROSENOW SPEVACEK GROUP INC PAGE 6 ATTALPIMENT Cortese-Knox-Hertzberg Local Government Reorganization Act An uninhabited annexation may be initiated by resolution of any affected city county district or by petition of the landowner Once a complete application for annexation has been received by LAFCO the staff will prepare an analysis of the proposal for annexation and make recommendations to the Commission in the case of an unincorporated island annexation such as this if only a portion of the island is proposed for annexation LAFCO staff will nonetheless review the feasibility of annexation of the island in its entirety The Commission has the authority to amend the annexation to include a larger region than initially proposed and would consider recommendations from their staff In the case of the Bolsa Chica unincorporated island It is possible that LAFCO will request the entire area be annexed not just the Warner Mesa The State Lands Commission the County of Orange and the Ocean View School District currently own the majority of the Bolsa Chica property Annexation would require the review of prior agreements and likely new negotiations for the provision and funding of services between the land holders and the City Though there are currently no plans to develop the remaining land certain responsibilities such as public safety will fall to the City and costs will be accrued Huntington Beach Sphere of Influence Local Agency Formation Commissions act in both regulatory and planning capacities While annexations are a regulatory act LAFCO s major planning task is the establishment of a sphere of influence for the various governmental bodies within their jurisdictions Under the Cortese-Knox-Hertzberg Act the sphere is to be a plan for the probable physical boundaries and service area of a local government agency The sphere of influence is an important tool because it guides LAFCO officials and local decision makers to recognize that the city may wish to incorporate the land within the sphere in the future The proposed Brightwater development is within the sphere of influence of the City of Huntington Beach The development proposes single family units adjacent to existing single family residential land uses and is contiguous to corporate boundaries of the City The location and proposed land use of the project is compatible with the General Plan annexation requirements as described below The City s General Plan Annexation Goal mirrors LAFCO s policy of rational expansion as do the Objective and Policies in the Land Use Element Goal LU 3 "Achieve the logical, orderly, and beneficial expansion of the City's services and jurisdictional limits " Furthermore Policy LU 3 1 6 "Consider creating a policy directing the City to consider annexation of the Bolsa Chica area (prior to development) to link future development with the City's infrastructure " ROSENOW SPEVACEK GROUP INC PAGE 7 ATTACHMENT NO. Thus the General Plan specifically includes consideration for the expansion of City boundaries into the Bolsa Chica an administrative advantage if Huntington Beach agrees to annex the Warner Mesa ROSENOW SPEVACEK GROUP INC PAGE 8 ATTACH T Study Approach and Assumptions The assumptions used in this analysis were based on documentation and data provided by the City of Huntington Beach staff members and department management Hearthside Homes and the County of Orange Planning Department and Assessor's Office The Huntington Beach General Plan City budget data the 1999 Bolsa Chica Annexation Study (completed by RSG) and case study methodology were utilized to develop forecasts in this fiscal impact analysis RSG has taken precautions to assure the accuracy of the data used in the formulation of this analysis by working closely with City and LAFCO staff We cannot however ensure that the current fiscal year revenue and expenditure estimates will continue the same trends in the future This Study anticipates the Brightwater project will develop as currently proposed by Hearthside Homes and as approved by the Coastal Commission on the Warner Mesa Projections are based on this proposed plan which consists of 349 single family detached housing units with an estimated ratio of 2 4 persons per dwelling unit resulting in an expected population of 838 residents Based on these numbers three alternative development scenarios are presented each projecting fiscal impacts over a seven year time horizon Scenario 1 —Annexation Prior to Development Scenario 2—Annexation After Development Scenario 3—Development Without Annexation As most fees associated with land use permit fees inspection fees processing or similar charges that would be collected from new development are calculated to offset direct costs to the City they are in this study considered to be fiscally neutral Both costs and revenues have been adjusted to reflect an annual inflation rate of 2% Furthermore though future annexation may include more land than the proposed Hearthside Homes development only the fiscal impacts of the Brightwater community itself are considered here Schedule This fiscal analysis commences in fiscal year 2006/2007 based on proposed preliminary construction activities that may begin to occur at that time According to Hearthside Homes the project shall have a single building phase Though Hearthside Homes expects construction completion in the spring of 2007 this study takes a more conservative estimate showing completed construction in the fiscal year 2007/2008 or Year 2" of this study Residential occupancy is expected to begin immediately after completion and to continue into the following year fiscal year 2008/2009 or Year 3 For the purposes of this study the total number of expected residential in-migration has been split equally into ROSENOW SPEVACEK GROUP INC PAGE 9 ATTACHMENT NO. Year 2 and Year 3 thus 50% of the residents move into the development In each of those two years Valuation for the proposed Brightwater development (in 2005 dollars) was provided by Hearths}de Homes and confirmed by RSG s market research Valuations for the seven year period were determined as follows • Year 1 (FY 2006-07) Assumes 10% of value of development will appear on the Assessment Roll (Valuations have been inflated at 2% per annum) • Year 2 (FY 2007-08) Assumes 55% of total development value will appear on the Assessment Roll • Year 3 (FY 2008-09) Assumes 100% of the value of the development (with Inflation)will appear on the Assessment Roll • Years 4 through 7 Assessment Value of development increased by 2% per annum The fiscal analysis extends for seven years from the 2006/2007 fiscal year to the 2012/2013 fiscal year to include costs Incurred by major road maintenance and both local and presidential elections and revenues from housing turnover and property tax growth Agency holes As an unincorporated island the County of Orange is the primary local and regional governmental service provider to the Bolsa Chica area including the proposed Brightwater site The County is responsible for policy making and administration law enforcement through the Sheriff s Department animal control planning and land use regulation building inspection parks and recreation and library services The Orange County Fire Authority is currently responsible for providing fire protection rescue and emergency paramedic services to all properties within the Bolsa Chica If the City of Huntington Beach were to annex the Brightwater project at any time the City would become the primary local service provider extending police fire paramedic and ambulatory parks and recreation senior services planning and land use regulation and library services Currently the City contracts with the County to provide animal control services Therefore regardless of whether annexation occurs animal control will remain a County of Orange service The Brightwater development proposal has been through prior Iterations therefore consideration for governmental services has been underway for many years Particularly germane to the project is water and sanitary sewer service which the County does not directly offer If annexed prior to development the City of Huntington Beach would provide local water and sewer service In the event that annexation is not completed prior to commencement of construction Hearthside Homes has prepared to contract for potable water supply through the ROSENOW SPEVACEK GROUP INC PAGE 10 F`1InGHMENT =� Southern California Water Company ( SCWC ) This would be accommodated by extending SCWD transmissions lines southward approximately 6 7 miles from their nearest current service area in the City of Cypress Therefore unless annexation occurs before development Hearthside Homes has stated they will execute a water service contract with the SCWD for potable water and connect directly to the Orange County Sanitation District for sewer service The City will not In this case provide water or sewer service to the development In the event that annexation occurs after development as Scenano 2 reflects City staff has stated that some service agreements are expected to be negotiated between the County and the City to insure the effective and cost-efficient provision of services to the residents of Bnghtwater during the interim period prior to annexation Should the development not be annexed at any time City staff anticipates similar service agreements will nevertheless be made with a long- term time horizon ROSENOW SPEVACEK GROUP INC PAGE 11 AITACHMENTNO ,Fiscal Analysis Scenario 1 Annexation Prior to Development Scenario 1 describes the forecasted incremental expenditures and revenues to be made by the City if annexation were to occur prior to development Annexation of the Wainer Mesa would be consistent with LAFCO s policies and with both the Land Use and Growth Management Elements of Huntington Beach s General Plan Annexation Is often proposed prior to development to ensure that municipal services are in place which is of particular relevance in this case with regard to water and sanitary sewer service Annexation prior to development would result in municipal water and sewer service from the City and would also provide assurances to Huntington Beach that any development revenues both one-time and ongoing will accrue to the City Expenditures The following provides an analysis of the potential cost Impacts associated with annexation upon individual City functions and programs including costs for operation services and equipment and other miscellaneous expenditures Table la reflects these expenditures which have been categorized by departments within the City s organizational structure and estimates are discussed below It should be noted that it is not the purpose of this study to analyze the total cost to the City if the proposed Brightwater development is annexed but only the incremental costs associated with such action General Government a Administration No new positions equipment or major operating costs are expected be incurred as a result of the annexation Minimal expenditures including legal costs advertising postage and other selected services and supplies are considered to be neutralized by development permits and fees Some additional public support Is expected to be required in order to handle basic inquiries and assistance These costs have been estimated from the budget of the City Clerk for public support on a per capita basis b Elections Costs associated with biennial elections (local and presidential) are included Election costs were estimated based on a per registered voter rate calculated from City budget data and historical cost figures from the City The number of voters was estimated using the overall percentage of registered voters In the city according to the Orange County Registrar and applying that percentage to the number of expected residents in Brightwater c County Property Tax Collection Charges Beginning in the 1992-1993 fiscal year the County Auditor- Controllers Office charged cities and local districts receiving ROSENOW SPEVACEK GROUP INC PAGE 12 ATTACH EYiT NO property tax revenue for incidental administrative costs These charges are estimated at 0 946%of all property tax revenues Planning and Building and Safety Upon the annexation of the Brightwater project the City Planning Department and the Building and Safety Department will assume the processing of all land use related services as well as construction inspections All fees associated with these services are required to offset costs (in almost all cases) and are therefore not included in expenditures or revenues Community Services a Parkland Regardless of annexation the regional open space and wetlands will be the responsibility of the State of California and the County of Orange will retain ownership of Linear Park resulting in no financial impact on the City Within the project boundaries there are no anticipated costs relative to landscape maintenance services All neighborhood parks open spaces and landscaping will be maintained by the proposed homeowners association However this responsibility was proposed by the developer for the parkland and open space that currently exists in the Brightwater site plan Under the standards set by the City General Plan five acres of parkland per 1 000 people are required The development package proposed by Hearthside Homes offers passive open space with a trail Therefore the creation of additional park space may be negotiated with the developer or an in-lieu fee may be imposed Any possible costs associated with the maintenance of negotiated additional parkland have not been included in this study There will be some impacts on existing recreation programs and facilities including day care summer camp playground equipment and lifeguard services etc and exist regardless of whether the City annexes the area Registration fees will offset some of the costs of organized activities however General Fund expenditures have been calculated on a per capita basis due to the high volume of informal services made available in the City b Senior Services The City s Human Services Division provides a variety of programs for seniors in the community including the operation of the Rodgers Seniors Center and the Seniors Outreach Center These costs are included in the General Fund expenses and are included regardless of annexation ROSENOW SPEVACEK GROUP INC PAGE 13 ATTAC IN Pubhc Safety a Police Department If annexed the City s Police Department will provide all law enforcement-related services to the development The City s ratio for officer employment is 1 15 per 1000 residents With an increase of 838 residents this ratio indicates a need for an additional 0 9637 officers However the Department does not anticipate a dramatic increase in service requests nor the need for any additional employees A proportional share of the Police Departments General Fund expenses has been incorporated into the City s expenditures which were calculated using the 2004- 2005 per capita rates b Fire Protection Recurring fire protection expenditures were estimated using current City Fire Department budget data for costs associated with vehicle maintenance fuel consumption and vehicle supplies on a per capita basis General Fund expenditures are based on the per capita costs associated with the additional residents of the area Paramedic and ambulatory transport costs have been calculated based on data provided by the City Fire Department at a cost per emergency medical patient transported in 2004 The Fire Department also offers a voluntary membership program to residents called FireMed which allows members to receive paramedic and ambulatory service from the City for no additional out-of-pocket expenses The costs to operate this program have been calculated on a per household basis for those households enrolled in the program Approximately 33% of all households City-wide participate in FireMed at an annual cost to the City of $51 26 per household This study projects that 33% of Brightwater households will also participate in FireMed In addition to the above costs the Fire Department plans to relocate Fire Station Number 8 in order to increase response time to the affected residents The proportional cost share for the residents in the Brightwater community has been included in the Study based on an estimated cost of approximately $10 3 million to relocate the station in Year 5 This relocation price estimate was provided by RRM Design Group of San Luis Obispo California and was obtained at the request of City staff In this scenario the proportional cost of relocating the station on a per capita basis has been captured as an expenditure in Year 5 Library Services The additional population produced by the proposed development will increase the use of library services throughout the City The costs associated with the additional residents have been forecasted using City budget data at a per capita rate It should be ROSENOW SPEVACEK GROUP INC PAGE 14 ATTACH �iT NO ! - noted that Library Services has requested one additional children s librarian and one additional library clerk specialist to meet the increased demand on the library system and the City should consider the marginal impacts associated with the additional residents However for the purpose of this study only costs that reflect the per capita estimates of operating the Huntington Beach library system have been utilized Public Works a Sewer Maintenance Services Through annexation the addition of residential units to the City from the Brightwater development will require the expansion and maintenance of the applicable local sewer system services Costs were forecasted based on the estimated length of the piping Service costs and maintenance scheduling rates were provided by the City s Public Works department Residential sewer Imes are expected to be serviced once a year Arterial line services are not included as only a small extension from the existing arterial line may be required Capital costs for improvements or replacement of pump stations were not included in this analysis if an additional lift station or similar apparatus were required to serve the development infrastructure will be provided by the developer b Storm Dram Maintenance Services The community will have approximately 45 storm drain catch basins which require cleaning once a year Upon entering the storm drain system stormwater will be then be diverted into a debris unit at one outlet point The City employs Continuous Deflective Separation (CDS) units to capture debris in the nearby coastal downtown area and have found them to be successful at a maintenance rate of four times a year Based on this experience the City expects a similar single CDS unit with similar maintenance needs will be installed to capture debris from stormwater runoff on the Wainer Mesa Catch basin and debris unit cleaning costs and scheduling were obtained from the Public Works Department c Park and Landscape Maintenance Services As discussed earlier it is expected that all park open space median and landscaping will be the financial responsibility of a homeowners association Thus no City landscape maintenance costs have been included as forecasted expenditures d Street Lighting According to City estimates and verified by RSG research approximately 100 street lights will be required for 3 17 miles of road within the Brightwater community The City already contracts with Southern California Edison to provide streetlights in other areas and expects to do so for the Brightwater community if it is annexed The average monthly cost to the City for Southern California Edison to maintain the light is $10 per unit ROSENOW SPEVACEK GROUP INC PAGE 15 ATTACHMENT NO Contingency A 15% contingency factor has been added to the General Fund expenditure estimate to meet unforeseen programs or emergency needs Road Maintenance a Street Maintenance Street maintenance expenditures were projected based upon the length of road measurements provided by the developer and the maintenance costs estimated by the City s Department of Public Works A total of 6 34 lane miles (3 17 miles of two lane roads) are planned all of which are public Costs include slurry sealing and bi-monthly street sweeping According to the City street slurry sealing (Type II sealing) occurs approximately every seven years Street sweeping is estimated at a rate of 25 times per year b Traffic Signal Maintenance The Department of Public Works does not anticipate the need for a new traffic signal Revenues The following revenue section analyzes new recurring revenues from various state and local sources that will be received by the City as a result of annexation Table lb demonstrates these revenues One-time only development related fees are often discussed as potential revenue sources but with the exception of development contributions to the library certain public works fees and possible in-lieu fees for parkland one-time fees are expected to have a neutral impact as they offset any initial costs of staff services infrastructure and supplies Taxes a Property Taxes The Local Agency Formation Commission reports that the property tax ratio contained In the Master Property Tax Agreement between the City and the County as set forth in a City Council resolution adopted on October 28 1980 is current and will apply if the Brightwater development Is annexed The division of the property tax proscribed by the agreement which Is based on historical tax ratios prior to the passage of Proposition 13 is 56% City and 44% County Thus upon annexation the City would receive 56% of the total current County General Fund property tax revenue and the County would retain the remaining 44% of their current General Fund property tax revenue share In addition to the split of the County base property tax the City would receive the tax override of 0 696% for the City s Employee Retirement System City staff members have stated that the City would also receive an estimated 70% of the total current County Library District property tax revenues for services rendered by the ROSENOW SPEVACEK GROUP INC PAGE 16 TTA T ® -_ city library system and 100% of the total current Orange County Fire Authority property tax revenue for services provided by the City fire department b Property Transfer Taxes Property transfer taxes are generated at the time a new property is sold or an existing property is resold A property transfer tax of $0 55 per $1 000 of transferred value is levied on the sale of real property and is divided between the County of Orange and the City The amount of property tax received will depend upon the sale of land and the level of resale activity within the project These revenues have been estimated based on a 5% annual turnover rate c Vehicle License Fee Vehicle license Fee ( VLF ) revenue is a subvention collected by the state and allocated to cities and counties based on a statutory formula VLF revenues are an important component of the fiscal viability of annexations Prior to 2004 state law required that a city whose population increased by virtue of annexing Iland would receive additional VLF revenue to fund services to that larea With the VLF for Property Tax Swap of 2004 more than 90% of city VLF (and VLF backfill) revenue was replaced with property tax revenue These changes severely reduced the amount of VLF revenue available to fund annexations Because of the difficulty in accurately projecting these numbers this calculation is based on a per capita rate from the additional residents in the development Under the law prior the portion of VLF revenue available for distribution as general revenue to cities and counties was divided in half One half was distributed to the cities on a per capita basis and the remaining was distributed to counties in a similar manner Under the new law effective FY 2004-05 most of the VLF revenue allocated to cities and all of the revenue allocated to counties increases based on assessed value growth instead of population growth in a jurisdiction Revenue is distributed as property tax in-lieu of VLF Currently legislative efforts are being pursued to restore the loss of revenues from the VLF subvention for annexations and new cities Under AB 1602 Assemblyman John Laird in partnership with the League of California Cities is drafting language and formulating a solution to re-establish population calculations and allocation procedures d Supplemental Property Tax Roll Supplemental Revenue is revenue generated by the tax,increment created when a sale takes place or a construction project is completed after January 1 of a given year (the assessors office cut-off date for the next years assessment roll)l but the reassessment occurs and the owner is issued a supplemental tax bill for the period between the sale or completion and the next ROSENOW SPEVACEK GROUP INC PAGE 17 ATTACHI ENT NO �� regular tax bill Because the nature of these revenues Is unpredictable they cannot be accurately projected and therefore no provision is made within the projections to reflect their impact on future revenues e Franchise Fees Franchise fees have been established for utilities transfer stations pipeline franchises cable television franchises and bus bench franchises These fees have been aggregated and forecasted using data from the budget on a per capita basis f Unitary Utility Tax Following the passage of AB454 the State Board of Equalization determines and distributes the statewide apportionment of the Unitary Utility revenue This makes revenues difficult to project therefore conservative projections are based upon a 5% tax rate applied to utility service billings City tax rate g Sales Tax The Brightwater project does not include any retail uses hence no direct sales tax revenues will be incurred by the City However sales tax revenues are likely to grow indirectly because of an increase in population creating additional purchasing potential The projects proximity to retail businesses within the City will engender some additional sales tax revenue regardless of annexation Road Funds a Gas Tax As stated In the City Municipal Code all moneys received by the City from the State under the provisions of the Streets and Highways Code for the acquisition of real property or interests therein for or the construction maintenance or improvement of streets or highways other than state highways shall be paid into the fund Within this study the Gas Tax revenue was calculated on a per capita basis using the total dollar amount from the 2004-05 Budget This differs slightly from the actual State method used which bases revenue on a per capita basis and a per need basis This number more closely represents the average dollar amount over the seven year time period b Measure M Measure M is a half cent sales tax approved in 1990 by the voters of Orange County which Is used for transportation projects The breakdown of this tax includes 43% of the funds towards freeways 21% towards local streets and roads 25% towards transit and 11% towards regional streets To date Huntington Beach has received $22 854 971 Actual allocation is based on need and population therefore calculations in this study are based ROSENOW SPEVACEK GROUP INC PAGE 18 T TA CHIN ENT NO. 2 on a per capita estimate using 2004-05 budget numbers for guidance Actual numbers may vary due to the discrepancies in distribution Other Revenues a Community Services The Community Services Department has reviewed the development package proposed by Hearthside Homes and does not feel adequate parkland is currently included Under the Quimby Act In-lieu funds can be used for park renovation acquisition and development The City of Huntington Beach uses a standard equation for parkland in-lieu fees At the request of the city average land values have been placed at $2 5 million per acre The standard equation then reads 5 (#units x 2 68)/1000 x $2 5M = Park in-lieu fee The City may choose to negotiate In-lieu fees based on the park space the Brightwater plan currently incorporates which would reduce this revenue b Library Community Enrichment and Development Fees The City currently assesses two separate library fees from new developments The Community Enrichment Library Fee (CELF) is assessed at a rate of $0 15 per square foot for new residential units Revenue from this fee is split Into $0 08 per square foot for the Art Center operated by Community Services and $0 07 for the Library but for the purpose of this study the CELF has been evaluated as a single fee The Library Development Fee (LDF) Is assessed at$0 44 per square foot for residential units Therefore a fees total of $0 59 per square foot Is incorporated in this study using an average housing size of approximately 2 755 square feet each as proposed by the developer c Paramedic and Ambulance Transport Fees The City imposes an ambulance and paramedic transport fee for services rendered The City s ambulance service charges were supplied by the Fire Department on a per transport basis using service data from 2004 and have been applied at a per capita ratio to the additional residents d FlreMed The City of Huntington Beach Fire Department offers a voluntary membership program to residents which allows members to receive paramedic and ambulatory service from the City for no out of pocket expenses The cost to join the FireMed program is $60 per year per household This study estimates a 33% household participation rate based on the city-wide membership average for a total of 115 projected member households In the Brightwater community ROSENOW SPEVACEK GROUP INC PAGE 19 ATTACHMENT NO e Fines and Forfeitures This revenue source is generated by Motor Vehicle Code fines Municipal Code fines and other miscellaneous fines and forfeitures Projected revenues are based on per capita amounts from the 2004-2005 budget year Summary The forecasted expenditures and revenues for this study have been calculated using conservative methodologies and modest escalation factors Based on this analysis of annexation prior to development forecasted revenues will exceed expenditures Projections indicated a cumulative surplus over the seven year study period of$19 159 306 ROSENOW SPEVACEK GROUP INC PAGE 20 ATTACHMENT NO. Table 1a Seven Year Expenditure Summary(Annexation Prior to Development) 2006-07 200708 2008-09 2009 10 201011 2011 12 201213 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Administration Admntstration/Publw Support $0 $718 $1 465 $1 495 $1 524 $1 555 $1 586 Elections 1 $0 $568 $1 204 $1 182 $757 $1 230 $1 303 Animal Control $0 $977 $1 992 $2 032 $2 073 $2 114 $2 157 County Tax Collection Charge 3 $989 $5 548 $10 290 $10 495 $10 705 $10 919 $11 138 Subtotal $989 $7 811 $14 951 $16 204 $15 060 $15 819 $16 184 Budding&Safety 4 Permit and Plan Check Services $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $o $0 Community Services General Fund Expenses5 $0 $2 262 $4 615 $4 708 $4 802 $4 898 $4 996 Subtotal $0 $2 262 $4 615 $4 708 $4 802 $4 898 $4 996 Fire Department Fire Med 6 $0 $3 071 $6 265 $6 390 $6 518 $6 648 $6 781 General Fund Expenses 7 $0 $45 550 $92 877 $94 734 $96 629 $98 562 $100 533 Paramedic&Ambulance Transport"' $0 $9 586 $19 545 $19 936 $20 335 $20 742 $21 156 Fire Department Relocation 9 $0 $0 $0 $0 $42 940 $0 $0 Subtotal $0 $58 206 $118 687 $121 060 $166 421 $125 951 $128 470 Library Services General Fund Expenses t0 $0 $6 996 $14 271 $14 557 $14 848 $15 145 $15 448 Library Service Fund i i $0 $2 831 $2 888 $2 946 $3 004 $3 065 $3 126 Library Development 12 $0 $962 $981 $1 000 $1 021 $1 041 $1 062 Subtotal $0 $10 789 $18 140 $18 503 $18 873 $19 250 $19 635 Police General Fund Expenses 13 $0 $100 163 $204 236 $208 321 $212 487 $216 737 $221 072 Subtotal $0 $100 163 $204 236 $208 321 $21Z487 $216 737 $221072 Public Works Residential Sewer Cleanings 14 $0 $11 841 $12 078 $12 320 $12 566 $12 817 $13 074 Storm Dra n Basin Clearings 75 $0 $826 $842 $859 $876 $894 $912 Stone Drain Debris Unit Cleaning 1r $0 $6 242 $6 367 $6 495 $6 624 $6 757 $6 892 Street Lighting 17 $0 $12 240 $12 485 $12 734 $12 989 $13 249 $13 514 General Fund Expenses $0 $36 808 $75 052 $76 553 $78 084 $79 646 $81 239 Subtotal $0 $67 957 $106 825 $108 961 $111 140 $113 363 $115 631 Contingency 15/o $148 $37 078 $70 118 $71 514 $79 317 $74 403 $75 898 Road Maintenance Street sweeping 19 $0 $3 328 $3 394 $3 462 $3 531 $3 602 $3 674 Local Street Maintenance 20 $0 $0 $0 $0 $0 $0 $221 486 Subtotal $0 $3 328 $3 394 $3 462 $3 531 $3 602 $226 160 Contingency 15 A $0 $499 $509 $519 $530 $540 $33 774 GRAND TOTAL ALL EXPENDITURES $1 137 $288 095 $541 475 $552 252 $61Z162 $574 563 $840 819 ROSENOW SPEVACEK GROUP INC PAGE 21 ATTACHMENT N Table lb Seven Year Revenue Summary(Annexation Prior to Development) 2006-07 2007-08 2008-09 2009-10 201011 201112 201112 Year 1 Yea 2 Year 3 Year 4 Year 5 Year 6 Year 7 Taxes Basic Levy Property Tax $104 435 $585 880 $1 086 541 $1 108 272 $1 130437 $1 153 046 $1 176 107 Utility Unitary Tax z $0 $2 133 $4 351 $4 438 $4 527 $4 617 $4 710 Property Transfer Tax 3 $o $92 303 $171 179 $17 460 $17 809 $18 166 $18 529 Subtotal $104 435 $680 315 $1,262 071 $1 130 170 $1 152,773 $1 175 829 $1 199 346 Franchise Fees Gas Electric Cable TV etc $0 $11 227 $22 892 $23 350 $23 817 $24 293 $24779 Subtotal $0 $11 227 $22 892 $23 350 $23 817 $24 293 $24779 Motor Vehicle Revenues Vehicle License Fees 4 $0 $3 278 $6 684 $6 818 $6 954 $7 093 $7 235 In L.Ue of VLF 5 $0 $16 643 $33 952 $34 631 $35 324 $36 030 $36 751 Subtotal $0 $19 921 $40 636 $41 449 $42 278 $43 123 $43,986 Other Revenues Fire Med $0 $26 156 $53 332 $54 399 $55 487 $56 596 $57 728 Paramedic&Amb lance Transport 7 $0 $391 $797 $813 $829 $846 $863 Fines and Forfe Lures a $0 $11 097 $22 626 $23 079 $23 540 $24 011 $24 491 Subtotal $0 $37 643 $76 755 $78 290 $79 856 $81 463 $83,082 One Time Fees Community Enrichment Library&Art Center Fees $144 232 $0 $0 $0 $0 $0 $o Library Development Fee $423 081 $0 $0 $0 $0 $0 $0 Park Space In Lieu Fee 1 $11 691 500 $0 $0 $0 $0 $0 $0 Traffic Impact Fee 12 $586 320 $0 $0 $0 $0 $0 $0 Sewer Connection Fee(5/to City)73 $30 520 $0 $0 $0 $0 $0 $0 Drainage Fee(per acre) $374 000 $0 $0 $0 $0 $0 $0 Wate Connection Fee 5 $1 675 200 $0 $0 $0 $0 $0 $0 Subtotal $14 924 853 $0 $0 $0 $0 $0 $0 Road Funds Measure M Local Tumback 16 $0 $4 777 $9 740 $9 935 $10 134 $10 337 $10 543 Gas Tax $0 $7 383 $15 053 $15 354 $15 661 $15 975 $16 294 Subtotal $0 $14160 $24 794 $25 290 $26 796 $26 311 $26 838 GRAND TOTAL ALL REVENUES $15 029 288 $761 266 $1 427 148 $1 298 648 $1 324 519 $1 351 010 $1 378 030 GRAND TOTAL ALL EXPENDITURES(see Table 1a) $1 137 $288 095 $541 475 $552,252 $612 162 $574 563 $840 819 REVENUE SURPLUS(SHORTFALL) $15 028 151 $473171 $885 673 $746 296 $712,357 $776 447 $537 210 CUMULATIVE SURPLUS(DEFICIT) $15 028 151 $15 501 322 $16 386 995 $17133 291 $17 845 649 $18 622 095 $19159 306 ROSENOW SPEVACEK GROUP INC PAGE 22 ATTACHMENT NO Scenario 2 Annexation After Development The Brightwater project may be initially developed within the jurisdiction of the County of Orange and not annexed into the City until after development has occurred Once residents have moved into the community annexation is typically initiated by the resident registered voters though the City County or a special district may continue to pursue it as well Generally annexation is requested if residents perceive a need for increased public services Because development is complete annexation at this time does not provide the city with options to negotiate new or additional assessments or fees The below summary addresses the changes in fiscal calculations based on annexation occurring in Year 3 or fiscal year 2008/2009 Thus Years 1 and 2 calculate expenditures and revenues based on the project remaining within the jurisdiction of the County of Orange Following annexation beginning in Year 3 revenues and costs are calculated in the same manner as Scenario 1 Please refer to Tables 2a and 2b for projected dollar amounts As discussed below the principal differences in this scenario as compared to Scenario 1 are the lack of one-time development revenues associated with both the park in-lieu fees and the library fees Expenditures and Revenues Administration The city will continue to pay the County Tax Collection Charge based on revenue it receives from pass through agreements with the County for library and fire services as discussed below Community Development a Parks Community parks and open spaces within the planned development are expected to be maintained by the homeowners association If the Brightwater Community annexes after development in-lieu fees will no longer be applicable b Community Services Senior residents of the Brightwater Community may participate in activities at local City-run senior centers and may also require some additional services through City senior programs Therefore costs associated with those activities and services continue to be included in projections regardless of annexation Other recreational services provided by the City such as lifeguards and maintained recreational equipment in parks will be impacted by the additional residents regardless of annexation As such ROSENOW SPEVACEK GROUP INC PAGE 23 TT T O General Fund costs have been included based on a per capita estimate to reflect these expenditures Pubbc Safety Nearly a decade ago Hearthside Homes proposed a larger housing development at the same location on the Wainer Mesa and an arrangement was subsequently established between the City of Huntington Beach the Orange County Fire Authority and Hearthside Homes This 1997 Tn-Party Agreement allowed for the City of Huntington Beach to provide fire paramedic and ambulatory services to the protect instead of the Orange County Fire Authority which does not maintain a nearby fire station The Tn-Party Agreement also included a capital contribution fee As stated in the agreement the developer made this contribution fee to the OCFA for the tentative purpose of locating an OCFA fire station within the project to serve the development however most of this contribution was in turn made to pass to the Cityifor the relocation of a City fire station as the OCFA would not be the service provider Based on discussions with the City Fire Department management staff and the proximity of the project to the City this study reflects forecasts based on a similar agreement for an 80% tax revenue pass-through being negotiated by the City to provide these services if annexation does not take place This study currently excludes any potential capital contribution from the developer to maintain a conservative projection but it should be noted that the relocation of the fire station is still expected to be necessary in order for the Fire Department to maintain city-wide service standards and therefore a new capital contribution may be negotiated in the future Hence in Scenario 2 Years 1 and 2 an 80% pass through of tax revenue from the Orange County Fire Authority has been included as was stipulated in the 1997 agreement After annexation in Year 3 expenditures and revenues were calculated in the same manner as Scenano 1 wherein 100% of the OCFA revenues were passed to the City for services rendered by the Huntington Beach Fire Department Furthermore as the City is expected to serve the Bnghtwater community regardless of annexation residents will Ibe able to enroll in the FireMed program at any time with its associated cost and revenue impacts both included in the forecasts Library Services The nearest libranes are maintained by the City of Huntington Beach and thus are logically anticipated to be impacted by the addition of residents A 1996 negotiation between the City County and developer resulted in an agreement to mitigate for these impacts through one-time fees This study has made its projections based on this agreement remaining valid wherein Hearthside Homes would pay $200 per unit to the City and the County would pay $100 per unit to the City upon issuance of grading permits It should be noted that these fees were based upon the average revenue generated by the Community Enrichment Library Fee in 1996 and do not reflect the revenues generated by the Library Development Fee which was instituted in 1998 More importantly it should be noted that the prior agreement was intended for a no annexation scenano ROSENOW SPEVACEK GROUP INC PAGE 24 T TA CHIM ENT N0 Thus in Scenano 2 Years 1 and 2 based upon direction from Library Services Department management staff a 70% pass through of tax revenue from the County of Orange library fund has been included as well as a $300 per unit capital contribution as was arranged in the 1996 agreement After annexation in Year 3 expenditures and revenues were calculated in the same manner as Scenano1 Summary The forecasted expenditures and revenues for this study have been calculated using conservative methodologies and modes escalation factors Based on this analysis of annexation after development forecasted revenues will exceed expenditures Projections indicated a cumulative surplus of$4 119 764 over the seven year study period ROSENOW SPEVACEK GROUP INC PAGE 25 TT T ® -741� Table 2a Seven Year Expenditure Summary(Development Prior to Annexation) 2006-07 200708 200809 200910 201011 2011 12 201213 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Administration Administration/Public Support $0 $0 $1 465 $1 495 $1 524 $1 555 $1 586 Elections 1 $0 $0 $1 204 $1 182 $757 $1 230 $1 303 Animal Control 2 $0 $0 $1 992 $2 032 $2 073 $2 114 $2 157 County Tax Collection Charge 3 $589 $3 307 $10 290 $10 495 $10 705 $10 919 $11 138 Subtotal $589 $3 307 $14 951 $15 204 $15 060 $15 819 $16 184 Budding&Safety 4 Permit and Plan Check Services $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Community Services General Fund Expenses 5 $0 $2 262 $4 615 $4 708 $4 802 $4 898 $4 996 Subtotal $0 $2 262 $4 615 $4 708 $4 802 $4 898 $4 996 Fire Department Fire Mad 6 $0 $3 071 $6 265 $6 390 $6 518 $6 648 $6 781 General Fund Expenses $0 $45 550 $92 877 $94 734 $96 629 $98 562 $100 533 Paramedic&Ambulance Transport 6 $0 $9 586 $19 545 $19 936 $20 335 $20 742 $21 156 Fire Department Relocation 9 $0 $0 $0 $0 $42 940 $0 $0 Subtotal $0 $58 206 $118 687 $121 060 $166 421 $125 951 $128 470 Library Services General Fund Expenses 10 $0 $6 996 $14 271 $14 557 $14 848 $15 145 $15 448 Library Service Fund 11 $0 $2 831 $2 888 $2 946 $3 004 $3 065 $3 126 Library Development 12 $0 $962 $981 $1 000 $1 021 $1 041 $1 062 Subtotal $0 $10 789 $18 140 $18 503 $18 873 $19 250 $19 635 Pol ce General Fund Expenses 13 $0 $0 $204 236 $208 321 $212 487 $216 737 $221 072 Subtotal $0 $0 $204 236 $208 321 $21Z487 $216 737 $221 072 Public Works Residential Sewer Cleanings 14 $0 $0 $12 078 $12 320 $12 566 $12 817 $13 074 Storm Drain Basin Cleanings 15 $0 $0 $842 $859 $876 $894 $912 Storm Drain Debris Unit Cleaning t6 $0 $0 $6 367 $6 495 $6 624 $6 757 $6 892 Street Lighting t7 $0 $0 $12 485 $12 734 $12 989 $13 249 $13 514 General Fund Expenses $0 $0 $75 052 $76 553 $78 084 $79 646 $81 239 Subtotal $0 $0 $106 825 $108 961 $111 140 $113 363 $115 631 Contingency 15 A $88 $11 185 $70118 $71 514 $79 317 $74 403 $76 898 Road Maintenance Street sweeping 19 $0 $0 $3 394 $3 462 $3 531 $3 602 $3 674 Local Street Maintenance 20 $0 $0 $0 $0 $0 $0 $221 486 Subtotal $0 $0 $3 394 $3 462 $3 531 $3 602 $225 160 Contingency 15/6 $0 $0 $509 $519 $530 $540 $33,774 GRAND TOTAL ALL EXPENDITURES $678 $85 748 $541 475 $55Z252 $61Z162 $674 563 $840 819 ROSENOW SPEVACEK GROUP INC PAGE 26 TT NT NO Table 2b Seven Year Revenue Summary(Development Prior to Annexation) 2006-07 2007-08 NIOS-09 2009-10 2010-11 201112 201213 Year 1 Yea 2 Year 3 Year 4 Year 5 Year 6 Year 7 Taxes Bas c Levy P operty Tax $62 241 $349171 $1 086 541 $1 108 272 $1 130 437 $1 153 046 $1 175107 Ub6ty Un tary Tax 2 $0 $0 $4 351 $4 438 $4 527 $4 617 $4 710 P operty Transfer Ta $0 $0 $171179 $17460 $17809 $18166 $18529 S btotal $62,241 $349171 $1 262 071 $1 130170 $1 15ZM $1 175 829 $1 199 345 Franchse Fees Gas Electn C bl TV tc $0 $0 $22892 $23350 $23817 $24293 $24779 Subtotal $0 $0 $22 892 $23 350 $23 817 $24 293 $24 779 Motor VetuGe Re en es Vehcl License Fees $0 $0 $6 684 $6 818 $6 954 $7 093 $7 235 In Lieu of VLF s $0 $0 $33 952 $34 631 $35 324 $36 030 $36 751 Subtotal $0 $0 $40636 $41449 $42,278 $43123 $43986 Other Re enues F e Med s $0 $26156 $53 332 $54 399 $55 487 $56 596 $57 728 Paramedic&Ambulance Transport 7 $0 $391 $797 $813 $829 $846 $863 Capital Contribution Fee(Library)8 $104 700 $0 $0 $0 $0 $0 $0 F nes and Forfed res 9 $0 $5 548 $22 626 $23 079 $23 540 $24 011 $24 491 Park Spac In Lieu F es $0 $0 $0 $0 $0 $0 $0 Subtotal $104 700 $32,095 $76 755 $78 290 $79 856 $81 453 $83 082 Road Funds Measu e M Local T mback ° $0 $0 $9 740 $9 935 $10134 $10 337 $10 543 Gas Tax $0 $0 $15053 $15354 $15661 $15975 $16294 Subtot 1 $0 $0 $24 794 $25 290 $25 795 $26 311 $26 838 Subtot 1 O e Tme Revenues $104 700 GRAND TOTAL ALL REVENUES $166 941 $381 266 $1 427148 $1 298 548 $1 324 519 $1 351 010 $1 378 030 GRAND TOTAL ALL EXPENDITURES(s a Table 2a) $676 $85 748 $541 475 $552 252 $612 162 $574 563 $840 819 REVENUE SURPLUS(SHORTFALL) $166 263 $295 518 $885 673 $746 296 $712,357 $776 447 $537 210 CUMULATIVE SURPLUS(DEFICIT) $166 263 $461 781 $1 347 453 $2 093,750 $2,806 107 $3 582 554 $4 119764 ROSENOW SPEVACEK GROUP INC PAGE 27 ATTACHMENT NO =77--A Scenario 3 Development with No Annexation The Brightwater project may remain an unincorporated island and not annex into the City of Huntington Beach As with the first two years of development in Scenario 2 several services may still be provided to the residents by the City due to the close proximity therefore impacting their expenditures and revenues Tables 3a and 3b reflect the expenditures and revenues for this scenario Expenditures and Revenues Administration The city will continue to pay the County Tax Collection Charge based on revenue it receives from pass through agreements with the County for library and fire services as discussed below Fire Protection The City Fire Department maintains the station geographically closest to the Brightwater community making it probable that they will often be the first unit to respond in an emergency Fire Department management staff has stated that based upon the prior 1997 Tn-Party Agreement this scenario provides an 80% pass through of tax revenue from the Orange County Fire Authority to the City for services rendered The City is expected to serve the Brightwater community regardless of annexation therefore residents will be able to enroll in the FireMed program at any time Community Services Senior residents of the Brightwater Community may participate in activities at local City-run senior centers and may also require some additional services through City senior programs Therefore costs associated with those activities and services continue to be included in projections regardless of annexation Library Services Based upon input from the Library Services management staff the 1996 negotiation between the City County and developer was used to forecast this scenario without any adjustment Though a renegotiation of fees is probable it is unreasonable to project the results Thus for the purposes of this study Hearthside Homes shall pay a fee of$200 per housing unit and the County shall pay $100 per housing unit to the City The City will also receive a 70% pass through of funds from the County library tax revenue from the development It should be noted that the one-time fees were based upon an average revenue generated by the Community Enrichment Library Fee in 1996 and do not reflect the revenues generated by the Library Development Fee which was instituted in 1998 ROSENOW SPEVACEK GROUP INC PAGE 28 ATTACHMENT NO Summary The forecasted expenditures and revenues for this study have been calculated using conservative methodologies and modes escalation factors Based on this analysis of development without annexation forecasted revenues will exceed expenditures Projections indicated a cumulative surplus of$3 289 060 ROSENOW SPEVACEK GROUP INC PAGE 29 ATTACHMENT NO - 4 Table 3a Seven Year Expenditure Summary{No Annexation} 2006-07 2007-08 2008-09 200910 201011 201112 201213 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Administration Administration/Public Support $0 $0 $0 $0 $0 $0 $0 Elections 1 $0 $0 $0 $0 $0 $0 $0 Animal Control $0 $0 $0 $0 $0 $0 $0 County Tax Collection Charge $589 $3 307 $6 132 $6 255 $6 380 $6 508 $6 638 Subtotal $589 $3 307 $6132 $6 255 $6 380 $6 508 $6,638 Building&Safety 3 Permit and Plan Check Services $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Community Services General Fund Expenses a $0 $2 262 $4 615 $4 708 $4 802 $4 898 $4 996 Subtotal $0 $2,262 $4 615 $4 708 $4 802 $4 898 $4,996 Fire Department Fire Med 5 $0 $3 071 $6 265 $6 390 $6 518 $6 648 $6 781 General Fund Expenses 6 $0 $45 550 $92 877 $94 734 $96 629 $98 562 $100 533 Paramedic&Ambulance Transport 7 $0 $9 586 $19 545 $19 936 $20 335 $20 742 $21 156 Fire Department Relocation $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $58 206 $118 687 $121060 $123 482 $125 951 $128 470 Library Services General Fund Expenses 6 $0 $6 996 $14 271 $14 557 $14 848 $15 145 $15 448 Library Service Fund 9 $0 $2 831 $2 888 $2 946 $3 004 $3 065 $3126 Library Development 10 $0 $962 $981 $1 000 $1 021 $1 041 $1 062 Subtotal $0 $10 789 $18 140 $18 503 $18 873 $19 250 $19 635 Police General Fund Expenses $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Public Works Residential Sewer Cleanmgs $0 $0 $0 $0 $0 $0 $0 Stone Dram Basin Cleanings $0 $0 $0 $0 $0 $0 $0 Storm Dram Debris Unit Cleaning $0 $0 $0 $0 $0 $0 $0 Street Lighting $0 $0 $0 $0 $0 $0 $0 General Fund Expenses $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Contingency 15% $88 $11 185 $22 136 $22 579 $23 030 $23 491 $23 961 Road Maintenance Street sweeping $0 $0 $0 $0 $0 $0 $0 Local Street Maintenance $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 GRAND TOTAL ALL EXPENDITURES $678 $85 748 $169 710 $173105 $176 567 $180 098 $183 700 ROSENOW SPEVACEK GROUP INC PAGE 30 ATTACHMENT N Table 3b Seven Year Revenue Summary(No Annexation) 200607 2007-08 2008-09 200910 201011 2011 12 201213 Year 1 Year 2 Year 3 Yea 4 Year 5 Year 6 Year 7 Tax s Bas c Le y Property Tax $62 241 $349 171 $647 554 $660 505 $673 715 $687 189 $700 933 Utility Unitary Tax $0 $0 $o $0 $0 $0 $0 Property Transfer Ta $0 $0 $0 $0 $0 $0 $0 Subtotal $62,241 $349171 $647 554 $660 505 $673715 $697 189 $700 933 Franchise Fees Gas Electric Trash Cable TV etc $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Mot r Vehicle Revenues Vehicl license Fees $0 $0 $0 $0 $0 $0 $0 In-Lieu of VLF $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Othe Revenues F raMed z $0 $26 156 $53 332 $54 399 $55 487 $56 596 $57 728 Paramed c&Ambulance Transport 3 $0 $391 $797 $813 $829 $846 $863 Fines and Forte lures $0 $5 548 $11 313 $11 539 $11 770 $12 006 $12 246 Capital Contribution Fee(Library)5 $104 700 $0 $0 $0 $0 $0 $0 Subtotal $104 700 $32 095 $65 442 $66 751 $68,086 $69 448 $70 837 Road Funds Measure M L cal T mback $0 $0 $0 $0 $0 $0 $0 Gas Tax $0 $0 $0 $0 $0 $0 $0 Subtotal $0 $0 $0 $0 $0 $0 $0 Subtotal One Time Revenues $104 700 GRAND TOTAL ALL REVENUES $166 941 $381 266 $712 996 $727 256 $741 801 $756 637 $771 770 GRAND TOTAL ALL EXPENDITURES(see T bi 3) $678 $85 748 $169 710 $173 105 $176 567 $180 098 $183 700 REVENUE SURPLUS(SHORTFALL) $166 263 $295 518 $543 285 $554,151 $565,234 $576 539 $588 070 CUMULATIVE SURPLUS(DEFICIT) $166263 $461781 $1005066 $1569217 $2,124,451 $2700990 $3,289060 ROSENOW SPEVACEK GROUP INC PAGE 31 APPENDIX A- PROPERTY TAX TRANSFER RATES Appendix A Table 1 Forecasted Property Tax Transfer(Annexation Prior to Development) 2006-07 2007-08 2008-09 2009-10 2010-11 201112 201213 Year 1 Yea 2 Year 3 Year 4 Year 5 Year 6 Year 7 Total Assessed Value $59 829 890 $335 645 682 $622 470 174 $634 919 578 $647 617 970 $660 570 329 $673 781 735 Property Tax Levy @ 100696/ $602,463 $3 379 818 $6 268 026 $6 393 386 $6 521 264 $6 651 679 $6 784 713 Current Property Tax Distribution County of Orange @ 6 27/ $37 793 $212 016 $393 193 $401 057 $409 078 $417 260 $425 605 City of Huntington Beach @ 0 $0 $0 $0 $0 $0 $0 $0 Orange Co my Library District @1 690/ $10 215 $57 308 $106 280 $108 405 $110 573 $112 785 $115 041 Orange County Fri:Authority @ 11 4/ $68 863 $386 320 $716 447 $730 776 $745 392 $760 300 $775 506 Potential Property Tax Distribution Huntington Beach General Fund @ 3 5/0 $21 164 $118 729 $220 188 $224 592 $229 084 $233 666 $238 339 OC Library Transfer to C ty @ 1 690/z $10 215 $57 308 $106 280 $108 405 $110 573 $112 785 $115 041 OCFA Transfer to City @ 27/ $68 863 $386 320 $716 447 $730 776 $745 392 $760 300 $775 506 HB Employee Retirement F nd @ 6960/ $4 193 $23 524 $43 625 $44 498 $45 388 $46 296 $47 222 Additional P operty Tax to Crty $104 435 $585 880 $1 086 541 $1 108 272 $1 130 437 $1 153 046 $1 176107 Property Transfer Taxes Value Transf rred $0 $167 822 841 $311 235 087 $31 745 979 $32 380 898 $33 028 516 $33 689 087 Re enue to City @$0 551$1 000 S $0 $92 303 $171 179 $17 460 $17 809 $18 166 $18 529 Please refer to Appendix B for notes ROSENOW SPEVACEK GROUP INC PAGE 32 TT NO �`� Appendix A Table 2 Forecasted Property Tax Transfer(No Annexation) 2006-07 Year 2007-08 Year 200849 Year 2009-10 Year 2010-11 Year 2011 12 Year 2012 13 Year 1 2 3 4 5 6 7 Total Assess d Value $59 829 890 $335 645 682 $622 470 174 $634 919 578 $647 617 970 $660 570 329 $673 781 735 Property Tax Levy $602 463 $3 379 818 $6 268 026 $6 393 386 $6 621 264 $6 661 679 $6 784 713 Current Property Tax Distribution Co my of Orange @ 6 279/ $37 793 $212 016 $393 193 $401 057 $409 078 $417 260 $425 605 C ty of Huntington Beach @ 0 $0 $0 $0 $0 $0 $0 $0 Orange County L brary District @ 169/ $10 215 $57 308 $106 280 $108 405 $110 573 $112 785 $115 041 Orange County Fire Authority @ 11 4% $68 863 $386 320 $716 447 $730 776 $745 392 $760 300 $775 506 Potential Property Tax Distribution H ntmgton Beach General Fund $0 $0 $0 $0 $0 $0 $0 OC Library Transfer to City @ 1151 $7 151 $40 115 $74 396 $75 884 $77 401 $78 949 $80 528 OCFA Transfer to City @ 91 A $55 090 $309 056 $573 158 $584 621 $596 313 $608 240 $620 405 HB Employee Retirement Fund $0 $0 $0 $o $0 $0 $0 Additional Property Tax to City $62,241 $349 171 $647 554 $660 505 $673 716 $687189 $700 933 Please refer to Appendix 8 for notes ROSENOW SPEVACEK GROUP ING PAGE 33 rITTACHMENT NO. APPENDIX 9 �TABLE FOOTNOTES Exhibit la Seven Year Expenditure Summary(Annexation Pnor to Development) Estimates for this scenario assume that the Warner Mesa area will be annexed in early(calendar year)2006 and that development will be completed in Year 2 (2007 08) Approximately half of the community 838 residents (419) will move in during Year 2 and the remainder will move in during Year 3 Per capita and usage costs/revenues are adjusted accordingly 1 The calculations for elections are based on the following assumptions • No Elections Year 1 (FY 2006-07) and Year 5 (FY 2010 11) will have no elections however election costs are still accrued to the City Total election costs for Huntington Beach in the last non election year were $143 701 According to the County of Orange Registrar of Voters there were 125 861 voters in Huntington Beach in 2004 or 63%of the total population Using this percentage as a guide election costs in a non election year are $1 20 per registered voter Using actual inflation rates from the United States Department of Labor Bureau of Labor Statistics this equals$1 30 per registered voter in 2005 dollars An inflation rate of 2% was used to calculate subsequent non election year costs • Local Elections Year 2(FY 2007 08) Year 4(FY 2009 2010) and Year 6(2011 12)will have local elections Total election costs from the General Fund in the last local election (2003 04) were $243 567 Using the OC Registrar of Voters percentage as a guide the cost of elections in 2003 04 was approximately $1 96 per registered voter Using actual inflation rates these costs would be approximately$2 07 per registered voter An inflation rate of 2%was used to calculate subsequent non election year costs • Presidential Elections Year 3 (FY 2008 09)and Year 7(2012 13)will have Presidential elections Presidential election costs are based on the election costs in FY 2004 05 Total election costs from the General Fund were$262 809 or approximately$2 09 per registered voter Using actual inflation numbers these costs would increase to approximately$2 15 per registered voter in 2005 dollars An inflation rate of 2%was used to calculate subsequent non election year costs An inflation rate of 2% was used to calculate subsequent non election year costs 2 The City of Huntington Beach contracts with the County of Orange to provide Animal Control services The expected cost for Animal Control is based on the 2004 05 Budget Actual approved funding amounted to$414 149 3 The Orange County Administration Fee for this Tax Rate Area is 947% 4 It is assumed that building permit grading etc fees will offset all costs associated with the additional labor and therefore net costs for Building and Safety equal zero 5 Community Services figures are based upon a per capita statistic It is difficult to calculate the percentage of Huntington Beach residents that use City community services (versus non residents) thus calculations are distributed evenly among a per capita basis for the purpose of this study 6 F►reMed costs are based on the 2004 05 City of Huntington Beach budget and are calculated on a per household cost 7 Fire Department General Fund expenditures are based on a per capita cost of the additional residents in the development 8 The paramedic and ambulance transport expenditures were calculated by taking the actual expenditures in 2004-05 and estimating costs per emergency medical patient Approximately 4 8%of the City s residents used these services in 2004-05 and this percentage was applied to the Br►ghtwater Community 9 The Fire Department plans to relocate Fire Station Number 8 to increase response time to the affected residents The proportional cost share for the residents in the Brightwater community has been included in the Study based on an estimated cost of approximately$10 3 million to relocate the ROSENOW SPEVACEK GROUP INC PAGE 34 ATTACHMENT NO `7�3� station in Year 5 The relocation price estimate was provided by RRM Design Group of San Luis Obispo California and was obtained at the request of City staff The number reflects building and site improvements design project management utility connections furnishings equipment moving costs and a 10%contingency This estimate also reflects an 11%construction cost index for project cost escalation 10 These costs reflect the per capita estimates of operating the Huntington Beach library system as a result of the addition of new residents It should be noted that Library Services has requested one additional children s libranan and one library clerk specialist to meet increased demand on the library system and the City should consider the marginal impacts associated with the additional residents However for the purpose of this study only per capita estimates of operating the Huntington Beach library system have been reflected here 11 The Library Service Fund is estimated on a per capita basis 12 Library Development expenditures are estimated at a per capita basis 13 These costs are per capita expenditures for the new development According to the Huntington Beach General Plan there is a ratio of 1 15 police officers per 1000 residents Using the assumption of 838 new residents in the area this would equate to 9637 officers However potential demographics of the area do not indicate a need for any additional officers or staff These estimates do not reflect the need for an additional officer however represent the overall burden of the increased population on the Police department 14 Residential sewer cleanings are completed once a year with a cost of $0 34 per lineal foot The number of sewer feet was estimated by using the miles of roads in the development 15 There are 45 storm drain catch basins in the Brightwater community They are cleaned once a year at $17 64 per basin 16 Storm drain debris units are cleaned four times a year at $1500 per unit There is one unit in the Brightwater Community 17 Costs for street lighting are estimated to be $10 per light per month Assuming there are 100 streetlights the average annual cost is$12 000 This number is inflated at 2%every year thereafter 18 General Fund expenses are calculated from only the General Fund monies in the Public Works budget 19 Street sweeping is$2018 per curb mile(where one mile of road equals two curb miles)and based on average of 25 cleanings per year with 6 34 curb miles of streets in the development 20 Local street maintenance is$0 18 per square foot and is completed every seven years This process is defined as application of slung seal type ll This cost assumes that the streets in the development are 32 feet wide Exhibit 1b Seven Year Revenue Summary(Annexation Prior to Development) 1 The City s general property tax rate is 1 00696% (including the override for the Huntington Beach Retirement Fund) Calculations are based upon the 1980 Master Property Tax Transfer Agreement between the County of Orange and the City of Huntington Beach 2 The utility unitary tax is calculated by taking 5%of the utility user s tax 3 The property transfer tax assumes a 5%turnover rate in Huntington Beach and$551$1000 fee 4 Vehicle License Fee(VLF)revenue is a subvention collected by the state and allocated to cities and counties based on a statutory formula VLF revenues are an important component of the fiscal viability of annexations Prior to 2004 state law required that a city whose population increased by virtue of annexing an area would receive additional VLF revenue to fund services to the area With the VLF for Property Tax Swap of 2004 more than 90%of city VLF(and VLF backfill)revenue was replaced with property tax revenue These changes severely reduced the amount of VLF revenue ROSENOW SPEVACEK GROUP ING PAGE 35 ATTACHMENT NO �- ��? available to fund annexations Because of the difficulty in accurately projecting these numbers this calculation is based on a per capita rate from the additional residents in the development 5 Under the new law effective FY 2004 05 most of the VLF revenue allocated to cities and all of the revenue allocated to counties increases based on assessed value growth instead of population growth in a jurisdiction Revenue is distributed as property tax in lieu of VLF This study estimates in lieu VLF on a per capita basis 6 FireMed revenues are based on a fee of $60 per year and a 33% participation rate among new households This is consistent with the current number of households participating in the program 7 The calculation for paramedic and ambulance transport is based on a per capita rate In reality it would be best to find a percentage of people who have been transported and apply that average to calculate actual fees per trip This information was not available 8 Fines and forfeitures include but are not limited to parking tickets and municipal code violations This is a per capita calculation based on revenues in the 2004-05 Budget 9 The Community Enrichment Library Fee is a one time fee paid to the City by the developer The fee is $0 15 per square foot per unit, with $07 to the Library and $08 to Community Services This is based on a total estimated square footage of 961 548 for the development Square footage estimates are based on information from Hearthside Homes 10 The Library Development Fee is a one time fee paid to the City by the developer The fee is$44 per square foot per unit for all units 11 The City has a 5 acre of park land per 1000 people requirement The in lieu fee was calculated by using the formula 5(#of units 2 68) 2 5 million 1000 Where $2 5 million is the per acre value of the project site and 2 68 is the number of people per household 12 The City charges developers a one time traffic impact fee $140 per trip end with 12 trips per household per year 13 The City charges developers a one time sewer connection for each unit This calculation is based on a fee of$1680 per unit with 95%of this revenue passed on to the Orange County Sanitation District and the remaining 5%staying in the City This rate is effective October 1 2005 14 The City charges developers a one time drainage fee This calculation was estimated using a fee of $5500 per acre at 68 acres 15 The City will receive a water connection fee of$4800 per household 16 Measure M is a half cent sales tax in Orange County that is used for transportation projects The breakdown of this tax includes 43% of the funds towards freeways 21%towards local streets and roads 25% towards transit and 11% towards regional streets To date Huntington Beach has received$22 854 971 Actual allocation is based on need and population Because of the difficulty in predicting the need for future projects calculations in this study are based on a per capita estimate using 2004 05 budget numbers for guidance Actual numbers may vary 17 Gas Tax revenue was calculated on a per capita basis using the total dollar amount from the 2004- 05 Budget This differs slightly from the actual method used which bases it on a per capita basis and a per need basis This number more closely represents the average dollar amount over the seven year time period ROSENOW SPEVACEK GROUP INC PAGE 36 ATTACHMENT NO. �� Exhibrt 2a Seven Year Expenditure Summary(Development Prior to Annexation) Estimates for this scenario assume that the Warner Mesa area will be annexed in 2008 09 Estimates are based on the assumption that development will be complete in Year 2(2007 08) Approximately half of the community s 838 residents(419)will move in during Year 2 and the remainder will move in for Year 3 Per capita and usage costs(revenues are adjusted accordingly 1 This assumes that residents of Bnghtwater will not use City of Huntington Beach facilities to vote in elections prior to annexation Annexation is assumed to occur in Year 3 2 The City of Huntington Beach contracts with the County of Orange to provide Animal Control services The expected cost for Animal Control is based on the 2004 05 Budget Actual approved funding amounted to$414 149 3 The Orange County Administration Fee for this Tax Rate Area is 947% 4 It is assumed that building permit grading etc fees will offset all costs associated with the additional labor and therefore net costs for Building and Safety equal zero 5 Community Services figures are based upon a per capita statistic it is difficult to calculate the percentage of Huntington Beach residents that use City community services(versus non residents) thus calculations are distributed evenly among a per capita basis for the purpose of this study 6 FireMed costs are based on the 2004-05 City of Huntington Beach budget and are calculated on a per capita cost The costs assume a 33%participation rate among new households 7 This number is based on a per capita cost of the additional residents in the development 8 The paramedic and ambulance transport expenditures were calculated by taking the actual expenditures in 2004-05 and estimating costs per emergency medical patient Approximately 4 8%of the City s residents used these services in 2004-05 and this percentage was applied to the Bnghtwater Community 9 The Fire Department plans to relocate Fire Station Number 8 to increase response time to the affected residents The proportional cost share for the residents in the Brghtwater community has been included in the Study based on an estimated cost of approximately$10 3 million to relocate the station in Year 5 The relocation price estimate was provided by RRM Design Group of San Luis Obispo California and was obtained at the request of City staff The number reflects building and site improvements design project management utility connections furnishings equipment moving costs and a 10%contingency This estimate also reflects an 11%construction cost index for project cost escalation 10 These costs reflect the per capita estimates of operating the Huntington Beach library system as a result of the addition of new residents It should be noted that Library Services has requested one additional children s libranan and one library clerk specialist to meet increased demand on the library system and the City should consider the marginal impacts associated with the additional residents However for the purpose of this study only costs that reflect the per capita estimates of operating the Huntington Beach library system have been reflected here Because of the proximity to Huntington Beach Library facilities residents of Bnghtwater will use the Library with the same frequency as if they were residents of the City Therefore the same expenditures will be used for each scenario 11 This fund is estimated on a per capita basis 12 Library Development expenditures are estimated at a per capita basis 13 These costs are per capita expenditures for the new development According to the Huntington Beach General Plan there is a ratio of 1 15 police officers per 1000 residents Using the assumption of 838 new residents in the area this would equate to 9637 officers However potential demographics of the area do not indicate a need for any additional officers or staff These estimates do not reflect the need for an additional officer however represent the overall burden of the increased population on the Police department Prior to annexation City police will not service the area ROSENOW SPEVACEK GROUP INC PAGE 37 ATTACH . 14 Residential sewer cleanings are completed once a year with a cost of $0 34 per lineal foot The number of sewer feet was estimated by using the miles of roads in the development It is assumed that the City will not clean these units until annexation 15 There are 45 storm dram catch basins in the Bnghtwater community They are cleaned once a year at $17 64 per basin It is assumed that the City will not clean these units until annexation 16 Storm dram debris units are cleaned four times a year at $1500 per unit There is one unit in the Br►ghtwater Community it is assumed that the City will not clean this unit until annexation 17 Costs for street lighting are estimated to be $10 per light per month Assuming there are 100 streetlights the average annual cost is$12 000 This number is inflated at 2%every year thereafter 18 General Fund expenses are calculated from only the General Fund monies in the Public Works budget 19 Street sweeping is $20 18 per lane mile and based on average of 25 cleanings per year with 6 34 lane miles of streets in the development It is assumed that the City will not clean these units until annexation 20 Local street maintenance is$0 18 per square foot and is completed every seven years This process is defined as application of slurry seal type II This cost assumes that the streets in the development are 32 feet wide Exhibit 2b Seven Year Revenue Summary(Development Pnor to Annexation) 1 The City s general property tax rate is 1 00696% (including the override for the Huntington Beach Retirement Fund) Calculations are based upon the 1980 Master Property Tax Transfer Agreement between the County of Orange and the City of Huntington Beach In Years 1 and 2 the City only receives revenue from the Orange County Fire Association transfer and the Orange County Library District transfer 2 The utility unitary tax is calculated by taking 5%of the utility user s tax 3 The property transfer tax assumes a 5%turnover rate in Huntington Beach and$55/$1000 fee 4 Vehicle license Fee(VLF)revenue is a subvention collected by the state and allocated to cities and counties based on a statutory formula VLF revenues are an important component of the fiscal viability of annexations Prior to 2004 state law required that a city whose population increased by virtue of annexing an area would receive additional VLF revenue to fund services to the area With the VLF for Property Tax Swap of 2004 more than 90%of city VLF(and VLF backfill)revenue was replaced with property tax revenue These changes severely reduced the amount of VLF revenue available to fund annexations Because of the difficulty in accurately projecting these numbers this calculation is based on a per capita rate from the additional residents in the development 5 Under the new law effective FY 2004 05 most of the VLF revenue allocated to cities and all of the revenue allocated to counties increases based on assessed value growth instead of population growth in a jurisdiction Revenue is distributed as property tax in lieu of VLF This study estimates in lieu VLF on a per capita basis 6 FireMed revenues are based on a fee of $60 per year and a 33% participation rate among new households Based on a conversation with the Fire Chief residents of Bnghtwater will be able to participate in this program regardless of annexation 7 The calculation for paramedic and ambulance transport is based on a per capita rate In reality it would be best to find a percentage of people who have been transported and apply that average to calculate actual fees per trip This information was not available This calculation is based on the assumption that the City of Huntington Beach will service the area regardless of annexation 8 The Capital Contribution Fee for the Library is a$200 per unit fee from the developer to the City This is based on the 1996 Library Agreement between Koll (now Hearthside) the County of Orange and ROSENOW SPEVACEK GROUP INC PAGE 38 i TT NT O the City of Huntington Beach The City of Huntington Beach also added a separate fee to the developer of$100 per unit making the total Capital Contribution Fee$300 per unit 9 Fines and forfeitures include but are not limited to parking tickets and municipal code violations This is a per capita calculation based on revenues in the 2004 05 Budget 10 Measure M is a half cent sales tax in Orange County that is used for transportation projects The breakdown of this tax includes 43% of the funds towards freeways 21%towards local streets and roads 25% towards transit and 11% towards regional streets To date Huntington Beach has received $22 854 971 Actual allocation is based on need and population Calculations in this study are based on a per capita estimate using 2004-05 budget numbers for guidance Actual numbers may vary 11 Gas Tax revenue was calculated on a per capita basis using the total dollar amount from the 2004- 05 Budget This differs slightly from the actual method used which bases it on a per capita basis and a per need basis This number more closely represents the average dollar amount over the seven year time period Exhibit 3a Seven Year Expenditure Summary(No Annexation) 1 This assumes that the residents of Bnghtwater will not use Huntington Beach facilities to vote 2 The City still needs to pay a County Tax Collection Charge because they are receiving revenues from the OCFA and County Library District 3 This calculation assumes that the County does not contract with the City for Building and Safety Services 4 This expenditure assumes Community Services programs will be utilized at the same rate as if the Community were annexed 5 This assumes that the City will service the area regardless of annexation 6 This assumes the City will service the area regardless of annexation 7 The paramedic and ambulance transport expenditures were calculated by taking the actual expenditures in 2004 05 and estimating costs per emergency medical patient Approximately 4 8%of the City s residents used these services in 2004-05 and this percentage was applied to the Brghtwater Community 8 These costs reflect the per capita estimates of operating the Huntington Beach library system as a result of the addition of new residents It should be noted that Library Services has requested one additional children s librarian and one library clerk specialist to meet increased demand on the library system and the City should consider the marginal impacts associated with the additional residents However for the purpose of this study only costs that reflect the per capita estimates of operating the Huntington Beach library system have been reflected here Because of the proximity to Huntington Beach Library facilities residents of Bnghtwater will use the Library with the same frequency as if they were residents of the City Therefore the same expenditures will be used for each scenano 9 This fund is estimated on a per capita basis 10 Library Development expenditures are estimated at a per capita basis Exhibit 3b Seven Year Revenue Summary(No Annexation) 1 The property tax levy includes 70% of the Orange County Library District taxes to the Huntington Beach Library It also assumes that Orange County Fire Association will pay 80%of the property tax revenues to the Huntington Beach Fire Department for service of the area 2 This calculation assumes that the City will service the area regardless of annexation and FireMed is available to the residents of the Bnghtwater Community ROSENOW SPEVACEK GROUP INC PAGE 39 TT ACH M ENT . � 3 This calculation assumes the City will service the area regardless of annexation 4 The calculations for fines and forfeitures assume 501/6 of the fines that would be accrued than if the City annexed the community 5 This fee is based on the 1996 Library Agreement between the County of Orange and the City of Huntington Beach This fee is to be paid to the City by the County of Orange Appendix A Table 1 Forecasted Property Tax Transfer(Annexation Prior to Development) 1 The property tax levy is based on four components • The current assessed value of the land owned by Hearthside Homes according to Metro Scan data • The assessed value from the projected home sales based on numbers from Hearthside Homes The 349 units range from 1769—3667 square feet and are projected to sell at prices ranging from $1 068 million to$2 175 million • Unsecured value which is estimated at 2 8% of the projected secured value(sales price) for the units • The 1980 Master Property Tax Agreement between the City of Huntington Beach and the County of Orange This agreement stipulates that 56%of the General Fund taxes from Orange County will be shifted to the City of Huntington Beach upon annexation and the County will retain 44% In Year 1 property tax to the City is based on 10%of the estimated future total assessed value of the development In Year 2 property tax to the City is based on 55%of the projected assessed value to accommodate for the new residents who have started to move into the development In Years 3 —7 property tax to the City is based on 100% of the projected assessed value of the development 2 The Orange County Library Transfer rate assumes that 100% of the County s library funds from that Tax Rate Area will be passed through to the City of Huntington Beach 3 The Orange County Fire Association Transfer Rate assumes that 100% of the OCFA funds will be transferred to the City of Huntington Beach upon annexation 4 The City of Huntington Beach has an override of 696%for the Employee Retirement Fund 5 Property transfer taxes to the City have been calculated at $55/$1000 After the development is complete the calculations assume a 5%turnover rate within the development Appendix A Table 2 Forecasted Property Tax Transfer(No Annexation) 1 The property tax levy in the no annexation scenano is based on six components • The current assessed value of the land owned by Hearthside Homes according to Metro Scan data • The assessed value from the projected home sales based on numbers from Hearthside Homes The 349 units range from 1769—3667 square feet and are projected to sell at prices ranging from $1 068 million to$2 175 million • Unsecured value which is estimated at 2 8% of the projected secured value(sales price) for the units • The 1980 Master Property Tax Agreement between the City of Huntington Beach and the County of Orange This agreement stipulates that 56%of the General Fund taxes from Orange County will be shifted to the City of Huntington Beach upon annexation and the County will retain 44% • The 1996 Agreement between the City of Huntington Beach and the County of Orange regarding library funds (See note 2 for details) • The 1997 Agreement between the City of Huntington Beach the County of Orange and Koil(now Hearthside Homes) See note 3 for details 2 The Orange County Library Transfer Rate is based on a 1996 agreement between the City of Huntington Beach and the County of Orange regarding library usage The County agreed to pay the ROSENOW SPEVACEK GROUP INC PAGE 40 �TTWWFNTNO City 70%of its Library District funds from that Tax Rate Area to the City for the library This transfer also allows residents of the Brightwater Community to attend Huntington Beach libraries without paying for a non resident card 3 The Orange County Fire Association Transfer rate is based on the May 1997 Agreement between the City of Huntington Beach the County of Orange and Koll (now Hearthside Homes) The OCFA agreed to pay the City an agreed upon sum which represents eighty percent(80%)of the County s Fiscal Year 1997/1998 Structural Fire Fund revenue generated by the tax rate area protected(the tax pass through) This amount will be adjusted for the percentage increase or decrease in the gross valuation including secured and unsecured rolls ROSENOW SPEVACEK GROUP INC PAGE 41 Community landscape Plan and Ownership & Maintenance Map are oversized exhibits, available separately The Community landscape Plan is exhibit 4 2-1 in the Crightwater Specific Plan The Ownership & Maintenance Map is exhibit 1-6 in the Habitat Management Plan Copy avai➢able at the Planning and Zoning Counter, 2000 Main Street and the City's website,www surfcq-hb org/CityDepartments/planninghnajor/ PREZONING MAP eddseshg R E i kit ExWw R° � 0A, z`°, E+'z't' ' � n RAIDU �k ^ '�ibis F e eta a sky ♦ Y>k' .'; "., ORA lkihl ,A, kry A J, kit LEGEND a t y `craf'r `�a`'r } � 2z `} MWWWAIMaftOJWr a�arwar k k �' bS ; �� a% F } k PROPOBW ZMWQ V.W MSM3KATXW ttm�es�vee`�iaeti�l �� BRIGHTWATER' SPECIFFIC PLAN ( WITH COASTAL ZONE OVERLAY PREZONING MAP V Y i 3 " Los Patos Avenue 3 t r s r xx rs Prezone to RL-CZ yl (Residential Low Density-Coastal o Zone Overlay) M s 1 0 `� Prezone to RL-CZ (Residential Low Density-Coastal Zone Overlay) PREZONE TO RL=CZ (RESIDENTIAL LOW DENSITY- COASTAL ZONE OVERLAY) ATTACHMENT NO. 't Z- REZONING MAP Los Patos Avenue Y w�Y S br x ti 5 f� Rezone to SP-15-CZ (Broghtwater Specific Plan — Coastal Zone Overlay ) v w:v, FrF REZONE TO S P-15-CZ (BRIGHTWATER SPECIFIC PLAN COASTAL ZONE OVERLAY) ATTACHMENT #7 E DECLARATION NO 06-02 Z TEXT AMENDMENT No 06-0 1 Z MAP AMENDMENT No 06-0 1 ' r BRIGHTWATER �111111'f 1 �( � 1 1,111J1i Ij i11011I hilli'l, 4i€1E6 hIM 1 t a -Z191— . T¢ UNCIL MEETING wh - f ober l, 2007 a TWATER SPECIFIC PLAN v� corner of Bolsa Chica Mesa y Los Patos Ave to the p er Ave to the northwest minus of Bolsa Chica St to ated in the County of Orange s of Orange approved the Bolsa Chica Planning Community n February 3, 1998 ent Environmental Impact Report No 551 was certified my of Orange on July 22, 2002 e is Coastal Commission approved CDP No 5-05-020 on 005 with conditions of Orange approved Brightwater Master Site/Area Plan on 2005 reflecting Coastal Commission changes of Orange approved Addendum to Subsequent EIR No tober 5, 2005 reflecting Coastal Commission changes f Orange approved revised Tentative Tract Map on tob 1 , 2005 reflecting Coastal Commission changes rea Service Agreement approved by LAFCO for the f water and sewer services by the City to the Brightwater nt Project before annexation untington Beach City Council approved the Annexation Study on September 19, 2005 to proceed with annexation M untington Beach City Council approved Pre-Annexation on December 12, 2005 e Homes submitted Negative Declaration No 06-02, No 06-019 Zoning Text Amendment No 06-01 and o p Amendment No 06-01 on January 30, 2006 for st 28, 2007, a study session was held with the Planning " n to review and discuss the proposed Brightwater Project n mber 11, 2007 the Planning Commission recommended the City Council with minor modifications to the draft n i*r s. x es potential environmental impacts associated �r plementation of the proposed project ed project includes Annexation No 06-01, Zoning mendment No 06-01 and Zoning Map ment No 06-01 -y n of the Brightwater Specific Plan (SP-15) y - c Plan created to reflect the Brightwater e pment Plan as approved by the County of Orange y Coastal Commission c Plan provides a City zoning designation nt with County of Orange and Coastal ssion approvals c Plan provides standards for residential ment, additions and remodels Y ds the City's Zoning Map by oning a 105 235 acre portion of unincorporated ge County to Brightwater Specific Plan with s stal Zone overlay (SP-15-CZ) oning a 0 065 acre portion of unincorporated ge County to RL-CZ ones a 0 365 acre portion of a site within the City untington Beach and zoned RL-CZ to the htwater Specific Plan PREZONING MAP -4 - - Prezone 0 065 acres of Orange County to - --- --- = -- - RL-CZ BRIGHTWATER SPECIFIC PLAN (SP-15) WITH COASTAL ZONE OVERLAY PREZONING MAP 105 235 acres of ounty to ter Specific -RL-CZ� yc 1 PREZONE TO RL-CZ (RESIDENTIAL LOW DENSITY COASTAL ZONE OVERLAY) REZONING MAP Los Patos Avenue � m' Rezone 0 365 e=gne to SP,s CZ �'1Z ` ' acres within Bn htwater — Specific Plan— �' -`_s� ' y the City to Coastal Zone pip Overlay) Brightwater Specific Plan I REZONE TO SP-15-CZ BRIGHTWATER SPECIFIC PLAN- COASTAL ZONE OVERLAY) 1111,11111 I'1b1l1s`,E` 11,111111 ,i,I(lli,i 11,1111,P, Yll, 'Y,1111 1,1 e approximately 105 3 acres within rporated area of Orange County into City J71 n E1T]T]�Ctil — � I t 3B e� 1,if' Y I'll 'hlb 111111 iE11[11fi<< fldll 1111, Yl(t fill ® - Compatibility ter Specific Plan reflects project as approved by Orange County stal Commission, except for six residential lots s ents for the six additional lots will be processed through City of on Beach e ial lots are adjacent to existing single-family residents to the north wide parkway along Los Patos Avenue provides transition to the d adjacent residential properties habitat area is adjacent to southerly and westerly edge of al development rea provides buffer between residential development and entally sensitive Bolsa Chica as well as the Eucalyptus ESHA area ;- g of 0 065 acres between Sandover and Brightwater Specific Plan to s compatible with Sandover development on eneral Plan requires Annexation Feasibility Study to determine if t on is compatible with City's land uses, has economic benefit and I annexation would place excessive burden on City services ncil approved Annexation Feasibility Study finding the project suit in revenues that will exceed expenditures for the City ion area will extend the City boundaries into the upper Bolsa Chica o - ent EIR No 551 concluded that the existing City's Fire and Police along with Huntington Beach Union High School and Ocean View istrict can be adequately served by existing resources • ; a - Plan ble with City zoning standards for low density residential, small lot e t al and town lot residential ■ fferences between Specific Plan and comparable zoning districts, perifi lly setbacks ■ m c Plan provides large amount of habitat area which includes tion and enhancement of environmentally sensitive habitats Plan includes infrastructure plans, including grading, drainage, wage and storm dram systems, and a roadway and circulation plan t with the development approved by the Orange County and the is Coastal Commission ndards are slightly smaller than City's local streets, however, all e constructed with fire sprinklers ■ is are public ve Negative Declaration No 06-02 with y s for approval, ve Zoning Text Amendment No 06-01 µ ndings for approval and adopt resolution, ■ ve Zoning Map Amendment No 06-01 ndings for approval and adopt ordinance mend approval of Annexation No 06-01 Local Agency Formation Commission 3 4 T D OF PRESENTATION RCA ROUTING SHEET INITIATING DEPARTMENT PLANNING SUBJECT Negative Declaration No 06-02, Zoning Text Amendment No 06-01, Zoning Map Amendment No 06- 01 and Annexation No 06-01 (Brightwater Specific Plan) COUNCIL MEETING DATE I October 1 , 2007 RCA ATTACHMENTS STATUS Ordinance (w/exhibits & legislative draft if applicable) Attached Not Applicable ❑ Resolution (w/exhibits & legislative draft if applicable) Attached Not Applicable ❑ Tract Map Location Map and/or other Exhibits Attached Not Applicable ❑ Attached ❑ Contract/Agreement (w/exhibits if applicable) Not Applicable (Signed in full by the City Attorney) Attached ❑ Subleases Third Party Agreements etc Not Applicable (Approved as to form by City Attorney) Certificates of Insurance (Approved b the City Attome Attached ❑ ( pp Y Y Y) Not Applicable Attached ❑ Fiscal Impact Statement (Unbudget over $5 000) Not Applicable Attached ❑ Bonds (If applicable) Not Applicable Staff Report (If applicable) AttachedNot Applicable ❑ Attached Commission Board or Committee Report (If applicable) Not Applicable ❑ Findings/Conditions for Approval and/or Denial Attached ® tNot Applicable ❑ EXPLANATION FOR MISSING ATTACHMENTS REVIEWED RETURNED FORWARDED Administrative Staff Assistant City Administrator (Initial) ( ) ( V67 ) City Administrator (Initial) ( ) ( ) City Clerk ( ) EXPLANATION FOR RETURN OF ITEM Only)(Below Space For,City V6rk's.1jse do c 1 RCA Author SH MBB JK I CITY COUNCIL,,REDEVELOPMENT AGENCY PUBLIC HEARING REQUEST SUBJECT �( w�T �. a DEPARTMENT fqn n 1✓� P � MEETING DATE l0�l p� CO , (ACT ��?11 PHONE /S'. -f N/A YES NO ( ) (x) ( ) Is the notice attached? ( ) ( ( ) Do the Heading and Closing of Notice reflect City Council(and/or Redevelopment Agency)hearing? Are the date,day and time of the pubhc hearing correct? ( ( } ( ) If an appeal,is the appellant's name included in the notice? If Coastal Development Pemut,does the notice include appeal language { ) ( ( ) Is there an Environmental Status to be approved by Council? { ( ) ( ) Is a map attached for publication? 4 ( ) 04 ( ) Is a larger ad required? Size- -,7,46 r, Is the verification statement attached indicating the source and,accuracy of the mailing list? '-�1 ay\/x LK%jiL.S ( ) ( ) ( ) Are the applicant's name and address part of the mailing labels'7 Are the appellant's name and address part of the mailing labels? ( ( ) ( ) If Coastal Development Permit,is the Coastal Commission part of the mailing labels? ( ) ( ) If Coastal Development Permit,are the resident labels attached? Is the Report 33433 attached? (Economic Development Dept items only) Pleas complete the following 1 Minimum days from pubhcation to hearing date 2 Number of times to be published 3 Number of days between publications 21 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday October 1 2007 at 6 00 p m in the City Council Chambers 2000 Main Street Huntington Beach the City Council will hold a public hearing on the following planning and zoning items ❑ 1 NEGATIVE DECLARATION NO 06-02/ZONING TEXT AMENDMENT NO 06- 0120NING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 (BRIGHTWATER SPECIFIC PLAN) Applicant Hearthside Homes (Ed Mountford) Request ND To analyze the potential environmental impacts associated with the implementation of the proposed project ZTA A request to create the Brightwater Specific Plan (SP 15) ZMA A request to amend the City of Huntington Beach Zoning Map to 1) prezone with the Brightwater Specific Plan 105 235 acre portion of the Brightwater Development Plan (BDP) site presently located within an unincorporated portion of Orange County 2) prezone a 0 065 acre portion of the unincorporated area with Residential Low Density (RL) zoning for inclusion in the Sandover project and 3) rezone 0 365 acres of the subject property currently located within the City of Huntington Beach from RL to Brightwater Specific Plan ANX A request to annex approximately 105 3 acre BDP into the City of Huntington Beach Location Northeast corner of the Bolsa Chica Mesa and generally bounded by Los Patos Avenue to the north Warner Avenue to the northwest and the terminus of Bolsa Chica Street to the east Project Planner Jason Kelley NOTICE IS HEREBY GIVEN that Item No 1 is located in the appealable jurisdiction of the Coastal Zone and will require a Local Coastal Program Amendment certified by the California Coastal Commission NOTICE IS HEREBY GIVEN that the initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act It was determined that Item No 1 would not have any significant environmental effect and therefore a negative declaration is warranted Negative Declaration No 06-02 is on file at the City of Huntington Beach Planning Department 2000 Main Street and is available for public inspection and comment by contacting the Planning Department or by telephoning (714) 536-5271 C \Documents and Settings\esparzap\Local Settings\Temporary Internet Files\OLKI5B\071001 (4) doc ON FILE A copy of the proposed request is on file in the Planning Department 2000 Main Street Huntington Beach California 92648 for inspection by the public A copy of the staff report will be available to interested parties at the City Clerk s Office on September 27 2007 ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above If you challenge the City Councils action in court you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at or prior to the public hearing If there are any further questions please call the Planning Department at 536-5271 and refer to the above items Direct your written communications to the City Clerk Joan L Flynn City Clerk City of Huntington Beach 2000 Main Street 2nd Floor Huntington Beach California 92648 (714) 536-5227 C \Documents and Settings\esparzap\Local Settings\Temporary Internet Files\OLK15B\071001 (4) doc Huntington Beach Independent has been adjudged a newspaper of general circulation in Huntington Beach and Orange County by Decree of the Superior Court of Orange County State of California under date of Aug 24 1994 case A50479 PROOF OF PUBLICATION STATE OF CALIFORNIA ) SS COUNTY OF ORANGE ) i NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE I am the Citizen of the United States and a CITY OF HUNTINGTON BEACH resident of the County aforesaid I am over NOTICE IS HEREBY GIVEN that on Monday October 1 2007 at 600 pm in the City Council Chambers 2000 Main Street the age of eighteen years and not a party Huntington Beach the City Council will hold a public hearing on the following planning and zoning items to or interested in the below entitled matter LI 1 NEGATIVE DECLARATION NO 06-02/ZONING TEXT AMENDMENT NO 06-01/ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 (BRIGHTWATER SPECIFIC PLAN. Applicant Hearthside Homes (Ed Mounfford) am a principal clerk of the HUNTINGTON Request NO To analyze the potential environmental impacts associated with the implementation of the proposed project BEACH INDEPENDENT, a newspaper Of ZTA A request to create the Brightwater Specific Plan(SP 15) ZMA.A request to amend the City of Huntington Beach general circulation printed and published in Zoning Map to 1)prezone with the Brightwater Specific Plan 105235 acre portion of the Brightwater Development Plan (BDP) site presently located within an unincorporated portion of Orange County 2) prezone a 0065 acre portion of the the City of Huntington Beach County Of unincorporated area with Residential Low Density(RL)zoning for inclusion in the Sandover project and 3) rezone 0365 Orange State of California, and the acres of the subject property currently located within the City of Huntington Beach from RL to Brightwater Specific Plan attached Notice is a true and complete CO ANX A request to annex approximately 1053 acre BDP into the City of Huntington Beach location Northeast corner of P copy the Bolsa Chica Mesa and generally bounded by Los Patos Avenue to the north Warner Avenue to the northwest and the as was printed and published on the terminus of Bolsa Chica Street to the east Project Planner Jason Kelley following date(s) NOTICE IS HEREBY GIVEN that Item No 1 is located in the appealable jurisdiction of the Coastal Zone and will require a Local Coastal Program Amendment certified by the California Coastal Commission NOTICE IS HEREBY GIVEN that the initial environmental assessment for the above item was processed and completed in accordance with the California Environmental Quality Act It was determined that Item No 1 would not have any significant environmental effect and therefore a negative declaration is warranted Negative Declaration No 06 02 is on file at the City of Huntington Beach Planning Department 2000 Main Street and is available for public inspection and comment by contacting the Planning Department,or by telephoning(714)536 5271 SEPTEMBER 2 0, 2 0 0 7 ON FILE A copy of the proposed request is on file in the Planning Department 2000 Main Street Huntington Beach California 92648 for inspection by the public A copy of the staff report will be available to interested parties at the City Clerk s Office on September 27 2007 ALL INTERESTED PERSONS are invited to attend said hearmg and express opinions or submit evidence for or against the ,application as outlined above If you challenge the City Councils action in court you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at or prior to the public hearing If there are any further questions please call the Planning Department at 536 5271 and refer to the above items Direct your written communications to the City Clerk Joan L Flynn City Clerk City of Huntington Beach declare under penalty of perjury that the 2000 Main Street 2ndFloor foregoing is true and correct Huntington Beach California92648 (714)536 5227 Published Huntington Beach Independent September 20 2007 093 85( Executed on S EPTEMBER 2 0, 2 0 0 7 at Huntington Beach California Signature Huntington Beach Independent has been adjudged a newspaper of eneral circulation in Huntm--ton Beach and Orange County by Decree of the Superior Court of Oran-e County State of California under date of Aug 24 1994 case A50479 PROOF OF PUBLICATION STATE OF CALIFORNIA ) ) SS COUNTY OF ORANGE ) NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE I am the Citizen of the United States and a CITY OF HUNTINGTON BEACH resident of the County aforesaid I am over NOTICE IS HEREBY GIVEN that on Monday October 1 2007 at 600 pm in the City Council Chambers 2000 Main Street the age of eighteen years, and not a party Huntington Beach the City Council will hold a public hearing on the following planning and zoning items to or interested in the below entitled matter El 1 NEGATIVE DECLARATION NO 06-02/ZONING TEXT AMENDMENT NO 06-01/ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 (BRIGHTWATER SPECIFIC PLANK Applicant Hearthside Homes (€d Mountford I am a principal (,jerk of the h LJNTINGTON Request ND To analyze the potential environmental impacts associated with the implementation of the proposed project BEACH INDEPENDENT, a newspaper of ZTA.A request to create the Brightwater Specific Plan(SP 15) ZMA A request to amend the City of Huntington Beacl Zoning Map to 1)prezone with the Brightwater Specific Plan 105 235 acre portion of the Brightwater Development Plal general circulation printed and published in (BDP) site presently located within an unincorporated portion of Orange County 2) prezone a 0065 acre portion of thi the City of Huntington Beach County Of unincorporated area with Residential Low Density (RL)zoning for inclusion in the Sandover project and 3) rezone OR Orange, State of California and the aeres of the subject property currently located within the City of Huntington Beach from RL to Brightwater Specific Plan ANX A request to annex approximately 1053 acre BDP into the City of Huntington Beach Location Northeast corner o attached Notice is a true and complete copy the Bolsa Chica Mesa and generally bounded by Los Patois Avenue to the north Warner Avenue to the northwest and thi as was printed and published on the terminus ofBolsaChica Street to the east Project Planner Jason Kelley dates NOTICE IS HEREBY GIVEN that Item No 1 is located in the appealable jurisdiction of the Coastal Zone and will require following ( � Local Coastal Program Amendment certified by the California Coastal Commission NOTICE IS HEREBY GIVEN that the initial environmental assessment for the above item was processed and completed it accordance with the California Environmental Quality Act It was determined that Item No 1 would not have any significan environmental effect and therefore a negative declaration is warranted Negative Declaration No 06 02 is on file at thi City of Huntington Beach Planning Department 2000 Main Street and is available for public inspection and comment b contacting the Planning Department or by telephoning(714)536 5271 S EPTEMBER 2 0 2 0 0 7 ON FILE A copy of the proposed request is on file in the Planning Department 2000 Main Street Huntington Beach Caliform r 92648 for inspection by the public A copy of the staff report will be available to interested parties at the City Clerk Office on September 27 2007 All INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the ,application as outlined above If you challenge the City Councils action in court you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered h the City at or prior to the public hearing 9 there are any further questions please call the Planning Department at 536 527 and refer to the above items Direct your written communications to the City Clerk Joan L Flynn City Clerk City of Huntington Beach declare under penalty of perjury that the 2000 Main Street 2ndFloor each foregoing is true and correct Hunting to(714)5365221nia92648 Published Huntington Beach Independent September 20 2007 ___ _ _ 09385 Executed on SEPTEMBER 20, 2007 at Huntington Beach, California Signature Joan L Flynn City Clerk City of Huntington Beach Office of the City Clerk PO Box 190 Huntington Beach CA 92648 aj�. (v �- v LEGAL NOTICE- PUBLIC HEARING C "l Q Q t) juaneno Band of Mission Indians 46 NO 31411 La Matanza Street 9 r San juan Capistrano CA 92675 2625 L s 0 RETURN TO SENDER �u��:r-E�;rxEa�r crr.r��-cc 110-016-35 163-311-18 163- 11-19 Signal Landmark Signa dmark Signal L mark 6 Executive Cir Ste 4343 Von Ka n Ave 4343 Von Kar Ave Irvine CA 92614-6732 Newport Beach 2660-2099 Newport Beach CA 660-2099 163-311-02 163-311-04 163-311-07 Burley Michael R Yamashita James Glen Filipan James 4915 Shelburne Dr 4939 Shelburne Dr 17280 Hampton Ln Huntington Beach CA 92649-6404 Huntington Beach CA 92649-6404 Huntington Beach CA 92649-6402 163-311-03 163-311-01 163-311-05 Jouret Robert S Choi Chong Tan Kusal 4927 Shelburne Dr 4903 Shelburne Dr 4953 Shelburne Dr Huntington Beach CA 92649-6404 Huntington Beach, CA 92649-6404 Huntington Beach, CA 92649-6404 163-311-06 yip t i�oS05 ,wv� 163-292-44 Shaw Tamara J 1Zalo 47 Khouraki Mohamed&Noha 4965 Shelburne Dr po ry P 17231 Green St Huntington Beach CA 92649-6404 Huntington Beac I 9Z64`1 Huntington Beach CA 92649-5100 110-022-17 163-281-24 163-302-47 Levy Orly& Sharon Radle John K&Julie A Sperling Malcolm J 17211 Sims St 4901 Los Patos Ave 4661 Los Patos Ave Huntington Beach CA 92649-4325 Huntington Beach, CA 92649-4458 Huntington Beach, CA 92649-4361 163-302-42 163-292-46 163-292-40 Negron Joel M& Linda F Rossi Allen L Langer Scott 4671 Los Patos Ave 4811 Los Patos Ave 4861 Los Patos Ave Huntington Beach, CA 92649-4361 Huntington Beach, CA 92649-4456 Huntington Beach, CA 92649-4456 110-022-23 163-311-23 163-311 7 Shin Daniel Signal Landmark Signal a d ark\ 17242 Sandra Lee Ln 4343 Von Karman Ave 4343 r a �v Huntington Beach, CA 92649-4355 Newport Beach, CA 92660-2099 Newport Beach, CA 2660-2099 163-311-15 163-311-14 163-311-08 Chao Rho&Ping Trust Hanbury-craven Family Trust Kuttel J A& Sylvia J 4930 Shelburne Dr 17301 Hampton Ln 17298 Hampton Ln Huntington Beach, CA 92649-6403 Huntington Beach, CA 92649-6401 Huntington Beach, CA 92649-6402 163-311-2 163-311 163-311- Signal La LkSignal Ua k Signal %eq k 4343 Vo 4343 Von v 4343 e Newport Beach,CA 92660-2099 Newport Beach, CA 92660-2099 Newport B 2660-2099 163-311-11 163- 0 i13at"1 L-14 163-311-16 Helzer William D {��,,,� Schwene Mark J Kapnas 17337 Hampton Ln 4918 Shelburne Dr Huntington Beach, CA 92649-6401 Huntington Bea g24,g9 Huntington Beach, CA 92649-6403 ttiquettes faciies a peter A ��}� Consuitez la feuit a www avery com Utihsez to gabant AVERY®5960mc Sens de chargement / ll d instruction 1-800-60-AVERY 0 �(�� 178-284-17 110-022-09 163-281-19 Ashbeck Jeff Steel Charles F Reed Michael F 17226 Courtney Ln 17202 Sandra Lee Ln 4922 Seapine Or Huntington Beach CA 92649-4234 Huntington Beach CA 92649-4355 Huntington Beach, CA 92649-4412 163-281-18 163-281-17 163-311-09 Barto Michael A Goum Helen J Trust Hernandez Abilio A 4932 Seapme Cir 4942 Seapme Cir i t7308 Hampton Ln Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4412 Huntington Beach CA 92649-6400 163-292-36 110-024-09 163-302-38 Van Patten Guy E Jr&Nancy L Tebnch Michael J Kao Heman Yung Nien Po Box 1962 17202 Marina View PI 17212 Hillside Cu Huntington Beach, CA 92647-1962 Huntington Beach, CA 92649-4307 Huntington Beach, CA 92649-6301 178-285-13 163-311-13 163-302-55 Hassan Emad Ali Aouate Maurice M& Linda M Stavros Ted 4461 Los Patos Ave 7184 Holmes Ct 17198 Sims St Huntington Beach, CA 92649-4300 Canton MI 48187-1655 Huntington Beach, CA 92649-6305 178-284-10 t-1 Z02, 1'�n n 163-302-36 Snedden Robert L 21a�kha our Jurs Carlo 17178 Courtney Ln 17182 Hillside Cir Huntington Beach, CA 92649-4233 Huntington Beac 9 ZL-i Huntington Beach, CA 92649-6301 163-292-52 163-292A9 163-292-48 Strachan Alek R Lu Arthur C Nguyen Nghia& Lan P L T 17232 Lynn St 4771 Los Patos Ave 13652 Edwards St Huntington Beach, CA 92649-4306 Huntington Beach, CA 92649-4363 Westminster, CA 92683-3007 178-284-13 110-024-10 110-022-20 Sosnowski William A Winn William R Rule Richard R&Cynthia 17198 Courtney Ln 17192 Manna View Pi 16458 Bolsa Chica St Huntington Beach, CA 92649-4233 Huntington Beach CA 92649-4307 Huntington Beach, CA 92649-2603 163-292-34 163-30245 178-284-14 Aguayo Elizabeth Buettner John Sy Thomas& Susan R 4812 Curtis Cir 17202 Sims St 17206 Courtney Ln Huntington Beach, CA 92649-4313 Huntington Beach, CA 926494326 Huntington Beach, CA 92649-4234 163-302-46 163-29245 163-302-40 Buettner Jay&Jenny Rebecca Khourala Mohamed&Noha Sherrard Raymond Henry 17212 Sims St 17231 Green St 4701 Los Patos Ave Huntington Beach, CA 92649-4326 Huntington Beach, CA 92649-5100 Huntington Beach, CA 926494320 163-302-39 163-302-33 163-292-43 Wilson George W Stes Eileen M Khourakt Mohamed&Noha 4711 Los Patos Ave Po Box 1453 17231 Green St Huntington Beach, CA 92649-4320 Huntington Beach CA 92647-1453 Huntington Beach CA 92649-5100 tiquettes faciles a peter Ak ��/� /� 7Z Consultez la feuille www avery coin Utdisez le gabarit AVERYO 5960"" Sens de chargement d instruction 1 800-GO AVERY ejw 06 --0/ 178-284-11 163-302-31 110-024-21 Doke Jeffrey L& Michelle Crain Robert W Wilson Brian G& Patsy J 17186 Courtney Ln 17221 Lynn St 17181 Sandra Lee Ln Huntington Beach CA 92649-4233 Huntington Beach CA 92649-4305 Huntington Beach, CA 92649-4311 163-302-29 163-292-11 178-292-07 Stellrecht R& S Family Trust Cassar Giuseppe M Johnston Family Trust 4600 Stellrecht Cir 4752 Hermanson Cir 17172 Edgewater Ln Huntington Beach, CA 92649-6303 Huntington Beach CA 92649-4314 Huntington Beach CA 92649-4210 110-024-13 163-292-30 178-285-07 Soliman Rasha Greenberg John Jr& Courtney Branoff Timothy P & Karen W 17162 Marina View PI 17212 Lynn St 17191 Marina View PI Huntington Beach, CA 92649-4307 Huntington Beach, CA 92649-4306 Huntington Beach, CA 92649-4365 163-292-35 163-281-16 110-024-18 Schuesler Family Trust Ramaekers Edward J Knox Robert A 4832 Curtis Cir 4952 Seapine Cir 17191 Sandra Lee Ln Huntington Beach, CA 92649-4313 Huntington Beach CA 92649-4412 Huntington Beach CA 92649-4311 163-292-32 110-022-10 163-302-37 Polentz Family Living Trust Dowding Ted Kao Rick Yung-chi 4792 Curtis Cir 17192 Sandra Lee Ln 17192 Hillside Ctr Huntington Beach CA 92649-4313 Huntington Beach CA 926494353 Huntington Beach CA 92649-6301 178-284-12 163-302-56 163-302-41 Ramirez Ernest A Stavros Ted Fayngor Leonard 17192 Courtney Ln 17198 Sims St 17162 Hillside Cir Huntington Beach, CA 92649-4233 Huntington Beach, CA 92649-6305 Huntington Beach, CA 92649-6301 163-292-26 163-292-25 178-292-11 Roberts Timothy L&Rebecca E Abeywickrama Senaka&Naomi Shorr Stuart C 4791 Curtis Ctr 4801 Curtis Cir 17179 Roundhill Dr Huntington Beach, CA 92649-4313 Huntington Beach CA 926494313 Huntington Beach, CA 92649-4216 163-292-20 163-292-33 163-292-37 Caldeira Ralph E Kramer Delame M Palicte Ananias B 4861 Curtis Cir 4802 Curtis Cir 4852 Curtis Cir Huntington Beach, CA 92649-4313 Huntington Beach, CA 92649-4313 Huntington Beach, CA 92649-4313 163-292-38 163-302-32 178-284-16 Ramsay John M&Gwendolyn M Jurs Ronald O Wong Gilbert Gon-wah 4862 Curtis Cir 17231 Lynn St Po Box 2283 Huntington Beach, CA 92649-4313 Huntington Beach, CA 92649-4305 Huntington Beach CA 92647-0283 163-281-22 163-281-20 110-022-18 Feit Randy P&Terry L Archambault Bret Living Trust Hung John W 4882 Seapine Ctr 4912 Seapme Cir 17201 Sims St Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4325 ttiquettes faules A peler A f 0l / /Q -,7-- Consultez la feudle www arrery corn Utihsez le gabarit AVERY®5960— Sens de chargement d instruction i 800 GO AV£RY 0 65 -0/ 1'78-283 13 163-292-27 163-292-24 Pedersen Charles L Lahti Roy& Jacqueline Ruebsamen Dale G 17181 Westport Dr 17192 Lynn St 4811 Curtis Cir Huntington Beach, CA 92649-4220 Huntington Beach CA 92649-4306 Huntington Beach, CA 92649-4313 163-292-23 163-292-22 178-284-15 Varon Stanley Scully Thomas G& Kanl L Evans John& Kimberly 4831 Curtis Cir 4841 Curtis Cir 17214 Courtney Ln Huntington Beach, CA 92649-4313 Huntington Beach CA 92649-4313 Huntington Beach, CA 92649-4234 163-292-21 163-302-24 110-022-04 Garwick Daniel W Kemp Daniel J John Vera Alice 4851 Curtis Cir 17141 Lynn St 17161 Sims St Huntington Beach CA 92649-4313 Huntington Beach, CA 92649-4303 Huntington Beach CA 92649-4323 163-302-35 163-302-30 178-292-08 Fishman Arnold& Elva Fishman Arnold& Elva Szot John 17191 Lynn St 17191 Lynn St 17180 Edgewater Ln Huntington Beach CA 92649-4303 Huntington Beach, CA 92649-4303 Huntington Beach, CA 92649-4210 110-024-12 110-024-20 110-022-05 Conway Robert J Kim Diane H Potter Jeffrey T 17172 Manna View PI 17171 Sandra Lee Ln 17171 Sims St Huntington Beach, CA 92649-4307 Huntington Beach CA 92649-4311 Huntington Beach, CA 92649-4323 163-281-13 163-281-14 110-024-11 Tsimerekis Chnstos & Christi Newman Russell L Halpin William E R 4911 Seapine Cir 4921 Seapme Cir 17182 Marina View PI Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4307 178-292-09 110-022-11 163-281-11 Schwartz Joseph L Stellrecht Lisa Lynn Dittnck John&Kathnne 17188 Edgewater Ln 17182 Sandra Lee Ln 4881 Seapine Cir Huntington Beach CA 92649-4210 Huntington Beach CA 92649-4353 Huntington Beach, CA 92649-4412 163-281-12 178-292-10 163-302-52 Chang Yung Wet & Shin Chi Wan Willsie Rev Living Trust Babinski Christopher M&Jul' 4901 Seapine Cir 17187 Roundh'll Dr 17200 Sims St Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4216 Huntington Beach, CA 926494326 163-302-51 110-022-21 110-022-12 Romberg Kenneth& Valerie J Barsam Charles &Peggy Apelia Tamo David R&Beatriz D 17191 Hillside Cir 17181 Sims St 17172 Sandra Lee Ln Huntington Beach, CA 92649-6302 Huntington Beach, CA 92649-4323 Huntington Beach, CA 926494353 163-281-15 163-292-29 178-285-06 Ceccarelli John A Colombero Michele A Whyte Wilham G&Elizabeth F 4931 Seapine Cir 4782 Curtis Cir 17181 Marina View PI Huntington Beach, CA 92649-4412 Huntington Beach CA 926494313 Huntington Beach, CA 92649-4365 Etiquettes faciles a peter A./ �// /0 �' Consultez la feuille www.averycom tltdisez le gabant AVERY@ 5960"" Sens de chargement d instruction 1 800-GO-AVERY 178 285-i2 178-285-11 163-311-12 Leashno Moshe Leashno Moshe Mc Altster Michael 4471 Los Patos Ave 4471 Los Patos Ave 17327 Hampton Ln Huntington Beach, CA 92649-4300 Huntington Beach CA 92649-4300 Huntington Beach CA 92649-6401 163-292-31 178-291-27 178-285-05 Strachan Alek R Huntington Beach Bay Club Teraoka Family Trust 17232 Lynn St 13001 Seal Beach Blv 17171 Marina View PI Huntington Beach CA 92649-4306 Seal Beach CA 90740-2754 Huntington Beach CA 92649-4365 178-284-07 163-302-26 163-302-27 Higgins Gary M Dan Thanh Loc Rosenberg Steven C & Caroll-a 17158 Courtney Ln 4640 Stellrecht Cir 4630 Stellrecht Cir Huntington Beach CA 926494233 Huntington Beach, CA 92649-6303 Huntington Beach CA 92649-6303 163-302-25 110-022-14 163-292-15 Pinkus Steve& Stephanie Phillips Theodore R Buckwell Sharon 4650 Stellrecht Cir 17142 Sandra Lee Ln 4802 Hermanson Cir Huntington Beach CA 92649-6303 Huntington Beach CA 92649-4353 Huntington Beach CA 92649-4314 178-284-08 110-024-24 163-292-16 Levine Irma Glennon Beverly A Oviatt Joel P& Virginia M 17164 Courtney Ln 17141 Sandra Lee Ln 4812 Hermanson Cir Huntington Beach, CA 92649-4233 Huntington Beach, CA 92649-4311 Huntington Beach, CA 92649-4314 163-292-17 178-291-26 163-281-09 Ito Lawrence C& Joselina Huntington Harbor Manna Choi John B 4832 Hermanson Cir 1442 Galaxy Dr 17242 Green St Huntington Beach, CA 926494314 Newport Beach, CA 92660-4920 'Huntington Beach, CA 92649-4411 178-292-12 110-024-15 163-292-12 Shores Peter B Westermeyer John&Debora Majidian Amir A& Miriam A 17171 Roundhill Dr 17142 Marina View PI 4762 Hermanson Cir Huntington Beach, CA 926494216 Huntington Beach, CA 92649-4307 Huntington Beach CA 926494314 110-022-03 163-292-13 163-292-14 I!! R''J Emanuel Charles P& Akemi Yonke Emil John& Paula Jayne Moore ames 4782 Hermanson Cir 4792 Hermanson Cir Co old f C-4 q 3611_1)s5 Huntington Beach, CA 92649-4314 Huntington Beach, CA 92649-4314 178-283-12 110-024-25 110-022-13 Mccallister Scott B &Jennife Haber Trust Olson John P 17171 Westport Dr 17161 Sandra Lee Ln 17152 Sandra Lee Ln Huntington Beach CA 926494220 Huntington Beach, CA 92649-4311 Huntington Beach, CA 92649-4353 163-281-10 015 1 5� 178-284-09 Ramirez Jose& Cheri D 163-292-19 Simon Gary& Suzanne Roth Jo 17252 Green St 17170 Courtney Ln Huntington Beach, CA 92649-4411 on Beach .CA q2L`q 9 Huntington Beach CA 92649-4233 ttiquettes faciles a peter A /(D// / 0 7' Consultez la feudle www.averycom Utduez le gabarit AVERY®59601 Sens de charge//meat GG d instruction 1 800 Go AVERY 163-292-39 178-285-09 110-024-08 Khouraki Mohamed &Noha Truong David M George Trust 17231 Green St 17211 Marina View Pt 17212 Marina View PI Huntington Beach, CA 92649-5100 Huntington Beach CA 926494365 Huntington Beach, CA 926494307 110-024-26 -285-08 110-024-19 March Antoinette C Bishay st Coe-nchardson Candy 17211 Sandra Lee Ln 17201 Marina w PI 17292 Goldenwest St Huntington Beach CA 92649-4354 Huntington Beach, 2649-4365 Huntington Beach CA 92647-5447 163-281-21 178-284-18 178-285-14 Kim Si-hyong& June S Cronn Family Trust Dubar Robert& Ronda Jo 4902 Seapme Cir 17232 Courtney Ln 4441 Los Patos Ave Huntington Beach, CA 92649-4412 Huntington Beach, CA 92649-4234 Huntington Beach CA 92649-4300 110-022-24 163-281-31 163-281-23 Jennings Trust Zeroski Allen Goto Eugene S 7238 Sandra Lee Ln 4981 Los Patos Ave 4881 Los Patos Ave Huntington Beach, CA 92646 Huntington Beach, CA 92649-4458 Huntington Beach, CA 92649-4457 163-281-29 163-281-30 178-285-10 Gregory Family Trust Ames Douglas A Schochet Leo 4961 Los Patos Ave 4971 Los Patos Ave 17231 Marina View PI Huntington Beach, CA 92649-4458 Huntington Beach CA 92649-4458 Huntington Beach, CA 926494365 163-292-42 Moreno Samuel P 163-30 - 163-3 - 4821 Los Patos Ave Huntington Beach, CA 926494456 163-281-25 163-281-26 163-281-27 Oba Dennis T Johnson D A&G A Living Trus Bowman Paul W 4911 Los Patos Ave 4921 Los Patos Ave 4931 Los Patos Ave Huntington Beach CA 92649-4458 Huntington Beach, CA 92649-4458 Huntington Beach, CA 92649-4458 16 - -28 ►�qH�r� 163-302-34 163-292-53 Wiede he A& Peggy J Sies Eileen M Cummings Carla Luisa Huntington Beac �yc� Po Box 1453 4751 Los Patos Ave Huntington Beach, CA 92647-1453 Huntington Beach, CA 92649-4363 110-024-27 163-302-49 163-302-48 Wilson Glen A Moody Robert K Hughes J Thomas 17231 Sandra Lee Ln 4641 Los Patos Ave 4651 Los Patos Ave Huntington Beach, CA 92649-4354 Huntington Beach CA 92649-4361 Huntington Beach, CA 92649-4361 163 1<eacl QpT�s a��- 1 - ('05 �,oc?b5 110-024-07 Donav Specht Potter Gary D Huntington �y9 Huntington Beach, y� 17232 Manna View PI Huntington Beach, CA 92649-4307 Etiquettes faales A peter A 16) // � Consultez la feudle www.averycom Utdisez le gabant AVERY®59601 Sens de chargement d instruction 1-800-GO AVERY Coastal Communities Assoc 43 Eluptington Valley Little League 47 ld Hockey* 47 Davi do Renee u Manilal a 143 E Meats Ave e 209 Hartford 17782 Metzler Dr Orange CA 92865 Huntington Beach,CA 9 Huntington Beach CA 9 D town Business Association 44 AYSO Region 143 47 Pop Warner Football** 47 Mr St� els rnn►tssioner Phillip 1Gce Martin 200 Maui Street 5552 id Place P O Box 50 Huntington Beach,CA 92 Huntingmn CA 92647 Huntington Beach,C 615 Dolt n Residents Association 45 untam Valley Youth Baseball* 47 No Soccer Club 47 Ms Mane main Al Le President Geo tton 505 Alabama 14591 Yucca e 18601 Newland Street, Huntington Beach C�926 Huntington Beach 92647 Huntington Beach,CA 92646 Chairperson 46 Jr_All American Football** 47 Ro d lattle League 47 Gabneleno/Tongva Tribal Council Gregg Sandy Hube PO Box 693 P O Boa 16722 Algonquin St. San Gabriel CA 91778 Huntington Beach C 47 Huntington Beach,CA 9 Felip )uaaeno Band of Mission Indians 46 tington Beach Soccer League* 47 Sea I-Attle League 47 Agachemen Nation e Brett Shane 31411 La Matanza Street 18442 Steep L 3 20141 Manna Lane San Juan Capistrano CA 92675 2625 Huntington Beach,C 8 Huntington Beach CA 9 th Coast Soccer Club** 47 View l itde League 47 Wes ter Village HOA 48 Presid Bannon Cathy mum,President 5200 Bla Road 8921 Crescent Dn 6881 Steeple Circle #H Westminster CA 83 Huntington Beach CA 9 Huntington Beach West Co Family YMCA* 47 So Gads Fast Pitch SoftbgA** 47 �Qaary Brown 49 La wet e Coas�ke etx 2100 Mats S 21401 Pinetree 441 Old Newp vd Ste_103 Hnrntingtoa Beach Huntington Beach CA Newport Beach CA 9 Regional Environmental Officer for Calif 50 Fort Irwin 50 Fort Hunter Liggett 50 Western Region Eamon Office It CoL Paul D Grainier Mr.Peter Rubin US Air Force Director of Public Works Nael Tmarng Cntr Director of Public Works 333 Market Street Suite 625 P O Box 105097 Combat Support Training Center San Francisco CA 94105 2196 Fort Irwin CA 92310 B790 5&St Parks RFTA Dublin CA 945680 Sheila Donovan 50 Patrick Christman,Director 50 Community Plans&Iaatsoa Coordinator Western Region Environmental Office US Navy US Marine Corps Budding 1164 1220 Pacific Highway Box 555246 San Dreg.CA 92132 5190 Camp Pendleton CA 92055-5246 T t� �Ab� atrueaj land dse3 jo; .®® jaded p303* ® wr0965 31��ei Pad AM3 wL096S ;� >�1S uoip aaS v i California Coastal Commission 25 Clark Hampton 32 Sall am 39 Theresa Henry Westminster School District Meadowlark South Coast Area Office 14121 Cedarwood Avenue 5161 Gelding Grcle 200 Oceangate 10th Floor Westminster CA 92683 Huntington Beach CA 926 Long Beach,CA 92802 4302 California Coastal Commission 25 Stephen Ritter 33 Cheryle ning 39 South Coast Area Office HB Union High School Disact Meadowlark Are 200 Oceangate 10th Floor 10251 Yorktown Avenue 16771 Roosevelt Lane Long Beach,CA 928024302 Huntington Beach CA 92646 Huntington Beach CA 92 Ryan P Chamberlain 26 34 Hearthside Homes 40 Caltraw District 12 6 Executive Circle Suite 250 3337 Michelson Drive Saute 380 Irvine CA 92614 Irvine CA 92612-1699 Director 27 Goldgawest College 35 Bolsa Chica Land Trust 41 Locate Waste EnE Agy Attu Fre ens 5200 Wamer Avenue Ste 108 O C Health cy 15744 Goldenwes Huntington Beach,CA 92649 P nti O Box 355 Huagton Beach CA 9 Santa Ana,CA 92702 New Growth Coordinator 28 OC,County Harbors Beach 36 Bolsa Chnca Land Trust 41 Huntington Beach Post Office an Dept Evan Henry President 6771 Warner Ave P O Box 40 1812 Port Tiffin Place Huntington Beach,CA 92647 Santa Ana,CA 9270 Newport Beach,CA 92660 ker 29 H imgton Beach Mall 37 Steve mer,Chairperson 42 Fountain Elem School Dist. Attcn t Rogers Laude SEHBNA 17210 Oak Street 7777 Eden ve #300 P O Box 5696 Fountain Valley CA 92 Huntington Bea 92647 Huntington Beach,CA 9 Dr Gary Rutherford,Super. 30 Co View Estates HOA 38 OC Sanitation District 42 HB City Elementary School Dist Came Th—ob,93, 10844 Ellis Avenue 20451 Craimer Lane 6642 Trotter Da Fountain Valley CA 92708 Huntington Beach,CA 92648 Huntington Beach CA David Perry 30 try View Estates HOA 38 c e Plant Manager 42 HB Aty Elementary School Dist Gerald man AES Hann ach,LLC 20451 Cramer Lane 6742 Shure 21730 Newland Stree Huntington Beach,CA 92648 Huntington.Beach C Huntington Beach CA 9 Richard Loy 42 Htar a Beach Guts Softball* 47 AYSO 56 47 9062 Kahului Drive Mike Eric& Commissioner White Huntington Beach CA 92646 P O Box 3943 22041 Catalina Circle Huntington Beach,CA 5-3943 Huntington Beach,CA 92646 John Ely 42 A gran 117 47 AYSO RvW,55 47 22102 Rockport Lane John Commissioner Huifiado Huntington Beach CA 92646 9468 Cormorant Cr P O Box 1852 Fountain Valley CA 9270 Huntington$each,CA 9264 0091S jol aleldwal ash /0/// 0 7� wJLS)aags Raj 4loowS F a6 --a/ President 1 Huntington Harbor POA i0 Su ohnson 16 H.B Chamber of Commerce P O Boa 791 19671 t Bay Lane 19891 Beach Blvd Ste 140 Sunset Beach,CA 90742 Huntington Bea 92648 Huntington Beach CA 92648 Dave Stefacudes 2 William D Holman 11 Orange County Assoc of Realtors PLC 25552 La Paz Road 19 Corporate Plaza Drive Laguna Ms CA 92653 Newport Beach CA 92660 7912 President 3 Jeffrey b&Oderman 12 Pacific Coast Archaeological 18 Amigos De Bolsa Chica RUTAN&TUCKER,LLP Society Inc P O Box 1563 611 Anton Blvd 141h Floor P O Box 10926 Huntington Beach CA 92647 Costa Mesa CA 92626 1950 Costa Mesa,CA 92627 Attu Jane Gothold set Beach Commumty Assoc 4 Pres H B Hist Society 13 Director 19 Pat i sident C/O Newland House Museum O C Plug &Dev Services Dept PO Box 215 19820 Beach Blvd P O Box 4048 Sunset Beach CA 90742 5 Huntington Beach CA 92648 Santa Ana CA 92702AO48 President 5 Commumty Services Dept. 14 Bryan Speegle 19 Huntington Beach Iomorrow Chairperson O C Resources&Develop Mgt Dept PO Box 865 I-Tastoncal Resources Bd P O Box 4048 Huntington Beach CA 92648 Santa Ana,CA 92702-4048 Julie Vandeamost 6 Co�nnsi on Aging 15 Planamg Director 20 BIA OC 1706 Orange t'a�e sta Mesa 17744 Sky Park Circle #170 Huntington Beach,CA 8 P O Box 1 Irvine CA 92614-4441 Costa Mesa,CA 92628 1 Richard Spicer 7 Metzel 16 anaang Director 21 SCAG Sea City owe i Valley, 818 West 7th,12di Floor 19391 Shady e 10200 Slater Ave Los Angeles CA 90017 Huntington Beach,CA 92648 Fountam Valley CA 92708 RT I Corral 100 8 J Roe 16 Planning Director 22 Mary Bell SeacL Ci ewport Beach 20292 Eastwood Ctr 19382 Surfdate Lan P O Box i Huntington Beach,CA 92646 Huntington Beach,CA 9 Newport Beach,CA 92615 maslice 9 one 16 nnung Director 23 Board Chairman Seacliff H City—Wes n.ter 8711 Squares 19821 Ocean Bluff Circle 8200 Westminster HuntiVon Beach,C 46 Huntington Beach CA 92648 Westminster CA 92683 lanning Director 24 Mary Lou Beckman 31 HB Hampton HOA 38 Gty o Beach Ocean View Elementary School District Progres unity Mgmt 211 Fight St 17200 Pmehurst Lane 27405 Puerta Real,#3 Seal Beach,CA 90740 Huntington Beach CA 92647 Mission Viego CA 92691 T wi0965®A21-4AHp ® Y ainleaj laid dse3 a01 jaded paajY ® -096s 3'vmw31 Q�GaAd asn hails u01pn4sul gas V ; Sl�1a71�d ail 3 ] Julie Bixby 17451 Hillgate Lane Huntington Beach, CA 92649 Department of Toxic Substances Control Attn Greg Holmes 5796 Corporate Ave Cypress CA 90630 Sandra Genis Department of Conservation 110-022-03 1586 Myrtlewood ATTN Paul Frost Occupant osta Mesa, CA 92626 5816 Corporate Ave, Ste 200 17141 Sims Street Cypress, CA 90630-4731 Huntington Beach,CA 92649 Native American Heritage 78-291-26 Commission Occ ant ATTN Dave Singleton 4121 Ki ` er Ave 915 Capitol Mall, Rm 364 Huntington h, CA 9_2649 Sacramento, CA 95814 163-292-48 Occupant 4785 Los Patos Ave Huntington Beach CA 92649 178-291-26 Occupant 4121 Warner Ave Huntington Beach, CA 92649 Flossie Horgan 201 21st Street Huntington Beach, CA 92648 City of Huntington Beach Clerk' s Office - Esparza P 0 Box 190 Huntington Beach CA 92648 S AVERY® Address Labels laser 5960TM Orange County LAFCO Orange County LAFCO Carolyn Emery Joyce Crosthwaite Orange County Fire Authority P O Box 57115 12 Civic Center Plaza Room 235 12 Civic Center Plaza Room 235 Irvine CA 92619-7115 Santa Ana CA 92701 Santa Ana CA 92701 Craig Justice Michael James Moore Jonathan D Roth Environmental Board Chairman 31275 Big River Way 17181 Green Street 8711 Squires Circle Coarsegold CA 93614-9154 Huntington Beach, CA 92649 Huntington Beach CA 92646 Mansour Balakhaneh Zachary P Halopoff George M Kapnas 17202 Lynn Street 4801 Los Patos Ave 17347 Hampton Lane Huntington Beach, CA 92649 Huntington Beach CA 92649 Huntington Beach CA 92649 Leslie& Peggy Wiedemann Nancy Donaven Lee D Specht 4941 Los Patos Ave 4831 Los Patos Ave 4603 Los Patos Ave Huntington Beach, CA 92649 Huntington Beach CA 92649 Huntington Beach CA 92649 6 � t�81n�t 1-1ty1 S� s 5T � .zb 3-2q � ,,b�� i s _ 1 � T � f o �, >�-r � �v► , , /4 �S,�A, C aq �l Z� ��1 C ��7� 3-� ,s ZOO ,q-r°s� ��tve. s cy��s��. ��--�-;?� q�s✓ c,�.pa-r'nt� v�,���,mow► 36� ttiquettes fames a peter /► Consultez la feudle www.averycom Utdisez fe gabant AVERY®5960— Sens de chargement d instruction 1 800 GO AVERY (4) October 1, 2007 - Council/Agency Agenda - Page 4 Presentation — Mayor Coerper to call on Huntington Beach Human Relations Task Force Chair Alan Chancellor to announce October as National Disability Employment Awareness Month B PUBLIC COMMENTS 18 SPEAKERS C-1 Council Committee/Appointments/Liaison Reports and All AB 1234 Disclosure Reporting (This is the opportunity for Councilmembers to make announcements regarding Council committees appointments or liaison reports and all individuals as appropriate to disclose any conferences training seminars etc attended at the agency s expense per Government Code §53232 3 (d)) (City Council) City Clerk Joan L Flynn submitted a report pursuant to AB1234 CITY CLERK JOAN L FLYNN ANNOUNCED REPORT RECEIVED FROM MAYOR PRO TEM DEBBIE COOK PURSUANT TO AB 1234 MAYOR COERPER GAVE LIAISON REPORT ON THE MARINE 311 ACTIVITIES C-2 City Administrator's Report—NONE C-4 City Attorney's Report of Litigation Filed — NONE D PUBLIC HEARING Anyone wishing to speak on an OPEN public hearing item is requested to complete the attached pink form and give it to the Sergeant at Arms located near the Speakers Podium --D-1 (City Council) Public Hearing to Consider and Approve Negative Declaration No 06-02, Approve Zoning Text Amendment (ZTA) No 06-01 and Adopt Resolution No 2007-67, Approve Zoning Map Amendment(ZMA) No 06-01 and Approve for Introduction Ordinance No 3785, and, Approve Annexation No 06-01 to the Local Agency Formation Commission (LAFCO), as Requested by Hearthside Homes to Facilitate the Annexation of the Brightwater Development Project and Create the Brightwater Specific Plan (SP-15) Communication from the Director of Planning transmitting the following Statement of Issue NOTICE IS HEREBY GIVEN that on Monday October 1 2007 at 6 00 p m in the City Council Chambers 2000 Main Street Huntington Beach the City Council will hold a public hearing on the following planning and zoning items (5) October 1, 2007 Council/Agency Agenda - Page 5 NEGATIVE DECLARATION NO 06-02/ZONING TEXT AMENDMENT NO 06-01/ZONING MAP AMENDMENT NO 06-01 AND ANNEXATION NO 06-01 (BRIGHTWATER SPECIFIC PLAN) Applicant Hearthside Homes (Ed Mountford) Request ND To analyze the potential environmental impacts associated with the implementation of the proposed project ZTA A request to create the Brightwater Specific Plan (SP 15) ZMA A request to amend the City of Huntington Beach Zoning Map to 1) prezone with the Brightwater Specific Plan 105 235 acre portion of the Brightwater Development Plan (BDP) site presently located within an unincorporated portion of Orange County 2) prezone a 0 065 acre portion of the unincorporated area with Residential Low Density (RL) zoning for inclusion in the Sandover project and 3) rezone 0 365 acres of the subject property currently located within the City of Huntington Beach from RL to Brightwater Specific Plan ANX A request to annex approximately 105 3 acre BDP into the City of Huntington Beach Location Northeast corner of the Bolsa Chica Mesa and generally bounded by Los Patos Avenue to the north Warner Avenue to the northwest and the terminus of Bolsa Chica Street to the east Project Planner Jason Kelley **PowerPoint presentation titled Negative Declaration No 06-02 Zoning Text Amendment No 06-01 Zoning Map Amendment No 06-01 Annexation No 06-01 Bnghtwater Specific Plan is included in the agenda packet Planning Commission and Staff Recommended Action Motion to 1 Approve Negative Declaration No 06-02 with Findings for Approval AND 2 Approve Zoning Text Amendment No 06-01 with Findings for Approval and adopt Resolution No 2007-67 A Resolution of the City Council of the City of Huntington Beach California Adopting Zoning Text Amendment No 06-01 by Creating the Brightwater Specific Plan (SP-15) to Apply to Real Property Bounded by Los Patos Avenue to the North Warner Avenue to the Northwest and the Terminus of Bolsa Chica Street to the East AND 3 Approve Zoning Map Amendment No 06-01 with Findings for Approval and Approve for Introduction Ordinance No 3785, An Ordinance of the City of Huntington Beach Zoning and Subdivision Ordinance to Prezone the Brightwater Development Project Area Located in the County of Orange to the Brightwater Specific Plan with Coastal Zone Overlay and Prezone 0 065 Acres Located in Orange County to Residential Low Density with Coastal Zone Overlay and Rezone 0 365 Acres Within the City of Huntington Beach From Residential Low Density with Coastal Zone Overlay to Brightwater Specific Plan with Coastal Zone Overlay(Zoning Map Amendment No 06-01 AND (6) October 1, 2007 -Council/Agency Agenda - Page 6 4 Recommend approval of Annexation No 06-01 to the Local Agency Formation Commission x APPROVED 5-2(COERPER, GREEN-NO)AS AMENDED TO REPLACE THE TERM "WILL"WITH "SHALL"IN IDENTIFIED LOCATIONS D-2 (City Council) Public Hearing — Adopt Resolution No 2007-63 Approving an Annual Assessment Within the Huntington Beach Hotel/Motel Business Improvement District(BID) for Fiscal Year 2007-2008 Communication from the Director of Economic Development transmitting the following Statement of Issue On September 4 2007 City Council approved the Resolution of Intent No 2007-57 to levy an assessment for the Huntington Beach Hotel/Motel Business Improvement District for fiscal year 2007/2008 and authorized the City Clerk to schedule a public hearing City Council will conduct the public hearing to consider adopting a resolution to approve the annual assessment for the 2007/2008 fiscal year Funding Source Fund 709 Hotel/Motel Business Improvement District account 70980101 ■ Staff report ■ City Council discussion ■ Open public hearing ■ Following public input close public hearing **PowerPoint presentation titled Huntington Beach Hotel/Motel Business Improvement District(BID) Annual Renewal for FY 2007-2008 is included in the agenda packet Recommended Action Motion to 1 Conduct Public Hearing AND 2 Adopt City Council Resolution No 2007-63 — A Resolution of the City Council of the City of Huntington Beach Approving an Annual Assessment Within the Huntington Beach Hotel/Motel Business Improvement District for Fiscal Year 2007-2008 APPROVED 7-0 D-3 (City Council) Public Hearing — Adopt Resolution No 2007-64 Approving an Annual Assessment Within the Huntington Beach Auto Dealers Business Improvement District(BID) for Fiscal Year 2007-2008, and Appropriate $28,080 to Match the BID Proposed Budget Communication from the Director of Economic Development transmitting the following Statement of Issue On September 4 2007 City Council approved the Resolution of Intent No 2007-56 to levy an assessment for the Huntington Beach Auto Dealers Business Improvement Br:gFitwater SPECIFIC PLAN 2 DEVELOPMENT PL 2 3 4 Bolsa Chica Street Entry The entry from Bolsa Chica Street Into the community will be approxi ately 400 feet in length and will vary in width from 52 to 76 feet It will inclu a varying continuous 10-foot-wide median, specially-paved entry treatment, ommunity walls, landscaping, signage, and a 5 foot-wide sidewalk (Any st et furniture provided will be located outside of the 5 foot wide sidewalk) Bolsa Chica Street Improvements will Include the extensio of the 2 lane street, varying in width, from the Sandover neighborhood entra ce to the Brightwater project entry Bolsa Chica Street will also be re striped rom Warner Avenue to Los Patos The improvements will include standard c rb and gutters, a 5 foot- wide sidewalk on the west side of the street, a bike ne, and a varying landscape setback (Any street furniture provided will be loc ted outside of the 5 foot wide sidewalk ) 2 3 5 Internal Roads Brightwater's main collector road (Bright ter Drive), as shown on Exhibit 2 3 3, will be constructed as an "enhanced col ctor' roadway connecting Warner Avenue with Bolsa Chica Street across t e Upper Bench of the Mesa Between the entries, Brightwater Drive will be constructed as an undivided 2-lane, 40 foot-wide paved section with stand rd curbs and gutters, and an approximate 20 foot landscape setback on each si e Included in the right of way will be an 8 foot-wide, curb adjacent landscape parkway and a 5-foot wide sidewalk Public parking is available on both sides of the street An additional 7-foot wide landscape area WI I be provided outside of the right of-way Any street furniture provided w �be located outside of the 5 foot-wide sidewalk The local residential str is within the Brightwater project will be constructed as 2-lane, 36 foot wide, divided roads, with standard curbs and gutters, and curb- adjacent sidewalks ublic parking is available on both sides of the street fp � cjL-'),n C,(C-.s J R.4 BRIGHTWATER SP CHP 2 September 2007 — -- 2 10 R/W R/W 8 LANDSCAPE RESIDENTIAL LOT 13 40 13 HOA TARPLANT HABITATAREA VARIES VARIES 15 22 20 q 20 15 22 i 5 8 8 8 8 5 i 2 � 4 1 7% 1 7% MEANDERING MEANDERING SIDEWALK SIDEWALK E COLLECTOR ROAD(BRIGHTWATER DRIVE) E R/W R/W RESIDENTIAL LOT 46 RESIDENT LOT 36 18 78 3PUE 3 UE 5 ii 5 2 1 7% 1 7% F LOCAL RESIDENTIAL STREET(STREETS B THROUGH R) F P/L P/L a RESIDENT LOT * 25 HOA TARPLANT HA817ATAREA 5"P U E 2 LOTZ LOTD 1 7% G /LOCALESIDENTIAL STREET G Exhibit 2 3-3 Internal BRIGHTWATER SPECIFIC PLAN Roadway Sections City of Huntington Beach California ��7��p������1 {T Haws e ® 0 15 30 C 01 22 E -HEARTHsIDE. HI�l,L4/l k's 5\ \ 075\075 002\07 P 9 \P \P f P \ 9\ 9 Community Theme Street Tree Community Theme Accent Tree Community Thorned Co, imundy Evergreen Perimeter Wall rop Landscape 7 � I � t i O I Y \z I Z Y I ones 5 8 8 8 8 5 Vanes LANDSCAPE LOT 20' RESIDENTIAL LOT 13 0 13 RESIDENTIAL LOT 66 R/W R/W ���sCOLLECTOR ROAD (BRIGHTWATER DRIVE)Master Roadway Plan Exh bit 2 3-1 for location of section habit 4 2-4 BRICIHTWATER SPECIFIC PLAN Brightwater Drive Landscape Coon C i t y o f Huntington Beach C a l i f o r n i a R 0 10 20 2007 at H C�i� �7 " "� Ca S CI ents\Hearths de-0754\0754021\06—landscape—cad\04exhib is\S teDevPlan\st—sec—ee dwg Brzghtwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access and Circulation Development Area 7-2 will be accessed from three local roads- "L", "P", and "R" Street— which are entry points along Brlghtwater Dr jye Brightwater Drive extends from the Warner Avenue commu ity entry on the west to the Bolsa Chica Street entry on the east All roadways will have a minimum paved width of 3�eet curb to curb, with a minimum 5-foot wide sidewalk along both sides 4 Parking Two car attached and enclosed garages will serve each residential unit On street public parking will be allowed along both sides of the 36-foot wide streets of the development area to serve botiv residents, and their guests and the public Driveways are spaced so that one on street parking space Is generally available in front of each home 2 6 2 Development Area 7 3 — The Trails 1 Location The location of Development Area (DA) 7 3 is shown on Exhibit 2 6 1 North of Los Patos Is an existing mixed density residential area 2 Description DA 7 3 contains 62 single-family detached residential units on approximately 7 5 acres, for an overall gross density of 8 3 units per acre and a net density of 12 2 units per acre Homes will be conveyed to home buyers ayfee simple ownership lots with reciprocal easements for more usable side yard/patio areas The/esidential lots within DA 7-3 have nominal dimensions of minimum 40/feet In width and 60 feet in depth, producing lots with a nominal size of approximately 2,800 square feet Residential units within DA 7 3 have a minimum eight foot setback from adjacent streets, depending upon the floor plan, with front entry garages with a minimum setback of eight (8) feet or less, or eighteen (18) feet All homes will be equipped with a fire suppression sprinkler system B BRIGHTWATER SP CHP 2 September 2007 224 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLA 3 Access and Circulation Development Area 7 3 will be accessed from "L" Street— whis an entry point along Brightwater Drive All roadways will have a minimum paved width of 36 feet curb to-curb, with a minimum 5 foot wide sidewalk along both sides 4 Parking Two-car attached and enclosed garages will serve each residential unit With the exception of one single car garage, which is less than 5 feet from the back of sidewalk, garages are setback eighteen (18) feet or more from the backs of sidewalk (i e , at least 23 feet from the face of curb) There are no side-entry garages in DA 7 3 On-street public parking will be allowed along both sides of the 36 foot- wide streets of the development area/to serve be## residents, and their guests and the public Drive w/ys are spaced so that one on street parking space is generally available in front of each home 2 6 3 Development Area 7-4 — The Breakers 1 Location Development Area (DA) 7-4 is located in the eastern portion along the northerly edge of the Brightwater project, south of Los Patos Avenue as shown on ExhibiY2 6 1 2 Description Development Area (DA) 7 4 contains 24 single-family detached residential units on/approximately 6 4 acres, for an overall gross density of 3 8 units per acre and a net density of 5 5 units per acre This development project is anticipated to be constructed in essentially one sequential phase Homes will be conveyed to home buyers as fee-simple ownership lots she residential lot sizes within DA 7-4 are a minimum of 6,000 square feet (60 feet wide by 100 feet deep) All residential units have a 10 foot minimum setback from adjacent streets and all garages are setback a minimum of eighteen (18) feet or more from roadways All homes will be equipped with a fire suppression sprinkler system r BRIGHTWATER SP CHP 2 September 2007 225 Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN 3 Access Development Area 7-4 will be accessed from "S" and "T" Streets, whi "S" Street is an entry point along Brightwater Drive "S" and "T" Stre is are designated at cul de sacs The internal streets within DA 7 4 tie into the existing streets f the Sandover Project and form a simple loop with homes on bot sides of the street No homes within Development Area 7-4 will front n Brightwater Drive, which is an unloaded collector roadway All roadways will have a minimum paved width of 3 feet curb to-curb, with a minimum 5 foot wide sidewalk along both des 4 Parking Attached and enclosed garages will serve e residents of each residential unit All garages are setback eighteen (1 feet or more from the backs of sidewalk (i e , at least 23 feet from the ace of curb) On-street public parking will be lowed along both sides of the 36 foot wide streets of the developmen area to serve bet4 residents, afvd their guests and the public Dr eways are spaced such that generally one on-street parking space is a ailable in front of each home 2 6 4 Development Area 8 — The ifs and The Breakers 1 Location Development ea (DA) 8 is located along the southerly portion of the Brightwater pr ject, south of Brightwater Drive and north of DA 3A 1 2 Descripti /appr ment Area 8 contains 190 detached single family homes on mately 42 5 acres, for an overall gross density of 4 5 units per acre et density of 6 0 units per acre Homes will be conveyed to uyers as fee-simple ownership lots re two distinct residential lot sizes within DA 8, with the following rs, nominal sizes, and minimum dimensions ne Hundred and Seven (107) 5,000 -square foot lots' (50 wide x 00' deep), and ighty Three (83) 6,000 -square foot lots (60 wide x 100' deep) ' Some lot are less than 5 000 square feet BRIGHTWAYER SP CHP 2 September 2007 226 t Brightwater SPECIFIC PLAN 2 DEVELOPMENT PLAN All residential units have a 7-foot minimum setback from adjacent s eets and all garages are setback a minimum of eighteen (18) feet or m re, or 8 feet or less, from roadways All homes will be equipped with a fire suppression sprinkl system 3 Access Development Area 8 will be accessed from three local roads — "C", "F", and "I" Streets — which are entry points along Br4ghtwater Drive From Brightwater Drive, the internal streets within DA 8 connect to loops and cul de sacs No homes within PA 8'f`rront on Brightwater Drive All roadways will have a minimum paved width of 36 feet curb to curb, with a minimum 5 foot wide sidewalk along both sides 4 Parking Attached and enclosed garages will serve the residents of each residential unit All garages are setback eighteen (18) feet or more or eight (8) feet or less from the back of sidewalk (i e , at least 23 feet or less that 13 feet from the face of curb) On-street public parking will be allowed along both sides of the 36-foot- wide streets within the development area to serve bet# residents, -their guests a 4he public Driveways are designed and spaced-out so that generally/One on street parking space is available in front of each home A BRIGHTWATER SP CHP 2 September 2007 227 BrigFitwater SPECIFIC PLAN 5 ADMINISTR ON 52 Methods and Procedures 52 1 Coastal Development Permit All development projects in the Brightwater Specific Plan AreYdpursuant subject to approved Coastal Development Permit 5 05 020 Any futureastal Development Permits that may be necessary shall be process to the Huntington Beach Zoning and Subdivision Ordina/anges 5 2 2 Zoning Text Amendments A Zoning Text Amendment shall be required for cthe Development Standards in the Specific Plan Zoning Text Amendments shall be proces/incordance with the Huntington Beach Zoning and Subdivision Ordinanceg Text Amendments shall be processed as amendments to the City's L/cal Coastal Program Changes to the Development Standards shall not take effect until certified by the Coastal Commission through the Local Coas al Program amendment process 5 2 3 HearingsAll Public Hearings held relative to this Specific Plan shall be administered per the applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance 5 2 4 Appeals Any decision, determination or requirements may be appealed in accordance with applicable/provisions of the Huntington Beach Zoning and Subdivision Ordinance 53 Maintenanc/Mechanisms The Declaration ICovenants, Conditions, and Restrictions for the Brightwater Maintenance Corporation, a ppovision of Coastal Development Permit 5-05-020, is the legal document setting forth the procedures and responsibilities for the permanent care and maintenance of common area development protects within Specific Plan Area Common area development includes streets, parking, recreation, open space, landscaped areas, community walls and fences, and communit0acillties BRIGHTWATER SP CHP 5 September 2007 52