Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
City Council - 2021-03
RESOLUTION NO. 2021-03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON ADOPTING ZONING TEXT AMENDMENT NO. 17-005 BY CREATING THE MAGNOLIA TANK FARM SPECIFIC PLAN (SP-18) TO APPLY TO REAL PROPERTY ON THE WEST SIDE OF MAGNOLIA STREET AT BANNING AVENUE WHEREAS, pursuant to the California State Planning and Zoning Law, the Huntington Beach Planning Commission and Huntington Beach City Council have held separate public hearings relative to Zoning Text Amendment No. 17-005, wherein both bodies have carefully considered all information presented at said meetings, and after due consideration of the findings and recommendations of the Planning Commission and all other evidence presented to the City Council, the City Council finds that such zone change is proper and consistent with the General Plan. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Huntington Beach does hereby resolves as follows: SECTION 1: The Magnolia Tank Farm Specific Plan is consistent with the adopted Land Use Element of the General Plan,and other applicable policies and is compatible with surrounding development. SECTION 2: The Magnolia Tank Farm Specific Plan enhances the potential for superior urban design in comparison with the development standards under the base district provisions that would apply if the Plan were not approved. SECTION 3. The deviations from the base district provisions that otherwise would apply are justified by the compensating benefits of the Magnolia Tank Farm Specific Plan, which guide the creation of a mixed-use community that provides visitor serving commercial uses, new residential product types, and opportunities for coastal access as well as passive recreation. SECTION 4: The Magnolia Tank Farm Specific Plan includes adequate provisions for utilities, services, and emergency vehicle and public service demands and will not exceed the capacity of existing and planned systems. SECTION 5: That the real property subject to this Resolution is west of Magnolia Street at Banning Avenue and is 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. SECTION 6: The Magnolia Tank Farm Specific Plan, attached herein as Exhibit B and incorporated by this reference as though fully set forth herein, is hereby adopted and approved. This resolution shall take effect immediately upon certification of Local Coastal Program Amendment No. 17-001 by the California Coastal Commission. 19-7923/241006 1 Resolution No. 2021-03 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 19thday of January 92021. Mayor ATTEST• APPROVED AS City Clerk Cit A orney Akp WED A APPROVED: INI IATED AND ROVED: UQA L--, sty Manager Director of Community Development ATTACHMENTS: Exhibit A: Legal Description and Map Exhibit B: Specific Plan No. 18 —Magnolia Tank Farm Specific Plan 19-7923/241006 2 Resolution No. 2021-03 Exhibit "A" 1 ' Legal Description and Map The land referred to in this policy is situated in the County of Orange, State of California, and is described as follows: Parcel 1:(A—P.N. 114-150-36) That portion of the southeast quarter of the southeast quarter of Section 13, Township 6 South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Las Bolsas, in the City of Huntington Beach, County of Orange, State of California, as shown on a map recorded in Book 51 page 14 of miscellaneous maps, in the office of the County Recorder of said County, lying easterly of the easterly line of that certain strip of land 145.00 feet wide, described and designated as Parcel D1-104 in the final order of condemnation had in Case No. 80955 of the Superior Court of the State of California, in and for the County of Orange, a certified copy of which was recorded September 8, 1961 in Book 5842 page 7 of Official Records. Except therefrom the "severed property" as described in Part B of the Grant Deed from the Southern California Edison Company, a corporation, recorded August 4, 2003 as Instrument No. 2003000931976 of Official Records. Also excepting therefrom: "All oil, gas, petroleum and other mineral or hydrocarbon substances in and under or which may be produced from that certain portion of the hereinabove described as Parcels 1 and 2 together with the right to use those portions only of said lands which underlie a plane parallel to and five hundred(500)feet below the present surface of said lands, for the purpose of prospecting for, developing and/or extracting said oil, gas, petroleum and other mineral or hydrocarbon substances from said lands by means of wells drilled into said subsurface of said land from drill sites located on other land, it being expressly understood and agreed that said grantor, their successors and assigns, shall have no right to enter upon the surface of said lands or to use said lands or any portion thereof to said depth of five hundred(500)feet, for any purpose whatsoever", as reserved in the Deed from Dorothy Constance Smith recorded July 30, 1962 in Book 6194 page 470 of Official Records. January 2019 Page A-1 Parcel 2:(A.P.N. 114-481-32) That portion of the northeast quarter of fractional Section 24, Township 6 South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Las Bolsas, in the City of Huntington Beach, County of Orange, State of California, as shown on a map recorded in Book 51 page 14, in the office of the County Recorder of said County, described as follows: Beginning at the intersection of the northerly line of said fractional Section 24 with the northeasterly right of way line of the Orange County Flood Control District's "Huntington Beach Channel" as described in the final order of condemnation recorded in Book 5591 page 500, et seq. of Official Records in the office of the County Recorder of said County;thence north 89° 32'40" east along said northerly line of fractional Section 24 a distance of 360.17 feet to the southwesterly corner of that certain real property described and designated as "Parcel Two" in that certain road easement to the City of Huntington Beach recorded October 13, 1967 in Book 8418 page 439 of said Official Records, said southwesterly corner being also a point in a curve concave to the northwest having a radius of 950.00 feet from which point a radial line of said curve bears north 570 33' 35" west; thence southwesterly along said curve through a central angle of 100 37' 14" an arc distance of 176.10 feet; thence tangent to said last mentioned curve 80.37 feet to a point in a curve in said northeasterly right of way line of the Orange County Flood Control District's "Huntington Beach Channel", said last mentioned curve being concave to the northeast and having a radius of 4,717.50 feet from which point a radial line of said curve bears north 430 40' 03" east; thence northwesterly along said last mentioned curve, through a central angle of 01° 10, 00" an arc distance of 96.06 feet; thence tangent to said curve north 450 09' 57" west 181.36 feet to the point of beginning. Except therefrom the "Severed Property" as described in Part B of the Grant Deed from the Southern California Edison Company, a corporation, recorded August 4, 2003 as Instrument No. 2003000931976 of Official Records. Basis of Bearing: Bearings shown hereon are based upon the centerline of Magnolia Street being north 00' 17' 10" west as shown on Record of Survey 2005-1075 filed in Book 232 pages 1-10, of Records of Survey, Records of Orange County, California. Page A-2 January 2019 S 1/2. SEC. 13, T 6 S, R 11 W FRAC. SEC. 24, T 6 S. R 11 W 114-1 5 PACIFIC VIEW AV.�, ia8-01 Ln °p 148 13 CEATLA sLc.rd,7.6s.,A.Irw. N HAMILTON AVENUE z dl 57 y PAR. r C01. Sg 59 78 4 O FWY t W o u• 87 ,� 3 A089� '�'�'F 15.70 AC (V 1A� 9355 AC. A�A HWY 11.699 AC. rn.p. co HWY , 9D 0.034 ap :rc.a• pus.v' �a q OD p oAR.2 R 0.32E 6g ,� AC. 41 6.36AC. D. C. F. C. � 79 D. AC. lIWY 'b.rl, raY FWY 1pRzs near IBZAG /e>• ♦' 92 i n.zz•� 74 N. M. 226 - 79 1"=400' DA090 $, 0 980 ED/SQY AYEAM� �� ao �_ AC. 15 0 vAR.3 O • io'4C 'o`.t4 Jz a w x 95 i na 80 1 u v m 0 $ 7.025 AC. 94 � I6'./54 A[ � Q • '4!� 86 72 O R. S. 43 -2 s,-or 4"IAC .500 AC. Ci 8 5 '"�..1 AC- FWY''- 31.875AC ,>,.n• - .w.n �� /. AC.t AM a +,a 88 83 _ 15 0 e£RM(VLLI av 50 9.619 AC. �•q,. 7.4C �, .� c.w• SBE 148-JO-109A-1 R. 5. 60-?:$ 1 �Oj 2r� SR. S. 91 -35 01 7.545 AC. w ® s4s p FW 0.060 93 AC. Set ifo2O3o-1-1 Subject Site A 82 T F PS AC. $ 22.05 AC. 5.93AC. 0 O 81 �I Q R.S.74-17 3.05 yfc Aci- ���• 3{ i MAA/rIf AVE. 0. C.£C.D. 16 48 �.s P4/D MARCH 1951 PARCEL MAP P.M. 3-18 NOTE - ASSESSOR'S BLOCK & ASSESSOR'S MAP PARCEL MAP P.M. 226-19 PARCEL NUMBERS BOOK 114 PAGE 15 SHOWN IN CIRCLES COUNTY OF ORANGE POR NE1/4, NE1/4, NE1/4, FRAC. SEC. 24. T6S. R11W 149-02 J 114-q 8 1,5 i g ,n4 a p;/9 g BANNING AVENUE o ro R.S. 9/-31 (POR A NO STREET) 's- R. S. 6- :s 2/6 b ffi1 2% 34 P TRACT (D 4 25 Subject Site 1 q y 29 =oo' roo' 230 ° 0.116 2/6 O `o � AC. IT 0 226 23/ ss' j ;RAYA QQ/kE 1.664 AC. 15 11 J - q �s.w+� J 214 'f. y�ax�9 227 16, 4, 16 V 4 25f uo �. ioo' Q to ZW 226 O 482 Is v Ill P?/221 c o O I"= 100 J - � 2r3 ao• Go O V � O 14 481 18 $ 222 24 8 e ar a itO � e. O v� O R O C322J • 0 ?36 2wS 19 a O a Q O 12 o 'Ss•• w y c�Rt 10b O A b. 4' P05 16 I L' 204 O 0 �o %N O a"ax '2w®o NOTE - ASSESSOR'S BLOCK 8 a. PARCEL NUMBERS SHOWN IN CIRCLES MARCH 1963 TR Ab 3903 M. M. /65- 48,49,50 ASSESSOR'S MAP BOOK 114 PAGE 48 COUNTY OF ORANGE �.P O Oft - 1 . 110 . 7 , ---�^ b �Y r 9" `2 To _ - tip .a ►- t � },�i� "'tea_�_�. ® �:• � _.,,�� � . . R Volume I of III M nolia TAN FARM Huntington Beach,CA [This Page Left Intentionally Blank] City of Huntington Beach Adopted by City Council Resolution No.xxxxxxx, (Adopted Date) Certified by California Coastal Commission (Certified Date) December 2019 Draft Page i M nolia TAN FARM Huntington Beach,CA [This Page Left Intentionally Blank] Page ii December 2019 Draft TABLE OF CONTENTS VOLUME 1.1 Purpose and Intent.....................................................................................1-1 Chapter 1: Introduction 1.2 Document Organization............................................................................1-2 1.3 Location......................................................................................................1-3 1.4 Property History......................................................................................... 1-3 1.5 Existing Conditions.....................................................................................1-6 1.6 Statutory Requirements...........................................................................1-10 1.6.1 Authority and Scope of Specific Plan.........................................1-10 1.6.2 California Coastal Act(CCA)....................................................... 1-10 1.6.3 Existing General Plan.................................................................. 1-12 1.6.4 Existing Zoning............................................................................ 1-13 1.7 Summary of Planning Preparation Process ............................................1-14 1.8 Proposed General Plan &Zoning............................................................1-14 1.9 Coastal Hazards........................................................................................1-17 1.10 Specific Plan Area...................................................................................1-17 1.11 California Environmental Quality Act(CEQA)Compliance.................1-17 Chapter 2: Administration 2.1 Specific Plan Adoption...............................................................................2-1 2.2 Severability.................................................................................................2-1 2.3 Implementation..........................................................................................2-1 2.4 Minor Amendments...................................................................................2-2 December 2019 Draft Page iii Ma nolia TAN FARM Huntington Beach,CA Chapter 3: Land Use Plan & Development Standards 3.1 Development Vision and Guiding Principles............................................3-1 3.1.1 Guiding Principles ........................................................................3-2 3.2 Planning Area Program .............................................................................3-3 3.3 Maximum Development............................................................................3-4 3.4 Coastal Access.............................................................................................3-4 3.4.1 Public Trail Overlooking Magnolia Marsh...................................3-4 3.4.2 Marsh Interpretive Programs .......................................................3-5 3.4.3 Public Parks....................................................................................3-5 3.4.4 Public Transit.................................................................................3-5 3.4.5 Public Parking ...............................................................................3-5 3.4.6 Signs...............................................................................................3-6 3.4.7 Covenants, Conditions and Restrictions (CC&Rs).........................3-6 3.4.8 Resource Protection......................................................................3-7 3.4.9 Undergrounding of Utilities.........................................................3-8 3.5 Permitted Land Uses..................................................................................3-8 3.6 General Development Requirements........................................................3-8 3.6.1 Measurement of Height.............................................................3-14 3.6.2 Subterranean Structures.............................................................3-15 3.7 General Parking Requirements...............................................................3-15 3.8 Affordable Housing .................................................................................3-15 3.9 Crime Prevention, Public Safety, Environmental and Fire Protection Requirements...........................................................3-16 3.10 Coastal Conservation (CC) Requirements.............................................3-17 3.10.1 Habitat Management Plan.......................................................3-18 3.10.2 Walls and Fences.......................................................................3-18 3.10.3 Irrigation....................................................................................3-19 3.11 OS-PR Requirements..............................................................................3-19 3.11.1 Marsh Park.................................................................................3-19 3.11.2 Magnolia Park...........................................................................3-20 Page iv December 2019 Draft 3.12 CV Requirements....................................................................................3-22 3.12.1 Public Open Space................................................. 3.13 Residential Typologies...........................................................................3-24 3.13.1 Home Types...............................................................................3-24 3.13.2 Open Space................................................................................3-33 3.14 Public Art................................................................................................3-35 Chapter 4: Infrastructure & Services 4.1 Regional Circulation...................................................................................4-1 4.1.1 Multi-Modal Opportunities..........................................................4-1 4.2 Circulation ..................................................................................................4-2 4.2.1 Magnolia Street............................................................................4-4 4.2.2 Private Streets...............................................................................4-4 4.2.3 Roundabouts and Knuckles..........................................................4-7 4.2.4 Fire Access......................................................................................4-8 4.2.5 Private Alleys...............................................................................4-10 4.2.6 Motor Courts...............................................................................4-11 4.2.7 Bicycle Circulation.......................................................................4-12 4.2.8 Pedestrian Circulation.................................................................4-12 4.3 Grading.....................................................................................................4-12 4.4 Drainage...................................................................................................4-13 4.4.1 Water Quality .............................................................................4-13 4.4.2 Water Quality Management......................................................4-14 4.5 Water........................................................................................................4-16 4.6 Sanitary Sewer..........................................................................................4-18 4.7 Emergency Services..................................................................................4-18 4.8 Utilities......................................................................................................4-20 4.9 Solid Waste Disposal................................................................................4-21 4.10 Schools....................................................................................................4-21 4.11 Phasing, Financing and Maintenance of Improvements.....................4-21 December 2019 Draft Page v Ma nolia TAN FARM Huntington Beach,CA Appendix A: Legal Description Appendix B: Coastal Hazards 1 Potential Sea Levels.......................................................................................B-1 2 Flood Control Channel..................................................................................B-2 3 Tidal Inundation ...........................................................................................B-3 4CoastalErosion..............................................................................................B-3 5 Groundwater and Saltwater Intrusion.........................................................B-3 6 Coastal Wave Storm Flooding &Wave Runup............................................B-4 7 Fluvial Flooding.............................................................................................B-4 9 Adaptation Measures....................................................................................B-8 Appendix C: Planning Areas Legal Descriptions Page vi December 2019 Draft LIST OF FIGURES Chapter 1: Introduction Figure 1.1:Regional Location.................................................................. 1-3 Figure 1.2:Neighborhood Context.......................................................... 1-4 Figure 1.3:Aerial Photo Circa 1972......................................................... 1-5 Figure 1.4:Aerial Photo........................................................................... 1-7 Figure 1.5:Photo View Simulations of Existing and Proposed AES Power Facility........................................................... 1-8 Figure 1.6:Photo View Simulations of Existing and Proposed AES Power Facility........................................................... 1-9 Figure 1.7:Huntington Beach Coastal Zones.......................................... 1-11 Figure 1.8:Huntington Beach General Plan 2018.................................. 1-12 Figure 1.9:Huntington Beach Zoning Map 2018................................... 1-13 Figure 1.10: General Plan Designation as Amended............................... 1-15 Figure 1.11:Huntington Beach Zoning Map.......................................... 1-16 Chapter 3: Land Use Plan & Development Standards Figure 3.1:Planning Area Diagram..........................................................3-3 Figure 3.2:Coastal Access.......................................................................3-6 Figure 3.3:Specific Plan Building Setbacks.............................................3-13 Figure 3.4:Height Limits........................................................................3-14 Figure 3.5:Existing Magnolia Street Section..........................................3-14 Figure 3.6: Conceptual CC Area Plan and Section..................................3-16 Figure 3.7 Conceptual Marsh Park Plan..................................................3-18 Figure 3.8: Conceptual Magnolia Park Plan and Enlargement of Gathering Area....................................................3-20 Figure 3.9: Conceptual Magnolia Park Cross Sections............................3-21 Figure 3.10: Conceptual Magnolia Park Vignette...................................3-21 Figure 3.1 1: CV Open Space Concept Plan.............................................3-22 Figure 3.12:Stub Drive Single-Family Detached.....................................3-25 Figure 3.73:Detached Green Court-Condo..........................................3-26 December 2019 Draft Page vii Ma nolia TAN FARM Huntington Beach,CA Figure 3.14: Detached Motorcourt 8 Units-Condo...............................3-27 Figure 3.15:Detached Motorcourt 6 Units-Condo...............................3-28 Figure 3.16:Duplex/SFD Senior-Condo................................................3-29 Figure 3.17: Mansion Home(Tri-Plex-Condo).......................................3-30 Figure 3.18:Attached Townhomes and Flats-Motorcourt- Condo.......3-31 Figure 3.19:Attached Townhomes and Flats- Condo............................3-32 Figure 3.20: Conceptual Common Recreation Space..............................3-33 Chapter 4: Infrastructure & Services Figure 4.1:Regional Pedestrian and Bicycle Circulation Plan.....................4-3 Figure 4.2:Magnolia Street Section A......................................................4-4 Figure 4.3:Lodge Entry Road Section B ..................................................4-5 Figure 4.4:Lodge Entry Road at the Lodge Drop-Off Section C................4-5 Figure 4.5:Lodge Entry Road Section D...................................................4-5 Figure 4.6:Residential Entry Road Section E.............................................4-6 Figure 4.7: Typical Private Road Section with Parking on Both Sides Section F4-6 Figure 4.8: Typical Roundabout................................................................4-7 Figure 4.9: Typical Street Knuckle............................................................4-7 Figure 4.10: Typical Fire Access Cross Section at Lodge Section G............4-8 Figure 4.11: Conceptual Fire Access Exhibit.............................................4-9 Figure 4.12: Typical Private Aisle Plans...................................................4-10 Figure 4.13: Typical Motorcourt Plans....................................................4-11 Figure 4.14: Conceptual Storm Water Master Plan.................................4-15 Figure 4.15: Conceptual Domestic Water Master Plan............................4-17 Figure 4.16: Conceptual Sewer Master Plan...........................................4-19 Figure 4.17:Development Phasing Plan.................................................4-24 Appendix B: Coastal Hazards Figure 1:FEMA Flood Insurance Map(Preliminary August 15, 2016)........B-5 Figure 2: Tsunami Inundation Map-Newport Beach Quadrangle.............B-7 Page viii December 2019 Draft LIST OF TABLES Chapter 3: Land Use Plan & Development Standards Table 3.1: Maximum Development Table...............................................3-4 Table 3.2: Development Standards...........................................................3-9 Chapter 4: Infrastructure & Services Table 4.1:Financing and Maintenance Plan...........................................4-23 Appendix B: Coastal Hazards Table 1:Sea Level Rise Projections for Los Angeles, California..................B-2 Table 2:Potential Base Flood Elevations for a 100-Year Flood...................B-6 December 2019 Draft Page ix Ma nolia TAN FAQM Huntington Beach,CA LIST OF ABBREVIATIONS AC Asbestos Cement ADA American Disability Act APN Assessor Parcel Number BMPs Best Management Practices CC Coastal Conservation Planning Area CCA California Coastal Act CCC California Coastal Commission CC&Rs Conditions, Covenants and Restrictions CDP Coastal Development Permit CEQA California Environmental Quality Act CFC California Fire Code CFD Community Facilities District CV Commercial Visitor Planning Area DTSC California Department of Toxic Substance Control DU Dwelling Unit EIR Environmental Impact Report ESHA Environmentally Sensitive Habitat Area GSF Gross Square Footage HBZSO Huntington Beach Zoning and Subdivision Ordinance HOA Homeowners'Association LCP Local Coastal Program LID Low Impact Development MHHW Mean Higher High Water MLLW Mean Lower Low Water NAVD88 North American Vertical Datum NOAA National Oceanic and Atmospheric Administration NPDES National Pollutant Discharge Elimination System OCFCD Orange County Flood Control District OCSD Orange County Sanitation District OCTA Orange County Transportation Agency OS-PR Open Space-Parks and Recreation Planning Area PA Planning Area PCH Pacific Coast Highway POA Property Owners'Association PSI Pounds Per Square Inch RCP Reinforced Concrete Pipe RES For-Sale Residential Planning Area SCE Southern California Edison SLR Sea Level Rise SWPPP Stormwater Pollution Prevention Plan WQMP Water Quality Management Plan Page x December 2019 Draft CHAPTER 1 INTRODUCTION 1.1 Purpose and Intent The purpose of the Magnolia Tank Farm Specific Plan No. 18 (hereafter, "Specific Plan") is to guide and encourage the creation of a mixed-use community that provides visitor serving commercial uses, new residential neighborhoods, opportunities for coastal access and passive recreation and incorporates measures to protect adjacent natural resources. A specific plan is a regulatory tool used to implement the City's General Plan and Local Coastal Program (LCP)and to direct development in a specified area. While the City's General Plan is the primary guide for city-wide growth and development, a specific plan focuses on the distinctive characteristics of a property in the context of its surroundings by customizing the land use regulations specifically to that area, consistent with the City's vision for the property. The goals of the Specific Plan are as follows: • Implement the Huntington Beach LCP and the California Coastal Act(CCA); • Provide a mix of land uses that include visitor-serving overnight accommodations with ancillary retail, a mix of residential housing types and open space; • Ensure compatibility with surrounding land uses; • Establish development standards and design guidelines that encourage innovative development and attractive architecture; • Provide for-sale housing in an area where housing is in high demand; • Create a vibrant gathering place that provides visitor-serving commercial uses, including a Lodge, restaurants and retail; • Develop visitor-serving overnight accommodations that promote ecotourism and provide opportunities for lower cost facilities; • Provide internal and external pedestrian connectivity incorporating Magnolia Street, visitor-serving commercial areas, residential neighborhoods and areas overlooking Magnolia Marsh; • Provide appropriate coastal access adjacent to Magnolia Marsh; • Implement a passive park adjacent to Magnolia Street; • Provide diverse, high-quality residential and commercial architecture with articulated building facades to reduce mass and scale of development; and • Provide an adaptable development designed to protect against natural hazards including seismicity, flooding, and sea level rise. December 2019 Draft Page 1-1 Ma nolia TAN FARM Specific Plan 1.2 Document Organization The Specific Plan defines a vision for the property and establishes land use regulations for the property's future development. The Specific Plan is arranged into three Volumes: Volume I is the Specific Plan,Volume II includes the Design Guidelines, and Volume III describes how the Specific Plan is consistent with the City's General Plan as follows: Volume I -Specific Plan Chapter 1: Introduction:This Chapter provides the purpose and intent of the Specific Plan, development overview, site location, and a summary of the existing conditions affecting the Specific Plan area, including existing City land use and zoning designations, as well as existing and surrounding development area land uses. Chapter 2: Administration:This Chapter discusses the process for implementation. Chapter 3:Zoning and Development Standards:This Chapter presents the Land Use Plan, describes the zoning, specifies the permitted and conditionally permitted uses, and establishes development standards and requirements. Chapter 4: Infrastructure and Services:This Chapter describes the vehicular, bicycle and pedestrian circulation, public transit, infrastructure and services,and the financing and maintenance of these facilities and services. Appendix A: Legal Description Appendix B:Coastal Hazards:This Appendix describes the future threats of Sea Level Rise. Volume II - Design Guidelines: The Magnolia Tank Farm Guidelines are located in a separate document, Volume II. The Design Guidelines include landscape and architectural guidelines and other guidelines to promote high quality development. A plant palette is also included in this Appendix. Volume III - General Plan Consistency: Volume III describes how the Specific Plan is consistent with all the general goals and policies of the General Plan. Page 1-2 December 2019 Draft Introduction 1.3 location The Specific Plan area is located in southeast Huntington Beach in western Orange County. The property is located northwest of Magnolia Street and approximately 1,200 linear feet inland from Huntington Beach State Beach. N A gle r Ontario Santa ., Chino Monica LAX+ r r Corona Torrance N Anaheim N Long Cleveland Beach National Santa Forest Hunt[ Ana Beach * ' A e Newport " Beach Dana Point Figure 1.1: Regional Location 1.4 Property History Beginning in the mid-eighteen hundreds, southeast Huntington Beach was an agricultural area dominated by row crops. In the 1950s, the County of Orange constructed a regional flood control channel on the west side of the property(Huntington Beach Channel)which separated the agricultural operations from a remnant coastal wetland on the inland side of Pacific Coast Highway (PCH). Agricultural operations on the property ceased in the 1960s.The adjacent power plant was constructed between 1957 and 1967 by Southern California Edison (SCE). Since 1972, the site included heavy industrial use with a fuel oil storage facility containing three above-ground, 25 million gallon tanks(refer to Figure 1.3:Aerial Photo Circa 1972). The oil storage facility provided fuel for the adjacent electrical power plant. In addition to the tanks, the property housed other oil-related facilities including pipelines and ancillary buildings. On the eastern end of the property adjacent to Magnolia Street, a six-acre landscaped area comprised of turf, ornamental trees, decorative rocks and an earthen berm were designed to provide some visual screening of the massive storage tanks. December 2019 Draft Page 1-3 Ma nolia TAN FARM Specific Plan AES Southland purchased the power plant in 1998, and later converted it to use only natural gas. With the conversion of the power plant to natural gas, there was no longer a need to store fuel oil on the Magnolia Tank Farm (Tank Farm) site. The owner of the Tank Farm property, Plains All-American Pipeline, along with SCE, conducted regular maintenance on the property during the time the tanks were operational. Records for the property indicate that no oil spills occurred on the site during the time the tanks were in operation. Regular site maintenance also included mowing the turf area along Magnolia Street and eliminating potential fire hazards by preventing any vegetation from growing within the fenced area around the storage tanks. However, in recent years the exterior of the tanks deteriorated and were vandalized, creating public nuisance and blight on the coastal landscape. I Christian Junior& , enior High "' Schdpl-_ F+ n Legend Specific Plan Area Figure 1.2: Neighborhood Context Page 1-4 December 2019 Draft Introduction In 2013, the City of Huntington Beach issued a Coastal Development Permit(CDP)to Plains All- American Pipeline for the demolition of the three storage tanks and associated pipelines and ancillary facilities.The permit allowed the demolition and removal of the storage tanks and some minor grading to facilitate drainage. The demolition of the three storage tanks was completed in July of 2017 and the site is leased to AES serving as a staging and parking area for the demolition of the existing power plant and construction of the new plant.The new power plant, described in the following section, is expected to be in operation in 2020. 41 Al K 4 P 1 s B t J• Legend ••••• Specific Plan Area Figure 1.3: Aerial Photo Circa 1972 December 2019 Draft Page 1-5 M nolia TAN FARM Specific Plan 1.5 Existing Conditions The site is relatively flat and generally slopes from the northwest to the southeast with an elevation range from 4.3 to 12.5 feet (NAVD88), with an average elevation of approximately 8.4 feet(NAVD88). Elevations of the site are measured using the North American Vertical Datum NAVD88. The former ASCON landfill site occupies approximately 38 acres immediately north of the Specific Plan area.The landfill operated from 1938 to 1984 when the landfill was closed. Originally the landfill received drilling waste from oil production in the Huntington Beach area until 1971. From 1971 to 1984 construction debris were disposed of at the site. Since 2003, there have been two major remedial work efforts that have changed the physical nature of this site through removal of waste materials, grading, and installation of stormwater control features and Best Management Practices(BMPs). General oversight is provided by the California Department of Toxic Substances Control (DISC). The site is projected to be remediated in 2019-2020. To the east across Magnolia Street,a 100-foot right-of-way with a landscape median, are single-family residences on minimum 6,000-square-foot lots located behind a six-foot high block wall. The Huntington Beach Channel forms the Tank Farm's southwesterly property boundary flanked on portions of its seaward edge by the Magnolia Marsh segment of the Huntington Beach Wetlands. To the west is the existing AES Generating Facility which is being replaced by a new, more efficient, lower-profile, lower emissions and quieter power plant,with extensive sound attenuation and aesthetic treatments.Adjacent to the new power plant, Poseidon Water has proposed a seawater desalinization facility.The site is separated from the Huntington Beach Channel by a chain link fence and a gated maintenance road. Near the midpoint of the western property line is a bridge over the Huntington Beach Channel. Page 1-6 December 2019 Draft Introduction TIT 04 141 1 I y ,. ,j 1 a a fit,. 4 i 1` • � ti fti y� y. Legend ••••• Specific Plan Area Figure 1.4:Aerial Photo r o tl December 2019 Draft Page 1-7 �� jI i �,�- t � ".tie�7` �...... .�. •.�- y� �, lwn+r { �`��= 3"fir' ,'g w`°I� � s:: v. is -4�a 5 �r r V \. yy A; i F, Key Map `T _ _ ;..._ r Cn k � - c v c ` - �� �• �T, w + r p l r . rrr ` Existing Off-Site AES Facility(Looking Southwest) J c o� _ c v c w r.� O ...4 rr��r 7 rlTrrr LL - rrrrrrrrr � r rrr v0i Proposed Off-Site AES Facility(Looking Southwest) Figure 1.5: Photo View Simulations of Existing and Proposed AES Power Facility Page 1-8 December 2019 Draft I VBi atlr . r, x.. y • �u y. £� .fly`,... T •R,. ^�}}}t ,y g���a�•y NTS ' Key Map c c c w O a1: V 7 LL v V 7 O N Existing Off-Site AES Facility(Looking Northwest) V C N s C C W N V N 7 LL G1 V 7 O N Proposed Off-Site AES Facility(Looking Northwest) Figure 1.6: Photo View Simulations of Existing and Proposed AES Power Facility December 2019 Draft Page 1-9 Ma nolia TAN FARM Specific Plan 1.6 Statutory Requirements 1.6.1 Authority and Scope of Specific Plan The Specific Plan is adopted pursuant to Chapter 215 of the HBZSO and Government Code§§65450 and 65457.The Government Code authorizes local jurisdictions to adopt specific plans by resolution and/or ordinance. This Specific Plan was adopted by City Council Resolution No. XXXX-XX on .Adoption of this Specific Plan involved Planning Commission review and City Council approval of General Plan, LCP, Zoning Map, and Zoning Text amendments. Upon adoption by the City Council and certification by the California Coastal Commission(CCC), this Specific Plan establishes the land use and development standards for the Specific Plan area. The Specific Plan is intended to be a regulatory document that serves as the zoning regulations for the property. Some elements of the development program will be enforced through conditions,covenants and restrictions(CC&Rs)established in conjunction with the subdivision map for the property. 1.6.2 California Coastal Act (CCA) The Tank Farm property lies within the Coastal Zone of the City of Huntington Beach and is therefore subject to the policies and regulations set forth in the CCA(California State Public Resources Code Division 20 Sections 30000 et. seq.)The CCA includes specific policies(Chapter 3 of the Act)that address issues such as shoreline public access and recreation, lower cost visitor-serving accommodations, terrestrial and marine habitat protection, visual resources, landform alteration and other types of development in the Coastal Zone. The CCA requires local governments located within the Coastal Zone to prepare a LCP. LCPs are regulatory documents designed to carry out the policies and requirements of the CCA. LCPs must be reviewed and certified by the CCC before being implemented by a local government. An LCP is comprised of two primary components: 1)A Land Use Plan—with specific policies designed to implement the Chapter 3 policies of the CCA and; 2)An Implementation Program which includes zoning ordinances and other regulations that must conform with and carry out the goals and policies established in the certified LCP. The City of Huntington Beach currently has a certified LCP. With respect to the certified LCP area encompassing the Tank Farm site, this Specific Plan was certified by the CCC on XXXXX and amends the City's LCP. The Specific Plan will serve as the functional equivalent of the LCP because it contains the coastal element policies and zoning requirements required by the CCA. Page 1-10 December 2019 Draft Introduction The Tank Farm property is located in Zone 5 (Beach Boulevard to the Santa Ana River)of the City's Coastal Zone(refer to Figure 1.7: Huntington Beach Coastal Zones and Figure 1.8: Huntington Beach General Plan 2018)and is currently designated as "Public" in the City's Coastal Element Land Use Plan. The Public land use designation allows development of governmental administrative and related facilities such as public utilities, schools, libraries, museums, public parking lots, infrastructure, religious and similar uses.The Public designation reflected the previous fuel supply depot use for the adjacent power plant. Since the Tank Farm was constructed prior to the adoption of the CCA there were very few land use designations that could be applied to the site that were consistent with its use at the time the City's LCP was first certified in 1985. �• �� ( HEIL ZM1 VARN R FOUNTAIN •� ■ VALLEY ��• •SATER ;C WY OBAAt OF •TAUMIT C'0,e�� ;'30E.SAlI1iiA1 •• Y 2DE2 �• ••• • ••1• • �Rp KGrKWor rtiIL D PACIFIC OCEAN ••• /i/iATIANTA MPE3 t PIfA Legend ZONE4ME[ • ��'` BMR.KG Specific Plan Area ■ COSTA — City Boundary MESA - Coastal Zone ' 2tE5 NITS Figure 1.7: Huntington Beach Coastal Zones December 2019 Draft Page 1-11 Magnolia TAN FARM Specific Plan 1.6.3 Existing General Plan The City of Huntington Beach General Plan is a document comprised of separate elements required by state law to serve as a guide to the long-term physical development of a community. The City's General Plan is a set of policies and a blueprint for future growth and development. The City's General Plan includes mandatory and optional elements to guide community development, including a Coastal element that is part of the City's LCP. The site land use designation is Public(P),which provides for government administration and related facilities, such as public utilities, public parking lots and similar uses. U � RM-sp rV Rnadmsa Dr E c • -o '3,.• Berm uOa Or � N • • Kattulu Or. a P • • �o • C ,sp : Wioaa Dr a • C • C • r0 • a o,a Or _ 1v S •� f C 01 •• ? d ve- • O Playa Dr ;OS-P z o s- y� � r \ 0S_S 0 ai 5 a° Legend .••••• Specific Plan Area - Public(P) - Open Space-Conservation (OS-C) Rights-of-Way&Bridges Open Space- Park(OS-P) Residential Low Density(RL) Open Space-Shore(OS-S) - Residential Medium Density(RM) Overlay Suffixes Figure 1.8: Huntington Beach General Plan 2018 sp Specific Plan Overly Page 1-12 December 2019 Draft 1.6.4 Existing Zoning Introduction The HBZSO is the primary tool for implementing the goals and policies of the General Plan and LCP. For this reason, the zoning regulations must be consistent with the City's General Plan and LCP.The HBZSO/ LCP provide regulations for the logical and orderly development of the City. The site is zoned Public- Semi Public(PS)with Oil and Coastal Zone Overlays allowing for the former use as a fuel supply depot (refer to Figure 1.9: Huntington Beach Zoning Map 2018).The PS zoning allows for various uses, such as: cemeteries, cultural institutions, hospitals, offices, park and recreation facilities, religious assembly, residential care facilities, schools(public or private), commercial parking facilities, communication facilities and vehicle/equipment sales and services. These uses are subject to a conditional use permit if they are not City owned. • F o • • • • • • : S p- 1 0 Rnxesa Or — . . . flUTTINIn • ♦ . . • • • a • w . ♦ . . a • • • . • • • +. • • • • • • • • • • • • • Yrllhulw Dr • . . . • • . • . . . . . . . . r . • • • . a . • • • • • . . • ' • • • . • • . a . • • . Ro • • • .. ; Ma OEIO Dr. • • • • • • • • . • • • • ■ • . • • • • • • ! • • ■ • C O . .. . • I L 1 1 I I I I 1 B c c �' ■�1�■ii�rlr■irr;• • pay.Dr. � V S � �r 0 c N c c ea f L Legend ••.••• Specific Plan Area Residential Low Density(RL) - Coastal Conservation (CC) Rights-of-Way, Bridges&Channels Open Space-Shoreline Subdistrict(OS-S) Specific Plan Designations(SP) - Industrial General (IG) Oil Overlay(0) - Public-Semipublic(PS) FIRM Areas A&AE(FP-2) December 2019 Draft Figure 1.9: Huntington Beach Zoning Map 2018 Page 1-13 Ma no ia TAN FARM Specific Plan 1.7 Summary of Planning Preparation Process Redeveloping the Tank Farm property presents an opportunity to develop a comprehensive land plan for the site that addresses the current needs of the City consistent with the Chapter 3 policies of the CCA. The property's close proximity to the ocean and the adjacent Magnolia Marsh presents opportunities to provide land uses that advance the objectives of the CCA including public access to the shoreline, visitor-serving accommodations and resource protection. Additional public parking could be accommodated as part of the uses approved by this Specific Plan. The property owner's preference is to develop the property differently than what is currently allowed. In view of the limited land uses allowed under the land use and zoning, a new vision for the property is needed subject to a rigorous public process, technical documentation and analysis. In developing the vision, guiding principles and land uses presented in this Specific Plan, a suitability analysis was conducted on the tank farm site with consideration of the adjacent land uses(AES Generating Facility, proposed Poseidon Desalinization plant, Huntington Beach Wetlands, ASCON Landfill, and adjacent residential neighborhoods). 1.8 Proposed General Plan & Zoning This document implements the General Plan as amended for this development(refer to Figure 1.10: General Plan Designation as Amended). This document also changes the zoning land use designation to a Specific Plan (sp), providing customized, mixed use regulations to respond to the special characteristics of the site and to guide redevelopment(refer to Figure 1.11: Huntington Beach Zoning Map). Under this SP designation, the land use plan, policies, development standards and design guidelines provide the site-specific requirements for future development of the site. The Specific Plan designation allows design flexibility to attain superior quality and excellence in design, sustainability, architecture and site amenities. Page 1-14 December 2019 Draft Introduction RM-spU ahodesa Dr ca D, D f 1Z M—sp r Hahwn Dc s N' c 9 � 3 MarulO Of �J ` Kapaa Dr ' I CV Spi FAR:1.5 ` - k� C 4pu i' Paya Dr. S-P fl oss °e o, Legend •••••• Specific Plan Area Public(P) - Commercial Visitor(CV) Rights-of-Way& Bridges - Open Space-Conservation (OS-C) Residential Low Density(RL) Open Space- Park(OS-P) ® Residential Medium Density(RM) tOpen Space-Shore(OS-S) Overlay Suffixes sp Specific Plan Overlay Figure 1.10: General Plan Designation as Amended December 2019 Draft Page 1-15 M nolia TAN FARM Specific Plan • SP- 1 0FF . . . . . . r' Rnoeosie Dr. Bermuda Dr • • • • • • • y Kanuw Dr. � raw,(' • • • • • • • • SP- 1 8 3 Metia`C D • . . . . • . • . . . Kapaa Or. • • • • • • // r{I�I Aona Or ' J L ' I� C • �• Playa Or • - 5 'S 0 t' 16c'siioe�. Legend ...... Specific Plan Area Residential Low Density(RL) Coastal Conservation (CC) Rights-of-Way, Bridges&Channels • ••. Open Space-Shoreline Subdistrict(OS-S) Specific Plan Designations(SP) - Industrial General (IG) Oil Overlay(0) - Public-Semipublic(PS) FIRM Areas A&AE(FP-2) Figure 1.11: Huntington Beach Zoning Map (as implemented by this Specific Plan) Page 1-16 December 2019 Draft Introduction 1.9 Coastal Hazards A comprehensive discussion of SLR is provided in Appendix B: Coastal Hazards 1.10 Specific Plan Area The Specific Plan Area encompasses the following Assessor Parcel Numbers(APNs)as legally described in Appendix A: Legal Description. • Parcel 1: (A.P.N. 114-150-36) • Parcel 2: (A.P.N. 114-481-32) 1.11 California Environmental Quality Act (CEQA) Compliance Environmental Impact Report(EIR)State Clearinghouse No 2017-101041 was prepared and certified by the City of Huntington Beach for this Specific Plan in accordance with CEQA that addressed potential impacts associated with development under the Specific Plan. All subsequent approvals to develop the property must be consistent with the Specific Plan and associated environmental documents. Additional environmental documentation may be required in the future if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA guidelines. December 2019 Draft Page 1-17 M nolia TAN FARM Specific Plan [This Page Left Intentionally Blank] Page 1-18 December 2019 Draft A DMINISTMTION This Chapter describes the authority of a Specific Plan and the administrative procedures required for amendments and/or modifications to the Specific Plan. 2.1 Specific Plan Adoption This Specific Plan was adopted by City Council Resolution No. XXX and certified by the CCC. Adoption of this Specific Plan involved City Council approval of General Plan, zoning map, zoning text, and LCP amendments. Upon adoption, the Specific Plan established the land use and supplemental development standards for the Specific Plan area. The Specific Plan includes customized zoning standards for the site, comprised of site-specific permitted uses and development standards. Where such customization is not required,the standard provisions of the HBZSO apply. 2.2 Severability If any section,subsection,sentence,clause, phrase,or portion of this title,or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,such decision shall not affect the validity of the remaining portions of this title, or any future amendments or additions hereto.The City Council hereby declares that it would have adopted these titles and each sentence,subsection, sentence, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional. 2.3 Implementation All entitlement applications including but not limited to coastal development permits, administrative permits, conditional use permits,variances, temporary use permits, and design review shall be processed pursuant to this Specific Plan and the HBZSO. All developments within the Specific Plan area require Design Review and are subject to the requirements and provisions of Chapter 245 Coastal Development Permits of the HBZSO. December 2019 Draft Page 2-1 Magnolia TAN FARM Specific Plan Where the Specific Plan is silent, the provisions of the HBZSO shall apply. If there is a conflict between this Specific Plan and the HBZSO, this Specific Plan shall take precedence. 2.4 Minor Amendments The following minor, technical, and/or informational revisions to the Specific Plan shall be processed administratively: 1.The addition of new information to the Specific Plan, in the form of maps and/or text, for the purpose of clarification that does not change the effect or intent of any regulation; 2.Changes in zone boundaries up to ten percent as shown on Figure 3.1: Land Use Plan resulting from final road alignments and/or geotechnical or engineering refinements to the tentative and/or final tract map provided that the number of dwelling units and/or dwelling units per acre or maximum development square footage is consistent with Table 3.1: Maximum Development; 3.Clarification, including determination of meaning and intent, of any unclear or vague section, portion of a section, phrase, or word contained within this document; 4.Typographical and grammatical errors; 5.Revisions to the location of the infrastructure and/or service providers(such as drainage systems, roads, water and sewer systems, etc.) provided that the agency or jurisdiction that regulates such infrastructure and/or service has reviewed and approved the revisions; and 6.Revisions to the determination of public and private facilities provided that the agency or jurisdiction that regulates such facility has reviewed and approved the revisions in writing. The Community Development Director(Director) may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information, or other relevant factors.The Director shall review the proposed changes for conformance with the intent of the approval authority's action. If the proposed changes are of a substantial nature, an amendment to the original entitlement may be required pursuant to HBZSO § 241.18 and § 245.38. Page 2-2 December 2019 Draft LAND USE PLAN • DEVELOPMENTDARD 3.1 Development Vision and Guiding Principles The Specific Plan must be consistent with the General Plan. The Specific Plan area is also within the City's coastal zone and therefore must be responsive to the policies enumerated in the CCA. The vision for the Specific Plan area, as guided by the CCA, is to integrate visitor- serving uses with residential and open space/park uses on a site that formerly served an industrial use. Visitor-serving uses are a high priority in the coastal zone and are included in the land use plan. The visitor-serving uses proposed for the site include a lodge(hotel)and ancillary retail uses(primarily restaurants). The residential component of the land use plan will consist of single-family detached and attached homes. The open space component of the land use plan includes the conversion of a privately-owned landscape area adjacent to Magnolia Street into a passive park for the public. The land use plan also incorporates an upland native habitat area adjacent to Magnolia Marsh that will serve as a buffer between development and the wetlands. This area will provide an opportunity for environmental interpretive programs along with other parks on the site. The objective is to create a regulatory and design framework that successfully integrates visitor-serving commercial, residential and open space uses not only within the Specific Plan area, but also to ensure compatibility with a variety of adjoining uses. Careful consideration has been given to incorporating design elements into the Specific Plan that promote compatibility both internally and externally. The purpose of this Chapter is to provide specific development standards and regulations that will be applied to all new development permitted within the Specific Plan. The regulations are intended to provide parameters in which a specific development proposal may be approved which ensures consistency with applicable land use and zoning laws, including the Coastal Act. December 2019 Draft Page 3-1 Ma nolia TAN FARM Specific Plan 3.1.1 Guiding Principles The following planning/design principles shall influence the development of the planning areas: • Create a successful mixed-use environment that incorporates residential neighborhoods, a Lodge, restaurants and ancillary retail that complement each other; • Establish a buffer between new development and sensitive wetland resources by creating a new upland habitat area adjacent to the Magnolia Marsh; • Provide pedestrian connections to residential neighborhoods, parks and visitor-serving uses; ! • Create opportunities for public access and interpretative programs adjacent to the Magnolia Marsh; • Implement measures that promote pedestrian/vehicle safety and compatibility; • Incorporate environmentally sustainable development and best practices that meet or exceed current standards including minimizing the use of concrete and asphalt, incorporating permeable pavement for storm water infiltration, and maximizing groundcovers rather than pavement to reduce heat reflection; • Place public open space areas in prime locations to provide passive recreational opportunities; • Establish a framework of landscape elements that provide visual character; • Provide for public parking to enhance coastal access; • Incorporate public directional signs into the streetscape, and • Develop high-quality architectural designs that respect and celebrate the coastal lifestyle and culture. Page 3-2 December 2019 Draft Land Use Plan & Development Standards 3.2 Planning Area Program The Magnolia Tank Farm program is illustrated on Figure 3.1: Planning Area Diagram. It includes four planning areas(PA): PA 1 -Coastal Conservation(CC), PA 2-Open Space-Parks and Recreation(OS-PR), PA 3-For-Sale Residential(RM)and PA 4-Commercial Visitor(CV).A private recreation area will provide recreation opportunities for the residents within PA 3. 6 1 PA 2 • .. Bermuda Dr. Ak �•--- Magnolia @ t • • Park n • PA 3 • ��� �•�C" RM For-Sale Residential PA 1 •• ) � — PA 2C PA 2A — •••^��yP • �. ° Marsh Park • ` �• , :. T�� � • n� PA • ` CV o o,, ��F• . Lodge,Guest House,Retail - >00 40 � %* r Marsh Buffer�� c Banning Ave. Magnolia Marsh %�o�� Legend ••.•.• Specific Plan Area PA 1 -Coastal Conservation (CC) PA 3-For-Sale Residential (RM) - PA 2 -Open Space- Parks and PA 4-Commercial Visitor(CV) Recreation (OS-PR) Figure 3.1: Planning Area Diagram December 2019 Draft Page 3-3 M a no is TAN FARM Specific Plan 3.3 Maximum Development The maximum development permitted is shown on Table 3.1: Maximum Development Table. Table 3.1:Maximum Development Table Development Types Maximum Net Maximum Total Open Density/Intensity Acres Development Space Acres PA 1 -Coastal Conservation(CC) CC Area 2.8 2.8 PA 2-Open Space Parks& Recreation (OS-PR) Parks 2.9 2.9 PA 3-Residential (RM) For-Sale Residential (RM) 15 DU/Ac 18.9 250 Units - PA 4-Commercial Visitor(CV) Lodge 175 Guest Rooms Up to 230,000 GSF 4.3 (211,000 GSF Lodge Guesthouse' 40 Rooms and Guesthouse; 19,000 Retail GSF) GRAND TOTAL 29.0 5.7 A Guesthouse provides budget-oriented overnight group accommodations(e.g.families,youth sports teams and non-profit organizations). GSF=Gross square footage Ac=Acre 3.4 Coastal Access The following measures shall be incorporated into development plans to enhance public access to coastal resources pursuant to a Coastal Development Permit approved by the Planning Commission: 3.4.1 Public Trail Overlooking Magnolia Marsh The minimum 70-foot wide Coastal Conservation (CC)area shown as PA1 on Figure 3.1: Planning Area Diagram is adjacent to the Orange County Flood Control property. When combined with the width of the flood control property landward of the flood control channel, the CC area will provide a 100 foot development setback from Huntington Beach Channel and Magnolia Marsh. The CC area will be comprised of upland native plant species designed to complement the adjacent wetlands habitat and a public trail. A minimum 24 foot-wide public trail will be provided through the CC area connecting Magnolia Street with the uses in the CV area (PA4)and with the Marsh Park.The trail will be elevated above the marsh to provide opportunities for the public to view both the marsh and the ocean. The 24-foot-wide public trail will be designed and constructed to comply with requirements of a Fire Department Access Lane as specified by the Huntington beach Fire Department. Refer to Figure 3.2: Coastal Access: Coastal Access. Page 3-4 December 2019 Draft Land Use Plan & Development Standards 3.4.2 Marsh Interpretive Programs The owner of the Magnolia Tank Farm property will enter into an agreement with a non-profit wetlands education organization to conduct interpretive programs for the public and guests at the Lodge.The agreement will allow The Lodge owner/operator to partner with the non-profit to provide Magnolia Marsh wetlands interpretive programs for Lodge guests and the public through interpretive signage and access to docent-led tours of Magnolia Marsh. The Lodge would provide a gathering place for hotel guests and transportation to the Huntington Beach Wetlands Conservancy Interpretive Center where current tours depart. Docent-led tours may use the existing bridge over the Huntington Beach Channel to access the marsh if feasible, as determined by the City of Huntington Beach and County of Orange in conjunction with the Huntington Beach Wetlands Conservancy, at the time a development proposal is submitted. Marsh park, located on the north side of the CV area(PA4)and adjacent to the bridge, would serve as a staging area for interpretive programs conducted by the non-profit organization. Interpretive signage designed to educate the public about sensitive wetland and upland habitats will be placed in Marsh Park to augment the organized tours conducted by the non-profit organization. 3.4.3 Public Parks The existing private property fronting Magnolia Street will be re-purposed to create a passive park that will be available to the public. The park will include an eight-foot wide decomposed granite trail, benches, activity nodes and native landscape. The park is designed to facilitate pedestrian access from Edison Park to Huntington State Beach. Marsh park, located on the north side of the Lodge, is designed to serve as a staging area for docent-led tours of Magnolia Marsh and the location for interpretive signage informing the public on the value of wetland resources. 3.4.4 Public Transit There are two existing public transit stops on the west side of Magnolia Street adjacent to the Specific Plan area.The transit stop nearest the intersection of Banning Avenue and Magnolia will be enhanced with a shelter and compatible street furniture to provide convenient public access to the Lodge and interpretive programs staged from Marsh Park. These improvements will make public transit an attractive option for members of the public, particularly those who may want to attend the interpretive programs offered by a non-profit entity. 3.4.5 Public Parking Public parking will be provided within the specific plan area along the interior private Loop Road as shown on Figure 3.2: Coastal Access. Residential developments within PA3 are required to meet the parking standards identified in this Chapter within the development site(i.e. residential projects are December 2019 Draft Page 3-5 M nolia TAN FARM Specific Plan � ► .-„►� -jna�j L E.46jr prohibited from using parking spaces on the Loop .. Road to meet minimum parking requirements). Entry controls such as, but not limited to, gates, guardhouses and guards are prohibited on the Loop Road. ;-� , y •' i1 3.4.6 Signs h -Does"? �: x Signs directing the public to coastal access •��• Bermuda Dr. opportunities will be posted in conspicuous locations -A within the parks, visitor-serving and residential areas. d Signs will be posted on Magnolia Street, Magnolia .4. s • ;"$ Park and in the CV area(PA4)directing the public to d••• the trailhead within the CC area(PA1). Interpretive �Oi�i► Banning signs shall be located along the trail in the CC area. Magnolia Ave. Marsh �. �, '„ �w. The CC area shall include signage indicating where ��- public access is allowed and where ods y� o m it is prohibited. A planned sign program shall r 9h � ,� h-dy be submitted to the Community Development NTS Department for approval. Legend woos• Specific Plan Area 3.4.7 Covenants, Conditions and Potential Limited Access Restrictions (CC&Rs) �■� Trail Prior to issuance of a coastal development permit Internal Loop Road (CDP)for development, a Home Owners'Association Magnolia Park Trail (HOA)and Private Property Owners' Association Figure 3.2: Coastal Access (PPOA)shall be established with CCRs. The CC&Rs shall be submitted to the City for review and approval prior to their recordation and shall reflect, either in their main text or in an exhibit the following: • All conditions of the LCP/CDP applicable to each development; • Be binding upon and run with the land and be included or incorporated by reference in every deed conveying interest within the Specific Plan area; Page 3-6 December 2019 Draft Land Use Plan & Development Standards • Provide for maintenance, repair and replacement of all HOA-or PPOA-owned improvements within the common areas including landscape, irrigation,the private Loop Road, common vehicular driveways, parking, recreation, open space, community walls and fences, community facilities, drainage facilities,water quality BMPs and private service utilities; • Include the plant palette provided in Appendix A of Volume II Design Guidelines which identifies the approved and prohibited plant species; • Provide upon the sale of 80% of the residential units,the responsibilities for the following shall transfer from the property owner/development to the HOA/PPOA in perpetuity.These responsibilities shall include maintenance, repair,and replacement by the HOA/PPOA of public access and interpretive signage, landscape irrigation, public trail, trail fencing within PA1 and PA2; • Provide that neither the residents, occupants nor the HOA/PPOA shall interfere with public use of the public access trails within PA1 and PA2 or close off either or both for the exclusive use of the residents; and • Include the approved Domestic Animal Control Plan, Pesticide Management Plan, Landscape Maintenance Agreement and the Project Information Packet described in Section 3.4.8 Resource Protection. 3.4.8 Resource Protection Each of the following shall be submitted with CDP application and, once approved and accepted, included in the CC&Rs described above. Domestic Animal Control A Domestic Animal Control Plan shall be prepared that details methods to be used to prevent pets from entering PA1 including but not limited to, appropriate fencing and barrier plantings. The plan shall be approved by the Community Development Department prior to homeowner/occupant distribution. Pesticide Management Plan A Pesticide Management Plan shall be prepared that, at a minimum, provides examples and prohibits the use of rodenticides, toxic pesticides and herbicides in all outdoor areas(other than Vector Control conducted by the City, County, or Special District). The plan shall be distributed to each homeowner/ occupant. December 2019 Draft Page 3-7 Ma nolia TAN FARM Specific Plan Information Packet To ensure the continuance of habitat value and function of the adjacent designated Environmentally Sensitive Habitat Area(ESHA), the developer shall provide all property owners or occupants within the Specific Plan area with an Information Packet that explains the sensitivity of the natural habitats adjacent to the Specific Plan area and the need to avoid adverse impacts to Magnolia Marsh, including the prohibition of exotic invasive plant species in landscaping. The Information Packet shall also include a copy of the approved plant palette and prohibited plant list, Domestic Animal Control Plan and Pesticide Management Plan and shall be required to be distributed for all sales of housing units. The project applicant shall submit the Information Packet to the Community Development Department with the application for the first Coastal Development Permit. 3.4.9 Undergrounding of Utilities All existing overhead utilities lines, including but not limited to 33kV transmission lines, 12kV electrical distribution lines, cable TV lines, telecommunications lines and fiber optic lines, shall be placed underground, pursuant to the City's Zoning and Subdivision Ordinance(ZSO 255.04.G).The existing pole at the northwest corner of the site may remain as it allows for crossing over of the OCFCD Channel. All new utilities shall be placed underground (C 4.7.2). 3.5 Permitted Land Uses Permitted uses shall be allowed pursuant to the RM, CV, OS-PR and CC districts of the HBZSO. 3.6 General Development Requirements The development standards in Table 3.2: Development Standards provide the requirements for planning areas of the Specific Plan. Additional information is provided in this section. Building Setbacks for the Specific Plan area are shown on Figure 3.3: Specific Plan Building Setbacks. Page 3-8 December 2019 Draft Land Use Plan & Development Standards Table 3.2:Development Standards Standard CC 0S - CV' RM2.3 Additional Notes PR 'Minimum Building Setbacks(For All Building Stories) Building Walls exceeding 25' in height: The required interior side or rear setback adjoining a building wall exceeding 25' From Magnolia Park 0' N/A 0' 3' in height,excluding any portion of a roof,and located on a lot 45 feet wide or greater,does not require additional setback over basic requirement. Building Walls exceeding 25' in height: The required interior side or rear setback From Northern Property adjoining a building wall exceeding 25' Boundary 0' 0' N/A 10, in height, excluding any portion of a roof,and located on a lot 45 feet wide or greater,does not require additional setback over basic requirement. Building Walls exceeding 25'in height: The required interior side or rear setback adjoining a building wall exceeding 25' From CC Area N/A 0' 0' 0' in height,excluding any portion of a roof,and located on a lot 45 feet wide or greater,does not require additional setback over basic requirement. 9' Measured from back of sidewalk. Front/Side at Private Streets N/A N/A 0' At residential entry road within first 9' 150'of Magnolia Street. Measured from back of sidewalk. From Internal Private Alleys N/A N/A 0' 2' Detached homes may face alley or street. Covered Porches/Patios N/A N/A 0' 5' Measured from back of sidewalk if on Loop Road. Side N/A N/A 0' 3' Rear N/A N/A 0' 3' Measured from alley curb or from back of sidewalk. Garage(for parking to be Driveways must be less than 5'(no parking allowed in driveway). permitted in driveway of N/A N/A N/A 18' No driveway depths between 5.1' home) and 17.9'. Driveways must be equal or greater than 18'(for allowed parking in driveway). Building Separation N/A N/A 1 10, 6' 1.The Lodge shall not be converted to Limited Use Overnight Visitor Accommodations(Timeshares)and shall not exceed four stories above a parking garage. 2.Senior Housing projects must comply with all standards put forth in the HBZSO. 3.Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only. 4.There are no minimum lot area and lot width requirements in the OS-PR zone. 5.In the OS-PR zone,a 25'front setback from Magnolia Street will be applied to any structure over 42" high. December 2019 Draft Page 3-9 M a no is TAN FARM Specific Plan Table 3.2:Development Standards (continued) Standard CC IDS- CV' RM2.3 Additional Notes 30'from garage face to garage face, Garage to Garage Separation architectural projections may encroach in Private Alley. N/A N/A N/A 30' 3'provided separation meets Fire Department Standards Building facade surfaces shall not be>70' without a break, recess or offset measuring Commercial Building N/A N/A See N/A 26" in depth,or a series of offsets, Facade Articulation Notes projections or recesses at intervals<40' that vary the depth of the building wall by a minimum of 4' Buildings shall be articulated on all visible sides;Building facade surfaces shall not Residential Building N/A N/A N/A See be>40'without a break, recess or offset Facade Articulation Notes measuring>6" in depth. 10'average setback for upper stories shall not be required. Projections into Setbacks(feet) Fireplace(feet) N/A N/A N/A 2.5 Maintain a 30-inch clearance from property Cornice,eaves&ornamental N/A N/A N/A 3 line features Mechanical equipment shall be screened Mechanical equipment N/A N/A See 2.5 from view; mechanical equipment and Notes cabinets to comply with a 30-inch clearance from property line Uncovered porches,terraces, At 3'setback:encroachments must platforms,subterranean maintain a 30-inch clearance from property See line. garages,decks, &patios< N/A N/A N/A Notes At 9'setback:said architectural features 3.5'in height serving only the 1st floor may encroach 6'front, 3'side, 5'rear,4'street side Stairs,canopies,awnings& uncovered porches>3'in N/A N/A N/A 4 height Maintain a 30-inch clearance from property Bay windows N/A N/A N/A 2.5 line Balconies N/A N/A N/A 3 1.The Lodge shall not be converted to Limited Use Overnight Visitor Accommodations(Timeshares)and shall not exceed four stories above a parking garage. 2.Senior Housing projects must comply with all standards put forth in the HBZSO. 3.Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only. 4.There are no minimum lot area and lot width requirements in the OS-PR zone. 5.In the OS-PR zone,a 25'front setback from Magnolia Street will be applied to any structure over 42" high. Page 3-10 December 2019 Draft Land Use Plan & Development Standards Table 3.2:Development Standards (continued) Standard CC 0S,s CV' RM2,3 Additional Notes PRIMinimum Usable Open Space(SF) Total Open Space SF/ Combination of private,common and Residential Unit N/A N/A N/A 150 shared recreation facility 60 Attached dwelling units, 6'minimum dimension;spaces can be aggregated Private Residential Open N/A N/A N/A Detached dwelling units,8' minimum Space SF 100 dimension;spaces can be aggregated.All private open space can be on open decks on any floor. Minimum dimension 10';setback areas Common Open Space SF N/A N/A N/A N/A cannot be utilized; no window offsets required. Does not have to be open to sky. Recreation Facility Area N/A N/A N/A 15,000 Minimum dimension 10',setback areas cannot be utilized. Other Standards Buildings N/A N/A 1.5 FAR N/A Small lot development shall also have a 65% lot coverage maximum. Motorcourt Residential Lot Coverage N/A N/A N/A 65% cluster,attached homes,and other like condominium mapped typologies shall have lot coverage calculated across the entire condo mapped parcel. Individual residential lot size does not apply in condo mapped conditions Residential Lot Size N/A N/A N/A See such as motorcourt clusters or attached Notes homes.Small lot development shall have a minimum lot size of 3,100 SF and is not subject to an average lot size. Minimum Residential Unit N/A N/A N/A 500 Size SF Minimum Interior Garage Side by Side garages(20x2O) Size SF N/A N/A N/A 400 Tandem garages may be 380 SF(10x38) 1.The Lodge shall not be converted to Limited Use Overnight Visitor Accommodations(Timeshares)and shall not exceed four stories above a parking garage. 2.Senior Housing projects must comply with all standards put forth in the HBZSO. 3.Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only. 4.There are no minimum lot area and lot width requirements in the OS-PR zone. 5.In the OS-PR zone,a 25'front setback from Magnolia Street will be applied to any structure over 42"high. December 2019 Draft Page 3-11 Ma nolia TAN FARM Specific Plan Table 3.2:Development Standards (continued) Standard CC 0S_ CV' RM2•3 Additional Notes Minimum Site Landscaping 60% 8% 8% See Chapter 232 (%) See§230.78;when appropriate,trash and Refuse Storage Areas N/A See See See recycling bins may be located in the garage or side Notes Notes Notes yard Courtyards Courts Opposite Walls on the N/A N/A N/A Per CBC Same Site Courts Opposite Interior N/A N/A N/A Per CBC Property Line Court Dimensions N/A N/A N/A Per CBC Windows N/A N/A N/A See Notes Can be oriented to all four sides of a building Permitted above the 35 foot building height. Structures along Magnolia which are limited to two stories are not allowed to See have rooftop decks.Maximum of 400 SF Roof Decks N/A N/A N/A Notes of roof area with solid rail only. Roof deck trellis permitted 10'above roof deck floor and setback a minimum of 5 feet from edge of roof or adjacent unit.Lattice design only, open on 3 sides. Multi-family buildings shall have variation in Roof Area (Multi-Family N/A N/A N/A See their roof design and elevation,however,there Buildings) Notes are no requirements for the percentage of roof that needs to be one,two,or three-story Employ bird-safe design techniques, including but not limited to Bird Safety Glazing Films and or Bird Safety fritted glass on glass surfaces greater than 1 SF facing Walls N/A See See See the marsh in the first row of buildings/ Notes Notes Notes homes and fences closest to the marsh to minimize bird strike.Use anti-glare glass or film and employ design elements to reduce glare onto Magnolia Marsh. Dormers N/A N/A N/A See No setback required for dormers;setback Notes could force unwanted design 1.The Lodge shall not be converted to Limited Use Overnight Visitor Accommodations(Timeshares)and shall not exceed four stories above a parking garage. 2.Senior Housing projects must comply with all standards put forth in the HBZSO. 3.Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only. 4.There are no minimum lot area and lot width requirements in the OS-PR zone. 5.In the OS-PR zone,a 25'front setback from Magnolia Street will be applied to any structure over 42" high. Page 3-12 December 2019 Draft Land Use Plan & Development Standards l � 1 1 R=OD'� D-40' 0 100 R-35' �Typ. 'II y 9. 75' 2.8cc 4 nc \ \ osiR SG \ y \ I I 12.01 AC 91 \ I I J m \ D=40\ TYR STEK osPR �\I 037Ac �` 7pe \ R: P 24' TRAIL - 'f R=35' R-35' OS-PR 0.29 AC Figure 3.3: Specific Plan Building Setbacks December 2019 Draft Page 3-13 Iola nolia TAN FARM Legend Specific Plan t' .y • • • Specific Plan Area t 35'Height Limit ;? o 0 r-, : I!_.•f. 40'Height Limit °'o • RM f • „�:, 50'Height Limit be r +, i • ..��� 2-Story Limit • s Ff ore 3.5 • 1^ ��• 0�. Banning Ave. `I Figure 3A Height Limits 178' Y R/W CL RAN r n ran= d X V+ X m i Proposed 75' I 1q0' Existing Residential"__ —_-- Ma nolia ' hts-Of-Wa i Residential I Figure 3.5: Existing Magnolia Street Section 3.6.1 Measurement of Height The maximum building heights are shown on Figure 3A Height Limits. Building height will be measured from the private Loop Road datum abutting the parcel being developed. In the CV area, elevator shafts, mechanical equipment and architectural features(i.e. non-habitable space)may exceed the base height by up to 10 feet provided the total area exceeding the base height limit is no greater than 15% of the CV area and is setback a minimum of 40'from the CV area boundary. In the RM area,there is a two-story and 25 foot building height maximum for structures along Magnolia Park.This two-story restriction goes from the eastern boundary of the RM area, 50'west into the RM area. Flat roofs are permitted and there are no requirements for top plate height. Roof pitch shall be considered when designing the elevation to successfully accomplish style intent. Building height for the Lodge shall be measured from the finished grade at the main building entry to the top of the structure.This height envelope is constant and will maintain the maximum height of any building independent of any ground level variation due to grade or road design. Page 3-14 December 2019 Draft Land Use Plan & Development Standards 3.6.2 Subterranean Structures Any story of a structure that is located entirely below finish grade shall not be counted as a building story for determination of maximum height restrictions. No minimum setback from a public right-of-way shall be required for subterranean development unless otherwise specified by the Building Code. 3.7 General Parking Requirements All parking shall be provided on-site with the required number of parking spaces specified by Chapter 231 of the HBZSO and General Plan Coastal Element section C 2.4.2a with the following differences and additional requirements: • Detached cluster and detached single-family small lot homes shall comply with the Multi-Family Residential parking requirements; • A tandem parking configuration may be utilized for both garage and driveways to meet required parking for individual residential units(maximum two enclosed parking spaces deep). One driveway parking spot may be located behind enclosed tandem garage with the appropriate driveway depth; • Guest parking on driveways shall count as guest parking only for the unit it serves; • Guest parking spaces for residential uses shall be located in parking bays within 200 feet of the unit served and are also permitted in driveways(as noted in Table 3.2); • Designated Marsh Park parking shall be provided; • All CC&Rs shall require a parking management plan to ensure the ongoing control of availability of onsite parking including but not limited to: restricting the use of garages that will preclude the parking of two vehicles, all open parking spaces within the development shall be unassigned and available for visitors,and towing of any vehicles violating the restrictions within the CC&Rs;and • Senior projects are to comply with senior parking requirements as stated in the HBZSO Off-Street Parking Space Requirements. On-street parking on Magnolia Street that are lost due to the construction of the new community entry across from Bermuda Drive shall be mitigated by the addition of public parking spaces created along the Loop Road. 3.8 Affordable Housing Section 230.26 of the HBZSO applies and requires that at least ten percent(10%)of all new residential construction shall be affordable units.As an alternative to complying with Section 230.26,the City and the Property Owner may enter into an agreement that allows provides for the payment of in lieu fees for 100% of the affordable housing obligation. December 2019 Draft Page 3-15 M a nolia TAN FARM Specific Plan 3.9 Crime Prevention, Public Safety, Environmental and Fire Protection Requirements Methods enhancing public safety with regard to crime prevention,site I re-use, and fire department accessibility have been and will continue to be taken into consideration through the development stages of the project. Due to the previous site use,oil well abandonment for the three existing wells shall be completed to the satisfaction of the California Division of J. Oil, Gas and Geothermal Resources(DOGGR)and the Huntington Beach Fire Department. CC Area Location map • A permit shall be obtained from the Huntington Beach Fire Department as per City Specification #422 Oil Well Abandonment Permit Process. • Oil wells shall be abandoned to the current DOGGR standard. Prior to issuance of grading permits, the Project Applicant shall have implemented all required site assessment and remedial actions to address residual contamination in soil, soil gas, and groundwater as prescribed by the California Department of Toxic Substances Control(DTSC)and under I EXISTING FENCE& EXISTING P/L ILA 24'Wide Trail I CV AREA OCFCD PROPERTY CC AREA 33' 100'-0" _ 7 BUFFER LIMIT CC ZONE _ `� J M`�^ l..V.. OCFCD PR OPER iY ACCESS ROAD HUNTINGTON BEACH CHANNEL Figure 3.6: Conceptual CC Area Plan and Section Page 3-16 December 2019 Draft Land Use Plan & Development Standards DTSC oversight.The Project Applicant shall obtain a "No Further Action" letter or other written concurrence from DTSC indicating the successful completion of remediation activities and submit this written documentation to the City of Huntington Beach Fire Department for approval. Furthermore, prior to the approval of any building and grading permits,the site soil shall show compliance with City Specifications#429 and #431-92. All open spaces within the Specific Plan boundary will include access, lighting, signage, and landscape design to facilitate optimal visibility and discourage crime and loitering. • Bollard lights will be at least three feet high; • Passive lights will be down-lit through all hours of darkness; • Easily visible signs will be posted stating hours of operation,access restrictions,and ownership.It will be clearly stated on appropriate signs that the City does not own nor maintain these open spaces;and • Plant choices will provide optimal visibility for passive surveillance while also discouraging camping, living, and sleeping. k 3.10 Coastal Conservation (CC) Requirements !k The Magnolia Marsh is an important environmentally sensitive habitat area adjoining the Specific Plan area.The CC area is designed to create upland habitat that functions as a buffer to the Marsh, and includes a public trail and interpretative signage (C 2.6.6, C 2.7.1, C 3.2.1, C.1.26, C.7.1.3, and C7.1.4). The CC area extends from the southwesterly property line, 70 feet inland along the entire length of the Specific Plan area's southwesterly boundary. When combined with the OCFCD property, there is ► -, rY P P Y- d � a 100-foot wide buffer from the inland wall of the Huntington Beach Channel to the CV and RM planning areas. Figure 3.6: Conceptual CC Area Plan and Section depict the ecosystem-based design of the upland edge of Magnolia Marsh between OCFCD property and the inland edge of the CC area in both section and plan views. Refer to Appendix A of Volume II Design Guidelines - for the permitted plant palette. December 2019 Draft Page 3-17 Magnolia TAN FARM Specific Plan 3.10.1 Habitat Management Plan Marsh Park Location Map A Habitat Management Plan for the CC area which includes the plant palette, location and types of plantings, planting techniques, monitoring procedures, success criteria and long-term maintenance, must be submitted concurrent with the first CDP for project development. 3.10.2 Walls and Fences Fencing is required to protect sensitive resource areas from disturbance. Appropriate fencing and a gate will be installed along the western edge of the CC area to protect the Marsh from unsupervised entry by the public, but allow the docent tours to access the bridge through a gate. The existing chain link fence on the 0CFCD property will remain in place. Additional fencing will be located along the boundary between the CC area and the residential neighborhoods to keep people and pets from Legend 4 Open Lawn �rERPRETNE:; . © Amphitheater """E •Terraced t • BIOSWAIE Bioswale Q O Observation Deck • Seating AMP ! • Shade Element j SCREENING • Educational Signage Pedestrian Trail 0 Seating Area t 0 Shade Grove �I . Q • Greenscreens S •Vertical Trees F Figure 3.7 Conceptual Marsh Park Plan Page 3-18 December 2019 Draft Land Use Plan & Development Standards entering the CC area from Marsh Park to the northern property line. Additionally, community walls are proposed on the northern boundary and along the Magnolia Park boundary. No walls,fences or other devices designed to preclude public access to the CC area are allowed except those approved as part of this Specific Plan. 3.10.3 Irrigation No permanent irrigation systems shall be allowed adjacent to environmentally sensitive habitat areas (C 7.3.1). All planting within the CC area will be temporarily irrigated with an automatic system consisting of a weather based controller, master valve, flow sensor, control valves, on grade PVC pressure mainline and lateral piping. Irrigation will be programmed for optimal duration and cycle based on plant growth cycles and weather conditions. All irrigation components will be removed at completion of the establishment period. 3.11 OS-PR Requirements 3.11.1 Marsh Park Marsh Park is located in the area between the Lodge and the residential area that overlooks Magnolia Marsh.A controlled access point to Magnolia Marsh is located near here. Marsh Park preserves public view corridors to the ocean and the Marsh and serves as a staging area for docent- led tours of the Marsh or other interpretive programs. .1 A ry• December 2019 Draft Page 3-19 M nolia TAN FARM Specific Plan 3.11.2 Magnolia Park - Since the early 1970s, there has been a private RESIDENTIAL landscaped area adjacent to Magnolia Street. Although this greenbelt(referred to by local residents as Squirrel Park) has never been an actual public park, it has been informally used by residents and visitors. In addition, there is an existing curb-adjacent sidewalk, on-street parking and a Class II bike lane. Figure 3.8: Conceptual Magnolia Park Plan and Enlargement of Gathering Area depicts the public park along Magnolia Street that provides w pedestrian access and passive recreational �- amenities. RE ID NTIAL All mature/significant trees removed as part of the Magnolia Park improvements will be replaced on a 2:1 basis(two 36-inch box trees for every mature/significant tree removed)(C 4.6.3). I A Figure 3.8: Conceptual Magnolia Park Plan and Enlargement of Gathering Area Page 3-20 December 2019 Draft Land Use Plan & Development Standards i Section A-A Section 8-e Figure 3.9: Conceptual Magnolia Park Cross Sections N CY � 4t Figure 3.10: Conceptual Magnolia Park Vignette December 2019 Draft Page 3-21 Ma nolia TAN FARM Specific Plan Signs will be provided in Magnolia Park to guide and facilitate beach bound traffic(C 2.1.1). All applicable signage will notify the public that the park is not maintained by the City nor part of the City's park system. 3.12 CV Requirements The Lodge, Guesthouse, local-serving retail and adjacent plaza become a major focus area of the community. Lower-cost visitor and recreational facilities shall be provided in the CV area. Overnight Accommodations Coastal Act Section 30213 states: "Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Development providing public recreational opportunities are preferred. The Commission shall not: (1)require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or(2)establish or approve any method for the identification of low or moderate income persons for the purposes of determining eligibility for overnight room rentals in any such facilities". Given the proximity of the Tank Farm property to Huntington State Beach, one of the most popular beaches in southern California, the opportunity exists to address the goals stated in Section 30213 by providing a variety of overnight accommodations.The Commercial Visitor planning area of 0 1 41 � .1 • r • ti •4K Figure 3.11: CV Open Space Concept Plan Page 3-22 December 2019 Draft Land Use Plan & Development Standards this specific plan allows up to 175 market-rate hotel rooms(Lodge)and an additional 40 rooms (Guesthouse)that are designated as lower cost overnight accommodations(see Table 3.1). Below are the policies and regulations guiding the development of the visitor-serving facilities within the Commercial Visitor planning area. • The market-rate rooms and lower cost rooms can be provided in separate facilities or can be integrated into a single facility. • The Lodge can provide fewer than 175 market-rate rooms, but in no case shall less than 40 lower cost rooms be constructed in the Commercial Visitor planning area. • Each of the lower cost rooms shall contain at least two beds. • The market-rate rooms and lower cost rooms must be available for use by the public prior to the issuance of the 200th occupancy permit within the residential planning area (PA 3). • Lower cost room rates will be determined by an annual survey of all hotel/motel room rates in the Coastal Zone ten miles north and south of the project site. The lower cost room rates in the Specific Plan area shall be within the bottom thirty percent of the hotel/motel room rates in the survey. 3.12.1 Public Open Space Development within the CV shall provide outdoor or unenclosed areas on the ground floor or above floor levels designed and accessible for use by the public. Public open space may include any of the following: plazas, patios,balconies,gardens or view areas,open to the street on the first floor,or open on at least one side above the first floor,or open to the sky. The following elements are required: • At least 5% of the gross CV area shall be public open space; • At least 30% of the public open space area shall contain landscaping, including shade trees, accent trees, and other soft landscaping. Hard surfaced areas and specialty paving shall also be incorporated into the public open space design; • A maximum of 25% the required public open space may be provided above the street level, e.g. balconies, decks, etc. Open space provided above street level shall be readily, visibly, and obviously accessible to the general public and public access signage shall be provided; • Public open space shall include seating, as well as other pedestrian amenities, such as decorative lighting, planters, low-water using fountains or water features, distinctive paving, decorative tiles, public art, landscaping, and bicycle racks. December 2019 Draft Page 3-23 Ma nolia TAN FARM Specific Plan 3.13 Residential Typologies 3.13.1 Home Types A primary design objective for the Specific Plan is to provide a variety of home types to suit the needs of different life stages and market segments. The following section provides conceptual examples of a variety of single-family detached and attached homes.The plotting concepts are provided only to illustrate a potential layout of each building type and have not been reviewed for compliance with applicable development standards. These concepts are not intended to be mandated layouts.All layouts shall be reviewed for compliance with City standards during the Plan Review process. Fire access to any future developments will need to comply with the applicable access requirements at the time construction documents are submitted to the City. l r 0 j. F ,{ Page 3-24 December 2019 Draft Land Use Plan & Development Standards • Detached homes face street or alley • Parking for residents provided in attached • Automobile access via alleys garages • Entry courtyards/private yards • Guest parking may be located in driveways (with 18' driveway depth), but not in alleys with 24-foot width k' t- i' 1 f- t �' ♦r � s December 2019 Draft Page 3-25 Ma nolia TAN FARM Specific Plan Figure • Green Court • •• • Detached homes face street or green court • Parking for residents provided in attached garages • Automobile access via alleys • Guest parking provided in designated parking areas • Entry courtyards/private yards �0 AA A/A �0 LrT � I I Page 3-26 December 2019 Draft Land Use Plan & Development Standards Figure 3.14: Detached Motorcourt 8 Units - Condo • Detached homes face street or court • Parking for residents provided in • Setbacks measured to cluster boundary attached garages • Automobile access via court • Guest parking may be provided in designated driveways or parking areas • Front doors on street or court OE A TA JA L SON No in December 2019 Draft Page 3-27 Ma nolia TAN FARM Specific Plan Figure 3.15: Detached Motorcourt 6 Units - Condo • Detached homes face street • Parking for residents provided in or court attached garages • Setbacks measured to cluster boundary • Guest parking may be provided in • Automobile access via court driveways, but not in alleys/drive aisles with 24-foot width • Front doors on street or court Rear AA AA . uu uu • Side Side A A A A uu uu Front f k � Page 3-28 December 2019 Draft Land Use Plan & Development Standards Condo • Detached or duplex homes face street or alley • Parking for residents provided in attached garages • Automobile access via alleys • Guest parking provided in designated • Entry courtyards/private yards parking areas C � C C � C C � C C � C C ► C C ► C December 2019 Draft Page 3-29 Ma nolia TAN FARM Specific Plan Figure • • • • • • Attached homes face street or alley • Entry courtyards/private courtyards • One front door per elevation side providing • Parking for residents provided in single family home appearance attached garages • Automobile access via alleys • Guest parking provided in designated parking areas VV V, vv U U U VV- U VVV I 1 ' Page 3-30 December 2019 Draft Lan • Use Plan i Development Stan• . • Figure 3.18: Attached Townhomes and Flats- Motorcourt- Condo • Attached townhomes and flats face street 9 Parking for residents provided in or courtyard attached garages • Automobile access via alleys 9 Guest parking provided in designated parking areas I7 1A LI I L Ee o 1 _L 1 1 1 A A A A -� . ■ i i �I _ . LIV T T T i ,T T T TT rH�OV �' ■©�l V V T _,! !I 1 rtTfTST�t•tR11t}Rif,ar.�x+ t� ���������16�*+����� December •.. 3-31 - Ma nolia TAN FARM Specific Plan Figure 3.19: Attached Townhomes and Flats - Condo • Attached homes face street or a courtyard • Parking for residents provided in attached • Automobile access via alleys garages • Entry with walk-up stoup and no private yard ' Guest parking provided in designated parking areas FA � � � � • d 0A0A 1AAAAAAAAAAA1 r' YVV V _U IV IV IV VIV r { ( �ti P� Page 3-32 December 2019 Draft Land Use Plan & Development Standards 3.13.2 Open Space At least 150 square feet of open space shall be provided for each residential unit. This square footage may either be common or private open space. For purposes of this section, open space shall mean an area that is designed and intended to be used for active and passive recreation including common recreation space shared between parcels. Parking areas, access aisles, and driveways shall not qualify as usable open space. 3.13.1.1 Common Recreation Space Common recreation space shall be provided for the residential area. This space will be shared between parcels and shall include at least three of the following: • A clubhouse, a swimming pool, outdoor cooking facility, or other recreational amenities. 0 Il I t Figure 3.20: Conceptual Common Recreation Space December 2019 Draft Page 3-33 Ma nolia TAN FARM Specific Plan 3.13.1.2 Pedestrian Access Paseo connections shall be included to provide safe and convenient access between the visitor-and resident-serving uses, residential developments and the adjacent streets. Pedestrian 4' amenities such as seating, decorative and safety lighting, planters, fountains, drinking fountains, distinctive paving, decorative tiles, public art, landscaping, and bicycle racks are permitted in paseos. The following additional elements shall be considered in a paseo: • Pedestrian links shall be provided between buildings and public open spaces, and should be visually emphasized through the use of landscaping or trellis features, lighting, walls, and/or distinctive paving; • Public outdoor spaces shall be a part of an interconnected b p pedestrian system throughout the development and adjacent land uses; • Each paseo shall have a minimum four-foot wide ADA compliant walkway and path of travel with sufficient clear space to allow for appropriate landscaping, benches, outdoor dining opportunities(when adjacent to the Lodge, Guesthouse or local serving retail); • Paseos shall be open to the sky; • Incorporate at least one focal point such as an architectural VOW— structure, public art, landscape features, and low-water using water features, potted plants, arbor elements,trellises, art features or other landscape related items that would Y provide a focal element; • Provide safe passage by avoiding configurations that allow for concealment or blind spots hidden from public view; • Denote paseo entrances with a combination of enhanced paving, pilasters, low walls, and/or overhead structures; • Provide lighting and low-level landscape for pedestrian visibility; and • Include directional/wayfinding signs. Page 3-34 December 2019 Draft Land Use Plan & Development Standards 3.14 Public Art Appropriate artwork in various mediums adds to the character, culture and enjoyment of a community. Public art will be included in the CV, OS-P and residential planning areas. The objective of the public art program in this specific plan is to incorporate art forms including, but not limited to, sculpture, mosaics, murals, photography and ceramics into the design of community elements such as parks, public plazas, common areas within the residential areas and in the Lodge. • The following are the regulations governing the incorporation of art elements into the planning areas: • Each planning area within the specific plan (except the CC area) must include an art element into the project design (i.e. Magnolia Park, Marsh Park, Lodge and common area of residential). • The artwork, regardless of medium, shall reflect the culture, history and character of the Huntington Beach community with emphasis on natural resources. • Use of local artists is encouraged. • The scale of the artwork shall be appropriate for its location within each planning area. • The artwork shall be integrated into the site design and shall be located within a publicly accessible place within the planning area. • The art element shall be submitted to the city for approval at the time of site plan or tentative tract map submittal. • The artwork shall be of artistic quality and be innovative. • Materials may include, but are not limited to, concrete, stone, tile, metal,wood, glass, paint, ceramic etc. • Artwork may be either permanent or temporary. • Advertising shall not be permitted in any public artwork. December 2019 Draft Page 3-35 INFRASTRUCTURE • SERVICES 4.1 Regional Circulation Regional and interregional roadway access is provided by a system of freeways and arterial streets.The San Diego Freeway(1-405)is the major north-south freeway, traversing the northeastern portion of the City. PCH(SR-1)extends parallel to the coast on the western portion of the City providing access to the cities of Newport Beach and Seal Beach. Beach Boulevard,0.8 miles to the northwest, has been designated a smart street arterial by the Orange County Transportation Agency(OCTA)with enhanced capacity to provide regional circulation. Magnolia Street, a Primary Arterial, is a four-lane divided roadway carrying local and regional traffic and provides access to the Specific Plan area. Curbside parking along Magnolia Street is permitted in front of the Specific Plan area. The General Plan designates Magnolia Street as a minor urban scenic corridor. Views within the coastal zone should be preserved with landscaping and detailing required to reinforce the aesthetic beauty of the area as provided in Magnolia Park. 4.1.1 Multi-Modal Opportunities 4.1.1.1 Transit OCTA operates bus lines within the City of Huntington Beach. Route 33 with two bus stops adjacent to the site provides service between PCH and the Fullerton Park and Ride. Additional bus routes are located nearby on PCH including Route 1 which provides service between Long Beach and San Clemente and Route 178 which provides service from Huntington Beach through Costa Mesa to Irvine along Adams Avenue. The Goldenwest Transit Center is located near Beach Boulevard and McFadden Avenue approximately 7.9 miles from the site. Bus shelters will be provided along Magnolia Street at the two current stops adjacent to the specific plan area. December 2019 Draft Page 4-1 M a nolia TAN FARM Specific Plan 4.1.1.2 Regional Pedestrian and Bicycle Circulation Bicyclists are accommodated throughout the City with Class II on- street striped lanes including on Magnolia Street.The California Coastal trail is an additional off-road bicycle lane provided along the beach.The coastal trail can be accessed from the Specific Plan area via Magnolia Street. Sidewalks along streets provide pedestrian access. Refer to Figure 4.1: Regional Pedestrian and Bicycle Circulation Plan. 7 - .i - j 4.2 Circulation There will be two points of ingress/egress to the Specific Plan area. One will be located at the intersection of Magnolia Street and Banning Avenue. The other entry point is located directly across from Bermuda Drive. The Magnolia and Banning intersection is signalized. The site has been designed with an interconnected pattern of streets and walkways, promoting connectivity and walkability. The development area will not be gated, allowing full access to the public. All access ways shall be free and clear of any and all structures including, but not limited to, utility devices. The internal circulation network is provided through private streets (i.e. streets are privately maintained by an HOA and open to the public)with multiple connections for pedestrians and vehicles. All wet and dry utilities are located within these private streets. The exact location of the loop circulation system and the location of on street parking may be adjusted during the design review process. Page 4-2 December 2019 Draft Infrastructure & Services p O m O m z m Atlanta Ave. m • r J Newland Marsh r k' (Proposed for ■ ; Restoration)_■ Hamilton Ave. l to s firl�u�n�u� r■ ■ ■ s x,v k v ■ an ti ■ � an -, @•a•so �d//�° 4a ��- Banning Ave. J f s °aaAad ra", ty d� �O'gr� r ��' Q J 0 /4 Md�''b T OcPd� 2/G 6P-e Legend �d Ica SPA sh �d�s �! /Q �/el ��•••0 Specific Plan Area aOdam h ,QO�SPpP Schools- PaJ ey edAd��h�dy - Conservation Parks T uuuul Potential Magnolia Street Connection J � Santa Ana River Multi-Use Pathway(Off-Road Paved) Figure 4.1: Regional Pedestrian and California Coastal Multi-Use Pathway(Off-Road Paved) Bicycle Circulation Plan J Talbert Marsh Multi-Use Pathway(Off-Road Paved) ■ ■ ■ Bike Lane(On-Road Striped Lane) Magnolia Marsh Trail Potential Park Trail December 2019 Draft Page 4-3 M nol is TAN FARM Specific Plan Section Location Map 4.2.1 Magnolia Street — — Existing Magnolia Street adjacent to the Specific Plan area � � I is a four-lane road with parallel parking and a contiguous F E I on-street bicycle lane and is designated as a Primary Arterial Street with a Minor Scenic Corridor identification. Refer to Figure 4.2: Magnolia Street Section A. Magnolia Street �,\ A includes the following: • Retention of existing on-street parking capacity; \ G 10C • Retention of a four-way signalized intersection at Banning Avenue; and A public park located adjacent to the street. DL EX Rw a RIN 75 1soon' soPAN .00' S 00' 35.OW 7 00 7W W-W &OW I Figure 4.2: Magnolia Street Section A 4.2.2 Private Streets The backbone circulation system is a loop road that provides access to both the visitor commercial and the residential area.The entry to the Lodge is north of the Banning Avenue intersection. The entry at Banning includes a landscaped median, a minimum five-foot curb adjacent sidewalk and a minimum of five feet of landscape on the Lodge side, and a minimum five-foot curb adjacent sidewalk with a minimum of four feet of landscape on the residential side. The entry radii from Magnolia is 35 feet and the entry radii into the drop off area is 20 feet. Refer to Figure 4.3: Lodge Entry Road Section B, Figure 4.4: Lodge Entry Road at the Lodge Drop-Off Section C and Figure 4.5: Lodge Entry Road Section D. Page 4-4 December 2019 Draft Infrastructure & Services PFW. 24.00'-25.OD' 24.00'-3&W da 5.00' aw 2OW-30W 14.00'-23.00' OIY&W' Fir17.0 A— PRW ctFF-5.o nt ea 1='4� (Curb adjacent landscape for first 150'from Magnolia Street) Figure 4.3: Lodge Entry Road Section B PROP. 17.00'-21.OD' CL 21.00'-24.00' 3.00' 4.00' 24.00'-25.00' MEDIAN MEDIAN 5.00' 12.00' 14.00'-17.00' O.DO' 14.00'-15.00' 4.00' 5.00' LOADING ZONE FS=17.0 2x 2% 2% I % 2%J 2% PROP. SIDEWALK PAD=14.0 =:;;RA� GFF=5.0I PA D= Figure 4.4: Lodge Entry Road at the Lodge Drop-Off Section C PROP. PROP. 2.00' PL PROP. PL 15.00. 18.00' MEDIAN21.00' 24.00' CL 24.00' 27.00' 14.00' 10.00' 10.00' 14.DD' FF=17.J 1x 2% 2Z PROP. FS PROP. ENTRANCEN PROP. LOADING ZONE GFF=5.OI . _ _ _ _ _PAD= Figure 4.5: Lodge Entry Road Section D December 2019 Draft Page 4-5 Ma no is TAN FARM Specific plan The residential entry road at Bermuda has a minimum eight-foot wide landscaped median with a minimum five-foot wide sidewalk on both sides with a minimum five feet of continuous landscape; refer to Figure 4.6: Residential Entry Road Section E. The curb radius to enter the Specific Plan area from Magnolia is 35 feet. PROP. CL MEDIAN MEDIANY.00' 5.00' 5-OW20.00' 20-W &W 5.00' SEIROM SETBNCK FF PER PAW $ IT PER PAW (Curb adjacent landscape for first 150'from Magnolia Street) Figure 4.6: Residential Entry Road Section E The residential private road includes minimum 5-foot wide sidewalks, and minimum 4-foot wide continuous landscape within a minimum 9-foot building setback. Refer to Figure 4.7: Typical Private Road Section with Parking on Both Sides Section F. All private roads shall meet the following criteria: • Sidewalks per public works standard plans; • Provide adequate areas for maneuvering, stacking of vehicles and emergency vehicle access; • The loop road is privately maintained and open to the public; and • Gates, guardhouses and guards are prohibited on the loop road. PROP. CL Lo�Apc sE�aeGc w 4.00 &W 20.00' 20.00' .00' 00.&00' Ff PER PL 35. 1 z00 12 00 FF PER PAW IMiGP_ uw oo' E PARALLEL PARKING Mr PARKING Figure 4.7:Typical Private Road Section with Parking on Both Sides Section F Page 4-6 December 2019 Draft Infrastructure & Services 4.2.3 Roundabouts and Knuckles The loop road provides traffic calming measures, such as roundabouts, knuckles, on-street parking, etc. to reduce traffic speeds and increase safety. Refer to Figure 4.8: Typical Roundabout and Figure 4.9: Typical Street Knuckle. All roundabouts and knuckles will be sized to comply with the width and turning radii stated in the Huntington Beach Fire Department City Specification#401. R= 0' T P. 3 D-40' D_0000 000 Figure 4.8:Typical Roundabout 1 R_ 0' I R=40 ■ R=60 F =30 ' Figure 4.9:Typical Street Knuckle December 2019 Draft Page 4-7 Ma nolia TAN FARM Specific Plan 4.2.4 Fire Access The circulation system throughout the development will consist of a loop road and vehicular drive aisles varying in width for access to individual residential projects.The internal backbone roads will consist of a 40-foot dimension from curb to curb(with parking on both sides). There will be additional internal private drive aisles with a minimum 24-foot dimension for access to each unit.The fire access roads shall meet the California Fire Code Section 503.1.1 and City of Huntington Beach Fire Department Specification No. 401 requirements for location, width and turning radii. Refer to Figure 4.10: Typical Fire Access Cross Section at Lodge Section G and Figure 4.11: Conceptual Fire Access Exhibit for illustration. R0000 MW PROP.7N CMWAL CONSUMTION ZONE AIM LOBBY I • 17AfF II � SUBIFAWYEMI OARIOE r--- -- --- CHOM --————————— — .o Figure 4.10:Typical Fire Access Cross Section at Lodge Section G Page 4-8 December 2019 Draft Infrastructure & Services 1 I 1` 1 KNUCKLE CENTER ISLAND 1 t (NO PARKING) ROUNDABOUT p_20 ` - (NO PARKING) / 1.4 � r1 � � T 40 CENTER ISLAND I ,\ ROUNDABOUT 1r (NO PARKING) R=21' `% R=E5' a ' I 1 \% \ ` ' \ `\� \ \ '\ \ . 1 LEGEND `%\\ \ — LAND USE LIMIT /rye - FIRE TRUCK PATH D= DIAMETER \ \ s i R= RADIUS ` \ HBFD FIRE TRUCK TURN RADIUS \ ` (PER CITY SPEC #401) 2a FUSCOE eli . . ■ I. e ■ . ■ s SCALE: u `:e="rw'°"u'uiu`d`'.f� 1°=200' Figure 4.11: Conceptual Fire Access Exhibit December 2019 Draft Page 4-9 Ma no ia TAN FARM Specific Plan 4.2.5 Private Alleys Private drive aisles provide direct access to individual garages. When used as a Fire Access lane, Private Alleys shall comply with all California Fire Code and Huntington Beach Fire Department access requirements including turnaround requirements. Refer to Figure 4.12: Typical Private Aisle Plans. Features include the following: • Front doors can face the drive aisle; • Garages shall be separated to ensure adequate maneuvering space; and • Either a rolled 0-inch curb or vertical curb are permitted; and • No encroachments allowed within 24-foot alleys. All additional parking and overhangs must be outside of this width and approved by HBFD and City of Huntington Beach. C= Tt rT • 7 • T • Tt ]AAAAAAAA] F--tr� I C VIV IV JV IV VIV IV I 1 0 E ::: IV 0 V V Typical Detached Private Drive Aisle Plan Typical Attached Private Drive Aisle Plan Figure 4.12:Typical Private Aisle Plans Page 4-10 December 2019 Draft Infrastructure & Services 4.2.6 Motor Courts Motorcourts provide direct access to individual garages and front doors. When used as a Fire Access lane, motorcourts shall comply with all California Fire Code and Huntington Beach Fire Department access requirements including turnaround requirements. Refer to Figure 4.13: Typical Motorcourt Plans. Features of motorcourts include the following: • Front doors can face a motorcourt; • Garages shall be separated to ensure adequate maneuvering space; • Either a rolled 0-inch curb or vertical curb are permitted; • Visual enhancements are encouraged to increase safety; and • No encroachments allowed within 24-foot alley/motorcourt road widths. All additional parking and overhangs must be outside of this width and approved by HBFD and City of Huntington Beach. i ao • o � • ITooaoa V V VVV VL VM V � a V Typical Detached Motorcourt Plan Typical Attached Motorcourt Plan Figure 4.13:Typical Motorcourt Plans December 2019 Draft Page 4-11 Ma nolia TAN FARM Specific Plan 4.2.7 Bicycle Circulation The Specific Plan provides for bicycles through lower speed shared roadways within the community. In addition, there is a Class II bicycle lane on Magnolia Street. 4.2.8 Pedestrian Circulation A major focus of the Specific Plan is the pedestrian environment(C 2.2.7). Sidewalks and pathways throughout the community connect to facilitate public access. Clear pedestrian and required ADA path of travel links from the CV uses and the recreational areas will be provided. There are existing sidewalks along both sides of Magnolia Street. The existing signalized intersection at Magnolia Street and Banning Avenue, provides a pedestrian crosswalk.Additional new pedestrian pathways are provided within Magnolia Park. Pedestrian coastal access across the bridge of the Huntington Beach Channel will be preserved (C 2.2.1). Pathways will provide additional off-street walkways for pedestrians typically between buildings to provide connectivity through the CV and residential areas. Pathways can be concrete, asphalt or decomposed granite. 4.3 Grading Under existing conditions, the site is generally low lying, flat and surrounded by a series of berms which requires large stormwater pumps to drain the site. Under the proposed condition, the existing berms will be removed and the site will be raised to allow for a gravity-based storm drain system. The pad elevations of the development and grading design will also take into account future sea level rise scenarios. Fire/emergency access shall be maintained during project construction phases in compliance with California Fire Code(CFC)Chapter 33, Fire Safety During Construction And Demolition. Discovery of additional soil contamination or underground pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly in compliance with City Specification #431-92 Soil Clean-Up Standards. The Huntington Beach Fire Department will not approve any grading plans until the oil wells have been abandoned in accordance with City Specification #422 and the soil quality has shown compliance with City Specification #429 and 431-92. Containment curtains shall be provided adjacent to construction projects on inland waterways to avoid turbid waters drifting into the ocean (C 6.1.5). Stockpiles of soil, rock or any other graded material shall not exceed six feet in height. No sediment is allowed to leave the site pursuant to the Page 4-12 December 2019 Draft Infrastructure & Services State's Construction General Permit. Impervious areas will be reduced to the maximum extent feasible(C 6.1.25). 4.4 Drainage Based on the grading design, the site drainage will be collected within the interior streets and directed towards the northwest corner of the site. Site drainage along Magnolia Street will be collected and directed towards the southern portion of the site. All site drainage within the internal streets will be collected into catch basins. The private catch basins will be located along the curbs and connect to the private underground storm drain system varying in size from 18 to 48 inches. The location and size of the catch basins will be determined during the entitlement process in which a Preliminary Hydrology and Hydraulics Study will be submitted by the Developer to the City for review and approval. Refer to Figure 4.14: Conceptual Storm Water Master Plan. All stormwater flows will be routed to the Huntington Beach Channel. No stormwater detention is required at this time. Draining directly to the existing Huntington Beach flood channel on the west and southwest of the site appears to be feasible and will be pursued. Proposed private drainage will generally flow in a westerly direction and will connect directly to the flood channel, pending review and approval by the County of Orange Public Works Department. Further design and permitting coordination will need to occur with OCFCD and City of Huntington Beach Public Works to finalize the design and encroachment permit conditions. 4.4.1 Water Quality The 1972 amendments to the Federal Water Pollution Control Act prohibit the discharge of any pollutant to navigable waters unless the discharge is authorized by a National Pollutant Discharge Elimination System(NPDES) permit. Since 1990, the City of Huntington Beach has been required to develop and implement a storm water management program designed to prevent harmful pollutants from being washed by storm water runoff into the storm drain system and to obtain a NPDES permit. The City's NPDES Permit requires new development to minimize short and long-term impacts on receiving water quality to the maximum extent practicable. The City's General Plan and LCP include development goals and policies that focus on storm water management, including landscaping policies and requirements, open space goals and policies, preservation or integration with natural features, and water conservation policies. The following policies and goals address storm water management requirements: • Reduce pollutant runoff from new development and urban runoff to the maximum extent practical(ERC-7E); December 2019 Draft Page 4-13 Magnolia TAN FARM Specific Plan • Prohibit development that jeopardizes or diminishes the integrity of sensitive or protected coastal plant and animal communities accounting for expected changes from sea level rise (ERCBC); and • Enhance and protect water quality of all natural water bodies including rivers, creeks, harbors, wetlands and the ocean (ERC 17). New developments are required to incorporate a minimum level of storm water management BMPs that will allow for the implementation of innovative, effective, cost effective, multi-beneficial BMPs. Additional water quality BMPs are discussed in the following section. 4.4.2 Water Quality Management The water quality features and drainage system will be designed to meet the City and County's requirements for water quality. A preliminary Water Quality Management Plan (WQMP)for the Specific Plan area will be developed for the Environmental Impact Report(EIR)to be reviewed and approved by the City of Huntington Beach. Both the project's storm drain system and the proposed water quality BMPs will be maintained by an HOA. Under the Low Impact Development(LID)BMP hierarchy, development within the Specific Plan must infiltrate, harvest and reuse, evapotranspire, or biofilter,the 85th percentile, 24-hour storm event(Design Capture Volume)depending on site specific features and criteria. As the Specific Plan area is subject to seawater intrusion into the underlying shallow groundwater table coupled with a thick clay layer, infiltration(or percolation)of stormwater is not feasible. Harvest and reuse is potentially feasible and will be implemented to the maximum extent practicable based on grading,water demands and other site constraints including public health codes. Harvest and reuse LID BMPs capture and store stormwater runoff for later use(i.e. landscape irrigation, evaporative cooling, toilet and urinal flushing,etc.)following public health code requirements. Harvest and reuse BMPs are proposed to capture stormwater from the CV area where stormwater will be re-used for irrigation of common area landscaping throughout the entire site. Depending upon on water demands the Specific Plan area, the harvest and re-use BMPs will likely be combined with biotreatment BMPs(i.e. bioretention with under drains)to ensure the 85th percentile, 24-hour storm event is either stored and reused or treated prior to discharging off-site. Stand-alone biotreatment/bioretention stormwater planters are also proposed for the development adjacent to the parks and common areas to treat flows prior to connection into the Specific Plan area's storm drain system. Design,application and operations of all harvest and re-use components,and biotreatment will be in accordance with all applicable City, County and State codes, laws and regulations. Page 4-14 December 2019 Draft Infrastructure & Services � I I 1 O I 2-4'X4' MWjS— i ERM �-8'x14'MwS BI0-RETENTION (( L=150' _ = -- ---- PR'PROP PUMP F FOR LOW FLOWR eox TO HUNTINGTON 18EACti C NEL \1 � h ` I I PUIJP ` PROP STORMI P I DRAIN DRAIN\� DRAIN 2-8'X16' I N \ I a \ PROP PROP � FOR LOW FLOW 1; EARTSWALHEN Z I 2 BIO-RETENTION\ P FOR PARK OF L=250' & REUSE PUMP / 0 O v I� 1 PROP \ \ i \RE-TREATMENT \ �0 0 \ ��� PROP PUMP i 22� \ PROP HARVEST\ f f \ & REUSE STORAGE \ f \ \ 1-8'X8' STORAGE BOX \ j \ \ \L=145' \ -� PROJECT INFORMATION DATU M: NAVD 88 2-4'X4' MWS FLOOD ZONE: X \ LEGEND \ \ EARTHEN \ SWALE \FOR PARV PROPOSED STORM DRAIN ---- PROPOSED 810—RETENTION — — —— — —— PROPOSED PAD PROP PROPOSED ' MWS MODULAR WETLAND SYSTEM TO HUNTINGTON J' BEACH CHANNEL FUSCOE E ■ G I ■ E F t l ■ SCALE: 200' d oa9<)a 1900 +a c<o ala 5315r ......4xw.� Figure 4.14: Conceptual Storm Water Master Plan December 2019 Draft Page 4-15 Ma nolia TAN FARM Specific Plan Additionally, because the Specific Plan area is a residential area with mixed use, it qualifies as a Priority Land Use under the Trash Provision adopted by the California State Water Resource Control Board. Under the Trash Provision,the Specific Plan area is required to install full capture devices in catch basins to retain all trash and gross solids larger than 5 mm (e.g.,cigarette buds), and proposes to install connector pipe screen (CPS) units(or other certified full capture system) in all catch basins throughout the property. In addition to long-term water quality management, the proposed project will be required to mitigate the construction-period pollutant runoff by developing a Stormwater Pollution Prevention Plan(SWPPP), which will include construction BMP procedures to control and prevent the entry of pollutants into the storm drain systems and waterways.The proposed project will also apply for coverage under the Waste Discharge Requirements for Discharge of Storm Water Runoff Associated with Construction and Land Disturbances Activities(Order No. 2009-0009-DWQ), i.e., General Construction Permit. 4.5 Water Water for domestic service and fire protection is provided to the Specific Plan area by the City of Huntington Beach. There is an existing 12-inch Asbestos Cement(AC) pipe water main in Magnolia Street, fronting the property. This 12-inch water line currently provides water and fire service to the property and can be utilized for the proposed improvements. However, the developer will be required to provide necessary improvements to existing impacted infrastructure and be responsible for its fair share of associated costs resulting from development activities as identified through the review and approval process. The existing water pressure in the Specific Plan area is in the 70-75 pounds per square inch(PSI) range. Water pressure and fire flow tests will need to be performed to verify existing pressure and analyzed to ensure proper pressure throughout the development footprint. The developer will generate water improvement plans that conform to City standards for approval. The public water system is proposed to be publicly maintained and an easement will be provided for access and maintenance by the City of Huntington Beach Public Works Utilities Division. Backflow protection device locations shall be constructed per the latest Public Works Standards and approved by the Planning Division and Public Works Department. Proposed water lines will be constructed in locations as depicted on Figure 4.15: Conceptual Domestic Water Master Plan. Final location and size of water lines and appurtenances shall be approved by the Public Works Utilities Division. Hydraulic analysis will be needed for the proposed and adjacent water system network. In addition, fire hydrant locations will be determined during review of water improvement plans. All fire hydrant spacing will comply with the requirements stated in the California Fire Code and City Specification #407. Page 4-16 December 2019 Draft Infrastructure & Services I 1 EX 12 TER � � I \ 1 p p}1 WATER I I vPROP OW PROPI I I \ o I R/Y/ II y I I; I PROJECT INFORMATION h I DATUM: NAVD 88 R � FLOOD ZONE: X yM1 LEGEND PROPOSED DOMESTIC WATER A Ex 12 aTE� — —— — — — — EXISTING WATER \ / — — PROJECT BOUNDARY — PROPOSED PAD DW DOMESTIC WATER EX EXISTING / FH FIRE HYDRANT* ` POC POINT OF CONNECTION PROP PROPOSED *The fire hydrants locations are TYP TYPICAL for conceptual purposes only and not the actual locations for ■ FUSCOE the developed area. � E ■ • i ■ • E ■ � ■ a SCALE: azim 1'=200' tr owna lam.bx ono n S71!a..v.Iwm.eeiw Figure 4.15: Conceptual Domestic Water Master Plan December 2019 Draft Page 4-17 Ma nolia TAN FARM Specific Plan 4.6 Sanitary Sewer Magnolia Street has four sewer mains located beneath the right-of-way.These include an OCSD 78 inch reinforced concrete pipe(RCP) main, a 15-inch vitrified clay pipe(VCP)sewer main, 12-inch RCP sewer main and a 8-inch VCP sewer main. The 15-inch and 12-inch existing sewer main have been abandon per City of Huntington direction. The Orange County Sanitation District's(OCSD) 78-inch sewer main is located along the centerline of Magnolia Street approximately nine feet deep.The City of Huntington Beach's 8-inch sewer main starts at the corner of Magnolia Street and Banning Avenue and runs north 132 feet and ends at a manhole.This pipe is approximately 11 feet deep and is not viable to use for a new connection. The proposed project sewer will be divided into two sewer main systems. The sewer serving CV uses will connect to an existing City of Huntington Beach Sewer manhole at the corner of Magnolia and Banning.The existing sewer manhole has an existing 8-inch sewer lateral into the 78-inch OCSD sewer trunk sewer. The sewer serving the residential uses will connect to City of Huntington Beach sewer junction structure which has existing 36-inch sewer lateral into the existing 78-inch OCSD sewer trunk system. Refer to Figure 4.16: Conceptual Sewer Master Plan. A sewer study shall be prepared and submitted to the Public Works Department for review and approval. The sanitary sewer system shall be designed and constructed to serve the development, including any off-site improvements necessary to accommodate any increased flow associated with the project. 4.7 Emergency Services The Specific Plan area will be served by the City of Huntington Beach Fire Department.The Specific Plan complies with all fire department access requirements. The nearest Fire Station, Station 4, is located 0.3 miles from the site at 21441 Magnolia Street in Huntington Beach. Fire access roads shall comply with all codes and standards that are applicable at the time construction documents are submitted to the City. Law enforcement services are provided by the Huntington Beach Police Department that includes one central police station and four substations;the nearest substation to the Specific Plan area is located at 204 Fifth Street in downtown Huntington Beach. Page 4-18 December 2019 Draft Infrastructure & Services EX CITY L PROP POC `} 21" SEWER I \ 1 ----- ------ --- I —ri J I - -- --------`� 36" SEWER r^ ~\ 1 PROP SEWERf 78" SEWER Cp \ \ \ I R/W O Iz PROJECT INFORMATION \ `S DATUM: NAVD 88 \ �'1� 1\ /e" SEWER FLOOD ZONE: X \ � . \ R/W \ � :�'-.9" SEWER LEGEND - - - — PROPOSED SEWER \ \\ -- — — — — — — EXISTING SEWER _ \ / / — — PROJECT BOUNDARY \ / — — — — — — — PROPOSED PAD \ Ex CITY \ MANHOLE FLOW DIRECTION / a" SEWER EX EXISTING JS JUNCTION STRUCTURE POC POINT OF CONNECTION PROP PROPOSED _= F U S C 0 E F Y 8 1 ■ F E ! 1 ■ 8 SCALE: tt)95 Vann-nen,SR"i00.lrrn"CalAomo VJE@E 1 200' «.10"J 1000•{�9V >I.53I5«.+..w hme�can 1 L V Figure 4"16: Conceptual Sewer Master Plan December 2019 Draft Page 4-19 Ma nolia TAN FARM Specific Plan 4.8 Utilities The design and configuration of dry(power and communications)and wet(water, gas and sewer) utilities need to take into account both project functional and aesthetic needs, particularly with respect to street landscape and view protection and enhancement. These conceptual plans will guide later detailed utilities design and landscape architecture. Southern California Edison (SCE) provides electricity to the site. There are overhead 33 kV electrical transmission lines and 12kV electrical distribution lines along the project's Magnolia Street frontage and along the northerly boundary of the property adjacent to the ASCON landfill. Said overhead lines connect to similar lines across the OCFCD channel at the AES Generating Facility to the west of the property. All existing overhead utility lines, including but not limited to 33kV electrical transmission lines, 12kV electrical distribution lines,cable TV lines,telecommunication lines and fiber optic lines,shall be placed underground, pursuant to the City's Zoning and Subdivision Ordinance(ZSO 255.04.G)The existing 33 kV overhead transmission line at the ASCON boundary will be relocated and placed underground(with review and approval by the City and SCE)in the Bermuda Street right-of way extension. New vaults shall also be placed in the paved portion of the right-of-way.All of the aforementioned undergrounding shall be performed at no cost to the City. Southern California Gas Company provides natural gas service to the site. Although not yet designed, gas regulators will be placed within common areas. However, individual gas meters will be placed on the sides of the buildings. The cable service franchisee in the Specific plan area is currently Time Warner Cable; if permitted other cable companies may provide service. Phone service to the Specific Plan area is currently provided by Verizon. No changes are proposed to the existing cable and phone service systems. All new and existing public and private utility lines and distribution facilities, on both the street and alley frontages, including but not limited to electric, communications, street lighting, and cable television lines, shall be installed underground, except that surface-mounted transformers, pedestal- mounted terminal boxes, meter cabinets, and other equipment appurtenant to underground facilities located on private property or installed pursuant to a franchise or other agreement are permitted above ground subject to compliance with the HBZSO. Page 4-20 December 2019 Draft Infrastructure & Services 4.9 Solid Waste Disposal Solid waste from the Specific Plan area is collected by Republic Services,the City's current franchisee, and brought to the transfer station at 17121 Nichols Lane in Huntington Beach. At this waste transfer station, all waste is thoroughly sorted both mechanically and manually. Materials that cannot be salvaged for reuse are sent to the Frank R. Bowerman Landfill in Irvine. Permitted capacity for the landfill is limited to 8,500 tons per day.Trucks are diverted to one of the other two landfills in the County if the per day capacity is reached at the Bowerman Landfill.The 725-acre facility opened in 1990 and is planned for closure in 2053, based on permitted maximum daily use. During the construction phase, all construction will comply with the CalGreen Code through recycling and reuse of at least 65 percent of the nonhazardous construction debris from the site. 4.10 Schools The Specific Plan area is located in two school districts, the Huntington Beach Union High School District and the Huntington Beach City School District. The nearest High School, Edison High School is located 0.3 miles north of the site. The closest Junior High is Isaac Sowers Middle School located 1.6 miles north of the site and the closest elementary school is John H. Eader Elementary School located 0.4 miles east of the site. Applicable school fees will be paid at the time of building permit issuance. 4.11 Phasing, Financing and Maintenance of Improvements It is anticipated that Specific Plan development construction will commence in 2020 with build out occurring in 2026. Rough grading of the entire site—including water quality BMPs—will occur first. Figure 4.17 Development Phasing Plan shows the three construction phases of the Specific Plan area. The Lodge, Magnolia Park, Marsh Park and the Coastal Conservation Area (including the public trail) up to the northern edge of Marsh Park are in the first phase of construction.The first phase also encompasses the residential development area closest to Magnolia Street. To ensure that the public park improvements are constructed and open for public use in a timely manner, the public park improvements—Magnolia Park, Marsh Park and the public trail in the Coastal Conservation area- shall be completed and open to the public prior to the issuance of the first certificate of occupancy for a residential unit in Planning Area 3. December 2019 Draft Page 4-21 M nolia TAN FARM Specific Plan Since the Lodge and its associated visitor serving uses in the CV Planning Area are essential components in satisfying the policy objectives in city's Local Coastal Program, it shall be constructed in the first phase of development. Given the extended construction schedule for a facility of this size -anticipated to be two and a half to three years from the start of site preparation-the Lodge shall be open to the public prior to the issuance of the 175th certificate of occupancy for a residential unit in Planning Area 3. This requirement applies to both market rate and affordable accommodations at the Lodge. Financing and construction of the backbone infrastructure—loop road, storm drain, water, wastewater, dry utilities—is the responsibility of the developer.These improvements will be constructed in phases consistent with Figure 4.17. Financing of these improvements could occur through a Community Facilities District(CFD)established pursuant to the Mello- Roos Community Facilities District Act of 1982. Residential construction will include multiple phases within each neighborhood. Building starts will be based on the pace of home sales and market conditions at that time with the final number of phases to be determined accordingly. Table 4.1 establishes the responsibilities for construction, financing and maintenance of public and private improvements within the Specific Plan area. It is anticipated that the developer will form a master Property Owner Association (POA)to maintain the larger common areas within the Specific Plan area(e.g. Coastal Conservation area, community entries, Magnolia Park etc.). Each individual neighborhood may also have a Homeowners Association (HOA)to maintain common areas within the neighborhood. Page 4-22 December 2019 Draft Infrastructure & Services Table 4.1:Financing and Maintenance Plan Service or Facility Party(ies) Executing Party(ies) Financing Party(ies) Maintaining Construction Construction Common Facilities Home Owners Private Streets and Sidewalks Master Developer Master Developer Association(HOA)/Property Owners Association(POA) i Community Master Developer Master Developer HOA/POA Walls/Fences Storm Drainage Facilities Master Developer Master Developer HOA/POA Water Facilities = -- Master Developer Master Developer city Sewer4- -master Developer Master Developer City Parks/Open Spaces Master Developer Master Developer HOA CC Area Master Developer Master Developer HOA Non-Residential Landscape Builder Builder Property Owner/POA Setbacks Parking Lots Builder Builder Property Owner/POA -Walls Builder Builder Property Owner/POA Residential Common Area & Landscaping Developer/Builder Developer/Builder HOA Improvements :Walls/Fences Developer/Builder Developer/Builder HOA Private Front Yard Patio Builder Builder Homeowner Private Backyards Homeowner Homeowner Homeowner December 2019 Draft Page 4-23 Macynolia TAN FARM Specific Plan 1 I I • l -1 1 ' 1 11 1\v1 I I I R� 1 I y l I g cry \ `cc i OS-PR PHASING KEY \ \ ♦♦ / PHASE AREA ♦� 1 14.OAC [ _ ] 2 7.5AC [ ] 3 7.4AC •� N FUSCOE ENGINEERING SCALE: 1 6995 Van K—'S,4000,lninq Cd1-091606 1 ii_ 2001 1N 919.d7�1960•le 9I9J7A 6316•www.fottwcarn Figure 4.17: Development Phasing Plan Page 4-24 December 2019 Draft . . . ENDix A. LEGALDESCRIPTION The land referred to in this policy is situated in the County of Orange, State of California, and is described as follows: Parcel 1:(A.P.N. 114.150-36) That portion of the southeast quarter of the southeast quarter of Section 13, Township 6 South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Las Bolsas, in the City of Huntington Beach, County of Orange, State of California, as shown on a map recorded in Book 51 page 14 of miscellaneous maps, in the office of the County Recorder of said County, lying easterly of the easterly line of that certain strip of land 145.00 feet wide, described and designated as Parcel D1-104 in the final order of condemnation had in Case No. 80955 of the Superior Court of the State of California, in and for the County of Orange, a certified copy of which was recorded September 8, 1961 in Book 5842 page 7 of Official Records. Except therefrom the "severed property" as described in Part B of the Grant Deed from the Southern California Edison Company, a corporation, recorded August 4, 2003 as Instrument No. 2003000931976 of Official Records. Also excepting therefrom: "All oil, gas, petroleum and other mineral or hydrocarbon substances in and under or which may be produced from that certain portion of the hereinabove described as Parcels 1 and 2 together with the right to use those portions only of said lands which underlie a plane parallel to and five hundred(500)feet below the present surface of said lands, for the purpose of prospecting for, developing and/or extracting said oil, gas, petroleum and other mineral or hydrocarbon substances from said lands by means of wells drilled into said subsurface of said land from drill sites located on other land, it being expressly understood and agreed that said grantor, their successors and assigns, shall have no right to enter upon the surface of said lands or to use said lands or any portion thereof to said depth of five hundred(500)feet, for any purpose whatsoever", as reserved in the Deed from Dorothy Constance Smith recorded July 30, 1962 in Book 6194 page 470 of Official Records. December 2019 Draft Page A-1 Parcel 2:(A.P.N. 114-481-32) That portion of the northeast quarter of fractional Section 24,Township 6 South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Las Bolsas, in the City of Huntington Beach, County of Orange, State of California, as shown on a map recorded in Book 51 page 14, in the office of the County Recorder of said County, described as follows: Beginning at the intersection of the northerly line of said fractional Section 24 with the northeasterly right of way line of the Orange County Flood Control District's "Huntington Beach Channel" as described in the final order of condemnation recorded in Book 5591 page 500, et seq. of Official Records in the office of the County Recorder of said County;thence north 89' 32'40" east along said northerly line of fractional Section 24 a distance of 360.17 feet to the southwesterly corner of that certain real property described and designated as "Parcel Two" in that certain road easement to the City of Huntington Beach recorded October 13, 1967 in Book 8418 page 439 of said Official Records, said southwesterly corner being also a point in a curve concave to the northwest having a radius of 950.00 feet from which point a radial line of said curve bears north 57'33' 35" west; thence southwesterly along said curve through a central angle of 100 37' 14" an arc distance of 176.10 feet; thence tangent to said last mentioned curve 80.37 feet to a point in a curve in said northeasterly right of way line of the Orange County Flood Control District's "Huntington Beach Channel", said last mentioned curve being concave to the northeast and having a radius of 4,717.50 feet from which point a radial line of said curve bears north 430 40' 03" east; thence northwesterly along said last mentioned curve, through a central angle of 010 10' 00" an arc distance of 96.06 feet; thence tangent to said curve north 450 09' 57" west 181.36 feet to the point of beginning. Except therefrom the "Severed Property" as described in Part B of the Grant Deed from the Southern California Edison Company, a corporation, recorded August 4, 2003 as Instrument No. 2003000931976 of Official Records. Basis of Bearing: Bearings shown hereon are based upon the centerline of Magnolia Street being north 00' 17' 10" west as shown on Record of Survey 2005-1075 filed in Book 232 pages 1-10, of Records of Survey, Records of Orange County, California. Page A-2 December 2019 Draft COASTALHAZARDS A major factor influencing the future use of the site is the issue of sea level rise(SLR). Given the site's low elevation, proximity to the ocean and Magnolia Marsh, addressing the future effects of SLR up to year 2100, has been a major consideration in formulating a land use plan and design features to comply with the California Sea-Level Rise(SLR) Guidance:2018 prepared by the Ocean Protection Council (OPC)and California Natural Resources Agency(CNRA)and the CCC guidance titled, California Coastal Commission Sea Level Rise Policy Guidance, Interpretive Guidelines for Addressing Sea Level Rise in Local Coastal Programs and Coastal Development Permits on August 12, 2015. Based on information in the 2018 document, mean sea level along the southern California coast is projected to rise up to between 2.1 and 9.9 feet by the year 2100 depending on three scenarios: Low Risk, Medium-High Risk and Extreme Risk. The medium-high risk aversion SLR projections using the low emissions scenario were selected to assess the vulnerability of the proposed development to coastal hazards in the future with SLR. SLR could potentially lead to increased tidal inundation, coastal erosion, and saltwater intrusion as well as increased flooding during coastal storms(high waves during high tide conditions), fluvial storms(river floods), and tsunamis. A SLR vulnerability assessment based primarily on guidance recommendations provided in the 2018 State SLR Policy Update was prepared for the project and a SLR adaptation plan based primarily on recommendations in the 2015 CCC SLR Policy guidance was then developed to address the potential vulnerabilities. A summary of the SLR vulnerability assessment and adaptation plan is provided below. 1. Potential Sea Levels The closest National Oceanic and Atmospheric Administration (NOAA)tide gauge station is the Los Angeles Harbor Station (NOAA Station 9410660), which is located approximately 17 miles away. The low risk aversion, medium-high risk aversion, and extreme risk aversion SLR projections for this location from Year 2025 to Year 2100 are presented in Table 1: Sea Level Rise Projections for Los Angeles, California. December 2019 Draft Page B-1 Iola nolia TAN FARM Specific Plan Table 1:Sea Level Rise Projections for Los Angeles, California Time Low Risk Medium-High Extreme Risk Period* Aversion Risk Aversion Aversion (Feet) (Feet) (Feet) By 2030 0.5 0.7 1.0 By 2040 0.7 1.2 1.7 By 2050 1.0 1.8 2.6 By 2060 1.1/1.3** 2.2/2.5** 3.7 By 2070 1.3/1.7** 2.9/3.3** 5.0 By 2080 1.6/2.2** 3.6/4.3** 6.4 By 2090 1.8/2.7** 4.5/5.3** 8.0 By 2100 2.1/3.2** 5.4/6.7** 9.9 Source:Everest International Consultants and (CNRA&OPQ 2018 *Baseline is year 2000 **Low emissions scenario/high emissions scenario There would be low to medium consequences to the Specific Plan area and surroundings if sea-level rise were underestimated. Flood damages and economic impacts to the residential and commercial properties would be limited to the Specific Plan area. Development would be moderately adaptive to sea-level rise in the future with both protection and accommodation adaptation measures available for implementation as part of initial project construction as well as part of future projects(e.g., floodwall elevation increase)and/or operational solutions(e.g., deployment of measures in advance of storms). Consequently, the medium-high risk aversion SLR projections were selected to assess the vulnerability of the development to future sea-level rise. 2 Flood Control Channel The flood control channel along the southwesterly boundary of the site includes a channel wall (floodwall)with a crest elevation at approximately+13 feet(NAVD88). The City of Huntington Beach, along with the County of Orange and the US Army Corps of Engineers is responsible for their owned and operated infrastructure. It is possible that over the lifetime of the Specific Plan development, capital flood control improvement projects would be implemented to reduce SLR impacts for the thousands of residents potentially impacted within the region. This particular channel is owned by the County of Orange, so raising the floodwall would be the responsibility of the County of Orange. If such future work was not conducted by these organizations, then a small floodwall or earthen berm could be constructed along the southwesterly boundary in the future to address potential flooding resulting from overtopping of the floodwall. The potential for saltwater Page B-2 December 2019 Draft Coastal Hazards to back up into the storm drain system during high tide conditions could be addressed through the addition of tide gates that would limit the ability of water to flow from the flood control channel to the Specific Plan area during high tide conditions. 3 Tidal Inundation As long as there are no hydraulic connections between the site and flood control channel the site would not be expected to be inundated by typical high tides between now and the year 2100. 4 Coastal Erosion The U.S. Geological Survey(USGS) has developed a numerical modeling system capable of simulating various coastal hazards under existing mean sea level and future mean sea level conditions(i.e., with SLR projections). This modeling system, known as the Coastal Storm Modeling System or CoSMoS(Version 3.0, Phase 2). CoSMoS results for the SLR scenarios mentioned above were accessed in map format from the Our Coast, Our Future website for coastal erosion, tidal inundation, and coastal wave storm scenarios. The results for the coastal erosion scenarios indicated that the magnitude of coastal erosion is not expected to be large enough to impact the Specific Plan area by year 2100 due to several factors. First, the beach is relatively wide (approximately 500 to 600 feet)at this location, which provides a buffer against coastal erosion. Second, the relatively high dune area on either side of PCH as well as PCH itself provide a further buffer from coastal erosion. Third, the Magnolia Marsh provides an additional buffer from SLR- induced erosion impacting the project site. These three factors represent a buffer distance of approximately 1,800 feet to 2,000 feet between the project site and beach. 5 Groundwater and Saltwater Intrusion Rising sea levels can result in saltwater intrusion whereby relatively heavy saltwater moves landward migrating under relatively light fresh water displacing the fresh water in the process. Saltwater intrusion can adversely impact potable water aquifers, agriculture and infrastructure. The first two potential impacts are not applicable to the Specific Plan area; however, saltwater intrusion could adversely impact underground utilities and building foundations by increasing the potential for corrosion of metal elements and degradation of concrete. Building foundations and underground utilities could be impacted by hydrostatic uplift forces with these high groundwater levels that would tend to make them susceptible to saltwater intrusion, and should be constructed of material that is resistant to corrosion or degradation associated with higher salt levels. Rising groundwater levels could also adversely impact plants within the Specific Plan area; however December 2019 Draft Page B-3 M nolia TAN FARM Specific Plan the site would be graded to raise planted areas to elevations that exceed the predicted future groundwater elevations. Rising sea levels could result in corresponding increases in nearby groundwater levels. These increases in groundwater could adversely impact buildings and result in localized inundation in low-lying areas. Building foundations could be impacted by hydrostatic uplift forces associated with these high groundwater levels that would tend to make the structures buoyant like a boat. This potential impact would be addressed by designing the foundation and infrastructure to withstand the hydrostatic uplift pressure and salinity associated with high predicted groundwater levels due to sea level rise. 6 Coastal Wave Storm Flooding & Wave Runup Coastal storms are characterized by higher than normal wave conditions and higher than normal ocean water levels associated with storm surge and wave setup. These conditions can be exacerbated when such storms occur during periods of relatively high ocean water levels such as El Nino years coincident with abnormally high tides(e.g., King Tides). During coastal storms, waves will break along the shoreline and runup the beach or coastal structure(e.g., revetment or seawall). If this wave run- up exceeds the height of the beach or coastal structure, then overtopping will occur causing coastal storm flooding landward of the shoreline. Wave runup is not be expected to reach the site since it would have to overtop the beach, cross PCH, and flow through Magnolia Marsh before reaching the site. Moreover, it is anticipated that management efforts would be undertaken in the future to maintain the beach, PCH, and Magnolia Marsh for recreation, transportation,and wildlife, respectively. In the absence of these anticipated management efforts,wave runup is still not expected to reach the project site through Year 2100 with SLR. 7 Fluvial Flooding Fluvial storms are associated with stream/river flooding due to rainfall across a watershed. The Specific Plan area is susceptible to fluvial flooding if flood waters overtop the floodwall. According to the most recent(August 15, 2016) FEMA flood insurance rate map(FIRM), the Specific Plan area is not located within the 100-year floodplain; refer to Figure 1: FEMA Flood Insurance Map (Preliminary August 15, 2016). During the 100-year flood, the water elevation in the flood control channel is estimated to reach +9.0 feet(NAVD88)with the base flood elevations shown in Table 2: Potential Base Flood Elevations for a 100-Year Flood. Page B-4 December 2019 Draft Coastal Hazards LU .i t. d C W • � o r weMoid aoueinsul pool j leuoileN i dL�IFI3 .�, VKH 2 e I i eggs .. J� -j I�� � RR � C Figure 1: FEMA Flood Insurance Map(Preliminary August 15, 2016) December 2019 Draft Page B-5 M no ia TAN FARM Specific Plan Table 2:Potential Base Flood Elevations for a 100-Year Flood Time Medium-High Period* Risk Aversion By 2030 9.7 feet By 2060 11.2 feet By 2100 14.4 feet Source:Everest International Consultants and (CNRA&OPC)2018 Baseline is year 2000 Since the crest elevation of the channel wall is+13 feet(NAVD88)the flood waters would not overtop the floodwall causing flooding of the low-lying areas of the Specific Plan area before the year 2060. However in year 2100 the elevation of the flood waters in the flood control channel adjacent to the Specific Plan area could reach 14.4 feet(NAVD88)which would exceed the crest elevation of the floodwall, thereby resulting in flooding of the low-lying areas of the Specific Plan area. As previously mentioned,the City of Huntington Beach along with the County of Orange and the US Army Corps of Engineers are responsible for their owned and maintained infrastructure. It is a reasonable assumption that over the lifetime of the Specific Plan development, capital flood control improvement projects would be implemented to reduce SLR impacts for the thousands of residents potentially impacted within the region. However, there are currently no specific projects by the City or the County of Orange(which owns the Huntington Beach Channel)to raise the floodwall along the western boundary of the site. 8 Tsunamis The entire coast of Huntington Beach would likely be inundated by a large tsunami under existing conditions(i.e.,without SLR). Refer to Figure 2:Tsunami Inundation Map- Newport Beach Quadrangle.The tsunami hazard mapping analysis did not include an evaluation of tsunami hazards in the future with SLR. However, since the entire project site is in a tsunami hazard area now, it is reasonable to assume the entire area would be in a tsunami hazard area in the future with SLR. In addition,the magnitude of inundation would likely be higher in the future for a given tsunami event due to the higher water elevations associated with SLR. Page B-6 December 2019 Draft Coastal Hazards y 1 • I ! 1 r .? METHOD OF PREPARATION TSUNAMI INUNDATION MAP MAP EXPLANATION _ FOR EMERGENCY PLANNING r..»...r � •.r.ti+.� State of Catifonnia-County of Orange aT a 4 NEWPORT BEACH QUADRANGLE PURPOSE OF THIS MAP .. ..'.."—.�. March 15,2009 ..r..d..r.»..r �.�..••• •-.. MAP BASE .r.+.r�.».m ....+rw •wr +rww...w.r++r�sa.ww.......•,r. •�M�.+r ..1tw�+er..rr.cs s ..�i'K.Ir+.rW 4+—+�W�+Y.w�rr •�r�Mr»�C—r ti..s.M� DISCLAWER Figure 2:Tsunami Inundation Map- Newport Beach Quadrangle December 2019 Draft Page B-7 Ma nolia TAN FARM Specific Plan 9 Adaptation Measures The floodwall provides protection for the project site from coastal hazards associated with high tides, coastal wave storms, and fluvial flooding under existing conditions. The floodwall is part of a flood control system (HBC &Talbert Channel)that provides flood protection for a large part of the City. Some of the area protected by this system is characterized by low ground elevations that would be subject to flooding in the absence of the flood control system. This flood control system is important from a regional(i.e., portion of city)as well as a local(i.e., project site and surrounding area) standpoint. Consequently, an adaptation strategy focused on protection has been pursued for this region over the past 50 years to address past and current coastal hazards associated with high tides, coastal wave storms, and fluvial flooding. Coastal hazard vulnerability associated with tsunamis was and is an unmitigated risk associated with the local area and region. In the future, as sea level rises, low-lying residential neighborhoods surrounding the project site would be vulnerable to coastal hazards(coastal wave storms and fluvial flooding)sooner than the proposed project.The City is planning to prepare an updated Local Coastal Program(LCP) in the future. Given the relatively large amount of infrastructure and structures protected by the existing flood control system that would be vulnerable to future SLR, it is anticipated that the City will continue to pursue an adaptation strategy focused on protection,at least for the earlier time periods (e.g., through Year 2060)when SLR is not expected to result in extensive vulnerability. In the latter years(e.g., beyond Year 2060)the City may choose to pursue an adaptation strategy involving a hybrid mixture of protection, accommodation, and retreat(e.g., relocate/remove existing structures, new development limitations). Given the information presented above several specific adaptation measures were developed for the Project.These measures are presented below with consideration given to the time period and risk aversion level of each SLR scenario. • Raising the overall ground elevation of the interior portion of the site to an average ground elevation of+10.5 ft, NAVD88. This adaptation measure would address the vulnerability of project components to increased groundwater elevations that could impact structural stability (e.g., foundation buoyancy/uplift)and increased saltwater exposure that could lead to structural component oxidation (e.g., rebar rusting). • Raising the interior ground elevation would reduce the depth of flooding that would occur if the floodwall were overtopped. In addition, the building pads would be raised an additional one to two feet above the elevation of the roads within the interior of the site. This adaptation measure would provide additional flood protection to the residential and commercial properties in the event of floodwall overtopping. Page B-8 December 2019 Draft Coastal Hazards • Each outlet into the Huntington Beach Channel would be fitted with a tide gate to prevent flows in the channel from entering the project storm drain system. During rain events, the hydraulic head from the runoff in the storm drain would exceed the pressure on the other side of the tide gate and runoff would enter the channel. • Manholes near the Huntington Beach Channel would allow for pumps to be retrofitted into the storm drain to provide the necessary pressure to drain the project site during storm events in the future. It is anticipated that the pumps would be required between Year 2060 and Year 2100. Since the timing of a regional solution to SLR(increases of the floodwall height or upstream flow reduction)is uncertain, there is a temporal risk of SLR vulnerability that increases with time until such a solution (i.e., adaptation measure)is implemented. The following adaptation measures could be implemented to address this SLR vulnerability: • The open space buffer located along the floodwall would remain open space with native upland habitat and limited human access. The area would be managed to preclude the establishment of sensitive habitats(e.g., ESHAs,wetlands)such that the area could be used for future implementation of SLR adaptation measures aimed at protecting the site. • The elevation along this area could be raised in the future to provide protection from coastal wave storm and fluvial floods. This could be done by importing soil to raise the ground elevation across the area to create a protective berm that would then be covered with native plants and, possibly, a trail system. • Alternatively, the elevation could be increased via construction of a permanent or temporary floodwall located on the side of the open space buffer closest to the Huntington Beach channel. The temporary floodwall would consist of elements that would be deployed in advance of storm conditions expected to cause flooding and then the elements would be removed/lowered and stored following passage of the storm. All three of these options are currently used throughout the U.S. so this adaptation measure is feasible from an engineering and construction standpoint.These adaptation measures would not be implemented as part of the initial construction (i.e., Year 2025)but, rather, in future years if and when it is needed. Implementation of this adaptation measure now could result in changes to flood elevations for the surrounding area that could negatively impact flood protection for those areas. Consequently, if this adaptation is ultimately needed it should be implemented in the future when it is needed to provide protection to the project site. December 2019 Draft Page B-9 Ma nolia TAN FARM Specific Plan [This Page Left Intentionally Blank] Page B-10 December 2019 Draft APPENDIX C: PLANNING AREAS LEGAL DESCRIPTIONS August 2019D . •..- [This Page Left Intentionally Blank] Page C-2 August 2019 Draft EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS THOSE CERTAIN PORTIONS OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 13, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAN BERNARDINO BASE AND MERIDIAN, IN THE RANCHO LAS BOLSAS, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA TOGETHER WITH THOSE CERTAIN PORTIONS OF THE NORTHEAST QUARTER OF FRACTIONAL SECTION 24, TOWNSHIP 6 SOUTH, RANGE 11 WEST, BOTH AS SHOWN ON A MAP RECORDED IN BOOK 51, PAGE 14 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: PA 1: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF—WIDTH, AND THE NORTHEASTERLY LINE OF THE ORANGE COUNTY FLOOD CONTROL DISTRICT RIGHT OF WAY, 145.00 FEET WIDE, AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID WESTERLY LINE, NORTH 43'01'08" EAST 70.00 FEET TO A POINT ON A NON—TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 4647.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 43'39'13" WEST, SAID CURVE BEING 70.00 FEET NORTHEASTERLY OF AND PARALLEL AND CONCENTRIC WITH SAID NORTHEASTERLY LINE; THENCE NORTHWESTERLY ALONG SAID PARALLEL AND CONCENTRIC LINE, THE FOLLOWING THREE (3) COURSES: 1. NORTHWESTERLY ALONG SAID CURVE 94.00 FEET THROUGH A CENTRAL ANGLE OF 01'09'32"; 2. NORTH 45'11'15" WEST 247.34 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2247.50 FEET; 3. NORTHWESTERLY AND NORTHERLY ALONG SAID CURVE 1395.10 FEET THROUGH A CENTRAL ANGLE OF 35'33'56" TO A POINT OF NON—TANGENCY, SAID POINT BEING ON THE NORTHERLY LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 13, TOWNSHIP 6 SOUTH, RANGE 11 WEST, AS SHOWN ON SAID RECORD OF SURVEY, A RADIAL LINE TO SAID POINT BEARS SOUTH 80'22'41" WEST; THENCE ALONG SAID NORTHERLY LINE, SOUTH 89'33'26" WEST 70.88 FEET TO A POINT ON THE NORTHEASTERLY LINE OF SAID 145.00 FEET WIDE RIGHT OF WAY, SAID POINT BEING THE BEGINNING OF A NON—TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2317.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 80'39'27" WEST; THENCE ALONG SAID NORTHEASTERLY LINE, THE FOLLOWING THREE (3) COURSES: 1. SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE 1449.86 FEET THROUGH A CENTRAL ANGLE OF 35'50'42"; 2. SOUTH 45'11'15" EAST 247.34 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 4717.50; 3. SOUTHEASTERLY ALONG SAID CURVE 96.20 FEET THROUGH A CENTRAL ANGLE OF 01'10'06" TO THE POINT OF BEGINNING. CONTAINING 123,544 SQUARE FEET OR 2.836 ACRES, MORE OR LESS. M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PADWG (06-20-18) PAGE 1 OF 9 August 2019 Draft Page C-3 EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 2A: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF—WIDTH, AND THE NORTHEASTERLY LINE OF THE ORANGE COUNTY FLOOD CONTROL DISTRICT RIGHT OF WAY, 145.00 FEET WIDE, AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID WESTERLY LINE, NORTH 43'01'08" EAST 70.00 FEET TO A POINT ON A NON—TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 4647.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 43'39'13" WEST, SAID CURVE BEING 70.00 FEET NORTHEASTERLY OF AND PARALLEL AND CONCENTRIC WITH SAID NORTHEASTERLY LINE; THENCE NORTHWESTERLY ALONG SAID PARALLEL AND CONCENTRIC LINE, THE FOLLOWING THREE (3) COURSES: 1. NORTHWESTERLY ALONG SAID CURVE 94.00 FEET THROUGH A CENTRAL ANGLE OF 01'09'32"; 2. NORTH 45'11'15" WEST 247.34 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2247.50 FEET; 3, NORTHWESTERLY ALONG SAID CURVE 372.06 FEET THROUGH A CENTRAL ANGLE OF 09'29'06" TO A POINT OF NON—TANGENCY, A RADIAL LINE TO SAID POINT BEARS SOUTH 54'17'51" WEST; SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 00'08'22" EAST 80.25 FEET; THENCE NORTH 59'57'36" EAST 138.52 FEET; THENCE NORTH 37'05'21" WEST 2.64 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 16.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE 12.74 FEET THROUGH A CENTRAL ANGLE OF 45'36'42" TO THE BEGINNING OF A REVERSE CURVE HAVING A RADIUS OF 49.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 07'38'12" WEST; THENCE NORTHWESTERLY AND NORTHERLY ALONG SAID CURVE 90.79 FEET THROUGH A CENTRAL ANGLE OF 106'09'23" TO THE BEGINNING OF A NON—TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 454.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 41'30'29" EAST; THENCE SOUTHWESTERLY ALONG SAID CURVE 184.90 FEET THROUGH A CENTRAL ANGLE OF 23'20'05" TO THE BEGINNING OF A NON—TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2247.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 58'25'50" WEST, SAID POINT BEING ON SAID PARALLEL AND CONCENTRIC LINE; THENCE SOUTHEASTERLY ALONG SAID CURVE 162.12 FEET THROUGH A CENTRAL ANGLE OF 04'07'59" TO THE TRUE POINT OF BEGINNING. CONTAINING 16,131 SQUARE FEET OR 0.370 ACRES, MORE OR LESS. M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\I293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 2 OF 9 Page C-4 August 2019 Draft EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 2B: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF—WIDTH, AND THE NORTHERLY LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 13, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAID INTERSECTION ALSO BEING THE NORTHEAST CORNER OF THAT CERTAIN LAND AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID NORTHERLY LINE, SOUTH 89'33'26" WEST 75.00 FEET TO A LINE PARALLEL WITH AND 75 FEET WESTERLY OF SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID PARALLEL LINE, SOUTH 00'40'51" EAST 93.84 FEET; THENCE NORTH 89*19*09" EAST 50.00 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 25.00 FEET; THENCE EASTERLY, NORTHEASTERLY AND NORTHERLY ALONG SAID CURVE 39.27 FEET THROUGH A CENTRAL ANGLE OF 90'00'00" TO A POINT OF TANGENCY TO SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID WESTERLY LINE, NORTH 00'40'51" WEST 68.52 FEET TO THE POINT OF BEGINNING. CONTAINING 6,892 SQUARE FEET OR 0.158 ACRES, MORE OR LESS. M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\I 293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 3 OF 9 August 2019 Draft Page C-5 EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 2C: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF—WIDTH, AND THE NORTHERLY LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 13, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAID INTERSECTION ALSO BEING THE NORTHEAST CORNER OF THAT CERTAIN LAND AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID NORTHERLY LINE, SOUTH 89'33'26" WEST 75.00 FEET TO A LINE PARALLEL WITH AND 75 FEET WESTERLY OF SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID PARALLEL LINE, SOUTH 00'40'51" EAST 93.84 FEET; THENCE NORTH 89'19'09" EAST 50.00 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 25.00 FEET; THENCE EASTERLY, NORTHEASTERLY AND NORTHERLY ALONG SAID CURVE 39.27 FEET THROUGH A CENTRAL ANGLE OF 90'00'00" TO A POINT OF TANGENCY TO SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID WESTERLY LINE, SOUTH 00'40'51" EAST 118.00 FEET TO A POINT OF CUSP ON A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 25.00 FEET, SAID POINT ALSO BEING THE TRUE POINT BEGINNING; THENCE NORTHERLY, NORTHWESTERLY AND WESTERLY ALONG SAID CURVE 39.27 FEET THROUGH A CENTRAL ANGLE OF 90'00'00"; THENCE SOUTH 89'19'09" WEST 50.00 FEET TO A LINE 75.00 FEET WESTERLY OF AND PARALLEL AND CONCENTRIC WITH SAID WESTERLY LINE; THENCE SOUTHERLY ALONG SAID PARALLEL AND CONCENTRIC LINE, THE FOLLOWING TWO (2) COURSES: 1. SOUTH 00'40'51" EAST 638.76 FEET TO THE BEGINNING OF A CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 875.00 FEET; 2. SOUTHERLY ALONG SAID CURVE, 250.17 FEET THROUGH A CENTRAL ANGLE OF 16'22'54" TO A POINT OF NON—TANGENCY, A RADIAL LINE TO SAID POINT BEARS SOUTH 74'17'57" EAST; THENCE SOUTH 89'19'09" WEST 112,29 FEET; THENCE SOUTH 10'48'29" EAST 68.67 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 92.00 FEET; THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE 84.16 FEET THROUGH A CENTRAL ANGLE OF 52'24'43"; THENCE SOUTH 63'13'12" EAST 48.69 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHERLY, HAVING A RADIUS OF 26.00 FEET; THENCE SOUTHEASTERLY, EASTERLY AND NORTHEASTERLY ALONG SAID CURVE 42.31 FEET THROUGH A CENTRAL ANGLE OF 93'13'50" TO A POINT OF TANGENCY TO SAID WESTERLY LINE OF MAGNOLIA STREET, SAID POINT BEING THE BEGINNING OF A COMPOUND CURVE HAVING A RADIUS OF 950.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 66'27'02" EAST; THENCE ALONG SAID WESTERLY LINE, THE FOLLOWING TWO (2) COURSES: 1, NORTHEASTERLY AND NORTHERLY ALONG SAID CURVE 401.75 FEET THROUGH A CENTRAL ANGLE OF 24'13'49"; 2. NORTH 00'40'51" WEST 613.76 FEET TO THE TRUE POINT BEGINNING. CONTAINING 88,010 SQUARE FEET OR 2.020 ACRES, MORE OR LESS. M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\t 293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 4 OF 9 Page C-6 August 2019 Draft EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 2D: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF—WIDTH, AND THE NORTHEASTERLY LINE OF THE ORANGE COUNTY FLOOD CONTROL DISTRICT RIGHT OF WAY, 145.00 FEET WIDE, AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID WESTERLY LINE, NORTH 43'01'08" EAST 70.00 FEET TO THE TRUE POINT OF BEGINNING, THENCE CONTINUING ALONG SAID WESTERLY LINE, NORTH 43'01'08" EAST 10.56 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 950 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE 202.51 FEET THROUGH A CENTRAL ANGLE OF 12'12'49" TO THE BEGINNING OF A COMPOUND CURVE HAVING A RADIUS OF 25.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 59'11'41" EAST; THENCE NORTHEASTERLY, NORTHERLY AND NORTHWESTERLY ALONG SAID CURVE 41.03 FEET THROUGH A CENTRAL ANGLE OF 94'01'31"; THENCE NORTH 63'13'12" WEST 28.61 FEET TO A POINT ON A NON—TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 895,00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 60'39'47" EAST, SAID CURVE BEING 55.00 FEET NORTHWESTERLY OF AND CONCENTRIC WITH SAID WESTERLY LINE; THENCE SOUTHWESTERLY ALONG SAID CURVE 213.72 FEET THROUGH A CENTRAL ANGLE OF 13'40'55" TO A POINT OF TANGENCY WITH A LINE PARALLEL WITH AND 55.00 FEET NORTHWESTERLY OF SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID PARALLEL LINE, SOUTH 43'01'08" WEST 9.62 FEET TO A POINT ON A NON—TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 4647.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 44'19'54" WEST, SAID CURVE BEING 70.00 FEET NORTHEASTERLY OF AND CONCENTRIC WITH THE NORTHEASTERLY LINE OF SAID 145.00 FEET WIDE RIGHT OF WAY; THENCE SOUTHEASTERLY ALONG SAID CURVE 55.00 FEET THROUGH A CENTRAL ANGLE OF 00'40'41" TO THE TRUE POINT OF BEGINNING. CONTAINING 12,587 SQUARE FEET OR 0,289 ACRES, MORE OR LESS. M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 5 OF 9 August 2019 Draft Page C-7 EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 3: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF—WIDTH, AND THE NORTHERLY LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 13, TOWNSHIP 6 SOUTH, RANGE 11 WEST, SAID INTERSECTION ALSO BEING THE NORTHEAST CORNER OF THAT CERTAIN LAND AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID NORTHERLY LINE, SOUTH 89'33'26" WEST 75.00 FEET TO THE TRUE POINT OF BEGINNING, SAID POINT BEING ON A LINE PARALLEL WITH AND 75 FEET WESTERLY OF SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID PARALLEL LINE, SOUTH 00'40'51" EAST 93.84 FEET; THENCE NORTH 89'19'09" EAST 50.00 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 25.00 FEET; THENCE EASTERLY, NORTHEASTERLY AND NORTHERLY ALONG SAID CURVE 39.27 FEET THROUGH A CENTRAL ANGLE OF 90'00'00" TO A POINT OF TANGENCY TO SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID WESTERLY LINE, SOUTH 00'40'51" EAST 118.00 FEET TO A POINT OF CUSP ON A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 25.00 FEET; THENCE NORTHERLY, NORTHWESTERLY AND WESTERLY ALONG SAID CURVE 39.27 FEET THROUGH A CENTRAL ANGLE OF 90'00'00"; THENCE SOUTH 89'19'09" WEST 50.00 FEET TO A LINE 75.00 FEET WESTERLY OF AND PARALLEL AND CONCENTRIC WITH SAID WESTERLY LINE; THENCE SOUTHERLY ALONG SAID PARALLEL AND CONCENTRIC LINE, THE FOLLOWING TWO (2) COURSES: 1. SOUTH 00'40'51" EAST 638.76 FEET TO THE BEGINNING OF A CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 875.00 FEET; 2. SOUTHERLY ALONG SAID CURVE, 250.17 FEET THROUGH A CENTRAL ANGLE OF 16'22'54" TO A POINT OF NON—TANGENCY, A RADIAL LINE TO SAID POINT BEARS SOUTH 74'17'57" EAST; THENCE SOUTH 89'19'09" WEST 112.29 FEET; THENCE SOUTH 80'36'12" WEST 29.01 FEET; THENCE NORTH 15'37'33" WEST 25.50 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 40.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE 14.45 FEET THROUGH A CENTRAL ANGLE OF 20'42'06" TO THE BEGINNING OF A COMPOUND CURVE HAVING A RADIUS OF 81.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 53'40'21" EAST; THENCE NORTHWESTERLY ALONG SAID CURVE 30.93 FEET THROUGH A CENTRAL ANGLE OF 21'52'41"; THENCE NORTH 58'12'20" WEST 317.23 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 200.00 FEET; M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\I 293-007LGX-EXH A&B-PA.OWG (06-20-18) PAGE 6 OF 9 Page C-8 August 2019 Draft EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 3: (CONTINUATION) THENCE NORTHWESTERLY ALONG SAID CURVE 69.42 FEET THROUGH A CENTRAL ANGLE OF 19'53'12" TO A POINT OF NON—TANGENCY, A RADIAL LINE TO SAID POINT BEARS SOUTH 51'40'52" WEST; THENCE SOUTH 59'57'36" WEST 24.23 FEET; THENCE NORTH 37'05'21" WEST 2.64 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 16.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE 12.74 FEET THROUGH A CENTRAL ANGLE OF 45'36'42" TO THE BEGINNING OF A REVERSE CURVE HAVING A RADIUS OF 49.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 07'38'12" WEST; THENCE NORTHWESTERLY AND NORTHERLY ALONG SAID CURVE 90.79 FEET THROUGH A CENTRAL ANGLE OF 106'09'23" TO THE BEGINNING OF A NON—TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 454.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 41'30'29" EAST; THENCE SOUTHWESTERLY ALONG SAID CURVE 184.90 FEET THROUGH A CENTRAL ANGLE OF 23'20'05" TO THE BEGINNING OF A NON—TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2247.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 58'25'50" WEST, SAID CURVE BEING 70.00 FEET NORTHEASTERLY OF AND CONCENTRIC WITH THE NORTHEASTERLY LINE OF THE ORANGE COUNTY FLOOD CONTROL DISTRICT RIGHT OF WAY, 145.00 FEET WIDE, AS SHOWN ON SAID RECORD OF SURVEY; THENCE NORTHWESTERLY AND NORTHERLY ALONG SAID CURVE 860.92 FEET THROUGH A CENTRAL ANGLE OF 21'56'51" TO A POINT OF NON—TANGENCY, SAID POINT BEING ON SAID NORTHERLY LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 13, TOWNSHIP 6 SOUTH, RANGE 11 WEST, A RADIAL LINE TO SAID POINT BEARS SOUTH 80'22'41" WEST; THENCE ALONG SAID NORTHERLY LINE, NORTH 89'33'26" EAST 1052.78 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 825,809 SQUARE FEET OR 18.958 ACRES, MORE OR LESS. M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\I 293-007LGX-EXH A&B-PA_DWG (06-20-18) PAGE 7 OF 9 August 2019 Draft Page C-9 EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 4: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF MAGNOLIA STREET, 50.00 FOOT HALF-WIDTH, AND THE NORTHEASTERLY LINE OF THE ORANGE COUNTY FLOOD CONTROL DISTRICT RIGHT OF WAY, 145.00 FEET WIDE, AS SHOWN ON A RECORD OF SURVEY RECORDED IN BOOK 91, PAGE 35 OF RECORDS OF SURVEY, IN THE OFFICE OF THE OF THE COUNTY RECORDER OF SAID COUNTY, THENCE ALONG SAID WESTERLY LINE, NORTH 43'01'08" EAST 80.56 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 950 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE 202.51 FEET THROUGH A CENTRAL ANGLE OF 12'12'49" TO THE BEGINNING OF A COMPOUND CURVE HAVING A RADIUS OF 25.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 59'11'41" EAST; THENCE NORTHEASTERLY, NORTHERLY AND NORTHWESTERLY ALONG SAID CURVE 41.03 FEET THROUGH A CENTRAL ANGLE OF 94'01'31"; THENCE NORTH 63'13'12" WEST 28.61 FEET TO A POINT ON A NON-TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 895.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 60'39'47" EAST, SAID CURVE BEING 55.00 FEET NORTHWESTERLY OF AND CONCENTRIC WITH SAID WESTERLY LINE; THENCE SOUTHWESTERLY ALONG SAID CURVE 213.72 FEET THROUGH A CENTRAL ANGLE OF 13140'55" TO A POINT OF TANGENCY WITH A LINE PARALLEL WITH AND 55.00 FEET NORTHWESTERLY OF SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID PARALLEL LINE, SOUTH 43'01'08" WEST 9.62 FEET TO A POINT ON A NON-TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 4647.50 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 44'19'54" WEST, SAID POINT BEING THE TRUE POINT OF BEGINNING, SAID CURVE BEING 70.00 FEET NORTHEASTERLY OF AND CONCENTRIC WITH THE NORTHEASTERLY LINE OF SAID 145.00 FEET WIDE RIGHT OF WAY; THENCE NORTHWESTERLY ALONG SAID CURVE AND THE NORTHWESTERLY EXTENSION OF A LINE 70.00 FEET NORTHEASTERLY OF AND PARALLEL AND CONCENTRIC WITH SAID 145.00 FEET WIDE RIGHT OF WAY, THE FOLLOWING THREE (3) COURSES: 1. NORTHWESTERLY ALONG SAID LAST MENTIONED CURVE 39.00 FEET THROUGH A CENTRAL ANGLE OF 00'28'51"; 2. NORTH 45'11'15" WEST 247.34 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 2247.50 FEET; 3. NORTHWESTERLY ALONG SAID CURVE 372.06 FEET THROUGH A CENTRAL ANGLE OF 09'29'06" TO A POINT OF NON-TANGENCY, A RADIAL LINE TO SAID POINT BEARS SOUTH 54'17'51" WEST; THENCE NORTH 00'08'22" EAST 80.25 FEET; THENCE NORTH 59'57'36" EAST 162.74 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 200.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 51'40'52" WEST; THENCE SOUTHEASTERLY ALONG SAID CURVE 69.42 FEET THROUGH A CENTRAL ANGLE OF 19'53'12"; THENCE SOUTH 58'12'20" EAST 317.23 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 81.00 FEET; THENCE SOUTHEASTERLY ALONG SAID CURVE 30.93 FEET THROUGH A CENTRAL ANGLE OF 21'52'41" TO THE BEGINNING OF A COMPOUND CURVE HAVING A RADIUS OF 40.00 FEET, A RADIAL LINE TO SAID POINT BEARS NORTH 53'40'21" EAST; M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 8 OF 9 Page C-10 August 2019 Draft EXHIBIT "A" PLANNING AREAS LEGAL DESCRIPTIONS PA 4: (CONTINUATION) THENCE SOUTHEASTERLY ALONG SAID CURVE 14.45 FEET THROUGH A CENTRAL ANGLE OF 20'42'06"; THENCE SOUTH 15'37'33" EAST 25.50 FEET; THENCE NORTH 80'36'12" EAST 29.01 FEET; THENCE SOUTH 10'48'29" EAST 68.67 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 92.00 FEET; THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE 84.16 FEET THROUGH A CENTRAL ANGLE OF 52'24'43"; THENCE SOUTH 63'13'12" EAST 48.69 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHERLY, HAVING A RADIUS OF 26.00 FEET; THENCE SOUTHEASTERLY, EASTERLY AND NORTHEASTERLY ALONG SAID CURVE 42,31 FEET THROUGH A CENTRAL ANGLE OF 93'13'50" TO A POINT OF TANGENCY TO SAID WESTERLY LINE OF MAGNOLIA STREET, SAID POINT BEING A POINT OF CUSP AND THE BEGINNING OF A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 950.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 66'27'02" EAST; THENCE SOUTHWESTERLY ALONG SAID CURVE 120.31 FEET THROUGH A CENTRAL ANGLE OF 07'15'21" TO A POINT OF CUSP ON A CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 25.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 59'11'41" EAST; THENCE NORTHEASTERLY, NORTHERLY AND NORTHWESTERLY ALONG SAID CURVE 41.03 FEET THROUGH A CENTRAL ANGLE OF 94'01'31"; THENCE NORTH 63'13'12" WEST 28.61 FEET TO A POINT ON A NON—TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 895.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 60'39'47" EAST, SAID CURVE BEING 55.00 FEET NORTHWESTERLY OF AND CONCENTRIC WITH SAID WESTERLY LINE; THENCE SOUTHWESTERLY ALONG SAID CURVE 213.72 FEET THROUGH A CENTRAL ANGLE OF 13'40'55" TO A POINT OF TANGENCY WITH A LINE PARALLEL WITH AND 55.00 FEET NORTHWESTERLY OF SAID WESTERLY LINE OF MAGNOLIA STREET; THENCE ALONG SAID PARALLEL LINE, SOUTH 43'01'08" WEST 9.62 FEET TO TRUE POINT OF BEGINNING. CONTAINING 189,964 SQUARE FEET OR 4.361 ACRES, MORE OR LESS. ALL AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF. DATED THIS DAY OF 2018. �p LAND SU JERRY L. USELTON, L.S. 5347 rql IS 5343 f of CAO M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 9 OF 9 August 2019 Draft Page C-1 1 EXHIBIT "B" I S80.39.27"W PLANNING AREAS I I P.O.B. (R) — SKETCH PA 28, PA 2C, I 1-31 PA 3 / L7 / \ L29 / \ S80'22141"W N'LY LINE OF SE1/4 OF SE1/4 / 75 (R) OF FRAC. SEC. 13, T6S, R11 W, PER MM 51/13 PA 2B 1 LEGEND: (0.158 AC) \ 1 P.O.B. — POINT OF BEGINNING \ 100 SEE DETAIL "B"�45 ' �� T.P.O.B. - TRUE POINT OF BEGINNING PAGE 3 50' 50' raj 75 PA \ w ) \ � V. (18.958 AC) \ a y Q� \ o J vJ Q SEE DETAIL"A" �,� ° U O I \ GA PAGE 2 NQ n PA2A a I < I \2GA0� Cs , / \\ (0.370 AC) Z O J \ SCALE: 1" = 200' \ F P'- — PA 4 �p / NOTE: \ `2 (4.361 AC) SEE LINE & CURVE TABLE ON PAGE 5 \ / 10 / / SEE DETAIL"C" RECORD DATA NOTE: PAGE 4 S 0 [ ] INDICATES RECORD DATA PER \ .°h PA 2D So/ / RECORD SURVEY, R.S.B. 91/35 N'LY LINE OF NE1/4 OF FRAC. SEC, 24, T6S, R11W, \s►�\ // II PER MM 51/13 �I,,,. = FUSCO E / E N G 1 N E E R 1 N G \ _ 16795 Von Korman, Suite 100 P.O.B. \ Irvine,California 92606 PA 1, PA 2A, tel 949.474.1960 c fax 949.474.5315 PA 2D, PA 4 \ \ www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA-DwG (06-20-18) PAGE 1 OF 5 Page C-12 August 2019 Draft EXHIBIT "B" PLANNING AREAS SKETCH N I SCALE: 1" = 80' PA \\ S_41'30'29"E (18.958 AC) (R) \� S07'38'12"W � / \ �"kk c' Ir (PRE) — \ \ p 1 PA 2A \ (0.370 AC) PA 4 co (4.361 AC) y S54'17'51"W T.P.O.B. / \ c) PA 2A / i DETAIL "A" FUSCOE E N G I N E E R I N G NOTE: 16795 Von Korman,Suite 100 SEE LINE & CURVE TABLE Irvine,California 92606 ON PAGE 5 tel 949.474.1960 G fax 949.474,5315 www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DwG (06-20-18) PAGE 2 OF 5 August 2019 Draft Page C-13 EXHIBIT "B" PLANNING AREAS SKETCH N 1 SCALE: 1" = 80' � I � i / P.O.B. \ / PA 2B, I \ / PA 2C, /--- r L 31 PA 3 — - --L29 L11 f � 1 � / T.P.O.B. I / PA 3 N PA 2B \\ 1 -1 (0.158 AC) w I L13 \ I 75' u BERMUDA/ PA 3 + T(18.958 AC) J Q DRIVE \ 75 — / \ O —T.P.O.B. fi ` L19 C a Z PA 2C f (D �/ \\ PA 2C //1 \ c0 (2.020 AC)CN o / J J DETAIL " B " ,,,,, FUSCOE E N G I N E E R I N G NOTE: 16795 Von Korman,Suite 100 SEE LINE & CURVE TABLE Irvine,California 92606 ON PAGE 5 tel 949.474.1960 c fax 949.474.5315 www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGx-EXH A&B-PA.DWG (06-20-18) PAGE 3 OF 5 Page C-14 August 2019 Draft EXHIBIT "B" PLANNING AREAS SKETCH — — — — ' — — — — — — — — — — — — — — — — — — — + - - - - - - - � \ N N N I - n , U I f N53.40'21"E N (PCC) 1 Lw ti PA3 1 0 z (18.958 AC) 1 1 0 U SCALE: 1" = 80' (2 S I _ S z U 0 z v J PA 4 1 0 z (4.361 AC) IL` Z \ / 1 I L) v PA 2C s I w (2.020 AC) , 1 Z �I �I�t S60'39'47"E 1 V)I PA P O.B. (R) G,y I 00 L21 �N cil 66�iG1 if" I :nI I c17 N ZI Ul T.P.O.B. 89 PC)U p A 2D% � 1 \ \\t v L23 PA 2D C19 t L5 7(LI 1 559 11'41 P.O.B. (PCC) S� / PA 2D, PA O�\ PA 4 \ � - - — — — — — — — — — — — — — — — — --- ---- — — — — — — — — — -- / DETAIL " C " �i,,, , FuscoE E N G I N E E R I N 6 NOTE: 16795 Von Korman,Suite 100 SEE LINE & CURVE TABLE Irvine,California 92606 ON PAGE 5 tel 949.474.1960 G fax 949.474.5315 www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 4 OF 5 August 2019 Draft Page C-15 EXHIBIT "B" PLANNING AREAS SKETCH LINE TABLE CURVE TABLE NO. BEARING LENGTH N0, DELTA RADIUS LENGTH [L1] N43'01'08"E 80.56' [C1] 43'41'59" 950.00' 724.57' [L2] N00'40'51"W 800.28' [C2] 35'50'42" 2317,50' 1449.86' [1-3] N89'33'26"E 1198.66' [C3] 01*10'06" 4717.50' 96.20' [1-4] S45-11'15"E 247,34' C4 01'09'32" 4647.50' 94.00' L5 N43'01'08"E 70.00' C5 35'33'56" 2247.50' 1395.10' L6 N45'11'15"W 247.34' C6 45'36'42" 16.00' 12.74' L7 S89'33'26"W 70.88' C7 106'09'23" 49.00' 90.79' L8 N00'08'22"E 80.25' C8 23'20'05" 454,00' 184.90' L9 N59'57'36"E 138.52' C9 04'07'59" 2247.50' 162.12' L10 N37'05'21"W 2.64' C10 90'00'00" 25.00' 39.27' L11 S89'33'26"W 75.00' C11 93*13'50" 26.00' 42.31' L12 S00'40'51"E 93.84' C12 52'24'43" 92.00' 84.16' L13 N89'19'09"E 50.00' C13 16'22'54" 875.00' 250.17' L14 N00'40'51"W 68,52' C14 90'00'00" 25,00' 39.27' L15 S63'13'12"E 48.69' C15 24'13'49" 950.00' 401.75' L16 S10'48'29"E 68.67' C16 00'40'41" 4647.50' 55.00' L17 S89'19'09"W 112.29' C17 13'40'55" 895.00' 213.72' L18 S00'40'51"E 638.76' C18 94'01'31" 25.00' 41.03' L19 S89*19'09"W 50.00' C19 12'12'49" 950.00' 202.51' L20 N00'40'51"W 613.76' C20 07*15'21" 950.00' 120.31' L21 S43'01'08"W 9.62' C21 20'42'06" 40.00' 14.45' L22 N63'13'12"W 28.61' C22 21'52'41" 81.00' 30.93' L23 N43'01'08"E 10.56' C23 19'53'12" 200,00' 69.42' L24 S00'40'51"E 118.00' C24 21'56'51" 2247.50' 860.92' L25 S80'36'12"W 29.01' C25 09'29'06" 2247.50' 372.06' L26 N15'37'33"W 25,50' C26 00'28'51" 4647.50' 39.00' L27 N58*12'20"W 317.23' L28 S59'57'36"W 1 24.23' L29 N89'33'26"E 1 1052,78' L30 N59'57'36"E 1 162.74' lANO PREPARED UNDER MY SUPERVISION: list - IS 5 1 Q FuscoE 06-20-2018 J'9T� Of [rA1�Fp��\ J . . USELTON, L. 4 E N G I N E E R I N G r 16795 Von Korman,Suite 100 Irvine,California 92606 tel 949.474.1960 C fax 949.474.5315 www.fuscoe.com u:\MAPPING\1293\007\LEGALS\PUwNiNG AREAS\I293-007LCx-ExH A&B-PA-DWG (06-20-18) PAGE 5 OF 5 Page C-16 August 2019 Draft s T -A' K x Design Guidelines December 2018 Draft ge P -yam / TT 4 ' - - 4 Volume II of III , � �s Ma nolia TAN FAQM Design Guidelines [This Page Left Intentionally Blank] Prepared For City of Huntington Beach Adopted by City Council Resolution No. xxxxxxx,(Adopted Date) Certified by California Coastal Commission (Certified Date) December 2018 Draft Page i Ma nolia TANK FARM Design Guidelines [This Page Left Intentionally Blank] Page ii December 2018 Draft TABLE OF CONTENTS VOLUME I I Design Guidelines ............................................... 1 1 Purpose and Intent........................................................................................... 1 2 Design Hierarchy.............................................................................................. 1 3 Landscape Design Concept.............................................................................. 1 3.1 CC Zone................................................................................................2 3.2 OS-PR Zone..........................................................................................4 3.3 Entries .................................................................................................6 3.4 Streetscape..........................................................................................8 3.5 Pedestrian Access.............................................................................. 11 3.6 Walls and Fences............................................................................... 12 3.7 Signage.............................................................................................. 13 4 Commercial Visitor Design Guidelines.......................................................... 16 4.1 Design Concept................................................................................. 16 4.2 Service and Loading Areas...............................................................20 4.3 Building Design.................................................................................20 5 Residential Guidelines....................................................................................26 5.1 Landscape..........................................................................................26 5.2 Residential Architectural Guidelines ...............................................28 5.3 Architectural Styles...........................................................................39 Contemporary................................................................................40 Abstract Traditional........................................................................42 AbstractSeaside.............................................................................44 Abstract Craftsman ........................................................................46 AbstractSpanish.............................................................................48 Appendix A: Plant Palette .............................. A-1 See Volume III - General Plan Consistency See Volume I - Specific Plan December 2018 Draft Page iii Ma no is TAN FARM Design Guidelines LIST OF FIGURES Design Guidelines ............................................... 1 Figure 7: Conceptual CCZone Landscape Vignette.....................................2 Figure 2: CC Zone Section ..........................................................................3 Figure 3: CC Conceptual Landscape Design Plan.........................................3 Figure 4:Marsh Park Concept Plan.............................................................4 Figure 5: Conceptual Cross Section of Magnolia Park..................................5 Figure 6: Conceptual Magnolia Park Vignette............................................. 6 Figure 7:Magnolia Park Concept Plan........................................................ 7 Figure 8:Primary Entry of Lodge Cross Section (Section A)..........................9 Figure 9: Private Street in Front of Lodge Cross Section (Section B).............. 9 Figure 10: Typical Residential Private Street Cross Section(Section C).......... 9 Figure 11:CV Plaza.................................................................................. 17 Figure 12:CV Recreation Area Concept.................................................... 17 Figure 13:Lodge Character Imagery......................................................... 18 Figure 14: Guesthouse Character Imagery................................................ 19 Figure 15:Massing and Articulation Diagram...........................................34 Figure 16: Contemporary Elevation Examples............................................41 Figure 17:Abstract Traditional Elevation Examples....................................43 Figure 18:Abstract Seaside Elevation Examples........................................45 Figure 19:Abstract Craftsman Elevation Examples....................................47 Figure 20:Abstract Spanish Elevation Examples........................................49 Appendix A: Plant Palette Page iv December 2018 Draft a g • TANK FAPM DESIGNGUIDELINES 1 Purpose and Intent These Design Guidelines(Guidelines) provide a design framework for the Magnolia Tank Farm Specific Plan(Specific Plan)to convey a cohesive community identity and integration of architecture and landscape within an urban beach environment, resulting in distinctive streets with memorable public and private spaces. The Guidelines are intended to be flexible, promoting engaging streetscapes without limiting the product type or configuration of the built environment and to allow for adaptability to market changes.The Guidelines are intended to inform builders and designers to create landscape and architecture that is consistent with the Specific Plan vision and guiding principles, the land plan and development standards in Chapter 3 of Volume I. While many examples are provided, they are not an exhaustive list of design solutions.The Design Guidelines are referencing design items not already addressed by the citywide design guildelines for which the project is subject to. 2 Design Hierarchy The Guidelines are most detailed for the Coastal Conservation (CC), Open Space-Parks and Recreation OS-PR)and the Commercial Visitor(CV)zones, and the major vehicular and pedestrian circulation because these areas are fundamental to establishing the development character of the neighborhood. The residential Guidelines allow for necessary adaptability to market changes over an extended period of time. However, the residential Guidelines are sufficiently robust so the underlying vision and planning principles will be embodied in all phases of the community's development. For descriptive purposes, some areas are given names to convey design intent and for ease of location and identification. Final naming will be the responsibility of the master developer, builder and/or operators. 3 Landscape Design Concept The landscape design concept creates a rich and vibrant landscape setting that respects and celebrates the Magnolia Marsh while meeting the needs of the residents and public in the design of Magnolia Park and internal paseos and streetscape. This will be accomplished throughout the site using both canopy and vertical accent trees as appropriate, and through low-water using and December 2018 Draft Page 1 ,g Macynolia TAN FARM Design Guidelines drought-tolerant plant materials,while keeping the use of turf to a minimum. Landscape design will incorporate feasible low impact development(LID)design features such as bioretention with under drains and specialized soil amendments for stormwater harvest and reuse.Additionally, landscape design shall implement heat reflecting surface color palettes and paving materials to further apply best practices. 3.1 CC Zone Refer to Figure 1: Conceptual CC Zone Landscape Vignette and Figure 2: CC Zone Section for the general features of the landscape in this zone including the relationship between Magnolia Marsh and the development edge. The design features of this area are based on consultation with the Huntington Beach Wetlands Conservancy and best scientific principles and practices for habitat protection with regard to biology, water quality, noise, lighting and access control. Off-site, the Magnolia Marsh edge condition consists of multiple layers of protection. The flood control channel open water area is integrated with the adjacent sub-and inter-tidal (meandering shallow channels)and non-tidal marsh(pickle weed and dunes)components to form the first layer of protection by providing an aquatic barrier to human and animal intrusion.The vertical sheet pile wall of the channel provides the second barrier. The adjacent channel maintenance road and existing fence continue to be inaccessible to the public and provides a third barrier. On-site,the CC area has varied topography, dense native coastal sage scrub vegetation, a passive trail and observation blinds. Using a dynamic solution instead of a fixed or hardscape approach allows opportunities to simultaneously strengthen the site, protect and magnify the qualities of the Magnolia Marsh and foster educational activities. Plant species for the CC zone should be selected from the designated Coastal Dune and Sage Scrub Plant Palette in Appendix A. ' 1�,J I Figure 1: Conceptual CC Zone Landscape Vignette Page 2 December 2018 Draft Design Guidelines 3.1.1 Hardscape Elements Hardscape will consist of an informal meandering trail. No paths are O proposed within the CC area upstream of the Marsh Park. The path will be located at least 20 feet from the property boundary except for the access point to the channel bridge. 0 Ij Interpretive signage and observation blinds will be placed in limited areas to provide compatible educational and wetlands observation / opportunities and sun shelter. Lighting will be restricted to low-voltage/wattage along the C 'Zone / pedestrian trail to provide for public safety. I I Fence I P� I OS-PR ZONE i. CC ZONE 24'WIDETRAIL I 30 j 1001_0., ----_. Figure 2: CC Zone Section BUFFER L OCFCO ACCESS ROAD NUNTIN6roN BEACH CHANNEL Figure 3: CC Conceptual Landscape Design Plan December 2018 Draft Page 3 p Ma nolia TAN FARM Design Guidelines 3.2 OS-PR Zone 3.2.1 Marsh Park The ecologically-based design concept for Marsh Park serves as a view corridor and connection to Magnolia Marsh. Education, passive recreation,a shade grove and a staging point for Magnolia \ Marsh tours are also provided. Marsh Park draws on the natural \, , forms of the marsh.The design concept includes pathways and `• ��. gathering areas which together create a connection to Magnolia �/* Marsh. The Park also provides logical separation between the Marsh Park Lodge and the adjacent residential neighborhood. The Park is lined by screening trees, a bioswale and meadow-like planting.The Park design features will be compatible with the CC landscape design for water quality and drainage, lighting,acoustics and access. Refer to Figure 4: Marsh Park Concept Plan. Pedestrians can also access the CC zone and Marsh Park overlook from Magnolia Street. �� BiOSWAIE SAAL NOW yyyyI11I ip SC4__'.-. til Legend Open Lawn r L „ Amphitheater y � ' © •Terraced L 1 ©: © Bioswale Observation Deck • Seating • Shade Element • Edu Signage © Pedestrian Trail OSeating Area ACCESS ROAD 4 Shade Grove me Greenscreens -UNAGTON BEACH CHANNEL •Vertical Trees Figure 4: Marsh Park Concept Plan Page 4 December 2018 Draft Design Guidelines 3.2.2 Magnolia Park The Magnolia Park landscape design will emphasize a dry riparian woodland ecosystem concept that is climate appropriate and complements the coastal sage scrub plant community in the CC Zone. The Magnolia Park design includes water-and energy-conservation measures through waterwise plant selection and efficient irrigation systems. The landscape will include dominant plant species such as Coast Live Oak and Sycamore and understory plant materials such as native grasses and coastal adapted species typically associated with this plant community. Tree and plant species for the Magnolia Park area should be selected from the Dry Riparian Woodland Plant Palette in Appendix A. Ornamental turf areas will be limited to only that needed for gathering spaces programmed in the - ~ r Magnolia Park. 7wz Magnolia Park is intended to provide passive landscape elements, such as a 8-foot wide meandering pathway, small seating areas, trash receptacles, lighting anda signage. Magnolia Park provides recreational activities in close proximity to homes. . ` TERRACED WALLS Y 5 a l g- Path Sidewalk Figure 5: Conceptual Cross Section of Magnolia Park December 2018 Draft Page 5 MaLynolia TAN FARM Design Guidelines IV Figure 6: Conceptual Magnolia Park Vignette A community gathering space is located adjacent to Magnolia Park. The space is conceptually designed to support community connections and interaction between residents and visitors. It features gathering places for larger groups with enhanced paving. Large canopy trees will be planted in areas to provide shade to the ground plane and for in-tree theatrical lighting. This gathering space includes an area that could serve as an event lawn for outdoor performances,children's play structure and craft displays. Fencing, walls and landscaping will be arranged for screening, sound attenuation and privacy between public and private uses. 3.3 Entries There are two vehicular entries into the Specific Plan area, both located off of Magnolia Street.The first is the primary entry located at the intersection of Magnolia Street and Banning Avenue at the southern end of the Specific Plan area. This entry serves as the main entry for CV uses, while also serving as one of the two entries into the residential areas. The entry monument will consist of large canopy accent trees, a series of masonry walls, signage wall, pilasters with decorative pots, and accent planting. It will be designed to complement the architectural style of the overall development and will include wayfinding signage and appropriate lighting. The secondary entry, also on Magnolia Street, is located at the intersection of Bermuda Drive and Magnolia Street. This entry will serve as the main entry to the residential development. It will be similar to the one at the primary entry in regards to the style and type of materials, though it could be smaller in overall size. Page 6 December 2018 Draft Design Guidelines Magnolia Park Planting Framework Magnolia Park Concept :.. L P RESIDENTIAL ~= RESIDENTIAL AL LOW WATER UNDERSTORY rr SUCCULENT GARDENS RESIDENTIAL RE D NTIAL I. ORNAMENTAL GRASSES ' ,S 1 1 COASTAL ADAPTED (r� PLANTING RIPARIAN WOODLAND OVERSTORY Y Figure 7: Magnolia Park Concept Plan December 2018 Draft Page 7 Ma nolia 9TAN FARM Design Guidelines 3.4 Streetscape Existing Magnolia Street travel lanes are separated by a landscape median extending to Bermuda Drive. The median contains a variety of mature trees including New Zealand Christmas Trees and Brisbane Box. On the opposite side of the street, there are existing Crape Myrtle trees located in sidewalk planters. In order to maintain the informal look of the existing beach community,the interior streetscape adjacent to Magnolia Street will consist of groves of both canopy and vertical accent trees that are irregularly spaced along the length of the curb adjacent sidewalk. These trees will comply with the City's approved street tree list as well as being consistent with the overall low-water use and drought- tolerant planting concept. The primary entry street at Banning Avenue will consist of enhanced paving materials such as interlocking pavers,stone, brick,and or enhanced colored concrete. Curb-adjacent sidewalks will be provided on both sides of the street to allow for pedestrian traffic through the site and will extend from Magnolia Street to the roundabout at Marsh Park.The planting on the sides of the road shall consist of both tall vertical trees and canopy trees that are planted in large pots or above ground planters.The shrub plantings will be a layered design with the larger and taller plant material away from the street and the smaller shrubs and ground covers planted adjacent to the street.The plant palette will reflect the seashore environment utilizing low-water use plantings. The median islands at the Lodge entry as shown on Figure 8: Primary Entry of Lodge Cross Section (Section A)and Figure 9: Private Street in Front of Lodge Cross Section(Section B)consists of both tall vertical trees alternating with canopy trees. The shrub material shall be massed appropriately using various types of low shrubs and ground covers. Rocks, boulders and stones may be used as a design element.Turf is not permitted in the medians. ,« The roundabout area adjacent to Marsh Park will include a minimum of one 60-inch box tree or larger as a focal element,with enhanced paving around the street edge, flowering plant material and special up-lighting. The interior streetscapes will complement the architecture,frame buildings and provide canopy ~ trees. Canopy trees allow sunlight during the winter and shade during the summer, minimizing Page 8 December 2018 Draft Design Guidelines the heat island effect.Additionally,the interior streetscapes will include low-water use plant material. Refer to Figure 10:Typical Residential Private Street Cross Section(Section Q. Decorative street lights, small masonry pilasters with pots and accent plantings and other types of street furnishings that provide an upscale aesthetic appearance will be provided. Section Locations hit Figure 8: Primary Entry of Lodge Cross Section (Section A) Will Figure 9: Private Street in Front of Lodge Cross Section (Section B) r STOW TM Flw611W Figure 10:Typical Residential Private Street Cross Section (Section C) December 2018 Draft Page 9 V,U Ma nolia TAN FARM Design Guidelines 3.4.1 Street Furniture Design and Placement The following should be considered in selecting street furniture: • Benches should be placed facing the street; • Design and colors should respond to architectural character of adjacent development in the area; • Artistic and aesthetic elements may be incorporated into the street furniture design as part of a streetscape effort to enhance the urban environment; • Trash receptacles should be designed compatible with other bus stop components and with removable plastic liner with a 35-gallon minimum capacity; • Avoid installing trash receptacles with design features that permit liquids to pool or remain near the receptacle as this can attract insects; • if possible, install trash receptacles in shaded areas a minimum of 3 feet from a bench. When installed in areas that receive direct sunlight most of the day,the heat may cause foul odors to develop; • Both benches and trash receptacles should be anchored to prevent unauthorized movement; • Materials, coatings, and surfaces should be graffiti resistant. Furniture should be readily replaceable; • Benches should be placed on the back side of sidewalk a minimum of six to nine feet from the bus sign post, to allow pedestrians to move past people sitting on the bench; and • Seating areas should be well shaded, if possible, either using shade trees preferably planted at the back of the sidewalk. $&A Page 10 December 2018 Draft Design Guidelines 3.4.2 Bus shelter Design Passenger shelters are provided to enhance the safety, security and � f comfort of transit patrons. When considering the placement of passenger shelters, consider the following: -- • Style of shelter should complement the architecture allowed within the Specific Plan; • Location of doors/wheelchair lifts on OCTA buses; _1 • Sight lines from nearby streets and driveways; • Provide ample waiting space around shelter; and • Appropriate drainage. T 3.5 Pedestrian Access Pedestrian connections are an important part of design and will be guided by the following: • Provide easily identifiable pedestrian access from the street and/or sidewalk to key areas within the site. The on-site pedestrian circulation system should be directly connected to off-site public sidewalks; • Meandering paths are preferred over long straight path alignments. Maintain visual access of the path through lighting and low landscaping; and • Paths made from permeable materials,such as decomposed granite,can create a more park-like setting and allow for incidental stormwater percolation. i a =�1 � t December 2018 Draft Page 11 " Magnolia TAN FARM Design Guidelines 3.6 Walls and fences While walls and fences are a functional part of the development,these elements should add visual interest and prove to be an enhanced site feature. • Materials such as concrete masonry units(CMU)in combination with stucco, stone, brick and other types of veneers along with tubular steel fencing should be used for walls and fences; • Walls and fences should be designed to complement the overall architectural style of the community to which the wall or fence is attached utilizing similar building materials. Walls should have a masonry cap material that is concrete, stone or brick. Tubular steel fences are allowed and are to be constructed to meet or exceed industry standards and painted with a rust proof material; • Natural colors that are consistent with the architectural theme are encouraged; and • Both sides of all visible perimeter walls or fences should be architecturally treated. Walls should be finished and designed to complement the surrounding development. Long expanses of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided where appropriate. These pockets should be large enough to allow for layering of plant material as well as to allow for growth of any tree material at maturity. AL Page 12 December 2018 Draft Design Guidelines 3.7 Signage Signs and monumentation within the Specific Plan area will provide wayfinding, identity and reinforce the design of the community. These Guidelines establish a coordinated signage program to achieve a unified and cohesive overall appearance. 3.7.1 General Guidelines • Selected sign colors and materials should contribute to legibility and design integrity; • Signs should be clearly legible for universal accessibility.They should meet or exceed ADA standards for type size, type style, color contrast, messaging and heights; • Typefaces used on identity signs should be easy-to-read fonts. HOTEL Consideration must be given to colors and materials of the surrounding support walls; • Signs should use a brief message. A sign with a succinct SELF PARK LOT 519 message is simpler and faster to read, looks cleaner and is more attractive; and • Sign conduits, transformers,junction boxes,etc. shall be concealed from view. �R Ito _II Illli � ` December 2018 Draft Page 13 Mapolia TANK FARM Design Guidelines 3.7.2 Pylon and Monument Sign Guidelines • Monument signs should be designed with the width of the base of the sign equal to or more than the width of the sign face; f • Pylon signs should be designed with two(2)supports to atTustaategcrcy house the sign area in a decorative frame. For signs where it is not possible to provide a frame proportional to the sign, j a single support may be provided as long as the support is proportional to the sign face in size and shape; • A consistent color scheme should be used on all exterior signs that is compatible with all other signs on the parcel; and • Signs should be constructed of permanent/durable exterior sign materials. Pylon Sign 3.7.3 Wall and Projecting Sign Guidelines • Locate signs as close to the building entrance as possible, where feasible; 7ZIJ • Wall signs shall consist of individual letters and be attached to a building without visible supports or raceways; • Wall mounted internally illuminated box signs and banners used as permanent signs are prohibited; t��lr4 ui,�i�te • Projecting signs shall have a minimum vertical clearance of Wall Sign eight feet; _ • Projecting signs shall be placed perpendicular to the building wall; • Projecting signs shall be attached-to the building fascia or canopy with an authentic, attractive and decorative supports; 4 D E S II • Encourage use of a consistent color scheme on all exterior signs that is compatible with all other signs on a building and free-standing signs on a parcel; and • Construct signs of permanent,durable,and fade resistant materials. Projecting Sign Page 14 December 2018 Draft Design Guidelines 3.7.4 Pageantry Pageantry includes flags, banners, cylinder kiosks, canopies, lights, directories, ground-mounted graphics, flower pots or other similar, temporary or permanent(but changeable)elements. The intent is to allow regular changes to the pageantry elements in terms of color, design and other visual content so the pageantry signage will always look current. Pageantry may be located within the right-of- way,within setbacks or on private property. Pageantry may be used to feature on-site tenants or programming. • Paper,cardboard,Styrofoam,stickers and decals are not acceptable forms of pageantry(directories and kiosks excepted); • Pageantry shall not include flashing, flickering, rotating or moving lights; • Temporary Promotional Advertising (banners) is not considered to be pageantry; and • Kiosks and directories should provide vertical breaks in the sign structure. Individual panels shall be recessed, framed, or otherwise treated to avoid a flat appearance of the sign face. IZZAS 41 fit_ `r a Pagentry and Directional Sign Examples December 2018 Draft Page 15 F M a nolia r , AN FARM Design Guidelines Directional Signs and Wayfinding Program • A wayfinding program detailed with the placement and location of directional signs shall be developed; • Vehicular directional signs should be located at major - vehicular intersections and at strategic locations to also act as identity markers for pedestrians; • The placement of directional signs must maintain sight lines; and • Pedestrian directional signs are highly encouraged in areas of high pedestrian activity. TT UM, IEEVAT0R Directional Sign Examples 4 Commercial Visitor Design Guidelines This section provides Guidelines for the design of the commercial visitor area. 4.1 Design Concept The Lodge will provide services for overnight visitors, pedestrians and bicyclists utilizing the Coastal Trail and other connections in the immediate vicinity. The Plaza is the centerpiece of the visitor-serving area. This gathering space will provide common area for residents and guests to enjoy Lodge activities and social interaction. Its character and activities relate to the culinary-oriented retail and services in the adjacent first floor buildings and the Lodge terrace, and becomes part of the open space/park system for the community. Page 16 December 2018 Draft Design Guidelines By taking design cues and lessons from some of the world's greatest local gathering places and adapting them to the Huntington Beach culture, context and 21st century life, the Plaza is intended to be a unique place that is intimate, relaxed, warm and inviting to visitors and residents. It is planned to be a space that is flexible with potential uses such as a farmers' market.This most active area of the community is located on the inland side of the Lodge reducing impacts to adjacent uses. The adjacent street is integrated into the design and function of the Plaza with features that assure vehicular and pedestrian safety, with pedestrian circulation design taking priority over vehicles. Figure 11:CV Plaza The Lodge recreation area is located adjacent to the CC zone and the seaward-facing building fa4ade. This area will contain an event area, the food and beverage terrace, pool, a gas burning fire pit, lookout, trail access and additional coastal sage scrub landscape features inland of the CC zone. The Lodge recreation area is designed to accommodate low-key Lodge events and intimate gathering spaces. The landscape theme brings the coastal sage scrub characteristics into the grounds while providing panoramic views of the marsh and ocean beyond. Refer to Figure 12: CV Recreation Area Concept. „ Figure 12: CV Recreation Area i-oncept December 2018 Draft Page 17 Mapolia a TANK FARM Design Guidelines The Lodge is a key element of the Magnolia Tank Farm Specific Plan area as a venue with special views over the Magnolia Marsh to Huntington Beach State Park. The Lodge allows visitors and residents access to panoramic views from the elevated terraces overlooking the Magnolia Marsh. The ground level includes most of the Lodge public spaces,food and beverage services and other amenities that expand out on both sides of the Lodge.As a catalyst for the community, it promotes and supports a local Huntington Beach lifestyle with dining organized by a plaza space with easy circulation and pedestrian comfort. y Private patio Second floor suite Open air covered walkway Special meeting facilities and pool Pool environment Lodge food and beverage inspiration Figure 13: Lodge Character Imagery Page 18 December 2018 Draft Design Guidelines Y+ F a Ik A i, =4 a 4s u�gery Within the CV parcel, the beach lifestyle of Huntington Beach will be evident. The ground level is envisioned to be a dynamic public space. Highlighted by an iconic architectural element at the primary entry, to create visual interest as a part of the gateway into the community. December 2018 Draft Page 19 n . ; Ma, no is TANK FARM Design Guidelines 4.2 Service and Loading Areas Service and loading areas should be located and designed for convenient access and to minimize circulation conflicts. These critical functional elements should not detract from the public viewshed area or create a nuisance for adjacent property owners or vehicle traffic. • Loading areas should be located in the rear of a site, where feasible; • Loading and delivery facilities should be screened with mature vegetation; • The location of the service and loading areas should consider noise impacts to adjacent properties,which may necessitate enclosing the service or loading area; and • The location of service and loading areas shall not have negative impacts on vehicular access, including not blocking alleys or residential parking areas. 4.3 Building Design 4.3.1 Massing • Desirable massing includes: • Variation in the wall plane(projecting and recessing elements); and I • Variation in wall height. • Surface detailing should not serve as a substitute for distinctive massing; Wall plane variation • Minimize the vertical emphasis of architectural design elements by incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs or other ornamentation, along different levels of the wall surface; • Consider using narrow floor plan depths to maximize daylight, exterior views,and natural ventilation. Courtyards and atriums can also be used to bring light and air into interior space;and Page 20 December 2018 Draft Design Guidelines • Maximize architectural interest in walls by: • Adding window openings and/or entrances and other relief, • Providing recessed glazing and storefronts, • Changing color and texture along the wall surface, • Adding trims, projections, and reveals along different wall surfaces, and Maximize architectural • Articulating the building facade by varying juxtaposition interest of building elements. 4.3.2 Seale Scale is the proportion of one object to another. "Human" or "intimate" scale incorporates building and landscape elements Open air covered walkway that are modest in size. The individual components of the building also have a relationship to each other and the building as a whole, which creates the overall scale of the building. • Building facades should be detailed to make the structure appear smaller in scale. Building scale can be reduced by ;: articulating the separate floor levels with horizontal bands s or by increasing the level of detail on the structure at the street level; �"• • Architectural details and materials on lower walls that relate ;- to human scale should be utilized; examples include trellises, roof overhangs, wall materials, fixtures, and other details; _y • • Windows and storefront distribution and shape can r� significantly inform the building scale; and • Articulated storefronts with carefully arranged windows, trellises, or awnings, rather than blank walls, should face t ' onto pedestrian spaces and streets. December 2018 Draft Page 21 Magnolia TANK FARM Design Guidelines 4.3.3 Continuity Continuity among individual buildings in the area contributes to community identity, levels of pedestrian activity, and economic vitality. Design solutions should take into account the physical scale of the area and adjacent buildings. 4.3.4 Rhythm Rhythm describes the relationship of building components, as well as the relationship of individual buildings, one to another. Rhythms should be more complex than simply the repetition of one or more architectural details. 4.3.5 Articulation Full articulation, 360-degree architecture, including variation in massing, roof forms, and wall planes, should be incorporated in the building design. • The highest level of articulation should occur on the front facade and facades visible from public streets. However, similar and complementary massing, materials, and details should be incorporated into side and rear facades; • Architectural elements such as windows, overhangs, trellises, arcades, projections, awnings, insets, materials,textures, and colors should be incorporated into every building facade. Blank walls should be avoided; • Details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas should be used to create shadow patterns and depth on the wall surfaces; Intimately-scaled building and landscape elements Page 22 December 2018 Draft Design Guidelines • Storefronts should convey an open, inviting appearance. Well-designed storefronts, including windows, doors,wall composition, colors, and materials should be used to create a sense of entry and pedestrian scale; • Storefronts should include a minimum of N 60-percent glass; - • Balconies are encouraged and can create opportunities for community interaction; r • Balconies can be designed as deep insets on the '9 building form or as projections from the building; • Restaurants and cafes should provide outdoor seating. • Architecturally compatible lighting should be — provided between buildings to ensure security; and • Accent materials should be used to highlight building features and provide visual interest. Accent materials — — may include any of the following: r • Wood, • Glass, • Concrete, • Stone, • Plaster(smooth or textured), • Painted metal, and • Architectural screens. 4.3.6 Parapets _ MINIM Rooftop equipment on flat roofs,except for solar panels, should be screened and should be invisible from ground level. Buildings with flat or low-pitched roofs should incorporate parapets, pitched facades,or architectural elements designed to screen roof mounted mechanical equipment. Solar panels visible to adjacent area December 2018 Draft Page 23 r; Ma nolia TANK FARM Design Guidelines Parapets should convey a sense of permanence. If the interior side of a parapet is visible from the pedestrian and/or motorist area of the project, it should receive appropriate detail and the proper application of materials should be utilized. VAX 4.3.7 Main Entryways Main entryway design should consider the following: • Changes in the roof line, a tower, or breaks in the surface to the subject wall are preferred,- • Recessed or projecting entries and articulation in the storefront mass are encouraged; • Awnings or signs should be used to help clearly demarcate building entries and help orient pedestrians; • Doors should be in scale with the building elevation on which the door is located;and • Storefront doors within a single facade should be of the same style and height. 4.3.8 Rear Entrances • The rear entry door design should be compatible with the front door; �;W • Security lighting should be focused on the rear entry door; • Selective use of tree planting,potted plants and other landscaping should be used to improve a rear facade;and • Refuse containers and service facilities should be screened from view. Use landscaping to screen walls and to deter graffiti. Page 24 December 2018 Draft Design Guidelines 4.3.9 Windows • Awnings,landscaping and controllable blinds should be provided to reduce heat gain through windows. 4.3.10 Colors The appropriateness of any given color for a particular building depends on a number of factors, including architectural style, building material, building features and details, building size, building orientation, building context and climatic considerations.Well-coordinated color palettes that integrate with the exterior features of a building should be used, • Incorporate a heat reflecting surface color palette and building materials; • Use subtle or muted colors on larger and simpler buildings; • Contrasting colors that accent architectural details are encouraged; • No more than three colors should be used on any given facade, including natural colors such as unpainted brick or stone; • Avoid using colors that are not harmonious with the color palette; • Light building colors in soft tones are encouraged; large areas of intense light color should be avoided. Soft tones ranging from white to very light pastels are preferred. Neutral colors such as off-white, beige, and sand are also acceptable; and • Accent colors outside of the light building colors may be used to reinforce the design concept. Roof line changes and organic monumentation December 2018 Draft Page 25 Ma no ia TANK FAQM Design Guidelines 5 Residential Guidelines " - 5.1 Landscape The residential landscape should comply with the General Landscape Guidelines in Section 3. 5.1.1 Common Recreation space The common recreation open space facility will become Common Recreation Outdoor Kitchen the focal area of the residential neighborhoods. Below are guidelines for this area: • The pool decking area should include space for lounges, outdoor furniture and entrainment areas,- - A group barbecue facility, outdoor fireplace, and outdoor fire pit may be located within the recreation facility area;they shall be gas fired with automatic timers for gas shut-off. Charcoal grills and wood burning devices are not allowed; • Outdoor shade structures, awnings, cabanas, umbrellas, cloth sails and other types of shade providing elements are encouraged; Common Recreation Open Space • Landscaping within the pool area shall harmonize with the surrounding streetscapes. Group higher-water using plant material together by hydrozones and separate them from lower water using plant material; • Large specimen trees should be used within the open turf areas to help provide shade and screening of unwanted views; • Accent trees should also be used at pedestrian entries and around the pool area for color and seasonal interest,- * A paseo walkway system will be designed to provide connections to residential developments; • Natural and/or synthetic turf is permitted within the Spa Area pool area; and • Buildings included within the recreation area should reflect the same architectural character as the nearest residential buildings. Page 26 December 2018 Draft Design Guidelines 5.1.2 Common Open Space Private or common open space, as well as pedestrian connections to such spaces, should be provided to enhance the living environment and contribute to a walkable neighborhood character. • Residents of all portions of a residential development should have safe, efficient, and convenient access to usable open space,whether public or private,for recreation and social activities; • Programed open space should focus on areas that are - - usable to the residents and not merely remainder parcels with marginal utility; • Infrastructure elements such as stormwater retention - basins should be incorporated into the common open space plan; and 4 ry - • Buildings, parking areas,and common open space should be arranged to minimize the use of sound walls. t 5.1.3 Residential Development Entry Drives Easily identifiable and aesthetically pleasing entrances designed to complement the style of development should be provided. • The principal vehicular access into a development site should be through an entry drive rather than an alley Enhanced paving drive. Colored, textured and/or permeable paving treatments at entry drives are encouraged; • A combination of the following accent features shall be incorporated into the development entry: 1� I • Low water using/drought-tolerant landscaping; �� EF 'i • Low water using water features with recirculating systems; • Architectural monuments; Entry monumentation December 2018 Draft Page 27 Magnolia TAN FARM Design Guidelines • Decorative walls; and • Enhanced paving (colored, textured and/or permeable). • Development entry features should reflect the overall architectural identity or character of the development; • Entries should align with existing or planned median openings and adjacent entry drives; and • The number of development entries should be minimized. 5.2 Residential Architectural Guidelines These Guidelines provide a design framework for residential buildings to convey an aesthetically interesting community identity. The Guidelines are intended to be flexible, promoting engaging streetscapes without limiting the product type or configuration of the built environment, and to allow for the greatest adaptability to market changes. Innovative and creative design concepts are encouraged. The following Guidelines have been written to guide builders and architects in creating architecture which is consistent with the envisioned residential village. While many examples are provided, they do not serve as an exhaustive list of design solutions. 5.2.1 Site Considerations The following site planning guidelines should be considered for creating great placemaking. • Orient buildings toward streets, pedestrian pathways and/or active spaces; �--- • Provide pedestrian-friendly linkages to amenities t and parking; • Arrange buildings to create a variety of outdoor spaces including intimate courtyards, paseos, urban plazas, and/or private and common open spaces; Page 28 December 2018 Draft Design Guidelines • Coordinate vehicular or pedestrian connections between parcels where appropriate; and • Use Crime Prevention Through Environmental Design w (CPTED)features in the design of spaces such as territorial reinforcement,strategic natural surveillance, well-lit spaces,and appropriate maintenance. 5.2.2 Privacy Privacy is an important consideration in design. Innovative 4 site planning and design techniques should be used to AM preserve privacy while promoting social opportunities. In particular,windows of units should be located to minimize visual intrusion on neighbors' bedroom �-- windows. Thoughtful and innovative techniques, including landscaping, should be incorporated where appropriate to provide privacy for residents. 5.2.3 Plotting of Building Types, Elevations & Color Applications The plotting of building types, elevations, and color and material palettes should avoid monotony, provide depth and interest with a variety of design schemes, and promote visual diversity along public streets. Colors should complement the architectural style. , Multi-family Buildings Where one multi-family building type is used along a street frontage the following is required: +� • A minimum of two architectural styles(a Contemporary style can be used twice if the elevations are substantially different. Refer to 5.2 Residential -•.. Architectural Guidelines for information about styles); I�K *Il • A minimum of two color schemes; and • Each elevation style shall have a different roof design, unless a flat roof is utilized. December 2018 Draft Page 29 d; Ma no ia TAN FARM Design Guidelines Single-family Buildings I Single-family neighborhoods require the following: !� A minimum of three plans; • A minimum of three architectural styles(a Contemporary style can i $ Y be used twice if the elevations are substantial) different; • A minimum of three color schemes per style; • Each elevation style shall have a different roof design, unless a flat roof is utilized; and • Homes in clusters must have additional architectural enhancements such as shutters, awnings, or pop-outs when the Example of stacked massing and simple same plan is repeated along a streetscape. roof lines 5.2.4 Scale,Massing, & Articulation Urban-styled communities are primarily defined by how the building massing frames the street to create an engaging built form and sense of place.The scale of the buildings should create visual interest and rhythm to the street. Composition of the massing,volumes, and stylized details should achieve engaging streetscapes.This may mean subtle massing offsets with a higher-level of detail,or bolder forms with more pronounced massing variation and simple to sparse details. Design building elevation treatments to convey the visual character of individual units rather than a singular building mass and volume. 5.2.5 Efficient Design In an effort to meet the rising housing demand and affordability, _ — -- efficient design is an important consideration. Homes that feature simple structural(massing and roof)forms will provide an aesthetically pleasing neighborhood while being economically feasible. � Smaller homes especially stand to benefit from a simpler, streamlined .e • architectural treatment characterized by stacked massing, simple rooflines, and an acute attention to detail to maximize buildable square footage.Architecture designed with simplified massing also has positive impacts on the reduction of the building's carbon footprint through resource-efficient design. Page 30 December 2018 Draft Design Guidelines 5.2.6 Human-Scale Design Buildings should incorporate three-dimensional massing that casts shadows and creates visual interest on the facade. Overall design aesthetic(composition of massing, scale, material,color and detail)is more important than the level of articulation. • Design building forms to be well-proportioned with a balanced composition of elements along the street; • Articulate building facades through the use of offset massing elements or volumes, complementary colors and/or materials, variations in building setbacks, or attractive window fenestrations; • Provide 360-degree architecture; Highly visible corner accented December 2018 Draft Page 31 7 Magnolia TANK- FARM Design Guidelines • Use projections, overhangs, and recesses to enhance shadow, articulation and the scale of buildings; and A • Distinguish the main building entry, if applicable, from the rest of the building, preferably as a focal point in the elevation consistent with the style of building. =_ • Massing offsets include one or more of the following: • Building pop-outs and recesses(wall planes, massing features, or balconies); • Entry vestibules or stoops; • Bay window or corner-wrapping window; • Prominent entry(encouraged on corner-side elevations); • Accent roof; t t • Volume space creating height variation; • Single-story element,such as a porch, balcony, or courtyard; and • Other similar features which enhance and provide massing articulation. -, a Use of interlocking volumes with massing changes&use of window design &balcony details creates variation along the streetscape. Page 32 December 2018 Draft Design Guidelines 5.2.7 Building Heights Variations to building heights have a large impact on the mass, scale, and design of the community. • Visually step the building height in at least one location by a minimum of two feet when a building exceeds 190 feet in length; • Include one or more of the following parapet detail treatments, if applicable: • Pre-cast or simulated pre-cast elements; F< ;pw • Contiguous banding or projecting cornice; ' • Caps; and O i.. • Combination of treatments. 5.2.8 Private Alley Treatments The use of private alleys has evolved from a purely functional space to a space that has become an active pedestrian area with front doors and/or garage access. Locate and design garages so that they do not dominate the private street frontage. Design of these spaces should create a pleasant experience for residents. At least three of the following shall be implemented along an alley: • Massing offsets(layered wall planes, recesses or cantilevers)of at least one-foot; I � • Window trim, colors, and selected details from the front elevation; 1 • Rear privacy walls and pedestrian gates; • Enhanced garage door patterns and/or finishes; • Planting areas between garage doors; �,- • Garage doors using color and/or design elements; and • Enhanced paving in areas where alleys intersect with paseos. Upgraded garage doors, recessed garage doors and planting and enhance paving the private alley experience December 2018 Draft Page 33 Ma nolia TAN FARM Design Guidelines 5.2.9 Architectural Detailing Architectural detailing of building facades is a key feature of quality design. Special attention is required in the treatment of entries(doors, vestibules, porches or courtyards) using enhanced trim or details to emphasize these as primary focal points. Articulated or unique window treatments can further enhance wall surfaces. Roof awnings can provide shade and contribute to the character of the neighborhood. • Design secondary elevations of building types that have no rear elevation(such as wrap or podium buildings) in a way that complements the architectural vernacular of its surroundings; • Design all building elements, such as materials and color, detail elements(porches, balconies,courtyards, awnings and surface treatments)and functional elements(garage door lights, exterior stairs, guardrails, gutters, downspouts, screen walls, electrical enclosures, or similar features)consistent with the architectural vernacular of the building; and • Design all accessory structures(including detached garages)to be compatible in design, materials, and color with the primary building(s). Accentuated corner Prominent vertical Variation in building height Windows stack treatment building feature vertically 0. ----- - i F i -- ----------- A OAK ,. ' i 3 r r t 1 ' Plan 3 Plan 1 Plan 2 Plan 2 Plan 1 Plan 3 Change of material reinforce horizontal plane Figure 15: Massing and Articulation Diagram Page 34 December 2018 Draft Design Guidelines 5.2.10 Entries Front entry doors and entries should: pppp- • Be oriented toward a street, pathway,auto court,alley v �� or gathering space; 9 • Provide a focal point for each residential unit or the building as a whole; and • Be protected with overhangs, recesses, porches, awnings, trellises or other appropriate architectural elements. _ ,y 5.2.11 Windows ~ Windows play an important role in the exterior Recessed entry door Awning above entry door architectural character of the building.Windows can provide a high level of architectural enrichment. Size and shape shall be considered to assure a balanced relationship with the surrounding roof and walls. Where possible, coordinate windows vertically and horizontally. • Avoid horizontally proportioned bathroom windows. • Windows enhance the architectural character of the building Avoid horizontal windows December 2018 Draft Page 35 Maanolia TAN FARM Design Guidelines 5.2.12 Materials Construct buildings using quality materials to create a character and long-term value: • Incorporate a variety of materials and textures; • Use a heat reflecting surface color palette and building materials; • Limit heavier building materials, such as brick, stone,tile,and pre- cast concrete to the ground level to form the building base and convey a sense of balanced construction; ! • Use durable, quality materials designed to appear as an integral Example of siding terminating at an part of the design; inside corner • Change materials only at inside corners of walls or other meaningful locations where architecture elements intersect; and , • Wrap ground-level materials on columns and posts in their entirety. ' 1 ACCEPTABLE NOT ACCEPTABLE saran.tra.r..nu arouNl w dssad b'hv'K as an .�,. h0eg0i pntof Om dnipn._ _;; ;c - --- Style-appropriate windows,-heavier base material / not manly WpW to a Note:Figure not to scale. Material wrapping diagram SEEM Appropriate use of materials reinforces contemporary design theme Page 36 December 2018 Draft Design Guidelines 5.2.13 lighting Appropriate lighting is essential in creating an inviting evening atmosphere for the community. All lighting shall be non-obtrusive. • Limit all exterior lighting to the minimum necessary for safety without light spill over on adjacent properties; • Shield all exterior lighting to minimize glare and light spill onto adjacent areas; • Use exterior entry lights that complement the architectural style; and • The use of multiple types of lighting is encouraged: • Up light creates cast shadows of landscape; • Down light at accent architectural elements; and • Recessed lighting can highlight featured elements. ALM K Exterior lighting complementary to the architectural style December 2018 Draft Page 37 Magnolia TANK- FARM Design Guidelines 5.2.14 Functional Elements • Screen ground-mounted equipment and meters; • Screen air conditioning units by parapets, walls or landscaping a minimum of six inches taller than the equipment and located away from project amenities; and • Paint mechanical devices such as exhaust fans,vents, pipes, gutters and downspouts to match or complement adjacent surface. 5.2.19 Trash Enclosures Locate space for trash bins within the garage if possible. Where outdoor trash bins are proposed design trash enclosures as follows: • Incorporate roof structures to screen the refuse storage areas that can be overlooked from above; and • Use finish materials and details compatible with the surrounding architecture; gates should be solid (not transparent). • All trash enclosures shall drain to the sanitary sewer system only. Trash enclosures should reflect architectural styles Page 38 December 2018 Draft Design Guidelines 5.3 Architectural Styles 5.3.1 Contemporary& Abstract Styles "Contemporary" and "abstract" styles accommodate the beach setting of the Specific Plan area.These styles are well-suited for residential buildings in mixed-use neighborhoods that blend visitor- serving uses with housing. The contemporary and abstract styles work well with each other and provide variety for the neighborhood. Contemporary styles include simple, unadorned geometric forms detailed with materials, massing, details and color.The styles emphasize interlocking shapes and forms with a collage of materials and colors. Architectural elements such as awnings, balconies, bays and trellises can be appended to the volumes, allowing indoor/outdoor spaces to Abstract Spanish design example be created.Vertical and horizontal elements can provide interest to the residential structures.The roofs may be flat with parapets, sloped or a combination of both. Abstract styles are based on historically derived forms, materials and details that thematically express a particular transformed traditional s style.These styles focus on character-defining elements but allow for jll g the integration of modern materials, colors and artistic interpretation to generate a more progressive, yet recognizable, expression of a , traditional architectural style. Adapted elevations can incorporate '. new, modern or progressive forms, details and materials in the modern context of architecture. Architectural liberties are taken in interpretation and design to create an identifiable style that is not strictly historical. Abstract Seaside design example In addition to the Contemporary style, Abstract Traditional, Abstract Seaside, Abstract Craftsman and Abstract Spanish are allowed in the Specific Plan area. December 2018 Draft Page 39 Macynolia TAN FARM Design Guidelines Contemporary The Contemporary style is composed of simple, rectangular geometric forms with generous window areas,accented by bold use of materials and colors and detailed by interesting balcony railings and canopies. Flat roofs are typical but shallow-pitched roofs may also be utilized. Windows and balconies can emphasize a corner orientation to break open the mass of the building. A combination of bold background colors can distinguish architectural features as will modern exterior materials such as fiber cement siding, panels or metal siding.Windows help articulate the form to create larger organizations,whether in horizontal or vertical compositions. Elements Standards Enhancements Roof • Parapet OR shallow-pitched roof OR Simple Organic OR Components unadorned parapet walls Non-orthogonal shaped roof Roof . Consistent with overall design,as applicable Materials Roof Colors • Consistent with overall design,as applicable Architectural • Simple box-like massing form Vertical/horizontal Components • Signature form,detail OR feature elements • Masonry accents Wall . Fine to medium stucco finish (16/20 OR 20/30) Cut stone accents Materials Fiber cement siding accents • Metal accents Wall Colors • Light to medium value,warm hues Trim& • Minimal ornamentation Simulated wood accents Details • Rustic-style hardware is prohibited Metal pipe balcony railings Trim Colors • Warm OR cool,earthy hues in medium to dark values OR contemporary colors • Vertically proportioned windows OR • Square OR horizontal Windows ganged windows rectangle window accents • Awnings • Contemporary entry doors • Glass entry doors Doors • Simple horizontal simulated wood garage • Obscured glass panel doors(no panels) garage doors Accent • Muted shades, medium to dark in value, in warm OR cool colors OR Colors contemporary colors Page 40 December 2018 Draft Design Guidelines R 1 hi Figure 16:Contemporary Elevation Examples December 2018 Draft Page 41 '6 Ma nolia TAN FARM Design Guidelines Abstract Traditional The Abstract Traditional style captures the spirit of California beach living. Homes reflect an airy connection to the outdoors with simple forms and vertical windows.The style uses a play of materials from light to earthy stone colors and a mix of old traditional and new progressive materials. The style is based on familiar farm house shapes. Steeper pitched gable roofs balance the flat roofs. Use of materials connects the style to the agricultural past with stucco, stone and siding materials and metal roof accents. Roof • Parapet OR front facing gables OR shed • Dormers Components roofs;steeper pitches where applicable • Gable end details Roof • Consistent with overall design, as • Metal roof accents Materials applicable Roof Colors • Consistent with overall design,as applicable Architectural a porch OR covered entries • Awnings Components Wall • Medium sand float stucco finish(16/20) • Stone OR brick accents Materials • Board &batt accents • Limited horizontal siding accents Wall Colors • Light to medium values • Simulated horizontal OR vertical wood railings Trim& • Shutters Details ' Limited ornamentation . Fully trimmed windows • Paired wood posts at porches • Simple posts with banded base Trim Colors • Light values Windows • Vertical windows • Square window accents • Paneled front entry doors ' Glass front entry doors Doors • Glass garage doors • Paneled OR planked garage doors • Integral door/side lite system Accent Colors • Muted shades of blue,green, gray&red in medium to medium dark value Page 42 December 2018 Draft Design Guidelines Ole 4ki,1 1�\4 <»w 0 :... w •f t O O Gl O V N A a C O O N 3 0 V Figure 17:Abstract Traditional Elevation Examples December 2018 Draft Page 43 Ma noha TANK FARM Design Guidelines Abstract Seaside The Abstract Seaside style has evolved from eastern seaboard traditional influences.These elements include white-painted columns, siding and shuttered windows with generous trim above the doors and windows combined with the asymmetrical, unpretentious massing, and functional forms of the Cape Cod and Farmhouse. Low pitched hipped roofs with exposed rafter tails are often used to articulate simple forms. Elements Standards Enhancements • Dormers Roof • Parapet OR shallow pitched roof • Gable end details Components • Front facing gables, hip OR shed roofs • Flat concrete tile accents • Hip roof accent tower Roof • Consistent with overall design as • Metal roof accents Materials application • Composition shingle/flat the roof Roof Colors • Consistent with overall design as application Architectural • Simple two-and three-story massing • Awnings Components . Porch OR covered entries Wall • Medium sand float stucco finish (16/20) • Stone OR masonry accents Materials • Board &batt accents • Limited horizontal siding accents • Shingle accents Wall Colors • Light to medium values • Simulated wood railings • Shutters • Fully trimmed windows Trim& • Limited traditional ornamentation Details elements • Paired wood posts at porches • Simple posts with banded base • Railing detail variation • Bermuda shutters Trim Colors • Light values • Ganged windows Windows • Vertical windows • Square window accents • Divided lights • Paneled front entry doors • Glass front entry doors Doors • Glass garage doors • Paneled OR planked garage doors • Integral door/side lite system Accent Colors • Light to medium values Page 44 December 2018 Draft 4 ry x w { t 1 i'rii , x- I NINE ■log Figure 18:Abstraz., seaside Elevation Examples December 2018 Draft Page 45 ±i Magnolia ,t TALI FARM Design Guidelines Abstract Craftsman This style was influenced by the English Arts and Crafts movement of the late 19th century and stylized by California architects such as Bernard Maybeck in Berkeley and the Greene brothers in Pasadena. Craftsman architecture relies on the simple house tradition, combining hip and gable roof forms with livable porches and broad overhanging eaves.This style can be identified by details such as exposed rafter tails and knee braces below overhanging eaves and rustic-textured building materials. Substantial, tapered porch columns with stone piers lend a Greene character while simpler double posts on square brick piers and larger knee braces make a Craftsman distinctly more Maybeck. The overall effect is the creation of a natural,warm and livable home of artful and expressive character. • e • Side-to-side gable with cross gables OR combination hip and gable forms OR flat roof with parapet walls • Extended eaves at accent features Roof • Lower roof itches • Components p Shaped rafter tails preferred • Exposed rafter tails at prominent locations • Outlookers and brackets • Bargeboard and rafter tails at gable ends,where used Roof Materials • Flat,shake concrete tile OR asphalt shingles Roof Colors • Medium to dark value browns,greens and earthy red hues Architectural • Heavy"timber"columns • Porch OR covered entry OR defined entry Components • Post&beams Wall Materials • Medium sand float stucco finish(16/20) • Shingle siding OR board&batten OR • Horizontal siding brick OR stone accents Wall Colors • Medium light to medium dark value earth-related tones of brown, rust,olive green and ochre • Gable end details • Tapered OR double-post porch Trim &Details • Appropriately sized columns(where used) columns on brick OR stone piers • Shutters • Pot shelves Trim Colors ' Toned whites in light to medium light value range and brown shades in medium to dark value range • Grouped windows with continuous • Vertically proportioned windows head trim Windows • Window grids • Vertical windows at first floor • Fully trimmed windows • Horizontal windows at 2nd floor along belt course Doors • Paneled front entry doors • Front entry wood and glass doors • Paneled garage doors • Garage doors with windows Accent Colors • Earthy,warm hues, medium to dark value, including green, rust and burgundy tones Page 46 December 2018 Draft Design Guidelines Imo- I � - . . ow u a ! r - r Figure 19:Abstract Craftsman Elevation Examples December 2018 Draft Page 47 Magnolia TANK- FARM Design Guidelines Abstract Spanish The Abstract Spanish style includes box-like forms that can include either flat roofs with parapet or shallow-pitched roofs. Wall surfaces are simple or have lightly textured surfaces, with clean cut openings for windows and doors. Arched doorways, small balconies and the creative use of stone provide form to the Abstract Spanish style. Contemporary elements such as iron awnings, sliding barn doors and a combination of traditional light fixtures and contemporary lighting strategies pull the 'old'and the 'new' together while providing a warm, contemporary flair. Elements Standards Enhancements • Clean, uncomplicated roof solutions Roof • Shallow-roof pitches OR flat roofs with Components parapets • No rafter tails • Concrete"S"the OR Roof . Built-up flat roofs standing seam metal roofs Materials • Accent mansards Roof Colors • Where visible hues of terra cotta OR other natural clay colors • Simple geometric forms Architectural . Secondary massing elements • Balconies OR verandas Components • Horizontal massing with vertical elements Wa I I Materials • Medium sand float stucco finish (16/20) • Stone OR siding accents Wall Colors • Toned whites&light to medium light value warm colors • Well-placed &proportional Trim &Details . Trim only at feature windows entry light fixtures • Wrought iron Trim Colors • Medium dark value browns reminiscent of stained wood • Vertically proportioned OR • Horizontal trim bands above Windows ganged windows OR below windows • Divided lights • Arched entry stoop Doors • Glass OR horizontal paneled front entry . Horizontal paneled garage doors without a porch doors Accent Colors • Clear to muted blues, greens, rust&burgundy in medium to dark value range OR dark browns Page 48 December 2018 Draft Design Guidelines fO o a N w y s {s x C 4 O 6► .a t N e r . 11 z a Figure 20:Abstract Spanish Elevation Examples December 2018 Draft Page 49 .�. :. Ma nolia sift TAN FARM Design Guidelines [This Page Left Intentionally Blank] Page 50 December 2018 Draft ! # Magnolia TANK- FAPM APPENDix A-, PLANT PALETTE The following list of plants reflects the concepts of the Specific Plan area and should be considered for use in the development of landscape plans.These plants are adapted to coastal areas.Additional plants may be considered. All proposed landscaping within the public right-of-way is subject to City approval. Coastal Dune and Sage Scrub Plant Palette Shrubs Botanical Name Common Name Abronia maritima Red Sand Verbena Abronia umbellata Beach Sand Verbena Acmispon glaber Deerweed Adenostoma fasciculatum Chamise Agave shawii Shaw's Agave Amsinckia spectabili Woolly Breeches Arctostaphylos Austin Griffiths' Manzanita Artemisia californica California Sagebrush Asclepias fascicularis Narrowleaf Milkweed Asclepias tuberosa Milkweed Atriplex californica California Saltbush Baccharis pilularis'Pigeon Point' Dwarf Coyore Brush Baccharis sarothroides'Starn' Trailing Desert Broom Bergerocactus emoryi Snake Cactus Carex pansa Dune Sedge Ceanothus'Yankee Point' Carmel Mountain Lilac Corethrogyn filaginifolia Sandaster Croton californicus California Croton Cylindropuntia prolifera Coastal Cholla Dudleya caespitosa Sand Lettuce Encelia californica California Brittlebush Eriogonum fasciculatum California buckwheat Erysimum capitatum Sanddune Wallflower Isocoma menziesii Menzie's Goldenbush Isomeris arborea California Cleome Lessingia'Silver Carpet' Silver Carpet Beach Aster Lotus scoparius Common Deerweed Lupinus chamissonis Chamisso Bush Lupine Mimulus aurantiacus Monkey Flower Opuntia spp. Prickly Pear Cactus Phacelia ramosissima Branching Pachelia Rhus integrifolia Lemonade Sumac Ribes sped.osum Gooseberry Salvia apiana White Sage Salvia leuophylla Gray Sage Salvia mellifera Black Sage December 2018 Draft Page A-1 lu1 a no i s TAN FARM Design Guidelines RiparianDry ••• • Plant Palette Trees Shrubs Botanical Name Common Name Botanical Name Common Name Arbutus'Marina' Strawberry Tree Achillea millefolium californica Yarrow Cercis occidentalis Western Redbud Arbutus unedo 'Compacta' Strawberry Tree Lyonothamnus f.aspleniifolius Santa Cruz Island Ironwood Arctostaphylos spp. Manzanita Olea europea 'Swan Hill' Olive Tree Asparagus'Myers' Foxtail Fern Melaleuca quinquenervia Melaleuca Baccharis'Pigeon Point' Dwarf Coyote Brush Pinus halepensis Aleppo Pine Berberis spp. Barberry Pinus pinaster Maritime Pine Calistemon spp. Bottlebrush Pinus torreyana Torrey Pine Carpenteria californica Bush Anemone Platanus spp. Sycamore Cistus hybrids Rockrose Prunus ilicifolia spp. lyonii Catalina Cherry Clarkia amoena Farewell To Spring Quercus agrifolia Coast Live Oak Ceanothus spp. Wild Lilac Quercus engelmannii Mesa Oak Dendromecon harfordii Island Bush Poppy Quercus ilex Holly Oak Galvezia speciosa Island Snapdragon Quercus virginiana Southern Live Oak Hebe spp. Hebe Sambucus nigra spp. mexicana Blue Elderberry Heuchera spp. Coral Bell Heterromeles arbutifolia Toyon Tristania conferta Brisbane Box Kniphofia triagularis Poker Plant Myrica californica Pacific Wax Myrtle Perovskia atriplicifolia Russian Sage Rhamnus californica 'Eve Case' Coffeeberry Rhus integrifolia Lemonade Berry Ribes sanguineum Pink Flowering Currant Ribes speciosum Fuchsia-flowered Gooseberry Ribes viburnifolium Evergreen Currant Romneya coulteri Matilija Poppy Rosa spp. Flower Carpet Rose Sesleria autmna/is Autumn Moor Grass Salvia spp. Sage Verbena bonariensis Purple Top Viburnum spp. Viburnum Page A-2 December 2018 Draft Plant Palette WoodlandDry Riparian Grasses Succulents Botanical Name Common Name Botanical Name Common Name Carex spp. Sedge Aeonium arboreum Purple Queen Aeonium Bouteloua 'Blond Ambition' Blond Ambition Blue Grama Agave americana Century Plant Festuca mairei Atlas Fesuce Agave attenuata Foxtail Agave Fectuca rubra Red Fescue Agave vilmoriniana Octopus Agave Juncus spp. Rush Aloe spp. Aloe Leymus'Canyon Prince' Canyon Prince Wild Rye Calandrinia spectabilis Rock Purslane Liriope spp. Lily Turf Crassula spp. Jade Plant Lygeum spartium Esparto Grass Echeveria spp. Echeveria Miscanthus sinensis Maiden Grass Furcraea macdougalii Furcrarea Muhlenbergia spp. Muhly Grass Hesperaloe parviflora Red Yucca Paspalum quadriforium Crown Grass Opunita spp. Prckly Pear Cactus Pennisetum'Red Bunny Tails' Red Bunny Tails Sedum spp. Blue Spruce Stonecrop Pennisetum orientale Tall Tails' Fountain Grass Senecio spp. Kleinia Pennisetum spathiolatum Slender Veldt Grass Yucca spp. Yucca Sesleria autumnalis Autumn Moor Grass Vines Botanical Name Common Name Distictis buccinatoria Blood Red Trumpet Vine Mandevilllea spp. Mandevillea Parthenocissus quinquefolia Virginia Creeper Passiflora spp. Passion Vine December 2018 Draft Page A-3 Magnolia TAN FARM Design Guidelines Interior Trees Shrubs Botanical Name Common Name Botanical Name Common Name Aloe barberae Tree Aloe Anigozanthos spp. Kangaroo Paws Arbutus'Marina' Strawberry Tree Arctostaphylos spp. Manzanita Chamaerops humilis Mediterranean Fan Palm Artemisia californica California Sagebrush Eucalpytus botryoides Southern Mahogany Asparagus'Myers' Foxtail Fern flex vomitoria Youpon Holly Calistemon spp. Bottlebrush Juniperus virginiana Eastern Red Cedar Cistus hybrids Rockrose Leptospermum laevigatum Australian Tea Tree Clarkia amoena Farewell To Spring Leptospermum socaprium New Zealand Tea Tree Ceanothus spp. Wild Lilac Olea europea 'Swan Hill' Olive Tree Crocosmia 'Emily McKenzie' Montbretia Magnolia grandiflora Southern Magnolia Cuphea hyssopifolia Mexican False Heather Melaleuca quinquenervia Melaleuca Cynara cardunculus Cardoon Phoenix canariensis Canary Island Date Palm Geranium spp. Geranium Phoenix dactylifera Date Palm Helichrysum spp. Licorice Plant Pinus halepensis Aleppo Pine Hebe spp. Hebe Pinus pinaster Maritime Pine Ilex spp. Holly Platanus spp Sycamore Kniphofia triagularis Poker Plant Quercus agrifolia Coast Live Oak Kosteletzkya virginica Seashore Mallow Quercus ilex Holly Oak Lavandula spp. Lavender Quercus virginiana Southern Live Oak Lupinus excubitus Grape Soda Lupine Taxus baccata 'Stricta' Irish Yew Myrica cerifera Wax Myrtle Tristania conferta Brisbane Box Perovskia atriplicifolia Russian Sage Vitex lucens New Zealand Chaste Tree Philodendron spp. Philodendron Xanadu Washingtonia filifera California Fan Palm Phormium spp. Flax Washingtonia robusta Mexican Fan Palm Pittosporum spp. Mock Orange Rhaphiolepis spp. Indian Hawthorn Rhus integrifolia Lemonade Berry Rosa spp. Flower Carpet Rose Rosmarinus spp. Rosemary Santolina chamaecyparissus Lavender Cotton Sesleria autmnalis Autumn Moor Grass Strelitzia spp. Bird Of Paradise Salvia spp. Sage Verbena bonariensis Purple Top Viburnum spp. Viburnum Page A-4 December 2018 Draft Plant Palette Interior Plant Palette Grasses Succulents Botanical Name Common Name Botanical Name Common Name Carex pansa California Meadow Sedge Aeonium arboreum Purple Queen Aeonium Leymus arenarius Blue Dune Grass Agave americana Century Plant Liriope spp. Lily Turf Agave attenuata Foxtail Agave Lygeum spartium Esparto Grass Agave vilmoriniana Octopus Agave Miscanthus sinensis Maiden Grass Aloe spp. Aloe Muhlenbergia spp. Muhly Grass Carissa spp. Natal Plum Paspalum quadriforium Crown Grass Calandrinia spectabi/is Rock Purslane Pennisetum spathiolatum Slender Veldt Grass Cistus hybrids Rockrose Sesleria autumnalis Autumn Moor Grass Crassula spp. Jade Plant Uniola paniculata Sea Oats Euphorbia tirucalli Flrestick Plant Echeveria spp. Echeveria Furcraea macdougalii Furcrarea Hesperaloe parviflora Red Yucca Opunita spp. Prckly Pear Cactus Portulacaria spp. Elephant Food Sedum spp. Blue Spruce Stonecrop Senecio spp. Kleinia Yucca spp. Yucca Vines Botanical Name Common Name Distictis buccinatoria Blood Red Trumpet Vine Ficus pumila Creeping Fig Passiflora spp. Passion Vine December 2018 Draft Page A-5 ti Magnolia TAN FARM Design Guidelines [This Page Left Intentionally Blank] Page A-6 December 2018 Draft n General Plan Consistency 'March 2018 Draft _ - .,:a`•�.-' ..�� W-W --� �`'°h-+C►ed�w �- �'' ''"tom _ _ � --.fir=w�-- �Y+�� ems,'!"*�t'.� -��,'`` �• 1 r tea'. �.R--tJ•4�4''� - ,,� w. ."q�-.,.^^�'`,.�- ,y y�}- <'�' tea; %„.s p �'3 ']�*, - ey'i4_"`� e?�»- . P< . r AW �aY ,..r• -. /f — ,� „�� Volume III of III Ma no is TAN FARM Huntington Beach,CA [This Page Left Intentionally Blank] Prepared for the City of Huntington Beach Adopted by City Council Resolution No.xxxxxxx, (Adopted Date) Certified by California Coastal Commission (Certified Date) March 2018 Draft Page i Ma nolia TAN FARM Huntington Beach,CA [This Page Left Intentionally Blank] Page ii March 2018 Draft TABLE OF CONTENTS VOLUME III Chapter 1 Coastal Element Consistency......... 1-1 LandUse................................................................................................. 1-2 Shoreline and Coastal Resource Access.................................................1-4 Recreational and Visitor Serving Facilities............................................1-9 VisualResources...................................................................................1-13 Historic and Cultural Resources...........................................................1-17 Water and Marine Resources..............................................................1-18 Environmentally Sensitive Habitats ....................................................1-24 EnergyFacilities....................................................................................1-26 Water, Sewer and Drainage Facilities................................................. 1-31 Hazards.................................................................................................1-31 Interagency Coordination ...................................................................1-33 Chapter 2: General Plan Consistency.............. 2-1 LandUse Element.............................................................................................2-2 CirculationElement..........................................................................................2-7 Environmental Resources and Conservation Element.................................2-12 Natural and Environmental Hazards.............................................................2-18 NoiseElement.................................................................................................2-21 Public Services and Infrastructure Element..................................................2-23 Historical and Cultural Resources Element...................................................2-28 HousingElement............................................................................................2-32 See Volume I - Specific Plan See Volume II - Design Guidelines March 2018 Draft Page iii Ma nolia TAN FARM Huntington Beach,CA [This Page Left Intentionally Blank] Page iv March 2018 Draft CHAPTER 1 COASTAL CONSISTENCY All Specific Plans are required to be consistent with the General Plan and the LCP(Coastal Element) when located in the Coastal zone. This Chapter of Volume III includes the applicable goals, objectives, policies and programs for the Coastal Zone of the City of Huntington Beach General Plan and whether the Specific Plan complies. Consistency with the remaining General Plan Elements can be found in Chapter 2. Overall the Coastal Element provides the following framework for interpreting the Coastal Element. • When policies within the Coastal Element conflict, such conflicts shall be resolved in a manner which on balance is the most protective of significant coastal resources. • Where there are conflicts between the policies set forth in this Coastal Element and those set forth in any element of the City's General Plan, other City plans, or existing ordinances, the policies of this Land Use Plan (LUP)shall take precedence. • In the event of any ambiguities or silence of this Coastal Element not resolved by(1)or(2) above, or by other provisions of the City's LCP, the policies of the CCA shall guide interpretation of this Coastal Element. March 2018 Draft Page 1-1 M no is TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency Land Use Goal C 1: Develop a land use plan for the Coastal Zone that protects and enhances coastal resources, promotes public access and balances development with facility needs. Objective C 1.1: Ensure that adverse impacts associated with coastal zone development are mitigated or minimized to the greatest extent feasible. C 1.1.1 With the exception of hazardous industrial development, new SP complies development shall be encouraged to be located within,contiguous or in close proximity to,existing developed areas able to accommodate it or,where such areas are not able to accommodate it, in other areas with adequate public services,and where it will not have significant adverse effects,either individually or cumulatively,on coastal resources. (1-C 1, 1-C 2) C 1.1.2 Coastal dependent developments shall have priority over other CC zone developments on or near the shoreline.Coastal-related developments provides a should be accommodated within reasonable proximity of the coastal- buffer to the dependent uses they support. (1-C 1, 1-C 2) ESHA C 1.1.3 The use of private lands suitable for visitor serving commercial SP complies recreational facilities designed to enhance pubic opportunities for coastal recreation shall have priority over private residential, general industrial,or general commercial development, but not over agriculture or coastal-dependent industry. (1-C 1, 1-C 2) C 1.1.3a The provision of public access and recreation benefits associated SP complies with private development(such as but not limited to public access ways, public bike paths, habitat restoration and enhancement,etc.) shall be phased such that the public benefit(s)are in place prior to or concurrent with the private development but not later than occupation of any of the private development.(1-C 1, 1-C 2) C 1.1.4 Where feasible, locate visitor-serving commercial uses in existing SP complies developed areas or at selected points of attraction for visitors.(1-C 1, 1-C 2, 1-C 4) C 1.1.5 New residential development should be sited and designed in such a SP complies manner that it maintains and enhances public access to the coast. (1-C 2, 1-C 3, 1-C 4) a) Provide neighborhood commercial facilities within or adjoining residential development or in other areas that will minimize the use of coastal access roads; b) provide non-automobile circulation such as bike trails and pedestrian walkways within the development; c) provide adequate parking facilities or a substitute means of serving the development with public transportation; d) provide for the recreational needs of new residents through local park acquisition or on-site recreational facilities to assure that recreational needs of new residents will not overload nearby coastal recreation areas; e)facilitate the provision or extension of public transit service;and f)assure the potential for public transit for high intensity uses. Page 1-2 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C1.1.6 Temporary and seasonal activities within the coastal zone which do not N/A qualify as exempt activities pursuant to the Commission's guidelines adopted by the Commission pursuant to Section 30610(i)of the Coastal Act shall be monitored and regulated through theCDP process to protect coastal resources from adverse impacts associated with the seasonal or temporary activities. (1-C 2) C 1.1.7 Encourage cluster development in areas designated for residential use SP complies within the Coastal Zone.(1-C 1, 1-C 2, 1-C 4) C 1.1.8 The City shall, at minimum,consider the following when evaluating N/A annexation proposals in the Coastal Zone: (1-C 8, 1-C 13) 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 City? 4. Would the area to be annexed place an undue or excessive burden on the City's or other service provider's ability to provide services? 5 Area to be annexed place an undue burden on school and other public services C 1.1.9 Minimize risks to life and property in areas of high geologic,flood SP complies (Figure C-33)and fire hazard through siting and design to avoid the hazard. New development shall be designed to assure stability and structural integrity,and neither create nor contribute significantly to erosion, geologic instability,or destruction of the site or surrounding area or in anyway require the construction of a protective device.(1-C 20) Objective C 1.2: Provide a land use plan that balances location,type and amount of land use with infrastructure needs. C 1.2.1 Accommodate existing uses and new development in accordance with SP complies the Coastal Element Land Use Plan and the Development and Density Schedule Table C-1.(1-C 1) C 1.2.2 Require that development be designed to account for the unique SP complies characteristics of project sites and objectives for Coastal Zone character in accordance with the Development "Overlay" schedule listed in Table Overlay C-1,as appropriate(I-C 1, I-C 2, I-C 4) category-SP C 1.2.3 Prior to the issuance of a development entitlement,the City shall SP complies make the finding that adequate services(i.e.,water,sewer, roads,etc.) can be provided to serve the proposed development,consistent with policies contained in the Coastal Element, at the time of occupancy. C 1.1.4 Where feasible, locate visitor-serving commercial uses in existing Location near developed areas or at selected points of attraction for visitors.(1-C 1, Marsh 1-C 2, 1-C 4) March 2018 Draft Page 1-3 Ma nolia TAN FARM Specific Plan Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency Shoreline and Coastal Resource Access Goal C 2:Provide coastal resource access opportunities for the public where feasible and in accordance with the CCA requirements. Circulation Objective C 2.1: Balance the circulation system with the circulation demands generated by the implementation of the Coastal Land Use Plan. C 2.1.1 Provide signs along the following corridors to guide and facilitate SP complies beach bound traffic(1-C 9): Magnolia Avenue C 2.1.2 Promote increasing the capacity of PCH through re-striping and N/A traffic signal synchronization to enhance traffic circulation and safety. Require that all recreational beach and on-street parking spaces removed due to re-striping be replaced at a one-to-one ratio. Replacement parking shall be provided based on the following standards: (1-C 9) a) Replacement parking shall be provided prior to or concurrent with the loss of any parking. b) Replacement parking shall be provided either on-street, in parking lots, and/or parking structures which are within 500 feet of PCH. c) Replacement parking shall be dispersed commensurate with its existing location on PCH unless it is determined that public coastal access is better served by concentrating it in one or more locations. d) Pedestrian access across PCH shall be provided.e) Dispersed drop off points shall be provided on the seaward side of PCH. Objective C 2.2: Encourage the use of City and State beaches as a destination point for bicyclists, pedestrians,shuttle systems and other non auto oriented transport. C 2.2.1 Encourage the utilization of easements and/or rights-of-way along SP complies flood control channels,public utilities, railroads and streets,wherever practical,for the use of bicycles and/or pedestrians.(1-C 8) C 2.2.2 Maintain existing pedestrian facilities and require new development SP complies to provide pedestrian walkways and bicycle routes between developments.(1-C 9) C 2.2.3 Encourage the development of a pedestrian overpass between the N/A Waterfront Development and the ocean side of PCH,and in other areas where feasible and necessary,to facilitate safe pedestrian access and safe efficient vehicular movement. (1-C 9) C 2.2.4 Adopt candidate locations for water-oriented transportation facilities, N/A located in commercial areas in Huntington Beach Harbour. (General Plan Figure CE-10). (1-C I, 1-C 9, 1-C 22d) C 2.2.5 Link bicycle routes with pedestrian trails and bus routes to promote an SP complies interconnected system.(1-C 9, 1-C 22d) C 2.2.6 Provide adequate bike racks at appropriate locations within the SP complies Coastal Zone with special emphasis for facilities adjacent to the beach. (1-C 9, 1-C 22d) C 2.2.7 Develop a riding and hiking trail network and support facilities SP complies that provide linkages within the Coastal Zone where feasible and appropriate. (1-C 9, 1-C 22d) Page 1-4 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 2.2.8 Pursue widening the existing Class I Coastal Bikeway between the Pier N/A and Balsa Chica State Beach to 20 feet. (1-C 9, 1-C 22d) Transit Objective C 2.3: Promote mass transit opportunities within the Coastal Zone. C 2.3.1 In serving additional recreational traffic demand, place primary N/A emphasis on facilitating public transit such as providing incentives to use public transit while maintaining the present level of parking. (1-C 9) C 2.3.2 Augment the existing bus routes with any new bus routes designated N/A in the Orange County Transportation Authority(OCTA)Future Transit Needs Study,as appropriate and necessary. (1-C 9, 1-C 21d) C 2.3.3 Encourage the Orange County Transportation Authority to locate bus N/A turnouts along PCH and other major arterial roads within the City, if feasible and appropriate. (1-C 9, 1-C 22d) C 2.3.4 Continue to reserve the abandoned rail right of way, located parallel N/A to Lake Street,for a future transportation use such as a transit, pedestrian and/or bicycle facility. (1-C 9, 1-C 22d) C 2.3.5 Encourage the development of a transportation center in the Coastal N/A Zone in or near the Downtown area.The transportation center should be located to serve both local and commuter traffic,to promote coastal access,and sited to minimize adverse impacts from the use on adjacent land uses. (1-C 1, 1-C 9, 1-C 22d) C 2.3.6 New development,such as multi-unit housing and commercial SP complies centers,should maintain and enhance public access to the coast through provisions for enhancing or encouraging ridership on public transportation. (1-C 7, 1-C 9) C 2.3.7 Provide for future use of water borne passenger services along ocean N/A frontages and harbor waterways. (1-C 1, 1-C 9, 1-C 22d) Parking Objective C 2.4: Balance the supply of parking with the demand for parking. C 2.4.1 Maintain an adequate supply of parking that supports the present SP complies level of demand and allows for the expected increase in private transportation use. (1-C 9) March 2018 Draft Page 1-5 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 2.4.2 Ensure that adequate parking is maintained and provided in all new development in the Coastal Zone utilizing one or a combination of the following:(1-C 9) a. Apply the City's parking standards at a minimum. SP complies b. Implement a comprehensive parking strategy for the Downtown N/A area. c. Consider developing new parking standards specific to the coastal Shared and zone,subject to Coastal Commission approval. valet parking d. Develop parking assessment districts to fund off-site parking N/A structures, if necessary. e. Monitor parking programs to make the most effective use of N/A parking resources. f. Replace any on-street parking lost in the coastal zone on a 1:1 basis N/A within the coastal zone prior to or concurrent with the loss of any parking spaces. C 2.4.3 Consider the cost effectiveness of new parking facilities and encourage N/A those that re-coup the cost of providing the land,structures, maintenance and management of the facilities in order to minimize ongoing municipal costs. (1-C 9) C 2.4.4 Develop parking areas outside the Coastal Zone for passenger cars and N/A the development of alternate transportation modes for beach users including incentives for parking in those locations. (1-C 9) C 2.4.5 Prohibit the establishment of preferential parking districts,whenever No preferential it would adversely affect public access to the coast through a reduction parking in the availability of on street spaces for public visitors to the coast. district will be (1-C 9) established C 2.4.6 Consistent with the Water and Marine Resources policies of this LCP, SP complies design parking lots to minimize the adverse impacts of urban runoff by: (1-C 8) a)Minimizing the area covered by impervious surfaces, b)Minimizing pollutant loads associated with runoff,and c)Periodic sweeping of parking lots on a regular basis. C 2.4.7 The streets of new residential subdivisions between the sea and the N/A first public road shall be constructed and maintained as open to the general public for vehicular, bicycle,and pedestrian access. General public parking shall be provided on all streets throughout the entire subdivision. Private entrance gates and private streets shall be prohibited. All public entry controls(e.g.gates,gate/guard houses, guards,signage,etc.)and restrictions on use by the general public(e.g. preferential parking districts, resident-only parking periods/permits, etc.)associated with any streets or parking areas shall be prohibited Page 1-6 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency Direct Access Objective C 2.5 Maintain and enhance,where feasible,existing shoreline and coastal resource access sites. C 2.5.1 Require that existing public access to the shoreline and Huntington N/A Harbour waterways be maintained and enhanced,where necessary and feasible, not withstanding overriding safety,environmental or privacy issues. (1-C 22m) Objective C 2.6: Promote and provide,where feasible,additional public access, including handicap access,to the shoreline and other coastal resources. C 2.6.1 Require an offer of dedication of an easement in all new development, SP complies pursuant to Article 2, Section 30212 of the Coastal Act,to allow vertical access to the shoreline or to public recreation areas or to public trails and bikeways unless the following condition(s)exists: (1-C 2, 1-C 8)(Note:These exceptions shall not apply to the Transit Corridor) a) Adequate access exists nearby;or b) Access at the site would significantly degrade environmentally sensitive habitat areas;or c) Findings are made,consistent with Section 30212 of the Coastal Act,that access is inconsistent with public safety, military security needs,or that agriculture would be adversely affected;or d) Offers of dedication for vertical access in accordance with this policy shall be provided only to sandy beaches and recreation areas and in conjunction with development on vacant parcels, replacement of existing structures or in commercial projects. C 2.6.2 Require an offer of dedication of an easement in all new development, SP complies pursuant to Article 2,Section 30212 of the Coastal Act,to allow lateral access along the shoreline, public recreation areas or to public trails and bikeways unless the following condition(s)exists:(1-C 2, 1-C 8) (Note:These exceptions shall not apply to the Transit Corridor) a) Findings are made consistent with Section 30212 of the Coastal Act that access is inconsistent with public safety, military security needs,or that agriculture would be adversely affected;or b)Access at the site would significantly degrade environmentally sensitive habitat areas;or c)An offer of dedication for lateral access in accordance with this policy shall be required in conjunction with new development or redevelopment and along all sandy beach areas.Access along the bulkhead may be appropriate, particularly in public use areas such as fishing piers or provided in new development through such accessways. C 2.6.3 The City shall accept offers of dedication for access consistent with its N/A ability to assume maintenance and liability.If not accepted by the City, offers of dedication for access may be accepted by any other public agency or private association, provided that any association or agency which proposes to accept accessways is able to assume maintenance and operation of such accessway prior to opening it to the public. (1-C 2, 1-C 8) March 2018 Draft Page 1-7 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 2.6.4 Development shall not interfere with the public's right of access to the N/A sea where acquired through use of legislative authorization, including but not limited to the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation. (1-C 2, 1-C 8) C 2.6.5 Promote the incorporation of pedestrian/equestrian/bike trail linkages N/A to the shoreline within the proposed Harriett M.Wieder Regional Park where feasible. (1-C 2, 1-C 9) C 2.6.6 Promote public access to coastal wetlands for limited nature study, SP complies passive recreation and other low intensity uses that are compatible with the sensitive nature of these areas.(1-C 2, 1-C 9, 1-C 22b) C 2.6.7 Pursue local, State and Federal funding to provide and maintain N/A boardwalks, peripheral trails, interpretive exhibits and other educational facilities in coastal wetlands where compatible. (1-C 17) Objective C 2.7: Promote public awareness of existing access opportunities to coastal resources. C 2.7.1 Maintain and enhance,where necessary,the coastal resource signing SP complies program that identifies public access points, bikeways, recreation areas and vista points throughout the Coastal Zone. (1-C 3, 1-C 9, 1-C 14) C 2.7.2 Pursue local,state and federal funding to facilitate the development, N/A implementation and maintenance of a public signing program. (1-C 17) C 2.7.3 Assemble and make available for public information purposes, N/A the documentation necessary to identify the public rights-of way, ownership and other agreements concerning the Huntington Harbour channels including HOAs'association deed restrictions. (1-C 22m) Objective C 2.8 Promote pedestrian safety in providing coastal resource access C 2.8.1 Promote safe pedestrian access to the beach from the inland side of N/A PCH. (I-C 2, I-C 9) C 2.8.2 Provide for the use of a pedestrian overpass connecting the N/A Waterfront development to the beach parking area,and in other areas where feasible and necessary to enhance pedestrian safety. (I-C 9) C 2.8.3 Initiate cooperative planning efforts with the State Parks and N/A Recreation Department and other responsible agencies and affected private parties,and pursue funding to develop a pedestrian access program to safely link the north side of PCH to the beach. (1-C 9, 1-C 12, 1-C 16) Page 1-8 March 2018 Draft Coastal Element Consistency Coastal Element(tCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency Recreational and Visitor Serving Facilities GOAL C 3:Provide a variety of recreational and visitor commercial serving uses for a range of cost and market preferences. Objective C 3.1 Preserve, protect and enhance,where feasible,existing public recreation sites in the Coastal Zone. C 3.1.1 Prohibit development of permanent above ground structures on the N/A beach sand area with the exception of the following conditionally permitted uses: (I-C 1, I-C 2) a) Lifeguard towers and other facilities necessary for public safety. b) Public restrooms and beach concession stands when located immediately adjacent to paved parking or access areas. c) Reconstruction and/or expansion related to the Municipal Pier. d) Fire rings and volleyball nets. e) Pedestrian trails including those necessary for handicapped access. f) Bike trails, bike support facilities, and handicapped access. g) Shade structures and picnic facilities. h) Pedestrian overpasses. C 3.1.2 Prohibit the expansion of parking facilities that would result in the loss N/A of recreational sand area with the exception of the area listed below: (1-C 1, 1-C 2) 1. Conditionally provide for the expansion of parking facilities onto the vacated oil production area that is elevated above the beach located between the existing seawall and bluff face between Goldenwest and 9th Streets. C 3.1.3 Upland areas necessary to support coastal recreational uses shall be N/A reserved for such uses,where feasible. (1-C 7) C 3.1.4 Conduct an inventory of existing beach facilities on a periodic basis N/A to determine requirements of renovation and/or future capital improvements, prepare a capital improvements program and adopt a prioritization schedule for improvement. (1-C 16, I-C 17, 1-C 22c and d) Objective C 3.2: Ensure that new development and uses provide a variety of recreational facilities for a range of income groups, including low cost facilities and activities. C 3.2.1 Encourage,where feasible,facilities, programs and services that SP complies increase and enhance public recreational opportunities in the Coastal Zone.(1-C 2, 1-C 22c,d and e) C 3.2.2 Lower cost visitor and recreational facilities shall be protected, SP complies encouraged,and,where feasible, provided.On oceanfront, waterfront or near shore areas or lands designated for visitor uses and recreational facilities,an assessment of the availability of lower cost visitor uses shall be completed at the time of discretionary review and an in lieu fee in an amount necessary to off-set the lack of the preferred lower cost facilities in or near Huntington Beach shall be imposed. (1-C 7) March 2018 Draft Page 1-9 M nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 3.2.3 Privately-owned recreation facilities on public land shall be open to N/A the public. Encourage privately-owned recreation facilities on private land to be open to the public. (1-C 7) C 3.2.4 Encourage the provision of a variety of visitor-serving commercial SP complies establishments within the Coastal Zone,including,but not limited to, shops,restaurants,hotels and motels,and day spas.(1-C I, 1-C 2,I-C 3,1 C 4) C 3.2.5 Timeshares may be permitted in Commercial General District(CG)and Timeshares Mixed Use Districts(M, MH,and MV)provided that any such project be prohibited conditioned as follows: (1-C I, I-C 2, 1-C 3, 1-C 7) C 3.2.6 Any hotel rooms for which a certificate of occupancy has been issued SP complies at the effective date of adoption of this Section shall not be permitted to be converted to a Limited Use Overnight Visitor Accommodation. (1-C I, 1-C 2) C 3.2.7 Within Commercial Visitor Districts(CV)Limited Use Overnight Visitor Limited Use Accommodations shall be prohibited except for a Fractional Ownership Overnight Hotel in Subarea 4C(Pacific City)and a Condominium-Hotel in Subarea Visitor accom- 4D(Waterfront)which shall be subject to the specific restrictions on modations quantity, management,and use of such facilities listed below. (1-C I, prohibited I-C 2)a) Fractional Ownership Hotel Area 4C A Fractional Ownership Hotel may be permitted in Area 4C(Pacific City),described in Table C-2, subject to the following requirements as well as those contained in Section 4.9.12 of the Downtown Specific Plan: (note details about fractional ownership not included) C 3.2.8 Establish an ongoing program to permit recreational vehicle camping N/A during the winter months at City beach parking lots.(1-C 22j) C 3.2.9 Encourage additional overnight recreational vehicle camping facilities, N/A adequately screened, in the recreation areas on both sides of Newland Street near PCH and on the State beach parking lots during the winter months. (1-C 22j) C 3.2.10 Investigate the feasibility of providing year round camping below the N/A bluffs, northwest of the Municipal Pier, between Ninth Street and Goldenwest Street. (1-C 22j) C 3.2.11 Promote the implementation of and funding for the proposed Orange NA Coast River Park concept.The Orange Coast River Park is envisioned as a linkage of public parks(Talbert and Fairview Regional Parks)and private open space lands along and near the mouth of the Santa Ana River, including possible linkages with open space lands located on the inland side of PCH, between the Santa Ana River and Beach Boulevard in Huntington Beach. (I-C 1, 1-C 2, 1-C 17) C 3.2.12 Promote and support the implementation of the proposed N/A Wintersburg Channel Class I Bikeway. (1-C 1, 1-C 2) Page 1-10 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 3.2.13 Promote and support the development of,the City and County N/A portions of the Harriett M.Wieder Regional Park. Include a continuous trail system from Huntington Central Park to the beach, along the eastern border of the Bolsa Chica wetlands, if feasible. (1-C 1, 1-C 2, 1-C 17) C 3.2.14 Encourage and support the following recreational facilities and design N/A characteristics within the Harriett M.Wieder Regional Park: (1-C 1, 1-C 2) a) Limit above ground structures to support facilities such as restrooms, picnic tables, bike racks,view points, interpretive centers and education facilities. b) Site facilities and uses to maximize view opportunities to the adjacent Bolsa Chica. c) Provide public access to the Regional Park as a coastal resource, by providing a public bluff top road to the park area. d) Prohibit development of the bluff faces at the eastern edge of the Bolsa Chica wetlands in order to preserve the natural landform and maintain stability of the bluffs. Drainage improvements or other facilities needed to maintain public health and safety are allowed to the minimum extent necessary. e) Require adjacent land uses to provide and/or preserve access to the Regional Park. f) Promote the removal of oil operations within the park. g) Support the proposed Class I Bikeway through the park. h) Provide adequate parking for the park. i) Facilitate the provision of transiservice including bicycling to the park. C 3.2.15 Pursue an implementation plan for the Regional Park in cooperation N/A with the County of Orange.(1-C 1, 1-C 2) C 3.2.16 Actively pursue County,State and Federal funding for development N/A of the Harriett M.Wieder Regional Park. Work to ensure that funds earmarked for the Regional Park are not transferred to other projects. (1-C 17) Objective C 3.3 Consider long term fiscal and liability impacts of new or expanded recreational facilities within the Coastal Zone and minimize impacts where feasible. C 3.3.1 Establish the responsibility for long term maintenance and liability N/A prior to approval of any major recreational facility, including marina, public park,trail, etc. (1-C 2, 1-C 7, 1-C 10) Objective C 3.4 Encourage and protect water oriented recreational activities that cannot readily be provided at inland water areas. C 3.4.1 Provide opportunities for recreational fishing and support facilities on N/A the Huntington Beach Municipal Pier. (1-C 1, 1-C 2) C 3.4.2 Enhance the Municipal Pier and surrounding area to function as the N/A "hubs" of tourist and community activity. (1-C 1, 1-C 2, 1-C 3, 1-C 4) March 2018 Draft Page 1-11 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 3.4.3 Require that any plans for restoration or replacement of the Municipal N/A Pier include the following provisions: (1-C 2, 1-C 3, 1-C) a) Areas for recreational fishing and support facilities. b) Unobstructed public views seaward from the end of the Pier. c) Significant opportunities for unobstructed public views of the shoreline. d) Limit Pier access to pedestrians and trolley type transit. e) Maintain a minimum of 70 percent of the total area of the Pier as public open space and ensure that adequate pedestrian flow is maintained along the Pier length. f) Provide adequate handicap access. g) Limit building heights on the pier to a maximum of 2 stories(35 feet). h) Require that public access be maintained around the entire perimeter of the pier C 3.4.4 Encourage the provision of public boating support facilities compatible N/A with surrounding land uses and water quality. (J C 2, 1-C 3, 1-C 4) C 3.4.5 Encourage additional dry storage areas for boats in industrial areas. N/A (1-C 2, 1-C 7) C 3.4.6 Increased recreational boating use of coastal waters shall be N/A encouraged by increasing public launching facilities, providing additional berthing spaces,and limiting non water dependent land uses adjacent to the coast. (I-C 7, 1-C 22e) Objective C 3.5 Ensure that local interests and concerns are included in State and regional recreation planning within the Coastal Zone. Consider long term fiscal and liability impacts of new or expanded recreational facilities within the Coastal Zone and minimize impacts where feasible. C 3.5.1 Require review and approval by the City of final development plans N/A prior to permitting any additional development on the State beaches. (1-C 2, I-C 12) C 3.5.2 Prior to permitting any additional development on the state beaches N/A in Huntington Beach, consider the following:(1-C 2, 1-C 12) a) Review and approval by the City of final landscape and architectural plans. b) Location of new facilities and landscaping in a manner that minimizes public view blockage and enhances visually degraded areas c) Location of new facilities in a manner that maximizes the area of beach sand available for recreational use. d) Location of comfort stations within or adjacent to parking facilities. e) Provision of drop-off and turn around facilities for public transit. f) Provision of bus and bicycle parking areas. g) Removal of the existing chain link fence;City review and approval of the location, design and materials of any fencing necessary for safety purposes. h) Access provisions for early beach users. i) Provisions for transit service and non-automobile access. Page 1-12 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency Visual Resources Goal C 4:Preserve and,where feasible,enhance and restore the aesthetic resources of the City's coastal zone,including natural areas,beaches,harbors,bluffs and significant public views. Objective C 4.1: Provide opportunities within the Coastal Zone for open space as a visual and aesthetic resource. C 4.1.1 The scenic and visual qualities of coastal areas shall be considered and SP complies protected as a resource of public importance. Permitted development shall be sited and designed to protect public views to and along the ocean and scenic coastal areas. (1-C 7, 1-C 8, 1-C 14) C 4.1.2 Designate lands for the provision of passive and visual open space on SP complies the Coastal Land Use Map,which provide a balance to the urban and suburban development of the Coastal Zone. (1-C I, 1-C 2) C 4.1.3 Develop City approved plans that provide natural open space linkages N/A between Central Park,the freshwater riparian habitat to the southwest, and the freshwater marsh areas within the Bolsa Chica.These linkages may include the use of open space dedications,development of park/ natural reserves,trails or greenbelts. (1-C 1, 1-C 2) C 4.1.4 Preserve skyward, night time views through minimization of lighting SP complies levels along the shoreline. (1-C 1, 1-C 2) Objective C 4.2: Promote the protection of the Coastal Zone's visual and aesthetic resources through design review and development requirements. C 4.2.1 Ensure that the following minimum standards are met by new development in the Coastal Zone as feasible and appropriate:(1-C 2, 1-C 4) a)Preservation of public views to and from the bluffs,to the shoreline SP complies and ocean and to the wetlands. b)Adequate landscaping and vegetation. SP complies c)Evaluation of project design regarding visual impact and SP complies compatibility. d) Incorporate landscaping to mask oil operations and major utilities, N/A such as the electrical power plant on PCH. C 4.2.2 Require that the massing, height,and orientation of new development SP complies be designed to protect public coastal views.(1-C 2, 1-C 7) C 4.2.3 Promote the preservation of significant public view corridors to the SP complies coastal corridor, including views of the sea and the wetlands through strict application of local ordinances,design guidelines and related planning efforts, including defined view corridors.(1-C 2, 1-C 7, 1-C 8, 1-C 14) March 2018 Draft Page 1-13 M nolia TAN FARM Specific Plan Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 4.2.4 Wireless communication facilities shall be sited,to the maximum N/A extent feasible,to minimize visual resource impacts. Minimization may be accomplished through one or more of the following techniques: co-locating antennas on one structure,stealth installations, locating facilities within existing building envelopes,or minimizing visual prominence through colorization or landscaping and removal of facilities that become obsolete. (1-C 2, 1-C 7) C 4.2.4 New wireless communication facilities affecting the public view shed N/A and/or located in areas designated Water Recreation,Conservation, Parks,and Shoreline shall be conditioned to require removal within six(6) months of termination of use and restoration of the site to its natural state. (1-C 2) Objective C 4.3 Promote designated coastal roadways as scenic corridors. C 4.3.1 Adopt an ordinance that contains regulations adequate to achieve N/A State Scenic Highway Objective C 4.4: Promote the preservation of significant landforms and physical features within the Coastal Zone. C 4.4.1 Promote the preservation of the natural landform of the bluffs N/A seaward of PCH.Alterations necessary for development of public access trails, parking facilities and/or bluff stabilization may be permitted if they are the least environmentally damaging feasible alternatives and the landform is preserved to the maximum extent. (1-C I, 1-C 2, 1-C 4) C 4.4.2 Prohibit private development along the bluffs rising up to the Bolsa N/A Chica mesa(the bluff face that rises above the northwestern edge of the Balsa Chica low land)within the City's jurisdiction that would alter the natural landform or threaten the stability of the bluffs. Drainage systems and other such facilities necessary to ensure public health or safety may be allowed provided that bluff alteration is restricted to the minimum necessary and is done in the least enviromnentally damaging feasible manner.(1-C I, I-C 2, 1-C 4, 1-C 8) C 4.4.3 Prohibit development of the bluff faces at the eastern edge of the N/A Balsa Chica area that would alter the natural landform or threaten stability of the bluffs. Drainage systems and other such facilities necessary to ensure public health or safety may be allowed provided that bluff alteration is restricted to the minimum necessary and is done in the least enviromnentally damaging feasible manner.(1-C I, I-C 2, 1-C 4, 1-C 8) C 4.4.4 Develop implementation programs that will preserve and maintain the SP complies physical features of the wetlands, bluffs,and beaches. (1-C 2, 1-C 4) Objective C 4.5: Minimize the negative aesthetic impacts of signage in the Coastal Zone. C 4.5.1 Prohibit new billboards within the Coastal Zone and required N/A the removal of all existing billboards along PCH as properties are developed,or improved. (I-C 2, I-C) Page 1-14 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 4.5.2 Establish special regulations for on-premise signs within the Coastal SP complies Zone that may include but will not be limited to:(I-C 21g) a)Prohibition of signs that do not display information related to an activity,service or commodity available on the premises,excluding direction signage and information signage for beach areas. b)Limits to the height,size,design and materials of signs. c)Prohibition of rooftop signs. d)Restriction of the use of lights and moving parts in signs. e)Enforcement of maintenance controls. C 4.5.3 Coordinate the design of public and private signs and graphics in the SP complies coastal zone. (1-C 22g) a) Prepare and implement a coordinated public/private sign program that fosters a cohesive image and includes the following: 1.Sign standards that identify public places, recreational opportunities and tourist destinations; 2. Design standards for public monument signage and public banners for street light standards along the major arterials; 3. Identification sign designs for each of the residential districts; 4. Design standards for primary and secondary entry node signage;and 5.Improved street signage that incorporates such elements as city logos or local design elements. b)Develop a major arterials public signage installation program. c)Consider developing guidelines for private monument signage that incorporates a consistent public identification device such as a City logo or a logo for the business'location, i.e., Beach Boulevard. Objective C 4.6: Enhance the visual appearance of the Coastal Zone through the development and implementation of landscaping standards. C 4.6.1 Landscaping adjacent to environmentally sensitive habitat areas,such as SP complies wetlands,and coastal dunes shall consist of non-invasive, native drought tolerant plants.No permanent irrigation systems shall be allowed adjacent to environmentally sensitive habitat areas.(1-C 2, 1-C 7, 1-C 8) C 4.6.2 Landscaping on coastal bluffs, including the bluff face, and coastal N/A parks shall consist of non-invasive, native drought tolerant plants. No permanent irrigation systems shall be allowed on coastal bluffs.(1-C 2, 1-C 7, 1-C 8) C 4.6.3 For new re-development,require the preservation of existing mature SP complies; trees(as determined by the City's Landscape Ordinance).If preservation trees replaced of existing mature trees is not feasible, require that removed trees be at a 2:1 ratio replaced at a minimum 2:1 ratio either on site,or elsewhere within the Coastal Zone,as prescribed by the City.(1-C 3, 1-C 8) C 4.6.4 Establish landscaping ordinances/guidelines specifying vegetation SP complies types for the coastal area.Such ordinances and guidelines are subject to Coastal Commission approval.(1-C 3) C 4.6.5 Require additional landscaping and varying hardscape along the beach SP complies trail and roadway medians in the Coastal Zone.(1-C 2, 1-C 3, 1-C 4) March 2018 Draft Page 1-15 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 4.6.6 Where feasible, require landscaped medians along PCH prior to N/A permitting any major improvements that would increase vehicular capacity of the highway. (1-C 3) C 4.6.7 Promote a cooperative agreement between the City and the State to N/A landscape parking areas along the State beaches. (1-C 3, 1-C 12) C 4.6.8 Require landscaping to screen flood control channels where visible to N/A public views and where there is adequate planting area available.(I-C 2, 1-C 3) Objective C 4.7: Improve the appearance of visually degraded areas within the Coastal Zone. C 4.7.1 Promote the use of landscaping material to screen uses that detract N/A from the scenic quality of the coast along public rights-of way and within public view. (1-C 2, I-C 3) C 4.7.2 Continue to locate new and relocated utilities underground when SP complies possible.All others shall be placed and screened to minimize public viewing.(1-C 2, I-C 7) C 4.7.3 Consider the following priority within the Coastal Zone for SP complies underground placement of overhead utility and telephone lines, in accordance with the rules and regulations of the California Public Utilities Commission: (1-C 2, I-C 7) d) Magnolia Street from Hamilton Avenue to PCH. Any project to place utility and telephone wires underground must be consistent with all other provisions of this LCP. C 4.7.4 Investigate the feasibility of rerouting or undergrounding transmission N/A lines which currently traverse wetlands. (I-C 2, I-C 7) C 4.7.5 Require the review of new and/or expansions of existing industrial and N/A utility facilities to ensure that such facilities will not visually impair the City's coastal corridors and entry nodes. (I-C 2, I-C 7) C 4.7.6 Ensure beaches and associated facilities are clean and litter free. (I-C 6) N/A C 4.7.7 Oppose offshore drilling off Huntington Beach where visual and N/A environmental quality may be impacted and where 1)feasible alternative locations are available that would be less enviromnentally damaging;2)to do otherwise would adversely affect the public welfare;and 3)adverse environmental effects have not been mitigated to the maximum extent feasible. (1-C 8, 1-C 12, I-C 15, I-C 22q) C 4.7.8 Require landscape and architectural buffers and screens around oil N/A production facilities and other utilities visible from public rights of- way. (I-C 2, I-C 3) C 4.7.9 Require the removal of non-productive oil production facilities and the N/A restoration of the vacated site. (1-C 2, I-C 3) C 4.7.10 Encourage the remediation and clean up of the NESI(Ascon)site. N/A Work with other responsible agencies and property owner to facilitate site clean-up. (1-C I, 1-C 2, 1-C 12) Page 1-16 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency Historic and Cultural Resources Goal C 5:Promote the preservation of significant archaeological and paleontological resources in the Coastal Zone. Objective C 5.1: Identify and protect,to the maximum extent feasible,significant archaeological, paleontological and historic resources in the Coastal Zone. C 5.1.1 Coordinate with the State of California Historic Preservation Office SP complies to ensure that archaeologic, paleontologic and historically significant resources within the Coastal Zone are identified.(1-C 12, 1-C 221) C 5.1.2 Where new development would adversely impact archeological SP complies or paleontological resources within the Coastal Zone,reasonable mitigation measures to minimize impacts shall be required.(1-C 8) C 5.1.3 In the event that any Native American human remains are uncovered, SP complies the County Coroner,the Native American Heritage Commission, and the Most Likely Descendants,as designated by the California Native American Heritage Commission,shall be notified.The recommendations of the Most Likely Descendants shall be obtained prior to the disposition of any prehistoric Native American human remains.(1-C 12) C 5.1.4 A completed archeological research design(ARD)shall be submitted SP complies along with any application for a CDP for development within any area containing archeological or paleontological resources.The research design shall determine the significance of any artifacts uncovered and make recommendations for preservation.Significance will be based on the requirements of the California Register of Historical Resources criteria,and prepared based on the following criteria: (1-C 2, 1-C 3, 1-C 22i) a)Contain a discussion of important research topics that can be addressed;and b)Be reviewed by at least three(3)County-certified archeologists(peer review committee). c)The State Office of Historic Preservation and the Native American Heritage Commission shall review the research design. d)The research design shall be developed in conjunction with affected Native American groups. e)The permittee shall comply with the requirements of the peer review committee to assure compliance with the mitigation measures required by the ARD. March 2018 Draft Page 1-17 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 5.1.5 A County-certified paleontologist/archeologist,shall monitor all SP complies grading operations where there is a potential to affect cultural or paleontological resources based on the required research design.A Native American monitor shall also monitor grading operations. If grading operations uncover paleontological/archeological resources, the paleontologist/archeologist or Native American monitor shall suspend all development activity to avoid destruction of resources until a determination can be made as to the significance of the paleontological/archeological resources.If found to be significant,the site(s)shall be tested and preserved until a recovery plan.is completed to assure the protection of the paleontological/archeological resources. (1-C 2, 1-C 3, 1-C 8) C 5.1.6 Reinforce downtown as the City's historic center and as a pedestrian- N/A oriented commercial and entertainment/recreation district,as follows: (/-C 1, 1-C 2, 1-C 4) 1 . Preserve older and historic structures; 2. Require that new development be designed to reflect the Downtown's historical structures and Downtown design guidelines; 3. Amend the Downtown Specific Plan(as an LCP amendment subject to Commission certification)to: a. Coordinate with the Citywide Design Guidelines;and b. Incorporate historic preservation standards and guidelines. c. Coordinate Downtown development and revitalization with polices and programs of the Historic and Cultural Resources Element Water and Marine Resources Goal C 6:Prevent the degradation of marine resources in the Coastal Zone from activities associated with an urban environment. Objective C 6.1: Promote measures to mitigate the adverse impacts of human activities on marine organisms and the marine environment through regulation of new development, monitoring of existing development, and retrofitting necessary and feasible. C 6.1.1 Require that new development include mitigation measures to SP complies enhance water quality, if feasible;and,at a minimum, prevent the degradation of water quality of groundwater basins,wetlands,and surface water.(1-C 2, 1-C 8) C 6.1.2 Marine resources shall be maintained,enhanced,and where feasible, SP complies restored.Special protection shall be given to areas and species of special biological or economic significance.(1-C 6, 1-C 8, 1-C 12, 1-C 15, 1-C 22e) C 6.1.5 Require containment curtains around waterfront construction projects SP complies on inland waterways to avoid turbid waters drifting into the ocean. (1-C 2, 1-C 3, 1-C 8) Page 1-18 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 6.1.6 It is the policy of the City to recognize the value of watershed based SP complies planning efforts in achieving coastal and marine water quality where and resource protection goals of the LUP.Therefore,the City shall applicable; support such efforts by initiating and participating in watershed BMPs wide planning and management groups,with the involvement of established for appropriate stakeholders and/or regulatory agencies.Such efforts development shall include participation in updating Orange County's Drainage Area Management Plan,forming partnerships to combine resources to implement restoration projects which involve and benefit multiple stakeholders,and pursuing funding opportunities to accomplish water quality improvement projects. A public participation component that identifies methods to encourage public participation in managing development and minimizing urban runoff impacts to the coast shall be developed. This component should outline a public education and involvement program designed to raise public awareness about stormwater issues and the potential impacts of water pollution,and involve the public in development and implementation of the City's pollution control goals. The City shall require that new development and redevelopment,as appropriate,employ nonstructural BMPs and structural BMPs designed to minimize the volume,velocity and pollutant load of stormwater runoff, prior to runoff discharge into stormwwater conveyance systems, receiving waters and/or other sensitive areas.All development shall include effective site design and source control BMPs.When the combination off site design and source control BMPs is not sufficient to protect water quality,structural treatment BMPs along with site design and source control measures shall be required.BMPs should be selected based on efficacy at mitigating pollutants of concern associated with respective development types or uses. To this end,the City shall continue implementation of the Municipal Stormwater NPDES permit(Santa Ana Regional Water Quality Control Board Order No.RS-2002-0010,dated January 18,2002, or any amendment to or re-issuance thereof)of which the City is a co- permitee with the County of Orange through the Santa Ana Regional Water Quality Control Board. Per program parameters,continue to require a Water Quality Management Plan for all applicable new development and redevelopment within the Coastal Zone,and include mitigation measures such as the following: (1-C 2, 1-C 3, 1-C 8) March 2018 Draft Page 1-19 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 6.1.6 a) Regulating development to include the use of the best available SP complies Cont erosion and runoff control management techniques and BMPs designed to minimize pollutant loads contained in post-development runoff, and to maintain post-development peak runoff rate and average volume at levels similar to pre-development levels to the maximum extent feasible.Design elements and other measures shall be incorporated into new development and appropriate re- development in order to carry out the objectives specified herein, including implementation of measures required pursuant to the NPDES Standards,and any amendment to or re-issuance thereof; b)Adoption of guidelines to reduce runoff(silt,debris, litter,and SP complies chemicals)from construction sites.These implementation guidelines will be developed with the guidance and approval of the Santa Ana Regional Water Quality Control Board and/or the State Water Resources Control Board.The guidelines shall be based on the following three principals:(1) Minimizing the potential sources of sediment and/or other pollutants from the outset; (2)Controlling the amount of runoff and its ability to carry sediment and/or other pollutants;and (3)Retaining sediment and/or other pollutants picked up on the project site for appropriate treatment and disposal. Until such guidelines are developed and approved,erosion and sediment control plans which shall accompany applications for new development and re-development,shall be reviewed for conformance with applicable recommendations contained in California's Storm Water Best Management Practice Handbook(Construction Activity) [Stormwater Quality Taskforce, 1993]and any amendment to or re issuance thereof; c) Establishment of runoff controls for soils removed in restoration SP complies and/or remediation of oil sites;and d) Encourage and assist,where appropriate,County efforts to SP complies implement restoration or other water quality improvement projects in flood control channels that empty into the Bolsa Chica, Huntington Beach Wetlands and beach areas in order to minimize negative impacts from urban runoff while maintaining flood control effectiveness. C 6.1.7 Improve and maintain existing infrastructure to prevent sewage system N/A failures that may result in the discharge of untreated sewage into coastal and ocean waters. Regular inspection of sewer lines, pumps stations and preventative maintenance activities shall be undertaken to minimize the potential for ruptured lines or faulty infrastructure to cause or contribute to a sewage spill.The City shall implement management measures for its systems to prevent sewage spills,and other causes of bacterial pollution in coastal waters in response to scientific findings and recommendations resulting from monitoring and other investigations. (1-C 10) Page 1-20 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 6.1.8 Periodically assess the adequacy of the County's water quality N/A monitoring procedures for the City's wetlands, harbors and beaches and coordinate with responsible agencies to ensure adequate monitoring. (1-C 11, 1-C 12) C 6.1.9 Coordinate with responsible agencies to investigate probable N/A Huntington Harbour water quality impairments and establish improvement measures such as requiring boat pumpout or holding tank facilities in existing and new development. (1-C 12) C 6.1.10 Monitor and coordinate with responsible agencies to ensure that N/A dissolved oxygen levels in Huntington Harbour do not fall below minimum standards. Encourage, and require when appropriate,the installation of aeration and water circulation devices, regulate the dredging schedule and implement other appropriate mitigation measures when and where needed. (1-C 12) C 6.1.11 The City, in consultation with appropriate agencies,and interested N/A stakeholders shall identify regulatory and non-regulatory mechanisms for implementing management measures for marinas and recreational boating activities contained in California's Plan for the Control of Nonpoint Source Pollution(CCC&SWRCB 2000) in Huntington Harbour.Additionally,the City shall identify and support mechanisms for implementing an educational program targeted at boat operational and maintenance activities such as the Boating Clean &Green Campaign or equivalent in the Harbour. Eliminate the use of anti-fouling chemical treatments on boats moored in the harbor, except at permitted locations. (1-C 2, 1-C 3, 1-C 12) C 6.1.12 Periodically review the City's policies on water conservation, including N/A the Water Conservation Ordinance,to ensure the use of state of the art conservation measures for new development and redevelopment, and retrofitting of existing development,where feasible and appropriate,to implement these measures. (1-C 1 1) C 6.1.13 Encourage research and feasibility studies regarding ocean water N/A desalinization as an alternative source of potable water. Participate in regional studies and efforts where appropriate. (1-C 22n) C 6.1.14 Encourage water reclamation projects, including household SP complies wastewater reclamation,and the use of reclaimed water for purposes such as irrigation,where feasible and appropriate.(1-C 2, 1-C 3) March 2018 Draft Page 1-21 Ma nolia TAN FARM Specific Plan Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 6.1.15 Where new storm drain outlets are necessary,discharge points shall SP complies be sited and designed to release in the least environmentally sensitive location and manner.(1-C 3, 1-C 7, 1-C 8, I-C 22k) a)Storm drains are prohibited from discharging directly into ESHA, or wetlands unless there is no other feasible alternative in which case storm drain discharge shall be accomplished in a manner that is the least environmentally damaging feasible alternative. b)The volume and quality of stormwater discharged into coastal waters, E5HA, or wetlands shall maintain or enhance the functional capacity of the receiving waters or ESHA. c) Energy dissipater devices shall be installed on all approved storm drain outlets to prevent erosion and scour. C 6.1.16 Encourage the Orange County Sanitation District(OCSD)to accept dry N/A weather nuisance flows into the sewer system for treatment prior to discharge.New developments shall be designed and constructed to minimize or eliminate dry weather nuisance flows to the maximum extent practicable. (1-C 1 2) C 6.1.17 Natural drainage patterns in areas designated as Conservation or Open N/A Space and Recreation shall be maintained and restored where feasible. (1-C 7, 1-C 8) C 6.1.18 New flood control projects and substantial reconstruction of existing N/A flood control facilities shall,to the extent feasible: (1-C 7, 1-C 12, 1-C 22) a) Expand the floodplain. b) Maximize soft bottom habitat. c) Slow water to encourage percolation through the use of off-line detention basins or other similar structures. d) Consider the diversion of dry weather nuisance flows to the sewer system. e) Prevent and remove encroachments into the floodplain to the extent feasible. f) Restore pool and riffle sequence to slow and aerate the water. C 6.1.19 Prior to approval of any new or expanded seawater pumping facilities, N/A require the provision of maximum feasible mitigation measures to minimize damage to marine organisms due to entrainment in accordance with State and Federal law. (1-C2, 1-C 7, 1-C 8) C 6.1.20 Limit diking,dredging,and filling of coastal waters,wetlands, and N/A estuaries to the specific activities outlined in Section 30233 and 30607.1 of the Coastal Act and to those activities required for the restoration, maintenance,and/or repair of the Municipal Pier and marina docks. Conduct any diking,dredging and filling activities in a manner that is consistent with Section 30233 and 30607.1 of the Coastal Act. (1-C 2, 1-C 7, 1-C 8) C 6.1.21 Monitor harbor dredging to ensure consistency with Coastal Act N/A Section 30233 and minimal impacts to water quality,plant,and biological resources. (1-C 2, 1-C 7, 1-C 8, 1-C 12) Page 1-22 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 6.1.22 Monitor sand movement,coastal erosion and methods of mitigation. N/A (1-C 12, 1-C 15) C 6.1.23 Prohibit groins,cliff retaining walls, pipelines,outfalls,and other such N/A construction structures or activities that may alter natural shoreline processes unless designed to eliminate or mitigate adverse impacts on local shoreline sand supply. (1-C 2) C 6.1.24 Promote the improvement of tidal circulation in the Talbert Marsh, N/A the Bolsa Chica, Huntington Harbour, and Anaheim Bay resulting in minimal impacts to sand migration,aesthetics,and usability of the beach area.(1-C 8, 1-C 12) C 6.1.25 Require that new development and redevelopment minimize the SP complies creation of impervious areas,especially directly connected impervious areas,and,where feasible, reduce the extent of existing unnecessary impervious areas, and incorporate adequate mitigation to minimize the alteration of natural streams and/or interference with surface water flow.The use of permeable material for roads,sidewalks and other paved areas shall be incorporated into new development to the maximum extent practicable. (1-C 8, 1-C 15) C 6.1.26 Protect, maintain and enhance,where feasible,existing natural SP complies vegetation buffer areas surrounding riparian habitats.(1-C 2, 1-C 8) C 6.1.27 Channel izations,dams,or other substantial alterations of rivers and N/A streams shall incorporate the best mitigation measures feasible,and be limited to(1)necessary water supply projects, (2)flood control projects where no other method for protecting existing structures in the flood plain is feasible and where such protection is necessary for public safety or to protect existing development,or(3)developments where the primary function is the improvement of fish and wildlife habitat. (1-C 7, 1-C 8) C 6.1.28 Support the creation of a wildlife sanctuary for habitats along the N/A coast in order to preserve and protect natural beach environments. (1-C I, 1-C 2, 1-C 7, 1-C 8) C 6.1.29 Continue to support the ongoing Orange County Water District's N/A Barrier Wells project. (1-C 12) C 6.1.30 Natural or vegetated treatment systems(e.g. bio-swales,vegetative SP complies buffers,constructed or artificial wetlands)that mimic natural drainage patterns are preferred for new development over mechanical treatment systems or BMPs(e.g.water quality treatment plants,storm drain inlet filters).(1-C 8) March 2018 Draft Page 1-23 Ma nolia TAN FARM Specific Plan Coastal Element(LCP)Consistency Analysis Policy# Goal/Polity/Objective Consistency Environmentally Sensitive Habitats Goal C 7:Preserve,enhance and restore,where feasible,environmentally sensitive habitat areas(ESHAs) in the City's Coastal Zone,including the Bolsa Chica which is within the City's Sphere of Influence. Objective C 7.1: Regulate new development through design review and permit issuance to ensure consistency with Coastal Act requirements and minimize adverse impacts to identified environmentally sensitive habitats and wetland areas. C 7.1.1 Evaluate any existing environmental degradation or potential N/A degradation from current or planned storm drain and flood control facilities in wetlands or other sensitive environments. Storm drains and flood control projects shall be designed to minimize adverse impacts to wetlands or other environmentally sensitive areas. Additionally,flood control projects shall be designed,to the maximum extent feasible,to avoid reducing the width of the floodplain,to remove any encroachments into the floodplain,and to restore the natural bottom and width of the floodplain.(I-C 7, 1-C 8) C 7.1.2 Environmentally sensitive habitat areas shall be protected against SP is not located any significant disruption of habitat values, and only uses dependent in an ESHA area on those resources shall be allowed within those areas. In the event that development is permitted in an ESHA area pursuant to other provisions of this LCP,a "no-net-loss" policy(at a minimum)shall be utilized. (1-C 7, 1-C 8) C 7.1.3 Development in areas adjacent to environmentally sensitive habitat SP complies areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade those areas, and shall be compatible with the continuance of those habitat and recreation areas. (1-C 7, 1-C 8) C 7.1.4 Require that new development contiguous to wetlands or SP complies environmentally sensitive habitat areas include buffer zones. Buffer zones shall be a minimum of one hundred feet setback from the landward edge of the wetland,with the exception of the following: (1-C 2, 1-C 7) A lesser buffer may be permitted if existing development or site configuration precludes a 100 foot buffer,or conversely,a greater buffer zone may be required if substantial development or significantly increased human impacts are anticipated. In either case, the following factors shall be considered when determining whether a lesser or wider buffer zone is warranted. Reduced buffer zone areas shall be reviewed by the Department of Fish and Game prior to implementation. a) Biological significance of adjacent lands:The buffer should be SP complies sufficiently wide to protect the functional relationship between wetland and adjacent upland. Page 1-24 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 7.1.4 b) Sensitivity of species to disturbance:The buffer should be SP complies Cont sufficiently wide to ensure that the most sensitive species will not be disturbed significantly by permitted development,based on habitat requirements of both resident and migratory species and the short and long term adaptability of various species to human disturbance. c) Susceptibility of parcel to erosion:The buffer should be sufficiently SP complies wide to allow for interception of any additional material eroded as a result of the proposed development based on soil and vegetative characteristics,slope and runoff characteristics, and impervious surface coverage. d) Use existing cultural features to locate buffer zones:The buffer SP complies zone should be contiguous with the ESHA and make use of existing features such as roads, dikes, irrigation canals,and flood control channels where feasible. C 7.1.5 Notify County,State and Federal agencies having regulatory authority Part of process in wetlands and other environmentally sensitive habitats when development projects in and adjacent to such areas are submitted to the City. The implementation of any Habitat Conservation Plan shall require an amendment to the LCP. Incidental take of sensitive habitat and/or species that occurs in the context of development must be consistent with this LCP. (1-C 8, 1-C 12) Objective C 7.2: Promote the improvement of the biological productivity and appearance of wetland and environmentally sensitive habitats. C 7.2.1 Promote the re-establishment of tidal flushing in wetland areas. (1-C 7, N/A 1-C 8, 1-C 12) C 7.2.2 Promote the participation of County,State and federal agencies in the N/A enhancement and maintenance of environmentally sensitive habitats by actively pursuing funding from the California Coastal Conservancy and other State and federal agencies to develop and maintain landscaped buffer areas around the edge of the wetlands. (1-C 12) C 7.2.3 Require that agencies involved in the enhancement of wetlands N/A implement the following measures: (1-C 7, 1-C 8) a) Site and design culverts to ensure against the risk of flood damage to adjacent property, and b) Develop a contingency plan to protect environmentally sensitive habitats in the event of spills of toxic and other harmful substances into flood control channels. March 2018 Draft Page 1-25 Ma nolia TAN FARM Specific Plan Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 7.2.4 Encourage the OCFCDto improve,and continue to maintain once N/A improved,the Huntington Beach and Talbert Flood Control Channel embankment from Beach Boulevard to the Santa Ana River by implementing the following measures:(1-C 12) a) Restore and enhance tidal flows into the area and expand the existing mudflat and saltmarsh habitats. b) Plant native plant species to enhance wildlife diversity. c) Enhance the visual appearance of wetland areas. d)Projects that impact the wetlands shall be sited and designed to improve the overall functioning of the wetland ecosystem. C 7.2.5 Prohibit all uses within the least tern nesting site on Huntington State N/A Beach except those related to habitat restoration. (1-C 7, 1-C 12) C 7.2.6 Prohibit fill in any wetland areas for the purpose of road construction, N/A except for roads allowed pursuant to Section 30233 of the Coast Act or when required to serve uses allowed in wetlands pursuant to and consistent with Sections 30260-30264 of the Coastal Act for coastal dependent and energy uses.Any roads governed by this policy shall be limited to necessary access roads appurtenant to the facility,and shall be permitted only where there is no feasible, less environmentally damaging alternative and where feasibility mitigation measures have been provided. (1-C 7, 1-C 8) C 7.2.7 Any areas that constituted wetlands or ESHA that have been removed, N/A altered,filled or degraded as the result of activities carried out without compliance with Coastal Act requirements shall be protected as required by the policies in this Land Use Plan. Objective C 7.3: Promote public awareness of sensitive habitats and their environmental benefits. C 7.3.1 Encourage educational centers such as wetland/coastal habitat models SP complies and information booths or displays in non residential projects adjacent to wetlands.Such centers shall be sited and designed to prevent impacts,which would significantly degrade the wetlands. (1-C 22b) Energy Facilities Goal C 8:Accommodate energy facilities with the intent to promote beneficial effects while mitigating any potential adverse impacts. Objective C 8.1 Continue to pursue and promote interdepartmental coordination within the City,as well as,interagency coordination between the City,other levels of government and outside agencies regarding energy related issues affecting the City C 8.1.1 Maintain an up to date catalogue identifying the outside agencies N/A with control or influence over energy issues, including a definition of their role,authority and responsibilities. (1-C 12) C 8.1.2 Continue to identify and participate in opportunities for local input N/A in the planning and decision making processes of State and federal agencies involved with energy issues. (1-C 12) Page 1-26 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 8.1.3 Monitor energy activities that could affect Huntington Beach by N/A undertaking the following tasks: (1-C 12) 1. Joining mailing lists of relevant State and federal agencies; 2. Commenting on EIR's, EIS's,call for-nominations for OCS tract selections and other reviews;and 3. Periodically meeting with major energy companies in the City 4. Promote increased coordination among municipal departments charged with different aspects of energy planning and regulation, and establish a common data base for all departments involved with energy issues. C 8.1.4 Continue to inventory, review and monitor existing oil spill plans and N/A ensure that the role of the City is defined and acceptable.(I-C 22o,p,q) C 8.1.5 Continue to support the U.S.Coast Guard in the Local Response Team N/A effort for oil spill emergencies. (1-C 12) C 8.1.6 Continue to support efforts of the U.S.Geological Survey and State N/A Division of Oil and Gas to ensure the safety of oil extraction and related activities onshore and offshore. (1-C 12) C 8.1.7 Continue to support efforts by the U.S.Coast Guard and the N/A Army Corps of Engineers to protect marine traffic safety while accommodating offshore oil development. (1-C 12) C 8.1.8 Maintain an up to date data base identifying the location,status N/A and ownership of all oil wells and tanks in the City. Account for any discrepancies between State and City records. (I-C 22q) C 8.1.9 Through the development permit process,ensure that new N/A development provides for the retention of access to underground oil reserves where needed. (1-C 7, 1-C 8) Objective C 8.2: Encourage the production of energy resources as efficiently as possible with minimal adverse impacts. C 8.2.1 Support the research,development and application of new energy N/A technologies so long as public health,safety and welfare are not jeopardized and environmental impacts are mitigated to the maximum extent possible. (1-C 7, 1-C 17) C 8.2.2 Require the mitigation of adverse impacts from new technologies N/A employed in electricity generation to the maximum extent feasible. (I-C 7, 1-C 8) C 8.2.3 Encourage unitization and consolidation of existing oil operations N/A and require the consolidation of new or expanded operations in accordance with LCP Policy 8.3.4 to the maximum extent feasible and legally permissible when such activities(1)reduce the area used for oil facilities;(2)are not more environmentally disruptive than existing arrangements,and(3),do not jeopardize public health,safety or welfare. (1-C 7, 1-C 8) C 8.2.4 Accommodate coastal dependent energy facilities within the Coastal N/A Zone consistent with Sections 30260 through 30264 of the Coastal Act. (1-C I, 1-C 2) March 2018 Draft Page 1-27 Ma nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 8.2.5 Continue to accommodate "enhanced"oil recovery activities that N/A reduce negative environmental and safety impacts. (1-C 2,1-C 7) C 8.2.6 Periodically review the City Oil Code to determine the adequacy of N/A measures to protect public safety. Modify the Oil Code accordingly to the extent that the revisions are not inconsistent with this LCP.(I-C 3) C 8.2.7 Periodically review monitoring and enforcement of the City Oil Code N/A and Noise Ordinance as related to energy operations to determine their effectiveness in regulating energy operations,and where necessary adopt improvements to the extent that the revisions are not inconsistent with this LCP. (I-C 3, I-C 6) C 8.2.8 Ensure that both on and off shore oil spill containment plans for the N/A City include adequate measures consistent with this LCP to protect the shoreline and sensitive areas such as Huntington Harbour,the wetlands,the Santa Ana River mouth and the least tern nesting area, as well as the health,safety and welfare of the public in case of an oil spill. (1-C 22q) C 8.2.9 Maintain the requirements for site specific emergency evacuation plans No longer for the areas adjacent to the tank farms in the event of dike system applicable failure or other upset. Ensure that the contingency plans,consistent with this LCP,provide for the protection of public health,safety and welfare,as well as sensitive habitat areas nearby. (1-C 2, 1 C22q) C 8.2.10 Continue to participate in the Orange County Cities Hazardous N/A Material Emergency Response Authority or its equivalent to provide for coordination,training and compensation for prevention, monitoring and clean up of oil spills and/or hazardous materials.(1-C 12) Objective C 8.3:Accommodate new energy production facilities while requiring maximum efficiency and mitigation of adverse impacts. C 8.3.1 Promote the use of solar energy and encourage energy conservation. SP complies (1-C 1, I-C 2,1-C-3,1-C 8) C 8.3.2 Inventory existing credits and incentives regarding solar energy and N/A conservation available to individuals, businesses and the City from State and federal governments and make this information available to the public. (I-C 12) C 8.3.3 Encourage development of new methods to conserve energy such as SP complies the following: (I-C2, 1-C 7) 1.Solar water heating requirements for new developments; 2.Solar access and orientation; 3.The limited use of conventional fuels for heating swimming pools; 4. Requirements for "weatherization"and other minimum conservation measures,and 5. Energy audits of buildings at time of deed transfer. Page 1-28 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 8.3.4 Adopt the following priority for siting new oil-related facilities, N/A provided that the new activities are adequately screened and buffered from surrounding uses,adverse environmental impacts are mitigated to the maximum extent feasible,t11e activities do not jeopardize public health,safety or welfare,and there is no other feasible location which is less environmentally damaging or less disruptive of significant social, aesthetic or economic concerns: (1-C 2, 1-C 4) 1. Existing,consolidated islands 2. New consolidated islands 3. Existing oil parcels 4. New parcels outside the coastal zone 5. New parcels within the coastal zone C 8.3.5 Encourage the merger of existing oil production sites to approved N/A consolidation sites. (1-C 2, 1-C 4) C 8.3.6 Participate in the evaluation of any proposed tanker unloading N/A operations off of the Huntington Beach shoreline. Ensure that upset risks be adequately addressed and discourage increased threats to recreational activities and sensitive habitats. (1-C 7, 1-C 8, 1-C 12) C 8.3.7 Require the use of pipelines rather than tankers to transport offshore N/A oil and gas to shore. (1-C 2, 1-C 8, 1-C 12) C 8.3.8 Coordinate with responsible agencies to discourage the re-activation N/A or construction of offshore marine terminals where the terminals cannot be accommodated without resulting in either 1)increased tanker operations and associated onshore development incompatible with the land use and environmental goals for the area or 2)increased risk to environmentally sensitive habitat areas. (1-C 7, 1-C 8, 1-C 12) C 8.3.9 As a part of the permit process, require that a survey be conducted N/A along the route of any new pipeline in the coastal zone to determine what, if any,coastal resources may be impacted by construction and operation of the pipeline.(1-C 7) C 8.3.10 Require the routes of new pipelines and transmission lines to avoid N/A important coastal resources, including recreation areas and sensitive habitats,to the maximum extent feasible; pipelines which cannot be routed to avoid such areas shall be constructed and maintained in ways that minimize the impacts from spills or leaks to the maximum extent feasible;appropriate cleanup and spill prevention measures shall be included in a spill contingency plan. (1-C 7, I-C 8) C 8.3.11 Require automatic shut off valves to isolate segments of pipelines N/A carrying hazardous liquids passing through important coastal resource areas, including recreation,sensitive habitat and archeological areas. (1-C 2, I-C 8) March 2018 Draft Page 1-29 M nolia TAN FARM Specific Plan Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 8.3.12 Protection against the spillage of crude oil, gas, petroleum N/A products,or hazardous substances shall be provided in relation to any development or transportation of such materials. Effective containment and cleanup facilities and procedures shall be provided for accidental spills that do occur.(I-C 7, I-C 8) C 8.3.13 As part of the permit process, require the mitigation of erosion in the N/A siting and construction of new pipelines. (I-C 2, 1-C 8) C 8.3.14 Prohibit the use of chemical herbicides during pipeline construction. N/A (1-C 8) C 8.3.15 Require new pipelines, including offshore to onshore lines to be N/A consolidated in existing pipeline corridors,where feasible, unless there are overriding technical constraints or significant social, aesthetic, environmental or economic concerns. (1-C 2, 1-C 7) C 8.3.16 As part of the permit process, require mitigation measures to N/A repair scarring, grading or other vegetative removal resulting from transmission line or pipeline installation or maintenance through methods including but not limited to spreading topsoil removed in pipeline trenching over the surface of the construction area.Affected areas are to be re-vegetated with plants similar to those in the area. (1-C 2,1-C 7, 1-C 8) Objective C 8.4: Minimize the safety and aesthetic impacts of resource production facilities on non resource production land uses. C 8.4.1 Promote aesthetic and environmental compatibility between oil N/A activities and other uses through measures such as fencing, planting and landscaping,screening and buffering. (1-C 2, 1-C 4) C 8.4.2 Encourage the owners of the electric generating plant located on PCH N/A to provide landscaping and other measures to buffer and screen the power plant from PCH and Beach Boulevard.Require any power plant expansion or alteration proposals to include adequate buffer and screening measures. (1-C 2, 1-C 7) C 8.4.3 Encourage comprehensive planning for new uses on large oil parcels. SP complies (1-C 1, 1-C 2) C 8.4.4 Encourage dual-uses of oil field surface areas so long as new uses and N/A oil activities are compatible,and access to underground zones can be accommodated by the new use.(1-C I, 1-C 2) C 8.4.5 Encourage the conversion of the NESI (Ascon)site at the southwest N/A comer of Hamilton and Magnolia to new uses if the contents of the site are found not to be dangerous to public health,safety and welfare,or if all harmful deposits are removed,capped or decontaminated pursuant to Federal and State Environmental Protection Agency,as well as,City safety standards. (1-C I, 1-C 2, 1-C 4, 1-C 7, 1-C 8 Page 1-30 March 2018 Draft Coastal Element Consistency Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency Water, Sewer and Drainage Facilities Goal C 9:Provide water,sewer and drainage systems that are able to support permitted land uses; upgrade existing deficient systems;and pursue funding sources to reduce costs of wastewater service provision in the City. Objective C 9.1: Provide and maintain water,sewer and drainage systems that adequately serve planned land uses at a maximized cost efficiency. C 9.1.1 Approve and implement development in accordance with the Coastal SP complies as Element Land Use Plan. (1-C 21) amended C 9.1.2 Adopt and maintain master plans and capital improvement programs N/A consistent with this LCP to ensure that water,sewer and drainage needs are met.The master plan and capital improvement program shall address issues such as ongoing maintenance, new facility needs to meet projected demands of planned land uses,funding sources, phasing and prioritization and responsible agencies. (1-C 10, 1-C 18, 1-C 22) C 9.1.3 New sewer systems and substantial improvements to existing sewer N/A systems shall incorporate monitoring systems which verify the operational integrity of the sewer system to assure that coastal waters are protected. (1-C 3, 1-C 7, 1-C 22) Hazards Goal C 10:Minimize risks to life and property in areas of high hazards(e.g.,geologic,flood and fire)within the Coastal Zone and ensure stability and structural integrity,and neither create nor contribute significantly to erosion,geologic instability,or destruction of the site or surrounding area or in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs. Objective C 10.1: Identify potential hazard areas in the City and manage/mitigate potential risks and impacts through land use regulation, public awareness and retrofitting where feasible. C 10.1.1 Maintain a complete data-base of the locations and distribution of N/A seismic and geologic hazards related to ground shaking, liquefaction, subsidence,soil stability,slope stability and water table levels.(1-C 20) C 10.1.2 Promote land use patterns,zoning ordinances and locational criteria SP complies that mitigate potential risks posed by development in hazard areas,or which significantly reduce risk from seismic hazards. (1-C 2, 1-C 8) C 10.1.3 Require seismic/geologic assessment prior to construction in the N/A Alquist-Priolo Earthquake Fault Zone as shown in Figure C-28.(1-C 7) C 10.1.4 Require appropriate engineering and building practices for all new SP complies structures to withstand ground shaking and liquefaction such as those stated in the Uniform Building Code. (1-C 5) C 10.1.5 Establish specific priorities for improvement of existing structures N/A based on hazard to life,type of occupancy, method of construction, physical condition,and location. (1-C 5) C 10.1.6 Minimize bluff and mesa edge erosion through the regulation of new N/A development upstream. (1-C 7) March 2018 Draft Page 1-31 Ma nolia TAN FARM Specific Plan Coastal Element(LCP)Consistency Analysis Policy# Goal/Policy/Objective Consistency C 10.1.7 Minimize beach sand loss through the regulation of new development. N/A (1-C 7, 1-C 15) C 10.1.8 Continue to establish,through the identification of Methane Overlay N/A Districts,areas of existing methane seepage in the Coastal Zone as shown in Figure C-32 and continue to investigate and evaluate new areas in the City with methane seepage.(1-C 20) C 10.1.9 Maintain and revise as necessary,standards of construction(consistent N/A with this LCP)within identified Methane Overlay Districts.(1-C 3) C 10.1.10 Establish,enforce and periodically update testing requirements for N/A sites proposed for new construction within the identified Methane Overlay Districts.(I-C 3) C 10.1.11 Provide mitigation measures and other assistance intended to reduce SP complies the potential for the buildup of methane to hazardous levels within existing buildings(residences and businesses). (1-C 8) C 10.1.12 Monitor methane levels in the identified Methane Overlay District. SP complies (I-C 6) C 10.1.13 Prepare emergency response plans for use in methane related N/A emergencies. (1-C 8) C 10.1.14 During major redevelopment or initial construction, require specific SP complies measures to be taken by developers, builders or property owners in flood prone areas(Figure C-33),to prevent or reduce damage from flooding and the risks upon human safety.Development shall,to the maximum extent feasible and consistent with the Water and Marine Resource policies of this LCP, be designed and site to:(1-C 7, 1-C 8) a) Avoid the use of protective devices, b) Avoid encroachments into the floodplain,and c) Remove any encroachments into the floodplain to restore the natural width of the floodplain. C 10.1.15 Maintain and upgrade,as appropriate,the County of Orange and the N/A City of Huntington Beach's flood control systems in conjunction with the Santa Ana River Main Stem Project to minimize hazards due to flooding. To the maximum extent feasible, upgrading to the 100 year flood event should be accomplished through development setbacks and the removal of encroachments into the floodplain. Upgrades to the flood control system shall incorporate the best mitigation measures. (1-C 10, 1-C 12) C 10.1.16 Support the Santa Ana River Main Stem Project to the extent that it is N/A consistent with the policies and standards of this LCP. (I-C 12) C 10.1.17 Coordinate with the County of Orange for the operation of the N/A County's portion of the flood control system. (1-C 12) C 10.1.18 Maintain the City's portion of the flood control system at a level N/A necessary to protect residents from 100-year flood risks.Upgrades to the flood control system shall incorporate the best mitigation measures feasible. (1-C 10) Page 1-32 March 2018 Draft Coastal Element Consistency Coastal Element(LCP) Consistency Analysis Policy# Goal/Policy/Objective Consistency C 10.1.19 Identify tsunami and seiche susceptible areas(Figure C-30),and require N/A that specific measures be taken by the developer, builder or property owner during major redevelopment or initial construction,to prevent or reduce damage from these hazards and the risks upon human safety. Development permitted in tsunami and seiche susceptible areas shall be designed and sited to minimize this hazard and shall be conditioned to prohibit a shoreline protective device. (1-C 20) C 10.1.20 Participate in the National Weather Service or other system for local N/A tsunami and/or seiche warnings. (1-C 12) C 10.1.21 Maintain a thorough knowledge of the location and distribution N/A of peat conditions in the City of Huntington Beach Coastal Zone and minimize associated hazards through the regulation of new development. (1-C 7, 1-C 8) C 10.1.22 Subsidence shall be monitored and groundwater re-pressurization or N/A other methods shall be used to limit potential subsidence impacts. (1-C 8) C 10.1.23 Where development areas adjoin bluffs,all buildings and habitable N/A structures shall be set back a sufficient distance from the bluff edge to be structurally safe from the threat of bluff erosion for a minimum of seventy five(75)years.Geotechnical engineering reports shall be required from all applicants at the time an application for development adjoining a blufftop is submitted to determine the adequacy of any proposed setback. (1-C 7) Interagency Coordination Goal C II Provide for formal cooperation among adjacent jurisdictions and other public agencies whose actions may have significant impacts on the City's coastal zone resources and planning efforts. Objective C 11.1 Establish a process to ensure adequate inter jurisdictional coordination. C 11.1 Establish a staff coordinating committee of representatives from N/A planning, public works and community services to coordinate and cooperate with adjacent jurisdictions and other public agencies in developing and reviewing plans affecting the Huntington Beach Coastal Zone and adjacent areas. The committee shall review plans and provide comments and recommendations for the following projects/project areas: (1-C 12) 1. The Bolsa Chica 2. Huntington and Bolsa Chica State Beach 3. Santa Ana River Flood Control Project 4. Arterial Highways and Bridges 5. NESI (Ascon)site March 2018 Draft Page 1-33 Ma nolia TAN FARM Specific Plan [This Page Left Intentionally Blank] Page 1-34 March 2018 Draft CHAPTER2-* GENERAL PLAN CONSISTENCY All Specific Plans are required to be consistent with the General Plan and with the Local Coastal Program (Coastal Element)that was discussed in Chapter 1 of Volume III of the Magnolia Tank Farm Specific Plan. This Chapter includes the goals, objectives, policies and programs of the City of Huntington Beach General Plan Elements(not including the Coastal Element found in Chapter 1) and whether the Specific Plan complies with them.The Huntington Beach General Plan includes the following elements: • Land Use • Circulation • Environmental Resources and Conservation • Natural and Environmental Hazards • Noise • Public Services and Infrastructure • Historic and Cultural Resources • Housing • Coastal (discussed in Chapter 1) March 2018 Draft Page 2-1 Ma no ia TAN FARM Specific Plan Land Use Element General Plan Consistency Analysis—Land Use Element Goal/Policy Consistency Coordinating Development Patterns and Protecting Community Character Goal LU-1.New commercial,industrial,and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community. A. Ensure that development is consistent with the land use designations Consistent after presented in the Land Use Map, including density,intensity, and use standards General Plan is applicable to each land use designation. amended B. Ensure new development supports the protection and maintenance of SP complies environmental and open space resources. C.Support inf ill development,consolidation of parcels,and adaptive reuse of SP complies existing buildings. D. Ensure that new development projects are of compatible proportion,scale, SP complies and character to complement adjoining uses. Goal LU-2.New development preserves and enhances a distinct Surf City identity,culture,and character in neighborhoods,corridors,and centers. A. Ensure that new development and reuse projects protect existing Surf City SP complies culture and identity and preserve and recognize unique neighborhoods and areas as the building blocks of the community. B. Ensure that new and renovated structures and building architecture and SP complies site design are context-sensitive,creative,complementary of the city's beach culture,and compatible with surrounding development and public spaces. C. Distinguish neighborhoods and subareas by character and appearance SP complies and strengthen physical and visual distinction, architecture,edge and entry treatment, landscape,streetscape,and other elements. Evaluate the potential for enhancement of neighborhood entrances and perimeter walls. D. Maintain and protect residential neighborhoods by avoiding encroachment SP complies of incompatible land uses. E. Intensify the use and strengthen the role of public art,architecture, SP complies landscaping,site design,and development patterns to enhance the visual image of Huntington Beach. Addressing Interactions Between Neighborhoods and Attractions Goal LU-3.Neighborhoods and attractions are connected and accessible to all residents,employees, and visitors. A. Ensure that future development and reuse projects are consistent with the Consistent after Land Use Map to provide connections between existing neighborhoods and the General Plan is city attractions. amended B. Improve trail, bicycle pathway, roadway,sidewalk,and transit connections SP complies to new development and reuse projects. C. Ensure connections are well maintained and safe for users. SP complies Page 2-2 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Land Use Element Goal/Policy Consistency Providing a Range of Well-Maintained Housing Types Goal LU-4.A range of housing types is available to meet the diverse economic,physical,and social needs of future and existing residents,while neighborhood character and residences are well maintained and protected. A. Encourage a mix of residential types to accommodate people with diverse SP provides for mixture housing needs. of housing types B. Improve options for people to live near work and public transit. SP complies C. Encourage and provide incentives for residential property owners to SP complies maintain their homes and buildings. D. Ensure that single-family residences are of compatible proportion scale and SP complies character to surrounding neighborhoods. E. Encourage housing options located in proximity to employment to reduce SP complies vehicle miles traveled. Protecting and Adaptively Reusing Industrial Areas Goal LU-5.Industrial businesses provide employment opportunities for residents,supporting the local economy. A.Support and attract new businesses in the city's industrial areas. N/A B.Encourage clean, less intensive industrial development in areas identified in N/A the planning area. C. Ensure proposed development and uses in industrial areas contribute to the N/A City's economic development objectives and do not minimize existing uses. D. Explore opportunities to optimize use of underutilized or underperforming N/A industrial land that is sensitive to surrounding uses,and to introduce new industrial uses that create jobs E. Encourage and assist existing and potential industrial owners to update, N/A modernize,and expand their industrial properties. Maintaining Flexible long-Tenn School Capacity Goal LU-6.Neighborhood school sites adapt over time to meet the changing needs of the community. A.Consistent with state law,explore alternatives with school districts for N/A public benefit and access to recreation and open spaces,as well as other uses for surplus sites should a closure occur. B.Continue to consult with school districts in connection with any City-related N/A or school district-related planning and environmental review of proposed non-education surplus school site projects. C. In consultation with school districts, and consistent with state law, N/A encourage flexible interim use options to maximize existing use of school sites while addressing future community needs. March 2018 Draft Page 2-3 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Land Use Element Goal/Policy Consistency Fostering the Identity of Individual Neighborhoods and Community Subareas Goal LU-7.Neighborhoods,corridors,and community subareas are well designed,and buildings, enhanced streets,and public spaces contribute to a strong sense of place. A. Preserve unique neighborhoods,corridors,and subareas,and continue to SP complies use specific plans to distinguish districts and neighborhoods by character and appearance. B.Use street trees,signage, landscaping,street furniture, public art, and SP complies other aesthetic elements to enhance the appearance and identity of subareas, neighborhoods,corridors, nodes,and public spaces. C. Minimize visual clutter along commercial corridors. N/A D. Enhance intersection subareas to create additional pedestrian connections SP complies and appeal of the area. E. Promote additional uses that complement and support the existing uses in SP complies the intersection subareas. F. Encourage undergrounding of utilities on approaches to and within the SP complies intersection subareas. Maintaining Historic Character and Architectural Diversity in Downtown Goal LU-8. Historic character and architectural diversity in Downtown Huntington Beach are protected and enhanced in new development and in the retrofit of existing buildings. A. Reinforce Downtown as the city's historic center and as a pedestrian and N/A bicycle-oriented village with commercial,entertainment,and recreation uses to meet the needs of residents and visitors. B. Encourage development of underused parcels with a mix of uses and N/A unique architecture. C. Ensure new development reflects the Downtown's historical structures and N/A theme. D. Reinforce the unique Downtown character and visual distinctions, N/A architecture,and streetscape. Capitalizing on Location with Technology Infrastructure Goal LU-9.Industrial uses provide job opportunities for existing and future residents,as well as the surrounding region,while generating revenue for the city. A. Establish technology or innovation districts,such as the Gothard N/A Street Subarea and the Northwest Industrial Subarea,where technology infrastructure is provided specifically to support existing and new businesses. B.Support the provision of technology infrastructure and services to supply N/A necessary technological and communication tools for existing and new industry and businesses. C. Provide opportunities for new start-up businesses to develop innovative N/A products and services in a business incubator environment. D.Support the ability for future industrial uses to accommodate new flexible N/A work programs. Page 2-4 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Land Use Element Goal/Policy Consistency Retaining, Expanding,and Capturing Businesses Goal LU-10.The City aggressively retains and enhances existing industrial businesses and technology businesses while attracting new firms to the city. A. Provide incentives to retain,expand,and capture new businesses, including N/A research and development industries and start-ups. B. Promote the creation of jobs with increasing wage opportunities within the N/A community. C. In partnership with regional,state,and federal agencies, provide workforce N/A programs that facilitate workforce diversity in the city through expanded labor force training and hiring practices. D. Maximize the economic development services provided by the City to N/A existing and prospective businesses and industries. Capturing Sales Tax Revenues Goal LU-11.Commercial land uses provide goods and services to meet regional and local needs. A. Encourage a variety of commercial uses that cater to local and regional SP complies demand to create an environment that meets resident needs and increases the capture of sales tax revenues. B. Encourage new businesses to locate on existing vacant or underutilized SP complies commercial properties where these properties have good locations and accessibility. C. Maximize the economic development services provided by the City to N/A existing and prospective businesses and industries. Encouraging Renovation and Revitalization of Commercial and Industrial Areas Goal LU-12.Commercial and industrial corridors throughout the planning area are renovated and revitalized. A. Establish in the Urban Design Guidelines that nonresidential buildings and N/A sites be designed to be consistent with and use low-impact design techniques. B. Encourage renovation and revitalization of deteriorating and struggling N/A nonresidential areas and corridors, particularly commercial locations. C. Expand shuttle services and pedestrian linkages between adjoining business N/A areas, particularly along the coast,where a greater flow of local shoppers and visitors is encouraged. D.Seek opportunities to encourage the creation of business improvement N/A districts or other economic development strategies where coordination and financing of mutually shared,enhanced services can increase business potential for all. Adapting to a Changing Economy Goal LU-13.The city provides opportunities for new businesses and employees to ensure a high quality of life and thriving industry. A. Encourage expansion of the range of goods and services provided to SP complies accommodate the needs of all residents and the market area. B.Capture emerging industries such as, but not limited to, N/A "knowledge"-based industries and research and development firms. March 2018 Draft Page 2-5 Magnolia TANK- FARM Specific Plan General Plan Consistency Analysis—Land Use Element Goal/Policy Consistency C.Support development of new commercial and industrial projects and SP complies retrofits of existing buildings. D. Improve transit and other alternative transportation options, including N/A shuttles and safe bicycle routes,for employees who live and work in the community. E.Do not preclude future mobility technologies in land use planning. SP complies Enhancing Tourism and Hospitality Goal LU-14. Huntington Beach continues to attract visitors and provides a variety of attractions and accommodations during their stay. A. Encourage expansion of the range and location of available lodging for SP complies both tourist and business visitors. B. Encourage both coastal and inland visitor-serving uses to offer a wide SP complies spectrum of opportunities for residents and visitors. C. Improve the availability of affordable housing and accessible transportation SP complies options for service workers. D. Facilitate the provision of transit and bicycling linkages between the SP complies various tourist destinations which help encourage local residents and visitors to minimize the use of automobiles. E.Support a concert/entertainment venue within the city. N/A Page 2-6 March 2018 Draft General Plan Consistency Circulation Element General Plan Consistency Analysis—Circulation Goal/Policy Consistency Maintaining Adequate Level of Service Goal CIRC-1a.The circulation system supports existing,approved,and planned land uses while maintaining a desired level of service and capacity on streets and at critical intersections. Goal CIRC-1b.The implementation of citywide systems and driver applications,such as vehicle detection,traffic signal coordination,collision avoidance systems,traffic calming measures,and emergency or traffic notification systems,creates a quality circulation system. Goal CIRC-1c.Through ongoing evaluation of jurisdiction,efficient transportation management provides the highest level of safety,service,and resources. A.Develop and maintain the city street network and pursue completion of N/A missing roadway links identified on the Arterial Highway Plan(Figure CIRC-2) and standard roadway cross sections(Figure CIRC-1), including appropriate roadway widths, medians, and bicycle lanes. B. Maintain the following adopted performance standards for citywide level Confirm with TIA of service for traffic-signal-controlled intersections during peak hours. a. Locations with specific characteristics identified as critical intersections: LOS E(ICU to not exceed 1.00) b. Principal Intersections: LOS D(0.81-0.90 ICU) c.Secondary Intersections: LOS C(0.71-0.80 ICU) C. Monitor the capacity of principal intersections.When principal intersections N/A approach or have reached unacceptable levels of service,consider elevating the priority of Capital Improvement Program (CIP)projects that reduce traffic congestion at these intersections. D. Require additional right-of-way and restrict parking on segments adjacent N/A to principal intersections to allow for future intersection improvements and turning movements as needed to satisfy performance standards. E. Maintain compliance with the OCTA Congestion Management Program or N/A any subsequent replacement program. F. Require development projects to provide circulation improvements to SP complies achieve stated City goals and to mitigate to the maximum extent feasible traffic impacts to adjacent land uses and neighborhoods as well as vehicular conflicts related to the project. G. Limit driveway access points, require driveways to be wide enough to SP complies accommodate traffic flow from and to arterial roadways,and establish mechanisms to consolidate driveways where feasible and necessary to minimize impacts to the smooth,efficient, and controlled flow of vehicles, bicycles,and pedestrians. H.Protect residential neighborhoods from adverse conditions associated with SP complies cut-through and nonresidential traffic. I.Pursue technological innovations to ensure Huntington Beach has the best N/A available traffic management systems. J. Investigate current jurisdictional control of roadways and determine where N/A adjustments may be made in the future. March 2018 Draft Page 2-7 Magnolia TAN FARM Specific Plan General Plan Consistency Analysis—Circulation Goal/Policy Consistency Providing Adequate Downtown and Beach Parking Goal CIRC-2.Parking is easy for both residents and visitors to locate,and provided in sufficient quantity to handle peak parking times such as tourist season and special events. A. Provide enhanced wayfinding signs to direct users toward existing parking N/A areas. B. Evaluate options for increased parking in Downtown and beach areas and N/A determine the best method to accommodate future parking demand. Off-site parking locations in tandem with parking shuttles should be investigated as part of this strategy. C. Establish a parking management program and require that new N/A development projects supply parking that supports anticipated demands. D.Allow for shared parking and other creative parking arrangements that TBD optimize available parking areas, and support and collaborate with property owners to manage the available parking supply. Identify rideshare service opportunities that could reduce parking demand,where feasible. Enhancing Regional Transit Goal CIRC-3a.Convenient and efficient connections between regional transit and areas of employment, shopping,recreation,and housing will increase ridership and active mobility,with a focus on first/last mile solutions. Goal CIRC-3b.The City is positioned to expand transit,through a long-range strategy that allows the City to carry out transportation goals as funding and infrastructure are feasible. A. Pursue an urban transit system that serves Huntington Beach, and evaluate NA local and regional transit service to identify areas of opportunity for existing regional transit linkages. B. Ensure that local transit is reliable and safe, and provides high-quality NA service to and from regional transit and destination areas. C. Use the best available transit technology to streamline and link destinations N/A and improve rider convenience and safety. D. Require new projects to contribute to the transit and/or active SP complies transportation network in proportion to their expected traffic generation. E. Include or promote multimodal transit centers and stops that allow for N/A seamless connections between regional and local transit systems, pedestrian and bicycle networks,and commercial and employment centers. F. Explore the possibility of locating a transportation center in or near N/A Downtown. Increasing Local Transit Options Goal CIRC-4.A balanced and integrated multimodal transportation system that increases mass transit opportunities for Huntington Beach residents. A.Continue to reserve abandoned rail rights-of-way for future transportation N/A uses such as transit and bicycle facilities. B. Increase bus lines and services along commute routes and connecting to N/A regional transit such as ARTIC, in partnership with OCTA and LA Metro. Page 2-8 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Circulation Goal/Policy Consistency C. Use roadway improvement projects as an opportunity to enhance transit SP complies amenities and options. D. Maintain a system of transit and paratransit services that assist seniors and N/A persons with disabilities. E. Provide alternative transportation options for residents and visitors to travel N/A to Downtown. F.Increase ridership by providing attractive,comfortable,and convenient SP complies options for local transit. G. Ensure that construction and operation of heliports and helistops and N/A construction or alteration of structures more than 200 feet above ground level fully comply with provisions of federal and state law,and with referral requirements of the Airport Land Use Commission. Ensuring Mobility Options for All Users Goal CIRC-5.The City's active transportation system integrates seamlessly with transit and vehicle circulation as part of a Complete Streets system. A. Maximize use of transportation demand management strategies to reduce SP complies total vehicle miles traveled and improve regional air quality. B. Develop Complete Streets that create functional places meeting the needs N/A of pedestrians, bicyclists,transit riders,wheelchair users,and motorists. Provide safe,accessible,and connected multimodal routes, especially along popular and arterial routes. C.Coordinate with neighboring jurisdictions to ensure that bicycle routes N/A connect to and are consistent with routes in adjacent jurisdictions. D. Maintain and repair bicycle lanes and sidewalks as necessary to expand use N/A and safety. E.Improve citywide awareness of pedestrian and bicycle safety. N/A F. Include low-impact stormwater system design techniques in Complete SP complies Streets designs(i.e., natural stormwater retention basins,curb cuts to planter areas for stormwater management). G.Support alternative fuel vehicles where feasible. N/A Enhancing Bicycle, Pedestrian, Equestrian,and Waterway Options Goal CIRC-6.Connected,well-maintained,and well-designed sidewalks,bike lanes,equestrian paths, and waterways allow for both leisurely use and day-to-day required activities in a safe and efficient manner for all ages and abilities. A. Provide pedestrian and bicycle routes that integrate with local and regional SP complies transit,connect destinations,and provide end-of-trip facilities. B. Designate and improve pedestrian enhancement zones(PEZs)at No PEZs have been appropriate locations. identified yet. C.Require new commercial and residential projects to integrate with SP complies pedestrian and bicycle networks,and that necessary land area is provided for the infrastructure. March 2018 Draft Page 2-9 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Circulation Goal/Policy Consistency D. Implement and operate appropriate traffic control devices to reduce SP complies conflicts between pedestrians,bicycles,and motor vehicles. E. Ensure that bicycle and pedestrian facilities comply with accessibility SP complies provisions of the Americans with Disabilities Act. F. Increase bicycle parking in or near Downtown, near the beach,and N/A throughout the planning area. Identify opportunities for a pilot bikesharing program in Downtown. G. Encourage the use of easements and/or rights-of-way along flood control SP complies channels, public utilities, railroads,and streets,for use by bicyclists and/or pedestrians,where safe and appropriate. H. Maintain an equestrian trail network that supports horse properties and N/A local stables,and link trails to regional facilities that can be combined with hiking trails. I. Maintain navigable waterways in Huntington Harbour and Sunset Channel N/A for both recreational and commuter use. Protecting Scenic Corridors Goal CIRC-7. Designated scenic corridors protect and enhance visual quality and scenic views. A. Establish and implement landscape and urban streetscape design themes SP complies for landscape corridors, minor urban scenic corridors,and major urban scenic corridors that create a distinct character for each,enhancing each corridor's surrounding land uses. B. Require that any bridges,culverts,drainage ditches, retaining walls,and SP complies other ancillary scenic and landscape corridor elements be compatible and architecturally consistent with surrounding development and established design guidelines,to the greatest extent practicable. C. Require that slopes and earthen berms along scenic corridors be landscaped SP complies consistent with design objectives and standards. D. Provide landscaped medians and sidewalk treatments in accordance SP complies with City standards within major and primary arterial streets designated as landscape corridors, and continue to require the construction of landscaped medians and sidewalk treatments in new developments. E. Require that development projects adjacent to a designated scenic corridor SP complies include open spaces, plazas,gardens,and/or landscaping that enhance the corridor and create a buffer between the building site and the roadway. F.Continue to locate new and relocated utilities underground within scenic SP complies when corridors to the greatest extent possible.All other utility features shall be feasible placed and screened to minimize visibility. Page 2-10 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Circulation Goal/Policy Consistency Providing for Altemative Fuel Vehicles and Infrastructure Goal CIRC-8.Planning and infrastructure support electric and alternative fuel vehicles through power or fueling stations and other means. A. Encourage inclusion of power stations and alternative fuels at traditional N/A gas stations. B. Plan for conversion of all government fleet vehicles to alternative fuel or N/A electricity. Ensuring Access for Emergency Vehicles Goal CIRC-9.The circulation system is prepared for emergency vehicle response by reducing congestion or other roadway-and traffic-related impediments which can slow response times. A. Provide a circulation system that helps to meet emergency response time N/A goals and incorporates technology infrastructure to clear intersections during emergency response events. B.Complete transportation improvements that assist in meeting the response N/A goals for emergency services. C. Provide a system of primary, major,and secondary arterials that can be used N/A for evacuating persons during emergencies or for ingress when emergency response units are needed. March 2018 Draft Page 2-11 Magnolia TANK- FARM Specific Plan Environmental Resources and Conservation Element General Plan Consistency Analysis—Environmental Resources and Conservation Element Goal/Policy Consistency Meeting Parks and Facilities Needs Goal ERC-1.Adequately sized and located parks meet the changing recreational and leisure needs of existing and future residents. A. Maintain or exceed the current park per capita ratio of 5.0 acres per 1,000 SP complies persons, including the beach in the calculations. B.Seek opportunities to develop and acquire additional parks and open space SP complies in underserved areas where needed, including pocket(mini) parks,dog parks, athletic fields,amphitheaters,gardens, and shared facilities. C. Distribute future developed park and recreational sites to equitably serve SP complies neighborhood and community needs while balancing budget constraints. D. Require all park improvement projects to consider ways to improve access SP complies to park facilities by foot and bicycle. E.Continue to locate future neighborhood parks adjacent to elementary N/A schools with independent street frontage when possible. F.Continue to balance and maintain a mix of recreational focused and passive SP complies and natural environment areas that preserve and protect special-status species within open spaces. G. Develop a comprehensive trails network linking hiking, biking,and SP complies equestrian trails to parks, beaches, recreation facilities,and open spaces both within and outside the planning area. H.Administer the City's open space program in a manner that supports N/A lands, resources,and services provided in regional parks,open spaces,and conservation plans. Providing Recreation Programs and Services to Meet Community Needs Goal ERC-2.Diverse recreational and sports facilities provide active and educational opportunities that meet the changing needs of residents and visitors of all ages. A. Enhance and expand accessible and affordable recreation programs and TBD sports facilities, providing new programs and adaptive facilities that respond to changing community demographics and needs. B. Ensure that buildings,equipment,fields, and other recreation amenities are SP complies in full use and capable of accommodating changing program demands. D. Encourage and coordinate with private commercial recreational businesses SP complies to provide recreational services and facilities that may not otherwise be offered by the City. E. Partner with school districts to offer after-hours recreational activities at N/A both open and closed school sites. F.Work with the school districts to encourage after school hours access to N/A playgrounds and playing fields on school properties. Page 2-12 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Environmental Resources and Conservation Element Goal/Policy Consistency Managing the Beach,Parks,and Recreation to Accommodate Diverse Recreational Needs Goal ERC-3.Maintain the recreational and cultural identity of the beach while improving and enhancing the overall habitat value of coastal areas. A. Maintain the beach and ocean as natural recreational resources, not only N/A for the city but also for the Southern California region. B. Maintain the current high level of recreational access to the coast and SP complies its recreational facilities and continue to provide resources that improve accessibility to the beach for all users. C.Consider devoting certain portions of the beach to different preferred N/A recreational uses while maintaining access for all users and meeting the recreation needs of both visitors and residents. D.In areas known to be utilized by special-status species, encourage low- SP complies intensity uses that provide public access and passive recreational resources such as picniclobservation areas, nature trails, peripheral bike paths, and informational signs/displays. Reducing Air Pollution Goal ERC-4.Air quality in Huntington Beach continues to improve through local actions and interagency cooperation. A.Continue to cooperate with the South Coast Air Quality Management N/A District and other regional,state,and national agencies to enforce air quality standards and improve air quality. B.Continue to require construction projects to carry out best available air SP complies quality mitigation practices, including use of alternative fuel vehicles and equipment as feasible. C. Enforce maximum idling time regulations for off-road equipment. SP complies D. Require grading, landscaping,and construction activities to minimize dust SP complies while using as little water as possible. E.Continue to explore and implement strategies to minimize vehicle idling, SP complies including traffic signal synchronization and roundabouts. F.Minimize exposure of sensitive land uses to toxic air contaminants SP complies by locating new pollutant sources away from sensitive uses and disproportionately affected communities and by encouraging existing pollutant sources to reduce emissions when changes to existing operations or permits are proposed. Meeting Greenhouse Gas Reduction Goals Goal ERC-5.Greenhouse gas emissions from activities occurring in Huntington Beach are reduced to levels consistent with state goals. A. By 2020, reduce community-wide greenhouse gas emissions to 15 percent SP complies below 2005 levels. By 2040, reduce greenhouse gas emissions by 53.33 percent below the 2020 target, placing the community on a path to meet the state's 2050 greenhouse gas emissions reduction goals. B. Encourage oil drilling operators to implement cost-effective best practices N/A to reduce greenhouse gas emissions associated with oil extraction. March 2018 Draft Page 2-13 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Environmental Resources and Conservation Element Goal/Policy Consistency C. Explore strategies to reduce greenhouse gas emissions from off-road N/A construction and landscaping equipment. D.Support efforts by the South Coast Air Quality Management District and N/A the California Air Resources Board to decrease greenhouse gas emissions from large industrial facilities and other stationary sources. E.Pursue funding sources to develop and implement programs and projects N/A identified in the Greenhouse Gas Reduction Program. Identifying and Protecting Habitat Areas and Connections Goal ERC-6.Various agencies that oversee habitat areas and wildlife corridors,including but not limited to parks,beaches,coastal dunes,marine waters,and wetlands,coordinate decision-making and management to ensure ongoing protection of resources. A.Create, improve,and/or acquire areas that enhance habitat resources SP complies and identify, prioritize,and restore as habitat key areas of land that link fragmented wildlife habitat, as funding and land are available. B.Support land acquisition, conservation easements,or other activities SP complies undertaken by landowners to create and preserve habitat linkages that support the integrity of ecosystems. C. Preserve and enhance the connection between the Huntington Beach N/A Wetlands and the wetland/riparian area in Bartlett Park via the Huntington Beach Channel. D. Use future specific and area plans as a means to complete wildlife corridors. N/A E. Establish aquatic and terrestrial connections between the Bolsa Chica N/A Wetlands and Central Park by restoring areas in the oil fields to a more natural environment. Protecting Habitat Resources in Wetlands Goal ERC-7.Wetland areas that serve as important biological resources for threatened and endangered birds,fish,and other species are protected and restored. A. Protect important wetland areas in the planning area through land SP complies use regulation or through non-profit land trust or public ownership and management. B.Maintain and enhance existing natural vegetation buffer areas surrounding SP complies riparian habitats and protect these areas from new development. C.Support County efforts to designate and manage environmentally sensitive SP complies lands—such as the Bolsa Chica Wetlands,the Huntington Beach Wetlands,and lands near the mouth of the Santa Ana River and north of Newland Street— for inclusion into a coastal wetlands preserve. D.Minimize filling,dredging, and channelization of river and wetland areas N/A other than necessary dredging to keep the tidal channel open. E.Reduce pollutant runoff from new development and urban runoff to the SP complies maximum extent practicable. F.Continue to evaluate and mitigate the effects of domestic and industrial N/A wastes on living marine resources. G.Seek opportunities to naturalize flood channels while also enhancing flood N/A protection capacity. Page 2-14 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Environmental Resources and Conservation Element Goal/Policy Consistency Protecting Coastal Habitat Resources Goal ERC-8.Coastal dunes and habitat resources remain resilient to potential impacts of encroaching development,urban runoff,and possible sea level rise. A.Sustain the biological productivity of coastal waters and maintain healthy SP complies populations of species of marine organisms adequate to support long-term commercial,recreational,scientific,and educational purposes. B. Promote the improvement of tidal circulation in the Bolsa Chica Wetlands, N/A Huntington Harbour, Huntington Beach Wetlands,and Anaheim Bay and minimize impacts to sand migration,aesthetics, and usability of the beach area. C. Prohibit development that jeopardizes or diminishes the integrity of SP complies sensitive or protected coastal plant and animal communities,accounting for expected changes from sea level rise. Protecting Trees Goal ERC-9. Huntington Beach's trees and groves serves important biological functions,including but not limited to nesting and roosting areas for both birds and butterflies,and perches for raptor species. A. Identify,track,and protect trees and groves on public property that provide N/A valuable habitat. B. Maximize and maintain tree coverage on public lands and in open spaces. N/A Protecting Habitats in Parks Goal ERC-10.An enhanced network of parks,open spaces,and recreation facilities contributes to habitat preservation. A.Continue to preserve portions of parks as natural habitat for a variety of species. N/A B.Continue to naturalize disturbed areas within parks and prevent the invasion N/A of exotic plants. Design nature parks and natural areas so that habitat value for wildlife is emphasized on par with recreational value for people. C. Evaluate incompatible recreation activities which may damage open spaces N/A and sensitive habitat areas. D.Support the use of native vegetation and green infrastructure in parks to SP complies manage water use, reduce urban runoff impacts, and provide natural habitat. Conserving Energy in Homes and Businesses Goal ERC-11. Energy use in existing buildings declines due to energy efficiency upgrades and energy- conscious behavior. A. Publicize rebates and other financial incentives available to community N/A members to improve energy efficiency in their homes and businesses,and market these rebates and incentives to all community members through a variety of outreach strategies. B. Promote low-cost or free weatherization programs for disadvantaged N/A residents, including low-income families and elderly individuals. C.Identify ways to increase energy efficiency retrofits in multifamily buildings, N/A renter-occupied homes, low-income homes,and leased nonresidential space through retrofits and educational programs. March 2018 Draft Page 2-15 M a nolia TAN FARM Specific Plan General Plan Consistency Analysis—Environmental Resources and Conservation Element Goal/Policy Consistency Goal ERC-12.New buildings are increasingly energy efficient and ultimately equipped to support zero net energy performance. A.Create incentives for proposed development and reuse projects to exceed N/A the minimum energy efficiency standards established in the California Building Standards Code when constructing new or significantly renovated residential and nonresidential buildings, including achieving zero net energy performance in advance of state-level targets. B.Promote the use of passive solar design techniques and technologies in new N/A buildings to reduce energy use for heating and cooling. C.Construct all new City facilities to be more energy efficient than the N/A minimum energy efficiency standards in the California Building Standards Code, and achieve zero net energy performance for new City facilities when possible. Expanding Renewable Energy Sources Goal ERC-13.Increase both distributed generation and utility renewable energy sources within municipal and community-wide practices. A. Encourage the use of solar energy systems in homes and commercial SP complies businesses as a form of renewable energy, including in support of zero net energy goals. B. Encourage renewable energy options that are affordable and benefit all N/A community members. C.Create incentives that promote renewable energy systems as a component N/A of new development or reuse projects. D. Maximize renewable energy capacity on municipal property and renewable N/A energy use in City-sponsored projects and activities. E.Support opportunities to increase energy storage capacity in the N/A community. F.Support Community Choice Aggregation(CCA)feasibility studies. N/A G.Support public-private partnerships on energy efficiency, energy storage, N/A and microgrid development to achieve cost savings, reduce energy use,and improve energy reliability. Preserving Mineral Extraction Potential Goal ERC-14.Mineral resource extraction continues to provide economic benefits,while threats to health,safety,and environmental resources are minimized. A.Identify appropriate access areas,and permit extraction of significant oil N/A and other mineral resources in designated resource areas. B. Ensure that mineral/oil resource production activities avoid or minimize N/A potential environmental impacts and are compatible with adjacent uses. C. Ensure mineral/oil resource extraction areas are properly reclaimed and/or SP complies remediated after resource extraction has been terminated. Page 2-16 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Environmental Resources and Conservation Element Goal/Policy Consistency Protecting and Conserving Water Resources Goal ERC-15.Adequate water supply is available to the community through facilities,infrastructure, and appropriate allocation. A. Maintain a system of water supply and distribution facilities capable of SP complies meeting existing and future daily and peak demands, including fire flow requirements, in a timely and cost-efficient manner. B. Monitor demands on the water system, manage new development and SP complies reuse projects and existing land uses to mitigate impacts and/or facilitate improvements to the system,and maintain and expand water supply and distribution facilities. C. Evaluate participation in Orange County Water District's recycled water N/A program,and explore opportunities for the City to produce its own recycled water for use within the community. D.Continue to explore innovative alternative water infrastructure N/A improvements, including but not limited to groundwater injection, maximizing groundwater recharge/percolation,and desalination. March 2018 Draft Page 2-17 Ma nolia TAN FARM Specific Plan Natural and Environmental Hazards General Plan Consistency Analysis—Natural and Environmental Hazards Goal/Policy Consistency Preparing for and Mitigating Geologic and Seismic Hazards Goal HAZ-1.Structures are designed and retrofitted to be more resilient to earthquakes and other geologic and seismic hazards,protecting against injury while also preserving the structural integrity of the structure. A. Ensure that new and significantly retrofitted structures are sited and SP complies designed to reduce the risk of damage from geologic and seismic hazards. B.Support retrofits to existing structures to improve resiliency to geologic and N/A seismic hazards. C.Construct new key facilities to be resistant to damage from geologic and SP complies seismic hazards. D. Maintain records of existing structures in Huntington Beach that may be N/A vulnerable to geologic and seismic hazards, including unreinforced masonry structures,older concrete buildings,and wood structures with weak first floors. Preparing for a Changing Coastline Goal HAZ-2.Coastal environments accommodate coastal changes and reduce coastal development impacts. A. Promote appropriate land uses and development patterns within potential SP complies sea level rise areas identified in the Sea Level Rise Hazard Area established in Figure HAZ-6. B. Implement priority measures to reduce and mitigate sea level rise impacts SP includes SLR to property and infrastructure outlined in the Coastal Resiliency Program. adaptations C. Promote land use changes and development patterns that conserve coastal N/A resources and minimize bluff and coastal erosion. D.Continue to support beach sand replenishment projects located north N/A of the planning area that will support sand deposition on beaches in the planning area. E. Provide information to property owners about the risks associated with N/A coastal erosion and flooding and encourage them to take adequate steps to prepare for these risks. F.Provide sufficient warning and evacuation assistance to community N/A members impacted by coastal flooding events. G.Increase the City's understanding and funding for public improvements N/A with respect to potential vulnerabilities and impacts to infrastructure associated with changes in sea level elevation. H. Monitor potential ocean surf line hazards. N/A Minimizing Flooding and Tsunami Hazards Goal HAZ-3.Residents, businesses,visitors,and resources are adequately protected from risks associated with flood and tsunami hazards. A. Establish and maintain local flood prevention standards and practices that 5P complies adequately protect public and private development and resources within the planning area. Page 2-18 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Natural and Environmental Hazards Goal/Policy Consistency B. Maintain and increase local storm drain capacity to meet 100-year or N/A greater flood protection requirements to protect residents and businesses from flood risks. C. Provide sufficient warning and evacuation assistance to residents and others N/A impacted by flooding and tsunami events. D.Continue to identify tsunami-prone areas and establish development, N/A emergency response,and recovery standards and procedures within these areas. E.Continue to identify, manage,and repair or renovate areas that experience N/A long-term ponding during heavy rain events. Reducing Potential Urban Fire Risks Goal HAZ-4.The risk of urban fires is reduced through effective building design and effective fire services. A. Ensure that all new construction is designed for easy access by fire and SP complies other emergency response personnel. B.Ensure that existing buildings are maintained to minimize fire risks. N/A Remediating Brownfield Sites Goal HAZ-5. Environmental cleanup and management of brownfield sites improves environmental quality of life,desirability of surrounding neighborhoods,economic development,and housing options in the community. A.Continue to identify, map,and remediate existing hazardous waste sites N/A and require remediation when a property is redeveloped. B. Encourage use of remediated brownfields for housing,commercial, N/A industrial, public,and recreational uses and for open space opportunities while prioritizing open space uses,energy facilities,and other community- supporting facilities as preferred options for future use of remediated brownfield sites. C.Prohibit the future placement of sensitive land uses in close proximity to SP is adjacent to a hazardous material and waste sites. remediated waste site Managing Hazardous Materials and Wastes Goal HAZ-6:The risk of exposure to hazardous materials in Huntington Beach is substantially decreased. A.Avoid locating facilities that use,store,transport, process,or dispose of N/A hazardous materials near residential areas or other sensitive uses. B. Promote the use of roadways with minimal exposure to residential areas or N/A other sensitive uses as routes suitable for transporting hazardous materials. C. Ensure that all community members have access to information about N/A proper handling,storage,and disposal of hazardous materials, including electronic waste. D.Continue to develop and enforce Methane District Regulations to reduce N/A the hazards from methane-containing soils. March 2018 Draft Page 2-19 M a nolia TAN FARM Specific Plan General Plan Consistency Analysis—Natural and Environmental Hazards Goal/Policy Consistency E.Continue to implement the Certified Unified Program Agency(CUPA) N/A program to identify, inspect,and monitor businesses that use and store hazardous materials in the city. Reducing Potential Aircraft Hazards Goal HAZ-7:The damage from potential aircraft hazards is reduced through increased preparation and coordination. A. Maintain consistency with the Airport Environs Land Use Plans for all N/A applicable airports and helipads. B. Review and update City emergency preparedness and response plans and N/A procedures for responding to aircraft emergency situations. C.Coordinate any aircraft disaster response activities with the appropriate N/A airport fire response organization. Preparing Residents and Businesses for Future Disasters Goal HAZ-8:Community members are well informed and equipped to make their homes and businesses more resilient to natural and environmental hazards,and to rapidly and successfully recover from them. A. Educate community members about hazard risks present in Huntington N/A Beach and ways to effectively reduce risk. B. Ensure that all emergency plans are fully inclusive of the community N/A members of Huntington Beach. C.Support the Community Emergency Response and Training(CERT)program, N/A as feasible,depending on the availability of funding and volunteers. Reducing Potential Threats to Homeland Security Goal HAZ-9.Residents and businesses are protected from human-caused and terrorism-related hazards. A. Recommend emergency personnel become engaged in proactive N/A community policing activities during special events. B. Ensure City procedures and protocols are updated to reference N/A departmental roles in the Emergency Operations Plan,which outlines response and recovery activities for terrorism and civil unrest in the city. C. If deemed necessary during a large community event,activate the N/A Emergency Operations Center to ensure effective coordination of emergency response activities. D. Expand emergency management planning and preparedness activities to N/A include antiterrorism components. Page 2-20 March 2018 Draft General Plan Consistency Noise Element General Plan Consistency Analysis—Noise Goal/Policy Consistency Protecting Noise-Sensitive Land Uses Goal N-1.Noise-sensitive land uses are protected in areas with acceptable noise levels. A.Maintain acceptable stationary noise levels at existing noise-sensitive land SP complies uses such as schools, residential areas, and open spaces. B. Incorporate design and construction features into residential, mixed-use, SP complies commercial,and industrial projects that shield noise-sensitive land uses from excessive noise. Ensuring Land Use/Noise Compatibility Goal N-2. Land use patterns are compatible with current and future noise levels. A. Require an acoustical study for proposed projects in areas where the TBD existing or projected noise level exceeds or would exceed the maximum allowable levels identified in Table N-2.The acoustical study shall be performed in accordance with the requirements set forth in this Noise Element. B.Allow a higher exterior noise level standard for infill projects in existing TBD residential areas adjacent to major arterials if no feasible mechanisms exist to meet exterior noise standards. C. Minimize excessive noise from industrial land uses through incorporation of N/A site and building design features that are intended to reduce noise impacts to sensitive land uses. D. Encourage new mixed-use development projects to site loading areas, SP complies parking lots, driveways,trash enclosures, mechanical equipment,and other noise sources away from residential portions of the development,to the extent feasible. Reducing Noise from Mobile Sources Goal N-3.The community is not disturbed by excessive noise from mobile sources such as vehicles,rail traffic,and aircraft. A.Mitigate noise created by any new transportation noise source so that it TBD does not exceed the exterior or interior sound levels specified in Table N-2. The use of noise barriers shall be considered a means of achieving the noise TBD standards only after all other practical design-related noise mitigation measures have been integrated into the project. C. Employ noise-reducing technologies such as rubberized asphalt,fronting N/A homes to the roadway,or sound walls to reduce the effects of roadway noise on noise-sensitive land uses. D.Continue to work with local,state,and federal agencies to install, maintain, N/A and renovate highway and arterial right-of-way buffers and sound walls. March 2018 Draft Page 2-21 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Noise Goal/Policy Consistency E.Continue to work with regional, state, and federal agencies, including N/A officials at John Wayne Airport and Long Beach Airport,to implement noise- reducing measures and to monitor and reduce noise associated with aircraft: a. Coordinate with Long Beach Airport to modify the approach of commercial aircraft to an altitude of 2,100 feet or higher when passing over the area near Bolsa Chica Street. b. Coordinate with Long Beach Airport so that aircraft delay deployment of landing gear and flaps until they are over the Naval Weapons Station to reduce the noise levels they produce over the community. F.Continue to coordinate with the Federal Aviation Administration, Caltrans N/A Division of Aeronautics, and the Orange County Airport Land Use Commission regarding the siting and operation of heliports and helistops to minimize excessive helicopter noise. Mitigating Noise from Construction,Maintenance,and Other Sources Goal N-4. Noise from construction activities associated with discretionary projects, maintenance vehicles,special events,and other nuisances is minimized in residential areas and near noise-sensitive land uses. A. Reduce construction, maintenance, and nuisance noise at the source as the SP complies first and preferred strategy to reduce noise conflicts. B. Require that new discretionary uses and special events such as restaurants, SP complies bars, entertainment, parking facilities, and other commercial uses or beach events where large numbers of people may be present adjacent to sensitive noise receptors comply with the noise standards in Table N-2 and the City Noise Ordinance. C. Encourage shielding for construction activities to reduce noise levels and SP complies protect adjacent noise-sensitive land uses. D. Limit allowable hours for construction activities and maintenance SP complies operations located adjacent to noise-sensitive land uses. Page 2-22 March 2018 Draft General Plan Consistency Public Services and Infrastructure Element General Plan Consistency Analysis—Public Services and Infrastructure Element Goal/Policy Consistency Providing Adequate Police Staffing and Facilities Goal PSI-1.Public safety services,education,facilities,and technology protect the community from illicit activities and crime. A.Consider the relationship between the location and rate of planned growth SP complies and resulting demands on police facilities and personnel. B.Achieve optimal utilization of allocated public safety resources and provide N/A desired levels of response and protection within the community. C. Establish proactive time targets and clearance rates that meet or exceed N/A national averages and enhance and maintain police department staffing and facilities to achieve them. D. Ensure that new development and reuse projects and existing land uses SP complies promote community safety. E.Consider emergency response needs of police when improving streets and N/A critical intersections. F. Decrease incidents of criminal activity at high or repetitive crime locations N/A and in conjunction with special events. G.Continue to support community-based crime prevention efforts by N/A neighborhood groups and civic organizations. H.Continue to provide public information about community, neighborhood, N/A household,school,and business safety. I. Research, procure,and use innovative technologies to optimize police N/A services and reduce crime. Providing Adequate Fire,Marine Safety,and Emergency Medical Services Goal PSI-2.Huntington Beach residents and property owners are protected from fire hazards and beach hazards,and adequate marine safety and emergency medical services are provided by modern facilities and advanced technology. A.Consider the relationship between the location and rate of planned SP complies growth,the placement of critical facilities,and the resulting demands on fire, marine safety,and EMS facilities and personnel. B.Adopt locally defined performance objectives for emergency response to N/A fire and EMS calls,and periodically evaluate fire service and EMS facilities and personnel relative to community needs. C.Consider fire-related emergency response needs when improving streets N/A and critical intersections. D. Research, procure,and use modern equipment,advanced technology,and N/A other innovative techniques to optimize fire, marine safety,and EMS services. E. Ensure that new development and reuse projects and existing land uses SP complies promote fire safety. F.Continue to provide adequate marine safety services,and consider N/A additional safety measures to address increases in visitors to the city's beach areas and protect citizens from ocean surf line hazards. March 2018 Draft Page 2-23 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Public Services and Infrastructure Element Goal/Policy Consistency G. Ensure development provides adequate access for public safety responders SP complies in the event of an emergency. D. Ensure that the costs of infrastructure improvements to the storm drain SP complies system are borne by those who benefit,through adequate fees. E.Control surface runoff water discharge into the stormwater conveyance SP complies system to comply with the City's National Pollutant Discharge Elimination System Permit and other regional permits issued by the Santa Ana Regional Water Quality Control Board. F. Explore additional funding sources to support necessary maintenance, N/A expansion, and upgrades to the storm drain system. Transforming Libraries into Community Cultural Centers Goal PSI-3. Libraries are central community facilities and library services respond to changing community needs. A.Adapt libraries to become expanded cultural centers providing public space N/A to meet community needs for after-school programs,job training programs, workshops,and other activities while ensuring they maintain the basic service of providing public access to information, reading,and education resources. B.Consider constructing new libraries and rehabilitating and expanding N/A existing libraries and programs to meet changing community needs. C. Expand library outreach services to the maximum extent feasible for seniors N/A and others who are physically unable to visit library facilities. D.Support technology and facility upgrade efforts in libraries to ensure N/A community members have access to state-of-the-art amenities. Providing Social and Community Services Goal PSI-4.A broad range of public and private programs meet diverse community needs,including mental health,arts,educational,and cultural programs. A. Ensure that programs and services meet the needs of a diverse group of N/A users(e.g.,seniors,youths,and special needs populations),and accommodate a range of ages and abilities. B. Maintain a rich artistic and cultural dimension within the community's SP complies identity that supports cultural tourism initiatives. C.Support social service programs that meet the changing needs of the N/A Huntington Beach community. D.Support the provision of educational and other social services in existing N/A public facilities, such as libraries and community centers. E. Ensure that the senior center is accessible to all residents by supporting a N/A variety of transportation options. Meeting Existing and Future Education Needs Goal PSI-5.A range of educational programs and facilities meets the needs of all ages of the community. A.Continue to consult with school districts to maximize existing use of school N/A sites while addressing future community and school district needs. Page 2-24 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Public Services and Infrastructure Element Goal/Policy Consistency B.Continue to support and expand continuing education, after-school N/A programs,and educational programs for all ages including educational opportunities offered in neighboring universities and colleges. C.Continue to work with school districts for shared use of school district park N/A spaces for public recreational activities and the use of City parks to support school educational purposes. D. Ensure that developers consult with the appropriate school district with SP complies the intent to mitigate a potential impact on school facilities prior to project approval by the City. Maintaining Optimal Physical Condition of Water and Sewer Infrastructure Goal PSI-6.The costs of water and sewer infrastructure improvements are addressed by benefitting development projects. A. Provide and maintain wastewater collection facilities which adequately SP complies convey wastewater generated by existing land uses and future projects while maximizing cost efficiency. B. Ensure that the costs of water and wastewater infrastructure improvements SP complies are borne by those who benefit,through adequate fees and charges or the construction of improvements. C. Explore additional funding sources to support necessary maintenance, N/A expansion,and upgrades to the water and sewer systems. Supporting Storm Drain System Upgrades and Maintenance Goal PSI-7.The flood control system supports permitted land uses while preserving public safety. A. Ensure that adequate storm drain and flood control facilities are provided N/A and properly maintained. B. Maintain, upgrade,and expand flood control facilities and coordinate with N/A the County to improve County storm drain and flood control facilities within the city. C. Monitor demands and manage future development and reuse projects and SP complies existing land uses to mitigate impacts and/or facilitate improvements to the storm drainage system. D. Ensure that the costs of infrastructure improvements to the storm drain SP complies system are borne by those who benefit,through adequate fees. E.Control surface runoff water discharge into the stormwater conveyance SP complies system to comply with the City's National Pollutant Discharge Elimination System Permit and other regional permits issued by the Santa Ana Regional Water Quality Control Board. F. Explore additional funding sources to support necessary maintenance, N/A expansion, and upgrades to the storm drain system. Improving,Replacing,and Funding Infrastructure Goal PSI-8.Coordinated infrastructure improvements are identified and funded. A.Prepare and adopt coordinated,citywide infrastructure master plans to N/A establish priority and identify funding options for future capital improvement projects. March 2018 Draft Page 2-25 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Public Services and Infrastructure Element Goal/Policy Consistency B. Ensure that individual infrastructure maintenance and improvement N/A projects are consistent with infrastructure master plans when infrastructure crosses multiple jurisdictions,and are completed in an efficient and cost- effective manner. C.Assess,and, if necessary,adjust development impact fees to ensure they are N/A coordinated with infrastructure management plans and provide for ongoing and future infrastructure needs in an equitable manner. Providing Solid Waste Collection and Disposal Goal PSI-9.An adequate and orderly system for solid waste collection and disposal meets the demands of new development and reuse projects,existing land uses,and special events. A. Ensure that new development and reuse projects provide adequate space SP complies for recycling and organics collection activities to support state waste reduction goals. B.Continue to exceed state solid waste reduction goals and work toward SP complies making Huntington Beach a zero-waste community. C. Maintain adequate solid waste collection, recycling,and disposal services to N/A reduce traditional commercial, industrial,and residential waste. D. Improve solid waste collection and recycling services associated with special N/A events and the availability of trash and recycling receptacles in public areas, including but not limited to Downtown,Beach Boulevard, City parks,and along the beach. E.Continue to expand household recycling services and provide public N/A information regarding how community members can dispose of or recycle materials correctly. F. Reduce the amount of waste disposed per employee in the business N/A community by improving commercial recycling services and providing information to support waste reduction. G. Expand the types of waste that can be recycled or otherwise diverted from N/A the community waste stream, including organic materials in compliance with state law. H.Continue to provide public information regarding residential collection N/A of household hazardous wastes including paint containers,electronics, household chemicals, motor oils,and pesticides,and promote development of facilities that collect these materials. Meeting Dry Utility Needs Goal PSI-10.Superior electricity,natural gas,telephone,and data services improve quality of life and support economic development. A. Continue to consult with dry utility service providers to ensure that the N/A community's current and future needs are met. B.Continue to require utilities to be placed underground as part of new SP will comply as development projects. feasible Page 2-26 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Public Services and Infrastructure Element Goal/Policy Consistency C.Support the use of new and emerging communication technologies. N/A D. Promote provision of high-capacity data systems to support new N/A development and reuse projects, particularly within the Research and Technology land use designation. E. Encourage integrated and cost-effective design and technology features TBD within new development and reuse projects to minimize demands on dry utility networks. F.Create and maintain a "dig once" policy. N/A Financing Public Services and Infrastructure Goal PSI-11.The City's financial resources are managed and expanded to support infrastructure maintenance and expansion. A. Prepare a capital improvement program that identifies priorities for the N/A expenditure of public capital resources in combination with private financing sources. B. Ensure that development impact fees keep pace with the cost of new SP complies infrastructure, and that new development pays its fair share. C.Consider a wide range of additional financing approaches,such as N/A assessments,special taxes,and innovative techniques to improve and expand infrastructure systems. March 2018 Draft Page 2-27 Ma nolia TAN FARM Specific Plan Historical and Cultural Resources Element General Plan Consistency Analysis—Historical and Cultural Resources Element Goal/Policy/Objective Consistency Goal HCR 1 To promote the preservation and restoration of the sites,structures and districts which have architectural,historical,and/or archaeological significance to the City of Huntington Beach. Objective HCR 1.1 Ensure that all the City's historically and archaeologically significant resources are identified and protected. HCR 1.1.1 Continually update the existing citywide survey of potentially N/A historic resources subject to City Council approval. (I HCR 1) HCR 1.1.2 Consider the designation of any historically significant N/A public trees, archaeological sites, parks,structures,sites or areas deemed to be of historical,archaeological,or cultural significance as a Huntington Beach City Historical Point, Site or District. (I-HCR 1, and I HCR 2, 1 HCR 3,) HCR 1.1.3 Consider establishing a historic overlay for historic structures N/A throughout the City. The overlay should be structured to allow the underlying land use to continue as well as support the reuse of the historic structure.(I-HCR 1, I-HCR 3, 1 HCR 5,and LU 15.3.1) HCR 1.1.4 Consider recording the importance of oil history in the City's N/A development. (I HCR 1) Objective HCR 1.2 Ensure that the City ordinances, programs,and policies create an environment that fosters preservation, rehabilitation,and sound maintenance of historic and archaeological resources. HCR 1.2.1 Utilize the State of California Historic Building Code,Secretary N/A of Interior Standards for Historic Rehabilitation,and standards and guidelines as prescribed by the State Office of Historic Preservation as the architectural and landscape design standards for rehabilitation,alteration,or additions to sites containing historic resources in order to preserve these structures in a manner consistent with the site's architectural and historic integrity.(1-HCR 1, I-HCR 3,and I HCR 5) HCR 1.2.2 Encourage new development to be compatible with adjacent N/A existing historic structures in terms of scale, massing, building materials and general architectural treatment.(I HCR 6) HCR 1.2.3 Investigate the appropriateness of establishing a "receiver N/A site" program and explore the opportunity to integrate historic buildings with cultural and arts education. (I HCR 1) HCR 1.2.4 Investigate the feasibility of initiating an "adopt a building" N/A program to preserve historic structures that would be removed from their sites.(I HCR 1) Objective HCR 1.3 Consider the provision of incentives(strategies,assistance,and regulations)for the maintenance and/or enhancement of privately owned historic properties in a manner that will conserve the integrity of such resources in the best possible condition. HCR 1.3.1 Encourage owners of eligible historic income producing N/A properties to use the tax benefits provided by the 1981 Tax Revenue Act as well as all subsequent and future financial incentives. (I HCR 1) Page 2-28 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Historical and Cultural Resources Element Goal/Policy/Objective Consistency HCR 1.3.2 Consider the waiver of building permit fees for owners of small N/A properties with historic resources who are unable to benefit from other government programs for the rehabilitation,alteration or reuse of their structure(s)only if rehabilitated in accordance with established historic preservation guidelines.(I HCR 1) HCR 1.3.3 Consider allowing flexibility in building code requirements for the N/A rehabilitation of historic structures as specified in State Historical Building Code Part 8,Title 24 if rehabilitated in accordance with established historic preservation guidelines.(I HCR 1) HCR 1.3.4 Provide appropriate technical advice to private property owners N/A seeking to restore historically significant structures.(I HCR 1) HCR 1.3.5 Advocate that local lending institutions provide appropriate N/A financing for the rehabilitation and restoration of historically significant structures. (I HCR 7) HCR 1.3.6 Encourage appropriate adaptive reuse of historic resources in N/A order to prevent misuse,disrepair and demolition,taking care to protect surrounding neighborhoods from incompatible uses. (I HCR 1) HCR 1.3.7 Explore alternatives that enable a property owner to sensitively N/A add to the existing structure,or develop an accompanying building on the site that allows property development rights to be realized. Deviation to setbacks, height, parking,and other requirements should be considered to make the preservation of an existing historic building feasible when no other reasonable alternative exists.(I HCR 1 and I HCR 6) HCR 1.3.8 Preserve and reuse historically significant structures,where N/A feasible. (I HCR 3 and I HCR 7) Objective HCR 1.4 Promote public education and awareness of the unique history of the Huntington Beach area and community involvement in its retention and preservation. HCR 1.4.1 Encourage the promotion of the City's historic resources in N/A visitor and tourist oriented brochures.(I HCR 8) HCR 1.4.2 Promote community awareness of historic preservation through N/A Huntington Beach's appointed and elected officials, its various departments,and local boards and organizations. (I HCR 8) HCR 1.4.3 Encourage the involvement of the local schools and Goldenwest N/A College in preservation programs and activities.(I HCR 8) HCR 1.4.4 Consider combining sites containing historic features N/A (interpretive centers)with recreational learning opportunities and arts and culture. (I HCR 9) HCR 1.4.5 Encourage the provision of uses that are conducive to public use N/A and education in historic structures.(1-HCR 1,and I HCR 4) March 2018 Draft Page 2-29 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Historical and Cultural Resources Element Goal/Policy/C"ective Consistency HCR 1.4.6 I Consider crowdsourcing to support preservation efforts. I N/A Cultural Resources Goal HCR 2 Develop avenues for communication and participation in arts and cultural activities and programming to bring together diverse segments of the community. Objective HCR 2.1 Improve access to arts and cultural activity for all residents and assist in networking information of cultural activities. HCR 2.1.1 Assist cultural groups in networking and bringing artists and N/A arts organizations together. (I HCR 10 and I HCR 12) HCR 2.1.2 Provide technical assistance to historic,cultural groups and N/A artists.(I HCR 11) Objective HCR 2.2 Raise the community's awareness of the full range of arts, history,and culture available in Huntington Beach. HCR 2.2.1 Provide opportunities for increased exposure for arts and N/A cultural activities throughout the city. (I HCR 12 and I HCR 13) HCR 2.2.2 Facilitate networking between arts and cultural groups and the N/A general public. (I HCR 12 and I HCR 13) Goal HCR 3 Highlight the City's unique cultural heritage and enhance its visual appeal. Objective HCR 3.1 Promote a high standard of visual quality of art,architecture and landscape architecture in the public realm. HCR 3.1.1 Increase community representation and input into the decision N/A making about arts and culture.(I HCR 1, U.M. 1.4.1,and I-UD 5) HCR 3.1.2 Consider that individuals advising the City on cultural, urban N/A and visual design issues have a background in architecture, urban design, or fine arts.(I HCR 1 and U.D. 1.4.1) HCR 3.1.3 Encourage urban design and public art projects to enhance the N/A image of the City and foster a sense of place. (I HCR 1, 1 HCR 14,and U.D. 1.4.1) Objective HCR 3.2 Clarify and highlight the cultural heritage and identities of Huntington Beach for residents and visitors. HCR 3.2.1 Consider providing educational opportunities that focus on the N/A City's cultural history.(I HCR 1, 1 HCR 3,and I HCR 8) Goal HCR 4 Expand opportunities for the City's children to receive quality experiences of arts and culture. Objective HCR 4.1 Strive for a full range of performing and visual arts,educational programming and experiences to children throughout the city. HCR 4.1.1 Seek support for arts education.(I HCR 8) N/A HCR 4.1.2 Strive to broaden cultural opportunities for children.(I HCR 8) N/A Goal HCR 5 Establish a wide range of arts and cultural programs and facilities that address the needs and interest of residents,workers,and visitors. Objective HCR 5.1 Ensure adequate facilities,staff,and funding for all city provided arts programs. Page 2-30 March 2018 Draft General Plan Consistency General Plan Consistency Analysis—Historical and Cultural Resources Element Goal/Policy/Objective Consistency HCR 5.1.1 Assure that existing cultural facilities in Huntington Beach are N/A used effectively. (I HCR 8 and I HCR 12) HCR 5.1.2 Advocate partnership agreements for capital projects. (I HCR 1, 1 N/A HCR 8, 1 HCR 10,and I HCR 12) HCR 5.1.3 Identify and consider the interests of the community while N/A planning new cultural facilities.(I HCR 8, 1 HCR 10,and I HCR 12) HCR 5.1.4 Consider a permanent funding mechanism to support the local N/A art agency.(I HCR 13) Objective HCR 5.2 Facilitate the growth of the arts and cultural community. HCR 5.2.1 Encourage the participation of new audiences for arts and N/A cultural activities.(I HCR 8, I-HCR 13,and I HCR 16) HCR 5.2.2 Coordinate and cooperate with other city departments and N/A interest groups with the planning for existing and new public cultural amenities. (I HCR 17) HCR 5.2.3 Assist in the development of partnerships among arts groups N/A and the business community.(I HCR 8 and I HCR 12) HCR 5.2.4 Encourage opportunities for artists to live and work in N/A Huntington Beach.(I HCR 1) March 2018 Draft Page 2-31 Ma nolia TAN FARM Specific Plan Housing Element General Plan Consistency Analysis—Housing Element Goal/Policy Consistency Existing Housing Quality and Affordability GOAL 1 Maintain and enhance the quality and affordability of existing housing in Huntington Beach. Policy 1.1 Neighborhood Character:Preserve the character,scale and SP complies quality of established residential neighborhoods. Policy 1.2 Property and Housing Conditions:Support the long-term N/A maintenance and improvement of existing housing through code enforcement and housing rehabilitation programs Policy 1.3 Multi-family Housing Acquisition and Improvement:Coordinate N/A with non-profit housing providers in the acquisition and rehabilitation of older apartment complexes,and maintenance as long-term affordable housing. Policy 1.4 Neighborhood Involvement: Encourage resident involvement N/A in identifying and addressing maintenance of housing in their neighborhoods. Policy 1.5 Protection of Existing Affordable Housing:Work with property N/A owners,tenants, and non-profit purchasers to facilitate preservation of assisted rental housing at-risk of conversion to market rents. Policy 1.6 Rental Assistance:Support and publicize available rental N/A assistance programs for lower income and special need households. Policy 1.7 Conservation of Mobile Home Parks: Encourage retention of N/A adequate numbers of mobile homes and continue to enforce the City's mobile home conversion ordinance. Policy 1.8 Neighborhood Vitality:Maintain the quality of life within N/A neighborhoods by maintaining an adequate level of community facilities,such as child care centers,and municipal services. Adequate Housing Sites GOAL 2 Provide adequate housing sites through appropriate land use,zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Policy 2.1 Variety of Housing Choices: Provide site opportunities for SP complies development of housing that responds to diverse community needs in terms of housing types, cost and location,emphasizing locations near services and transit that promote walkability. Policy 2.2 Residential Mixed-Use:Facilitate the efficient use of land by SP complies allowing and encouraging commercial and residential uses on the same property in both horizontal and vertical mixed-use configurations. Policy 2.3 Beach and Edinger Corridors Specific Plan:Encourage and N/A facilitate the provision of housing affordable to lower income households within the Beach and Edinger Corridors Specific Plan. Page 2-32 March 2018 Draft General Plan Consistency Genera(Plan Consistency Analysis—Housing Element Goal/Policy Consistency Policy 2.4 Surplus Public Land: Utilize surplus publicly owned land for N/A residential use where appropriate and consistent with the City's General Plan. Policy 2.5 Secondary Dwelling Units:Continue to support the provision of N/A second units in all residential districts as a means of dispersing small, affordable units throughout the community. Provision of Affordable Housing GOAL 3 Enhance housing affordability so that modest income households can remain an integral part of the Huntington Beach community. Policy 3.1 Housing Diversity: Encourage the production of housing that SP complies meets all economic segments of the community, including lower, moderate, and upper income households,to maintain a balanced community. Policy 3.2 Mixed Income Housing: Utilize the City's Inclusionary Housing SP complies Ordinance as a tool to integrate affordable units within market rate developments.Continue to prioritize the construction of affordable units on-site,with provision of units off-site or payment of an in-lieu housing fee as a less preferred alternative. Policy 3.3 Affordable Housing Incentives: Facilitate the development N/A of affordable housing through regulatory incentives and concessions, and/or financial assistance, with funding priority to projects that include extremely low income units. Proactively seek out new models and approaches in the provision of affordable housing. Policy 3.4 Public/Private Partnerships: Explore collaborative partnerships N/a with non-profit organizations, developers,the business community and governmental agencies in the provision of affordable housing. Policy 3.5 Financial Resources: Pursue expanded financial resources to N/A support in the production of housing affordable to Huntington Beach's modest income workforce and special needs populations Policy 3.6 Child Care Facilities: Encourage the inclusion of space for N/A child care in new housing developments, including affordable housing developments. Remove Governmental Constraints GOAL 4 Reduce potential governmental constraints to housing production and affordability. Policy 4.1 Regulatory Incentives for Affordable Housing: Support the use N/A of density bonuses and other incentives, such as fee deferrals/ waivers and parking reductions,to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. March 2018 Draft Page 2-33 Ma nolia TAN FARM Specific Plan General Plan Consistency Analysis—Housing Element Goal/Policy Consistency Policy 4.2 Flexible Development Standards: Provide flexibility in 5P complies development standards to accommodate new models and approaches to providing housing,such as transit-oriented development, mixed-use and live/work housing. Policy 4.3 Efficient Development Processing: Explore continued N/A improvements to the entitlement process to streamline and coordinate the processing of permits,design review and environmental clearance. Equal Housing Opportunities and Special Needs GOAL 5 Promote equal housing opportunities for all residents,including Huntington Beach's special needs populations,so that residents can reside in the housing of their choice. Policy 5.1 Fair Housing:Continue to enforce fair housing laws prohibiting N/A arbitrary discrimination in the building,financing,sales or rental of housing on the basis of race, religion,family status, national origin, physically disability or other factors. Policy 5.2 Housing Options for Seniors:Support development and N/A maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes and/or in the community. Policy 5.3 Housing for Persons with Disabilities:Support the provision SP complies of permanent,affordable and accessible housing that allows persons with disabilities to live independent lives. Provide assistance to residents in making accessibility improvements to their homes. Policy 5.4 Self-Sufficiency for Single Parents:Assist low income,single- N/A parents in attaining the life skills necessary to achieve economic independence and improved access to housing. Policy 5.5 Homeless Housing and Services:Support continued efforts to N/A implement the Orange County Continuum of Care program for the homeless.Coordinate with local social service providers and notify them of available City funding to address the needs of the homeless population. Energy Efficiency and Sustainability GOAL 6 Promote a healthy and sustainable Huntington Beach through support of housing which minimizes reliance on natural resources and automobile use. Policy 6.1 Green Building: Implement the City's Green Building Program to SP complies ensure new development is energy and water efficient. Policy 6.2 Energy Efficiency and Alternative Energy Sources:Promote SP complies modifications to increase energy efficiency and the use of alternative energy sources such as solar energy,cogeneration, and non-fossil fuels Page 2-34 March 2018 Draft General plan Consistency General Plan Consistency Analysis—Housing Element Goal/Policy Consistency Policy 6.3 Healthy Community: Promote healthy living and physical SP complies activity through decisions in the location, site planning and design of housing and mixed-use development. Policy 6.4 Transportation Alternatives and Walkability: Incorporate transit SP complies and other transportation alternatives including walking and bicycling into the design of new development, particularly in areas within a half mile of designated transit stops Policy 6.5 Jobs/Housing Balance: Encourage a link between housing N/A and jobs in the community, including housing opportunities affordable to Huntington Beach's modest income workforce. March 2018 Draft Page 2-35 Ma nolia TAN FARM Specific Plan [This Page Left Intentionally Blank] Page 2-36 March 2018 Draft Res. No. 2021-03 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH I, ROBIN ESTANISLAU, 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 January 19, 2021 by the following vote: AYES: Kalmick, Ortiz, Posey, Moser, Delgleize NOES: Peterson, Carr ABSENT: None RECUSE: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California