Loading...
HomeMy WebLinkAboutCity Council - 2024-46 RESOLUTION NO. 2024-46 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH AMENDING THE COASTAL AND LAND USE ELEMENTS OF THE GENERAL PLAN AND THE MAGNOLIA TANK FARM SPECIFIC PLAN TO ADOPT LOCAL COASTAL PROGRAM AMENDMENT (LCPA)NO. LCP-5-HNB-24-0003-1 (HUNTINGTON BEACH LCPA NO. 17-001) MODIFICATIONS MADE BY THE CALIFORNIA COASTAL COMMISSION WHEREAS, pursuant to the State Planning and Zoning Law, the Huntington Beach City Council has held a public hearing relative to amending the Coastal and Land Use Elements of the General Plan and the Magnolia Tank Farm Specific Plan to adopt LCPA No. LCP-5-HNB-24- 0003-1 modifications made by the California Coastal Commission wherein all information presented at said hearing was carefully considered, and after due consideration of the findings and all evidence presented to the City Council, the City Council found that such amendments to the Coastal and Land Use Elements of the General Plan and the Magnolia Tank Farm Specific Plan were proper and consistent with the Huntington Beach General Plan and Huntington Beach Local Coastal Program. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: Section 1. The proposed amendments to the Coastal and Land Use Elements of the General Plan and the Magnolia Tank Farm Specific Plan identified in the attached Exhibit A(incorporated by this reference) are hereby adopted and approved. Section 2. This resolution shall become effective immediately upon certification by the California Coastal Commission. PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting held on the 17th day of Septemb , 2024. 0,` Mayor REVIEWED A APPR VED: INITIATED AND APPROVED: City Manager unity Development Director APPROVED AS FORM: C. Attorney Reso No. 2024-46 Exhibit "A" Exhibit A Proposed General Plan Map 1 RMspiij::. .. ,___ _ , , 1 '0 o-r .�a o C'+ C� 1� i ~,.,;,. , , RM-sp .„ ,...:.... „,,,,,,„. Kavaa w. CV-sp \ ,FAR:1 5 t`\ Noli.t Or. - • live aS-P 1 1 -, • rA OS �r, f�'�I ,r,....S Legend Moss Specific Plan Area Public(P) umCommercial Visitor(CV) Rights-of-Way&Bridges Open Space-Conservation(OS-C) Residential Low Density(RL) Open Space-Park(OS-P) Residential Medium Density(RM) Open Space-Shore(OS-S) Overlay Suffixes sp Specific Plan Overlay /�Ns/4 is in m a rn in .G rn�m U L ION �....� gb City of 1.. City of Seal Beach \i WJzstminster 1101 Bolsa Ave `g 2 .14 ��9 m Y McFadden C7 1 u$ Avema 75 mrn1,414 �� Edinger Ave 14 Huntington ,•-.�.: Harbour '*,, 18 ( -` Heil Ave Sa o City of `A�m l� �� Fountain Valley �� m di! Warr Ave ch 4 - 5 14 `�./ 1\ • e��- ll Slater Ave OF CC N. El ''\ N. la4, + Talbert Ave BO1SC Chico s 14_1 �\ '/icro^ds L \ s t�c `•./' i Ellis _�l" �i C� ■r Ave 3 t a;tc 14r ', t 8 . c 1 /' GaaAield Ave a •� -,-n— 9 ,r L14 // c?' ` I. I Yorktown Ave LEGEND c` `• •'e / — Major City Streets 5e ' \ , 14 mh •`'` Adams Ave Specific Plans •~ , 3 0 1 t.o^.h-i.intmgton Center y l 2 Reseved y` 'Pq Indianapolis Ave 0' Seabodge N. '. Q 4 Huntington Har_oi.r Bay Cie:. , .- j4 Atlanta Ave lEl I Cowntown 4' 5 W co `-` `� r—t 5 Seacli`I ^y n i Ells-Goldenwest Hamilton Ave l I Meadow ark Q, 10 3 a r I Q c Hally•Seaclrf COT �� •\ Q 10 Magno'aa Paces i.J or 63'% ' _ Banning Ave / I 11 tvtcD lrnell CenCe Bus,ness Park '� ��� I 112 PalnvGoldon ,west 0 ,,(• y City of n 11 Belly'Wm ` Costa Mesa 0 14 Beach Edirger Corridors N �6A.0 0 15 8rlghwater O� (c' S i 16 Rese•ved [ZA11 Sunset beech 0-S 1 " ' 1 • tat« a r Add Magnolia Tank �s Data Souse data compieb by'MC 12514• Farm Specific Plan Balm Mao stare l]1y of Hyatt span BlMh 42014; lk lllllinglOn Beach'"nz.' Adopted Specific Plans Figure LU-3 �� City of Huntington Beach General Plan 2-16 j City of Huntington Beach General Plan (Adopted October 2, 2017) COASTAL ELEMENT STATUTORY REQUIREMENTS The California Coastal Act(California State Public Resources Code,Division 20,Sections 30000 et seq.)directs each local government lying wholly or partly within the Coastal Zone,as defined by the Coastal Act,to prepare a Local Coastal Program for its portion of the Coastal Zone. Local Coastal Programs are used to carry out the policies and requirements of the Coastal Act by local governments. Local Coastal Programs must be reviewed and certified by the California Coastal Commission before being implemented by a local government. Local Coastal Programs are divided into two components: 1.)A coastal element,and 2.)An implementation program. The coastal element must include a land use plan and clear, specific policies to be used by decision-makers when reviewing coastal related issues and proposed development within a jurisdiction's Coastal Zone boundary. Implementation programs include zoning ordinances,zoning district maps,specific plans and other implementing actions that must conform with and carry out the goals and policies of the certified coastal element. INTRODUCTION Role and Purpose of the Coastal Element The purpose of the Huntington Beach Coastal Element is to meet the requirements of the Coastal Act and guide civic decisions regarding growth,development,enhancement and preservation of the City's Coastal Zone and its resources. Coastal Element Adoption Process The Huntington Beach Coastal Element was initially certified by the California Coastal Commission in 1985. Portions of the Element have been amended since,but no comprehensive updates have been undertaken until now. This Coastal Element represents a comprehensive update of the City's 1985 Coastal Element. The purpose of the update is to ensure consistency with the policies and format of the 1996 Huntington Beach General Plan and to incorporate revisions of the Coastal Act to date. The Huntington Beach Coastal Element update and adoption process involved the following sequence of tasks: 1. Background information,technical analysis and public input obtained during the 1996 Huntington Beach General Plan Update was used as the primary background information for the Coastal Element update. 2. The draft 1999 City of Huntington Beach Coastal Element was presented to the Planning Commission in a workshop format. 3. The draft 1999 City of Huntington Beach Coastal Element was circulated for a 30 day public review and comment period. 4. At the end of the 30 day review period,the draft 1999 Coastal Element was reviewed at public hearings before the Planning Commission who made recommendations to the City Council for final adoption. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-5 COASTAL ELEMENT 5. The City Council reviewed the draft 1999 Coastal Element,along with Planning Commission recommendations,and took action to adopt the draft 1999 Coastal Element. 6. The City Council approved 1999 Coastal Element was forwarded to the California Coastal Commission for final certification. Coastal Element Organization This Coastal Element document is organized in the following manner,consistent with the other elements of the 1996 City of Huntington Beach General Plan. • Section 1 -Statutory Requirements • Section 2-Introduction • Section 3 -Technical Synopsis • Section 4-Issues • Section 5 -Goals,Objectives and Policies Goals: A statement of the ultimate purpose of an effort. General in nature and not necessarily quantifiable. Objectives: A measurable goal. Policies: A specific statement guiding actions and implying clear commitment. • Section 6-Implementation Programs Implementation Programs: Denotes actions,procedures,or techniques that carry out the General Plan policy through implementing a standard. Each policy is linked to a specific action oriented implementing program. Implementation Matrix: Denotes the responsible agency,funding sources,and schedule for implementing the program. Relationship to Other Planning Documents General Plan The City of Huntington Beach General Plan is the fundamental policy document intended to guide development of the City over the next 20 years. It provides the framework for management and utilization of the City's physical,economic and human resources. General Plan policy addresses land use,the design/character of buildings and open spaces. It also addresses the conservation of existing housing and the provision of new dwelling units,the provision of supporting infrastructure and public services,the protection of environmental resources,the allocation of fiscal resources,and the protection of residents from natural and human-caused hazards. The General Plan is divided into chapters by subject matter. Each chapter contains THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-6 COASTAL ELEMENT elements that address specific issue areas. The thirteen elements of the City of Huntington Beach General Plan include the following: • Land Use • Urban Design • Historic and Cultural Resources • Economic Development • Growth Management • Housing • Circulation • Public Facilities and Services • Recreation and Community Services • Utilities • Environmental Resources/Conservation • Air Quality • Coastal Prior to its implementation,the Coastal Element must be approved by the City Council then forwarded to the California Coastal Commission to be reviewed and"certified." For this reason, the Coastal Element has been prepared as a"stand alone"document. It is consistent with the format and policy content of the other elements of the General Plan. Local Coastal Program (LCP) A Local Coastal Program consists of two parts: 1.) A coastal element including policies and a land use plan,and 2.) An implementation program with zoning ordinances,zoning district maps and other implementing actions. The implementation portion of the LCP must be consistent with the goals and policies of the certified land use plan and must contain adequate measures to ensure their implementation. This document,the Coastal Element,constitutes Part 1 of 2 of the Huntington Beach Local Coastal Program. Zoning Ordinance The City's Zoning Ordinance is the primary implementing measure of the Coastal Element. It sets forth regulations regarding land use,development review processes,and development standards for the entire City. The Zoning Ordinance is the Implementation Program,or Part 2 of the City's Local Coastal Program. Specific Plans Specific plans are development regulation/zoning tools that may supplement or supersede the Zoning Ordinance in designated areas of the City. Specific plans allow for more customized development and design standards than conventional zoning provides. They are used in areas of the City where unique characteristics,features or issues exist,and where a comprehensive approach to planning,design and development is desired. The City's Coastal Zone includes sixseven specific plan areas. These areas are indicated on the Coastal Element Land Use Map (Figures C-5 through C-9)with an"—sp"overlay. The si*seven areas are also listed below. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-7 COASTAL ELEMENT • Downtown • Huntington Harbour Bay Club • Holly Seacliff(a portion of) • Seacliff • Magnolia/Pacific •Palm/Goldenwest • Magnolia Tank Farm California Environmental Quality Act In accordance with section 15265 of the California Environmental Quality Act,the preparation and adoption of Local Coastal Programs are exempt from environmental review. This does not imply that development projects that are consistent with the adopted Coastal Element are exempt from environmental analysis. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-8 COASTAL ELEMENT TECHNICAL SYNOPSIS Coastal Zone Overview The Coastal Act establishes policies for coastal resource preservation and defines an area where the policies shall apply. That defined area is known as the"Coastal Zone." The Coastal Zone runs the length of the State's shoreline from its Oregon border south to the Mexican border. Huntington Beach is a shoreline community,a portion of which lies within the State's defined Coastal Zone. The City's Coastal Zone boundary runs from the northern City limit at Seal Beach, south nine miles to the Santa Ana River at the Huntington Beach/Newport Beach boundary. It extends inland from the mean high tide line from 1,000 yards to over one mile in some areas. The Huntington Beach Coastal Zone encompasses approximately five square miles of land and water, or about seventeen percent of the total area of the City. The Huntington Beach Coastal Zone boundary is shown in Figure C-2. The Huntington Beach Coastal Zone includes a wide variety of land uses. Open shoreline,parks and recreational facilities,habitat areas,residential,commercial and industrial uses,as well as, energy and oil extraction facilities currently exist in the Coastal Zone. At the north end of the Coastal Zone is Huntington Harbour,a man-made residential marina with commercial centers and residences oriented toward the waterways. South of Huntington Harbour is the Bolsa Chica area which is presently undeveloped and unincorporated,but lies within the City's Sphere of Influence for potential future annexation. Further south,and adjacent to the Bolsa Chica,is a large undeveloped area of land,part of which is presently in oil production. The Seacliff residential development and golf course lie to the north. Next is the City's downtown area,which over the last ten years has been transformed through re-development into the primary activity node in the City for both residents and visitors. The downtown area includes,among other things,the Municipal Pier and Plaza,destination resort facilities,and a wide variety of visitor serving amenities and activities. At the south end of the Coastal Zone,a major electrical power plant dominates the surrounding shoreline,while nearby,a large sewage treatment facility processes waste from throughout the County. These facilities are near restored coastal wetlands that serve as habitats for numerous wildlife species,including the endangered California least tern and Belding's savanna sparrow. The following paragraphs describe,in more detail,the City's Coastal Zone;its existing land uses, proposed land use plan and coastal resources. For purposes of discussion,the Coastal Zone is divided into sub-zones. Figure C-4 depicts the Coastal Zone and its five sub-areas. Figures C-5 through C-9 depict individual sub-areas and proposed land uses. Land use category definitions and listings of permitted uses and densities per land use category are provided in Table C-1. Section 4 provides an overview of the issues that must be addressed in the Coastal Zone to comply with Coastal Act policy. Section 5 provides specific policies that the City will follow in order to preserve and enhance its coastal resources and amenities,and Section 6 provides an overview of implementation actions and regulations to carry out the policies. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-9 COASTAL ELEMENT Sub-Area Descriptions and Land Use Plan Zone 1 —Huntington Harbour This area includes the City's Coastal Zone between Warner Avenue and the northeastern City limits. (Figure C-5.) Existing Land Uses Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) Huntington Harbour is an 860 acre residential,man-made marina that occupies the majority of this zone. The Huntington Harbour development is primarily residential with approximately 4,000 residential units,including single family homes,condominiums and apartments all oriented around the three mile network of navigable channels. Zone 1 also includes three commercial centers(one neighborhood serving and two visitor serving)with retail services,overnight accommodations and eating establishments. Public facilities include seven neighborhood parks,a fire station and three boat ramps. A private yacht club and a private racquet club are also located here. Coastal(Seaward of Pacific Coast Highway) This portion of Zone 1,which includes Sunset Beach,does not lie within the City's corporate limits and is,therefore,not a part of this Coastal Element. Coastal Element Land Use Plan Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) Zone 1 is primarily built out,consistent with Coastal Element Land Use Plan designations. The land uses permitted in this zone are summarized below and include residential,commercial and open space. This zone also includes Community District/Sub-areas 4A, 8A and 8B. The Community District and Sub-area Schedule shown in Table C-2 further defines permitted uses, density/intensity and design and development standards. Coastal(Seaward of Pacific Coast Highway) The Coastal Element Land Use Plan does not address this area which is outside City limits. ZONE 1—LAND USE DESIGNATIONS RESIDENTIAL RL 6.5,RL-7,RM-15, _ RMH-25,RH-30 COMMERCIAL CG-F1,CV-F2-4,CN-Fl MIXED USE M-sp PUBLIC P-OS-CR OPEN SPACE OS-P,OS-W ZONE 1—SPECIFIC PLAN AREAS Huntington Harbour Bay Club _ ZONE 1—GENERAL PLAN OVERLAYS 4A, 8A, 8B See Table C-1 for land use category definitions. THE CITY OF HUNTINGTON BEACH GENERAL PLAN N-C-10 • COASTAL ELEMENT Zone 2—Bolsa Chica This area of the Coastal Zone extends between Warner Avenue to the City limits near the Huntington Beach Mesa bluffs. (Figure C-6.) Existing Land Uses Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) The majority of Zone 2,the Bolsa Chica,is located outside the City's corporate boundary,within the County of Orange. The area is in the City's Sphere of Influence for possible future annexation. Existing land uses in the Bolsa Chica area include vacant land,habitat preservation/wetland and oil production. Approximately 300 acres of residential area lie north of this area. Single family residential is the primary land use,with one three acre neighborhood park. The area between Warner Avenue and Los Patos Drive,west of the unincorporated area, includes approximately 27 acres of low density,single-family homes and two acres of medium density residences. A 50 acre area between the residential development along Kenilworth Drive and the East Garden Grove Wintersburg Flood Control Channel includes a small section of the Bolsa Chica bluffs. Coastal(Seaward of Pacific Coast Highway.) This area consists of the Bolsa Chica State Park Beach. The State Park includes open shoreline, parking facilities,restroom facilities and snack facilities. Coastal Element Land Use Plan Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) The Coastal Element does not present a land use plan for the Bolsa Chica. The land area north of the Bolsa Chica,within the City's corporate and Coastal Zone boundaries,is built out consistent with its Coastal Element designation of low density residential. The area west of the Bolsa Chica is also developed consistent with the Coastal Element Land Use designation of low density residential. The fifty(50)acre area(including the 5 acre area annexed by the City in 2004) adjacent to and immediately north of the East Garden Grove/Wintersburg Flood Control Channel and adjacent to and immediately west of Graham Street is land use designated Residential and Open Space-Conservation. (See Figure C-6a) There are wetlands,a Eucalyptus Grove that is an Environmentally Sensitive Habitat Area because it provides important raptor habitat,and buffer areas at this site. These areas are designated Open Space-Conservation. The Wintersburg Channel Bikeway is identified at this site on the north levee of the flood control channel in the Commuter Bikeways Strategic Plan,which is the regional bikeways plan for Orange County(See page IV-C-54 and figure C-14). Coastal(Seaward of Pacific Coast Highway.) The land within this area is designated as OS-S,Open Space-Shoreline with a 4J Design District Overlay. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-11 COASTAL ELEMENT ZONE 2—LAND USE DESIGNATIONS RESIDENTIAL RL or RM or RH OPEN SPACE OS-C,OS-P,OS-S PUBLIC P ZONE 2—SPECIFIC PLAN AREAS None ZONE 2—GENERAL PLAN OVERLAYS 4G,4J,4K See Table C-1 for land use category definitions. Zone 3—Eastern Bolsa Chica Boundary to Goldenwest This area of the Coastal Zone extends from the City-County boundary near the Huntington Beach Mesa bluffs,south to Goldenwest Street. (Figure C-7.) Existing Land Uses Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) This sub-area includes one of the largest undeveloped areas in the Coastal Zone. The area consists of 150 contiguous acres bounded by Pacific Coast Highway to the south,Goldenwest Street to the east, Seapoint Avenue to the west,and Palm Avenue to the north. A four acre portion of the site also lies east of Seapoint Avenue. Of the 150 acres, 56 acres are presently owned by the PLC Land Company and 94 acres are owned by Aera Energy LLC. Previous oil and gas extraction activities on the 56 acre,PLC owned property have been abandoned and the site is presently vacant. The 94-acre area owned by Aera Energy LLC houses active oil and gas extraction facilities,including 126 oil wells,55 above ground storage tanks,above and in ground pipelines,oil separation and related facilities,a gas plant and gas flare unit,two power substations and office facilities. On-site facilities extract oil and gas from onshore bases and State tidelands leases(offshore). Treated crude oil is stored at the facility and transferred off-site via pipeline. Treated natural gas is transferred to Southern California Gas Company via pipeline. According to the property owner,the extraction and processing activities are anticipated to remain in operation on the site another ten to twenty years. Coastal(Seaward of Pacific Coast Highway.) This area includes the Bolsa Chica State Park Beach. The State Park includes open shoreline, parking facilities,restroom facilities and snack facilities. Coastal Element Land Use Plan Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) The Coastal Element Land Use Plan designates the vacant 150 acre site for Mixed Use-Horizontal with a 0.5 floor area ratio,and a maximum residential density of 30 units per acre at sites within the project area for an overall maximum density of 15 dwelling units per acre. The site has a—sp suffix land use designation. The—sp suffix requires that a specific plan(s)be adopted prior to future development. The site is also designated as area 4B in the Coastal Element Community District and Sub-Area Schedule(Table C-2). Due to the site's large size and unique location, Coastal Element policy requires that a conceptual master plan of development be prepared for the entire site,prior to,or concurrent with individual specific plans. The purpose of the conceptual master plan is to ensure that ultimate development of the site is cohesive and compatible. Subsequent specific plans for the site are to be consistent with the conceptual master plan. The purpose of the specific plan(s)is to define project level development parameters consistent with THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-12 COASTAL ELEMENT the adopted conceptual master plan. Existing oil production facilities are permitted to continue. However,the Coastal Element Land Use Plan provides for an ultimate change in use on the site from oil production to mixed use,including residential,commercial,open space and civic/recreational uses. The Coastal Element Land Use Plan for the remainder of Zone 3 designates the vacant bluff at the eastern edge of the Bolsa Chica as open space. It is intended to accommodate the proposed Harriett M.Wieder Regional Park. The private golf course area and neighborhood park are also designated as open space. The residential portion is designated as low,medium,medium high and high density residential,consistent with existing development. Coastal(Seaward of Pacific Coast Highway) The entire land area is designated as OS-S,Open Space-Shoreline. ZONE 3—LAND USE DESIGNATIONS RESIDENTIAL RL-4,RL-7,RM-15, RMH- 25,RH-30 MIXED USE MH-F2/30(AVG.15)-sp OPEN SPACE OS-P,OS-S,OS-CR ZONE 3—SPECIFIC PLAN AREAS Holly Seacliff Specific Plan,Palm/Goldenwest Specific Plan ZONE 3—GENERAL PLAN OVERLAYS 4B,4J See Table C-1 for land use category definitions. Zone 4—Downtown This portion of the Coastal Zone extends from Goldenwest Street south to Beach Boulevard. (Figure C-8.) Existing Land Uses Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) Zone 4 is known as the City's"Downtown." Existing land uses include recreational beach amenities,single and multi-family residential uses,and a rich variety of visitor serving commercial facilities that serve to make the area the primary activity node for visitors to the Coastal Zone. Within the Downtown area,project areas,with their own distinctive character and purpose,have been developed. Significant commercial project areas include Main Street,the Waterfront Development and Pacific City,a site formerly known as"31 acres." Many of the commercial areas also integrate housing. However,the"Old Town"and "Town Lot"areas are the primary residential nodes in this area. Main Street Main Street runs north south from Pacific Coast Highway to Palm Avenue within the Coastal Zone. The Main Street"core area,"where development is most concentrated,lies between Pacific Coast Highway and Orange Street. However,the expansion of the Main Street"core" area is envisioned to extend north on Main Street to Palm Avenue. With the head of Main Street leading directly into the Municipal Pier,Main Street itself serves as an extension of the Pier for Coastal Zone visitors. Main Street and its environs have been developed as a mixed use, THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-13 COASTAL ELEMENT pedestrian oriented district,with visitor-serving commercial uses, integrated housing and upper story office uses. The Waterfront The Waterfront development area encompasses approximately 44 acres located at the northwest corner of Pacific Coast Highway and Beach Boulevard. The site presently includes a high rise hotel with ballroom and conference facilities,a luxury hotel with conference facilities,specialty retail uses and a spa and a multi-family residential component. Planned uses for the remaining undeveloped portion include additional luxury hotel accommodations. This area also includes a small wetlands which was restored and conserved in 2004. Existing uses north of the Waterfront development area to Atlanta Avenue include multi-family residential and a residential mobile home park. Pacific City The Pacific City site is bounded by Pacific Coast Highway and Atlanta Street to the north,and Huntington and First Street to the east and west. This site is presently under construction for development with visitor serving commercial and high density residential uses. Oldtown The area inland from Lake Street and Atlanta Avenue is known as the Oldtown section of the City. This area is developed with a mix of single and multi-family residential uses. Townlot/PCH Frontage This area comprises approximately 17 blocks between Pacific Coast Highway and Walnut Avenue,east of Goldenwest Street and west of Sixth Street. Existing land uses in the area are primarily residential. Coastal(Seaward of Pacific Coast Highway) The seaward portion of this zone includes a high density residential development located northeast of the Pier on the sandy beach area. Also included in this sub-area are the Municipal Pier with restaurant uses and recreational fishing opportunities;the Pier Plaza located at the base of the Pier with public open space,an amphitheater and palm court;restaurant uses at the southwest base of the Pier,and Huntington Beach City Beach. The Municipal Pier The City's Municipal Pier is located at the intersection of Main Street and Pacific Coast Highway and serves as the focal point of the City's Coastal Zone. The Pier,which was re-built and opened in 1992,is 1,856 feet long,30 feet wide and 38 feet above the mean low water level. It is constructed of reinforced concrete. It includes a variety of visitor serving and recreational amenities,including a restaurant,community access booth,lifeguard tower,restrooms and observation and recreational fishing platforms. Visitors can use the Pier to sight see,stroll,fish and/or dine. Proposed enhancements include a funicular/trolly system to transport pedestrians from the Plaza area to the end of the Pier and back. Coastal Element policy restricts the height of buildings on the pier to no more than 2 stories/35 feet and requires that the entire perimeter of the pier be retained for public access. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-14 COASTAL ELEMENT Pier Plaza The Main Pier Plaza is located at the base of the Municipal Pier. It consists of more than eight acres of public space. The public plaza includes a palm court,a 230 seat amphitheater,a spectator area,accessways to the beach and lawn,restrooms and concessions,bicycle parking facilities and automobile parking. It also includes 18,000 square feet of visitor serving commercial uses(restaurants). Pier Plaza was designed as a community focal area where public speaking forums, surfing competitions,foot races,outdoor concerts and similar events are held. Coastal Element Land Use Plan Designations Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary.) Coastal Element land use designations for the inland portion of this sub-area include mixed use and medium and high density residential. The majority of the sub-area is covered by a specific plan overlay(The Downtown Specific Plan). The Main Street core is subject to the"pedestrian overlay"provisions in addition to the Downtown Specific Plan. Portions of the Community District and Sub-area Schedule apply to the area as well. (See Figure C-10 and Table C-2.) Coastal(Seaward of Pacific Coast Highway) The shoreline area,including the site that currently houses residential development,is designated as open space. The Municipal Pier and the area southwest of its base are designated for visitor serving commercial uses. With the exception of the residential use,development in the area is consistent with the Coastal Element Land Use Plan. ZONE 4—LAND USE DESIGNATIONS AND _ GENERAL PLAN OVERLAYS OLDTOWN OS-P,RMH-25-d Design District 3B TOWNLOT/PCH RH->30-d-sp FRONTAGE Design District 3A Downtown Specific Plan WATERFRONT CV-F7-sp,RH-30-sp Design District 4D and I RM-15 Downtown Specific Plan MAIN M->30-d-pd-sp,P STREET/ENVIRONS Design Districts 1A,B,C,D,E Downtown Specific Plan PACIFIC CITY RH-30-sp,CV-F7-sp Design District 4C,I Downtown Specific Plan PIER AND SHORELINE CV-d-sp,OS-S Design Districts 2,4J Downtown Specific Plan See Table C-1 for land use category definitions. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-15 COASTAL ELEMENT Zone 5—Beach Boulevard to the Santa Ana River This area of the Coastal Zone encompasses approximately 611 acres between Beach Boulevard and the Santa Ana River. (Figure C-9.) Existing Land Uses Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary) Existing land uses within Zone 5 are extremely diverse and include environmentally sensitive habitat areas with restored wetlands. Nearby are oil production facilities,a regionally serving electric generating plant,a regionally serving sewage treatment plant,a toxic waste site included on the State Superfund list,a mobile home park and single family residences. Coastal(Seaward of Pacific Coast Highway.) The seaward portion of this Zone consists entirely of the Huntington State Beach Park,including parking facilities,restrooms, snack bars and the California least tern nesting sanctuary adjacent to the Santa Ana River outlet. Coastal Element Land Use Plan Designations Inland(Pacific Coast Highway and areas north to the Coastal Zone boundary) Permitted land uses for the inland portion of Zone 5 include open space-conservation, industrial/public uses,visitor serving commercial and medium density residential uses. The site located at the corner of Hamilton and Magnolia(which contains toxic waste and is presently on the State Superfund cleanup list)is subject to a specific plan overlay and development agreement. In addition,portions of Zone 5 are included in the Community District and Sub-area Schedule. Coastal Element policy provides for the electrical generating and sewage treatment plants to continue,the preservation and enhancement of the open space conservation areas that house wetlands and the nesting sanctuary,and the eventual development of visitor serving commercial on Pacific Coast Highway. With one exception,All other existing uses are anticipated to remain,consistent with the Coastal Element Land Use Plan. The exception is potential for new mixed use development at the former tank farm site including a hotel with 25%affordable hotel rooms/units as described in Specific Plan 18,Magnolia Park along the property's Magnolia Street frontage,Marsh Park inland the 70 foot wide conservation buffer and northwest of the CV zone,the 70 foot wide vegetated conservation buffer adjacent to the flood control channel right of way,extending from Magnolia Street to the northern property line, and medium density residential development including up to 250 units,of which 20%will be affordable as described in Specific Plan 18. Of the 20%affordable residential development units provided on-site,a minimum of 50%will be available on a first right of refusal basis to income qualifying employees of the on-site hotel or other hotels located in the coastal zone of the City of Huntington Beach as described in Specific Plan 18. Coastal(Seaward of Pacific Coast Highway.) The entire area seaward of Pacific Coast Highway is designated as Open Space-Shoreline with a 4J Design District overlay. Existing uses are consistent with the Coastal Element Land Use designations. ZONE 5—LAND USE DESIGNATIONS RESIDENTIAL RL-7,RM-15,RM-15-sp COMMERCIAL CV,CG THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-16 COASTAL ELEMENT OPEN SPACE OS-C,OS-S.= PUBLIC P INDUSTRIAL I-F2-d ZONE 5—SPECIFIC PLAN AREAS Ma olia/Pacific Specific Plan ZONE 5—GENERAL PLAN OVERLAYS 4E,F,G,H,J,L.K.9F See Table C-1 for land use category definitions. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-17 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 LAND USE TYPICAL PERMITTED USES CATEGORY RESIDENTIAL Residential Low Single family residential units;clustered zero-lot line developments; (RL) mobile home parks,and"granny"flats. Additional uses that may be permitted include: multi-family residential, daycare,residential treatment facilities,parks,horticulture,nurseries,and public and semipublic facilities. Temporary uses that may be permitted include commercial filming,real estate sales,personal property sales and street fairs. Maximum of 7 Units Per Net Acre Residential Single family residential units,duplexes,townhomes,mobile home parks, Medium(RM) and garden apartments. Additional uses that may be permitted include: multi-family residential, day care,residential treatment facilities,residential care facilities,parks, horticulture,nurseries,and public and semipublic facilities. Temporary uses that may be permitted include: commercial filming,real estate sales, personal property sales and street fairs. From 7 Units to a maximum of 15 Units Per Net Acre Residential Townhomes,garden apartments,and apartment"flats." Medium High (RMH) Additional uses that may be permitted include: group residential, multi-family residential,day care,residential treatment facilities, residential care facilities,parks,horticulture,nurseries,bed and breakfast inns,and public and semipublic facilities. Temporary uses that may be permitted include commercial filming,real estate sales,personal property sales and street fairs. From 15 Units to a maximum of 30 Units Per Net Acre Residential High Townhomes,mobile home parks,garden apartments,and apartments. (RH) Additional uses that may be permitted include: group residential, multi-family residential,day care,residential treatment facilities, residential care facilities,parks,horticulture,nurseries,bed and breakfast inns,and public and semipublic facilities. Temporary uses that may be permitted include commercial filming,real estate sales,personal property sales and street fairs. Greater than 30 Units Per Net Acre THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-27 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 (Continued) LAND USE TYPICAL PERMITTED USES CATEGORY COMMERCIAL Commercial Small-scale retail commercial,professional offices,eating and drinking Neighborhood(CN) establishments,household goods,food sales,drug stores,personal services, cultural facilities,institutional,health,government offices and similar uses. Generally,individual establishments should not exceed 10,000 square feet. If feasible,their frontage should be designed to convey the visual character of small storefronts. The Commercial Neighborhood(CN)designation shall utilize the standards of the General Commercial District(CG)of the Zoning Code for implementation. Commercial Retail commercial,professional offices,eating and drinking General(CG) establishments,household goods,food sales,drugstores,building materials and supplies,personal services,recreational commercial,hotel/motels, timeshares,overnight accommodations,cultural facilities,government offices,educational,health,institutional and similar uses. Commercial Visitor Hotels/motels,restaurants,recreation-related retail sales,cultural uses (CV) (e.g.,museums)and similar uses oriented to coastal and other visitors to the City. In Subarea 4C(Pacific City)only,a Fractional Ownership Hotel subject to restrictions may be allowed. In Subarea 4D(Waterfront)only,a Condominium-Hotel subject to restrictions may be allowed. Marine related development such as marinas,retail marine sales,boat rentals,and boat storage which are coastal dependent developments shall have priority over any other type of development(consistent with resource protection)on or near the shoreline. INDUSTRIAL Industrial(I) Light manufacturing,energy production,resource production,research and development,warehousing,business parks and professional offices, supporting retail,financial,restaurants and similar uses. Warehouse and sales outlets. Marine related activities such as boat construction and dry boat storage. Coastal dependent development shall have priority over any other type of development(consistent with resource protection)on or near the shoreline. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-28 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 (Continued) LAND USE TYPICAL PERMITTED USES CATEGORY PUBLIC INSTITUTIONAL Public(P) Governmental administrative and related facilities,such as public utilities, schools,libraries,museums,public parking lots,infrastructure,religious and similar uses. MIXED USE Mixed Use(M) • Mixed use areas that may include Vertically Integrated Housing(MV) or Horizontally Integrated Housing(MH)uses,townhomes,garden apartments,live/work units and mid-/high-rise apartments, Commercial Visitor(CV),Commercial Neighborhood(CN)and Commercial General(CG)uses. • Mixed use development in the coastal zone will focus on providing visitor serving commercial opportunities along the inland side of Pacific Coast Highway and within the Downtown Specific Plan Area. • The exact density,location and mix of uses in this category shall be governed by a Specific Plan("-sp")to allow greater design flexibility and to address the uniqueness of a particular area. Mixed Use- • Single use structures containing Neighborhood(CN),Commercial Vertically Visitor(CV)and Commercial General(CG)uses as listed above. Integrated Housing • Mixed use development in the coastal zone will focus on providing (MV) visitor serving commercial opportunities along the inland side of Pacific Coast Highway and within the Downtown Specific Plan Area. The ground floor shall be reserved for visitor serving commercial uses which provide goods and services directly to the public. Office, professional,residential,and other commercial uses may be allowed on the second floor or above. • The exact density,location and mix of uses in this category shall be governed by a Specific Plan("-sp")to allow greater design flexibility and to address the uniqueness of a particular area. Mixed Use— • Single use structures containing Neighborhood(CN)and Commercial Horizontally General(CG)uses as listed above. Integrated Housing • Visitor serving commercial uses(as permitted by Commercial Visitor (MH) ("CV")land use category. • Multi-family residential,including townhomes,garden apartments,and mid-/high-rise apartments. • (Each use is limited to a portion of the total designated site,as prescribed by policy in the element.) • Mixed use development in the coastal zone will focus on providing visitor serving commercial opportunities along the inland side of Pacific Coast Highway and within the Downtown Specific Plan Area. • The exact density,location and mix of uses in this category shall be governed by a Specific Plan("-sp")to allow greater design flexibility and to address the uniqueness of a particular area. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-29 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 (Continued) LAND USE TYPICAL PERMITTED USES CATEGORY OPEN SPACE Parks(OS-P) Public parks and recreational facilities,which provide activities such as, but not limited to:picnic and observation areas,nature trails,peripheral bike paths,tot-lots,play fields,informational signs and/or displays. Ancillary development may include buildings such as maintenance equipment storage,restrooms,nature centers,concession stands,and parking. Shoreline (OS-S) Publicly owned coastal beaches. Ancillary development may be permitted, such as food stands,parking lots,bathrooms,and recreation equipment rentals. Ancillary development must be designed and sited to minimize encroachment onto sandy beach. Additionally ancillary development shall be sited such that it shall not need to be protected through any protective structure throughout its economic life. Commercial Publicly or privately owned commercial recreation facilities such as golf Recreation(OS- courses,stables,campgrounds,tennis courts,athletic fields,and boating CR) clubs. Conservation Properties to be retained for environmental and visual resource (OS-C) conservation and management purposes(e.g.,wetlands and ESHA protection). Ancillary activities and buildings may be permitted in locations on the property not possessing wetland or environmentally sensitive habitat,provided that the buildings and ancillary development and use are sited and designed to prevent impacts which would significantly degrade any adjacent wetland or environmentally sensitive habitat areas,consistent with Coastal Act provisions(Sections 30233 and 30240). Ancillary activities include low intensity activities which provide public access and passive recreational use,so long as the resources being protected are not impaired. Such activities could include picnic and observation areas,nature trails,peripheral bike paths,informational signs or displays,and peripheral parking areas. Ancillary buildings would include buildings such as maintenance equipment storage,restroom,and nature centers. Water Recreation Lakes and other water bodies used for recreational purposes,such as (OS-W) boating,swimming,and water skiing. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-30 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 (continued) DENSITY MAXIMUM PERMITTED DENSITY/INTENSITY CATEGORY Residential Residential densities indicate the maximum density which may be permitted on a site. The actual development density may be reduced to account for site conditions and constraints. 4.0 Maximum of 4.0 dwelling units per net acre. 7.0 Maximum of 7.0 dwelling units per net acre. 15 Maximum of 15 dwelling units per net acre. 25 Maximum of 25 dwelling units per net acre. >30 Greater than 30 dwelling units per net acre. Commercial and Commercial and industrial intensities indicate the maximum floor area ratio Industrial (FAR)which may be permitted on a site. The actual development intensity may be reduced to account for site conditions and constraints. FAR represents the total building area(floor space,excluding basements, balconies,and stair bulkheads)on a lot divided by the total area of the lot. (Note: commercial FARs exceeding 0.4 normally necessitate subterranean or semi-subterranean parking to provide adequate space to meet code required parking.) -F 1 Maximum floor area ratio of 0.35 -F2 Maximum floor area ratio of 0.5 -F2A Maximum floor area ratio of 0.75 -F3 Maximum floor area ratio of 1.0 -F4 Maximum floor area ratio of 1.25 -F5 Maximum floor area ratio of 1.5 -F6 Maximum floor area ratio of 2.0 -F7 Maximum floor area ratio of 3.0 THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-31 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 (continued) DENSITY MAXIMUM PERMITTED DENSITY/INTENSITY CATEGORY Mixed Use- The intensities/densities of structures vertically-integrating housing and Vertical commercial uses shall be determined by a combination of FAR and units Integration per net acre. Each Mixed Use site shall be limited by a total building area FAR,a commercial area FAR,and a residential density. The cumulative total of commercial area FAR and residential density cannot exceed the total building area FAR. -F8 Maximum total building area floor area ratio of 1.5,commercial FAR of 0.35,and 25 units per net acre. -F9 Maximum total building area floor area ratio of 1.5,commercial FAR of 0.5,and 25 units per net acre. -F 10 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses,or combined with housing at a maximum density of 25 units per net acre. -F 11 Maximum total building area floor area ratio of 2.0; structure may be fully developed with commercial uses,or combined with housing at a maximum density of 25 units per net acre. -F 12 Maximum total building area floor area ratio of 3.0 structure may be fully developed with commercial uses,or combined with housing at a maximum density of 30 units per net acre. -F13 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses,or combined with housing at a maximum density of 15 units per net acre. Mixed Use- The densities/intensities of commercial and residential uses are indicated by Horizontal a FAR for the commercial portion of the site and units per acre for the Integration residential portion of the site. Site areas allocated for each use are specified in the policies contained in this element. Maximum floor area ratio and units per net acre as indicated for each zone on the Coastal Element Land Use Plan. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-32 COASTAL ELEMENT COASTAL ELEMENT LAND USE PLAN LAND USE,DENSITY AND OVERLAY SCHEDULE TABLE C-1 (continued) OVERLAY CHARACTERISTICS/REQUIREMENTS CATEGORY Specific Plan—sp Permits underlying land uses and requires that a Specific or Development plan be formulated for large scale,mixed-use multi-phased development projects which provides greater specificity for land use and infrastructure plans,design and development standards,and phasing/implementation. Any portion of a new or amended Specific Plan within the coastal zone must be submitted to the Coastal Commission as an amendment to the City's certified local coastal program and shall not become effective until certified by the Coastal Commission. Pedestrian District Permits underlying land uses and requires conformance to land use -pd (restrictions on non-pedestrian active uses)and design standards(e.g.,siting of building frontages)to ensure high levels of pedestrian activity along the street frontage. Historic District Permits re-use of existing historic structures for the underlying land uses -h provided that the re-use is consistent with the standards and policies of this LCP. Residential Mobile Permits the density of an existing mobile home park,located within a Home Park—rmp residential low density designation,to exceed the underlying density of seven(7)units per acre. The maximum density of the mobile home park shall not exceed the existing density of the mobile home park. Special Design Permits underlying land uses in accordance with special design standards Standards—d provided that the special design standards are consistent with the standards and policies of this LCP. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-33 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2 Subarea Characteristic Standards and Principles 1 Area wide Maintain the City's downtown as a principal focal point of community Downtown Functional Role identity, containing a mix of community-serving and visitor-serving (cumulative) commercial uses, housing, and cultural facilities. Development should achieve a pedestrian-oriented,"village-like"environment that physically and visually relates to the adjacent shoreline. 1A Permitted Uses Category: Mixed Use("M") Downtown Uses permitted by the"CG" and"CV" land use categories, shared parking Core facilities,cultural and civic uses and mixed-use structures integrating housing with commercial uses. Density/Intensity Category: ">30" Height: minimum building height is 25 feet; three stories maximum for developments with less than 8,000 square feet net site area; four stories maximum for net site area 8,000 square feet or greater Design and Categories: Specific Plan ("-sp"), Special Design District ("-d") and Development Pedestrian District("-pd") • Development must be designed and sited to establish a pedestrian-oriented character. • Maintain and expand streetscape amenities. • Require vertical setbacks of upper stories. • Emphasize design elements that maintain viewsheds of the shoreline and Pier. • Encourage the preservation of historical structures. • Establish linkages(walkways)to adjacent streets;providing connectivity of public open spaces and plazas. 1B Permitted Uses Category: Mixed Use("M") Abutting Uses permitted in Commercial General("CG"),Commercial Visitor("CV") Downtown and Commercial Neighborhood("CN")land use categories,cultural and civic Core uses, mixed use structures integrating housing and commercial uses and freestanding single-and multi-family housing. Density/Intensity Category: (">30") Height: minimum building height is 25 feet; three stories maximum for developments with less than 8,000 square feet net site area; four stories maximum for net site area 8,000 square feet or greater; three stories for residential only developments Design and Categories: Specific Plan ("-sp"), Pedestrian District ("-pd") and Special Development Design District("-d") • Buildings should be sited and designed to facilitate pedestrian activity • Require vertical setbacks above the second story • Require that the scale and massing of structures be consistent with the downtown character and serve as a transition to adjacent residential neighborhoods • Provide linkages with the Downtown Core(Subarea 1A) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-34 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea Characteristic Standards and Principles 1 C Permitted Uses Category: Residential High("RH") Downtown Residential Density/Intensity Category: (">30"—up to the density allowed in the Downtown Specific Plan, Book 1,Section 3.3.4.7 Maximum Density) • Height: three(3)stories Design and Categories: Specific Plan("-sp")and Special Design District("-d") Development Design multi-family units to convey the visual character of single-family units and incorporate extensive mass and facade modulation and articulation 1D Permitted Uses Category: Mixed Use("M") Downtown Uses permitted in Commercial Neighborhood ("CN") land use categories, Neighbor- cultural and civic,mixed use structures integrating housing and commercial, hood and free-standing single- and multi-family housing. Uses that conflict with residential units should be excluded. Density/Intensity Category: (">30") • Height: three(3)stories Design and Same as Subarea 1B Development Categories: Specific Plan ("-sp"), Pedestrian District ("-pd") and Special Design District("-d") • Buildings should be sited and designed to facilitate pedestrian activity • Require that the scale and massing of structures be consistent with the downtown character and serve as a transition to adjacent residential neighborhoods • Provide linkages with the Downtown Core(Subarea 1 A) 1E Permitted Uses Category: Public and Open Space Main Street Uses permitted in public land use categories, cultural and civic uses, open Library space Design and • Require open space areas Development • Provide for preservation of historical structures THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-35 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea Characteristic Standards and Principles 2 Functional Role Maintain the Huntington Beach Pier and adjacent properties for beach-related Pier recreational purposes, emphasizing its identity as a coastal and cultural amenity. Permitted Uses Category: Commercial Visitor("CV") Visitor-serving commercial (surf, bicycle and skate rentals, bait and tackle shops, etc.), restaurants/cafes, beach-related cultural facilities, and parking lots. Density/Intensity • Pier: limit development to be compatible with the recreational role of the Pier • Shoreline: limit development to the existing Maxwell's building "footprint" • Height: two(2)stories;maximum 35 feet Design and Category:Specific Plan("-sp")and Special Design District("-d") Development • Design structures to reflect its beachfront location. • Establish a unifying architectural character for all structures. • Maintain public view of the ocean. • Maintain public access around the entire perimeter of the pier. • Emphasize the Huntington Beach Pier as a community landmark. • Facilitate pedestrian access. • Link the Pier to the Main Street Downtown"Core"(Subarea 1A). 3 Area wide Maintain the "Old Town"residential area as a distinct neighborhood of the "Old Town" Functional Role City,incorporating local-serving commercial and community"focal"points to enhance its"village"character. The single family character of the small lot subdivisions shall be maintained. 3A Permitted Uses Category: Residential High("RH") PCH Frontage Density Category: (">30"—up to the density allowed in the Downtown Specific Plan, Book 1,Section 3.3.4.7 Maximum Density) Design and Category: Specific Plan("-sp")and Special Design District("-d") Development • Design multi-family units to convey the visual character of single family units and incorporate extensive mass and facade modulation and articulation. • Site and design development to maintain public views of the coast from public places. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-36 • COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea Characteristic 'Standards and Principles 3B Permitted Uses Category: Residential Medium High("RMH") Town Lots Density Category: "-25" Design and • Incorporate front yard setbacks to maintain the existing residential Development neighborhood character. • Site and design development to maintain public views of the coast from public places. 3C Permitted Uses Category: Commercial Neighborhood("CN") Density/Intensity Category: "-Fl" • Height: two(2)stories Design and Category: Special Design District("-d") Development • Design structures to be visually consistent and compatible with adjacent residential units. • Design and site structures to achieve a"village"character. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-37 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea Characteristic Standards and Principles 4 Area wide Preserve and enhance the recreational character of the Pacific Coast Highway PCH Coastal Functional Role coastal corridor by the expansion of visitor-serving uses and maintenance of Corridor open spaces and recreational opportunities. Establish distinct commercial nodes,residential communities,and open spaces along its length. 4A Permitted Uses Category: Commercial Visitor("CV") Peter's Landing Density/Intensity Category: "-F2" • Height: three(3)stories Design and Category: Special Design District("-d") Development • Promote the revitalization and enhancement of the Peter's Landing commercial center. • Establish a unified"village"character,using consistent architecture and highly articulated facades and building masses. • Establish a pedestrian character. • Provide pedestrian linkages with surrounding residential areas, where feasible. • Establish a well-defined entry from PCH. • Physically and visually link development to Huntington Harbour's waterways and PCH. • Incorporate measures to mitigate the noise impacts of vehicular use of PCH. • Incorporate elements to ensure compatibility with surrounding residential areas. 4B Permitted Uses Category: Mixed Use-Horizontal Integration of Housing(MH) Existing Oil • Residential Medium High("RMH") Property • Single and multi-family residential (Continued on • Visitor serving commercial(as permitted by Commercial Visitor["CV"] next page) land use category) • Parks,golf courses,and other recreational amenities • Open spaces • Continued Oil Production Density/Intensity Category:"F2-30" • Height: four(4)stories • Average Density: 15 units per acre THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-38 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea (Characteristic Standards and Principles 4B Design and Category: Specific Plan("-sp") Existing Oil Development • Requires the preparation of and development in conformance with a Property Conceptual Master Plan of Development and Specific Plan. (Cont.) • The preparation of a Specific Plan may be phased in conformance with the conceptual Master Plan. • Establish a cohesive, integrated residential development in accordance with the policies and principles stipulated for "New Residential Subdivisions"(Policies LU 9.3.1 and LU 9.3.4). • Allow for the clustering of mixed density residential units and integrated commercial sites. • Require variation in building heights from two(2)to four(4) stories to promote visual interest and ensure compatibility with surrounding land uses. • Commercial development shall be prohibited along the Palm Avenue frontage. • Residential development along Palm Avenue shall be compatible in size, scale,height,type,and massing with existing development on the north side of Palm Avenue. • Visitor Serving Commercial development shall be oriented along the Pacific Coast Highway frontage. • Minimize vehicular access points onto arterial streets and highways including Palm Avenue,Golden West Street,Pacific Coast Highway,and Seapoint Street. • Open space and neighborhood parks, which may be private, shall be provided on site. 4C Permitted Uses Category: Commercial Visitor("CV") PCH/First Visitor-serving and community-serving commercial uses, restaurants, (Lake)Street entertainment, hotels/motels, a Fractional Ownership Hotel subject to Pacific City restrictions,and other uses(as permitted by the"CV" land use category) Density/Intensity Category: "-F7" • Height: eight(8)stories Design and Category: Specific Plan("-sp") Development • Establish a unified`village"character,using consistent architecture and highly articulated facades and building masses. • Require vertical setbacks of structures above the second floor. • Incorporate pedestrian walkways,plazas,and other common open spaces for public activity. • Provide pedestrian linkages with surrounding residential and commercial areas. • Establish a well-defined entry from PCH. • Maintain views of the shoreline and ocean. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-39 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea (Characteristic Standards and Principles 4D Permitted Uses Category: Commercial Visitor("CV") Waterfront Hotels/motels and supporting visitor-serving commercial uses(in accordance with Development Agreement),a Condominium-Hotel subject to restrictions Density/Intensity Category: "-F7" • Hotel/motel rooms: 1,690 • Commercial: 75,000 square feet Design and Category: Specific Plan("-sp") Development As defined by the adopted Development Agreement. 4E Permitted Uses Category: Open Space Conservation ("OS-C"), uses permitted by the PCH/Beach Commercial Visitor("CV")land use category,and free-standing multi-family Northeast housing("RM"). (Please refer to the Land Use Map for the exact boundaries of each land use designation.) Density/Intensity Category: • For RM designations, 15 units per acre • For CV designations,F2 • Height: three(3)stories Design and Category: Development • Establish a major streetscape element to identify the Beach Boulevard-PCH intersection. • Site,design,and limit the scale and mass of development,as necessary, to protect wetlands. • Maintain visual compatibility with the downtown. • Incorporate onsite recreational amenities for residents. • Minimize access to and from PCH,providing an internal roadway system. • Incorporate extensive landscape and streetscape. 4F Permitted Uses Category: Conservation("OS-C") Wetlands • Wetlands conservation. 4G Permitted Uses Category: Public("P")and Conservation("OS-C") Edison Plant • Wetlands conservation. • Utility uses. Design and In accordance with Policy LU 13.1.8. Development 4H Permitted Uses Category: Conservation("OS-C") Brookhurst- Wetlands conservation. Magnolia THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-40 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea Characteristic Standards and Principles 41 Permitted Uses Category: Residential High("RH") Pacific City Multi-family residential,parks and other recreational amenities, schools, and & open spaces. Waterfront Residential Density/Intensity Category: "-30" • Height: four(4)stories Design and Category: Specific Plan("-sp") Development • Requires the preparation and conformance to a specific or master plan. • Establish a cohesive, integrated residential development in accordance with the policies and principles stipulated for "New Residential Subdivisions"(Policies LU 93.1-9.3.4). • Allow for the clustering of mixed density residential units and integrated commercial sites. • Require variation in building heights from two(2)to four(4)stories to promote visual interest and ensure compatibility with surrounding land uses. 4J Permitted Uses Category: Shoreline("OS-S") Beach • Coastal and recreational uses. Design and In accordance with Policy LU 14.1.3. Development 4K Permitted Uses Categories: Residential("RL"or"RM")and Open Space-Conservation("OS- (Cont.on next C") page) Density/Intensity Residential • Maximum of fifteen(15)dwelling units per acre Design and See Figure C-6a Development A development plan for this area shall concentrate and cluster residential units in the eastern portion of the site and include, consistent with the land use designations and Coastal Element policies,the following required information (all required information must be prepared or updated no more than one year prior to submittal of a coastal development permit application): 1. A Public Access Plan,including,but not limited to the following features: • Class 1 Bikeway(paved off-road bikeway;for use by bicyclists,walkers, joggers, roller skaters, and strollers) along the north levee of the flood control channel. If a wall between residential development and the Bikeway is allowed it shall include design features such as landscape screening,non-linear footprint, decorative design elements and/or other features to soften the visual impact as viewed from the Bikeway. COMMUNITY DISTRICT AND SUBAREA SCHEDULE THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-41 COASTAL ELEMENT TABLE C-2 (continued) Subarea Characteristic Standards and Principles 4K Design and • Public vista point with views toward the Bolsa Chica and ocean consistent (Cont.on next Development with Coastal Element policies C 4.1.3,C 4.2.1,and C 4.2.3. page) • All streets shall be ungated,public streets available to the general public for parking, vehicular,pedestrian, and bicycle access. 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. • Public access trails to the Class 1 Bikeway,open space and to and within the subdivision,connecting with trails to the Bolsa Chica area and beach beyond. • Public access signage. • When privacy walls associated with residential development are located adjacent to public areas they shall be placed on the private property,and visual impacts created by the walls shall be minimized through measures such as open fencing/wall design, landscaped screening, use of an undulating or off-set wall footprint,or decorative wall features(such as artistic imprints,etc.),or a combination of these measures. 2. Habitat Management Plan for all ESHA, wetland, and buffer areas designated Open Space-Conservation that provides for their restoration and perpetual conservation and management. Issues to be addressed include,but are not limited to,methods to assure continuance of a water source to feed all wetland areas,enhancement of habitats and required buffer areas,restoration and enhancement of wetlands and environmentally sensitive habitats and required buffer areas, and fuel modification requirements to address fire hazard and avoid disruption of habitat values in buffers. 3. Archaeological Research Design consistent with Policies C 5.1.1,C 5.1.2, C 5.1.3,C 5.1.4,and C 5.1.5 of this Coastal Element. 4. Water Quality Management Program consistent with the Water and Marine Resources policies of this Coastal Element. If development of the parcel creates significant amounts of directly connected impervious surface(more than 10%) or increases the volume and velocity of runoff from the site to adjacent coastal waters, the development shall include a treatment control BMP or suite of BMPs that will eliminate,or minimize to the maximum extent practicable, dry weather flow generated by site development to adjacent coastal waters and treat runoff from at least the 85th percentile storm event based on the design criteria of the California Association of Stormwater Agencies(CASQA)BMP handbooks,with at least a 24 hour detention time. Natural Treatment Systems such as wetland detention systems are preferred since they provide additional habitat benefits,reliability and aesthetic values. 5. Pest Management Plan that, at a minimum, prohibits the use of rodenticides, and restricts the use of pesticides, and herbicides in outdoor areas,except necessary Vector Control conducted by the City or County. COMMUNITY DISTRICT AND SUBAREA SCHEDULE THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-42 COASTAL ELEMENT TABLE C-2(continued) Subarea Characteristic [Standards and Principles 4K Design and 6. Landscape plan for non-Open Space-Conservation areas that prohibits the (Cont.on next Development planting,naturalization,or persistence of invasive plants,and encourages low- page) water use plants,and plants primarily native to coastal Orange County. 7. Biological Assessment of the entire site. 8. Wetland delineation of the entire site. 9. Domestic animal control plan that details methods to be used to prevent pets from entering the Open Space-Conservation areas. Methods to be used include,but are not limited to,appropriate fencing and barrier plantings. 10. Hazard Mitigation and Flood Protection Plan,including but not limited to,the following features: • Demonstration that site hazards including flood and liquefaction hazards are mitigated; • Minimization/mitigation of flood hazard shall include the placement of a FEMA certifiable,vegetated flood protection levee that achieves hazard mitigation goals and is the most protective of coastal resources including wetland and ESHA; • Assurance of the continuance, restoration and enhancement of the wetlands and ESHA. Residential: Residential development, including appurtenant development such as roads and private open space,is not allowed within any wetland,ESHA,or required buffer areas and area designated Open Space-Conservation. Uses consistent with the Open Space-Parks designation are allowed in the residential area. All development shall assure the continuance of the habitat value and function of preserved and restored wetlands and environmentally sensitive habitat areas within the area designated Open Space-Conservation. Open Space-Conservation: A. Wetlands: Only those uses described in Coastal Element Policy C 6.1.20 shall be allowed within existing and restored wetlands. All development shall assure the continuance of the habitat value and function of wetlands. COMMUNITY DISTRICT AND SUBAREA SCHEDULE THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-43 COASTAL ELEMENT TABLE C-2 (continued) Subarea Characteristic Standards and Principles 4K Design and Wetland Buffer Area: (Cont.on next Development A buffer area is required along the perimeter of wetlands to provide a page) separation between development impacts and habitat areas and to function as transitional habitat. The buffer shall be of sufficient size to ensure the biological integrity and preservation of the wetland the buffer is designed to protect. A minimum buffer width of 100 feet shall be established. Uses allowed within the wetland buffer are limited to: 1)those uses allowed within wetlands per Coastal Element Policy C 6.1.20; 2) a vegetated flood protection levee is a potential allowable use if, due to siting and design constraints, location in the wetland buffer is unavoidable, and the levee is the most protective of coastal resources including wetland and ESHA; 3)No active park uses(e.g.tot lots,playing fields,picnic tables,bike paths, etc.)shall be allowed within 100 feet of wetlands preserved in the Open Space- Conservation area. B. Environmentally Sensitive Habitat Areas: Only uses dependent on the resource shall be allowed. Environmentally Sensitive Habitat Areas(ESHA)Buffer Areas: A variable width buffer area is required along the perimeter of the ESHA and is required to be of sufficient size to ensure the biological integrity and preservation of the ESHA the buffer is designed to protect. A minimum buffer width of 297 to 650 feet shall be established between all residential development or active park use and raptor habitat within the eucalyptus groves. Uses allowed within the ESHA buffer are limited to: 1)uses dependent on the resource; 2)wetland and upland habitat restoration and management; 3) vegetated flood protection levee that is the most protective of coastal resources including wetland and ESHA; 4) within the northern grove ESHA buffer only -passive park use may be allowed if it is more than 150 feet from the ESHA,but only when it is outside all wetland and wetland buffer areas,and does not include any uses that would be disruptive to the ESHA. Uses allowed within the passive park areas shall be limited to: a) nature trails and benches for passive recreation,education,and nature study; b) habitat enhancement,restoration,creation and management. COMMUNITY DISTRICT AND SUBAREA SCHEDULE THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-44 COASTAL ELEMENT TABLE C-2 (continued) Subarea I Characteristic Standards and Principles 4K Design and 5) within the southern grove ESHA buffer only— a water quality Natural Development Treatment System may be allowed so long as it is located in an area that is most protective of coastal resources and at least 246 feet from the ESHA. 6)In addition to the required ESHA buffer described above,grading shall be prohibited within 500 feet of an occupied raptor nest during the breeding season(considered to be from February 15 through August 31); C. Habitat Management Plan shall be prepared for all areas designated Open Space-Conservation which shall include restoration and enhancement of delineated wetlands, wetland and habitat mitigation, and establishment of appropriate buffers from development. D. Protective Fencing:Protective fencing or barriers shall be installed along any interface with developed areas,to deter human and pet entrance into all restored and preserved wetland and ESHA buffer areas. 4L Permitted Uses Categoryies: Commercial Visitor ("CV"), Residential Medium Density ("RM"),Open Space Park("OS-P"),and Open Space Conservation("OS-C" Magnolia Density/Intensity Category: Tank Farm • For CV designation,F5 Specific Plan • For RM designation, 15 dwelling units per acre No. 18 Design and See Figure C-9a Development CV—A minimum of 25%of the total number of hotel rooms/units shall be lower cost(no more than 75%of the statewide peak season average daily rates for the calendar year prior to the opening of the facility to the public)as further required and described in Specific Plan 18.A 24 foot wide,public access trail linking Magnolia Park with Marsh Park though the CV area shall be provided and shall be located such that unobstructed public views of Magnolia Marsh are provided. Tours of and interpretive programs and activities related to Magnolia Marsh shall be facilitated and funded by the hotel operator to the general public, and in particular to disadvantaged communities, in coordination with the Huntington Beach Wetlands Conservancy.An Outreach Program that describes the details of the Magnolia Marsh tours and programs and methods to engage disadvantaged communities shall be provided as required and described in Specific Plan 18. A Transportation Demand Management Plan, as further required and described in Specific Plan 18, which encourages alternate forms of transportation, including public transit, bicycling,walking,and carpooling,for all hotel employees and guests. OS-C—This area shall accommodate a 70 foot wide conservation buffer from Magnolia Marsh.The buffer is adjacent to and runs the length of the OCPW property boundary (including the flood control channel maintenance road right of way).Only limited grading as needed to establish the contours of the buffer from Magnolia Marsh, habitat planting with Magnolia Marsh compatible plants, and vegetation management, consistent with the continuance of the habitat value of Magnolia Marsh,and a maximum 8 foot wide permeable trail leading from Marsh Park to the Huntington Beach flood control channel bridge over the channel, are allowed in the OS-C area. No active park uses (e.g. tot lots, playing fields, picnic tables, bike paths, etc.) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-45 COASTAL ELEMENT shall be allowed within the 70 foot wide OS-C area. All development within the OS-C area must be consistent with the approved Habitat Management Plan as further required and described in Specific Plan 18. OS-P—Marsh Park and Magnolia Park shall beprovided as further required and described in Specific Plan 18.These parks shall be developed in Phase 1 of the Specific Plan 18 Phasing Plan and shall be ready for public use prior to the first occupancy permit for Phase 1 residential development. RM—A minimum of 20% of the total number of residential units shall be affordable units, of which a minimum of 50% shall be made available on a first right of refusal basis to income qualifying employees of the on-site hotel. All affordable housing units shall be onsite rental units made available to lower income households in perpetuity.The affordable residential units shall be provided as further required and described in Specific Plan 18.Residential construction shall not commence until the permittee demonstrates, in consultation with the California Department of Toxic Substances Control (DTSC),that there is no transport of contaminants above residential screening limits in air,water,and soil from the State superfund site known as Ascon to the MTF site,as required and described in Section 3.6.8 of Specific Plan 18. This shall occur prior to construction and again prior to occupancy of the residences. Furthermore, construction of housing structures/units within 50 feet of the border of the Ascon site shall not commence at the MTF site unless and until the DTSC approved Remedial Action Plan (RAP) for Ascon is completed and DTSC approves the final report, and the RAP demonstrates that the MTF site is safe from adverse impacts due its proximity to Ascon,as required and described in Section 3.6.8 of Specific Plan 18. In addition to the requirements described above,the followingplans,as further described and required in Specific Plan 18,shall be required with submittal of any CDP application for this site: Public Access & Recreation Signage Plan (Signage Plan); Habitat Management Plan for the OS-C/CC zone;Burrowing Owl Surveys;Walls& Fences Plan;Protection of Archaeological&Tribal Cultural Resources Plan; Water Ouality Management Plan; Information Packets; site specific, design level Seismic Hazards Investigation;Lower Cost Accommodations Marketing and Engagement Plan;Covenants,Conditions&Restrictions(CC&Rs)shall be prepared and recorded for the entire site and shall identify responsibilities and responsible parties for all common areas and all areas available to the public, including but not limited to, the OS-C/Coastal Conservation zones Marsh Park,Magnolia Park,and Loop Road and parking.These CC&Rs shall be prepared,recorded and implemented as further required and described in Specific Plan 18. Detection Systems and Methane Mitigation Measures — Passive methane mitigation measures shall be installed in all structures on the MTF site. Soil vapor monitoring probes shall be installed on the MTF site along its boundary with Ascon. These shall be developed and implemented as further required and described in Specific Plan 18. All future owners and renters/lessees at the site shall receive written notification of the toxic condition and history of the adjacent State superfund THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-46 COASTAL ELEMENT site known as Ascon.This written notification shall be received prior to close of any sale(s)or finalization of rental/lease agreement(s),and shall be recorded on the property title,as further required and described in Specific Plan 18. An Assessment District or similar financing mechanism shall be created and implemented to fund the property's fair share of the cost to implement adaptation measures to address climate change impacts. The financing mechanism shall be developed and implemented as further required and described in Specific Plan 18. All future owners and renters/lessees at the site shall receive written notification of the potential threat to the site from climate change and sea level rise.This written notification shall be received prior to close of any sale(s)or finalization of rental/lease agreement(s),and shall be recorded on the property title,as further required and described in Specific Plan 18. Public amenities on site,including but not limited to,Marsh Park,Magnolia Park, the public trail in the CV zone, use of the site's roads for vehicles, pedestrians, and bicycles, and the provision of public parking shall remain open and available to the public for the life of the development, as further required and described in Specific Plan 18. 8 Area wide Maintain and establish commercial centers to serve surrounding residential Commercial Functional Role neighborhoods and the greater community. Nodes 8A Permitted Uses Category: Commercial General("CG") Community • Commercial uses permitted by the"CG"land use category. Commercial Density/Intensity Category: "-Fl" • Height: two(2)stories Design and Design to achieve a high level of quality in conformance with Policy LU Development 10.1.4.and Policy LU 10.1.12 8B Permitted Uses Category: Commercial Neighborhood("CN") Leigh-borho Commercial uses permitted by the"CN"land use category. od Commercial Density/Intensity Category: "-Fl" • Height: two(2)stories Design and Design to achieve a high level of quality in conformance with Policy LU 10.1. Development 10 THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-47 COASTAL ELEMENT COMMUNITY DISTRICT AND SUBAREA SCHEDULE TABLE C-2(continued) Subarea Characteristic Standards and Principles 9 Area wide Ensure the development of industrial uses to provide employment for the Industrial Functional Role City's residents and contribute revenue for the City's services. 9F Permitted Uses Category:Industrial("I") Newland Uses permitted by the"I"land use category. Hamilton Industrial _ Density/Intensity Category: "-F2"on the northern portion of the area only. • Height: two(2)stories Design and Category: Special Design("-d") Development • Same as Subarea 9A • Site,design,and limit the scale and mass of development,as necessary, to protect wetlands. Note: Areas designated by the Land Use Plan Map for single family and multi-family residential are not delineated as Community Subareas,other than those listed above. Refer to the Land Use Plan Map and associated policies to determine appropriate use,density,and design and development standards. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-48 COASTAL ELEMENT Shoreline and Coastal Resource Access Maintaining public access to the State's coastal resources is one of the primary objectives of the Coastal Act. Access to the City's coastal resources is encouraged and provided through regionally linked automobile routes,ancillary facilities such as adequate parking,bikeways and trails,public and private transit and direct pedestrian links. Coastal Element policy calls for the development of adequate infrastructure to accommodate anticipated vehicular traffic;the provision of non-auto oriented transportation facilities;transit facilities;the preservation of existing shoreline accessways,and the provision of new or enhanced access where feasible and appropriate. Circulation Freeways and Roadways Existing Regional and inter-regional access to the City's Coastal Zone is provided by a system of freeways,major and local arterial highways. The San Diego Freeway(I-405)is the major north- south freeway that provides regional access. Pacific Coast Highway(State Route 1)extends parallel with the coast and traverses the City's entire Coastal Zone along the western perimeter of the City. It provides both regional and local access to the City's coastal resources. Beach Boulevard(State Route 39)begins at Pacific Coast Highway and extends northward to the I-405 Freeway and beyond through cities in Orange and Los Angeles Counties. This route also is prominent in providing both regional and local access to the City's Coastal Zone. The existing circulation network in the City is depicted in Figure C-11. Proposed The Coastal Land Use Map depicted in this Coastal Element is consistent with the City's General Plan Land Use Map. A traffic study analyzing the potential impacts of building out the City in accordance with the General Plan Land Use Map was conducted in 1994. (See Appendix- 1996 General Plan Technical Background Report.) In addition to analyzing the"built out"scenario of the General Plan Land Use Map,the traffic study assumptions included background regional growth such as development of the Bolsa Chica Specific Plan as currently adopted by the County. The traffic study concluded that implementation of the General Plan Land Use Map would result in a City-wide increase in traffic volumes. The Circulation Element of the Huntington Beach General Plan sets forth a circulation plan known as the Potential For 2010 Circulation Plan of Arterial Highways. It is anticipated that this plan,in concert with adopted circulation policies and programs,will accommodate the City's projected traffic volumes at buildout of the General Plan Land Use Map. The Coastal Element incorporates the Potential For 2010 Circulation Plan of Arterial Highways(Figure C-12). For purposes of maintaining eligibility for Measure M and Congestion management Plan(Proposition 111)funds,the City has also included the Circulation Plan of Arterial Streets and Highways in its Circulation Element. The Coastal Element also includes this circulation plan(Figure C-13). The Circulation Plan of Arterial Streets and Highways includes additional improvements that the Potential For 2010 Circulation Plan of Arterial Highways does not. Either plan will accommodate projected traffic levels in Huntington Beach,including the Coastal Zone. The City's preferred circulation plan at this time is the Potential for 2010 Circulation Plan of Arterial Highways. Future general plan amendments that combine the two plans may occur as needed. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-50 COASTAL ELEMENT The Potential for 2010 Circulation Plan of Arterial Highways depicts several proposed improvements within the Coastal Zone,including the Santa Ana River Bridge Crossings and the re-striping of Pacific Coast Highway to accommodate more traffic lanes and the extension of Hamilton Avenue. A brief discussion of these proposed improvements and their status is provided below. Santa Ana River Bridge Crossings The current Circulation Plan includes two Santa Ana River bridge crossings starting at Garfield Avenue and Banning Street and ending at Gisler Street and West 19th Street,respectively. The County is presently conducting a study to determine whether to implement the proposed bridge crossings,relocate them,or delete them from plans entirely. The City of Huntington Beach opposes the proposed bridge crossings. Pacific Coast Highway Re-striping-Beach Boulevard to Goldenwest Street Pacific Coast Highway presently accommodates four lanes of traffic(two lanes in each direction) between Beach Boulevard and Goldenwest Street. The Potential For 2010 Circulation Plan of Arterial Highways(Figure C-12),as well as,the Master Plan for Arterial Streets and Highways (Figure C-13)assume that Pacific Coast Highway will be re-striped between Beach Boulevard and Goldenwest Street to accommodate six lanes of traffic(three in each direction). The re- striping will provide for an increase in traffic capacity. Environmental documents processed by Cal Trans for the proposed re-striping project require that all on-street parking removed from Pacific Coast Highway as a result of the re-striping be replaced at a one-to-one ratio. Coastal Element policy includes this required mitigation and requires the parking be replaced prior to or concurrent with the loss of any parking spaces. Replacement parking alternatives are currently under investigation. (See"Recreational Parking"for further discussion.) Any parking replacement plan will require both City and Coastal Commission approval,prior to commencement of the re-striping project. Hamilton Avenue Extension The current Circulation Plan includes extending Hamilton Avenue from its present terminus to link with Beach Boulevard. At present,there is no specific proposal to accomplish this plan. Acquisition of right-of-way,environmental review and an analysis of alternatives are needed before a specific project may be adopted. Identification of funding mechanisms is also needed. The Hamilton Avenue Extension Project is not a high priority for the City or County at this time and is viewed as a long range project. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-51 COASTAL ELEMENT Parking The provision of adequate parking for the Coastal Zone is a significant issue in Huntington Beach. Recreational,commercial and residential uses all create a demand for parking,with recreation related demands being the highest and most seasonal. It is the City's goal to provide adequate parking facilities for beach users while at the same time decreasing parking demands by promoting and providing alternative modes of transportation to the City's beaches. Recreational Beach Parking Throughout most of the year,the amount of parking available for recreational beach users is more than adequate to accommodate the demand generated. Parking is provided in three main areas within the Coastal Zone:in designated lots,parking structures and on-street. Beach parking lots are full to capacity approximately 18 days per year,primarily during peak season and/or special events. Existing public parking opportunities for recreational beach visitors are listed in Table C-3. If the proposed re-striping project on Pacific Coast Highway between Beach Boulevard and Goldenwest Street is implemented,on-street parking spaces along Pacific Coast Highway will be removed. Coastal Element policy requires that any parking spaces removed as a result of the Pacific Coast Highway re-striping project be replaced at a one to one ratio prior to or concurrent with the loss of any parking spaces. Parking replacement alternatives that are currently under consideration include one or a combination of those listed below. Other options may be considered as well.The final replacement parking plan shall be consistent with Coastal Act policies pertaining to public and recreational access,as well as,other policies outlined in this Coastal Element. The final parking replacement plan is subject to the approval of the City and Coastal Commission. Pacific Coast Highway Re-striping-Potential Parking Replacement Alternatives • Improve the existing South Beach parking lot to accommodate additional parking spaces. • Add new stalls on both sides of Seapoint Avenue between Pacific Coast Highway and Palm Avenue. • Provide a new parking lot on Railroad Avenue near Main Street and Pacific Coast Highway. • Add parking stalls along Huntington Street near Pacific Coast Highway and along First Street near Pacific Coast Highway. • Develop a parking lot at the old oil access road below the bluffs,west of the Pier. • Utilize shuttles to access interior parking lots on peak beach use days. • Special assessments or development fees. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-55 COASTAL ELEMENT Table C-3 to be modified at a later date pursuant to July 10,2024 CCC Suggested Modification No.A.4 as soon as the parking information is available. TABLE C-3 Public Parking Opportunities within Coastal Divisions Coastal Free Metered Total Zone Division Parking Parking Parking Parking (Figure C-4) Location Spaces Spaces Spaces Comments Zone 1 PCH(on-street)* 300 300 Peter's Landing 630 630 HH Yacht Club 76 76 $1.00/hour Sunset Beach* 672 672 4 hr.maximum Zone 2 Bolsa Chica State Beach 2200 2200 $5.00/day PCH(on-street) 324 324 $1.50/hour Zone 3 PCH(on-street) 260 260 $1.50/hour Surf Theatre Lot 39 39 Permit Only Zone 4 Pier Plaza 421 421 $1.50/hour Main Promenade 815 815 $2.00/ Hour($12.00 daily maximum) PCH(on-street) 486 486 $1.50/hour Business Streets 206 206 $1.50/hour Residential Streets 218 218 $1.50/hour City Beach Lot 250 250 $1.50/hour ($12.00 daily maximum) City Beach Lot 1813 1813 $10.00/day Pierside Pavilion** 283 283 $3.75/hour ($11.25 daily maximum) Plaza Almeria** 171 171 $2.00/hour ($15.00 daily maximum) The Strand** 410 470 $2.00/hour (includes ($12.00 daily valet spaces) maximum) Zone 5 HB State Beach 1200 1200 $5.00/day PCH/River(inland) 110 110 PCH/River(ocean) 75 75 Beach Blvd. (1600' 83 83 $1.50/hour inland) Newland to channel 75 75 Magnolia to channel 81 81 Brookhurst to 22 22 channel Magnolia Tank Farm xx xx THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-56 COASTAL ELEMENT To be updated pursuant to 7/10/2024 CCC action as soon as parking information becomes available. TOTAL 1,965 9,345 11,370 Note: *Most or all located outside of the City's Coastal Zone boundary. **Privately operated parking structures available for public use. Rates for summer months and valet vary. Commercial Parking Much emphasis has been placed on providing adequate parking for commercial facilities in the Coastal Zone to ensure that commercial parking demands do not negatively impact recreational beach user parking. This issue was especially significant when planning for the re-development of the City's Downtown area into a dense node of visitor serving commercial facilities. The unique parking issues of the Downtown area had been resolved through the development and implementation of the Downtown Huntington Beach Parking Master Plan(see Technical Appendix). The Downtown Huntington Beach Parking Master Plan,a component of the Downtown Specific Plan,was adopted in 1993 and providesd for shared parking facilities including on-street parking,lots and nearby municipal parking structures. In 2009,the Downtown Specific Plan was updated to accommodate for new development within the downtown area. Part of the update process was the elimination of the Downtown Parking Master Plan,which had reached established development thresholds. Although the Downtown Parking Master Plan was eliminated,the downtown still employs a shared parking concept and the Downtown Specific Plan has added other tools for managing the parking demand of existing and future downtown development such as a trolley,a shuttle to remote lots and a parking directional sign system. Other commercial areas within the City's Coastal Zone,but outside the downtown area,meet their parking needs through implementation of the City's Zoning Ordinance. Adequate parking must be provided on site at the time of development. Shared parking is permitted on a case by case basis,if justified. Residential Parking Residential uses within the Coastal Zone are required to provide parking facilities on-site. In some areas of the Coastal Zone,residents may purchase parking permits to exempt them from parking time limits and/or metered parking. Certain residents also have the opportunity to purchase parking stickers that permit them to park in areas where the general public is not permitted. However,Coastal Element policy prohibits the establishment of new preferential parking districts whenever public access to the coast would be adversely affected. Trails and Bikeways Bicycling provides both recreation and an alternative mode of transportation to access the City's coastal resources. The City's bikeway program is one of the most extensive in Orange County and includes both Class I and Class II. Bikeways are marked with signs and street painting. Existing and proposed bikeways in the City's Coastal Zone are depicted in Figure C-14. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-57 COASTAL ELEMENT Figure C-14 also depicts riding and hiking trails,including a proposed equestrian trail that will be included in the planned Harriett M. Wieder Regional Park(The Huntington Beach Regional Riding and Hiking Trail). This trail will extend from the existing equestrian facilities and trails in Central Park to the inland side of Pacific Coast Highway at Seapoint Avenue. This trail will provide views of the Bolsa Chica wetlands and shoreline. The County's Master Plan of Regional Riding and Hiking Trails identifies two regional trails within the subject Coastal Zone: 1).The Santa Ana River Trail,and 2).The Huntington Beach Trail. The Commuter Bikeways Strategic Plan(the regional bikeways plan for Orange County), identifies three regional Class I bikeways within the Coastal Zone: 1). The Santa Ana River Bikeway;2).The Wintersburg Channel Bikeway,and 3).The Coastal Bikeway. Trail/Bikeway Definitions Name Definition Class I Bikeway Paved off-road bikeway;used by bicyclists, walkers,joggers,roller skaters,and strollers. Class II Bikeway On-road bikeway with striped lanes;used by bicyclists. Riding and Hiking Trail Natural surface or decomposed granite off-road trail;used mainly by equestrians,mountain bicyclists,joggers and hikers. Transit Public transit service in the City's Coastal Zone is provided by the Orange County Transportation Authority(OCTA). The OCTA operates several routes that service the Coastal Zone. The routes are designed to accommodate both general and recreational beach users. During the summer peak season,additional bus service is provided. Existing OCTA bus routes are depicted in Figure C-15. Bus routes are amended by the OCTA, as needed,to maximize service. Direct Access The City's nine miles of shoreline(including the residential co-op located on the west side of the Pier which is on land leased from the State)are under public ownership and are designated for public recreational use. Consequently,opportunities for direct physical access to the shoreline are excellent. Direct pedestrian access to the shoreline is provided at several intervals along the entire length of the Coastal Zone,including a new shoreline access(a stairway and a handicap access ramp) constructed at Seapoint Avenue and Pacific Coast Highway near the planned Harriett M. Wieder Regional Park. Access to the Huntington Harbour waterways is somewhat limited due to the residential nature of the surrounding area,but could be enhanced through increased public awareness of existing access points. Additional access points may be provided through re- development or when existing uses are improved. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-58 COASTAL ELEMENT Public Recreational and Visitor Serving Commercial Facilities Public Recreational Resources Coastal Act policy promotes the protection of coastal resources while accommodating public demand for such resources. Further,Coastal Act policy promotes the protection of recreational and lodging opportunities for low and moderate income persons. Huntington Beach is known internationally for its temperate climate,excellent surfing beaches,and plentiful recreational amenities and opportunities. Consequently,millions of visitors are attracted to the City's shoreline each year(an estimated 9.6 million in 1998). As the general population grows,the demand for year round recreational resources along the coastline will also grow. Coastal Element policy recognizes the City's responsibility to balance the need to provide adequate recreational facilities to serve the greater than local community,while protecting the resources and character of its Coastal Zone. An overview of Huntington Beach's most significant recreational resources is described below. Figure C-16 identifies the location of these resources. Beaches The City's Coastal Zone contains over nine linear miles of sandy beach shoreline area encompassing approximately 380 acres. The three beaches in Huntington Beach are Bolsa Chica State Beach and Huntington State Beach,which are operated by the State Department of Parks and Recreation,and Huntington City Beach,which is operated by the City. Bolsa Chica State Beach includes six miles of shoreline between Warner Avenue and the Municipal Pier. Huntington City Beach includes approximately one mile of shoreline between the Municipal Pier and Beach Boulevard. Huntington State Beach consists of the two mile shoreline area between Beach Boulevard south to the Santa Ana River. All of the beach area is in public ownership. The entire beach area is designated as open space in the Coastal Element Land Use Map. Recreational opportunities at the City's beaches are extensive and include activities such as sunbathing,swimming,surfing,bodysurfing, sand volleyball,skin and scuba diving. Huntington Beach is known as one of the best surfing areas on the west coast and has hosted numerous national and international surfing contests. Its renowned surf is a result of the shoreline's long, gradually sloped beach gradient and location in relation to ocean swells. Fire rings are provided for barbecues and evening camp-fires. Offshore clam beds and a variety of game fish attract divers and surf fisherman to the Huntington Beach shoreline. In addition,the Coastal Bikeway,a regional Class I Bikeway,extends the length of the shoreline in Huntington Beach(it continues south to Newport Beach and north to Seal Beach). This paved bikeway provides for bicycle riding,jogging,roller blading,walking and similar activities separated from vehicular traffic. Proposed improvements include widening the existing Coastal Bikeway within Huntington Beach from its existing average width of 12 to 15 feet to twenty feet. Municipal Pier and Plaza The City's Municipal Pier is located at the intersection of Main Street and Pacific Coast Highway and serves as the focal point of the City's Coastal Zone. The Pier,which was re-built and opened in 1992,is 1,856 feet long,30 feet wide and 38 feet above the mean low water level. It is constructed of reinforced concrete. It includes a variety of visitor serving and recreational amenities,including a restaurant,community access booth,lifeguard tower and observation and recreational fishing platforms. Visitors can use the Pier to sight see,stroll,fish and dine. Coastal Element policy,among other things,limits building heights on the pier to a maximum of 2 stories/35 feet. Coastal Element policy also requires that public access around the entire THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-6 1 COASTAL ELEMENT perimeter of the pier be maintained. Proposed enhancements to the Pier include a funicular/trolley system to transport pedestrians from the Plaza area to the end of the Pier and back. The Main Pier Plaza has more than eight acres of public space located at the base of the Municipal Pier on the ocean side of Pacific Coast Highway,between First and Seventh Streets. The public plaza includes a palm court,a 230 seat amphitheater,a spectator area,accessways to the beach and lawn,restrooms and concessions,bicycle parking facilities and automobile parking. Pier Plaza was designed as a community focal area where public speaking forums,surfing competitions,foot races,outdoor concerts and similar events are held. Parks Other than the sandy shoreline area itself,existing parks in the Coastal Zone include those listed in Table C-4 below and depicted in Figure C-16. TABLE C-4 Coastal Zone Parks LOCATION SIZE/Acres Zone 1 Booster Park—Baruna and Davenport 1.0 Conrad Park—Aquarius and Trinidad 3.0 French Park—Venture @ Harbor Channel 0.5 Prince Park—Typhoon and Venture 0.2 Seabridge Beach Park—3222 Countess 4.5 Tarbox Park—Wellington and Melville 0.5 Trinidad Beach Park—Trinidad @ Long 1.0 Channel Zone 2 Bolsa View Park-Brighton and Crestmoor 3.0 Zone 3 Harriett M.Wieder Regional Park *111.0 Bluff Top Park 20.0 Lower Seacliff Greenbelt-Island Bay and Palm 0.5 Zone 4 Manning Park—Delaware and Detroit 2.5 Zone 5 Magnolia Park—Magnolia Tank Farm 2.47 Marsh Park—Magnolia Tank Farm 1.52 Total Acres 147.7 *At present,49 acres of the 111 total are privately owned,to be dedicated,per agreement,at a later date. Proposed parks include the Harriett M.Wieder Regional Park(formerly known as the Bolsa Chica Linear Park)and the Orange Coast River Park. Land for the Regional Park has been identified(approximately one-third has been dedicated and is in public ownership). A development plan for the park has been devised through coordinated efforts between the City and County of Orange. Once developed,the Harriett M.Wieder Regional Park will connect Central THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-62 COASTAL ELEMENT Park to the coastline via the Huntington Beach bluffs,at Seapoint and Goldenwest. The Regional Park will provide views and linkages to the Bolsa Chica wetlands as well. The Orange Coast River Park is in the early stages of planning at this time. The present conceptual plan for the park is to link parks from inland cities to the coastline via the Santa Ana River trail. The Orange Coast River Park is proposed to extend north from the Santa Ana River, in Huntington Beach,along the inland side of Pacific Coast Highway to Beach Boulevard. Feasibility studies for the park concept are now underway. Coastal Element policy supports and promotes the maintenance and preservation of existing parks,the development of the planned Harriett M.Wieder Regional Park,and further study of the feasibility of the proposed Orange Coast River park. Recreational Vehicle Camping The Sunset Vista Camper Facility,located on Pacific Coast Highway in the Huntington City Beach parking lot at First Street,is a City-operated recreational vehicle camping site offering 150 spaces from September 15 through May 31 annually. The facility allows camping immediately adjacent to the beach sand area. In addition,the State Department of Parks and Recreation allocates 50 spaces for enroute overnight camping at both Huntington State Beach and Bolsa Chica State Beach. Campers pay a nominal fee per night and are required to check in after 8:00 p.m.and leave by 9:00 the following morning. The RV spaces made available under this program are for year-round use. The City Beach also offers a similar program for enroute RV camping between June 1 and September 14, annually. Coastal Element policy promotes the preservation of these opportunities and expansion of the camping program at the State beaches to mirror the overnight program permitted at the City beach parking lot. Trails and Bikeways The City boasts an extensive trail system that can be used by bicyclists,roller bladers,joggers and strollers. The Coastal Zone includes a Class I trail that runs the entire length of the Coastal Zone and is linked to regional bikeways. It also includes several east west bikeways that access the City's Coastal Zone,and a major trail along the Santa Ana River. In addition,the County has plans for a future riding and hiking trail that will extend from the existing riding and hiking trail system in Central Park,which is just outside the City's Coastal Zone boundary,along the proposed Harriett M.Wieder Regional Park to points near the shoreline. The County's Master Plan of Regional Riding and Hiking Trails identifies two regional trails within the City's Coastal Zone:the Santa Ana River Trail and the Huntington Beach Trail. The Commuter Bikeway Strategic Plan(the regional bikeways plan for Orange County)identifies three regional Class I bikeways within the Coastal Zone: the Santa Ana River Bikeway,Wintersburg Channel Bikeway and the Coastal Bikeway. (Figure C-14.) Golf Courses There is one private(no public)golf course in the City's Coastal Zone: Seacliff Country Club. It is an eighteen hole course located on Palm Avenue,west of Goldenwest Street. Huntington Harbour Huntington Harbour is an 860 acre residential development oriented around a network of manmade channels located in the northwest corner of the City. The channel system covers a surface area of 225 acres and houses approximately 2,300 mostly private boat slips. The THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-63 COASTAL ELEMENT waterways,which are available for public use,provide significant opportunities for boating. Access to the channels is provided in several areas where boats and boat slips may be rented,and by the City operated boat ramps(Percy Dock and Warner Dock) located near the Warner Avenue Fire Station. The Percy Dock also provides City operated parking. An additional boat ramp, French Dock,that can accommodate large boats is available at the Sunset Aquatic Regional Park immediately north of Huntington Harbour within the City of Seal Beach.The entrance to the Huntington Harbour channels is located at the northwest end of the harbor and passes under a bridge at Pacific Coast Highway. Some of the recreational opportunities in Huntington Harbour are private,accessible only to Harbour residents. However,a number of public recreation areas are available. Trinidad Island includes a 2.7 acre greenbelt park with a bicycle/pedestrian path,two small vista parks,a fishing dock and a walkway around half the island. A 4.1 acre City neighborhood park is also located on Seabridge Peninsula. The Harbour area also includes three small beaches and parks accessible to the public. The developed status of Huntington Harbour dictates the current state of public access in the area. In the event that new development,or significant redevelopment,fronting a channel area does occur,the City's Coastal Element policy requires that adequate public access to the waterways be provided. Boating Facilities Boating facilities in Huntington Beach are primarily provided in Huntington Harbour. Development of a second marina in the City's Coastal Zone is limited by a lack of appropriate sites. Boat storage is provided within the Huntington Harbour Marina and in off-site dry storage areas. City policy allows for boat storage on private residential property if properly screened and accommodated,as well as within industrially zoned areas. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-64 COASTAL ELEMENT Visitor-Serving Commercial Facilities The City's Coastal Zone is host to millions of visitors each year. The Coastal Act places a high priority on land uses and facilities that serve the needs of these visitors. Visitor-serving facilities include public and private developments that provide accommodations,food,entertainment and services. The City's Coastal Land Use Plan defines activity nodes where visitor serving uses are concentrated. The use of concentrated nodes allows the City to capitalize on shared facilities and minimize impacts to more sensitive resource areas in the Coastal Zone. The most concentrated area of visitor serving uses is within the Downtown area near the Municipal Pier. Significant visitor serving facilities within the Coastal Zone are briefly described below. Huntington Harbour The Huntington Harbour area includes commercial uses to serve residents and visitors. Visitor serving commercial uses include restaurants,retail shops,entertainment and private recreational facilities such as the Huntington Harbour Yacht Club and a fitness/racquet club. Seacliff Promenade Conceptual Master Plan Area The Seacliff Promenade Conceptual Master Plan Area is bounded by Pacific Coast Highway to the south,Palm Avenue to the north, Seapoint Avenue to the west and Goldenwest Street to the east. The planning area comprises approximately 150 acres and is presently under the ownership of PLC Properties and Aera Properties. PLC Properties owns the 56 acre parcel located at the northeastern section of the site. Aera owns the remaining 94 acre portion which fronts Pacific Coast Highway. At this time,the site represents one of the largest,undeveloped contiguous areas in the Huntington Beach Coastal Zone. The planning area is designated in the Coastal Element Land Use Map as Mixed Use-Horizontally Integrated Housing(MH-F2/30(Avg. 15)-sp),which permits residential,visitor serving commercial and open space uses. A specific plan or plans,as well as,a"conceptual master plan of development",consistent with the Coastal Element Land Use Map,are required before any development may be approved on the site. Per the site's Coastal Element Land Use Map designation,commercial uses will be limited to those permitted by the Commercial Visitor land use category. (See Table C-1,Coastal Element Land Use Plan Land Use,Density and Overlay Schedule,and Table C-2,Community District and Subarea Schedule). The amount and precise location of commercial land that will be included within this planning area will be determined through the conceptual master plan and specific plan preparation and adoption processes. The required master and specific plans are subject to Coastal Commission approval which would be submitted to the Coastal Commission as an LCP amendment that would take effect upon Commission certification. Both are consistent with Coastal Act and adopted City policy noted in this Coastal Element. Pursuant to the adopted Palm/Goldenwest Specific Plan,it is anticipated that the 94 acre Aera property,which fronts Pacific Coast Highway,will house visitor-serving commercial,open space and recreational/civic uses such as a public museum,with visitor-serving commercial uses having preference. This property is presently used for oil production and is expected to maintain its existing oil activities for the next 15 to 20 years.The 56 acres located in the northeast portion of the planning area and owned by PLC Properties,is approved for up to 315 dwelling units. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-66 COASTAL ELEMENT Downtown The downtown area has been designed as the primary visitor serving node in the Coastal Zone. Development of the area is guided by the Downtown Specific Plan. Coastal Element policy promotes the continuation of the area as a visitor serving node. Significant project areas within the downtown area include the Main/Pier area,the Waterfront area and Pacific City,a site formerly known as"31 acres." The Main/Pier area includes the Municipal Pier,the public plaza at the base of the Pier,adjacent restaurants,and commercial/retail development on Main Street and 5th Street. The Waterfront development area is located at the northwest corner of Pacific Coast Highway and Beach Boulevard. It is designated for uses such as hotels,specialty retail and residential uses. The Pacific City site is located on the north side of Pacific Coast Highway at First Street,just south of the Municipal Pier. This site is approved to be developed as a mixed use project including visitor serving commercial,office and residential uses. Planned and existing projects within these development areas are summarized in Table C-5. Beach Boulevard With the exception of the northwest corner of Pacific Coast Highway and Beach Boulevard included within the Waterfront Development area,the portion of Beach Boulevard that lies within the Coastal Zone boundary does not include existing or planned commercial uses. However,just outside the Coastal Zone,and accessible within minutes of the beach by car,bus or bicycle, Beach Boulevard includes a variety of visitor,neighborhood and regional serving commercial establishments. Other A strip of land located on the north side of Pacific Coast Highway,between Beach Boulevard and Newland is designated for visitor serving commercial uses in the Coastal Element Land Use Plan. (The site presently houses the Action Boat Yard and is partially vacant.) A half block area on the inland side of Pacific Coast Highway,between Sixth and Ninth Streets,is designated as Mixed Use-Vertical. The site is presently vacant. At the Magnolia Tank Farm site(Specific Plan 18), inland of Magnolia Marsh at Magnolia Street, a 215 room hotel,of which a minimum 25%will be lower cost(no more than 75%of the statewide peak season average daily rates for the calendar year prior to the opening of the facility to the public),as described in greater detail in Specific Plan 18. Visual Resources The Coastal Act requires that the scenic and visual qualities of coastal areas,especially natural landforms along bluffs and cliffs,be considered and protected as a resource of public importance. Huntington Beach's Coastal Zone includes several visual resources that contribute positively to the aesthetic character of the Coastal Zone,including views,natural landforms and man-made amenities(Figure C-17). The City's Coastal Zone also includes facilities and sites that negatively impact the visual character of the area and detract from existing assets. The Coastal Element includes policy to protect the assets and mitigate or remove the visual detractors. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-67 COASTAL ELEMENT TABLE C-5 Existing Downtown Area Commercial Facilities Existing Visitor Serving Projects Within the Downtown Area Description The Waterfront Development The Waterfront Hilton Beach Resort 296 hotel rooms, 15,000 square feet of ballroom/meeting space,restaurant pool and fitness center. Hyatt Regency Resort and Spa 517 hotel rooms with a conference center, retail and restaurant uses and a spa and fitness center Main/Pier Pier Pavillion 19,100 square feet retail,restaurant and office uses. Oceanview Promenade 42,000 square feet of visitor serving retail Main Promenade 34,000 square feet of visitor serving retail, restaurant and office uses. Includes 830 space municipal parking structure. Adjacent to Municipal Pier 15,000 square feet of restaurant area. Currently houses Duke's and Chimayo's restaurants. Municipal Pier 8,000 square feet of visitor serving commercial at end of Pier. Pier Plaza No commercial uses. Plaza Almeria 301 Main Street. 30,000 square feet of commercial/retail with 10,000 square feet of office on upper stories. Also includes 42 townhomes. The Strand 157 room boutique hotel and 154,000 square feet of retail,restaurant and office uses Planned/Approved Projects Description The Waterfront Development Waterfront Development A third hotel. Pacific City 31-acre mixed use project consisting of seven commercial buildings with retail,office, restaurant,cultural and entertainment uses and a residential component with 516 condo units and a 2-acre"Village Green"park. The commercial portion of Pacific City is also planned to have carts,kiosks,outdoor dining, live entertainment indoors and outdoors and a boutique hotel. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-68 COASTAL ELEMENT Assets The Pacific Ocean The Pacific Ocean is Huntington Beach's most prominent visual asset. Views of the ocean from Pacific Coast Highway,peripheral streets,and surrounding neighborhoods and districts enhance the visual quality and ambiance of the City and help orient the traveler. Huntington Harbour Huntington Harbour is a visual asset to those residences that front the channel. The concentration of recreational boats and related activity on the waterways provides scenic resources not found elsewhere in the City's Coastal Zone. Although limited access makes this asset somewhat exclusive to area residents,public access is provided to visitors. Private views are not protected by the Coastal Act or Huntington Beach Coastal Element policy. The Bolsa Chica Ecological Reserve The Bolsa Chica Ecological Reserve is located in the unincorporated area of land known as the Bolsa Chica. It is a lowland that lies between two mesas. The visual quality of the wetland marshes and natural wildlife create an impressive corridor along Pacific Coast Highway generally located between Seapoint Street and Warner Avenue. The Bolsa Chica Mesas The northwestern side of the Bolsa Chica Ecological Reserve includes bluffs that rise to an upland area known as the Bolsa Chica Mesa. These bluffs are primarily under the County's jurisdiction(only a small part of the bluff lies in the City)but are within the City's Sphere of Influence for potential future annexation. The mesas constitute a significant scenic resource within the City's Coastal Zone. The 50 acre site(located west of and adjacent to Graham Street and north of and adjacent to the East Garden Grove Wintersburg Orange County Flood Control Channel)known as the"Parkside"site affords an excellent opportunity to provide a public vista point. A public vista point in this location would provide excellent public views toward the Bolsa Chica and ocean. Use of the public vista point will be enhanced with construction of the Class I bike path along the flood control channel and public trails throughout the Parkside site. To the southeast of the Bolsa Chica Ecological Reserve,another line of bluffs extends between Pacific Coast Highway and Edwards Street. The bluff top area here is known as the Huntington Beach Mesa and is the site of the proposed Harriett M.Wieder Regional Park. Beach Bluffs A line of low,steep bluffs runs along the face of the beach,on the south side of Pacific Coast Highway,between Seapoint south to approximately the Pier Plaza area. Panoramic views of the ocean,coastline and Catalina Island can be seen from the bluffs and from several locations on Pacific Coast Highway where the road rises above the adjacent bluff line. The Municipal Pier The Huntington Beach Municipal Pier affords fine views of the shoreline,ocean and islands. To maintain public views,Coastal Element policy limits heights of buildings permitted on the pier to a maximum of 2 stories/35 feet. In addition,the entire perimeter of the pier is required to be maintained for public access. Aside from affording views to the ocean,the Pier structure itself is considered to be a visual resource. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-69 COASTAL ELEMENT Wetlands The wetland area north and adjacent to Pacific Coast Highway between the electrical generating plant and the Santa Ana River,known as the Huntington Beach Wetlands Complex,including Talbert Marsh,Brookhurst Marsh,Magnolia Marsh,and Newland Marsh,provides open space and visual relief along this stretch of Pacific Coast Highway. There is a public trail with viewing opportunities of Magnolia Marsh from Marsh Park at the mixed use development known as Magnolia Tank Farm(Specific Plan 18). There is also a public trail with viewing opportunities just inland of Talbert Marsh(located along PCH,_immediately upcoast of the Santa Ana River). Public View Opportunities/Corridors Public views to the ocean and/or shoreline are afforded from several places along Pacific Coast Highway within the City's Coastal Zone. Weaknesses Oil Production Facilities Oil pumps,tanks and pipelines are located throughout the Coastal Zone. They are often incongruous with the visual character of the area. Utility Facilities Coastal Zone visitors who travel Pacific Coast Highway between Newport Beach and Beach Boulevard cannot miss the electrical generating plant or the regionally serving sewage treatment plant located adjacent to the Santa Ana River. Both facilities dominate the landscape and negatively impact the visual and aesthetic character of the surrounding area. Billboards Though fewer in number than ten years ago,billboards remain in the City's Coastal Zone today. The billboards are inconsistent with the visual character of the Coastal Zone,block views and clutter the landscape. Electrical Transmission Lines Electrical transmission lines,visible along the beach bluffs and in open areas,detract from the scenic potential of the Coastal Zone. Pacific Coast Highway The visual experience along Pacific Coast Highway could be improved through increased landscaping,curb and gutter treatments,placing transmission lines underground,screening oil production facilities and utilities,and removing billboards. Historic and Cultural Resources Coastal Act Policy requires that significant historical and archeological resources of the Coastal Zone be identified and protected. The Coastal act identifies such resources located within the Coastal Zone,and sets forth policies to ensure reasonable protection and or enhancement of such resources. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-70 COASTAL ELEMENT Water and Marine Resources One of the primary goals of the Coastal Act is to prevent marine resource degradation caused by urbanization. The Coastal Act requires that the biological productivity and quality of these resources be maintained and,where feasible,restored. Coastal water and marine resources in Huntington Beach include the ocean,the Huntington Harbour waterways,flood control channels, wetlands and freshwater sources such as underground aquifers. Urban runoff,outfalls from industrial uses,diking,dredging,filling,boating activities and saltwater intrusion are all factors that may negatively impact the City's water and marine resources. Coastal Element policy strives to remove or mitigate the negative impacts of these factors. These potentially negative factors are described in greater detail below. See Figure C-20 for the location of existing shoreline structures,outfalls and industrial facilities in the City's Coastal Zone. Urban Runoff Urban runoff carries millions of pounds of pollutants annually into coastal waters. The runoff comes from City streets and gutters,as well as all inland areas that drain into regional stormwater and drainage facilities and ultimately into the ocean. Efforts to minimize urban runoff from new development include requiring Water Quality Management Plans for all new development within the Coastal Zone and coordinating with responsible regional agencies. Ocean Outfalls There are five outfalls(discharge pipes)located in the ocean off of Huntington Beach: The electrical generating plant outfall,the two Orange County Sanitation District Plant No. 2 outfalls, and two oil facility outfalls. The electrical generating plant takes in water for cooling purposes and discharges heated water into the sea via intake and discharge pipes that extend from the plant into the ocean under the beach just south of Newland Street. The discharged water is not contaminated,but is heated. The full effect of the warm water discharge is not known. Certain native species may no longer find the area habitable,while warmer water species may be attracted to it. The cool water intake process is known to trap or"entrain"some ocean organisms,many of which die as a result. The Orange County Sanitation District's Plant No.2 outfalls are located approximately five miles offshore. The primary outfall pipe is 120 inches in diameter and discharges treated sewage effluent into the ocean off of Huntington Beach at a rate of 180 million gallons per day. The secondary outfall is 78 inches in diameter and is for emergency purposes only. To date,the emergency outfall has not been used. Prior to treatment,raw sewage may contain pathogenic bacteria,viruses,heavy metals and other pollutants detrimental to human health and/or marine life. Ongoing monitoring of effluent discharge is imperative to ensure public health and environmental protection. The Sanitation District employs constant monitoring of the treated effluent discharged into the ocean. The oil facility outfalls,which extend under Bolsa Chica State Beach into the ocean,discharge treated runoff and oil field production water. All five outfalls are regulated by the Environmental Protection Agency through the Regional Water Quality Control Board and require NPDES permits. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-74 COASTAL ELEMENT Oil Production Wastes Oil production facilities located on land are a significant source of wastewater entering City sewerage. The City requires that wastewater from oil activities be cleared to 100 mg of oil/liter before being discharged into City sewerage. Liquid wastes that cannot meet this standard must be transported to approved disposal facilities. Runoff from these land facilities can contain oil, solids,sulfur wastes and drilling muds and their additives. On principal oil production parcels, the runoff must be collected in basins or sumps and treated in separation facilities before being disposed into public sewerage or the ocean. On smaller parcels,the water must be contained on site. Diking,Dredging,Filling and Shoreline Structures Detrimental environmental impacts associated with diking,dredging and filling operations include high mortality of marine organisms trapped in the dredged material,burial and smothering of organisms by fill material,reduction of fish populations due to impacts of increased suspended sediments(turbidity),and overcrowding of organisms in adjacent waters. In addition,dredging tends to re-suspend harmful pollutants that may have settled into bottom sediments. Boating Activities Of the City's coastal waters,Huntington Harbour is most impacted by contaminants from boating activities. Common boating activity contaminants include small amounts of copper from paints, fuel leakages and boathead wastes(from toilets and kitchens). Boathead discharges are prohibited in harbor areas. Low dissolved oxygen due to lack of circulation or aeration is another potential water quality nuisance in Huntington Harbour. Artificial aeration systems currently exist in the Long Channel to increase dissolved oxygen levels. Additional systems in other side channels in the harbor can be pursued if found necessary. Saltwater Intrusion Saltwater intrusion into the fresh water underground aquifers is of great concern in Orange County and Huntington Beach. Over pumping of groundwater reserves can result in saltwater flowing inland toward the freshwater wells. Ongoing monitoring,maintenance of groundwater reserves through water conservation and the construction of artificial salinity barriers are strategies that have been and continue to be implemented to minimize saltwater intrusion. Interagency Coordination Coastal water quality issues extend beyond local jurisdictional boundaries to the regional,state and federal levels. A listing of the outside agencies involved in or responsible for water quality issues in Huntington Beach is provided below. The City's Coastal Element policy recognizes the jurisdictional hierarchy and promotes local strategies that can be used to supplement regional, state and national efforts. The United States Environmental Protection Agency Implements federal water pollution law. Relies largely on National Pollutant Discharge Elimination System(NPDES)permit process to implement regulations. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-75 COASTAL ELEMENT The United States Army Corps of Engineers Regulates diking,dredging and fill activities in coastal waters. The California State Department of Fish and Game Regulates diking,dredging and fill activities in coastal waters. The California State Lands Commission The CSLC manages the State's property interest in filled and unfilled tidelands, submerged lands and beds of navigable waterways. The Commission regulates diking, dredging and fill activities in coastal waters. The Santa Ana Regional Water Quality Control Board(RWQCB) Administers regional NPDES permits. Has jurisdiction over effluent and recycled water. Orange County Public Facilities and Resources Department(OCPFRD) Monitors the temperature,acidity,dissolved oxygen content,heavy metals content and other physical parameters of waters in Huntington Harbour,Anaheim,Sunset and Bolsa Bays and inland flood control channels. Reports all testing to RWQCB. Orange County Department of Health Monitors bacterial levels in Huntington Harbour and in the ocean water off of the Comity's beaches. Also responsible for testing mussels taken from the Municipal Pier and clams from the Talbert Flood Control Channel for various contaminants. Reports all testing results to the RWQCB. The Orange County Sanitation District Maintains a testing operation to monitor effluent as it leaves the sanitation plant and at its outfall. Also tests ocean water at various strategic points near outfall. Reports all testing results to the RWQCB. Orange County Water District Responsible for regulation and monitoring of saltwater intrusion in underground water sources. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-76 COASTAL ELEMENT Environmentally Sensitive Habitats The Coastal Act requires the protection of environmentally sensitive habitat areas against any significant disruption of habitat values. An environmentally sensitive habitat area is defined as any area in which plant or animal life is either rare or especially valuable and could be easily disturbed or degraded by human activities and developments. The City's Coastal Element identifies three"environmentally sensitive habitat areas"within the City: 1)the Huntington Beach wetland areas,2)the California least tern nesting sanctuary,and 3)the wetlands and Eucalyptus ESHA on the Parkside site. (See Figure C-21 for location of No.1 and 2.) The Coastal Element includes policies to protect and enhance environmentally sensitive habitat areas in accordance with the Coastal Act. Huntington Beach Wetland Areas The Coastal Act defines wetlands as"land within the Coastal Zone which may be covered periodically or permanently with shallow water." Salt water marshes,freshwater marshes,open or closed brackishwater marshes,swamps,mudflats and fens are included. Throughout the nation,wetland areas are declining as a result of urbanization. Wetland areas are significant primarily due to their function as habitat for animal and plant species,some of which are rare or endangered. They are protected through federal and state regulations,including the Coastal Act. The Huntington Beach Coastal Zone includes approximately 124.5 acres of land considered to be functional or restorable wetlands. These wetland areas are actually remnants of what was once an extensive coastal marsh system along the Southern California coastline and have been the subject of much study and debate over the years. In 1986,after coordination and negotiations with the landowners,and responsible regional,state and federal agencies,the California Coastal Commission approved what is depicted in this Coastal Element as wetland areas. Today, approximately 92 acres of the wetland area near the Talbert Channel in Huntington Beach are undergoing restoration. The remaining wetland areas west of the electrical generating plant and east of Beach Boulevard are also proposed for restoration. The Huntington Beach Wetlands,as identified by the California Department of Fish of Game,are depicted on Figure C-21. The wetlands support plant life that in turn provides habitat to amphibians,birds and mammals,most notably the California least tern and Belding's savannah sparrow which feed and nest in the area. Examples of other plant and animal life that may be supported by the Huntington Beach Wetlands are listed below. In addition to the wetland areas shown in Figure C-21,a 0.8 acre degraded wetland area has been identified on the undeveloped portion of the Waterfront Development site,near Beach Boulevard. Pursuant to a settlement agreement between the California Coastal Commission,the City of Huntington Beach and the property owner,a conservation easement has been recorded on this property and this wetland area shall be preserved. Plant Life Plants of the coastal marsh community grow along the upper reach of the coastal estuarine community where they receive only periodic inundation by sea water. Freshwater streams often flow through this community and dilute the salinity of the seawater. The salt marsh community embodies several distinct components;pickleweed marsh,salt flat, saltwater channel,saltwater pond,and a disturbed component. The dominant plant is common pickleweed. Other common THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-78 COASTAL ELEMENT plants include five-hooked bassia, slender aster, spear saltbush, saltgrass,and to a lesser extent, alkali heath. Most of the wetland system in Huntington Beach has been cut off from tidal flow for some time and several characteristic salt marsh plants dependent upon daily tidal flushing may have disappeared. Formerly characteristic plants that are now scarce or absent from salt marsh are cordgrass,sea-lavender,shoregrass,annual pickleweed, samphire,and saltwort. Unsuitable soil, hydrologic or physiographic conditions may preclude the presence of some species. Other species are difficult to distinguish from similar common species(annual pickleweed)and may be overlooked. Others are dependent upon periodic inundation with freshwater for germination and may have been adversely affected by the channelization of local freshwater drainages such as the Santa Ana River and the Talbert Valley drainage network. Wildlife Salt marsh communities are among the most productive of ecosystems supporting a large wildlife population. Amphibians Although most amphibians are not adapted to a marine or estuarine existence,a few species may enter brackish portions of the salt marsh from nearby freshwater habitats. The Pacific treefrog and California(western)toad may be present in the freshwater marsh west of Beach Boulevard, as well as the introduced bullfrog. The garden(Pacific)slender salamander is a widespread inhabitant of moist soils and can thrive even around well-watered lawns and gardens. Historically,this species lived in riparian woodland along the Santa Ana River,and has since spread into landscaped areas. Several species of lizards and snakes are expected to occur in the coastal wetlands,above areas of tidal flux. Species likely to occur include Great Basin(western)fence lizard, side-blotched lizard,southern alligator lizard,California(common)kingsnake, San Diego gopher snake,and southern pacific(western)rattlesnake. Birds Birds are abundant inhabitants of the coastal wetlands. Salt marshes,salt flats,and estuaries nest more species and larger concentrations of birds per unit area than perhaps any other ecosystem in temperate North America. Migrant and wintering waterfowl,waders,shorebirds,gulls and terns constitute the bulk of avian species that utilize estuarian habitats for foraging and resting. Most nesting birds in coastal salt marshes are the smaller,less conspicuous landbirds. One such species,the Belding's savannah sparrow,is a common inhabitant of pickleweed salt marshes. This subspecies of savannah sparrow,however,has been reduced in numbers,due to habitat loss, and is now considered an endangered species by the California Department of Fish and Game. Other birds that nest in the salt marsh are the song sparrow and western meadowlark in the upper portions,marsh wren in the reeds and sedges,and killdeer on the salt flats. In the small freshwater marshes,breeding birds likely include the red-winged blackbird,song sparrow and marsh wren. The federal and state endangered California least tern has been observed feeding on mosquitofish in the pond below the electrical generating plant and on small marine fish in the Bolsa Chica area. This usually occurs when its chicks are young and small fish may not be readily available THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-79 COASTAL ELEMENT elsewhere. Presumably,with a tidal connection and a more diverse fish fauna,least terns would utilize the salt marsh channels and ponds to a greater degree than they do presently. The freshwater wetlands do not support the diverse bird population that its saltwater counter part does. Occasionally long-legged waders such as the black-crowned night-heron or dabbling ducks may be found feeding. Birds more typical of other habitats may use these areas as a water source for drinking and bathing. Terrestrial species expected around the freshwater wetlands include black-chinned hummingbird,ash-throated flycatcher,house wren,common yellowthroat,orange- crowned warbler,California towhee,brown-headed cowbird,and the common house finch. Mammals The most conspicuous mammal in the salt marsh is the Audubon's cottontail. Other mammals presumed to be plentiful here are the black-tailed hare,California(Beechey)ground squirrel, Botta's pocket gopher,deer mouse and several nocturnal rodents,such as the western harvest mouse,house mouse,and Norway rat. Predators such as the Virginia opossum,coyote,long- tailed weasel,red fox,and striped skunk are also likely to be present. California Least Tern Nesting Sanctuary The California least tern is listed on the federal and state endangered species lists. It is a native to Southern California coastal salt marshes and nests on sandy beaches close to wetlands and estuaries where they feed on small fish. Encroaching development has resulted in loss of feeding grounds,and heavy recreational use of sandy beaches has disrupted natural nesting areas. These factors have threatened the existence of the least tern. To help protect the California least tern from extinction,a permanent,fenced five-acre nesting area was established in 1969 on the Huntington Beach State Beach near the Santa Ana River mouth. The nesting sanctuary is maintained by the State Department of Parks and Recreation and is considered to be one of the most successful nesting colonies in the State. Parkside Eucalyptus ESHA and Wetlands(See Figure C6a) Historically,this site was part of the extensive Bolsa Chica Wetlands system and was part of the Santa Ana River/Bolsa Chica complex. In the late 1890s the Bolsa Chica Gun Club completed a dam with tide gates,which eliminated tidal influence,separating fresh water from salt water. In the 1930s,agricultural ditches began to limit fresh water on the site,and in 1959,the East Garden Grove-Wintersburg Flood Control Channel isolated the site hydrologically. Nevertheless, wetland areas remain present at the site. There are existing and previously delineated wetlands, and areas that have been filled without authorization and are capable of being restored. These areas as well as their buffer areas are designated Open Space-Conservation,and uses allowed within these areas are limited. In addition,on the site's southwestern boundary,at the base of the bluff,is a line of Eucalyptus trees that continues offsite to the west. These trees are used by raptors for nesting,roosting,and as a base from which to forage. The trees within this"eucalyptus grove"within or adjacent to the subject site's western boundary constitute an environmentally sensitive habitat area(ESHA)due to the important ecosystem functions they provide to a suite of raptor species. The Eucalyptus trees along the southern edge of the Bolsa Chica mesa are used for perching,roosting,or nesting by at least 12 of the 17 species or raptors that are known to occur at Bolsa Chica. Although it is known as the"eucalyptus grove,"it also includes several palm trees and pine trees that are also THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-80 COASTAL ELEMENT used by raptors and herons. None of the trees are part of a native plant community. Nevertheless,this eucalyptus grove has been recognized as ESHA by multiple agencies since the late 1970s(USFWS, 1979;CDFG, 1982, 1985)not because it is part of a native ecosystem,or because the trees in and of themselves warrant protection,but because of the important ecosystem functions it provides. Some of the raptors known to use the grove include the white tailed kite, sharp-shinned hawk,Cooper's hawk,and osprey. Many of these species are dependent on both the Bolsa Chica wetlands and the nearby upland areas for their food. These Eucalyptus trees were recognized as ESHA by the Coastal Commission prior to its 2006 certification of this section of this LCP,most recently in the context of the Coastal Commission's approval of the adjacent Brightwater development(coastal development permit 5-05-020). The Eucalyptus grove in the northwest corner of the site,although separated from the rest of the trees by a gap of about 650 feet,provides the same types of ecological functions as do the rest of the trees bordering the mesa. At least ten species of raptors have been observed in this grove,and Cooper's hawks,a California Species of Special Concern,nested there in 2005 and 2006. Due to the important ecosystem functions of providing perching,roosting and nesting opportunities for a variety of raptors,these trees also constitute ESHA. These areas as well as their buffer areas are designated Open Space-Conservation,and uses allowed within these areas are limited. The wetlands,Eucalyptus ESHA areas,and buffer areas are designated Open Space-Conservation to assure they are adequately protected. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-81 COASTAL ELEMENT Energy Facilities The Coastal Act provides for the locating of coastal dependent facilities within the Coastal Zone, subject to certain criteria and limitations. Huntington Beach's coastal area is a center for important energy-related and industrial activities that are coastal dependent,including oil wells, extraction,separation and transport facilities and a regionally serving electrical generating plant. Recognizing the greater than local significance of the City's energy resources,Coastal Element policy allows for the continuation,and in some cases expansion,of these facilities while ensuring the community's public health and safety,environmental protection and minimization of negative aesthetic impacts to the maximum extent feasible. Existing energy facilities in the City's Coastal Zone are listed below and depicted in Figure C-22. Oil Related Facilities A portion of the City's Coastal Zone is situated above the seventh largest oil field in California, including the Talbert, Sunset Beach,West Newport and Huntington Beach oil fields. Wells from offshore platforms and onshore sites tap these underground pools. The Coastal Zone also accommodates facilities to treat,store and transport the oil and gas extracted through these wells. These oil fields and several others associated with the Newport-Inglewood Fault Zone have produced more than five billion barrels of oil to date. (General Plan Technical Background Report— 1996.) Records indicate that oil fields in Huntington Beach produce over 4 million barrels of oil annually. The trend has been an annual decrease in oil production from area facilities. Oil activities are being replaced with other land uses as the value of land increases. This trend is expected to continue and existing oil operations are anticipated to decrease over the plan horizon of this Coastal Element. Oil Wells/Extraction Facilities There are approximately 257 oil wells in the City's Coastal Zone(City of Huntington Beach,Oil Production Tax Rolls as of 2/99). The largest grouping of these wells(a total of 126)is located on the north side of Pacific Coast Highway between Goldenwest Street and the City corporate boundary(Figure C-10, Sub-area 4B). The site is owned by Aera Energy,LLC. The property owner has informed the City that it intends to continue oil activities on the site for another 15 to 20 years. In the downtown area,there are several individual wells,or small groupings. Increased land values and diminishing returns for small scale oil operations have led to a significant reduction in oil wells in the Coastal Zone. Although Coastal Element policy provides for existing oil operations to remain,it is anticipated that such facilities will continue to phase out to make way for planned land uses. Separation and Treatment Facilities Wells typically extract a mixture of water,oil and gas. These fluids must be separated from each other before processing or,in the case of wastewater,disposed. A large scale separation plant exists within the Palm/Goldenwest oil field, smaller scale facilities are located within the downtown area,at Atlanta Avenue and Lake Street,and near the sewage treatment plant at Brookhurst Street. Pipelines Underground pipelines transport crude oil,refined products,natural gas,and natural gasoline in the Coastal Zone. Crude oil is shipped from the fields to refineries outside the City.The principal route is Goldenwest Street. Smaller pipes gather fluids from the wells to treatment facilities. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-83 COASTAL ELEMENT Most of these are located north of Lake Street. Refined products are transported in a pipeline along Newland Street that connects to the electrical power plant. Offshore Platforms Two oil platforms are currently located within three miles off of the City's shoreline. One transports crude oil to facilities located at the Palm/Goldenwest site,and the other transports crude oil via a pipeline to a location outside the Coastal Zone on Heil Avenue. Two platforms are located approximately nine miles offshore along the intercontinental shelf. These facilities pipe crude oil to facilities in Long Beach. Additional oil platforms off of the City's shoreline are not anticipated or desired due to the risk of oil spills and related negative impacts. Marine Terminal A marine terminal is located approximately 1.3 miles off of the Huntington Beach shoreline. The terminal is presently not in use. Previously,the terminal was used for unloading crude oil from tankers into a pipeline. The oil was then piped onshore near Beach Boulevard. Re-activation of the marine terminal would require approval from the City and outside agencies. Re-activation of the existing marine terminal is not desired,nor are new marine terminals along the City's shoreline. Coastal Element policy reflects this. NESI(Ascon)Site From 1950 to 1970,the rotary mud dump at Hamilton Avenue and Magnolia Street(currently known as the NESI site)was used as a disposal site for drilling muds,which are wastes from oil well drilling operations. The drilling muds contained hazardous materials. Presently,the site is inactive and is included on the State Superfund list of hazardous waste sites. Coastal Element policy promotes remediation of the site and prohibits re-use of the property unless and until this has been accomplished. Electrical Power Plant This facility is located at Newland Street and Pacific Coast highway. Four fossil-fuel powered steam turbines generate the plant's base load electricity. A single natural gas turbine is used as a peaking unit at times of high demand. Four substations which reduce the voltage from the plant to more manageable levels are also located in the Coastal Zone. Seven large tanks adjacent to the plant are available to store the fuel oil used to fire the boilers in which the steam is produced. It is anticipated that the power plant will continue to operate for the next twenty years. Coastal policy and adjacent vacant land provide opportunity for potential expansion,if needed. Transmission Lines Energy transportation systems are important uses in the Coastal Zone. High voltage transmission lines run from the power plant to Hamilton Avenue and then outside the Coastal Zone. High voltage transmission lines cannot be placed underground. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-84 COASTAL ELEMENT Water. Sewer and Drainage Facilities Coastal Act policy calls for public works facilities to be designed and,in some cases,limited to accommodate needs generated by development or uses permitted in accordance with the Coastal Act. Public works facilities include sewer,water,drainage and circulation systems. Issues pertaining to water,sewer and drainage facilities in the Coastal Zone are discussed below. Circulation infrastructure is discussed previously under the heading of Shoreline and Coastal Resource Access. In general,the City's infrastructure systems are designed on a city-wide,or regional service need basis,and are not limited to the boundaries of the Coastal Zone. Prior to adopting the General Plan Land Use Map in 1996,which includes the Coastal Zone Land Use Map,several technical studies were undertaken to determine what levels of infrastructure would be needed to support the land use plan when fully developed. The studies concluded that improvements to existing systems will be required in order to meet projected needs. The Utilities Element of the General Plan addresses water,sewer and drainage needs for the entire City. The Growth Management Element of the General Plan addresses phasing and funding needs. Coastal Element policy is consistent with the Utilities and Growth Management elements in its objective to ensure adequate infrastructure for existing and planned land uses within the Coastal Zone. Water Supply, Transmission and Distribution The Huntington Beach Public Works Department is responsible for supplying water to City residents and non-residential users. Approximately seventy-five percent of the City's water is supplied by groundwater wells,the remainder is imported through the Metropolitan Water District(MWD)from the Colorado River and State Water Projects. Pricing structures for MWD water are established by the MWD to encourage use during periods of surplus and discourage use during periods of deficiencies. Likewise,the Orange County Water District(OCWD)manages groundwater pumping for the underground basin and through basin assessments regulates members'production from the groundwater basin. The groundwater basin managed by the OCWD will continue to increase groundwater replenishment to accommodate increased groundwater production. There are currently 13 potable water groundwater wells located in the City. Five of the wells are inactive due to poor water quality or are incomplete and lack pumping equipment. The City also has three wells used for irrigation purposes only. None of the wells are located in the Coastal Zone due to potential saltwater intrusion issues. Seawater intrusion is managed by the OCWD through the use of barrier injection wells. Studies have concluded that the City's water supply is adequate to serve the anticipated future population and land use. Growth in the City will be accommodated by increased MWD purchases and groundwater production. Coastal Element policy promotes water conservation measures and strategies to prevent groundwater contamination from saltwater intrusion. With current technology,desalinization has not proven to be a cost-effective method for producing potable water as an alternative to pumping it out of the underground basin or purchasing it from the MWD. However,as technological advances occur,the use of desalinized water may become cost effective in the future and should continue to be considered as an alternative water source for possible future use. As such,Coastal Element policy supports investigating the feasibility of using desalinized ocean water for potable water in the region. Coastal Element policy does not identify a site within Huntington Beach to accommodate a desalinization plant,nor does it assume that such a plant would be located within the city. Regional,interagency coordination and feasibility studies are encouraged. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-86 COASTAL ELEMENT While supply does not appear to be an issue,studies reveal an inadequacy in the amount of emergency and reserve storage and booster pumping capacity for present day and future demands. The City's water storage system consists of the Overmyer Reservoirs Nos. 1,2 and 3 and the Peck Reservoir. All are located within the City,but outside of the Coastal Zone. The Peck Reservoir capacity is 16 million gallons and the Overmyer Reservoirs' combined capacity is 24 million gallons. The reservoirs serve as regulating reservoirs for peak demands and provide storage for planned outages and emergencies. The reservoirs generally fill with water during nighttime low demand periods with imported MWD water or groundwater and drain during the daytime high demand periods. Booster pumping facilities pump water from the reservoir storage into the water distribution system to maintain adequate supply during peak periods to supplement groundwater and MWD water supplies. Improvements to increase the City's water storage capacity will be achieved with the addition of new reservoirs and increased capacity at existing reservoirs. A new Ellis-Edwards Reservoir with a nine million gallon capacity,and a nine million-gallon expansion next to the Peck Reservoir are currently under construction,and an expansion of the Talbert Valley Reservoir site is under consideration. Other new reservoir sites are under investigation,including potential sites within the Coastal Zone.Booster pumping capacity will also be expanded as appropriate,with the new expanded storage. In addition,data acquisition and control systems for water storage will be modernized to allow for enhanced monitoring and control capabilities under both normal operations and emergencies. The City's water distribution system consists of over 480 miles of water lines ranging in size from 2 to 42 inches in diameter. Improvements in the piping system are implemented as older deteriorated or undersized pipes are replaced. This will eliminate flow restrictions and help to accommodate future demands. Coastal Element policy mirrors General Plan policy by calling for an adopted Water Master Plan to be implemented to address identified water storage,booster and distribution system deficiencies. Sanitation Treatment and Sewerage Sanitation Treatment and Sewerage services are provided by the Orange County Sanitation District(OCSD)and the City of Huntington Beach Public Works Department,Engineering Division. Two OCSD treatment plants serve Huntington Beach. Plant No. 1 treats wastewater generated by other cities and the northern portion of Huntington Beach. Plant No.2 treats the remainder of the City's sewage. The OCSD has developed improvement plans for the plants to serve the needs of the City through the year 2050. This includes buildout of the City's Coastal Land Use Map. The existing sewage collection system consists of major trunk lines,smaller feeder lines,and lift stations. The City's Public Works Department is responsible for the local level of service while the OCSD is responsible for the regional service. Deficiencies in the City's pipeline and pump station system have been identified through recent studies. The Coastal Zone,specifically the older Downtown area,includes sewage facilities that are dated and in need of maintenance,repair and/or upgrade. In addition,there are numerous sewer lift stations in the City that are in need of repair and/or replacement. Many of these facilities are in the Coastal Zone. The City has identified the deficiencies and has plans in place to correct them. Coastal Element policy mirrors General Plan policy by calling for master plans and capital improvement programs to ensure adequate sewage facilities to meet the demands of permitted development. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-87 COASTAL ELEMENT Storm Drainage The purpose of the storm drainage system is to protect residents and development from flooding by removing water runoff from streets and transporting it to the ocean. The storm drainage system in Huntington Beach is operated by the Orange County Flood Control District(OCFCD) and the City of Huntington Beach Public Works Department. The system includes drainage channels and pumping stations. The City's original drainage system was designed to accommodate 25 year flood events or less;the standard at the time. Recent improvements have been made to the Santa Ana River channel to accommodate up to a 100 year storm event;today's design standard. It is the goal of the OCFCD and City to improve the drainage system in Huntington Beach to today's standards where feasible and appropriate. The OCFCD is responsible for regional flood control facilities that traverse the City. The City is responsible for its own sub-regional and local drainage facilities. The majority of the City's drainage facilities is eligible for improvements by the OCFCD and are slated for improvement as funding permits. Some of these facilities are located in the Coastal Zone. Coastal Element policy calls for adequate storm drainage facilities for the Coastal Zone and requires that a master plan and capital improvement program be developed and implemented. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-88 COASTAL ELEMENT Hazards Coastal Act policy requires that risks to life and property from flood,fire and geologic factors be minimized to the extent feasible. Natural environmental hazards in the City's Coastal Zone result from the area's geologic history and proximity to the ocean. The Coastal Zone has three geologically active earthquake faults that are part of a larger Newport-Inglewood fault structure, as well as several potentially active faults. The City's Coastal Zone also contains peat and organic soil deposits that contribute to methane gas generation and release and have high subsidence potential. Clay soils,which have a high expansion potential,are also prevalent. Further,some areas between the Santa Ana River and Beach Boulevard and between the northwest bluffs and Warner Avenue are at a lower elevation than the river and the connecting flood control channels and are subject to potential flooding during a 100 year storm. Figures C- 25 through C-35 depict hazards within the City of Huntington Beach. Coastal Element policy requires that new development provide mitigation to minimize hazard risks. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-91 COASTAL ELEMENT ISSUES The following issues were identified through the Coastal Element update process. The goals, objectives and policies of the Coastal Element are intended to address these identified issues,as well as,the requirements of the Coastal Act. Coastal Land Use 1. The number of visitors to the City's beaches is anticipated to rise,thereby increasing impacts on coastal resources,facilities and services.(C 1.1.4, C 1.2.1, C 1.2.3) 2. Unregulated Coastal Zone development could impose negative environmental impacts on Coastal Zone resources. (C 1.1.1, C 1.1.4, C 1.1.5 and C 1.1.7) 3. Conventional zoning may be inadequate to implement appropriate regulations and design concepts in certain development nodes within the Coastal Zone. Implementation tools such as specific plans and design overlay districts should continue to be used to allow for greater flexibility in protecting unique coastal resources. (C 1.2.1 and C 1.2.2) 4. Unregulated seasonal and temporary activities could result in negative impacts on coastal resources. (C 1.1.6) Shoreline and Coastal Resource Access Circulation 5. Overall traffic is anticipated to increase in the City and within the Coastal Zone. (C 1.2.3, C 1.2.4, C2.1.2, C2.3.1, C2.4.1 and C2.4.2) 6. Pacific Coast Highway experiences congestion during summertime peak hours and holiday weekends. Portions of Pacific Coast Highway are proposed to be re-striped to permit an additional lane of traffic in each direction. The re-striping will remove existing on-street beach parking. (C 2.1.2 and C 2.3.1) 7. Extending Hamilton Avenue from its existing terminus to Beach Boulevard is proposed. The extension may impact environmentally sensitive habitat areas. Right-of-way acquisition would also be needed.(C 7.1.4) 8. Private automobiles create circulation and parking demands. Alternatives to the private automobile as a means of transportation to the City's coastal resources need to be promoted and provided for to mitigate traffic related impacts on coastal resources in general,minimize peak seasonal traffic circulation demands and minimize coastal parking demands.(C 2.2.1, C 2.2.2, C2.2.5, C2.2.6, C2.2.8, C2.3.1 and C2.3.6) 9. Existing trails/paths need to be maintained,extended and or widened in some areas. (C 2.2.1, C 2.2.2, C 2.2.5, C 2.2.7 and C 2.2.8) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-I03 COASTAL ELEMENT 10. Bicycle path signs need to be maintained and enhanced to promote the use of bicycles in beach access. (C 2.1.1 and C 2.7.1) 11. Future design of the circulation system should focus upon the safety of the pedestrian, bicyclist,and motorist. (C 2.2.2, 2.8.1 and 2.8.2) Transit 12. Mass transit opportunities within the Coastal Zone should be convenient and plentiful. The feasibility of locating a transit center within the Coastal Zone should be investigated. (C 2.3.1, C2.3.2, C2.3.3, C2.3.4, C2.3.5, C2.3.6andC2.4.4) Parking 13. Recreational beach parking shortages are experienced about 18 days per year, during peak summer and holiday seasons.(C 2.3.1 and C 2.4.1) 14. Re-striping portions of Pacific Coast Highway to increase the number of traffic lanes will remove some existing on-street recreational beach parking. (C 2.1.2 and C 2.4.1) 15. Parking conflicts between beach recreational users and residents occur during peak season. (C 2.3.1, C 2.4.1 and C 2.4.5) Pedestrian Access 16. Existing shoreline and coastal resource access sites should be maintained. Additional public access, including access for the handicapped, should be provided where feasible. (C 2.2.2, C 2.5.1, C 2.6.1, C2.6.2) 17. Pedestrian access to wetlands, where feasible and appropriate, should be provided. (C 2.6.6 and C 2.6.7) 18. Pedestrian safety should be a priority when providing coastal resource access. (C 2.2.2, C 2.2.3, C 2.8.1 and C 2.8.2) 19. Shoreline access should be provided in the area of Seapoint and Goldenwest. (C 2.8.3) 20. Additional public access opportunities to the Huntington Harbour waterways through new development or re-use should be provided where feasible. (C 2.5.1, C 2.6.1 and C 2.6.2) 21. Public awareness of existing shoreline and coastal resource access points along the shore and within Huntington Harbour should be promoted.(C 2.1.1, C 2.7.1, C 2.7.2 and C 2.7.3) 22. Direct access from the proposed Harriett M.Wieder Regional Park to the shoreline should be encouraged to be included in the park's design. (C 2.6.5) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-104 COASTAL ELEMENT Recreational and Visitor Serving Facilities 23. The City should promote and provide visitor serving and recreational facilities for a variety of market preferences and cost ranges. Preference should be given to development providing public recreation opportunities. Lower cost facilities should be protected,encouraged,and, where feasible,provided. (C 3.2.1, C 3.2.2, C 3.2.3 and C 3.3.4) 24. Hotel/motel rooms,restaurants,visitor serving entertainment uses,etc.are needed to serve visitor serving demand and should be encouraged and provided for.(C 3.2.4, C 3.2.5 and C 3.2.6) 25. Overnight camping accommodations for recreational vehicles should be maintained and increased,where feasible,to provide lower cost overnight accommodations. (C 3.2.6, C 3.2.7 and C 3.2.8) 26. Existing public recreation sites in the Coastal Zone should be protected and preserved as feasible. (C 3.1.4) 27. The City should continue to preserve and promote the Municipal Pier as a recreation and visitor serving facility and coastal related activity node.(C 3.4.2 and C 3.4.3) 28. Recreational boating should be promoted and provided for,including appropriate areas for dry boat storage.(C 3.4.4, C 3.4.5 and C 3.4.6) 29. Local interests and concerns should be represented and included in State and regional recreation planning within the Coastal Zone.(C 3.5.1, C 3.5.2 and C 4.6.5) 30. The long-term fiscal and liability impacts of new or expanded municipal recreational facilities within the Coastal Zone should be analyzed and considered before approval.(C 3.3.1) Visual Resources 31. Significant public coastal view corridors should be identified,preserved and maintained. Private coastal view corridors should be encouraged. However,private views are not protected by Coastal Act or City policy. (C 4.1.1, C 4.1.3, C 4.2.1, C 4.2.2, C 4.2.3 and C 4.2.4) 32. Coastal bluff top vistas should be preserved.(C 4.2.1, C 4.2.2 and C 4.2.3) 33. The natural landform of the coastal bluffs should be preserved and protected.(C 4.4.1, C 4.4.2, C 4.4.3 and C 4.4.4) 34. The scenic and visual quality of Pacific Coast Highway and other coastal routes could be enhanced through sign regulation,landscaping and design review of new development.(C 4.2.1, C4.2.2, C4.2.5, C 4.3.1, C4.5.1, C4.5.2, C4.5.3, and C4.6.4) 35. Visually degraded areas in the Coastal Zone should be enhanced. Design review,placing transmission lines underground, screening the electrical energy generating plant and oil THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-105 COASTAL ELEMENT facilities,preserving mature trees,and litter control should be promoted to enhance the aesthetic quality of the City's scenic coastal resources. (C 4.2.1, C 4.5.1, C 4.5.2, C 4.6.1, C 4.6.2, C 4.6.3, C 4.6.6, C 4.7.1, C 4.7.2, C 4.7.3, C 4.7.4, C 4.7.5, C 4.7.8 and C 8.4.2) 36. The Coastal Element Land Use Plan should maintain natural areas and enhance them,where feasible,as aesthetic amenities,as well as,biological resources. (C 4.1.2, C 4.1.3, C 4.4.2, C 4.4.3 and C 4.4.4) 37. In order to maintain public views from the municipal pier,as well as,public access to the pier,building heights on the pier should be limited to a maximum of 2 stories,or 35 feet,and public access should be maintained around the entire perimeter of the pier. (C 3.4.3) Historic and Cultural Resources 38. New development could negatively impact significant historical and archeological resources in the Coastal Zone. Such resources should be identified in coordination with the State historic preservation officer and reasonable mitigation measures for protection or enhancement should be required. (C 5.5.1 and C 5.1.2, C 5.1.3, C 5.1.4 and C 5.1.5) Water and Marine Resources 39. Activities associated with an urban environment may impose negative environmental impacts on marine resources in the Coastal Zone. (C 6.1.3, C 6.1.5, C 6.1.6, C 6.1.12 and C 6.1.13) 40. Water quality should be monitored,protected and enhanced,where needed,to protect marine related resources. (C 6.1.1, C 6.1.2 and C 6.1.8) 41. Monitor and improve,if necessary,water quality in Huntington Harbour with additional boathead regulation and expanded aeration strategies.(C 6.1.9, C 6.1.10 C 6.1.11 and C 6.1.21) 42. Runoff and storm drain-related pollution should be minimized through strategies such as regulation of new development and strict enforcement of NPDES regulation.(C 6.1.1 and C 6.1.6 and C 6.1.16) 43. The City's freshwater aquifers need to be protected from pollution and saltwater intrusion. (C 6.1.1) 44. Water conservation should be promoted. Strategies such as requiring conservation measures in the design of new projects,the use of reclaimed water by the City for irrigation purposes, where feasible,and investigating the feasibility of desalinization of sea water for potable usage should be considered. (C 6.1.12, C 6.1.13 and C 6.1.14) Environmentally Sensitive Habitats 45. Sensitive habitat areas need to be protected from impacts associated with development and urbanization. (C 3.1.1, C 3.1.2, C 6.1.2, 6.1.20, C 6.1.21, C 6.1.22, C 7.1.1, C 7.1.2 and C 7.1.3) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-106 COASTAL ELEMENT 46. Oil and toxic material spills are a risk to sensitive habitat areas. Adequate emergency plans and increased inter-agency coordination are needed.(C 8.1.4, C 8.2.8, C 8.2.9, C 8.2.10 and C 8.3.10) 47. Wetlands provide biological and aesthetic resources. These qualities should be maintained, enhanced and improved,where feasible.(C 6.1.24, C 6.1.26, C 6.1.28, C 7.1.2, C 7.1.3, C 7.2.1, C 7.2.2, C 7.2.3 and C 7.2.4) 48. Pedestrian access to coastal wetlands and sensitive area via boardwalks,peripheral trails, interpretive facilities and other appropriate educational facilities should be promoted where such activity would not disrupt habitat values or impair ecosystem viability,consistent with Sections 30233 and 30240 of the Coastal Act. (C 2.6.6, C 2.6.7 and C 7.3.1) 49. Public awareness of sensitive habitats and their environmental benefits should be promoted. (C 2.7.1, C 6.1.28 and C 7.3.1) Energy Facilities 50. Huntington Beach accommodates energy related facilities within its Coastal Zone. The potential adverse safety,aesthetic and biological impacts of these facilities to the community and its coastal resources must be minimized to the maximum extent feasible through municipal regulation and coordination with responsible outside agencies.(C 8.1.1, C 8.1.2 and C 8.1.3) 51. The community and its valuable coastal resources are at risk from oil spills from offshore tanker activity and on and offshore facilities. The risks must be minimized through municipal regulation and coordination with responsible outside agencies.(C 8.1.4, C 8.1.8 and C 8.3.12) 52. Increased and/or new tanker operations should be discouraged due to potential oil spill risks from tanker activity. The City should monitor and participate in the review of any proposed re-activation or expansion of the existing marine terminal. Re-activation and/or new marine terminals in Huntington Beach should be discouraged.(C 8.3.6, C 8.3.7 and C 8.3.8) 53. In the event of oil spills,adequate contingency and clean-up plans must be in place. (C 8.1.4, C8.2.8, C8.2.9, C8.2.10, C8.3.10and C8.3.12) 54. Unitization,and consolidation of energy facilities should be encouraged to increase efficiency and safety,and minimize aesthetic and biological impacts to coastal resources. (C 4.7.7, C 8.2.3, C 8.2.5, C 8.3.5 and C 8.3.14) 55. Compatibility between energy related facilities and other land uses could be increased through the use of buffers,screening and setbacks.(C 4.7.8, C 8.3.4, C 8.3.10, C 8.3.15 and C 8.4.1) 56. Access to underground oil resources from surface areas should be protected and maintained. (C 8.1.9 and C 8.4.4) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-107 COASTAL ELEMENT 57. New energy technologies such as advanced oil recovery methods and solar technology should be encouraged,promoted and explored. (C 8.2.1, C 8.2.2, C 8.3.1, C 8.3.2 and C 8.3.3) 58. Beach access and aesthetics could be improved through energy facility consolidation, improved maintenance of energy facilities,screening and buffering.(C 4.7.8, C 8.2.3 and C 8.3.5) 59. Encourage clean-up efforts of the NESI(Ascon)site which is listed on the California State Superfund list. Do not permit development of the site until clean up and decontamination efforts have been completed. (C 4.7.10 and C 8.4.5) 60. Adequate 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 is paramount to ensuring public and environmental safety. (C 8.1.1, C8.1.2, C8.1.3, C8.1.5, C8.1.6andC8.1.7) Water, Sewer and Drainage 61. Existing water booster,storage and distribution systems are inadequate to meet the needs of potential future development in the Coastal Zone.(C 9.1.2) 62. Existing sewerage distribution systems in the Coastal Zone are aged and in need of upgrade and maintenance. (C 6.1.4, C 9.1.2 and C 9.1.3) 63. Existing flood drainage channels and pumping facilities are inadequate to accommodate a 100 year flood event.(C 9.1.2) Hazards 64. The City's Coastal Zone includes potential geologic and flood hazard areas. Potential risks can be minimized through land use regulation and design review.(C 10.1.1) Administration/Interagency Coordination 65. City participation in the planning and review of State,federal and regional plans for improvements to facilities or areas within the City's Coastal Zone is imperative and should be pursued to ensure consistency with Coastal Act policies and City of Huntington Beach policies and concerns.(C 11.1.1) THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-108 COASTAL ELEMENT shall be designed,to the maximum extent C 6.1.29 feasible,to avoid reducing the width of the Continue to support the ongoing Orange floodplain,to remove any encroachments County Water District's Barrier Wells into the floodplain,and to restore the natural project. (I-C 12) bottom and width of the floodplain. (I-C 7, I-C 8) C 6.1.30 Natural or vegetated treatment systems(e.g. C 7.1.2 bio-swales,vegetative buffers,constructed Environmentally sensitive habitat areas shall or artificial wetlands)that mimic natural be protected against any significant drainage patterns are preferred for new disruption of habitat values,and only uses development over mechanical treatment dependent on those resources shall be systems or BMPs(e.g.water quality allowed within those areas. treatment plants, storm drain inlet filters). In the event that development is permitted in (I-C 8) an ESHA area pursuant to other provisions of this LCP,a"no-net-loss"policy(at a ENVIRONMENTALLY SENSITIVE minimum)shall be utilized. (I-C 7,1-C 8) HABITATS C 7.1.3 Goal Development in areas adjacent to C 7 environmentally sensitive habitat areas and Preserve,enhance and restore,where parks and recreation areas shall be sited and feasible,environmentally sensitive habitat designed to prevent impacts which would areas(ESHAs)in the City's Coastal Zone, significantly degrade those areas,and shall including the Bolsa Chica which is within be compatible with the continuance of those the City's Sphere of Influence. habitat and recreation areas. (I-C 7,I-C 8) Objective C 7.1.4 C 7.1 Require that new development shall be Regulate new development through design located outside of buffer zones required to review and permit issuance to ensure protect wetlands or environmentally consistency with Coastal Act requirements sensitive habitat areas. and minimize adverse impacts to identified environmentally sensitive habitats and . Buffer wetland areas. zones shall be a minimum of one hundred feet setback from the landward edge of the Policies wetland,with the exception of the C 7.1.1 following: (I-C 2, I-C 7) Evaluate any existing environmental degradation or potential degradation from A lesser buffer may be permitted if existing current or planned storm drain and flood development or site configuration precludes control facilities in wetlands or other a 100 foot buffer,or conversely,a greater sensitive environments. buffer zone may be required if substantial development or significantly increased Storm drains and flood control projects shall human impacts are anticipated. In either be designed to minimize adverse impacts to case,the following factors shall be wetlands or other environmentally sensitive considered when determining whether a areas. Additionally, flood control projects lesser or wider buffer zone is warranted. THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-129 COASTAL ELEMENT Reduced buffer zone areas shall be reviewed species that occurs in the context of by the Department of Fish and Game prior development must be consistent with this to implementation. LCP. (I-C 8,I-C 12) a) Biological significance of adjacent Objective lands: The buffer should be C 7.2 sufficiently wide to protect the Promote the improvement of the biological functional relationship between productivity and appearance of wetland and wetland and adjacent upland. environmentally sensitive habitats. b) Sensitivity of species to disturbance: The buffer should be sufficiently Policies wide to ensure that the most C 7.2.1 sensitive species will not be Promote the re-establishment of tidal disturbed significantly by permitted flushing in wetland areas. (I-C 7, I-C 8,I-C development,based on habitat 12) requirements of both resident and migratory species and the short and C 7.2.2 long term adaptability of various Promote the participation of County, State species to human disturbance. and federal agencies in the enhancement and c) Susceptibility of parcel to erosion: maintenance of environmentally sensitive The buffer should be sufficiently habitats by actively pursuing funding from wide to allow for interception of any the California Coastal Conservancy and additional material eroded as a other State and federal agencies to develop result of the proposed development and maintain landscaped buffer areas around based on soil and vegetative the edge of the wetlands. (I-C 12) characteristics,slope and runoff characteristics,and impervious C 7.2.3 surface coverage. Require that agencies involved in the enhancement of wetlands implement the locate buffer zones: The buffer following measures: (I-C 7,I-C 8) a) Site and design culverts to ensure against the risk of flood damage to adjacent property,and features such as roads,dikes, b) Develop a contingency plan to protect environmentally sensitive habitats in the event of spills of toxic and other harmful substances C 7.1.5 into flood control channels. Notify County, State and Federal agencies having regulatory authority in wetlands and C 7.2.4 other environmentally sensitive habitats Encourage the Orange County Flood when development projects in and adjacent Control District to improve,and continue to to such areas are submitted to the City. maintain once improved,the Huntington Beach and Talbert Flood Control Channel The implementation of any Habitat embankment from Beach Boulevard to the Conservation Plan shall require an Santa Ana River by implementing the amendment to the Local Coastal Program. following measures: (I-C 12) Incidental take of sensitive habitat and/or THE CITY OF HUNTINGTON BEACH GENERAL PLAN IV-C-130 lillit. .s 11 iltik 4 OS-C E_°) ':Ilk'1 11 1 I NI 4411111b''' .,4f h.- !.,„,41,4_iib. .„. .„. m„,,C--.11 I NIIIR b: •L-.-. _-. CIIZ E=.lt �w rrO1111 :: .. � 1111111 Ict n 0 0 RM O „,r111111';�I,1�11"1 N., Q 1 - <, f OS " = p RM-sp r =niNryem ,i ;, •uu111uu1 �.. p P No. Noloirrifilinii ;� 1 .y rfit.� ,. sl ,,. brut ..•'CA am 11P— C Nig n.7.}s ir.- ZONE 5 LEGENDN. °^^ `�,' OS-S RESIDENTIAL OTC \\,�*J RL RESIDENTIAL LOW DENSITY RM RESIDENTIAL MEDIUM DENSITY COMMERC(4 _ CV COMMERCIAL VISITOR PUBLIC P PUBLIC INDUSTRIAL I INDUSTRIAL OPEN SPACE OS-C COASTAL CONSERVATION OS-P PARK OS-S SHORE OVERLAY -d DESIGN OVERLAY -sp SPECIFIC PLAN OVERLAY COMMERCIAL INDUSTRIAL MIXED U R:DENSITY SCHEDULE F4 1.25 F6 2.0 F7 3.0 FR 1.5 Fl I 2.0 F12 3.0 COASTAL ZONE BOUNDARY MMENNENNE HUNTINGTON BEACH CITY LIMITS HUNTINGTON BEACH COASTAL ZONE ZONE 5 LAND USE PLAN CITY OF HUNTINGTON BEACH COASTAL ELEMENT z _ C-9 IV-C-25 1': v7 ca 0 j/ ///j�f / 4 II• ca ''. /// / (//7/ / ►1 ;, �i m a / cn / O i hQ Banning Ave. M Aacl '',. Ic ecas, co LEGEND RESIDENTIAL/COMMERCIAL OPEN SPACE MRM- sp Residential Medium Density OS-P-sp Open Space-Parks CV-sp Commercial Visitor OS-C-sp Coastal Conservation MAGNOLIA TANK FARM LAND USE PLAN CC D CITY OF HUNTINGTON BEACH COASTAL ELEMENT C-9a 44, 9c 4. °9<10 3 a4 t�04 T �'�— � _ _. 4 ��'v / \/ AV. 4 \4 \/ , V //„ \et>,ilk..Al t 40$is \ \ \ • 4. 4,, \,/\ \/\,I/ • \/\. �/ ND .. 4i1)\./ / . \ 41\Z\ A 4.111/1 \\AI • \ 47 .//,\• . \ ' 7 ,4w ‘., , ,, >4 ./ \... ./j1 . -. (c. \ \ 9/ -.... ...„......-- :. / 4 y. /// ‘..4 ,c4k. 4 ' _1. .1 ___I 1 \Z\ \,---) . ./\ . e .S . '‘,. , •,,I, Ili i _ r . \e z. ' 1 ae `�� L._.- ....... Pacific I �,,` IB D � * AA\ asf hw \ M \ - \� t i al ai�er r - i�Ri _�r— LEGEND •—•— City Boundary Q Beach Boulevard = Industrial Nodes _ Pier 1 i 41 41 Coastal Zone PCH Coastal Corridor �— Boundary ® Q Civic Center Node 1-> a Downtown ® tonal Com martial Core NM Commercial Nodes LJ Old Town HUNTINGTON BEACH SUB-AREA MAP Miles I "o,,ti _ 1 CITY OF HUNTINGTON BEACH COASTAL ELEMENT 0 0.5 1 y O IV-C46 Lu a U O w m U' rn w 0 Z \o = WESTMINSTER SEAL w BEACH BOLSA. : c m BOLSA a x z 1- O O . 0 O O g McFADDEN z c07 ��d. a —I �� W �*,,,Arer,- - . � \\ EDINGER 1 ,, I N HEIL • —WARNER • FOUNTAIN \ VALLEY {'- k SLATER COUNTY OF ORANGE I �fALBERT (Bolsa Chica) ' 17 /ELLIS JO a Y f7 rn O ce f • ��� I rillG � GARFIELD ::::i.'i.i'iii::::::.iiii:1;i'.1.ii..:1,.:•:::..;.;!:ii:::::: -.:i.:.7i \ .''. , LEGEND z YORKTOWN F .7 CitD Coa ` �i. Recreational Resources '.. •'.ria INDIANAPOLIS 1. Municipal Pier Plaza � 2. City of Huntington Beach City Beach �-/ 1 ATLANTA 3. Huntington State Beach >'` 4. Balsa Chica State Beach 5. R.V.Camping Sites at beaches PIER `, 6. Seacliff Golf Course _ / HAMILTON� 7. Huntington Harbour waterways t { 8. Docks at Huntington Harbour Marina - iC A COSTA 9. Proposed Orange Coast River Park ��, C� MESA 10.Harriet M.Weider Regional Park BANNING 11.Booster Park �, 12.Conrad Park 13.French Park ` • 14.Prince Park • 15.Seabddge Park ; 16.Tarbox Park ��� 17.Trinidad Park w 18.Manning Park 19.Bluff Top Park 20.Bolsa View Park 21.Lower Seacliff Greenbelt 22.Marsh Park 23.Magnolia Park SIGNIFICANT RECREATIONAL RESOURCES 0 0.5 1.0 1 W CITY OF HUNTINGTON BEACH COASTAL ELEMENT z 16 • Magnolia TA \ < V Specific Plan Number 18 I August 2024 OcL .8 ii- r.� v. Vic.^ - _,v �.� •.-.-. .-. - v' .+� �" .sit a _ tC _ "_`'--ai.. . ,,4 .."a. .^Saoiiiikal t nl ��,,, yFy ^ j�• 1 a► � - t Y! r n �-n - \',-:• .�d_a„ k l'\�c.�+,.�a�. "�.1 -1 -- ftlza s ,.�i. � ' fl T A. 40ititt y,fi ,* V• it ~ _ of -���v ,r ,hi. -4 • • 1 . a G _ ' digs ' `-'`ie."4, e" \ --',[~ [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) August 2024 Page i [This Page Left Intentionally Blank] Page ii August 2024 TABLE OF CONTENTS Chapter 1: Introduction 1.1 Purpose and Intent 1-1 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 August 2024 Page iii 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 Lighting 3-6 3.4.8 Covenants,Conditions and Restrictions(CC&Rs) 3-7 3.4.9 Resource Protection 3-7 3.4.10 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 3-11 3.6.2 Subterranean Structures 3-12 3.7 General Parking Requirements 3-12 3.8 Affordable Housing 3-12 3.9 Crime Prevention,Public Safety, Environmental and Fire Protection Requirements 3-13 3.10 Coastal Conservation(CC) Requirements 3-14 3.10.1 Habitat Management Plan 3-14 3.10.2 Walls and Fences 3-14 3.10.3 Irrigation 3-14 Page iv August 2024 3.11 OS-PR Requirements 3-16 3.11.1 Marsh Park 3-16 3.11.2 Magnolia Park 3-17 3.12 CV Requirements 3-19 3.12.1 Public Open Space 3-20 3.13 Residential Typologies 3-21 3.13.1 Home Types 3-21 3.14 Architectural Styles 3-23 3.13.2 Open Space 3-34 3.14 Public Art 3-34 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 Fire Access 4-7 4.2.5 Private Alleys 4-9 4.2.7 Bicycle Circulation 4-10 4.2.8 Pedestrian Circulation 4-10 4.3 Grading 4-10 4.4 Drainage 4-11 4.4.1 Water Quality 4-13 4.4.2 Water Quality Management 4-13 4.5 Water 4-14 4.6 Sanitary Sewer 4-16 August 2024 Page v 4.7 Emergency Services 4-18 4.8 Utilities 4-18 4.9 Solid Waste Disposal 4-19 4.10 Schools 4-19 4.11 Phasing, Financing and Maintenance of Improvements 4-20 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 4 Coastal Erosion 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 Appendix D: Plant Palette Page vi August 2024 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 2: Administration Chapter 3: Land Use Plan & Development Standards Figure 3.1:Planning Area Diagram 3-3 Figure 3.2:Coastal Access 3-6 Figure 3.4:Height Limits 3-11 Figure 3.5:Existing Magnolia Street Section 3-11 Figure 3.6:Conceptual CC Area Plan and Section 3-15 Figure 3.7 Conceptual Marsh Park Plan 3-16 Figure 3.8:Conceptual Magnolia Park Plan and Enlargement of Gathering Area 3-17 Figure 3.9:Conceptual Magnolia Park Cross Sections 3-18 Figure 3.10:Conceptual Magnolia Park Vignette 3-18 Figure 3.11:CV Open Space Concept Plan 3-20 Figure 3.12:Detached Single-Family Small Lot 3-22 August 2024 Page vii Figure 3.12:Contemporary Elevation Examples 3-25 Figure 3.13:Abstract Traditional Elevation Examples 3-27 Figure 3.20:Conceptual Common Recreation Space 3-28 Figure 3.14:Abstract Seaside Elevation Examples 3-29 Figure 3.15:Abstract Craftsman Elevation Examples 3-31 Figure 3.16:Abstract Spanish Elevation Examples 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 Section C 4-5 Figure 4.5:Residential Entry Road Section D 4-6 Figure 4.6:Typical Private Road Section with Parking on Both Sides Section E 4-6 Figure 4.7:Typical Fire Access Cross Section at Lodge Section F 4-7 Figure 4.8:Conceptual Fire Access Exhibit 4-8 Figure 4.9:Typical Private Aisle Plans 4-9 Figure 4.10:Conceptual Storm Water Master Plan 4-12 Figure 4.11:Conceptual Domestic Water Master Plan 4-15 Figure 4.12:Conceptual Sewer Master Plan 4-17 Figure 4.13:Development Phasing Plan 4-22 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 August 2024 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 4-21 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 August 2024 Page ix 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 August 2024 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 hotel, restaurants and retail; • Develop visitor-serving overnight accommodations that promote ecotourism and provide opportunitiesfor 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. August 2024 Page 1-1 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 two Volumes:Volume I is the Specific Plan and Volume II+1,1,k..are the Design Guidelines., 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 Ill describes how the Specific Plan .rs consistent with all the general goals and policies of the Gcneral flParrr. Page 1-2 August 2024 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. ( Santa Q Chino onica • Corona CI 111416 Torrance „ Anaheim p Long Cleveland National • Santa Forest Ana q • .,V 69 •rt 110 Dana Poin NTS 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. August 2024 Page 1-3 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. � $ vv, Huntingto 1c = i n.) Christian a i _ O Q School w'!' - - __ n�' to -- ., in rt „i • , _ Atlanta Ave. r�arxw�r• Of �,. I Brethern 5Christian � Junior& _ - - Senior High , :. Edison High School -, ' , School iI II i E. on 1. I Community.Park I i 1 1 4 .i J. , ' n; Hamilton Ave. Poseidon Former 5 < to A site , ASCON Landfill a m ncCa y : S� © John H Eader hlyL "1'` AES '_ Vie. Elementary (Eiectric Co.) School b, -y--- «. r BanningAve. Magnolia Marsh v .4 ....... , , !, .. .. . . . . . ,...., , ,„ ; - , ,... ., .. : Brookhur N Marsh O Huntington State jO Beach Legend 1 NNE Specific Plan Area II Nil Figure 1.2:Neighborhood Context Page 1-4 August 2024 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. . . ..— • , i illi „ . .., ..,. _,.. ,,\,,, ,,, .7.4 , ' .. "-4'.. . ''.. 1:;.('''''..c'..-' 1.. • I lam, : , �a 1 '?.7 - - y.11 1 1,. ' ''1� :AA i .4 ,4 , 1.- k.• , ,I L,. ,ixt � 1 -'�- Mai ` i. a •••ii••••••r•••••••N F wifiri , •�' a.' � • • '1-?'. '• •5';. ''''. • "(il:'-- - i, ,i--,'.....7i-. : {',M1kg=" + ' * - Pt • :\ r, ; 71*: �• C ' ' - .N... ' '.4,„,,,,,,,...... `4 1 ..4'' I 7:1....f':, ,� • 4, -VAIA,P)-Rt• aim, 1.3' ;:.,.,. ''3...*.11:1.4: ' '‘..4-':-.:‘!:,.il::L.t--'..,: 1 r,,,..,, ..,,....„.„.,..,.:, ,, ,, _.1 . • ;. _wMY. ' �(jd r y 1n i 1. Legend ' ••••• Specific Plan Area Figure 1.3:Aerial Photo Circa 1972 August 2024 Page 1-5 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. . k. - 11, , Page 1-6 August 2024 .,;.1.... ,a. _ \"1 *f".' w:er.'m r::a.-.a..f e'$'>'tz . ..::.1' F �: 1La.r fi t(1(�ti('le'+•li1��•IlR' ... j "- ,+�_ r +�Y..;°Y41 %;..rri` "L"1,1 f t', t `1 p..,/ 7 if gig'tl_711 -, i dC� y� r-_ �y�.+r i• -7- t Rs,: F �..* .. r`] , ! L ik I , " Y ., � r-S?le -r` .r-- ," =T f # .oa-a a3awyR.'^ r� tiG' t 1+' ,:�i' ,l- ��t 1 yy L . f i t 1. 1 -.J 1 �.•Y" r IT d��^ � 6` � � ,J,10?: f 3 jl �..;�'� '3 a. S'.�.^ I" �� T�: 1 i �99F : 1"If'f' git• Yyly, ti 1i. j4... �[r.r x'ViR t1; �1 `- •' n,.!, (' ' 6 �*-r `` 1 . fad�4.c s 1 j t' -�I a f ! I r ' .0 s . ! .[! �,., .,.�,(k, 1i Syr . ` :i y,'w,�' , .;-; J. i' � � `6 r_I x r Irv71 .44 ;++1� 01 r / t d `�- /,L. Tj, • ,� '` i `,..4 '♦ f.„, �'f�f ' ,i'�` I.ip-iiii4 . 1 p' Y P� .tr' ,`' .^/�'i� `, \ tl�, ot. ¢ Z �'jk I, T-jfJ l4 R4'y, �'°7}L � i. w / . �' :1 }...1 1+�;a l' '13i�tf 1vy51+ : �v ,�?f �,_\ -,n, p 'V` "r F 4 ~r •.rlt 4Y.. {`S s- .", ,t_ p 1 ',1 ti, -110)v - 1 ,y } a 0. t ,r a ,� F � y °• !ter 1,, ,,r'•1 �#•� i� %' ` ! 1 �..� Y t)�� �: f j 1t i: Ilk .iii'. 'v..4•... "ma's. - • Legend , A ,, 4;�� "WW/cf d „. ^ 1, ••••• Specific Plan Area 'fl9 (h, , - . a. Figure 1.4:Aerial Photo I ' • r_ • `. ..... IL, JiMaffilligit 111."1". .1.41111.111 nil --'..111111.1.1.•. MIMI rt • August 2024 P�1� � e•k-.---- ,‘..ofilkw '.':.'4.' . .7.-lor-- VS, iy.' '4-,' .1k sa.'-'?-. P -_, ,,%. -, 4..., .. ,_1,4,11.."'"_:e'... , ': -- '."___ - : '''' '*"'" . ii1Cairle, 4104744114tC""-V.,-"2-.`'.=•-•''..1r4:4•4,4-ST. .- ---7,:r -' I'l'r..--,7-1- - ',, _. . , , , .1-.rt, r---,,-.--„, ,,,,,,,,,,,:-1,, .,., N.......-- , - . ..,- i - - - ,... - 1,....„- - -, , -• ,i - 1 ii-,1-4 - " , . ,, ,,,',7,,j,,)A.' _-`..7' •-,,l;,_ .. II 'II- iv't1 z y ; " 1 ile-viv..-------)F-7... -.--- ' ,14, 1 -....,6,.,. ‘.1: ',. L',:... tio .....-. ,1- - m J:4,1? . ' t4'-1• A. \ - . 44 ; 5( I , i 4 :• ,, __ • .....,'4,-, ,7z-.. -,..,,, ,„,. ,'•• , ..r r- '' - -- — -•" Ill--2'1., . 'r . '• i t.:;,' ' 1. , ' - c V ', r •4 •"'"0.! #11%) •., - -",''-f-,x,2z, '...-' , ', ' . .1-.. f!' ,. .. ,1, ,'""". "..- ',:.' -•, '-. 'lg. ..;.., ° 41.-- --':'. :- ' '' - ,, - ,!...:_ 1 ,. --"p, - '• -''... , "• , ' i -, ,„-<,,,i.',„..,-'<•z) .- - „ 1 1 ... — , ' \ 4r, - ,i4ro .„.., Ir.`, -'' ' • , . - , • • r ?, , I I- it i .... 4 .1...AV-1%-...41.• , ' -..-../'..4.(.... ......A „ , .., ' ''' : rr, .1 ''''..--'...' '..... '-a"''''vril..! °".'‘..'' "-' F 7 , ,-.. .,-.F.,,, . ';'-',-•;‘,1...,'.1.: . -,, ',„.".,,, '—.!-.-' - .. , c-5;.'„,,..., - -e ,,, ''',‘,., ''... i.foz.,*>!*.. , f. .1\ \ - ' -t 44 _. !,, .,,,:t..,,,,k. - , ,el.r. 1 ' .• .N..--'%. '''44. F.'". -'•"... 4.. .'..... . .'''' i',.. 4.. ' ' 4' 4-.>.i., ,...'1.- .-,,vv-,,,„, ., - — --,— ' , !it,',, p ;, -- i ii ,1 L' :,_,:r----rit4. ,,--_: ..,- Fm•!, -tir ...gm- ...- '<',..,4 ),,', ..... ,. ''`b...,'',-.'.i.,---:,:':, : 4., _tit;... •s _,,,--- .---.,_ 4>,‘ .,,,, t• 4.c .,.. ..1 ., ,t_ if,,S,....1k. .'V r r-t J. , •,1,.., , ...,..?-- - Nz.i.ft, : r''''''4.-• '.' „"- /, 5., ; .. -.:00-V-' -.31-."",04.4.-!' ;:i*,-$- „ \z1s444, •,„,„ .'r-1.-,..-^„..... ,(.4,...., ., , .,. ....„. ,,,..-7*, 'z'., : :'.. * .--• .'''''''''-T-Af'...; ''-N. 'N. `1;,(40404*-- ';' '. i 'f---[ 1-C-. -. f 41. ''44441410k -•'*'''''''' '‘'' --.'"*''''' •-i'.4"-- ..-;;;•-:, -- •.'i % \. , - f ' • '-' ' 4:Lk ... .ir - .'-4k--a "21'1 . ".%'-'1i:1": r. ...)te k,,, 4P44‘, ' --"--::(‘. -% 7..:0 .-it"'4airc -‘, s.'. . • '• ' ' -.-.,..„- r.,,,,:....; ,-;,..,„, ..._ittc: ..:.: 5,,,....4 •-,,f--- ,,, . r,- 4 ',',. _,It 1 1 ', - -,, 0°' 0 i 44":\---vq---, , e. vka ri .,Ai -1,es,,,, *---,„... ,. 4.„ 7, ,,,,-4-.-4x'-"tie'4 . " 1 ..7.':111..rs •-•' .. . '...., if i --„,: ' , *.,,,, - jf r A,IS 4.•'‘,.,I. I -0, .,;_•., .• 4 T. 1' ''''''....'''',..."NS '"• •:....Si,' i ' is,. ''''4 ..,' D so s I, • - .` '''... .-4- - V , ,r-s: '4-' .m • ,a,....4••-iNes..... Key Map 7, . .,. . , 404 ' ......... ,... , - -- - r,-;.. ......---.44,444 rizigv• - i f ,--:-.L; _......,---. .....„,-- ,........,.. • • - ...... ___-- ........, '14P.--vvoiir . ___..., ___,."-- - '`...- ••.,. - - _ _-_. -7-•-•--,%,..- _ ._;. - ' .:,:. _ '''".-' 'INF'- .•. 1 - -' ,--.0,- - _ . . ._ - • •-e- ,,.,, ".3,.. .. - • .. -- . . _ , amou.tat.t,' - -44' - a :,`,.. C.-wt.- •Ari,.. "-N , , ...."' , .,..--- ..- ri-- 0 - Existing Off-Site AES Facility(Looking Southwest) ..,., ii...- wirriir I II .....\1; .•'1 If. Aomia- 4''T.--i.--r ''.. ,..iii: - --: • 7,3 IIIIIIIIIIIL%bb4:,„ki, -• .'.' -II * .--- - , - • • i 't r. --- - - - - ....-=1... • - ".-, ,....,,,r,.. -„_,,,'7.-.........:_—- 1-E"-------4--_„: „..,... -10, ,-, „,. .. . .,,, l';',:.- ... ' '1-, -..-- 4.,,„,--,;*--. ."='' ' 1-.) '4;‘,' ..- -, ' - 7--"----.,..._..- ---.=--- --... .--., ---7_1.4"1"grailatiefiw. ''-''' , - .:- •-;- ''''' AL ..._. .,." .., ..r.-irirlrrir-r- „id si .... - tS:*-4•:`.'.„;:-. .- • "-r-r-r-,-. ______-1 ---- Proposed Off-Site AES Facility(Looking Southwest) Figure 1.5:Photo View Simulations of Existing and Proposed AES Power Facility Page 1-8 August 2024 'P' ,-;:::.; AI 0, . lie ,:'11 i __if;_ 1,It 1; , - _ .7,„-._;:,-.- -.ale-- •-• ',1 ,;5°-"1. 1,'-`-e' itial..1.: ',: 1-. ..",, i. ,i,..,., ,....;,,,,- ..,..„.,-- .., i ,,,vs4,f.4.,.,-- 4....„ , , „. t,i„,...... _ ,. ,-7,...) ..,._,- -- -t- , - f'l-"' L,4,,'...__, t , ,-,,, ., [ fii _ -,"' - -.11:„ ••,_: ' ---''''i -:;:11."'"f-p-- . e• q." ' ".IP?1} ILL., C.,,,41' 4.•,-: f ' 7 , '-- --.:::;r-. -:''';',. N\1/44,„)..,N'' '' '. t:ti4 ' ')- r' -.. ;;•',- II ' ' ,,V i W..t.r . 1/44",. _, - 2--,-t- 4:744`N ') .„ — ,--, , "-......, . I _ .i ._ r: ,-.., i., .,. , ' -71'..•/'-. to,y i ,„‘.. j„, H *,•,,,4 „;••• dd 1,, '* ., _,.- „. •-,1,‘ __--'* ' IT•—•-4 ... , ' , \*117# - • C i 6 . ,c44 ',ow. , -::._,...., .. •ii — , 1. , rr ,i) ii•r:'.1 :0, .ix-no,i,r4r4:f11/7 ir77 ... c iz '.,., ;,,.',,,• .) , - - ... ;1- i . ,%,,,, ', ;Of'.., i,.:. , '',,,, •.\-t, •,•':\_ . .•;:',, * ..' .:I' 70 '.-.. .. ': ,- i, • q' 1' A ,11)-yi-il,, ,...., i . • .a, - I 4,i.,,,-_,4%.,.:-..t..-1. . .4,, .. , , ,;, ...-y,21/4, ,..- . ,;.,i;,,,,,_, -:,, - '",..A. ,\.. - . ,... ,r t.- , 1:,,,, 4,r„....47.1,1„,2,,,,,.;-:. r•.J,_:,,-„,„ I - F. 1 ligki\...rt f.:***1 ..11.1't 4, ,l_ •/,'-,\;',":4k.P. -,!;-", '",'I..... ' .‘ 1Ih4 ;:4-i,•_'..ti,_,,,,,_4;A, A,L.:1'..1,ii it' - V,-5 ::,-.7-I; --' ' 4 '••i. .‘ ',•\ ''. ' '''''''•- '''';" - '''4. l'N)l ,s'';'''... -':\ ir:-T.:*"1:,''... 1 \f. eI c ' , *.- -, r 1". 41, 441:vs. * , ) - , , c , -..,• kip- Ir. ,..„. _....... , , ., ......., , \ r • , ; . - - . _ .--,,,, - - - ,s•-_, • .;,-. ,...;--_,,, , -,,-_ -. , pt r. .7.-. ;, ,4-, ,..±-.-, . •! u.. ,-„,,,z„.., ',,, A ,e,'^'..,' ce;.; ,,,5,, , ,; 'r:-,.• ' \ \,\. 1 ,, ..7— ; ,l& ;Ilk •MS,Cs.''' -...• i-q•'.4*d,A_. -4"4 ....- ."-",`'.. , ,i'' j'i A 04 ',"•,:"' . . , i' ;- r'.: .s.- ''' f T., Ft J11-,“?.ti:PAri rib rw, .44.--,';' ,g• , , ;.•." 4_, ... ' ' ki,„1,_.r.-..41.1w '-'4.-4...7 '4"q,4;...N,„,„,. A:"...:„."1.-"-' Al''''• ,,i;;',.. .,-' ':- Aillibi, '::k.S.>"''.• ''' '.. '' --, " I' 1 ., 'AIL s i., • ' /7"..--,. •et g -,y-.---A.", ''..• • T'ir.rm•-y'Z a 4.i 1 k.l',,,,.':*";''''''....''' ''',7-6-: 4. • - -,- .'," ',. 4 .,,- , VP • T.',•• . •-•,;.rt. .,./'' I; 421 •4 4.4.1. I , C 6 ". 'a *a a Key Map 1 r...1" .._... . . .. s..i.4, , t ...--- c ............. -- .__,-....- 6'. ''11 4,Flr'r[.14.111'. '• _ -•' ....,.. .- o .--."----r- u ^ - u_ . • 411Pr ' • 2 ., , •- o Existing Off-Site AES Facility(Looking Northwest) II ionmpaolliPaolvinooloommum......... -44 ,, I ' i • - - .............— _ 14.06, it. u --,. m leit 00 .... . +. -, ...-e."..-4.-p. ,..,. .a....., ..,-,.2.: ...... ,,,,,.,fibe6V•orAgitite§i.4. 4 —1....1 .-: -;7 -- ---,_ --: --. '-'7`,-,,,,,„-, -,.- 4 , ..- , 4- . • 4, . 4- 4- .._....• -.......-. -4-. --0• ____ _ .... • .,, a) 1'2 2 ,3 L/1 Proposed Off-Site AES Facility(Looking Northwest) Figure 1.6:Photo View Simulations of Existing and Proposed AES Power Facility August 2024 Page 1-9 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(LUP Coastal Element)—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 LUP.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 Implementation Plan.The Specific Plan will serve as the functional equivalent of the Implementation Plan for the subject site t6P because it contains the coastal zoning requirements that must conform with the,cquh,eJ by requirements of the LCP LUP and CCA. Page 1-10 August 2024 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. III1---�. -net v �`I\i ...... ...•' YAM; cOUNTAIM1 ZONE 1 •♦ I VALLEY s ` . isArE. 11 I 44, •\\COOUNF OF �.f4•--�• TAL3ERT ' b RANGE :BOORMCA) •,'. ♦• i ZONE 2 '\ ' lir I.i"'S • 5t PAanIC • O M ^(EAN ♦♦•• ♦♦ . '♦ ZONE3 ♦ INoAAPou6 • 1 . _ ONr )1 y 4'4 .a��' 10.V,'QV Legend ZONE4 •rye ; I Specific Plan Area • . . ; COST —.— City Boundary j MESA - Coastal Zone •▪ ZONE5 (; (` N NTS Figure 1.7:Huntington Beach Coastal Zones August 2024 Page 1-11 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. 1 or: RM—sp Rhodesia Dr. • v G•• v _ - • Bermuda Dr. m • 7 •• . • N Linn ahului Cyr 5, • S • • �G9 •• P a s., • Manab Dc c'• • C • d• aiKapaa Or. cu• °pn •• Al ova Dr a •• C m • o Playa Dr. m O7: S—P NNN 0 S NM 'C 4 3 OS_SNNS•_ NNN �e� t NTS o 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 August 2024 1.6.4 Existing Zoning 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. SP- 1 0 -_ Rhodesia Dr. Bermuda Dr_ II S • • • $ Kahului Dr. ► , -P. . . . . . . . . . ` r... .. .• . . . . . • • • ■ �'.0 '3 Mahal°Dr � I■ -dr+� Kapaa Da n o y o° C c t / wona or. 0 : : • •. • 4����� • /TI1I [ III qCm O. Maya Dr. ,. .., sa ft, / r 4k. „ d , ..".-4rab:. iiiivi , „. 4 to a .•.. 'NO' ce iiii. c,,,.<7,„ s _4 'a, .fir + ) ems. . • • - ... • �• ' • / 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) August 2024 Figure 1.9:Huntington Beach Zoning Map 2018 Page 1-13 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 August 2024 RM—sph �aDr otl ,. Bermuda Dr .. r r (.1) I N .� o R M—s p Kanulw Dr C� N O th �'�� `• O 3 M1!ahalo Dr. i \ Ka paa Dr \ • CV-Sp \ FAR:1.5 \ a«na D ! C` A — " Playa Dr NNN 'OS—P 3 m os- i J • os—s n r NTS 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) Open Space-Shore(OS-S) Overlay Suffixes sp Specific Plan Overlay Figure 1.10:General Plan Designation as Amended August 2024 Page 1-15 JIL [ P_ 10 I --- Bermuda Dr. 0 - i . . • • . . . . . . . - • • . . . • Kelm,.Or. • . . . . • • . • • . . • • • pr. � SF1 8 - # Mahatopr__ • 01 ��• Ka Paa Dr. 4 i! .Mond Or. `� /__Y_I I I 1 I I I g C 4,410, Playa Dr. 5r. ' 74*' ' 4*44t*/ — , 4 Mill .....: Att.:, *4/ -.pi" .„, _41,0 IP '.4„,..A4,,,J iii.S.• <,,,,;,,,,,0"..4 • N...# . .. ••'•. . ` i / 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) 11611 Industrial General (IG) Oil Overlay(0) Public-Semipublic(PS) X FIRM Areas A&AE(FP-2) Figure 1.11:Huntington Beach Zoning Map (as implemented by this Specific Plan) Page 1-16 August 2024 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. August 2024 Page 1-17 [This Page Left Intentionally Blank] Chapter 2 : Administration 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. 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. August 2024 Page 2-1 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. If any changes to this specific plan are contemplated,the changes shall be submitted to the Executive Director(E.D.)of the Coastal Commission to determine whether an LCP amendment is required.An amendment may be major,minor or de minimis(as outlined in the California Coastal Act),unless the E.D. determines that no LCPA is legally required. For purposes of City review,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 August 2024 Chapter 3 : Land Use Plan & Development Standards 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 consistent with the Local Coastal Program(LCP)Land Use Plan(Coastal Element of the General Plan),as well as being responsive to the policies enumerated in the CCA.The vision for the Specific Plan area,as guided by the LCP and 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, particularly lower cost visitor serving uses,and are included in the land use plan.The visitor-serving uses proposed for the site include a lodge(hotel)with a minimum 25% of total hotel units to be lower cost units,and ancillary retail uses (primarily restaurants).The residential component of the land use plan will consist of single-family detached and attached homes.The Specific Plan includes a minimum 20%of the residential units as affordable units,of which 50%will be made available to income qualifying employees of the on-site hotel and as otherwise described in Section 3.8.2.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 he public use.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 across a range of income levels 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 and are enforceable by the City of Huntington Beach.The regulations are intended to provide.govern the pa,ainctt,s in which a specific Jevek,p,n ,,t proposal ,Hay be approvcd approvals of future development proposals,which ensures consistency with applicable land use and zoning laws, including the Coastal Act, Local Coastal Program Land Use Plan(Coastal Element)and implementation of the requirements that are described herein. August 2024 Page 3-1 _ 3.1.1 Guiding Principles ' .` lit The following planning/design principles shall influence the '`• development of the planning areas: • Create a successful mixed-use environment that _ - incorporates residential neighborhoods, a Ledge hotel. I `"'L q. 4' '� restaurants and ancillary retail that complement each : , ' r.n ` \,�'F, other; y ipa.. _ •• ' Yi '4\ ; ',1 ' I'` hi • Establish a buffer between new development and it �r�1 i �; sensitive wetland resources by creating a new upland ;, q , habitat area adjacent to the Magnolia Marsh; • Provide public pedestrian connections within and 111 from outside the specific plan area to residential neighborhoods, parks and visitor-serving uses; • Create opportunities for public access and interpretative id! 3 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 signage+n to on-site public amenities into the streetscape;and •• ` • Develop high-quality architectural designs that respect and celebrate the coastal lifestyle and culture. Page 3-2 August 2024 3.2 Planning Area Program The Magnolia Tank Farm program is illustrated on Figure 3.1:Planning Area Diagram(Updated 2023).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. _� 112 , F ": rn , ,F*-.l,ram �, g q..i�,.: ,. llhe•1-... t/'s..111.111 SUM UMW 11,WWI" r„ Marsh Park PA 2B s ' Bermuda Dr. ce r t '1 • 'a ,`• Magnolia m Park L_, PA 3 %. 4e RM 0 �° ' Residential `,. Lwt y*f *,. PA2A PA2C PA PA4 '8 . ,,. CV ♦ Lodge&Rc,,. t S Marsh Buffer •-� �� ��‘, o�� Banning Ave. 'i, -PA 2 D eke, Cam. Magnolia Marsh. 0oa t " , � , N T S i Legend ...... Specific Plan Area PA 1-Coastal Conservation(CC) PA 3-For Sale Residential(RM) PA 2-Open Space-Parks and Recreation(OS-PR) - PA 4 Commercial Visitor(CV) Figure 3.1: Planning Area Diagram(Updated 2023) August 2024 Page 3-3 { r ' 1 z �• 1 --•- ''A 26 ', �i �t ,,,,- Bermuda Dr. or t ' Magnolia � , Park I PA 3 l j j �� �\ RM 0‘ < : ' ' For-Sale Residential , PA 2A SQL / Marsh Park fct a ti;:,\:, ...soilp,?;?...„ .,..al , \ PA n + ie, Lodge,Guest House,Retail \ j lit Marsh Buff '' \ � a� � �' BanningAve. ` \�% ',I PA 2D , t t Ft Magnolia Marsh .�o\\a o s 1 : " NT �►. k,.` .' 1y . 11 .$1 tp 1y Legend •••••• Specific Plan rea PA 1-C stal Conservation(CC) PA 3-for Sale Residenti RM) PA Open Space-Parks and reation (OS-PR) - PA 4 Commercial Visitor(CV) Figure : Planning Area Diagram Page 3-4 August 2024 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 Density/ Net Maximum Total Open Intensity Acres Development Space Acres PA 1-Coastal Conservation(CC) CC 2.8 - 2.8 PA 2-Open Space Parks&Recreation(OS-PR) Parks - 279 - 2.g PA 3-Residential(RM) 18.9 fer Sale Residential(RM) 15 DU/Ac 250 Units - 17.05 PA 4-Commercial Visitor(CV) iosige Hotel +7-5 215 Guest Rooms Up to 230,000 GSF 4.32 (211,000 GSF twi _g etresthrovsr} 40 R.o„.s Hotel and Guesthouse; 19,000 Retail GSF) GRAND TOTAL - 29.0 - 5 6.84 'A Gunth u3e p,oridos budact g.o„p-a,.,,,,,,111„datiuns(c.g.fa„ili�3 y uth 4,.rts tcan,s and „ n-p ofit o.ga„;,.atio„s). 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 1 ii imum 70-foot wide Coastal Conservation(CC)area shown as PA1 on figure 3.1:Planning Area development setback from I luntington 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 ,,iinimum 24 foot wide public trail will be provided through the CC a, rtreethrg-Megiielia street with opportunities for the public to view both the marsh and the ocean.The 24 foot-wide public trail will bc- the I luntington beach file DL1JeitiiieiIL-ftcfeI tt i August 2024 Page 3-5 The MTF area inland of and adjacent to the OCFCD maintenance road is land use designated Open Space —Conservation and zoned Coastal Conservation.Within the specific plan area located inland of and immediately adjacent to this CC zone,a public trail will be provided.This trail will extend from Magnolia Street to the northern property line within the CV and OS-PR zones,inland of and adiacent to the CC zone. Within the CV zone the trail shall be 24 feet wide and shall be composed of natural, permeable materials, and shall also serve as a fire access road.Within the OS-PR zone the trail shall be a minimum 10 feet wide,and composed of natural,permeable materials.The trail shall be aligned to provide unobstructed, continuous public views of Magnolia Marsh. Public access signage shall be posted at strategic locations within and adjacent to the MTF site,including but not limited to,along Magnolia Street and Magnolia Park, at Marsh Park,and at public parking locations within MTF. 3.4.2 Marsh Interpretive Programs wetlands;nterpretive programs for Lodge guests and the public through interpretive signage and access to docent-led tours of Magnolia Marsh. ring-pFart..-re hotc-Egacsts and transportation to the I luntington Beach 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 organizatiun. Details of an Outreach Program that includes wetland tours and interpretive programs to be conducted by the Huntington Beach Wetlands Conservancy(HBWC)for the general public and hotel guests,will be prepared for the review and approval of the approval authority and shall be included with the application for any CDP in the CV zone. Details of the outreach program shall include,but are not limited to,the requirements listed below.The approved outreach program shall be established and memorialized by a Covenant recorded against the legal parcel upon which the hotel will be developed at the time such legal parcel is conveyed to the hotel developer.The Outreach Program shall be finalized as part of any CDP approval for the hotel. Evidence of recordation of the covenant shall be provided to the approval authority within six months of recordation and prior to issuance of any building permit for the CV zone.The Outreach Program will also include a description of how the hotel operator,in consultation with the HBWC,will provide Page 3-6 August 2024 outreach to disadvantaged communities to solicit participation in wetland tours and interpretive Hamilton ` programs offered by HBWC including the Ave. ' following: 1 . t, 4 • Establishing relationships/partnerships between the hotel operator and non-profit organizations that provide educational/ x c h rt, interpretive programs in disadvantaged o• r��,,• Bermuda;, communities with a goal of attracting -.•i — • br. �,";,. people within these communities to i ' * Sid participate in interpretive programs at 0)• .,,./ • the Huntington Beach Wetlands and visit ',s • 0.-••• , ••• Huntington State Beach. •• I Banning Magnolia •i••• Ave. • Creating and distributing outreach materials Marsh (,,' targeting school districts with Title 1 schools m Ad`''% o to solicit participation in wetland education cod0,0 s`� see, �`° programs and community service projects �h dy i 4)* offered by the HBWC. 6 NTS a Legend • Posting information on both the HBWC Specific Plan Area website and the hotel website notifying the public about interpretive offerings Potential Limited Access and opportunities to participate in special II Internal Loop Road events such as Earth Day,Coastal Cleanup Hm Trail Day etc. Figure 3.2:Coastal Access • Creating cultural interpretive programs for the public in cooperation with local Native American Tribal groups. • The hotel operator shall provide opportunities for transportation for disadvantaged communities to the Huntington Beach Wetlands to facilitate participation in wetland tours,interpretive and educational programs and public service projects. August 2024 Page 3-7 • Establishing relationships/partnerships with environmental organizations such as the Audubon Society and others to provide bird watching opportunities. • The details of these requirements shall be reflected in the required Outreach Program,including among others,funding sources and minimum frequency that transportation will be offered(weekly, monthly,etc.). The outreach program will be based on that certain Collaboration Agreement("Agreement"),dated July 31, 2018,entered into by HBWC and the owner of the Magnolia Tank Farm Property to provide public access and implement educational and outreach programs through a strategic partnership between the parties.A long- term funding mechanism was also established to develop and implement such programs in the Collaboration Agreement. The eastern end of Marsh Park,located on the north side of the CV zone(PA4),will serve as a staging area for hotel guests and the general public who are participating in wetlands interpretive programs. HBWC docent- led tours of the wetlands may use the existing bridge over the Huntington Beach Channel to access the marsh.The gate to the bridge shall remain locked except for use by HBWC. Interpretive signage designed to educate the public about the sensitive wetland and upland habitats will be placed in Marsh Park to augment the organized tours conducted by HBWC. 3.4.3 Public Parks tL I lUntington State Beach. Marsh park, located on the north side of the Lodge, fs designed to serve as a staging-ared-far duecnt ILd tours of Magrrvke-Phaislrai r&i re4oeutian for interpretive sigi;agc inf.rnnii;g the- public on the value of wetland resources. There are two public parks in the Specific Plan area totaling approximately four acres.The existing private property fronting Magnolia Street will be re-purposed to create a passive park, Magnolia Park,that will be open to the public.The park will include a minimum eight-foot-wide decomposed granite trail, benches, activity nodes and native landscape,among other amenities. Magnolia Park will be a minimum of 2.47 acres and will extend along the entire length of the property along Magnolia Street.The park is designed to facilitate pedestrian access from Edison Park to Huntington State Beach,as well as to the MTF site's internal public trails and Marsh Park.The second public park,Marsh Park,is located on the north side of the CV zone and runs the length of the HBFCC to the northern boundary of the Specific Plan area. Marsh park will be a minimum of 1.52 acres.The park will provide a staging area for HBWC docent-led tours of Magnolia Marsh with interpretive signage,as well as benches,trails,tot lot and native landscaping,among other amenities. The staging area will be concentrated nearest the CV zone. Both parks will be linked by a single public trail Page 3-8 August 2024 with unobstructed marsh views that traverses the CV zone on the marsh side of the hotel. Magnolia Park shall be open to the public prior to or concurrent with the issuance of the first occupancy permit for the residential units. Marsh Park shall be open to the public prior to or concurrent with the issuance of the first occupancy permit for the hotel. Signage shall make clear that the parks are available for use by the general public,and that parking within the MTF site is also available to the public. 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 hotel,parks, 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. All hotel employees shall be offered free Orange County Transit Authority(OCTA)transit passes,as well as other incentives to encourage non-automobile commutes and/or carpooling.These shall be described in detail in the Transportation Demand Management Plan required in Section 3.12.2 Transportation. 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.Although privately owned and maintained,the interior roads are open to the public for vehicle,bicycle,and pedestrian use. Public parking spaces shall be provided along the entire length of the Loop Road and in a parking lot near Marsh Park.Residential developments within PA3 are required to meet the parking standards identified in this Chapter within the development site(i.e.residential projects are prohibited from using parking spaces on the Loop Road to meet minimum parking requirements).The Loop Road shall include signage making the public aware that public parking is available along the entire Loop Road and at the Marsh Park parking lot. Entry controls such as,but not limited to,gates,guardhouses and guards are prohibited on the Loop Road. In addition to the public parking within the specific plan area,the owner/developer of the Magnolia Tank Farm property,pursuant to a development agreement between the property owner and the City,shall construct curb,gutter and sidewalk improvements along the ASCON property frontage on Magnolia Street and Hamilton Avenue,as well as along the specific plan frontage on Magnolia Street,for the purpose of creating additional public parking spaces.These on-street parking spaces shall be available to the public. Parking limitations are discouraged but in no case shall parking be limited to less than five hours between August 2024 Page 3-9 6 am and 10 pm and three hours between 10 pm and 6 am.These parking spaces shall be free of any additional time restrictions other than those that exist throughout the City,such as restrictions necessary to accommodate street sweeping.The street improvements on Magnolia Street adjacent to the MTF site shall be completed prior to the issuance of the 200th residential building permit. 3.4.6 Signs A detailed Public Access and Recreation Signage Plan(Signage Plan)shall be prepared for the review and approval of the approval authority and shall be included with any CDP application for residential or commercial development.The Signage Plan shall include each sign's content,size of sign,type and size of font used on the sign, method of posting the sign,and locations where the signs will be posted.The Signage Plan shall prohibit any signage that limits public access on the MTF streets,sidewalks,or within the public parks;and shall also prohibit limits on public parking.At a minimum the Signage Plan shall require signs directing the public to coastal access opportunities,that the signs will be posted in conspicuous locations within the parks,visitor-serving and residential areas.Signs will be posted on Magnolia Street, in Magnolia Park and in the CV area zone(PA4)directing the public to the public trails and amenities on site Mead within tlic CC aica -RA1). Interpretive signs shall be located along the public trail located near,but outside of,trrthe CC area zone. Marsh Park shall include signage at the edge of+the CC area zone informing the public of the need to protect habitat and the need to prohibit access for that reason. A planned sign program shall be submitted to the Community Development Department for approval.This signage shall be included with the Signage Plan described above. The Signage Plan shall be included with any CDP application for residential or commercial development within the MTF site,for the review and approval of the approval authority. 3.4.7 Covenants, Conditions and Restrictions (CC&Rs) Prior to issuance of a coastal development permit(CDP)for development,a Home Owners'Association (HOA)and Private Property Owners'Association(PPOA)shall be established with CCRs.The CC&Rs shall be submitted to the City and approval authority 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; • Provide for maintenance, repair and replacement of all HOA-or PPOA-owned improvements within the common areas including landscape, irrigation,the publicly accessible private Loop Road,common vehicular driveways,public and private parking,public and private recreation amenities,public and Page 3-10 August 2024 private 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 loop road,public parking,public parks,and public access trails within the specific plan area PA1 and PA2 or close off L 11 b,,tl r any of these amenities for the exclusive use of the residents or for any other reason; • 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; • Guarded and/or gated entry and/or any limitation on pedestrian,vehicular,or bicycle access into the development by the public shall be prohibited;and • Include the approved Coastal Hazards Notice as described in Section 3.14.2(5)Addressing Sea Level Rise within the Specific Plan Area and the Superfund Site Notice as described in Section 3.6.5 Notification for Superfund Site.These notices shall be written in plain language in both English and Spanish. The CC&Rs shall be submitted with any CDP application for residential development in the MTF area,for the review and approval of the approval authority. A copy of the final,approved CC&Rs and evidence of their recordation shall be submitted to the approval authority prior to issuance of the CDP. 3.4.8 Resource Protection Each of the following shall be submitted with my CDP application for residential development 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 the Coastal Conservation zone PA+including but not limited to,appropriate fencing and barrier plantings,education and signage,and identification of responsible parties.The plan shall require approval by August 2024 Page 3-11 the CDP approval authority.The plan shall be distributed to each homeowner/occupant, upon first purchase and/or occupation of the property,and annually thereafter. Any CDP application for residential development shall include the Domestic Animal Control Plan,for review and approval of the approval authority. Pesticide Management Plan An Integrated Pesticide Management Plan(IPM)shall be prepared that, applies in all indoor and outdoor areas (other than Vector Control conducted by the City,County,or Special District).The plan shall incorporate IPM principles including the long-term prevention and management of pests using the most effective strategies that provide the least risk to human health and the environment.The plan shall outline,at a minimum,the IPM goals,strategies,documentation and notification,responsible parties,steps and details to the removal of pests,timing and frequency,and the approved chemical pesticides.A California licensed Pest Control Advisor (PCA)must provide written recommendations regarding the appropriate pesticides and adiuvants for the respective circumstances and species.The State product registration number(s)should be provided along with a complete description of how they will be used,including criteria and limits for if/when/how(including frequency and total number of applications),precautions that would be taken for application within 100 feet of the Coastal Conservation buffer area and potential runoff,considerations for pollinators,and triggers for adaptive management or remedial actions. In no instance shall spray herbicide application occur if wind speeds on site are greater than 5 mph or 48 hours prior to predicted rain. In the event that rain does occur, herbicide application shall not resume again until 72 hours after rain.Herbicide applications during the rainy season shall be timed to avoid rainfall events. For all work involving chemical applications,a PCA or Qualified Licensed Applicator(QLA)must be on site.The plan shall be distributed to each homeowner/occupant upon first purchase and/or occupation of the property,and annually thereafter.The hotel operator shall comply with the approved Pesticide Management Plan and shall retain a copy on-site at all times.Any change to the IPM that has the potential to impact vegetation and wildlife within 100 feet to the CC zone shall be reviewed by the approval authority as part of Section 3.10.1.xii of this specific plan.Any CDP application for the MTF site shall include the Integrated Pesticide Management Plan,for the review and approval of the approval authority.. Information Packet To ensure the continuance of habitat value and function of the adjacent designated Environmentally Sensitive Habitat Area (ESHA), Magnolia Marsh and the Coastal Conservation buffer area,the-deve-leper- shall provide all property owners or occupants within the Specific Plan area shall be provided with an Information Packet at the time of purchase that explains the sensitivity of the natural habitats on and Page 3-12 August 2024 adjacent to the Specific Plan area and the need to avoid adverse impacts to Magnolia Marsh and its buffer area including the prohibition of planting,seeding,or otherwise introducing any plant species listed in the Cal-IPC Invasive Plant Inventory in landscaping throughout the Specific Plan area and the additional prohibition of all non-native plant species and cultivars in the Coastal Conservation buffer area.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 and rentals of all housing units.The hotel operator shall also comply with and receive a copy of the Information Packet and retain a copy on site at all times. Any CDP application for residential or hotel development at the MTF site shall include the Information Packet to-the- Con innunity Development Dcpert,,,ent with the application for the fii st Coastal Develop,nci it Pc,i lit for review and approval of the approval authority.. 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).The roads and utilities within the specific plan area shall be waterproofed and designed to withstand the corrosion associated with a high saline soil environment(e.g., appropriate concrete admixtures for roads and wrapping for utility pipes). 3.5 Permitted Land Uses Permitted uses shall be allowed pursuant to the RM,CV,OS-PR and CC districts of the HBZSO. Permitted uses in each specific plan land use category and zone shall also allow for adaptation measures where there is a demonstrated need to address impacts from sea level rise or impacts arising from the MTF site's proximity to the Ascon State superfund site.Adaptation measures shall be most protective of coastal resources, including but not limited to, habitat and public access and recreation. August 2024 Page 3-13 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. Table 3.2: Development Standards Standard CC RS CV'-2 RM3,4 Additional Notes Minimum Building Setbacks(For All Building Stories) Building Walls exceeding 25'in height:The required interior side or rear setback adjoining a From Magnolia Park 0' N/A 10' 3' building wall exceeding 25'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'in height,excluding any portion of a roof,and located on a lot 45 feet wide or greater,does not require additional From Northern Property }g= setback over basic requirement. Boundary N/A 0' N/A 15' N structures,including accessory structures requiring footings or foundations,other than patio covers,shall be allowed in this setback area. Patio covers in this area shall be removed if they interfere with any necessary adaptations. Building Walls exceeding 25'in height:The required interior side or rear setback adjoining a From CC urea Zone N/A 0' 10' N/A building wall exceeding 25'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 10' 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' Page 3-14 August 2024 Table 3.2:Development Standards Standard CC PRS-a CV"2 RM3'4 Additional Notes Measured from alley curb or from back of sidewalk. Driveways must be less than 5'(no parking Garage(for parking to be N/A N/A N/A 18' allowed in driveway). permitted in driveway of home) No driveway depths between 5.1' and 17.9'. Driveways must be equal or greater than 18'(for allowed parking in driveway). Building Separation N/A N/A 10' 6' 30'from garage face to garage face,architectural Garage to Garage Separation in N/A N/A N/A 30' projections may encroach 3'provided separation Private Alley. meets Fire Department Standards Building facade surfaces shall not be>70'without Commercial Building See a break,recess or offset measuring>6"in depth, Facade Articulation N/A N/A Notes N/A or a series of offsets,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 be>40'without Residential Building See N/A N/A N/A a break,recess or offset measuring>6"in depth. Facade Articulation Notes 10'average setback for upper stories shall not be required. Projections into Setbacks(feet) Fireplace(feet) N/A N/A N/A 2.5 Cornice,eaves&ornamental N/A N/A N/A 3 Maintain a 30-inch clearance from property line features Mechanical equipment shall be screened from See view;mechanical equipment and cabinets to Mechanical equipment N/A N/A 2.5 Notes comply with a 30-inch clearance from property line Uncovered porches,terraces, At 3'setback:encroachments must maintain a platforms,subterranean garages, See 30-inch clearance from property line. N/A N/A N/A At 9'setback:said architectural features may decks,&patios<3.5'in height Notes serving only the 1st floor encroach 6'front,3'side,5'rear,4'street side Stairs,canopies,awnings& N/A N/A N/A 4 uncovered porches>3'in height Bay windows N/A N/A N/A 2.5 Maintain a 30-inch clearance from property line Balconies N/A N/A N/A 3 August 2024 Page 3-15 Table 3.2. Development Standards Standard CC PRS,6 CV1•2 RM3'4 Additional Notes Minimum Usable Open Space(SF) Total Open Space SF/Residential N/A N/A N/A 150 Combination of private,common and shared Unit 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 dimension; Space SF 100 spaces can be aggregated.All private open space can be on open decks on any floor. Minimum dimension 10';setback areas cannot Common Open Space SF N/A N/A N/A N/A be utilized;no window offsets required.Does not have to be open to sky. Minimum dimension 10',setback areas cannot be Recreation Facility Area N/A N/A N/A 15,000 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 cluster,attached Residential Lot Coverage N/A N/A N/A 65% 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 such as motorcourt Residential Lot Size N/A N/A N/A See clusters or attached homes.Small lot Notes development shall have a minimum lot size of 3,100 SF and is not subject to an average lot size. Minimum Residential Unit Size SF N/A N/A N/A 500 Side by Side garages(20x20) Minimum Interior Garage Size SF N/A N/A N/A 400 Tandem garages may be 380 SF(10x38) Minimum Site Landscaping(%) 60% 8% 8% See Chapter 232 See See See See§230.78;when appropriate,trash and recyding bins Refuse Storage Areas N/A Notes Notes Notes may be located inthegarageorsideyard 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 Can be oriented to all four sides of a building Notes Page 3-16 August 2024 Table 3.2: Development Standards Standard CC PRS,6 CV1-z RM3'4 Additional Notes Permitted above the 35 foot building height. Structures along Magnolia which are limited to two stories are not allowed to have rooftop decks. See Roof Decks N/A N/A N/A Maximum of400SFofroofareawith solid rail only. Notes 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 their Roof Area(Multi Family Buildings) N/A N/A N/A See roof design and elevation,however,there are no Notes 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 Walls N/A See See See 1 SF facing 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. See No setback required for dormers;setback could Dormers N/A N/A N/A Notes force unwanted design Footnotes: 1.Thy LoJg No hotel rooms/units shall not be converted to Limited Use Overnight Visitor Accommodations(Timeshares).and 2.No development in the CV zone shall net exceed four stories above a parking garage. 3.Senior Housing projects must comply with all standards put forth in the HBZSO. 4.Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only. 5.There are no minimum lot area and lot width requirements in the OS-PR zone. 6.In the OS-PR zone,a 25'front setback from Magnolia Street will be applied to any structure over 42"high. August 2024 Page 3-17 I OS-PR 0.17AC I L... %I\ i 75' BOO .. , I -, � / I 1 ` OS-PR 75' --r-- r\ \ 1.52AC I t \ ,\ RES I CC ` 17.07AC 2.84AC I \yG ' ` � � f- \ OS-PR a I nib \ . \ 2.00AC I \ �Z y `� r75 \„ \ •`\ I i \\ ti� PROP 24' FIRE \ \ N \ ACCESS ESMT i \ \ I \ \ \ CV I `;\ 5.09AC \ .. / \ \ /'‘N/ \',.. /'/ OS-PRC // 0.30 A Figure 3.3:Specific Plan Building Setbacks Page 3-18 August 2024 Legend Specific Plan Area roonorroorinereerareerwoonoroloiroursiper • 35'Height Limit c o ,_ '' __- - ) • p. 40'Height Limit • % `, [ • RM I ,1 : 50'Height Limit q • p rA s • / 2-Story Limit 4 <1 , • ��,t ,� i �Figure 3.5 . 4 ' `A7 Ncj * ' ... 14.E isi-4 . � S 'ies,.. BPningAve.. ;; -• -m 4 . n-' 1. Jau'.. " ,„ r^ .t`t, t&, NTS Figure 3.4:Height Limits(Updated 2023) 178' R/W CL R/W s tin ao U) r - 'v rn X v') co x is 5 % 1 Proposed Existing Residential- - ,__� a j —..„ 'Residential 1 75' 100' Magnolia Park Magnolia Street Rights-Of-Way Figure 3.5: Existing Magnolia Street Section 3.6.1 Measurement of Height The maximum building heights are shown on Figure 3.4:Height Limits.Building height will be measured from the private Loop Road datum abutting the parcel being developed.In the CV area zone 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 zone and is setback a minimum of 40'from the CV area zone 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. August 2024 Page 3-19 Legend -'--- „h: °v '.,.,S a 'r '• • • Specific Plan Area ' •0•••••••••N•• i ii! • • 3 ' fight Limit • O 0 I I ' - 40'Height Limit • i i • • w • ` 4 50'Height Limit • i fr...•••Pr/ �' j/ 2-Story Limit :•. 4 0 urn t{i � . . . e . „pi- i. ,„ •• 4, /, Mb 4a. i. -- ♦r. # 11... - --ry, pi, i, 47,c.:11 .., -, i ) -1.4. ,. ,:s„• ,t _. titt,, . ;, _„. , 6.1, . ., • • 1 ,., 4 ,,' : .11,3, -- .'3_..,; '..4"..7r,.c.-4,,,e'F'.. 'A,- y % d -Banning Ave. K • ftAt" rt.ice�. Figure 3.4: Height Limits % 178' R/W CL R/W Ar r 00 h0 CI.) _ _0 Ln = m a m raro Proposed 75' ! 100' Existing Residential.....4. Ma noli is-Of-Way f"—; Residential I Figure 3.5: Existing Magnolia Street Section Page 3-20 August 2024 Building height for the Lodge Hotel 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. 3.6.2 Subterranean Structures Any story of a structure in the CV zone 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. No subterranean development shall be allowed on the MTF site within the RM zone,CC zone or OS-PR zone other than infrastructure such as pipelines and utilities that have been designed to withstand corrosion associated with high saline soils(e.g.,appropriate concrete admixtures for wrapping utility pipelines)and otherwise appropriately treated for the subsurface conditions of the MTF site.Any allowable subterranean structures on the MTF site shall include passive vapor mitigation systems as described in Section 3.6.3. Information describing the details of any protective methods for allowable subsurface development and a detailed written description of how they will be effective, prepared by a qualified professional,shall be provided with any CDP application submittal for residential or commercial development. 3.6.3 Detection Systems & Methane Mitigation Measures Passive methane mitigation systems shall be installed in all habitable structures and in all allowable subterranean structures on the MTF site.Information describing the details of such systems and how they are expected to be effective,prepared by a qualified professional,shall be submitted with any CDP application for residential or commercial development,for the review and approval of the approving authority.All structures on the MTF site will be required to comply with applicable methane mitigation measures pursuant to Huntington Beach City Specification 429. Installation of the methane mitigation systems shall be subiect to approval of a CDP. Information describing the details of the methane mitigation systems and how they are expected to be effective,prepared by a qualified professional,shall be submitted with any CDP application for development in the CV or RM zones,for the review and approval of the approving authority. Soil vapor monitoring probes shall be installed on the MTF site along its boundary with Ascon prior to issuance of a CDP for any residential or commercial development. Installation of the soil vapor monitoring probes shall be subject to approval of a CDP. Information describing the details of the soil vapor monitoring probes and how they are expected to be effective,prepared by a qualified professional,shall be submitted with any CDP application that includes probe installation,for the review and approval of the approving authority.A monitoring plan for the soil vapor monitoring probes shall be reviewed and approved by the City of Huntington Beach Fire Department. HBFD's written approval shall be included with the CDP application submittal for probe installation. August 2024 Page 3-21 3.6.4 Burrowing Owl Surveys No less than 60 days prior to construction,the CDP applicant for any project that includes ground disturbing activities will conduct a Phase 1 burrowing owl survey per the California Department of Fish and Wildlife staff report on burrowing owl survey protocol and mitigation guidelines.Subsequent surveys may be required depending on the results of the Phase 1 survey per the California Department of Fish and Wildlife staff report.These subsequent surveys may be sufficient as a pre-construction survey if conducted 72 hours or less prior to construction;otherwise,and if the Phase I survey indicates the site is suitable for burrowing owls,a pre-construction survey that identifies the presence and location of any burrowing owls must be conducted 72 hours or less prior to construction. In addition,any earth disturbing construction work taking place between December 1 and January 31 requires a survey for burrowing owl winter residents prior to construction work during this time period.The biologist hired to perform burrowing owl surveys should have prior experience surveying for ground-nesting avian species.Reports with the results of all surveys should be sent to the approval authority no more than 30 days after each survey. If burrowing owls are found within 150 feet of any construction activities,all construction must cease and consultation with the California Department of Fish and Wildlife is required.Construction will not resume until the biologists consult with the California Department of Fish and Wildlife and have confirmed,in writing,that the area is clear of owl activity or that the construction activities will not affect burrowing owls.Any CDP application for the MTF site shall include a plan for conformance to the above requirements,including results of the required Burrowing Owl Surveys,for review and approval of the approval authority. 3.6.5 Notification for Superfund Site All future property owners and renters/lessees at the MTF site shall be provided with written notice of the toxic condition and history of the adjacent Ascon Superfund site.This notice shall be included on all property title(s)and included with all leases,and shall be disclosed prior to close of any sale(s)or finalization of rental/ lease agreement(s).The notification shall be written in plain language in both English and Spanish.Samples of this required notification language and methods for conveying it to potential owners/renters/lessees shall be submitted with the application for any coastal development permit for residential or commercial development on the MTF site,for the review and approval of the approving authority. Page 3-22 August 2024 3.6.6 Walls and Fences Plan A Walls and Fences Plan shall be included with submittal of any CDP application for residential or commercial development,for the review and approval of the approval authority.The Walls and Fences Plan shall include detailed descriptions of all walls and fences that are within,adiacent to and/or visible from any public areas and/or that may have impact on the OS-PR,CC and/or CV zones.Walls located between Magnolia Park and residential development shall be off-set,articulated,screened by vegetation and otherwise made less visually intrusive. Fencing and the HBWC docent led tour gate within and/or adiacent to the CC zone shall be the least necessary to establish adequate habitat protection.The Walls and Fences Plan shall include, but is not limited to,detailed plans and written descriptions for the walls and fences,a site plan depicting the type and location of each wall and fence,and a written basis for the choice of the fencing and wall. 3.6.7 Seismic Hazards Investigation A site specific,design level Seismic Hazards Investigation,prepared by a qualified professional,shall be submitted with any CDP application for development on the MTF site.The Seismic Hazards Investigation shall include a detailed evaluation of the potential for a surface fault rupture and/or ground displacement as a result of an earthquake on the South Branch Fault. Final proiect design,including foundation and ground improvement plans,shall be informed by and incorporate the recommendations of the Seismic Hazards Investigation. 3.6.8 Contaminant Transport Prior to construction and again prior to occupancy of residences,the permittee shall demonstrate,in consultation with DTSC,that there is no transport of contaminants above residential screening limits in air, water,and soil from the Ascon Site onto the MTF site. 3.6.9 Residential Construction Within 50 Feet of Ascon Construction of housing structures/units within fifty(50)feet of the border of the Ascon site shall not commence at the MTF site unless and until the DTSC approved Remedial Action Plan(RAP)for Ascon is completed and DTSC approves the final report,and the RAP demonstrates that the MTF site is safe from adverse impacts due to its proximity to the Ascon site.These potential adverse impacts include but are not limited to,adverse impacts to MTF groundwater and air quality. August 2024 Page 3-23 3.7 General Parking Requirements At a minimum,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 public parking shall be provided adjacent to Marsh Park and shall be a sufficient number of spaces to assure public use of the park;; • 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. Establishment of any type of residential or commercial preferential parking district(s)on the interior loop street or otherwise effecting parking available to the general public shall be prohibited within the Magnolia Tank Farm specific plan area. 3.8 Affordable Housing Section 230.2G of the I IBZSO applies and i�qulres that at-least-ten perm it( .99fr}vf-afH tew-rtside,itial Property-Owner may enter into an agreement that allows provides for the payment of i lieu fees for 100%of Page 3-24 August 2024 rental units shall be made available to income eligible employees of the onsite hotel/ledge on a "first right 3.8.1 Definitions For purposes of this section,the following definitions shall apply: Affordable Housing Cost.The percentage of income that shall be utilized to determine the maximum housing related costs as calculated in accordance with California Health and Safety Code(H&SC)Section 50053 (standards for rental units). Affordable Housing Unit.A dwelling unit required by this chapter to be affordable to extremely low-,very low-,and lower-income households.Accessory Dwelling Units(ADUs)do not satisfy the affordable housing obligation nor do they trigger the affordable housing obligation. Area Median Income.The midpoint of a County's gross income distribution adjusted for household size as determined by the California Housing and Community Development Department(HCD)annually. Common entrance.Any area used by the occupants of a mixed-income multifamily structure for ingress to or egress from that structure. Extremely Low-Income. Households whose incomes meet the standards defined by the H&SC Section 50106, or a successor statute. Lower-Income. Households whose incomes meet the standards defined by the H&SC Section 50079.5,or a successor statute. Market-rate housing unit.Any residential dwelling unit in the specific plan area that is not an affordable housing unit or a unit occupied by on-site property management staff. Mixed-income multifamily structure.Any residential structure in the specific plan area with five or more residential dwelling units that includes both affordable housing units and market-rate housing units. Very Low-Income. Households whose incomes meet the standards defined by the H&SC Section 50105,or a successor statute. August 2024 Page 3-25 3.8.2 Applicability and Affordable Housing Obligations One of the objectives of this program is to meet local housing needs by ensuring that residents who work within the project site have the opportunity to rent an affordable housing unit and eliminate their long commutes.This will save Greenhouse Gases(GHG)and undoubtedly improve their quality of life. The following Affordable Housing policies will be implemented and applied in a manner consistent with State and Federal laws,including the duty to affirmatively further fair housing laws and any implementing regulations thereunder. • A minimum of 20 percent of the total residential units permitted by this specific plan shall be affordable housing units. • All affordable housing units shall be onsite rental units made available to lower income households in perpetuity. • The affordability mix of the affordable housing units shall be provided at an affordable housing cost as follows: • Up to 10%-Extremely Low Income • Up to 30%-Very Low Income • Up to 30%-Low Income • The remaining 30%may be allocated to any one income category or dispersed across income categories as determined by the affordable housing developer • A minimum of 50%of the affordable housing units shall be made available to employees of the onsite hotel on a first right of refusal basis. If there are no qualified employee tenants from the onsite hotel,or if qualified employee tenants choose not to exercise the right of first refusal,then these affordable housing units shall be made available on a right of refusal basis to other qualified tenants that are employed at hotels located in the coastal zone of the City of Huntington Beach. If there are no qualified employee tenants for the onsite hotel or other hotels located in the coastal zone of the City of Huntington Beach,or if qualified employee tenants choose not to exercise the right of first refusal, other qualified households will be selected.The affordable housing developer will implement this provision to the maximum extent allowed by federal and state laws,regulations,and policies. • The affordable housing units shall be constructed concurrently with the development proiect set forth in this specific plan and shall receive final building inspection no later than the certificate of occupancy permit for the hotel. Page 3-26 August 2024 • The common open space requirements of subdivision(0)(3)(b)of Section 210.07 in Chapter 210 apply in areas within the specific plan area where residential medium density uses are allowed.This includes the requirement that projects with more than 20 units shall include at least one amenity,such as a clubhouse,swimming pool,tennis court,volleyball court,outdoor cooking facility,or other recreation facility. • In mixed-income structures,the occupants of the affordable housing units within the mixed-income multifamily structure shall have the same access to the common entrances to that structure as the occupants of the market-rate housing units and the same access to the common areas and amenities of that structure as the occupants of the market-rate housing units.A mixed-income multifamily structure shall not isolate the affordable housing units within that structure to a specific floor or an area on a specific floor. • At least 40 percent of the affordable units shall include at least two bedrooms. • The minimum construction standards for interior improvements of the affordable units shall be the same as those imposed by the Low-Income Housing Tax Credit(LIHTC). • An Affordable Housing Agreement placing a covenant that runs with the land and outlining all aspects of the affordable housing obligations,including,but not limited to, requiring the affordable units be made available to lower income households in perpetuity and implementation of the hotel employee tenant program,shall be executed between the master developer,affordable housing developer,and the City and recorded with the Orange County Recorder's Office.The Affordable Housing Agreement shall be executed and recorded prior to issuance of the first building permit within the Commercial Visitor(CV)or Residential(RM)specific plan area. • Projects in the specific plan area that utilize a density bonus must be consistent with both this section and Chapter 230.14. August 2024 Page 3-27 3.9 Crime Prevention, Public Safety, Environmental and Fire Protection Requirements Methods enhancing public safety with regard to crime prevention,site 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 Oil,Gas and Geothermal Resources(DOGGR)and the Huntington Beach Fire Department. • 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 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 public access,downward-directed, DarkSky Approved lighting,signage,and landscape design to facilitate public use and optimal visibility and discourage crime and loitering.Guarded and/or gated entry and/or any limitation on pedestrian,vehicular, or bicycle access into the development by the public shall be prohibited. • Bollard lights will be at least shall not exceed three feet in height i ier; • All Passive lightings will be down-lit and DarkSky Approved through all hours of darkness; • Easily visible signs w41 may be posted indicating that although the City does not own nor maintain these open spaces,the general public is welcome.These signs shall be included and described in the Signage Plan required in Section 3.4.6 Signage;and • Plant choices will provide optimal visibility for passive surveillance while also discouraging camping, living,and sleeping. Page 3-28 August 2024 3.10 Coastal Conservation (CC) Requirements The Magnolia Marsh is an important environmentally sensitive habitat area adjoining the Specific Plan area.The CC zone area is designed to create upland habitat that functions as a buffer to the Marsh.end- includes a public trail and intcrprctativc signagc(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 zone area-extends from the southwesterly property line that borders the OCPW flood control channel Right of Way,70 feet inland along the entire length of the Specific Plan area's southwesterly boundary. When-eeimbirred-withrthre-ec-FeB-rrropertr there-is The CC zone contributes to the a 100 foal wide buffer distance from between the Magnolia Marsh and ti'iu la id wall of the I lui itii islon to the CV and OS-PR zones RM plai n ig a. figure 3.G.Conccptual CC Arta flan and Scclioi n.lkpict II . U3yalLI I r based-des-iv-of-thre-trid-cd-ge-of-Magrro-Fra-M•ars-h-betwecn-EK-FEB-property-arrel-theirriand-edge-df-thre- CC area in both section and plan views.A maximum 10'wide,natural permeable trail connecting Marsh Park with the bridge over the HBFCC is allowed within the CC zone.This trail shall be the least necessary to allow access for HBWC docent led marsh tours.The inland side of the trail shall be gated for exclusive use by HBWC for docent-led tours of the wetlands. Refer to Appendix A of Volume II Design Guidelines for the permitted plant palette in the CC zone. 3.10.1 Habitat Management Plan A Habitat Management Plan (HMP)for the CC area zone which includes the plant palette, location and types of plantings, planting techniques, monitoring procedures,success criteria and long-term maintenance, and long-term responsible parties mast shall be submitted concurrent with tie fig A.any CDP application for development in the cc zone,for the review and approval of the approval authority.The HMP shall include the following components. i. Introduction. Description of the HMP purpose including an overview of the proposed project associated with the HMP;a summary of any impacts or services for which the HMP is intended to mitigate or provide; identification of the general restoration and management strategies to be used;and the CC zones intended to compensate for each,if any,affected resource. ii.Goals and Objectives.Statement of restoration and management goals,including the desired habitat type(s), major vegetation components,and sensitive species and wildlife support functions;description of the desired habitat with rationale,to be based on a high functioning reference site where feasible and alternatively,derived from literature describing either the site's historic conditions or"typical"regional habitat conditions;specific,actionable objectives to support stated goals;and a detailed timeline laying out all major activities including any outstanding preliminary work such as surveys,site preparation, implementation including revegetation activities,interim and final monitoring periods,etc. iii. Description of Existing Habitat(s).Separate sections describing each of the impacted native habitat types; final figures,maps,and related information depicting existing ecological resources;and specification of impacts or services for which the HMP is intended to mitigate or provide. August 2024 Page 3-29 iv. Design Plans and Construction Methods.Specification of final habitat site design and construction methods consistent with identified goals and objectives,including but not limited to: a. Habitat Design. Detailed plans showing final topography,vegetation,and any other significant features characteristic of the intended habitat,and how these connect to the surrounding environment. Future conditions shall be taken into consideration, including the surrounding natures and intensities of land use,ongoing development, climate disruption,and other potential stressors,and restoration design aim to promote ecological resilience and protection of the adjacent ESHA. b.Site Preparation. Methods and plans for salvage of any plant and/or seed material (including collection from impact areas,storage,relocation,and/or reestablishment); salvage of any topsoils to be stock-piled and reused in the CC zone;any demolition, debris removal,grading or other landform alteration;decompaction,soil amendment,or other substrate-affecting activities;erosion control measures;and treatment of invasive species. c. Best Management Practices.Detailed list of all BMPs that will be implemented as part of project implementation,including triggers for further or remedial action. d. Revegetation Plans. Details on plant palettes;stocks and seed mixes;material sourcing including verification of local and genetically appropriate nature;any proposed irrigation including rationale,method,and schedule;and provisions for removal of any temporary infrastructure following plant establishment.Technical details of proposed planting methods should also be included (e.g.,spacing,inoculation). v.As-Built Report.Provision that eight(8)weeks following completion of CC zone construction and revegetation activities,an as-built report summarizing implementation and management activities to-date, a description of consistency with approved plans,documentation of acreage treated,maps and descriptions any temporary infrastructure installed,photos taken from fixed points,and a description of consistency with all terms and conditions,to be submitted to the approval authority. vi. Invasive Species Control. Provision for continued control of all California Invasive Plant Council-listed species and description of monitoring and control methods.The items in the IPM that are relevant to the CC zone shall be summarized and the IPM shall be attached as an appendix to the HMP. vii. Monitoring Plan. Detailed plan for quantitatively monitoring the condition and progress of the CC zone during both the initial implementation phase as well as over the long-term at reduced freauencv and intensity;performance relative to set criteria,as informed by robust sampling and statistics;triggers for adaptive management action;and reporting.Specifically: Page 3-30 August 2024 a. Monitoring Frequency.During the initial phase of no less than five(5)years, quantitative monitoring should be conducted at least once per year during a specified window. Following the determination that success criteria have been met,long-term monitoring to inform maintenance and adaptive management shall occur at a frequency of no less than five(5)years. b.Success Criteria.Final success criteria supported by interim criteria,the latter of which are intended to serve as benchmarks and guide adaptive management,whereas the former will enable evaluation of habitat establishment.Criteria shall have a clear empirical basis(i.e.,reference sites and/or published technical literature appropriate for the local area)and generally include representativeness of target vegetation communities (e.g.,species composition,cover,structure,diversity,and presence of major structure- producing and habitat-defining species);physical parameters such as topography, bare substrate,and hydrology;and target wildlife support functions or usage.Criteria may be fixed values where there is a strong empirical basis,but,where feasible.should be relative to high-functioning reference sites in order to account for environmental variability. Reference sites should be located within the geography identified in subsection (a)of this condition and be similar to the CC zone with regard to soil type,aspect,slope,and other relevant abiotic characteristics,and shall be identified,sampled,and quantitatively described as a component of the monitoring plan. Invasive species ranked by the Cal-IPC as"high"shall not exceed a total of 1%cover,and all ranked invasives shall not exceed a total of 5%cover. c. Performance Assessment. Methods for judging restoration and management success shall include supporting rationale for their selection and be specified in terms of the type(s)of comparison,including whether relative to fixed criteria or reference sites; identification of any proposed reference sites;test(s)of similarity;specification of the maximum allowable difference or effect size between the restored value and the reference value for each success criterion,based on a clear rationale and ecological principles;and where statistical tests will be employed(as opposed to the use of censusing),statistical power analyses to document that the planned sample sizes will provide adequate power(typically 90%)to detect maximum allowable differences. For such a test,alpha must equal beta:these values are typically 0.10 and any proposal to deviate from this shall be supported by a clear technical rationale. d.Sampling Design.The field sampling program shall be designed in coniunction with the success criteria and selected methods of assessment,and relate logically to these.The sampling design and methods shall provide sufficient detail to enable an independent scientist to duplicate them,including a description of the randomized placement of sampling units,sampling unit size,planned number of samples,etc. August 2024 Page 3-31 viii.Reporting. Monitoring of and reporting on the CC zone shall occur annually for no less than five(5)years, and for at least three(3)years following the conclusion of all remediation and maintenance activities other than weeding,whichever is later.All reports shall be prepared by a qualified restoration ecologist and be submitted to the approval authority for review and approval,no later than December 31st of each year. Raw data and associated metadata shall be delivered with all reports(in digital format). a.Annual Monitoring. Beginning the year after the restoration proiect has been installed, annual monitoring reports shall be due each year,including photos taken from fixed points;assessment relative to interim success criteria;a work plan for the subsequent year;and specific recommendations to adaptively manage the effort and facilitate restoration and management success.Once a monitoring report is approved by the approval authority, recommendations identified in the report shall become prescriptive unless otherwise advised in writing. i. Final Annual Monitoring Report.A final monitoring report shall be submitted at the conclusion of all restoration and management efforts,no sooner than five(5)years following restoration implementation and summarize all prior reports;provide a detailed timeline of the overall progress and success;and include sufficient detail to evaluate comprehensive restoration and management compliance with the specified goals,objectives,and success criteria set forth in the approved HMMP. ii. Long-Term Monitoring Reports.Associated with the long-term monitoring,reports shall be provided to summarize results,document any management actions that have been taken on the CC zone,and any recommendations for management action going forward. ix.Adaptive Management.If a long-term monitoring report indicates that there has been substantial decline in the condition of the CC zone,adaptive management shall be implemented to resolve this issue(s)to the extent feasible. x. Provision for Possible Further Action. a. Impact Validation. If final post-construction impact validation surveys or temporary impact performance assessments pursuant to the requirements of the approved CDP for implementation of this HMP indicate that additional restoration or management actions in the CC zone are necessary,in part or in whole,the approved CDP Permittee shall submit within 90 days a revised or supplemental HMP to compensate for those increases relative to the original estimates.The revised or supplemental HMP(s)shall be prepared by a qualified restoration ecologist approved by the CDP approval authority and shall specify plans to compensate for the additional acreage consistent with all requirements of this Special Condition,to be reviewed and approved by the approval authority.The Page 3-32 August 2024 revised HMP may be processed administratively by the CDP approval authority, unless it is determined that an amendment to the original CDP is necessary. b. Non-performance. If the final annual monitoring report indicates that the restoration effort has been unsuccessful,in part or in whole, based on the approved success criteria, the Permittee shall submit within 90 days a revised or supplemental HMP to compensate for those portions of the original program which did not meet the approved success criteria.The revised or supplemental HMP(s)shall be prepared by a qualified restoration ecologist approved by the CDP approval authority and shall specify measures to remediate those portions of the original approved HMP that have failed or have not been implemented in conformance with the original approved HMP.These measures,and any subsequent measures necessary to carry out the approved revised or supplemental HMP, shall be carried out in coordination with the direction of the CDP approval authority until the approved revised or supplemental HMP is established to the CDP approval authority's satisfaction.The revised HMP may be processed administratively by the approval authority,unless the it determines that an amendment to the original CDP is necessary. xi. Partnering Agencies and/or Subcontractors.The Permittee remains responsible for meeting all CDP terms and conditions,including funding of the full cost and implementing all measures to minimize and fully mitigate project impacts to habitat. If the Permittee elects to enter into a binding agreement with a third-party agency or land management entity to carry out all or a portion of these HMP requirements,the Permittee shall submit draft agreement provisions to the CDP approval authority for review and approval prior to finalizing any such agreements. xii.Consistency.The Permittee or the approved third-party entity shall undertake development in accordance with the approved HMP.The CDP approval authority may approve minor adiustments to these terms if it determines that the adjustments(1)are de minimis in nature and scope,(2)are reasonable and necessary, (3)do not adversely impact coastal resources,and (4)do not legally require an amendment. The HMP shall be implemented as approved pursuant to the CDP. August 2024 Page 3-33 3.10.2 Walls and Fences Fencing is required to protect sensitive resource and buffer areas from disturbance.Appropriate fencing and a gate will be installed to protect the CC zone and the Marsh from unsupervised entry by the public and domestic pets,but allow the HBWC led docent tours to access the bridge through a gate.The existing chain link fence on the OCFCD property is not located within the specific plan area Appropriate habitat protection fencing will be located along the boundary between the CC zone area and Marsh Park to keep prevent people and pets from entering the CC area zone from Marsh Park and the CV zone.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 on-site public amenities€eOS/Pares are allowed except those approved as part of this Specific Plan.All specific plan area walls and fences shall be consistent with the approved Walls and Fences Plan described and required in subsection 3.6.8. 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 zone area will be temporarily irrigated until plants have established 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. Irrigation shall be consistent with the approved Habitat Management Plan,as required above. Page 3-34 August 2024 1 1 I i i i 1 EXISTING I FENCE& EXISTING P/L 24'Wide Trail ......or ' CV ZONE — . OCFCD PROPERTY I CC ZONE 33' 100'-0" i ,A..J" 5 1 _ �ti...�. 1 BUFFER LIMIT r.. r1 J _` PUBL1• .,�I 4' r C C_ZO NL 1. ..�—�. ;y"' ...._.4✓ L`.I�. .. "I CC ZONE / 410 OCFCD PROPERTY ACCESS ROAD HUNTINGTON BEACH CHANNEL figure 3.G Celrec},tuai CC Area-P+R I aI Id Sc1.t JIr August 2024 Page 3-35 ikzit-',"-;",':,,...• '... ., ',.'itr!:,,1)11:,..fk d .... ,*.. .-- ,.,,, ••'•.•••.9ri -, ' :- : •-i• •4 JO • J'� *L , In N111. ❑� 0 �� r \`4.L(� S ;.t':\ $)Y' ♦ti ri rF; ,� Y 'Y t _N 1"e �:tk 1 �.y r o f ; :4 „r.,a... I' o', / w ' '*-11 ' t c'n'1%.1,� t`,a . rT ., s Ci'. c. z 1 !I , 'll t. `lit'S'� :.;1i ., i' ki f it yam. i�li`� ,,ire, i't r D `F �`,. s `,a' -ti:i � t� . ;�i�\t t r :Y4. \N. '� I , kV }ICI . ,,,"$�ie1tie;. Ntj Bi0FILTRATIO\BASINS � t _ y , l,ai 1, r ' �r�-...�+w��rr . .....o+..... , N' �� , t: rrti„ ,,k‘,„, , 'fi t y„., „,,,,,,,,,,,,,, ,,,,t, /lie ,' -'— ,; 1,'i 1;� 1 ,,,,./2- )ill , v„ ,U , 2 ,t� 4=1. 7 \A CC Zone Location map '� � :' , � t I r { �'`I r r. atr.LM1h__ O FCD PROPERTY , h� I _ _ I I I I I I ,. I ,� I I MU610, I 1MV10"°'°""" I °' I I Figure 3.6:Conceptual CC Section(Section A) Iaa Aftt 1.1 IFi I I I I I 1 so 1 1 1, II Figure 3.7:Conceptual CC Section(Section B) Page 3-36 August 2024 3.11 OS-PR Requirements 3.11.1 Marsh Park Marsh Park is located in the area between the toe CV zone and the northwest specific plan area boundary. located n__-`_r= Marsh Park provides unobstructed public views of Magnolia Marsh,public recreational activities,and the interpretive plaza serves as a staging area for HBWC docent-led tours of the Marsh or and other interpretive programs, in addition to serving as a passive recreational site.Amenities provided at Marsh Park include,but are not limited to, minimum 10'wide hardscape trails,secondary permeable(e.g.,decomposed granite)trails, boardwalk crossings,tot lot play area with perimeter benches,picnic areas with picnic tables,public art works,benches, marsh interpretive panels&plaza,amphitheater,public parking lot, bicycle racks,bioswales,dog waste stations,trash receptacles,drinking fountains,passive seating areas,and viewpoints with public seating. 3.11.2 Magnolia Park Since the early 1970s,there has been a private 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.$10:Conceptual Magnolia Park Plan and Enlargement of Gathering Area(Updated 2023)depicts the public park along Magnolia Street that provides pedestrian access and passive recreational amenities. All mature/significant trees removed as part of the fdlagi elia-Pa,k;Hip specific plan development will be replaced on a 2:1 basis(two 36-inch box trees for every mature/significant tree removed)(C 4.6.3)_ with trees that are not listed in the Cal-IPC invasive plant inventory. Any CDP application for development that includes removal of any mature tree(s)on the MTF site must include a certified arborist's report and documentation of the number,type and size of trees present on the MTF site.The arborist's report shall provide recommendations for the types of replacement trees and locations for placement on the MTF site.Any CDP that includes development of Marsh and Magnolia Parks shall include a tree plan that,at a minimum,includes as many of the required 2:1 replacement trees as is feasible.All replacement trees shall be replaced on the 29 acre MTF site. August 2024 Page 3-37 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,although the park is not maintained by the City nor part of the City's park system, it is open and available to the public. Magnolia Park amenities include, but are not limited to,both hardscape and permeable trails, benches, picnic areas with picnic tables and shade structure,trash receptacles,dog waste stations,and public art works. _ . y" wL / fik N ' SIGTEN. y i ^ � 3 a oswa. �y r . 1 L 7 mFay SCREENING %Legend .40' r Open Lawn 6 ; ,- Amphitheater . * I k . • Terraced © ® 1 :::ion ©Deck �/,�y� • Seating © i' , © C,rL` • Shade Element Lt ,,,`.� '`v 4? ,-,f ,.1.` • Educational Signag- Pedestrian Trail Seating Area • Shade Grov- wL O _ • Gree reens • • Ve .I Trees 0 Figure 3.7 Conceptual Marsh Park Plan Page 3-38 August 2024 Marsh Park Location Map :'\ \ ,,fib \ ,``_ , y ax\ W CC '1•\ ` 0 1 vv\ . . - - - - - - - -- \1 �i y . .--- . \ \\\ \ '6. ,\ \►1 \ - ' \ ` c , \ ',y \\ \ \ \\ �i\ t \\ N LU CI_ CC \ i \ \\ \ ((( \ \\\ \ 1 c '.."`N. \ \\\\ V '', \ Ze it c ‘ \ , _)2,,,,, tliorniOk, , \ . . . , , .kf \..,, \ . \\ \\ N. Figure 3.7:Conceptual Plan of Marsh Park(Updated 2023) August 2024 Page 3-39 i ,x'i i RESIDENTIAL ' - ma- .45_ Vi e. BERMI F Ilii- .r . • / x$ 4 e.1 J �' w 1 • it: 1 4. RESIDE ' IAL ' 'efeif.g '.: i : : tr: so ;•:- , vz. ,. ., .,„,_ .., 4, (6, -. „:",, . , - ,_ ;..- ,./ f IL ,//). 46,e'' .' 1' ( 1 imi roifii , ,,,,i, ,2t,. ,, ..,.. 4„.„ ,,,,. , ,, , ,,, . _.. ,• ,,„ , .... :, , .\) , \,,..„., , ,,,., .,. , l` '''' -.'°‘4:411:6-1 7.--‘""11:.:11:1"..-'ri-I':',/':..1 '.'1 -Bli'N't1 N-i': - , c?,,t 0. aNC11.-,ki, I .'-- i.,1,'.4,1,/7111 .1 4' ' • 1 —4p.4.,, .., . „::„..p,.., ,, . , :-) .s, \ \.. / A, 0,,z _ j.A. . • - �'_ ) , I° ,ice,L`, Figure 3.8:Conceptual Magnolia Park Plan and Enlargement of Gathering Area Page 3-40 August 2024 , I\ ;[ ''''....• ..---.: :" ...-. - ,- 1 i"-- ----- -L: I = i. ..., . 1 ,•-----\. ' - -... 1 . * i . ! 7 iiii ,--T 7;,, I .. . . .. ....A, IT,' r K A, ,i; : I: ' '• r 1 4 /- IQ( , i . ......, .- r' 1.•'-`,,, : —1 , • LLI ',.i ;---.1 i s. ,,. •.,, f--3)-- -- i \ . .,... ). f il i r /•.3.,.,„1 1 i ,0 t..I --,)k.,• '\f i — • ,,,P"i , ,/, -.. ., - .1-•.. 4,-, • it I. , •••,._ i a\ -‘.--•-• .' --' ; - . •:„.1.,...:-, ' ,./ - i ",),J ril .c:c ,1 ,. k . I . • rk,_. :/// \. • • _ i \ •-... ,.. 111P \ /416111111111L —, v I . 1 ii-71 .,1 Figure 3.8:Conceptual Magnolia Park Plan and Enlargement of Gathering Area(Updated 2023) August 2024 Page 3-41 � ' Section A-A Section " 8'B | -~ .��| Figure].9:Conceptual N1aQmdia Park Cross Sections IL Figure 3.lO:Conceptual Magnolia Park Vignette PaXe3-42 AuQustIUZ4 3.12 CV Requirements L.,,,,,,,unity. Lower coat visitor and rctereatiurral facilities shall be provided hi the CV area. The 4.3 acre CV zone provides an opportunity to address the Coastal Act requirement for Visitor Serving Uses.The following policies guide the development of the CV zone as it relates to overnight accommodations and public open space. 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". r. 1 1, r 4 "' ' Tom' Z ' c 44yi�.� J. /tom J h (� �i t YSA '`r} •. � C. 11 ;y� � � ykw r4 , y yly'r . „ . ..{ ,, p , Yi k 4.. JCR's; "r:,',, 1 , .-. •,,. . -, ."- .-t....- 7, •\.,A00,30411iiir;:,7 41. ,1 kf[1,'0- i, „ ,..."4,..,',:,- F ....\ L}' 1,r ;�-` 4 y!c . 4\ �i ? ,•, fK/>'y7`j e i )) , � \ t F,yt f 4 ';,i `r;, '? ,1`.:' k ' , i f " r^�' r :"frier. • /11'1.'0, —.wit r�, a i:at F ifi'C1.',. litt August 2024 Page 3-43 3.12.1 Lower Cost Overnight Accommodations 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 this specific plan allows up to 175 market rate hotel rooms(Lodge)and an additional 40 rooms(Guesthouse)that are-designated 215 overnight accommodations(see Table 3.1).Below are the policies and regulations guiding governing the development of the visitor-serving facilities within the Commercial Visitor planning area. Development standards for the CV area zone are listed on Table 3.2 integrated into a sirigle facility. • The Lodg can provide fewer than 175 niarktt ate r.,onis, but in no case shall less than 40 luwei cost • Each of the lower cost rooms shall contain at least two beds. • The market-rate rooms and lower cost room:,must be available-foruse-by i.,crbkepr-ior to the issuance of the 200th oca,pancy permit within the residential planning area (PA 3). • tower cost room rates will be determined by an annual survey of all hotel/motel room ratcs in thc- Plan area shall be within the bottom thirty percent of the hotel/motel room rates in the survey. • At all times throughout the operational life of the overnight accommodations,a minimum of 25% of the rooms shall be offered as lower cost accommodations. Rates for the lower cost overnight accommodations shall be set at no more than 75%of the statewide peak season average daily rates for the calendar year prior to the opening of the facility to the public,inclusive of all service and other fees (e.g.,parking,cleaning,hotel,administrative)but exclusive of any government-mandated fees(e.g., sales tax,transient occupancy taxes).The lower cost room rate may be adjusted by up to ten percent for each additional occupant for rooms that accommodate more than double(two-person)occupancy. Annual rate increases will be allowed at an amount no more than the increase in the California Consumer Price Index for Urban Consumers.These reauirements shall be set as a condition of permit approval for any CDP that permits development of the hotel. • The market rate and lower cost overnight accommodations in the CV zone shall be available to the public prior to the issuance of the 175th occupancy permit within the residential planning area(PA3). • Lower cost overnight accommodations shall be available to the public concurrent with the market rate accommodations. Page 3-44 August 2024 • The market rate and lower cost overnight accommodations can be provided in separate facilities or can be integrated into a single facility,with a preference for a single facility. In either case,the guests of the lower cost overnight accommodations shall have access to all the same hotel amenities as the guests of the market rate overnight accommodations. • A CDP issued for development of the hotels shall require the permittee to actively promote and publicize the availability of the lower cost accommodations,including specifically to underserved communities such as lower-income communities,communities of color,and other communities that have been historically marginalized and face greater barriers to coastal access.The permittee shall, prior to issuance of the CDP,provide a Lower Cost Accommodations Marketing and Engagement Plan to approval authority for review and written approval that,at a minimum,provides for: • Outreach:All measures and avenues to be used to advertise,increase awareness of,and facilitate use of the lower-cost on-site rooms shall be clearly identified.Promotional methods shall include, but are expected to not be limited to:hotel websites,press releases,and calendar listings; local media and ads on radio;print ads;social media(e.g., Facebook,Twitter/X,and Instagram);and contacts with community organizations who may be able to help facilitate awareness(e.g., non-profits,environmental iustice groups,labor unions,schools, recipients of public benefits programs Eby coordinating with local program administrators1).The Plan shall identify sample language to be used in describing the availability and price for the lower-cost on-site rooms (where said language shall be required to be consistent with the terms of this specific plan),and shall provide a schedule for each type of outreach,with the goal being to reach as many potential users as possible, including audiences beyond the City of Huntington Beach and surrounding cities in Orange and Los Angeles Counties that might not normally be reached through traditional and local means(e.g.,communities in Riverside,San Bernardino,Imperial,and Kern Counties; in Cities of Pico Rivera,Anaheim,Orange,and Santa Ana;and in other inland communities).All materials shall acknowledge the City's and California Coastal Commission's role in providing the lower-cost on-site rooms. • Non-English Languages Provided:All outreach described in this condition shall include a language-access element inclusive of non-English languages spoken in the targeted communities, including but not limited to Spanish,tailored to be culturally relevant,and written in plain language to help prevent educational and cultural barriers to access to the lower-cost rooms. • Monitoring:The Plan shall describe how the property owner/developer will monitor and track the Plan's execution so that the property owner/developer, and the approval authority can note the effectiveness of the Plan and make changes as needed. August 2024 Page 3-45 • A CDP issued for development of the hotels shall require the permittee or its designee to provide an annual report(with the first report due by December 31st of the first year of project occupancy, and subsequent reports due by December 31st of subsequent years)to the approval authority for review and written approval that provides clear evidence of the marketing and operation of the lower-cost rooms in compliance with all requirements of this specific plan,including sufficient detail to demonstrate the occupancy of the lower-cost rooms,the rates charged,and the implementation of the approved Lower Cost Accommodations Marketing and Engagement Plan meet all requirements herein (where the latter shall at least describe all outreach efforts,with samples of outreach materials; all implementation challenges and successes;and all feedback and public comments received,and any responses to same),and recommendations for additional and/or modified measures to enhance awareness, use,and public utility of the lower-cost on-site rooms. Every fifth such annual report shall also include an audit performed by an independent auditing company evaluating compliance with this condition. 3.12.1 Public Open Space Development within the CV zone 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,public gardens or view areas,open to t-1 restreet marsh views on the first floor,or open to marsh views on at least one side above the first floor,or open to the sky with views of the marsh.The following elements are required: • A minimum eight-foot wide pedestrian trail connecting Magnolia Park and Marsh Park shall be constructed in the CV zone between the Hotel and CC zone. • At least 5%of the gross CV area zone 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%of 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(this signage shall be included in the Signage Plan required in Section 3.4.6); • 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. Page 3-46 August 2024 3.12.3 Transportation Demand Management Plan A CDP application for any development in the CV district shall include a Transportation Demand Management Plan(TDMP),for the review and approval of the approval authority.The TDMP shall include, but is not limited to,details for the plan to reduce use of individual vehicles.The TDMP shall provide the details for incentives to encourage employees to walk,bike,carpool,or take public transit to work(including,but not limited to,paving for employee bus passes),and incentives for hotel guests to use alternate transportation as well(biking,walking,public transit)including by offering the use of on-site bicycles to hotel guests,providing for bicycle parking for guests who bring bicycles and for employees,and making public transit information readily available in the lobby and on the website.The TDMP shall also identify the number and location of electric vehicle(EV)charging stations to be provided within the CV zone.All EV charging stations shall be provided consistent with the California Green Building Code. 3.12.4 Protection of Archaeological and Tribal Cultural Resources In order to assure protection of archaeological and Tribal Cultural Resources,evidence of recent efforts to contact the Native American groups listed on the Native American Heritage Commission(NAHC)contact list of Tribal representatives, responses received,and any requests for consultation and the results of that consultation must be included with any CDP application for ground disturbing development on the MTF site.Any concerns raised by Tribes during consultation should be meaningfully considered(e.g.,if known resources are identified during this process,adverse impacts to such resources should be avoided or,if avoidance is not feasible,minimized and mitigated). In addition,a detailed,written Cultural Treatment Plan for both archaeological and Native American monitoring of all ground disturbance at the site,and steps to be taken in the event that resources are discovered,prepared by a qualified professional in consultation with Tribal representatives consulting on the project,must be included with any CDP application involving ground disturbing development,for the review and approval of the approval authority.All Native American groups listed on an updated NAHC contact list,not iust those that respond to the initial consultation request,shall be invited and,if accepted,allowed to consult on the preparation of the monitoring plan and monitor ground disturbing activities. 4,.. ,,. •( ".::: ...- , -- - 14) August 2024 Page 3-47 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. LI,,-• ! i i ""-°°°° 1/iI r 1 t`. -'1P!If` -. /' ilit -'- • ..„ -(7 ( rt p* , .'_ :-.......„ ,. --- - I illii0 . Y _,. ++..,'-‘.4..',.1,.,-'-7...,-1,.,1,.,,.;.„,,...•,,.,.„4_';I,.,,...txiL,4......,...4•.,.•.-a'-•ii.,.,:r.,.A,' ..e..-,,.'.,,.„:,,.„.1.,.. :,,.;'....•_,._.•1',....1.1..1..-,,7,..,.-_--..,-,,.-.A'..._i r .�pp ! ^r.�� '0y�1,, >1rfY ��- may. 91 .? ,,i 1 „:,v,.5.........; __, .....,„........,_..... . ____,.,. ,, .... ,, .. 1_. ,.,,. i„›__ ,. . .,t.4.,,,...._:,a44.4,-;;;;,... . .. , ..,,,,..,..„..,,,;,,,,, ,..,,. .,....:4 ,_._!. . ,. ,.,„,,,......„4 ,,7 ,.....-..., , .. ... .._ . __.:,...._,... Page 3-48 August 2024 Figure 3.11: Detached Single-Family Small Lot • 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 J __ _ , _] C=,I Ic __ _] _ . ,,, ,___-_ -cif >> . —-::—._2[ 1 C=-— —-::::2[ _,t -C=--.— —:-_—_t „. ..4 _ .. .. „... r� ���:. � I: 1. _ 14i v- F r .rJ IC .t la—,— _, r. I]-ill . • , -.,., (4- ._. , 1 - e. �� Y 4.i 3. ' • _ . •".'v'... I- h August 2024 Page 3-49 Figure 3.12: Detached Green Court-Condo • 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 --:i -ii A _ AA_AA _AA AL_ 1 a I a ( ) i J I a IL-1:: Clj c 1_ f _ ...: ::] MIN..--- a _ . , . a • a 11 1 1 I I lI 1 1 • i t .•4 . ...., t.a r y ' ywt ' 1 55-.._ - �sy^- Is '_ T('*mo d. it ., —rter" .ie f ! j ir Ir Yam" t F .. 1., P J __ tit :t. ..S'r' n' a 1 4 Niliiii i . f y x.. II •f 7' I ' �r , „� '7ta Y G, y5't 1� t�A'�- P'-� n if • '6 e i Q i t tl \� f' t�_ ak. "!-.1... 5• - .- :N1L' r 7 1,,'�� " �'�ls i•c• ., y T' 1 IYt ! • � M ?. ti.. SF .• �.._'� .v V i .. '11 ��y � Jt rs'.1,t'.1 '• Page 3-50 August 2024 Figure 3.13: 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 AA A . -:L___• _ - _ A A o 0 oc . - 11A A . , r.7- -t,, LL -moo 00 00 I I I f- :71. �o ,o� o a 0 0 ' o a � o o � �o !Ll! T . o a • . o :j III , i I Er; 1 _ .... ® ■ ■ ......_ ....._. , ,,,i 0 1 I 1., 4 ' . - '_' p - ['I i i I c :it :: ::: : . ,- - i i u.r- u 11 O 1 ;q I1r :. . ; . ® Il August 2024 Page 3-51 Figure 3.14: 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 driveways, • Automobile access via court but not in alleys/drive aisles with 24-foot width • Front doors on street or court Rear nI n -1 A A ° A A —n • L L . 1 Side Side n1 P-- In rii A A A A 'i uu LL Front Diu 1. \ - I 1 1:1 LE , .,..„,,...,.. 1 it _i__ i T -JIJ z , r ' 6sY .:, !Iti,:.:•', :'/1 il. i' - : i 111 1 i 1 .,:',:*"="1':i.." ':i'2.2. . -". ",-,"4',I'. , , t' ' . Ill 1 t I ,i,. fC.:,.., ,-:-S1 . I. ',‘ Page 3-52 August 2024 Figure 3 15 Duplex/SFD Senior-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 parking areas • Entry courtyards/private yards , F .1 ... .........1 ...::: 4„:=1' 6• [17- - — 1 - ,' — — ,.• — — . L . --1.......a_.—,_ N 1---nr—.---1-- --,.... 'weit'..- • , .._ Ni.s.„ arik:. - ° - - ,..., .. _,.. - -...-....- --- 41V/Pe ..r ..-e r-....... `-- ... ,;47.."....= :. • ..r 9, • - .._, . 1 - •--- • -..--_•.,---_•••••;:-FAA.,•-•%13 - 1;-. , - 7" -€--;-,--7 ,-... 7.7.r... .." ."---7..--.'-•-L7.- a:*?-- '4..•"-s., ,-..,,1 3 s" ="'' ''- -E ,------ --47-4.:.r.'.1-.la.. -F.--•"•. -•• - .'' ' I I a - . - 1 ' -."-:'fr"." ."-.^:r..:::: .4, '.• '..1:1T:lj I ,1 ;„, - ; , I I • ":...---I,:„.:EA..; • . ".,- ..I.r., Li'i. F: ,0,1 -i Ea.. -., •-, .i - 71.=:,_---il,-•''', .*". ' .-...:'•"L , ' •,,;:', 'its ..fir tl^:• --.. ...-:'-j. i [11 :z------,-,•-, 7 ..;•-• c.. si = .., ..„.3, ,,...„,,,,.4**,..4, - ...,,..•,..f4ii.1 -,,,,,,rw ..„...-.. . ^,i.)..1.1,:.r : 1 i *.37, r.,7.! .via,. ,_____,....-1•::,.•,...,,,,e;•r2 '..,--:-•.41 ''''rI. ',.c.'',".:,-,c-2,7*-I-7.-•:::::,74-s..:4-7--..",,k41 .'r'.. 4,.. '-•"-1 ',)7-.44 ,._,,,._._,i w!,i,..,..,_, 'o e.'•:'":1;t•ti:4;1'.; " ''' ';' ''. - ',•',*. v-4- •,_•=•. • • , -A,,,.-.;.•3'7,8.... , , ,,,,,_;:t, ,,,.;,•. '' ':1,''7,..'„..;irzh,:lE,i3-04-t L.-L-TX-It':.. ...117:. . 1 tr-.*%-.' '...&_.'10P4 . .t. VI 'hc3ro'of.,r -•.'-'.. .'w e• . i , ),#r 4' ske+•, •-,,,-- • r-"'. - ''.•-a.r...,,..,0, F..mtrtif,,,n„.--'clA,:i,-., , ,-- --..__ -.-174.r,'‘440.0.11,..... ";‘`,4,..,1, t,„1 ',t,.,..., 1 ..' •-, ,,,-. -.-f_.!,tX,72'..9!'!:!....s.•-•,, ..; '''''Im 4.0:74r:'..,:. * -= ...:::.-;- ,op.--4-5-....;‘;'- ,..:..=•'.'1,Il 99 ..'i 73.---i.1 ..+0111011r. V.Ft , :7t'4--rj11 • ' . 4j, l',' ! ----`' , --,It'" r••••••-• ' ' ••'11.4, . _.:.,..., jer., - - August 2024 Page 3-53 Figure 3.16: Mansion Home(Tri-Plex-Condo) • 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 0000ao — v00000 000 rTrt ,' tp, / _ K-7' E a / ' if ;tr.. y F 'a xJF" ",• A _ • ) , Page 3-54 August 2024 Figure 3.17:Attached Townhomes and Flats-Motorcourt c nui(, • Attached townhomes and flats face street • Parking for residents provided in or courtyard attached garages • Automobile access via alleys • Guest parking provided in designated parking areas El m A_ A A C• AAAAr!0A0r ' AAA A A A-A4 •', i 1,„,,,--,,-- , o .---' Vn , fir--, .__. C. V 0 � - goovvv1v? 'a _ ., . • „• ., _ ___—m---. r 1 is, i, ,,-,:- - --411a. '�` , elf �.---- ' •1( • q: -tip✓� _ J _ - �• liii$ 11' ,� ; �, ,r, 1 ulit( III.•Ili�I '_i II ��11I III!- s Er IIINILU _- •— .. _ L a i, ,. ifs `ax � n'� '��� 1 i � i+t` Su . t1 1 � 1 ' r'l'.1' i. r iti t4140I1rII.:•I!I!!! , . !II91 :W lJ � il� 1:d r y T i 9 .;♦t itV .L August 2024 Page 3-55 Figure 3.18:Attached Townhomes and Flag- 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 A • A •IA IA IA IA I A 000000oo o oa_ J O 0 ll CIL I_ 1E1 a �o �o a0000 -0 -0 —V r 1 / !IIL. iillir :- ' 0 1 k - ---0-- ig - _MOW*IN w` ' • Page 3-56 August 2024 -: 3.13.2 Open Space ": s.•, • ` .,. I . At least 150 square feet of open space shall be provided for each �1 1 /•A. . . _ residential unit.This square footage may either be common or private ;,.;w- 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. • °• NM mrl______ —-•- -s 3.13.1.1 Common Recreation Space a _ i 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. -;_;PW 0^-,6, WL-L idt I. ‘.0' ' A C if ..„ , , , ,. 3 ,. •.„,,,..4._ _,„.;,...,„ ... _ ...,.,,,,,.. . ''7,, + I —' yr r.,..., um E / ■gym + I . I . l ll. . c it iD c,..-- ��I 10 II �e - i 0 1 i vI r { iI 11 ;i.nll.L l di i!�,I —a , 1 .w vE— Figure 3.19:Conceptual Common Recreation Space August 2024 Page 3-57 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 `d developments and the adjacent streets. Pedestrian amenities such as • seating,decorative and safety lighting, planters,fountains,drinking ""4 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 pedestrian system throughout the development and adjacent land uses; • Each paseo shall have a minimum four-foot wide ADA compliant i ••• Ik r: 'rt.. walkway and path of travel with sufficient clear space to allow for �ro :r y 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 - structure, public art,landscape features,and low-water using Saw— water features,potted plants,arbor elements,trellises,art features or other landscape related items that would provide a focal element; • t • Provide safe passage by avoiding configurations that allow for ;so, concealment or blind spots hidden from public view; i - :4 • 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 3-58 August 2024 3.14 Policies/Regulations Regarding Sea Level Rise A major factor influencing the future use of the site is the issue of sea level rise(SLR).The site's location in a low-lying area that is inherently vulnerable to flooding,and its proximity to the Huntington Beach Flood control Channel, Magnolia Marsh,and the ocean,may result in the need for future planning and adaptation. A 2021 report(Sea Level Rise Vulnerability Assessment and Adaptation Plan)assessed the impacts of sea level rise on coastal hazards at the Magnolia Tank Farm site.This was followed up with a 2024 technical report(Assessment of Climate Change-Induced Impacts to Flooding in Southeast Huntington Beach and Adaptation Measures for Future Conditions)that analyzed the impacts of flooding hazards to the larger southeast Huntington Beach area, including for the Magnolia Tank Farm site covered in this specific plan. Both reports identified a number of potential adaptation measures listed below.Both reports are included as Appendix B.Coastal Hazards Reports. The following policies and regulations will guide the development of the site to ensure that the site is not subiect to inundation from sea level rise and that risks to development and coastal resources at the site from coastal hazards are minimized.This section also provides a framework for the further study of SLR in southeast Huntington Beach and identification of feasible adaptation measures for the area. 3.14.1 Addressing Sea Level Rise in Southeast Huntington Beach • A comprehensive assessment of SLR/flooding hazards for the site and broader southeast Huntington Beach area was completed in February 2024(Assessment of Climate Change-induced Impacts to Flooding Southeast Huntington Beach and Adaptation Measures for Future Conditions,Q3 Consulting, February 22,2024)and is included in Appendix B of this Specific Plan.The City shall continue to monitor and assess future sea level rise and to track updates to the best available science regarding sea level rise,including updates to sea level rise modeling and projections,and shall update the following policies as necessary to address significant coastal resource impacts,changing hazard conditions, or updates to the best available science,including any updated guidance as published by the Ocean Protection Council or Coastal Commission. • The property owner or developer shall prepare,together with the City of Huntington Beach,the details of a Special Assessment District,Community Facilities District,Climate Resilience District,or other financing mechanism to fund the property's fair share of the cost to implement the adaptation measures identified in the 2024 SLR flooding study or other relevant adaptation strategies that may be necessary in the future.The details of the financing mechanism shall be submitted with any CDP application for commercial or residential development,or subdivision,whichever comes first,at the MTF site.The financing mechanism shall also include a provision that the affordable housing units August 2024 Page 3-59 within the MTF site are exempt from any assessments collected through the financing mechanism. Formation and implementation of the financing mechanism shall occur prior to issuance of the first occupancy permit for the hotel or residential development whichever comes first. 3.14.2 Addressing Sea Level Rise within the Specific Plan Area 1.The following adaptation measures and related actions,as appropriate to specific sites/projects,shall be incorporated into project design and implemented at the time of initial project construction: • Raise the overall ground elevation of the interior portion of the site to an average ground elevation of+10.5 feet NAVD88.This adaptation measure would address the vulnerability of the project components to increased groundwater elevations that could impact structural stability (e.g.,foundation buoyancy/uplift)and increasing saltwater exposure that could lead to structural component oxidation (e.g., rebar rusting). • Raise the building pads an additional two feet or more 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. • Each outlet into the Huntington Beach Channel will 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. • Installation of manholes near the Huntington Beach Channel to 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. • Infrastructure shall be constructed as follows(i) materials and utility equipment will be resistant to flood damage, (ii)foundations shall be designed to withstand the hydrostatic pressures associated with high ground water levels due to sea level rise,and; (III)a concrete mix will be required in the foundation work that is resistant to the marine environment. 2.The City will continue to assess, identify,and implement appropriate adaptation measures to address SLR and flooding hazards at and adjacent to the site and will identify appropriate funding opportunities(including in coordination with any funding mechanism identified as required in Section 3.14.1).Within 10 years from the date of the specific plan certification,the City shall develop an Adaptation Plan that identifies priority adaptation measures and a timeline for implementation, and shall continue to update the Adaptation Plan every 10 years or more frequently if necessary.The City shall also update relevant Specific Plan policies related to SLR adaptation as applicable and necessary based on changing conditions and adaptation planning Page 3-60 August 2024 efforts. Relevant adaptation strategies include,but are not limited to,the following: • Installation of a new storm drain system that can capture the runoff resulting from a 100-year storm event and convey the flow directly into the Huntington Beach channel system.The proposed storm drain improvements may include new pump stations to discharge the flow to the Huntington Beach channel system. • Consider maintenance or expansion of the size of the coastal conservation zone and/or the open space buffer located on the west side of the site between the residential and commercial zones and the Huntington Beach Channel to accommodate potential future wetland migration and floodwav improvements. 3. Prior to any subdivision of the property and any building permits being issued,a notice shall be recorded against the property documenting that the property owner,on behalf of itself and all successors and assigns, waives any rights under Coastal Act Section 30235 and related LCP policies to shoreline armoring to protect the structures on the property. 4.All CDPs for residential and commercial development shall require the permittee to record a notice and assumption of risk on the property in which the permittee acknowledges and agrees,on behalf of themselves and all successors and assigns,the following: a.that the development is located in a hazardous area subject to flooding,extreme precipitation,groundwater rise,tsunamis,and other hazards,or an area that may become hazardous in the future; b.to assume the risks of iniury and damage from such hazards in connection with the permitted development; c.to unconditionally waive any claim of damage or liability against the City of Huntington Beach and Coastal Commission,if the permit is appealed,and its officers,agents,and employees for iniury or damage from such hazards d.to indemnify and hold harmless the City of Huntington Beach and Coastal Commission, if the permit is appealed,and its officers,agents,and employees with respect to approval of the proiect against any and all liability,claims,demands,damages,costs(including costs and fees incurred in defense of such claims),expenses,and amounts paid in settlement arising from any injury or damage due to such hazards e.that sea level rise and flooding could render it difficult or impossible to provide services to the site(e.g.,maintenance of roadways,utilities,sewage or water systems),thereby August 2024 Page 3-61 constraining the allowed uses of the site or rendering it uninhabitable; f.that additional adaptation strategies,up to and including removal, may be required in the future to address sea level rise consistent with the Coastal Act and certified LCP; g.that they are required to remove all or a portion of the development, and restore the site, if: i the City of Huntington Beach or any other government agency with legal jurisdiction has issued a final order, not overturned through any appeal or writ proceedings,determining that the structures are currently and permanently unsafe for occupancy or use due to damage or destruction from flooding,erosion,or other hazards related to coastal processes,and that there are no feasible measures that could make the structures suitable for habitation or use without the use of shoreline protective devices; ii essential services to the site(e.g., utilities, roads)can no longer feasibly be maintained due to the coastal hazards listed above; iii removal is required pursuant to LCP policies for sea level rise adaptation planning; or iv the development requires new and/or augmented shoreline protective devices that conflict with relevant LCP or Coastal Act policies. 5.All future renters/lessees at the MTF site shall be provided with written notice that: 1)the development is located in a hazardous area,or an area that may become hazardous in the future;2)sea level rise could render it difficult or impossible to provide services to the site(e.g., maintenance of roadways, utilities, sewage or water systems),thereby constraining allowed uses of the site or rendering it uninhabitable;and 3) additional adaptation strategies,up to and including removal, may be required in the future to address sea level rise consistent with the Coastal Act and certified LCP.This Coastal Hazards notice shall be included with all leases, and shall be disclosed prior to finalization of rental/lease agreement(s).The notification shall be in plain language in both English and Spanish.Samples of this required notification language and methods for conveying it to potential renters/lessees shall be submitted with the application for any CDP for residential development on the MTF site,for the review and approval of the approving authority. Page 3-62 August 2024 3.1$5 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. • Placement of public art shall not interfere with public views of the marsh. August 2024 Page 3-63 Chapter 4: 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. August 2024 Draft Page 4-1 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. gAgjapigr • 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 August 2024 f?s. 111111E ''Fe "'" , h"r,.-i,,, .41 4# :r IF^ ::.tm y.1 t ram ..t -.,yP,ni.,.-; r 1 i �. •m -z•a r•' w 2 a `m Attatlta Ave. m __- a t w ■ cal l' [11/11 �'-1-■ 1.III �.A. P VII-/- �. II ■:1•_■ II II II II ■ ■ ■ r'•4-I a• _ , Ira . 1 O I • ■ I , ,\ is - Newland Marsh 'u a k\ (2roposed for ti• fl •' • _� Restorations ` �� _- • •4 Hamilton Ave.ti„ 11JI�il�ii�n�u��_ i,,. 511 al - • f r' 3 • • • III d/, , • • Banning Ave. '11RodO"a A045 srd/ 41 + a r / a �`° / ),':'‘ 1".:11:4 3, B�ookhv� • i / 4 stM `, T ,OdCi'�c dpsb ]\\ QCPO'O J yam. Md/6�'� rd/ i I / Sp��3 /01 /p v/ti: 41 6P e l Legend 'kRo 6/4ep's6 .t4�ia 1 (0 4/4 dq,' /•••• ddp doh 'sh ,, � � 0 /1)i •••�Specific Plan Area d�ea)dy I odv Ads kP,• Schools �A Aa�Py�dv« d `'f� 71 Conservation lit' is Parks NTS Sty�y , _`•, 111111111 Potential Magnolia Street Connection Figure 4.1:Regional Pedestrian and Bicycle J Santa Ana River Multi-Use Pathway(Off-Road Paved) Circulation Plan _a ,_,#California Coastal Multi-Use Pathway(Off-Road Paved) J J Talbert Marsh Multi-Use Pathway(Off-Road Paved) ■ IN in Bike Lane(On-Road Striped Lane) - Magnolia Marsh Trail - Potential Park Trail August 2024 Page 4-3 Section Location Map 4.2.1 Magnolia Street 1 Existing Magnolia Street adjacent to the Specific Plan area is a • four-lane road with parallel parking and a contiguous on-street \ F E. bicycle lane and is designated as a Primary Arterial Street with a \ Minor Scenic Corridor identification. Refer to Figure 4.2: Magnolia A Street Section A(O. Magnolia Street includes the following: \ • • • Retention of existing on-street parking capacity; C • Retention of a four-way signalized intersection at Banning `�• G 'B Avenue;and • A public park located adjacent to the street. FtW IX. RW 75' f l 50.0' CL 50.0' PARK I 8.0' 35.0' 7.0' 7.0' 35.0' 8.0' I I 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 hotel 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 six five-feet of landscape on the Lodge hotel side,and a minimum four fide-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 Hotel Entry Road Section B, Figure 4.4:Lodge Hotel Entry Road at the Ledge Hotel Drop-Off Section C and Figure 4.5:Ledge Hotel Entry Road Section D. Page 4-4 August 2024 All Street Sections Updated in Final PROP. 24.00-25.00' a 24.00'-36.00' ai 1,5.00' 5.00' 26.00'-30.00' ,.. 14.00'-23.00' 4.00'5.00' F1i-17.0- PADP. F9 — / I �`' / PAD-14 0 PNOP. LAfro�r' pfiOP_ tANDSf�IPE GFF-5.OI _ anc w% mop sin &is 1.- —PAO-491 (Curb adjacent landscape for first 150'from Magnolia Street) Figure 4.3:todge Hotel Entry Road Section B PROP. 17.00'-21.00' CL 21.00'-24.00' 3.00' 4.00' _ ., 24.00'-25.00' MEDIAN MEDIAN 5.00' 12.00' 14.00'-17.00' 0.00' 14.00'-15.00' 4.00' 5.00' LOADING ZONE FS=17.0 2X 2% 2% 2% J. f _ _ PROP_ SIDEWALK PROP. LANDSCAPE PAD=14.0 PROP. SIDEWALK GFF=5.0I PAD=4.01 Figure 4.4:Lodge Hotel Entry Road at the Lodge Hotel Drop-Off Section C PROP. PROP. 2.00' PL PROP. PL 'MEDIAN CL 15.00' 18.00' 21.D0' 24.00' 24.00' 27.00' PROP LODGF l,' - 1+.DO' 10.D0' 10,60' 14.D0' _FF=17:jyff 1Z PROP. FS` y 2E 2Z •_ ` PROP. FS — — PROP. ENTRANCE`PROP. LOADING ZONE GFF=5.0I PAD=4.01 Figure 4.5:Lodge Hotel Entry Road Section D August 2024 Page 4-5 All Street Sections Updated in Final The residential entry road at Bermuda has a minimum with a minimum five-feet 4.5 foot wide sidewalk on both sides with a minimum four-foot 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 4.00' 4.00' MEDIAN MEDIAN 9.00' 5.00' 5.00' 20.00' 20.00' 5.00' 5.00' g.00' _ PROP. BLDG J SETBACK SETBACK I` PROP. BLDG FF PER PLAN I 22L FF+PER PLAN PROP. SIDEWALK T1e-SIDFWAt K PROP. LANDSCAPE I PROP. LINOSCAPF (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. 9.00' a 9,00' _,- SETBACK SETBACK 5.00. 4.00 5.00' 20.00' 20.00' 00' 00' 5.00' P1ooP. BLDG 1 12.00' 12.00' PROP. elm FF PER PLAN, �2R /� _ I 221_ A IFF PER PLAN PROP. i E.00'LANDSCAPE ! 1 I PROP. FS I \ _IANDscAPv PARALLEL PROP. SIDEWALK 1 40 PARKING PROP- SIDEWALK B.00' PAW 1EL PARKING Figure 4.7:Typical Private Road Section with Parking on Both Sides Section F Page 4-6 August 2024 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. 1P. D=40 ( D=9 0' Figure 4.8:Typical Roundabout R= 60R ! 1 ■ _ R=301 Figure 4.9:Typical Street Knuckle August 2024 Page 4-7 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{odgL Hotel Section G and Figure 4.11:Conceptual Fire Access Exhibit for illustration. 100.00• 30.00' ROC NI PROP.70'COMM CONSCRIATON ZONE NM LOW ' • 17.OFF SU ICHNOIEL I""°=4-0 Figure 4.10:Typical Fire Access Cross Section at Lodge Hotel Section G Page 4-8 August 2024 I i l 1 r i i -- --T 1— —- I KNUCKLE I • CENTER ISLAND 1 ; (NO PARKING) ROUNDABOUT g. a 1 D=34' t 7 ( i i \ 1 1 I (NO PARKING) _ _ -di_ ._....erl -- \ , I v ___. _ to VI \ �, j 1 \ \ \, , 1 1 L- 1 \ \ \ I \S\ \ \ / 1 \ / 40' 1 \yam \ \ / ail \yG ‘ \ // l p \ ` / )1 I I§ Z \OS / ' ti \Ty N / R=21 - CI\ ‘ • ,..-// I b0 \\ \\ t:, 4q-c,c2 ..-1 1 \ \`\ \ Z / •LEGEND V V �\` • ; • — — — LAND USE LIMIT \ \ • \.� — FIRE TRUCK PATH ` `�\ //S / D= DIAMETER ` \\•�\ R= RADIUS \. • j — HBFD FIRE TRUCK TURN RADIUS / 28 ( ��G• (PER CITY SPEC #401) i POI C)RCOE + ■M i 1 M\ \\I M 41 15535 Sand Canyon Ave,Suite 100 SCALE: Irvine,California 92618 ,�u_200i 949.474.1960 hneoe.eom Figure 4.11:Conceptual Fire Access Exhibit August 2024 Page 4-9 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. _ _ _ _ _ _ H` '1 ANANANAIANAI r . 7. - IAAAA1AA1 II . . 11 . . . . ._. 1 I ii _ii, I 1 IV _<„IT] FL----: VIVIVIIVIVIVI 1 r _ .. .. . . .. __--:--_.] V IV IV IV NV il• Typical Detached Private Drive Aisle Plan Typical Attached Private Drive Aisle Plan Figure 4.12:Typical Private Aisle Plans Page 4-10 August 2024 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 Cil--1-1-1-1—To—t--; --; I— [ 6: • El oo, !AA_I b t o II*o ,AfTooa 1 Uf.1 ,1 0 .. r _ :1 _,: -=, - I = -1 r - 1 : Cami F9---H--7 LI --1 --,, ::::] [:===- r----- V V V V V00 •=i r _ 1--1- . . • o I ri-h. j Typical Detached Motorcourt Plan Typical Attached Motorcourt Plan Figure 4.13:Typical Motorcourt Plans August 2024 Page 4-11 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. Page 4-12 August 2024 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 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. August 2024 Page 4-13 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); • 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(ERC8C);and • Enhance and protect water quality of all natural water bodies including rivers,creeks, harbors, wetlands and the ocean(ERC17). 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 Page 4-14 August 2024 I PROP EARTHEN SWALE FOR PARKI L I r 1 --_T 1 ' I PROP I 2-4'X4' MWS I \ \ \ \ PROP STORM I i DRAIN\‘•\ \ i `T `, EARTHEL�N ___1r __Tho \R1TP—A fori%:-.41 \ SWA ` _ h PROP 3-8'i— P 11 ,/ FOR.LOW FLOW • II I ti FUT \ I u� I PROP STORM OUTLET TO PROP STORM IT I _ DRAIN '. '�': DRAIN HUNTINGTON i t DRAIN BEACH GHANN L \ \PROP 2-8'X16'MWS ':�' _:� f EARTHENPROP ' F =i< 1 I 1—P P \SG & REUSE PUMP SWALE Z 2i \ , ` FOR PARK Q \ S4%4 / .12 \ clS PROP \\ `s- �\ PRE—TREATMENT\ PUMP I 2 ` \ PROP\ do REUSE VEST STORAGE \ \ ' i ) 2� \ \ 1-8'X8' STORAGE BOX\ \\ =145' \\ -/\ \ \\ PROP DRAIN \ I/ /L I \ \ \ PROP 24' FIRE PROJECT INFORMATION \ \. . / ACCESS ESMT �\\\ `� \f\ PROP DATUM: NAVD 88 \ \�� 2-4'X4' MWS \\ FLOOD ZONE: X \ \� --.- �j ` \ EARTHEN LEGEND \-, SWALE FOR PARK/ PROPOSED STORM DRAIN ` \\ \ \\ // - PROPOSED SWALE — PROPOSED PAD . / PROP PROPOSED t / FUTURE PUMP MWS MODULAR WETLAND SYSTEM / '/PROP PRIVATE OUTLET j • TO HUNTINGTON BEACH CHANNEL C)FWCOE N i NUINUII N s 15535 Sand Canyon Ave,Suite 100 SCALE: Irvine,California 92618 .�n=200' 949.474.1960 fuseoe.eom Figure 4.14:Conceptual Storm Water Master Plan August 2024 Page 4-15 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 zone 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. 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 Page 4-16 August 2024 \ 1 r ; 1 I 1 t \ j I _�� i \ 1 \ I ,--"°'''.:. -,- iv ,.7( , ,\ PROP POC TO i — ——— EX 12"WATER \ (TYP.) I \ \ I I I \ \ \ \ I \ I \\ PROP FH WATER r \ \ \ P) I DC FH 1- \ \ 1\ I I 1 \ / I \ 0 \\ /� I I \ 02 \ \ \ / R/W i-1 I \% \ \ / a cy \ \ \ Ia O \ PROP DW q \ / / /11 \ PROP FH 1 `�\ MP.) \ ' \\ \ �\ i \ \ \ \\ �\ I L \ PROP 24' FlRF / , ,.y// ACCESS ESMT \\ / PROJECT INFORMATION \ �\\\ PROP DW `\\ ,` DATUM: NAVD 88 \It \\ / FLOOD ZONE: X ♦ \ / LEGEND \ \ // / .' - - PROPOSED DOMESTIC WATER \ \� Ex t TE. — — EXISTING WATER S. / �/ 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 ( $FLSCOE RECCE the developed area. POI INSINICRI el N II 1 15535 Sand Canyon Ave,Suite 100 SCALE: Irvine,California 92618 949.474.1960 fueooe.cem 1"=200' Figure 4.15:Conceptual Domestic Water Master Plan August 2024 Page 4-17 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. 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. Page 4-18 August 2024 I 11 — III EX CITY JS — I I 1 -- R —- _T I l,r I I I PROP POC TO 1 \ 1 I 21" SEWER I(I „ 1 \ \ I ''-''"' — 1\ ...... -1-_ �; . 1 1 ' 36' SEWER r ter \ \ % \ PROP SEWER—— ———i \ EX OCSD JS \ I f \ \ I I PROP I I \ \ \ \\ \ I `— SEWER I t \ I , I I I / G 78-SEWER I \\ Z�0 \\\ R/W \ // / 1Z ��'ti \\ a, : /11 I I < 1.T: \ / / \ \`\ .\ I �\\ I \ \\\ PROP SEWER it PROJECT INFORMATION \• �\ \I / I I \\ PROP 24' FIRE 1 / sit, DATUM: NAVD 88 S ACCESS ESMT \ 8" SEWER' FLOOD ZONE: X `\ - LEGEND \ \ \ �. \ \ / l 4It,ap� PROPOSED SEWER •• •\ \ / - - EXISTING SEWER \\\ / ,_ or�� _ \ / / 8' SEWER — PROJECT BOUNDARY \ \\� Z� 6�PR P TO - PROPOSED PAD \ / EX CITY MANHOLE EX CITY — FLOW DIRECTION / 8' SEWER EX EXISTING JS JUNCTION STRUCTURE POC POINT OF CONNECTION PROP PROPOSED 0RECCE pid + ■ N i I N N ■ N 1 N • 15535 Sand Canyon Ave,Suite 100 SCALE: Irvine,California 92618 949.474.1960 fuscoe.com 1"=200' Figure 4.16:Conceptual Sewer Master Plan August 2024 Page 4-19 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. 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, Page 4-20 August 2024 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. 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 2025 with build out occurring in 202G 2029. 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 Hotel, 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 August 2024 Page 4-21 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. Since the{.edge hotel 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{.edge hotel 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{.edge hotel. 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 Page 4-22 August 2024 Homeowners Association (HOA)to maintain common areas within the neighborhood. Table 4.1: Financing and Maintenance Plan Party(ies)Executing Party(ies)Financing Service or Facility Party(ies)Maintaining Common Facilities Home Owner Private Streets and Sidewalks Master Developer Master Developer Association(HOA)/Property Owners Association(POA) Community Walls/ Master Developer Master Developer HOA/POA Fences Storm Drainage ::Facilities Master Developer Master Developer HOA/POA 6.Water Facilities Master Developer Master Developer City I_— ;Sewer Master Developer Master Developer City [Parks/Open Spaces Master Developer Master Developer HOA ICC Zone Master Developer Master Developer HOA Non-Residential 1 Landscape Setbacks Builder Builder Property Owner/POA Parking Lots Builder Builder Property Owner/POA alls Builder Builder Property Owner/POA esidential ------- -------- -------_ill ommon Are ` Landscaping Developer/Builder Developer/Builder HOA mprovements ails/Fences Developer/Builder Developer/Builder HOA •rivate Front Yard Builder Builder Homeowner atio 'rivate Backyards Homeowner Homeowner Homeowner ffordable Housing" Builder Builder I Builder nits August 2024 Page 4-23 i IrL ► ► Il : C ► ► RES I RES ‘ I ► ► I /'- - ► ; ( _ _ ' �� T- I . \ \ I , , `� I I RES IC \ \ \ \ \ /\-s- C.- I/\ \ \ GE Q \ ,\Z \V vv �/ QILt \ G, r,71\ S \ / 01 cP �0y \\\\OSPR OS-PR \ ny \ �\\ I E.[ \„ \ i ' \ \ \ \ \ ���I \ \� CV \ OS-PR / / \ \ \\ ► I CC \ \ •\ \ \ \\ / / • \ OS-PR PHASING KEY \\\\\ /,/,PHASE AREA \ � C '=.1 1 16.9AC \ // 2 8.6AC %/ 3 3.5AC / \ M � RECCE 1 ��UN O I N ■ ■ ! 1 11 13 15535 Sand Canyon Ave,Suite 100 SCALE: Irvine,California 92618 949.474.I960 fuscoe.com 1"=200' Figure 4.17: Development Phasing Plan Page 4-24 August 2024 Appendix A: Legal Description 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. August 2024 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 10°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 43°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 45°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 August 2024 Appendix B : Coastal Hazards A nrajo or-nrfltiencing the future use of the site is the issue of sea level rise(SLR).Given the site's law elevation, proximity to the ocean and Magnolia Marsh, addressing the future effects of SLR-up to ycar 2100, has been a major eunrs+deratfoiHir mulabrirg-a-Faird use-pfai rat rd igirfeat non ply with Califon,ia Natural Resources-Agency(CNRA) and the CCC guidance titled, Californ;a Coastal Commission P,uprams a,,d Coastal Dcvelupment Per,n;ts o,,August 12, 2015. Based orrhi,furi rtatian ii rthe 2018 duLui It, IIiCaiI sea icvel alu„g ii California coast is projected to-rfs up-to-Uetwecn 2.1 ai,J 9.0 fcct by Ll,c yea, 2100 dcpc„Ji„S VI till= stienaris. Luw Risk, Risk ai,d Cxticn,e Risk.The medium high risk aversion SLR projections using the low emissions scenario were selected to assess thc vulnerability of thc proposed development to coastal hazards in thc future with SLR. SLR could potentiblly lead to increased tidal inundation,coastal erosion, and saltwater intrusion as well a: i icreased flooding during coastal storms (high waves during high tide conditions), fluvial storms(river floods), and tsunamis.A SLR vul rerarL,rfity assessi,ient based prinnarily aii guidance reea,i,,rre,rdatiuns pruvided i, thc- 2018 State SLR Polity Update was prepared-fui the project and a SLR adaptartiuu plat, based pri,rtar ly un ,ceui,unieirdatFo,rs in the 2015 CCC SLR Policy guida,!cc was the,, developed-to-aeldress the p,tc7,tial vul„erabilities. A sunniiaiy of the SLR vulnerability asse-ssrreirt-ai'rd-adaptation plan Is pavlded below. The cic,scs o„a+-&ecarr,e aid At,rtespheric Administration (NOAA)tide gauge station is the Los August 2024 Page B-1 Table 1:Sea Level Rise Projections for Los Angeles, California Time Period* Low Risk Medium-High Extreme Risk Aversion(Feet) Risk Aversion Aversion (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&OPC)2018 *Baseline is year 2000 **Low emissions scenario/high emissions scenario ar t of n Alai Ni vjcLlLvi ult uulwr rasvvcEFo put l of ful see-level rise. surly bvurrdory of the site includes a channel wall tflvedwall) with a ctcst elcvativn ataNNrvnhi'Ott lyt13 feet(NAVD88).The City of I luntington Beach, along with the County of Oraire-a,rd the US An rry Corps of Cngtrrecrs is responsible for their owned and t,Ncrated infrastructure. IL is pos.,i is that over the-I;fcthrre of the Specific Plan ekvelopirrei t-.apital flood control irijr,.,ve1 drt projccts wouhJ-be r1dtce SLR ;tnl.,act fur-th,thvusaitds OfYu�1d t.Y vtliil2+lq l .iuCtCd within tl Tlri. pal tILUIat ultarnICI vwrrcJ-t,yllrc^-el,untyi,f alvrrg the Svutirvvl.-.,tofy-ln,anrt}aly in the future tv aJiJ t-s� Fn.rtct rlia+-Vtn,Jnrg-resci+lnrrf,tnrt uvc-t h..4 i,nrg- tjf the fb ,Jwall.The potential for saltwater to Lack up into the storm drain t system during high tide- Page B-2 August 2024 Coastal Hazards corrdtt lis could-be flow from the flood control channel to the Specific Plan area during high tide conditions. A3 luiig as there are no hydraulic cenneetions-bct eeii the site a,Td flood wiitruHelianiiel the site would ,,ot be expected to be i 'undated by typical high tides between now and the year 2100. The U.S.Geological Su,vey(USGS)I,as developed a nume,i al ,i,oJcliiig ayatc,,,c,apablc of. ii ulaln,� projections).This modeling system, known as the Coastal Stor„i Modeling System or CoSMoS(Version 3.0, Phase 2). CoSMoS results-for-the-AR stei,arfos,,relrti,med-a-bove-were accessed in ,,,a-trfurinat from the Our Coast,Our f-uture-wobsito-fur coastal erosion, lidaHnundciru,i, and c.,a..)tal wave.)t- -,,r scenarios.The,ca ltsfu tiTe-Luo.)lal c,esi0inee„arms i ,dieated that the magirltudc of coastal eresio,, is-not-expected-ter be-Earge-errotrerto-irrrpaet-thre-Speeif're-P+Errrarea-Oryear-2-1-66-el-de-to-severaFfattors upproxi,,,atcly 1,800 fcct to 2,000 feet betvrLen the project site and beach. Lan adversely i,npact potable water aquifers, agrictiltu,c and infrastructure.The first two pute,,tial hnpaul u,idc,g,vund t tililica a,id Luildius fouiidahoiis by in.,,casing tie potcu,tial fur corrosion of by hydrostatic uplift forces vrith these high groundwater levels that would tend to nrakrth a sus..eptibl, to saltwater intru3ion,arrd shorrFel beeanstrr cted-of material that is-resistant to corrosion or degradation Jpccifi.. Plan area, howeve, the site would beg :. : • : • - , _ pr,dicttd future groundwater cleva#iuns. August 2024 Page B-3 arras-DUik}i g�i e}at t,i r��,u1J-Lt i,iipactrd by h se ciated with these high Coastal sh,rms arc clraiaLlcrizeehLy liigliei ll iainioilflal vvavCl.vntlihvn�ai high tides(e.g., King Ticks).During coastal stern i i3,waves will bi cak-ah,i ig the shoreline and runup the beach Wave runup is not be expected to reach the s;te since it would have to overtop the beach, cross PCI I, efforts would be undertaken in the future to mai<<taiii tlicin_atiir,-PN-Fe,n,-Mag of a F�9arsl�r(ctoneu Galion ti anF v lalivi i and Wil�lli�c, re�pcLlr\n ly. In tie aLSL1 is - ,f-tl ru antlt patted I I I-1 rat it-efforts,orts,way, runup is still not expected to reach the project site through Year 2100 with SLR. iccent(August 15, 201G)ICMA flood insurance rate map(FIRM),the Specific Plan area is not located within the 100 yea, fluoe[pferii , icfcr tv figure 1. 1CMf,fkod-hrsurance Map(Prelimiiray August 15, 201G). During the 100 year flood,the watci the fhrethLen itrelehaimid-is-estimated to r..ach t9.0 feet(NAVDDO)with th..-base-4h,od-.fcvatio s show,'ii Table. 2. r',t,.iitral Des, flood Clcvatio,rs fir a 100 Year flood. Page B-4 August 2024 -`, , I "r. 7'.1 tif - '• -.....".-.7-7"7",..1.-As'riE ' ,bbE A ' -.,.--_-- - - A • •. •. :-... ;.....".01::.-...-)„,:, ,-,-14.....-.--,.. - -.•i.:•f. ' -;-1-, 1_4' 1.--` .-,. ip ... . ...ci.r .-r.r. .,-.,- ,. !, ,•, I. ._-.._ _.,__2. a - .3, ,l • • '' •Rt> ..,,.....' ..,./.-,Rj..?I'; 0 .",:;': •!,...--:., .,r2.4..Z7-7.---......-7---'• -.. .'1,,,,,, ;i_ .i .:1,4", 1'. .4z, -, N , jt-.. •' OP' C •..-,..- s'':''pi, 7- 71'.',4 ..kV--- "---: 1^..,:'-..,, ',`ky -.7 -,• '" ..•-••-• ••, .. ....•••-,•••'.9 - 1 Vi- :ii,', .4 ,.."---' 1"C' ' -':.-- ' ' • . 4'J.:A i . q. I -"N i 11 k 4, 4,- ik: '' u, ' - -•=1/21.6,....„ , - I- ; ,... . .- I,r'- ',". 111 i II,.Or'eri ...t* i 3: • :., ., -..r...V. ••-.- -•/1-01-'.. ..e..''',/ ._-- -- - • L, --..,1 NJ _ i , ,.. i' - -;',.... , "•.'.,,$ “',",-1' C - ' 41 j w . - 1 1•"' ' --,,AVel,sitTr A .•P ..-ik,., '7.'-,•••.;,!.,.1;!i .) .11'., -7 f ;,‘ taaLa or,,9,-.1k-_ -,, .1,1111, t... a,' • .,I, i ..,,,.1-,--41en:2•2-= -,---,,,):11:,"ge'''''lo _9 s.ysfr,,rs pos,oc • • i,,II t I ER i• -:'.i,.. .1,-;-1 -:.-:-. (1;") •s• +o use,•'A •• . 0 , ,. , t,'Ai,. - -..-.. • -7 ,,,i. 20.14.EAp i S' (11 ire -411). flLi \ •-•-•1,,,,'-`",' . ,,__ "n •.. - ,(51-‘8).*41 11' 1 ' , i ' t.'vr, .'F.". ,-,•",•-- _-' s%•t -;-- IA 1 i,,, A \-- . • -.,.., '--„• CO ' 4 ZONV.•E - 1 -0 9/.- . . • '4 ,., , ..4.- ' ' ' I;"...„.4 .7, 4 1 7,,4. - . ' Z r,NE A E .. • ;0/0 i4L. ;i'• • .; '%.10"' 4$ 444 144.... 0 ,‘ 't't- R-^. .: q,... • r.4.....,... s'% . . Sel.% I , „-- - , -----._ ,,;^"'• \ .- - 1 ttn- C Ai .. ... . -. . . -11111r. • 4V. - .ftr----T-, .... -.-:-.1.-;r:-i g' •N• *4. -_,,,r. „ I .1_,-,..„. *... ilhi, ',_.,. ...Ar . ‘,114;,:er, ,•-, - -T, . Ili. Row HAZARD INFORMATION ,-- . . ,N, 1 ,+.. - •)k)i "Pc, - ...i.• , > SEE RS MOM FON ZONE DESCRIPMPOSMOINOW/St . / /• ... . 8' )'• 4.**ivvc;11 MI 114/041.1.010%ROWED ON MS OW MO SUPPORTING __ 1•1- CT COCUSAESATION An WO AikLARII IN Ocelfal.fORWIJ Al ' ' ' e.t * S. 7..., 0 HMV/MSC.FEMA.COY E 111111101141 ROO IIININNWOOMMEI ,, .41t.n - 12- to ROW MeSSANC•WI MOW .. ;re\ '' i,,,o1,i.,c1.),•1,,. '?•7 --• : . - IlEr 110441.114 to need fiends ilMO .-.....• t) MSS ORIMPIPPOPSIR 0 •••sm..... / -11'.40... 4. • CA '* IliRR in of Dedth •,Rd / • C — 4-1 ei: ma NS • tie NM, .'1/ ZONEAE , imams / co 1111111111•1011 0 ‘44., / (E,L 8) D ,02%A.4.11Chanta mecum*kir r. -=„7„.--;-..;..;71,7,-,-Ti.-.L...;-,1 = ,,- . 'It •&"' 4.-' ' ff.• rs * 0-,$) 2 = ...H. , ' •(CI',a.S4C.,&.. Kop.ki.e......hol.m.•••• -- 1.,....,..------- ........--.,_-.- art.of lets tow am some's&N., ==--..--==.--,----- -:-..7----.=....,L.,,,,,. • I . a IIIIIMMIN VMS ICS SIM /' ....-.:',•11V'C'0\: ' '-••. / •A...- / .t:, •••••••=. isor es • k / f•tur•COrld.LORS 1...Anewal = N'N. / ..,. 4 Char..flood Nazaft • re filiffia4.--7. -.U1"-"-t,Z. * I 0 Nuk, •••-•• 0 f/ . 7 - '0 ""uri.ottAsvAz%1 ie.,—ze,Amu ddA Reduced F1004 Rs due to level 1..-- •ft.. •-• Ss Peoln. M / - fp - - 1 /pf• .11% NEM kegs NIIIMInal MS 11.11.1FC 73 NNNS.1 f 1 C 1 I i ,Purs at Uribrolese Mee Hatrti . 0 ArAs ".;:i . 0-Mft.wain Imi = • • Enlarged Project Vicinity Q .........-.,,,,,,.......ki.04.0.0.0 - 0 mow Ids Ds or floods, CU > 111/1111111111101 ....---.-- hs xuedled leo.11.e.ce AMISS -- cn e-t- ag @ "' Croix Swims ma IR.SAS Ctsce MUMMY a) C --la view Won Orolliell.0 limpal tlk isis _ UI ,• 0•---Genial lord 0-‘ ---• ••••Ciiilillbsomelaimille = resiomm• .FI ----haft Weft' \ . 2434 a)na —lionesohlellope ..,........ N -o o .......—Owe Flowilluistio MONS ONOPPOM IMP•1111111D CD Cra cin aim wrolirts -1 co ..._. IRMO •••••• •••-•beildkesillimilia Cl- 00 c'.n • (/) Elevations-for-a-fee-Year Heed Time-Period* Medium-High- Risk-Aversion ey 203e 93-feet ey2969 11.2 ffzt Dy2100 14.sleet {CW RA&Of'C)201a Gil rcc thcz.rest cicvatioi,of the charnel wall is+13 feet(NAVDIID)the flwd waters would not ovtrtop thc flvvJr/all .au�i,s flwJing of tl,e low lyi,r6 a,cas of tl,c Spec1fi.Plan area bcfure the year 20G0. I luwcver in wuld reach 14.4 feet(NAVDB8)which would excecd thc crest elevation of the fluedwall,thereby resulting in flooding of the low lying areas of the Specific Plan area. 7�t'S"F:r�rrettSly mentioned,th..CityBeach alongwith the-Cot-My-of Orange and the US Army Corp.,of Lnginccrs arc responsible-forty rcn cool rtel•ai rd ai tan teJ-i,,frastruclure--lHs-a uaLlc projects would be;,n•I.,k,tie,ited tv reduce SLR impiety fir the thousands of,esidents potentially i,npacted twhiLh ow,,s the I Iu,,tt,,gt.,n Dcach Chan,,cl)to,aiae the floodwall along the westc, buunda,y of the site. The e,,tire eoast of I luntingt,,n Dcach would Rely-Le i, uneiated by a large tau, a i unJer exntins I,0La,d n,aF.,F.,; g-al pis J;J-, ,t i,,JuJe an evaluat;,,ef-tsu„a,„H,aza,dsi,rd,cfoh„cvvili '.'ii.1-f+h.,,,e„er- would be in a tsu„a1,,; haza,d eat,'tie future with SLR.In addition,the ,,,ag,ritadc of inu,relation wottld- Page B-6 August 2024 Coastal Hazards 1, �a N. r • E ,ti • I • � — k • s • • r • METHOD OF PREPARATION TSUNAMI INUNDATION MAP MAP EXPLANATION � _„ 4 .�.r... FOR EMERGENCY PLANNING .,, ^ems "sunamt Inundation Line ..fir....a ..�`...r State of California-County of Orange sunam�munWban A,ea *r.▪ '.�............r.••w+w.war....M. •.....:ram+%-=' NEWPORT BEACH QUADRANGLE PURPOSE OF THIS MAP „n.,,,...r_.._...........,.........,• March 15,2009 :"�.w '.,. ....a.,..................v.w.e.......a.. ...v.. o...... `a.^ ............................ b.., ,- -. aaa aaaaaaaaaaaaN1a �aa [0111•M r• - 11-7.7r... 11Wanill IMILONI•1111111111 MAP BASE .at 0....�.....wW M.... ". M.■III•am� QN�aw.�www.....,[......3............r v.w ...l Y.... w. . ..... .... fez it lt�i F... i...x... ww`........ ._..F ====== wW.rr..,..w.....v.�.rw�. fir um.Mom �.`2..u....�o. h.w..r ..�..•ar~i'^�II., 1.S'��[O .......... ......w..Igo...... �'' t3,�C. DISCLAIMER s.`.... ....:.a..�c...n........a.w...•...u.n *.: ice — re El Figure 2:Tsunami Inundation Map-Newport Beach Quadrangle August 2024 Page B-7 The floodwall provides protection for the project site from coastal hazards associated with high tides, system((IBC&Talbert Channel)that provides flood protcction for a large part of the City.Some of the area al.,�circ.c of the fl.JuJ-Lonhel system.TIits fluodz.etrtrof system is important from a regional(i.e., poi bun .ui Icnl coastal haLaiJsass.ciatd with Iiigli liJ�s,coastal wage-slog ms,a,,&fbj al R�.,J���g.C-vaslaHIOLCI - region. in the futures,as sca Icvcl ises,low-h i+rg-residei rtiel i,ylthbui hoods sounding the project site would be fai gy at I,ow - f,asti dcture and st,ucturesprotected by the existing flood cut it of system that would tie bu L,c,ably to futui a SLR,it isanticipatcd-tl iattl ie City-aviift.or rti,iue to pursue an adaptativRSti atc'gv fuci.d ulcliviI,at Last fur the Gallic, tine periu&(e.g.,through Year 20G0),ihcn SLR is,,ot {e.g., relocate/remove existing structures,new development limitations). level of each SLR scenario. to inu cacJ glum Idwatci elevations lirat could iinpactstrUu , uplift)ai id incrLascd saltwdtci exposure that could lead to sti uctu,al component oxiJatiun(e7g77-1 c.nr rusting). Page B-8 August 2024 Coastal I—lazarcls t.lrarrnel frurrr CI ltC1 it l6 ti IC F.JIVjc..t atVl III Jr airy yatcr n. During i aii I cvcnt3,tl It l J,auli.,IicaJ front Jree_ed the pressur, o,i thc othtr side of thc tide gate and runoff would enter the channel. ontieipatcd that thc pumps would be required between Year 2060 and Year 2100. Si;ice the timing of a regional solution to SLR(increases of the floodwall height or upstream flow reduction) this SLR vulnerability. • The open space buffer lucatcd along the fluodwall would icn rein;ape'rsuace with 1 tivc upla;rd habitat acid lirrrited huiiiairaccess.The arta would Lenra;;dgcd to preuiudc tine csta{Jlibhrirerit of • The ccevatiuti along this area could be raised irr the future to provide prute.,tiorrfrum coastal wave •slur;n and fluvial flood...TI;is.,uufd Lc JUT c by ir;;portnrg soil to raise the g,oun&efevatiun across trail system. fh,odwall located on the side of the open space buffc'r-ukrsest tt. the I Ith rtii rgtvn f each char rr rcl. The to i ipor ar y floodwall would consist of cicr nci its that would be deployed i r advar r,..c vl stor n r conditions expected to cause flooding and then the elements would be removed/lowered and stored folluwirrg passage of-the sto;m. fr vn i an er rgirrecrnis aspert of the initial wrtstrvctierrf e.,Year 2025)but,rather,in future year if and wlretr it is needed. adaptatio, is ultimately needed it should be implemented in the future wher; it isireLdcd to p;ovidc- t,rutct.tio;r to tl ie prufeet- tc. August 2024 Page B-9 [This Page Left Intentionally Blank] Appendix C: Planning Areas Legal Descriptions August 2024 Page C-1 [This Page Left Intentionally Blank] Page C-2 August 2024 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-D(H A&B-PADWG (06-20-18) PAGE 1 OF 9 August 2024 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\LEG-AIS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 2 OF 9 Page C-4 August 2024 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\1293-007LGX-DCH A&B-PADWG (06-20-18) PAGE 3 OF 9 August 2024 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\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 4 OF 9 Page C-6 August 2024 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-DCH A&B-PADWG (06-20-18) PAGE 5 OF 9 August 2024 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\LE'.AI S\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 6 OF 9 Page C-8 August 2024 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\LE(41 S\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 7 OF 9 August 2024 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 WDE, 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 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 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-UH AdcB-PADWG (06-20-18) PAGE 8 OF 9 Page C-10 August 2024 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 20TH DAY OF JUNE , 2018. E LAND S/F` l L. USFj . L , L. . 347 s ZS 5341 lipA. DF CNO\' M:\MAPPING\1293\007\LEr•ALS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 9 OF 9 August 2024 Page C-11 EXHIBIT "B" \ S80'39'27"W PLANNING AREAS I I P.O.B.- /' (R) S PA KETCH PA 3B, PA 2C, I / L7 \ L29 / \ 580'22'41"W N'LY LINE OF SE1/4 OF SE1/4 / 75' L (R) OF FRAC. SEC. 13, T6S, R11W, �l I PER MM 51/13 PA 2B 1 LEGEND: (0.158 AC) \\ —1-,,1 Li r 145 P.O.B. — POINT OF BEGINNING SEE DETAIL"B" \ T.P.O.B. — TRUE POINT OF BEGINNING PAGE 3 -PS 50' 50' \ rJ43 y 75' ~ !— PA 3 w \ 'O (18.958 AC) 1 J I I- J > 00 CV O O \ I-) ' J vCNJ J Q 2 �� SEE DETAIL"A" A ' N Z \ O� CP PAGE 2 0 I- CO' �'i c� ---- PA 2A I ' \ Z n l P / ` (0.370 AC) ca \ I- \ \ mPli �gL I \ I I ti 5 1 SCALE: 1" = 200' \ Zt� �-n�\\ / / \ v � \ - -��/ PA4 / • \ I I NOTE: \ `Z (4.361 AC) // \" / i/ i SEE LINE & CURVE TABLE �`'S / \ ON PAGE 5 \ 1� // .. SEE DETAIL"C" / ;I\ RECORD DATA NOTE: N PAGE 4 S ��' [ ] INDICATES RECORD DATA PER \ nth PA 2D �,SO/ // RECORD SURVEY, R.S.B. 91/35 \ (\ \ (0.289 AC) /// \ // N'LY LINE OF NE1/4 OF \ \ (sr JJJ ,� FRAC. SEC. 24, T6S, R11W, + \ / iq PER MM 51/13 \ ,��\6. / ,,,,,,\ hilt' FUSCOE / ENGINEERING \ _,X/ 16795 Von Korman,Suite 100 P.O.B. PA 1, PA 2A, \ Irvine,California 92606 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—DCH A&B—PA.DWG (06-20-18) PAGE 1 OF 5 Page C-12 August 2024 EXHIBIT "B" PLANNING AREAS SKETCH N SCALE: 1" = 80' i // \N / PA 3 \ / N / S41'30'29"E (18.958 AC) \ / _ (R) —\ \/ \ / S07'38'12"W ..a I— (PRC) \ // I\� sc. l�� CP n� Cs O I w / I PA 2A ,I c2,) I I (0.370 AC) \9 \-Z. n �J 15� �z ��,� I 16 `1 �c`) PA4 / \ . Na AcP J co (4.361 AC) / y S54'17'S1"W / \\ J /--(R)-- // \ T.P.O.B. / \\ Ov,, PA 2A // N / / \\ � _ /// DETAIL "A" .gill b.. = FUSCOE ENGINEER ING NOTE: 16795 Von Korman,Suite 100 SEE LINE & CURVE TABLE Irvine,California 92606 ON PAGE 5 tel 949.474.1960 0 fax 949.474.5315 www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-007LGX-EXH A&B-PADWG (06-20-18) PAGE 2 OF 5 August 2024 Page C-13 Al EXHIBIT "B" PLANNING AREAS SKETCH N SCALE: 1" = 80' ///' \---..., / P.O.B. \ / PA 2B, \ / PA 2C, \I /-- rL3] PA 3 /� -L29 �j �— L11 \ -- - \\ / T.P.O.B. I I PA 3 c,, PA 2B :1 f._ \\ i J (0.158 AC) W cc I L13 1.�`� 1 75'PA 3 J ' Q. BERMUDA/ \ (18.958 AC) — -I + Q DRIVE/ 75' \\ I \ z I T.P.O.B. fi'" L19 C\ 0PA 2 \\ PA 2C 2 Ca, / \ 00 (2.020 AC)o / NJ J / N \ I I — I- — / DETAIL " B " .,,,II ,,,,,,, - FUSCOE ENGINEERING NOTE: 16795 Von Karman,Suite 100 SEE LINE & CURVE TABLE Irvine,California 92606 ON PAGE 5 tel 949.474.1960 0 fax 949.474.5315 www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PUNNING AREAS\1293-007LGX—EXH A&B—PADWG (06-20-18) PAGE 3 OF 5 Page C-14 August 2024 EXHIBIT "B" PLANNING AREAS SKETCH J / I } �\ / } iC'J I u) / N 1`} \ U C_)I � l I U % 7 N53'40'21"E rr.'v 9 I ( (PCC) F—LT; &) PA 3 n z v (18.958 AC) JO = SCALE: 1" = 80' <2 CLU S S> \H = U \\> , z a Q S a J O : PA4 �>��J �F 0 (4.361 AC) \ J z ` / LL 1 Z N o C) PA2C U = s. w ' I (2.020 AC) 0 �InI z 0 �I" S60'39'47"E r� o �I rj \ T.P.O.B. (R) cs G'\5 wI -I uo PA4 2i 1^I Pqx., \� v L21 'N �'17 5662�c1 /f' �,) d I 1 c17 — ��Pc �i ^, `�'l pA 20 `Si. w c2° z \ co T.P.O.B. --------------- (0 289 AC) `c11,, \\ 1 L23 PA 2D C19 LI —� �' 559111' ,E --/ R / / 1 P.O.B. (PCC) S I PA 1,\� PA 2DPPA 4 — � MPGA 2A, O�\ P� / / // N I / DETAIL " C " now Ih FUSCOE hi ENGINE ER ING NOTE: 16795 Von Karman, Suite 100 SEE LINE & CURVE TABLE Irvine,California 92606 ON PAGE 5 tel 949.474.1960 0 fax 949.474.5315 www.fuscoe.com M:\MAPPING\1293\007\LEGALS\PLANNING AREAS\1293-0o7LGX-DCH A&B-PA.DWG (06-20-18) PAGE 4 OF 5 August 2024 Page C-15 EXHIBIT "B" PLANNING AREAS SKETCH LINE TABLE CURVE TABLE NO. BEARING LENGTH NO. 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' [L3] N89'33'26"E 1198.66' [C3] 01'10'06" 4717.50' 96.20' [L4] 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 S8933'26"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 S8933'26"W 75.00' C11 93'13'50" 26.00' 42.31' L12 500'40'51"E 93.84' C12 52'24'43" 92.00' 84.16' L13 N8919'09"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 500'40'51"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'S1"E 118.00' C24 21'56'51" 2247.50' 860.92' L25 580'36'12"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 24.23' L29 N89'33'26"E 1052.78' L30 N59'57'36"E 162.74' �p LAND so, ,vim ��L USA �()_ PREPARED UNDER MY SUPERVISION: <- ib • FUSCOE _ sf S5341 iuI,i JERK L. USELTON 0L.S. 5347 R 9lF DF CAL\E �* E N G I N E E R I N G 16795 Von Karman, Suite 100 Irvine,California 92606 tel 949.474.1960 G fax 949.474.5315 www.fuscoe.com M:\MAPPING\1293\007\LEGAIS\PLANNING AREAS\1293-007LGX-EXH A&B-PA.DWG (06-20-18) PAGE 5 OF 5 Page C-16 August 2024 a • nolia nolia .. _ _ ... . .__ . . , .. _. ,.... .,„,,,,,,,,,, . T A \ < A ID . _ . Design Guidelines I August 2024 . - — ._.; v 4,,r n. . •=1,Jlxi, ,.. -tee.,,.. "� - ---t- y".� •- _ y JT : 7�• x.,1j i � yln :_ . ��" �_ ue fJ r �T'. .tea.�, 1� t v�_� �JJ1 �^„V %ff" T•, �' .� �`�' ,.�T -r' "7ef* .:- . y'`Ls- ljgk� y cA� 1t .,4 " • ,;C:t. -', 0 _ >;� y \ .20. ,.---fir•. am' .. .= , . ea a r. 51 :7';. 1,A,-0 ,,-,sr..; J - L yetis O a-.' .Z,. - L` '.'L• - G \ __ Y r. . Volume of Il ..• ` -e�... N. * ° _ .- • _. [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) August 2024 Page i [This Page Left Intentionally Blank] Page ii August 2024 TABLE OF CONTENTS VOLUME 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 Abstract Seaside 44 Abstract Craftsman 46 Abstract Spanish 48 Appendix A: Plant Palette A-1 See Volume Ill - General Plan Consistency See Volume I - Specific Plan August 2024 Page iii LIST OF FIGURES Design Guidelines 1 Figure 1:Conceptual CC Zone 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 August 2024 DESIGN GUIDELINES 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 use 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 f*egnalta Marsh 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 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. August 2024 Page 1 3.1 Coastal Conservation (CC) Zone The intent of the CC zone is to support the habitat value of Magnolia Marsh and the adiacent flood control channel that feeds it by providing a habitat buffer between the marsh and MTF development. It is important that this CC zone is protected from impacts associated with development. 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;tThe CC area zone has varied topography and dense native coastal sage scrub vegetation,a passive to aiFai,Jz,Lac,valiu,,LIi,,J,.Uri,16 a dI,ra,,,ic sulutiun instead of a fixed or Ira,&cape approach allows to best protect and magnify the habitat qualities of the Magnolia Marsh. In addition,the MTF site's proximity to Magnolia Marsh also anti fosters the opportunity for educational activities from outside the CC zone,with the limited exception of a permeable trail allowing access for Huntington Beach Wetlands Conservancy(HBWC)led docent tours. Plant species for the CC zone should be selected from the designated Coastal Dune and Sage Scrub Plant Palette in Appendix A. 9)2 :- .- Figure k�N.• �1, 1,.. ^lr 1:Conceptual CC Zone Landscape Vignette Page 2 August 2024 3.1.1 Design Hardscape Elements i lardscape will consist of an informal meandering trail, No paths are proposed within the CC area zone 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 channcl bridge- No hardscape is permitted in the CC zone.A limited, natural permeable trail leading from Marsh Park to the bridge over the Huntington Beach flood control channel is allowed for use by HBWC docent led tours. In addition to the trail,only grading needed to establish the contours of the CC zone,followed by habitat planting with Magnolia Marsh compatible CC Zone Fence& OS-PR ZONE CC ZONE 24'WIDE NATURAL, ,� PERMEABLE PUBLIC TRAIL/FIRE ACCESS ---- 1 ROAD r 30' i log 0„ Figure 2:CC Zone Section L- ` iUFFER IIMiT r-'�^' ' - v ~ � •L J=4i`-''.-vim _ 1t s" J .M'J 'n.' "w. ....-.n..rr v.,.-r 4......J1/4.._....ALA.........-",--""....-,-",...PY-1 l.P.'"A-�^ OCFCD ACCESS ROAD HUNTINGTON QEACH CHANNEL Figure 3:CC Conceptual Landscape Design Plan August 2024 Page 3 plants,and vegetation management,all consistent with the Habitat \ Management Plan described and required in Chapter 3 of Volume 1 of ` c\ ', •• Lj this specific plan,and minimal habitat protection fencing consistent with \ \ the requirements of Walls and Fences Plan described and required in Chapter 3 of Volume 1 of this specific plan,are allowed in the CC zone. \ \\\ .\ \ ! Interpretive signage a,iJ.b.cr•ahen bli„Jb will be placed in limite•el- \\` \ � areas in Marsh Park, near but outside the CC zone to provide compatible educational and wetlands observation opportunities-acid sun shJt, .i Marsh Park w, 4414 , / eec+ru,w`_, niERPRETNE ^11�Y' �l • �`' Fr SIONAGE — • ^J B105wc 41 �. ‘. __ 410 111.0 A; .'�/�' , bs Legend 11111, ' ' 3 Jy1�©�' 14 Z` © Open Lawn Hikessnrw. > `3 J >oKov \, � Amphitheater `d�`��� 1\\1r�`�. ` '\_ © • Terraced �. y 4 '- 0 Bioswale \a`iiii� \ O Observation Deck 1i111J///l .,�i �.` • Seating �; "�.�� • Shade Element =. • Edu Signage © Pedestrian Trail il 0 Seating Area AccEss ROAD 1, 0 Shade Grove 1111 i HUNTINGTON BEACH CHANNEL • Greenscreens • Vertical Trees Figure 4:Marsh Park Concept Plan Page 4 August 2024 3.2 Open Space Parks and Recreation (OS-PR) . Zone ..k• , 3.2.1 Marsh Park ,2 IQ : Marsh Park extends from the CV zone to the northern x -+,r -tie . property line and is adjacent to the CC zone.The ecologically- M t,rt`' `, , based design concept for Marsh Park •saw :i ° ,r.$, 4. ,. .. , "+` corridor and connection to provides unobstructed public .<, :', I _ _r :•; views of Magnolia Marsh. Education, passive recreation, - -. ;rl, ; a shade grove and a staging point for Magnolia Marsh - .— __g,, d i HBWC docent led tours are also provided. Marsh Park �''+ further provides interpretive signage, benches,trails,tot — • lot, minimum 10 foot wide meandering pedestrian trail, \1\\` boardwalk crossings,secondary decomposed granite paths, ////J 1 seating with views of the marsh,picnic areas with picnic tables, bike racks,bioswales,waste receptables,dog waste _ stations,drinking fountains, marsh interpretive amphitheater _ and plaza, marsh observation deck with seating and shade • elements,and native landscaping compatible with the CC � i �zone's Habitat Management Plan. Marsh Park's design is Nk11)1 ' t z" --.f , intended to draws on the natural forms of the marsh.The ;A t, „', design concept includes pathways and gathering areas • r ! "'� ' � Vic, +' which together create a feeling of connection to Magnolia n% ! r +` j ,ri : Marsh.The Park also provides logical separation between the d � ;,,, ' Coastal Conservation zone ieeigc hotel and tl adj e nt MTF residential development ii is1,L,Iiu,,d.The Park is lined by , screening trees,a bioswale and meadow-like planting.The Park design features will be compatible with the CC zone TERRACED WALLS g' � It:1i' nr> \• 'y Sidewalk I I !` N Path 1 4.. il y y•. J Y Figure 5:Conceptual Cross Section of Magnolia Park August 2024 Page 5 '4�, S ,,. `ram C. v1` �' �� �• • •-b , -1.74.7.;-1' 4, - ' ii9 ' . -1 ' r \,.its{ 1 ./ ti.,. 7�.T1"a _ _J t 4* e- '-). y i -,11,...#7 p_s--;, _::t., . , _. „No ,,,„ow 6 44 "r-4- 1 447' or. —.,..,> ,,J-i-A-L.,4- , ,,,,,,:i .TA / � ,, � � .T CYO Figure 6:Conceptual Magnolia Park Vignette Habitat Management Plan and habitat buffer function for water quality and drainage, lighting,and acoustics aml-tireeess.All lighting shall be down-directed, DarkSkv Approved,and have a color temperature of 3000K or less. No lighting shall produce an illumination level greater than one-foot candle beyond the zoning boundary into the CC zone,and all stand-alone light fixtures shall have a maximum height of 20 feet.Refer to Figure 4: Marsh Park Concept Plan. Pedestrians can also access the-EC—mite-and Marsh Park t,v ,,k,ek from Magnolia Street.A public parking lot,with a minimum of 8 parking spaces, is located adiacent to Marsh Park. 3.2.2 Magnolia Park The Magnolia Park landscape design will emphasize a dry riparian woodland ecosystem concept that is climate appropriate and complements and is compatible with the vegetation and habitat of the,.eastal aa5L.3L,ab plamt co,,,,,,unity i,,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 Magnolia Park. Magnolia Park i intended to provides passive landscape elements,such as a 8-foot wide meandering pathway,small seating areas,trash receptacles,lighting and signage.Magnolia Park provides recreational activities in close proximity to homes. Page 6 August 2024 Magnolia Park Planting Framework Magnolia Park Concept .{ . ; € ""`' ' RESIDENTIAL . RESIDENTIAL J '' `C • LOW WATER `I ft I UNDERSTORY —\,., ( b r • 1 • R' "ir •;�; SUCCULENT 'r • .,,"` ., F GARDENS RESID NTIAL RE IDFNTIAL tc. , tgl,, 2 ,, • t / yt. {y r It 0 1 -,tf. ID 1 ORNAMENTAL * l'1 GI GRASSES A j ',:ii.. .. ,. 9y Ii r' ,0 r iv"- �E 'V. VIIIIIINEr. �/ /,' 'y COASTAL ADAPTED r /k� - PLANTING ) �\ I NG RIPARIAN WOODLAND aa • IT OVERSTORY 1 ' • Figure 7:Magnolia Park Concept Plan August 2024 Page 7 A public community gathering space is located adjacent te,in 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.Only down-directed,DarkSkv Approved lighting with a color temperature of 3000K or less.No lighting shall produce an illumination level greater than one-foot candle beyond the zoning boundary into the CC zone,and all stand-alone light fixtures shall have a maximum height of 20 feet.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 the public park and nearby residential areas 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 and Marsh Park 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. `` :� Monumentation details for both entries and all I, �' 'fec4 �' signage shall be included in the Walls and Fencing • >v. 6_-�1: y Plan described and required in Volume 1 of this y, i - it .c��j ' 'f "-., ' • ;, i I• specific plan.The entries shall be free of gates f 0,-i. ` �? - —' Aln lid or guards or any element(s)that would have the effect of deterring or discouraging public ' f "'96 � , access,and shall be open and welcomingto the ij ;` �£ �, f' #�t ��+, general public.All lighting shall be down-directed, .0?4, J , . r a F f ji,, ; -`�,s , 4 `` ,,_;� DarkSky Approved,with a color temperature . ..� ) ,k , ,^ ,.Ik. ''`\ �\ , :,i of 3000K or less.No lighting shall produce an sec' :1: i y#70. !°` `y "'"'�"• ,, 1N \4 %'4"'".K , illumination level greater than one-foot candle • :.«-• beyond the zoning boundary into the CC zone, ''r " and all stand-alone light fixtures shall have a pi—. '' maximum height of 20 feet. Page 8 August 2024 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. 0 • ■ J Section Locations Figure 8:Primary Entry of Lodge Cross Section(Section A) ;;„ }.' - .14 Jr f• �a ' • ' '' • . Figure 9: Private Street in Front of Lodge Cross Section(Section B) - - STUNT TIDE •+ .. rNONSMiSN S10lWI1LK^ ,. ki \\ • Figure 10:Typical Residential Private Street Cross Section(Section C) August 2024 Page 9 In order to maintain the informal look of the existing beach community, the interior streetscape adjacent to Magnolia Street will consist of Ilvfia groves of both canopy and vertical accent trees that are irregularly spaced along the length of the curb adjacent sidewalk.These trees i 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 t _ concept. r- The primary entry street at Banning Avenue will consist of enhanced 4f — -•r ,it. paving materials such as interlocking pavers,stone,brick,and or t� enhanced colored concrete.Curb-adjacent sidewalks will be provided on Yt, * both sides of the street to allow for pedestrian traffic through the site and — I ® 6 " will extend from Magnolia Street to the roundabout at Marsh Park.The 1 _{ 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. '�.� .A The shrub plantings will be a layered design with the larger and taller - 'A►'�"`'J , plant material awayfrom the street and the smaller shrubs and ground i .. '�, .g,.‘ ,' �4,44 covers planted adjacent to the street.The plant palette will reflect the f`�ae ' � seashore environment utilizing low-water use plantings. i' -. The median islands at the badge hotel entry as shown on Figure 8: i,, Primary Entry of bodge Hotel Cross Section(Section A)and Figure 9: • $f .f II Private Street in Front of badge Hotel Cross Section (Section B)consists r — �_ , T" `~ — 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 r around the street edge and flowering plant material.and special up %"J ', The interior streetscapes will complement the architecture,frame buildings Ifand provide canopy trees.Canopy trees allow sunlight during the winter and 10 o 7.1 Page 10 August 2024 shade during the summer,minimizing the heat island effect.Additionally, the interior streetscapes will include low-water use plant material.Refer to - : .'.,.tii'. - -- Figure 10:Typical Residential Private Street Cross Section(Section C). s. F :� Decorative,down-directed, DarkSkv Approved street lights,small r ' ,'-f% masonry pilasters with pots and accent plantings and other types of f - street furnishings thatprovide an upscale aesthetic appearance '�•; g p will be provided. ft. -I, 4,, ,_ 40 3.4.1 Street Furniture Design and Placement The following should be considered in selecting street furniture: °``- -fi - ' 4, I' i 1 • Benches should be placed facing the street; r IL.. • • Design and colors should respond to architectural character of !t_ adjacent development in the area; • Artistic and aesthetic elements may be incorporated into the 4,-•� f41'1 street furniture design as part of a streetscape effort to enhance • •:.z. the urban environment; st-`-`. .•... • Trash receptacles should be designed compatible with other �;�. ._ bus stop components and with removable plastic liner with a �a.:�� ,; ,' 35 gallon minimum capacity; } __ ,1: • 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 K ``: direct sunlight most of the day,the heat may cause foul odors to . `�; + t��', w" ...fre r= 1j 5 :fioits,_.". ';� „._,„..... ._,,' I I _ ;, ,y ,i t rx 1Z" � • S 9 _ August 2024 1',igc, 11 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. 3.4.2 Bus Shelter Design Passenger shelters are provided to enhance the safety,security and 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; • Sight lines from nearby streets and driveways; _., - _ . I I t • ..... _ , lint r € — ) - r y R %.a• t.4 N/I / 0.A ITT Page 12 August 2024 • Provide ample waiting space around shelter;and • Appropriate drainage. 3.5 Pedestrian Access t - Pedestrian connections are an important part of design and will be guided by the following: • Provide easily identifiable pedestrian access from the street ' ¢'c' and/or sidewalk to key areas within the site.The on-site �` A pedestrian circulation system should be directly connected to �.1 off-site public sidewalks; Milk \ • Meandering paths are preferred over long straight path ELalignments. Maintain visual access of the path through lighting and low landscaping; and HOTEL • Paths made from permeable materials,such as decomposed 1. granite,can create a more park-like setting and allow for incidental VALET ' stormwater percolation. SELF PARK..-:. LOT 579---. 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 • -•' ' E ;T iR J. j, 1 ili IT 1 I Illl ,in i ; N Mn7 �iANq Intl • - August 2024 Page 13 with stucco,stone, brick and other types of veneers along with tubular steel fencing should be used for walls and fences; ''t• 'J k illf *� - • Walls and fences should be designed to complement the overall D T .. architectural style of the community to which the wall or fence atTustin Legacy 6,1 is attached utilizing similar building materials.Walls should have a masonry cap material that is concrete,stone or brick.Tubular FE NTRANCE 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 v are encouraged;and :.1 CP) • 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 Pylon Sign of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be \l - 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. • .. • All walls and fences shall be included in the Walls and Fencing-Plan required in Volume 1 of this specific plan. t.1 . Cotinit.„ C<<i,,. 3.7 Signage Wall Sign Signs and monumentation within the Specific Plan area will provide - ' �,rr' wayfinding, identity and reinforce the design of the community.These Guidelines establish a coordinated signage program to achieve a unified :+ '^ and cohesive overall appearance. .Signage discouraging public entry . onto the site or use of the on-site public amenities is prohibited.Signage .:4,44 -•. 1 promoting private elements shall not be placed within public parks — trails,or sidewalks.All signs and monumentation shall be included in the ?;.; ! 1 is Signage Plan required in Volume 1 of this Specific Plan. -- i-, 3.7.1 General Guidelines pk.' i _ 1 ' • Selected sign colors and materials should contribute to legibility Projecting Sign and design integrity; Page 14 August 2024 • 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; 1l • 4 r.; 4 t 41 • Typefaces used on identity signs should be easy-to-read fonts. ; * Consideration must be given to colors and materials of the '�' surrounding support walls; CI 1 \\ • Signs should use a brief message.A sign with a succinct message II �r is simpler and faster to read,looks cleaner and is more attractive;' and _. • ) • Sign conduits,transformers,junction boxes,etc.shall be • concealed from view. 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; • Pylon signs should be designed with two(2)supports to house - the sign area in a decorative frame. For signs where it is not _ ""�-s ,,., possible to provide a frame proportional to the sign,a single - - - ____ support may be provided as long as the support is proportional to p191ECTp�y • "Pm. t NIY rim gamma nom. , j a f�"� � �� I 44 ,o `'��=r 1.01M Carta - �RIL4 -ir�L�' , IZZA I ,1 - I `�ALADE: _ . .1 firt: i ATE fifil; • I Pagentry and Directional Sign Examples August 2024 Page 15 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. 3.7.3 Wall and Projecting Sign Guidelines • Locate signs as close to the building entrance as possible,where feasible; • Ili sill- • 1-4 - ELEVATOR TI • Directional Sign Examples • 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; • Projecting signs shall have a minimum vertical clearance of 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; • 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. Page 16 August 2024 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 I A / AI l * 'kit OP .41, 111, Cif '. ifib. kw kftl pp. k 4 w lap • \imium Figure 11:CV Plaza kiosks excepted); • Pageantry shall not include flashing,flickering, rotating or moving lights and shall be down-directed and DarkSky approved, • 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 rirreNdiogio AP' "104124k f co,,...-a...--,, ,,_____., (.., ------ ,IP•AN • _ 7‘10', , Figure 12:CV Recreation Area Concept August 2024 Page 17 recessed,framed,or otherwise treated to avoid a flat appearance of the sign face. 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 ,, ,..!....,___ :' V-,,,,,, '-'111)4 .-. — , .. or . r� ii la ._____,.-_, _,,,..-- s „ • Private patio Second floor suite . ;.,,:. yr ,; 4 ham% ir. !T� si ia"- -� I 711 e Open air covered walkway Special meeting facilities and pool 19.411M.. _ Ingigiall Pool environment Lodge food and beverage inspiration Figure 13:Lodge Character Imagery Page 18 August 2024 - ~.. 6... pisi 1 ; w_!„1,1f 9sy �1P3aY s+y _ _ -r .....,7„,_„:„__. _ ____ ... .„ _ _ ,._. / ,..„4,777„ ,,,,._:,:::::_r: vi, ---r..w._ ,.... S } f _......__ _ _ . ____ , , n: ., i . ____ _ . _ _ ._ :- . ., .a. . .: .. 1 "`h f I 1 + soak �'a '_ _? ill ri a. - i ., , _. ,._y, ; ; ,,„,,,,,,,,. _ . ... ....., ,,,_.,„„,_,,,..„ „.. , ... ... ._, . ....__,,, . ..i.:711.t''..'.-1',-.-..i-n-r—t.-4,F, .' r _ ,plow ,e, .: __ _ ______ r_ ,1 __ __ _ h.-4,-,,..----,....„.._,. ,..•.,.. -IIII Ire "jt' ,fir -..few r.r,.. Yt ,„ , 1 ~~_ 1 — 1 i b,_ , •_Y '� M � ii `1 , migititt Figure 14:Guesthouse Character Imagery • The placement of directional signs must maintain sight lines; and • Pedestrian directional signs are highly encouraged in areas of high pedestrian activity. August 2024 Page 19 4 Commercial Visitor Design Guidelines This section provides Guidelines for the design of the commercial visitor area. 4.1 Design Concept The Lodge hotel will provide services for overnight visitors,day visitors, pedestrians and bicyclists including those utilizing the Coastal Trail, Huntington State Beach,and other amenities and connections in the i m,ediatevicinity. The Plaza is the centerpiece of the visitor-serving area.This gathering space will provide common area for vistors, residents and hotel guests to enjoy Lodge hotel 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 hotel terrace,and becomes part of the open space/park system for the community. 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 -el YAW.' • 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 todge hotel reducing impacts to adjacent uses. The adjacent street is integrated into the design and ___ r function of the Plaza with features that assure vehicular and pedestrian ir safety,with pedestrian circulation design taking priority over vehicles. ,r The Ledge hotel recreation area is located adjacent to the CC zone and the seaward-facing building façade.This area will contain the Wall plane variation public trail between Magnolia Street and Marsh Park,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 hotel recreation/event area is designed to accommodate low-key Lodge hotel events and intimate gathering spaces. While the pool may be limited to hotel guests and gated as required by safety laws,and private events may be scheduled in the event area(outside the public trail,which shall remain open to Page 20 August 2024 the public at all times),this area shall otherwise be open to the public. All hotel amenities shall be available to both market rate and lower cost room guests.The landscape theme brings the coastal sage scrub ;<,2,t:,;�ti-7 1,, ;iY' _ ' characteristics into the grounds while providing panoramic views of +`14"v 4+ the marsh and ocean beyond. Refer to Figure 12: CV Recreation Area `�l*. I d u Concept. The Ledge hotel is a key element of the Magnolia Tank Farm Specific Plan area as a venue with special views over the Magnolia Marsh Maximize architectural interest to Huntington Beach State Park.The todge hotel allows visitors and residents access to panoramic views from the elevated terraces overlooking the Magnolia Marsh.The ground level includes most of oM°, the Lodge hotel public spaces,food and beverage services and other - amenities that expand out on both sides of the Lodge hotel.As a e catalyst for the community, it promotes and supports a local Huntington Beach lifestyle with dining organized by a plaza space with easy Open air covered walkway circulation and pedestrian comfort. 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. �, ii I W 4.2 Service and Loading Areas R_J Service and loading areas should be located and designed for -- `\ convenient access and to minimize circulation conflicts.These critical I functional elements should not detract from the public viewshed area °r —; -- s or create a nuisance for adjacent property owners or vehicle traffic. _ •'- • Loading areas should be located in the rear of a site, where feasible; 6.` litr4."!;11.,� era • Loading and delivery facilities should be screened with " a g mature vegetation; ,,4' F "" . • The location of the service and loading areas should consider h�''- • noise impacts to adjacent properties,which may necessitate August 2024 Page 21 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 • Variation in wall height. • Surface detailing should not serve as a substitute for distinctive massing; • 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 • 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, 1 e• - i 10 _ : ,.,,,,-,4",•:-..;i:;.',1 .ii1/(/ ' Iwo r ri.,4 r P ' 3III -..F'S.,-,' " . . 1 ...; e. 74,41/ r', :'-' :', :',:.,•1,i,,-' _ . . __,,.,.,__ Intimately-scaled building and landscape elements Page 22 August 2024 • Adding trims, projections,and reveals along different wall surfaces,and {. • Articulating the building facade by varying .� h s 1 juxtaposition of building elements. ~ 13 `-�- 4.3.2 Scale •j_..• • • Scale is the proportion of one object to another. "Human" • rI or"intimate" scale incorporates building and landscape elements that are modest in size.The individual components - i of the building also have a relationship to each other and the ,,,-J:P' II�' I building as a whole,which creates the overall scale of the _Ti'! 1 illf _ . lI building. - • Building facades should be detailed to make the likT7 IIII structure appear smaller in scale. Building scale can be _ reduced by articulating the separate floor levels with � l horizontal bands or by increasing the level of detail on An_' -- 4: the structure at the street level; i __ • 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; �� I . : �� "s i l i • Windows and storefront distribution and shape can 1" ` significantly inform the building scale;and • • Articulated storefronts with carefully arranged windows, trellises,or awnings, rather than blank walls,should face onto pedestrian spaces and streets. %• .• 4.3.3 Continuity • . �. •ram; Continuity among individual buildings in the area contributes = R-`• — ____ :_ _ 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. r J e r4, 4.3.4 Rhythm •, Solar panels visible to adjacent area August 2024 Page 23 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 46i,-; 'l Ilig i l''. '. '' Full articulation, 360-degree architecture, including variation in massing, roof forms,and wall planes,should be incorporated .4 ''`.. .l'�,I,� L 1.41 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 4 facades; =�-`- L • Architectural elements such as windows,overhangs, `,,.� trellises,arcades, projections,awnings,insets, materials, textures,and colors should be incorporated into every 1r' i. ,--.„,, building facade. Blank walls should be avoided; ; �; • Details such as wall surfaces constructed with patterns, t r, °� w y � 4'. changes in materials, building pop-outs,columns, 3, f] • l', i and recessed areas should be used to create shadow `i. � ' } patterns and depth on the wall surfaces; `+ }1 • 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; • i 10Eil' ' ;Wjj►. „ii -0 • Storefronts should include a minimum of 60 percent { glass; • Balconies are encouraged and can create opportunities for community interaction; • Balconies can be designed as deep insets on the building Page 24 August 2024 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: • Wood, • Glass, • Concrete, • Stone, • Plaster(smooth or textured), • Painted metal, and • Architectural screens. T Q . - 11 ' r . .:_ ,4.. .,...„... 11 w10 . : .1.4.. . -N - llii Roof line changes and organic monumentation August 2024 '..;;() , ) 4.3.6 Parapets 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. 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. 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; • Security lighting should be focused on the rear entry door.All lighting fixtures shall be the minimum lumens required for safety and security.Security lighting attached to the structures shall use a control device or automatic switch system or equivalent functions to minimize lighting.Security lighting shall be directed downward,be DarkSky Approved,and shall not blink or flash or Page 26 August 2024 be of unusually high brightness or intensity. Illumination levels bordering the CC area shall not be greater than one-foot candle (10.76 lumens)beyond the zoning boundary of the site of the light source; • 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. 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. August 2024 Page 27 4.3.11 Lighting All lighting shall be down-directed and DarkSkv Approved with a color temperature of 3000K or less or the minimum necessary for security purposes.No lighting shall produce an illumination level greater than one-foot candle(10.76 lumens)beyond the zoning boundary into the CC zone,and all stand-alone light fixtures shall have a maximum height of 20 feet. No permanent fixtures may blink,flash,or be of unusually high intensity or brightness. Page 28 August 2024 1; "'7 '' 0 5 Residential Guidelines •"-. r ,3;';77., .f '> .' ,i , ° 5.1 Landscape R e <�C� �' 4, 1�° i' t e5' 4' t c t.y, 41 , rir ,( ) The residential landscape should comply with the General t ' 4 �� pW Landscape Guidelines in Section 3. It , e'- ;. ., .j,I i 4.� 5.1.1 Common Recreation Space ,a" ,• ', / ;, The common recreation open space facility will become the focal J to '_/� 4 Common Recreation Outdoor Kitchen 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; k `,�'• • K=_ • A group barbecue facility,outdoor fireplace,and outdoor . < 4 r., . • fire pit may be located within the recreation facility area; j ' ''�p%J(yam' they shall be gas fired with automatic timers for gas __`41114_ j shut-off.Charcoal grills and wood burning devices are not '-941 .I , ��-,� allowed; s • 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 e material together by hydrozones and separate them from i_,, • lower water using plant material; -- $ ,,"'" ' =a ' • Large specimen trees should be used within the open turf areas to E�- \ kr... help provide shade and screening of unwanted views; e-- -, , t ; f '. ; '� • Accent trees should also be used at pedestrian entries and —c' *' �;,�,of around the pool area for color and seasonal interest; +Ru a.;, t . • A paseo walkway system will be designed to provide �•- _ '-' ���~ connections to residential developments; - • Natural and/or synthetic turf is permitted within the pool Spa Area area;and • Buildings included within the recreation area should reflect the same architectural character as the nearest residential buildings. August 2024 Page 29 • The common open space requirements of subdivision(0) :j;•. xis , ,`_ (3)(b)of Section 210.07 in Chapter 210 apply in areas 4 ika, '-•t`., „,�," �',�k, ti =!Y• y.` within the specific plan area where residential medium ��� Y �u'»4• t`�t�`..�. , � � �'' density uses are allowed.This includes the requirement •46 k� a , �� r 1 '"jy 7,.• X '' that proiects with more than 20 units shall include at least ^^• �`'�•�'sj one amenity,such as a clubhouse,swimming '�• � ? °����� �Y 1• ' f 4 pool,tennis -� z:111015494 ;, .• {_- - "t .. �c' . x-1 j„s�{ court,volleyball court,outdoor cooking facility,or other r J `v _ f-.: ! di. recreation facility. _ '' 5.1.2 Common Open Space a ' - ,. t";ainT '- Private or common open space,as well as pedestrian -"r connections to such spaces,should be provided to enhance the ^v ;� "` - -- ._ . living environment and contribute to a walkable neighborhood • '\ ".ti character. ,,T.Ti, 1; ,c" �.� _, � • Residents of all portions of a residential development should '' . have safe,efficient,and convenient access to usable open tY • '" ' space,whether public or private,for recreation and social activities; N ,, - 6 • Programed open space should focus on areas that are usable to ' ! ' i. • the residents and not merely remainder parcels with marginal ClL ; : / l utility; - __ #" • Infrastructure elements such as stormwater retention .. basins should be incorporated into the common open space plan;and Enhanced paving • Buildings, parking areas,and common open space should :;;; _ be arranged to minimize the use of sound walls. ;X,_• ./ A ,•• " 5.1.3 Residential Development Entry Drives , ,.; _ w Easily identifiable and aesthetically pleasing entrances designed '' \lir l' E F , to complement the style of development should be provided. �. • The principal vehicular access into a development site i _.d. --r'..�4, - 41 should be through an entry drive rather than an alley drive. • Colored,textured and/or permeable paving treatments at •.-- entry drives are encouraged; Entry monumentation Page 30 August 2024 it r • Guarded,gated or other such mechanisms are prohibited. i • A combination of the following accent features shall be .:; • �.. incorporated into the development entry: -, , WIN • Low water using/drought-tolerant landscaping; ", -'W-;'-041.77.0..="� • Low water usingwater features with 0-, ' i In in a .'i recirculating systems;- I.It • Architectural monuments;� 4 • Decorative walls;and r • Enhanced paving(colored,textured lill 1 -� and/or permeable). 111 �—w - 0 tdif � „. s. o �� „9 • Development entry features should reflect the overall -- '4•;-::,-,;:.:-44. .:.- .,. , architectural identity or character of the development; .i J] . -(I, I1, • Entries should align with existing or planned median .1`,. 'Mk1 .>! !j-ae,.. . _. Allop,_ .0�E enings and adjacent entry drives;and . • The number of development entries should be minimized. l -4. � 4 I, •' ' 'l n 5.2 Residential Architectural Guidelines t' r These Guidelines provide a design framework for residential ills.'' i y. ,,` I i buildings to convey an aesthetically interesting community - > . identity.The Guidelines are intended to be flexible, promoting f -AIL�4Mrt' I engagingstreetscapes without limitingthe product type or4 . , .=„,4, - configuration of the built environment,and to allow for the r; . _' greatest adaptability to market changes. Innovative and creative s.. - design concepts are encouraged. The following Guidelines have been written to guide builders and s , architects in creating architecture which is consistent with the envisioned residential village.While many examples are provided, . ',-•-_; .,,., f` they do not serve as an exhaustive list of design solutions. p 1 i t. August 2024 Page 31 5.2.1 Site Considerations , 1 +' The following site planning guidelines should be considered for ` creating great placemaking. • Orient buildings toward streets, pedestrian pathways t and/or active spaces; • Provide pedestrian-friendly linkages to amenities R << j, �` and parking; �# • Arrange buildings to create a variety of outdoor spaces © .III. IT including intimate courtyards, paseos, urban plazas,and/ r- ' ,' o or private and common open spaces; I hitt it. i •; • Coordinate vehicular or pedestrian connections between I *i11111 I���� . parcels where appropriate,and • Use Crime Prevention Through Environmental Design - (CPTED)features in the design of spaces such as territorial ,< A ' `'- �,Js... A reinforcement,strategic natural surveillance,well-lit spaces,and appropriate maintenance. • 5.2.2 Privacy Privacy is an important consideration in design. Innovative site planning and design techniques should be used to preserve , privacy while promoting social opportunities. In particular, • - ii4 •- i. windows of units should be located to minimize visual intrusion _ on neighbors'bedroom windows.Thoughtful and innovative r = '"` techniques, including landscaping,should be incorporated - _ where appropriate to provide privacy for residents. . ::.- :::-_.1 - .•• :::. :,-,1••• 5.2.3 Plottingof BuildingTypes, Elevations&Color F �` I `'� y Applications yp _'�"< � -:aii:' The plotting of building types,elevations,and color ands '-A--:., ? - 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. Page 32 August 2024 Multi-family Buildings '`i 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 i 1' I I I used twice if the elevations are substantially different. Refer to 5.2 _ , i.� Residential Architectural Guidelines for information about styles); r — .`-- f .— • • • A minimum of two color schemes;and :1 i • Each elevation style shall have a different roof design, unless a flat roof is utilized. Single-family Buildings Example of stacked massing and simple roof Single-family neighborhoods require the following: lines • A minimum of three plans; .��\1. •� � i • A minimum of three architectural styles(a Contemporary style can be �� ..... ..... 1 /` used twice if the elevations are substantially different; _ __ _-_ lir.... • A minimum of three color schemes per style; • Each elevation style shall have a different roof design, unless a flat -- I — roof is utilized;and 1•2 • Homes in clusters must have additional architectural enhancements — ,04 such as shutters,awnings,or pop-outs when the same plan is - t - 1 repeated along a streetscape. 5 . P /, !, !� � y / . ,,j•� ; I 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 ea - 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 O' a higher-level of detail,or bolder forms with more pronounced massing 1 . „ 1 • ( i� variation and simple to sparse details. Design building elevation treatments - _ to convey the visual character of individual units rather than a singular _.;f,�wa ,r building mass and volume. z. August 2024 Page 33 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 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. 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; • Use projections,overhangs,and recesses to enhance shadow, articulation and the scale of buildings;and w _ t , ,1 -- _. , _ _______7 ,_: ' — 1 J: 1 -1.4 WI , . _ i, '�i t 0 q 1 II ii .11 t1V ) __ ! ■ Y 111 mnpv.unmmthm. ME r .. I_. m ;,.,,,;.. :7,16.-,litin ` ►wfl II{tlltilllllliflllil{Itlyitip{tlllilit - -- -i=zs ' I I'I I =fir! 1TL1 � I' [11 `l iti 4 I aim u ".2 __= —_2 I 3-_,T� . e�1A t _l'"�'.v.� �4�, 'i, I�1 t,lit ii _ la __ Vic_ - ilik Highly visible corner accented Page 34 August 2024 ""' • Distinguish the main building entry, if applicable,from the rest of the building, -Tr-rrrMILI preferably as a focal point in the elevation consistent with the style of building. • Massing offsets include one or more of the following: 1 • Building pop outs and recesses(wall planes, massing features, ,,,,�. or balconies); 1� 4 = • Entry vestibules or stoops; T !t. • Bay window or corner-wrapping window; '1 Fs:l ._ t ,i i f i ,,"I ` 54 • Prominent ent ry(encouraged on corner-side elevations); .' '; �_ hill; 1 • Accent roof; 4 V • Volume space creating height variation; • Single-story element,such as a porch, balcony,or courtyard;and 1. I jGU �y • •• Other similar features which enhance and provide massing articulation. I t 111 ' G } t .1:4-. •F ,."-- [ 7' ' 1.0 . 44. .,,.., .... ,i, - - ..---- _ „4„,. ' , 1 -.., ....... .. .,.. ....i 1,0=4 ii .._ : ..., .. . . gl ,, . .. . .' ......... /7 A '�, .- --- W I �I` - — • t 1 i . I-II .tf,,_gym. ' ' .lily II. .1 ..I 1 QED jiT i t f i. li L {1 l t. •' r_ . - 1 ( - 1 , tom _'' ,�— a �. I _- b'...,— '� J j ! 1 J . ,j rq !■ 1 y ' spa ,l J — ! - T 7, t 9 �_ G 1 , Use of interlocking volumes with massing changes&use of window design&balcony details creates variation along the streetscape. August 2024 Page 35 5.2.E Building Heights ,ir% Variations to building heights have a large impact on the mass,scale,and I design of the community. = �,,_,,,c • • Visually step the building height in at least one location by a minimum - la'` ,` '!?' i+ll '~ of two feet when a building exceeds 190 feet in length; . t I_# a • I. , ,c 14Lems,,T � • Include one or more of the following parapet detail treatments, if mar 15e ip,- -_ _ w} ,j;4 applicable: ` , • nj"� il. ' ._ 4 1-•!!,-- .: 1 •, • Pre-cast or simulated pre-cast elements; \1;.\\ • _' - rJ k", ♦ r _ ys • Contiguous banding or projecting cornice; - • Caps;and . -• fi •�s 1rr r • Combination of treatments. - % .-. '-'- • ray.. v,. P: r, 5.2.8 Private Alley Treatments ., , • r4c."7� The use of private alleys has evolved from a purely functional space to a , :•I� L+ r -rr•:, 44- space that has become an active pedestrian area with front doors and/ 1 ,:' �q4 f�- 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 - �� c' 41--, experience for residents.At least three of the following shall be implemented along an alley: ' _- s \ipp\ • Massing offsets(layered wall planes, recesses or cantilevers)of at least one-foot; Jib. --- • Window trim,colors,and selected details from the front elevation; I I hi i Ii ce vim ,f II • Rear privacy walls and pedestrian gates; '}`' .2 ' 11 '` '.'_, • Enhanced garage door patterns and/or finishes; 7. &.. .•. ',': • Planting areas between garage doors; I� I ':= Ar • Garage doors using color and/or design elements;and "{*c ' :,'ice i^ . R` - ..,;'� �.., ... ,. ems{ y )- 4.1,' • Enhanced paving in areas where alleys intersect with paseos. 6 - y�r /� AZ Upgraded garage doors,recessed garage doors and planting and enhance paving the private alley experience Page 36 August 2024 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 come •rominent vertical building Variation in building height Windows stack vertically treatment feature 3 I.— — % -------L. I _ _..� I r"- ------ - I .:tl.�e 4.�.r r,'ter r.t:eC�-�. .�..... I ''-' Nib, ti IP h y ,i, fire 4 .Ify Ad � • I Jr ,: I i Plan 3 Plan 1 Plan 2 Plan 2 Plan 1 Plan 3 Change of material reinforce horizontal plane Figure 15: Massing and Articulation Diagram August 2024 Page 37 5.2.10 Entries Front entry doors and entries should: 4 • Be oriented toward a street,pathway,auto court,alley or gathering space; ' — • r• Provide a focal point for each residential unit or the , t;.. , 1 ,f.. + I t ce-' building as a whole;and any -- a}� ,}f • Be protected with overhangs, recesses, porches, ��rpi, awnings,trellises or other appropriate architectural elements. ' mo'' 111 _ j _ 5.2.11 Windows r. Windows play an important role in the exterior architectural Recessed entry door Awning above entry door 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 i and walls.Where possible,coordinate windows vertically and ' . horizontally. I I 1 • Avoid horizontally proportioned bathroom windows. ! i = �:: f'1[--1 , . .„ hart., Illt"Mil • for Windows enhance the architectural character of the building 'CZ. Avoid horizontal windows Page 38 August 2024 5.2.12 Materials Construct buildings using quality materials to create a character and long-term / value: .\I • • 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 i:!_ concrete to the ground level to form the building base and convey a , ( 1 : sense of balanced construction; ; r `�t -; • Use durable,quality materials designed to appear as an integral part of Example of siding terminating at an inside the design; corner • Change materials only at inside corners of walls or other meaningful locations where architecture elements intersect;and /,r • Wrap ground-level materials on columns and posts in their entirety. °�ir i 1 v iiiibb_ ji , • m4: ACCEPTABLE / U\ 14--ANOT ACCEPTABLE �® 1 surha beabeads should be 1 1 designed to appear as an � Integral part a the design... 7-L--:' : Style-appropriate windows;heavier base material --, not merely ea lied to a boa Note:Figure not to scale. Material wrapping diagram 33 ..,'�� .Tr .'a- I I I IX' x� Appropriate use of materials reinforces contemporary design theme August 2024 Page 39 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. No lighting shall produce an illumination level greater than one-foot candle beyond the zoning boundary into the CC zone. • 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. / 1 1 i 1 i --fr .. ... , , Anark . . ,, n la tiiit ifE -.177_,Aii . IA;A . I Wis 1 MO r �( E" i i."' '"'". - '.7- iirr- 3! Exterior lighting complementary to the architectural style Page 40 August 2024 • All lighting shall be down-directed, DarkSky Approved,and compatible with the CC zone and Magnolia Marsh habitats. • No permanently installed lighting may blink,flash, be of unusually high intensity or brightness,or have a color temperature over 3000K. • Stand-alone light fixtures shall be limited to a maximum height of 20 feet. 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. • • k +eek._ _ =q I r y WSW' Memo umikm, '4" t` x ` Trash enclosures should reflect architectural styles August 2024 Page 41 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 i q Li I in mixed-use neighborhoods that blend visitor-serving uses with housing. The contemporary and abstract styles work well with each other and I I provide varietyfor the neighborhood. !Ill! M,I .� f•' r y�i ri g 7 NWp" 4s Y.�,11Mb„r 11- 4-- Contemporary styles include simple,unadorned geometric forms detailed with materials,massing,details and color.The styles emphasize interlocking 4f r llkiiIlj ,ilijj;. , shapes and forms with a collage of materials and colors.Architectural Al ,,L tiir ;,- ipS, elements such as awnings, balconies,bays and trellises can be appended '` " - to the volumes,allowing indoor/outdoor spaces to be created.Vertical and - Abstract Spanish design example 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 z.,,,e. _„...„------ :,-1....„. , ..0 r IN details that thematicallyexpress aparticular transformed traditional li., '''' I i11 I `- P � ' .+. style.These styles focus on character-defining elements but allow for , , :.. u= +- R� i RA I the integration of modern materials,colors and artistic interpretation to T I g ; l generate a more progressive,yet recognizable,expression of a traditional . P g g P Ilkii;thi till!GI . I. . i t,.. .. 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 — ..r ".'_ . to create an identifiable style that is not strictly historical. �"' "' In addition to the Contemporary style,Abstract Traditional,Abstract Abstract Seaside design example Seaside,Abstract Craftsman and Abstract Spanish are allowed in the Specific Plan area. Page 42 August 2024 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 Materials • Consistent with overall design,as applicable Roof Colors • Consistent with overall design,as applicable Architectural • Simple box-like massing form • Components • Signature form,detail OR feature Vertical/horizontal elements • Masonry accents • Cut stone accents Wall Materials • Fine to medium stucco finish(16/20 OR 20/30) • Fiber cement siding accents • Metal accents Wall Colors • Light to medium value,warm hues • Minimal ornamentation • Simulated wood accents Trim&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 • Square OR horizontal rectangle • Vertically proportioned windows OR Windows window accents ganged windows • Awnings • Contemporary entry doors • Glass entry doors Doors • Simple horizontal simulated wood garage doors(no • Obscured glass panel garage panels) doors Accent Colors • Muted shades,medium to dark in value,in warm OR cool colors OR contemporary colors August 2024 Page 43 77 �_ ! I. . wdr Itil' . ' 41kil . may- , �, fli , _- ��. i I. 11 c ii i —1: ' - a —:, _ Y ` ter - - ,, �' \ �—_- a • 4 It / RIr111 Y \-'...'''' • �w en f.� x r` `� paw.: •. �' • 'L ‘. ''N\ wit 1,-.[) ,, \ ,,,,,i, , . ir . • jilli fin` ' 45, `• ■ i L s rr "�l 1i) NI � 11 n.!1 Figure 16:Contemporary Elevation Example Page 44 August 2024 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. Elements Standards Enhancements Roof • Parapet OR front facing gables OR shed roofs; • Dormers Components steeper pitches where applicable • Gable end details Roof Materials • Consistent with overall design,as applicable • Metal roof accents Roof Colors • Consistent with overall design,as applicable Architectural • Porch OR covered entries • Awnings Components • Medium sand float stucco finish(16/20) • Stone OR brick accents Wall Materials • Board&bat accents • Limited horizontal siding accents Wall Colors • Light to medium values • Simulated horizontal OR vertical wood railings • Shutters Trim&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 • Glass front entry doors • Paneled 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 August 2024 Page 45 -0 a. cm. co -.. -- i , ...:_..., , . . vl, NOW.0 1 r• , -- , • , . ... i:. ''„, ,„..... --- ' a - ::' . 'f ‘. , ,• .-' . . W A ' - • ,-,,,.. ..i to' .. lli'ia , ..., . . - . , .. - .‘.. . _ ' *,.., ,-_-_- flilil. .‘ li / --.1( 1.1111111k ....j.r , . . 1 r. isi it/ ie., -,: . -3.' , : '1111.1tL ..,. ,-_,_ r.41.Oa ' r - •,, „ /i . W -21.1 A..., . ,. e 7 _ - / •:0, .' .1'4 , - . ' . . IMP WI !frill 112±1 1 L_L1) A r-.. L.-1 . > ,. - — '\kX. !L.. 'I li _ el = 1•2• ' ' , ' - - —,- ' ., . _ --_,._ i• , N1112 #0#1 .7,1 ----17. • ' ‘4 761.4 ai 3—c, ‘ I, --‘ ...-,-• MalH._,.i. id: :), ' el ''' A , - 7.: . . ...., = 11 MOW , cu ANN Fr i Ol•-t. _....—...., ' , ., ...:*: 6 ,or • ,o, AMNION .416. = t•-• / m iik x . _ ___ 3 _ 1 r Ts 1111111111: j i• _...z..„...., . A.:;..":- rn- v. „,,,......----- --_ Iniilk> 04 i t.t ri I . > _. _1 on __1 1 li___ . . 14., • .4.r., ..,.. .,. 1 ._ Ii . .. _ 0,... ,..._ 0„-; .)„.. . __, -i. 1 Elb o ..,, :1 _J isalli..'...' , _,. . Courtesy of:Looney Ricks Kiss Courtesy of:John Marshall Custom Homes 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 • Metal roof accents Roof Materials • Consistent with overall design as application • Composition shingle/flat tile roof Roof Colors • Consistent with overall design as application Architectural • Simple two-and three-story massing •Components Awnings Porch OR covered entries • Stone OR masonry accents • Medium sand float stucco finish(16/20) Wall Materials • Limited horizontal siding accents • Board&batt accents • Shingle accents Wall Colors • Light to medium values • Simulated wood railings • Shutters • Fully trimmed windows Trim&Details • Limited traditional ornamentation 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 • Glass front entry doors • Paneled front entry doors Doors • Glass garage doors • Paneled OR planked garage doors • Integral door/side lite system Accent Colors • Light to medium values August 2024 Page 47 ' Rlq..+.— . -.ram _...4,... ._-.--,0-Mei.-,..l.-l--1'.`-''1'--'... 12'''s'''1'' .1'- .,'"1:'„_:.:__' i (,. luuu iuiT' i_'VIP. ' 1--:•;- 6---- ',.46 „IL, 1 .,., , .,: k,,,, z.L... _ ,. 1 .-. _____„... .. . _ . _ __ _______ .- IP Pm a , • r r A `--.":" :llh!,.11 d �� LI ri , -617 "ir i�-1 Pa I Dun I 1 11 ( 8 1t s iloilert:1-: t'z'l - • I 1 BR .. a-' a r , Figure 18:Abstract Seaside Elevation Examples Page 48 August 202,1 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. Elements Standards Enhancements • 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 pitches Components 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 • Medium sand float stucco finish(16/20) • Shingle siding OR board&batten OR brick OR Wall Materials • Horizontal siding 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 columns on Trim&Details • Appropriately sized columns(where used) 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 head • Vertically proportioned windows trim Windows • Window grids • Vertical windows at first floor • Fully trimmed windows • Horizontal windows at 2nd floor along belt course • Paneled front entry doors • Front entry wood and glass doors Doors • Paneled garage doors • Garage doors with windows Accent Colors • Earthy,warm hues,medium to dark value,including green,rust and burgundy tones August 2024 Page 49 to' •r . , /,</i% a III .... ..riptigh,tolf_< it i . , _ S� j I�_ :� ,. ,,1 ,,t4@i:it I. 1r 4, -. a � tg ., wm0:107 _ _ __ ___ ,,,,.._ _ II fi J.,._ -r• " L.. :.,, - • P , 00 , -, 0 ,,. ,,........ N .,,( ,/-4 ,... ....... . . .. . __._ _ __ -a , , ,, _ . irL--- - :.: I II I. • ' 1)1..itt" - 1 Li , eL �,...;, air I ..,.! 117111111 IL*4 _17-- rairlrirl“ HMV ; : ,,i.j g ' it Til. "." ' t nkij1 LT1� F° 1 a! Figure 19:Abstract Craftsman Elevation Examples Page 50 August 2024 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 Components • Shallow-roof pitches OR flat roofs with parapets • No rafter tails • Concrete"S"tile OR Roof Materials • Built-up flat roofs standing seam metal roofs • Accent mansards Roof Colors • Where visible hues of terra cotta OR other natural clay colors • Simple geometric forms Architectural Components • Secondary massing elements • Balconies OR verandas • Horizontal massing with vertical elements Wall 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 entry Trim&Details • Trim only at feature windows light fixtures • Wrought iron Trim Colors • Medium dark value browns reminiscent of stained wood • Vertically proportioned OR • Horizontal trim bands above OR Windows ganged windows below windows • Divided lights Doors • Glass OR horizontal paneled front entry doors • Arched entry stoop without a porch • Horizontal paneled garage doors • Clear to muted blues,greens,rust&burgundy in medium to dark value range OR dark Accent Colors browns August 2024 Page 51 1 40001111111 , ). N ,4 , 1 . .. 1 '. (lid �1i� II NEI I� 'yip ' - _ ..n N' r wilt: ' I111 ` Q! 4. 1,1 ,,r IiLIJI1 . i , A., -7-1."- -= I jilt _ r �_ JI( tl,:. t.. C id l nil , , .., ALI, Ell I, I .'%- ' I LI , :; .. ,.------ p p r �:iiF8'$ ._to . /'i ,i-e'er^. O r'. V — , ` "_ = �� \ , ....,-_- - -r.----r,--.1 - k iiimc '. i � Mr ! t � *r � . v a t ` ' f� jl E r •�t t „l �--f. g M, 1 f ]: I! r 4 i .1,,rirnrn . , ee r! nr`ll 7 �I, k f I.y ,.-'t rglinti:4v .„ w„,' ..;'.... 4,,,,.2,4; ..,t ':t:nr-1_ :. i ./.4.- ..:%,*11,ii c,,y ---i : . �- a I IA s" Figure 20:Abstract Spanish Elevation Examples Page 52 August 2024 [This Page Left Intentionally Blank] August 2024 Page 53 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' DwarfCoyore 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-smr f'riekly rcar Cactu. Opuntia littoralis Coastal Prickly Pear Phacelia ramosissima Branching Pachelia Rhus integrifolia Lemonade Sumac Ribes speciosum Gooseberry Salvia apiana White Sage Salvia leuophylla Gray Sage Salvia mellifera Black Sage August 2024 Page A-1 Dry Riparian Woodland Plant Palette Trees Shrubs Botanical Name Common Name Botanical Name Common Name Arbutus'Marina' Strawberry Tree Achilles millefolium californica Yarrow Cercis occidentalis Western Redbud Arbutus unedo'Compacta' Strawberry Tree Lyonothamnus f.aspleniifolius Santa Cruz Island Ironwood Arctostaphylos spp-'Emerald Carpet' Carpet Manzanita Olea�urepea':,wan I fill' Olive Tr,, Asparagus'Myers' Foxtail Fern Melaleuca quinquenervia Melaleuca Baccharis'Pigeon Point' Dwarf Coyote Brush Pinus halepensis Aleppo Pine {lerberis spp. Barberry Pinus pinaster Maritime Pine Callistemon spp-'Little John' Dwarf Bottle Brush Pinus torreyana Torrey Pine Carpenteria californica Bush Anemone Platanus spp.rasemosa Western Sycamore Cistus hybrids Rockrose Prunus ilicifolia spp.lyonii Catalina Cherry Clarkia amoena Farewell To Spring Quercus agrifolia Coast Live Oak Ceanothus am Point' e Yankee Point pp- Ceanothus Quercus engelmannii Mesa Oak Dendromecon harfordii Island Bush Poppy Quercus ilex Holly Oak Galvezia speciosa Island Snapdragon Quercus virginiana Southern Live Oak Hebe spp-speciosa Showy Hebe Sambucus nigra spp.mexicana Blue Elderberry Heuchera spp-'Canyon Chimes' Pink Coral Bell Tristania conferta Brisbane Box Heterromeles arbutifolia Toyon 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 it.,sa spp. {larva, Ca,pet R.,... Sesleria autmnalis Autumn Moor Grass Salvia spp-clevelandii Blue Sage Vim,Lea Le„arie, f\rpk T.,N Viburnum spp. ViLu,n.nr Page A-2 August 2024 Dry Riparian Woodland Plant Palette Grasses Succulents Botanical Name Common Name Botanical Name Common Name Carex slop-tumulicola Foothill 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 slop-patens Canyon Gray Rush Aloe slop-arborescens Torch Aloe teymus'Catiyon 1%iirce' Calandrinia spectabilis Rock Purslane Liriope slop-muscari Lily Turf Crassula spp:arborescens. Jade Plant Lygeum spartium Esparto Grass Leheveria-spp.. Ccl,eve,le Miscanthus sinensis Maiden Grass Furcraea macdougalii Furcrarea Muhl Lei0.>NN- Muhfq-Grass Hesperaloe parviflora Red Yucca Paspalum quadriforium Crown Grass Opuntia_spp-littoralis Coastal Prickly PearCactu., Pennisetum'Red Bunny Tails' Red Bunny Tails Sedu,i,spip7 Dlue Sp.ucc.,t,. ,.i Pennisetum orientale'Tall Tails' Fountain Grass Senecio slop-serpens i(leinia Blue Chalk Sticks Pennisetum spathiolatum Slender Veldt Grass Yucca slop-rostrata Beaked Yucca Sesleria autumnalis Autumn Moor Grass Vines Botanical Name Common Name Distictis buccinatoria Blood Red Trumpet Vine Mandevilllea sp}r.laxa Mandevillea-Chilean Jasmine Parthenocissus quinquefolia Virginia Creeper Passiflora slop-'Coral Sea' Passion Vine August 2024 Page A-3 Interior Plant Palette Trees Shrubs Botanical Name Common Name Botanical Name Common Name Aloe barberae Tree Aloe Arbutus'Marina' Strawberry Tree Arctostaphylos spp. Manzanita Chamaerops humilis Mediterranean Fan Palm Artemisia californica California Sagebrush Eucalpytus botryoides Southern Mahogany Asparagus'Myers' Foxtail Fern Ilex vomitoria Youpon Holly Calistemon siap 'Little John' Dwarf Bottle Brush Juniperus virginiana Eastern Red Cedar Cistus hybrids Rockrose ieplespe.rnun.lac„isatui1r Clarkia amoena Farewell To Spring Leptospermum socaprium New Zealand Tea Tree Wild Lil.,Yankee Point Ceanothus spec'Yankee Point' OlIvc T.,.., Ceanothus Magnolia grandiflora Southern Magnolia Morrtbret a Melaleuca quinquenervia Melaleuca Cuphea hyssopifolia Mexican False Heather Canary Island Date Palm Errerrtreerreltnettfas Eardoon Phoenix dactylifera Date Palm Geranium app. Geranium Pinus halepensis Aleppo Pine I i HllrysunI aNq.r t;ce,icc Plant Pinus pinaster Maritime Pine Hebe spp:speciosa. Showy Hebe Platanus sppc'Bloodgood' Bloodgood Sycamore flex spp. HeHq Quercus agrifolia Coast Live Oak Kniphofia triagularis Poker Plant Quercus ilex Holly Oak Kosteletzkya virginica Seashore Mallow Quercus virginiana Southern Live Oak Lavandula spp-stoechas otto quast French Lavender Taxus baccata'Stricta' Irish Yew Lupinus excubitus Grape Soda Lupine Tristania conferta Brisbane Box Myrica cerifera Wax Myrtle Vitex lucens New Zealand Chaste Tree Pelargonium'Jack of Hearts' Jack of Hearts Geranium Washingtonia filifera California Fan Palm Perovskia atriplicifolia Russian Sage ivl.xica,,fa,Paler Philodendron spp-Xanadu Philodendron Xanadu fliou I liuh I I spp. flax Pittosporum spp. Mock Orangc Rhaphiolepis spp.umbellate Indian Hawthorn Rhus integrifolia Lemonade Berry Rosa spp. Rosmarinus spp-'Huntington Carpet' Huntington Carpet Rosemary Santolina chamaecyparissus Lavender Cotton Sesleria autmnalis Autumn Moor Grass Strelitzia spp. Bird Of Paradise Salvia spp-'pozo blue'. Sege Pozo Blue Salvia Verbena bonariensis Purple Top vibrm,un,sHp. Viburnum Page A-4 August 2024 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 spar,arborescens Torch Aloe Muhlenbergia spp-ripens il4uhiq Deer Grass Carissa spp-'Emerald Blanket' Natal Plum Paspalum quadriforium Crown Grass Calandrinia spectabilis Rock Purslane Pennisetum spathiolatum Slender Veldt Grass Cistus hybrids Rockrose Sesleria autumnalis Autumn Moor Grass Crassula spie7 arborescens Jade Plant Uniola paniculata Sea Oats Euphorbia tirucalli Flrestick Plant Cch�v� ;a SNFr. {chcvcria Furcraea macdougalii Furcrarea Hesperaloe parviflora Red Yucca Opuntiaspp-littoralis Coastal Prickly Pear Cactus Poreu+acaria-sm tlephant reed Sedtimspp.. Blue Spruce Stu el, Senecio spec serpens IEkinie Blue Chalk Sticks Yucca spp-rostrata Beaked Yucca Vines Botanical Name Common Name Distictis buccinatoria Blood Red Trumpet Vine Ficus pumila Creeping Fig Passiflora spin.'Coral Sea' Passion Vine August 2024 Page A-5 [This Page Left Intentionally Blank] Page A-6 August 2024 Res. No. 2024-46 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 September 17, 2024 by the following vote: AYES: Moser, Bolton, Burns, Van Der Mark, Strickland, McKeon, Kalmick NOES: None ABSENT: None ABSTAIN: None oi h /4t City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California