HomeMy WebLinkAboutCity Council - 2024-53 RESOLUTION NO. 2024-53
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF HUNTINGTON BEACH ADOPTING ZONING TEXT
AMENDMENT NO. 22-005 BY CREATING THE
BOLSA CHICA SENIOR CARE COMMUNITY SPECIFIC PLAN (SP-19) TO APPLY TO
REAL PROPERTY AT THE SOUTHWEST CORNER OF WARNER AVENUE AT BOLSA
CHICA STREET
WHEREAS, pursuant to the California State Planning and Zoning Law, the Huntington
Beach Planning Commission and Huntington Beach City Council have held separate public
hearings relative to Zoning Text Amendment No. 22-005, wherein both bodies have carefully
considered all information presented at said meetings, and after due consideration of the findings
and recommendations of the Planning Commission and all other evidence presented to the City
Council, the City Council finds that such zone change is proper and consistent with the General
Plan.
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Huntington
Beach does hereby resolves as follows:
SECTION 1. The Bolsa Chica Senior Care Community Specific Plan is consistent with
the adopted Land Use Element of the General Plan,and other applicable policies and is compatible
with surrounding development.
SECTION 2. The Bolsa Chica Senior Care Community Specific Plan enhances the
potential for superior urban design in comparison with the development standards under the base
district provisions that would apply if the Plan were not approved.
SECTION 3. The deviations from the base district provisions that otherwise would apply
are justified by the compensating benefits of the Bolsa Chica Senior Care Community Specific
Plan,which guide the creation of a new senior care community project that provides senior housing
stock within an aging community, a wide variety of on-site resident amenities, and quality
architectural design that is compatible with surrounding uses.
SECTION 4. The Specific Plan includes adequate provisions for utilities, services, and
emergency vehicle and public service demands and will not exceed the capacity of existing and
planned systems.
SECTION 5. That the real property subject to this Resolution is located southwest of
Warner Avenue at Bolsa Chica Street and is more particularly described in the legal description
RESOLUTION NO. 2024-53
and sketch collectively attached hereto as Exhibit A and incorporated by this reference as though
fully set forth herein.
SECTION 6. The Bolsa Chica Senior Care Community Specific Plan, attached herein as
Exhibit B and incorporated by this reference as though fully set forth herein,is hereby adopted and
approved.
PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a
regular meeting thereof held on the 1 -day of J, 2024.
Mayor
ATTEST: APPROVED AS 0 FORM:
6/#0u 7,67 ani4,444)
City Clerk C. Attorney
REVIE D A APPRO ED: INITIATED AND APPROVED:
City Manager Com ity Development Director
ATTACHMENTS:
Exhibit A: Legal Description and Map
Exhibit B: Specific Plan No. 19— Bolsa Chica Senior Care Community Specific Plan
2
23-13497/23-321446
Reso No. 2024-53
Exhibit "A"
Order No: 09198085-919-EG1-EGL
EXHIBIT"A"
All that certain real property situated in the County of Orange, State of California, described as follows:
PARCEL A:
THE NORTH 180.00 FEET OF THE EAST 180.00 FEET OF LOT 2 IN BLOCK 20 OF TRACT NO. 86, IN THE
CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED
IN BOOK 10, PAGES 35 AND 36, MISCELLANEOUS MAPS, IN THE OFFICE OF COUNTY RECORDER OF
SAID COUNTY, TOGETHER WITH THAT PORTION OF THE WEST 30.00 FEET OF BOLSA CHICA STREET
ADJOINING SAID LOT ON' THE EAST VACATED BY ORDER OF THE BOARD OF SUPERVISORS OF SAID
COUNTY, A CERTIFIED COPY OF WHICH WAS RECORDED ON JULY 15, 1943 IN BOOK 1197, PAGE 424,
OFFICIAL RECORDS, LYING BETWEEN THE EASTERLY PROLONGATION OF THE LINE OF SAID LOT AND
THE SOUTH LINE OF THE NORTH 180.00 FEET OF SAID LOT.
EXCEPTING THEREFROM THE INTEREST IN THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF
HUNTINGTON BEACH, FOR ROAD PURPOSES BY DEED RECORDED NOVEMBER 20, 1963 IN BOOK 6813,
PAGE 177, OFFICIAL RECORDS.
APN: 163-281-01
PARCEL B:
LOT 2 IN BLOCK 20 OF TRACT NO. 86, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 10, PAGES 35 AND 36 OF MISCELLANEOUS
MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH THAT
PORTION OF THE WEST 30.00 FEET OF BOLSA CHICA STREET ADJOINING SAID LOT 2 ON THE EAST,
VACATED BY ORDER OF THE BOARD OF SUPERVISORS OF SAID COUNTY, A CERTIFIED COPY OF
WHICH RECORDED JULY 15, 1943, IN BOOK 1197 PAGE 424 OFFICIAL RECORDS.
TITLE WHICH WOULD PASS WITH A LEGAL CONVEYANCE OF SAID LAND.
EXCEPTING THEREFROM THE SOUTH 150.00 FEET.
ALSO EXCEPTING THE NORTH 180 FEET OF THE EAST 180 FEET THEREOF, MEASURED FROM THE
CENTER LINE OF BOLSA CHICA STREET ADJOINING ON THE EAST.
ALSO, EXCEPTING ALL MINERALS, INCLUDING, BUT NOT LIMITED TO OIL, GAS, OTHER
HYDROCARBONS, GRAVEL AND STEAM ALL BELOW 500 FEET FROM THE SURFACE OF SUCH LAND,
WITHOUT THE RIGHT OF SURFACE ENTRY, EXCEPTING BELOW 500 FEET FROM SUCH SURFACE,
RESERVED IN DEED FROM CHARLES HERMENSEN AS TRUSTEE FOR THE CHARLES L. HERMENSEN
TRUST RECORDED JULY 9, 1982 AS INSTRUMENT NO. 82-237601 OF OFFICIAL RECORDS.
APN: 163-281-02
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TABLE OF
CONTENTS
11 Introduction 5
1.1 Project Overview
1.2 Project Location
1.3 Project Rationale
1.4 Specific Plan Purpose
2 Development Plan 13
2.1 Development Vision
2.2 Development Plan
13 Development Standards & Guidelines 18
3.1 Purpose& Intent
3.2 Development Standards
3.3 Design Guidelines
Z3Infrastructure 24
4.1 Grading
4.2 Drainage
4.3 Water
4.4 Sewer
4.5 Dry Utilities
4.6 Water Quality Management
Administration & Implementation 30
5.1 Specific Plan Adoption
5.2 Severability
5.3 Specific Plan Amendments
5.4 Implementation
HKIT 13
LIST OF EXHIBITS ,
TABLES & APPENDICES
Introduction
— Exhibit 1.1: Vicinity Map 5
Exhibit 1.2: Site Aerial and Surroundings 6
Exhibit 1.3: Land Use Map 12
Exhibit 1.4: Zoning Map 12
2 Development Plan
Exhibit 2.1: Proposed Site Plan 15
Exhibit 2.2: Design Reference 16
Exhibit 2.3: Landscape Character Reference 17
MDevelopment Standards & Guidelines.
Table 3.1: Development Standards 18-19
Infrastructure
Exhibit 4.1: Grading Plan 25
Administration & Implementation
INTRODUCTION
Ill
1.1 PROJECT OVERVIEW
The goal of the Bolsa Chica Senior Care Community Specific Plan is intended to facilitate the
redevelopment of an underutilized 3.1-acre commercial center at the southwest corner of Bolsa
Chica Street and Warner Avenue by establishing zoning standards that permit the development
of a state-of-the-art senior care community.This Specific Plan would allow a maximum of 160
units (assisted living and memory care),on-site parking within a half-level subterranean parking
garage as well as residential amenities and associated infrastructure improvement in a maximum
of 215,000 square feet.The building (assisted living and memory care units) will be licensed
by the California Department of Social Services as a Residential Care Facility for the Elderly
(RCFE). Accordingly,care for assisted living and memory impaired residents will be provided on
a 24-hours a day,seven days a week basis.This will allow residents to have the option to age in
place and receive assistance with the activities of daily care.
1.2 PROJECT LOCATION
The Senior Care Community is proposed for the southwest corner of Warner Avenue and Bolsa
Chica Street (4952 and 4972 Warner Avenue (Assessor Parcel Numbers 163-281-01 and 163-281-
02)). A legal description of the property is provided in Appendix 6.2 and provides an accurate
delineation of the boundaries of the Specific Plan Area.
The site is advantageously situated in the northwest section of Huntington Beach,close to
Huntington Harbour and Bolsa Chica Ecological Reserve,as indicated in Exhibit 1.1.
Exhibit 1.1:Vicinity Map
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HKIT 1 5
It is readily accessed from the 405 Freeway by Bolsa Chica Street (about 4 miles distance)
and from Pacific Coast Highway via Warner Avenue (about 1.5 miles distance).
Existing Conditions:The property is a 3.1-acre flat,rectangular shaped parcel,fully developed
with commercial office and retail uses and associated surface parking lots.
These uses are contained within a large three-story office building facing Bolsa Chica Street,
totaling approximately 55,000 and a smaller two-story commercial building fronting on Warner
Avenue. There are three (3)vehicular access points along Bolsa Chica Street,and two (2)
vehicular access points along Warner Avenue.
The area is generally comprised of commercial uses fronting Warner Avenue near the intersection
of Bolsa Chica Street with largely for-rent residential at various densities. Per the City's General
Plan,Warner Avenue is classified as a Major Arterial and Bolsa Chica Street is classified as a Major
Arterial north of Warner and as a Collector south of Warner.
Exhibit 1.2:Site Aerial and Surroundings
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61 Introduction
Immediately surrounding land uses encompass a mix of retail uses to the north across Warner
Avenue,including a Walgreens. To the east across Bolsa Chica Street are four single family
homes and an automotive repair business. Located on the adjacent property to the south is a
single-story industrial building occupied by a telecommunications company,and on the adjacent
property to the west is a two-story apartment complex with lofted roofs. Exhibit 1.2 provides an
aerial and photographs of the site and surroundings.
1.3 PROJECT RATIONALE
As the median age of Huntington Beach residents continues to increase,market research
indicates that many seniors are searching for alternative housing options that allow them to
age in place close to their social network of family and friends.Senior care communities are
designed to provide residents a unique,vibrant living experience that encourages socialization
and provides continuing care and other services. Many senior care communities will offer a
wide range of customizable care options that residents can modify at any time to continue
to age in place.Senior care communities will offer three meals a day,seven days a week from
a central kitchen.Other amenities are provided to residents,such as educational and fitness
classes,live entertainment,arts&crafts,social events,multiple communal dining venues,and a
24-hour concierge service.These amenities and services are integral to the essence of a senior
care community.As such,a senior care building must be designed in a way to accommodate
the necessary square footage intended for these amenities and services,as well as efficiently
interconnecting these spaces to one another.Therefore,the scale and massing of a senior care
building will differ from a standard residential apartment building of the same unit count.Since
most of the activities of daily care are provided on-property including ample outdoor space,there
is limited need for residents to leave the community. For those events,activities or excursions
that require transportation,the community provides both personal and group transportation.
Given that the community is comprised of assisted living and memory care units,few,if any,of
the residents will drive their own cars.Therefore,the parking demand is substantially less than
traditional senior housing.
Senior care projects can positively contribute to a cohesive and diverse community in several
ways,most significantly by providing a uniquely tailored housing option for elderly residents
of Huntington Beach.This relieves the responsibilities associated with home ownership,offers
resident-centered care and wellness,and encourages socialization through a robust amenity
program.Whether one or all three of the previously listed characteristics of senior care
communities are the reason someone elderly becomes a resident,many of these residents
end up selling their previous homes,thereby increasing the housing supply of the surrounding
community.A 2021 study from Statista showed that the rate of homeownership for millennials
in the U.S.is less than half the rate of homeownership for people aged 65 and older. By providing
HKIT 1 7
those aged 65 and up with an alternative housing option specifically designed for them,the
disparity of homeownership in the U.S.between age demographics could potentially diminish as
more homes are made available to younger homebuyers.
Assisted Living units provide both a social and need-driven type of housing targeting residents
aged 60 and older (per California law). Assisted Living is considered part of the continuum of
care within a senior care community and provides an amenity rich and service-oriented living
environment,including,among other things: dining,wellness and fitness,social activities,and
transportation.
Assisted Living differs from conventional multi-family,in four specific areas,as follows:
1. The community is age-restricted.Under California law, RCFEs are restricted for people 60
years or older.Although the minimum age is set at 60,the national average age of an Assisted
Living resident is more typically 80 years or older.
2. The community is designed to provide onsite most of all living,social,fitness,wellness,
health,beauty-care,and dining needs.The proposed community is anticipated to include:
multiple dining options served by a commercial kitchen,multiple activity and social areas,
wellness and fitness center(including health offices,beauty salon and spa).
3. The community provides transportation for its residents. For excursions and activities
outside of the community,transportation can be provided with one or more of the
community vehicles,which includes a community van and sedan.
4. Finally,the community provides onsite staff to deliver services to its residents.This
includes assistance with daily activities,food and beverage services,housekeeping,and
wellness and fitness.The community will also conduct social events and activities for its
residents.
Huntington Beach's local population is aging,indicating a need for more senior care communities.
Census data from April 2020 illustrates that 25%of the Huntington Beach population is 60
years of age or older.Overall,Orange County's residents aged 65 or older comprise 17%of its
population,a number expected to rise to 27%of the population by 2060.A macro perspective
shows the U.S.population aged 75 or older is expected to grow by 50%over the next 10 years
and double over the next 20 years.One can expect Huntington Beach's senior population to
mirror the growth projected in both Orange County and the U.S.As the local population ages,
the proposed Bolsa Chica Senior Care Community will benefit the City by directly addressing this
need and the lack of supply in the local market.
8 i Introduction
1.4 SPECIFIC PLAN PURPOSE
As the population ages,the demand for senior care communities is increasing within the city and
throughout region. Given the scarcity of available land in the city,development of a senior care
community of sufficient scale to effectively support aging in place and meet the State licensing
requirements of a residential care community necessitates a higher intensity than currently
permitted under Huntington Beach's commercial zoning. Adoption of the Bolsa Chica Senior
Care Community Specific Plan establishes site development standards and design guidelines
that,upon adoption by the City,will promote development of a senior care community that
meets the highest industry standards.
Additionally,the Specific Plan ensures the following criteria are implemented in this senior
community:
• The proposed development achieves consistency with the General Plan based upon
concurrent approval of the change in General Plan Land Use Element designation from
Commercial General(CG)to Mixed Use (MU). The Mixed-Use designation accommodates the
necessary density and mix of senior residential care,recreation,dining,services,employment,
and amenities that are critical to successful operation of the community.
• The project will achieve a superior level of urban design. Development standards and design
guidelines are tailored to meet the needs of a high-quality senior residential care community,
while enhancing the visual character of the surrounding neighborhood.
• The Bolsa Chica Senior Care Community offers synergistic benefits to the neighborhood and
city. It will expand Huntington Beach's range of housing opportunities and support the city's
family orientation by allowing elderly members of the community to age in place close to
their adult children while allowing existing conventional housing to be available for younger
families.
• The demand for public services will not exceed the capacity of planned and existing systems
as determined in the EIR analysis. Of note,the proposed development is compatible with
surrounding land uses and will be serviced by arterial and collector streets that support
higher density infill development.
Purpose&Objectives:The purpose of the Bolsa Chica Senior Care Community Specific Plan No.
19 (hereafter,Specific Plan) is to guide the development of a new state-of-the-art senior care
community at the identified location.
The objectives of the Specific Plan are as follows:
• Meet increasing demand for senior care communities in Huntington Beach at a scale of
development suitable to current industry standards.
HKIT 19
• Create an opportunity for residents to age in place by providing a variety of living
accommodations.
• Provide around-the-clock staff assistance,as well as a range of amenities that will maintain a
high quality of life and support activities associated with daily care.
• Deliver benefits to the community by expanding the range of housing opportunities with a
particular focus on addressing the needs of the elderly.
• Ensure compatibility with surrounding land uses and enhance the character of the
surrounding neighborhood.
• Achieve a high standard of design through application of development standards and design
guidelines appropriate to a senior care community.
• Provide criteria for evaluating the project proposal and any subsequent entitlement requests
as appropriate.
Authority&Scope:A Specific Plan is a regulatory tool used to implement the City's General Plan
and direct development within a defined geographic area. While the General Plan is the primary
vehicle to guide city-wide growth and development,a specific plan customizes the development
vision and principles,and land use regulations and guidelines to a defined area,consistent with
the City's vision for the property,the surrounding context,and the distinct characteristics of the
property.
The Specific Plan has been prepared pursuant to Section 65450 et seq.of the State of California
Government Code. This Code sets forth the minimum requirements for a Specific Plan,including
provisions for a land use plan,infrastructure plan,and criteria and standards for development.
Additionally,Chapter 215 of the City of Huntington Beach Zoning &Subdivision Ordinance
establishes the SP (Specific Plan) District for the development and administration of Specific
Plans,and sets forth requirements,including plans and materials that will accompany an
application for rezoning to an SP District.
The Specific Plan has been drafted to meet the intent and requirements of the California
Government Code and the City of Huntington Beach Zoning &Subdivision Ordinance,and will
be used to implement the City's General Plan. It provides all applicable land use regulations
and thus constitutes the zoning ordinance for the property.The development regulations and
supplemental design guidelines contained herein will take precedence over conflicting provisions
of the Huntington Beach Zoning Code,unless otherwise noted.
General Plan &Zoning Consistency: The property is currently designated as Commercial General
(CG) on both the City's General Plan Map and the Zoning Map. Although CG zoning does allow
10 I Introduction
for development of residential group communities,the associated site development standards do
not accommodate a state-of-the-art senior care community built at an economically viable and
functional density.
Development of the proposed community requires a General Plan Amendment to change the
land use designation from CG to Mixed-Use (MU) and a Zoning Map Amendment to change
the property's zoning from CG to Specific Plan (SP). Exhibit 1.3 depicts the existing land use
designation for the site and surrounding,as well as the proposed land use designation for the
site; Exhibit 1.4 depicts the existing zoning for the site and surroundings,as well as the proposed
zoning for the site.A Conditional Use Permit to be approved by the Planning Commission will also
be required to construct the project.
CEQA Compliance: In accordance with the California Environmental Quality Act(CEQA) an
Environmental Impact Report(EIR) has been prepared to provide the public and decision makers
with information concerning the potential environmental impacts associated with development
of the project. The EIR incorporates an analysis of alternatives to the project in accordance with
State CEQA guidelines.
HKIT 111
Exhibit 1.3:Land Use Map
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12 1 Introduction
DEVELOPMENT
PLAN
2.1 DEVELOPMENT VISION
Plan Vision:A new senior care community of approximately 215,000 square feet will
accommodate a maximum of 160 senior units that will offer assisted living and memory care
units. Emphasis has been placed on designing a community that will complement and enhance
its visual surroundings and be compatible with the neighborhood,while providing a service to the
community in meeting a growing demand for senior care communities.
Development Principles:The following principles shall direct the development and design of the
senior care community:
• Consider neighborhood context and impacts on adjoining properties in determining site
layout and building design,including appropriate transitions in use and scale.
• Create a sensible and orderly site plan based on a clear and functional site organization,
including safe and efficient site access and circulation.
• Design aesthetically pleasing building(s)that contribute to the character and quality of the
surrounding neighborhood and foster a sense of community.
• Introduce a variety of amenities that enhance the quality of life and residential care
experience of the community's occupants.
• Provide usable outdoor space that supports social gathering and meets the passive
recreational needs of residents,employees,and visitors to the community.
• Encourage rich and harmonious landscape design that complements the building and site.
• Incorporate sustainable design practices that conserve energy and water resources.
HKIT 113
2.2 DEVELOPMENT PLAN
Land Use Plan:The proposed General Plan Land Use designation for the Specific Plan Area is
Mixed-Use,which shall allow for the proposed Senior Care Community,to include senior care
residential units accommodating assisted living and memory care,as well as dining,common
areas and recreational,projects amenities,and other support facilities,along with employee
office space.
Development Program:The development program allows senior care community of
approximately 215,000 square feet,with on-site parking spaces provided almost entirely within
a single level subterranean parking garage. Various amenities for the residents and other site
improvements that contribute to a high-quality environment will also be provided.
The senior care units will be comprised of a mixture of Assisted Living and Memory Care units.
Amenities for residents are to include, but not limited to,restaurant-style dining venues;fitness
and wellness center; salon and studio spaces; theater; art room; and multi-purpose rooms.
Outdoor spaces are to include,but not limited to,courtyards,pool,and gardens. Vans will be
used to transport residents to off-site activities.
Development Character:The maximum height of the structure will not exceed the existing
code of 50 feet (excluding mechanical equipment) and a maximum of four(4) stories. Required
setbacks of the upper floors and balconies at various points along the elevations will reduce the
mass of the structure,provide articulation along the building plane and promote a comfortable
transition in scale to adjacent uses.
Onsite parking will be provided in a half-level subterranean garage and a small surface lot along
the southern access road off of Bolsa Chica Street.This ensures a visually appealing street
environment. Residents,employees,and visitors can enter and exit the subterranean parking
and the surface lot through an ingress/egress access road along the southern edge of the site.
The main driveway with the porte cochere will be provided directly off Bolsa Chica Street.One
fire access road is provided along the southern edge and western edge of the site.All emergency
vehicles will enter from Bolsa Chica Street and exit onto Warner Avenue.The proposed site plan
is shown in Exhibit 2.1.
14 I Development Plan
Exhibit 2.1:Proposed Site Plan
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The proposed architectural appearance reflects the characteristics of ocean-side towns and the
climate of Southern California. The main exterior building materials are anticipated to include
glass,stucco,composite panels,and wood in a mix of color palettes to fit the overall design
character. Exhibit 2.2 offers reference images for the building design.
Landscape Character:The landscape plan will incorporate an attractive mixture of hardscape
and softscape areas,intended to enhance the site's appearance from the street; buffer adjacent
uses; promote comfortable on-site pedestrian circulation; and provide a comfortable setting
for outdoor gathering and recreation. The plant palette will include a water-wise mix of trees,
shrubs,and ground cover. Reference images for the landscape character are provided in Exhibit
2.3.
16 I Development Plan
Exhibit 2.3:Landscape Character Reference
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Other features to be included in the landscape plan are as follows:
• Enhanced paving and accent planting to enhance the drop-off area and create a welcoming
entry.
• Courtyard space incorporating outdoor dining,flexible patio area,and other amenities.
• A pool and outdoor exercise area on the west side of the building,shielded from the
adjacent property by tall plantings.
• A memory care garden featuring a range of ornamental plantings.
HKIT 117
DEVELOPMENT STANDARDS
& GUIDELINES
3.1 PURPOSE & INTENT
The purpose of this chapter is to set forth development standards and design guidelines that
are particular to the Specific Plan Area and facilitate development of the proposed senior care
community. These standards and guidelines are intended to support the development vision and
principles,which emphasize a high-quality,full service senior care environment that is compatible
with and complements the surrounding neighborhood.
Additionally,the standards and guidelines contained herein will serve as the criteria for
subsequent review and issuance of building permits required for development of the site. Plans
and materials submitted for review and approval shall adhere to all Development Standards,
excepting minor variations approved by the Community Development Director(as described in
Section 5.3),and determined to substantially conform to the Design Guidelines.
3.2 DEVELOPMENT STANDARDS
Table 3.1 presents building envelope,open space,parking and loading,and signage standards
applicable to the Specific Plan Area:
BUILDING ENVELOPE STANDARDS OPEN SPACE STANDARDS
Common Open Space:
FAR: 1.75x -5,000 square feet minimum
-excludes required setbacks
Height: 50 feet maximum (per existing code)
/exceptions per HBMC 230.72 not to exceed
additional 10 feet
Lot Coverage: 60% maximum
Street Setback(Warner Avenue):
-12 feet minimum
Street Setback(Bolsa Chica Street):
-10 feet minimum
-0 feet minimum for subterranean parking
Adjacent Property Setback:
-10 feet minimum
-0 feet minimum for subterranean parking
18 i Development Standards&Guidelines
PARKING & LOADING STANDARDS SIGN STANDARDS
Parking:
Permitted Sign Types:
-0.65 spaces per memory care and assisted
-building wall sign
living unit
-freestanding sign
Sign Placement:
Loading: 2 spaces minimum -freestanding signs shall be affixed
to a site wall
-or placed within a landscape planter
Sign Number:
-one (1) per street frontage
Sign Area:
-25 square feet maximum for
building wall sign
-50 square feet maximum for
freestanding sign
Sign Copy:
-24-inch maximum height
-limited to development name and address
HKIT 119
3.3 DESIGN GUIDELINES
Site Planning Guidelines
• Site Character: Place site elements,including building,circulation routes,parking,communal
outdoor space,and landscape areas to create an orderly site plan and contribute to a positive
neighborhood character.
• Site Access&Circulation: Design vehicular and pedestrian circulation systems for safe,efficient,
and convenient site access and utilization.
• Parking: Position and design parking facilities to reduce their visual impact. Subterranean
parking is encouraged,while expansive surface parking areas should be avoided.
• Pedestrian Access& Circulation: Provide safe,convenient,and clearly identifiable pedestrian
walkways,designed to minimize conflicts with vehicular access and circulation. Shaded
pedestrian walkways and connections are encouraged.
• Service& Trash Areas: Locate and screen service areas to minimize their visual impact while
permitting suitable access by service providers. Trash areas should be placed in areas of low
visibility and screened from street views or areas with high pedestrian traffic; screening may be
provided through compatible architectural treatment and plantings.
• Communal Outdoor Space: Incorporate communal outdoor space,such as a courtyard for the
use of residents and their guests. These spaces well-defined by building and landscape,while
accommodating social interaction and passive recreation.
• Private Open Space: Provide enclosed private outdoor open space in the form of a balcony or
patio for assisted living units where appropriate; such open space shall adjoin the unit and be
usable size and dimension for residents of the unit.
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20 I Development Standards&Guidelines
Building Design Guidelines
• Building Character&Quality: Design a visually attractive building that improves the aesthetic
quality of site and surroundings. The building should exhibit a unified composition,achieving
a sense of proportion and balance in both exterior form and the placement of such features as
windows,doors,and other architectural elements.
• Facade Articulation: Modulate exterior building walls; articulation may include change of wall
plane,door and window treatment,and other compatible architectural treatment that creates
an interesting pattern of projections and provides visual relief(e.g.,balconies,canopies and
overhangs,eaves,etc.).
• Windows&Doors: Use window and doors to establish scale and give architectural expression
to the facade;there should be a clear pattern of fenestration that unifies the building. Recess
windows and entries to enhance facade depth and create shadow lines.
•Architectural Details: Incorporate architectural details that provide visual interest and
introduce a human dimension; which may include such features as pilasters,course lines,
window heads,cornices,etc. Ensure that architectural features are integral and contribute to a
harmonious design.
• Materials&Finishes:Choose materials,textures,and colors that add visual interest and
complement the scale and character of the building.
• Material Quality: Select building materials and finishes that convey a sense of permanence;
materials should be able to withstand weather and wear.
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HKIT 121
Landscape Design Guidelines
• Landscape Character&Quality: Provide a landscape setting that enhances the overall aesthetic
character and function of the site and creates a pleasing environment for pedestrian circulation
and gathering. Consider special landscape treatment at entryways and for outdoor communal
areas,for example,through accent planting,decorative hardscape,etc.
• Outdoor Space Design: Furnish and enrich outdoor gathering spaces with amenities such as
attractive plantings, benches and seating,pedestrian-scaled light fixtures,decorative paving,
etc.; outdoor seating areas should be shaded by trees and structures such as trellises,pergolas,
canopies,etc.
• Planting Materials: Introduce a rich,coordinated palette of planting materials within landscape
areas,including a practicable combination of shade trees,shrubs,groundcovers,and accent
plants. Drought tolerant species and plants adapted to the local environment are encouraged;
turf areas and other water intensive plantings should be kept to a minimum.
• Hardscape: Utilize durable all weather hardscape materials that will accommodate pedestrian
activity,are compatible with their surroundings,and enhance the overall site design; decorative
paving should highlight and embellish active pedestrian areas.
• Walls&Fences: Provide site walls and fences with a decorative appearance;for example,
through changes in materials and texture or landscape buffer. Long,uninterrupted expanses
of site walls and fencing are discouraged,while utilitarian fencing material such as chain link,
barbed wire,wrought iron spears,or similar fence types are prohibited.
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22 I Development Standards&Guidelines
Signage&Lighting Guidelines
• Lighting Character:Select a complementary family of fixtures with a similar aesthetic,
emphasizing efficiency and good light control; direct glare should not spill onto adjacent
properties and streets. Additionally,exterior lighting fixtures should be compatible with the
building design and complement the landscape character.
• Signage Character: Design signage to be compatible with the overall site design and buildings
architecture. In general,signage should be limited to the community's name,function,and
address; it should not result in visual clutter and flashing or moving signs are prohibited.
. III
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HKIT 123
INFRASTRUCTURE
4.1 GRADING
The site consists of two separate parcels (or lots),totaling 3.1 acres. Existing development
on each of these lots includes various commercial retail and office uses and considered to be
level with the existing grade,with no subterranean structures or utilities of significant size or
depth.
The proposed project will encompass an approximately 215,000 square-foot senior care
community with one level of below grade parking. A preliminary grading plan (Exhibit 4.1)
has been completed for the proposed project with a preliminary excavation quantity estimate
of approximately 12,500 cubic yards of dirt that will be exported from the site. When
completed,the site will match the existing grades of the adjacent properties and streets of
each of the four corners of the site.
4.2 DRAINAGE
The subject site is currently covered by approximately 90% impervious surfaces (i.e.,parking
lots,drive aisles,and buildings). The highest point of the property is in the southwest area of
the site and the lowest point is in the northeast area of the site with a grade differential of
approximately 6-feet. Runoff from the site ultimately discharges onto the adjacent streets;
Bolsa Chica Street to the east and Warner Avenue to the north. The runoff is then collected
via two existing public catch basins located on the southwest corner of Bolsa Chica Street
and Warner Avenue,which ultimately discharges into the Orange County Flood Control
District's Sunset Channel.
The drainage pattern is required by the Specific Plan to mirror the existing site conditions.
However,rather than equal distribution of runoff discharging onto both Bolsa Chica Street
and Warner Avenue,the majority of the site's runoff will be collected by a series of on-site
drainage inlets and catch basins then treated by a series of Modular Wetlands units,in
compliance with California's Clean Water Act and the Regional Water Quality Control Board
regulations,before discharging at a flow rate not to exceed that of the existing conditions
into the back of the existing municipal catch basin at the site's Warner Avenue frontage.
The existing public storm drain system servicing the project site will be unaffected by
changes in use from office and retail to senior care,provided basic drainage patterns
remain intact.The total volume of runoff entering the existing,public storm drain system
should decrease over time as a result of regulatory intervention.The Specific Plan calls for
the collection of stormwater runoff for infiltration,harvest and reuse,and biofiltration,as
deemed appropriate by a feasibility analysis of site conditions.The subject site's Preliminary
WQMP has determined that biofiltration is the only feasible means of satisfying the
North Orange County LID requirements.Additionally,the Preliminary Hydrology Study
24 1 Infrastructure
Exhibit 4.1:Grading Plan
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HKIT 125
demonstrates that detention will be necessary to meet the City's discharge constraints.The
City's Public Works Department indicates that the existing storm drain system is in a good
state of repair. Therefore,no new improvements should be necessary,other than those
associated with new development.
Existing record data provided by the City reflects that there is a 24-inch RCP (reinforced
concrete pipe) storm drain located at the northeast side of the property on Warner Avenue
connected to an existing catch basin,which flows easterly into a northerly flowing 48-inch
RCP. There is an existing catch basin at the northeast side of the property on Bolsa Chica
Street that has a 24-inch RCP that flows north. This storm pipe eventually connects to the
aforementioned 48-inch RCP.
4.3 WATER
Projected water demands for various land uses can be approximated by applying empirically
established water usage rates. Such rates are used by municipal agencies and water purveyors
to estimate whether water supplies and/or facilities can adequately support proposed
development projects.
Increased water usage can be accommodated at the project site by installing a 6-inch lateral to
the existing 12-inch ACP (asbestos-lined concrete pipe) water main within Bolsa Chica Street.
For commercial fire protection,two additional double check detector assemblies with points of
connection to the building will be required: one at the northwest side of the property and the
other at the southeast side of the property.
Record data provided by the City reflects that there is an existing loop system for the site:
an 8-inch ACP water main that traverses east-west along Warner Avenue; south through the
project site;then east along the southerly property line towards the existing 12-inch ACP
water main located in Bolsa Chica Street.
The City's Public Works Department indicates that a new 8-inch water main is required to
be installed within Warner Avenue. The proposed 8-inch water service will connect to the
8-inch water main on Warner Avenue and extend east to the 12-inch water main located at the
intersection of Warner Avenue and Bolsa Chica Street.
Water improvements in the City of Huntington Beach are required to be a minimum of 31/2 feet
below the finish surface to the top of pipe,and all other utilities must be a minimum of 6 feet
clear of all water mains. Therefore,for new construction within the project area,the location
of water mains will govern the location of all other new utilities.
26 1 Infrastructure
4.4 SEWER
Increased sewage will be generated from the project area with the introduction of
a maximum of 160 units of senior care occupancy. Increased sewage flow can be
accommodated by one new connection to the existing 8-inch sewer lateral located on
Warner Avenue (flowing south to north). Since there is a long distance between the south
side and north side of the property,increased sewage flow can also be accommodated by
adding two additional sewer connections to the existing 8-inch VCP (vitrified clay pipe)
sewer main located on Bolsa Chica Street (flowing south to north).
Sanitary sewer service to the project area is provided by the City's Public Works
Department. Existing record data provided by the City reflects that there is an existing
18-inch VCP sewer main located along Warner Avenue (flowing west to east). There is an
8-inch VCP sewer service that runs south to north in Bolsa Chica Street which terminates
at a manhole,and the remaining 21-inch OCSD VCP line flows south to northeast. The
18-inch VCP sewer main from Warner,and the 21-inch OCSD VCP sewer main combine at
the east end of the intersection of Warner Avenue and Bolsa Chica Street at an existing
manhole.A 21-inch OCSD VCP sewer main starts at that point and goes east along Warner
Avenue.
Sewer mains are typically 8-feet in depth from the finish surface to the bottom of the pipe.
Within public streets in the City of Huntington Beach,sewer mains are typically offset
5-feet from the centerline of the street,on the opposite side of water mains. The slope of
sewer laterals (or house connections) is typically 2 percent to the sewer main.
4.5 DRY UTILITIES
Electrical service to the site is provided by Southern California Edison. Natural gas is
provided by the Southern California Gas Company. Overhead power poles are found along
the frontage of the project site on Warner Avenue and Bolsa Chica Street. Will serve
letters from the utility companies indicate services can and will be provided to support
the proposed project.
Per the project's development requirements from the City's Department ofPublic Works,
the existing overhead utility lines along the project's Bolsa Chica frontage will be placed
underground.All new connections for dry utility lines to serve the project will also be
routed underground.
HKIT 127
4.6 WATER QUALITY MANAGEMENT
The Clean Water Act mandates,in part,that municipal separate storm sewer systems (MS4s)
obtain permits to"effectively prohibit non-stormwater discharges into the storm sewers"and
"require controls to reduce the discharge of pollutants to the maximum extent practicable..."
Through permitting authority delegated by the United States Environmental Protection
Agency(US EPA),California authorized the State Water Resources Control Board (SWRCB)
and its local regulatory agencies,the Regional Water Quality Control Boards (RWQCB),to
control non point source discharges to California's waterways. The state was divided into
9 regions with each region tasked with issuing waste discharge requirements governing
stormwater runoff within their jurisdiction. These Permits under the Clean Water Act are
collectively referred to as National Pollution Discharge Elimination System Permit (NPDES).
To address stormwater pollution issues associated with new development and significant
redevelopment projects,the Santa Ana RWQCB adopted Order No. R8-2009-0030 (NPDES
Permit No.CAS618030),as amended by Order No. R8-2010-0062,and issued the order to
Orange County,requiring the development and implementation of Low Impact Development
(LID) Best Management Practices (BMPs)to the maximum extent practicable (MEP) in order to
reduce the amount of pollutants in stormwater and urban runoff from development projects.
In response to the Order,Orange County,with the City of Huntington Beach as a participating
"co-permittee"for Storm Water Quality Management,developed the Drainage Area
Management Plan (DAMP),which includes the Model Water Quality Management Plan
(WQMP) and Technical Guidance Document (TGD),to provide direction to project proponents
on water quality regulatory requirements applicable to private and public development
activity from project conception to completion. To comply with the Permit,it will be necessary
for development within the project area to develop a site specific WQMP report that follows
the requirements found in the Model WQMP and TGD,and that is in compliance with the City's
Local Implementation Plan (LIP). The WQMP report specifies,where feasible and applicable,
site design/LID,source control,and treatment control BMPs to the MEP that reduce or
eliminate discharges of pollutants to the downstream receiving waters. Development typically
alters pre-development hydrologic conditions by altering drainage patterns,increasing
impervious areas and in turn reducing infiltration,increasing runoff flow rates and volumes,
and increasing the discharge of pollutants. To counter this,development will need to use
LID BMPs to manage the quantity and quality of runoff to maintain pre-developed hydrology
conditions and mitigate potential discharge of pollutants. Under the Model WQMP and TGD,
LID practices to be used for the proposed project must be determined using the following
28 I Infrastructure
hierarchy: infiltration; harvest and use; evapotranspiration; or biotreatment.
New development and significant redevelopment projects are determined to be either
Priority or Non-Priority projects based on criteria established in the Model WQMP,
including the amount of impervious surface created or replaced,the proposed use,and
the project location. Priority projects are required to implement LID design features,
whereas Non-Priority projects shall consider LID where feasible. A preliminary WQMP
must be submitted to the City as part of the application for discretionary project approval.
A final WQMP must be approved prior to issuance of building or grading permits.
HKIT 1 29
ADMINISTRATION &
IMPLEMENTATION
5.1 SPECIFIC PLAN ADOPTION
Adoption:This Specific Plan has been adopted by City Council Resolution No.XX,including
concurrent City Council approval of a General Plan Amendment,Zoning Map Amendment,
as well as certification of the Environmental Impact Report (EIR). Adoption of the Bolsa
Chica Senior Care Community Specific Plan establishes land use regulations,development
standards,and design guidelines applicable to the Specific Plan area.
5.2 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.
5.3 SPECIFIC PLAN AMENDMENTS
Major Amendments: Changes to the Development Plan and/or other changes to the Specific
Plan that are of a substantial nature and/or alter the intent and purpose of the Specific Plan,
shall require an Amendment processed in accordance with the provisions of Chapter 247 of the
Zoning and Subdivision Ordinance.
Minor Amendments:The Community Development Director shall review and approve minor
changes and amendments to the Specific Plan,including the proposed Development Plan,
based on changed circumstances,new information,or other relevant factors,provided the
proposed change or amendment is in conformance with the intent of the Specific Plan.
Additionally,the following minor,technical,and/or informational revisions to the Specific Plan
shall be considered Minor Amendments:
30 I Administration&Implementation
• 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.
• Clarification,including determination of meaning and intent,of any unclear or vague
section,portion of a section,phrase,or word contained within this document,including
typographical and grammatical errors.
• Revisions to the location of 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.
• Adjustments to the development program,including minor changes in the size,number,
and type of residential senior care units not to exceed 10%,as well as the size,character,
and type of site amenities,provided the overall intent and quality of the residential care
experience is maintained.
5.4 IMPLEMENTATION
Subsequent Approvals:Concurrent and subsequent entitlement applications including
conditional use permits and temporary use permits shall be consistent with the intent and
requirements of the Specific Plan. Where the Specific Plan is silent,the provisions of the City
of Huntington Beach Zoning &Subdivision Ordinance shall apply; additionally,the Specific
Plan shall take precedence in the event of conflict between the Specific Plan and the Zoning &
Subdivision Ordinance.
HKIT i 31
CITY OF
Huntington Beach
CALIFORNIA
Res. No. 2024-53
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 October 15, 2024 by the following vote:
AYES: Moser, Bolton, Strickland, Kalmick
NOES: Burns, Van Der Mark, McKeon
ABSENT: None
ABSTAIN: None
City Clerk and ex-officio Clerk of the
City Council of the City of
Huntington Beach, California