STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION
SOUTH COAST DISTRICT OFFICE
301 E. OCEAN BLVD., SUITE 300
LONG BEACH, CA 90802
(562) 590-5071
July 19, 2024
Ricky Ramos, Planning Manager
City of Huntington Beach
2000 Main Street
Huntington Beach CA 92648
Re: City of Huntington Beach LCP Amendment Request No. LCP-5-HNB-24-0003-1 Magnolia Tank Farm LCPA
Dear Mr. Ramos:
Please accept this letter as notice that the California Coastal Commission, at its July 10, 2024 meeting, approved City of Huntington Beach Local Coastal Program (LCP) Amendment No.
LCP-5-HNB-24-0003-1 with suggested modifications. The LCP amendment will amend both the Land Use Plan (LUP/Coastal Element) and the Implementation Plan (IP/Zoning Code) portions of the LCP. The main change to the LCP made by this amendment is the addition of the Magnolia Tank Farm Specific Plan (Specific Plan 18) to the IP and related changes to the LUP and changes to the Land Use and Zoning Maps.
The LCP amendment will be fully effective once:
1. The City of Huntington Beach City Council adopts the Commission’s suggested modifications,
2. The City of Huntington Beach City Council forwards the adopted suggested modifications to the Commission by Resolution, and,
3. The Executive Director certifies that the City has complied with the Commission’s July 10, 2024 action.
The Coastal Act requires that the City’s adoption of the suggested modifications to be completed within six (6) months of the Commission’s action. Pursuant to the Commission’s action on July 10, 2024, certification of LCP Amendment No. LCP-5-HNB-24-0003-1 is subject to the attached Suggested Modifications. Because of their size, the suggested modifications are available in this Dropbox link:
https://www.dropbox.com/home/MTF%20sug%20mods%20Final
Thank you and the rest of the planning staff for your assistance with this LCPA. We look forward to working with you and your staff in the future. If you have any questions regarding the modifications required for effective certification of this LCP amendment, please contact Meg Vaughn at our Long Beach office at [email protected].
Sincerely,
Amrita Spencer
Coastal Program Manager
cc: Jennifer Villasenor, Director of Community Development
MTF LCPA Mods 6.12.2024
(not included in the body of the MTF Specific Plan Volumes 1 & 2)
Text highlighted in blue shows changes proposed by the City.
Text in bold, underline shows suggested additions.
Text in strike-through shows suggested deletions.
A. Land Use Plan Suggested Modifications
1. Suggested Modification No. A.1
Introduction/Relationship to Other Planning Documents/Specific Plans (page IV-C-7) 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 six seven 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 seven areas are also listed below. • Downtown
• Huntington Harbour Bay Club
• Holly Seacliff (a portion of)
• Seacliff
• Magnolia/Pacific
• Palm/Goldenwest
• Magnolia Tank Farm
2. Suggested Modification No. A.2
Technical Synopsis/Coastal Zone Overview/Sub-Areas Descriptions and Land Use Plan Zone 5 – Beach Boulevard to the Santa Ana River (pages IV-C-16 – IV-C-17)
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, open space-park, 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, Aall 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
OPEN SPACE OS-C, OS-S, OS-P
PUBLIC P
INDUSTRIAL I-F2-d
ZONE 5 – SPECIFIC PLAN AREAS
Magnolia/Pacific Specific Plan, Magnolia Tank Farm
Specific Plan
ZONE 5 – GENERAL PLAN OVERLAYS
4E,F ,G,H,J, L, K, 9F
See Table C-1 for land use category definitions.
3. Suggested Modification A.3
Table C-2, Community District and Subarea Schedule (page IV-C-45) Add new sub-area 4L to Table C-2 as described below:
4L Permitted Uses Categories: Commercial Visitor (“CV”), Residential Medium Density (“RM”), Open Space Park (“OS -P”), and Open Space Conservation (“OS-C”)
Magnolia
Tank Farm
Specific
Plan No. 18
Density/Intensity Category:
• For CV designation, F5
• For RM designation, 15 dwelling units per acre
Design and
Development
See Figure C-9a
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 Ma rsh shall be facilitated and funded by the hotel operator to the general public, and in particular to disadvantaged communities, in c oordination 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, walki ng, and carpooling, for all hotel employees and guests.
OS-C – This area shall accommodate a 70 f oot wide
conservation buffer from Magnolia Marsh. The buffer is
adjacent to and runs the length of the OC PW 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.) 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 be provided 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 following plans, 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
Quality 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 zone, 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 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.
4. Suggested Modification No. A.4
Table C-3/Public Parking Opportunities within Coastal Division (page IV-C-56) Add new public parking spaces to become available in the MTF Specific Plan including those on-site and those to be provided along Magnolia Street and Hamiliton Avenue to Table C-3, Zone 5. These spaces are free public parking spaces.
5. Suggested Modification No. A.5
Table C-4/Coastal Zone Parks (page IV-C-62)
Add Zone 5 to Table C-4 and include Magnolia and Marsh Parks.
6. Suggested Modification No. A.6
In the LUP section titled Visitor-Serving Commercial Facilities (page IV-C-64), following the first paragraph under heading “Other” add:
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.
7. Suggested Modification No. A.7
Visual Resources/Assets/Wetlands (page IV-C-70)
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).
8. Suggested Modification No. A.8
Goals, Policies and Objectives/Environmentally Sensitive Habitats (page IV-C-129) Policy C 7.1.4
Modify first paragraph and delete subsection d:
Require that new development shall be located outside of buffer zones required to protect wetlands or environmentally sensitive habitat areas. contiguous to wetlands or environmentally sensitive habitat areas include buffer zones. Buffer zones shall be a minimum of one hundred feet setback from the landward edge of the wetland, with the exception of the following:
a) [no change]
b) [no change]
c) [no change]
d) Use existing cultural features to locate buffer zones: The buffer zone should be contiguous with the environmentally sensitive habitat area and make use of existing features such as roads, dikes, irrigation canals, and flood control channels where feasible.
9. Suggested Modification No. A.9
Revise proposed LUP Figure C-9a (Exhibit 2e) to reflect the modified minimum acreage and area of Marsh Park OS-P (1.52 acres), the minimum acreage and area of Magnolia Park (2.47 acres), the minimum acreage and area of the Open Space- Conservation area (2.84 acres), and the 5.09 acre Commercial Visitor designation (CV), and corresponding decrease in the area and acreage of the residential (RM).
10. Suggested Modification No.A.10
Revise proposed proposed LUP Figure C-10 Sub-Area Map (Exhibit 2g) such that it removes the Magnolia Tank Farm area out of sub-area 4G and creates new sub-area 4L for the Magnolia Tank Farm site.
11. Suggested Modification No. A.11
Modify all LUP Figures, Maps, and text as necessary to conform to the suggested modifications.
B. LCP Implementation Plan Zoning Map
Note: The proposed Zoning Map as approved by the City identifies all of the MTF site as Specific Plan 18, so no changes are needed to this map.
C. Implementation Plan Specific Plan 18 (MTF) Misc. Suggested Modifications
1.Suggested Modification No. C.1
Throughout the specific plan delete all references to the terms “Lodge,” “Guest House,” “resort” and replace them with the term “hotel.” This shall also apply where these terms may occur in suggested modifications.
2. Suggested Modification No. C.2
Remove the references to the 24 foot wide public trail/fire access road from the CC zone in all Figures, Tables, and text; and replace the 24 foot wide, natural, permeable public trail/fire access road in the CV zone in all Figures, Tables and text. The 24 foot wide public trail/fire access road shall provide unobstructed public views of the marsh.
3. Suggested Modification C3
Delete all references to the smaller version of Marsh Park (OS-PR) and the larger RM zone and replace them with references to the minimum 1.52 acre Marsh Park (OS-PR zone) and related reduction to the RM zone, respectively. This shall occur throughout the Specific Plan.
4. Suggested Modification No. C.4
Throughout the specific plan replace the terms “CC area,” “CV area,” “OS-PR area,” and “RM-3 area” to “CC zone,” “CV zone,” “OS-OR zone,” and “RM-3 zone,” respectively.
5. Suggested Modification No. C.5
Re-number throughout the specific plan as needed.
6. Suggested Modification No. C.6
In Volume 1 of the Specific Plan, remove the document in Appendix B Coastal Hazards and replace it with the following two documents:
1. Sea Level Rise Vulnerability Assessment and Adaptation Plan, Anchor QEA, July 2021;
2. Assessment of Climate Change-Induced Impacts to Flooding in Southeast Huntington Beach and Adaptation Measures for Future Conditions, Q3 Consulting, February 22, 2024.
7. Suggested Modification No. C.7
Make the following changes to Appendix A Plant Palette, of Volume 2:
In the Coastal Conservation zone (corresponds to Coastal Dune and Sage Scrub Plant Palette):
Only plants that are native and sourced from local natural populations may be used.
Plants on the Cal-IPC invasive plant inventory are prohibited.
Cultivars are prohibited.
Non specific species (e.g., “Opuntia spp”) are not acceptable. All species must be identified by their scientific name to genus, species and subspecies (if applicable).
Areas other than CC zone:
No plants in the Cal-IPC invasive plant inventory may be used (currently App. A includes 6 – 8 of these plants).
Non specific species (e.g., “Opuntia spp”) are not acceptable. All species must be identified by their scientific name to genus, species, and subspecies (if applicable).
Plants should be low water use and drought tolerant.
8. Suggested Modification No. C.8
Delete Volume 3 from the specific plan and any references to it in Volumes 1 & 2.
9. Suggested Modification No. C.9
In Section 4.11, update the dates construction is expected to commence and when buildout is expected.
10. Suggested Modification No. C.10
In Table 4.1, identify the parties responsible for maintaining the affordable housing units.
11. Suggested Modification No. C.11
Modify Figure 4. Development Phasing Plan so that the phases depicted conform with the modified phasing described in Section 4.11 Phasing, Financing, and Maintenance of Improvements.
12. Suggested Modification No. C.12
Reorganization of text for organizational purposes may occur so long as it does not change the intent of the suggested modification, the LCPA, and/or the specific plan, all as modified by the Coastal Commission via this LCPA. For example, the location of the Resource Protection section and the CC&Rs section should be relocated outside the Coastal Access section; and Section 3.4.9 Undergrounding of Utilities should be moved to Chapter 4 Utilities & Services; the Burrowing Owl Section should be moved to the relocated Resource Protection Section. Other similar reorganizations may occur.
Magnolia Tank Farm
Specific Plan Number 18 | January 2024 Draft
[This Page Left Intentionally Blank]
January 2024 Draft Page 1-1
City of Huntington Beach
Adopted by City Council Resolution No. xxxxxxx, (Adopted Date) Certified by California Coastal Commission (Certified Date)
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 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
January 2024 Draft Page 1-3
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
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
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. Sea Level Rise Vulnerability Assessment and Adaptation Plan, Anchor QEA, July 2021;
2. Assessment of Climate Change-Induced Impacts to Flooding in Southeast Huntington Beach and Adaptation Measures for Future Conditions, Q3 Consulting, February 22, 2024.
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
January 2024 Draft Page 1-5
7 Fluvial Flooding ............................................................................................................ B-4 9 Adaptation Measures ..................................................................................................B -8 Appendix C: Planning Areas Legal Descriptions
Appendix D: Plant Palette
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 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 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
January 2024 Draft Page 1-7
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
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
January 2024 Draft Page 1-9
1.1 Purpose and Intent
The purpose of the Magnolia Tank Farm Specific Plan No. 18 (hereafter, “Specific Plan”) is to guide and encourage the creation of a mixed-use community that provides visitor serving commercial uses, new residential neighborhoods, opportunities for coastal access and passive recreation and incorporates measures to protect adjacent natural resources. A specific plan is a regulatory tool used to implement the City’s General Plan and Local Coastal Program (LCP) and to direct development in a specified area. While the City’s General Plan is the primary guide for city-wide growth and development, a specific plan focuses on the distinctive characteristics of a property in the context of its surroundings by customizing the land use regulations specifically to that area, consistent with the City’s vision for the property.
The goals of the Specific Plan are as follows:
• Implement the Huntington Beach LCP and the California Coastal Act (CCA); • Provide a mix of land uses that include visitor-serving overnight accommodations with ancillary retail, a mix of residential housing types and open space;
• Ensure compatibility with surrounding land uses;
• Establish development standards and design guidelines that encourage innovative development and attractive architecture;
• Provide for-sale housing in an area where housing is in high demand; • Create a vibrant gathering place that provides visitor-serving commercial uses, including a Lodge, restaurants and retail;
• Develop visitor-serving overnight accommodations that promote ecotourism and provide opportunities for lower cost facilities;
• Provide internal and external pedestrian connectivity incorporating Magnolia Street, visitor-serving commercial areas, residential neighborhoods and areas overlooking Magnolia Marsh; • Provide appropriate coastal access adjacent to Magnolia Marsh; • Implement a passive park adjacent to Magnolia Street; • Provide diverse, high-quality residential and commercial architecture with articulated building facades to reduce mass and scale of development; and
• Provide an adaptable development designed to protect against natural hazards including seismicity, flooding, and sea level rise.
1.2 Document Organization
The Specific Plan defines a vision for the property and establishes land use regulations for the property’s future development. The Specific Plan is arranged into three Volumes: Volume I is the Specific Plan, Volume II includes the Design Guidelines, and Volume III describes how the Specific Plan is consistent with the City’s General Plan as follows:
Volume I - Specific Plan
Chapter 1: Introduction: This Chapter provides the purpose and intent of the Specific Plan, development overview, site location, and a summary of the existing conditions affecting the Specific Plan area, including existing City land use and zoning designations, as well as existing and surrounding development area land uses.
Chapter 2: Administration: This Chapter discusses the process for implementation.
Chapter 3: Zoning and Development Standards: This Chapter presents the Land Use Plan, describes the zoning, specifies the permitted and conditionally permitted uses, and establishes development standards and requirements.
Chapter 4: Infrastructure and Services: This Chapter describes the vehicular, bicycle and pedestrian circulation, public transit, infrastructure and services, and the financing and maintenance of these facilities and services.
Appendix A: Legal Description
Appendix B: Coastal Hazards: This Appendix describes the future threats of Sea Level Rise.
Volume II - Design Guidelines:
The Magnolia Tank Farm Guidelines are located in a separate document, Volume II. The Design Guidelines include landscape and architectural guidelines and other guidelines to promote high quality development.
A plant palette is also included in this Appendix.
Volume III - General Plan Consistency:
Volume III describes how the Specific Plan is consistent with all the general goals and policies of the General Plan.
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.
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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).
Site
Ontario
Chino
Corona
Newport
Beach
Dana Point
Santa
Ana
SNA
LAX
Long
Beach
Huntington
Beach
Torrance
Santa
Monica
Los
Angles
Anaheim
Cleveland
National
Forest
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Figure 1.1: Regional Location
Since 1972, the site included heavy industrial use with a fuel oil storage facility containing three aboveground, 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.
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.
Figure 1.4: Aerial Photo
Legend
Specific Plan Area
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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.
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 (DTSC). The site is projected to be remediated in 20192020.
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.
Figure 1.3: Aerial Photo Circa 1972
Legend
Specific Plan Area
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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.
Figure 1.5: Photo View Simulations of Existing and Proposed AES Power Facility Figure 1.6: Photo View Simulations of Existing and Proposed AES Power Facility Proposed Off-Site AES Facility (Looking Southwest)
Existing Off-Site AES Facility (Looking Southwest)
Key Map
1 1
1 NTS
Proposed Off-Site AES Facility (Looking Northwest)
Existing Off-Site AES Facility (Looking Northwest)
Key Map
2 2
2 NTS
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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 LCP because it contains the coastal element policies and zoning requirements that must conform with the requirementsd of by the LCP LUP and CCA.
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.
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.
Legend
Specific Plan Area
City Boundary
Coastal Zone
Figure 1.7: Huntington Beach Coastal Zones
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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.
Legend
Specific Plan Area
Open Space - Conservation (OS-C)
Open Space - Park (OS-P)
Open Space - Shore (OS-S)
Overlay Suffixes
sp
Specific Plan Overly
Public (P)
Rights-of-Way & Bridges
Residential Low Density (RL)
Residential Medium Density (RM)
Figure 1.8: Huntington Beach General Plan 2018
OS-S
P
RM-sp
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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.
Figure 1.9: Huntington Beach Zoning Map 2018
Residential Low Density (RL)
Rights-of-Way, Bridges & Channels
Specific Plan Designations (SP)
Oil Overlay (O)
FIRM Areas A & AE (FP-2)
Legend
Specific Plan Area
Coastal Conservation (CC)
Open Space - Shoreline Subdistrict (OS-S)
Industrial General (IG)
Public-Semipublic (PS)
OS-S
SP-10
NTS
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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.
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
Legend
OS-S
RM-sp
CV-sp
FAR:1.5
RM-sp
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Figure 1.10: General Plan Designation as Amended
Figure 1.11: Huntington Beach Zoning Map
as implemented by this Specific Plan
)
(
OS-S
SP-10
NTS
SP-18
Residential Low Density (RL)
Rights-of-Way, Bridges & Channels
Specific Plan Designations (SP)
Oil Overlay (O)
FIRM Areas A & AE (FP-2)
Legend
Specific Plan Area
Coastal Conservation (CC)
Open Space - Shoreline Subdistrict (OS-S)
Industrial General (IG)
Public-Semipublic (PS)
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.
January 2024 Draft
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.
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, Tthe 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.
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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 the 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 govern the 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.
3.1.1 Guiding Principles
The following planning/design principles shall influence the development of the planning areas:
• Create a successful mixed-use environment that incorporates residential neighborhoods, a hotelLodge, restaurants and ancillary retail that complement each other; • Establish a buffer between new development and sensitive wetland resources by creating a new upland habitat area adjacent to the Magnolia Marsh;
• Provide public pedestrian connections within and from outside the specific plan area to residential neighborhoods, parks and visitor-serving uses;
• Create opportunities for public access and interpretative programs adjacent to the Magnolia Marsh;
• Implement measures that promote pedestrian/vehicle safety and compatibility;
• Incorporate environmentally sustainable development and best practices that meet or exceed current standards including minimizing the use of concrete and asphalt, incorporating permeable pavement for storm water infiltration, and maximizing groundcovers rather than pavement to reduce heat reflection;
• Place public open space areas in prime locations to provide passive recreational opportunities;
• Establish a framework of landscape elements that provide visual character;
• Provide for public parking to enhance coastal access; • Incorporate public directional signages to on-site public amenities into the streetscape; and
• Develop high-quality architectural designs that respect and celebrate the coastal lifestyle and culture.
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.
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anning
R si n ial
Mars r
Mars Park
o g R ail
RM
CV
PA 3
PA 4
PA 2
PA 2C
PA 2A
PA 1
PA 2B
rm a r
Magnolia Mars
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Magnolia
Park
Legend
Specific Plan Area
PA 1 - Coastal Conservation (CC)
PA 2 - Open Space - Parks and
Recreation (OS-PR)
PA 3 - For-Sale Residential (RM)
PA 4 - Commercial Visitor (CV)
Figure 3.1: Planning Area Diagram (Updated 2023)
anning
R si n ial
Mars r
Mars Park
o g R ail
RM
CV
PA 3
PA 4
PA 2
PA 2C
PA 2A
PA 1
PA 2B
rm a r
Magnolia Mars
NTS
Magnolia
Park
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Figure 3.1: Planning Area Diagram
Legend
Specific Plan Area
PA 1 - Coastal Conservation (CC)
PA 2 - Open Space - Parks and
Recreation (OS-PR)
anning
For-Sal R si n ial
Mars r
Mars Park
o g , G s Ho s , R ail
RM
CV
PA 3
PA 4
PA 2
PA 2C
PA 2A
PA 1
PA 2B
rm a r
Magnolia Mars
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Magnolia
Park
For-Sale
PA 3 -
Residential (RM)
PA 4 - Commercial Visitor (CV)
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/
Intensity
Net
Acres
Maximum
Development
Total Open
Space Acres
PA 1 - Coastal Conservation (CC)
CC Area - 2.84 - 2.84
PA 2 - Open Space Parks & Recreation (OS-PR)
Parks - 2.9 4.0 - 2.9 4.0
PA 3 - Residential (RM)
For-Sale Residential (RM) 15 DU/Ac
18.9 17.05 250 Units -
PA 4 - Commercial Visitor (CV)
Lodge Hotel 175 215 Guest Rooms
4.3 5.09
Up to 230,000 GSF
(211,000 GSF Hotel
Lodge and Guesthouse;
19,000 Retail GSF)
-
Guesthouse1 40 Rooms
GRAND TOTAL - 29.0 - 5.7 6.84
1 A Guesthouse provides budget-oriented overnight group accommodations (e.g. families, youth sports teams and
3.4 Coastal Access
The following measures shall be incorporated into development plans to enhance public access to coastal resources pursuant to a Coastal Development Permit approved by the Planning Commission:
3.4.1 Public Trail Overlooking Magnolia Marsh
The minimum 70-foot wide Coastal Conservation (CC) area shown as PA1 on Figure 3.1: Planning Area Diagram is adjacent to the Orange County Flood Control property. When combined with the width of the flood control property landward of the flood control channel, the CC area will provide a 100 foot development setback from Huntington Beach Channel and Magnolia Marsh. The CC area will be comprised of upland native plant species designed to complement the adjacent wetlands habitat and a public trail. A minimum 24 foot-wide public trail will be provided through the CC area connecting Magnolia Street with the uses in the CV area (PA4) and with the Marsh Park. The trail will be elevated above the marsh to provide opportunities for the public to view both the marsh and the ocean.
The 24-foot-wide public trail will be designed and constructed to comply with requirements of a Fire Department non-profit organizations).
GSF = Gross square footage
Ac = Acre
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Access Lane as specified by the Huntington beach Fire Department. Refer to Figure 3.2: Coastal Access: Coastal Access.
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 adjacent 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
The owner of the Magnolia Tank Farm property will enter into an agreement with a non-profit wetlands education organization to conduct interpretive programs for the public and guests at the Lodge. The agreement will allow The Lodge owner/operator to partner with the non-profit to provide Magnolia Marsh wetlands interpretive programs for Lodge guests and the public through interpretive signage and access to docent-led tours of Magnolia Marsh.
The Lodge would provide a gathering place for hotel guests and transportation to the Huntington Beach Wetlands Conservancy Interpretive Center where current tours depart. Docent-led tours may use the existing bridge over the Huntington Beach Channel to access the marsh if feasible, as determined by the City of Huntington Beach and County of Orange in conjunction with the Huntington Beach Wetlands Conservancy, at the time a development proposal is submitted. Marsh park, located on the north side of the CV area (PA4) and adjacent to the bridge, would serve as a staging area for interpretive programs conducted by the non-profit organization. Interpretive signage designed to educate the public about sensitive wetland and upland habitats will be placed in Marsh Park to augment the organized tours conducted by the nonprofit organization.
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 outreach to disadvantaged communities to solicit participation in wetland tours and interpretive programs offered by HBWC including the following:
• Establishing relationships/partnerships between the hotel operator and non-profit organizations that provide educational/interpretive programs in disadvantaged communities with a goal of attracting people
within these communities to participate in interpretive programs at the Huntington Beach Wetlands and visit Huntington State Beach.
• Creating and distributing outreach materials targeting school districts with Title 1 schools to solicit participation in wetland education programs and community service projects offered by the HBWC. • Posting information on both the HBWC website and the hotel website notifying the public about interpretive offerings and opportunities to participate in special events such as Earth Day, Coastal Cleanup Day etc. • 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.
• Establishing relationships/partnerships with environmental organizations, in consultation with the HBWC, 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 3l, 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 longterm 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 area (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
The existing private property fronting Magnolia Street will be re-purposed to create a passive park that will be available to the public. The park will include an eight-foot wide decomposed granite trail, benches, activity nodes and native landscape. The park is designed to facilitate pedestrian access from Edison Park to Huntington State Beach. Marsh park, located on the north side of the Lodge, is designed to serve as a staging area for docent-led tours of Magnolia Marsh and the location for interpretive signage informing the public on the value of wetland resources.
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
February 2024 Draft Page 3-9
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 area 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 with unobstructed marsh views that traverses the CV area 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 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 Ssigns 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 (PA4) directing the public to the public trails and amenities on sitehead within the CC area (PA1). Interpretive signs shall be located along the public trail located near, but outside of, in the CC area.
Marsh Park shall include signage at the edge of Tthe CC area shall include signage informing the public of the need to protect habitat and the need to prohibit access for that reason. indicating where public access is allowed and where it is prohibited. 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 private open space, community walls and fences, community facilities, drainage facilities, water quality BMPs and private service utilities;
February 2024 Draft Page 3-11
• 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 either or both any of these amenities for the exclusive use of the residents or for any other reason; and • Include the approved Domestic Animal Control Plan, Pesticide Management Plan, Landscape Maintenance Agreement and the Project Information Packet described in Section 3.4.8 Resource Protection. • Guarded and/or gated entry and/or any limitation on pedestrian, vehicular, or bicycle access into the development by the public shall be prohibited.
• 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 any 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 zonePA1 including but not limited to, appropriate fencing and barrier plantings , education and signage, and identification of responsible parties . The plan shall require approval by 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. The plan shall be approved by the Community Development Department prior to homeowner/occupant distribution. 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, at a minimum, provides examples and prohibits the use of rodenticides, toxic pesticides and herbicides 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 adjuvants 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 area 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 developer 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 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 exotic invasive 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. The project applicant shall submit Any CDP application for residential or hotel development at the MTF site shall include the Information Packet to the Community Development Department with the application for the first Coastal Development Permit, 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
February 2024 Draft Page 3-13
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.
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.
Make the following changes to Table 3.2 Development Standards (below):
Change the 0 foot setback for CV building from Magnolia Park to a minimum of 10 feet from Magnolia Park.
The northern property setback in the CC zone should be n/a, not zero, as no structures are allowed in the CC zone.
Increase the required building setback from Ascon/the northern property line to a minimum of 15 feet to allow for possible future Ascon adaptation measures while retaining some backyard area for future homes along the northern property line. Add note that no 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.
Increase the setback from the CC zone to a minimum of 10 feet for CV development.
Change the setback for residential development from the CC area to n/a because no residential development will be next to the CC zone.
Increase the setback from the CV zone to front/side at private streets from zero feet to a minimum of 10 feet.
Table 3.2: Development Standards
Standard CC OS-
PR4,5 CV1 RM2,3 Additional Notes
Minimum Building Setbacks (For All Building Stories)
From Magnolia Park 0’ N/A 0’ 3’
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
setback over basic requirement.
From Northern Property
Boundary 0’ 0’ N/A 10’
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
setback over basic requirement.
From CC Area N/A 0’ 0’ 0’
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
setback over basic requirement.
Front/Side at Private Streets N/A N/A 0’
9’ Measured from back of sidewalk.
9’
At residential entry road within first
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’
1. The Lodge No hotel rooms/units shall not be converted to Limited Use Overnight Visitor Accommodations (Timeshares) and
2. No development in the CV zone shall not 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.
Table 3.2: Development Standards
Standard CC OS-
PR4,5 CV1 RM2,3 Additional Notes
Garage (for parking to be
permitted in driveway of home) N/A N/A N/A 18’
Measured from alley curb or from back of
sidewalk.
Driveways must be less than 5’ (no parking
allowed in driveway).
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’
Garage to Garage Separation in
Private Alley. N/A N/A N/A 30’
30’ from garage face to garage face, architectural
projections may encroach 3’ provided separation
meets Fire Department Standards
February 2024 Draft Page 3-15
Commercial Building Facade
Articulation N/A N/A See
Notes N/A
Building facade surfaces shall not be >70’ without
a break, recess or offset measuring >6” in depth,
or a series of offsets, projections or recesses at
intervals <40’ that vary the depth of the building
wall by a minimum of 4’
Residential Building
Facade Articulation N/A N/A N/A See
Notes
Buildings shall be articulated on all visible sides;
Building facade surfaces shall not be >40’ without
a break, recess or offset measuring >6” in depth.
10’ average setback for upper stories shall not be
required.
Projections into Setbacks (feet)
Fireplace (feet) N/A N/A N/A 2.5
Maintain a 30-inch clearance from property line Cornice, eaves & ornamental features N/A N/A N/A 3
Mechanical equipment N/A N/A See
Notes 2.5
Mechanical equipment shall be screened from
view; mechanical equipment and cabinets to
comply with a 30-inch clearance from property
line
Uncovered porches, terraces,
platforms, subterranean garages,
decks, & patios < 3.5’ in height
serving only the 1st floor
N/A N/A N/A See
Notes
At 3’ setback: encroachments must maintain a 30-
inch clearance from property line.
At 9’ setback: said architectural features may
encroach
6’ front, 3’ side, 5’ rear, 4’ street side
1. The Lodge No hotel rooms/units shall not be converted to Limited Use Overnight Visitor Accommodations (Timeshares) and
2. No development in the CV zone shall not 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.
Table 3.2: Development Standards (Continued)
Standard CC OS-
PR4,5 CV1 RM2,345 Additional Notes
Stairs, canopies, awnings &
uncovered porches > 3’ in height N/A N/A N/A 4
Maintain a 30-inch clearance from property line Bay windows N/A N/A N/A 2.5 Balconies N/A N/A N/A 3
Minimum Usable Open Space (SF)
1 . The Lodge No hotel rooms/units shall not be converted to Limited Use Overnight Visitor Accommodations (Timeshares) and 2 No development in the CV zone shall not exceed four stories above a parking garage. 2 . Senior Housing projects must comply with all standards put forth in the HBZSO. 3 . Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only. 4 . There are no minimum lot area and lot width requirements in the OS-PR zone. 5 . In the OS-PR zone, a 25’ front setback from Magnolia Street will be applied to any structure over 42” high.
Total Open Space SF/Residential
Unit N/A N/A N/A 150
Combination of private, common and shared
recreation facility
Private Residential Open
Space SF N/A N/A N/A
60 Attached dwelling units, 6’ minimum dimension;
spaces can be aggregated
100
Detached dwelling units, 8’ minimum dimension;
spaces can be aggregated. All private open space
can be on open decks on any floor.
Common Open Space SF N/A N/A N/A N/A
Minimum dimension 10’; setback areas cannot be
utilized; no window offsets required. Does not
have to be open to sky.
Recreation Facility Area N/A N/A N/A 15,000
Minimum dimension 10’, setback areas cannot be
utilized.
Other Standards
Buildings N/A N/A 1.5 FAR N/A
Residential Lot Coverage N/A N/A N/A 65%
Small lot development shall also have a 65% lot
coverage maximum. Motorcourt cluster, attached
homes, and other like condominium mapped
typologies shall have lot coverage calculated
across the entire condo mapped parcel.
Residential Lot Size N/A N/A N/A See
Notes
Individual residential lot size does not apply in
condo mapped conditions such as motorcourt
clusters or attached homes. Small lot
development shall have a minimum lot size of
3,100 SF and is not subject to an average lot size.
Minimum Residential Unit Size SF N/A N/A N/A 500
Minimum Interior Garage Size SF N/A N/A N/A 400
Side by Side garages (20x20)
Tandem garages may be 380 SF (10x38)
Minimum Site Landscaping (%) 60% 8% 8% See Chapter 232
Refuse Storage Areas N/A
See
Notes
See
Notes
See
Notes
See §230.78; when appropriate, trash and
recycling bins may be located in the garage or
side yard
Courtyards
Table 3.2: Development Standards (Continued)
Standard CC OS-
PR4,5 CV1 RM2,3 Additional Notes
Courts Opposite Walls on the
Same Site N/A N/A N/A Per CBC
Courts Opposite Interior
Property Line N/A N/A N/A Per CBC
Court Dimensions N/A N/A N/A Per CBC
Windows N/A N/A N/A
See
Notes Can be oriented to all four sides of a building
February 2024 Draft Page 3-17
Roof Decks N/A N/A N/A See
Notes
Permitted above the 35 foot building height.
Structures along Magnolia which are limited to
two stories are not allowed to have rooftop decks.
Maximum of 400 SF of roof area with solid rail
only. Roof deck trellis permitted 10’ above roof
deck floor and setback a minimum of 5 feet from
edge of roof or adjacent unit. Lattice design only,
open on 3 sides.
Roof Area (Multi-Family Buildings) N/A N/A N/A See
Notes
Multi-family buildings shall have variation in
their roof design and elevation, however, there
are no requirements for the percentage of roof
that needs to be one, two, or three-story
Walls N/A See
Notes
See
Notes
See
Notes
Employ bird-safe design techniques, including but
not limited to Bird Safety Glazing Films and or
Bird Safety fritted glass on glass surfaces greater
than 1 SF facing the marsh in the first row of
buildings/ homes and fences closest to the marsh
to minimize bird strike. Use anti-glare glass or film
and employ design elements to reduce glare onto
Magnolia Marsh.
Dormers N/A N/A N/A
See
Notes
No setback required for dormers; setback could
force unwanted design
1. The LodgeNo hotel room/units shall not be converted to Limited Use Overnight Visitor Accommodations (Timeshares).
2. and No development in the CV zone shall not 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.
Figure 3.3: Specific Plan Building Setbacks
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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, elevator shafts, mechanical equipment and architectural features (i.e. non-habitable space) may exceed the base height by up to 10 feet provided the total area exceeding the base height limit is no greater than 15% of the CV area and is setback a minimum of 40' from the CV area boundary.
In the RM area, there is a two-story and 25 foot building height maximum for structures along Magnolia Park. This two-story restriction goes from the eastern boundary of the RM area, 50’ west into the RM area. Flat roofs are permitted and there are no requirements for top plate height. Roof pitch shall be considered when designing the elevation to successfully accomplish style intent.
Building height for the Lodge shall be measured from the finished grade at the main building entry to the top of the structure. This height envelope is constant and will maintain the maximum height of any building independent of any ground level variation due to grade or road design.
Figure 3.5: Existing Magnolia Street Section
Existing
Residential
Proposed
Residential
R/W
R/W
’
75 Magnolia Park
’
100
Magnolia Street Rights-Of-Way
CL
178
’
anning
Figure 3.4: Height Limits
Legend
Specific Plan Area
35 ’ Height Limit
’ Height Limit
40 ’ Height Limit
50 Story Limit
2-
CV
RM
NTS
’
50 Figure 3.5
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 subject 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 anning
Legend
Specific Plan Area
’ Height Limit
35 ’ Height Limit
40 ’ Height Limit
50 2-
Story Limit
CV
RM
NTS
50 ’
Figure 3.5
Figure 3.4: Height Limits (Updated 2023)
February 2024 Draft Page 3-21
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.
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.
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, adjacent to and/or visible from any public areas and/or that may have impact on the OS-PR, CC and/or CV areas. 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 adjacent to the CC area 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 project 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.
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 230.26 of the HBZSO applies and requires that at least ten percent (10%) of all new residential construction shall be affordable units. As an alternative to complying with Section 230.26, the City and the Property Owner may enter into an agreement that allows provides for the payment of in lieu fees for 100% of the affordable housing obligation.
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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.
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:
o Minimum of 10% - Extremely Low Income
o Minimum of 30% - Very Low Income
o Minimum of 30% - Low Income
o The remaining 30% may be allocated to any one income category or dispersed across income categories above as determined by the affordable housing developer • A minimum of 50 percent 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 project set forth in this specific plan and shall receive final building inspection no later than the certificate of occupancy permit for the hotel.
• The common open space requirements of subdivision (O)(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.
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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 heighthigh; • AllPassive lighting will be down-lit and DarkSky Approvedthrough all hours of darkness; • Easily visible signs will may be posted stating hours of operation, access restrictions, and ownership. It will be clearly stated on appropriate signs 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.
3.10 Coastal Conservation (CC) Requirements
The Magnolia Marsh is an important environmentally sensitive habitat area adjoining the Specific Plan area. The CC zonearea is designed to create upland habitat that functions as a buffer to the Marsh. and includes a public trail and interpretative signage (C 2.6.6, C 2.7.1, C 3.2.1, C.1.26, C.7.1.3, and C7.1.4). The CC zonearea 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 combined with the OCFCD property, there is The CC zone contributes to the a 100foot wide buffer distance from between the Magnolia Marsh and inland wall
of the Huntington Beach Channel to the CV and OS-PR zones RM planning areas. Figure 3.6: Conceptual CC Area Plan and Section depict the ecosystem-based design of the upland edge of Magnolia Marsh between OCFCD property and the inland edge of the CC area in both section and plan views. A maximum 10’ wide, natural permeable trail connecting Marsh Park with the bridge over the HBFCC is allowed within the CC area. 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 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 mustshall be submitted concurrent with the any first CDP application for project 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 areas 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. 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 area; 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).
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v. As-Built Report. Provision that eight (8) weeks following completion of CC area 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 area 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 area during both the initial implementation phase as well as over the long-term at reduced frequency and intensity; performance relative to set criteria, as informed by robust sampling and statistics; triggers for adaptive management action; and reporting. Specifically:
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 area 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 conjunction 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.
viii. Reporting. Monitoring of and reporting on the CC area 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 project 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 area, 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 area, 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 area 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 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 adjustments 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 .
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 along the western edge of the CC areato 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 will remain in place.
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Additional Appropriate habitat protection fencing will be located along the boundary between the CC zonearea and the residential neighborhoods Marsh Park and the CV zone to keep prevent people and pets from entering the CC zonearea 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 CC OS/P area 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 zonearea 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.
ACCESS ROAD
Figure 3.6: Conceptual CC Area Plan and Section
EXISTING
FENCE &
24 ’ Wide Trail
CC AREA
CV AREA
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Figure 3.7: Conceptual CC Section (Section B)
CC Area Location map
Figure 3.6: Conceptual CC Section (Section A)
OCFCD
PROPERTY
A
B
C
V
OCFCD
PROPERTY
3.11 OS-PR Requirements
3.11.1 Marsh Park
Marsh Park is located in the area between the LodgeCV zone and the northern specific plan area boundary. residential area that overlooks Magnolia Marsh. A controlled access point to Magnolia Marsh is located near here.
Marsh Park provides unobstructed public views of Magnolia Marsh, public recreational activities, and preserves public view corridors to the ocean and the Marsh 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 3.810: 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 Magnolia Park improvements 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.
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.
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3.12 CV Requirements
The Lodge, Guesthouse, local -serving retail and adjacent plaza become a major focus area of the community.
Lower-cost visitor and recreational facilities shall be provided in the CV area.
Overnight Accommodations
Coastal Act Section 30213 states: “Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Development providing public recreational opportunities are preferred. The Commission shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purposes of determining eligibility for overnight room rentals in any such facilities”.
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 as lower cost overnight accommodations 215 overnight accommodation rooms (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 are listed on Table 3.2 • The market-rate rooms and lower cost rooms can be provided in separate facilities or can be integrated into a single facility.
• The Lodge can provide fewer than 175 market-rate rooms, but in no case shall less than 40 lower cost rooms be constructed in the Commercial Visitor planning area. • Each of the lower cost rooms shall contain at least two beds. • The market-rate rooms and lower cost rooms must be available for use by the public prior to the issuance of the 200th occupancy permit within the residential planning area (PA 3). • Lower cost room rates will be determined by an annual survey of all hotel/motel room rates in the Coastal Zone ten miles north and south of the project site. The lower cost room rates in the Specific Plan area shall be within the bottom thirty percent of the hotel/motel room rates in the survey. • 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, resort, 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 requirements 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 area 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.
• 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:
o 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: resort 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 justice groups, labor unions, schools, recipients of public benefits programs [by coordinating with local program administrators]). 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.
o 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.
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o 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. • 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.
3.12.21 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 the marsh views street 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 twenty four-foot wide public pedestrian trail connecting Magnolia Park and Marsh Park shall be constructed in the CV zone between the hotel and CC zone, with unobstructed views of the marsh. • At least 5% of the gross CV area shall be public open space; • At least 30% of the public open space area shall contain landscaping, including shade trees, accent trees, and other soft landscaping. Hard surfaced areas and specialty paving shall also be incorporated into the public open space design;
• A maximum of 25% 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.
February 2024 Draft Page 3-37
Marsh Park Location Map
INTERPRETIVE
SIGNAGE
AMPHITHEATER
SEATING
LOOKOUT
BIOSW ALE
SCREENING
Figure 3.7 Conceptual Marsh Park Plan
Figure 3.
7 8
Conceptual Marsh Park Plan (Updated 2023)
Legend
Open Lawn
Amphitheater
• Terraced
Bioswale
Observation Deck
• Seating
• Shade Element
• Educational Signage
Pedestrian Trail
Seating Area
Shade Grove
• Greenscreens
• Vertical Trees
1 2
3 4
5 6
7
Figure 3.9: Conceptual Plan of Marsh Park (Updated 2023)
February 2024 Draft Page 3-39
Figure 3.8: Conceptual Magnolia Park Plan and Enlargement of Gathering Area
RESIDENTIAL
RESIDENTIAL
BERMU
B
B
Figure 3.10: Conceptual Magnolia Park Plan and Enlargement of Gathering Area (Updated 2023)
February 2024 Draft Page 3-41
Figure 3.9 11: Conceptual Magnolia Park Cross Sections
Figure 3.10 12: Conceptual Magnolia Park Vignette
Section B-B
Section A-A
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, paying 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.
3.13 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 just 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.
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.
February 2024 Draft Page 3-43
•
Detached homes face street or alley • Parking for residents provided in attached garages • Automobile access via alleys
• Guest parking may be located in driveways
• Entry courtyards/private yards (with 18’ driveway depth), but not in alleys
Figure 3.134: Detached Green Court - Condo
•
February 2024 Draft Page 3-45
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
•
Figure 3.145: Detached Motorcourt 8 Units - Condo
Detached homes face street or court • Parking for residents provided in attached garages • Setbacks measured to cluster boundary
• Guest parking may be provided in designated
• Automobile access via court driveways or parking areas • Front doors on street or court
•
February 2024 Draft Page 3-47
Figure 3.156: 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, but not in alleys/drive aisles with
• Automobile access via court
24-foot width • Front doors
on street or court
•
Figure 3.167: 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
•
February 2024 Draft Page 3-49
Figure 3.178: 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
Figure 3.189: Attached Townhomes and Flats - Motorcourt - Condo Attached townhomes and flats face street or
courtyard
• Automobile access via alleys
• Parking for residents provided in attached garages
•
February 2024 Draft Page 3-51
• Guest parking provided in designated parking
areas
•
Figure 3.1920: Attached Townhomes and Flats - Condo
Attached homes face street or a courtyard • Parking for residents provided in attached garages
• Automobile access via alleys
• Guest parking provided in designated parking
• Entry with walk-up stoup and no private yard
areas
February 2024 Draft Page 3-53
3.13.2 Open Space
At least 150 square feet of open space shall be provided for each residential unit. This square footage may either be common or private open space. For purposes of this section, open space shall mean an area that is designed and intended to be used for active and passive recreation including common recreation space shared between parcels. Parking areas, access aisles, and driveways shall not qualify as usable open space.
3.13.1.1 Common Recreation Space
Common recreation space shall be provided for the residential area. This space will be shared between parcels and shall include at least three of the following:
• A clubhouse, a swimming pool, outdoor cooking facility, or other recreational amenities.
Figure 3.201: Conceptual Common Recreation Space
3.13.1.2 Pedestrian Access
Paseo connections shall be included to provide safe and convenient access between the visitor- and resident-serving uses, residential developments and the adjacent streets. Pedestrian amenities such as seating, decorative and safety lighting, planters, fountains, drinking fountains, distinctive paving, decorative tiles, public art, landscaping, and bicycle racks are permitted in paseos. The following additional elements shall be considered in a paseo:
• Pedestrian links shall be provided between buildings and public open spaces, and should be visually emphasized through the use of landscaping or trellis features, lighting, walls, and/or distinctive paving;
• Public outdoor spaces shall be a part of an interconnected pedestrian system throughout the development and adjacent land uses;
• Each paseo shall have a minimum four-foot wide ADA compliant walkway and path of travel with sufficient clear space to allow for appropriate landscaping, benches, outdoor dining opportunities (when adjacent to the Lodge, Guesthouse or local serving retail);
• Paseos shall be open to the sky;
• Incorporate at least one focal point such as an architectural structure, public art, landscape features, and low-water using water features, potted plants, arbor elements, trellises, art features or other landscape related items that would provide a focal element; • Provide safe passage by avoiding configurations that allow for concealment or blind spots hidden from public view;
• Denote paseo entrances with a combination of enhanced paving, pilasters, low walls, and/or overhead structures; • Provide lighting and low-level landscape for pedestrian visibility; and • Include directional/wayfinding signs.
February 2024 Draft Page 3-55
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 subject 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 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 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 floodway improvements.
February 2024 Draft Page 3-57
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 injury 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 injury 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 project 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 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.
3.145 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.
February 2024 Draft Page 3-59
• Advertising shall not be permitted in any public artwork.
• Placement of public art shall not interfere with public views of the marsh.
December 2019 Draft Page 4-1
4.1 Regional Circulation
Regional and interregional roadway access is provided by a system of freeways and arterial streets. The San Diego Freeway (I-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.
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.
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.
December 2019 Draft Page 4-3
Section Location Map 4.2.1 Magnolia Street
Existing Magnolia Street adjacent to the Specific Plan area is a four-lane road with public parallel parking and a contiguous on-street bicycle lane and is designated as a Primary Arterial Street with a Minor Scenic Corridor identification. Refer to Figure 4.2: Magnolia Street Section A. Magnolia Street includes the following:
• Retention of existing public on-street parking capacity; • On-street parking shall be available to the public as described in Section 3.4.5; • Retention of a four-way signalized intersection at Banning Avenue; and • A public park located adjacent to the street.
Figure 4.2: Magnolia Street Section A
4.2.2 Privately Maintained Streets Open to the Public
The backbone circulation system is a loop road that provides access to both the visitor commercial, public parks and the residential areas. Although privately owned and maintained, the interior MTF roads are open and available to the public at all times. The entry to the hotelLodge is north of the Banning Avenue intersection. The entry at Banning includes a landscaped median, a minimum five-foot curb adjacent sidewalk and a minimum of five feet of landscape on the hotelLodge side, and a minimum five-foot curb adjacent sidewalk with a minimum of four feet of landscape on the residential side. The entry radii from Magnolia Street is 35 feet and the entry radii into the drop off area is 20 feet. Refer to Figure 4.3: Lodge Entry Road Section B, Figure 4.4: Lodge Entry Road at the Lodge Drop-Off Section C and Figure 4.5:
F
E
C
G
B
D
A
(
Curb adjacent landscape for first
150
’ from Magnolia Street
)
December 2019 Draft Page 4-5
Lodge Entry Road Section D. All roads within the specific plan area shall be designed to withstand the corrosion associated with a high saline soil environment (appropriate concrete admixtures for roads).
Figure 4.3: Lodge Entry Road Section B
Figure 4.5: Lodge Entry Road Section D The residential entry road at Bermuda has a minimum eight-foot wide landscaped median with a minimum five-foot wide sidewalk on both sides with a minimum five feet of continuous landscape; refer to Figure 4.6:
Residential Entry Road Section E. The curb radius to enter the Specific Plan area from Magnolia is 35 feet.
(Curb adjacent landscape for first 150’ from Magnolia Street) Figure 4.6: Residential Entry Road Section E
Figure 4.4: Lodge Entry Road at the Lodge Drop-Off Section C
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 and anywhere in the specific plan area.
Figure 4.7: Typical Private Road Section with Parking on Both Sides Section F
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.
December 2019 Draft Page 4-7
Figure 4.8: Typical Roundabout
Figure 4.9: Typical Street Knuckle
4.2.4 Fire Access
The circulation system throughout the development will consist of a loop road and vehicular drive aisles varying in width for access to individual residential projects. The internal backbone roads will consist of a 40-foot dimension from curb to curb (with parking on both sides). There will be additional internal private drive aisles with a minimum 24-foot dimension for access to each unit. The fire access roads shall meet the California Fire Code Section 503.1.1 and City of Huntington Beach Fire Department Specification No. 401 requirements for location, width and turning radii. Refer to Figure 4.10: Typical Fire Access Cross Section at Lodge Section G and Figure 4.11: Conceptual Fire Access Exhibit for illustration.
Figure 4.10: Typical Fire Access Cross Section at Lodge Section G Move fire access road from CC zone to CV zone.
Figure 4.11: Conceptual Fire Access Exhibit
Move public trail/fire access road from CC zone to CV zone.
December 2019 Draft 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.
Figure 4.12: Typical Private Aisle Plans
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.
Figure 4.13: Typical Motorcourt Plans
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. Magnolia Park, Marsh Park and the CV zone shall each provide bicycle racks.
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 Magnolia Street bridge overf the Huntington Beach Channel will be preserved (C 2.2.1).
Pathways will provide additional off-street walkways for pedestrians typically between buildings to provide connectivity through the CV and residential areas. Pathways can be concrete, asphalt or decomposed granite.
4.3 Grading
Under existing conditions, the site is generally low lying, flat and surrounded by a series of berms which requires large stormwater pumps to drain the site. Under the proposed condition, the existing berms will be removed and the site will be raised to allow for a gravity-based storm drain system. The pad elevations of the development and grading design will also take into account future sea level rise scenarios.
Fire/emergency access shall be maintained during project construction phases in compliance with California Fire Code (CFC) Chapter 33, Fire Safety During Construction And Demolition. Discovery of additional soil contamination or underground pipelines, etc., must
December 2019 Draft Page 4-11
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.
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 treat biofilter, the 85th percentile, 24-hour storm event (Design Capture Volume) depending on site specific features and criteria.
As the Specific Plan area is subject to seawater intrusion into the underlying shallow groundwater table coupled with a thick clay layer, infiltration (or percolation) of stormwater is not feasible. Harvest and reuse is potentially feasible and will be imp lemented 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 coolin g, toilet and urinal flushing, etc.) following public health code requirements. Harvest and reuse BMPs are proposed to capture stormwater from the CV area where stormwater will be re-used for irrigation of common area landscaping throughout the entire site. Depending upon on water demands the Specific Plan area, the harvest and re -use BMPs will likely be combined with biotreatment BMPs (i.e. bioretention with under drains) to ensure the 85th percentile, 24 -hour storm event is either stored and reused or tre ated 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.
December 2019 Draft Page 4-13
A detailed Water Quality management Plan (WQMP) shall be submitted with any CDP application for the specific plan area, for the review and approval of the approval authority. The required WQMP shall infiltrate, harvest and reuse, evapotranspire, or treat, the 85th percentile, 24-hour storm event (Design Capture Volume).
Figure 4.14: Conceptual Storm Water Master Plan Move the 24’ wide public access trail/fire access road out of CC zone into the CV zone.
December 2019 Draft Page 4-15
4.5 Water
Water for domestic service and fire protection is provided to the Specific Plan area by the City of Huntington Beach. There is an existing 12-inch Asbestos Cement (AC) pipe water main in Magnolia Street, fronting the property. This 12-inch water line currently provides water and fire service to the property and can be utilized for the proposed improvements. However, the developer will be required to provide necessary improvements to existing impacted infrastructure and be responsible for its fair share of associated costs resulting from development activities as identified through the review and approval process.
The existing water pressure in the Specific Plan area is in the 70-75 pounds per square inch (PSI) range. Water pressure and fire flow tests will need to be performed to verify existing pressure and analyzed to ensure proper pressure throughout the development footprint.
The developer will generate water improvement plans that conform to City standards for approval. The public water system is proposed to be publicly maintained and an easement will be provided for access and maintenance by the City of Huntington Beach Public Works Utilities Division.
Backflow protection device locations shall be constructed per the latest Public Works Standards and approved by the Planning Division and Public Works Department.
Proposed water lines will be constructed in locations as depicted on Figure 4.15: Conceptual Domestic Water Master Plan. Final location and size of water lines and appurtenances shall be approved by the Public Works Utilities Division. Hydraulic analysis will be needed for the proposed and adjacent water system network. In addition, fire hydrant locations will be determined during review of water improvement plans. All fire hydrant spacing will comply with the requirements stated in the California Fire Code and City Specification #407.
Figure 4.15: Conceptual Domestic Water Master Plan Move the 24’ wide public trail/fire access road from CC zone to the CV zone.
*The fire hydrants locations are
for conceptual purposes only
and not the actual locations for
the developed area.
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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 offsite improvements necessary to accommodate any increased flow associated with the project.
4.7 Emergency Services
The Specific Plan area will be served by the City of Huntington Beach Fire Department. The Specific Plan complies with all fire department access requirements. The nearest Fire Station, Station 4, is located 0.3 miles from the site at 21441 Magnolia Street in Huntington Beach. Fire access roads shall comply with all codes and standards that are applicable at the time construction documents are submitted to the City.
Law enforcement services are provided by the Huntington Beach Police Department that includes one central police station and four substations; the nearest substation to the Specific Plan area is located at 204 Fifth Street in downtown Huntington Beach.
Figure 4.16: Conceptual Sewer Master Plan Move the 24’ wide public trail/fire access road from the CC zone to the CV zone.
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4.8 Utilities
The design and configuration of dry (power and communications) and wet (water, gas and sewer) utilities need to take into acc ount both project functional and aesthetic needs, particularly with respect to street landscape and view protection and enhancemen t.
These conceptual plans will guide later detailed utilities design and landscape architecture.
Southern California Edison (SCE) provides electricity to the site. There are overhead 33 kV electrical transmission lines and 12kV electrical distribution lines along the project’s Magnolia Street frontage and along the northerly boundary of the property adjacent to the ASCON landfill. Said overhead lines connect to similar lines across the OCFCD channel at the AES Generating Facility to the west of the property.
All existing overhead utility lines, including but not limited to 33kV electrical transmission lines, 12kV electrical distribution lines, cable TV lines, telecommunication lines and fiber optic lines, shall be placed underground, pursuant to the City’s Zoning and Subdivision Ordinance (ZSO 255.04.G) The existing 33 kV overhead transmission line at the ASCON boundary will be relocated and placed underground (with review and approval by the City and SCE) in the Bermuda Street right-of way extension. New vaults shall also be placed in the paved portion of the right-of-way. All of the aforementioned undergrounding shall be performed at no cost to the City.
Southern California Gas Company provides natural gas service to the site. Although not yet designed, gas regulators will be placed within common areas. However, individual gas meters will be placed on the sides of the buildings.
The cable service franchisee in the Specific plan area is currently Time Warner Cable; if permitted other cable companies may provide service. Phone service to the Specific Plan area is currently provided by Verizon. No changes are proposed to the existing cable and phone service systems.
All new and existing public and private utility lines and distribution facilities, on both the street and alley frontages, including but not limited to electric, communications, street lighting, and cable television lines, shall be installed underground, except that surface- mounted transformers, pedestal-mounted terminal boxes, meter cabinets, and other equipment appurtenant to underground facilities located on private property or installed pursuant to a franchise or other agreement are permitted above ground subject to compliance with the HBZSO.
All subsurface utilities within the specific plan area shall be designed to withstand the corrosion associated with a high saline soil environment (e.g., appropriate wrapping utility pipelines).
4.9 Solid Waste Disposal
Solid waste from the Specific Plan area is collected by Republic Services, the City’s current franchisee, and brought to the transfer station at 17121 Nichols Lane in Huntington Beach. At this waste transfer station, all waste is thoroughly sorted both mechanically and manually. Materials that cannot be salvaged for reuse are sent to the Frank R. Bowerman Landfill in Irvine. Permitted capacity for the landfill is limited to 8,500 tons per day. Trucks are diverted to one of the other two landfills in the County if the per day
capacity is reached at the Bowerman Landfill. The 725-acre facility opened in 1990 and is planned for closure in 2053, based on permitted maximum daily use.
During the construction phase, all construction will comply with the CalGreen Code through recycling and reuse of at least 65 percent of the nonhazardous construction debris from the site.
4.10 Schools
The Specific Plan area is located in two school districts, the Huntington Beach Union High School District and the Huntington Beach City School District. The nearest High School, Edison High School is located 0.3 miles north of the site. The closest Junior High is Isaac Sowers Middle School located 1.6 miles north of the site and the closest elementary school is John H. Eader Elementary School located 0.4 miles east of the site.
Applicable school fees will be paid at the time of building permit issuance.
4.11 Phasing, Financing and Maintenance of Improvements It is anticipated that Specific Plan development construction will commence in 2020 with build out occurring in 2026. Rough grading of the entire site – including water quality BMPs – will occur first. Figure 4.17 Development Phasing Plan shows the three construction phases of the Specific Plan area. The Lodgehotel, Magnolia Park, Marsh Park and the Coastal Conservation Area (including the public trail) up to the northern edge of Marsh Park are in the first phase of construction. The first phase also encompasses the residential development area closest to Magnolia Street. To ensure that the public parks and conservation zone improvements and hotel are constructed and open for public use in a timely manner, the public park improvements – Magnolia Park, Marsh Park, the Coastal Conservation zone, and the hotel 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 Lodge 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 Lodgehotel 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 Lodgehotel.
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
December 2019 Draft Page 4-21
common areas within the Specific Plan area (e.g. Coastal Conservation area, community entries, Magnolia Park etc.). Each individual neighborhood may also have a Homeowners Association (HOA) to maintain common areas within the neighborhood.
Table 4.1: Financing and Maintenance Plan
Service or Facility
Party(ies) Executing
Construction
Party(ies) Financing
Construction Party(ies) Maintaining
Common Facilities
Private Streets and
Sidewalks Master Developer Master Developer
Home Owners
Association(HOA)/Property
Owners Association (POA)
Community Walls/
Fences Master Developer Master Developer HOA/POA
Storm Drainage
Facilities Master Developer Master Developer HOA/POA
Water Facilities Master Developer Master Developer City Sewer Master Developer Master Developer City
Parks/Open Spaces Master Developer Master Developer HOA CC Area Master Developer Master Developer HOA
Non-Residential
Landscape Setbacks Builder Builder Property Owner/POA
Parking Lots Builder Builder Property Owner/POA
Walls Builder Builder Property Owner/POA
Residential
Common Area
& Landscaping
Improvements
Developer/Builder Developer/Builder HOA
Walls/Fences Developer/Builder Developer/Builder HOA
Private Front Yard
Patio Builder Builder Homeowner
Private Backyards Homeowner Homeowner Homeowner
Affordable Housing
Units Master Developer Master Developer/Builder [responsibility entity]
December 2019 Draft Page 4-23
Figure 4.17: Development Phasing Plan Modify Fig. 4.17 so that the phasing depicted conforms to the phasing described in Section 4.11
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Design Guidelines | December 2018 Draft
Volume II of III
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December 2018 Draft Page i
Prepared For City of Huntington Beach
Adopted by City Council Resolution No. xxxxxxx, (Adopted Date) Certified by California Coastal Commission (Certified Date) Page ii December 2018 Draft
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December 2018 Draft Page iii
Table of ConTenTs Volume II
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 I - Specific Plan
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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
Design
Guidelines
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5 Residential Guidelines
[move Section 5 to follow Section 4]
5.1 Landscape
The residential landscape should comply with the General Landscape Guidelines in Section 3.
Common Recreation Outdoor Kitchen
Common Recreation Open Space
Spa Area
5.1.1 Common Recreation Space
The common recreation open space facility will become the focal area of the residential neighborhoods. Below are
guidelines for this area:
• The pool decking area should include space for
lounges, outdoor furniture and entrainment areas;
• A group barbecue facility, outdoor fireplace, and
outdoor fire pit may be located within the recreation
facility area; they shall be gas fired with automatic
timers for gas shut-off. Charcoal grills and wood
burning devices are not allowed;
• Outdoor shade structures, awnings, cabanas,
umbrellas, cloth sails and other types of shade
providing elements are encouraged;
• Landscaping within the pool area shall harmonize with the surrounding streetscapes. Group higher-water using
plant material together by hydrozones and separate
them from lower water using plant material;
• Large specimen trees should be used within the open turf areas to help provide shade and screening of unwanted views;
• Accent trees should also be used at pedestrian entries and around the pool area for color and seasonal interest; • A paseo walkway system will be designed to provide
connections to residential developments;
• Natural and/or synthetic turf is permitted within the pool area; and
• Buildings included within the recreation area should
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reflect the same architectural character as the
nearest residential buildings.
• The common open space requirements of
subdivision (O)(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.
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Design
Guidelines
5.1.2 Common Open Space
Private or common open space, as well as pedestrian
connections to such spaces, should be provided to enhance the living environment and contribute to a walkable neighborhood character.
• Residents of all portions of a residential development should have safe, efficient, and convenient access
to usable open space, whether public or private, for
recreation and social activities;
• Programed open space should focus on areas that are
usable to the residents and not merely remainder parcels with marginal utility;
• Infrastructure elements such as stormwater retention
basins should be incorporated into the common open
space plan; and
• Buildings, parking areas, and common open space should be arranged to minimize the use of sound walls.
5.1.3 Residential Development Entry Drives
Easily identifiable and aesthetically pleasing entrances designed to complement the style of development should be provided.
• The principal vehicular access into a development site should be through an entry drive rather than an alley
drive. Colored, textured and/ or permeable paving
treatments at entry drives are encouraged;
• Guarded, gated or other such mechanisms are
prohibited.
• A combination of the following accent features shall be incorporated into the development entry:
• Low water using/drought-tolerant landscaping;
• Low water using water features with
recirculating systems;
• Architectural monuments;
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Enhanced paving
Entry monumentation
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Design
Guidelines
• Decorative walls; and
• Enhanced paving (colored, textured
and/or permeable).
• Development entry features should reflect the overall architectural identity or character of the development; • Entries should align with existing or planned median
openings and adjacent entry drives; and
• The number of development entries should be minimized.
5.2 Residential Architectural Guidelines
These Guidelines provide a design framework for residential buildings to convey an aesthetically interesting community identity. The Guidelines are intended to be flexible, promoting engaging streetscapes without limiting the product type or configuration of the built environment, and to allow for the greatest adaptability to market changes.
Innovative and creative design concepts are encouraged.
The following Guidelines have been written to guide builders and architects in creating architecture which is consistent with the envisioned residential village. While many examples are provided, they do not serve as an exhaustive list of design solutions.
5.2.1 Site Considerations
The following site planning guidelines should be considered for creating great placemaking.
• Orient buildings toward streets, pedestrian pathways
and/or active spaces;
• Provide pedestrian-friendly linkages to amenities
and parking;
• Arrange buildings to create a variety of outdoor spaces including intimate courtyards, paseos, urban plazas,
and/or private and common open spaces;
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• Coordinate vehicular or pedestrian connections
between parcels where appropriate; and
• Use Crime Prevention Through Environmental Design
(CPTED) features in the design of spaces such as
territorial reinforcement, strategic natural surveillance, well-lit spaces, and appropriate maintenance.
5.2.2 Privacy
Privacy is an important consideration in design. Innovative site planning and design techniques should be used to preserve privacy while promoting social opportunities.
In particular, windows of units should be located to minimize visual intrusion on neighbors’ bedroom windows. Thoughtful and innovative techniques, including landscaping, should be incorporated where appropriate to provide privacy for
residents.
5.2.3 Plotting of Building Types, Elevations & Color
Applications
The plotting of building types, elevations, and color and material palettes should avoid monotony, provide
depth and interest with a variety of design schemes, and promote visual diversity along public streets. Colors should complement the architectural style.
Multi-family Buildings
Where one multi-family building type is used along a street frontage the following is required:
• A minimum of two architectural styles (a Contemporary style can be used twice if the elevations are substantially different. Refer to 5.2 Residential Architectural
Guidelines for information about styles);
• A minimum of two color schemes; and
• Each elevation style shall have a different roof design, unless a flat roof is utilized.
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Design
Guidelines
Example of stacked massing and simple roof
lines
Single-family Buildings
Single-family neighborhoods require the following:
• A minimum of three plans;
• A minimum of three architectural styles (a Contemporary style can be used twice if the elevations are substantially different; • A minimum of three color schemes per style;
• Each elevation style shall have a different roof design, unless a flat roof is utilized; and
• Homes in clusters must have additional architectural
enhancements such as shutters, awnings, or pop-outs when the same plan is repeated along a streetscape.
5.2.4 Scale, Massing, & Articulation
Urban-styled communities are primarily defined by how the building massing frames the street to create an engaging built form and sense of place. The scale of the buildings should create visual interest and rhythm to the street. Composition of the massing, volumes, and stylized details should achieve engaging streetscapes. This may mean subtle massing offsets with a higher-level of detail, or bolder forms with more pronounced massing variation and simple to sparse details. Design building elevation treatments to convey the visual character of individual units rather than a singular building mass and volume.
5.2.5 Efficient Design
In an effort to meet the rising housing demand and affordability, efficient design is an important consideration. Homes that feature simple structural (massing and roof) forms will provide an aesthetically pleasing neighborhood while being economically feasible.
Smaller homes especially stand to benefit from a simpler, streamlined 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.
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5.2.6 Human-Scale Design
Buildings should incorporate three-dimensional massing that casts shadows and creates visual interest on the facade.
Overall design aesthetic (composition of massing, scale, material, color and detail) is more important than the level of articulation.
• Design building forms to be well-proportioned with a balanced composition of elements along the street; • Articulate building facades through the use of offset massing elements or volumes, complementary colors and/or materials, variations in building setbacks, or attractive window fenestrations; • Provide 360-degree architecture;
Highly visible corner accented
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Design
Guidelines
• Use projections, overhangs, and recesses to enhance shadow, articulation and the scale of buildings; and
• Distinguish the main building entry, if applicable, from the rest of the building, preferably as a focal point in the elevation consistent with the style of building.
• Massing offsets include one or more of the following:
• Building pop-outs and recesses (wall planes, massing features, or balconies);
• Entry vestibules or stoops;
• Bay window or corner-wrapping window;
• Prominent entry (encouraged on corner-side elevations); • Accent roof;
• Volume space creating height variation;
• Single-story element, such as a porch, balcony, or courtyard; and • Other similar features which enhance and provide massing articulation.
Use of interlocking volumes with massing changes & use of window design & balcony details creates variation along the streetscape.
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5.2.7 Building Heights
Variations to building heights have a large impact on the mass, scale, and design of the community.
• Visually step the building height in at least one location by a minimum of two feet when a building exceeds 190 feet in length; • Include one or more of the following parapet detail treatments, if applicable:
• Pre-cast or simulated pre-cast elements;
• Contiguous banding or projecting cornice;
• Caps; and
• Combination of treatments.
5.2.8 Private Alley Treatments
The use of private alleys has evolved from a purely functional space to a space that has become an active pedestrian area with front doors and/or garage access. Locate and design garages so that they do not dominate the private street frontage. Design of these spaces should create a pleasant experience for residents. At least three of the following shall be implemented along an alley:
• Massing offsets (layered wall planes, recesses or cantilevers) of at least one-foot;
• Window trim, colors, and selected details from the front elevation; • Rear privacy walls and pedestrian gates;
• Enhanced garage door patterns and/or finishes;
• Planting areas between garage doors;
• Garage doors using color and/or design elements; and
• Enhanced paving in areas where alleys intersect with paseos.
Upgraded garage doors, recessed garage doors
and planting and enhance paving the private
alley experience
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Design
Guidelines
5.2.9 Architectural Detailing
Architectural detailing of building facades is a key feature of quality design. Special attention is required in the treatment of entries (doors, vestibules, porches or courtyards) using enhanced trim or details to emphasize these as primary focal points. Articulated or unique window treatments can further enhance wall surfaces. Roof awnings can provide shade and contribute to the character of the neighborhood.
• Design secondary elevations of building types that have no rear elevation (such as wrap or podium buildings) in a way that complements the architectural vernacular of its surroundings; • Design all building elements, such as materials and color, detail elements (porches, balconies, courtyards, awnings and surface treatments) and functional elements (garage door lights, exterior stairs, guardrails, gutters, downspouts, screen walls, electrical enclosures, or similar features) consistent with the architectural vernacular of the building; and • Design all accessory structures (including detached garages) to be compatible in design, materials, and color with the primary building(s).
Accentuated corner
treatment
Prominent vertical
building feature
Variation in building height Windows stack
vertically
Plan 3 Plan 1 Plan 2 Plan 2 Plan 1 Plan 3
Change of material reinforces
horizontal plane
Figure 15: Massing and Articulation Diagram
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5.2.10 Entries
Front entry doors and entries should:
• Be oriented toward a street, pathway, auto court, alley or gathering space;
• Provide a focal point for each residential unit or the building as a whole; and
• Be protected with overhangs, recesses,
porches, awnings, trellises or other appropriate
architectural elements.
5.2.11 Windows
Windows play an important role in the exterior architectural character of the building. Windows can provide a high level of architectural enrichment. Size and shape shall be
considered to assure a balanced relationship with the
surrounding roof and walls. Where possible, coordinate
windows vertically and horizontally.
• Avoid horizontally proportioned bathroom windows.
Recessed entry door
Awning above entry door
Windows enhance the architectural character of the building
Avoid horizontal windows
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Design
Guidelines
5.2.12 Materials
Construct buildings using quality materials to create a character and long-term value:
• Incorporate a variety of materials and textures;
• Use a heat reflecting surface color palette and building materials; • Limit heavier building materials, such as brick, stone, tile, and pre- cast concrete to the ground level to form the building base and convey a sense of balanced construction;
• Use durable, quality materials designed to appear as an integral part of the design;
• Change materials only at inside corners of walls or other meaningful locations where architecture elements intersect; and • Wrap ground-level materials on columns and posts in their entirety.
Material wrapping diagram
Example of siding terminating at an inside
corner
Style-appropriate windows; heavier base
material
Appropriate use of materials reinforces
contemporary design theme
Note: Figure not to scale.
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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.
• 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.
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Exterior lighting complementary to the architectural style
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5.2.14 Functional Elements
• Screen ground-mounted equipment and meters;
• Screen air conditioning units by parapets, walls or landscaping a minimum of six inches taller than the equipment and located away from project amenities; and
• Paint mechanical devices such as exhaust fans, vents, pipes, gutters and downspouts to match or complement adjacent surface.
5.2.19 Trash Enclosures
Locate space for trash bins within the garage if possible. Where outdoor trash bins are proposed design trash enclosures as follows:
• Incorporate roof structures to screen the refuse storage areas that can be overlooked from above; and
• Use finish materials and details compatible with the surrounding architecture; gates should be solid (not transparent).
• All trash enclosures shall drain to the sanitary sewer system only.
Trash enclosures should reflect architectural styles
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5.3 Architectural Styles
5.3.1 Contemporary & Abstract Styles
“Contemporary” and “abstract” styles accommodate the beach setting of the Specific Plan area. These styles are well-suited for residential buildings in mixed-use neighborhoods that blend visitor- serving uses with housing. The contemporary and abstract styles work well with each other and provide variety for the neighborhood.
Contemporary styles include simple, unadorned geometric forms detailed with materials, massing, details and color. The styles emphasize interlocking shapes and forms with a collage of materials and colors.
Architectural elements such as awnings, balconies, bays and trellises can be appended to the volumes, allowing indoor/outdoor spaces to be created. Vertical and horizontal elements can provide interest to the residential structures. The roofs may be flat with parapets, sloped or a combination of both.
Abstract styles are based on historically derived forms, materials and details that thematically express a particular transformed traditional style. These styles focus on character-defining elements but allow for the integration of modern materials, colors and artistic interpretation to generate a more progressive, yet recognizable, expression of a traditional architectural style. Adapted elevations can incorporate new, modern or progressive forms, details and materials in the modern context of architecture. Architectural liberties are taken in interpretation and design to create an identifiable style that is no t strictly historical.
In addition to the Contemporary style, Abstract Traditional, Abstract Seaside, Abstract Craftsman and Abstract Spanish are allowed in the Specific Plan area.
Abstract Spanish design example
Abstract Seaside design example
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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
Components
• Parapet OR shallow-pitched roof OR Simple
unadorned parapet walls
• Organic OR
• Non-orthogonal shaped
roof
Roof
Materials
• Consistent with overall design, as applicable
Roof Colors • Consistent with overall design, as applicable Architectural
Components
• Simple box-like massing form
• Signature form, detail OR feature
• Vertical/horizontal
elements
Wall
Materials
• Fine to medium stucco finish (16/20 OR 20/30)
• Masonry accents
• Cut stone accents
• Fiber cement siding accents
• Metal accents
Wall Colors • Light to medium value, warm hues
Trim &
Details
• Minimal ornamentation
• Rustic-style hardware is prohibited
• Simulated wood accents
• Metal pipe balcony railings
Trim Colors • Warm OR cool, earthy hues in medium to dark values OR contemporary colors
Windows
• Vertically proportioned windows OR
ganged windows
• Square OR horizontal
rectangle window accents
• Awnings
Doors
• Contemporary entry doors
• Simple horizontal simulated wood garage doors
(no panels)
• Glass entry doors
• Obscured glass panel
garage doors
Accent
Colors
• Muted shades, medium to dark in value, in warm OR cool colors OR contemporary colors
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Figure 16: Contemporary Elevation Examples
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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
Components
• Parapet OR front facing gables OR shed roofs;
steeper pitches where applicable
• Dormers
• Gable end details
Roof
Materials
• Consistent with overall design, as
applicable
• Metal roof accents
Roof Colors • Consistent with overall design, as applicable Architectural
Components
• Porch OR covered entries
• Awnings
Wall
Materials
• Medium sand float stucco finish (16/20)
• Board & batt accents
• Stone OR brick accents
• Limited horizontal siding accents
Wall Colors • Light to medium values
Trim &
Details
• Limited ornamentation
• Simulated horizontal OR vertical
wood railings
• Shutters
• Fully trimmed windows
• Paired wood posts at porches
• Simple posts with banded base
Trim Colors • Light values
Windows • Vertical windows • Square window accents
Doors
• Paneled front entry doors
• Paneled OR planked garage doors
• Glass front entry doors
• Glass garage doors
• Integral door/side lite system
Accent Colors • Muted shades of blue, green, gray & red in medium to medium dark value December 2018 Draft Page 25
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Figure 17: Abstract Traditional Elevation Examples
Courtesy of: Looney Ricks Kiss Courtesy of: John Marshall Custom Homes
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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
Roof
Components
• Parapet OR shallow pitched roof
• Front facing gables, hip OR shed roofs
• Dormers
• Gable end details
• Flat concrete tile accents
• Hip roof accent tower
Roof
Materials
• Consistent with overall design as
application
• Metal roof accents
• Composition shingle/flat tile roof
Roof Colors • Consistent with overall design as application Architectural
Components
• Simple two- and three-story massing
• Porch OR covered entries
• Awnings
Wall
Materials
• Medium sand float stucco finish (16/20)
• Board & batt accents
• Stone OR masonry accents
• Limited horizontal siding accents
• Shingle accents
Wall Colors • Light to medium values
Trim &
Details
• Limited traditional ornamentation
elements
• Simulated wood railings
• Shutters
• Fully trimmed windows
• Paired wood posts at porches
• Simple posts with banded base
• Railing detail variation
• Bermuda shutters
Trim Colors • Light values
Windows
• Vertical windows
• Ganged windows
• Square window accents
• Divided lights
Doors
• Paneled front entry doors
• Paneled OR planked garage doors
• Glass front entry doors
• Glass garage doors
• Integral door/side lite system
Accent Colors • Light to medium values
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Figure 18: Abstract Seaside Elevation Examples
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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 overhangi ng 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 effec t is the creation of a natural, warm and livable home of artful and expressive character.
Elements Standards Enhancements
Roof
Components
• Side-to-side gable with cross gables OR combination hip and gable forms OR flat roof with parapet walls
• Lower roof pitches
• Exposed rafter tails at prominent locations
• Bargeboard and rafter tails at gable ends, where used
• Extended eaves at accent features
• Shaped rafter tails preferred
• Outlookers and brackets
Roof Materials • Flat, shake concrete tile OR asphalt shingles Roof Colors • Medium to dark value browns, greens and earthy red hues Architectural
Components • Porch OR covered entry OR defined entry • Heavy “timber” columns • Post & beams
Wall Materials • Medium sand float stucco finish (16/20) • Horizontal siding
• Shingle siding OR board & batten OR brick
OR stone accents
Wall Colors • Medium light to medium dark value earth-related tones of brown, rust, olive green and ochre
Trim & Details
• Appropriately sized columns (where used)
• Gable end details
• Tapered OR double-post porch
columns on brick OR stone piers
• Shutters
• Pot shelves
Trim Colors • Toned whites in light to medium light value range and brown shades in medium to dark value range
Windows
• Vertically proportioned windows
• Window grids
• Fully trimmed windows
• Grouped windows with continuous head
trim
• Vertical windows at first floor
• Horizontal windows at 2nd floor along belt
course
Doors • Paneled front entry doors
• Paneled garage doors
• Front entry wood and glass doors
• Garage doors with windows
Accent Colors • Earthy, warm hues, medium to dark value, including green, rust and burgundy tones December 2018 Draft Page 29
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Figure 19: Abstract Craftsman Elevation Examples
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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
Roof
Components
• Clean, uncomplicated roof solutions
• Shallow-roof pitches OR flat roofs with
parapets
• No rafter tails
Roof
Materials
• Built-up flat roofs
• Concrete “S” tile OR standing
seam metal roofs
• Accent mansards
Roof Colors • Where visible hues of terra cotta OR other natural clay colors
Architectural
Components
• Simple geometric forms
• Secondary massing elements
• Horizontal massing with vertical elements
• Balconies OR verandas
Wall
Materials
• Medium sand float stucco finish (16/20)
• Stone OR siding accents
Wall Colors • Toned whites & light to medium light value warm colors
Trim &
Details
• Trim only at feature windows
• Well-placed & proportional
entry light fixtures
• Wrought iron
Trim Colors • Medium dark value browns reminiscent of stained wood
Windows
• Vertically proportioned OR
ganged windows
• Divided lights
• Horizontal trim bands above OR
below windows
Doors
• Glass OR horizontal paneled front entry doors
without a porch
• Arched entry stoop
• Horizontal paneled garage
doors
Accent Colors • Clear to muted blues, greens, rust & burgundy in medium to dark value range OR dark browns
December 2018 Draft Page 31
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Figure 20: Abstract Spanish Elevation Examples
Courtesy of: Jerry Kurjian Courtesy of: Freebase.com
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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 enviro nment 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 Marsh Park, Magnolia Park and internal paseos and streetscape. This will be accomplished throughout the site using both canopy and vertical accent trees as appropriate, and through low-water using and Magnolia
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drought-tolerant plant materials, while keeping the use of turf to a minimum. Landscape design will incorporate feasible low impact development (LID) design features such as bioretention with under drains and specialized soil amendments for stormwater harvest and reuse. Additionally, landscape design shall implement heat reflecting surface color palettes and paving materials to further apply best practices.
3.1 Coastal Conservation (CC) Zone
The intent of the CC zone is to support the habitat value of Magnolia Marsh and the adjacent 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 zone has varied topography and dense native coastal sage scrub vegetation, a passive trail and observation blinds. Using a dynamic solution instead of a fixed or hardscape approach allows opportunities to simultaneously strengthen the site, to best protect and magnify the habitat qualities of the Magnolia Marsh. In addition, the MTF site’s proximity to Magnolia Marsh also and 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.
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Figure 1: Conceptual CC Zone Landscape Vignette
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December 2018 Draft Page 3
3.1.1 DesignHardscape Elements
Hardscape will consist of an informal meandering trail. No paths are proposed within the CC area upstream of the Marsh Park. The path will be located at least 20 feet from the property boundary except for the access point to the channel bridge.
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 plants, and vegetation
management, all consistent with the Habitat Management Plan described and required in Chapter 3 of Volume 1 of 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 and observation blinds will be placed in limited areas in Marsh Park, near but outside the CC zone to provide compatible educational and wetlands observation opportunities and sun shelter.
Lighting will be restricted to low-voltage/wattage along the pedestrian trail to provide for public safety.
CC Zone
Replace this Figure w/ one that shows the CC zone as currently offered by the City and developer, w/out trail & wall Figure 2: CC Zone Section Fence
&
OS-PR ZOne
CC ZOne
30’
24’ Wide TRail
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Figure 3: CC Conceptual Landscape Design Plan
Replace Figs 1, 2 and 3 to remove trail & wall from CC zone
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Marsh Park
3.2 Open Space Parks and Recreation (OS-PR) Zone
3.2.1 Marsh Park
Marsh Park extends from the CV zone to the northern property line and is adjacent to the CC zone. The ecologically-based design concept for Marsh Park serves as a view corridor and connection to provides unobstructed public views of Magnolia Marsh.
Education,
passive recreation, a shade grove and a staging point for Magnolia Marsh HBWC docent led tours are also provided. Marsh Park further provides interpretive signage, benches, trails, tot lot, minimum 10 foot wide meandering pedestrian trail, boardwalk crossings, secondary decomposed granite paths, 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 zone’s Habitat Management Plan. Marsh Park’s design is intended to draws on the natural forms of the marsh. The design concept includes pathways and gathering areas which together create a feeling of connection to Magnolia Marsh. The Park also provides logical separation between the Coastal Conservation zone Lodge and the adjacent MTF residential developmentneighborhood. The Park is lined by screening trees, a bioswale and meadow-like planting. The Park
design features will be compatible with the CC zone Habitat Management Plan and habitat buffer function landscape design for water quality and drainage,
lighting, and acoustics and access. All lighting shall be down-directed, DarkSky 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 CC zone and Marsh Parkoverlook from Magnolia Street. A public parking lot, with a minimum of 8 parking spaces, is located adjacent to Marsh Park.
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Figure 4: Marsh Park Concept Plan
Replace this Figure with one that depicts
the entire extent of Marsh Park as
currently offered by developer and City.
Also replace inset on preceding page.
Legend
Open Lawn Amphitheater
• Terraced
Bioswale
Observation Deck
• Seating
• Shade Element
• Edu Signage
Pedestrian Trail
Seating Area
Shade Grove
• Greenscreens
• Vertical Trees
INTERPRETIVE
SIGNAGE
BIOSWALE
AMPHITHEATER
SCREENING
SEATING
LOOKOUT
ACCESS ROAD
HUNTINGTON BEACH CHANNEL
P/L
1 2
3 4
5 6
7 BRIDGE
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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 coastal sage scrub plant community in the CC Zone. The Magnolia Park design includes water- and energy-conservation measures
through waterwise plant selection and efficient irrigation systems. The landscape will include dominant plant
species such as Coast Live Oak and Sycamore and
understory plant materials such as native grasses and
coastal adapted species typically associated with this plant community. Tree and plant species for the Magnolia Park area should be selected from the Dry Riparian Woodland
Plant Palette in Appendix A. Ornamental turf areas will be limited to only that needed for gathering spaces
programmed in the Magnolia Park.
Magnolia Park is 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.
Figure 5: Conceptual Cross Section of Magnolia Park
8’
Sidewalk
8’
Path
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Figure 6: Conceptual Magnolia Park Vignette
A public community gathering space is located adjacent to 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, DarkSky 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
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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 signage shall be included in the Walls and Fencing Plan described and required in Volume 1 of this specific plan. The entries shall be free of gates or guards or any element(s) that would have the effect of deterring or discouraging public access, and shall be open and welcoming to the general public. All lighting shall be down-directed, DarkSky Approved, 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.
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Magnolia Park Planting Framework Magnolia Park Concept
LOW WATER
UNDERSTORY
SUCCULENT
GARDENS
ORNAMENTAL
GRASSES
COASTAL ADAPTED
PLANTING
RIPARIAN WOODLAND
OVERSTORY
Figure 7: Magnolia Park Concept Plan
RESIDENTIAL
BERMUDA
RESIDENTIAL
RESIDENTIAL
BERMUDA
RESIDENTIAL
NTS
MAGNOLIA STREET
MAGNOLIA STREET
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3.4 Streetscape
Existing Magnolia Street travel lanes are separated by a landscape median extending to Bermuda Drive.
The median contains a variety of mature trees including New Zealand Christmas Trees and Brisbane Box.
On the opposite side of the street, there are existing Crape Myrtle trees located in sidewalk planters.
In order to maintain the informal look of the existing beach community, the interior streetscape adjacent to Magnolia Street will consist of groves of both canopy and vertical accent trees that are irregularly spaced along the length of the curb adjacent sidewalk. These trees will comply with the City’s approved street tree list as well as being consistent with the overall low-water use and drought- tolerant planting concept.
The primary entry street at Banning Avenue will consist of enhanced paving materials such as interlocking pavers, stone, brick, and or enhanced colored concrete. Curb-adjacent sidewalks will be provided on both sides of the street to allow for pedestrian traffic through the site and will extend from Magnolia Street to the roundabout at Marsh Park. The planting on the sides of the road shall consist of both tall vertical trees and canopy trees that are planted in large pots or above ground planters. The shrub plantings will be a layered design with the larger and taller plant material away from the street and the smaller shrubs and ground covers planted adjacent to the street. The plant palette will reflect the seashore environment utilizing low-water use plantings.
The median islands at the Lodge entry as shown on Figure 8: Primary Entry of Lodge Cross Section (Section A) and Figure 9: Private Street in Front of Lodge Cross Section (Section B) consists of both tall vertical trees alternating with canopy trees. The shrub material shall be massed appropriately using various types of low shrubs and ground
covers. Rocks, boulders and stones may
be used as a design element. Turf is not permitted
in the medians.
The roundabout area adjacent to Marsh Park
will include a minimum of one 60-inch box tree or
larger as a focal element, with enhanced paving
around the street edge and flowering plant
material and special up-lighting.
The interior streetscapes will complement the
architecture, frame buildings and provide canopy
trees. Canopy trees allow sunlight during the winter
and shade during the summer, minimizing
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the heat island effect. Additionally, the interior streetscapes will include low-water use plant material. Refer to Figure 10: Typical Residential Private Street Cross Section (Section C).
Decorative, down-directed, DarkSky Approved street lights, small masonry pilasters with pots and accent plantings and other types of street furnishings that provide an upscale aesthetic appearance will be provided.
Section Locations
Figure 8: Primary Entry of Lodge Cross Section (Section A)
Figure 9: Private Street in Front of Lodge Cross Section (Section B) C
A
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Figure 10: Typical Residential Private Street Cross Section (Section C) Magno
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3.4.1 Street Furniture Design and Placement
The following should be considered in selecting street furniture:
• Benches should be placed facing the street;
• Design and colors should respond to architectural character of adjacent development in the area;
• Artistic and aesthetic elements may be incorporated into the street furniture design as part of a streetscape effort to enhance the urban environment;
• Trash receptacles should be designed compatible with other bus stop components and with removable plastic liner with a 35-gallon minimum capacity;
• Avoid installing trash receptacles with design features that permit liquids to pool or remain near the receptacle as this can attract insects;
• If possible, install trash receptacles in shaded areas a minimum of 3 feet from a bench. When installed in areas that receive direct sunlight most of the day, the heat may cause foul odors to develop;
• Both benches and trash receptacles should be anchored to prevent unauthorized movement;
• Materials, coatings, and surfaces should be graffiti resistant.
Furniture should be readily replaceable;
• Benches should be placed on the back side of sidewalk a minimum of six to nine feet from the bus sign post, to allow pedestrians to move past people sitting on the bench; and • Seating areas should be well shaded, if possible, either using shade trees preferably planted at the back of the sidewalk.
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December 2018 Draft Page 15
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;
• Provide ample waiting space around shelter; and
• Appropriate drainage.
3.5 Pedestrian Access
Pedestrian connections are an important part of design and will be guided by the following:
• Provide easily identifiable pedestrian access from the street and/or sidewalk to key areas within the site. The on-site pedestrian circulation system should be directly connected to off-site public sidewalks;
• Meandering paths are preferred over long straight path alignments. Maintain visual access of the path through
lighting and low landscaping; and
• Paths made from permeable materials, such as decomposed granite, can create a more park-like setting and allow for incidental stormwater percolation.
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3.6 Walls and Fences
While walls and fences are a functional part of the development, these elements should add visual interest and prove to be an enhanced site feature.
• Materials such as concrete masonry units (CMU) in combination with stucco, stone, brick and other types of veneers along with tubular steel fencing should be used for walls and fences; • Walls and fences should be designed to complement the overall architectural style of the community to which the wall or fence is attached utilizing similar building materials. Walls should have a masonry cap material that is concrete, stone or brick. Tubular steel fences are allowed and are to be constructed to meet or exceed industry standards and painted with a rust proof material;
• Natural colors that are consistent with the architectural theme are encouraged; and • Both sides of all visible perimeter walls or fences should be architecturally treated. Walls should be finished and designed to complement the surrounding development. Long expanses of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided where appropriate. These pockets should be large enough to allow for layering of plant material as well as to allow for growth of any tree material at maturity. • All walls and fences shall be included in the Walls and Fencing Plan required in Volume 1 of this specific plan.
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3.7 Signage
Signs and monumentation within the Specific Plan area will provide wayfinding, identity and reinforce the design of the community.
These Guidelines establish a coordinated signage program to achieve a unified and cohesive overall appearance. Signage discouraging public entry onto the site or use of the on-site public amenities is prohibited. Signage promoting private elements shall not be placed within public parks, trails, or sidewalks. All signs and monumentation shall be included in the Signage Plan required in Volume 1 of this specific plan.
3.7.1 General Guidelines
• Selected sign colors and materials should contribute to legibility and design integrity;
• Signs should be clearly legible for universal accessibility. They should meet or exceed ADA standards for type size, type style, color contrast, messaging and heights;
• Typefaces used on identity signs should be easy-to-read fonts.
Consideration must be given to colors and materials of the surrounding support walls;
• Signs should use a brief message. A sign with a succinct message is simpler and faster to read, looks cleaner and is more attractive; and
• Sign conduits, transformers, junction boxes, etc. shall be concealed from view.
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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 possible to provide a frame proportional to the sign,
a single support may be provided as long as the support is proportional to the sign face in size and shape;
• A consistent color scheme should be used on all exterior signs that is compatible with all other signs on the parcel; and • Signs should be constructed of permanent/durable exterior sign materials.
Pylon Sign
Wall Sign
Projecting Sign
3.7.3 Wall and Projecting Sign Guidelines
• Locate signs as close to the building entrance as possible, where feasible;
• 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.
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3.7.4 Pageantry
Pageantry includes flags, banners, cylinder kiosks, canopies, lights, directories, ground-mounted graphics, flower pots or other similar, temporary or permanent (but changeable) elements. The intent is to allow regular changes to the pageantry elements in terms of color, design and other visual content so the pageantry signage will always look current. Pageantry may be located within the right-of- way, within setbacks or on private property. Pageantry may be used to feature on- site tenants or programming.
• Paper, cardboard, styrofoam, stickers and decals are not acceptable forms of pageantry (directories and kiosks excepted); • Pageantry shall not include flashing, flickering, rotating or moving lights 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 recessed, framed, or otherwise treated to avoid a flat appearance of the sign face.
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Pagentry and Directional Sign Examples
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Directional Signs and Wayfinding Program
• A wayfinding program detailed with the placement and
location of directional signs shall be developed;
• Vehicular directional signs should be located at major vehicular intersections and at strategic locations to also act as identity markers for pedestrians;
• The placement of directional signs must maintain sight lines; and
• Pedestrian directional signs are highly encouraged in areas of high pedestrian activity.
Directional Sign Examples
4 Commercial Visitor Design Guidelines
[Universal replacement: replace the terms Lodge, Resort, and Guest House with hotel.] 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 immediate vicinity.
The Plaza is the centerpiece of the visitor-serving area. This gathering space will provide common area for visitors, residents and hotel guests to enjoy hotelLodge activities and social interaction. Its character and
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activities relate to the culinary-oriented retail and services in the adjacent first floor buildings and the hotelLodge terrace, and becomes part of the open space/park system for the community.
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By taking design cues and lessons from some of the world’s greatest local gathering places and adapting them to the Huntington Beach culture, context and 21st century life, the Plaza is intended to be a unique place that is intimate, relaxed, warm and inviting to visitors and residents. It is planned to be a space that is flexible with potential uses such as a farmers’ market. This most active area of the community is located on the inland side of the Lodge hotel reducing impacts to adjacent uses. The adjacent street is integrated into the design and function of the Plaza with features that assure vehicular and pedestrian safety, with pedestrian circulation design taking priority over vehicles.
Figure 11: CV Plaza
The hotelLodge recreation area is located adjacent to the CC zone and the seaward -facing building façade. This area will contain the 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 hotelLodge recreation area event area is designed to accommodate low-key Lodge 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 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 characteristics into
the grounds while providing panoramic views of the marsh and ocean beyond. Refer to Figure 12: CV Recreation Area Concept.
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Figure 12: CV Recreation Area Concept
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The Lodge hotel is a key element of the Magnolia Tank Farm Specific Plan area as a venue with special views over the Magnolia Marsh to Huntington Beach State Park. The Lodge hotel allows visitors and residents access to panoramic views from the elevated terraces overlooking the Magnolia Marsh. The ground level includes most of the Lodge hotel public spaces, food and beverage services and other amenities that expand out on both sides of the Lodgehotel. As a catalyst for the community, it promotes and supports a local Huntington Beach lifestyle with dining organized by a plaza space with easy circulation and pedestrian comfort.
Private patio Second floor suite
Open air covered walkway Special meeting facilities and pool
Pool environment Lodge food and beverage inspiration
Figure 13: Lodge Character Imagery
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Figure 14: Guesthouse Character Imagery
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.
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Wall plane variation
4.2 Service and Loading Areas
Service and loading areas should be located and designed for convenient access and to minimize circulation conflicts. These critical functional elements should not detract from the public viewshed area or create a nuisance for adjacent property owners or vehicle traffic. • Loading areas should be located in the rear of a site, where feasible;
• Loading and delivery facilities should be screened with mature vegetation;
• The location of the service and loading areas should consider noise impacts to adjacent properties, which may necessitate enclosing the service or loading area; and
• The location of service and loading areas shall not have negative impacts on vehicular access, including not blocking alleys or residential parking areas.
4.3 Building Design
4.3.1 Massing
• Desirable massing includes:
• Variation in the wall plane (projecting and recessing elements); and
• 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
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• Maximize architectural interest in walls by:
• Adding window openings and/or entrances and other
relief,
• Providing recessed glazing and storefronts,
• Changing color and texture along the wall surface,
• Adding trims, projections, and reveals along different wall surfaces, and
• Articulating the building facade by varying juxtaposition of building elements.
4.3.2 Scale
Scale is the proportion of one object to another. “Human” or “intimate” scale incorporates building and landscape elements that are modest in size. The individual components of the building also have a relationship to each other and the building as a whole, which creates the overall scale of the building.
• Building facades should be detailed to make the structure appear smaller in scale. Building scale can be reduced by articulating the separate floor levels with horizontal bands or by increasing the level of detail on the structure at the street level;
• Architectural details and materials on lower walls that relate to human scale should be utilized; examples include trellises, roof overhangs, wall materials, fixtures, and other details; • Windows and storefront distribution and shape can
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.
Maximize architectural
interest
Open air covered walkway
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4.3.3 Continuity
Continuity among individual buildings in the area contributes to community identity, levels of pedestrian activity, and economic vitality. Design solutions should take into account the physical scale of the area and adjacent buildings.
4.3.4 Rhythm
Rhythm describes the relationship of building components, as well as the relationship of individual buildings, one to another. Rhythms should be more complex than simply the repetition of one or more architectural details.
4.3.5 Articulation
Full articulation, 360-degree architecture, including variation in massing, roof forms, and wall planes, should be incorporated in the building design.
• The highest level of articulation should occur on the front facade and facades visible from public streets. However, similar and complementary massing, materials, and details should be incorporated into side and rear facades;
• Architectural elements such as windows, overhangs, trellises, arcades, projections, awnings, insets, materials, textures, and colors should be incorporated into every building facade. Blank walls should be avoided;
• Details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas should be used to create shadow patterns and depth on the wall surfaces;
Intimately-scaled building and landscape elements
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• Storefronts should convey an open, inviting
appearance. Well-designed storefronts, including
windows, doors, wall composition, colors, and
materials should be used to create a sense of entry
and pedestrian scale;
• Storefronts should include a minimum of 60-
percent glass;
• Balconies are encouraged and can create
opportunities for community interaction;
• Balconies can be designed as deep insets on the
building form or as projections from the building;
• Restaurants and cafes should provide outdoor seating. • Architecturally compatible lighting should be
provided between buildings to ensure security; and
• Accent materials should be used to highlight building features and provide visual interest. Accent materials
may include any of the following:
• Wood,
• Glass,
• Concrete,
• Stone,
• Plaster (smooth or textured),
• Painted metal, and
• Architectural screens.
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.
Solar panels visible to adjacent area
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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 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
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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.
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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.
4.3.11 Lighting
All lighting shall be down-directed and DarkSky 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.
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Roof line changes and organic monumentation
December 2018 Draft Page A-1
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
Abronia maritima Red Sand Verbena
Abronia umbellata Beach Sand Verbena
Acmispon glaber Deerweed
Adenostoma fasciculatum Chamise
Agave shawii Shaw’s Agave
Amsinckia spectabili Woolly Breeches
Arctostaphylos ‘Austin Griffiths’ Manzanita Artemisia
californica California Sagebrush
Asclepias fascicularis Narrowleaf Milkweed
Asclepias tuberosa Milkweed
Atriplex californica California Saltbush
Baccharis pilularis ‘Pigeon Point’ Dwarf Coyore Brush
Baccharis sarothroides ‘Starn’ Trailing Desert Broom
Bergerocactus emoryi Snake Cactus
Carex pansa Dune Sedge
Ceanothus ‘Yankee Point’ Carmel Mountain Lilac
Corethrogyn filaginifolia Sandaster
Croton californicus California Croton
Cylindropuntia prolifera Coastal Cholla
Dudleya caespitosa Sand Lettuce
Encelia californica California Brittlebush
Eriogonum fasciculatum California buckwheat
Erysimum capitatum Sanddune Wallflower
Isocoma menziesii Menzie’s Goldenbush
Isomeris arborea California Cleome
Lessingia ‘Silver Carpet’ Silver Carpet Beach Aster
Lotus scoparius Common Deerweed
Lupinus chamissonis Chamisso Bush Lupine
Mimulus aurantiacus Monkey Flower
Opuntia spp. Prickly Pear Cactus
Phacelia ramosissima Branching Pachelia
Rhus integrifolia Lemonade Sumac
Ribes speciosum Gooseberry
Salvia apiana White Sage
Salvia leuophylla Gray Sage
Magnolia
AppenDix A: plAnt pAlette
Shrubs
Botanical Name Common Name
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Salvia mellifera Black Sage
December 2018 Draft Page A-3
Plant
Palette
Dry Riparian Woodland Plant Palette
Arbutus ‘Marina’ Strawberry Tree
Cercis occidentalis Western Redbud
Lyonothamnus f. aspleniifolius Santa Cruz Island Ironwood Olea europea ‘Swan Hill’ Olive Tree
Melaleuca quinquenervia Melaleuca
Pinus halepensis Aleppo Pine
Pinus pinaster Maritime Pine
Pinus torreyana Torrey Pine
Platanus spp. Sycamore Prunus
ilicifolia spp. lyonii Catalina Cherry
Quercus agrifolia Coast Live Oak
Quercus engelmannii Mesa Oak
Quercus ilex Holly Oak
Quercus virginiana Southern Live Oak
Sambucus nigra spp. mexicana Blue Elderberry
Tristania conferta Brisbane Box
Achillea millefolium californica Yarrow
Arbutus unedo ‘Compacta’ Strawberry Tree
Arctostaphylos spp. Manzanita
Asparagus ‘Myers’ Foxtail Fern Baccharis
‘Pigeon Point’ Dwarf Coyote Brush
Berberis spp. Barberry
Calistemon spp. Bottlebrush
Carpenteria californica Bush Anemone
Cistus hybrids Rockrose
Clarkia amoena Farewell To Spring
Ceanothus spp. Wild Lilac
Dendromecon harfordii Island Bush Poppy
Galvezia speciosa Island Snapdragon
Hebe spp. Hebe
Heuchera spp. Coral Bell
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
Rosa spp. Flower Carpet Rose
Sesleria autmnalis Autumn Moor Grass
Salvia spp. Sage
Verbena bonariensis Purple Top
Viburnum spp. Viburnum
Botanical Name Common Name Botanical Name Common Name
Trees Shrubs
Plant
Palette
December 2018 Draft Page A-3
Dry Riparian Woodland Plant Palette
Carex spp. Sedge
Bouteloua ‘Blond Ambition’ Blond Ambition Blue Grama
Festuca mairei Atlas Fesuce
Fectuca rubra Red Fescue
Juncus spp. Rush
Leymus ‘Canyon Prince’ Canyon Prince Wild Rye
Liriope spp. Lily Turf
Lygeum spartium Esparto Grass
Miscanthus sinensis Maiden Grass
Muhlenbergia spp. Muhly Grass
Paspalum quadriforium Crown Grass
Pennisetum ‘Red Bunny Tails’ Red Bunny Tails
Pennisetum orientale ‘Tall Tails’ Fountain Grass Pennisetum spathiolatum Slender Veldt Grass
Sesleria autumnalis Autumn Moor Grass
Aeonium arboreum Purple Queen Aeonium
Agave americana Century Plant
Agave attenuata Foxtail Agave
Agave vilmoriniana Octopus Agave
Aloe spp. Aloe
Calandrinia spectabilis Rock Purslane
Crassula spp. Jade Plant
Echeveria spp. Echeveria
Furcraea macdougalii Furcrarea
Hesperaloe parviflora Red Yucca
Opunita spp. Prckly Pear Cactus
Sedum spp. Blue Spruce Stonecrop
Senecio spp. Kleinia
Yucca spp. Yucca
Botanical Name Common Name Botanical Name Common Name
Distictis buccinatoria
Mandevilllea spp.
Parthenocissus quinquefolia
Passiflora spp.
Blood Red Trumpet Vine
Mandevillea
Virginia Creeper
Passion Vine
Common Name
Botanical Name
Vines
Grasses Succulents
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Interior Plant Palette
Aloe barberae Arbutus
‘Marina’ Chamaerops
humilis Eucalpytus
botryoides Ilex vomitoria
Juniperus virginiana
Leptospermum laevigatum
Leptospermum socaprium
Olea europea ‘Swan Hill’
Magnolia grandiflora
Melaleuca quinquenervia
Phoenix canariensis Phoenix
dactylifera
Pinus halepensis
Pinus pinaster
Platanus spp Quercus
agrifolia Quercus ilex
Quercus virginiana
Taxus baccata ‘Stricta’
Tristania conferta Vitex
lucens Washingtonia
filifera
Washingtonia robusta
Tree Aloe Strawberry
Tree
Mediterranean Fan Palm
Southern Mahogany Youpon
Holly
Eastern Red Cedar
Australian Tea Tree New
Zealand Tea Tree Olive
Tree
Southern Magnolia
Melaleuca
Canary Island Date Palm Date
Palm
Aleppo Pine
Maritime Pine
Sycamore Coast
Live Oak Holly
Oak
Southern Live Oak
Irish Yew
Brisbane Box
New Zealand Chaste Tree
California Fan Palm Mexican
Fan Palm
Trees
Botanical Name Common Name
Anigozanthos spp.
Arctostaphylos spp.
Artemisia californica
Asparagus ‘Myers’
Calistemon spp.
Cistus hybrids
Clarkia amoena
Ceanothus spp.
Crocosmia ‘Emily McKenzie’
Cuphea hyssopifolia
Cynara cardunculus
Geranium spp.
Helichrysum spp.
Hebe spp.
Ilex spp.
Kniphofia triagularis
Kosteletzkya virginica
Lavandula spp.
Lupinus excubitus Myrica
cerifera Perovskia
atriplicifolia
Philodendron spp.
Phormium spp.
Pittosporum spp.
Rhaphiolepis spp.
Rhus integrifolia
Rosa spp.
Rosmarinus spp.
Santolina chamaecyparissus
Sesleria autmnalis
Strelitzia spp.
Salvia spp.
Verbena bonariensis
Kangaroo Paws
Manzanita California
Sagebrush Foxtail Fern
Bottlebrush Rockrose
Farewell To Spring
Wild Lilac
Montbretia
Mexican False Heather
Cardoon
Geranium
Licorice Plant
Hebe
Holly
Poker Plant
Seashore Mallow
Lavender
Grape Soda Lupine
Wax Myrtle Russian
Sage
Philodendron Xanadu
Flax
Mock Orange Indian
Hawthorn Lemonade
Berry Flower Carpet
Rose Rosemary
Lavender Cotton
Autumn Moor Grass
Bird Of Paradise Sage
Purple Top
Viburnum
Common Name
Botanical Name
Shrubs
Plant
Palette
December 2018 Draft Page A-5
Interior Plant Palette
Carex pansa
Leymus arenarius
Liriope spp.
Lygeum spartium Miscanthus
sinensis Muhlenbergia spp.
Paspalum quadriforium
Pennisetum spathiolatum
Sesleria autumnalis
Uniola paniculata
California Meadow Sedge Blue
Dune Grass
Lily Turf
Esparto Grass
Maiden Grass
Muhly Grass
Crown Grass
Slender Veldt Grass
Autumn Moor Grass
Sea Oats
Common Name
Botanical Name
Grasses
Aeonium arboreum
Agave americana
Agave attenuata
Agave vilmoriniana
Aloe spp.
Carissa spp. Calandrinia
spectabilis Cistus hybrids
Crassula spp.
Euphorbia tirucalli
Echeveria spp.
Furcraea macdougalii
Hesperaloe parviflora
Opunita spp.
Portulacaria spp.
Sedum spp.
Senecio spp.
Yucca spp.
Purple Queen Aeonium
Century Plant
Foxtail Agave
Octopus Agave
Aloe
Natal Plum
Rock Purslane
Rockrose Jade
Plant FIrestick
Plant Echeveria
Furcrarea
Red Yucca
Prckly Pear Cactus
Elephant Food
Blue Spruce Stonecrop
Kleinia
Yucca
Common Name
Botanical Name
Succulents
Distictis buccinatoria
Ficus pumila
Passiflora spp.
Blood Red Trumpet Vine
Creeping Fig
Passion Vine
Common Name
Botanical Name
Vines
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Make the following changes to Appendix A Plant Palette:
In the Coastal Conservation zone (corresponds to Coastal Dune and Sage Scrub Plant Palette ):
Only plants that are native and sourced from local natural populations may be used.
Plants on the Cal-IPC invasive plant inventory are prohibited.
Cultivars are prohibited.
Non specific species (e.g., “Opuntia spp”) are not acceptable. All species must be identified by their scientific name to genus , species and subspecies (if applicable).
Areas other than CC zone:
No plants in the Cal-IPC invasive plant inventory may be used (currently App. A includes 6 – 8 of these plants).
Non specific species (e.g., “Opuntia spp”) are not acceptable. All species must be identified by their scientific name to genus, Species, and subspecies (if applicable).
Plants should be low water use and drought tolerant.
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