August 2024
3.10 Coastal Conservation (CC) Requirements
The Magnolia Marsh is an important environmentally sensitive habitat area adjoining the Specific Plan area. The CC zone area is designed to create upland habitat that functions as a buffer to the Marsh. 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 zone area extends from the southwesterly property line that borders the OCPW flood control channel Right of Way, 70 feet inland along the entire length of the Specific Plan area’s southwesterly boundary.
When combined with the OCFCD property, there is The CC zone contributes to the a 100-foot wide buffer distance from between the Magnolia Marsh and the 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 zone. This trail shall be the least necessary to allow access for HBWC docent led marsh tours. The inland side of the trail shall be gated for exclusive use by HBWC for docent-led tours of the wetlands. Refer to Appendix A of Volume II Design Guidelines for the permitted plant palette in the CC zone.
3.10.1 Habitat Management Plan
A Habitat Management Plan (HMP) for the CC area zone which includes the plant palette, location and types of plantings, planting techniques, monitoring procedures, success criteria and long-term maintenance, and long-term responsible parties must shall be submitted concurrent with the first any 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 zones intended to compensate for each, if any, affected resource.
ii. Goals and Objectives. Statement of restoration and management goals, including the desired habitat type(s), major vegetation components, and sensitive species and wildlife support functions; description of the desired habitat with rationale, to be based on a high functioning reference site where feasible and alternatively, derived from literature describing either the site’s historic conditions or “typical” regional habitat conditions; specific, actionable objectives to support stated goals; and a detailed timeline laying out all major activities including any outstanding preliminary work such as surveys, site preparation, implementation including revegetation activities, interim and final monitoring periods, etc. iii. Description of Existing Habitat(s). Separate sections describing each of the impacted native habitat types; final figures, maps, and related information depicting existing ecological resources; and specification of impacts or services for which the HMP is intended to mitigate or provide.
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iv. Design Plans and Construction Methods. Specification of final habitat site design and construction methods consistent with identified goals and objectives, including but not limited to:
a. Habitat Design. Detailed plans showing final topography, vegetation, and any other significant features characteristic of the intended habitat, and how these connect to the surrounding environment. Future conditions shall be taken into consideration, including the surrounding natures and intensities of land use, ongoing development, climate disruption, and other potential stressors, and restoration design aim to promote ecological resilience and protection of the adjacent ESHA. b. Site Preparation. Methods and plans for salvage of any plant and/or seed material (including collection from impact areas, storage, relocation, and/or reestablishment); salvage of any topsoils to be stock-piled and reused in the CC zone; any demolition, debris removal, grading or other landform alteration; decompaction, soil amendment, or other substrate-affecting activities; erosion control measures; and treatment of invasive species.
c. Best Management Practices. Detailed list of all BMPs that will be implemented as part of project implementation, including triggers for further or remedial action. d. Revegetation Plans. Details on plant palettes; stocks and seed mixes; material sourcing including verification of local and genetically appropriate nature; any proposed irrigation including rationale, method, and schedule; and provisions for removal of any temporary infrastructure following plant establishment. Technical details of proposed planting methods should also be included (e.g., spacing, inoculation). v. As-Built Report. Provision that eight (8) weeks following completion of CC zone construction and revegetation activities, an as-built report summarizing implementation and management activities to-date, a description of consistency with approved plans, documentation of acreage treated, maps and descriptions any temporary infrastructure installed, photos taken from fixed points, and a description of consistency with all terms and conditions, to be submitted to the approval authority. vi. Invasive Species Control. Provision for continued control of all California Invasive Plant Council-listed species and description of monitoring and control methods. The items in the IPM that are relevant to the CC zone shall be summarized and the IPM shall be attached as an appendix to the HMP . vii. Monitoring Plan. Detailed plan for quantitatively monitoring the condition and progress of the CC zone during both the initial implementation phase as well as over the long-term at reduced frequency and intensity; performance relative to set criteria, as informed by robust sampling and statistics; triggers for adaptive management action; and reporting. Specifically:
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a. Monitoring Frequency. During the initial phase of no less than five (5) years, quantitative monitoring should be conducted at least once per year during a specified window. Following the determination that success criteria have been met, long-term monitoring to inform maintenance and adaptive management shall occur at a frequency of no less than five (5) years.
b. Success Criteria. Final success criteria supported by interim criteria, the latter of which are intended to serve as benchmarks and guide adaptive management, whereas the former will enable evaluation of habitat establishment. Criteria shall have a clear empirical basis (i.e., reference sites and/or published technical literature appropriate for the local area) and generally include representativeness of target vegetation communities (e.g., species composition, cover, structure, diversity, and presence of major structure- producing and habitat-defining species); physical parameters such as topography, bare substrate, and hydrology; and target wildlife support functions or usage. Criteria may be fixed values where there is a strong empirical basis, but, where feasible, should be relative to high-functioning reference sites in order to account for environmental variability.
Reference sites should be located within the geography identified in subsection (a) of this condition and be similar to the CC zone with regard to soil type, aspect, slope, and other relevant abiotic characteristics, and shall be identified, sampled, and quantitatively described as a component of the monitoring plan. Invasive species ranked by the Cal-IPC as “high” shall not exceed a total of 1% cover, and all ranked invasives shall not exceed a total of 5% cover .
c. Performance Assessment. Methods for judging restoration and management success shall include supporting rationale for their selection and be specified in terms of the type(s) of comparison, including whether relative to fixed criteria or reference sites; identification of any proposed reference sites; test(s) of similarity; specification of the maximum allowable difference or effect size between the restored value and the reference value for each success criterion, based on a clear rationale and ecological principles; and where statistical tests will be employed (as opposed to the use of censusing), statistical power analyses to document that the planned sample sizes will provide adequate power (typically 90%) to detect maximum allowable differences. For such a test, alpha must equal beta; these values are typically 0.10 and any proposal to deviate from this shall be supported by a clear technical rationale. d. Sampling Design. The field sampling program shall be designed in 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.
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viii. Reporting. Monitoring of and reporting on the CC zone shall occur annually for no less than five (5) years, and for at least three (3) years following the conclusion of all remediation and maintenance activities other than weeding, whichever is later . All reports shall be prepared by a qualified restoration ecologist and be submitted to the approval authority for review and approval, no later than December 31st of each year . Raw data and associated metadata shall be delivered with all reports (in digital format). a. Annual Monitoring. Beginning the year after the restoration 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 zone, and any recommendations for management action going forward.
ix. Adaptive Management. If a long-term monitoring report indicates that there has been substantial decline in the condition of the CC zone, adaptive management shall be implemented to resolve this issue(s) to the extent feasible.
x. Provision for Possible Further Action.
a. Impact Validation. If final post-construction impact validation surveys or temporary impact performance assessments pursuant to the requirements of the approved CDP for implementation of this HMP indicate that additional restoration or management actions in the CC zone are necessary, in part or in whole, the approved CDP Permittee shall submit within 90 days a revised or supplemental HMP to compensate for those increases relative to the original estimates. The revised or supplemental HMP(s) shall be prepared by a qualified restoration ecologist approved by the CDP approval authority and shall specify plans to compensate for the additional acreage consistent with all requirements of this Special Condition, to be reviewed and approved by the approval authority. The
August 2024
revised HMP may be processed administratively by the CDP approval authority, unless it is determined that an amendment to the original CDP is necessary. b. Non-performance. If the final annual monitoring report indicates that the restoration effort has been unsuccessful, in part or in whole, based on the approved success criteria, the Permittee shall submit within 90 days a revised or supplemental HMP to compensate for those portions of the original program which did not meet the approved success criteria. The revised or supplemental HMP(s) shall be prepared by a qualified restoration ecologist approved by the CDP approval authority and shall specify measures to remediate those portions of the original approved HMP that have failed or have not been implemented in conformance with the original approved HMP . These measures, and any subsequent measures necessary to carry out the approved revised or supplemental HMP , shall be carried out in coordination with the direction of the CDP approval authority until the approved revised or supplemental HMP is established to the CDP approval authority’s satisfaction. The revised HMP may be processed administratively by the approval authority, unless the it determines that an amendment to the original CDP is necessary. xi. Partnering Agencies and/or Subcontractors. The Permittee remains responsible for meeting all CDP terms and conditions, including funding of the full cost and implementing all measures to minimize and fully mitigate project impacts to habitat. If the Permittee elects to enter into a binding agreement with a third-party agency or land management entity to carry out all or a portion of these HMP requirements, the Permittee shall submit draft agreement provisions to the CDP approval authority for review and approval prior to finalizing any such agreements.
xii. Consistency. The Permittee or the approved third-party entity shall undertake development in accordance with the approved HMP . The CDP approval authority may approve minor 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 .
August 2024
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 area to protect the CC zone and the Marsh from unsupervised entry by the public and domestic pets, but allow the HBWC led docent tours to access the bridge through a gate. The existing chain link fence on the OCFCD property is not located within the specific plan area will remain in place. Additional Appropriate habitat protection fencing will be located along the boundary between the CC zone area and the residential neighborhoods Marsh Park to keep prevent people and pets from entering the CC area zone from Marsh Park and the CV zone. to the northern property line. Additionally, community walls are proposed on the northern boundary and along the Magnolia Park boundary. No walls, fences or other devices designed to preclude public access to the on-site public amenities 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 zone area will be temporarily irrigated until plants have established with an automatic system consisting of a weather based controller, master valve, flow sensor, control valves, on grade PVC pressure mainline and lateral piping. Irrigation will be programmed for optimal duration and cycle based on plant growth cycles and weather conditions. All irrigation components will be removed at completion of the establishment period. Irrigation shall be consistent with the approved Habitat Management Plan, as required above.
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O C F C D P R O P E R T Y
P / L
C C Z O N EC C Z O N E
P U B L I C T R A I L
B U F F E R L I M I T
H U N T I N G T O N B E A C H C H A N N E L
ACCESS ROAD
Figure 3.6: Conceptual CC Area Plan and Section
PUBLIC TRAIL
100’-0”
33’
CC ZONE
EXISTING P/L
CV ZONE
OCFCD PROPERTY
EXISTING
FENCE &
24’ Wide Trail
CC ZONE
CV ZONE
August 2024
CC Zone Location map
Figure 3.6: Conceptual CC Section (Section A)
Figure 3.7: Conceptual CC Section (Section B)
CV
OCFCD PROPERTY
OCFCD PROPERTY
MAGNOLIA TANK FARM - MARSH PARK
HUNTINGTON BEACH, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Sections
L-303/28/22
0 4 8 16
SCALE: 1” = 8’
REFERENCE IMAGE
ARIEL VIEW
ARIEL VIEW
MAGNOLIA TANK FARM - GUESTHOUSE
CONCEPT DESIGN | HUNTINGTON BEACH, CA | 02.06.2018 GUESTHOUSE ENTRY 24 CV
OCFCD PROPERTY
OCFCD PROPERTY
MAGNOLIA TANK FARM - MARSH PARK
HUNTINGTON BEACH, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Sections
L-303/28/22
0 4 8 16
SCALE: 1” = 8’
REFERENCE IMAGE
ARIEL VIEW
ARIEL VIEW
MAGNOLIA TANK FARM - GUESTHOUSE
CONCEPT DESIGN | HUNTINGTON BEACH, CA | 02.06.2018 GUESTHOUSE ENTRY 24 A
B
August 2024
3.11 OS-PR Requirements
3.11.1 Marsh Park
Marsh Park is located in the area between the Lodge CV zone and the northwest 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.
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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.
HUNTINGTON BEACH CHANNEL
ACCESS ROAD
BRIDGE
1 54
2 3
7 6
P/L
INTERPRETIVE
SIGNAGE
AMPHITHEATER
SEATING
LOOKOUT
BIOSWALE
SCREENING
Landscape Key
1 OPEN LAWN
2 AMPHITHEATER
• TERRACED SEATING
3 BIOSWALE
4 OBSERVATION DECK
• SEATING
• SHADE ELEMENT
• EDU SIGNAGE
5 FIRE ACCESS ROAD
• PEDESTRAIN PROMENADE
6 SEATING AREA
SHADE GROVE
• GREENSCREENS
• VERTICAL TREES7
Figure 3.7 Conceptual Marsh Park Plan
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
August 2024
Marsh Park Location Map
MAGNOLIA ST.
RES
RES
OS-PR
OS-P
OS-PR
OS-PR
CV
CC
HUNTINGTON CHANNEL
(ORANGE COUNTY FLOOD CONTROL)
OS-PR
RES
Figure 3.7: Conceptual Plan of Marsh Park (Updated 2023)
August 2024
RESIDENTIAL
RESIDENTIAL
BANNING BANNING
BERMUDAMAGNOLIA STREET
RIPARIAN WOODLAND
OVERSTORY
LOW WATER
UNDERSTORY
COASTAL ADAPTED
PLANTING
ORNAMENTAL
GRASSES
SUCCULENT
GARDENS
BERMUDA
MAGNOLIA STREET
RESIDENTIAL
RESIDENTIAL
Figure 3.8: Conceptual Magnolia Park Plan and Enlargement of Gathering Area B
B
RESIDENTIAL
RESIDENTIAL
BANNING BANNING
BERMUDAMAGNOLIA STREET
RIPARIAN WOODLAND
OVERSTORY
LOW WATER
UNDERSTORY
COASTAL ADAPTED
PLANTING
ORNAMENTAL
GRASSES
SUCCULENT
GARDENS
BERMUDA
MAGNOLIA STREET
RESIDENTIAL
RESIDENTIAL
24’ Wide Trail
August 2024
Legend
1 CC NATIVE PLANTING BUFFER
• FENCED ACCESS
• MARSH SENSITIVE PLANTING
2 10’ WIDE PEDESTRIAN TRAIL
3 MARSH INTERPRETIVE PARK
• PARKING LOT
• AMPHITHEATER
• INTERPRETIVE PLAZA
• PICNIC AREA
4 HB WETLANDS CENTER
CONNECTION
• GATED ACCESS
5 MEANDERING TRAIL
• OPEN LAWNS
• NATIVE PLANTING
• BOARDWALK CROSSINGS
• SEATING LOOKOUTS
6 COMMUNITY TRAIL ACCESS POINT
“ART IN PUBLIC PLACES”
Marsh Park Summary
• SIZE IS 1.52 ACRES
• PARK SERVES CHILDREN AND ADULTS
FEATURING A MARSH INTERPRETIVE
AMPHITHEATER, PLAZA AND TRAIL SYSTEM.
• FEATURES PASSIVE HARDSCAPE AREAS
FOR PICNICS, SEATING AND NATIVE AND
LOCALLY ADAPTED LANDSCAPING.
Acreage Tabulations
• CV - 4.14 ACRES
• CC - 2.84 ACRES
• RES - 18.04 ACRES
• OS-PR - 2.47 ACRES
• OS-P - 1.52 ACRES
Marsh Park Amenities
• 10’ WIDE TRAIL
• AMPHITHEATER
• BIKE RACK
• BIOSWALES
• BOARDWALKS
• DOG WASTE STATION
• DRINKING FOUNTAIN
• MARSH INTERPRETIVE SIGNAGE
• NATIVE AND LOCALLY ADAPTED PLANTING
• PASSIVE SEATING AREAS
• PICNIC AREAS
• PUBLIC ART
• SECONDARY DG PATHS
• TRASH RECEPTACLES
MAGNOLIA TANK FARM - MARSH PARK
HUNTINGTON BEACH, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Community Landscape Plan
L-103/28/22
0 25 50 100
SCALE: 1” = 50’
REFERENCE IMAGE
ARIEL VIEW
ARIEL VIEW
MAGNOLIA TANK FARM - GUESTHOUSE
CONCEPT DESIGN | HUNTINGTON BEACH, CA | 02.06.2018 GUESTHOUSE ENTRY 24MAGNOLIA ST.
RES
RES
OS-PR
OS-P
OS-PR
OS-PR
CV
CC
HUNTINGTON CHANNEL
(ORANGE COUNTY FLOOD CONTROL)
OS-PR
RES
3 4
2 1
5 6
B
A
Legend
1 CC NATIVE PLANTING BUFFER
• FENCED ACCESS
• MARSH SENSITIVE PLANTING
2 10’ WIDE PEDESTRIAN TRAIL
3 MARSH INTERPRETIVE PARK
• PARKING LOT
• AMPHITHEATER
• INTERPRETIVE PLAZA
• PICNIC AREA
4 HB WETLANDS CENTER
CONNECTION
• GATED ACCESS
5 MEANDERING TRAIL
• OPEN LAWNS
• NATIVE PLANTING
• BOARDWALK CROSSINGS
• SEATING LOOKOUTS
6 COMMUNITY TRAIL ACCESS POINT
“ART IN PUBLIC PLACES”
Marsh Park Summary
• SIZE IS 1.52 ACRES
• PARK SERVES CHILDREN AND ADULTS
FEATURING A MARSH INTERPRETIVE
AMPHITHEATER, PLAZA AND TRAIL SYSTEM.
• FEATURES PASSIVE HARDSCAPE AREAS
FOR PICNICS, SEATING AND NATIVE AND
LOCALLY ADAPTED LANDSCAPING.
Acreage Tabulations
• CV - 4.14 ACRES
• CC - 2.84 ACRES
• RES - 18.04 ACRES
• OS-PR - 2.47 ACRES
• OS-P - 1.52 ACRES
Marsh Park Amenities
• 10’ WIDE TRAIL
• AMPHITHEATER
• BIKE RACK
• BIOSWALES
• BOARDWALKS
• DOG WASTE STATION
• DRINKING FOUNTAIN
• MARSH INTERPRETIVE SIGNAGE
• NATIVE AND LOCALLY ADAPTED PLANTING
• PASSIVE SEATING AREAS
• PICNIC AREAS
• PUBLIC ART
• SECONDARY DG PATHS
• TRASH RECEPTACLES
MAGNOLIA TANK FARM - MARSH PARK
HUNTINGTON BEACH, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Community Landscape Plan
L-103/28/22
0 25 50 100
SCALE: 1” = 50’
REFERENCE IMAGE
ARIEL VIEW
ARIEL VIEW
MAGNOLIA TANK FARM - GUESTHOUSE
CONCEPT DESIGN | HUNTINGTON BEACH, CA | 02.06.2018 GUESTHOUSE ENTRY 24MAGNOLIA ST .
RES
RES
OS-PR
OS-P
OS-PR
OS-PR
CV
CC
HUNTINGTON CHANNEL
(ORANGE COUNTY FLOOD CONTROL)
OS-PR
RES
3 4
2 1
5 6
B
A
Figure 3.8: Conceptual Magnolia Park Plan and Enlargement of Gathering Area (Updated 2023)
August 2024
Figure 3.10: Conceptual Magnolia Park Vignette
Figure 3.9: Conceptual Magnolia Park Cross Sections
Section B-B
Section A-A
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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. The 4.3 acre CV zone provides an opportunity to address the Coastal Act requirement for Visitor Serving Uses. The following policies guide the development of the CV zone as it relates to overnight accommodations and public open space.
Overnight Accommodations
Coastal Act Section 30213 states: “Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Development providing public recreational opportunities are preferred. The Commission shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purposes of determining eligibility for overnight room rentals in any such facilities”.
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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 accommodations (see Table 3.1). Below are the policies and regulations guiding governing the development of the visitor-serving facilities within the Commercial Visitor planning area. Development standards for the CV area zone are listed on Table 3.2 • 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, hotel, administrative) but exclusive of any government-mandated fees (e.g., sales tax, transient occupancy taxes). The lower cost room rate may be adjusted by up to ten percent for each additional occupant for rooms that accommodate more than double (two-person) occupancy.
Annual rate increases will be allowed at an amount no more than the increase in the California Consumer Price Index for Urban Consumers. These 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 zone shall be available to the public prior to the issuance of the 175th occupancy permit within the residential planning area (PA3). • Lower cost overnight accommodations shall be available to the public concurrent with the market rate accommodations.
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• The market rate and lower cost overnight accommodations can be provided in separate facilities or can be integrated into a single facility, with a preference for a single facility. In either case, the guests of the lower cost overnight accommodations shall have access to all the same hotel amenities as the guests of the market rate overnight accommodations.
• A CDP issued for development of the hotels shall require the permittee to actively promote and publicize the availability of the lower cost accommodations, including specifically to underserved communities such as lower-income communities, communities of color, and other communities that have been historically marginalized and face greater barriers to coastal access. The permittee shall, prior to issuance of the CDP , provide a Lower Cost Accommodations Marketing and Engagement Plan to approval authority for review and written approval that, at a minimum, provides for:
• Outreach: All measures and avenues to be used to advertise, increase awareness of, and facilitate use of the lower-cost on-site rooms shall be clearly identified. Promotional methods shall include, but are expected to not be limited to: hotel websites, press releases, and calendar listings; local media and ads on radio; print ads; social media (e.g., Facebook, Twitter/X, and Instagram); and contacts with community organizations who may be able to help facilitate awareness (e.g., non-profits, environmental 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.
• Non-English Languages Provided: All outreach described in this condition shall include a language-access element inclusive of non-English languages spoken in the targeted communities, including but not limited to Spanish, tailored to be culturally relevant, and written in plain language to help prevent educational and cultural barriers to access to the lower-cost rooms. • Monitoring: The Plan shall describe how the property owner/developer will monitor and track the Plan’s execution so that the property owner/developer, and the approval authority can note the effectiveness of the Plan and make changes as needed.
August 2024
• A CDP issued for development of the hotels shall require the permittee or its designee to provide an annual report (with the first report due by December 31st of the first year of project occupancy, and subsequent reports due by December 31st of subsequent years) to the approval authority for review and written approval that provides clear evidence of the marketing and operation of the lower-cost rooms in compliance with all requirements of this specific plan, including sufficient detail to demonstrate the occupancy of the lower-cost rooms, the rates charged, and the implementation of the approved Lower Cost Accommodations Marketing and Engagement Plan meet all requirements herein (where the latter shall at least describe all outreach efforts, with samples of outreach materials; all implementation challenges and successes; and all feedback and public comments received, and any responses to same), and recommendations for additional and/or modified measures to enhance awareness, use, and public utility of the lower-cost on-site rooms. Every fifth such annual report shall also include an audit performed by an independent auditing company evaluating compliance with this condition.
3.12.1 Public Open Space
Development within the CV zone shall provide outdoor or unenclosed areas on the ground floor or above floor levels designed and accessible for use by the public. Public open space may include any of the following: plazas, patios, balconies, public gardens or view areas, open to the street marsh views on the first floor, or open to marsh views on at least one side above the first floor, or open to the sky with views of the marsh. The following elements are required:
• A minimum eight-foot wide pedestrian trail connecting Magnolia Park and Marsh Park shall be constructed in the CV zone between the Hotel and CC zone. • At least 5% of the gross CV area zone shall be public open space; • At least 30% of the public open space area shall contain landscaping, including shade trees, accent trees, and other soft landscaping. Hard surfaced areas and specialty paving shall also be incorporated into the public open space design;
• A maximum of 25% of the required public open space may be provided above the street level, e.g. balconies, decks, etc. Open space provided above street level shall be readily, visibly, and obviously accessible to the general public and public access signage shall be provided (this signage shall be included in the Signage Plan required in Section 3.4.6); • Public open space shall include seating, as well as other pedestrian amenities, such as decorative lighting, planters, low-water using fountains or water features, distinctive paving, decorative tiles, public art, landscaping, and bicycle racks.
August 2024
3.12.3 Transportation Demand Management Plan
A CDP application for any development in the CV district shall include a Transportation Demand Management Plan (TDMP), for the review and approval of the approval authority. The TDMP shall include, but is not limited to, details for the plan to reduce use of individual vehicles. The TDMP shall provide the details for incentives to encourage employees to walk, bike, carpool, or take public transit to work (including, but not limited to, 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.
3.12.4 Protection of Archaeological and Tribal Cultural Resources In order to assure protection of archaeological and Tribal Cultural Resources, evidence of recent efforts to contact the Native American groups listed on the Native American Heritage Commission (NAHC) contact list of Tribal representatives, responses received, and any requests for consultation and the results of that consultation must be included with any CDP application for ground disturbing development on the MTF site. Any concerns raised by Tribes during consultation should be meaningfully considered (e.g., if known resources are identified during this process, adverse impacts to such resources should be avoided or, if avoidance is not feasible, minimized and mitigated). In addition, a detailed, written Cultural Treatment Plan for both archaeological and Native American monitoring of all ground disturbance at the site, and steps to be taken in the event that resources are discovered, prepared by a qualified professional in consultation with Tribal representatives consulting on the project, must be included with any CDP application involving ground disturbing development, for the review and approval of the approval authority. All Native American groups listed on an updated NAHC contact list, not 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.
Figure 3.11: CV Open Space Concept Plan
August 2024
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.
August 2024
• Detached homes face street or alley
• Automobile access via alleys
• Entry courtyards/private yards
• Parking for residents provided in attached
garages
• Guest parking may be located in driveways
(with 18’ driveway depth), but not in alleys
with 24-foot width
Figure 3.11: Detached Single-Family Small Lot
August 2024
• Detached homes face street or green court
• Automobile access via alleys
• Entry courtyards/private yards
• Parking for residents provided in attached garages
• Guest parking provided in designated parking areas
Figure 3.12: Detached Green Court - Condo
August 2024
• Detached homes face street or court
• Setbacks measured to cluster boundary
• Automobile access via court
• Front doors on street or court
• Parking for residents provided in
attached garages
• Guest parking may be provided in designated
driveways or parking areas
Figure 3.13: Detached Motorcourt 8 Units - Condo
August 2024
• Detached homes face street
or court
• Setbacks measured to cluster boundary
• Automobile access via court
• Front doors on street or court
• Parking for residents provided in
attached garages
• Guest parking may be provided in driveways,
but not in alleys/drive aisles with
24-foot width
Figure 3.14: Detached Motorcourt 6 Units - Condo
SideSide
Front
Rear
August 2024
• Detached or duplex homes face street or alley
• Automobile access via alleys
• Entry courtyards/private yards
• Parking for residents provided in attached garages
• Guest parking provided in designated
parking areas
Figure 3.15: Duplex/SFD Senior - Condo
August 2024
• Attached homes face street or alley
• One front door per elevation side providing
single family home appearance
• Automobile access via alleys
• Entry courtyards/private courtyards
• Parking for residents provided in
attached garages
• Guest parking provided in designated parking
areas
Figure 3.16: Mansion Home (Tri-Plex - Condo)
August 2024
• Attached townhomes and flats face street
or courtyard
• Automobile access via alleys
• Parking for residents provided in
attached garages
• Guest parking provided in designated parking
areas
Figure 3.17: Attached Townhomes and Flats - Motorcourt - Condo
August 2024
• Attached homes face street or a courtyard
• Automobile access via alleys
• Entry with walk-up stoup and no private yard
• Parking for residents provided in attached
garages
• Guest parking provided in designated parking
areas
Figure 3.18: Attached Townhomes and Flats - Condo
August 2024
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 3.19: Conceptual Common Recreation Space
August 2024
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.
August 2024
3.14 Policies/Regulations Regarding Sea Level Rise
A major factor influencing the future use of the site is the issue of sea level rise (SLR). The site’s location in a low-lying area that is inherently vulnerable to flooding, and its proximity to the Huntington Beach Flood control Channel, Magnolia Marsh, and the ocean, may result in the need for future planning and adaptation.
A 2021 report (Sea Level Rise Vulnerability Assessment and Adaptation Plan) assessed the impacts of sea level rise on coastal hazards at the Magnolia Tank Farm site. This was followed up with a 2024 technical report (Assessment of Climate Change-Induced Impacts to Flooding in Southeast Huntington Beach and Adaptation Measures for Future Conditions) that analyzed the impacts of flooding hazards to the larger southeast Huntington Beach area, including for the Magnolia Tank Farm site covered in this specific plan.
Both reports identified a number of potential adaptation measures listed below. Both reports are included as Appendix B, Coastal Hazards Reports.
The following policies and regulations will guide the development of the site to ensure that the site is not 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
August 2024
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
August 2024
efforts. Relevant adaptation strategies include, but are not limited to, the following:
• Installation of a new storm drain system that can capture the runoff resulting from a 100-year storm event and convey the flow directly into the Huntington Beach channel system. The proposed storm drain improvements may include new pump stations to discharge the flow to the Huntington Beach channel system.
• Consider maintenance or expansion of the size of the coastal conservation zone and/or the open space buffer located on the west side of the site between the residential and commercial zones and the Huntington Beach Channel to accommodate potential future wetland migration and floodway improvements.
3. Prior to any subdivision of the property and any building permits being issued, a notice shall be recorded against the property documenting that the property owner, on behalf of itself and all successors and assigns, waives any rights under Coastal Act Section 30235 and related LCP policies to shoreline armoring to protect the structures on the property.
4. All CDPs for residential and commercial development shall require the permittee to record a notice and assumption of risk on the property in which the permittee acknowledges and agrees, on behalf of themselves and all successors and assigns, the following:
a. that the development is located in a hazardous area subject to flooding, extreme precipitation, groundwater rise, tsunamis, and other hazards, or an area that may become hazardous in the future;
b. to assume the risks of 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
August 2024
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.
August 2024
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.
• Advertising shall not be permitted in any public artwork. • Placement of public art shall not interfere with public views of the marsh.
August 2024 Draft
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.
Chapter 4: Infrastructure &
Services
August 2024
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.
August 2024
Legend
Specific Plan Area
Schools
Conservation
Parks
Potential Magnolia Street Connection
Santa Ana River Multi-Use Pathway (Off-Road Paved)
California Coastal Multi-Use Pathway (Off-Road Paved)
Talbert Marsh Multi-Use Pathway (Off-Road Paved)
Bike Lane (On-Road Striped Lane)
Magnolia Marsh Trail
Potential Park Trail
Banning Ave.
Santa Ana River
Brookhurst St.
Brookhurst Ave.
Pacific Coast Hwy.
Hamilton Ave.
Atlanta Ave.
Bushard St.
Magnolia St.
Newland St.
Beach Blvd.
Magnolia Marsh
Brookhurst Marsh
California Coastal
Multi-Use Pathway
(Off-Road Paved)
Talbert Marsh
Newland Marsh
(Proposed for
Restoration)
NTS
Figure 4.1: Regional Pedestrian and Bicycle
Circulation Plan
Pacific Ocean
Talbert Marsh
Multi-Use Pathway
(Off-Road Paved)
Santa Ana River
Multi-Use Pathway
(Off-Road Paved)
August 2024
4.2.1 Magnolia Street
Existing Magnolia Street adjacent to the Specific Plan area is a four-lane road with 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 (E). Magnolia Street includes the following:
• Retention of existing on-street parking capacity;
• Retention of a four-way signalized intersection at Banning Avenue; and
• A public park located adjacent to the street.
4.2.2 Private Streets
The backbone circulation system is a loop road that provides access to both the visitor commercial and the residential area. The entry to the Lodge hotel is north of the Banning Avenue intersection. The entry at Banning includes a landscaped median, a minimum five-foot curb adjacent sidewalk and a minimum of six five feet of landscape on the Lodge hotel side, and a minimum four five-foot curb adjacent sidewalk with a minimum of four feet of landscape on the residential side. The entry radii from Magnolia is 35 feet and the entry radii into the drop off area is 20 feet. Refer to Figure 4.3: Lodge Hotel Entry Road Section B, Figure 4.4: Lodge Hotel Entry Road at the Lodge Hotel Drop-Off Section C and Figure 4.5: Lodge Hotel Entry Road Section D.
Figure 4.2: Magnolia Street Section A
F E
C
G B
D
A
Section Location Map
August 2024
Figure 4.5: Lodge Hotel Entry Road Section D
Figure 4.3: Lodge Hotel Entry Road Section B
Figure 4.4: Lodge Hotel Entry Road at the Lodge Hotel Drop-Off Section C (Curb adjacent landscape for first
150’ from Magnolia Street)
All Street Sections Updated in Final
August 2024
Figure 4.7: Typical Private Road Section with Parking on Both Sides Section F 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.
Figure 4.6: Residential Entry Road Section E
The residential entry road at Bermuda has a minimum eight-foot wide landscaped median with a minimum five-foot 4.5 foot wide sidewalk on both sides with a minimum four-foot five feet of continuous landscape; refer to Figure 4.6: Residential Entry Road Section E. The curb radius to enter the Specific Plan area from Magnolia is 35 feet.
(Curb adjacent landscape for first 150’
from Magnolia Street)
All Street Sections Updated in Final
August 2024
Figure 4.8: Typical Roundabout
Figure 4.9: Typical Street Knuckle
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.
August 2024
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 Hotel Section G and Figure 4.11: Conceptual Fire Access Exhibit for illustration.
Figure 4.10: Typical Fire Access Cross Section at Lodge Hotel Section G
August 2024
Figure 4.11: Conceptual Fire Access Exhibit
MAGNOLIA ST.
HUNTINGTON BEACH CHANNEL
SCALE:
1" = 200'
CONCEPTUAL FIRE ACCESS EXHIBIT
LEGEND
DATE: 06/19/2024
949.474.1960
15535 Sand Canyon Ave, Suite 100
Irvine, California 92618
fuscoe.com
August 2024
Figure 4.12: Typical Private Aisle Plans
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.
Typical Attached Private Drive Aisle PlanTypical Detached Private Drive Aisle Plan
August 2024
4.2.6 Motor Courts
Motorcourts provide direct access to individual garages and front doors. When used as a Fire Access lane, motorcourts shall comply with all California Fire Code and Huntington Beach Fire Department access requirements including turnaround requirements. Refer to Figure 4.13: Typical Motorcourt Plans. Features of motorcourts include the following:
• Front doors can face a motorcourt;
• Garages shall be separated to ensure adequate maneuvering space; • Either a rolled 0-inch curb or vertical curb are permitted; • Visual enhancements are encouraged to increase safety; and • No encroachments allowed within 24-foot alley/motorcourt road widths. All additional parking and overhangs must be outside of this width and approved by HBFD and City of Huntington Beach.
Figure 4.13: Typical Motorcourt Plans
Typical Attached Motorcourt PlanTypical Detached Motorcourt Plan
August 2024
4.2.7 Bicycle Circulation
The Specific Plan provides for bicycles through lower speed shared roadways within the community. In addition, there is a Class II bicycle lane on Magnolia Street.
4.2.8 Pedestrian Circulation
A major focus of the Specific Plan is the pedestrian environment (C 2.2.7). Sidewalks and pathways throughout the community connect to facilitate public access. Clear pedestrian and required ADA path of travel links from the CV uses and the recreational areas will be provided.
There are existing sidewalks along both sides of Magnolia Street. The existing signalized intersection at Magnolia Street and Banning Avenue, provides a pedestrian crosswalk. Additional new pedestrian pathways are provided within Magnolia Park. Pedestrian coastal access across the bridge of the Huntington Beach Channel will be preserved (C 2.2.1).
Pathways will provide additional off-street walkways for pedestrians typically between buildings to provide connectivity through the CV and residential areas. Pathways can be concrete, asphalt or decomposed granite.
August 2024
4.3 Grading
Under existing conditions, the site is generally low lying, flat and surrounded by a series of berms which requires large stormwater pumps to drain the site. Under the proposed condition, the existing berms will be removed and the site will be raised to allow for a gravity-based storm drain system. The pad elevations of the development and grading design will also take into account future sea level rise scenarios.
Fire/emergency access shall be maintained during project construction phases in compliance with California Fire Code (CFC) Chapter 33, Fire Safety During Construction And Demolition. Discovery of additional soil contamination or underground pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly in compliance with City Specification #431-92 Soil Clean-Up Standards. The Huntington Beach Fire Department will not approve any grading plans until the oil wells have been abandoned in accordance with City Specification #422 and the soil quality has shown compliance with City Specification #429
and 431-92.
Containment curtains shall be provided adjacent to construction projects on inland waterways to avoid turbid waters drifting into the ocean (C 6.1.5). Stockpiles of soil, rock or any other graded material shall not exceed six feet in height. No sediment is allowed to leave the site pursuant to the State’s Construction General Permit.
Impervious areas will be reduced to the maximum extent feasible (C 6.1.25).
4.4 Drainage
Based on the grading design, the site drainage will be collected within the interior streets and directed towards the northwest corner of the site. Site drainage along Magnolia Street will be collected and directed towards the southern portion of the site. All site drainage within the internal streets will be collected into catch basins. The private catch basins will be located along the curbs and connect to the private underground storm drain system varying in size from 18 to 48 inches. The location and size of the catch basins will be determined during the entitlement process in which a Preliminary Hydrology and Hydraulics Study will be submitted by the Developer to the City for review and approval. Refer to Figure 4.14:
Conceptual Storm Water Master Plan. All stormwater flows will be routed to the Huntington Beach Channel.
No stormwater detention is required at this time.
Draining directly to the existing Huntington Beach flood channel on the west and southwest of the site appears to be feasible and will be pursued. Proposed private drainage will generally flow in a westerly direction and will connect directly to the flood channel, pending review and approval by the County of Orange Public Works Department. Further design and permitting coordination will need to occur with OCFCD and City of Huntington Beach Public Works to finalize the design and encroachment permit conditions.
August 2024
4.4.1 Water Quality
The 1972 amendments to the Federal Water Pollution Control Act prohibit the discharge of any pollutant to navigable waters unless the discharge is authorized by a National Pollutant Discharge Elimination System (NPDES) permit. Since 1990, the City of Huntington Beach has been required to develop and implement a storm water management program designed to prevent harmful pollutants from being washed by storm water runoff into the storm drain system and to obtain a NPDES permit. The City’s NPDES Permit requires new development to minimize short and long-term impacts on receiving water quality to the maximum extent practicable.
The City’s General Plan and LCP include development goals and policies that focus on storm water management, including landscaping policies and requirements, open space goals and policies, preservation or integration with natural features, and water conservation policies. The following policies and goals address storm water management requirements:
• Reduce pollutant runoff from new development and urban runoff to the maximum extent practical (ERC-7E);
• Prohibit development that jeopardizes or diminishes the integrity of sensitive or protected coastal plant and animal communities accounting for expected changes from sea level rise (ERC8C); and • Enhance and protect water quality of all natural water bodies including rivers, creeks, harbors, wetlands and the ocean (ERC17).
New developments are required to incorporate a minimum level of storm water management BMPs that will allow for the implementation of innovative, effective, cost effective, multi-beneficial BMPs. Additional water quality BMPs are discussed in the following section.
4.4.2 Water Quality Management
The water quality features and drainage system will be designed to meet the City and County’s requirements for water quality. A preliminary Water Quality Management Plan (WQMP) for the Specific Plan area will be developed for the Environmental Impact Report (EIR) to be reviewed and approved by the City of Huntington Beach. Both the project’s storm drain system and the proposed water quality BMPs will be maintained by an HOA. Under the Low Impact Development (LID) BMP hierarchy, development within the Specific Plan must infiltrate, harvest and reuse, evapotranspire, or biofilter, the 85th percentile, 24-hour storm event (Design Capture Volume) depending on site specific features and criteria.
As the Specific Plan area is subject to seawater intrusion into the underlying shallow groundwater table coupled with a thick clay layer, infiltration (or percolation) of stormwater is not feasible. Harvest and reuse
August 2024
Figure 4.14: Conceptual Storm Water Master Plan
MAGNOLIA ST.
HUNTINGTON BEACH CHANNEL
SCALE:
1" = 200'
CONCEPTUAL STORM WATER MASTER PLAN
LEGEND
PROJECT INFORMATION
06/19/2024
949.474.1960
15535 Sand Canyon Ave, Suite 100
Irvine, California 92618
fuscoe.com
August 2024
is potentially feasible and will be implemented to the maximum extent practicable based on grading, water demands and other site constraints including public health codes. Harvest and reuse LID BMPs capture and store stormwater runoff for later use (i.e. landscape irrigation, evaporative cooling, toilet and urinal flushing, etc.) following public health code requirements. Harvest and reuse BMPs are proposed to capture stormwater from the CV area zone where stormwater will be re-used for irrigation of common area landscaping throughout the entire site. Depending upon on water demands the Specific Plan area, the harvest and re-use BMPs will likely be combined with biotreatment BMPs (i.e. bioretention with under drains) to ensure the 85th percentile, 24-hour storm event is either stored and reused or treated prior to discharging off-site. Stand-alone biotreatment/bioretention stormwater planters are also proposed for the development adjacent to the parks and common areas to treat flows prior to connection into the Specific Plan area’s storm drain system. Design, application and operations of all harvest and re-use components, and biotreatment will be in accordance with all applicable City, County and State codes, laws and regulations.
Additionally, because the Specific Plan area is a residential area with mixed use, it qualifies as a Priority Land Use under the Trash Provision adopted by the California State Water Resource Control Board. Under the Trash Provision, the Specific Plan area is required to install full capture devices in catch basins to retain all trash and gross solids larger than 5 mm (e.g., cigarette buds), and proposes to install connector pipe screen (CPS) units (or other certified full capture system) in all catch basins throughout the property.
In addition to long-term water quality management, the proposed project will be required to mitigate the construction-period pollutant runoff by developing a Stormwater Pollution Prevention Plan (SWPPP), which will include construction BMP procedures to control and prevent the entry of pollutants into the storm drain systems and waterways. The proposed project will also apply for coverage under the Waste Discharge Requirements for Discharge of Storm Water Runoff Associated with Construction and Land Disturbances Activities (Order No. 2009-0009-DWQ), i.e., General Construction Permit.
4.5 Water
Water for domestic service and fire protection is provided to the Specific Plan area by the City of Huntington Beach. There is an existing 12-inch Asbestos Cement (AC) pipe water main in Magnolia Street, fronting the property. This 12-inch water line currently provides water and fire service to the property and can be utilized for the proposed improvements. However, the developer will be required to provide necessary improvements to existing impacted infrastructure and be responsible for its fair share of associated costs resulting from development activities as identified through the review and approval process.
The existing water pressure in the Specific Plan area is in the 70-75 pounds per square inch (PSI) range.
Water pressure and fire flow tests will need to be performed to verify existing pressure and analyzed to ensure proper pressure throughout the development footprint.
The developer will generate water improvement plans that conform to City standards for approval. The
August 2024
Figure 4.15: Conceptual Domestic Water Master Plan
MAGNOLIA ST.
HUNTINGTON BEACH CHANNEL
CONCEPTUAL DOMESTIC WATER MASTER PLAN
LEGEND
PROJECT INFORMATION
SCALE:
1" = 200'
DATE: 06/19/2024
949.474.1960
15535 Sand Canyon Ave, Suite 100
Irvine, California 92618
fuscoe.com
*The fire hydrants locations are
for conceptual purposes only
and not the actual locations for
the developed area.
*
August 2024
public water system is proposed to be publicly maintained and an easement will be provided for access and maintenance by the City of Huntington Beach Public Works Utilities Division.
Backflow protection device locations shall be constructed per the latest Public Works Standards and approved by the Planning Division and Public Works Department.
Proposed water lines will be constructed in locations as depicted on Figure 4.15: Conceptual Domestic Water Master Plan. Final location and size of water lines and appurtenances shall be approved by the Public Works Utilities Division. Hydraulic analysis will be needed for the proposed and adjacent water system network. In addition, fire hydrant locations will be determined during review of water improvement plans. All fire hydrant spacing will comply with the requirements stated in the California Fire Code and City Specification #407.
4.6 Sanitary Sewer
Magnolia Street has four sewer mains located beneath the right-of-way. These include an OCSD 78 inch reinforced concrete pipe (RCP) main, a 15-inch vitrified clay pipe (VCP) sewer main, 12-inch RCP sewer main and a 8-inch VCP sewer main. The 15-inch and 12-inch existing sewer main have been abandon per City of Huntington direction.
The Orange County Sanitation District’s (OCSD) 78-inch sewer main is located along the centerline of Magnolia Street approximately nine feet deep. The City of Huntington Beach’s 8-inch sewer main starts at the corner of Magnolia Street and Banning Avenue and runs north 132 feet and ends at a manhole. This pipe is approximately 11 feet deep and is not viable to use for a new connection.
The proposed project sewer will be divided into two sewer main systems. The sewer serving CV uses will connect to an existing City of Huntington Beach Sewer manhole at the corner of Magnolia and Banning. The existing sewer manhole has an existing 8-inch sewer lateral into the 78-inch OCSD sewer trunk sewer . The sewer serving the residential uses will connect to City of Huntington Beach sewer junction structure which has existing 36-inch sewer lateral into the existing 78-inch OCSD sewer trunk system. Refer to Figure 4.16:
Conceptual Sewer Master Plan.
A sewer study shall be prepared and submitted to the Public Works Department for review and approval.
The sanitary sewer system shall be designed and constructed to serve the development, including any off- site improvements necessary to accommodate any increased flow associated with the project.
August 2024
Figure 4.16: Conceptual Sewer Master Plan
MAGNOLIA ST.
HUNTINGTON BEACH CHANNEL
SCALE:
1" = 200'
CONCEPTUAL SEWER MASTER PLAN
LEGEND
PROJECT INFORMATION
DATE: 06/19/2024
949.474.1960
15535 Sand Canyon Ave, Suite 100
Irvine, California 92618
fuscoe.com
August 2024
4.7 Emergency Services
The Specific Plan area will be served by the City of Huntington Beach Fire Department. The Specific Plan complies with all fire department access requirements. The nearest Fire Station, Station 4, is located 0.3 miles from the site at 21441 Magnolia Street in Huntington Beach. Fire access roads shall comply with all codes and standards that are applicable at the time construction documents are submitted to the City.
Law enforcement services are provided by the Huntington Beach Police Department that includes one central police station and four substations; the nearest substation to the Specific Plan area is located at 204 Fifth Street in downtown Huntington Beach.
4.8 Utilities
The design and configuration of dry (power and communications) and wet (water, gas and sewer) utilities need to take into account both project functional and aesthetic needs, particularly with respect to street landscape and view protection and enhancement. These conceptual plans will guide later detailed utilities design and landscape architecture.
Southern California Edison (SCE) provides electricity to the site. There are overhead 33 kV electrical transmission lines and 12kV electrical distribution lines along the project’s Magnolia Street frontage and along the northerly boundary of the property adjacent to the ASCON landfill. Said overhead lines connect to similar lines across the OCFCD channel at the AES Generating Facility to the west of the property.
All existing overhead utility lines, including but not limited to 33kV electrical transmission lines, 12kV electrical distribution lines, cable TV lines, telecommunication lines and fiber optic lines, shall be placed underground, pursuant to the City’s Zoning and Subdivision Ordinance (ZSO 255.04.G) The existing 33 kV overhead transmission line at the ASCON boundary will be relocated and placed underground (with review and approval by the City and SCE) in the Bermuda Street right-of way extension. New vaults shall also be placed in the paved portion of the right-of-way. All of the aforementioned undergrounding shall be performed at no cost to the City.
Southern California Gas Company provides natural gas service to the site. Although not yet designed, gas regulators will be placed within common areas. However, individual gas meters will be placed on the sides of the buildings.
The cable service franchisee in the Specific plan area is currently Time Warner Cable; if permitted other cable companies may provide service. Phone service to the Specific Plan area is currently provided by Verizon. No changes are proposed to the existing cable and phone service systems.
All new and existing public and private utility lines and distribution facilities, on both the street and alley frontages, including but not limited to electric, communications, street lighting, and cable television lines,
August 2024
shall be installed underground, except that surface-mounted transformers, pedestal-mounted terminal boxes, meter cabinets, and other equipment appurtenant to underground facilities located on private property or installed pursuant to a franchise or other agreement are permitted above ground subject to compliance with the HBZSO.
4.9 Solid Waste Disposal
Solid waste from the Specific Plan area is collected by Republic Services, the City’s current franchisee, and brought to the transfer station at 17121 Nichols Lane in Huntington Beach. At this waste transfer station, all waste is thoroughly sorted both mechanically and manually. Materials that cannot be salvaged for reuse are sent to the Frank R. Bowerman Landfill in Irvine. Permitted capacity for the landfill is limited to 8,500 tons per day. Trucks are diverted to one of the other two landfills in the County if the per day capacity is reached at the Bowerman Landfill. The 725-acre facility opened in 1990 and is planned for closure in 2053, based on permitted maximum daily use.
During the construction phase, all construction will comply with the CalGreen Code through recycling and reuse of at least 65 percent of the nonhazardous construction debris from the site.
4.10 Schools
The Specific Plan area is located in two school districts, the Huntington Beach Union High School District and the Huntington Beach City School District. The nearest High School, Edison High School is located 0.3 miles north of the site. The closest Junior High is Isaac Sowers Middle School located 1.6 miles north of the site and the closest elementary school is John H. Eader Elementary School located 0.4 miles east of the site.
Applicable school fees will be paid at the time of building permit issuance.
4.11 Phasing, Financing and Maintenance of Improvements It is anticipated that Specific Plan development construction will commence in 2020 2025 with build out occurring in 2026 2029. Rough grading of the entire site – including water quality BMPs – will occur first.
Figure 4.17 Development Phasing Plan shows the three construction phases of the Specific Plan area. The Lodge Hotel, Magnolia Park, Marsh Park and the Coastal Conservation Area (including the public trail) up to the northern edge of Marsh Park are in the first phase of construction. The first phase also encompasses
August 2024
the residential development area closest to Magnolia Street. To ensure that the public park improvements are constructed and open for public use in a timely manner, the public park improvements – Magnolia Park, Marsh Park and the public trail in the Coastal Conservation area - shall be completed and open to the public prior to the issuance of the first certificate of occupancy for a residential unit in Planning Area 3.
Since the 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 Lodge hotel shall be open to the public prior to the issuance of the 175th certificate of occupancy for a residential unit in Planning Area 3.
This requirement applies to both market rate and affordable accommodations at the Lodge hotel.
Financing and construction of the backbone infrastructure – loop road, storm drain, water, wastewater, dry utilities – is the responsibility of the developer . These improvements will be constructed in phases consistent with Figure 4.17. Financing of these improvements could occur through a Community Facilities District (CFD) established pursuant to the Mello - Roos Community Facilities District Act of 1982.
Residential construction will include multiple phases within each neighborhood. Building starts will be based on the pace of home sales and market conditions at that time with the final number of phases to be determined accordingly.
Table 4.1 establishes the responsibilities for construction, financing and maintenance of public and private improvements within the Specific Plan area. It is anticipated that the developer will form a master Property Owner Association (POA) to maintain the larger common areas within the Specific Plan area (e.g. Coastal Conservation area, community entries, Magnolia Park etc.). Each individual neighborhood may also have a
August 2024
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 Zone 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 Builder Builder Builder
August 2024
MAGNOLIA ST.
HUNTINGTON BEACH CHANNEL
RES
RES
RES
OS-PR
CV
OS-PR
CC
OS-PR
OS-PR
CC
OS-PR
RES
OS-PR
RES
RES
SCALE:
1" = 200'
DEVELOPMENT PHASING
PHASING KEY
949.474.1960
15535 Sand Canyon Ave, Suite 100
Irvine, California 92618
fuscoe.com
Figure 4.17: Development Phasing Plan
Page A-1
August 2024
The land referred to in this policy is situated in the County of Orange, State of California, and is described as follows:
Parcel 1: (A.P .N. 114-150-36)
That portion of the southeast quarter of the southeast quarter of Section 13, Township 6 South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Las Bolsas, in the City of Huntington Beach, County of Orange, State of California, as shown on a map recorded in Book 51 page 14 of miscellaneous maps, in the office of the County Recorder of said County, lying easterly of the easterly line of that certain strip of land 145.00 feet wide, described and designated as Parcel D1-104 in the final order of condemnation had in Case No. 80955 of the Superior Court of the State of California, in and for the County of Orange, a certified copy of which was recorded September 8, 1961 in Book 5842 page 7 of Official Records.
Except therefrom the “severed property” as described in Part B of the Grant Deed from the Southern California Edison Company, a corporation, recorded August 4, 2003 as Instrument No. 2003000931976 of Official Records.
Also excepting therefrom: “All oil, gas, petroleum and other mineral or hydrocarbon substances in and under or which may be produced from that certain portion of the hereinabove described as Parcels 1 and 2 together with the right to use those portions only of said lands which underlie a plane parallel to and five hundred (500) feet below the present surface of said lands, for the purpose of prospecting for, developing and/or extracting said oil, gas, petroleum and other mineral or hydrocarbon substances from said lands by means of wells drilled into said subsurface of said land from drill sites located on other land, it being expressly understood and agreed that said grantor, their successors and assigns, shall have no right to enter upon the surface of said lands or to use said lands or any portion thereof to said depth of five hundred (500) feet, for any purpose whatsoever”, as reserved in the Deed from Dorothy Constance Smith recorded July 30, 1962 in Book 6194 page 470 of Official Records.
Appendix A: Legal Description
Page A-2
August 2024
Parcel 2: (A.P .N. 114-481-32)
That portion of the northeast quarter of fractional Section 24, Township 6 South, Range 11 West, San Bernardino Base and Meridian, in the Rancho Las Bolsas, in the City of Huntington Beach, County of Orange, State of California, as shown on a map recorded in Book 51 page 14, in the office of the County Recorder of said County, described as follows:
Beginning at the intersection of the northerly line of said fractional Section 24 with the northeasterly right of way line of the Orange County Flood Control District’s “Huntington Beach Channel” as described in the final order of condemnation recorded in Book 5591 page 500, et seq. of Official Records in the office of the County Recorder of said County; thence north 89° 32’ 40” east along said northerly line of fractional Section 24 a distance of 360.17 feet to the southwesterly corner of that certain real property described and designated as “Parcel Two” in that certain road easement to the City of Huntington Beach recorded October 13, 1967 in Book 8418 page 439 of said Official Records, said southwesterly corner being also a point in a curve concave to the northwest having a radius of 950.00 feet from which point a radial line of said curve bears north 57° 33’ 35” west; thence southwesterly along said curve through a central angle of 10° 37’ 14” an arc distance of 176.10 feet; thence tangent to said last mentioned curve 80.37 feet to a point in a curve in said northeasterly right of way line of the Orange County Flood Control District’s “Huntington Beach Channel”, said last mentioned curve being concave to the northeast and having a radius of 4,717.50 feet from which point a radial line of said curve bears north 43° 40’ 03” east; thence northwesterly along said last mentioned curve, through a central angle of 01° 10’ 00” an arc distance of 96.06 feet; thence tangent to said curve north 45° 09’ 57” west 181.36 feet to the point of beginning.
Except therefrom the “Severed Property” as described in Part B of the Grant Deed from the Southern California Edison Company, a corporation, recorded August 4, 2003 as Instrument No. 2003000931976 of Official Records.
Basis of Bearing:
Bearings shown hereon are based upon the centerline of Magnolia Street being north 00° 17’ 10” west as shown on Record of Survey 2005-1075 filed in Book 232 pages 1-10, of Records of Survey, Records of Orange County, California.
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August 2024
A major factor influencing the future use of the site is the issue of sea level rise (SLR). Given the site’s low elevation, proximity to the ocean and Magnolia Marsh, addressing the future effects of SLR up to year 2100, has been a major consideration in formulating a land use plan and design features to comply with the California Sea-Level Rise (SLR) Guidance: 2018 prepared by the Ocean Protection Council (OPC) and California Natural Resources Agency (CNRA) and the CCC guidance titled, California Coastal Commission Sea Level Rise Policy Guidance, Interpretive Guidelines for Addressing Sea Level Rise in Local Coastal Programs and Coastal Development Permits on August 12, 2015. Based on information in the 2018 document, mean sea level along the southern California coast is projected to rise up to between 2.1 and 9.9 feet by the year 2100 depending on three scenarios: Low Risk, Medium-High Risk and Extreme Risk. The medium-high risk aversion SLR projections using the low emissions scenario were selected to assess the vulnerability of the proposed development to coastal hazards in the future with SLR. SLR could potentially lead to increased tidal inundation, coastal erosion, and saltwater intrusion as well as increased flooding during coastal storms (high waves during high tide conditions), fluvial storms (river floods), and tsunamis. A SLR vulnerability assessment based primarily on guidance recommendations provided in the 2018 State SLR Policy Update was prepared for the project and a SLR adaptation plan based primarily on recommendations in the 2015 CCC SLR Policy guidance was then developed to address the potential vulnerabilities. A summary of the SLR vulnerability assessment and adaptation plan is provided below.
1. Potential Sea Levels
The closest National Oceanic and Atmospheric Administration (NOAA) tide gauge station is the Los Angeles Harbor Station (NOAA Station 9410660), which is located approximately 17 miles away. The low risk aversion, medium-high risk aversion, and extreme risk aversion SLR projections for this location from Year 2025 to Year 2100 are presented in Table 1: Sea Level Rise Projections for Los Angeles, California.
Appendix B: Coastal Hazards
Page B-2
August 2024
Table 1: Sea Level Rise Projections for Los Angeles, California Time Period* Low Risk
Aversion (Feet)
Medium-High
Risk Aversion
(Feet)
Extreme Risk
Aversion
(Feet)
By 2030 0.5 0.7 1.0
By 2040 0.7 1.2 1.7
By 2050 1.0 1.8 2.6
By 2060 1.1/1.3** 2.2/2.5** 3.7
By 2070 1.3/1.7** 2.9/3.3** 5.0
By 2080 1.6/2.2** 3.6/4.3** 6.4
By 2090 1.8/2.7** 4.5/5.3** 8.0
By 2100 2.1/3.2** 5.4/6.7** 9.9
Source: Everest International Consultants and (CNRA & OPC) 2018 *Baseline is year 2000
** Low emissions scenario/high emissions scenario
There would be low to medium consequences to the Specific Plan area and surroundings if sea-level rise were underestimated. Flood damages and economic impacts to the residential and commercial properties would be limited to the Specific Plan area. Development would be moderately adaptive to sea-level rise in the future with both protection and accommodation adaptation measures available for implementation as part of initial project construction as well as part of future projects (e.g., floodwall elevation increase) and/ or operational solutions (e.g., deployment of measures in advance of storms). Consequently, the medium- high risk aversion SLR projections were selected to assess the vulnerability of the development to future sea-level rise.
2 Flood Control Channel
The flood control channel along the southwesterly boundary of the site includes a channel wall (floodwall) with a crest elevation at approximately +13 feet (NAVD88). The City of Huntington Beach, along with the County of Orange and the US Army Corps of Engineers is responsible for their owned and operated infrastructure. It is possible that over the lifetime of the Specific Plan development, capital flood control improvement projects would be implemented to reduce SLR impacts for the thousands of residents potentially impacted within the region. This particular channel is owned by the County of Orange, so raising the floodwall would be the responsibility of the County of Orange. If such future work was not conducted by these organizations, then a small floodwall or earthen berm could be constructed along the southwesterly boundary in the future to address potential flooding resulting from overtopping of the floodwall. The potential for saltwater to back up into the storm drain system during high tide Coastal Hazards
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August 2024
conditions could be addressed through the addition of tide gates that would limit the ability of water to flow from the flood control channel to the Specific Plan area during high tide conditions. 3 Tidal Inundation
As long as there are no hydraulic connections between the site and flood control channel the site would not be expected to be inundated by typical high tides between now and the year 2100. 4 Coastal Erosion
The U.S. Geological Survey (USGS) has developed a numerical modeling system capable of simulating various coastal hazards under existing mean sea level and future mean sea level conditions (i.e., with SLR projections). This modeling system, known as the Coastal Storm Modeling System or CoSMoS (Version
3.0, Phase 2). CoSMoS results for the SLR scenarios mentioned above were accessed in map format from the Our Coast, Our Future website for coastal erosion, tidal inundation, and coastal wave storm scenarios. The results for the coastal erosion scenarios indicated that the magnitude of coastal erosion is not expected to be large enough to impact the Specific Plan area by year 2100 due to several factors.
First, the beach is relatively wide (approximately 500 to 600 feet) at this location, which provides a buffer against coastal erosion. Second, the relatively high dune area on either side of PCH as well as PCH itself provide a further buffer from coastal erosion. Third, the Magnolia Marsh provides an additional buffer from SLR-induced erosion impacting the project site. These three factors represent a buffer distance of approximately 1,800 feet to 2,000 feet between the project site and beach. 5 Groundwater and Saltwater Intrusion
Rising sea levels can result in saltwater intrusion whereby relatively heavy saltwater moves landward migrating under relatively light fresh water displacing the fresh water in the process. Saltwater intrusion can adversely impact potable water aquifers, agriculture and infrastructure. The first two potential impacts are not applicable to the Specific Plan area; however, saltwater intrusion could adversely impact underground utilities and building foundations by increasing the potential for corrosion of metal elements and degradation of concrete. Building foundations and underground utilities could be impacted by hydrostatic uplift forces with these high groundwater levels that would tend to make them susceptible to saltwater intrusion, and should be constructed of material that is resistant to corrosion or degradation associated with higher salt levels. Rising groundwater levels could also adversely impact plants within the Specific Plan area; however the site would be graded to raise planted areas to elevations that exceed the predicted future groundwater elevations.
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Rising sea levels could result in corresponding increases in nearby groundwater levels. These increases in groundwater could adversely impact buildings and result in localized inundation in low-lying areas. Building foundations could be impacted by hydrostatic uplift forces associated with these high groundwater levels that would tend to make the structures buoyant like a boat. This potential impact would be addressed by designing the foundation and infrastructure to withstand the hydrostatic uplift pressure and salinity associated with high predicted groundwater levels due to sea level rise. 6 Coastal Wave Storm Flooding & Wave Runup
Coastal storms are characterized by higher than normal wave conditions and higher than normal ocean water levels associated with storm surge and wave setup. These conditions can be exacerbated when such storms occur during periods of relatively high ocean water levels such as El Nino years coincident with abnormally high tides (e.g., King Tides). During coastal storms, waves will break along the shoreline and runup the beach or coastal structure (e.g., revetment or seawall). If this wave run-up exceeds the height of the beach or coastal structure, then overtopping will occur causing coastal storm flooding landward of the shoreline.
Wave runup is not be expected to reach the site since it would have to overtop the beach, cross PCH, and flow through Magnolia Marsh before reaching the site. Moreover, it is anticipated that management efforts would be undertaken in the future to maintain the beach, PCH, and Magnolia Marsh for recreation, transportation, and wildlife, respectively. In the absence of these anticipated management efforts, wave runup is still not expected to reach the project site through Year 2100 with SLR. 7 Fluvial Flooding
Fluvial storms are associated with stream/river flooding due to rainfall across a watershed. The Specific Plan area is susceptible to fluvial flooding if flood waters overtop the floodwall. According to the most recent (August 15, 2016) FEMA flood insurance rate map (FIRM), the Specific Plan area is not located within the 100-year floodplain; refer to Figure 1: FEMA Flood Insurance Map (Preliminary August 15, 2016). During the 100-year flood, the water elevation in the flood control channel is estimated to reach +9.0 feet (NAVD88) with the base flood elevations shown in Table 2: Potential Base Flood Elevations for a 100-Year Flood.
Coastal Hazards
Page B-5
August 2024
Magnolia Tank Farm Redevelopment Project DRAFT
Everest International Consultants, Inc. 21
Figure 11. FEMA Flood Insurance Rate Map (Preliminary August 15, 2016) Figure 1: FEMA Flood Insurance Map (Preliminary August 15, 2016) Page B-6
August 2024
Table 2: Potential Base Flood
Elevations for a 100-Year Flood
Time Period* Medium-High
Risk Aversion
By 2030 9.7 feet
By 2060 11.2 feet
By 2100 14.4 feet
Source: Everest International Consultants and
(CNRA & OPC) 2018
Baseline is year 2000
Since the crest elevation of the channel wall is +13 feet (NAVD88) the flood waters would not overtop the floodwall causing flooding of the low-lying areas of the Specific Plan area before the year 2060. However in year 2100 the elevation of the flood waters in the flood control channel adjacent to the Specific Plan area could reach 14.4 feet (NAVD88) which would exceed the crest elevation of the floodwall, thereby resulting in flooding of the low-lying areas of the Specific Plan area.
As previously mentioned, the City of Huntington Beach along with the County of Orange and the US Army Corps of Engineers are responsible for their owned and maintained infrastructure. It is a reasonable assumption that over the lifetime of the Specific Plan development, capital flood control improvement projects would be implemented to reduce SLR impacts for the thousands of residents potentially impacted within the region. However, there are currently no specific projects by the City or the County of Orange (which owns the Huntington Beach Channel) to raise the floodwall along the western boundary of the site. 8 Tsunamis
The entire coast of Huntington Beach would likely be inundated by a large tsunami under existing conditions (i.e., without SLR). Refer to Figure 2: Tsunami Inundation Map - Newport Beach Quadrangle. The tsunami hazard mapping analysis did not include an evaluation of tsunami hazards in the future with SLR. However, since the entire project site is in a tsunami hazard area now, it is reasonable to assume the entire area would be in a tsunami hazard area in the future with SLR. In addition, the magnitude of inundation would likely be higher in the future for a given tsunami event due to the higher water elevations associated with SLR.
Coastal Hazards
Page B-7
August 2024
Figure 2: Tsunami Inundation Map - Newport Beach Quadrangle Page B-8
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9 Adaptation Measures
The floodwall provides protection for the project site from coastal hazards associated with high tides, coastal wave storms, and fluvial flooding under existing conditions. The floodwall is part of a flood control system (HBC & Talbert Channel) that provides flood protection for a large part of the City. Some of the area protected by this system is characterized by low ground elevations that would be subject to flooding in the absence of the flood control system. This flood control system is important from a regional (i.e., portion of city) as well as a local (i.e., project site and surrounding area) standpoint. Consequently, an adaptation strategy focused on protection has been pursued for this region over the past 50 years to address past and current coastal hazards associated with high tides, coastal wave storms, and fluvial flooding. Coastal hazard vulnerability associated with tsunamis was and is an unmitigated risk associated with the local area and region.
In the future, as sea level rises, low-lying residential neighborhoods surrounding the project site would be vulnerable to coastal hazards (coastal wave storms and fluvial flooding) sooner than the proposed project.
The City is planning to prepare an updated Local Coastal Program (LCP) in the future. Given the relatively large amount of infrastructure and structures protected by the existing flood control system that would be vulnerable to future SLR, it is anticipated that the City will continue to pursue an adaptation strategy focused on protection, at least for the earlier time periods (e.g., through Year 2060) when SLR is not expected to result in extensive vulnerability. In the latter years (e.g., beyond Year 2060) the City may choose to pursue an adaptation strategy involving a hybrid mixture of protection, accommodation, and retreat (e.g., relocate/remove existing structures, new development limitations).
Given the information presented above several specific adaptation measures were developed for the Project. These measures are presented below with consideration given to the time period and risk aversion level of each SLR scenario.
• Raising the overall ground elevation of the interior portion of the site to an average ground elevation of +10.5 ft, NAVD88. This adaptation measure would address the vulnerability of project components to increased groundwater elevations that could impact structural stability (e.g., foundation buoyancy/ uplift) and increased saltwater exposure that could lead to structural component oxidation (e.g., rebar rusting).
• Raising the interior ground elevation would reduce the depth of flooding that would occur if the floodwall were overtopped. In addition, the building pads would be raised an additional one to two feet above the elevation of the roads within the interior of the site. This adaptation measure would provide additional flood protection to the residential and commercial properties in the event of floodwall overtopping.
• Each outlet into the Huntington Beach Channel would be fitted with a tide gate to prevent flows in the Coastal Hazards
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channel from entering the project storm drain system. During rain events, the hydraulic head from the runoff in the storm drain would exceed the pressure on the other side of the tide gate and runoff would enter the channel.
• Manholes near the Huntington Beach Channel would allow for pumps to be retrofitted into the storm drain to provide the necessary pressure to drain the project site during storm events in the future. It is anticipated that the pumps would be required between Year 2060 and Year 2100.
Since the timing of a regional solution to SLR (increases of the floodwall height or upstream flow reduction) is uncertain, there is a temporal risk of SLR vulnerability that increases with time until such a solution (i.e., adaptation measure) is implemented. The following adaptation measures could be implemented to address this SLR vulnerability:
• The open space buffer located along the floodwall would remain open space with native upland habitat and limited human access. The area would be managed to preclude the establishment of sensitive habitats (e.g., ESHAs, wetlands) such that the area could be used for future implementation of SLR adaptation measures aimed at protecting the site. • The elevation along this area could be raised in the future to provide protection from coastal wave storm and fluvial floods. This could be done by importing soil to raise the ground elevation across the area to create a protective berm that would then be covered with native plants and, possibly, a trail system.
• Alternatively, the elevation could be increased via construction of a permanent or temporary floodwall located on the side of the open space buffer closest to the Huntington Beach channel.
The temporary floodwall would consist of elements that would be deployed in advance of storm conditions expected to cause flooding and then the elements would be removed/lowered and stored following passage of the storm.
All three of these options are currently used throughout the U.S. so this adaptation measure is feasible from an engineering and construction standpoint. These adaptation measures would not be implemented as part of the initial construction (i.e., Year 2025) but, rather, in future years if and when it is needed.
Implementation of this adaptation measure now could result in changes to flood elevations for the surrounding area that could negatively impact flood protection for those areas. Consequently, if this adaptation is ultimately needed it should be implemented in the future when it is needed to provide protection to the project site.
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Descriptions
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DRAFT
TANK FARM
Design Guidelines | August 2024
Magnolia
V olume II of II
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Prepared For City of Huntington Beach
Adopted by City Council Resolution No. xxxxxxx, (Adopted Date) Certified by California Coastal Commission (Certified Date)
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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
See Volume III - General Plan Consistency
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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
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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 environment and to allow for adaptability to market changes.
The Guidelines are intended to inform builders and designers to create landscape and architecture that is consistent with the Specific Plan vision and guiding principles, the land use plan and development standards in Chapter 3 of Volume I. While many examples are provided, they are not an exhaustive list of design solutions. The Design Guidelines are referencing design items not already addressed by the citywide design guildelines for which the project is subject to. 2 Design Hierarchy
The Guidelines are most detailed for the Coastal Conservation (CC), Open Space-Parks and Recreation OS-PR) and the Commercial Visitor (CV) zones, and the major vehicular and pedestrian circulation because these areas are fundamental to establishing the development character of the neighborhood. The residential Guidelines allow for necessary adaptability to market changes over an extended period of time.
However, the residential Guidelines are sufficiently robust so the underlying vision and planning principles will be embodied in all phases of the community’s development.
For descriptive purposes, some areas are given names to convey design intent and for ease of location and identification. Final naming will be the responsibility of the master developer, builder and/or operators. 3 Landscape Design Concept
The landscape design concept creates a rich and vibrant landscape setting that respects and celebrates the Magnolia Marsh while meeting the needs of the residents and public in the design of Magnolia Marsh Park and internal paseos and streetscape. This will be accomplished throughout the site using both canopy and vertical accent trees as appropriate, and through low-water using and drought-tolerant plant materials, while keeping the use of turf to a minimum. Landscape design will incorporate feasible low impact development (LID) design features such as bioretention with under drains and specialized soil amendments for stormwater harvest and reuse. Additionally, landscape design shall implement heat reflecting surface color palettes and paving materials to further apply best practices.
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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 area 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.
Figure 1: Conceptual CC Zone Landscape Vignette
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Figure 3: CC Conceptual Landscape Design Plan
Figure 2: CC Zone Section
CC Zone
TRAIL
OCFCD ACCESS ROAD
3.1.1 Design Hardscape Elements
Hardscape will consist of an informal meandering trail. No paths are proposed within the CC area zone upstream of the Marsh Park. The path will be located at least 20 feet from the property boundary except for the access point to the 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 Fence &
OS-PR ZONE
30’
24’ WIDE NATURAL,
PERMEABLE PUBLIC
TRAIL/FIRE ACCESS
ROAD
CC ZONE
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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.
Figure 4: Marsh Park Concept Plan
HUNTINGTON BEACH CHANNEL
ACCESS ROAD
BRIDGE
1 54
2 3
7 6
P/L
INTERPRETIVE
SIGNAGE
AMPHITHEATER
SEATING
LOOKOUT
BIOSWALE
SCREENING
Landscape Key
1 OPEN LAWN
2 AMPHITHEATER
• TERRACED SEATING
3 BIOSWALE
4 OBSERVATION DECK
• SEATING
• SHADE ELEMENT
• EDU SIGNAGE
5 FIRE ACCESS ROAD
• PEDESTRAIN PROMENADE
6 SEATING AREA
SHADE GROVE
• GREENSCREENS
• VERTICAL TREES7
Marsh Park
Legend
Open Lawn
Amphitheater
• Terraced
Bioswale
Observation Deck
• Seating
• Shade Element
• Edu Signage
Pedestrian Trail
Seating Area
Shade Grove
• Greenscreens
• Vertical Trees
1 2
3 4
5 6
7
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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 hotel and the adjacent MTF residential development neighborhood. The Park is lined by screening trees, a bioswale and meadow-like planting. The Park design features will be compatible with the CC zone SECTIONS | LINEAR PARK
5 November 14, 2016
SECTION A
SECTION B
TERRACED WALLS
TOT LOT
LOW WALL
0 24 8
SCALE: 1” = 4’
Figure 5: Conceptual Cross Section of Magnolia Park
8’
Path
8’
Sidewalk
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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 Park overlook from Magnolia Street. A public parking lot, with a minimum of 8 parking spaces, is located adjacent to Marsh Park.
3.2.2 Magnolia Park
The Magnolia Park landscape design will emphasize a dry riparian woodland ecosystem concept that is climate appropriate and complements and is compatible with the vegetation and habitat of the 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 6: Conceptual Magnolia Park Vignette
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RESIDENTIAL
RESIDENTIAL
BANNING BANNING
BERMUDAMAGNOLIA STREET
RIPARIAN WOODLAND
OVERSTORY
LOW WATER
UNDERSTORY
COASTAL ADAPTED
PLANTING
ORNAMENTAL
GRASSES
SUCCULENT
GARDENS
BERMUDA
MAGNOLIA STREET
RESIDENTIAL
RESIDENTIAL
Figure 7: Magnolia Park Concept Plan
Magnolia Park Planting Framework Magnolia Park Concept
NTS
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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 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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Figure 10: Typical Residential Private Street Cross Section (Section C)
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.
B
C
A
Section Locations
Figure 8: Primary Entry of Lodge Cross Section (Section A) Figure 9: Private Street in Front of Lodge Cross Section (Section B)
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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 hotel entry as shown on Figure 8:
Primary Entry of Lodge Hotel Cross Section (Section A) and Figure 9:
Private Street in Front of Lodge Hotel 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
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shade during the summer, minimizing 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.
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
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develop;
• Both benches and trash receptacles should be anchored to prevent unauthorized movement; • Materials, coatings, and surfaces should be graffiti resistant. Furniture should be readily replaceable; • Benches should be placed on the back side of sidewalk a minimum of six to nine feet from the bus sign post, to allow pedestrians to move past people sitting on the bench; and • Seating areas should be well shaded, if possible, either using shade trees preferably planted at the back of the sidewalk.
3.4.2 Bus Shelter Design
Passenger shelters are provided to enhance the safety, security and comfort of transit patrons. When considering the placement of passenger shelters, consider the following:
• Style of shelter should complement the architecture allowed within the Specific Plan; • Location of doors/wheelchair lifts on OCTA buses;
• Sight lines from nearby streets and driveways;
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• 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.
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
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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.
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;
Pylon Sign
Wall Sign
Projecting Sign
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• 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.
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 Pagentry and Directional Sign Examples
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the sign face in size and shape;
• A consistent color scheme should be used on all exterior signs that is compatible with all other signs on the parcel; and • Signs should be constructed of permanent/durable exterior sign materials.
3.7.3 Wall and Projecting Sign Guidelines
• Locate signs as close to the building entrance as possible, where feasible;
Directional Sign Examples
• Wall signs shall consist of individual letters and be attached to a building without visible supports or raceways;
• Wall mounted internally illuminated box signs and banners used as permanent signs are prohibited; • Projecting signs shall have a minimum vertical clearance of eight feet; • Projecting signs shall be placed perpendicular to the building wall; • Projecting signs shall be attached-to the building fascia or canopy with an authentic, attractive and decorative supports;
• Encourage use of a consistent color scheme on all exterior signs that is compatible with all other signs on a building and free-standing signs on a parcel; and
• Construct signs of permanent, durable, and fade resistant materials. Figure 12: CV Recreation Area Concept
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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 Figure 11: CV Plaza
Figure 12: CV Recreation Area Concept
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
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recessed, framed, or otherwise treated to avoid a flat appearance of the sign face.
Directional Signs and Wayfinding Program
• A wayfinding program detailed with the placement and location of directional signs shall be developed;
• Vehicular directional signs should be located at major vehicular intersections and at strategic locations to also act as identity markers for pedestrians;
Second floor suite
Open air covered walkway Special meeting facilities and pool Private patio
Figure 13: Lodge Character Imagery
Pool environment Lodge food and beverage inspiration
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• The placement of directional signs must maintain sight lines; and • Pedestrian directional signs are highly encouraged in areas of high pedestrian activity.
Figure 14: Guesthouse Character Imagery
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4 Commercial Visitor Design Guidelines
This section provides Guidelines for the design of the commercial visitor area.
4.1 Design Concept
The Lodge hotel will provide services for overnight visitors, day visitors, pedestrians and bicyclists including those utilizing the Coastal Trail, Huntington State Beach, and other amenities and connections in the immediate vicinity.
The Plaza is the centerpiece of the visitor-serving area. This gathering space will provide common area for vistors, residents and hotel guests to enjoy Lodge hotel activities and social interaction. Its character and activities relate to the culinary-oriented retail and services in the adjacent first floor buildings and the Lodge hotel terrace, and becomes part of the open space/park system for the community.
By taking design cues and lessons from some of the world’s greatest local gathering places and adapting them to the Huntington Beach culture, context and 21st century life, the Plaza is intended to be a 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.
The Lodge hotel 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 Lodge hotel recreation/event area is designed to accommodate low-key Lodge hotel events and intimate gathering spaces. While the pool may be limited to hotel guests and gated as required by safety laws, and private events may be scheduled in the event area (outside the public trail, which shall remain open to Wall plane variation
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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.
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 Lodge hotel. 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.
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.
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 Maximize architectural interest
Open air covered walkway
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enclosing the service or loading area; and
• The location of service and loading areas shall not have negative impacts on vehicular access, including not blocking alleys or residential parking areas.
4.3 Building Design
4.3.1 Massing
• Desirable massing includes:
• Variation in the wall plane (projecting and recessing elements); and • Variation in wall height.
• Surface detailing should not serve as a substitute for distinctive massing; • Minimize the vertical emphasis of architectural design elements by incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs or other ornamentation, along different levels of the wall surface;
• Consider using narrow floor plan depths to maximize daylight, exterior views, and natural ventilation.
Courtyards and atriums can also be used to bring light and air into interior space; and • Maximize architectural interest in walls by:
• Adding window openings and/or entrances and other relief, • Providing recessed glazing and storefronts,
• Changing color and texture along the wall surface,
Intimately-scaled building and landscape elements
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• 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.
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
Solar panels visible to adjacent area
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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;
• 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
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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.
Roof line changes and organic monumentation
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4.3.6 Parapets
Rooftop equipment on flat roofs, except for solar panels, should be screened and should be invisible from ground level. Buildings with flat or low-pitched roofs should incorporate parapets, pitched facades, or architectural elements designed to screen roof mounted mechanical equipment.
Parapets should convey a sense of permanence. If the interior side of a parapet is visible from the pedestrian and/or motorist area of the project, it should receive appropriate detail and the proper application of materials should be utilized.
4.3.7 Main Entryways
Main entryway design should consider the following:
• Changes in the roof line, a tower, or breaks in the surface to the subject wall are preferred;
• Recessed or projecting entries and articulation in the storefront mass are encouraged;
• Awnings or signs should be used to help clearly demarcate building entries and help orient pedestrians;
• Doors should be in scale with the building elevation on which the door is located; and
• Storefront doors within a single facade should be of the same style and height.
4.3.8 Rear Entrances
• The rear entry door design should be compatible with the front door;
• Security lighting should be focused on the rear entry door . All lighting fixtures shall be the minimum lumens required for safety and security. Security lighting attached to the structures shall use a control device or automatic switch system or equivalent functions to minimize lighting. Security lighting shall be directed downward, be DarkSky Approved, and shall not blink or flash or
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be of unusually high brightness or intensity. Illumination levels bordering the CC area shall not be greater than one-foot candle (10.76 lumens) beyond the zoning boundary of the site of the light source;
• Selective use of tree planting, potted plants and other landscaping should be used to improve a rear facade; and
• Refuse containers and service facilities should be screened from view. Use landscaping to screen walls and to deter graffiti.
4.3.9 Windows
• Awnings, landscaping and controllable blinds should be provided to reduce heat gain through windows.
4.3.10 Colors
The appropriateness of any given color for a particular building depends on a number of factors, including architectural style, building material, building features and details, building size, building orientation, building context and climatic considerations. Well-coordinated color palettes that integrate with the exterior features of a building should be used. • Incorporate a heat reflecting surface color palette and building materials;
• Use subtle or muted colors on larger and simpler buildings; • Contrasting colors that accent architectural details are encouraged;
• No more than three colors should be used on any given facade, including natural colors such as unpainted brick or stone; • Avoid using colors that are not harmonious with the color palette; • Light building colors in soft tones are encouraged; large areas of intense light color should be avoided. Soft tones ranging from white to very light pastels are preferred. Neutral colors such as off-white, beige, and sand are also acceptable; and
• Accent colors outside of the light building colors may be used to reinforce the design concept.
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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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5 Residential Guidelines
5.1 Landscape
The residential landscape should comply with the General Landscape Guidelines in Section 3.
5.1.1 Common Recreation Space
The common recreation open space facility will become 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 reflect the same architectural character as the nearest residential buildings.
Common Recreation Outdoor Kitchen
Common Recreation Open Space
Spa Area
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• 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.
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;
Entry monumentation
Enhanced paving
August 2024
• 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;
• 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.
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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;
• 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.
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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.
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.
Example of stacked massing and simple roof
lines
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5.2.5 Efficient Design
In an effort to meet the rising housing demand and affordability, efficient design is an important consideration. Homes that feature simple structural (massing and roof) forms will provide an aesthetically pleasing neighborhood while being economically feasible.
Smaller homes especially stand to benefit from a simpler, streamlined architectural treatment characterized by stacked massing, simple rooflines, and an acute attention to detail to maximize buildable square footage. Architecture designed with simplified massing also has positive impacts on the reduction of the building’s carbon footprint through resource-efficient design.
5.2.6 Human-Scale Design
Buildings should incorporate three-dimensional massing that casts shadows and creates visual interest on the facade. Overall design aesthetic (composition of massing, scale, material, color and detail) is more important than the level of articulation. • Design building forms to be well-proportioned with a balanced composition of elements along the street; • Articulate building facades through the use of offset massing elements or volumes, complementary colors and/or materials, variations in building setbacks, or attractive window fenestrations; • Provide 360-degree architecture;
• Use projections, overhangs, and recesses to enhance shadow, articulation and the scale of buildings; and Highly visible corner accented
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• 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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Upgraded garage doors, recessed garage doors
and planting and enhance paving the private
alley experience
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.
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Lakewood and GaLLatin
downey, Ca
City Ventures
Sheet number
2011240 • 06-19-12
6-Plex Front Elevation
Plan 2
© 2012 WILLIAM HEZMALHALCH ARCHITECTS, INC.
(Refer To Landscape Drawing
for Tree Location) Plan 2 Plan 3Plan 3 Plan 1 Plan 1
A-10
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).
Figure 15: Massing and Articulation Diagram
Prominent vertical building
feature
Accentuated corner
treatment
Windows stack verticallyVariation in building height
Change of material reinforces
horizontal plane
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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
Windows enhance the architectural character of the building Awning above entry door
Avoid horizontal windows
Prohibited
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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.
Example of siding terminating at an inside
corner
Style-appropriate windows; heavier base
material
Appropriate use of materials reinforces
contemporary design theme
Material wrapping diagram
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.
Exterior lighting complementary to the architectural style
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• All lighting shall be down-directed, DarkSky Approved, and compatible with the CC zone and Magnolia Marsh habitats.
• No permanently installed lighting may blink, flash, be of unusually high intensity or brightness, or have a color temperature over 3000K. • Stand-alone light fixtures shall be limited to a maximum height of 20 feet.
5.2.14 Functional Elements
• Screen ground-mounted equipment and meters;
• Screen air conditioning units by parapets, walls or landscaping a minimum of six inches taller than the equipment and located away from project amenities; and • Paint mechanical devices such as exhaust fans, vents, pipes, gutters and downspouts to match or complement adjacent surface.
5.2.19 Trash Enclosures
Locate space for trash bins within the garage if possible. Where outdoor trash bins are proposed design trash enclosures as follows:
• Incorporate roof structures to screen the refuse storage areas that can be overlooked from above; and
• Use finish materials and details compatible with the surrounding architecture; gates should be solid (not transparent).
• All trash enclosures shall drain to the sanitary sewer system only.
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 not 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 Seaside design example
Abstract Spanish 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
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Courtesy of: Looney Ricks Kiss
Courtesy of: John Marshall Custom Homes
Figure 17: Abstract Traditional Elevation Examples
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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 overhanging eaves and rustic-textured building materials. Substantial, tapered porch columns with stone piers lend a Greene character while simpler double posts on square brick piers and larger knee braces make a Craftsman distinctly more Maybeck. The overall effect is the creation of a natural, warm and livable home of artful and expressive character .
Elements Standards Enhancements
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
August 2024
Figure 19: Abstract Craftsman Elevation Examples
August 2024
Abstract Spanish
The Abstract Spanish style includes box-like forms that can include either flat roofs with parapet or shallow- pitched roofs. Wall surfaces are simple or have lightly textured surfaces, with clean cut openings for windows and doors. Arched doorways, small balconies and the creative use of stone provide form to the Abstract Spanish style. Contemporary elements such as iron awnings, sliding barn doors and a combination of traditional light fixtures and contemporary lighting strategies pull the ‘old’ and the ‘new’ together while providing a warm, contemporary flair .
Elements Standards Enhancements
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
August 2024
Courtesy of: Freebase.com
Courtesy of: Jerry Kurjian
Figure 20: Abstract Spanish Elevation Examples
August 2024
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August 2024
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.
Shrubs
Botanical Name Common Name
Abronia maritima Red Sand Verbena
Abronia umbellata Beach Sand Verbena
Acmispon glaber Deerweed
Adenostoma fasciculatum Chamise
Agave shawii Shaw’s Agave
Amsinckia spectabili Woolly Breeches
Arctostaphylos ‘Austin Griffiths’ Manzanita
Artemisia californica California Sagebrush
Asclepias fascicularis Narrowleaf Milkweed
Asclepias tuberosa Milkweed
Atriplex californica California Saltbush
Baccharis pilularis ‘Pigeon Point’ Dwarf Coyore Brush
Baccharis sarothroides ‘Starn’ Trailing Desert Broom
Bergerocactus emoryi Snake Cactus
Carex pansa Dune Sedge
Ceanothus ‘Yankee Point’ Carmel Mountain Lilac
Corethrogyn filaginifolia Sandaster
Croton californicus California Croton
Cylindropuntia prolifera Coastal Cholla
Dudleya caespitosa Sand Lettuce
Encelia californica California Brittlebush
Eriogonum fasciculatum California buckwheat
Erysimum capitatum Sanddune Wallflower
Isocoma menziesii Menzie’s Goldenbush
Isomeris arborea California Cleome
Lessingia ‘Silver Carpet’ Silver Carpet Beach Aster
Lotus scoparius Common Deerweed
Lupinus chamissonis Chamisso Bush Lupine
Mimulus aurantiacus Monkey Flower
Opuntia spp. Prickly Pear Cactus
Opuntia littoralis Coastal Prickly Pear
Phacelia ramosissima Branching Pachelia
Rhus integrifolia Lemonade Sumac
Ribes speciosum Gooseberry
Salvia apiana White Sage
Salvia leuophylla Gray Sage
Salvia mellifera Black Sage
Coastal Dune and Sage Scrub Plant Palette
Appendix A: Plant Palette
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August 2024
Trees
Botanical Name Common Name
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. rasemosa Western 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
Shrubs
Botanical Name Common Name
Achillea millefolium californica Yarrow
Arbutus unedo ‘Compacta’ Strawberry Tree
Arctostaphylos spp. ‘Emerald Carpet’ Carpet Manzanita
Asparagus ‘Myers’ Foxtail Fern
Baccharis ‘Pigeon Point’ Dwarf Coyote Brush
Berberis spp. Barberry
Callistemon spp. ‘Little John’ Dwarf Bottle Brush
Carpenteria californica Bush Anemone
Cistus hybrids Rockrose
Clarkia amoena Farewell To Spring
Ceanothus spp. ‘Yankee Point’ Wild Lilac Yankee Point
Ceanothus
Dendromecon harfordii Island Bush Poppy
Galvezia speciosa Island Snapdragon
Hebe spp. speciosa Showy Hebe
Heuchera spp. ‘Canyon Chimes’ Pink 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. clevelandii Blue Sage
Verbena bonariensis Purple Top
Viburnum spp. Viburnum
Dry Riparian Woodland Plant Palette
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August 2024
Dry Riparian Woodland Plant Palette
Grasses
Botanical Name Common Name
Carex spp. tumulicola Foothill Sedge
Bouteloua ‘Blond Ambition’ Blond Ambition Blue Grama
Festuca mairei Atlas Fesuce
Fectuca rubra Red Fescue
Juncus spp. patens Canyon Gray Rush
Leymus ‘Canyon Prince’ Canyon Prince Wild Rye
Liriope spp. muscari 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
Succulents
Botanical Name Common Name
Aeonium arboreum Purple Queen Aeonium
Agave americana Century Plant
Agave attenuata Foxtail Agave
Agave vilmoriniana Octopus Agave
Aloe spp. arborescens Torch Aloe
Calandrinia spectabilis Rock Purslane
Crassula spp. arborescens. Jade Plant
Echeveria spp. Echeveria
Furcraea macdougalii Furcrarea
Hesperaloe parviflora Red Yucca
Opuntia spp. littoralis Coastal Prickly Pear Cactus
Sedum spp. Blue Spruce Stonecrop
Senecio spp. serpens Kleinia Blue Chalk Sticks
Yucca spp. rostrata Beaked Yucca
Vines
Botanical Name Common Name
Distictis buccinatoria Blood Red Trumpet Vine
Mandevilllea spp. laxa Mandevillea Chilean Jasmine
Parthenocissus quinquefolia Virginia Creeper
Passiflora spp. ‘Coral Sea’ Passion Vine
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Shrubs
Botanical Name Common Name
Anigozanthos spp. Kangaroo Paws
Arctostaphylos spp. Manzanita
Artemisia californica California Sagebrush
Asparagus ‘Myers’ Foxtail Fern
Calistemon spp. ‘Little John’ Dwarf Bottle Brush
Cistus hybrids Rockrose
Clarkia amoena Farewell To Spring
Ceanothus spp. ‘Yankee Point’ Wild Lilac Yankee Point
Ceanothus
Crocosmia ‘Emily McKenzie’ Montbretia
Cuphea hyssopifolia Mexican False Heather
Cynara cardunculus Cardoon
Geranium spp. Geranium
Helichrysum spp. Licorice Plant
Hebe spp. speciosa. Showy Hebe
Ilex spp. Holly
Kniphofia triagularis Poker Plant
Kosteletzkya virginica Seashore Mallow
Lavandula spp. stoechas otto quast French Lavender
Lupinus excubitus Grape Soda Lupine
Myrica cerifera Wax Myrtle
Pelargonium ‘Jack of Hearts’ Jack of Hearts Geranium
Perovskia atriplicifolia Russian Sage
Philodendron spp. Xanadu Philodendron Xanadu
Phormium spp. Flax
Pittosporum spp. Mock Orange
Rhaphiolepis spp. umbellate Indian Hawthorn
Rhus integrifolia Lemonade Berry
Rosa spp. Flower Carpet Rose
Rosmarinus spp. ‘Huntington Carpet’ Huntington Carpet Rosemary Santolina chamaecyparissus Lavender Cotton
Sesleria autmnalis Autumn Moor Grass
Strelitzia spp. Bird Of Paradise
Salvia spp. ‘pozo blue’. Sage Pozo Blue Salvia
Verbena bonariensis Purple Top
Viburnum spp. Viburnum
Trees
Botanical Name Common Name
Aloe barberae Tree Aloe
Arbutus ‘Marina’ Strawberry Tree
Chamaerops humilis Mediterranean Fan Palm
Eucalpytus botryoides Southern Mahogany
Ilex vomitoria Youpon Holly
Juniperus virginiana Eastern Red Cedar
Leptospermum laevigatum Australian Tea Tree
Leptospermum socaprium New Zealand Tea Tree
Olea europea ‘Swan Hill’ Olive Tree
Magnolia grandiflora Southern Magnolia
Melaleuca quinquenervia Melaleuca
Phoenix canariensis Canary Island Date Palm
Phoenix dactylifera Date Palm
Pinus halepensis Aleppo Pine
Pinus pinaster Maritime Pine
Platanus spp. ‘Bloodgood’ Bloodgood Sycamore
Quercus agrifolia Coast Live Oak
Quercus ilex Holly Oak
Quercus virginiana Southern Live Oak
Taxus baccata ‘Stricta’ Irish Yew
Tristania conferta Brisbane Box
Vitex lucens New Zealand Chaste Tree
Washingtonia filifera California Fan Palm
Washingtonia robusta Mexican Fan Palm
Interior Plant Palette
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August 2024
Grasses
Botanical Name Common Name
Carex pansa California Meadow Sedge
Leymus arenarius Blue Dune Grass
Liriope spp. Lily Turf
Lygeum spartium Esparto Grass
Miscanthus sinensis Maiden Grass
Muhlenbergia spp. rigens Muhly Deer Grass
Paspalum quadriforium Crown Grass
Pennisetum spathiolatum Slender Veldt Grass
Sesleria autumnalis Autumn Moor Grass
Uniola paniculata Sea Oats
Interior Plant Palette
Succulents
Botanical Name Common Name
Aeonium arboreum Purple Queen Aeonium
Agave americana Century Plant
Agave attenuata Foxtail Agave
Agave vilmoriniana Octopus Agave
Aloe spp. arborescens Torch Aloe
Carissa spp. ‘Emerald Blanket’ Natal Plum
Calandrinia spectabilis Rock Purslane
Cistus hybrids Rockrose
Crassula spp. arborescens Jade Plant
Euphorbia tirucalli FIrestick Plant
Echeveria spp. Echeveria
Furcraea macdougalii Furcrarea
Hesperaloe parviflora Red Yucca
Opuntia spp. littoralis Coastal Prickly Pear Cactus
Portulacaria spp. Elephant Food
Sedum spp. Blue Spruce Stonecrop
Senecio spp. serpens Kleinia Blue Chalk Sticks
Yucca spp.rostrata Beaked Yucca
Vines
Botanical Name Common Name
Distictis buccinatoria Blood Red Trumpet Vine
Ficus pumila Creeping Fig
Passiflora spp. ‘Coral Sea’ Passion Vine
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