City Council/Public Financing Authority
September 17, 2024

Proposed General Plan Map

2-16 City of Huntington Beach General Plan (Adopted October 2, 2017)

Adopted Specific Plans Figure LU-3

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STATUTORY REQUIREMENTS

The California Coastal Act (California State Public Resources Code, Division 20, Sections 30000 et seq.) directs each local government lying wholly or partly within the Coastal Zone, as defined by the Coastal Act, to prepare a Local Coastal Program for its portion of the Coastal Zone. Local Coastal Programs are used to carry out the policies and requirements of the Coastal Act by local governments. Local Coastal Programs must be reviewed and certified by the California Coastal Commission before being implemented by a local government.

Local Coastal Programs are divided into two components: 1.) A coastal element, and 2.) An implementation program. The coastal element must include a land use plan and clear, specific policies to be used by decision-makers when reviewing coastal related issues and proposed development within a jurisdiction’s Coastal Zone boundary. Implementation programs include zoning ordinances, zoning district maps, specific plans and other implementing actions that must conform with and carry out the goals and policies of the certified coastal element.

INTRODUCTION

Role and Purpose of the Coastal Element

The purpose of the Huntington Beach Coastal Element is to meet the requirements of the Coastal Act and guide civic decisions regarding growth, development, enhancement and preservation of the City’s Coastal Zone and its resources.

Coastal Element Adoption Process

The Huntington Beach Coastal Element was initially certified by the California Coastal Commission in 1985. Portions of the Element have been amended since, but no comprehensive updates have been undertaken until now. This Coastal Element represents a comprehensive update of the City’s 1985 Coastal Element. The purpose of the update is to ensure consistency with the policies and format of the 1996 Huntington Beach General Plan and to incorporate revisions of the Coastal Act to date. The Huntington Beach Coastal Element update and adoption process involved the following sequence of tasks:

1. Background information, technical analysis and public input obtained during the 1996 Huntington Beach General Plan Update was used as the primary background information for the Coastal Element update.

2. The draft 1999 City of Huntington Beach Coastal Element was presented to the Planning Commission in a workshop format.

3. The draft 1999 City of Huntington Beach Coastal Element was circulated for a 30 day public review and comment period.

4. At the end of the 30 day review period, the draft 1999 Coastal Element was reviewed at public hearings before the Planning Commission who made recommendations to the City Council for final adoption.

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5. The City Council reviewed the draft 1999 Coastal Element, along with Planning Commission recommendations, and took action to adopt the draft 1999 Coastal Element.

6. The City Council approved 1999 Coastal Element was forwarded to the California Coastal Commission for final certification.

Coastal Element Organization

This Coastal Element document is organized in the following manner, consistent with the other elements of the 1996 City of Huntington Beach General Plan.

▪ Section 1 - Statutory Requirements
▪ Section 2 - Introduction
▪ Section 3 - Technical Synopsis
▪ Section 4 - Issues
▪ Section 5 - Goals, Objectives and Policies

Goals: A statement of the ultimate purpose of an effort. General in nature and not necessarily quantifiable.

Objectives: A measurable goal.

Policies: A specific statement guiding actions and implying clear commitment.

▪ Section 6 - Implementation Programs

Implementation
Programs: Denotes actions, procedures, or techniques that carry out the General Plan policy through implementing a standard. Each policy is linked to a specific action oriented implementing program.

Implementation
Matrix: Denotes the responsible agency, funding sources, and schedule for implementing the program.

Relationship to Other Planning Documents

General Plan
The City of Huntington Beach General Plan is the fundamental policy document intended to guide development of the City over the next 20 years. It provides the framework for management and utilization of the City’s physical, economic and human resources. General Plan policy addresses land use, the design/character of buildings and open spaces. It also addresses the conservation of existing housing and the provision of new dwelling units, the provision of supporting infrastructure and public services, the protection of environmental resources, the allocation of fiscal resources, and the protection of residents from natural and human-caused hazards. The General Plan is divided into chapters by subject matter. Each chapter contains

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elements that address specific issue areas. The thirteen elements of the City of Huntington Beach General Plan include the following:

▪ Land Use
▪ Urban Design
▪ Historic and Cultural Resources
▪ Economic Development
▪ Growth Management
▪ Housing
▪ Circulation
▪ Public Facilities and Services
▪ Recreation and Community Services
▪ Utilities
▪ Environmental Resources/Conservation
▪ Air Quality
▪ Coastal

Prior to its implementation, the Coastal Element must be approved by the City Council then forwarded to the California Coastal Commission to be reviewed and “certified.” For this reason, the Coastal Element has been prepared as a “stand alone” document. It is consistent with the format and policy content of the other elements of the General Plan.

Local Coastal Program (LCP)
A Local Coastal Program consists of two parts:

1.) A coastal element including policies and a land use plan, and

2.) An implementation program with zoning ordinances, zoning district maps and other implementing actions.

The implementation portion of the LCP must be consistent with the goals and policies of the certified land use plan and must contain adequate measures to ensure their implementation. This document, the Coastal Element, constitutes Part 1 of 2 of the Huntington Beach Local Coastal Program.

Zoning Ordinance
The City’s Zoning Ordinance is the primary implementing measure of the Coastal Element. It sets forth regulations regarding land use, development review processes, and development standards for the entire City. The Zoning Ordinance is the Implementation Program, or Part 2 of the City’s Local Coastal Program.

Specific Plans
Specific plans are development regulation/zoning tools that may supplement or supersede the Zoning Ordinance in designated areas of the City. Specific plans allow for more customized development and design standards than conventional zoning provides. They are used in areas of the City where unique characteristics, features or issues exist, and where a comprehensive approach to planning, design and development is desired. The City’s Coastal Zone includes sixseven specific plan areas. These areas are indicated on the Coastal Element Land Use Map (Figures C-5 through C-9) with an “–sp” overlay. The sixseven areas are also listed below.

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▪ Downtown
▪ Huntington Harbour Bay Club
▪ Holly Seacliff (a portion of)
▪ Seacliff
▪ Magnolia/Pacific
▪ Palm/Goldenwest
▪ Magnolia Tank Farm

California Environmental Quality Act
In accordance with section 15265 of the California Environmental Quality Act, the preparation and adoption of Local Coastal Programs are exempt from environmental review. This does not imply that development projects that are consistent with the adopted Coastal Element are exempt from environmental analysis.

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TECHNICAL SYNOPSIS

Coastal Zone Overview

The Coastal Act establishes policies for coastal resource preservation and defines an area where the policies shall apply. That defined area is known as the “Coastal Zone.” The Coastal Zone runs the length of the State’s shoreline from its Oregon border south to the Mexican border.

Huntington Beach is a shoreline community, a portion of which lies within the State’s defined Coastal Zone. The City’s Coastal Zone boundary runs from the northern City limit at Seal Beach, south nine miles to the Santa Ana River at the Huntington Beach/Newport Beach boundary. It extends inland from the mean high tide line from 1,000 yards to over one mile in some areas.

The Huntington Beach Coastal Zone encompasses approximately five square miles of land and water, or about seventeen percent of the total area of the City. The Huntington Beach Coastal Zone boundary is shown in Figure C-2.

The Huntington Beach Coastal Zone includes a wide variety of land uses. Open shoreline, parks and recreational facilities, habitat areas, residential, commercial and industrial uses, as well as, energy and oil extraction facilities currently exist in the Coastal Zone. At the north end of the Coastal Zone is Huntington Harbour, a man-made residential marina with commercial centers and residences oriented toward the waterways. South of Huntington Harbour is the Bolsa Chica area which is presently undeveloped and unincorporated, but lies within the City’s Sphere of Influence for potential future annexation.

Further south, and adjacent to the Bolsa Chica, is a large undeveloped area of land, part of which is presently in oil production. The Seacliff residential development and golf course lie to the north. Next is the City’s downtown area, which over the last ten years has been transformed through re-development into the primary activity node in the City for both residents and visitors.

The downtown area includes, among other things, the Municipal Pier and Plaza, destination resort facilities, and a wide variety of visitor serving amenities and activities. At the south end of the Coastal Zone, a major electrical power plant dominates the surrounding shoreline, while nearby, a large sewage treatment facility processes waste from throughout the County. These facilities are near restored coastal wetlands that serve as habitats for numerous wildlife species, including the endangered California least tern and Belding’s savanna sparrow.

The following paragraphs describe, in more detail, the City’s Coastal Zone; its existing land uses, proposed land use plan and coastal resources. For purposes of discussion, the Coastal Zone is divided into sub-zones. Figure C-4 depicts the Coastal Zone and its five sub-areas. Figures C-5 through C-9 depict individual sub-areas and proposed land uses. Land use category definitions and listings of permitted uses and densities per land use category are provided in Table C-1.

Section 4 provides an overview of the issues that must be addressed in the Coastal Zone to comply with Coastal Act policy. Section 5 provides specific policies that the City will follow in order to preserve and enhance its coastal resources and amenities, and Section 6 provides an overview of implementation actions and regulations to carry out the policies.

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Sub-Area Descriptions and Land Use Plan

Zone 1 – Huntington Harbour

This area includes the City’s Coastal Zone between Warner Avenue and the northeastern City limits. (Figure C-5.)

Existing Land Uses
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) Huntington Harbour is an 860 acre residential, man-made marina that occupies the majority of this zone. The Huntington Harbour development is primarily residential with approximately 4,000 residential units, including single family homes, condominiums and apartments all oriented around the three mile network of navigable channels. Zone 1 also includes three commercial centers (one neighborhood serving and two visitor serving) with retail services, overnight accommodations and eating establishments. Public facilities include seven neighborhood parks, a fire station and three boat ramps. A private yacht club and a private racquet club are also located here.

Coastal (Seaward of Pacific Coast Highway)
This portion of Zone 1, which includes Sunset Beach, does not lie within the City’s corporate limits and is, therefore, not a part of this Coastal Element.

Coastal Element Land Use Plan
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) Zone 1 is primarily built out, consistent with Coastal Element Land Use Plan designations. The land uses permitted in this zone are summarized below and include residential, commercial and open space. This zone also includes Community District/Sub-areas 4A, 8A and 8B. The Community District and Sub-area Schedule shown in Table C-2 further defines permitted uses, density/intensity and design and development standards.

Coastal (Seaward of Pacific Coast Highway)
The Coastal Element Land Use Plan does not address this area which is outside City limits.

ZONE 1 – LAND USE DESIGNATIONS
RESIDENTIAL RL 6.5, RL-7,RM-15,
RMH-25, RH-30
COMMERCIAL CG-F1, CV-F2-d, CN-F1
MIXED USE M-sp

PUBLIC P-OS-CR

OPEN SPACE OS-P, OS-W
ZONE 1 – SPECIFIC PLAN AREAS
Huntington Harbour Bay Club
ZONE 1 – GENERAL PLAN OVERLAYS
4A, 8A, 8B
See Table C-1 for land use category definitions.

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Zone 2 – Bolsa Chica

This area of the Coastal Zone extends between Warner Avenue to the City limits near the Huntington Beach Mesa bluffs. (Figure C-6.)

Existing Land Uses
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) The majority of Zone 2, the Bolsa Chica, is located outside the City’s corporate boundary, within the County of Orange. The area is in the City’s Sphere of Influence for possible future annexation. Existing land uses in the Bolsa Chica area include vacant land, habitat preservation/wetland and oil production. Approximately 300 acres of residential area lie north of this area. Single family residential is the primary land use, with one three acre neighborhood park. The area between Warner Avenue and Los Patos Drive, west of the unincorporated area, includes approximately 27 acres of low density, single-family homes and two acres of medium density residences. A 50 acre area between the residential development along Kenilworth Drive and the East Garden Grove Wintersburg Flood Control Channel includes a small section of the Bolsa Chica bluffs.

Coastal (Seaward of Pacific Coast Highway.)
This area consists of the Bolsa Chica State Park Beach. The State Park includes open shoreline, parking facilities, restroom facilities and snack facilities.

Coastal Element Land Use Plan
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) The Coastal Element does not present a land use plan for the Bolsa Chica. The land area north of the Bolsa Chica, within the City’s corporate and Coastal Zone boundaries, is built out consistent with its Coastal Element designation of low density residential. The area west of the Bolsa Chica is also developed consistent with the Coastal Element Land Use designation of low density residential. The fifty (50) acre area (including the 5 acre area annexed by the City in 2004) adjacent to and immediately north of the East Garden Grove/Wintersburg Flood Control Channel and adjacent to and immediately west of Graham Street is land use designated Residential and Open Space-Conservation. (See Figure C-6a)

There are wetlands, a Eucalyptus Grove that is an Environmentally Sensitive Habitat Area because it provides important raptor habitat, and buffer areas at this site. These areas are designated Open Space-Conservation.

The Wintersburg Channel Bikeway is identified at this site on the north levee of the flood control channel in the Commuter Bikeways Strategic Plan, which is the regional bikeways plan for Orange County (See page IV-C-54 and figure C-14).

Coastal (Seaward of Pacific Coast Highway.)
The land within this area is designated as OS-S, Open Space-Shoreline with a 4J Design District Overlay.

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ZONE 2 – LAND USE DESIGNATIONS
RESIDENTIAL RL or RM or RH

OPEN SPACE OS-C, OS-P, OS-S

PUBLIC P
ZONE 2 – SPECIFIC PLAN AREAS
None
ZONE 2 – GENERAL PLAN OVERLAYS
4G, 4J, 4K
See Table C-1 for land use category definitions.

Zone 3 – Eastern Bolsa Chica Boundary to Goldenwest

This area of the Coastal Zone extends from the City-County boundary near the Huntington Beach Mesa bluffs, south to Goldenwest Street. (Figure C-7.)

Existing Land Uses
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) This sub-area includes one of the largest undeveloped areas in the Coastal Zone. The area consists of 150 contiguous acres bounded by Pacific Coast Highway to the south, Goldenwest Street to the east, Seapoint Avenue to the west, and Palm Avenue to the north. A four acre portion of the site also lies east of Seapoint Avenue. Of the 150 acres, 56 acres are presently owned by the PLC Land Company and 94 acres are owned by Aera Energy LLC. Previous oil and gas extraction activities on the 56 acre, PLC owned property have been abandoned and the site is presently vacant. The 94-acre area owned by Aera Energy LLC houses active oil and gas extraction facilities, including 126 oil wells, 55 above ground storage tanks, above and in ground pipelines, oil separation and related facilities, a gas plant and gas flare unit, two power substations and office facilities. On-site facilities extract oil and gas from onshore bases and State tidelands leases (offshore). Treated crude oil is stored at the facility and transferred off-site via pipeline.

Treated natural gas is transferred to Southern California Gas Company via pipeline. According to the property owner, the extraction and processing activities are anticipated to remain in operation on the site another ten to twenty years.

Coastal (Seaward of Pacific Coast Highway.)
This area includes the Bolsa Chica State Park Beach. The State Park includes open shoreline, parking facilities, restroom facilities and snack facilities.

Coastal Element Land Use Plan
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) The Coastal Element Land Use Plan designates the vacant 150 acre site for Mixed Use-Horizontal with a 0.5 floor area ratio, and a maximum residential density of 30 units per acre at sites within the project area for an overall maximum density of 15 dwelling units per acre. The site has a –sp suffix land use designation. The –sp suffix requires that a specific plan(s) be adopted prior to future development. The site is also designated as area 4B in the Coastal Element Community District and Sub-Area Schedule (Table C-2). Due to the site’s large size and unique location, Coastal Element policy requires that a conceptual master plan of development be prepared for the entire site, prior to, or concurrent with individual specific plans. The purpose of the conceptual master plan is to ensure that ultimate development of the site is cohesive and compatible.

Subsequent specific plans for the site are to be consistent with the conceptual master plan. The purpose of the specific plan(s) is to define project level development parameters consistent with

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the adopted conceptual master plan. Existing oil production facilities are permitted to continue.

However, the Coastal Element Land Use Plan provides for an ultimate change in use on the site from oil production to mixed use, including residential, commercial, open space and civic/recreational uses.

The Coastal Element Land Use Plan for the remainder of Zone 3 designates the vacant bluff at the eastern edge of the Bolsa Chica as open space. It is intended to accommodate the proposed Harriett M. Wieder Regional Park. The private golf course area and neighborhood park are also designated as open space. The residential portion is designated as low, medium, medium high and high density residential, consistent with existing development.

Coastal (Seaward of Pacific Coast Highway)
The entire land area is designated as OS-S, Open Space-Shoreline.

ZONE 3 – LAND USE DESIGNATIONS
RESIDENTIAL RL-4, RL-7, RM-15, RMH-
25, RH-30
MIXED USE MH-F2/30 (AVG.15)-sp

OPEN SPACE OS-P, OS-S, OS-CR
ZONE 3 – SPECIFIC PLAN AREAS
Holly Seacliff Specific Plan, Palm/Goldenwest Specific
Plan
ZONE 3 – GENERAL PLAN OVERLAYS
4B, 4J
See Table C-1 for land use category definitions.

Zone 4 – Downtown

This portion of the Coastal Zone extends from Goldenwest Street south to Beach Boulevard. (Figure C-8.)

Existing Land Uses
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) Zone 4 is known as the City’s “Downtown.” Existing land uses include recreational beach amenities, single and multi-family residential uses, and a rich variety of visitor serving commercial facilities that serve to make the area the primary activity node for visitors to the Coastal Zone. Within the Downtown area, project areas, with their own distinctive character and purpose, have been developed. Significant commercial project areas include Main Street, the Waterfront Development and Pacific City, a site formerly known as “31 acres.” Many of the commercial areas also integrate housing. However, the “Old Town” and “Town Lot” areas are the primary residential nodes in this area.

Main Street
Main Street runs north south from Pacific Coast Highway to Palm Avenue within the Coastal Zone. The Main Street “core area,” where development is most concentrated, lies between Pacific Coast Highway and Orange Street. However, the expansion of the Main Street “core” area is envisioned to extend north on Main Street to Palm Avenue. With the head of Main Street leading directly into the Municipal Pier, Main Street itself serves as an extension of the Pier for Coastal Zone visitors. Main Street and its environs have been developed as a mixed use,

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pedestrian oriented district, with visitor-serving commercial uses, integrated housing and upper story office uses.

The Waterfront
The Waterfront development area encompasses approximately 44 acres located at the northwest corner of Pacific Coast Highway and Beach Boulevard. The site presently includes a high rise hotel with ballroom and conference facilities, a luxury hotel with conference facilities, specialty retail uses and a spa and a multi-family residential component. Planned uses for the remaining undeveloped portion include additional luxury hotel accommodations. This area also includes a small wetlands which was restored and conserved in 2004. Existing uses north of the Waterfront development area to Atlanta Avenue include multi-family residential and a residential mobile home park.

Pacific City
The Pacific City site is bounded by Pacific Coast Highway and Atlanta Street to the north, and Huntington and First Street to the east and west. This site is presently under construction for development with visitor serving commercial and high density residential uses.

Oldtown
The area inland from Lake Street and Atlanta Avenue is known as the Oldtown section of the City. This area is developed with a mix of single and multi-family residential uses.

Townlot/PCH Frontage
This area comprises approximately 17 blocks between Pacific Coast Highway and Walnut Avenue, east of Goldenwest Street and west of Sixth Street. Existing land uses in the area are primarily residential.

Coastal (Seaward of Pacific Coast Highway)
The seaward portion of this zone includes a high density residential development located northeast of the Pier on the sandy beach area. Also included in this sub-area are the Municipal Pier with restaurant uses and recreational fishing opportunities; the Pier Plaza located at the base of the Pier with public open space, an amphitheater and palm court; restaurant uses at the southwest base of the Pier, and Huntington Beach City Beach.

The Municipal Pier
The City’s Municipal Pier is located at the intersection of Main Street and Pacific Coast Highway and serves as the focal point of the City’s Coastal Zone. The Pier, which was re-built and opened in 1992, is 1,856 feet long, 30 feet wide and 38 feet above the mean low water level. It is constructed of reinforced concrete. It includes a variety of visitor serving and recreational amenities, including a restaurant, community access booth, lifeguard tower, restrooms and observation and recreational fishing platforms. Visitors can use the Pier to sight see, stroll, fish and/or dine. Proposed enhancements include a funicular/trolly system to transport pedestrians from the Plaza area to the end of the Pier and back. Coastal Element policy restricts the height of buildings on the pier to no more than 2 stories/35 feet and requires that the entire perimeter of the pier be retained for public access.

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Pier Plaza
The Main Pier Plaza is located at the base of the Municipal Pier. It consists of more than eight acres of public space. The public plaza includes a palm court, a 230 seat amphitheater, a spectator area, accessways to the beach and lawn, restrooms and concessions, bicycle parking facilities and automobile parking. It also includes 18,000 square feet of visitor serving commercial uses (restaurants). Pier Plaza was designed as a community focal area where public speaking forums, surfing competitions, foot races, outdoor concerts and similar events are held.

Coastal Element Land Use Plan Designations
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) Coastal Element land use designations for the inland portion of this sub-area include mixed use and medium and high density residential. The majority of the sub-area is covered by a specific plan overlay (The Downtown Specific Plan). The Main Street core is subject to the “pedestrian overlay” provisions in addition to the Downtown Specific Plan. Portions of the Community District and Sub-area Schedule apply to the area as well. (See Figure C-10 and Table C-2.)

Coastal (Seaward of Pacific Coast Highway)
The shoreline area, including the site that currently houses residential development, is designated as open space. The Municipal Pier and the area southwest of its base are designated for visitor serving commercial uses. With the exception of the residential use, development in the area is consistent with the Coastal Element Land Use Plan.

ZONE 4 – LAND USE DESIGNATIONS AND

GENERAL PLAN OVERLAYS
OLDTOWN OS-P, RMH-25-d
Design District 3B

TOWNLOT/PCH

FRONTAGE
RH->30-d-sp
Design District 3A
Downtown Specific Plan
WATERFRONT CV-F7-sp, RH-30-sp
Design District 4D and I
RM-15
Downtown Specific Plan
MAIN

STREET/ENVIRONS
M->30-d-pd-sp, P
Design Districts
1A,B,C,D,E
Downtown Specific Plan
PACIFIC CITY RH-30-sp,CV-F7-sp
Design District 4C, I
Downtown Specific Plan
PIER AND SHORELINE CV-d-sp, OS-S
Design Districts 2, 4J
Downtown Specific Plan
See Table C-1 for land use category definitions.

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Zone 5 – Beach Boulevard to the Santa Ana River

This area of the Coastal Zone encompasses approximately 611 acres between Beach Boulevard and the Santa Ana River. (Figure C-9.)

Existing Land Uses
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) Existing land uses within Zone 5 are extremely diverse and include environmentally sensitive habitat areas with restored wetlands. Nearby are oil production facilities, a regionally serving electric generating plant, a regionally serving sewage treatment plant, a toxic waste site included on the State Superfund list, a mobile home park and single family residences.

Coastal (Seaward of Pacific Coast Highway.)
The seaward portion of this Zone consists entirely of the Huntington State Beach Park, including parking facilities, restrooms, snack bars and the California least tern nesting sanctuary adjacent to the Santa Ana River outlet.

Coastal Element Land Use Plan Designations
Inland (Pacific Coast Highway and areas north to the Coastal Zone boundary.) Permitted land uses for the inland portion of Zone 5 include open space-conservation, open space-park, industrial/public uses, visitor serving commercial and medium density residential uses. The site located at the corner of Hamilton and Magnolia (which contains toxic waste and is presently on the State Superfund cleanup list) is subject to a specific plan overlay and development agreement. In addition, portions of Zone 5 are included in the Community District and Sub-area Schedule. Coastal Element policy provides for the electrical generating and sewage treatment plants to continue, the preservation and enhancement of the open space conservation areas that house wetlands and the nesting sanctuary, and the eventual development of visitor serving commercial on Pacific Coast Highway. With one exception, Aall other existing uses are anticipated to remain, consistent with the Coastal Element Land Use Plan.

The exception is potential for new mixed use development at the former tank farm site including a hotel with 25% affordable hotel rooms/units as described in Specific Plan 18, Magnolia Park along the property’s Magnolia Street frontage, Marsh Park inland the 70 foot wide conservation buffer and northwest of the CV zone, the 70 foot wide vegetated conservation buffer adjacent to the flood control channel right of way, extending from Magnolia Street to the northern property line, and medium density residential development including up to 250 units, of which 20% will be affordable as described in Specific Plan 18. Of the 20% affordable residential development units provided on-site, a minimum of 50% will be available on a first right of refusal basis to income qualifying employees of the on-site hotel or other hotels located in the coastal zone of the City of Huntington Beach as described in Specific Plan 18.

Coastal (Seaward of Pacific Coast Highway.)
The entire area seaward of Pacific Coast Highway is designated as Open Space-Shoreline with a 4J Design District overlay. Existing uses are consistent with the Coastal Element Land Use designations.

ZONE 5 – LAND USE DESIGNATIONS
RESIDENTIAL RL-7, RM-15, RM-15-sp

COMMERCIAL CV, CG

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OPEN SPACE OS-C, OS-S, OS-P

PUBLIC P
INDUSTRIAL I-F2-d
ZONE 5 – SPECIFIC PLAN AREAS
Magnolia/Pacific Specific Plan, Magnolia Tank Farm
Specific Plan
ZONE 5 – GENERAL PLAN OVERLAYS
4E,F,G,H,J, L, K, 9F
See Table C-1 for land use category definitions.

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1

LAND USE

CATEGORY

TYPICAL PERMITTED USES

RESIDENTIAL
Residential Low
(RL)
Single family residential units; clustered zero-lot line developments; mobile home parks, and “granny” flats.

Additional uses that may be permitted include: multi-family residential, daycare, residential treatment facilities, parks, horticulture, nurseries, and public and semipublic facilities. Temporary uses that may be permitted include commercial filming, real estate sales, personal property sales and street fairs.

Maximum of 7 Units Per Net Acre
Residential
Medium (RM)
Single family residential units, duplexes, townhomes, mobile home parks, and garden apartments.

Additional uses that may be permitted include: multi-family residential, day care, residential treatment facilities, residential care facilities, parks, horticulture, nurseries, and public and semipublic facilities. Temporary uses that may be permitted include: commercial filming, real estate sales, personal property sales and street fairs.

From 7 Units to a maximum of 15 Units Per Net Acre
Residential
Medium High
(RMH)
Townhomes, garden apartments, and apartment “flats.”

Additional uses that may be permitted include: group residential, multi-family residential, day care, residential treatment facilities, residential care facilities, parks, horticulture, nurseries, bed and breakfast inns, and public and semipublic facilities. Temporary uses that may be permitted include commercial filming, real estate sales, personal property sales and street fairs.

From 15 Units to a maximum of 30 Units Per Net Acre
Residential High
(RH)
Townhomes, mobile home parks, garden apartments, and apartments.

Additional uses that may be permitted include: group residential, multi-family residential, day care, residential treatment facilities, residential care facilities, parks, horticulture, nurseries, bed and breakfast inns, and public and semipublic facilities. Temporary uses that may be permitted include commercial filming, real estate sales, personal property sales and street fairs.

Greater than 30 Units Per Net Acre

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1 (Continued)

LAND USE

CATEGORY

TYPICAL PERMITTED USES

COMMERCIAL
Commercial
Neighborhood (CN)
Small-scale retail commercial, professional offices, eating and drinking establishments, household goods, food sales, drug stores, personal services, cultural facilities, institutional, health, government offices and similar uses.

Generally, individual establishments should not exceed 10,000 square feet.

If feasible, their frontage should be designed to convey the visual character of small storefronts.

The Commercial Neighborhood (CN) designation shall utilize the standards of the General Commercial District (CG) of the Zoning Code for implementation.

Commercial
General (CG)
Retail commercial, professional offices, eating and drinking establishments, household goods, food sales, drugstores, building materials and supplies, personal services, recreational commercial, hotel/motels, timeshares, overnight accommodations, cultural facilities, government offices, educational, health, institutional and similar uses.

Commercial Visitor
(CV)
Hotels/motels, restaurants, recreation-related retail sales, cultural uses (e.g., museums) and similar uses oriented to coastal and other visitors to the City.

In Subarea 4C (Pacific City) only, a Fractional Ownership Hotel subject to restrictions may be allowed.

In Subarea 4D (Waterfront) only, a Condominium-Hotel subject to restrictions may be allowed.

Marine related development such as marinas, retail marine sales, boat rentals, and boat storage which are coastal dependent developments shall have priority over any other type of development (consistent with resource protection) on or near the shoreline.

INDUSTRIAL
Industrial (I) Light manufacturing, energy production, resource production, research and development, warehousing, business parks and professional offices, supporting retail, financial, restaurants and similar uses. Warehouse and sales outlets.

Marine related activities such as boat construction and dry boat storage.

Coastal dependent development shall have priority over any other type of development (consistent with resource protection) on or near the shoreline.

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1 (Continued)

LAND USE

CATEGORY

TYPICAL PERMITTED USES
PUBLIC

INSTITUTIONAL

Public (P) Governmental administrative and related facilities, such as public utilities, schools, libraries, museums, public parking lots, infrastructure, religious and similar uses.

MIXED USE
Mixed Use (M) ▪ Mixed use areas that may include Vertically Integrated Housing (MV) or Horizontally Integrated Housing (MH) uses, townhomes, garden apartments, live/work units and mid-/high-rise apartments, Commercial Visitor (CV), Commercial Neighborhood (CN) and Commercial General (CG) uses.
▪ Mixed use development in the coastal zone will focus on providing visitor serving commercial opportunities along the inland side of Pacific Coast Highway and within the Downtown Specific Plan Area. ▪ The exact density, location and mix of uses in this category shall be governed by a Specific Plan (“-sp”) to allow greater design flexibility and to address the uniqueness of a particular area.

Mixed Use-
Vertically
Integrated Housing
(MV)
▪ Single use structures containing Neighborhood (CN), Commercial Visitor (CV) and Commercial General (CG) uses as listed above. ▪ Mixed use development in the coastal zone will focus on providing visitor serving commercial opportunities along the inland side of Pacific Coast Highway and within the Downtown Specific Plan Area.

The ground floor shall be reserved for visitor serving commercial uses which provide goods and services directly to the public. Office, professional, residential, and other commercial uses may be allowed on the second floor or above.
▪ The exact density, location and mix of uses in this category shall be governed by a Specific Plan (“-sp”) to allow greater design flexibility and to address the uniqueness of a particular area.

Mixed Use –
Horizontally
Integrated Housing
(MH)
▪ Single use structures containing Neighborhood (CN) and Commercial General (CG) uses as listed above.
▪ Visitor serving commercial uses (as permitted by Commercial Visitor (“CV”) land use category.
▪ Multi-family residential, including townhomes, garden apartments, and mid-/high-rise apartments.
▪ (Each use is limited to a portion of the total designated site, as prescribed by policy in the element.)
▪ Mixed use development in the coastal zone will focus on providing visitor serving commercial opportunities along the inland side of Pacific Coast Highway and within the Downtown Specific Plan Area. ▪ The exact density, location and mix of uses in this category shall be governed by a Specific Plan (“-sp”) to allow greater design flexibility and to address the uniqueness of a particular area.

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1 (Continued)

LAND USE

CATEGORY

TYPICAL PERMITTED USES

OPEN SPACE
Parks (OS-P) Public parks and recreational facilities, which provide activities such as, but not limited to: picnic and observation areas, nature trails, peripheral bike paths, tot-lots, play fields, informational signs and/or displays.

Ancillary development may include buildings such as maintenance equipment storage, restrooms, nature centers, concession stands, and parking.

Shoreline (OS-S) Publicly owned coastal beaches. Ancillary development may be permitted, such as food stands, parking lots, bathrooms, and recreation equipment rentals. Ancillary development must be designed and sited to minimize encroachment onto sandy beach. Additionally ancillary development shall be sited such that it shall not need to be protected through any protective structure throughout its economic life.

Commercial
Recreation (OS-
CR)
Publicly or privately owned commercial recreation facilities such as golf courses, stables, campgrounds, tennis courts, athletic fields, and boating clubs.

Conservation
(OS-C)
Properties to be retained for environmental and visual resource conservation and management purposes (e.g., wetlands and ESHA protection). Ancillary activities and buildings may be permitted in locations on the property not possessing wetland or environmentally sensitive habitat, provided that the buildings and ancillary development and use are sited and designed to prevent impacts which would significantly degrade any adjacent wetland or environmentally sensitive habitat areas, consistent with Coastal Act provisions (Sections 30233 and 30240).

Ancillary activities include low intensity activities which provide public access and passive recreational use, so long as the resources being protected are not impaired. Such activities could include picnic and observation areas, nature trails, peripheral bike paths, informational signs or displays, and peripheral parking areas.

Ancillary buildings would include buildings such as maintenance equipment storage, restroom, and nature centers.

Water Recreation
(OS-W)
Lakes and other water bodies used for recreational purposes, such as boating, swimming, and water skiing.

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1 (continued)

DENSITY

CATEGORY

MAXIMUM PERMITTED DENSITY/INTENSITY
Residential Residential densities indicate the maximum density which may be permitted on a site. The actual development density may be reduced to account for site conditions and constraints.

4.0 Maximum of 4.0 dwelling units per net acre.

7.0 Maximum of 7.0 dwelling units per net acre.
15 Maximum of 15 dwelling units per net acre.
25 Maximum of 25 dwelling units per net acre.
>30 Greater than 30 dwelling units per net acre.

Commercial and
Industrial
Commercial and industrial intensities indicate the maximum floor area ratio (FAR) which may be permitted on a site. The actual development intensity may be reduced to account for site conditions and constraints. FAR represents the total building area (floor space, excluding basements, balconies, and stair bulkheads) on a lot divided by the total area of the lot. (Note: commercial FARs exceeding 0.4 normally necessitate subterranean or semi-subterranean parking to provide adequate space to meet code required parking.)
-F1 Maximum floor area ratio of 0.35
-F2 Maximum floor area ratio of 0.5
-F2A Maximum floor area ratio of 0.75
-F3 Maximum floor area ratio of 1.0
-F4 Maximum floor area ratio of 1.25
-F5 Maximum floor area ratio of 1.5
-F6 Maximum floor area ratio of 2.0
-F7 Maximum floor area ratio of 3.0

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1 (continued)

DENSITY

CATEGORY

MAXIMUM PERMITTED DENSITY/INTENSITY
Mixed Use-
Vertical
Integration
The intensities/densities of structures vertically-integrating housing and commercial uses shall be determined by a combination of FAR and units per net acre. Each Mixed Use site shall be limited by a total building area FAR, a commercial area FAR, and a residential density. The cumulative total of commercial area FAR and residential density cannot exceed the total building area FAR.
-F8 Maximum total building area floor area ratio of 1.5, commercial FAR of

0.35, and 25 units per net acre.
-F9 Maximum total building area floor area ratio of 1.5, commercial FAR of

0.5, and 25 units per net acre.
-F10 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 25 units per net acre.
-F11 Maximum total building area floor area ratio of 2.0; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 25 units per net acre.
-F12 Maximum total building area floor area ratio of 3.0 structure may be fully developed with commercial uses, or combined with housing at a maximum density of 30 units per net acre.
-F13 Maximum total building area floor area ratio of 1.5; structure may be fully developed with commercial uses, or combined with housing at a maximum density of 15 units per net acre.

Mixed Use-
Horizontal
Integration
The densities/intensities of commercial and residential uses are indicated by a FAR for the commercial portion of the site and units per acre for the residential portion of the site. Site areas allocated for each use are specified in the policies contained in this element.

Maximum floor area ratio and units per net acre as indicated for each zone on the Coastal Element Land Use Plan.

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COASTAL ELEMENT LAND USE PLAN

LAND USE, DENSITY AND OVERLAY SCHEDULE
TABLE C-1 (continued)

OVERLAY

CATEGORY

CHARACTERISTICS/REQUIREMENTS
Specific Plan –sp Permits underlying land uses and requires that a Specific or Development plan be formulated for large scale, mixed-use multi-phased development projects which provides greater specificity for land use and infrastructure plans, design and development standards, and phasing/implementation.

Any portion of a new or amended Specific Plan within the coastal zone must be submitted to the Coastal Commission as an amendment to the City’s certified local coastal program and shall not become effective until certified by the Coastal Commission.

Pedestrian District
-pd
Permits underlying land uses and requires conformance to land use (restrictions on non-pedestrian active uses) and design standards (e.g., siting of building frontages) to ensure high levels of pedestrian activity along the street frontage.

Historic District
-h
Permits re-use of existing historic structures for the underlying land uses provided that the re-use is consistent with the standards and policies of this LCP.

Residential Mobile
Home Park –rmp
Permits the density of an existing mobile home park, located within a residential low density designation, to exceed the underlying density of seven (7) units per acre. The maximum density of the mobile home park shall not exceed the existing density of the mobile home park.

Special Design
Standards –d
Permits underlying land uses in accordance with special design standards provided that the special design standards are consistent with the standards and policies of this LCP.

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2

Subarea Characteristic Standards and Principles
1 Downtown
(cumulative)
Area wide
Functional Role
Maintain the City’s downtown as a principal focal point of community identity, containing a mix of community -serving and visitor -serving commercial uses, housing, and cultural facilities. Development should achieve a pedestrian-oriented, “village-like” environment that physically and visually relates to the adjacent shoreline.

1A
Downtown
Core
Permitted Uses Category: Mixed Use (“M”)
Uses permitted by the “CG” and “CV” land use categories, shared parking facilities, cultural and civic uses and mixed-use structures integrating housing with commercial uses.

Density/Intensity Category: “>30”
Height: minimum building height is 25 feet; three stories maximum for developments with less than 8,000 square feet net site area; four stories maximum for net site area 8,000 square feet or greater

Design and
Development
Categories: Specific Plan (“-sp”), Special Design District (“ -d”) and Pedestrian District (“-pd”)
• Development must be designed and sited to establish a pedestrian-oriented character.
• Maintain and expand streetscape amenities.
• Require vertical setbacks of upper stories.
• Emphasize design elements that maintain viewsheds of the shoreline and Pier.
• Encourage the preservation of historical structures.
• Establish linkages (walkways) to adjacent streets; providing connectivity of public open spaces and plazas.
1B
Abutting
Downtown
Core
Permitted Uses Category: Mixed Use (“M”)
Uses permitted in Commercial General (“CG”), Commercial Visitor (“CV”) and Commercial Neighborhood (“CN”) land use categories, cultural and civic uses, mixed use structures integrating housing and commercial uses and freestanding single- and multi-family housing.

Density/Intensity Category: (“>30”)
Height: minimum building height is 25 feet; three stories maximum for developments with less than 8,000 square feet net site area; four stories maximum for net site area 8,000 square feet or greater; three stories for residential only developments
Design and
Development
Categories: Specific Plan (“ -sp”), Pedestrian District (“ -pd”) and Special Design District (“-d”)
• Buildings should be sited and designed to facilitate pedestrian activity
• Require vertical setbacks above the second story
• Require that the scale and massing of structures be consistent with the downtown character and serve as a transition to adjacent residential neighborhoods
• Provide linkages with the Downtown Core (Subarea 1A)

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
1C
Downtown
Residential
Permitted Uses Category: Residential High (“RH”)

Density/Intensity Category: (“>30” – up to the density allowed in the Downtown Specific Plan, Book 1, Section 3.3.4.7 Maximum Density)
• Height: three (3) stories

Design and
Development
Categories: Specific Plan (“-sp”) and Special Design District (“-d”) Design multi-family units to convey the visual character of single-family units and incorporate extensive mass and façade modulation and articulation

1D
Downtown
Neighbor-
hood
Permitted Uses Category: Mixed Use (“M”)
Uses permitted in Commercial Neighborhood (“CN”) land use categories, cultural and civic, mixed use structures integrating housing and commercial, and free-standing single- and multi-family housing. Uses that conflict with residential units should be excluded.

Density/Intensity Category: (“>30”)
• Height: three (3) stories

Design and
Development
Same as Subarea 1B
Categories: Specific Plan (“ -sp”), Pedestrian District (“ -pd”) and Special Design District (“-d”)
• Buildings should be sited and designed to facilitate pedestrian activity
• Require that the scale and massing of structures be consistent with the downtown character and serve as a transition to adjacent residential neighborhoods
• Provide linkages with the Downtown Core (Subarea 1A)
1E
Main Street
Library

Permitted Uses Category: Public and Open Space
Uses permitted in public land use categories, cultural and civic uses, open space

Design and
Development
• Require open space areas
• Provide for preservation of historical structures

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
2 Pier
Functional Role Maintain the Huntington Beach Pier and adjacent properties for beach-related recreational purposes, emphasizing its identity as a coastal and cultural amenity.

Permitted Uses Category: Commercial Visitor (“CV”)
Visitor-serving commercial (surf, bicycle and skate rentals, bait and tackle shops, etc.), restaurants/cafes, beach -related cultural facilities, and parking lots.

Density/Intensity • Pier: limit development to be compatible with the recreational role of the Pier
• Shoreline: limit development to the existing Maxwell’s building “footprint”
• Height: two (2) stories; maximum 35 feet
Design and
Development
Category: Specific Plan (“-sp”) and Special Design District (“-d”) • Design structures to reflect its beachfront location. • Establish a unifying architectural character for all structures. • Maintain public view of the ocean.
• Maintain public access around the entire perimeter of the pier. • Emphasize the Huntington Beach Pier as a community landmark. • Facilitate pedestrian access.
• Link the Pier to the Main Street Downtown “Core” (Subarea 1A).

3 “Old Town”
Area wide
Functional Role
Maintain the “Old Town” residential area as a distinct neighborhood of the City, incorporating local-serving commercial and community “focal” points to enhance its “village” character. The single family character of the small lot subdivisions shall be maintained.

3A
PCH
Frontage
Permitted Uses Category: Residential High (“RH”)

Density Category: (“>30” – up to the density allowed in the Downtown Specific Plan, Book 1, Section 3.3.4.7 Maximum Density)

Design and
Development
Category: Specific Plan (“-sp”) and Special Design District (“-d”) • Design multi-family units to convey the visual character of single family units and incorporate extensive mass and facade modulation and articulation.
• Site and design development to maintain public views of the coast from public places.

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
3B
Town Lots
Permitted Uses Category: Residential Medium High (“RMH”) Density Category: “-25”

Design and
Development
• Incorporate front yard setbacks to maintain the existing residential neighborhood character.
• Site and design development to maintain public views of the coast from public places.

3C

Permitted Uses Category: Commercial Neighborhood (“CN”) Density/Intensity Category: “-F1”
• Height: two (2) stories

Design and
Development
Category: Special Design District (“-d”)
• Design structures to be visually consistent and compatible with adjacent residential units.
• Design and site structures to achieve a “village” character.

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4 PCH Coastal
Corridor
Area wide
Functional Role
Preserve and enhance the recreational character of the Pacific Coast Highway coastal corridor by the expansion of visitor-serving uses and maintenance of open spaces and recreational opportunities. Establish distinct commercial nodes, residential communities, and open spaces along its length.

4A
Peter’s
Landing
Permitted Uses Category: Commercial Visitor (“CV”)

Density/Intensity Category: “-F2”
• Height: three (3) stories

Design and
Development
Category: Special Design District (“-d”)
• Promote the revitalization and enhancement of the Peter’s Landing commercial center.
• Establish a unified “village” character, using consistent architecture and highly articulated facades and building masses.
• Establish a pedestrian character.
• Provide pedestrian linkages with surrounding residential areas, where feasible.
• Establish a well-defined entry from PCH.
• Physically and visually link development to Huntington Harbour’s waterways and PCH.
• Incorporate measures to mitigate the noise impacts of vehicular use of PCH.
• Incorporate elements to ensure compatibility with surrounding residential areas.

4B
Existing Oil
Property
(Continued on
next page)
Permitted Uses Category: Mixed Use-Horizontal Integration of Housing (MH) • Residential Medium High (“RMH”)
• Single and multi-family residential
• Visitor serving commercial (as permitted by Commercial Visitor [“CV”] land use category)
• Parks, golf courses, and other recreational amenities • Open spaces
• Continued Oil Production

Density/Intensity Category: “F2-30”
• Height: four (4) stories
• Average Density: 15 units per acre

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4B
Existing Oil
Property
(Cont.)
Design and
Development
Category: Specific Plan (“-sp”)
• Requires the preparation of and development in conformance with a Conceptual Master Plan of Development and Specific Plan. • The preparation of a Specific Plan may be phased in conformance with the conceptual Master Plan.
• Establish a cohesive, integrated residential development in accordance with the policies and principles stipulated for “New Residential Subdivisions” (Policies LU 9.3.1 and LU 9.3.4).
• Allow for the clustering of mixed density residential units and integrated commercial sites.
• Require variation in building heights from two (2) to four (4) stories to promote visual interest and ensure compatibility with surrounding land uses.
• Commercial development shall be prohibited along the Palm Avenue frontage.
• Residential development along Palm Avenue shall be compatible in size, scale, height, type, and massing with existing development on the north side of Palm Avenue.
• Visitor Serving Commercial development shall be oriented along the Pacific Coast Highway frontage.
• Minimize vehicular access points onto arterial streets and highways including Palm Avenue, Golden West Street, Pacific Coast Highway, and Seapoint Street.
• Open space and neighborhood parks, which may be private, shall be provided on site.

4C
PCH/First
(Lake) Street
Pacific City
Permitted Uses Category: Commercial Visitor (“CV”)
Visitor-serving and community -serving commercial uses, restaurants, entertainment, hotels/motels, a Fractional Ownership Hotel subject to restrictions, and other uses (as permitted by the “CV” land use category)

Density/Intensity Category: “-F7”
• Height: eight (8) stories

Design and
Development
Category: Specific Plan (“-sp”)
• Establish a unified “village” character, using consistent architecture and highly articulated facades and building masses.
• Require vertical setbacks of structures above the second floor. • Incorporate pedestrian walkways, plazas, and other common open spaces for public activity.
• Provide pedestrian linkages with surrounding residential and commercial areas.
• Establish a well-defined entry from PCH.
• Maintain views of the shoreline and ocean.

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4D
Waterfront
Permitted Uses Category: Commercial Visitor (“CV”)
Hotels/motels and supporting visitor-serving commercial uses (in accordance with Development Agreement), a Condominium-Hotel subject to restrictions

Density/Intensity Category: “-F7”
• Hotel/motel rooms: 1,690
• Commercial: 75,000 square feet

Design and
Development
Category: Specific Plan (“-sp”)
As defined by the adopted Development Agreement.

4E
PCH/Beach
Northeast
Permitted Uses

Category: Open Space Conservation (“OS -C”), uses permitted by the Commercial Visitor (“CV”) land use category, and free-standing multi-family housing (“RM”).
(Please refer to the Land Use Map for the exact boundaries of each land use designation.)
Density/Intensity Category:
• For RM designations, 15 units per acre
• For CV designations, F2
• Height: three (3) stories

Design and
Development
Category:
• Establish a major streetscape element to identify the Beach Boulevard-PCH intersection.
• Site, design, and limit the scale and mass of development, as necessary, to protect wetlands.
• Maintain visual compatibility with the downtown.
• Incorporate onsite recreational amenities for residents. • Minimize access to and from PCH, providing an internal roadway system. • Incorporate extensive landscape and streetscape.

4F
Wetlands
Permitted Uses Category: Conservation (“OS-C”)
• Wetlands conservation.

4G
Edison Plant
Permitted Uses Category: Public (“P”) and Conservation (“OS-C”) • Wetlands conservation.
• Utility uses.

Design and
Development
In accordance with Policy LU 13.1.8.
4H
Brookhurst-
Magnolia
Permitted Uses Category: Conservation (“OS-C”)
Wetlands conservation.

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4I
Pacific City
&
Waterfront
Residential
Permitted Uses Category: Residential High (“RH”)
Multi-family residential, parks and other recreational amenities, schools, and open spaces.

Density/Intensity Category: “-30”
• Height: four (4) stories

Design and
Development
Category: Specific Plan (“-sp”)
• Requires the preparation and conformance to a specific or master plan. • Establish a cohesive, integrated residential development in accordance with the policies and principles stipulated for “New Residential Subdivisions” (Policies LU 9.3.1-9.3.4).
• Allow for the clustering of mixed density residential units and integrated commercial sites.
• Require variation in building heights from two (2) to four (4) stories to promote visual interest and ensure compatibility with surrounding land uses.

4J
Beach
Permitted Uses Category: Shoreline (“OS-S”)
• Coastal and recreational uses.

Design and
Development
In accordance with Policy LU 14.1.3.
4K
(Cont. on next
page)
Permitted Uses Categories: Residential (“RL” or “RM”) and Open Space-Conservation (“OS- C”)

Density/Intensity Residential
• Maximum of fifteen (15) dwelling units per acre

Design and
Development
See Figure C-6a

A development plan for this area shall concentrate and cluster residential units in the eastern portion of the site and include, consistent with the land use designations and Coastal Element policies, the following required information (all required information must be prepared or updated no more than one year prior to submittal of a coastal development permit application):

1. A Public Access Plan, including, but not limited to the following features:
• Class 1 Bikeway (paved off-road bikeway; for use by bicyclists, walkers, joggers, roller skaters, and strollers) along the north levee of the flood control channel. If a wall between residential development and the Bikeway is allowed it shall include design features such as landscape screening, non-linear footprint, decorative design elements and/or other features to soften the visual impact as viewed from the Bikeway.

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TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4K
(Cont. on next
page)
Design and
Development
• Public vista point with views toward the Bolsa Chica and ocean consistent with Coastal Element policies C 4.1.3, C 4.2.1, and C 4.2.3. • All streets shall be ungated, public streets available to the general public for parking, vehicular, pedestrian, and bicycle access. All public entry controls (e.g. gates, gate/guard houses, guards, signage, etc.) and restrictions on use by the general public (e.g. preferential parking districts, resident-only parking periods/permits, etc.) associated with any streets or parking areas shall be prohibited.
• Public access trails to the Class 1 Bikeway, open space and to and within the subdivision, connecting with trails to the Bolsa Chica area and beach beyond.
• Public access signage.
• When privacy walls associated with residential development are located adjacent to public areas they shall be placed on the private property, and visual impacts created by the walls shall be minimized through measures such as open fencing/wall design, land scaped screening, use of an undulating or off-set wall footprint, or decorative wall features (such as artistic imprints, etc.), or a combination of these measures.

2. Habitat Management Plan for all ESHA, wetland, and buffer areas designated Open Space-Conservation that provides for their restoration and perpetual conservation and management. Issues to be addressed include, but are not limited to, methods to assure continuance of a water source to feed all wetland areas, enhancement of habitats and required buffer areas, restoration and enhancement of wetlands and environmentally sensitive habitats and required buffer areas, and fuel modification requirements to add ress fire hazard and avoid disruption of habitat values in buffers.

3. Archaeological Research Design consistent with Policies C 5.1.1, C 5.1.2, C 5.1.3, C 5.1.4, and C 5.1.5 of this Coastal Element.

4. Water Quality Management Program consistent with the Water and Marine Resources policies of this Coastal Element. If development of the parcel creates significant amounts of directly connected impervious surface (more than 10%) or increases the volume and velocity of runoff from the site to adjacent coastal waters, the development shall include a treatment control BMP or suite of BMPs that will eliminate, or minimize to the maximum extent practicable, dry weather flow generated by site development to a djacent coastal waters and treat runoff from at least the 85 th percentile storm event based on the design criteria of the California Association of Stormwater Agencies (CASQA) BMP handbooks, with at least a 24 hour detention time.

Natural Treatment Systems such as wetland detention systems are preferred since they provide additional habitat benefits, reliability and aesthetic values.

5. Pest Management Plan that, at a minimum, prohibits the use of rodenticides, and restricts the use of pesticides, and herbicides in outdoor areas, except necessary Vector Control conducted by the City or County.

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TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4K
(Cont. on next
page)
Design and
Development

6. Landscape plan for non-Open Space-Conservation areas that prohibits the planting, naturalization, or persistence of invasive plants, and encourages low- water use plants, and plants primarily native to coastal Orange County.

7. Biological Assessment of the entire site.

8. Wetland delineation of the entire site.

9. Domestic animal control plan that details methods to be used to prevent pets from entering the Open Space-Conservation areas. Methods to be used include, but are not limited to, appropriate fencing and barrier plantings.

10. Hazard Mitigation and Flood Protection Plan, including but not limited to, the following features:
• Demonstration that site hazards including flood and liquefaction hazards are mitigated;
• Minimization/mitigation of flood hazard shall include the placement of a FEMA certifiable, vegetated flood protection levee that achieves hazard mitigation goals and is the most protective of coastal resources including wetland and ESHA;
• Assurance of the continuance, restoration and enhancement of the wetlands and ESHA.

Residential:

Residential development, including appurtenant development such as roads and private open space, is not allowed within any wetland, ESHA, or required buffer areas and area designated Open Space-Conservation.

Uses consistent with the Open Space -Parks designation are allowed in the residential area.

All development shall assure the continuance of the habitat value and function of preserved and restored wetlands and environmentally sensitive habitat areas within the area designated Open Space-Conservation.

Open Space-Conservation:

A. Wetlands:

Only those uses described in Coastal Element Policy C 6.1.20 shall be allowed within existing and restored wetlands.

All development shall assure the continuance of the habitat value and function of wetlands.

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TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4K
(Cont. on next
page)
Design and
Development
Wetland Buffer Area:

A buffer area is required along the perimeter of wetlands to provide a separation between development impacts and habitat areas and to function as transitional habitat. The buffer shall be of sufficient size to ensure the biological integrity and preservation of the wetland the buffer is designed to protect.

A minimum buffer width of 100 feet shall be established.

Uses allowed within the wetland buffer are limited to:
1) those uses allowed within wetlands per Coastal Element Policy C 6.1.20; 2) a vegetated flood protection levee is a potential allowable use if, due to siting and design constraints, location in the wetland buffer is unavoidable, and the levee is the most protective of coastal resources including wetland and ESHA;
3) No active park uses (e.g. tot lots, playing fields, picnic tables, bike paths, etc.) shall be allowed within 100 feet of wetlands preserved in the Open Space- Conservation area.

B. Environmentally Sensitive Habitat Areas:

Only uses dependent on the resource shall be allowed.

Environmentally Sensitive Habitat Areas (ESHA) Buffer Areas:

A variable width buffer area is required along the perimeter of the ESHA and is required to be of sufficient size to ensure the biological integrity and preservation of the ESHA the buffer is designed to protect.

A minimum buffer width of 297 to 650 feet shall be established between all residential development or active park use and raptor habitat within the eucalyptus groves.

Uses allowed within the ESHA buffer are limited to:
1) uses dependent on the resource;
2) wetland and upland habitat restoration and management; 3) vegetated flood protection levee that is the most protective of coastal resources including wetland and ESHA;
4) within the northern grove ESHA buffer only - passive park use may be allowed if it is more than 150 feet from the ESHA, but only when it is outside all wetland and wetland buffer areas, and does not include any uses that would be disruptive to the ESHA. Uses allowed within the passive park areas shall be limited to:
a) nature trails and benches for passive recreation, education, and nature study;
b) habitat enhancement, restoration, creation and management.

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TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
4K

Design and
Development
5) within the southern grove ESHA buffer only – a water quality Natural Treatment System may be allowed so long as it is located in an area that is most protective of coastal resources and at least 246 feet from the ESHA. 6) In addition to the required ESHA buffer described above, grading shall be prohibited within 500 feet of an occupied raptor nest during the breeding season (considered to be from February 15 through August 31);

C. Habitat Management Plan shall be prepared for all areas designated Open Space-Conservation which shall include restoration and enhancement of delineated wetlands, wetland and habitat mitigation, and establishment of appropriate buffers from development.

D. Protective Fencing: Protective fencing or barriers shall be installed along any interface with developed areas, to deter human and pet entrance into all restored and preserved wetland and ESHA buffer areas.
4L Permitted Uses Categoryies: Commercial Visitor (“CV”), Residential Medium Density (“RM”), Open Space Park (“OS-P”), and Open Space Conservation (“OS-C”) Magnolia
Tank Farm
Specific Plan
No. 18
Density/Intensity Category:
• For CV designation, F5
• For RM designation, 15 dwelling units per acre
Design and
Development
See Figure C-9a

CV – A minimum of 25% of the total number of hotel rooms/units shall be lower cost (no more than 75% of the statewide peak season average daily rates for the calendar year prior to the opening of the facility to the public) as further required and described in Specific Plan 18. A 24 foot wide, public access trail linking Magnolia Park with Marsh Park though the CV area shall be provided and shall be located such that unobstructed public views of Magnolia Marsh are pro vided. Tours of and interpretive programs and activities related to Magnolia Marsh shall be facilitated and funded by the hotel operator to the general public, and in particular to disadvantaged communities, in coordination with the Huntington Beach Wetlands Conservancy. An Outreach Program that describes the details of the Magnolia Marsh tours and programs and methods to engage disadvantaged communities shall be provided as required and described in Specific Plan 18. A Transportation Demand Management Plan, as further required and described in Specific Plan 18, which encourages alternate forms of transportation, including public transit, bicycling, walking, and carpooling, for all hotel employees and guests.

OS-C – This area shall accommodate a 70 foot wide conservation buffer from Magnolia Marsh. The buffer is adjacent to and runs the length of the OCPW property boundary (including the flood control channel maintenance road right of way). Only limited grading as needed to establish the contours of the buffer from Magnolia Marsh, habitat planting with Magnolia Marsh compatible plants, and vegetation management, consistent with the continuance of the habitat value of Magnolia Marsh, and a maximum 8 foot wide permeable trail leading from Marsh Park to the Huntington Beach flood control channel bridge over the channel, are allowed in the OS -C area. No active park uses (e.g. tot lots, playing fields, picnic tables, bike paths, etc.)

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shall be allowed within the 70 foot wide OS-C area. All development within the OS-C area must be consistent with the approved Habitat Management Plan as further required and described in Specific Plan 18.

OS-P – Marsh Park and Magnolia Park shall be provided as further required and described in Specific Plan 18. These parks shall be developed in Phase 1 of the Specific Plan 18 Phasing Plan and shall be ready for public use prior to the first occupancy permit for Phase 1 residential development.

RM – A minimum of 20% of the total number of residential units shall be affordable units, of which a minimum of 50% shall be made available on a first right of refusal basis to income qualifying employees of the on-site hotel.

All affordable housing units shall be onsite rental units made available to lower income households in perpetuity. The affordable residential units shall be provided as further required and described in Specific Plan 18. Residential construction shall not commence until the permittee demonstrates, in consultation with the California Department of Toxic Su bstances Control (DTSC), that there is no transport of contaminants above residential screening limits in air, water, and soil from the State superfund site known as Ascon to the MTF site, as required and described in Section 3.6.8 of Specific Plan 18.

This shall occur prior to construction and again prior to occupancy of the residences. Furthermore, construction of housing structures/units within 50 feet of the border of the Ascon site shall not commence at the MTF site unless and until the DTSC approved R emedial Action Plan (RAP) for Ascon is completed and DTSC approves the final report, and the RAP demonstrates that the MTF site is safe from adverse impacts due its proximity to Ascon, as required and described in Section 3.6.8 of Specific Plan 18.

In addition to the requirements described above, the following plans, as further described and required in Specific Plan 18, shall be required with submittal of any CDP application for this site:

Public Access & Recreation Signage Plan (Signage Plan); Habitat Management Plan for the OS-C/CC zone; Burrowing Owl Surveys; Walls & Fences Plan; Protection of Archaeological & Tribal Cultural Resources Plan; Water Quality Management Plan; Information Packets; site specific, design level Seismic Hazards Investigation; Lower Cost Accommodations Marketing and Engagement Plan; Covenants, Conditions & Restrictions (CC&Rs) shall be prepared and recorded for the entire site and shall identify responsibilities and responsible parties for all common areas and all areas available to the public, including but not limited to, the OS -C/Coastal Conservation zone, Marsh Park, Magnolia Park, and Loop Road and parking. These CC&Rs shall be prepared, recorded and implemented as further required and described in Specific Plan 18.

Detection Systems and Methane Mitigation Measures – Passive methane mitigation measures shall be installed in all structures on the MTF site. Soil vapor monitoring probes shall be installed on the MTF site along its boundary with Ascon. These shall be deve loped and implemented as further required and described in Specific Plan 18.

All future owners and renters/lessees at the site shall receive written notification of the toxic condition and history of the adjacent State superfund

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site known as Ascon. This written notification shall be received prior to close of any sale(s) or finalization of rental/lease agreement(s), and shall be recorded on the property title, as further required and described in Specific Plan 18.

An Assessment District or similar financing mechanism shall be created and implemented to fund the property’s fair share of the cost to implement adaptation measures to address climate change impacts. The financing mechanism shall be developed and implemen ted as further required and described in Specific Plan 18.

All future owners and renters/lessees at the site shall receive written notification of the potential threat to the site from climate change and sea level rise. This written notification shall be received prior to close of any sale(s) or finalization of rental/lease agreement(s), and shall be recorded on the property title, as further required and described in Specific Plan 18.

Public amenities on site, including but not limited to, Marsh Park, Magnolia Park, the public trail in the CV zone, use of the site’s roads for vehicles, pedestrians, and bicycles, and the provision of public parking shall remain open and available to the public for the life of the development, as further required and described in Specific Plan 18.

8 Commercial
Nodes
Area wide
Functional Role
Maintain and establish commercial centers to serve surrounding residential neighborhoods and the greater community.
8A
Community
Commercial
Permitted Uses Category: Commercial General (“CG”)
• Commercial uses permitted by the “CG” land use category.

Density/Intensity Category: “-F1”
• Height: two (2) stories

Design and
Development
Design to achieve a high level of quality in conformance with Policy LU

10.1.4. and Policy LU 10.1.12
8B
Neigh- borho
od
Commercial
Permitted Uses Category: Commercial Neighborhood (“CN”) Commercial uses permitted by the “CN” land use category.

Density/Intensity Category: “-F1”
• Height: two (2) stories

Design and
Development
Design to achieve a high level of quality in conformance with Policy LU 10.1. 10 COASTAL ELEMENT

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COMMUNITY DISTRICT AND SUBAREA SCHEDULE
TABLE C-2 (continued)

Subarea Characteristic Standards and Principles
9 Industrial
Area wide
Functional Role
Ensure the development of industrial uses to provide employment for the City’s residents and contribute revenue for the City’s services.

9F
Newland
Hamilton
Industrial
Permitted Uses Category: Industrial (“I”)
Uses permitted by the “I” land use category.

Density/Intensity Category: “-F2” on the northern portion of the area only. • Height: two (2) stories

Design and
Development
Category: Special Design (“-d”)
• Same as Subarea 9A
• Site, design, and limit the scale and mass of development, as necessary, to protect wetlands.

Note: Areas designated by the Land Use Plan Map for single family and multi-family residential are not delineated as Community Subareas, other than those listed above. Refer to the Land Use Plan Map and associated policies to determine appropriate use, density, and design and development standards.

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Shoreline and Coastal Resource Access

Maintaining public access to the State’s coastal resources is one of the primary objectives of the Coastal Act. Access to the City’s coastal resources is encouraged and provided through regionally linked automobile routes, ancillary facilities such as adequate parking, bikeways and trails, public and private transit and direct pedestrian links. Coastal Element policy calls for the development of adequate infrastructure to accommodate anticipated vehicular traffic; the provision of non-auto oriented transportation facilities; transit facilities; the preservation of existing shoreline accessways, and the provision of new or enhanced access where feasible and appropriate.

Circulation

Freeways and Roadways
Existing
Regional and inter-regional access to the City’s Coastal Zone is provided by a system of freeways, major and local arterial highways. The San Diego Freeway (I-405) is the major north- south freeway that provides regional access. Pacific Coast Highway (State Route 1) extends parallel with the coast and traverses the City’s entire Coastal Zone along the western perimeter of the City. It provides both regional and local access to the City’s coastal resources. Beach Boulevard (State Route 39) begins at Pacific Coast Highway and extends northward to the I-405 Freeway and beyond through cities in Orange and Los Angeles Counties. This route also is prominent in providing both regional and local access to the City’s Coastal Zone. The existing circulation network in the City is depicted in Figure C-11.

Proposed
The Coastal Land Use Map depicted in this Coastal Element is consistent with the City’s General Plan Land Use Map. A traffic study analyzing the potential impacts of building out the City in accordance with the General Plan Land Use Map was conducted in 1994. (See Appendix - 1996 General Plan Technical Background Report.) In addition to analyzing the “built out” scenario of the General Plan Land Use Map, the traffic study assumptions included background regional growth such as development of the Bolsa Chica Specific Plan as currently adopted by the County.

The traffic study concluded that implementation of the General Plan Land Use Map would result in a City-wide increase in traffic volumes.

The Circulation Element of the Huntington Beach General Plan sets forth a circulation plan known as the Potential For 2010 Circulation Plan of Arterial Highways. It is anticipated that this plan, in concert with adopted circulation policies and programs, will accommodate the City’s projected traffic volumes at buildout of the General Plan Land Use Map. The Coastal Element incorporates the Potential For 2010 Circulation Plan of Arterial Highways (Figure C-12). For purposes of maintaining eligibility for Measure M and Congestion management Plan (Proposition 111) funds, the City has also included the Circulation Plan of Arterial Streets and Highways in its Circulation Element. The Coastal Element also includes this circulation plan (Figure C-13). The Circulation Plan of Arterial Streets and Highways includes additional improvements that the Potential For 2010 Circulation Plan of Arterial Highways does not. Either plan will accommodate projected traffic levels in Huntington Beach, including the Coastal Zone. The City’s preferred circulation plan at this time is the Potential for 2010 Circulation Plan of Arterial Highways. Future general plan amendments that combine the two plans may occur as needed.

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The Potential for 2010 Circulation Plan of Arterial Highways depicts several proposed improvements within the Coastal Zone, including the Santa Ana River Bridge Crossings and the re-striping of Pacific Coast Highway to accommodate more traffic lanes and the extension of Hamilton Avenue. A brief discussion of these proposed improvements and their status is provided below.

Santa Ana River Bridge Crossings
The current Circulation Plan includes two Santa Ana River bridge crossings starting at Garfield Avenue and Banning Street and ending at Gisler Street and West 19th Street, respectively. The County is presently conducting a study to determine whether to implement the proposed bridge crossings, relocate them, or delete them from plans entirely. The City of Huntington Beach opposes the proposed bridge crossings.

Pacific Coast Highway Re-striping - Beach Boulevard to Goldenwest Street Pacific Coast Highway presently accommodates four lanes of traffic (two lanes in each direction) between Beach Boulevard and Goldenwest Street. The Potential For 2010 Circulation Plan of Arterial Highways (Figure C-12), as well as, the Master Plan for Arterial Streets and Highways (Figure C-13) assume that Pacific Coast Highway will be re-striped between Beach Boulevard and Goldenwest Street to accommodate six lanes of traffic (three in each direction). The re- striping will provide for an increase in traffic capacity. Environmental documents processed by Cal Trans for the proposed re-striping project require that all on-street parking removed from Pacific Coast Highway as a result of the re-striping be replaced at a one-to-one ratio. Coastal Element policy includes this required mitigation and requires the parking be replaced prior to or concurrent with the loss of any parking spaces. Replacement parking alternatives are currently under investigation. (See “Recreational Parking” for further discussion.) Any parking replacement plan will require both City and Coastal Commission approval, prior to commencement of the re-striping project.

Hamilton Avenue Extension
The current Circulation Plan includes extending Hamilton Avenue from its present terminus to link with Beach Boulevard. At present, there is no specific proposal to accomplish this plan.

Acquisition of right-of-way, environmental review and an analysis of alternatives are needed before a specific project may be adopted. Identification of funding mechanisms is also needed.

The Hamilton Avenue Extension Project is not a high priority for the City or County at this time and is viewed as a long range project.

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Parking
The provision of adequate parking for the Coastal Zone is a significant issue in Huntington Beach. Recreational, commercial and residential uses all create a demand for parking, with recreation related demands being the highest and most seasonal. It is the City’s goal to provide adequate parking facilities for beach users while at the same time decreasing parking demands by promoting and providing alternative modes of transportation to the City’s beaches.

Recreational Beach Parking
Throughout most of the year, the amount of parking available for recreational beach users is more than adequate to accommodate the demand generated. Parking is provided in three main areas within the Coastal Zone: in designated lots, parking structures and on-street. Beach parking lots are full to capacity approximately 18 days per year, primarily during peak season and/or special events. Existing public parking opportunities for recreational beach visitors are listed in Table C-3. If the proposed re-striping project on Pacific Coast Highway between Beach Boulevard and Goldenwest Street is implemented, on-street parking spaces along Pacific Coast Highway will be removed. Coastal Element policy requires that any parking spaces removed as a result of the Pacific Coast Highway re-striping project be replaced at a one to one ratio prior to or concurrent with the loss of any parking spaces. Parking replacement alternatives that are currently under consideration include one or a combination of those listed below. Other options may be considered as well. The final replacement parking plan shall be consistent with Coastal Act policies pertaining to public and recreational access, as well as, other policies outlined in this Coastal Element. The final parking replacement plan is subject to the approval of the City and Coastal Commission.

Pacific Coast Highway Re-striping - Potential Parking Replacement Alternatives

▪ Improve the existing South Beach parking lot to accommodate additional parking spaces.
▪ Add new stalls on both sides of Seapoint Avenue between Pacific Coast Highway and Palm Avenue.
▪ Provide a new parking lot on Railroad Avenue near Main Street and Pacific Coast Highway.
▪ Add parking stalls along Huntington Street near Pacific Coast Highway and along First Street near Pacific Coast Highway.
▪ Develop a parking lot at the old oil access road below the bluffs, west of the Pier. ▪ Utilize shuttles to access interior parking lots on peak beach use days. ▪ Special assessments or development fees.

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Table C-3 to be modified at a later date pursuant to July 10, 2024 CCC Suggested Modification No. A.4 as soon as the parking information is available.

TABLE C-3
Public Parking Opportunities within Coastal Divisions
Coastal
Zone Division
(Figure C-4)

Parking
Location
Free
Parking
Spaces
Metered
Parking
Spaces
Total
Parking
Spaces

Comments
Zone 1 PCH (on-street)*
Peter’s Landing
HH Yacht Club
Sunset Beach*
300
630

672

76 300
630
76 672

$1.00/hour
4 hr. maximum
Zone 2 Bolsa Chica State
Beach
PCH (on-street)

2200
324

2200
324

$5.00/day
$1.50/hour
Zone 3 PCH (on-street)
Surf Theatre Lot
260
39 260
39 $1.50/hour
Permit Only
Zone 4 Pier Plaza
Main Promenade

PCH (on-street)
Business Streets
Residential Streets
City Beach Lot

City Beach Lot
Pierside Pavilion**

Plaza Almeria**

The Strand**
421
815

486
206
218
250

1813
283

171

410

421
815

486
206
218
250

1813
283

171

470
(includes
valet spaces)
$1.50/hour
$2.00/
Hour ($12.00
daily
maximum)
$1.50/hour
$1.50/hour
$1.50/hour
$1.50/hour
($12.00 daily
maximum)

$10.00/day
$3.75/hour
($11.25 daily
maximum)
$2.00/hour
($15.00 daily
maximum)
$2.00/hour
($12.00 daily
maximum)
Zone 5 HB State Beach
PCH/River (inland)
PCH/River (ocean)
Beach Blvd. (1600’
inland)
Newland to channel
Magnolia to channel
Brookhurst to
channel
Magnolia Tank Farm

110
75 75
81 22

xx
1200

83 1200
110
75 83

75 81
22 xx
$5.00/day

$1.50/hour

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To be updated
pursuant to
7/10/2024 CCC
action as soon
as parking
information
becomes
available.

TOTAL 1,965 9,345 11,370
Note: *Most or all located outside of the City’s Coastal Zone boundary. **Privately operated parking structures available for public use. Rates for summer months and valet vary.

Commercial Parking
Much emphasis has been placed on providing adequate parking for commercial facilities in the Coastal Zone to ensure that commercial parking demands do not negatively impact recreational beach user parking. This issue was especially significant when planning for the re-development of the City’s Downtown area into a dense node of visitor serving commercial facilities. The unique parking issues of the Downtown area had been resolved through the development and implementation of the Downtown Huntington Beach Parking Master Plan (see Technical Appendix). The Downtown Huntington Beach Parking Master Plan, a component of the Downtown Specific Plan, was adopted in 1993 and providesd for shared parking facilities including on-street parking, lots and nearby municipal parking structures. In 2009, the Downtown Specific Plan was updated to accommodate for new development within the downtown area. Part of the update process was the elimination of the Downtown Parking Master Plan, which had reached established development thresholds. Although the Downtown Parking Master Plan was eliminated, the downtown still employs a shared parking concept and the Downtown Specific Plan has added other tools for managing the parking demand of existing and future downtown development such as a trolley, a shuttle to remote lots and a parking directional sign system. Other commercial areas within the City’s Coastal Zone, but outside the downtown area, meet their parking needs through implementation of the City’s Zoning Ordinance.

Adequate parking must be provided on site at the time of development. Shared parking is permitted on a case by case basis, if justified.

Residential Parking
Residential uses within the Coastal Zone are required to provide parking facilities on-site. In some areas of the Coastal Zone, residents may purchase parking permits to exempt them from parking time limits and/or metered parking. Certain residents also have the opportunity to purchase parking stickers that permit them to park in areas where the general public is not permitted. However, Coastal Element policy prohibits the establishment of new preferential parking districts whenever public access to the coast would be adversely affected.

Trails and Bikeways
Bicycling provides both recreation and an alternative mode of transportation to access the City’s coastal resources. The City’s bikeway program is one of the most extensive in Orange County and includes both Class I and Class II. Bikeways are marked with signs and street painting.

Existing and proposed bikeways in the City’s Coastal Zone are depicted in Figure C-14.

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Figure C-14 also depicts riding and hiking trails, including a proposed equestrian trail that will be included in the planned Harriett M. Wieder Regional Park (The Huntington Beach Regional Riding and Hiking Trail). This trail will extend from the existing equestrian facilities and trails in Central Park to the inland side of Pacific Coast Highway at Seapoint Avenue. This trail will provide views of the Bolsa Chica wetlands and shoreline.

The County’s Master Plan of Regional Riding and Hiking Trails identifies two regional trails within the subject Coastal Zone: 1). The Santa Ana River Trail, and 2). The Huntington Beach Trail. The Commuter Bikeways Strategic Plan (the regional bikeways plan for Orange County), identifies three regional Class I bikeways within the Coastal Zone: 1). The Santa Ana River Bikeway; 2). The Wintersburg Channel Bikeway, and 3). The Coastal Bikeway.

Trail/Bikeway Definitions
Name Definition
Class I Bikeway Paved off-road bikeway; used by bicyclists, walkers, joggers, roller skaters, and strollers.

Class II Bikeway On-road bikeway with striped lanes; used by bicyclists.

Riding and Hiking Trail Natural surface or decomposed granite off-road trail; used mainly by equestrians, mountain
bicyclists, joggers and hikers.

Transit

Public transit service in the City’s Coastal Zone is provided by the Orange County Transportation Authority (OCTA). The OCTA operates several routes that service the Coastal Zone. The routes are designed to accommodate both general and recreational beach users. During the summer peak season, additional bus service is provided. Existing OCTA bus routes are depicted in Figure C-15. Bus routes are amended by the OCTA, as needed, to maximize service.

Direct Access

The City’s nine miles of shoreline (including the residential co-op located on the west side of the Pier which is on land leased from the State) are under public ownership and are designated for public recreational use. Consequently, opportunities for direct physical access to the shoreline are excellent.

Direct pedestrian access to the shoreline is provided at several intervals along the entire length of the Coastal Zone, including a new shoreline access (a stairway and a handicap access ramp) constructed at Seapoint Avenue and Pacific Coast Highway near the planned Harriett M. Wieder Regional Park. Access to the Huntington Harbour waterways is somewhat limited due to the residential nature of the surrounding area, but could be enhanced through increased public awareness of existing access points. Additional access points may be provided through re- development or when existing uses are improved.

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Public Recreational and Visitor Serving Commercial Facilities

Public Recreational Resources

Coastal Act policy promotes the protection of coastal resources while accommodating public demand for such resources. Further, Coastal Act policy promotes the protection of recreational and lodging opportunities for low and moderate income persons. Huntington Beach is known internationally for its temperate climate, excellent surfing beaches, and plentiful recreational amenities and opportunities. Consequently, millions of visitors are attracted to the City’s shoreline each year (an estimated 9.6 million in 1998). As the general population grows, the demand for year round recreational resources along the coastline will also grow. Coastal Element policy recognizes the City’s responsibility to balance the need to provide adequate recreational facilities to serve the greater than local community, while protecting the resources and character of its Coastal Zone. An overview of Huntington Beach’s most significant recreational resources is described below. Figure C-16 identifies the location of these resources.

Beaches
The City’s Coastal Zone contains over nine linear miles of sandy beach shoreline area encompassing approximately 380 acres. The three beaches in Huntington Beach are Bolsa Chica State Beach and Huntington State Beach, which are operated by the State Department of Parks and Recreation, and Huntington City Beach, which is operated by the City. Bolsa Chica State Beach includes six miles of shoreline between Warner Avenue and the Municipal Pier.

Huntington City Beach includes approximately one mile of shoreline between the Municipal Pier and Beach Boulevard. Huntington State Beach consists of the two mile shoreline area between Beach Boulevard south to the Santa Ana River. All of the beach area is in public ownership. The entire beach area is designated as open space in the Coastal Element Land Use Map.

Recreational opportunities at the City’s beaches are extensive and include activities such as sunbathing, swimming, surfing, bodysurfing, sand volleyball, skin and scuba diving. Huntington Beach is known as one of the best surfing areas on the west coast and has hosted numerous national and international surfing contests. Its renowned surf is a result of the shoreline’s long, gradually sloped beach gradient and location in relation to ocean swells. Fire rings are provided for barbecues and evening camp-fires. Offshore clam beds and a variety of game fish attract divers and surf fisherman to the Huntington Beach shoreline. In addition, the Coastal Bikeway, a regional Class I Bikeway, extends the length of the shoreline in Huntington Beach (it continues south to Newport Beach and north to Seal Beach). This paved bikeway provides for bicycle riding, jogging, roller blading, walking and similar activities separated from vehicular traffic.

Proposed improvements include widening the existing Coastal Bikeway within Huntington Beach from its existing average width of 12 to 15 feet to twenty feet.

Municipal Pier and Plaza
The City’s Municipal Pier is located at the intersection of Main Street and Pacific Coast Highway and serves as the focal point of the City’s Coastal Zone. The Pier, which was re-built and opened in 1992, is 1,856 feet long, 30 feet wide and 38 feet above the mean low water level. It is constructed of reinforced concrete. It includes a variety of visitor serving and recreational amenities, including a restaurant, community access booth, lifeguard tower and observation and recreational fishing platforms. Visitors can use the Pier to sight see, stroll, fish and dine. Coastal Element policy, among other things, limits building heights on the pier to a maximum of 2 stories/35 feet. Coastal Element policy also requires that public access around the entire

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perimeter of the pier be maintained. Proposed enhancements to the Pier include a funicular/trolley system to transport pedestrians from the Plaza area to the end of the Pier and back.

The Main Pier Plaza has more than eight acres of public space located at the base of the Municipal Pier on the ocean side of Pacific Coast Highway, between First and Seventh Streets.

The public plaza includes a palm court, a 230 seat amphitheater, a spectator area, accessways to the beach and lawn, restrooms and concessions, bicycle parking facilities and automobile parking.

Pier Plaza was designed as a community focal area where public speaking forums, surfing competitions, foot races, outdoor concerts and similar events are held.

Parks
Other than the sandy shoreline area itself, existing parks in the Coastal Zone include those listed in Table C-4 below and depicted in Figure C-16.

TABLE C-4
Coastal Zone Parks
LOCATION SIZE/Acres
Zone 1
Booster Park – Baruna and Davenport
Conrad Park – Aquarius and Trinidad
French Park – Venture @ Harbor Channel
Prince Park – Typhoon and Venture
Seabridge Beach Park – 3222 Countess
Tarbox Park – Wellington and Melville
Trinidad Beach Park – Trinidad @ Long
Channel

1.0 3.0

0.5 0.2

4.5 0.5

1.0 Zone 2
Bolsa View Park-Brighton and Crestmoor

3.0 Zone 3
Harriett M. Wieder Regional Park
Bluff Top Park
Lower Seacliff Greenbelt-Island Bay and Palm

*111.0

20.0 0.5
Zone 4
Manning Park – Delaware and Detroit

2.5 Zone 5
Magnolia Park – Magnolia Tank Farm
Marsh Park – Magnolia Tank Farm

2.47 1.52
Total Acres 147.7
*At present, 49 acres of the 111 total are privately owned, to be dedicated, per agreement, at a later date.

Proposed parks include the Harriett M. Wieder Regional Park (formerly known as the Bolsa Chica Linear Park) and the Orange Coast River Park. Land for the Regional Park has been identified (approximately one-third has been dedicated and is in public ownership). A development plan for the park has been devised through coordinated efforts between the City and County of Orange. Once developed, the Harriett M. Wieder Regional Park will connect Central

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Park to the coastline via the Huntington Beach bluffs, at Seapoint and Goldenwest. The Regional Park will provide views and linkages to the Bolsa Chica wetlands as well.

The Orange Coast River Park is in the early stages of planning at this time. The present conceptual plan for the park is to link parks from inland cities to the coastline via the Santa Ana River trail. The Orange Coast River Park is proposed to extend north from the Santa Ana River, in Huntington Beach, along the inland side of Pacific Coast Highway to Beach Boulevard.

Feasibility studies for the park concept are now underway. Coastal Element policy supports and promotes the maintenance and preservation of existing parks, the development of the planned Harriett M. Wieder Regional Park, and further study of the feasibility of the proposed Orange Coast River park.

Recreational Vehicle Camping
The Sunset Vista Camper Facility, located on Pacific Coast Highway in the Huntington City Beach parking lot at First Street, is a City-operated recreational vehicle camping site offering 150 spaces from September 15 through May 31 annually. The facility allows camping immediately adjacent to the beach sand area.

In addition, the State Department of Parks and Recreation allocates 50 spaces for enroute overnight camping at both Huntington State Beach and Bolsa Chica State Beach. Campers pay a nominal fee per night and are required to check in after 8:00 p.m. and leave by 9:00 the following morning. The RV spaces made available under this program are for year-round use. The City Beach also offers a similar program for enroute RV camping between June 1 and September 14, annually. Coastal Element policy promotes the preservation of these opportunities and expansion of the camping program at the State beaches to mirror the overnight program permitted at the City beach parking lot.

Trails and Bikeways
The City boasts an extensive trail system that can be used by bicyclists, roller bladers, joggers and strollers. The Coastal Zone includes a Class I trail that runs the entire length of the Coastal Zone and is linked to regional bikeways. It also includes several east west bikeways that access the City’s Coastal Zone, and a major trail along the Santa Ana River. In addition, the County has plans for a future riding and hiking trail that will extend from the existing riding and hiking trail system in Central Park, which is just outside the City’s Coastal Zone boundary, along the proposed Harriett M. Wieder Regional Park to points near the shoreline. The County’s Master Plan of Regional Riding and Hiking Trails identifies two regional trails within the City’s Coastal Zone: the Santa Ana River Trail and the Huntington Beach Trail. The Commuter Bikeway Strategic Plan (the regional bikeways plan for Orange County) identifies three regional Class I bikeways within the Coastal Zone: the Santa Ana River Bikeway, Wintersburg Channel Bikeway and the Coastal Bikeway. (Figure C-14.)

Golf Courses
There is one private (no public) golf course in the City’s Coastal Zone: Seacliff Country Club. It is an eighteen hole course located on Palm Avenue, west of Goldenwest Street.

Huntington Harbour
Huntington Harbour is an 860 acre residential development oriented around a network of manmade channels located in the northwest corner of the City. The channel system covers a surface area of 225 acres and houses approximately 2,300 mostly private boat slips. The

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waterways, which are available for public use, provide significant opportunities for boating.

Access to the channels is provided in several areas where boats and boat slips may be rented, and by the City operated boat ramps (Percy Dock and Warner Dock) located near the Warner Avenue Fire Station. The Percy Dock also provides City operated parking. An additional boat ramp, French Dock, that can accommodate large boats is available at the Sunset Aquatic Regional Park immediately north of Huntington Harbour within the City of Seal Beach. The entrance to the Huntington Harbour channels is located at the northwest end of the harbor and passes under a bridge at Pacific Coast Highway.

Some of the recreational opportunities in Huntington Harbour are private, accessible only to Harbour residents. However, a number of public recreation areas are available. Trinidad Island includes a 2.7 acre greenbelt park with a bicycle/pedestrian path, two small vista parks, a fishing dock and a walkway around half the island. A 4.1 acre City neighborhood park is also located on Seabridge Peninsula. The Harbour area also includes three small beaches and parks accessible to the public.

The developed status of Huntington Harbour dictates the current state of public access in the area.

In the event that new development, or significant redevelopment, fronting a channel area does occur, the City’s Coastal Element policy requires that adequate public access to the waterways be provided.

Boating Facilities
Boating facilities in Huntington Beach are primarily provided in Huntington Harbour.

Development of a second marina in the City’s Coastal Zone is limited by a lack of appropriate sites. Boat storage is provided within the Huntington Harbour Marina and in off-site dry storage areas. City policy allows for boat storage on private residential property if properly screened and accommodated, as well as within industrially zoned areas.

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Visitor-Serving Commercial Facilities

The City’s Coastal Zone is host to millions of visitors each year. The Coastal Act places a high priority on land uses and facilities that serve the needs of these visitors. Visitor-serving facilities include public and private developments that provide accommodations, food, entertainment and services. The City’s Coastal Land Use Plan defines activity nodes where visitor serving uses are concentrated. The use of concentrated nodes allows the City to capitalize on shared facilities and minimize impacts to more sensitive resource areas in the Coastal Zone. The most concentrated area of visitor serving uses is within the Downtown area near the Municipal Pier. Significant visitor serving facilities within the Coastal Zone are briefly described below.

Huntington Harbour
The Huntington Harbour area includes commercial uses to serve residents and visitors. Visitor serving commercial uses include restaurants, retail shops, entertainment and private recreational facilities such as the Huntington Harbour Yacht Club and a fitness/racquet club.

Seacliff Promenade Conceptual Master Plan Area
The Seacliff Promenade Conceptual Master Plan Area is bounded by Pacific Coast Highway to the south, Palm Avenue to the north, Seapoint Avenue to the west and Goldenwest Street to the east. The planning area comprises approximately 150 acres and is presently under the ownership of PLC Properties and Aera Properties. PLC Properties owns the 56 acre parcel located at the northeastern section of the site. Aera owns the remaining 94 acre portion which fronts Pacific Coast Highway. At this time, the site represents one of the largest, undeveloped contiguous areas in the Huntington Beach Coastal Zone. The planning area is designated in the Coastal Element Land Use Map as Mixed Use-Horizontally Integrated Housing (MH-F2/30(Avg. 15)-sp), which permits residential, visitor serving commercial and open space uses. A specific plan or plans, as well as, a “conceptual master plan of development”, consistent with the Coastal Element Land Use Map, are required before any development may be approved on the site.

Per the site’s Coastal Element Land Use Map designation, commercial uses will be limited to those permitted by the Commercial Visitor land use category. (See Table C-1, Coastal Element Land Use Plan Land Use, Density and Overlay Schedule, and Table C-2, Community District and Subarea Schedule). The amount and precise location of commercial land that will be included within this planning area will be determined through the conceptual master plan and specific plan preparation and adoption processes. The required master and specific plans are subject to Coastal Commission approval which would be submitted to the Coastal Commission as an LCP amendment that would take effect upon Commission certification. Both are consistent with Coastal Act and adopted City policy noted in this Coastal Element.

Pursuant to the adopted Palm/Goldenwest Specific Plan, it is anticipated that the 94 acre Aera property, which fronts Pacific Coast Highway, will house visitor-serving commercial, open space and recreational/civic uses such as a public museum, with visitor-serving commercial uses having preference. This property is presently used for oil production and is expected to maintain its existing oil activities for the next 15 to 20 years. The 56 acres located in the northeast portion of the planning area and owned by PLC Properties, is approved for up to 315 dwelling units.

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Downtown
The downtown area has been designed as the primary visitor serving node in the Coastal Zone.

Development of the area is guided by the Downtown Specific Plan. Coastal Element policy promotes the continuation of the area as a visitor serving node. Significant project areas within the downtown area include the Main/Pier area, the Waterfront area and Pacific City, a site formerly known as “31 acres.” The Main/Pier area includes the Municipal Pier, the public plaza at the base of the Pier, adjacent restaurants, and commercial/retail development on Main Street and 5th Street. The Waterfront development area is located at the northwest corner of Pacific Coast Highway and Beach Boulevard. It is designated for uses such as hotels, specialty retail and residential uses. The Pacific City site is located on the north side of Pacific Coast Highway at First Street, just south of the Municipal Pier. This site is approved to be developed as a mixed use project including visitor serving commercial, office and residential uses. Planned and existing projects within these development areas are summarized in Table C-5.

Beach Boulevard
With the exception of the northwest corner of Pacific Coast Highway and Beach Boulevard included within the Waterfront Development area, the portion of Beach Boulevard that lies within the Coastal Zone boundary does not include existing or planned commercial uses. However, just outside the Coastal Zone, and accessible within minutes of the beach by car, bus or bicycle, Beach Boulevard includes a variety of visitor, neighborhood and regional serving commercial establishments.

Other
A strip of land located on the north side of Pacific Coast Highway, between Beach Boulevard and Newland is designated for visitor serving commercial uses in the Coastal Element Land Use Plan. (The site presently houses the Action Boat Yard and is partially vacant.) A half block area on the inland side of Pacific Coast Highway, between Sixth and Ninth Streets, is designated as Mixed Use-Vertical. The site is presently vacant.

At the Magnolia Tank Farm site (Specific Plan 18), inland of Magnolia Marsh at Magnolia Street, a 215 room hotel, of which a minimum 25% will be lower cost (no more than 75% of the statewide peak season average daily rates for the calendar year prior to the opening of the facility to the public), as described in greater detail in Specific Plan 18.

Visual Resources

The Coastal Act requires that the scenic and visual qualities of coastal areas, especially natural landforms along bluffs and cliffs, be considered and protected as a resource of public importance.

Huntington Beach’s Coastal Zone includes several visual resources that contribute positively to the aesthetic character of the Coastal Zone, including views, natural landforms and man-made amenities (Figure C-17). The City’s Coastal Zone also includes facilities and sites that negatively impact the visual character of the area and detract from existing assets. The Coastal Element includes policy to protect the assets and mitigate or remove the visual detractors.

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TABLE C-5
Existing Downtown Area Commercial Facilities
Existing Visitor Serving Projects
Within the Downtown Area

Description
The Waterfront Development
The Waterfront Hilton Beach Resort

Hyatt Regency Resort and Spa

296 hotel rooms, 15,000 square feet of
ballroom/meeting space, restaurant pool and
fitness center.

517 hotel rooms with a conference center,
retail and restaurant uses and a spa and fitness
center
Main/Pier
Pier Pavillion

Oceanview Promenade

Main Promenade

Adjacent to Municipal Pier

Municipal Pier

Pier Plaza

Plaza Almeria

The Strand

19,100 square feet retail, restaurant and office
uses.

42,000 square feet of visitor serving retail

34,000 square feet of visitor serving retail,
restaurant and office uses. Includes 830 space
municipal parking structure.

15,000 square feet of restaurant area.

Currently houses Duke’s and Chimayo’s
restaurants.

8,000 square feet of visitor serving
commercial at end of Pier.

No commercial uses.

301 Main Street. 30,000 square feet of
commercial/retail with 10,000 square feet of
office on upper stories. Also includes 42
townhomes.

157 room boutique hotel and 154,000 square
feet of retail, restaurant and office uses
Planned/Approved Projects Description
The Waterfront Development
Waterfront Development

A third hotel.

Pacific City

31-acre mixed use project consisting of seven
commercial buildings with retail, office,
restaurant, cultural and entertainment uses and
a residential component with 516 condo units
and a 2-acre “Village Green” park. The
commercial portion of Pacific City is also
planned to have carts, kiosks, outdoor dining,
live entertainment indoors and outdoors and a
boutique hotel.

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Assets
The Pacific Ocean
The Pacific Ocean is Huntington Beach’s most prominent visual asset. Views of the ocean from Pacific Coast Highway, peripheral streets, and surrounding neighborhoods and districts enhance the visual quality and ambiance of the City and help orient the traveler.

Huntington Harbour
Huntington Harbour is a visual asset to those residences that front the channel. The concentration of recreational boats and related activity on the waterways provides scenic resources not found elsewhere in the City’s Coastal Zone. Although limited access makes this asset somewhat exclusive to area residents, public access is provided to visitors. Private views are not protected by the Coastal Act or Huntington Beach Coastal Element policy.

The Bolsa Chica Ecological Reserve
The Bolsa Chica Ecological Reserve is located in the unincorporated area of land known as the Bolsa Chica. It is a lowland that lies between two mesas. The visual quality of the wetland marshes and natural wildlife create an impressive corridor along Pacific Coast Highway generally located between Seapoint Street and Warner Avenue.

The Bolsa Chica Mesas
The northwestern side of the Bolsa Chica Ecological Reserve includes bluffs that rise to an upland area known as the Bolsa Chica Mesa. These bluffs are primarily under the County’s jurisdiction (only a small part of the bluff lies in the City) but are within the City’s Sphere of Influence for potential future annexation. The mesas constitute a significant scenic resource within the City’s Coastal Zone. The 50 acre site (located west of and adjacent to Graham Street and north of and adjacent to the East Garden Grove Wintersburg Orange County Flood Control Channel) known as the “Parkside” site affords an excellent opportunity to provide a public vista point. A public vista point in this location would provide excellent public views toward the Bolsa Chica and ocean. Use of the public vista point will be enhanced with construction of the Class I bike path along the flood control channel and public trails throughout the Parkside site.

To the southeast of the Bolsa Chica Ecological Reserve, another line of bluffs extends between Pacific Coast Highway and Edwards Street. The bluff top area here is known as the Huntington Beach Mesa and is the site of the proposed Harriett M. Wieder Regional Park.

Beach Bluffs
A line of low, steep bluffs runs along the face of the beach, on the south side of Pacific Coast Highway, between Seapoint south to approximately the Pier Plaza area. Panoramic views of the ocean, coastline and Catalina Island can be seen from the bluffs and from several locations on Pacific Coast Highway where the road rises above the adjacent bluff line.

The Municipal Pier
The Huntington Beach Municipal Pier affords fine views of the shoreline, ocean and islands. To maintain public views, Coastal Element policy limits heights of buildings permitted on the pier to a maximum of 2 stories/35 feet. In addition, the entire perimeter of the pier is required to be maintained for public access. Aside from affording views to the ocean, the Pier structure itself is considered to be a visual resource.

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Wetlands
The wetland area north and adjacent to Pacific Coast Highway between the electrical generating plant and the Santa Ana River, known as the Huntington Beach Wetlands Complex, including Talbert Marsh, Brookhurst Marsh, Magnolia Marsh, and Newland Marsh, provides open space and visual relief along this stretch of Pacific Coast Highway. There is a public trail with viewing opportunities of Magnolia Marsh from Marsh Park at the mixed use development known as Magnolia Tank Farm (Specific Plan 18). There is also a public trail with viewing opportunities just inland of Talbert Marsh (located along PCH, immediately upcoast of the Santa Ana River).

Public View Opportunities/Corridors
Public views to the ocean and/or shoreline are afforded from several places along Pacific Coast Highway within the City’s Coastal Zone.

Weaknesses
Oil Production Facilities
Oil pumps, tanks and pipelines are located throughout the Coastal Zone. They are often incongruous with the visual character of the area.

Utility Facilities
Coastal Zone visitors who travel Pacific Coast Highway between Newport Beach and Beach Boulevard cannot miss the electrical generating plant or the regionally serving sewage treatment plant located adjacent to the Santa Ana River. Both facilities dominate the landscape and negatively impact the visual and aesthetic character of the surrounding area.

Billboards
Though fewer in number than ten years ago, billboards remain in the City’s Coastal Zone today.

The billboards are inconsistent with the visual character of the Coastal Zone, block views and clutter the landscape.

Electrical Transmission Lines
Electrical transmission lines, visible along the beach bluffs and in open areas, detract from the scenic potential of the Coastal Zone.

Pacific Coast Highway
The visual experience along Pacific Coast Highway could be improved through increased landscaping, curb and gutter treatments, placing transmission lines underground, screening oil production facilities and utilities, and removing billboards.

Historic and Cultural Resources

Coastal Act Policy requires that significant historical and archeological resources of the Coastal Zone be identified and protected. The Coastal act identifies such resources located within the Coastal Zone, and sets forth policies to ensure reasonable protection and or enhancement of such resources.

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Water and Marine Resources

One of the primary goals of the Coastal Act is to prevent marine resource degradation caused by urbanization. The Coastal Act requires that the biological productivity and quality of these resources be maintained and, where feasible, restored. Coastal water and marine resources in Huntington Beach include the ocean, the Huntington Harbour waterways, flood control channels, wetlands and freshwater sources such as underground aquifers. Urban runoff, outfalls from industrial uses, diking, dredging, filling, boating activities and saltwater intrusion are all factors that may negatively impact the City’s water and marine resources. Coastal Element policy strives to remove or mitigate the negative impacts of these factors. These potentially negative factors are described in greater detail below. See Figure C-20 for the location of existing shoreline structures, outfalls and industrial facilities in the City’s Coastal Zone.

Urban Runoff

Urban runoff carries millions of pounds of pollutants annually into coastal waters. The runoff comes from City streets and gutters, as well as all inland areas that drain into regional stormwater and drainage facilities and ultimately into the ocean. Efforts to minimize urban runoff from new development include requiring Water Quality Management Plans for all new development within the Coastal Zone and coordinating with responsible regional agencies.

Ocean Outfalls

There are five outfalls (discharge pipes) located in the ocean off of Huntington Beach: The electrical generating plant outfall, the two Orange County Sanitation District Plant No. 2 outfalls, and two oil facility outfalls.

The electrical generating plant takes in water for cooling purposes and discharges heated water into the sea via intake and discharge pipes that extend from the plant into the ocean under the beach just south of Newland Street. The discharged water is not contaminated, but is heated. The full effect of the warm water discharge is not known. Certain native species may no longer find the area habitable, while warmer water species may be attracted to it. The cool water intake process is known to trap or “entrain” some ocean organisms, many of which die as a result.

The Orange County Sanitation District’s Plant No. 2 outfalls are located approximately five miles offshore. The primary outfall pipe is 120 inches in diameter and discharges treated sewage effluent into the ocean off of Huntington Beach at a rate of 180 million gallons per day. The secondary outfall is 78 inches in diameter and is for emergency purposes only. To date, the emergency outfall has not been used. Prior to treatment, raw sewage may contain pathogenic bacteria, viruses, heavy metals and other pollutants detrimental to human health and/or marine life. Ongoing monitoring of effluent discharge is imperative to ensure public health and environmental protection. The Sanitation District employs constant monitoring of the treated effluent discharged into the ocean.

The oil facility outfalls, which extend under Bolsa Chica State Beach into the ocean, discharge treated runoff and oil field production water. All five outfalls are regulated by the Environmental Protection Agency through the Regional Water Quality Control Board and require NPDES permits.

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Oil Production Wastes

Oil production facilities located on land are a significant source of wastewater entering City sewerage. The City requires that wastewater from oil activities be cleared to 100 mg of oil/liter before being discharged into City sewerage. Liquid wastes that cannot meet this standard must be transported to approved disposal facilities. Runoff from these land facilities can contain oil, solids, sulfur wastes and drilling muds and their additives. On principal oil production parcels, the runoff must be collected in basins or sumps and treated in separation facilities before being disposed into public sewerage or the ocean. On smaller parcels, the water must be contained on site.

Diking, Dredging, Filling and Shoreline Structures

Detrimental environmental impacts associated with diking, dredging and filling operations include high mortality of marine organisms trapped in the dredged material, burial and smothering of organisms by fill material, reduction of fish populations due to impacts of increased suspended sediments (turbidity), and overcrowding of organisms in adjacent waters. In addition, dredging tends to re-suspend harmful pollutants that may have settled into bottom sediments.

Boating Activities

Of the City’s coastal waters, Huntington Harbour is most impacted by contaminants from boating activities. Common boating activity contaminants include small amounts of copper from paints, fuel leakages and boathead wastes (from toilets and kitchens). Boathead discharges are prohibited in harbor areas. Low dissolved oxygen due to lack of circulation or aeration is another potential water quality nuisance in Huntington Harbour. Artificial aeration systems currently exist in the Long Channel to increase dissolved oxygen levels. Additional systems in other side channels in the harbor can be pursued if found necessary.

Saltwater Intrusion

Saltwater intrusion into the fresh water underground aquifers is of great concern in Orange County and Huntington Beach. Over pumping of groundwater reserves can result in saltwater flowing inland toward the freshwater wells. Ongoing monitoring, maintenance of groundwater reserves through water conservation and the construction of artificial salinity barriers are strategies that have been and continue to be implemented to minimize saltwater intrusion.

Interagency Coordination

Coastal water quality issues extend beyond local jurisdictional boundaries to the regional, state and federal levels. A listing of the outside agencies involved in or responsible for water quality issues in Huntington Beach is provided below. The City’s Coastal Element policy recognizes the jurisdictional hierarchy and promotes local strategies that can be used to supplement regional, state and national efforts.

The United States Environmental Protection Agency
Implements federal water pollution law. Relies largely on National Pollutant Discharge Elimination System (NPDES) permit process to implement regulations.

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The United States Army Corps of Engineers
Regulates diking, dredging and fill activities in coastal waters.

The California State Department of Fish and Game
Regulates diking, dredging and fill activities in coastal waters.

The California State Lands Commission
The CSLC manages the State’s property interest in filled and unfilled tidelands, submerged lands and beds of navigable waterways. The Commission regulates diking, dredging and fill activities in coastal waters.

The Santa Ana Regional Water Quality Control Board (RWQCB) Administers regional NPDES permits. Has jurisdiction over effluent and recycled water.

Orange County Public Facilities and Resources Department (OCPFRD) Monitors the temperature, acidity, dissolved oxygen content, heavy metals content and other physical parameters of waters in Huntington Harbour, Anaheim, Sunset and Bolsa Bays and inland flood control channels. Reports all testing to RWQCB.

Orange County Department of Health
Monitors bacterial levels in Huntington Harbour and in the ocean water off of the County’s beaches. Also responsible for testing mussels taken from the Municipal Pier and clams from the Talbert Flood Control Channel for various contaminants. Reports all testing results to the RWQCB.

The Orange County Sanitation District
Maintains a testing operation to monitor effluent as it leaves the sanitation plant and at its outfall.

Also tests ocean water at various strategic points near outfall. Reports all testing results to the RWQCB.

Orange County Water District
Responsible for regulation and monitoring of saltwater intrusion in underground water sources.

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Environmentally Sensitive Habitats

The Coastal Act requires the protection of environmentally sensitive habitat areas against any significant disruption of habitat values. An environmentally sensitive habitat area is defined as any area in which plant or animal life is either rare or especially valuable and could be easily disturbed or degraded by human activities and developments. The City’s Coastal Element identifies three “environmentally sensitive habitat areas” within the City: 1) the Huntington Beach wetland areas, 2) the California least tern nesting sanctuary, and 3) the wetlands and Eucalyptus ESHA on the Parkside site. (See Figure C-21 for location of No. 1 and 2.) The Coastal Element includes policies to protect and enhance environmentally sensitive habitat areas in accordance with the Coastal Act.

Huntington Beach Wetland Areas

The Coastal Act defines wetlands as “land within the Coastal Zone which may be covered periodically or permanently with shallow water.” Salt water marshes, freshwater marshes, open or closed brackishwater marshes, swamps, mudflats and fens are included. Throughout the nation, wetland areas are declining as a result of urbanization. Wetland areas are significant primarily due to their function as habitat for animal and plant species, some of which are rare or endangered. They are protected through federal and state regulations, including the Coastal Act.

The Huntington Beach Coastal Zone includes approximately 124.5 acres of land considered to be functional or restorable wetlands. These wetland areas are actually remnants of what was once an extensive coastal marsh system along the Southern California coastline and have been the subject of much study and debate over the years. In 1986, after coordination and negotiations with the landowners, and responsible regional, state and federal agencies, the California Coastal Commission approved what is depicted in this Coastal Element as wetland areas. Today, approximately 92 acres of the wetland area near the Talbert Channel in Huntington Beach are undergoing restoration. The remaining wetland areas west of the electrical generating plant and east of Beach Boulevard are also proposed for restoration.

The Huntington Beach Wetlands, as identified by the California Department of Fish of Game, are depicted on Figure C-21. The wetlands support plant life that in turn provides habitat to amphibians, birds and mammals, most notably the California least tern and Belding’s savannah sparrow which feed and nest in the area. Examples of other plant and animal life that may be supported by the Huntington Beach Wetlands are listed below.

In addition to the wetland areas shown in Figure C-21, a 0.8 acre degraded wetland area has been identified on the undeveloped portion of the Waterfront Development site, near Beach Boulevard.

Pursuant to a settlement agreement between the California Coastal Commission, the City of Huntington Beach and the property owner, a conservation easement has been recorded on this property and this wetland area shall be preserved.

Plant Life
Plants of the coastal marsh community grow along the upper reach of the coastal estuarine community where they receive only periodic inundation by sea water. Freshwater streams often flow through this community and dilute the salinity of the seawater. The salt marsh community embodies several distinct components; pickleweed marsh, salt flat, saltwater channel, saltwater pond, and a disturbed component. The dominant plant is common pickleweed. Other common

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plants include five-hooked bassia, slender aster, spear saltbush, saltgrass, and to a lesser extent, alkali heath.

Most of the wetland system in Huntington Beach has been cut off from tidal flow for some time and several characteristic salt marsh plants dependent upon daily tidal flushing may have disappeared. Formerly characteristic plants that are now scarce or absent from salt marsh are cordgrass, sea-lavender, shoregrass, annual pickleweed, samphire, and saltwort. Unsuitable soil, hydrologic or physiographic conditions may preclude the presence of some species. Other species are difficult to distinguish from similar common species (annual pickleweed) and may be overlooked. Others are dependent upon periodic inundation with freshwater for germination and may have been adversely affected by the channelization of local freshwater drainages such as the Santa Ana River and the Talbert Valley drainage network.

Wildlife
Salt marsh communities are among the most productive of ecosystems supporting a large wildlife population.

Amphibians
Although most amphibians are not adapted to a marine or estuarine existence, a few species may enter brackish portions of the salt marsh from nearby freshwater habitats. The Pacific treefrog and California (western) toad may be present in the freshwater marsh west of Beach Boulevard, as well as the introduced bullfrog. The garden (Pacific) slender salamander is a widespread inhabitant of moist soils and can thrive even around well-watered lawns and gardens.

Historically, this species lived in riparian woodland along the Santa Ana River, and has since spread into landscaped areas.

Several species of lizards and snakes are expected to occur in the coastal wetlands, above areas of tidal flux. Species likely to occur include Great Basin (western) fence lizard, side-blotched lizard, southern alligator lizard, California (common) kingsnake, San Diego gopher snake, and southern pacific (western) rattlesnake.

Birds
Birds are abundant inhabitants of the coastal wetlands. Salt marshes, salt flats, and estuaries nest more species and larger concentrations of birds per unit area than perhaps any other ecosystem in temperate North America. Migrant and wintering waterfowl, waders, shorebirds, gulls and terns constitute the bulk of avian species that utilize estuarian habitats for foraging and resting. Most nesting birds in coastal salt marshes are the smaller, less conspicuous landbirds. One such species, the Belding’s savannah sparrow, is a common inhabitant of pickleweed salt marshes.

This subspecies of savannah sparrow, however, has been reduced in numbers, due to habitat loss, and is now considered an endangered species by the California Department of Fish and Game.

Other birds that nest in the salt marsh are the song sparrow and western meadowlark in the upper portions, marsh wren in the reeds and sedges, and killdeer on the salt flats. In the small freshwater marshes, breeding birds likely include the red-winged blackbird, song sparrow and marsh wren.

The federal and state endangered California least tern has been observed feeding on mosquitofish in the pond below the electrical generating plant and on small marine fish in the Bolsa Chica area.

This usually occurs when its chicks are young and small fish may not be readily available

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elsewhere. Presumably, with a tidal connection and a more diverse fish fauna, least terns would utilize the salt marsh channels and ponds to a greater degree than they do presently.

The freshwater wetlands do not support the diverse bird population that its saltwater counter part does. Occasionally long-legged waders such as the black-crowned night-heron or dabbling ducks may be found feeding. Birds more typical of other habitats may use these areas as a water source for drinking and bathing. Terrestrial species expected around the freshwater wetlands include black-chinned hummingbird, ash-throated flycatcher, house wren, common yellowthroat, orange- crowned warbler, California towhee, brown-headed cowbird, and the common house finch.

Mammals
The most conspicuous mammal in the salt marsh is the Audubon’s cottontail. Other mammals presumed to be plentiful here are the black-tailed hare, California (Beechey) ground squirrel, Botta’s pocket gopher, deer mouse and several nocturnal rodents, such as the western harvest mouse, house mouse, and Norway rat. Predators such as the Virginia opossum, coyote, long- tailed weasel, red fox, and striped skunk are also likely to be present.

California Least Tern Nesting Sanctuary

The California least tern is listed on the federal and state endangered species lists. It is a native to Southern California coastal salt marshes and nests on sandy beaches close to wetlands and estuaries where they feed on small fish. Encroaching development has resulted in loss of feeding grounds, and heavy recreational use of sandy beaches has disrupted natural nesting areas. These factors have threatened the existence of the least tern. To help protect the California least tern from extinction, a permanent, fenced five-acre nesting area was established in 1969 on the Huntington Beach State Beach near the Santa Ana River mouth. The nesting sanctuary is maintained by the State Department of Parks and Recreation and is considered to be one of the most successful nesting colonies in the State.

Parkside Eucalyptus ESHA and Wetlands (See Figure C6a)

Historically, this site was part of the extensive Bolsa Chica Wetlands system and was part of the Santa Ana River/Bolsa Chica complex. In the late 1890s the Bolsa Chica Gun Club completed a dam with tide gates, which eliminated tidal influence, separating fresh water from salt water. In the 1930s, agricultural ditches began to limit fresh water on the site, and in 1959, the East Garden Grove-Wintersburg Flood Control Channel isolated the site hydrologically. Nevertheless, wetland areas remain present at the site. There are existing and previously delineated wetlands, and areas that have been filled without authorization and are capable of being restored. These areas as well as their buffer areas are designated Open Space-Conservation, and uses allowed within these areas are limited.

In addition, on the site’s southwestern boundary, at the base of the bluff, is a line of Eucalyptus trees that continues offsite to the west. These trees are used by raptors for nesting, roosting, and as a base from which to forage. The trees within this “eucalyptus grove” within or adjacent to the subject site’s western boundary constitute an environmentally sensitive habitat area (ESHA) due to the important ecosystem functions they provide to a suite of raptor species. The Eucalyptus trees along the southern edge of the Bolsa Chica mesa are used for perching, roosting, or nesting by at least 12 of the 17 species or raptors that are known to occur at Bolsa Chica. Although it is known as the “eucalyptus grove,” it also includes several palm trees and pine trees that are also

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used by raptors and herons. None of the trees are part of a native plant community.

Nevertheless, this eucalyptus grove has been recognized as ESHA by multiple agencies since the late 1970s (USFWS, 1979; CDFG, 1982, 1985) not because it is part of a native ecosystem, or because the trees in and of themselves warrant protection, but because of the important ecosystem functions it provides. Some of the raptors known to use the grove include the white tailed kite, sharp-shinned hawk, Cooper’s hawk, and osprey. Many of these species are dependent on both the Bolsa Chica wetlands and the nearby upland areas for their food. These Eucalyptus trees were recognized as ESHA by the Coastal Commission prior to its 2006 certification of this section of this LCP, most recently in the context of the Coastal Commission’s approval of the adjacent Brightwater development (coastal development permit 5-05-020).

The Eucalyptus grove in the northwest corner of the site, although separated from the rest of the trees by a gap of about 650 feet, provides the same types of ecological functions as do the rest of the trees bordering the mesa. At least ten species of raptors have been observed in this grove, and Cooper’s hawks, a California Species of Special Concern, nested there in 2005 and 2006. Due to the important ecosystem functions of providing perching, roosting and nesting opportunities for a variety of raptors, these trees also constitute ESHA. These areas as well as their buffer areas are designated Open Space-Conservation, and uses allowed within these areas are limited.

The wetlands, Eucalyptus ESHA areas, and buffer areas are designated Open Space-Conservation to assure they are adequately protected.

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Energy Facilities

The Coastal Act provides for the locating of coastal dependent facilities within the Coastal Zone, subject to certain criteria and limitations. Huntington Beach’s coastal area is a center for important energy-related and industrial activities that are coastal dependent, including oil wells, extraction, separation and transport facilities and a regionally serving electrical generating plant.

Recognizing the greater than local significance of the City’s energy resources, Coastal Element policy allows for the continuation, and in some cases expansion, of these facilities while ensuring the community’s public health and safety, environmental protection and minimization of negative aesthetic impacts to the maximum extent feasible. Existing energy facilities in the City’s Coastal Zone are listed below and depicted in Figure C-22.

Oil Related Facilities

A portion of the City’s Coastal Zone is situated above the seventh largest oil field in California, including the Talbert, Sunset Beach, West Newport and Huntington Beach oil fields. Wells from offshore platforms and onshore sites tap these underground pools. The Coastal Zone also accommodates facilities to treat, store and transport the oil and gas extracted through these wells.

These oil fields and several others associated with the Newport-Inglewood Fault Zone have produced more than five billion barrels of oil to date. (General Plan Technical Background Report – 1996.) Records indicate that oil fields in Huntington Beach produce over 4 million barrels of oil annually. The trend has been an annual decrease in oil production from area facilities. Oil activities are being replaced with other land uses as the value of land increases.

This trend is expected to continue and existing oil operations are anticipated to decrease over the plan horizon of this Coastal Element.

Oil Wells/Extraction Facilities
There are approximately 257 oil wells in the City’s Coastal Zone (City of Huntington Beach, Oil Production Tax Rolls as of 2/99). The largest grouping of these wells (a total of 126) is located on the north side of Pacific Coast Highway between Goldenwest Street and the City corporate boundary (Figure C-10, Sub-area 4B). The site is owned by Aera Energy, LLC. The property owner has informed the City that it intends to continue oil activities on the site for another 15 to 20 years. In the downtown area, there are several individual wells, or small groupings. Increased land values and diminishing returns for small scale oil operations have led to a significant reduction in oil wells in the Coastal Zone. Although Coastal Element policy provides for existing oil operations to remain, it is anticipated that such facilities will continue to phase out to make way for planned land uses.

Separation and Treatment Facilities
Wells typically extract a mixture of water, oil and gas. These fluids must be separated from each other before processing or, in the case of wastewater, disposed. A large scale separation plant exists within the Palm/Goldenwest oil field, smaller scale facilities are located within the downtown area, at Atlanta Avenue and Lake Street, and near the sewage treatment plant at Brookhurst Street.

Pipelines
Underground pipelines transport crude oil, refined products, natural gas, and natural gasoline in the Coastal Zone. Crude oil is shipped from the fields to refineries outside the City. The principal route is Goldenwest Street. Smaller pipes gather fluids from the wells to treatment facilities.

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Most of these are located north of Lake Street. Refined products are transported in a pipeline along Newland Street that connects to the electrical power plant.

Offshore Platforms
Two oil platforms are currently located within three miles off of the City’s shoreline. One transports crude oil to facilities located at the Palm/Goldenwest site, and the other transports crude oil via a pipeline to a location outside the Coastal Zone on Heil Avenue. Two platforms are located approximately nine miles offshore along the intercontinental shelf. These facilities pipe crude oil to facilities in Long Beach. Additional oil platforms off of the City’s shoreline are not anticipated or desired due to the risk of oil spills and related negative impacts.

Marine Terminal
A marine terminal is located approximately 1.3 miles off of the Huntington Beach shoreline. The terminal is presently not in use. Previously, the terminal was used for unloading crude oil from tankers into a pipeline. The oil was then piped onshore near Beach Boulevard. Re-activation of the marine terminal would require approval from the City and outside agencies. Re-activation of the existing marine terminal is not desired, nor are new marine terminals along the City’s shoreline. Coastal Element policy reflects this.

NESI (Ascon) Site
From 1950 to 1970, the rotary mud dump at Hamilton Avenue and Magnolia Street (currently known as the NESI site) was used as a disposal site for drilling muds, which are wastes from oil well drilling operations. The drilling muds contained hazardous materials. Presently, the site is inactive and is included on the State Superfund list of hazardous waste sites. Coastal Element policy promotes remediation of the site and prohibits re-use of the property unless and until this has been accomplished.

Electrical Power Plant
This facility is located at Newland Street and Pacific Coast highway. Four fossil-fuel powered steam turbines generate the plant’s base load electricity. A single natural gas turbine is used as a peaking unit at times of high demand. Four substations which reduce the voltage from the plant to more manageable levels are also located in the Coastal Zone. Seven large tanks adjacent to the plant are available to store the fuel oil used to fire the boilers in which the steam is produced. It is anticipated that the power plant will continue to operate for the next twenty years. Coastal policy and adjacent vacant land provide opportunity for potential expansion, if needed.

Transmission Lines
Energy transportation systems are important uses in the Coastal Zone. High voltage transmission lines run from the power plant to Hamilton Avenue and then outside the Coastal Zone. High voltage transmission lines cannot be placed underground.

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Water, Sewer and Drainage Facilities

Coastal Act policy calls for public works facilities to be designed and, in some cases, limited to accommodate needs generated by development or uses permitted in accordance with the Coastal Act. Public works facilities include sewer, water, drainage and circulation systems. Issues pertaining to water, sewer and drainage facilities in the Coastal Zone are discussed below.

Circulation infrastructure is discussed previously under the heading of Shoreline and Coastal Resource Access.

In general, the City’s infrastructure systems are designed on a city-wide, or regional service need basis, and are not limited to the boundaries of the Coastal Zone. Prior to adopting the General Plan Land Use Map in 1996, which includes the Coastal Zone Land Use Map, several technical studies were undertaken to determine what levels of infrastructure would be needed to support the land use plan when fully developed. The studies concluded that improvements to existing systems will be required in order to meet projected needs. The Utilities Element of the General Plan addresses water, sewer and drainage needs for the entire City. The Growth Management Element of the General Plan addresses phasing and funding needs. Coastal Element policy is consistent with the Utilities and Growth Management elements in its objective to ensure adequate infrastructure for existing and planned land uses within the Coastal Zone.

Water Supply, Transmission and Distribution
The Huntington Beach Public Works Department is responsible for supplying water to City residents and non-residential users. Approximately seventy-five percent of the City’s water is supplied by groundwater wells, the remainder is imported through the Metropolitan Water District (MWD) from the Colorado River and State Water Projects. Pricing structures for MWD water are established by the MWD to encourage use during periods of surplus and discourage use during periods of deficiencies. Likewise, the Orange County Water District (OCWD) manages groundwater pumping for the underground basin and through basin assessments regulates members’ production from the groundwater basin. The groundwater basin managed by the OCWD will continue to increase groundwater replenishment to accommodate increased groundwater production. There are currently 13 potable water groundwater wells located in the City. Five of the wells are inactive due to poor water quality or are incomplete and lack pumping equipment. The City also has three wells used for irrigation purposes only. None of the wells are located in the Coastal Zone due to potential saltwater intrusion issues. Seawater intrusion is managed by the OCWD through the use of barrier injection wells. Studies have concluded that the City’s water supply is adequate to serve the anticipated future population and land use.

Growth in the City will be accommodated by increased MWD purchases and groundwater production. Coastal Element policy promotes water conservation measures and strategies to prevent groundwater contamination from saltwater intrusion.

With current technology, desalinization has not proven to be a cost-effective method for producing potable water as an alternative to pumping it out of the underground basin or purchasing it from the MWD. However, as technological advances occur, the use of desalinized water may become cost effective in the future and should continue to be considered as an alternative water source for possible future use. As such, Coastal Element policy supports investigating the feasibility of using desalinized ocean water for potable water in the region.

Coastal Element policy does not identify a site within Huntington Beach to accommodate a desalinization plant, nor does it assume that such a plant would be located within the city.

Regional, interagency coordination and feasibility studies are encouraged.

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While supply does not appear to be an issue, studies reveal an inadequacy in the amount of emergency and reserve storage and booster pumping capacity for present day and future demands.

The City’s water storage system consists of the Overmyer Reservoirs Nos. 1, 2 and 3 and the Peck Reservoir. All are located within the City, but outside of the Coastal Zone. The Peck Reservoir capacity is 16 million gallons and the Overmyer Reservoirs’ combined capacity is 24 million gallons. The reservoirs serve as regulating reservoirs for peak demands and provide storage for planned outages and emergencies. The reservoirs generally fill with water during nighttime low demand periods with imported MWD water or groundwater and drain during the daytime high demand periods. Booster pumping facilities pump water from the reservoir storage into the water distribution system to maintain adequate supply during peak periods to supplement groundwater and MWD water supplies.

Improvements to increase the City’s water storage capacity will be achieved with the addition of new reservoirs and increased capacity at existing reservoirs. A new Ellis-Edwards Reservoir with a nine million gallon capacity, and a nine million-gallon expansion next to the Peck Reservoir are currently under construction, and an expansion of the Talbert Valley Reservoir site is under consideration. Other new reservoir sites are under investigation, including potential sites within the Coastal Zone. Booster pumping capacity will also be expanded as appropriate, with the new expanded storage. In addition, data acquisition and control systems for water storage will be modernized to allow for enhanced monitoring and control capabilities under both normal operations and emergencies. The City’s water distribution system consists of over 480 miles of water lines ranging in size from 2 to 42 inches in diameter. Improvements in the piping system are implemented as older deteriorated or undersized pipes are replaced. This will eliminate flow restrictions and help to accommodate future demands. Coastal Element policy mirrors General Plan policy by calling for an adopted Water Master Plan to be implemented to address identified water storage, booster and distribution system deficiencies.

Sanitation Treatment and Sewerage
Sanitation Treatment and Sewerage services are provided by the Orange County Sanitation District (OCSD) and the City of Huntington Beach Public Works Department, Engineering Division. Two OCSD treatment plants serve Huntington Beach. Plant No. 1 treats wastewater generated by other cities and the northern portion of Huntington Beach. Plant No. 2 treats the remainder of the City’s sewage. The OCSD has developed improvement plans for the plants to serve the needs of the City through the year 2050. This includes buildout of the City’s Coastal Land Use Map.

The existing sewage collection system consists of major trunk lines, smaller feeder lines, and lift stations. The City’s Public Works Department is responsible for the local level of service while the OCSD is responsible for the regional service. Deficiencies in the City’s pipeline and pump station system have been identified through recent studies. The Coastal Zone, specifically the older Downtown area, includes sewage facilities that are dated and in need of maintenance, repair and/or upgrade. In addition, there are numerous sewer lift stations in the City that are in need of repair and/or replacement. Many of these facilities are in the Coastal Zone. The City has identified the deficiencies and has plans in place to correct them. Coastal Element policy mirrors General Plan policy by calling for master plans and capital improvement programs to ensure adequate sewage facilities to meet the demands of permitted development.

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Storm Drainage
The purpose of the storm drainage system is to protect residents and development from flooding by removing water runoff from streets and transporting it to the ocean. The storm drainage system in Huntington Beach is operated by the Orange County Flood Control District (OCFCD) and the City of Huntington Beach Public Works Department. The system includes drainage channels and pumping stations. The City’s original drainage system was designed to accommodate 25 year flood events or less; the standard at the time. Recent improvements have been made to the Santa Ana River channel to accommodate up to a 100 year storm event; today’s design standard. It is the goal of the OCFCD and City to improve the drainage system in Huntington Beach to today’s standards where feasible and appropriate. The OCFCD is responsible for regional flood control facilities that traverse the City. The City is responsible for its own sub-regional and local drainage facilities. The majority of the City’s drainage facilities is eligible for improvements by the OCFCD and are slated for improvement as funding permits.

Some of these facilities are located in the Coastal Zone. Coastal Element policy calls for adequate storm drainage facilities for the Coastal Zone and requires that a master plan and capital improvement program be developed and implemented.

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Hazards

Coastal Act policy requires that risks to life and property from flood, fire and geologic factors be minimized to the extent feasible. Natural environmental hazards in the City’s Coastal Zone result from the area’s geologic history and proximity to the ocean. The Coastal Zone has three geologically active earthquake faults that are part of a larger Newport-Inglewood fault structure, as well as several potentially active faults. The City’s Coastal Zone also contains peat and organic soil deposits that contribute to methane gas generation and release and have high subsidence potential. Clay soils, which have a high expansion potential, are also prevalent.

Further, some areas between the Santa Ana River and Beach Boulevard and between the northwest bluffs and Warner Avenue are at a lower elevation than the river and the connecting flood control channels and are subject to potential flooding during a 100 year storm. Figures C- 25 through C-35 depict hazards within the City of Huntington Beach. Coastal Element policy requires that new development provide mitigation to minimize hazard risks.

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ISSUES

The following issues were identified through the Coastal Element update process. The goals, objectives and policies of the Coastal Element are intended to address these identified issues, as well as, the requirements of the Coastal Act.

Coastal Land Use

1. The number of visitors to the City’s beaches is anticipated to rise, thereby increasing impacts on coastal resources, facilities and services. (C 1.1.4, C 1.2.1, C 1.2.3)

2. Unregulated Coastal Zone development could impose negative environmental impacts on Coastal Zone resources. (C 1.1.1, C 1.1.4, C 1.1.5 and C 1.1.7)

3. Conventional zoning may be inadequate to implement appropriate regulations and design concepts in certain development nodes within the Coastal Zone. Implementation tools such as specific plans and design overlay districts should continue to be used to allow for greater flexibility in protecting unique coastal resources. (C 1.2.1 and C 1.2.2)

4. Unregulated seasonal and temporary activities could result in negative impacts on coastal resources. (C 1.1.6)

Shoreline and Coastal Resource Access

Circulation

5. Overall traffic is anticipated to increase in the City and within the Coastal Zone. (C 1.2.3, C

1.2.4, C 2.1.2, C 2.3.1, C 2.4.1 and C 2.4.2)

6. Pacific Coast Highway experiences congestion during summertime peak hours and holiday weekends. Portions of Pacific Coast Highway are proposed to be re-striped to permit an additional lane of traffic in each direction. The re-striping will remove existing on-street beach parking. (C 2.1.2 and C 2.3.1)

7. Extending Hamilton Avenue from its existing terminus to Beach Boulevard is proposed. The extension may impact environmentally sensitive habitat areas. Right-of-way acquisition would also be needed. (C 7.1.4)

8. Private automobiles create circulation and parking demands. Alternatives to the private automobile as a means of transportation to the City’s coastal resources need to be promoted and provided for to mitigate traffic related impacts on coastal resources in general, minimize peak seasonal traffic circulation demands and minimize coastal parking demands. (C 2.2.1, C

2.2.2, C 2.2.5, C 2.2.6, C 2.2.8, C 2.3.1 and C 2.3.6)

9. Existing trails/paths need to be maintained, extended and or widened in some areas. (C 2.2.1, C 2.2.2, C 2.2.5, C 2.2.7 and C 2.2.8)

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10. Bicycle path signs need to be maintained and enhanced to promote the use of bicycles in beach access. (C 2.1.1 and C 2.7.1)

11. Future design of the circulation system should focus upon the safety of the pedestrian, bicyclist, and motorist. (C 2.2.2, 2.8.1 and 2.8.2)

Transit

12. Mass transit opportunities within the Coastal Zone should be convenient and plentiful. The feasibility of locating a transit center within the Coastal Zone should be investigated. (C

2.3.1, C 2.3.2, C 2.3.3, C 2.3.4, C 2.3.5, C 2.3.6 and C 2.4.4)

Parking

13. Recreational beach parking shortages are experienced about 18 days per year, during peak summer and holiday seasons. (C 2.3.1 and C 2.4.1)

14. Re-striping portions of Pacific Coast Highway to increase the number of traffic lanes will remove some existing on-street recreational beach parking. (C 2.1.2 and C 2.4.1)

15. Parking conflicts between beach recreational users and residents occur during peak season. (C

2.3.1, C 2.4.1 and C 2.4.5)

Pedestrian Access

16. Existing shoreline and coastal resource access sites should be maintained. Additional public access, including access for the handicapped, should be provided where feasible. ( C 2.2.2, C

2.5.1, C 2.6.1, C 2.6.2)

17. Pedestrian access to wetlands, where feasible and appropriate, should be provided. (C 2.6.6 and C 2.6.7)

18. Pedestrian safety should be a priority when providing coastal resource access. (C 2.2.2, C

2.2.3, C 2.8.1 and C 2.8.2)

19. Shoreline access should be provided in the area of Seapoint and Goldenwest. (C 2.8.3)

20. Additional public access opportunities to the Huntington Harbour waterways through new development or re-use should be provided where feasible. (C 2.5.1, C 2.6.1 and C 2.6.2)

21. Public awareness of existing shoreline and coastal resource access points along the shore and within Huntington Harbour should be promoted. (C 2.1.1, C 2.7.1, C 2.7.2 and C 2.7.3)

22. Direct access from the proposed Harriett M. Wieder Regional Park to the shoreline should be encouraged to be included in the park’s design. (C 2.6.5)

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Recreational and Visitor Serving Facilities

23. The City should promote and provide visitor serving and recreational facilities for a variety of market preferences and cost ranges. Preference should be given to development providing public recreation opportunities. Lower cost facilities should be protected, encouraged, and, where feasible, provided. (C 3.2.1, C 3.2.2, C 3.2.3 and C 3.3.4)

24. Hotel/motel rooms, restaurants, visitor serving entertainment uses, etc. are needed to serve visitor serving demand and should be encouraged and provided for. (C 3.2.4, C 3.2.5 and C

3.2.6)

25. Overnight camping accommodations for recreational vehicles should be maintained and increased, where feasible, to provide lower cost overnight accommodations. (C 3.2.6, C 3.2.7 and C 3.2.8)

26. Existing public recreation sites in the Coastal Zone should be protected and preserved as feasible. (C 3.1.4)

27. The City should continue to preserve and promote the Municipal Pier as a recreation and visitor serving facility and coastal related activity node. (C 3.4.2 and C 3.4.3)

28. Recreational boating should be promoted and provided for, including appropriate areas for dry boat storage. (C 3.4.4, C 3.4.5 and C 3.4.6)

29. Local interests and concerns should be represented and included in State and regional recreation planning within the Coastal Zone. (C 3.5.1, C 3.5.2 and C 4.6.5)

30. The long-term fiscal and liability impacts of new or expanded municipal recreational facilities within the Coastal Zone should be analyzed and considered before approval. (C

3.3.1)

Visual Resources

31. Significant public coastal view corridors should be identified, preserved and maintained.

Private coastal view corridors should be encouraged. However, private views are not protected by Coastal Act or City policy. (C 4.1.1, C 4.1.3, C 4.2.1, C 4.2.2, C 4.2.3 and C

4.2.4)

32. Coastal bluff top vistas should be preserved. (C 4.2.1, C 4.2.2 and C 4.2.3)

33. The natural landform of the coastal bluffs should be preserved and protected. (C 4.4.1, C

4.4.2, C 4.4.3 and C 4.4.4)

34. The scenic and visual quality of Pacific Coast Highway and other coastal routes could be enhanced through sign regulation, landscaping and design review of new development. (C

4.2.1, C 4.2.2, C 4.2.5, C 4.3.1, C 4.5.1, C 4.5.2, C 4.5.3, and C 4.6.4)

35. Visually degraded areas in the Coastal Zone should be enhanced. Design review, placing transmission lines underground, screening the electrical energy generating plant and oil

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facilities, preserving mature trees, and litter control should be promoted to enhance the aesthetic quality of the City’s scenic coastal resources. (C 4.2.1, C 4.5.1, C 4.5.2, C 4.6.1, C

4.6.2, C 4.6.3, C 4.6.6, C 4.7.1, C 4.7.2, C 4.7.3, C 4.7.4, C 4.7.5, C 4.7.8 and C 8.4.2)

36. The Coastal Element Land Use Plan should maintain natural areas and enhance them, where feasible, as aesthetic amenities, as well as, biological resources. (C 4.1.2, C 4.1.3, C 4.4.2, C

4.4.3 and C 4.4.4)

37. In order to maintain public views from the municipal pier, as well as, public access to the pier, building heights on the pier should be limited to a maximum of 2 stories, or 35 feet, and public access should be maintained around the entire perimeter of the pier. (C 3.4.3)

Historic and Cultural Resources

38. New development could negatively impact significant historical and archeological resources in the Coastal Zone. Such resources should be identified in coordination with the State historic preservation officer and reasonable mitigation measures for protection or enhancement should be required. (C 5.5.1 and C 5.1.2, C 5.1.3, C 5.1.4 and C 5.1.5)

Water and Marine Resources

39. Activities associated with an urban environment may impose negative environmental impacts on marine resources in the Coastal Zone. (C 6.1.3, C 6.1.5, C 6.1.6, C 6.1.12 and C 6.1.13)

40. Water quality should be monitored, protected and enhanced, where needed, to protect marine related resources. (C 6.1.1, C 6.1.2 and C 6.1.8)

41. Monitor and improve, if necessary, water quality in Huntington Harbour with additional boathead regulation and expanded aeration strategies. (C 6.1.9, C 6.1.10 C 6.1.11 and C

6.1.21)

42. Runoff and storm drain-related pollution should be minimized through strategies such as regulation of new development and strict enforcement of NPDES regulation. (C 6.1.1 and C

6.1.6 and C 6.1.16)

43. The City’s freshwater aquifers need to be protected from pollution and saltwater intrusion. (C

6.1.1)

44. Water conservation should be promoted. Strategies such as requiring conservation measures in the design of new projects, the use of reclaimed water by the City for irrigation purposes, where feasible, and investigating the feasibility of desalinization of sea water for potable usage should be considered. (C 6.1.12, C 6.1.13 and C 6.1.14)

Environmentally Sensitive Habitats

45. Sensitive habitat areas need to be protected from impacts associated with development and urbanization. (C 3.1.1, C 3.1.2, C 6.1.2, 6.1.20, C 6.1.21, C 6.1.22, C 7.1.1, C 7.1.2 and C

7.1.3)

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46. Oil and toxic material spills are a risk to sensitive habitat areas. Adequate emergency plans and increased inter-agency coordination are needed. (C 8.1.4, C 8.2.8, C 8.2.9, C 8.2.10 and C 8.3.10)

47. Wetlands provide biological and aesthetic resources. These qualities should be maintained, enhanced and improved, where feasible. (C 6.1.24, C 6.1.26, C 6.1.28, C 7.1.2, C 7.1.3, C

7.2.1, C 7.2.2, C 7.2.3 and C 7.2.4)

48. Pedestrian access to coastal wetlands and sensitive area via boardwalks, peripheral trails, interpretive facilities and other appropriate educational facilities should be promoted where such activity would not disrupt habitat values or impair ecosystem viability, consistent with Sections 30233 and 30240 of the Coastal Act. (C 2.6.6, C 2.6.7 and C 7.3.1)

49. Public awareness of sensitive habitats and their environmental benefits should be promoted. (C 2.7.1, C 6.1.28 and C 7.3.1)

Energy Facilities

50. Huntington Beach accommodates energy related facilities within its Coastal Zone. The potential adverse safety, aesthetic and biological impacts of these facilities to the community and its coastal resources must be minimized to the maximum extent feasible through municipal regulation and coordination with responsible outside agencies. (C 8.1.1, C 8.1.2 and C 8.1.3)

51. The community and its valuable coastal resources are at risk from oil spills from offshore tanker activity and on and offshore facilities. The risks must be minimized through municipal regulation and coordination with responsible outside agencies. (C 8.1.4, C 8.1.8 and C 8.3.12)

52. Increased and/or new tanker operations should be discouraged due to potential oil spill risks from tanker activity. The City should monitor and participate in the review of any proposed re-activation or expansion of the existing marine terminal. Re-activation and/or new marine terminals in Huntington Beach should be discouraged. (C 8.3.6, C 8.3.7 and C 8.3.8)

53. In the event of oil spills, adequate contingency and clean-up plans must be in place. (C 8.1.4, C 8.2.8, C 8.2.9, C 8.2.10, C 8.3.10 and C 8.3.12)

54. Unitization, and consolidation of energy facilities should be encouraged to increase efficiency and safety, and minimize aesthetic and biological impacts to coastal resources. (C 4.7.7, C

8.2.3, C 8.2.5, C 8.3.5 and C 8.3.14)

55. Compatibility between energy related facilities and other land uses could be increased through the use of buffers, screening and setbacks. (C 4.7.8, C 8.3.4, C 8.3.10, C 8.3.15 and C 8.4.1)

56. Access to underground oil resources from surface areas should be protected and maintained. (C 8.1.9 and C 8.4.4)

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57. New energy technologies such as advanced oil recovery methods and solar technology should be encouraged, promoted and explored. (C 8.2.1, C 8.2.2, C 8.3.1, C 8.3.2 and C 8.3.3)

58. Beach access and aesthetics could be improved through energy facility consolidation, improved maintenance of energy facilities, screening and buffering. (C 4.7.8, C 8.2.3 and C

8.3.5)

59. Encourage clean-up efforts of the NESI (Ascon) site which is listed on the California State Superfund list. Do not permit development of the site until clean up and decontamination efforts have been completed. (C 4.7.10 and C 8.4.5)

60. Adequate interdepartmental coordination within the City, as well as, interagency coordination between the City, other levels of government and outside agencies regarding energy related issues affecting the City is paramount to ensuring public and environmental safety. (C 8.1.1, C 8.1.2, C 8.1.3, C 8.1.5, C 8.1.6 and C 8.1.7)

Water, Sewer and Drainage

61. Existing water booster, storage and distribution systems are inadequate to meet the needs of potential future development in the Coastal Zone. (C 9.1.2)

62. Existing sewerage distribution systems in the Coastal Zone are aged and in need of upgrade and maintenance. (C 6.1.4, C 9.1.2 and C 9.1.3)

63. Existing flood drainage channels and pumping facilities are inadequate to accommodate a 100 year flood event. (C 9.1.2)

Hazards

64. The City’s Coastal Zone includes potential geologic and flood hazard areas. Potential risks can be minimized through land use regulation and design review. (C 10.1.1)

Administration/Interagency Coordination

65. City participation in the planning and review of State, federal and regional plans for improvements to facilities or areas within the City’s Coastal Zone is imperative and should be pursued to ensure consistency with Coastal Act policies and City of Huntington Beach policies and concerns. (C 11.1.1)

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C 6.1.29
Continue to support the ongoing Orange
County Water District’s Barrier Wells
project. (I-C 12)

C 6.1.30
Natural or vegetated treatment systems (e.g.
bio-swales, vegetative buffers, constructed
or artificial wetlands) that mimic natural
drainage patterns are preferred for new
development over mechanical treatment
systems or BMPs (e.g. water quality
treatment plants, storm drain inlet filters).
(I-C 8)

ENVIRONMENTALLY SENSITIVE

HABITATS

Goal
C 7
Preserve, enhance and restore, where
feasible, environmentally sensitive habitat
areas (ESHAs) in the City’s Coastal Zone,
including the Bolsa Chica which is within
the City’s Sphere of Influence.

Objective
C 7.1
Regulate new development through design
review and permit issuance to ensure
consistency with Coastal Act requirements
and minimize adverse impacts to identified
environmentally sensitive habitats and
wetland areas.

Policies
C 7.1.1
Evaluate any existing environmental
degradation or potential degradation from
current or planned storm drain and flood
control facilities in wetlands or other
sensitive environments.

Storm drains and flood control projects shall
be designed to minimize adverse impacts to
wetlands or other environmentally sensitive
areas. Additionally, flood control projects
shall be designed, to the maximum extent
feasible, to avoid reducing the width of the
floodplain, to remove any encroachments
into the floodplain, and to restore the natural
bottom and width of the floodplain. (I-C 7,
I-C 8)

C 7.1.2
Environmentally sensitive habitat areas shall
be protected against any significant
disruption of habitat values, and only uses
dependent on those resources shall be
allowed within those areas.

In the event that development is permitted in
an ESHA area pursuant to other provisions
of this LCP, a “no-net-loss” policy (at a
minimum) shall be utilized. (I-C 7, I-C 8)

C 7.1.3
Development in areas adjacent to
environmentally sensitive habitat areas and
parks and recreation areas shall be sited and
designed to prevent impacts which would
significantly degrade those areas, and shall
be compatible with the continuance of those
habitat and recreation areas. (I-C 7, I-C 8)

C 7.1.4
Require that new development shall be
located outside of buffer zones required to
protect wetlands or environmentally
sensitive habitat areas.contiguous to
wetlands or environmentally sensitive
habitat areas include buffer zones. Buffer
zones shall be a minimum of one hundred
feet setback from the landward edge of the
wetland, with the exception of the
following: (I-C 2, I-C 7)

A lesser buffer may be permitted if existing
development or site configuration precludes
a 100 foot buffer, or conversely, a greater
buffer zone may be required if substantial
development or significantly increased
human impacts are anticipated. In either
case, the following factors shall be
considered when determining whether a
lesser or wider buffer zone is warranted.

COASTAL ELEMENT

THE CITY OF HUNTINGTON BEACH GENERAL PLAN
IV-C-130

Reduced buffer zone areas shall be reviewed
by the Department of Fish and Game prior
to implementation.

a) Biological significance of adjacent
lands: The buffer should be
sufficiently wide to protect the
functional relationship between
wetland and adjacent upland.
b) Sensitivity of species to disturbance:

The buffer should be sufficiently
wide to ensure that the most
sensitive species will not be
disturbed significantly by permitted
development, based on habitat
requirements of both resident and
migratory species and the short and
long term adaptability of various
species to human disturbance.
c) Susceptibility of parcel to erosion:

The buffer should be sufficiently
wide to allow for interception of any
additional material eroded as a
result of the proposed development
based on soil and vegetative
characteristics, slope and runoff
characteristics, and impervious
surface coverage.
d) Use existing cultural features to
locate buffer zones: The buffer
zone should be contiguous with the
environmentally sensitive habitat
area and make use of existing
features such as roads, dikes,
irrigation canals, and flood control
channels where feasible.

C 7.1.5
Notify County, State and Federal agencies
having regulatory authority in wetlands and
other environmentally sensitive habitats
when development projects in and adjacent
to such areas are submitted to the City.

The implementation of any Habitat
Conservation Plan shall require an
amendment to the Local Coastal Program.

Incidental take of sensitive habitat and/or
species that occurs in the context of
development must be consistent with this
LCP. (I-C 8, I-C 12)

Objective
C 7.2
Promote the improvement of the biological
productivity and appearance of wetland and
environmentally sensitive habitats.

Policies
C 7.2.1
Promote the re-establishment of tidal
flushing in wetland areas. (I-C 7, I-C 8, I-C
12)

C 7.2.2
Promote the participation of County, State
and federal agencies in the enhancement and
maintenance of environmentally sensitive
habitats by actively pursuing funding from
the California Coastal Conservancy and
other State and federal agencies to develop
and maintain landscaped buffer areas around
the edge of the wetlands. (I-C 12)

C 7.2.3
Require that agencies involved in the
enhancement of wetlands implement the
following measures: (I-C 7, I-C 8)
a) Site and design culverts to ensure
against the risk of flood damage to
adjacent property, and
b) Develop a contingency plan to
protect environmentally sensitive
habitats in the event of spills of
toxic and other harmful substances
into flood control channels.

C 7.2.4
Encourage the Orange County Flood
Control District to improve, and continue to
maintain once improved, the Huntington
Beach and Talbert Flood Control Channel
embankment from Beach Boulevard to the
Santa Ana River by implementing the
following measures: (I-C 12)

CITY OF HUNTINGTON BEACH COASTAL ELEMENT

HUNTINGTON BEACH COASTAL ZONE
ZONE 5 LAND USE PLAN
C-9
FIGURE
IV-C-25
P a c i f i c O c e a n
NORTH
CV-sp
OS-P-sp
RM-sp
OS-P-sp
OS-C-sp
ZONE 5 LEGEND

HUNTINGTON BEACH CITY LIMITS

COASTAL ZONE BOUNDARY

COMMERCIAL, INDUSTRIAL, MIXED USE DENSITY SCHEDULE
F4 1.25
F6 2.0
F7 3.0
F8 1.5
F11 2.0
F12 3.0

OVERLAY
-d DESIGN OVERLAY
-sp SPECIFIC PLAN OVERLAY

INDUSTRIAL

I INDUSTRIAL
PUBLIC

P PUBLIC

COMMERCIAL

CV COMMERCIAL VISITOR

RESIDENTIAL

RL RESIDENTIAL LOW DENSITY

RM RESIDENTIAL MEDIUM DENSITY

OPEN SPACE

OS-C COASTAL CONSERVATION

OS-P PARK

OS-S SHORE
Magnolia St.

MagnoliaSt.Pacific Coast Hwy.

CV-sp
RM-sp

CITY OF HUNTINGTON BEACH COASTAL ELEMENT

MAGNOLIA TANK FARM

LAND USE PLAN
C-9a
FIGURE
NORTH
Banning Ave.

OS-P-sp
OS-P-sp
OS-PR-sp
OS-C-sp
FAR 1.5
LEGEND

RESIDENTIAL/COMMERCIAL
RM- sp Residential Medium Density
CV-sp Commercial Visitor

OPEN SPACE
OS-C-sp Coastal Conservation
OS-P-sp Open Space-Parks
405

CITY OF HUNTINGTON BEACH COASTAL ELEMENT

HUNTINGTON BEACH

SUB-AREA MAP
C-10
FIGURE

BOLSA CHICA
GRAHAM

SPRINGDALE

EDWARDS

GOLDENWEST

GOTHARD
BEACH

NEWLAND

MAGNOLIA

BUSHARD

BROOKHURST
WARD

ALGONQUIN

SAYBROOK
0 0.5 1
Miles
BOLSA
McFADDEN

EDINGER
HEIL
WARNER
SLATER

TALBERT
ELLIS

GARFIELD

YORKTOWN
ADAMS

INDIANAPOLIS

ATLANTA

HAMILTON

BANNING
BOLSA
SAN DIEGO FWY.

Pacific Coast Highway
8A
8A 8A
8A
8A
8A
8A
8A 8A
8A
8B
8B
4G
4G
4G
4K
4A
8B
8B
4G
4G
4J
4B
4J 4J
4J
2 4I
4C 4D
4E
4G
4G4G 9F
4J
4H 4F
4G
4G
4G
4G
4G
4G
3A
1A
1D
1C
1B
1C
1E
6 4I
IV-C46
4L
LEGEND
Coastal Zone
Boundary
City Boundary
PCH Coastal Corridor
Regional
Commercial Core
Beach Boulevard Industrial Nodes
Civic Center Node
Commercial Nodes
Pier
Downtown
Old Town
NORTH

BOLSA CHICA
GRAHAM

SPRINGDALE

EDWARDS

GOLDENWEST
BOLSA

GOTHARD
BEACH
McFADDEN

NEWLAND

EDINGER
HEIL
WARNER
SLATER

TALBERT
ELLIS

MAGNOLIA

BUSHARD

BROOKHURST
WARD

HAMILTON

GARFIELD

YORKTOWN
ADAMS

INDIANAPOLIS

ATLANTA

BANNING

SAYBROOK

ALGONQUIN

SEAPOINT

COUNTY OF
ORANGE
(Bolsa Chica)
MAIN
PALM
PIER
PACIFIC COAST HWY.

WESTMINSTER

FOUNTAIN
VALLEY
SEAL
BEACH
COSTA
MESA
BOLSA
405

SIGNIFICANT RECREATIONAL RESOURCES
NORTH
CITY OF HUNTINGTON BEACH COASTAL ELEMENT C-16
FIGURE
MILES0 0.5 1.0
1 2 22 23
5 3
5 9
18 19
21 6
10 7
8 8
20 1116
15 17
14 12
13 4
6 1. Municipal Pier Plaza

2. City of Huntington Beach City Beach

3. Huntington State Beach

4. Bolsa Chica State Beach

5. R.V. Camping Sites at beaches

6. Seacliff Golf Course

7. Huntington Harbour waterways

8. Docks at Huntington Harbour Marina

9. Proposed Orange Coast River Park

10. Harriet M. Weider Regional Park

11. Booster Park

12. Conrad Park

13. French Park

14. Prince Park

15. Seabridge Park

16. Tarbox Park

17. Trinidad Park

18. Manning Park

19. Bluff Top Park

20. Bolsa View Park

21. Lower Seacliff Greenbelt

22. Marsh Park

23. Magnolia Park
City Boundary
Recreational Resources
Coastal Zone
LEGEND

PACIFIC
OCEAN
DRAFT

TANK FARM
Specific Plan Number 18 | August 2024
Magnolia
V olume I of II

[This Page Left Intentionally Blank]
Page i
August 2024
City of Huntington Beach
Adopted by City Council Resolution No. xxxxxxx, (Adopted Date) Certified by California Coastal Commission (Certified Date)

Page ii
August 2024
[This Page Left Intentionally Blank]
Page iii
August 2024
Table of Contents
Chapter 1: Introduction

1.1 Purpose and Intent ................................................................................................... 1-1

1.2 Document Organization ............................................................................................ 1-2

1.3 Location .................................................................................................................... 1-3

1.4 Property History ....................................................................................................... 1-3

1.5 Existing Conditions ................................................................................................... 1-6

1.6 Statutory Requirements ......................................................................................... 1-10

1.6.1 Authority and Scope of Specific Plan ........................................................ 1-10

1.6.2 California Coastal Act (CCA) ...................................................................... 1-10

1.6.3 Existing General Plan ................................................................................ 1-12

1.6.4 Existing Zoning .......................................................................................... 1-13

1.7 Summary of Planning Preparation Process ............................................................ 1-14

1.8 Proposed General Plan & Zoning ............................................................................ 1-14

1.9 Coastal Hazards ...................................................................................................... 1-17

1.10 Specific Plan Area ................................................................................................. 1-17

1.11 California Environmental Quality Act (CEQA) Compliance ................................... 1-17 Chapter 2: Administration

2.1 Specific Plan Adoption .............................................................................................. 2-1

2.2 Severability ............................................................................................................... 2-1

2.3 Implementation ........................................................................................................ 2-1

2.4 Minor Amendments ................................................................................................. 2-2

Page iv
August 2024
Chapter 3: Land Use Plan & Development Standards

3.1 Development Vision and Guiding Principles ............................................................. 3-1

3.1.1 Guiding Principles ...................................................................................... 3-2

3.2 Planning Area Program ............................................................................................. 3-3

3.3 Maximum Development ........................................................................................... 3-4

3.4 Coastal Access .......................................................................................................... 3-4

3.4.1 Public Trail Overlooking Magnolia Marsh ................................................... 3-4

3.4.2 Marsh Interpretive Programs ..................................................................... 3-5

3.4.3 Public Parks ................................................................................................ 3-5

3.4.4 Public Transit .............................................................................................. 3-5

3.4.5 Public Parking ............................................................................................ 3-5

3.4.6 Signs ........................................................................................................... 3-6

3.4.7 Lighting ....................................................................................................... 3-6

3.4.8 Covenants, Conditions and Restrictions (CC&Rs) ....................................... 3-7

3.4.9 Resource Protection ................................................................................... 3-7

3.4.10 Undergrounding of Utilities ...................................................................... 3-8

3.5 Permitted Land Uses ................................................................................................. 3-8

3.6 General Development Requirements ....................................................................... 3-8

3.6.1 Measurement of Height ........................................................................... 3-11

3.6.2 Subterranean Structures .......................................................................... 3-12

3.7 General Parking Requirements ............................................................................... 3-12

3.8 Affordable Housing ................................................................................................. 3-12

3.9 Crime Prevention, Public Safety, Environmental
and Fire Protection Requirements ................................................................. 3-13

3.10 Coastal Conservation (CC) Requirements ............................................................. 3-14

3.10.1 Habitat Management Plan ..................................................................... 3-14

3.10.2 Walls and Fences .................................................................................... 3-14

3.10.3 Irrigation ................................................................................................. 3-14 Page v
August 2024

3.11 OS-PR Requirements ............................................................................................ 3-16

3.11.1 Marsh Park ............................................................................................. 3-16

3.11.2 Magnolia Park ......................................................................................... 3-17

3.12 CV Requirements .................................................................................................. 3-19

3.12.1 Public Open Space .................................................................................. 3-20

3.13 Residential Typologies .......................................................................................... 3-21

3.13.1 Home Types ............................................................................................ 3-21

3.14 Architectural Styles.................................................................................... 3-23

3.13.2 Open Space ............................................................................................ 3-34

3.14 Public Art .............................................................................................................. 3-34 Chapter 4: Infrastructure & Services

4.1 Regional Circulation .................................................................................................. 4-1

4.1.1 Multi-Modal Opportunities ........................................................................ 4-1

4.2 Circulation ................................................................................................................ 4-2

4.2.1 Magnolia Street .......................................................................................... 4-4

4.2.2 Private Streets ............................................................................................ 4-4

4.2.3 Fire Access .................................................................................................. 4-7

4.2.5 Private Alleys .............................................................................................. 4-9

4.2.7 Bicycle Circulation .................................................................................... 4-10

4.2.8 Pedestrian Circulation .............................................................................. 4-10

4.3 Grading ................................................................................................................... 4-10

4.4 Drainage ................................................................................................................. 4-11

4.4.1 Water Quality .......................................................................................... 4-13

4.4.2 Water Quality Management ..................................................................... 4-13

4.5 Water ...................................................................................................................... 4-14

4.6 Sanitary Sewer ........................................................................................................ 4-16

Page vi
August 2024

4.7 Emergency Services ................................................................................................ 4-18

4.8 Utilities ................................................................................................................... 4-18

4.9 Solid Waste Disposal ............................................................................................... 4-19

4.10 Schools ................................................................................................................. 4-19

4.11 Phasing, Financing and Maintenance of Improvements ...................................... 4-20 Appendix A: Legal Description
Appendix B: Coastal Hazards

1. Potential Sea Levels .................................................................................................... B-1 2 Flood Control Channel ................................................................................................. B-2 3 Tidal Inundation .......................................................................................................... B-3 4 Coastal Erosion ............................................................................................................ B-3 5 Groundwater and Saltwater Intrusion ......................................................................... B-3 6 Coastal Wave Storm Flooding & Wave Runup ............................................................. B-4 7 Fluvial Flooding ............................................................................................................ B-4 9 Adaptation Measures .................................................................................................. B-8 Appendix C: Planning Areas Legal Descriptions ............

Appendix D: Plant Palette
Page vii
August 2024
List of Figures
Chapter 1: Introduction
Figure 1.1: Regional Location ............................................................................... 1-3 Figure 1.2: Neighborhood Context ....................................................................... 1-4 Figure 1.3: Aerial Photo Circa 1972 ......................................................................1-5 Figure 1.4: Aerial Photo ........................................................................................ 1-7 Figure 1.5: Photo View Simulations of Existing and
Proposed AES Power Facility ..................................................................... 1-8 Figure 1.6: Photo View Simulations of Existing and
Proposed AES Power Facility ..................................................................... 1-9 Figure 1.7: Huntington Beach Coastal Zones ..................................................... 1-11 Figure 1.8: Huntington Beach General Plan 2018 ..............................................1-12 Figure 1.9: Huntington Beach Zoning Map 2018 ............................................... 1-13 Figure 1.10: General Plan Designation as Amended ..........................................1-15 Figure 1.11: Huntington Beach Zoning Map ...................................................... 1-16 Chapter 2: Administration
Chapter 3: Land Use Plan & Development Standards
Figure 3.1: Planning Area Diagram ...................................................................... 3-3 Figure 3.2: Coastal Access .................................................................................... 3-6 Figure 3.4: Height Limits .....................................................................................3-11 Figure 3.5: Existing Magnolia Street Section ......................................................3-11 Figure 3.6: Conceptual CC Area Plan and Section .............................................. 3-15 Figure 3.7 Conceptual Marsh Park Plan ............................................................. 3-16 Figure 3.8: Conceptual Magnolia Park Plan and
Enlargement of Gathering Area ..............................................................3-17 Figure 3.9: Conceptual Magnolia Park Cross Sections ....................................... 3-18 Figure 3.10: Conceptual Magnolia Park Vignette............................................... 3-18 Figure 3.11: CV Open Space Concept Plan ......................................................... 3-20 Figure 3.12: Detached Single-Family Small Lot ....................................................3-22

Page viii
August 2024
Figure 3.12: Contemporary Elevation Examples ................................................ 3-25 Figure 3.13: Abstract Traditional Elevation Examples ........................................3-27 Figure 3.20: Conceptual Common Recreation Space .........................................3-28 Figure 3.14: Abstract Seaside Elevation Examples .............................................3-29 Figure 3.15: Abstract Craftsman Elevation Examples ........................................ 3-31 Figure 3.16: Abstract Spanish Elevation Examples .............................................3-33 Chapter 4: Infrastructure & Services
Figure 4.1: Regional Pedestrian and Bicycle Circulation Plan .............................. 4-3 Figure 4.2: Magnolia Street Section A ..................................................................4-4 Figure 4.3: Lodge Entry Road Section B ...............................................................4-5 Figure 4.4: Lodge Entry Road Section C ................................................................4-5 Figure 4.5: Residential Entry Road Section D ........................................................4-6 Figure 4.6: Typical Private Road Section with
Parking on Both Sides Section E ................................................................ 4-6 Figure 4.7: Typical Fire Access Cross Section at Lodge Section F ......................... 4-7 Figure 4.8: Conceptual Fire Access Exhibit ........................................................... 4-8 Figure 4.9: Typical Private Aisle Plans ...................................................................4-9 Figure 4.10: Conceptual Storm Water Master Plan ........................................... 4-12 Figure 4.11: Conceptual Domestic Water Master Plan ......................................4-15 Figure 4.12: Conceptual Sewer Master Plan ...................................................... 4-17 Figure 4.13: Development Phasing Plan .............................................................4-22 Appendix B: Coastal Hazards
Figure 1: FEMA Flood Insurance Map (Preliminary August 15, 2016) .................B-5 Figure 2: Tsunami Inundation Map - Newport Beach Quadrangle ......................B-7 Page ix
August 2024
Chapter 3: Land Use Plan & Development Standards
Table 3.1: Maximum Development Table ............................................................. 3-4 Table 3.2: Development Standards .......................................................................3-9 Chapter 4: Infrastructure & Services
Table 4.1: Financing and Maintenance Plan ...................................................... 4-21 Appendix B: Coastal Hazards
Table 1: Sea Level Rise Projections for Los Angeles, California ............................ B-2 Table 2: Potential Base Flood Elevations for a 100-Year Flood .............................B-6 List of Tables

Page x
August 2024
AC Asbestos Cement
ADA American Disability Act
APN Assessor Parcel Number
BMPs Best Management Practices
CC Coastal Conservation Planning Area
CCA California Coastal Act
CCC California Coastal Commission
CC&Rs Conditions, Covenants and Restrictions
CDP Coastal Development Permit
CEQA California Environmental Quality Act
CFC California Fire Code
CFD Community Facilities District
CV Commercial Visitor Planning Area
DTSC California Department of Toxic Substance Control
DU Dwelling Unit
EIR Environmental Impact Report
ESHA Environmentally Sensitive Habitat Area
GSF Gross Square Footage
HBZSO Huntington Beach Zoning and Subdivision Ordinance HOA Homeowners’ Association
LCP Local Coastal Program
LID Low Impact Development
MHHW Mean Higher High Water
MLLW Mean Lower Low Water
NAVD88 North American Vertical Datum
NOAA National Oceanic and Atmospheric Administration
NPDES National Pollutant Discharge Elimination System
OCFCD Orange County Flood Control District
OCSD Orange County Sanitation District
OCTA Orange County Transportation Agency
OS-PR Open Space-Parks and Recreation Planning Area
PA Planning Area
PCH Pacific Coast Highway
POA Property Owners’ Association
PSI Pounds Per Square Inch
RCP Reinforced Concrete Pipe
RES For-Sale Residential Planning Area
SCE Southern California Edison
SLR Sea Level Rise
SWPPP Stormwater Pollution Prevention Plan
WQMP Water Quality Management Plan

List of Abbreviations

August 2024

1.1 Purpose and Intent
The purpose of the Magnolia Tank Farm Specific Plan No. 18 (hereafter, “Specific Plan”) is to guide and encourage the creation of a mixed-use community that provides visitor serving commercial uses, new residential neighborhoods, opportunities for coastal access and passive recreation and incorporates measures to protect adjacent natural resources. A specific plan is a regulatory tool used to implement the City’s General Plan and Local Coastal Program (LCP) and to direct development in a specified area. While the City’s General Plan is the primary guide for city-wide growth and development, a specific plan focuses on the distinctive characteristics of a property in the context of its surroundings by customizing the land use regulations specifically to that area, consistent with the City’s vision for the property.

The goals of the Specific Plan are as follows:
• Implement the Huntington Beach LCP and the California Coastal Act (CCA); • Provide a mix of land uses that include visitor-serving overnight accommodations with ancillary retail, a mix of residential housing types and open space;
• Ensure compatibility with surrounding land uses;
• Establish development standards and design guidelines that encourage innovative development and attractive architecture;
• Provide for-sale housing in an area where housing is in high demand; • Create a vibrant gathering place that provides visitor-serving commercial uses, including a Lodge hotel, restaurants and retail;
• Develop visitor-serving overnight accommodations that promote ecotourism and provide opportunities for lower cost facilities;
• Provide internal and external pedestrian connectivity incorporating Magnolia Street, visitor-serving commercial areas, residential neighborhoods and areas overlooking Magnolia Marsh; • Provide appropriate coastal access adjacent to Magnolia Marsh; • Implement a passive park adjacent to Magnolia Street; • Provide diverse, high-quality residential and commercial architecture with articulated building facades to reduce mass and scale of development; and
• Provide an adaptable development designed to protect against natural hazards including seismicity, flooding, and sea level rise.

Chapter 1: Introduction

August 2024

1.2 Document Organization
The Specific Plan defines a vision for the property and establishes land use regulations for the property’s future development. The Specific Plan is arranged into three two Volumes: Volume I is the Specific Plan and Volume II includes are the Design Guidelines., and Volume III describes how the Specific Plan is consistent with the City’s General Plan as follows:

Volume I - Specific Plan
Chapter 1: Introduction: This Chapter provides the purpose and intent of the Specific Plan, development overview, site location, and a summary of the existing conditions affecting the Specific Plan area, including existing City land use and zoning designations, as well as existing and surrounding development area land uses.

Chapter 2: Administration: This Chapter discusses the process for implementation.

Chapter 3: Zoning and Development Standards: This Chapter presents the Land Use Plan, describes the zoning, specifies the permitted and conditionally permitted uses, and establishes development standards and requirements.

Chapter 4: Infrastructure and Services: This Chapter describes the vehicular, bicycle and pedestrian circulation, public transit, infrastructure and services, and the financing and maintenance of these facilities and services.

Appendix A: Legal Description
Appendix B: Coastal Hazards: This Appendix describes the future threats of Sea Level Rise.

Volume II - Design Guidelines:

The Magnolia Tank Farm Guidelines are located in a separate document, Volume II. The Design Guidelines include landscape and architectural guidelines and other guidelines to promote high quality development.

A plant palette is also included in this Appendix.

Volume III - General Plan Consistency:

Volume III describes how the Specific Plan is consistent with all the general goals and policies of the General Plan.

August 2024

1.3 Location
The Specific Plan area is located in southeast Huntington Beach in western Orange County. The property is located northwest of Magnolia Street and approximately 1,200 linear feet inland from Huntington Beach State Beach.

Site
Ontario
Chino
Corona
Newport
Beach
Dana Point
Santa
Ana
SNA
LAX
Long
Beach
Huntington
Beach
Torrance
Santa
Monica
Los
Angles
Anaheim
Cleveland
National
Forest
NTS
Figure 1.1: Regional Location

1.4 Property History
Beginning in the mid-eighteen hundreds, southeast Huntington Beach was an agricultural area dominated by row crops. In the 1950s, the County of Orange constructed a regional flood control channel on the west side of the property (Huntington Beach Channel) which separated the agricultural operations from a remnant coastal wetland on the inland side of Pacific Coast Highway (PCH). Agricultural operations on the property ceased in the 1960s. The adjacent power plant was constructed between 1957 and 1967 by Southern California Edison (SCE).

Since 1972, the site included heavy industrial use with a fuel oil storage facility containing three above- ground, 25 million gallon tanks (refer to Figure 1.3: Aerial Photo Circa 1972). The oil storage facility provided fuel for the adjacent electrical power plant. In addition to the tanks, the property housed other oil-related facilities including pipelines and ancillary buildings. On the eastern end of the property adjacent to Magnolia Street, a six-acre landscaped area comprised of turf, ornamental trees, decorative rocks and an earthen berm were designed to provide some visual screening of the massive storage tanks.

August 2024
AES Southland purchased the power plant in 1998, and later converted it to use only natural gas.

With the conversion of the power plant to natural gas, there was no longer a need to store fuel oil on the Magnolia Tank Farm (Tank Farm) site. The owner of the Tank Farm property, Plains All-American Pipeline, along with SCE, conducted regular maintenance on the property during the time the tanks were operational. Records for the property indicate that no oil spills occurred on the site during the time the tanks were in operation. Regular site maintenance also included mowing the turf area along Magnolia Street and eliminating potential fire hazards by preventing any vegetation from growing within the fenced area around the storage tanks. However, in recent years the exterior of the tanks deteriorated and were vandalized, creating public nuisance and blight on the coastal landscape.

Figure 1.2: Neighborhood Context
Beach Blvd.

Newland St.

Bushard St.

Magnolia St.

Hamilton Ave.

Atlanta Ave.

Banning Ave.

Brookhurst St.

Edison
Community Park
John H Eader
Elementary
School
Brethern
Christian
Junior &
Senior High
School
Huntington
Christian
School
Former
ASCON Landfill
Poseidon
site
Edison High
School
Magnolia Marsh
Huntington State
Beach
AES
(Electric Co.)
Legend
Specific Plan Area
Hunti ngton Beach Channel
Pacific Coast Hwy.

Talbert Channel
Brookhurst
Marsh
NTS

August 2024
In 2013, the City of Huntington Beach issued a Coastal Development Permit (CDP) to Plains All-American Pipeline for the demolition of the three storage tanks and associated pipelines and ancillary facilities. The permit allowed the demolition and removal of the storage tanks and some minor grading to facilitate drainage.

The demolition of the three storage tanks was completed in July of 2017 and the site is leased to AES serving as a staging and parking area for the demolition of the existing power plant and construction of the new plant. The new power plant, described in the following section, is expected to be in operation in 2020.

Figure 1.3: Aerial Photo Circa 1972
Legend
Specific Plan Area
NTS

August 2024

1.5 Existing Conditions
The site is relatively flat and generally slopes from the northwest to the southeast with an elevation range from 4.3 to 12.5 feet (NAVD88), with an average elevation of approximately

8.4 feet (NAVD88). Elevations of the site are measured using the North American Vertical Datum NAVD88.

The former ASCON landfill site occupies approximately 38 acres immediately north of the Specific Plan area. The landfill operated from 1938 to 1984 when the landfill was closed. Originally the landfill received drilling waste from oil production in the Huntington Beach area until 1971. From 1971 to 1984 construction debris were disposed of at the site. Since 2003, there have been two major remedial work efforts that have changed the physical nature of this site through removal of waste materials, grading, and installation of stormwater control features and Best Management Practices (BMPs). General oversight is provided by the California Department of Toxic Substances Control (DTSC). The site is projected to be remediated in 2019- 2020.

To the east across Magnolia Street, a 100-foot right-of-way with a landscape median, are single-family residences on minimum 6,000-square-foot lots located behind a six-foot high block wall.

The Huntington Beach Channel forms the Tank Farm’s southwesterly property boundary flanked on portions of its seaward edge by the Magnolia Marsh segment of the Huntington Beach Wetlands.

To the west is the existing AES Generating Facility which is being replaced by a new, more efficient, lower- profile, lower emissions and quieter power plant, with extensive sound attenuation and aesthetic treatments.

Adjacent to the new power plant, Poseidon Water has proposed a seawater desalinization facility. The site is separated from the Huntington Beach Channel by a chain link fence and a gated maintenance road. Near the midpoint of the western property line is a bridge over the Huntington Beach Channel.

August 2024
Figure 1.4: Aerial Photo
Legend
Specific Plan Area
NTS

August 2024
Proposed Off-Site AES Facility (Looking Southwest)
Existing Off-Site AES Facility (Looking Southwest)
Key Map
1 1
1 Figure 1.5: Photo View Simulations of Existing and Proposed AES Power Facility NTS
Source: Fuscoe Engineering Inc. Source: Fuscoe Engineering Inc.

August 2024
Proposed Off-Site AES Facility (Looking Northwest)
Existing Off-Site AES Facility (Looking Northwest)
Key Map
2 2
2 Figure 1.6: Photo View Simulations of Existing and Proposed AES Power Facility NTS
Source: Fuscoe Engineering Inc. Source: Fuscoe Engineering Inc.

August 2024

1.6 Statutory Requirements

1.6.1 Authority and Scope of Specific Plan
The Specific Plan is adopted pursuant to Chapter 215 of the HBZSO and Government Code §§65450 and 65457. The Government Code authorizes local jurisdictions to adopt specific plans by resolution and/or ordinance.

This Specific Plan was adopted by City Council Resolution No. XXXX-XX on _______. Adoption of this Specific Plan involved Planning Commission review and City Council approval of General Plan, LCP , Zoning Map, and Zoning Text amendments. Upon adoption by the City Council and certification by the California Coastal Commission (CCC), this Specific Plan establishes the land use and development standards for the Specific Plan area.

The Specific Plan is intended to be a regulatory document that serves as the zoning regulations for the property. Some elements of the development program will be enforced through conditions, covenants and restrictions (CC&Rs) established in conjunction with the subdivision map for the property.

1.6.2 California Coastal Act (CCA)
The Tank Farm property lies within the Coastal Zone of the City of Huntington Beach and is therefore subject to the policies and regulations set forth in the CCA (California State Public Resources Code Division 20 Sections 30000 et. seq.) The CCA includes specific policies (Chapter 3 of the Act) that address issues such as shoreline public access and recreation, lower cost visitor-serving accommodations, terrestrial and marine habitat protection, visual resources, landform alteration and other types of development in the Coastal Zone. The CCA requires local governments located within the Coastal Zone to prepare a LCP . LCPs are regulatory documents designed to carry out the policies and requirements of the CCA. LCPs must be reviewed and certified by the CCC before being implemented by a local government. An LCP is comprised of two primary components: 1) A Land Use Plan (LUP Coastal Element) – with specific policies designed to implement the Chapter 3 policies of the CCA and; 2) An Implementation Program which includes zoning ordinances and other regulations that must conform with and carry out the goals and policies established in the certified LCP LUP. The City of Huntington Beach currently has a certified LCP .

With respect to the certified LCP area encompassing the Tank Farm site, this Specific Plan was certified by the CCC on XXXXX and amends the City’s LCP Implementation Plan. The Specific Plan will serve as the functional equivalent of the Implementation Plan for the subject site LCP because it contains the coastal element policies and zoning requirements that must conform with the required by requirements of the LCP LUP and CCA.

August 2024
Legend
Specific Plan Area
City Boundary
Coastal Zone
Figure 1.7: Huntington Beach Coastal Zones
The Tank Farm property is located in Zone 5 (Beach Boulevard to the Santa Ana River) of the City’s Coastal Zone (refer to Figure 1.7: Huntington Beach Coastal Zones and Figure 1.8: Huntington Beach General Plan 2018) and is currently designated as “Public” in the City’s Coastal Element Land Use Plan. The Public land use designation allows development of governmental administrative and related facilities such as public utilities, schools, libraries, museums, public parking lots, infrastructure, religious and similar uses. The Public designation reflected the previous fuel supply depot use for the adjacent power plant. Since the Tank Farm was constructed prior to the adoption of the CCA there were very few land use designations that could be applied to the site that were consistent with its use at the time the City’s LCP was first certified in 1985.

NTS

August 2024

1.6.3 Existing General Plan
The City of Huntington Beach General Plan is a document comprised of separate elements required by state law to serve as a guide to the long-term physical development of a community. The City’s General Plan is a set of policies and a blueprint for future growth and development. The City’s General Plan includes mandatory and optional elements to guide community development, including a Coastal element that is part of the City’s LCP .

The site land use designation is Public (P), which provides for government administration and related facilities, such as public utilities, public parking lots and similar uses.

Legend
Specific Plan Area
Open Space - Conservation (OS-C)
Open Space - Park (OS-P)
Open Space - Shore (OS-S)
Overlay Suffixes
sp Specific Plan Overly
Public (P)
Rights-of-Way & Bridges
Residential Low Density (RL)
Residential Medium Density (RM)
Source: https://www.huntingtonbeachca.gov/files/users/planning/General-Plan-Map.pdf Dated September 2017 Figure 1.8: Huntington Beach General Plan 2018
Huntington Beach Channel
OS-S
P
RM-sp
NTS

August 2024

1.6.4 Existing Zoning
The HBZSO is the primary tool for implementing the goals and policies of the General Plan and LCP . For this reason, the zoning regulations must be consistent with the City’s General Plan and LCP . The HBZSO/LCP provide regulations for the logical and orderly development of the City. The site is zoned Public-Semi Public (PS) with Oil and Coastal Zone Overlays allowing for the former use as a fuel supply depot (refer to Figure

1.9: Huntington Beach Zoning Map 2018). The PS zoning allows for various uses, such as: cemeteries, cultural institutions, hospitals, offices, park and recreation facilities, religious assembly, residential care facilities, schools (public or private), commercial parking facilities, communication facilities and vehicle/equipment sales and services. These uses are subject to a conditional use permit if they are not City owned.

Figure 1.9: Huntington Beach Zoning Map 2018
https://www.huntingtonbeachca.gov/files/users/planning/zoning-map.pdf Dated June 2016 Residential Low Density (RL)
Rights-of-Way, Bridges & Channels
Specific Plan Designations (SP)
Oil Overlay (O)
FIRM Areas A & AE (FP-2)
Legend
Specific Plan Area
Coastal Conservation (CC)
Open Space - Shoreline Subdistrict (OS-S)
Industrial General (IG)
Public-Semipublic (PS)
Huntington Beach Channel
OS-S
SP-10
NTS

August 2024

1.7 Summary of Planning Preparation Process
Redeveloping the Tank Farm property presents an opportunity to develop a comprehensive land plan for the site that addresses the current needs of the City consistent with the Chapter 3 policies of the CCA. The property’s close proximity to the ocean and the adjacent Magnolia Marsh presents opportunities to provide land uses that advance the objectives of the CCA including public access to the shoreline, visitor-serving accommodations and resource protection. Additional public parking could be accommodated as part of the uses approved by this Specific Plan.

The property owner’s preference is to develop the property differently than what is currently allowed.

In view of the limited land uses allowed under the land use and zoning, a new vision for the property is needed subject to a rigorous public process, technical documentation and analysis. In developing the vision, guiding principles and land uses presented in this Specific Plan, a suitability analysis was conducted on the tank farm site with consideration of the adjacent land uses (AES Generating Facility, proposed Poseidon Desalinization plant, Huntington Beach Wetlands, ASCON Landfill, and adjacent residential neighborhoods).

1.8 Proposed General Plan & Zoning
This document implements the General Plan as amended for this development (refer to Figure 1.10:

General Plan Designation as Amended). This document also changes the zoning land use designation to a Specific Plan (sp), providing customized, mixed use regulations to respond to the special characteristics of the site and to guide redevelopment (refer to Figure 1.11: Huntington Beach Zoning Map).

Under this SP designation, the land use plan, policies, development standards and design guidelines provide the site-specific requirements for future development of the site. The Specific Plan designation allows design flexibility to attain superior quality and excellence in design, sustainability, architecture and site amenities.

August 2024
Huntington Beach Channel
Public (P)
Rights-of-Way & Bridges
Residential Low Density (RL)
Residential Medium Density (RM)
OS-P-sp
OS-P-sp
OS-C-
sp
Legend
Specific Plan Area
Commercial Visitor (CV)
Open Space - Conservation (OS-C)
Open Space - Park (OS-P)
Open Space - Shore (OS-S)
OS-S
RM-sp
CV-sp
FAR:1.5
Overlay Suffixes
sp Specific Plan Overlay
RM-sp
Figure 1.10: General Plan Designation as Amended
NTS

August 2024
Figure 1.11: Huntington Beach Zoning Map
(as implemented by this Specific Plan)
Huntington Beach Channel
OS-S
SP-10
NTS
SP-18
Residential Low Density (RL)
Rights-of-Way, Bridges & Channels
Specific Plan Designations (SP)
Oil Overlay (O)
FIRM Areas A & AE (FP-2)
Legend
Specific Plan Area
Coastal Conservation (CC)
Open Space - Shoreline Subdistrict (OS-S)
Industrial General (IG)
Public-Semipublic (PS)

August 2024

1.9 Coastal Hazards
A comprehensive discussion of SLR is provided in Appendix B: Coastal Hazards

1.10 Specific Plan Area
The Specific Plan Area encompasses the following Assessor Parcel Numbers (APNs) as legally described in Appendix A: Legal Description.
• Parcel 1: (A.P .N. 114-150-36)
• Parcel 2: (A.P .N. 114-481-32)

1.11 California Environmental Quality Act (CEQA) Compliance Environmental Impact Report (EIR) State Clearinghouse No 2017-101041 was prepared and certified by the City of Huntington Beach for this Specific Plan in accordance with CEQA that addressed potential impacts associated with development under the Specific Plan.

All subsequent approvals to develop the property must be consistent with the Specific Plan and associated environmental documents. Additional environmental documentation may be required in the future if significant changes are found to have occurred pursuant to Section 15162 and 15182 of the CEQA guidelines.
[This Page Left Intentionally Blank]

August 2024
This Chapter describes the authority of a Specific Plan and the administrative procedures required for amendments and/or modifications to the Specific Plan.

2.1 Specific Plan Adoption
This Specific Plan was adopted by City Council Resolution No. XXX and certified by the CCC. Adoption of this Specific Plan involved City Council approval of General Plan, zoning map, zoning text, and LCP amendments.

Upon adoption, the Specific Plan established the land use and supplemental development standards for the Specific Plan area.

The Specific Plan includes customized zoning standards for the site, comprised of site-specific permitted uses and development standards. Where such customization is not required, the standard provisions of the HBZSO apply.

2.2 Severability
If any section, subsection, sentence, clause, phrase, or portion of this title, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title, or any future amendments or additions hereto. The City Council hereby declares that it would have adopted these titles and each sentence, subsection, sentence, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional.

2.3 Implementation
All entitlement applications including but not limited to coastal development permits, administrative permits, conditional use permits, variances, temporary use permits, and design review shall be processed pursuant to this Specific Plan and the HBZSO.

All developments within the Specific Plan area require Design Review and are subject to the requirements and provisions of Chapter 245 Coastal Development Permits of the HBZSO.

Where the Specific Plan is silent, the provisions of the HBZSO shall apply. If there is a conflict between this Specific Plan and the HBZSO, this Specific Plan shall take precedence.

Chapter 2: Administration

August 2024

2.4 Minor Amendments
The following minor, technical, and/or informational revisions to the Specific Plan shall be processed administratively:

1. The addition of new information to the Specific Plan, in the form of maps and/or text, for the purpose of clarification that does not change the effect or intent of any regulation;

2. Changes in zone boundaries up to ten percent as shown on Figure 3.1: Land Use Plan resulting from final road alignments and/or geotechnical or engineering refinements to the tentative and/or final tract map provided that the number of dwelling units and/or dwelling units per acre or maximum development square footage is consistent with Table 3.1: Maximum Development;

3. Clarification, including determination of meaning and intent, of any unclear or vague section, portion of a section, phrase, or word contained within this document;

4. Typographical and grammatical errors;

5. Revisions to the location of the infrastructure and/or service providers (such as drainage systems, roads, water and sewer systems, etc.) provided that the agency or jurisdiction that regulates such infrastructure and/or service has reviewed and approved the revisions; and

6. Revisions to the determination of public and private facilities provided that the agency or jurisdiction that regulates such facility has reviewed and approved the revisions in writing.

If any changes to this specific plan are contemplated, the changes shall be submitted to the Executive Director (E.D.) of the Coastal Commission to determine whether an LCP amendment is required. An amendment may be major, minor or de minimis (as outlined in the California Coastal Act), unless the E.D. determines that no LCPA is legally required.

For purposes of City review, the Community Development Director (Director) may approve minor amendments to plans and/or conditions of approval as appropriate based on changed circumstances, new information, or other relevant factors. The Director shall review the proposed changes for conformance with the intent of the approval authority’s action. If the proposed changes are of a substantial nature, an amendment to the original entitlement may be required pursuant to HBZSO § 241.18 and § 245.38.

August 2024

3.1 Development Vision and Guiding Principles
The Specific Plan must be consistent with the General Plan. The Specific Plan area is also within the City’s coastal zone and therefore must be consistent with the Local Coastal Program (LCP) Land Use Plan (Coastal Element of the General Plan), as well as being responsive to the policies enumerated in the CCA. The vision for the Specific Plan area, as guided by the LCP and CCA, is to integrate visitor-serving uses with residential and open space/park uses on a site that formerly served an industrial use. Visitor-serving uses are a high priority in the coastal zone, particularly lower cost visitor serving uses, and are included in the land use plan. The visitor-serving uses proposed for the site include a lodge ( hotel) with a minimum 25% of total hotel units to be lower cost units, and ancillary retail uses (primarily restaurants). The residential component of the land use plan will consist of single-family detached and attached homes. The Specific Plan includes a minimum 20% of the residential units as affordable units, of which 50% will be made available to income qualifying employees of the on-site hotel and as otherwise described in Section 3.8.2. The open space component of the land use plan includes the conversion of a privately-owned landscape area adjacent to Magnolia Street into a passive park for the public use. The land use plan also incorporates an upland native habitat area adjacent to Magnolia Marsh that will serve as a buffer between development and the wetlands. This area will provide an opportunity for environmental interpretive programs along with other parks on the site.

The objective is to create a regulatory and design framework that successfully integrates visitor-serving commercial, residential and open space uses across a range of income levels not only within the Specific Plan area, but also to ensure compatibility with a variety of adjoining uses. Careful consideration has been given to incorporating design elements into the Specific Plan that promote compatibility both internally and externally.

The purpose of this Chapter is to provide specific development standards and regulations that will be applied to all new development permitted within the Specific Plan and are enforceable by the City of Huntington Beach. The regulations are intended to provide govern the parameters in which a specific development proposal may be approved approvals of future development proposals, which ensures consistency with applicable land use and zoning laws, including the Coastal Act, Local Coastal Program Land Use Plan (Coastal Element) and implementation of the requirements that are described herein.

Chapter 3: Land Use Plan &
Development Standards

August 2024

3.1.1 Guiding Principles
The following planning/design principles shall influence the development of the planning areas:
• Create a successful mixed-use environment that
incorporates residential neighborhoods, a Lodge hotel, restaurants and ancillary retail that complement each
other;
• Establish a buffer between new development and
sensitive wetland resources by creating a new upland
habitat area adjacent to the Magnolia Marsh;
• Provide public pedestrian connections within and
from outside the specific plan area to residential
neighborhoods, parks and visitor-serving uses;
• Create opportunities for public access and interpretative programs adjacent to the Magnolia Marsh;
• Implement measures that promote pedestrian/vehicle
safety and compatibility;
• Incorporate environmentally sustainable development
and best practices that meet or exceed current standards including minimizing the use of concrete and asphalt,
incorporating permeable pavement for storm water
infiltration, and maximizing groundcovers rather than
pavement to reduce heat reflection;
• Place public open space areas in prime locations to
provide passive recreational opportunities;
• Establish a framework of landscape elements that
provide visual character;
• Provide for public parking to enhance coastal access; • Incorporate public directional signs signage in to on-site public amenities into the streetscape; and
• Develop high-quality architectural designs that respect and celebrate the coastal lifestyle and culture.

August 2024

3.2 Planning Area Program
The Magnolia Tank Farm program is illustrated on Figure 3.1: Planning Area Diagram (Updated 2023). It includes four planning areas (PA): PA 1 - Coastal Conservation (CC), PA 2 - Open Space-Parks and Recreation (OS-PR), PA 3 - For-Sale Residential (RM) and PA 4 - Commercial Visitor (CV). A private recreation area will provide recreation opportunities for the residents within PA 3.

Figure 3.1: Planning Area Diagram (Updated 2023)
Legend
Specific Plan Area
PA 1 - Coastal Conservation (CC)
PA 2 - Open Space - Parks and
Recreation (OS-PR)
Banning Ave.

Residential
Marsh Buffer
Marsh Park
Lodge & Retail Hotel
Magnolia St.

Huntington Beach Channel
OS-PR
CC RM
CV
PA 3
PA 4
PA 2D
PA 2CPA 2A
PA 1
PA 2B
OS-PR
Bermuda Dr.

Magnolia Marsh
NTS
OS-PR
Magnolia
Park
PA 3 - For-Sale Residential (RM)
PA 4 - Commercial Visitor (CV)

August 2024
Figure 3.1: Planning Area Diagram
Legend
Specific Plan Area
PA 1 - Coastal Conservation (CC)
PA 2 - Open Space - Parks and
Recreation (OS-PR)
Banning Ave.

For-Sale Residential
Marsh Buffer
Marsh Park
Lodge, Guest House, Retail
Magnolia St.

Huntington Beach Channel
OS-PR
CC RM
CV
PA 3
PA 4
PA 2D
PA 2C
PA 2A
PA 1
PA 2B
OS-PR
Bermuda Dr.

Magnolia Marsh
NTS
OS-PR
Magnolia
Park
PA 3 - For-Sale Residential (RM)
PA 4 - Commercial Visitor (CV)

August 2024

3.3 Maximum Development
The maximum development permitted is shown on Table 3.1: Maximum Development Table.

Table 3.1: Maximum Development Table
Development Types Maximum Density/
Intensity
Net
Acres
Maximum
Development
Total Open
Space Acres
PA 1 - Coastal Conservation (CC)
CC Area Zone - 2.84 - 2.84
PA 2 - Open Space Parks & Recreation (OS-PR)
Parks - 2.9 4.0 - 2.9 4.0
PA 3 - Residential (RM)
For-Sale Residential (RM) 15 DU/Ac 18.9

17.05 250 Units -
PA 4 - Commercial Visitor (CV)
Lodge Hotel 175 215 Guest Rooms

4.32 Up to 230,000 GSF
(211,000 GSF Lodge
Hotel and Guesthouse;
19,000 Retail GSF)
-
Guesthouse1 40 Rooms
GRAND TOTAL - 29.0 - 5.7 6.84
1 A Guesthouse provides budget-oriented overnight group accommodations (e.g. families, youth sports teams and non-profit organizations).

GSF = Gross square footage
Ac = Acre

3.4 Coastal Access
The following measures shall be incorporated into development plans to enhance public access to coastal resources pursuant to a Coastal Development Permit approved by the Planning Commission:

3.4.1 Public Trail Overlooking Magnolia Marsh
The minimum 70-foot wide Coastal Conservation (CC) area shown as PA1 on Figure 3.1: Planning Area Diagram is adjacent to the Orange County Flood Control property. When combined with the width of the flood control property landward of the flood control channel, the CC area will provide a 100 foot development setback from Huntington Beach Channel and Magnolia Marsh. The CC area will be comprised of upland native plant species designed to complement the adjacent wetlands habitat and a public trail. A minimum 24 foot-wide public trail will be provided through the CC area connecting Magnolia Street with the uses in the CV area (PA4) and with the Marsh Park. The trail will be elevated above the marsh to provide opportunities for the public to view both the marsh and the ocean. The 24-foot-wide public trail will be designed and constructed to comply with requirements of a Fire Department Access Lane as specified by the Huntington beach Fire Department. Refer to Figure 3.2: Coastal Access: Coastal Access.

August 2024
The MTF area inland of and adjacent to the OCFCD maintenance road is land use designated Open Space – Conservation and zoned Coastal Conservation. Within the specific plan area located inland of and immediately adjacent to this CC zone, a public trail will be provided. This trail will extend from Magnolia Street to the northern property line within the CV and OS-PR zones, inland of and adjacent to the CC zone.

Within the CV zone the trail shall be 24 feet wide and shall be composed of natural, permeable materials, and shall also serve as a fire access road. Within the OS-PR zone the trail shall be a minimum 10 feet wide, and composed of natural, permeable materials. The trail shall be aligned to provide unobstructed, continuous public views of Magnolia Marsh. Public access signage shall be posted at strategic locations within and adjacent to the MTF site, including but not limited to, along Magnolia Street and Magnolia Park, at Marsh Park, and at public parking locations within MTF.

3.4.2 Marsh Interpretive Programs
The owner of the Magnolia Tank Farm property will enter into an agreement with a non-profit wetlands education organization to conduct interpretive programs for the public and guests at the Lodge. The agreement will allow The Lodge owner/operator to partner with the non-profit to provide Magnolia Marsh wetlands interpretive programs for Lodge guests and the public through interpretive signage and access to docent-led tours of Magnolia Marsh.

The Lodge would provide a gathering place for hotel guests and transportation to the Huntington Beach Wetlands Conservancy Interpretive Center where current tours depart. Docent-led tours may use the existing bridge over the Huntington Beach Channel to access the marsh if feasible, as determined by the City of Huntington Beach and County of Orange in conjunction with the Huntington Beach Wetlands Conservancy, at the time a development proposal is submitted. Marsh park, located on the north side of the CV area (PA4) and adjacent to the bridge, would serve as a staging area for interpretive programs conducted by the non-profit organization. Interpretive signage designed to educate the public about sensitive wetland and upland habitats will be placed in Marsh Park to augment the organized tours conducted by the non- profit organization.

Details of an Outreach Program that includes wetland tours and interpretive programs to be conducted by the Huntington Beach Wetlands Conservancy (HBWC) for the general public and hotel guests, will be prepared for the review and approval of the approval authority and shall be included with the application for any CDP in the CV zone. Details of the outreach program shall include, but are not limited to, the requirements listed below. The approved outreach program shall be established and memorialized by a Covenant recorded against the legal parcel upon which the hotel will be developed at the time such legal parcel is conveyed to the hotel developer . The Outreach Program shall be finalized as part of any CDP approval for the hotel. Evidence of recordation of the covenant shall be provided to the approval authority within six months of recordation and prior to issuance of any building permit for the CV zone. The Outreach Program will also include a description of how the hotel operator, in consultation with the HBWC, will provide

August 2024
outreach to disadvantaged communities to solicit
participation in wetland tours and interpretive
programs offered by HBWC including the
following:
• Establishing relationships/partnerships
between the hotel operator and non-profit
organizations that provide educational/
interpretive programs in disadvantaged
communities with a goal of attracting
people within these communities to
participate in interpretive programs at
the Huntington Beach Wetlands and visit
Huntington State Beach.
• Creating and distributing outreach materials
targeting school districts with Title 1 schools
to solicit participation in wetland education
programs and community service projects
offered by the HBWC.
• Posting information on both the HBWC
website and the hotel website notifying
the public about interpretive offerings
and opportunities to participate in special
events such as Earth Day, Coastal Cleanup
Day etc.
• Creating cultural interpretive programs for
the public in cooperation with local Native
American Tribal groups.
• The hotel operator shall provide
opportunities for transportation for
disadvantaged communities to the
Huntington Beach Wetlands to facilitate
participation in wetland tours, interpretive
and educational programs and public
service projects.

Legend
Specific Plan Area
Potential Limited Access
Internal Loop Road
Trail
Figure 3.2: Coastal Access
NTS
Hamilton
Ave.

Banning
Ave.

Pacific Coast Highway
Magnolia St.

Bermuda
Dr.

Magnolia
Marsh
Huntington Beach Channel

August 2024
• Establishing relationships/partnerships with environmental organizations such as the Audubon Society and others to provide bird watching opportunities.
• The details of these requirements shall be reflected in the required Outreach Program, including among others, funding sources and minimum frequency that transportation will be offered (weekly, monthly, etc.).

The outreach program will be based on that certain Collaboration Agreement ( “Agreement”), dated July 3l, 2018, entered into by HBWC and the owner of the Magnolia Tank Farm Property to provide public access and implement educational and outreach programs through a strategic partnership between the parties. A long- term funding mechanism was also established to develop and implement such programs in the Collaboration Agreement.

The eastern end of Marsh Park, located on the north side of the CV zone (PA4), will serve as a staging area for hotel guests and the general public who are participating in wetlands interpretive programs. HBWC docent- led tours of the wetlands may use the existing bridge over the Huntington Beach Channel to access the marsh. The gate to the bridge shall remain locked except for use by HBWC. Interpretive signage designed to educate the public about the sensitive wetland and upland habitats will be placed in Marsh Park to augment the organized tours conducted by HBWC.

3.4.3 Public Parks
The existing private property fronting Magnolia Street will be re-purposed to create a passive park that will be available to the public. The park will include an eight-foot wide decomposed granite trail, benches, activity nodes and native landscape. The park is designed to facilitate pedestrian access from Edison Park to Huntington State Beach. Marsh park, located on the north side of the Lodge, is designed to serve as a staging area for docent-led tours of Magnolia Marsh and the location for interpretive signage informing the public on the value of wetland resources.

There are two public parks in the Specific Plan area totaling approximately four acres. The existing private property fronting Magnolia Street will be re-purposed to create a passive park, Magnolia Park, that will be open to the public. The park will include a minimum eight-foot-wide decomposed granite trail, benches, activity nodes and native landscape, among other amenities. Magnolia Park will be a minimum of 2.47 acres and will extend along the entire length of the property along Magnolia Street. The park is designed to facilitate pedestrian access from Edison Park to Huntington State Beach, as well as to the MTF site’s internal public trails and Marsh Park. The second public park, Marsh Park, is located on the north side of the CV zone and runs the length of the HBFCC to the northern boundary of the Specific Plan area. Marsh park will be a minimum of 1.52 acres. The park will provide a staging area for HBWC docent-led tours of Magnolia Marsh with interpretive signage, as well as benches, trails, tot lot and native landscaping, among other amenities.

The staging area will be concentrated nearest the CV zone. Both parks will be linked by a single public trail

August 2024
with unobstructed marsh views that traverses the CV zone on the marsh side of the hotel. Magnolia Park shall be open to the public prior to or concurrent with the issuance of the first occupancy permit for the residential units. Marsh Park shall be open to the public prior to or concurrent with the issuance of the first occupancy permit for the hotel.

Signage shall make clear that the parks are available for use by the general public, and that parking within the MTF site is also available to the public.

3.4.4 Public Transit
There are two existing public transit stops on the west side of Magnolia Street adjacent to the Specific Plan area. The transit stop nearest the intersection of Banning Avenue and Magnolia will be enhanced with a shelter and compatible street furniture to provide convenient public access to the Lodge hotel,parks, and interpretive programs staged from Marsh Park. These improvements will make public transit an attractive option for members of the public, particularly those who may want to attend the interpretive programs offered by a non-profit entity.

All hotel employees shall be offered free Orange County Transit Authority (OCTA) transit passes, as well as other incentives to encourage non-automobile commutes and/or carpooling. These shall be described in detail in the Transportation Demand Management Plan required in Section 3.12.2 Transportation.

3.4.5 Public Parking
Public parking will be provided within the specific plan area along the interior private Loop Road as shown on Figure 3.2: Coastal Access. Although privately owned and maintained, the interior roads are open to the public for vehicle, bicycle, and pedestrian use. Public parking spaces shall be provided along the entire length of the Loop Road and in a parking lot near Marsh Park. Residential developments within PA3 are required to meet the parking standards identified in this Chapter within the development site (i.e. residential projects are prohibited from using parking spaces on the Loop Road to meet minimum parking requirements). The Loop Road shall include signage making the public aware that public parking is available along the entire Loop Road and at the Marsh Park parking lot. Entry controls such as, but not limited to, gates, guardhouses and guards are prohibited on the Loop Road.

In addition to the public parking within the specific plan area, the owner/developer of the Magnolia Tank Farm property, pursuant to a development agreement between the property owner and the City, shall construct curb, gutter and sidewalk improvements along the ASCON property frontage on Magnolia Street and Hamilton Avenue, as well as along the specific plan frontage on Magnolia Street, for the purpose of creating additional public parking spaces. These on-street parking spaces shall be available to the public.

Parking limitations are discouraged but in no case shall parking be limited to less than five hours between

August 2024
6 am and 10 pm and three hours between 10 pm and 6 am. These parking spaces shall be free of any additional time restrictions other than those that exist throughout the City, such as restrictions necessary to accommodate street sweeping. The street improvements on Magnolia Street adjacent to the MTF site shall be completed prior to the issuance of the 200th residential building permit.

3.4.6 Signs
A detailed Public Access and Recreation Signage Plan (Signage Plan) shall be prepared for the review and approval of the approval authority and shall be included with any CDP application for residential or commercial development. The Signage Plan shall include each sign’s content, size of sign, type and size of font used on the sign, method of posting the sign, and locations where the signs will be posted. The Signage Plan shall prohibit any signage that limits public access on the MTF streets, sidewalks, or within the public parks; and shall also prohibit limits on public parking. At a minimum the Signage Plan shall require signs directing the public to coastal access opportunities, that the signs will be posted in conspicuous locations within the parks, visitor-serving and residential areas. Signs will be posted on Magnolia Street, in Magnolia Park and in the CV area zone (PA4) directing the public to the public trails and amenities on site head within the CC area (PA1). Interpretive signs shall be located along the public trail located near, but outside of, in the CC area zone.

Marsh Park shall include signage at the edge of Tthe CC area zone shall include signage informing the public of the need to protect habitat and the need to prohibit access for that reason. indicating where public access is allowed and where it is prohibited. A planned sign program shall be submitted to the Community Development Department for approval. This signage shall be included with the Signage Plan described above.

The Signage Plan shall be included with any CDP application for residential or commercial development within the MTF site, for the review and approval of the approval authority.

3.4.7 Covenants, Conditions and Restrictions (CC&Rs)
Prior to issuance of a coastal development permit (CDP) for development, a Home Owners’ Association (HOA) and Private Property Owners’ Association (PPOA) shall be established with CCRs. The CC&Rs shall be submitted to the City and approval authority for review and approval prior to their recordation and shall reflect, either in their main text or in an exhibit the following:
• All conditions of the LCP/CDP applicable to each development; • Be binding upon and run with the land and be included or incorporated by reference in every deed conveying interest within the Specific Plan area;
• Provide for maintenance, repair and replacement of all HOA- or PPOA-owned improvements within the common areas including landscape, irrigation, the publicly accessible private Loop Road, common vehicular driveways, public and private parking, public and private recreation amenities, public and

August 2024
private open space, community walls and fences, community facilities, drainage facilities, water quality BMPs and private service utilities;
• Include the plant palette provided in Appendix A of Volume II Design Guidelines which identifies the approved and prohibited plant species;
• Provide upon the sale of 80% of the residential units, the responsibilities for the following shall transfer from the property owner/development to the HOA/PPOA in perpetuity. These responsibilities shall include maintenance, repair, and replacement by the HOA/PPOA of public access and interpretive signage, landscape irrigation, public trail, trail fencing within PA1 and PA2; • Provide that neither the residents, occupants nor the HOA/PPOA shall interfere with public use of the loop road, public parking, public parks, and public access trails within the specific plan area PA1 and PA2 or close off either or both any of these amenities for the exclusive use of the residents or for any other reason;
• Include the approved Domestic Animal Control Plan, Pesticide Management Plan, Landscape Maintenance Agreement and the Project Information Packet described in Section 3.4.8 Resource Protection;
• Guarded and/or gated entry and/or any limitation on pedestrian, vehicular, or bicycle access into the development by the public shall be prohibited; and
• Include the approved Coastal Hazards Notice as described in Section 3.14.2(5) Addressing Sea Level Rise within the Specific Plan Area and the Superfund Site Notice as described in Section 3.6.5 Notification for Superfund Site. These notices shall be written in plain language in both English and Spanish.

The CC&Rs shall be submitted with any CDP application for residential development in the MTF area, for the review and approval of the approval authority. A copy of the final, approved CC&Rs and evidence of their recordation shall be submitted to the approval authority prior to issuance of the CDP .

3.4.8 Resource Protection
Each of the following shall be submitted with any CDP application for residential development and, once approved and accepted, included in the CC&Rs described above.

Domestic Animal Control
A Domestic Animal Control Plan shall be prepared that details methods to be used to prevent pets from entering the Coastal Conservation zone PA1 including but not limited to, appropriate fencing and barrier plantings, education and signage, and identification of responsible parties. The plan shall require approval by

August 2024
the CDP approval authority. The plan shall be distributed to each homeowner/occupant, upon first purchase and/or occupation of the property, and annually thereafter . The plan shall be approved by the Community Development Department prior to homeowner/occupant distribution. Any CDP application for residential development shall include the Domestic Animal Control Plan, for review and approval of the approval authority.

Pesticide Management Plan
An Integrated Pesticide Management Plan (IPM) shall be prepared that, at a minimum, provides examples and prohibits the use of rodenticides, toxic pesticides and herbicides applies in all indoor and outdoor areas (other than Vector Control conducted by the City, County, or Special District). The plan shall incorporate IPM principles including the long-term prevention and management of pests using the most effective strategies that provide the least risk to human health and the environment. The plan shall outline, at a minimum, the IPM goals, strategies, documentation and notification, responsible parties, steps and details to the removal of pests, timing and frequency, and the approved chemical pesticides. A California licensed Pest Control Advisor (PCA) must provide written recommendations regarding the appropriate pesticides and adjuvants for the respective circumstances and species. The State product registration number(s) should be provided along with a complete description of how they will be used, including criteria and limits for if/when/how (including frequency and total number of applications), precautions that would be taken for application within 100 feet of the Coastal Conservation buffer area and potential runoff, considerations for pollinators, and triggers for adaptive management or remedial actions. In no instance shall spray herbicide application occur if wind speeds on site are greater than 5 mph or 48 hours prior to predicted rain. In the event that rain does occur, herbicide application shall not resume again until 72 hours after rain. Herbicide applications during the rainy season shall be timed to avoid rainfall events. For all work involving chemical applications, a PCA or Qualified Licensed Applicator (QLA) must be on site. The plan shall be distributed to each homeowner/occupant upon first purchase and/or occupation of the property, and annually thereafter . The hotel operator shall comply with the approved Pesticide Management Plan and shall retain a copy on-site at all times. Any change to the IPM that has the potential to impact vegetation and wildlife within 100 feet to the CC zone shall be reviewed by the approval authority as part of Section 3.10.1.xii of this specific plan. Any CDP application for the MTF site shall include the Integrated Pesticide Management Plan, for the review and approval of the approval authority..

Information Packet
To ensure the continuance of habitat value and function of the adjacent designated Environmentally Sensitive Habitat Area (ESHA), Magnolia Marsh and the Coastal Conservation buffer area, the developer shall provide all property owners or occupants within the Specific Plan area shall be provided with an Information Packet at the time of purchase that explains the sensitivity of the natural habitats on and

August 2024
adjacent to the Specific Plan area and the need to avoid adverse impacts to Magnolia Marsh and its buffer area, including the prohibition of planting, seeding, or otherwise introducing any exotic invasive plant species listed in the Cal-IPC Invasive Plant Inventory in landscaping throughout the Specific Plan area and the additional prohibition of all non-native plant species and cultivars in the Coastal Conservation buffer area. The Information Packet shall also include a copy of the approved plant palette and prohibited plant list, Domestic Animal Control Plan and Pesticide Management Plan and shall be required to be distributed for all sales and rentals of all housing units. The hotel operator shall also comply with and receive a copy of the Information Packet and retain a copy on site at all times. The project applicant shall submit Any CDP application for residential or hotel development at the MTF site shall include the Information Packet to the Community Development Department with the application for the first Coastal Development Permit for review and approval of the approval authority..

3.4.9 Undergrounding of Utilities
All existing overhead utilities lines, including but not limited to 33kV transmission lines, 12kV electrical distribution lines, cable TV lines, telecommunications lines and fiber optic lines, shall be placed underground, pursuant to the City’s Zoning and Subdivision Ordinance (ZSO 255.04.G). The existing pole at the northwest corner of the site may remain as it allows for crossing over of the OCFCD Channel. All new utilities shall be placed underground (C 4.7.2). The roads and utilities within the specific plan area shall be waterproofed and designed to withstand the corrosion associated with a high saline soil environment (e.g., appropriate concrete admixtures for roads and wrapping for utility pipes).

3.5 Permitted Land Uses
Permitted uses shall be allowed pursuant to the RM, CV, OS-PR and CC districts of the HBZSO. Permitted uses in each specific plan land use category and zone shall also allow for adaptation measures where there is a demonstrated need to address impacts from sea level rise or impacts arising from the MTF site’s proximity to the Ascon State superfund site. Adaptation measures shall be most protective of coastal resources, including but not limited to, habitat and public access and recreation.

August 2024

3.6 General Development Requirements
The development standards in Table 3.2: Development Standards provide the requirements for planning areas of the Specific Plan. Additional information is provided in this section.

Building Setbacks for the Specific Plan area are shown on Figure 3.3: Specific Plan Building Setbacks.

Table 3.2: Development Standards
Standard CC OS-
PR5,6 CV1,2 RM3,4 Additional Notes
Minimum Building Setbacks (For All Building Stories)
From Magnolia Park 0’ N/A 0’ 10’ 3’
Building Walls exceeding 25’ in height: The
required interior side or rear setback adjoining a
building wall exceeding 25’ in height, excluding
any portion of a roof, and located on a lot 45
feet wide or greater, does not require additional
setback over basic requirement.

From Northern Property
Boundary
0’
N/A 0’ N/A 10’
15’
Building Walls exceeding 25’ in height: The
required interior side or rear setback adjoining a
building wall exceeding 25’ in height, excluding
any portion of a roof, and located on a lot 45
feet wide or greater, does not require additional
setback over basic requirement.

N structures, including accessory structures
requiring footings or foundations, other than
patio covers, shall be allowed in this setback area.

Patio covers in this area shall be removed if they
interfere with any necessary adaptations.

From CC Area Zone N/A 0’ 10’ 0’ N/A
Building Walls exceeding 25’ in height: The
required interior side or rear setback adjoining a
building wall exceeding 25’ in height, excluding
any portion of a roof, and located on a lot 45
feet wide or greater, does not require additional
setback over basic requirement.

Front/Side at Private Streets N/A N/A 10’
9’ Measured from back of sidewalk.
9’
At residential entry road within first
150' of Magnolia Street. Measured from back of
sidewalk.

From Internal Private Alleys N/A N/A 0’ 2’ Detached homes may face alley or street.

Covered Porches/Patios N/A N/A 0’ 5’ Measured from back of sidewalk if on Loop Road.

Side N/A N/A 0’ 3’
Rear N/A N/A 0’ 3’

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Table 3.2: Development Standards
Standard CC OS-
PR5,6 CV1,2 RM3,4 Additional Notes
Garage (for parking to be
permitted in driveway of home) N/A N/A N/A 18’
Measured from alley curb or from back of
sidewalk.

Driveways must be less than 5’ (no parking
allowed in driveway).

No driveway depths between 5.1’
and 17.9’.

Driveways must be equal or greater than 18’ (for
allowed parking in driveway).

Building Separation N/A N/A 10’ 6’
Garage to Garage Separation in
Private Alley. N/A N/A N/A 30’
30’ from garage face to garage face, architectural
projections may encroach 3’ provided separation
meets Fire Department Standards
Commercial Building
Facade Articulation N/A N/A See
Notes N/A
Building facade surfaces shall not be >70’ without
a break, recess or offset measuring >6” in depth,
or a series of offsets, projections or recesses at
intervals <40’ that vary the depth of the building
wall by a minimum of 4’
Residential Building
Facade Articulation N/A N/A N/A See
Notes
Buildings shall be articulated on all visible sides;
Building facade surfaces shall not be >40’ without
a break, recess or offset measuring >6” in depth.
10’ average setback for upper stories shall not be
required.

Projections into Setbacks (feet)
Fireplace (feet) N/A N/A N/A 2.5
Maintain a 30-inch clearance from property lineCornice, eaves & ornamental features N/A N/A N/A 3
Mechanical equipment N/A N/A See
Notes 2.5
Mechanical equipment shall be screened from
view; mechanical equipment and cabinets to
comply with a 30-inch clearance from property
line
Uncovered porches, terraces,
platforms, subterranean garages,
decks, & patios < 3.5’ in height
serving only the 1st floor
N/A N/A N/A See
Notes
At 3’ setback: encroachments must maintain a
30-inch clearance from property line.

At 9’ setback: said architectural features may
encroach
6’ front, 3’ side, 5’ rear, 4’ street side
Stairs, canopies, awnings &
uncovered porches > 3’ in height N/A N/A N/A 4
Maintain a 30-inch clearance from property lineBay windows N/A N/A N/A 2.5 Balconies N/A N/A N/A 3

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Table 3.2: Development Standards
Standard CC OS-
PR5,6 CV1,2 RM3,4 Additional Notes
Minimum Usable Open Space (SF)
Total Open Space SF/Residential
Unit N/A N/A N/A 150 Combination of private, common and shared recreation facility
Private Residential Open
Space SF N/A N/A N/A
60 Attached dwelling units, 6’ minimum dimension;
spaces can be aggregated
100
Detached dwelling units, 8’ minimum dimension;
spaces can be aggregated. All private open space
can be on open decks on any floor.

Common Open Space SF N/A N/A N/A N/A
Minimum dimension 10’; setback areas cannot
be utilized; no window offsets required. Does not
have to be open to sky.

Recreation Facility Area N/A N/A N/A 15,000 Minimum dimension 10’, setback areas cannot be utilized.

Other Standards
Buildings N/A N/A 1.5 FAR N/A
Residential Lot Coverage N/A N/A N/A 65%
Small lot development shall also have a 65% lot
coverage maximum. Motorcourt cluster, attached
homes, and other like condominium mapped
typologies shall have lot coverage calculated
across the entire condo mapped parcel.

Residential Lot Size N/A N/A N/A See
Notes
Individual residential lot size does not apply in
condo mapped conditions such as motorcourt
clusters or attached homes. Small lot
development shall have a minimum lot size of
3,100 SF and is not subject to an average lot size.

Minimum Residential Unit Size SF N/A N/A N/A 500
Minimum Interior Garage Size SF N/A N/A N/A 400 Side by Side garages (20x20) Tandem garages may be 380 SF (10x38)
Minimum Site Landscaping (%) 60% 8% 8% See Chapter 232
Refuse Storage Areas N/A See
Notes
See
Notes
See
Notes
See §230.78; when appropriate, trash and recycling bins may be located in the garage or side yard
Courtyards
Courts Opposite Walls on the
Same Site N/A N/A N/A Per CBC
Courts Opposite Interior
Property Line N/A N/A N/A Per CBC
Court Dimensions N/A N/A N/A Per CBC
Windows N/A N/A N/A See
Notes Can be oriented to all four sides of a building

August 2024
Table 3.2: Development Standards
Standard CC OS-
PR5,6 CV1,2 RM3,4 Additional Notes
Roof Decks N/A N/A N/A See
Notes
Permitted above the 35 foot building height.

Structures along Magnolia which are limited to
two stories are not allowed to have rooftop decks.

Maximum of 400 SF of roof area with solid rail only.

Roof deck trellis permitted 10’ above roof deck floor and setback a minimum of 5 feet from edge of roof or
adjacent unit. Lattice design only, open on 3 sides.

Roof Area (Multi-Family Buildings) N/A N/A N/A See
Notes
Multi-family buildings shall have variation in their
roof design and elevation, however, there are no
requirements for the percentage of roof that needs to
be one, two, or three-story
Walls N/A See
Notes
See
Notes
See
Notes
Employ bird-safe design techniques, including but
not limited to Bird Safety Glazing Films and or Bird
Safety fritted glass on glass surfaces greater than
1 SF facing the marsh in the first row of buildings/
homes and fences closest to the marsh to minimize
bird strike. Use anti-glare glass or film and employ
design elements to reduce glare onto Magnolia
Marsh.

Dormers N/A N/A N/A See
Notes
No setback required for dormers; setback could
force unwanted design
Footnotes:

1. The Lodge No hotel rooms/units shall not be converted to Limited Use Overnight Visitor Accommodations (Timeshares). and

2. No development in the CV zone shall not exceed four stories above a parking garage.

3. Senior Housing projects must comply with all standards put forth in the HBZSO.

4. Single Family Detached Homes proposed on 6,000 or less square foot lots by PUD shall be subject to HBZSO standards only.

5. There are no minimum lot area and lot width requirements in the OS-PR zone.

6. In the OS-PR zone, a 25’ front setback from Magnolia Street will be applied to any structure over 42” high.

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MAGNOLIA ST.

HUNTINGTON BEACH CHANNEL
RES

17.07AC
CV

5.09AC
OS-PR

0.17AC
OS-PR

0.30 AC
CC

2.84AC
OS-PR

2.00AC
OS-PR

1.52AC
SCALE:
1" = 200'

PLANNING AREAS

PROJECT INFORMATION
LEGEND

LAND USE
DATE: 06/19/2024
949.474.1960
15535 Sand Canyon Ave, Suite 100
Irvine, California 92618
fuscoe.com
Figure 3.3: Specific Plan Building Setbacks

August 2024

3.6.1 Measurement of Height
The maximum building heights are shown on Figure 3.4: Height Limits. Building height will be measured from the private Loop Road datum abutting the parcel being developed. In the CV area zone, elevator shafts, mechanical equipment and architectural features (i.e. non-habitable space) may exceed the base height by up to 10 feet provided the total area exceeding the base height limit is no greater than 15% of the CV area zone and is setback a minimum of 40' from the CV area zone boundary.

In the RM area, there is a two-story and 25 foot building height maximum for structures along Magnolia Park.

This two-story restriction goes from the eastern boundary of the RM area, 50’ west into the RM area. Flat roofs are permitted and there are no requirements for top plate height. Roof pitch shall be considered when designing the elevation to successfully accomplish style intent.

Figure 3.5: Existing Magnolia Street Section
Existing
Residential
Proposed
Residential
R/W
3’ Setback
R/W
75’
Magnolia Park
100’
Magnolia Street Rights-Of-Way
CL
35’
Max. Height
35’
Max. Height
178’
Banning Ave.

Magnolia St.

Legend
Specific Plan Area
35’ Height Limit
40’ Height Limit
50’ Height Limit
2-Story Limit
CV
Huntington Beach Channel
RM
NTS
20’
50’
Figure 3.5
Figure 3.4: Height Limits (Updated 2023)

August 2024
Figure 3.5: Existing Magnolia Street Section
Existing
Residential
Proposed
Residential
R/W
3’ Setback
R/W
75’
Magnolia Park
100’
Magnolia Street Rights-Of-Way
CL
35’
Max. Height
35’
Max. Height
178’
Banning Ave.

Magnolia St.

Figure 3.4: Height Limits
Legend
Specific Plan Area
35’ Height Limit
40’ Height Limit
50’ Height Limit
2-Story Limit
CV
Huntington Beach Channel
RM
NTS
20’
50’
Figure 3.5

August 2024
Building height for the Lodge Hotel shall be measured from the finished grade at the main building entry to the top of the structure. This height envelope is constant and will maintain the maximum height of any building independent of any ground level variation due to grade or road design.

3.6.2 Subterranean Structures
Any story of a structure in the CV zone that is located entirely below finish grade shall not be counted as a building story for determination of maximum height restrictions. No minimum setback from a public right-of-way shall be required for subterranean development unless otherwise specified by the Building Code. No subterranean development shall be allowed on the MTF site within the RM zone, CC zone or OS-PR zone other than infrastructure such as pipelines and utilities that have been designed to withstand corrosion associated with high saline soils (e.g., appropriate concrete admixtures for wrapping utility pipelines) and otherwise appropriately treated for the subsurface conditions of the MTF site. Any allowable subterranean structures on the MTF site shall include passive vapor mitigation systems as described in Section 3.6.3.

Information describing the details of any protective methods for allowable subsurface development and a detailed written description of how they will be effective, prepared by a qualified professional, shall be provided with any CDP application submittal for residential or commercial development.

3.6.3 Detection Systems & Methane Mitigation Measures
Passive methane mitigation systems shall be installed in all habitable structures and in all allowable subterranean structures on the MTF site. Information describing the details of such systems and how they are expected to be effective, prepared by a qualified professional, shall be submitted with any CDP application for residential or commercial development, for the review and approval of the approving authority. All structures on the MTF site will be required to comply with applicable methane mitigation measures pursuant to Huntington Beach City Specification 429. Installation of the methane mitigation systems shall be subject to approval of a CDP . Information describing the details of the methane mitigation systems and how they are expected to be effective, prepared by a qualified professional, shall be submitted with any CDP application for development in the CV or RM zones, for the review and approval of the approving authority.

Soil vapor monitoring probes shall be installed on the MTF site along its boundary with Ascon prior to issuance of a CDP for any residential or commercial development. Installation of the soil vapor monitoring probes shall be subject to approval of a CDP . Information describing the details of the soil vapor monitoring probes and how they are expected to be effective, prepared by a qualified professional, shall be submitted with any CDP application that includes probe installation, for the review and approval of the approving authority. A monitoring plan for the soil vapor monitoring probes shall be reviewed and approved by the City of Huntington Beach Fire Department. HBFD’s written approval shall be included with the CDP application submittal for probe installation.

August 2024

3.6.4 Burrowing Owl Surveys
No less than 60 days prior to construction, the CDP applicant for any project that includes ground disturbing activities will conduct a Phase 1 burrowing owl survey per the California Department of Fish and Wildlife staff report on burrowing owl survey protocol and mitigation guidelines. Subsequent surveys may be required depending on the results of the Phase 1 survey per the California Department of Fish and Wildlife staff report. These subsequent surveys may be sufficient as a pre-construction survey if conducted 72 hours or less prior to construction; otherwise, and if the Phase I survey indicates the site is suitable for burrowing owls, a pre-construction survey that identifies the presence and location of any burrowing owls must be conducted 72 hours or less prior to construction. In addition, any earth disturbing construction work taking place between December 1 and January 31 requires a survey for burrowing owl winter residents prior to construction work during this time period. The biologist hired to perform burrowing owl surveys should have prior experience surveying for ground-nesting avian species. Reports with the results of all surveys should be sent to the approval authority no more than 30 days after each survey. If burrowing owls are found within 150 feet of any construction activities, all construction must cease and consultation with the California Department of Fish and Wildlife is required. Construction will not resume until the biologists consult with the California Department of Fish and Wildlife and have confirmed, in writing, that the area is clear of owl activity or that the construction activities will not affect burrowing owls. Any CDP application for the MTF site shall include a plan for conformance to the above requirements, including results of the required Burrowing Owl Surveys, for review and approval of the approval authority.

3.6.5 Notification for Superfund Site
All future property owners and renters/lessees at the MTF site shall be provided with written notice of the toxic condition and history of the adjacent Ascon Superfund site. This notice shall be included on all property title(s) and included with all leases, and shall be disclosed prior to close of any sale(s) or finalization of rental/ lease agreement(s). The notification shall be written in plain language in both English and Spanish. Samples of this required notification language and methods for conveying it to potential owners/renters/lessees shall be submitted with the application for any coastal development permit for residential or commercial development on the MTF site, for the review and approval of the approving authority.

August 2024

3.6.6 Walls and Fences Plan
A Walls and Fences Plan shall be included with submittal of any CDP application for residential or commercial development, for the review and approval of the approval authority. The Walls and Fences Plan shall include detailed descriptions of all walls and fences that are within, adjacent to and/or visible from any public areas and/or that may have impact on the OS-PR, CC and/or CV zones. Walls located between Magnolia Park and residential development shall be off-set, articulated, screened by vegetation and otherwise made less visually intrusive. Fencing and the HBWC docent led tour gate within and/or adjacent to the CC zone shall be the least necessary to establish adequate habitat protection. The Walls and Fences Plan shall include, but is not limited to, detailed plans and written descriptions for the walls and fences, a site plan depicting the type and location of each wall and fence, and a written basis for the choice of the fencing and wall.

3.6.7 Seismic Hazards Investigation
A site specific, design level Seismic Hazards Investigation, prepared by a qualified professional, shall be submitted with any CDP application for development on the MTF site. The Seismic Hazards Investigation shall include a detailed evaluation of the potential for a surface fault rupture and/or ground displacement as a result of an earthquake on the South Branch Fault. Final project design, including foundation and ground improvement plans, shall be informed by and incorporate the recommendations of the Seismic Hazards Investigation.

3.6.8 Contaminant Transport
Prior to construction and again prior to occupancy of residences, the permittee shall demonstrate, in consultation with DTSC, that there is no transport of contaminants above residential screening limits in air, water, and soil from the Ascon Site onto the MTF site.

3.6.9 Residential Construction Within 50 Feet of Ascon
Construction of housing structures/units within fifty (50) feet of the border of the Ascon site shall not commence at the MTF site unless and until the DTSC approved Remedial Action Plan (RAP) for Ascon is completed and DTSC approves the final report, and the RAP demonstrates that the MTF site is safe from adverse impacts due to its proximity to the Ascon site. These potential adverse impacts include but are not limited to, adverse impacts to MTF groundwater and air quality.

August 2024

3.7 General Parking Requirements
At a minimum, all parking shall be provided on-site with the required number of parking spaces specified by Chapter 231 of the HBZSO and General Plan Coastal Element section C 2.4.2a with the following differences and additional requirements:
• Detached cluster and detached single-family small lot homes shall comply with the Multi-Family Residential parking requirements;
• A tandem parking configuration may be utilized for both garage and driveways to meet required parking for individual residential units (maximum two enclosed parking spaces deep). One driveway parking spot may be located behind enclosed tandem garage with the appropriate driveway depth; • Guest parking on driveways shall count as guest parking only for the unit it serves; • Guest parking spaces for residential uses shall be located in parking bays within 200 feet of the unit served and are also permitted in driveways (as noted in Table 3.2); • Designated Marsh Park public parking shall be provided adjacent to Marsh Park and shall be a sufficient number of spaces to assure public use of the park;; • All CC&Rs shall require a parking management plan to ensure the ongoing control of availability of onsite parking including but not limited to: restricting the use of garages that will preclude the parking of two vehicles, all open parking spaces within the development shall be unassigned and available for visitors, and towing of any vehicles violating the restrictions within the CC&Rs;and • Senior projects are to comply with senior parking requirements as stated in the HBZSO Off-Street Parking Space Requirements.

On-street parking on Magnolia Street that are lost due to the construction of the new community entry across from Bermuda Drive shall be mitigated by the addition of public parking spaces created along the Loop Road.

Establishment of any type of residential or commercial preferential parking district(s) on the interior loop street or otherwise effecting parking available to the general public shall be prohibited within the Magnolia Tank Farm specific plan area.

3.8 Affordable Housing
Section 230.26 of the HBZSO applies and requires that at least ten percent (10%) of all new residential construction shall be affordable units. As an alternative to complying with Section 230.26, the City and the Property Owner may enter into an agreement that allows provides for the payment of in lieu fees for 100% of the affordable housing obligation.

August 2024
Twenty percent (20%) of all new residential construction shall be affordable units. The 20% affordable units shall be rental units meeting the city’s definition of low-income households. The affordable units shall be constructed onsite in an area designated for residential use. Up to fifty percent (50%) of the low-income rental units shall be made available to income-eligible employees of the onsite hotel/lodge on a “first right of refusal” basis. The affordable units shall be available for occupancy concurrent with the first occupancy permit issued for the hotel/lodge.

3.8.1 Definitions
For purposes of this section, the following definitions shall apply:

Affordable Housing Cost. The percentage of income that shall be utilized to determine the maximum housing related costs as calculated in accordance with California Health and Safety Code (H&SC) Section 50053 (standards for rental units).

Affordable Housing Unit. A dwelling unit required by this chapter to be affordable to extremely low-, very low-, and lower-income households. Accessory Dwelling Units (ADUs) do not satisfy the affordable housing obligation nor do they trigger the affordable housing obligation.

Area Median Income. The midpoint of a County’s gross income distribution adjusted for household size as determined by the California Housing and Community Development Department (HCD) annually.

Common entrance. Any area used by the occupants of a mixed-income multifamily structure for ingress to or egress from that structure.

Extremely Low-Income. Households whose incomes meet the standards defined by the H&SC Section 50106, or a successor statute.

Lower-Income. Households whose incomes meet the standards defined by the H&SC Section 50079.5, or a successor statute.

Market-rate housing unit. Any residential dwelling unit in the specific plan area that is not an affordable housing unit or a unit occupied by on-site property management staff.

Mixed-income multifamily structure. Any residential structure in the specific plan area with five or more residential dwelling units that includes both affordable housing units and market-rate housing units.

Very Low-Income. Households whose incomes meet the standards defined by the H&SC Section 50105, or a successor statute.

August 2024

3.8.2 Applicability and Affordable Housing Obligations
One of the objectives of this program is to meet local housing needs by ensuring that residents who work within the project site have the opportunity to rent an affordable housing unit and eliminate their long commutes. This will save Greenhouse Gases (GHG) and undoubtedly improve their quality of life.

The following Affordable Housing policies will be implemented and applied in a manner consistent with State and Federal laws, including the duty to affirmatively further fair housing laws and any implementing regulations thereunder .
• A minimum of 20 percent of the total residential units permitted by this specific plan shall be affordable housing units.
• All affordable housing units shall be onsite rental units made available to lower income households in perpetuity.
• The affordability mix of the affordable housing units shall be provided at an affordable housing cost as follows:
• Up to 10% - Extremely Low Income
• Up to 30% - Very Low Income
• Up to 30% - Low Income
• The remaining 30% may be allocated to any one income category or dispersed across income categories as determined by the affordable housing developer • A minimum of 50% of the affordable housing units shall be made available to employees of the onsite hotel on a first right of refusal basis. If there are no qualified employee tenants from the onsite hotel, or if qualified employee tenants choose not to exercise the right of first refusal, then these affordable housing units shall be made available on a right of refusal basis to other qualified tenants that are employed at hotels located in the coastal zone of the City of Huntington Beach. If there are no qualified employee tenants for the onsite hotel or other hotels located in the coastal zone of the City of Huntington Beach, or if qualified employee tenants choose not to exercise the right of first refusal, other qualified households will be selected. The affordable housing developer will implement this provision to the maximum extent allowed by federal and state laws, regulations, and policies. • The affordable housing units shall be constructed concurrently with the development project set forth in this specific plan and shall receive final building inspection no later than the certificate of occupancy permit for the hotel.

August 2024
• The common open space requirements of subdivision (O)(3)(b) of Section 210.07 in Chapter 210 apply in areas within the specific plan area where residential medium density uses are allowed. This includes the requirement that projects with more than 20 units shall include at least one amenity, such as a clubhouse, swimming pool, tennis court, volleyball court, outdoor cooking facility, or other recreation facility.
• In mixed-income structures, the occupants of the affordable housing units within the mixed-income multifamily structure shall have the same access to the common entrances to that structure as the occupants of the market-rate housing units and the same access to the common areas and amenities of that structure as the occupants of the market-rate housing units. A mixed-income multifamily structure shall not isolate the affordable housing units within that structure to a specific floor or an area on a specific floor .
• At least 40 percent of the affordable units shall include at least two bedrooms. • The minimum construction standards for interior improvements of the affordable units shall be the same as those imposed by the Low-Income Housing Tax Credit (LIHTC). • An Affordable Housing Agreement placing a covenant that runs with the land and outlining all aspects of the affordable housing obligations, including, but not limited to, requiring the affordable units be made available to lower income households in perpetuity and implementation of the hotel employee tenant program, shall be executed between the master developer, affordable housing developer, and the City and recorded with the Orange County Recorder’s Office. The Affordable Housing Agreement shall be executed and recorded prior to issuance of the first building permit within the Commercial Visitor (CV) or Residential (RM) specific plan area.
• Projects in the specific plan area that utilize a density bonus must be consistent with both this section and Chapter 230.14.

August 2024

3.9 Crime Prevention, Public Safety, Environmental and Fire Protection Requirements
Methods enhancing public safety with regard to crime prevention, site re-use, and fire department accessibility have been and will continue to be taken into consideration through the development stages of the project.

Due to the previous site use, oil well abandonment for the three existing wells shall be completed to the satisfaction of the California Division of Oil, Gas and Geothermal Resources (DOGGR) and the Huntington Beach Fire Department.
• A permit shall be obtained from the Huntington Beach Fire Department as per City Specification #422 Oil Well Abandonment Permit Process.
• Oil wells shall be abandoned to the current DOGGR standard.

Prior to issuance of grading permits, the Project Applicant shall have implemented all required site assessment and remedial actions to address residual contamination in soil, soil gas, and groundwater as prescribed by the California Department of Toxic Substances Control (DTSC) and under DTSC oversight.

The Project Applicant shall obtain a “No Further Action” letter or other written concurrence from DTSC indicating the successful completion of remediation activities and submit this written documentation to the City of Huntington Beach Fire Department for approval. Furthermore, prior to the approval of any building and grading permits, the site soil shall show compliance with City Specifications #429 and #431-92.

All open spaces within the Specific Plan boundary will include public access, downward-directed, DarkSky Approved lighting, signage, and landscape design to facilitate public use and optimal visibility and discourage crime and loitering. Guarded and/or gated entry and/or any limitation on pedestrian, vehicular, or bicycle access into the development by the public shall be prohibited. • Bollard lights will be at least shall not exceed three feet in height high; • All Passive lightings will be down-lit and DarkSky Approved through all hours of darkness; • Easily visible signs will may be posted stating hours of operation, access restrictions, and ownership. It will be clearly stated on appropriate signs indicating that although the City does not own nor maintain these open spaces, the general public is welcome. These signs shall be included and described in the Signage Plan required in Section 3.4.6 Signage; and
• Plant choices will provide optimal visibility for passive surveillance while also discouraging camping, living, and sleeping.