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Planning Environmental Reports

Title: Windward Residential Development

Applicant: Ed Mountford, Signal Landmark

Location: 17202 Bolsa Chica Street

Report Summary

Mitigated Negative Declaration No. 16-003 analyzes the potential environmental impacts associated with the subdivision and construction of a 36-unit townhome development, open space, and associated improvements on an existing privately-owned 5-acre Windward site and a 0.3-acre City-owned parcel in the coastal zone.  Entitlements include a General Plan Amendment (GPA), a Zoning Map Amendment (ZMA), a Zoning Text Amendment (ZTA), a Local Coastal Program Amendment (LCPA), a Tentative Tract Map (TTM), a Coastal Development Permit (CDP), a Conditional Use Permit (CUP), and a Development Agreement (DA).  The GPA is required to amend the Land Use Designation from Open Space–Parks (OS–P) to Residential Medium Density (RM) for the western half (2.5 acres) of the Windward site.  The ZMA is required to amend the existing zoning designation of Residential Agriculture–Coastal Zone Overlay (RA–CZ) to Specific Plan–Coastal Zone Overlay (SP–CZ) on the entire project site.  The ZTA is required to establish the Windward Specific Plan for the development of the residential townhome project and dedication of open space.  The LCPA is required to amend the certified Land Use Plan from Open Space–Park (OS–P) to Residential Medium Density (RM) for the western half (2.5 acres) of the site and to reflect the Zoning Map and Text Amendments.  The TTM is required to subdivide the approximately 5-acre lot into one numbered lot (residential development for 36 townhome units) and one lettered lot (open space area).  The CDP is required for the development of a 36-unit townhome project and associated infrastructure in the coastal zone.  The CUP is required to permit the residential development and construction of the residential development on a site with greater than a three-foot grade differential.  The DA is required to ensure the open space program for the development and implement the terms of the settlement agreement related to CEQA litigation as a result of a previously proposed development project on the Windward site.  

The public comment period for Draft Mitigated Negative Declaration No. 16-003 begins on Thursday, March 9, 2017 and will conclude on Monday, April 10, 2017 at 5:00PM.

A copy of the Draft Mitigated Negative Declaration is on file with the Community Development Department, City of Huntington Beach City Hall – 3rd Floor, 2000 Main Street, Huntington Beach, California. A copy of Draft Mitigated Negative Declaration No. 16-003 is also available for review at the Central Library, 7111 Talbert Avenue, Huntington Beach, California, the City Clerk’s Office, City Hall – 2nd Floor, 2000 Main Street, Huntington Beach, California, and on the internet at

Subsequent to the comment period, public hearings will be scheduled before the City of Huntington Beach Planning Commission and City Council. The public hearings are tentatively scheduled for June/July 2017.

Any person wishing to comment on the Draft Mitigated Negative Declaration may do so in writing within thirty (30) days of this notice by providing written comments to Tess Nguyen, Associate Planner, City of Huntington Beach, Community Development Department, 2000 Main Street, Huntington Beach, CA 92648.

Project Status: In Progress

Project Planner: Tess Nguyen

Last Updated: March 07, 2017


  1. Mitigated Negative Declaration No. 16-003
  2. Attachment No. 1 Mitigation Measures
  3. Attachment No. 2 Project Narrative
  4. Attachment No. 3 Plans
  5. Attachment No. 4 Code Requirements
  6. Attachment No. 5 Draft Windward Specific Plan
  7. Attachment No. 6 Draft Development Agreement

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