Posted October 25, 2026 | By Eric Engelbert | Sourced from City of Huntington Beach Planning Records and 6th Cycle SEIR Filings.
Between Ellis Avenue and Garfield Avenue on the west side of Goldenwest Street, the Ellis-Goldenwest Specific Plan (SP7) covers roughly 160 acres historically dedicated to open space, equestrian uses, and custom estate homes. In Huntington Beach's 6th Cycle Housing Element Update, this tranquil corridor emerged as one of the city's largest single opportunities for new housing. The city designated an 18-acre site across 53 parcels for a High Density Residential (RH) Overlay.
By raising the base allowable density from 3.0 units per acre up to 35.0 units per acre, the planning overlay creates potential capacity for 491 new residences. For buyers tracking coastal Orange County residential production, this plan opens a rare window for future townhomes and flats steps from Huntington Central Park and the equestrian center.
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October 2026 Status: Specific Plan Overlay & Planning Review
| Item | Specific Plan Detail |
|---|---|
| Planning Area | Ellis-Goldenwest Specific Plan (SP7), west side of Goldenwest Street, north of Garfield Avenue |
| Designated Area | Approximately 18.0 acres encompassing 53 candidate parcels (Sites 395 through 448) |
| Existing Base Zoning | Low Density Estate Residential (capped at a maximum of 3.0 units per acre) |
| Proposed Overlay | Residential High Density (RH) Overlay allowing up to 35.0 units per acre |
| Total Capacity Target | 491 multi-family units (111 lower-income, 89 moderate-income, 291 above-moderate) |
| Explore Active Inventory | See all Huntington Beach new construction homes for sale now |
The Corridor and Setting
mostly vacant land
multi-family flats
& equestrian fields
for multi-tier buyers
| Parameter | Current Baseline |
|---|---|
| Specific Plan Boundaries | Ellis Avenue on the north, Edwards Street on the west, Garfield Avenue on the south, and Goldenwest Street on the east |
| Surrounding Uses | Huntington Central Park to the north, established suburban single-family tracts to the east and south, and equestrian facilities to the west |
| Existing Site Condition | Mostly vacant land, low-density residences, nursery operations, and equestrian facilities |
| Target Development Style | Multi-story attached townhomes, courtyard motor-court clusters, and garden-style condominiums |
| School District | Huntington Beach City School District and Huntington Beach Union High School District |
How the RH Overlay Transforms SP7
Adopted in 1982, the original Ellis-Goldenwest Specific Plan focused on preserving open space, accommodating active equestrian operations, and restricting residential construction to low-density estate homes. The 6th Cycle Housing Element implementation completely re-envisions the eastern 18 acres:
| Factor | Original 1982 Baseline | Adopted 6th Cycle RH Overlay |
|---|---|---|
| Density Limit | Strictly 3.0 dwelling units per gross acre | Up to 35.0 dwelling units per net acre |
| Permitted Products | Single-family estate homes on large equestrian lots | Attached townhomes, stacked flats, and multi-family configurations |
| Review Mechanism | Discretionary CUP and Specific Plan review | Streamlined ministerial site plan review for qualifying infill projects |
| Affordable Target | Standard local inclusionary policy | Deed-restricted units spanning very low, low, and moderate income levels |
How It Fulfills Huntington Beach's RHNA Mandate
The Southern California Association of Governments assigned Huntington Beach a 6th Cycle Regional Housing Needs Assessment allocation of 13,368 homes. When factoring in existing pipeline applications, the city carried an unmet obligation of 11,743 residences across four income tiers.
State housing statutes require municipalities to show adequate sites capable of handling high-density development. Under default guidelines, parcels carrying densities of at least 30 units per acre qualify for lower-income housing. The 53 parcels in SP7 provide a crucial concentration of non-commercial land. Unlike the commercial corridors along Beach Boulevard and Edinger Avenue, which rely on shopping center redevelopments, the 18 acres in SP7 represent large, assembleable residential parcels that avoid retail lease buyouts.
Read more: Coastlands Townhomes at Holly Triangle | Essex + Gage Townhomes by Landsea
Anticipated Product Styles and Price Tiers
| Projected Product Type | Estimated Living Area | Anticipated Pricing Guidance |
|---|---|---|
| Two-Bedroom Attached Flat | About 1,150 to 1,350 sq ft | Mid $800,000s to $950,000 |
| Three-Bedroom Tri-Level Townhome | About 1,550 to 1,900 sq ft | $980,000 to $1,150,000 |
| Four-Bedroom Family Townhome | About 2,000 to 2,400 sq ft | $1,200,000 to $1,400,000+ |
Pricing estimates are based on comparable new construction townhome communities active along Edinger Avenue and Main Street. Builder pricing will be established upon tentative tract map approvals and grading permits.
The RH Overlay significantly impacts land utility and underlying parcel value. Contact our brokerage for a confidential assessment of your property's development yield.
Request a Property Consultation or call/text Eric at 949-430-7500
Comparing Huntington Beach New Home Pipeline Projects
Compare the proposed SP7 community against other prominent residential and infill developments across the city:
| Development | Location | Homes | Product Type | Current Status |
|---|---|---|---|---|
| Ellis-Goldenwest (SP7) | Goldenwest St & Ellis Ave | 491 | High-Density Townhomes/Flats | Adopted 6th Cycle Overlay |
| Essex + Gage | Edinger Ave & Gothard St | 129 | All-Electric Townhomes | Now Selling (From $1.0M) |
| Coastlands | Holly Lane & Main St | 35 | Three-Story Townhomes | Under Construction |
| Bella Terra Residential | Beach Blvd & Edinger Ave | 300 | 7-Story Mixed-Use Apts | Approved |
| CRC Coastal Oil Field | PCH & Goldenwest St | Up to 800 | Coastal Master Plan | Proposed / Environmental Review |
Interested in Huntington Beach New Construction?
Huntington Beach is predominantly built out, which makes every new residential neighborhood an important market event. Whether you are looking for brand-new townhomes near Central Park or planning to sell an existing home in the Goldenwest corridor, our team delivers detailed land use insight and localized representation.
Call or text Eric at 949-430-7500 | Email our team directly
Huntington Beach new construction for sale now | Essex + Gage Townhomes | Coastlands at Holly Triangle | All OC New Developments
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