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Huntington Beach - CVS Concept Development and Code Compliance Review

Client: KZDevCo, LP

In coordination with the City, FTS assisted the developer of a 14,000+ square foot drugstore building at a prominent Beach Boulevard site to help reshape its site plan, massing concept and building expression to comply with the Beach Boulevard and Edinger Avenue Corridors Specific Plan’s form-based development code and input from the Planning Commission. 

The FTS concept elevation demonstrated how the building’s massing along Beach Blvd. would comply with the developent code.


Aerial view of the proposed project site (in red) at the northwest corner of the 10/8 lane Beach Blvd./Warner Ave. intersection.

The City was soon to adopt the FTS-prepared Beach and Edinger Corridors Specific Plan.
The project site was at the enormous multi-lane Beach Boulevard /Warner Avenue intersection.
It faced the 14 story Huntington Beach Plaza, an office/retail complex and anchor of a key corridor “Neighborhood Center.”
A previous Spanish-styled submittal based on a prototype used elsewhere in the City did not comply with Plan requirements and had been rejected.


  • Assist the developer and architect to achieve Specific Plan compliance and entitlement just prior to Plan adoption.
  • Reconcile the pharmacy’s convenience store program including a drive-thru window and parking layout with the Plan’s objectives for human-scaled architectural character.
  • Help develop an architectural expression that would complement its modern office tower neighbor, stand up to the multilane intersection, create a fresh boulevard corridor image and comply with plan requirements.


  • The resulting building design achieved a strong boulevard presence, architecturally integrated signage and a street facing main entrance while including a functional drive-in and meeting all parking and sustainability requirements.
  • FTS found Historic Huntington Beach architectural precedents to create the basis for an updated art deco expression that maintained pedestrian scale, fit with the modern context and supported local beach city character.
  • Construction was completed in 2012.

In collaboration with: