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HomeMy WebLinkAbout- Item 2 - Attachment 4 - 9/8/2015'OhjeA�: if000e V r ban Plan I � .rr�r ■. ■ � i r Y Westside Vista Mesa ; -f 7.,7. y • %�� y r t a r Development services Dept. City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92628 (714) 754-5245 Printed: August 2009 tf'% LVIVIO Ork ?yin Ibs kE� 1 AW b ADOPTED APRIL 4, 2006 The City of Costa Mesa was incorporated in 1953. The Westside was among the earliest areas in the City to develop and is characterized by a diverse population, land uses, job opportunities, and housing choices. Some positive aspects of the Westside include its diverse land uses and convenient access to Fairview Park, beaches, and other recreation areas. The Westside area is located as follows: Fairview Park and the Costa Mesa Golf Club to the north, the $onto Ana River to the west, the City of hiewport Beach to the south, and Harbor Boulevard and Superior Avenue to the east. The area contains approximately 1,788 acres, or 2.8 square miles (see Figure 1). The Westside Specific Plans was prepared in October, 2000. While this planning document was not formally adopted, some of the revitalization strategies in the plan have been used as a guide to stimulate area -wide improvement. in addition, the Westside Revitalization Oversight Committee (WRAC) was convened to recommend revitalization strategies and identify specific areas for further improvement. The recommendations of the WROC assisted the City Council in identifying the Live/Work Overlay Zone and providing policy direction. Relationship to Other Westside Urban Piens The Westside Implementation Plan was adopted in March 2005. Three Urban Plans were created to establish averlay zones in specific areas of the Westside; (1) 19 West Village Urban Plan, (2) Mesa West Bluffs Urban Alan, and (3) Mesa West Residential Ownership Urban Flan (see Figure 2), Each Urban Plan provides guidance to properly owners and Developers for new development and redevelopment. All together, these plans will provide a framework for major private market reinvestment and improvements for the Westside. However. the Urban Plans avoid being excessively restrictive by not dictating architectural design guidelines or establishing exterior building colors. Fi,9&m J- vicbWtyMW of Westside Q + e 19 «.19 Westside I'al Costa Mesa a a + � s A • ■ ti (D 1 _.. Fiore R, Identification of three separate Urban Plan areas for revitalization of Westside MESA WEAi WS Urian Plan WESTSIDE URBAN PLAN AREAS PAGE 1 ADOPTED APRIL 4, 2008 Many cities face similar situations where incompatible land uses are located side-by-side, and where public safety programs are consistently being impacted by a high demand for services from concentrated problem areas within the community- These problems often tend to spread, thus impacting adjoining neighborhoods or business areas. In August. 2003, the Redevelopment Agency appointed 40 members to the Westside Revitalization Oversight Committee (WROC). The WROCs objective was to build upon previous work completed by the Community Redevelopment Action Committee (CRAC). Through the efforts of an intense citizen participation program, the WROC assisted City Council/Redevelopment Agency in developing a long-term vision for the Westside - Citizen participation was a critical part of the Westside Revitalization Program. The City wished to encourage all residents, especially those living adjacent to industrial properties, to participate in its planning process. In addition, other representatives from the business community were invited- The members of the Westside Revitalization Oversight Committee consisted of representatives of the following groups: ■ Homeowners • Industrial Business and Property Owners • Rental Property Owners ■ Commercial Business and Property Owners ■ Residential Tenants ■ Community Service Organizations The public participation process was based on the premise that community planning begins with open communication and the exchange of information and ideas. With this exchange, a comprehensive revitalization plan could be developed which had bath effective actions to implement in the short- term future and also broad public support. The WROC provided all persons interested in the Westside with the opportunity to participate and provide feedback on what they envisioned for the future of the Westside. This concept was unusual because seldom is a committee encouraged to have a large membership. However, this committee of forty members proved that multiple diverse opinions and interest groups could some together to provide valuable input to its City leaders. This was demonstrated by the WROC through their intense commitment, a strong desire for change, diverse representation of the community, and numerous varying ideas and opinions- Compromise was not easily achieved, but when reached it was supported by a supermajority of the membership (Fig. 3). The WROCs final report and implementation plan are significant since both docinnents represent the consensus of this 40 - member committee (Figure 4). The City of Costa Mesa's Redevelopment Agency and City Council used the WROC's findings and recommendations in their decision-making process to identify the urban Plan areas and to apply General Flan land use policies for mixed-use development - The primary difference between this urban plan and the WROC recommendations for the residential and live/work overlay zones lies in the scope of the overlay zones. The WROC recommendations identified three area specific areas where the overlay zones were "appropriate". These included a medium density (1Z units per acre) residential overlay zone for the 30 -acre area west of Whittier Avenue, and two live/work areas (one for approximately 20 parcels west of east of Whittier Avenue and a second for approximately 25 parcels north of W. 18th Street (from Placentia to Whittier Avenue), This Urban Plan area includes nearly the entire southwest industrial core and allows a residential overlay density at 13 units per acre, and livelwork developments throughout the plan area - Figs" 3 Westside Revitalization Ovrrsght Camme-tree members —k)7P-611c comn, rats at G'ty cm ma Mae tiny - Figure 4 WROC Planning documents WA wESf BIS Urban Plan (WRQ Nke%lside Ile% ilidir;tlinit 0%er"ighl t• 1111li1ille im�I�luenlalia� f'E.in 5f1 7l� • ®lllil�4i ,.-F. PAGE 2 ADOPTED APRIL 4, 2006 Mesa West Bluffs Urban Plan Area On March 15, 2005, the Costa Mesa City Council unanimously approved several revitalization strategies aimed to improve the Westside. City Council identified the Mesa West Bluffs Urban Plan area as a live/work or residential overlay area. The Zoning Map was amended on [date pending] to reflect this overlay zone for the plan area. The Mesa West Bluffs Urban Plan area is approximately 277 acres in size. Some major roadways in the plan area include West 17" Street, West 18'� Street. Placentia Avenue, and Pomona Avenue. The Live/Work and Residential Overlay Zone in the Mesa West Bluffs area is identified in Figure 9. Adwfioq of the Urban Plan On February 13 and March 13, 2008, Planning Commission conducted public hearings on the three proposed Westside Urban Plans, The Planning Commission (Figure 5A) reviewed these Plans at a total of five study sessions and two public hearings and unanimously recommended approval of the plan to City Council. On April 4, 2006, City Council (Figure 58) adopted the Mesa West Bluffs Urban Pion. Chair BUI Perkiru Cornmissioner James Fisler Cam o ner Brine Gurlirh PLANNING COMMISSION Figure .�� Mw WW KM Urban Plan F& ire 547 CITY COUNCIL Vownril rrreirrlxr Gan diurrahurr PAGE3 ADOPTED APRIL 4, 2006 Purpose o(2erlay Zoning Overlay zoning is a useful tool in promoting the long-term goals of the Mesa West Bluffs Urban Pian- By giving a plan the weight of law, an overlay zoning district helps ensure successful implementation of the pians strategies- The overlay zone applies zoning provisions to the Mesa Viest Bluffs Urban Plan area. When activated by an approved Master Plan, the underlying zoning district is superseded by the zoning regulations of the Mesa West Bluffs Urban Plan, unless otherwise indicated - The Mesa West Bluffs Urban Plan does not propose any major intensification of land uses. The emphasis is on improving the Urban Plan area by providing visual enhancement and encouraging the development of live/work units or residential development within the plan erect. Thus, future traffic will be supported by the General Plan roadway network. With regard to the LivelWork Lofts or Residential Overlay Zone, the Mesa Wast Bluffs Urban Pion implements General Plan goals/objectives/policies for mixed-use development and new residential development by regulating allowable land uses and development standards. The objectives of the Mesa West Bluffs Urban Plan include: • rdentify development regulations to realize the vision of the Urban Plan. These regulations address mixed-use development standards as well as public streetscapes and urban design improvements and amenities. • Provide a Land Use Matrix of allowable uses for live/work development that recognizes the development potential of the ':mended by Cnincf Ro&o. No Ga53 ora July 21, 20C'?l plan area and need to sensitively integrate new development with the surrounding Areas, and therefore, promote both resident and business community confidence in the long term - Encourage the construction of Live/Work Units that combine residential and nonresidential uses in the same unit without exceeding the development capacity of the General Pian transportation system. Attract more residents and merchants by allowing mixed-use development in the form of a live/work loft, which offers first floor re tai Voffice uses and upper story living spaces in the some unit. • Encourage adaptivw reuse of existing industrial or commercial structures, which would result in rehabilitated buildings with unique architecture and a wider array of complementary uses. • Stinwlate impwrvement M the Mesa West Bluffs Urban Plan area through well- designed and integrated urban residential development that is nontraditional in form and design with flexible open floor plans and which complements the surrounding existing development. • Meet demand for a new housing type to satisfy a diverse residential population comprised of artists, designers, craftspeople, prof essionols and small-business entrepreneurs, • Promote new type a urban housing that would be target -marketed to people seeking alternative housing choices in an industrial area. An urban loft would be an alternative to a traditional single-family residence, tract home, or small -lot subdivision. ► Entourage the design and development of urban residential structures reflecting the urban character of the surrounding industrial context both in the interior and exterior areas. • Encow age graality livselwai* development which promote business activity through work spaces and amenity areas and which are distinct from residential loftsllife-style lofis in design and function. Figure T.• Artist ,tendering of four-story reSidtnA71 building FigureBr Section Dmwoig of a Lival ft rk Unit, show#gat-home busrhess an the grrnund floor and living area Figs rr 6: Art&t Rurderiay of a Live/Work Unit MW wvsI BI. fs urbafy Plrafr UPPER -STORY TOWNHOUSE AT-HOME BUSINESS - • OR STUDIO PACE 4 ADOPTED APRIL 4, 2006 The Mesa West Bluffs Urban Pian area is characterized by a wide variety of land uses. The plan area is composed of the light Industry General Plan land use designation. The plan area consists of the following zoning classifications: CL - Commercial Limited MG - General Industrial The General Plan land use designations (Figure 9A) and zoning classifications (Figure 9B) in the urban plan area are shown an the following pages. The Westside's primary uses are single- and multi -family neighborhoods, and industrial uses. The single-family neighborhoods are located north and south of 19'' street and, in some areas, are undergoing increased renovation activities. Multi -family neighborhoods are found throughout the Westside, with a substantial number of units both north and south of 19" street. The industrial areas of the Westside are concentrated south of 19T' Street and along Placentia, north of 19`' street. Industrial properties are experiencing low vacancy rates and strong property values. The primary uses in the pian area include fight industrial uses and some local businesses. There are approximately 400 nonconforming residential units (general estimate only) in the plan area. Some existing industrial businesses and residential uses in the urban plan area are shown in Figure 10, MA WM YID Lk"n men Figure 10: Collection of site phoros of residential structures and existing indusrna/ businesses in Mesa West Bluffs flrban Pkn area. PAGF c id j MUM ur - a3f1d + -- a m x - - F F�i3lYH _ Hfll3�VN- . 3DVllVM - r .----33ul_pd.—- - 1 - VIAOVNOW ir LU = lVNOr1YN - a o iC�3 tk��rsaad lsraoissad - ' vnar�Ia ��gLsc - _ + DI79fld3a3 _ a _ v RIV19. - - Y113HVNY � a No IL 1NDMLL$3il�a + Z 'rtelwgod- ... °LU � E FLn � I 3DV'Il VAM1 - .. di ! VI1N 0Vid lil � E r ' 1 I I -� 1 >� NMOL3dVD M PAGE 3A V 9 R u S MWOUNIMIME 11Ei .dL 122- •aAV eLIuaOeld '9Ad BjADJUOVQ 0 a � ro m T� E� w PAGE 5B ADOPTED APRIL 4, 2006 It is the express intent of the Mesa West Bluffs Urban Plan to allow existing industrial and commercial businesses to continue to operate and expand consistent with existing General Plan and zoning requirements. Opportunities for iivelwork or residential development in the Mesa West Bluffs Urban Plan area involve properties that may be redeveloped, rehabilitated, or adoptively re -used. The land use regulations for allowable development may only be activated through an approved Master Plan (Figure it). These specific development regulations supersede those of the underlying zoning district (eq. commercial and industrial), unless otherwise indicated. Live/work and residential development proposed in she Mesa West Bluffs Urban Plan area requires approval of a Master Plan pursuant to Title 13. Chapter II, Planning Applications, of the Costa Mesa Municipal Code. Applicants shall submit a screening application for consideration by City Council at a public meeting. No other concurrent application for development may be submitted for processing until City Council comments on the merits and appropriateness of the proposed development are received. Other than making comments, no other action on the screening applica#ion will be token by City Council. In accordance with City procedures, the Planning Commission reviews and considers Master Plans. Refer to Section 13-28(g), Master Plan, of the Zoning Code regarding the review process for preliminary Master Plans and amendments to the Master Plan. Deviations from the Mesa West Bluffs district's development standards (as shown in Tables AI -A3 of the Mesa West Bluffs Urban Plan) may be approved through the Master Plan process provided that specific findings are made pursuant to the Zoning Code, {Amonded by Councd Roso Nc 04510q Ju:y 21. 200) Master Plan for Mixed -Use Overlay Project Figure 11r Flowchart of master plan process and average processing time, YLASTER PIAN SCREENING BY CITY COUNCIL PROJECT SUBMITTAL* Master Plan Application deemed complete Mitigated Negative Declaration prepared Public Review period Planning Commission Public hearings scheduled Mawr Plan approved Application is missing infomuttion Appeal period observed Master Plan deified MM WHIM Urban Plan Timeline: About 4 months PROJECT SUBAUTTAL � eek i Week 4 Week 5-8 Week 9-11 Week 12-13 If denied, six months before similar application can be submitted Week 14 PAGE 6 ADOPTED APRIL 4, 2006 live./Work Unit." A mixed-use development composed of commercially- or industrially - oriented joint work and living quarters in the same building, where typically the primary use is a place of work and where there are separately - designated residential and work areas. A live/work unit consists of the following: (a) livinglsleeping area, kitchen, and Sanitary facilities in conformance with the Uniform Building Code and (b) adequate work space accessible from the living area, reserved for, and regularly used by the resident(s). Master Plan. The overall development plan for a parcel or parcels, which is depicted in both a written and graphic fortnat- Mined-use development - 14orizontal. A type of mixed-use development where nonresidential and residential uses are located adjacent to one another on the some or adjoining lots of the same development site and are typically sited in separate buildings - Mixed -use development - (Vertical. A type of mixed-use development where nonresidential and residential uses are located in the same building and where the dwelling units are typically located on the upper levels and the nonresidential uses on the lower levels. Mored -use overlay zoning district A zoning district superimposed over a base zoning district, which modifies the regulations of the base zoning district to allow mixed-use development. The provisions of the mixed-use overlay district shall be distinct from and supersede, in some instances, the zoning regulatiohs of the base zoning district when activated through an approved Master Plan. ondnd by Courid Raso. No. 09.53 ap July 21, 2009] Nonresidential component areas of the mixed- use development including, but not limited tar commercial/industrial buildings, work spaces, storage areas, public spaces. and parking areas primarily or exclusively used by the tenants of the businesses. Overlay Zone - Zoning district that applies another set of zoning provisions to a specified area within an existing zoning district. The overlay -zone supersedes the zoning regulations of the base zoning district, unless otherwise indicated. Residential component Areas of the mixed-use development, including but not limited to, buildings, habitable spaces, common spaces, recreational facilities, and parking areas primarily or exclusively used by the residents of the dwelling units. Residential Loft - A residential loft is a multiple -family residential dwelling unit with an open or flexible floor plan designed to accommodate a variety of activities, including a but net limited to living, sleeping, food preparation, entertaining, and work spaces in a single housekeeping unit. Residential lofts can include multi-level townhomes and single -level stacked flats. Residential lofts typically have floor -to -ceiling dimensions in excess of 10 feet and may have open ceilings with exposed duct work, overhead lighting, fire sprinklers, etc. Urban Plan An implementation document adopted by resolution by the City Council that sets forth development standards and land use regulations relating to the nature and extent of land uses and structures in compliance with the City's General plan. An Vrban Plan is designed to establish the vision, development framework, and historical/local context for a specified area. *[Refer to additional distinctions between live/work units and residential lofts on following page. MM Wul Butes Urban Plan Figure 12: Photos of mixed -Use development projects in other DroW County cities. PAGE 7 ADOPTED APRIL 4, 2006 LIVE/WORK UNITS Live/work units feature a building type that provides both employment and housing in an integrated unit. As a hybrid of living and working quarters, live/wark development contributes to the diversity of land uses by spatially transiticning areas among industrial, commercial, and residential land uses. There are many different forms of live/work units. The upstairs living/bedroom areas of a mom -find -pop store, the apartment of a lawyer next to his/her office, and the living quarters of on hair stylist above his/her salon are all examples of live/work units, The Urban Plan offers flexible development standards and consideration of deviations from these requirements to encourage Jive/work units. To promote this new type of urban housing, live/work units will typically not feature the same extent of open space amenities (i.e. swimming pool areas, common meeting rooms. barbeque/picnic areas, and private balconies) as those amenities required in a residential development. In fact, in exchange for higher densities and development flexibility, the Urban Plan allows minimal open space amenities. Increased densities (i.e. I5-20 units per acre) and up to 1.0 FAR are promoted in live/work developments. A fundamentat challenge of creating viable five/work units is ensuring that the live/work unit does not become a purely residential use, lacking adequate common and open space amenities. In other words, there must be a reasonable expectation that business activities will occur within the work space, and therefore, the unit would not be exclusively used as a residence. Live/work units are typically designed for one or two adults, not for families. Compared to residential uses, live/work units would therefore present a reduced demand for muttipte [ars, open space, and parking. RESIDENTIAL REVERSION OF ISVEIWORK UNITS Reversion of Iive/work units to residential lofts is expressly discouraged. Developers should consider and integrate the following elements into a live/work development: WORK SPACE VIABILITY: Does the project feature a work space for business? LIVABILITY: Does the live/work development create a small business community where social interaction through common areas, courtyards, pedestrian plazas, and common meeting facilities is promoted? COMMERCIAL VISIBILi7Y: Does the live/work development feature 'garage - style doors consisting of window panes that rall-up to reveal the interior work space, large view windows, or other design solutions which showcase business activity in the work space area? FUNCTIONALITY: Are work spaces and living spaces distinguishable, either through visibility by the general public, separate entrances/exits. or other means? • RESIDENTIAL REVERSION: Is there a reasonable expectation that business activities would occur in the work space and that the live/work unit would not likely revert to a residential use in the future? (Arrn dud by Cwrvw Re o. Na 096-53 on 1Wy i7, 201r�) Residential lofts in the Mesa West Urban Plan areas are limited to 13 dwelling units per acre. The primary purpose is to serve as living quarters and not for commerce. Therefore, in contrast to in live/work unit, these residential lofts will provide greater opportunities for spontaneous interaction among residents as they came and go :n 'interactive spaces" such as common courtyards, atriums, swimming pawl areas, and other amenity areas. In summary, a residential loft will appeal to a traditional homebuyer without a small business. Oftentimes first-time homebuyers, young urban professionals, and couples without children gravitate towards residential lofts as their initial home purchase due to their pricepoint and Iifest lye amenities. DE7VSITYr Residential lofts are limited to a density of 23 dwelling units per acre. • Live/work development may be constructed up to 1.0 FAR, provided that the proposed project is within the General Plan circulation system. This may result in 15-20 live/work units per acre. WA Wfsr Bum Urban Plan OPBV SPAZE; • Pesidentiai lofts at 13 du/acre must include a minimum 200 square -foot open space area for each unit. ■ Live/work units are not required to have the same level of open space amenities (i.e. swimming pool areas, common meeting roams, barbeque/pienic areas, and private balconies) as those amenities required in a residential development. PAGE ILLUSTRATIVE PERSPECTIVE LIVE/WORK LOFTS 0- 9 L A PAGE BA ni ISE - MOBER91 ORMUCT3 rl - cl! �Cvw,;KED Fr -K: talK. I it, i w -'s It9t Im W3 0: -Tl D" 19W LM -fV. Al"i, 1-:F MT:W' IN ml-rjr� ILLUSTRATIVE PERSPECTIVE LIVE/ WORK LOFTS PACE 8B MORSE- FOUPRERUI ARCHITECTS :7,K i W WW -i -,50 H -43Eq Kir 9 N r..! vrl ILLUSTRATIVE PLAN PROJECT SITE: 112 ACRE SITE PROJECT TYPE: 2,200 SQ.FT, LIVE 1 WORK LOFT NO. OF STORIES: 3 STORIES NO. OF UNITS: 5 LIVE 1 WORK LOFTS 650 SQ.FT, WORK SPACE (GROUND FLOOR) 1,550 SOFT. LIVING SPACE (UPPER FLOORS) PARKING: 21 PARKING SPACES (EACH UNIT HAS SINGLE CAR GARAGE) MAX FAR: 1.0 I RESIDENTIAL SPACE CIRCULATION SPACE PARKING CIRCULATION SPACE PARKING SPACE LANDSCAPE MAINTENANCE SPACE LIV[/IWORR LOFTS PUBLIC STREET PAGE 8C y NOISE ■ IlUIRERUI IRCIITICTS :G*1 ?1 L 7C5'Hr2-W6i71P ]III ilCS'A1!ff axe R�LR16F �� �^n:R+fl F18 M -'r '. FG lYF'!•n:�eS'.dtrM-:�i°�-� T: 57r•"Hi Aria ADOPTED APRIL 4, 2006 The "Illustrative Perspectives" is an example of a five/work development project. These renderings are for illustrative purposes only and are not intended to represent a preferred or recommended design. The illustrative provides an example of development that could theoretically be built, in conformance with the General flan and the development standards/zoning regulations of the. Zoning Code and Mesa West fluffs Urban "Plam f rVE/WCRK [!NITS The Iivelwork concept of mixed-use zoning has its roots in two ideas, which are applicable to the Mesa West Bluffs Urban Plan area - The first was the creation of a 'Main Street" shop front by an at -grade townhouse with the first floor designed for commercial purposes, In the shop front, separation between work and living is usually the first floor ceiling. The second idea was the conversion of industrial uses into artist lofts. This may include construction of townhouse projects and courtyard lofts in industrial areas. Loft units usually have no physical separation between work and living areas, A live/work unit is what most people imagine when they picture a typical "artist loft". The live/work concept meets the needs of those who feel that the proximity afforded by Iivelwork is importont, but who would nevertheless like some separation between living and working spaces. This separation can be met by locating residential uses above commercial/industrial uses, or in an entirely separate building located on the some property. In a Iivelwork unit, the living portion is typically located in the upper floors- The work space is separated by a wall (sometimes glazed or fire rated) or a floor. This separation minimizes exposure to hazardous materials or high -impact work activity- LIVE/WORK ILLUSTRATIVE The following live/work development (Figure 13) may be representative of live/work projects constructed in the plan area. Project Site: F acre Project Type: Iive/work loft No. of Stories: 3 stories No. of Units: 6 live/work lofts Unit Size: 650 sq.ft. Work Space 1,550 sq.ft. Living 5poce 2200 sq -ft - Parking: 2I parking spaces (Each unit has single -car garage) FAR: Max 1.0 FAR lNKSA Wf11 BUM urban Plan F1 ure 13: Illustrative example of livalkvk vn;fs (b t9Nts for 0.5 acre site) with working spaces and living areas contained within a single unit t -tet r-L►�_ �i PAGE9 ADOPTEE] APRIL 4, 2006 DEVELOPMENT STANDARDS The land use regulations for allowable livelwork and residential development are activated by a Master Plan, The development regulations of the base zoning district shall be superseded by those contained in the Mesa West Bluffs Urban Plan, unless otherwise noted (Tables Ai -A3, Development Standards). DEVIATIONS A Master Plan is required to activate the zoning provisions of the Urban Plan. An approved Master Plan will allow new construction that does not fully meet all the applicable sections of the Zoning Code and Urban Plan requirements. Through the review process. the applicant must demonstrate why strict compliance with current requirements is either infeasible or unnecessary for the proposed project. Deviations from development standards may be granted through the master plan approval process with consideration to existing development configuration, compatibility of adjacent uses, inclusion of pedestrian -oriented space, and/or inclusion of amenities along the street side. Pursuant to Section 13-83,52(d) of the Costa Me so Municipal Code, a deviation from mixed-use development standards may be approved through the master plan process provided that the following findings be made; L The strict interpretation and application of the mixed-use overlay district's development standards would result in practical difficulty inconsistent with the purpose and intent of the General Plan !,2r.... and Urban Plan, while the deviation to the regulation allows for a development that better achieves the purpose and intent of the General Plan and Urban Plan, 2. The granting of the deviation results in a mixed-use development which exhibits excellence in design. site planning, integration of uses and structures and compatibility standards for residential development. 3. The granting of a deviation will not be detrimental to the public health, safety, or welfare. or materially injurious to properties or improvements in the vicinity. Additional on-site and off-site amenities contributing to the project's overall design excellence may enable appropriate findings for approval. of the requested deviations to be made. In exchange for any deviation from any current standard, the project must provide quality environments and substantial amenities, which may include: Orr -Site Amenities (Development Lot) o. Pedestrion-oriented plazas, courtyards, atriums that provide "interactive spaces" for residents. b. Common meeting room facilities in which business assistance/facilities would be provided in a live/work setting (i.e. Live/work incubators), C, Shared garages instead of carports for greater security, d. Compliance with the City's Energy Star Program for residential structures, e. LE£d Certification. f. Green Technology features (green decks, green roofs, irrigotion with reclaimed water, etc.) g. Useable common open space with amenities, such as a tot lot, swimming pool, outdoor recreational facilities. h. Community garden areas and meeting areas. i. Additional landscape materials that exceed Zoning Code requirements in terms of number or size. For example, exchanging required 1 -gallon plants for 5 -gallon plants. j. Provision of landscaping that consists Primarily of California native species. k. Upgraded windows and exterior doors for noise reduction and energy conservation, I. Other amenities that enhance the project and the overall neighborhood. Off -Site Amenities (Rjiblic Realm) U. Undergrounding of utilities in public right -af-way. b. Streetscnpe improvements including planting materials and street furnishings. C, Decorative crosswalks consisting of stamped concrete, pavers, or brick. d. Light standards with cohesive design theme. e. Monument signage for community Identity, f. Landscaped medians and landscaped planters in pub IiC right-of-way. g. Repair/replacement of sidewalks in immediate vicinity of project area, wuftY I$ urban Plan Required Findings for Deviations from Development Stand'ar'ds for Livelwork units In addition to on-site and aff-site amenities, the City will require a finding in support of requested deviations from the development standards for livelwark units. Specifically, the finding will indicate that granting the requested deviation(s) will not make the live work unit(s) more suitable for use that is primarily residential. PAGF: 10 AIDOPTEO APRIL 4, 2006 Table Al: Live/Work and Residential Standards TABLE Al: LIVE(WORK AND RESIDENTIAL D€VELOPM ENT STANDARDS (Ser also addnu xml do rlopmcnr.rrmufarriaVccfflr io lm/work deralopmena fraLle A21 and residewol dewlq�w 1Tahle.431.) MESA WEST BLUFF'S URBAN PLAN DEVELOPMENT STANDARDS Overall Building Height Moximum 4 stories/ 60 feet Mininnum i0 -font wide x 3&foot long inlericu dimensiol s for gatagrs 1. Roofgw&nsiterraces shall not be considered a story, containing two tandem paring spm 2. Lofts, as defined in Section 13.6+ of the/•oning Code, without exterior access In conjunction Kith the sale ofany unit. adequate notice shall be given of -.he and having only clerestory windows w 111 not he regarded as a story. Attics Attics shall not be heated or tooted, nor contain any elor, al outlets or operable operanonal characteristics such as hems ofoperation, delivery schodWM windows. Attics above the maximum number of stories shall bo an integral pan outd" activities, noise% and odor gcrxm ion. of the irsildmg mollirm and nol appear as an additional story on any building The Ultra West Bluffs Urban Plat cmphasites iivehvork units or resident' al if types ofmixed-use development is proposed (i.e_ vertical dt%utiem. Windows in any attic space above the maximum number of Aeries development other mixed-usc development with gmundfloor retail and upperfloor residential units], shall be inncidwtai mud limited to a dormer style. Bluff Top Setback No building or sbuct-u a closer chart 10 fed from hlsrffcrest (see Section 13-34 development standards. Bluff -Tap DeVelopnteot) Disbar= beaareu main buildings Minimum 10 foot distance bum-cen main buildings on the sante ate. Divance between accessory struIXtues. Minimraa 6 kat dtsmsce below access , strucatres and stain buildings. POOLS AND SPAS Above -ground pools and spas sluJI not be located in the requimd font setback from a public strict and are subject to rear and side yard setbacks for main struccurem Additional sttb xks may he applicable pursuant to Uniform Building Code requirements PROJECTIONS (Maximum depth of projecrians porn) Roof ar Eavvs Overikang; Au -king 2 feet 6 inclkes into recfaimd side setback an building separation art-a- reaS 5feet into required font or Lear setback. Open, unenclosed stairways. 2 feet 6 inches into required setback arra. Chimneys 2 feet above maximum buildingheight. Fireplaces 2 feet into required setback or building separation area ADDITIONAL, 0EVE LOPMENT STANDARDS Common Interest Developments Required for a[1 residential or Iivelwork developments. Window Placement Window placement shoufd Lake into account surrounding land uses. Clerestory windows should be used in areas where there are privacy or view concerns, Building ..matcnais A variety of building materials shall be incorporated into the design of the exterior elevations. MM WHI BURS Urban Plan TABLE Al (Continued) LIVFJWORK AND RESIDENTIAL DEVELOPMENT STANDARDS r5ae atm addinonal deirelop mmr s07dvr& sperdlc ro Invheork devrlap"—u (Table A21 and residetsswl dcvelapmens!Table A31.) MLSA WEST BLUFFS URBAN PLAN ,Meehan ical Ventilation Ali units shall bemechanicaily ventilated. Residential Noise Levels 1. Residential interior noise levels must be met for interior residential living spaces. Rcsidentiai exterior noise levels must be met on alk pTivate patios, upper- st_Y;. ry decks, and balconies. Rowever, residential exterior noise levels do not need to be sateied an Tcokup du�dterrasss or in Gammon open space areas. 2. tioiye study required with project application to document onsite noise levels from snrmunding laud uses. Onsite Private Redrattanai F --a-6 Provision of onsite private Te:seatiooai fa�^iliries that arc dcz0gncd for the anticipated demographic prank of the residential devxioprnent. � Omagcs are rcyuimd to be used for vehicle stege. Tandem Garage Pariing Mininnum i0 -font wide x 3&foot long inlericu dimensiol s for gatagrs containing two tandem paring spm Notice, In conjunction Kith the sale ofany unit. adequate notice shall be given of -.he existing surrounding industrial land nscs including but not limited in, operanonal characteristics such as hems ofoperation, delivery schodWM outd" activities, noise% and odor gcrxm ion. Ocher Mixed -Use Tkvelopment The Ultra West Bluffs Urban Plat cmphasites iivehvork units or resident' al if types ofmixed-use development is proposed (i.e_ vertical development other mixed-usc development with gmundfloor retail and upperfloor residential units], refer to the 19 W est Urban Plan or SoBECA Urban Plnn for relevant mixed-use development standards. DEVIATIONS Deviations from dcvdopment standards may be granted through the master plan approval process with consideration to the inclusion of on-site and off-site amenities which may justify the devintion. See Page 10 of Urban Plan. (Amended by Cotarcd Rego. No. 09-53 on July 21, 2009) PAGE 11 ADOPTED APRIL 4, 2006 Table .A2: Live/Work Standards TABLE A2: LIVEIH ORK DEVELOnfET'T STA.WDARDS MESA N%TSr BLUFFS URBAN PIA -4 DEV ELOPME-NT SCAKI)ARDS r5ee also Table Al or additional lrnx,irork deve! merti standardil Minimum Lot Size None Minimum Size of Work Space 250 square Cert 't Work space excludes bathroom, kilebcn, baieany.'mezzanines, arxlior hallway areas.; Maximum Floor Arra Ratio for mixed-usc development project (e.g, live/work units) ■ Commercial Base Zoning District 1.0 FAR' ■ Industdal Base Lonin& District 1.0 PAR• '1MPORTANTNOTE the overall densitylinlensity ofproposed developmem is dependent on many factors and not solely the maximum allowable FAR. For example� the FAR and v6icie trip genrratian work in cancel to ensure that the proposed developmem does not excetd the capacity of the Cantron Pian arculation system. lhercfare, the maximum al3ouable FAR may be Iower than L0 FAR. &-pending upon the capecky allow by the Genal Plan circulalion system AddakmaIlt', site plan tat out, parking req irr+,ensc and bnAdatg design arc c thcr important variables See page IF 1, for nsect discussion. Development Lot Coverage Maximum 90% Open Spam of Devclopmait l at minimum 10% (This minimum open space requirement slnctiy applies to the oywWI dtx tlopmmt [a area W dors [trot mcl ude arras above grade such as uppofsoor bakatries, patios. and roof decks) FRONT BUILD-TO-LLNE AND SETBACKS FOR MALN HUILDINGS ASD ACCESSORY 811. 1LDINGS Minimum dissrzx given, unless otherwise noted. All setbacl3 from press to decctnpeneni lots are measured from the ullimate property, Sine shown on the blaster Plato of High%aFs, Incased side and rear setbacks may be required purntant to Lnnifnmr Building Code rtquironcnu. From Build -To -Line ■ Abutting public street Bulld-To-Line of 10 feet along all pub Iie stems Side Setback • Interior 0 feet ■ Abutting a public street 10 feet along Whittier ANre, Wallace St., Placentia St.. Pomona Av-., Anal)-im Ave., W. 10 St., W. 17`' St., W. 10' St, and tic', 20" St S fret for all other 5u=ts • Abutting a publicly -dedicated alley S rttt • Abun ae residential zone 20 fres ' *$A WfBi OWS Urban Plan TABLE A2 (continued) LIVFJWORK DEVELOPhtLYT SI'ANIDAitDS StFSA ►PEST BLUFFS URBAN PLAN DEVEL6PmEtirSTANDARDS (See also Table Al for additiasal livelwork detelopment siandards). Rear Nctbauk • Abutting a public street 10 fect along x€1 public s€: eets • Abutting residential zone 20 fret • All other rear property lines 0 lee[ PARKING I. Vehicle puking is required either on-site or on aavther lot within a distance deemed acceptable by the Planning Commission. A reduction in the vehicle parking requirements shail he determined as (vallined in "City of Costa Mtsa Procedure for Determining Shared Perking Require is__ The parking reduction for the mixed-use: development project and may be approved in conjunction with the [Waster Plan approval - 2. Parking spaces shall be specifically designated for roans a'td guess of lire oval: units by the use of imtsting, payment markings, and ph}Yicbl scpa=an. The parking area design may include rbe use of alternative parking techniqucs such as mechanized slacked parking sygerns to ym;efp parking requitrmenM subject to review and app. -oval by the PIarnning Commission Parking design snail also consider the use of sgMrae entrAoces and exits, or a designated lane. for maiden's. ser that residents ase not waiting in line behind shoppers or moviegoers parking structwcs Stall be architectumlly integrated with the Project dcsign- 3. Farting gnxturrs shall be screened frram stew a street level and 'mclLde arhitecttual detailing, armvriL landscape or simil-N tiisual femots to enhance the g:9ct facade. Screening of Forking saruchue telt s above greet grade is encouraged through the use of vints or arch ittenzal screen erg detail dua is cor:nparible with the prosect. ,ArnemL d by council Reso_ No. 09.53 an July 2 i, 2009) PAGE 12 ADOPTED APRIL 4. 2OO6 TABLE A2 (continued) LIVF..IWORK DEVELOPMENT STANDARDS MESA WEST BLUFFS URBAN PLAN DEVELOPMENT STAINDARDS (See also Table A l for additional IRWd , nrk develo MmW standards). SIGNAGE 1. Parking requirements for lnvc4orkr twits am based on the type of iavoRwkLWts eommacial(mdukrial acuvniss conducted in the work spree. Addi anal par" may be aquird fu: higher irxc>xdty livdwvrk units compared to d%= Wall signs shall not exceed orte square foot of sign area for each linear foot of units which firact m as home businesses. T ansportation Services Vivimm shall building frontage or portion theroof. adamine the appropriate parking rata to be applied to iivdrruk devdopment Maximutn 25 fed in ][eight urluding lite base. on a case -by -rage baste, dspendmg on the ailo%%-k1c uses. Minimum parking requirements for iivdwock uahs (with smiler ftatctim to home oocupai wis) shall be applied as follows: LivefWark UnitTenant Parking Spsce(l I Guest Parking Space streets To 1,000 sq, ft. I.0 space 1.5 space arca pct street frontage pursuant to the City's Sign Ordinance. per un it perunit To 2,000 sq.fL $.5 spaces 1.5 space i per unit per unit To 3,000 sq. fL 2.0 spmces 1-5 spn9ce per unit per unit Over 3.000 --q-1L 25 spaces 1.5 space per unit per unit 1. d&dgat4 Terta d Parkin. No less than mse covorod, tcnam assigned Parking space provided for each unit. it, The application of these parking requirements apply to "permitted" uses in livclwork units. Any mndilinnally permitted uses may be subject to additional parking requirements depending on the proposed business activities. MBA WHI N*T3 Urban Plan TABLE A2 (continued) LIVEIWORK DEVELOPMENT STANDARDS MESA WEST BLUFFS URBAN PLAN DEVELOPMENT STANDARDS (Ser also Table AI for addrrional liseirork deelopmrnt standards). SIGNAGE A Planned Signing Program is neqifiai Tommi sten of all freestanding signs may not exrmd W16 of toad allowed sips area per #+ect kootap pttrstmnt to the City's Sign Ordinance. Building Wall Sign Wall signs shall not exceed orte square foot of sign area for each linear foot of building frontage or portion theroof. Freestanding Sign along Whittier Ave_, Maximutn 25 fed in ][eight urluding lite base. Waller St.. Plwadia St., Pomon Ave., Anaheim Ava, W. 10' St, W. 1-/" SL, W. 186 St., and W. 2& St Freestanding Sign along all other public Maximum 7 foet in height including the base streets Total area of all freestanding signs may riot exceed 50% of total allowed sign arca pct street frontage pursuant to the City's Sign Ordinance. (Amended by Council Reno, No. 09-53 an ,July 21, 2009) PAGE 13 ADOPTED APRIL 4, 2006 Table A& Residential Development 5tarAsrs MBA WES1 RIMS Urban Plan TABLE A3 (continued) TABLF A3.- 3:RESIDENTIAL MESA WEST BLUFFS URBAN PLAN RESIDENTIALDEVELOPMENT STANDARDS (Please see also ]able Al for additional resldenual deve[opruenl standards,) MESA WEST BLUFFS URBAN PLAN Residential parking requirements shall be applied pursuant to Section 13-87, Chapter VI, DEVELOPMENTSTANDARDS (Please see also Table Al for additional residential developmonr standards. Density Maximum 13 units per acre Development Lot Coverage Maximum 60 percent of total lot area Open Space 1. 1,000 square Feet or less in sire: 1 covered space and 0.5 guest space Development Lot: Minimum 40 percent of tote] lot area Residential Open Space; Minimum 200 sq -ft- per dwelling unit of residential component (This requirement does not apply to IiveJwork units) Residential open space may be any combination of private and common open space areas, Common open spay may he distributed throughout the residential component of the mixed-use development and need not be in a single large area. Common open space areas may be satisfied by common roof gardens, common mcreationaMei sure areas, recreational fact]ities Maturing swimming pools, decks, and court game facilities. Private open space may be provided for each dwelling unit above the first Hoar in the form of a private patio or balcony. FRONT BUILD•TO-LrNE A.ND SETBACKS FOR MAIN BUILDL'SGS AND ACCESSORY BUILDINGS Minimum distances given, unless otherwise noted All setbacks from streets to development lots are measured from the ultimate property line shown on the Mastor Plan of Highways. Increased side and rear setbacks may be required pursuant to Uniform 13uiIdin& Code requirements. Design Guidelines Front Build -To -Line • Abutting public street Build -To -Line of 10 feet along all public streets Side Setback • Interior 0 -foot setback on interior property lines if structure is non habitable. 10 -foot setback if structure is habitable. • Abutting a public street 10 fea along Whinier Ave., Wallace St., Placentia St, Pomona Ave., Anaheim Ave., W. 16'" SL, W. 17's St., W. IV' St., and W. 2& St. 5 feet For all other streets ■ Abutting a publicly - dedicated alley 5 fee[ • Abutting residential zone 10 feet Rear Setback • Abutting a public sweet 10 feet a]ong all public streets • Abutting residential zone 10 feet • All other rear property lines 5 feet MBA WES1 RIMS Urban Plan TABLE A3 (continued) RESIDENTIAL DEVELOPMENT STANDARDS MESA WEST BLUFFS URBAN PLAN DEVELOPMENT STANDARDS (Please see also ]able Al for additional resldenual deve[opruenl standards,) Parking Residential parking requirements shall be applied pursuant to Section 13-87, Chapter VI, Off-street Parking Requirements, of the 2nning Code. An exception is made for residential lolls where the fallowing parking requirements are applied: Residential Loft Parking Requirements: 1. 1,000 square Feet or less in sire: 1 covered space and 0.5 guest space 2. Linre than LOW square Feet in size: 2 covered spaces and 0.5 guest space Location criteria 1. Residential projects should be located in proximity to existing residential neighborhoods, 2. For residential projects that are proposed in a predominantly industrial area, the fallowing design considerations should be applied: L Project design should be "urban loft" in chameter in both exterior and interior design, iL Roof --top decks are encouraged. iii. Orientation of living areas including patios and decks from abutting industrial properties, iv. Units should be oriented towards an internal courtyard, amenities, and/or recreational area Design Guidelines Compliance with Residential Design Guidelines (Amended by Courted Reso. No. 09-53 on Judy 21, 2009) PAGE 14 ADOPTED APRIL 4, 2006 ¢unity and Intensity of Live./14vork Development The floor-area-rotic and vehicle trip generation work in concert to ensure that new live/work developments, as measured by average daily trip generation, do not exceed the capacity of the circulation system. .Hari um,4Ilowrsble Intensi loar-Area Ratio Intensity in mixed-use development is measured by floor -area -ratios, which determine the maximum amount of mixed-use development that is allowed on a lot or parcel. Intensity is therefore not exclusively measured by the number of dwelling units per acre of land. For livelwork units, any increase from the maximum 1.0 FAR (up to a maximum of L25 FAR) may be approved if appropriate findings can be made related to excellence in design, site planning, integration of uses and structures and protection of the integrity of the neighborhood. These findings are described in Article 11, Mixed -Use Overlay Developments, of the Costa Mesa Municipal Code_ Table 8 provides maximum FARs for live/work development in the plan area Figure 15 is a prototypical illustration of a live/work unit featuring an at-home business or studio. Table B FARs for Live/Work Units Development Commercial Industrial Standard Base Zoning Base District Zoning District Maximum Floor- 1.0 FAR 1.0 FAR area -ratio for live/work development Veh6/a Trip Generation Intensity refers to the magnitude of vehicle traffic activity generated by the mixed-use development. Successful mixed-use development requires a critical balance of building area (density) and vehicle traffic (intensity). The Urban Pian intends to stimulate livelwork and reskkntioi development that both provide for the critical moss�aut exceeding the development capacity of the General Plan transportation system (Figure 14 and 15). It is anticipated that as mixed-use projects develop over time in the plan area, overall vehicle trip generation will decrease when compared to more traditionally zoned and developed properties in Costa Mesa. General Plan Conformance The Mesa West Bluffs Urban Flan is consistent with the following 2000 General Plan circulation policies: CV -1A. 8 Encourage the integration of compatible land uses and housing into major development projects to reduce vehicle use. CTR -1A.9 Encourage General Plan land uses which generate high traffic volumes to be located near major transportatian corridors and public transit facilities to minimize vehicle use, congestion and delay, CIR-1,4.16 Maintain balance between land use and circulation systems by phasing new development to levels that can be accommodate by roodways existing or planned to exist at the time of completion of each phase of development �� ���� HptlSixrl to reM7RtAK,PF AbLV , STREET � 7 Figure 14: Subdivision patterns of mixed-use development, which promotespedestrion•friendlystreets and varying lot sixes to reduce vehicle traffic MEM WEII Bim Urban Pian F*" I5.• Example of structures in mixed-use dkih*t thatare located along the I0 -foot build-►o-line"with parking areas sited behind the bvrldmgs PACS 15 11 ADOPTED APRIL. 4, 2006 Profecr traffic Analysis d Anrival Traffic monirori In conjunction with each Master Plan submittal, Transportation Services staff will analyze the fallowing: (a) the proposed development project's anticipated trafficicirculatian impacts on the surrounding circulation system; (b) the project's consistency with the City's traffic model for the affected traffic analysis zone (TAZ), (c) trip generation characteristics of Other land uses in the TAZ, and (d) any appropriate mitigation measures for significant traffic impacts that are identified. If needed, Transportation Services staff may require the applicant to provide a supplementoI traffic analysis. Additionally through the City's annual Development Phasing and performance Monitoring Program, Transportation Services staff will monitor traffic conditions of the affected traffic analysis zones for the plan area to ensure that traffic generation assumptions are correct and that the circulation system is operating consistent with adopted Master Plan of Highways and General Plan goals and policies. WU WE81 Bluffs s Urban Plan '�^•: �Hn:y _ III mLan:inrt.E : E. _ • - p 'GlltlkYoµ d . -w _ _' wow - e , f - S�Rf < , I • '-` ---- - , 3-- - '-� nor — .- — r f -- a..wf - --- --mkio - '� -�i1�� —II■lE Illili ��f�lr ;IL E EE TRI I31 r.z„A Leoend Lr. — _ J ug'[ In9unry qp — nO.Cod LOx pyx 0,14 Figure 16• Traffic analysis zones PAGE 16 ADOPTED APRIL Q, 2006 A variety of small-scale services are encouraged with limited larger offices and commercial uses being permitted in ground -level units. No proposed nonresidential uses shall be designed or operated so as to expose residents to offensive odors, dust, electrical interference, and/ or vibration. Proposed new development will be required to provide onsite mitigation of impacts associated with surrounding nonresidential land uses. The land use matrix shown in Table C provides a list of permitted and conditionally permitted in mixed-use development, including live/work units. Similar to the role of a land use matrix in Planned bevelopment Commercial (PDC) and Planned Development Industrial (PDT) zoning districts, the Urban Plan land use matrix provides a distinct listing of allowable uses that is customized for mixed-use development projects. For example, uses permitted by right in a mixed- use development are considered compatible with residential uses on the some development site, These permitted uses may include artist studios, retail stores, neighborhood grocery stores, caffeelsondwich shops, and neighborhood dry cleaners, Conditionally permitted uses may include photography studios, physical fitness facilities, dance studios, or movie theaters. Given that the overlay zone provides for development of live/work units and residential projects, any other type of mixed-use development (e.g. horizontal and vertical mixed- use development without a live/work component) requires a conditional use permit in the plan area. LAND USE MATRIX P= Permitted, MC = Minor Conditional Use Permit, C= Conditional Use Permit JIVE WORK UNITS ■ Artists, cnd sTe sons, sculpttn sWdios (woodworl ing, hiniiture restoration. panitikk,, cer'ainics, etc.) P + Barber and beauty shops P + Catering P + Conmiei'cial art, graphic design, website designers P + Computer and data processing P ■ Leal. Ensaieerili : ArCUectmal: and Surveying! senices P ■ Offices: Professional, central adn» t1., 2erleral. services to busaiess I P ■ Photocopying; Blueprintuis and Mated services; photo fhi sJiing P Printing; and publislwig P ■Offimi medicalldental '-IC + Photo¢m rli : Conmiemi d _NK ■ ho osi'a 1hv: Porti�iit Studio MC ■ Reco iim studios N4 s Studios: Dance; _Mmtial ails: l4usic, Yoga, etc. NIC ■ Retail Store C + Funiihwe repair and refulidl ng ivith incidental sales C VERTICAL:'HORIIANTAL TSD -USE DEVELOPMENT WrIHOUF A UVEWORK COMPQ;�Yf REQUIRE A CO:1-DMO :.0 GSE PERIIIT IN THE DIE5A BLUFFS LRBAN PLAN AREA 1. hif5llant tom) app!'oved 11115ter plan nhiCh sptdfies these opel-ado1li11 Cl1ar3CttC15i1Cs and'or location of Illt (1115ines5. 2. All othu uscs not specified 1n 65 table are either p rolubiled or i1my require a Conditional Lse Pelnnt, as deemed by the Dtvdopment Services Dhtctor. 3. M other zoning classifications not specified in this table are not compo#ible lith ove1iay district. WSA WEST KWS urban Plan Figure IT.' Examples of businesses that maybe established as livelwork units, Natesr Loundryldry cleaners allowed in a mixed-use development refer to neighborhood drycleoners and not commercial drycleaning plants involving large scale hazardous solvents storage and chemical use PAGE 17 ADOPTED APRIL 4, 2006 Master Plan Gond Use Matrix A Master Plan is required to be approved for all development projects proposed in the overlay zone. As part of the Master Plan approval, a project -specific land use matrix of permitted, conditionally permitted, and prohibited land uses will be identified by refining the listing shown in the Urban Plan land use matrix. A developer may choose to refine this Urban Plan $and use matrix by identifying certain permitted and conditionally permitted uses for the specific Master Plan proposal. This 'Master Plan land use matrix will be approved by the Planning Commission in conjunction with the overall approval of the development project, and it will supersede the land use matrix in this Urban PlarL If the Master Alan approval does not include such a matrix, the land use matrix in this Urban Plan shall be applied Thus, the purpose of a separate fond use matrix in this Urban Alan is to supersede the more generalized matrix currently provided in the Zoning Code and thereby allow further specification of uses for a mixed-use planned development. Only the conditionally approved land uses would require subsequent review and action by the Planning Commission, at the time the ]and use is proposed. Parking requirements, lease space size restrictions, hours of operations, and other related conditions of approval would be stipulated for these conditional uses. After a Master Plan is approved, a conditional use permit would be referred to the Planning Commission for review and action, if: (1) an applicant seeks approval of a land use designated in the Master Plan land use matrix as requiring a conditional use permit, or (2) an applicant seeks approval of land use that requires a conditional use permit pursuant to the Urban Plan land use matrix, because it is not listed in the applicable Master Plan land use matrix. 14ddi tional Uses Other than residential uses and those uses identified in this land Use Matrix, uses that are prohibited in the base zoning district shall also be prohibited in overlay district. All other uses not specified in the land Use Matrix may be considered by the bevelopment Services Director. Depending upon the project location and/or site and building design, additional permitted and conditionally permitted uses may be appropriate. These additional uses shall be considered on a project -specific basis as a part of the mater plan review process. If deemed appropriate, the master plan approval shall list the additional uses allowed within the project. Conversely, additional prohibited uses could also be identified though this same process. New development in the mixed-use overlay district shall be evaluated for compatibility with existing development on a case by case basis. The following considerations incorporated into the proposed project Standard Condition of Approval: For Proposed development adjacent to residentially -zoned properties that exceeds two stories, developer shall submit a spode/shadow analysis prepared by a professional aesthetic consultant. The conclusions of the oeathetic analysis shall specifically demonstrate that adequate daylight plane requirements far the abutting residential uses are provided. Land use compatibility studies are required in the form of a Health Risk Assessment Study and Phase 1 Environmental Assessment Study for all mixed-use development projects. Other equivalent compatibility analysis may be approved by the Development Services Director. The studies should recommended mitigation measures to reduce any environmental concerns to below a level of significance, These measures or project design features should be incorporated into the proposed project and disclosed in the environmental document. At the discretion of the Development Services birector and in consideration of specific site characteristics, additional or modified development standards and conditions of approval may be added to include, but not be limited to, Increased setbacks, increased wall height, #IAEA WHI RMS Urban Plan enhanced landscaping, and other appropriate edge treatments aimed at enhancing the compatrbility of urban infill projects. PAGE. 18 ADOPTED APRIL 4, 2006 MAffist Bugs Urban Plan As part of the Master Plan approval, a condition of approval may require that the Covenants, Conditions, and Restrictions (CC&ks) disclose the existing noise environment and any odor - generating uses within and surrounding the mixed-use development. The provision of the CC&ks that relates to disclosures will be reviewedloppraved by the City Attorney's office prior to recordation, A provision to the CC&ks will also stipulate that any subsequent revisions to the CCd,Rs related to this issue must be approved by the City Attorney's office. A condition of approval may be included which would require that written notice of the then - existing noise environment and any odor generating uses within the mixed-use development and within a specific radius of the mixed use development be distributed to any prospective purchaser or tenant at least 15 days prior to close of escrow, or within three days of the execution of a real estate sales contract or rental/lease agreement, whichever is longer. The City Attorney's office shall determine the legal mechanism employed to ensure disclosure of noise and odor generating uses. For example, if this disclosure were required as a deed restriction, it would not need to be included in the CCARs. The following development incerwtim may be offered to industrial property owners in the mixed-use overlay district. 1. Existing industrial properties that are currently developed at a floor area ratio that exceeds the maximum allowable floor area ratio stated in the Zoning Code may be voluntarily demolished and redeveloped at the same floor area ratio. However, the redevelopment of the site should result in an equal or lesser degree of nonconformity with current City standards. 2_ An industrial -based improvement program similar to the Residential Remodeling Incentive Program (RRIP) that would waive permit and plan check fees for improvements to industrial properties. 3. Public streetscope improvements similar to those along West 19th Street_ 4. Development incentives to replace small "incubator' space lost through loft or live/work conversions or encourage ownership of incubator spaces. Such an incentive may involve an FAR 'density bonus' for projects that include smaller multi -tenant spaces. This may be fashioned similar to the currently proposed FAR increase for mixed use projects that meet certain criteria or findings (i.e. excellence in design, integration into neighborhood, provision of replacement "incubator" space. etc.). PAGE 19 A[)OPTED APRIL 4, 2006 A detailed landscape plan shall be approved by the Planning Division prior to issuance of any building permits- Chapter VII, Landscaping Standards, of the City's Zoning Code provides on-site landscaping requirements for mixed-use development - Developers should include extensive on-site landscaping, plows and courts, art, fountains, seating, and shade shelters for shoppers and pedestrians- Consistent rows of street trees, ground landscape, pedestrian -oriented lighting fixtures, well-designed signage, distinctive paying, and public art should be used to enhance the aesthetic quality and distinguish the area- Streetscape elements should be linked with the higher intensity improvements planned for the Mesa West Bluffs Urban Plan. The streetscape improvements should also contribute to the enhancement of the visual quality and value of the mix of commercial, residential, and community service uses located along major public streets. LANDSCAPE The amount of required on-site landscaping is prescribed in title 13, Chapter VII, Landscaping Standards, of the Municipal Code. All required landscaped areas, including landscaped areas within parking lots, shall consist of predominately California native plants. Following is the recommended landscape palette for the plan area. Other landscape materials that meet the intent of this plan may be approved by the Planning Division. LARGED CIDUOUS TREES Platonusrocemoso(Ca IIfor nia Sycamore) • Fast growing deciduous tree 50- feet tall. • Bice naturalized look with arching branches- • Good tree for wildlifelbirds. Cercidium flor'dum (Pala Verde Blue) • Deciduous tree grows up to 20-30 feet tall. • YP1fow flowers in spring March or April- • Bare much of the year, but seems to have nice blue-green branches. • Takes heavy sail. Egon" IS Palo Verde Rfuz Cercisoccidentalis(Western Redbud) • Nice small, single or multitrunked tree, deciduous, grows to 20 feet tall. • Very nice magenta flowers along branches in spring (more when mature). • Loses leaves in winter, but very graceful branching when mature and will allow for more sun below tree for shrubs, ground cover. Fiy re 19: Western Red Bud Arctostaphylos refugioensis (ManzanIta) ■ Evergreen tree reaching 15 feet tall and 10 feet wide. • 5howy white flowers in spring and nice reddish/brown bark. ■ Alice specimen tree - nice arching branches- . Gaod companion plant is Rhamnus. Hummingbird attractant. ■ Needs only monthly irrigation once established. F*4v 2a� Menzan,to SMALL TREE (UNDER_R9 IN HEIGHT] Chilopsis linear& (Des ert Willow) • Deciduous, fast-growing tree that grows to about 20 feet tall. • Deeds summer water (twice monthly). • Main appeal is the large pink blossoms. Fiycra 2P Desert KQ140w PAGE 20 ADOPTED APRIL 4, 2006 IV 8AWESIBROlS Urb.?n Plan L VER 6REEN5 Pinus torreyuna (Torrey Pine) • Fast growing evergreen to 40-60 feet tall. • Open habit in coastal area and more symmetrical inland, • Nice pine in right conditions - seems to prefer coastal climate, • Resistant to oak root fungus. SHRUBS Arctartaphylos 5unset'(Sunset Manranita) • Evergreen shrub that grows to about 3' by 6'. • park red bark with white flowers. • Considered one of cleaner/neater manxanitas and compact. ■ Tolerates clay soil and drought tolerant. Figure 22: 5w7set Monzonito Ceono thus (Skylark) • Evergreen shrub 3-6'x 5 tall, but can be kept at 3'xT. • Glossy dark green leaves with bright blue flowers in spring. ■ Tolerant to summer and garden watering. Blooms over long season_ Rhmrvucs colifornica Eve Case' and Mound San &%m'(Coffeeberry) • Nice evergreen mounding shrub that grows to about 4--6'x6'. • Adaptable to most soils and can be shaped. • Mound San Bruno is a little smaller than Eve Case. • Good replacements for Indian Hawthorn, Photinia, Pittasporum, etc. GAOUNDCOVERs Ceunothus gloriosus (Anchor Bay) • Grows to 1-1 $' tall and 6-8' wide. Very dense ■ Nice blue flowers in spring and good at holding down weeds. Figur 24: Anchor &7y Ceanothusgriseushar-4ontolis(Yankee Point) • Mounding ground cover or very small shrub that grows 2-3'xiQ'. • pork green glossy leaves with blue flowers in spring. ?5 - Ymkee Pvo7t &ccharis Ptgeon Point'(pwarf Coyote Brush) ■ Grows 1 -foot tall and about 12 feet wide dark green ground cover. • Stays low and clean. Tolerates bad soil. PAGE 21 ADOPTED APRIL 4, 2006 The following studies shall be submitted with the project application. Noise study (R2puired} In the Boise Study, a qualified acoustical engineer shall certify that the proposed construction shall meet the City's Noise Ordinance requirements. Specifically, residential interior noise levels shall be 45 CNEL or less, and residential exterior noise levels in private open space areas shall he 65 CNEL or less. The General Plan describes the indoor environment as inclusive of bathrooms. closets. corridors, and living/sleeping areas of the dwelling unit. The residential area of a live/work unit is subject to the interior residential noise requirements. The exterior noise standards of the City's Noise Ordinance shall not opply to the fallowing exterior areas of multi -family residential development or live/work units located within a Mixed -Use Overlay District, approved pursuant to a Master Pian, and subject to the land use regulations of the Urban Pian, (1) Private balconies or patios regardless of size; (2) Private or community roof decks/roof terraces; (3) Internal courtyards and landscaped walkways that do not include resident -serving, active recreational uses such as community pool, spa, tennis courts, barbeque, and picnic areas. Proper design may include, but shall not be limited to, building orientation, double pane or extra - strength windows, wall and ceiling insulation, and orientation and insulation of vents. Where it is necessary that windows be closed in order to achieve the required level, adequate means shall be provided for ventilationlcooling to provide a habitable environment. Commercial uses shall be designed and operated, and hours of operation limited, where appropriate, so that neighboring residents are not exposed to offensive noise, especially from traffic, routine deliveries, or late night activity. No use shall produce continual loading or unloading or heavy trucks at the site. Phase I E'nviranmental Assessment (1 �e edj In the Phase 1 Environment Assessment, disclosure of and measures to remediate onsite hazardous wastes/substances shall be provided. Where applicable, a letter of case closure is required from the County of Orange Health Care Agency for development sites, as app Fcob le. Traffic study (Reouired 05 determined br rmnsaartatiap Services D.4!1sion) The primary objective of new development, redevelopment and adoptive reuse of the properties in the Mesa West Bluffs Urban Plan area is to revitalize the area without exceeding the development capacity of the General Plan transportation system. Independent traffic studies may be required by Transportation Services Division if there is a potential that the proposed Muster Plan would adversely affect roadway conditions. MESA WEST Siris Urban Plan F jurePal: Collect+on of photos showyig outdoor and indoor L'a'ng sPexes of livelavork Lo its in the United Stores PAGE 22 ADOPTED APRIL 4, 2008 THE PUBLIC REALM Improvements to both public and private property will enhance the overall plan area and make it more attractive to potential Developers and users. Development in the overlay zone may need to provide for enhancements in the public realm. To establish a clearly defined and visually attractive entry into the Mesa West Bluffs Urban Alan area, the City may study and implement, where feasible and practicable, the following: • Public right-of-way and streetscape elements such as street trees, street furniture, pedestrian -scaled lighting that illuminate the pedestrian walks, bollards, banners, public art, and decorative crosswalk paving in this area. Streetscape improvements along West 17*' and West 18th Street to visually indicate the transition from the large- scale, suburban development at Newport and Harbor Boulevards, to the urban village scale development of the Mesa West Bluffs Urban Plan area, Public realm improvements also could be jointly implemented by the City and the Developer of live/work or residential development. The Developer's level of participation in public realm improvements will be determined on a case-by- case basis during the Master Flan approval process. These improvements are intended to accomplish the following objectives: Reinforce the identity of the Mesa West Bluffs Urban Alan area through the creation of an aesthetically pleasing pedestrian network and public spaces. • Create a mixed-use district focus through the provision of human -scale features such as landscape and streetscape. Landscape in Public Richt-of-WYay Landscape materials have been identified for use because they do well in the area, are drought tolerant California native plants, and require low maintenance. Following is the suggested landscape palette in the public right-of-way in the Mesa West Bluffs Urban Plan area with the exception of any Council -approved plant palette for medians, such as medians at West 19'h and Placentia, Street Tree: Platanusracemosa (California Sycamore) Groundcover: Ceanothus gloriosus (Anchor Bay) Shrubs. Arctostaphylos Sunset (Sunset Manzanita) streetscaoe Streetscape improvements include planting materials (i.e. trees, vines, shrubs, and groundcover in landscaped parkways) and street furnishings (i.e, seating, paving, lighting, and trash receptacles). Following are some suggested streetscape improvements that may be implemented by the City and funded by the Developer in conjunction with mixed-use development. Decorative Crosswalks Decorative paving of crosswalks (Figure 27), either a continuation of the existing pattern that is used at the intersection of 19th Street and Harbor Boulevard or a new, bolder pattern and color may be installed at this signalized intersection to make it safer and easier for pedestrians to cross. The decorative pattern should be in the crosswalks only (not in the center of the intersection) to emphasize the crosswalks. Priority may be given to installation of decorative crosswalks at the following intersections with West 17th and West 181h Street. • Decorative crosswalks along Superior Avenue at W. 17''' Street and 10 Street will be studied. One potential location is the intersection of Superior Ave, and W. 16t" Street. MM WW MM Urban Plan Figure 27' Examples of crosswalk treatments and decorative paving. �.Wlgwve " PAGE 23 ADOPTED APRIL 4, 2006 Street Furnishings far Molar and SetandwX Street Furnishings for Major and Secondary Streets in Urban Plan Area To provide continuity within in the plan area and to comply with Citywide standards, a complementary collection of street furnishings will be used. The proposed street furniture on this page are provided for informational purposes only and serve as illustrative examples of what types of furnishings may be used in the plan area• The Planning Commission may exercise creativity and flexibility in departing from any of these suggested examples. The Planning Commission may allow different types of street furniture that complement the mixed-use development projects in conjunction with Master Plan approval. • The City's adopted "Downtown Bench" (Dwg. No, 1)5.104}, Timberform "Renaissance" or approved equal, calor Ameran #2103 or approved equal should be used along sidewalks and in public Spaces. (Figure 29) hazards, not more than five individual news rocks should be grouped in one location and news racks should not be stacked above a height of 3'-5"- c News racks should be located in front of businesses with high volumes of pedestrian activity, including restaurants and grocery stores. c Groups of news racks should be placed at least 300 feet apart where feasible. New bus shelters shall exhibit the same design and color palette as those shelters recently installed along West 19" Street. (Figure 30), Other Suggested Elements Following is a comprehensive fist of suggested parkway improvements or public right-of-way improvements that may be required Fid in the Mesa West Bluffs Urban Alan area,, • The City's adopted trash container (f)wg. No- 1)5.105} should be used, with a Since all projects shall include specific, minimum of one trash container for each mandatory base elements to create a unifying 300 feet of street frontage and should theme. these elements are identified in the list be maintained (regular trash pickup and below. ADA compliance Is required where cleaning) by the City. (Figure 31) applicable. • The City may design or select a standard news rack system to complete the family of approved street furnishings. The news rack system should permit the grouping of up to five news racks. Criteria for the placement of news racks should be developed. In developing those criteria, it is recommended that at least the existing number of news rack be permitted. Placement criteria may include: ❑ To avoid visual obstructions that may create safety and security Required 94se Elements Various lcndscaping & irrigation improvements in public right-of-way Street Trees per Urban Plan Grated tree wells Benches & trash receptacles Standard & ornamental street light poles Enhanced color & textured treated sidewalks Decorative crosswalks Increased sidewalk widths or sidewalk re- alignments Architectural retaining walls (outside public right-af•way) Undergrounding of utilities Repair of adjacent parkway, curb d gutter Entry node monuments F,gurc 30: Bus Ae)fer an 1,9" Street MM WEST Rol urban Plan Frgurc 29City s adopted Downto+va Bewh" (Day Ala. DS 104), R..A�,A Frgwr 31: C+'ty s adop ted trash rantainer (Pty Ab 055103) xr PACE 24 ADOPTED APRIL 4, 2006 The Mesa West Bluffs Urban Plan will largely be developed with separate architectural identities. The best way to achieve cohesiveness and identity is through use of general physical elements that can be used consistently, or in some cases, complementarily throughout the mixed-use district. Unique gateway and street signage will create an appealing and consistent design/color theme throughout the district. 6,oteiooy Monumurt Signs The entry monuments will identify gateways to the Westside and enhance visibility of this area. The community ;dentification signage will hopefully encourage property owners to redevelop their properties into mixed-use development, construct new residential development, or adaptively reuse existing buildings. The entry signage will reinforce a sense of community and value for a successful revitalization. A monument sign, designed as a smaller stale version of the approved City entry monument sign may be installed at the fallowing locations. The exact sign dimensions and locations will be determined by the City's Planning and Transportation Services Divisions as mixed-use development is proposed. �0.�1�f5d Mesa West SuggeStedrfLrZSrgnage Locations Victoria St. and Placentia Ave. (Figures 32 and 33) Two potential sign locations have been chosen for the above intersection. The first location is inside the median on Victoria St., just west of Placentia Ave. The second location is to the south of the bike trail off the northwestern portion of the intersections. Figure 32 and 33: Illustrative examples of suggested monument sign at K: W47 Street, West ofplacent/o Avenve. Natr.: Nnf to .Senla IIIA WH1 ftW2 Urb,art 121; 3; r PAGF25 ADOPTED APRIL. 4, 2006 • Victoria St. and Pomona Ave. (Figures 34 and 35) Two potential sign locations have been chosen for the above intersection. The first location is on the south side of Vitoria St, west of Pomona Aye, and north of the bike trail- The second location is on the north side of Victoria St., east of Pomona Aye., and south of the bike trail. ■ Placentia Ave. and W. 16th St. (Figure 36) The potential entry sign location for the above intersection depends on a possible future median project along Placentia Ave. • W. 16th St., Pomona Ave., and Superior Ave. (Figure 37) One potential entry sign location has been chosen for the above intersection. The median is located to the northwest of Superior Ave., south of Pomona Ave and W. 16th St„ and west of Industrial Way, These intersections border Costa Mesa and Newport Beach and would be a key identifier of entry into the Westside. Mesa West '■=!1 Ole Z. FigL" 34: Il atmtive Tramples of mjgWsted mamwnenf sign at r)CMr-la Street, McSt of Pomarsa Avenin Mfe= A,bf to Scale MW WM MM Urban Plan Figure 36r .illustrative examples of suggesred monumentsign at a potentr'ol future med,rar Location at Placentia Buenos and West 16"' Street. Nate: Nat to Scale Figure 35 illtcsfrafivr exmmples of suggested momonent sign at r+ctor+a Street, West of'0Mrhana Avenue Note- A1of fo Scale 3 I ! r F h ! r 1 iANAail 1� _, COX Figure 37. Illustrative examples of suggested monument sign of potential landscaped median at West 16', Sfreet/Superior Avenue,/Ramona Avenue Note. Not to Seale PACE 26 ADOPTED APRIL 4, 2006 8anme As major mixed-use development occurs in the Mesa West Bluffs Urban Alan area and properties are redeveloped, a banner signage program is suggested for the area. Banners on private property may be displayed only in conjunction with current or pending cultural events in the district, in conjunction with existing permanent structures in the district, or as free-standing display of original works of artistic merit. Banners on private property shall not be displayed for any reasons other than furtherance of broad cultural goals. The banners throughout the district will make visitors aware that they have entered the Mesa West Bluffs Urban Plan area, An illustrative example of a banner design is provided in Figure 39, Stre� etiight5 A mix of different streetlight types are found throughout the City. The most common along the majority of arterials are the concrete "Marbelite" poles with cobra head light fixtures, providing either single or dual mast -arms (Figure 40). Within the Downtown area, surrounding the Triangle 5quare development are the "Triangle 5quare" streetlights, which are owned and maintained by Triangle Square Development (Figure 41). The nostalgic streetlights were installed along West 191h street, For continuity with the SoBECA Urban Plan, 19 West Village Urban Plan, and the East 17�4 Street bighting Plan, the "Carpinteria" ornamental street light is also recommended for the Mesa West Bluffs Urban Plan area (Figure 38), A uniform citywide plan is needed to designate areas for special decorative streetlights in conjunction with new development projects. For example, the following street lighting plan is proposed for the Mesa West Bluffs Urban Plan area Street Lighting for West 18th and West 17"' Street ■ Install ornamental pedestrian lighting on 12 -foot poles 50 feet on center The decorative streetlights may be the same style and color used at the along E. 17th Street or another complementary style to be specified by the City. Figures 40 and X41: Marbelite and nastolgic style lightstandards Figure 33: Carpinter�Q-Style Aghtstandard currently being used on ,F 17h Street MESA WEST 81 -MS Urban Plan Figure 39: IMstratlan of potential6anners on light standards in Mesa West Bluffs Urban Plan area PAGE 27