HomeMy WebLinkAbout- Item 2 - Proposed Urban Plan Amendment to Amend - 9/8/2015CITY COUNCIL/PLANNING COMM/SS/ON
JO/NT STUDY SESSION
MEETING DATE: SEPTEMBER 8, 2015 ITEM NUMBER: 2
SUBJECT: PROPOSED URBAN PLAN AMENDMENT TO AMEND THE SOBECA AND WESTSIDE
URBAN PLANS
DATE: SEPTEMBER 2, 2015
FOR FURTHER INFORMATION CONTACT: CLAIRE L. FLYNN, AICP
ASST. DEV. SVCS. DIRECTOR
(7141754-5278
DESCRIPTION
The proposed project is City -initiated Urban Plan Amendment to amend development
regulations and to provide additional clarification/discussion related to mixed-use, live/work, and
residential development in the mixed-use overlay zone, for the following urban plans:
1. SP -05-06 SoBECA Urban Plan: This Urban Plan establishes provisions for mixed-use
development, including live/work development, in the 39 -acre SoBECA plan area.
2. SP -05-07 19 West Urban Plan: This Urban Plan allows horizontal and vertical mixed-
use development in the 103 -acre 19 West Urban Plan area.
3. SP -05-08 Mesa West Bluffs Urban Plan: This Urban Plan allows live/work or residential
development pursuant in the 277 -acre Mesa West Bluffs Urban Plan area. In the case
of the Mesa West Urban Plan, this would represent the Second Amendment to the Plan.
4. SP -05-09 Mesa West Residential Ownership Urban Plan: This Urban Plan specifies
residential development standards/incentives or a density bonus in the 238 -acre plan
area.
BACKGROUND
SoBECA and Westside Urban Plans
Adopted in April 2006, the SoBECA and Westside Urban Plans (available for download at
costamesaca.gov, Development Services webpage) serve as "regulating plans" which establish
provisions for mixed-use development and residential development in the mixed-use overlay
district.
These regulating plans define the unique characteristics of the mixed-use overlay zone,
including a matrix of permitted, conditionally permitted, and prohibited uses and development
standards. The provisions of the urban plans are only activated by Planning Commission
adoption of a site-specific Master Plan. City Council is required to screen every urban plan
proposal in advance of application submission.
Following is a brief description of the each Urban Plan:
• SP -05-06 SoBECA Urban Plan: The SoBECA Urban Plan establishes provisions for
mixed-use development in the 39 -acre SoBECA plan area. This area is primarily
characterized by light industrial, office, and general commercial uses and is bounded
by Baker Street (north), Bristol Street (east), and SR -73 (west).
SP -05-07 19 West Urban Plan: The 19 West Urban Plan area consists of 103 acres
of industrial, commercial, and residential uses. The plan area is located in the
Westside, generally along 19th Street, Superior Boulevard, and southeast of Victoria
Street and Placentia Avenue. The mixed-use overlay zone allows horizontal and
vertical mixed-use development pursuant to an approved site-specific Master Plan.
Live/work development may also be approved, but the Mesa West Bluffs Urban Plan
development standards related to live/work development must be applied.
SP -05-08 Mesa West Urban Plan: The Mesa West Urban Plan area is approximately
277 acres in size. The plan area is generally located south of Victoria Street, west of
Superior Avenue, and to the City's western and southern corporate limits. Light
Industrial General Plan land use designations comprise the plan area. The mixed-
use overlay zone allows live/work or residential development pursuant to an
approved site-specific Master Plan. This Plan was amended by Council in 2009.
SP -05-09 Mesa West Residential Ownership Urban Plan: This overlay plan area
consists of 238 acres of high- and medium -density residential uses. In the mixed-
use overlay zone, applicants with qualified projects may apply for specified
residential development standards/incentives or a density bonus pursuant to an
approved site-specific Master Plan.
The Urban Plan boundaries are attached (Map Exhibit, Attachment 1).
ANALYSIS
Purpose of the Amendment to the Urban Plans
The Urban Plans have been in place for nine years. During this time, the City processed 13
development projects which are selling, under construction, or pending plancheck. Over two
dozen urban plan screening requests have also been considered by City Council. A summary
table of the 13 development projects is attached (Attachment 2) and graphic exhibits
(Attachment 3).
The purpose of the Urban Plan amendments is to accomplish the following:
• Make timely revisions to the documents based on experience gained with projects
under construction.
Provide additional guidance to applicants to promote architectural excellence, open
space, and
Address comments from City officials and the community on certain Urban Plan
requirements.
Summary Table of Text Amendments
The following table briefly summarizes the overall amendments to the urban plans.
Table A — Overall Summary of Proposed Amendments
OwnershipProposed Text Amendment SoBECA 19 West Mesa Residential
West
Bluffs
Is this change proposed in the Urban Plan?
1. Urban Plan Boundaries and Architectural Exhibits:
• Reflect No Changes to Urban Plan Boundaries
No Change
No Change
No Change
No Change
• Develop new architectural exhibits and illustrative
yes
yes
yes
yes
exhibits of desirable architectural prototypes to
promote architectural excellence.
2. Revise Certain Development Standards.
• Change minimum one -acre requirement or require
yes
yes
yes
■
that no deviation from the minimum lot size
requirement shall be granted.
• Increase 10 -foot front setback requirement to to a
yes
yes
yes
■
15 -foot front setback.
• Clarify that other development standards from
yes
yes
yes
■
different urban plans may apply to a project.
• Increase minimum work space size from 250 sq.ft.
yes
yes
yes
■
to 500 sq.ft.
3. Increase Open Space Requirements.
• Increase minimum 10% open space requirement to
yes
yes
yes
■
30%.
• Allow square footage of roof decks to be counted
yes
yes
yes
■
towards the open sace requirement.
• Require minimum common open space amenity
yes
yes
yes
■
area for residents. This park space is required to
be a minimum of 4,000 sq.ft.
4. Promote architectural excellence, transitioning, and integration.
• Require stepped elevations from two-story to three-
yes
yes
yes
yes
story along street frontage.
• Require very distinct architectural treatment and
yes
yes
yes
yes
varying surface materials/finishes among the
different units of a proposed multi -story
development.
• Require color board and materials submission to be
yes
yes
yes
yes
approved by Planning Commission
5. Promote and better define work space in live/work unit.
• Make important distinctions between live/work units
yes
yes
yes
■
and lifestyle loft development.
• Mandate that work spaces cannot include a
yes
yes
yes
■
bathroom with a shower/or bath.
• Preclude use of any units for short-term vacation
yes
yes
yes
■
rentals, boarding house use, Air B&B, etc.
• Require that work spaces be specifically designated
yes
yes
yes
yes
for office/commercial purposes and cannot be used
as a bedroom. Buyer notification required.
Notes: "Yes" indicates that the change is proposed in the Urban Plan.
" ■ `not applicable.
Summary of Amendment No. 1 to Mesa West Urban Plan (2009 )
About three years after the plans were adopted, development activity in the urban plan areas
was slow due to the economic downturn. At that time, staff completed a timely "clean-up" of
the Mesa West Urban plan. Specifically, Amendment No. 1 addressed questions raised by
applicants during the entitlement process and further refined the plan documents to serve as
a better resource to developers in the design of quality projects.
On July 21, 2009, Council adopted Resolution No. 09-53 for an amendment to the Mesa West
Bluffs Urban Plan. Following is a summary table of the changes:
Table B — Amendment No. 1 to Mesa West Urban Plan
• **Remove references to "adequately sized" work spaces throughout document. This is pursuant to
the Planning Commission's direction at the May 111h meeting. [Pages 7]
• Include clarification that roof gardens shall not be considered a building story. Therefore, a
proposed 4 -story building may include four building levels because a roof garden is not considered
an extra story. [See Table A1, Page 11, of Urban Plan]
• Include clarification that other mixed-use development standards from different Urban Plans may
apply to a project. For example, this would allow mixed-use projects proposed in the Mesa West
Bluffs Urban Plan to adhere to the mixed-use standards set forth in the 19 West Urban Plan. These
standards are not contained in the Mesa West Bluffs Urban Plan because it focuses on live/work
units and residential loft standards. [See Table A, Page 11, of Urban Plan]
• Include explanation of deviations (and justifications for deviations). Applicants have asked for more
guidance regarding justifications for requested deviations. Additional discussion is provided in the
Urban Plans which better describe specific on-site and off-site improvements that could be
incorporated into the project design to justify deviations. [See Page 10 of Urban Plan]
• Include important distinctions between live/work units and residential lofts. This discussion
addresses the reversion of live/work units to residential uses. [See Page 8 of Urban Plan]
• Include minimum interior dimensions of 10 -foot wide by 38 -foot long for two -car tandem garages.
[See Table A, Page 11, Urban Plan]
The Mesa West Bluffs Urban Plan, amended in 2009, is provided in a separately bound
document.
BUYER PROFILE
Staff surveyed the builders for the Urban Plan projects which have been sold and/or marketed
to buyers. The SeaHouse project is the first urban plan development that is fully sold and
occupied. Based on the input received from these builders, in addition to other general
economic data sources regarding buyer profiles, it appears that the buyer profile of the Urban
Plan projects could be generalized in the following categories:
Target Buyers
1. Young Professional Individuals: Earning twice the median income ($65,000 salary)
2. Dual Income Professional Couples or Married Couples with no children: Both making at
least median income or more.
3. Entrepreneurs; (Sole Proprietor, Telecommuter, Consultant)
4. Second home purchasers: Descendent Endowment, Professional Commuters, Investors
5. Move -up buyers: Residence Upgrade from Older Residence or Apartment
6. First Time Home Buyers: Luxury Apartment Dwellers seeking new property.
Uninterested/Unlikely Buyers
1. Median to Low Income Earners
2. Retirees
3. Mature Families: Families with older children
4. Large Families
5. Traditional Community Seekers
6. Young Professional Single -Income Couples/Families
NEXT STEPS: COUNCIL DIRECTION ON OCTOBER 6, 2015
After incorporating comments received at the joint study session, staff will recommend a set of
proposed changes to the Urban Plan documents to the City Council on October 6, 2015. Staff will
ask for formal direction to proceed with specified amendments. No action will be taken to proceed
with any amendment to the Urban Plans without Council authorization.
A flow chart of the planning process is shown in the exhibit below.
Formulate Concepts 2. Receive input from City
amend the Westside Council and Planning
SoBECA Urban Plans Commission at a Joint
Study Session
JUNE -AUGUST 2015 SEPT 2015
4. Request Council Direction
at October Public Hearing
i
A)
ublic Hearing(s)
7. City Council
NOVIDEC 2015 DECIJAN 2016
Public Hearing�sj
Attachments: 1. Map Exhibit of Urban Plan Areas
2. Summary Table of Urban Plan Development Projects
3. Photo & Graphic Exhibits of Development Projects
4. Mesa West Bluffs Urban Plan (bound copy) separate cover
Distribution: CEO
Assistant CEO (2)
Deputy CEO/Dev. Svs. Director
City Attorney
Deputy City Attorney
Public Services Director
Transportation Services Manager
Staff (4)
File (2)
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2025 Placentia Ave. West Place
11
571 W. 17th St. West Gateway
sq. ft.
Now Selling 1,445- 1,525 36
sq. ft.
Planning Approval 1,670- 1,998 177
sq. ft.
1527 Newport Blvd.
Level 1
Now Selling
1,771- 1,939
40
2
sq. ft.
2013-2029 Anaheim Ave.
Seabright
Now Selling
1,586- 1,775
26
sq. ft.
2475 Placentia Ave.
Brickyard West
Under Construction
1,950 sq. ft.
14
4
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2026 Placentia Ave.
Brickyard East
Under Construction
1,717 sq. ft.
15
1974 Meyer PI.
Cadence
Under Construction
1,422 sq. ft.
5
1695/1577 Superior Ave.
Su pe ri or Poi nte
Now Selling
1,941-1,999
49
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743 W. 20th St.
Quattro
Under Construction
1,630 sq. ft. —
6
2070 Maple Ave.
Poet's Place
Now Selling
1,721 sq. ft.
6
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2068 Maple Ave.
Maple Project
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1042 W. 18th St.
Sea House
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11
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Address
BuilderJContact
Number of Units
Price
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Sea House
1042 W. 1V Street
MBK Homes
33 detached
High 5500,000 - $800,00(
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SeaHouse - 1042 W. 181h Street
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Address
BuilderJContact
Number of Units
Price
Status
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Level 1
1527 Newport Blvd.
Taylor Morrison
40 attached live/work
Mid $700,000 — Mid $800,000
Now Selling
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SeaBright
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2070 Maple Avenue
Tom Lee
detached
Mid $700,000
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2026 Placentia Avenue
Richmond American Hames
15 detached
Under $600,000
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2025 Placentia Avenue
City Ventures
38 units
Mid $500,000
Now Selling
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Project Name
Address
BuilderlContact
Number of Units
Price
Status
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1974 Meyer Place
Westport Properties
5 units
Mid $700,000
Under construction
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Address
Builder/Contact
Number of Units
Price
Status
Quattro
743 VV. 20th Street
Preface, Bryan Coggins
4 units
Mid $700,000
Under construction
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11
Project Name Lighthouse Project
Address 1620-1644 Whittier Avenue
BuilderlContact Preface, Bryan Coggins
Number of Units 86 detached
Price To Be Determined
Status In plan check
Project Name West Gateway
_ Address 671 W. 17t" Street
Builder}Contact Westport Properties
Number of Units 177 units
West Gateway Price To Be Determined
Status Planning approval
Landscape Elements
Green Space
Sea Housed
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L
Superior
Pointe
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L
Superior
Pointe
25 IPL 1 3 I 3�
,
24 PL 1
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PL 3
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Is this cha ae umoosed in the Urban Plan
1. Urban Plan Boundaries and Architectural Exhibits:
• Reflect No Changes to Urban Plan Boundaries
No Chan!ae
No Chaii!ae
No Change
No Cli nge
• Develop new architectural exhibits and illustrative
yes
yes
fires
yes
exhibits of desirable architectural prototypes to
promote architectural excellence.
Is this change proposed in the Urban Plan
. Revise Certain Development Standards.
• Change minimum one -acre requirement or require
that no deviation from the minimum lot size
requirement shall be granted.
yes
yes
fires
■
Increase 10 -foot front setback requirement to
1 -foot front setback.
to a
yes
yes
fires
■
Clarify that other development standards
different urban plans may apply to a project.
from
yes
yes
yes
■
• Increase minimum work space size from 250
to 500 sq.ft.
sq.ft.
yes
yes
yes
■
Is this charge proposed in the Urban Plan
. Increase Open Space Requirements.
Increase minimum 10% open space requirement to
yes
yes
fires
■
0%.
Allover square footage of roof decks to be counted
yes
yes
fires
■
towards the open sace requirement.
Require minimum common open space amenity
yes
yes
yes
■
area for residents. This park space is required to
be a minimum of 4,000 sq.ft.
VA I'M 1 M71 pro ILGH
Is this change proposed in the Urban Plain
4. Pr meta araniz oturai exceiience, transitioning, ana integration.
• Require stepped elevations from two-story to three-
yes
yes
yes
yes
story along street frontage.
• Require very distinct architectural treatment and
yes
yes
yes
yes
varying surface materials/finishes among the
different units of a proposed multi -story
development.
• Require color board and materials submission to be yes
yes
yes
yes
approved by Planning Commission
Is this change proposed in the Urban Plan
. Promote and better define work space in live/work unit.
• Dake important distinctions between live/work units
yes
yes
yes
■
and lifestyle loft development.
• Mandate that work spaces cannot include a
yes
yes
fires
■
bathroom with a shoerlor bath.
Preclude use of any units for short-term vacation
yes
yes
fires
■
rentals, boarding house use, Air B&B, etc.
Require that work spaces be specifically designated
yes
yes
fires
yes
for office/commercial purposes and cannot be used
as a bedroom. Buyer notification required.
Notes: `Yes" indicates that the change is proposed in the Urban Plan.
Y. ■ "not applicable.
he net charge of
existing
conditions
(Year 200 5) compared to the projected development scenario Yeas
02 results in the
following
"proposed
project development scenario":
■ Addition of 3,771 residential units, including 1,398 lire/work units
K Addition of 69,746 commercial square feet
ff Deduction of 1,413,926 light industrial square feet
0 Addition of 155 general commercial jobs
5 Deduction of 3,008 light industrial jobs
■ Addition of 1,395 live/work related jobs
[See detailed project description in Section 111A,
The net change of existing conditions (bear 2005) compared to the projected development scenario (Year
2025) results in the following "proposed project development scenario":
Addition of 455 residential units, including 171 livelwork units
■ Reduction of 58,115 commercial square feet
Reduction of 75,477 light industrial square feet
■ Reduction of 151 general commercial jobs
Reduction of 151 light industrial jobs
■ Addition of 171 live/work related jabs
(See detailed project description in Section 1II.A).
Next Steps