HomeMy WebLinkAbout07 - PH-1 - Second Amendment to the Sobeca Urban Pla - 11/1/2016CITY COUNCIL
AGENDA REPORT
MEETING DATE: NOVEMBER 1,2016
ITEM NUMBER: PH -1
SUBJECT: SECOND AMENDMENT TO THE SOBECA URBAN PLAN (SP -05-06 A2) TO
ALLOW INDIVIDUAL RESIDENTIAL DEVELOPMENT AT MAXIMUM DENSITY OF
40 DU/ACRE AND AN OVERALL DEVELOPMENT CAPACITY OF 450 UNITS
DATE: OCTOBER 25, 2016
FROM: PLANNING DIVISION/ DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER
FOR FURTHER INFORMATION MINOO ASHABI, AIA, PRINCIPAL PLANNER
CONTACT: (714) 754-5610 (MINOO.ASHABi@COSTAMESACA.GOV)
RECOMMENDATION
As recommended by the Planning Commission, approve SoBECA Urban Plan
Amendment (SP -05-06 A2) to allow residential development at maximum density of 40
du/acre and an overall development capacity of 450 units within the urban plan area by
adoption of resolution. This item is continued from the City Council meeting on October
17, 2016.
BACKGROUND
Adopted in 2006, the SoBECA Urban Plan establishes provisions for mixed-use and
live/work 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).
On April 5, 2016, the City Council approved the first amendment to SoBECA that: added a
provision allowing development of lots of less than one acre; increased the front setback to
15 feet; removed all reference to tandem parking; increased open space to 30% and allowed
10% of open space to be provided as roof decks; and required architectural articulation and
stepped elevations from two-story to three-story along street frontage to avoid shear walls
along front setbacks.
On June 21, 2016, the City Council adopted 2015-2035 General Plan that set forth
development capacity and maximum density within SoBECA Urban Plan as follows:
(1) Amend SoBECA Urban Plan to allow residential use in addition to mixed use
development;
(2) Allow maximum 40 du/acre density for individual residential developments; and,
(3) Allow maximum development capacity of 450 dwelling units for the SoBECA Urban
Plan overlay area.
The staff report for the first amendment of SoBECA Urban Plan is available at this link:
http://www. costamesaca.gov/ftp/council/agenda/2016/2016-04-05/PH-1-Attach-1.pdf
On September 26, 2016, the Planning Commission recommended approval of the
amendment with a 5-0 vote. Two public comments were received requesting inclusion of
affordable housing provisions in the new development standards. The letters are included
as Attachment 4.
ANALYSIS
Objectives of the Proposed Urban Plan Amendment
The Urban Plans have been in place for almost ten years. During this time, the City
processed about 20 development projects which have entitlements are selling, under
construction, or pending plancheck. Over two dozen urban plan screening requests have
also been considered by City Council. However, no new development has occurred in
SoBECA under the Urban Plan standards (one mixed use application in process). The
proposed change to allow residential development was approved by 2015-2035 General
Plan. The General Plan also sets forth maximum density and development capacity which
needs to be reflected in the SoBECA Urban Plan. No change to the mixed use and
LiveMork development standards are proposed.
The following development standards are proposed to be added to the SoBECA Urban
Plan pertaining to residential development:
RESIDENTIAL DEVELOPMENT STANDARDS
Density
40 du/acre maximum for residential projects developed on
a legal parcel *
Building Height
Maximum Four stories — 60 feet
Distance between Buildings
Minimum 10 feet
Minimum 6 feet between accessory structures and main
building
Open Space
40 ercent of total development lot area
Minimum 100 SF per unit in form of patio or balcony.
Residential open space may be any combination of private
and common open space. Common open space may be
satisfied by common roof garden, common
recreational/leisure areas, recreational facilities featuring
swimming pools, decks, and court game facilities.
Setbacks for Main Buildings and Accessory Buildings
All setbacks from streets to development lots are measured from the ultimate property line
shown on the Master Plan of Highways. Increased side and rear setbacks may be required
pursuant to Uniform Building Code requirements.
Front Setback - Abutting public
Build -to -line of 15 feet along all public streets
street
Side Setback — Interior
0 -feet setback on interior property line if structures is non -
habitable.
10 -feet setback: if structure is habitable
Abutting a public street
10 feet
Abutting a public alley
5 feet
Abutting commercial and
5 feet
industrial zone
Rear Setback
10 feet
Abutting a public street
Abutting commercial and
5 feet
industrial
All other property lines
5 feet
Parking
Residential parking requirements shall be applied
pursuant to Title 13, Chapter VI, Off -Street Parking
Requirements of the Zoning Code.
Garage
Garages are required to be used for vehicle storage.
Notice
In conjunction with the sale of any unit, adequate notice
shall be given of the existing surrounding industrial land
uses, including operational characteristics such as hours of
operation, delivery schedules, outdoor activities, noise, and
odor generation.
Noise
1. Residential interior noise levels must be met for interior
residential living spaces. However, residential exterior
noise levels are not applicable to balconies, roof -top
decks/terraces or in common open space areas
2. Noise study required with project application to
document onsite noise levels from surrounding land uses.
Window Placement
Window placement should take into account surrounding
land uses. Clerestory windows should be used in areas
where there are privacy or view concerns.
Building Materials
A variety of building materials shall be incorporated into the
design of the exterior elevations.
Mechanical Ventilation
All units shall be mechanically ventilated.
Onsite Private Recreational
Provision of onsite private recreational facilities that are
Facilities
designed for the anticipated demographic profile of the
residential development.
Architectural Design
1. Architectural elevations with emphasis on front
Guidelines
elevations and street -facing elevations:
a) Building elevations should feature stepping
forms both horizontally and vertically to soften
and provide appropriate transitions among
second -story, three-story and four-story
elevations.
b) Building elevations should incorporate
enhanced detailing, which may include
articulations, projections, and use of varied
building materials.
c) Architectural projections are encouraged to
provide visual focus and emphasize some
aspect of design such as an entryway or major
window.
*Note: There shall be a maximum development capacity of 450 units for the entire Urban Plan Area.
These units include individual residential projects as well as residential projects combined with mixed
use development.
ENVIRONMENTAL REVIEW
The proposed amendments to the Urban Plans have been reviewed for compliance with
the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City's
environmental procedures, and have been found to be exempt pursuant to Section 15061
(b)(3) (General Rule) of the CEQA Guidelines. It can be seen with certainty that there is
no possibility that the passage of these Urban Plan Amendments will have a significant
effect on the environment.
In addition, the proposed maximum densities and development capacities were analyzed
with the General Plan EIR No. 2015111053 certified on June 21, 2016.
GENERAL PLAN CONFORMANCE
The proposed Urban Plan Amendment conforms to the following General Plan Land Use
Goal, Objective, and Policy:
• Objective LU -2A: Promote land use patterns and development that contribute to
community and neighborhood identity.
• Objective LU -6A: Ensure the long term productivity and viability of the community's
economic base.
• Objective LU -4A: Encourage new development and redevelopment to improve and
maintain the quality of the environment.
• Objective LU -5A: Ensure availability of adequate community facilities and
provision of the highest level of public services possible, taking into consideration
budgetary constraints and effects on the surrounding area.
• Objective LU -6A: Ensure the long-term productivity and viability of the
community's economic base.
d) Long, unbroken building facades should be
avoided, and variety should be accomplished
through variation in building heights and forms.
2. Distinct architectural treatment and varying surface
materials/finishes among the different units of a
proposed multi -story development should be
provided.
Significant deviations from the originally -approved color
palette and materials for the project should not be approved
unless a master plan amendment is processed and
approved by the Planning Commission.
Other Criteria
Site planning should consider orientation of living areas
including patios and decks away from abutting
commercial/industrial area; units should be oriented
towards an internal courtyard, amenities, and/or
recreational area.
*Note: There shall be a maximum development capacity of 450 units for the entire Urban Plan Area.
These units include individual residential projects as well as residential projects combined with mixed
use development.
ENVIRONMENTAL REVIEW
The proposed amendments to the Urban Plans have been reviewed for compliance with
the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City's
environmental procedures, and have been found to be exempt pursuant to Section 15061
(b)(3) (General Rule) of the CEQA Guidelines. It can be seen with certainty that there is
no possibility that the passage of these Urban Plan Amendments will have a significant
effect on the environment.
In addition, the proposed maximum densities and development capacities were analyzed
with the General Plan EIR No. 2015111053 certified on June 21, 2016.
GENERAL PLAN CONFORMANCE
The proposed Urban Plan Amendment conforms to the following General Plan Land Use
Goal, Objective, and Policy:
• Objective LU -2A: Promote land use patterns and development that contribute to
community and neighborhood identity.
• Objective LU -6A: Ensure the long term productivity and viability of the community's
economic base.
• Objective LU -4A: Encourage new development and redevelopment to improve and
maintain the quality of the environment.
• Objective LU -5A: Ensure availability of adequate community facilities and
provision of the highest level of public services possible, taking into consideration
budgetary constraints and effects on the surrounding area.
• Objective LU -6A: Ensure the long-term productivity and viability of the
community's economic base.
Justifications for Approval of GP and SP Amendments
The amended page of SoBECA Urban Plan is included in Exhibit "1" of the resolution.
The Planning Commission recommends approval of the amendment for the following
reasons:
• The SoBECA Urban Plan Amendment (SP -05-06 A2) is a follow-up of the density
and development capacity adopted by 2015-2035 General Plan.
With the 2015-2035 General Plan, maximum development potentials were analyzed
for the SoBECA urban plan area and because of synergy between the mixed use
development; higher density residential development was approved at a maximum
density of 40 du/acre. Since SoBECA includes unique commercial and mixed use
developments that are the identifying factors for the urban plan, the overall capacity
was established at 450 units so that a portion of the parcels (approximately 28% of
the land area) could revert to residential development.
• The Proposed Standards are consistent with the Zoning Code and Urban Plan.
The proposed Residential Development Standards are consistent with the Mesa
West Bluffs Urban Plan standards (i.e., setbacks, open spaces, noise, architectural
standards) with exception of density requirements. The parking requirement is
consistent with the Zoning Code parking standards for multiple family development.
• The amendment does not involve any changes to allowable traffic generation beyond
the established trip budgets by 2015-2035 General Plan for the SoBECA Urban Plan.
The maximum development capacity was included in the adopted EIR and traffic
analysis for the 2015-2035 General Plan and no significant impacts were concluded.
LEGAL REVIEW
The City Attorney's office has approved the attached resolution as to form.
CONCLUSION
The Urban Plan amendments have been drafted based on the 2015-2035 General Plan
adopted on June 21, 2016. If approved, the amendment will be effective immediately.
MINOO ASHABI, AIA
Principal Planner
JAY TREVINO, AICP
Economic and Development Services
Director / Consultant
Attachments: 1. Mab Exhibit of Urban Plan Area
2. Draft Resolution (Exhibit 1: SP -05-06 Al: SoBECA Urban Plan
3. Planning Commission Resolution
4. Public Comments
5. General Plan excerpts
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ATTACHMENT 2
RESOLUTION NO. 16-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTINGTHE
SECOND AMENDMENT TO SOBECA URBAN PLAN (SP -
05 -06 A2) TO ALLOW DEVELOPMENT DENSITY AND
CAPACITY CONSISTENT WITH 2015-2035 GENERAL
PLAN
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS
FOLLOWS:
WHEREAS, City Council adopted the SoBECA Urban Plan in April 2006, and the
Urban Plan 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 2015-2035
General Plan;
WHEREAS, SP -05-06 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);
WHEREAS, on June 21, 2016, City Council adopted 2015-2035 General Plan that
established maximum density of 40du/acre and residential development capacity of 450
units for SoBECA Urban Plan area;
WHEREAS, the proposed Urban Plan amendments involve certain text
amendments to the SoBECA Urban Plan (SP -05-06 A2);
WHEREAS, the Planning Commission conducted a public hearing on September
26, 2016, with all persons having been given the opportunity to be heard both for and
against the proposed project and recommended approval of the amendment on a 5-0
vote;
WHEREAS, the City Council conducted a public hearing on November 1, 2016, with
all persons having been given the opportunity to be heard both for and against the proposed
project
WHEREAS, the proposed amendments to the Urban Plans have been reviewed for
compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines,
and the City's environmental procedures, and has been found to be exempt pursuant to
Section 15061 (b)(3) (General Rule) of the CEQA Guidelines, in that the City Council hereby
•
finds that it can be seen with certainty that there is no possibility that the passage of these
Urban Plan amendments will have a significant effect on the environment. In addition, the
proposed maximum densities and development capacities were analyzed with the
General Plan EIR No. 2015111053 certified on June 21, 2016;
WHEREAS, the maximum density of 40 du/acre and development capacity of 450
dwellings and all environmental analysis were included in the certified Environmental Impact
Report No. 2015111053 adopted with 2015-2035 General Plan. The proposed amendment
is found to be in conformance with the City of Costa Mesa 2015-2035 General Plan, with
specific regard to General Plan Land Use Objectives as follows:
0 Objective LU -2A: Promote land use patterns and development that contribute to
community and neighborhood identity.
■ Objective LU -6A: Ensure the long term productivity and viability of the community's
economic base.
• Objective LU -4A: Encourage new development and redevelopment to improve and
maintain the quality of the environment.
• Objective LU -5A: Ensure availability of adequate community facilities and
provision of the highest level of public services possible, taking into consideration
budgetary constraints and effects on the surrounding area.
• Objective LU -6A: Ensure the long-term productivity and viability of the
community's economic base.
BE IT RESOLVED that the City Council HEREBY APPROVES the Urban Plan
amendments as identified in Exhibit 1;
PASSED AND ADOPTED this 1 st day of November, 2016
STEPHEN M. MENSINGER
Mayor, City of Costa Mesa
ATTEST: APPROVED AS TO FORM:
CITY CLERK OF THE CITY ATTORNEY
CITY OF COSTA MESA
- G-_
STATE OF CALIFORNIA)
)ss
COUNTY OF ORANGE )
I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of
the City of Costa Mesa, hereby certify that the above Council Resolution Number 16_
as considered at a regular meeting of said City Council held on the , 2016, and
thereafter passed and adopted as a whole at the regular meeting of said City Council held
on the , 2016, by the following roll call vote:
AYES:
NOES:
ABSENT:
IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the
City of Costa Mesa this day of , 2016.
`01�
EXHIBIT 1
SOBECA URBAN PLAN AMENDMENT
RESIDENTIAL DEVELOPMENT STANDARDS
ADOPTED APRIL 4, 2006
RESIDENTIAL DEVELOPMENT STANDARDS
Density
40 du/acre maximum for residential projects
developed on a legal parcel
Maximum Four stories — 60 feet
Building Height
storage.
Notice
Distance between_ Buildings
Minimum 10 feet
Minimum 6 feet between accessory structures
industrial land uses,_ including operational
and main building
Open Space
40' percent of total development lot area
1. Residential interior noise levels must be met
Minimum 100 SF per unit in form of patio or
balcony.
Residential open sace may be any combination
of private and common open ace. Common
open sace may be satisfied by common roof
garden, common recreational/leisure areas,
recreational facilities featuring swimming Dols
decks, and court game facilities.
Setbacks for Main Buildin s and Accessory Buildings
All setbacks from streets to development lots are measured from the ultimate
property line shown on the Master Plan of Highways. Increased side and rear
setbacks may be required pursuant to Uniform Building Code requirements.
should be used in areas where there are privacy
Front Setback - Abuttin
public street
Build -to -line of 15 feet along all public streets
A variety of building materials shall be
incorporated into the design of the exterior
Side Setback — Interior
0 -feet setback on interior property line if
structures is non -habitable.
10 -feet setback: if structure is habitable
Abutting a public street
10 feet_
5feet
5 feet
Abutti(,Lq a public atley
Abutting commercial and
industrial zone
Rear Setback
Abutting a oublic street
10 feet
Abutting commercial and
5 feet
industrial
All other property lines
5 feet
Parking
Residential parkinn re uirements shall be
applied oursuant to Title 13 Cha ter VI Off -
Street Parking Requirements of the Zoning
Code.
SOBECA URBAN PLAN
EXHIBIT 1
Ga�rar a
Garages are required to be e_ used for vehicle
storage.
Notice
In conjunction with the sale of any unit, adequate
notice shall be given of the existing surrounding
industrial land uses,_ including operational
characteristics such as hours of operation
delivery schedules outdoor activities, noise and
odor generation.
Noise
1. Residential interior noise levels must be met
for interior residential living spaces. Residential
exterior noise levels must be met on all private
patios. However, residential exterior noise levels
are not applicable to balconies, roof -tom
decks/terraces or in common o en s ace areas.
2. Noise study required with project application to
document onsite noise levels from surrounding
[arid uses.
Window Placement
Window placement should take into account
surrounding land uses. Clerestoa windows
should be used in areas where there are privacy
or view concerns.
Building Materials
A variety of building materials shall be
incorporated into the design of the exterior
elevations.
Mechanical Ventilation
All units shall be mechanically ventilated.
Onsite Private Recreational
Provision of onsite private recreational facilities
Facilities
that are des[ ned For the anticipated demo ra hic
profile of the residential development.
Architectural_ Design
Guidelines
1. Architectural elevations with emphasis on
front elevations and street -facing
elevations:
a Building elevations should feature
stepping forms both horizontaily and
vertically to soften and pjovide
appropriate transitions among
second -story, three-story and four-
story elevations.
b Building elevations should incorporate
enhanced detailing, which may
include articulations, projections, and
use of varied building_ materials.
EXHIBIT 1
ADOP7'FD APRIL 4, 2006
c] Architectural oroiect€ons are
encouraged to provide visual focus
and emphasize some aspect of
desi n such as an entnMay or ma"or
window.
d) Lang, unbroken building facades
should be avoided, and variety should
be accomplished through variation in
building heights and forms.
2. Distinct architectural treatment and
varying surface materials/finishes anion
the different units of a proposed multi-
story development should be provided.
Significant deviations from the originallV-
approved color palette and materials for the
project should not be approved unless a master
plan amendment Is processed and approved by
the Planning Commission.
Other Criteria Site planning should consider orientation of
livin-g areas including atios and decks awa
from abutting commerciallindustrial areaiunits
should be oriented towards an internal
*Note: There shall be a maximum development caoacity of 454 units for the entire Urban Plan Area.
These units include individual proiects as well as residential proiects combined with mixed use
development.
SOBECA URBAN PLAN
ATTACHMENT 3
•• • - • • •
• • , 0 •
• • i • •�
. -. • ,
THE PLANNING COMMISSION OF OF • DOES HEREBY
RESOLVE• •
WHEREAS, City Council adopted the SoBECA Urban Plan in April 2006, and the
Urban Plan 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 2015-2035
General Plan;
WHEREAS, SP -05-06 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);
WHEREAS, on June 21, 2016, City Council adopted 2015-2035 General Plan that
established maximum density of 40du/acre and residential development capacity of 450
units for SoBECA Urban Plan area;
WHEREAS, the proposed Urban Plan amendments involve certain text
amendments to the SoBECA Urban Plan (SP -05-06 A2);
WHEREAS, the Planning Commission conducted a public hearing on September
26, 2016, with all persons having been given the opportunity to be heard both for and
against the proposed project;
WHEREAS, the proposed amendments to the Urban Plans have been reviewed for
compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines,
and the City's environmental procedures, and has been found to be exempt pursuant to
Section 15061 (b)(3) (General Rule) of the CEQA Guidelines, in that the City Council hereby
finds that it can be seen with certainty that there is no possibility that the passage of these
Urban Plan amendments will have a significant effect on the environment. In addition, the
proposed maximum densities and development capacities were analyzed with the
General Plan EIR No. 2015111053 certified on June 21, 2016;
WHEREAS, the maximum density of 40 du/acre and development capacity of 450
dwellings and all environmental analysis were included in the certified Environmental Impact
Report No. 2015111053 adopted with 2015-2035 General Plan. The proposed amendment
is found to be in conformance with the City of Costa Mesa 2015-2035 General Plan, with
specific regard to General Plan Land Use Objectives as follows:
!21"0 10• � � ill
0 Objective LU -6A: Ensure the long term productivity and viability of the community's
0 Objective LU -4A: Encourage new development and redevelopment to improve ars
maintain the quality of the environment.
Objective LU -5A: Ensure availability of adequate community facilities and
provision of the highest level of public services possible, taking into consideration
budgetary constraints and effects on the surrounding area.
Objective LU -6A: Ensure the long-term productivity and viability of the
community's economic base.
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STATE • •, )
)ss
• • • )
1, Gary Armstrong, Acting Secretary to the Planning Commission of the City of
Costa Mesa, do hereby certify that the foregoing Resolution was passed and adopted at
a
• • the City • • Mesa • Commission held • September 26, 2016
• the following votes:
• • -
W -M M-REAMIRP.-M
• morailellop • 11 11 6
ATTACHMENT 4
Costa Mesa Affordable Housing Coalition
September 23, 2016
Chair Robert Dickson and Planning Commission Members
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
RE: Include Affordable Homes in the Adoption of the SoBECA Urban Plan Amendment
Dear Chair Dickson and Planning Commission Members:
The Costa Mesa Affordable Housing Coalition (the Coalition) is submitting this letter in support
of the Kennedy Commission's letter and recommendations dated September 23, 2016 in regards
to the adoption of the SoBECA Urban Plan Amendment. The Coalition would like to reiterate
the main points and urges the Planning Commission to take the following actions:
1. Approve a maximum of 450 units at a density of 40 du/acre at the SoBECA Urban
Plan Area ONLY IF new residential developments proposed in the overlay set-aside
20 percent of homes as affordable to lower income working households. If a property
owner chooses to develop residential uses in SoBECA, it is not a given that the new high
density residential development will be affordable. Default densities of 30 du/ac and
greater do not necessarily produce homes that are affordable to lower income working
households. This is quite evident considering the City has approved through upzoning
over 2,000 new residential units that are market -rate. Not one of these developments
proposed any set-aside of affordable units for lower income working families.
Of course, zoning that allows high density can result in the development of affordable
homes; however, that has not happened in the City. Given the City's track record, without
effective programs and policies that facilitate and encourage the development of
affordable housing for lower income families, the creation of affordable homes in
SoBECA very likely will not happen unless the City requires the 20% set aside we are
seeking.
By increasing the existing base density without requiring the inclusion of affordable units
for lower income households, the City is effectively circumventing the State Density
Bonus Law (SB 1818), which the Legislature adopted in order to encourage and facilitate
the development of new affordable homes for lower income households. Rather than
utilize the State Density Bonus Law to produce affordable homes, the City has
consistently allowed new residential development proposals to circumvent the law by
spot zoning and increasing density over what is currently allowable. As a result, the City
has failed at producing affordable homes through the Density Bonus Law.
Page 1 of 2
The City's proposed development incentives, such as increasing the allowable density,
are incredibly valuable and will undoubtedly encourage and facilitate future
developments. Rather than simply giving away incentives, the City should utilize this
opportunity to ask that 20% of homes be affordable to lower income households in return
for the proposed increased density.
2. Collaborate with the Costa Mesa Affordable Housing Coalition and community
stakeholders to develop effective housing policies (i.e., inclusionary housing) and
residential incentive overlays that will encourage and facilitate the development of
affordable home opportunities for lower income working households.
Sincerely,
Kathy Esfahani
For The Costa Mesa Affordable Housing Coalition
Page 2 of 2
September 23, 2016 COMM ISSION-F
www.keiiiiedycommission.org
17701 Cowan Ave.. Suite 200
Irvine, CA 92614
949 250 0909
Chair Robert Dickson and Planning Commission Members Fax 949 263 0647
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
RE: Include Affordable Homes in the Adoption of the SoBECA Urban Plan Amendment
Dear Chair Dickson and Planning Commission Members:
The Kennedy Commission (the Commission) is a broad based coalition of residents and
community organizations that advocates for the production of homes affordable for families
earning less than $20,000 annually in Orange County. Formed in 2001, the Commission has been
successful in partnering and working with jurisdictions in Orange County to create effective
policies that has led to the new construction of homes affordable to lower income working
families.
As the City moves forward in adopting the SoBECA Urban Plan Amendment, the Commission
urges the City to consider the following:
1. Approve a maximum of 450 units at a density of 40 du/acre at the SoBECA Urban
Plan Area ONLY IF new residential developments proposed in the overlay set-aside
20 percent of homes as affordable to lower income working households. If a property
owner chooses to develop residential uses in SoBECA, it is not a given that the new high
density residential development will be affordable. Default densities of 30 du/ac and
greater do not necessarily produce homes that are affordable to lower income working
households. This is quite evident considering the City has approved through upzoning
over 2,000 new residential units that are market -rate. Not one of these developments
proposed set-aside affordable units for lower income working families.
By increasing the existing base density, the City is effectively circumventing the use and
implementation of the State Density Bonus Law (SB 1818) for proposed projects, which
would have facilitated the development of new affordable homes for lower income
households in the City. Incentives such as the State Density Bonus Law is an effective
tool for the City to build affordable housing but the City has consistently allowed new
residential development proposals to circumvent the law by spot zoning and increasing
density that is currently allowable. As a result, the City has not been effective in
producing affordable homes through the Density Bonus Law. Zoning that allows high
density can result in the development of affordable homes, however, it has not happened
in the City. Without effective programs and policies that facilitates and encourages the
development of affordable housing for lower income families, it will probably not
happen.
Working for systemic change resulting in the production of homes affordable to Orange County's extremely low-income households
101
Chair Dickson and Planning Commission Members
September 23, 2016
Page 2 of 2
The City's proposed development incentives, such as increasing the allowable density,
has significant value to it that will undoubtedly encourage and facilitate future
developments. By giving away incentives, the City should utilize this opportunity to ask
for a community benefit in return such as a set-aside of homes that would be affordable to
lower income households in the City.
2. Collaborate with the Costa Mesa Affordable Housing Coalition and community
stakeholders to develop effective housing policies (i.e., inclusionary housing) and
residential incentive overlays that will encourage and facilitate the development of
affordable home opportunities for lower income working households.
We look forward to City's responses to our recommendations and if you have any questions,
please feel free to contact me at (949) 250-0909 or cesarc@kennedycommission.org.
Sincerely,
Cesar Covarrubias
Executive Director
cc: Kathy Esfahani, Costa Mesa Affordable Housing Coalition
Received
City of Costa Mesa
Development Services Department
SEP 2 3 2016
2—C
Land Use Element
Aerial
Key Map
ATTACHMENT 5
General Plan: Overlay
LU -64 1 Costa Mesa General Plan
2-1
General Plan Designations
Low Density Residential (8 du/ac)
Medium Density Residential (12 du/ac)
High Density Residential (20 du/ac)
I-- General Commercial
Light Industrial
Public/Institutional
SoBECA Overlay
General Plan land use overlay that allows a
maximum of 450 units. Individual residential
projects cannot exceed 40 dwelling units
per acre.
Baseline (2015)
Units................0
Square Feet..... 491,000
Acres...............39.2 Acres
Land Use Plan
Units ........................450
Maximum
Square Feet ..... .......
420,359
FAR ........................1.00
to 1.25 FAR
Density.....................40
DU/AC'
* Not to exceed 450 units for area
Figure LU -12:
SoBECA Overlay