HomeMy WebLinkAbout06-34 - Adopting the Mesa West Bluffs Urban Plan SP-05-08u
RESOLUTION NO. 06-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTING THE MESA
WEST BLUFFS URBAN PLAN SP -05-08 WITHIN AN
APPROXIMATELY 277 -ACRE AREA BOUND BY
VICTORIA STREET (NORTH), SUPERIOR AVENUE
(EAST), AND THE CITY'S CORPORATE LIMITS (SOUTH
AND WEST).
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, the overall proposed project involves the following: (1)
General Plan Amendment GP -05-11B to establish a Mixed -Use Overlay District
and related provisions in the Land Use Element; (2) Overlay Zone Petition R -05-
06B to apply a mixed-use overlay zoning district on the Zoning Map to the three
specified Urban Plan areas; (3) 19 West Urban Plan SP -05-07, Mesa West Bluffs
Urban Plan SP -05-08, and Mesa West Residential Ownership Urban Plan SP -05-
09 to adopt regulating plans for mixed-use and residential development; and
WHEREAS, the Mesa West Bluffs Urban Plan is a regulating plan that
sets forth development standards and land use regulations relating to the nature
and extent of land uses and structures in a mixed-use overlay district in
compliance with the City's 2000 General Plan; and
WHEREAS, the Mesa West Bluffs Urban Plan establishes mixed-use
development provisions for a mixed-use overlay district generally located within
an approximately 277 -acre area bound by Victoria Street (north), Superior
Avenue (east), and the City's corporate limits (south and west); and
WHEREAS, public hearings were held on February 13 and March 13,
2006 by the Planning Commission and on April 4, 2006 by the Costa Mesa City
Council, with all persons having been given the opportunity to be heard both for
and against the proposed project; and
WHEREAS, the environmental review for the project was processed in
accordance with the requirements of the California Environmental Quality Act
(CEQA), the State CEQA Guidelines, and the City of Costa Mesa Environmental
Guidelines, and an Initial Study/Mitigated Negative Declaration (IS/MND) and
mitigation -monitoring program were prepared; and
WHEREAS, according to the IS/MND, which reflects the independent
judgment of the City of Costa Mesa, the proposed project could not have a
significant effect on the environment. Additionally, the evidence in the record
as a whole indicates that the project will not individually or cumulatively have
an adverse effect on wildlife resources or habitat; and
WHEREAS, the Planning Commission recommended City Council
approval of the Mesa West Bluffs Urban Plan by adopting Resolution PC -06-
18; and
WHEREAS, the Costa Mesa City Council adopted General Plan
Amendment GP -05-11 B and the Initial Study/Mitigated Negative Declaration by
separate resolution; and
WHEREAS, the Costa Mesa City Council adopted Overlay Zone Petition
R -05-06B by separate ordinance; and
2
z
WHEREAS, the Costa Mesa City Council deems it to be in the best
interest of the City that said Mesa West Bluffs Urban Plan be adopted.
BE IT RESOLVED that the Costa Mesa City Council hereby adopts the
Mesa West Bluffs Urban Plan SP-05-08 as set forth in Exhibit "A," provided
to the City Council by separate cover.
BE IT FURTHER RESOLVED that the provisions of the Mesa West
Bluffs Urban Plan will become effective upon the effective date of the
Overlay Zone Petition R-05-06B.
PASSED AND ADOPTED this 4th day of April 2006.
Mayor, City of Costa Mesa
ATTEST:
City Clerk of the City of Costa Mesa
APPROVED AS TO FORM`
City Attorney
3
STATE OF CALIFORNIA)
COUNTY OF ORANGE ) ss.
CITY OF COSTA MESA )
I, Julie Folcik, City Clerk and ex -officio Clerk of the City Council of the City
of Costa Mesa, hereby certify that the above and foregoing Resolution No. 06-34,
was duly and regularly passed and adopted by the said City Council at a regular
meeting thereof held on the 4th day of April, 2006, by the following roll call vote:
AYES: Mansoor, Bever, Dixon, Foley, Monahan.
NOES: None.
ABSENT: None.
IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal
of the City of Costa Mesa this 5th day of April, 2006.
City C16fk and ex -officio Clerk of the City
Council of the City of Costa Mesa
Urban Plan
Development Scrz =Dept.
(]tyofCoste Mesa 77 Fac Dave
Cosa Me CA 92628EM
(714) 754-5245
CONDOMINUMS
i.Z,`E/'W Wu FT,5 OR P!`'5ais`v"I3".dd-DE'-JC„OPM'Zhvr
a'w"£9I DR PT _.!t/dI 2006.
- M i isle urban plan
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excessively restrictive by not d ctatiog 1
F i '. r t `-- -
archtectural design guidelines or ertabiichlm
�.
i -q lay SII
The City of Costa Mesa was Incorporated In 1953,
exterior buildingovors
c
- L1 ��
r
The Westside was among the earliest areas m the
l = I
11 I 1
City to develop and is characterized by a divers¢
-'
I
Population, land uses, Job opportFmfbs, and
housing chalces. Same positive aspects of the.
-h' III t
WestsidIncludee Include Its diverse land uses and
-r - Ii�IILSJI �_
II
Y,L'xt i�
l "
convenient access to Fairview Park, beaches and
Fgure 1 1/lcmrfy Map fWutside
_
� I J}1nAi0
I�
,� hU- J i i 4
other recreatmn areas.
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The Westside area is located as follows Fairview
meg, ' -
°fie nK9�"4�"%`6
r
I
1 t�
Park and the Costa Mesa Golf Club to the north
Y
!
'.
the Santa Ana Aver to the west, the City ofli
f
Newport Beach to the south, and Harbor
I) II
Boulevard and Superior Avenue to the east The
L.r.
mY ` t`�
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{I �il>x c
t
area contains approximately 1,788 acres, or 28
t ! f �l
..
square tulles (see Figure 4).
_ tbita` Mesa
i�'�
v.
The Westside Specific Plan was prepared in
-,
I i iii Y�I 7� t
-%r'F• �t (�� t
October, 2000 While this planning documentwas
r'uv e
ft
not formally adopted some of the revitalization
C s S
+
NV'1 �lfiif)�.iAji,iJlJ;
,Y d ii
-
strategies n the plan have been used as a 9u de
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f
to stimulate area -wide Improvement In addition,
Mn a
v
r.:
the Westsbe Revitalization Oversight Committee
a Ib "
`
"" "€ y
° LIYl. cLll11 „.II
i�
WROC was aanvened to
( ) recommend
oma. *�(
- rz'r-*rr I I
d -
revitalization strategies and Identify specific
��
�I t
areas for further improvement. The
4"`'
�k �a�� i�° `•'� ,�
recommendations of the WROC assisted the CI}y
_
f[J
Council in Identifying the Live/Work Overlay Zone
andproviding polity direction.
Relatlgns&ia to'Other hasavea L b P/..
The Westside Implementation Plan was adopted
\Jr , ✓
in March 2005. Three Urban Plans were created
to establish overlay zones In specific areas of the
Westside: (1) 19 West Village Urban Plan, (2)
Mesa West Bluffs Urban Plan and (3) Mesa West
Residential Ownership Urban Plan (see Figure 2).
Each Urban Plan provides guidance to property
Figure2 Idenff f'n f
rrn9.
owners and Developers for new development and
three see t U6 P/oaa s
for reviialrzahon of'Nestsid
r_ WESTSIDE URBAN PLAN AREAS
redevelopment. All together, }hese plans will
{
reinvest a framework for malar private market
reinvestment and improvements for the
-
'.. v
Westside However, the Urban Plans. avoid being
PAGE L
COUMCPt DRAFT—.-WARCFb 2005
Many cities face. similar situations where
incompatible land uses are located side-by-side,
end where public safety programs are
consistently being. impactedby ahigh demand far
.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 (CRAG). Through the efforts
of on 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 Bus! nese and Property Owners
• Rental Property Owners
• Commercial business and Property Owners
e Residential Tenants
• Community Service Organizations
The public participation process was based an 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 iso committee
encouraged to have a. large membership.
However, this committee of forty members
proved that multiple diverse opinions and interest
groups could come 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 end opinions. Compromise was not
easily achieved, but when reached it was
supported by a supermajorhy of the membership.
(Fig. 3). The WROCs final report and
implementation plan ere significant since both
documents represent the consensus of this 40 -
member committee. The City of Cast. Mesa's
Redevelopment Agency end City Council used the
WROCs findings and recommendations in their
decision-making process to identify the Urban
Plan areas and to apply General Plan land use
policies for mixed-use development (Fig. 4).
Fyure 3
Salem/
Westside
R"'nel'sce"
Oyerslght
Lainmiriae
members
makingpublic
.atsar
C/ry Council
meeting.
RM T 0 me...
PAGE
COIL" Ilik�. 1 .1 -1AbF--..,wA11?4$..k:2O10G
MUM
Mem WestBluffs 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 alive/work or residential overlay
;area. The Zoning .Map was amended an [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 Mese West Bluffs area is
:identified in Figure 9.
Ao'aF*tar eftlfieU b' '(n
..n February1'u a d March a 2066 Pl
_amm ssion conaueted bl' h _gs. on the
three arooased W t'd Urban pan, -,Ir
nlams at a r al of fve + d d t
ouble heeriaas and unanima,s1V ^ecammoaded
approval of the clan Gtv�,
On Fdate to be dot.rt m d7 G'N
58j adoroted to M W rt B f 0 b PI
:: d8iv? 'a Mcb c'7Pm t"Rar.
: : Figure.5B
CITY - COUNCIL
COMMISSIONPLANNING
Figure 5A
PACE 3
::.CII€ XCAE DRAFT -iMd8RCY,. 2006 r.. Bde6an ABSR
Puroasa of Ovzr/av Zoning
Overlay zoning is a useful tool in promoting the
long-term goals of the Mesa West Bluffs Urban
Alan. By giving p plan the weight of law, an overlay
zoning district helps ensure successful
implementation of the plan's strategies. The
overlay zone applies zoning provisions to the Mesa
West Bluffs Urban Plan area. When activated by
on 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
Profuse any major intensificotion 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 area. Thus, future
traffic will be supported by the General Plan
roadway network.
With regard to the Live/Work lofts or
Residential Overlay Zone, the Mesa West Bluffs
Urban Plan 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:
Identify dewlapmenf regulations to realize
the vision of the Urban Plan. These
regulations address mixed-use development
standards as well as public streetsaapes gad
urban design improvements and amenities.
Provide a Loud Use Matrix of allowable
uses for live/work. docloamort that
recognizes the development po'ential of the.
Plan area and need to .sensitively integrate
new development with the surrounding areas,
end therefore, promote both resident and
business community confidence in the long
term.
Encourage the construction Of Liv,1Wdi
Units that combine residential and
nonresidential uses in the some unit without
exceeding the development capacity of the
General Plan transportation system.
Attract more maidenh and merchants by
allowing mixed-use development in the form
of a live/work loft, which offers first floor
reteid/office uses and upper story living
spaces in the same unit.
Encourage adaptive r..so of existing
industrial or commercial structures, which
would result in rehabilitated buildings with
unique architecture and a wider prray of
complementary use,
stimulate impravement iu the Mesa West
Bluffs Urban Plaa area through well-
designed and integrated residential
development that is compatible with the
surrounding existing development,
:Meet demand for a nevi housing *Rs, to
satisfy a diverse residential population
comprised of artists, designers, craftspeople,
professionals and .small-business
/entrepreneurs.
Age" 6
Raaderb
Liva/Wa
Figure 7.
Artist
Rendering of
four-story
residential
buddig
Fgure B: Section Droving of
a Livc/3d iUnit,shens,,t-
home ber,,er an the ground
floc, and living meawithin
the AF r {/"rz
AT-HKR E SUSloi
OR STUDIO
PAGE
CGUN= DRAFT— AWARaH 2006
MMMMR'.. i..
The Mesa West Bluffs Urban Plan area is
characterized by a wide variety of land uses. The
plan area is compared 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 LEi a
Aland b.,mg classificationsi TqCgjjLir the
urban plan orevere shown nfl+lie #allowind ocag�
rgm'4..
ONEWER=
TheWesisides primary uses are single- and
multi -family neighborhoods, and industrial uses.
The single-family neighborhoods are located
north and south of 196 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 19i' :Street and along
Placentia, north of 19'^ Street. Industrial
properties are experiencing low vacancy rotes and
strong property values.
The primary uses in the plan area include. light
industrial uses and some local businesses. There
ore approximately 400 nonconforming residential
:units (general estimate only) in the plan area.
S.M. existing industrial businesses and
residential usesin the .urban plan area are. shown
in Figure 10.
Man Urban Ptaw
Frgure l0: Co/lection afsiie photasafresidcntiel
structures apd existing industrial businessu in fdesa
Wert @/offs (/roan Plan area.
PAGE 5
�i
I II11I I 11'11"1`1 I {Il
1rm ')
- ' Ilo-1 JLLL I`
p e
�a
S)y ?
R
Fq
Legend
' l Light Industry
mue:..
v
0009.04 ..a 012 016
FIGURE 9A
Mesa West Bluffs Urban Plan Area
General Plan Land Use Designations
n
N
m
FIGURE 9B
COUNCIL DRAF'P-PWARCH 2Cvo
Tlit.. Urban Plan
1
Master Plass for Mixed -Use Overlay Project
'l"u
ma'Ar" Fl w fitaf
e(Ifte,
It is the express intent of the Mesa West Bluffs masse p/ n p cess and
Urban Plan to allow existing industrial and o✓ rag p a ssing time..
About 4, gµ9(p*,_p?'fhs
commercial businesses to continue to operate and
:expand consistent with existing general Plan and
Zoning requirements. Opportunities far live/work
or residential development in the Mesa West
;Bluffs Urban Plan area involve properties that
PROJECT SUBMITTAL
;may be redeveloped, rehabilitated, or. adaptively z
re -used
RiaSte: Iriazr
week
The land use regulations for allowable I
devel pment may only be activated through an
approved Master Plan (F gore 11). These specific
development regulations superseda. those of the l App[iraxtcC decnxd
axixgzlt
underlying zoning district (e g. commercial end j
Application is missing inforniation
Week d
industrial), unlesspther,vise indicated. 3
Live/work and residential development proposed
v
in the Mesa West Bluffs Urban Plan area requires
?AwBsicd hpg0ttwa
approval of a Master Plan pursuant to Title 13,
22, Planning Applications, of the Casts Doe'abomie Pt. i
5-8
WeekChapter
Mesa Mumopal Cade, Applicants shalt subm t]e.
In accordance with City procedures, the Planning
Commission reviews and considers Master Plans.
Refer to Section 113-28(g), Master Plan, of the
Zoning Code regarding the review process for
preliminary Master Plansand amendments to the
Master Pipe
A devotion from the Meso West Bluffs district's
development standards (as shown in Table A 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.
Wel<.9-1.1
Week a2-13
If denied, six.mths before similar
apply atinn can be submitted
I
Week 14
PAGE 6
=UNCIC DPAF7 - MARCH 2066 MM"E- s 'd urban plan
Line/Work Laft or Live/Work Unit A mixed-use
development composed of commercially- or
industrially -oriented joint work and living
quarters in the some building, where typically the
primary use is a place of work and where there
are separately -designated residential end work
areas. A live/work unit consists of the Following:
(a) living/sleeping area, kitchen, and sanitary
facilities in conformance with the Vnifarm
Building Code and (b) adequate work space
accessible from the living area, reserved far, and
regularly used by the resident(s).
Aloeter Plan The overall development plan for a
parcel or .parcels which is :depicted. in both a
written and graphic format.
Mixed-use detzlopment - Horizontal A type of
mixed-use development where nonresidential and
residential uses are located adjacent to one
another on the same or adjoining lots of the some
development site and are typically sited in
separate buildings.
Alkeed-use denelapme f - !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.
Mixed-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 regulations of the base
zoning district when activated :through on
approved Master Plan.
Nonresidential CWaw mt. Areas of the mixed-
use development including, but not limited to,
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.
Fesideniial coolooneet 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.
Urban Plan. An implementation document
adopted by resolution by the City Council that
sets .forth development standards and [and use
regulations .relating to the nature and extent of
land uses and structures in compliance with the
City's general Plan. An Urban Plan is designed to
establish the vision, development framework, and
histgrscal/local context for a specified area.
Figure 12; Photos ofmi.red-use denelapmentprojects in
'other Orange Cgety cities,
PAGE
COUNCIL DRAFr - MARCH 2006
CENRIMM
In a live/work unit, the living portion is typically
located in the upper floors. The work space is
Separated by a well (sometimes glazed or fire
The "Illustrative Perspectives" is an example of a
rated) or a floor. This separation minimizes
live/work development project. These renderings
exposure to hazardous materials or high. -impact
are for illustrative Purposes only and are not
work activity.
intended to represent a preferred at
recommended design.
LIVE/WORK ILLUSTRATIVE
The following live/work development (Figure 13)
The illustrative provides an example of
may be representative of live/work projects
development that could thearetically be built, in
constructed in the plan aren.
conformance with the General Plan and the
development standards/zoning regulations of the
'Pro-ect Site: = acne
Zoning Code and Mesa West Bluffs Urban Plan.
;Fro'ect Tymv 1've/wo kl t
Na.of STPMeS: 3 ST -ries
'-'
Na of Un ts: 6 ury /work lofts
GZYE''.K/G2K UPIsIS
URS e 650 Seft Work Sore
1550s °t Li»onS ode
The live/work conte tof mixed -u
p se zoning has its
roots in two ideas, which are applicable to. the
2 2Q0 sc ft
Mesa West Bluffs Urban Plan area
rr"arklntr' ?S p q p
The first was the creation of a "Main Street"
,(Each unl+`figs s rale -oar
shop front by an at -grade townhouse with the
para e
first floor designed for commercial purposes. In
the shop front, separation between work. and
r -AR' Max 10 EAR
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 roast 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 live/work is important,
but who would nevertheless like some separation
between living and working spaces. This
seporation can be met by locating residential uses
above wmmercial/industrial uses, or in an entirely
separate building located on the same property.
VIRWWRIMUrbanplan
Frgure f3 ZllvsMative exampl f/:e/r+ork un is fd un rs ¢ar 43a r H 7u thworking
spocesanding r os cont n d ith no single umt.
PAGE 8
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PAGE 8A
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PAGER
PROJECT SITE: 1/2 ACRE SITE
PROJECT TYPE:. 2,200.SQ.FT. LIVE /WORK LOFT
NO. OF STORIES: 3 STORIES
NO. OF UNITS: I6 LIVE / WORK LOFTS
650.SQ.ET. 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
RESIDENTIAL .SPACE
:CIRCULATION SPACE
PARKING CIRCJLATION SPACE
PARKING. SPACE
LANDSCAPE
'MAINTENANCE SPACE
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PAGE SC
CCribNC%2 URLd.F'A'— APARCH 2000
The land use regulations for allowable Ilve/work
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 (Table A, Development
Standards)
TABLE A
1 FIGS leiblurts,"1PAN1LAA' ----
D4VI'LOPbfv9 LTANRARRS
DEVELOPMENT STANDARD
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01-111 boles, smrysuu.breb Mi:1:mr.n6fuetdAb—bnw1en wa.Wryslmcnurimd mdo bulldioss.
POOLS AND SPAS
nbwe-6rounG.pools,na epm srven nm bo m,arca 1p mo r,gvlma from soro,cd ¢umnvobuusl:cm nva me son),cl to mire. Sac
Slid ub.l_, fee 5. Adbiaorel irlberkc myy be eppficablcp ur 's Jufir— Molding Cud, roqulrc
PROJEMONS OInju um di a(rub ..uamRlwn)
{ Roof or Lsvn 0—her ,Awm,g
31116inob r1uttyuircd III elle.A o: bu11I Ilei ill, lv.
Sf _,,6P b k.
Op ndos¢I smlrwapc
:f 6-h—,. rta d b k ca
CF Y
br b 'Am Id ,u,,ur
D p1 5
YI Wsel k bld gspure- v,
- ADDITIONALDEVELOPMI,�'f S',ANDA.OA
e
C 1 Dov IopmmrF
R l 0 f II S / .kd D I
E 'Id gM 'Ns
A y fb 'Id'01 III be, . N.dPrene dalpnor lb,
APrV Iflwb"ou
All In 1111,1: be m,h I1, vm i.mcb.
ResitlmrlN Lrlse lsvdc
i I. RAild ,I,r1burloruA!, I...1, luube,-1 formleflor rCaIcnI bviAg
ryaeT Ruid¢itiN,ID,rA, ,I. I—i, muss be meb.,III, vme pnllo;uppa-
s,ndae; wa bolmdlm. How ... I,Os r,uu;extur-- Aolx;:wls do aur
, Ib I,s4knW An oar-rov "i 'Pcommon Oban spuumeax
8 NAuealuay regvlred lvrvnprycel nvvl'rc"floe lA aocumrnl o,SJCAokA kvdS
r m tmo:rAnn,q leea,:a<5.
Orelle,Inrom R,o- '. IPd;111e5
1lbovisiorl ofon,tcn - If o,Ss (III erea'Goa'1r, LA
Illuresed Ibm,,111b plefill [ S Ib l a v n
(Ar,1
J 11 ub r1lbr A csl 8-
Nolia
bu Abu l r Y q 6116,6. d",
eelln, dg 1,Atrebbillld Irl .,I,,dl,,bri beer ftl
p 1 eac h c,[op n .Ic verysIrbd lv,
d s,no beer berSALOP.
NOR WINI MM Urear Plan
PAGE
TABLE,A
mL9AdmsfRbuF`Y6 oRllArvl LA.w
D rAl r5 n 8 ,
lAvwort<DEV[60B Sp,19DIDS
II'
N L S
M It ( d
tl ala,—prvf< (c91v[1apteq)
6vs< Zcaln6 D,, -t 10 PAR
d:ArAS.Z E01.arw 10 PAR
Ln
'SW
10%
81041 BU D-10 LI1b bYD 9L011121(9 "Olt MAN BUILDISRS \ND AOCc450RY flU(LDINGI
u a 1" 1 c 111 A Ib l f n 1[ pi
1 1 1 n ti tl I[ 1 .au
P om1 1vrvlLvrPa vr4ll yv lvvrt ud ur balsnaybt IWnr r<Upfm
an't
To2,MjV,a,
M Ing ovbfiq¢cn
e" LLlll of }0 (cvr'Woas ally bf la -
Sidi ccl6ack
e In¢rmr Ofcm
• AbWI(vgappbllc rl{<q c( I iq 1haV A W ll 9., PIvr, E.. POmwa Avc., AneM1nm
A W r4 IE m
I all i II altar aVaa,
• AburAngapl bl VY tivdcTetl alley
s rta
A. A0 apii nai
tO fu.
RparS,IASk
Ab a,apabl' s 1 10 (eolx one vll pvbGc stt<en
Abalp,rastl lyonc 20fta
Ail IlAr mmrner o0w
(IAItKINC
I
VhIP'.0 q tl b. �.. 'i' d d d' P161 hY h.Pl :EC
A d I d Pat q- bIb a d I d' Cy (C M' [aIr
D gSh tlP A gR q' _ ll pal uc onl 1 l"us[dcvclap p:yal vntl ma, bo pi
1 'i pl p
Pk'BI hlib p'f IIYtl df. 6 Cp k -bYl [p 511rp PUr'cmm
ya dpFy I p - _Tie �aM1g p gnmvy' Itl I lam- p k'.0 6'9 rswh av
C d knd4d � g YII I r ccstl 1 P k(gc q vbnl d pP 'I y la. PI+ ing
J _ p d d g dl r V hn
0 1 6 1 I pP k' P k A h it G h II g u1 the
1 d f
]PA'8-. (If tlf I1d 11 b Id"fl I.I P ivu
oCv.nes ocarchmrduml sraenn de ai M1a�ls como�owN'nghsrmory I Ivbovvc mo gmd oumgad hmogbh i
s nmie[I.
r -pal SIIt VVng It ad,public
Mm -- urbism Peron
DLVCU)PM169fSPANDIniY1$
IAVSAWSI4 DEVELOPMENT S IANOAltDS
LNNWork tlnun 1 Suplag r1aarliagauSupd k aIaV tita bagad ype cf
ciliam—plada"Itao rand d 1 f, spNo Add'
park ng "1 1,ii,rial (,highee l, I' d ork oalts IIIIWml.a thas[
waa,flt aslmmepafi vTr...... ami, ""V, Diplat. vIal:
m h ........ o k a It b a. Val.1i d veldpi4an:
VI acvsaby Stay,a p d gvp h II. bl u
Minimum Parking mqu�rammis for IWr/wcrk a— (wen similar fagaucp W
hero- oce1pvp0or) i,11 be appliad ac f011owc
vtt(11 I[LitTe
sntP io.,
penis p6l xra
1�
3Paaet'�
-. T4c OPP1 rl 0 k g apply p d
!
TO1,000atp
IOspaa
15 al
pka9 1111pam, .1 Ih,OPJb
SIGNAGE
an't
To2,MjV,a,
Ls a
isn<c
o
,aaoaa,
per naa
ro LOCO sq.lt
2,O rWVII
LS rpvac
M' 5 rci -in M1-b"alicludia,lbebme
pvrilah
P, ap,
9r[r5,000sg0.
15".a
pveynll
I.stpv[[
0[+u h
PAGE 10
diY raT'. N I N d 18 Jp k
P P ltl If h
-. T4c OPP1 rl 0 k g apply p d
!
I e/ k- n y I -r a yb b-,Va.nal
pka9 1111pam, .1 Ih,OPJb
SIGNAGE
A lfity,,Wog PP i J 1
'11.11NO rw 5 'J%%IAt.aIJ 11111 LJ t1p, -1 Plf
n G,mgp 1 i4, illaCi/'S 0d
o
UuiIJgWall Sig,
Wn]lagnrbl . FVa. fogaren —a ya,Vhl—,a.,ar
--F-Sal
a boadrne Wnmgc al po Jon lhuwC
Ig gWF. All
M' 5 rci -in M1-b"alicludia,lbebme
Wail[ S Mai S. P
AV' ,A ab A VA 16 S W_
IN'S W , yal Sgid W.2 5
r -pal SIIt VVng It ad,public
Maemaa] rag, Sggl'.n[Itl"rg the bmc
f J 6. signs Y J 50%arictal alll ag,
r6apvcnmf
1n11
aCv p n'panr o h,. Cys S, O,d: ante.
PAGE 10
COUNCIL DRAFT - mAnCH 2000 MM T .. _ urban Plan
TABLE A
PAGE 11
CJS4J`NC9i DRAFT -WARCH 2o006
E®:, ®^i
Density nndlntensity aftive/W kEaselgrimso,t
The floor-area-ratic 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.
Moximam Allowable lnteasitv(Ploar-Aran-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
numher of dwelling units per acre of land.
For hve/work units, any increase from the
maximum 1.0 FAR (up to a maximum of 1.25 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 B provides maximum FARs for live/work
development in the plan area. Figure 15 is a
prototypical illustration of a live/work unit
featuring on at-home business or studio.
Table B
Development Commercial Industrial
Standard Base Zoning Base
District Zoning
District
Maximum Flocs- i 1.0 FAR 1.0 FAR
area -ratio for
live/work
development
Vehicle Trio Generation
Intensity refers to the magnitude of vehle,,
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 Plan intends to stimulate live/work and
residential developromtthat bath provide for the
critical mass without 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 venue
ltrip generation will decrease when compared to
more traditionally zoned and .developed
properties in Last. Mesa.
General Plan Conformance
The Mesa. West Bluffs Urban Plan is consistent
with the following 2000 General Plan circulation
policies:
CIR-IA.B Encourage the lniegradlon of
compatible/anduses and
housing wf'major
develaplpent,e,,,x is to
.reduce ✓ehic%use.
ap4A.9 Encourage General Plan land
uses which generate high
traffic mlumes tobe located
4ear major hwasportatiop
corridors andpublic transit
fe'dTies to minimize vehicle
use, congestion, amddelay.
aR-14.16 maintoin balance between land
use and circulatlon "ams byphasing new
development to kisals that can be
accommodate by roadways existing or planned
to exist of the time' {completion ofeach
phase of development
Mm NW, 3M UsGam, phin
Fgure 15: fxamplo ofsbuctores in mixed-use district
chat are /ocatedmang the 10 -foot "bvi/d-to-/rbe•with
parRlgq oraassbedbehwd the boUdivgs.
PAGE 12
a &8i9NC& KSPi'I2F - AIRAPCH 2006
Project Traffic Analysis d Annual 7raff'c
Monitarina
In conjunction with each Master Plan submittal,
Transportation Services staff will analyze the
following: (a) the proposed development project's
anticipated traffic/circulation impacts on the
surrounding circulation system; (b) the project's
.consistency with the Ciiy's traffic model far the
affected traffic analysis zone (TAZ), (e) 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
supplemental 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.
'6: Tipfficpnplyslszonss.
RD WOM Urban Plan
PAGE 13
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 verticalruxed-
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
LIVE/WORKUNiTS
AN 6 c the rs NC" shd as (woodworking fwntm[e
p
[tsm[rvSion, 2n• n ng, nnmmiea, ew)
i
Darber wd beeury shops
P
Goering
P
• Commercial att, oraphic design, website desigvus
p
Campus, and data processing
p
Le el Eu]neer=n'AmhiemmaLend Surve iva
P
Offiaeat Posssuct,1 ren aladmin. re mal se cs E, bneivevs'
P
Photocopying; Hlucpenting ere misted seryices; photo fmishivg
P
• PrinttagendpgbHuEa,
P
Offees: medicaVdenfel
MC
Photo a N Commercial
MC
MC
• Photo v hie pmu"' SNdio
Recording studios
MC
Studios: Dance; Martial ans;Musio, Yoga, eta.
N1C
Rctall Store
C
Buminvd mpair and mfnshn[g wllh inoidovsl sales
C
VLRTfCALMORIZONTAL MIXED` USE DEVELOPMENT WITHOUT A LIVEAVORK COMPONENTSLOWER
CONDITIONAL USE PERMIT M TRE MESA BLUFFS URBAN PLAN AREA
A
1 Rv1PvI'a rn cep d e,ks-h'nainetiops c I ,m=omlea w
nan Ith,Run...
2, All Othca uws tor IvIluld- luDDifle' th VrdEbixd at mi,. q Ire aAondai IOC Rnnvlb
tlmmpl
D P rS9n'w DunAr
as bydm
3 11 E arg (.(ons ml vaif d' [hic cable ore not oompa[ble car avcrlvy dt,ma
Fee
Exn.
bust
that
.to
ae n
usk
Notes: Laundry/dry c/eanersa/lowedina mixed-use
developicentrefer to irergfibarhpoddyc/eaoerr andnat
commercial drycl ningp/ants involving hrge anile
hazardous so/vcntssvamge and chemica/urc
PACE 14
Mostar Plan Land Use Matrix 'matrix because it 'a not listed in thea Iicoble
Muster Plan land use Matti. < 9 \ p
,5 Mast¢r Plan is reau red to be a❑nroved far all
e 1'
NEW
I[EwOOnmenr ora bits Proposed n the overlay.
Additional Uses
zan¢ As bort of Cha !Chart Pl ry a
p t -'p `f' 1 d i' f p mtt d
9ther than residential uses and those uses
conditionally permitted and prph bled lad uses
identified in ^his Land Use Maui, uses that are
New development in Nr¢ rn aed-use overlay
will be identified b refining the hstinn shown in
prohibited in the bare inn na d'str ct shall Also be
district shall be cpm #'61 th S t'
the Urban plan and use matrix.
$rohibrted in ov¢rlaY d sir ct All other uses not
development through vert ocyhor'zont I
(sped led in the Land Vse Mama may be
articulation ar archi#edural enhurvc¢ ¢n+s. 2n
A developer ma choose to 10me this Urban Plan
Considered by the Devela meet Servic¢s
addition the proposed mownw, of build'ngs'n new
land use mat z by idbrtfylt - b Wed
Direc+ar.
develPnrnent shall be nraoortional to the mass
and conditionaliv permitted uses for +he spec fia
and scale of other structures on the same block
Master Plan Prabostil. This "Mast¢r Plan" land
Depending upan the project location and/or site
use matrix will b d by he Earn 9
and building design, additional permitted and
Th tllg Id t s Qrgpd into
Commission m con lunci an w th the it
conditionally permitted uses may be appropriate.
The Proposed nra ect
eppraval of the deveiobment proiec4 and t wll
These additional uses shall be considered on a
su❑erced¢the Innd us 'm h U b iPl
project -specific basis as a part of the mater plan
i$ the Master p{gn cop d i l d h
review process. if deemed appropriate, the
dev¢Ionm¢nt 4h tl- S Ip dam„ -
a ieatritt the land use mgtrix in this Urban Plan
master plan approval shall list the additional uses
holt b tlbl#Iry tl q d Ye) p T
shall be auolsd,
allowed within the project. Conversely, addi+lona)
rh a fl Uh rlg-;,ta` 1011 p
prohibited uses could also be identified though
o"h1tecturol rH Morn '—f._h II h
Thus. +he purpose aP a separate land use ipa'r rt
this same process,
subdrvded into massing that is jfropprt onal to
n this Urb n P�-fox t��# ed e d #fi
the mass and sepl gj th i u� +h
g I- d m t>_ tiv p d d jrs 1h
rain¢ black
Zonlng. Cad¢ and #hereby all ' -fih
s❑ 'f' t` ' t d s 1 d
S# d d C dila f A or gl• e
�eV¢Ippment.
prap9Ced (a-_10 @ry# Qd-¢$ # r rs d$
O{dv the aoneflonQlly ea❑roved land Uses wa
d p n Pt' th t d8 t ^t
d sk II btpiT gh d (bhp i„
eeauire subsequent rea/¢w oad ct- b the
-mom
pr¢nared by a rs f' h I sih&Tlp itont
Planning Comm ss on at the me th i d �
A
The cl f tl 4h fh II
p❑ d P k a m` p' s
gI
spec f'cally demonstrate th t donucta 8.winkt
nestnctlons hours ai' eperot ons and th :
'. ❑lane reouirements for the abutl ng re5 dent'aI
elyd d't' f I Idb t'I'
uses are provided
lar these condi uses.
A41era Mast •PI pp d}'
At the d'sc f #h De I n n 5e
Director d' a dr" r sae `est
permit vrould b¢ dfe ren T th PI ' Q
charac}¢ristics Pdditional nr modlF-ed
£ammiseiao for r¢v ¢wbnd act �F' (i)
d 1 p - t d de nd„rJ7,d'Tp f po' I
a❑pf t k p I f I' d d+ d
'.
may beadd¢d to include.'but no+ be I reVed t
m the Master Pian land vs t 'x a a
increased setbacks ngreased w II h ht
canditam.1t (2) a, applicant seek,enhanced
Inndscapg d th pa a t¢ d
approval of land use that requires a co d'h an
treatments aimed at ethancino +he cpm ati6ility
use permit owsuant ro the Urnon Plan Innd use
of urban Infi{I pro {ects
PAGE 15
COU NCM DRAFT - MARCH 200E
swim
'g 4 e I�....
I
_ �
A Rsr+ f 4h Mn r PI d'mi
f aRm I mq,
0 dpi gin ji �R st +I (GfdR t d' @g¢ ih
H t' tl' nd d
9 ti a RNIn d o di rit
m xetl. ise tleveiaR t
The Rrov glop of he c tk-
.1.1Wo tg
i4l 'lib q'/ d bThG�
3 a Ic for to rec rd do . A
orav ' to th CC&R •'ll I t I A 'h t
subszttuent revsa atth'CC&Rs Iidtrh�
issue must b d by th Ch Art
o Ice.
s
------------
Tho
kgol eth I tlt dls I>vu
ise R dagc +'na I s P mnl <
+hl d's l u d tlad et +
jt w ult7 't cdto h i cluded' +korrADd
Mall w a de m g+. a' in... b
sfif ed t' d m i R +h..
mixed-uee averlav d str ct
i c' + ids+ of „ gportiog th f on.
nfln d f R dgt fl q t th1
„f,gzdd he II Ig lg fbor grog rt'
In ted in th Z' g G one b Int 'I
damRl'ehzd and r de' I �d tth m fl
area Iio: However the
Me should resulta f o je,, d f
gonconfgrmTywth cur ' Ct t d d
2 An ndusflel-based im rgvem.n,
grogram similar to the Pesident,ol R d I'
Incentive Praarnm BRSP)th4 Id m`
and elan check fens f- p
industrial orooer+ies
3 Public 8+reetsm6e 'm t 'm'I
to those -lona West 19th Street
-- s.. +uzsban man
I
PAGE 16
COUNCIL DRA=T — MARC14 20Dg MM M IM fdrbar Marc
A detailed landscape plan shall be approved by the
Planning Division prior to issuance of ary building
Permits. Chapter ViI, Landscaping Standards, of
the City's Zoning Codeprovides on-site landscaping
:requirements far mixed-use developmerrt.
:Developers should include extensive an -site
landscaping, plazas 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
paving, and public art should be used to enhance
'.the aesthetic quality and distinguish the area.
:5treetscape elements should be linked with the
higher intensity improvements planned far the
Mesa West Bluffs Urban Plan. The streetscape
limprovements should .also contribute to the
enhancement of the visual quality and value of the
an, of commercial, residential, and community
service uses located along major public streets,
'LANDSCAPE
The amount of required qn-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 Divisio,
LARGE DECIDUOUS TREES
Alatanusmcemoso(California . Sycamore)
• East growing deciduous tree 50+ feet tall.
• Nice naturalized look with arching
branches.
e &aodtreefarwildlife/birds.
GerGidirmi f/artdum (Palo Verde Blue)
Deciduous tree grows up to 20-30 feet
tall.
• Yellow flowers in spring March or April,
• gore much of the year, but seems to have
pits blue-green branches.
• Takes heavy so L
'figure 18I Palo i rpa Blue
Cercis Pccidenfalis(Western Redbud)
e Nice small, single or multitrunked tree,
deciduous, grows to 20 feet tall.
• Very Had 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
coves
Arglosraphylos re$gioemse,(Maroon lto)
o .Evergreen tree reaching 15 feet tall and 10
feetAde.
sure 7.- .rom�r/ee of basrour that maybe
'how,
how whi .M Qi
reddish/brown boric WBPMQA PO ark units.
• Nice specimen tree - nice arching
branches..
• Good companion plant is Rhamnus.
Hummingbird attractant,
• Needs only monthly irrigation was
established..
5g,,, 20, Manzaoiia
SMALL TREE (UNDER 20' IN HEIGHTI
Chilapsis Anearis(Desert Willow)
e. Deciduous, fast-growing tree that grows to
about 20 feet tall.
• Needs summer water (twice monthly).
• Main appeal is tho large pink blossoms.
Fg. 21: DaseFt Willow
PAGE 17
6ROUNDCOVERS
. OWN,thusgloriosus (Anchor Bay)
• grows to 1-1. }' tall and 6-8' wide. Very
6ovw,thus(5kylark) dense
• Evergreen shrub 3.6' x 5'tall, but can be. Nice blue flowers m spring and good at
:holding down weeds,kept at 3'x3'. holding Pigeon Point'(Dwarf Coyote Brush)
•
Glossy dark green leaves • ws with bright blue Brain 1 -Foot tall and about 12 feet wide
flowers in spring. dark green ground cover.
• Tolerant to summer and garden watering. • Stays Jaw and clean. Tolerates bad sail.
Blooms over long season.
M•"MI ME unbar Plan
PAGE 18
Figure 24.' Anchor Bay
LARGEFVERGREENS
Rhamnus cal"fornica 'Eva Case' and 'Mound San
Bruno'(Coffeeberry)
.Pinus torreyana (Torrey Pine)
Fast growing evergreen to 40-60 feet
• Nice evergreen. mounding shrub that
a
tall
grows to about 4-6'x61
Open habit in coastal area and more.
sails Adoptable to most andcan be
symmetrical inland.
shaped
Nice an. in right conditions - seems to
:Mound San Bruno is o little smaller than
prof., coastal climate.
Eve Case,
n
I• Resistant to oak root fargas.
goad replacements for Indian Hawthorn,
r +
Photinia, Pittosporum, etc.
rj`.gi
SHRUBS
F ,a*
ArctosPaphylos Sunset'(Sunset Mansanita)
Cegnofhusgrimushgrizontalis (Yankee Point)
Evergreen shrub that grows to about 3'by�
"-"
. Mounding ground cover or very small
6.
shrub. that grows 2-3x10',
• Bark red bark with white f lowers.
"51ar�
. Dark green glossy leaves with blue
• Considered one of dearer{neater
flowers in spring.
mememitas and compact.
• Tolerates clay soil and drought tolerant.
Fare 25: Yon4ee Paint
6ROUNDCOVERS
. OWN,thusgloriosus (Anchor Bay)
• grows to 1-1. }' tall and 6-8' wide. Very
6ovw,thus(5kylark) dense
• Evergreen shrub 3.6' x 5'tall, but can be. Nice blue flowers m spring and good at
:holding down weeds,kept at 3'x3'. holding Pigeon Point'(Dwarf Coyote Brush)
•
Glossy dark green leaves • ws with bright blue Brain 1 -Foot tall and about 12 feet wide
flowers in spring. dark green ground cover.
• Tolerant to summer and garden watering. • Stays Jaw and clean. Tolerates bad sail.
Blooms over long season.
M•"MI ME unbar Plan
PAGE 18
COUNCIL DRAF,i" IvidS.`aQF 2006
W UM' M
The following studies shall be submitted with the
project application.
Noise Studv (Required)
In the Noise Study, a qualified acoustical engineer
shall certify that the proposed construction shall
meet the Citys Noise .Ordinance requirements.
Specifically, residential interior noise levels shall
be 45 CNEL or less, and residential exterior also
levels in private open space areas shall be 65 CNEL
or less.
The General Plan describes the indoor environment
as inclusive of bathrooms, dasets, 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,
Proper design may include, but shall not be limited
to, building orientation, double pone 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 ventilation/cooling 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
leading or unloading or heavy trucks at the site.
Phase Z Environmental Asweacnev t/R d)
In the Phase I Environment Assessment,
disclosure of and measures to remediate amote
hazardous wasticesobstances shall be provided,
Where applicable, a letter of case closure is
required from the County of Orange Health Cars:
Agencyfor development sites,as applicable,
Troffrb SiA /Required as d t d b
Transo'henion Services Division)
The primary objective of new development,
redevelopment and adaptive reuse of the
Properties in the Mesa West Bluffs Urban Plan
area is to revitalize the area without—ex ceedinn
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 Master Plan would adversely affect
roadway conditions.
NUMMEr urban Mast
Figure 2& Cai/ectlano
"ne"r and indoor Prii
11"Ae rk units in the L
PAGE 19
CSbCdMCM DRAFT - i49ARCfw 2006 M. Aw, IM urban Pasic
Improvements. to bath 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 Plan 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 thelarge-
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 Plan approval
process. These improvements are intended to
accomplish the following objectives'
Reinforce the identity of the Mesa West
Bluffs Urban Plan 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..
Lpndscnpe in pabllLR Fht-af-Wo
Landscape materials have been identified far. 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
Tor medians, such as medians At West 191h and
Placentia.
Street Tree:
Platsnusracem ,st(Celiform. Sycamore)
6rwmdcover
Ceanothus glormsus(Anchor Bay)
Shrubs:
Arctostaphylos Sunset (Sunset Manzanita)
streeMcape
Streetscape improvements include planting
Fri (i.e. trees, vines, shrubs, and
groundcaver in landscaped parkways) and street
furnishings (i.e, seating, paving, lighting, and trash
receptacles). Fallowing are some suggested
streetsmps improvements that may be
implemented by the City and funded by the
Developer in conjunction with mixed-use
developments
Deroratrve Crosswalks
o Decorative paving of crosswalks (Figure
127), either a continuation of the existing
pattern that is used at the intersection
of 19th Street and Harbor Boulevard or a
new, holder pattern and color may be
:installed at this signalized intersection to
.make it safer and easier for pedestrians
Ito crap, thedecorative 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 1p" :and West
isn Street.
Decorative crosswalks along Superior
Avenue at W. IT- Street and 16" Street
will be studied. One potential location'is
the intersection of Superior. Ave, and W.
16"Street.
Fgure Z7. Esnmplesofcrasswatk treatments a no
deccrativepavmy.
PAGE 20
COUNCIL ORA ,-MARCt52005
IRD wo"BIN °Debars plan
Street /Ferorsheas for Alotor oneSecondor:including
restaurants and grocery
Street furnishings fa, M d5 d
store,
Streets m Urban Plan Are,
To provide continuity within
w
0 Groups of news sacks should be a `= i ';tu v w -
"
/
Iiff lrif F)((,.
m the plan area. and
to
g v*
placed at leash 3p0 feet a ar? � � e
P ' �`
�ul r E�
�{({j ) i
comply with Citywide standards a single set o
9. f
street furnishings will be used
-here feast b E.
I 11 s Ir
1��6 r�(
/
New
The Citys ¢dopted "Downtown Bench"
e (Dwg No D5104)
bus. shelters shall exhibit the same
desgn and color palette as those shelter:;
yyyyys f}
}
J
v
Timberform
"Renmssance or approved equal,
recently installed along West 19" Street.
color
(Figure 30).
Amoron #2103 or approved equal should
t'�
u . i .r. No.".
be used :along sidewalks and in public
Foliesin is a
9 comprehensive
spaces.(Fi
(Figure 29
9 ).
list of suggested parkway improvements or public
28 Tree
o. The City's. adopted trash container (Dog.
night-of,vey improvements that may be regwred ' :Figure
in the Mesa West Bluffs Urban Plan area. Grate
-
Na DS.105) should be used, with
minimum of are trash. container for each
Since all projects shall include sprcifq
��---%.."--
300 feet of street frontage and should
be maintained (renular
mandatary base elements to erect. a unifying
trash pickup and
theme, these elements are identified in the list
clecnsng)by the City. (Figure 31)
below. ADA compliance is required who,.
= The Lily may design or select standard
npplicoble. :
Figure 29: Ciry's gdapled"Downtown --.",
news rack system to complete the family
t
Required Base Element,
Bench"(Owg. Ab. 05104),
of approved street furnishings. The news
Fgure 30: Bus shelter on 19'"5t1et
rack system should permit the grouping of
Various landscaping &irrigation -
up to fivenews racks
improvements in public right-of-way'
> Criteria for the placement of news racks
' Street Trees per Urban Plan
Grated tree wells
�e-
should be developed, In develo in those
P P 9
Benches k trash receptacles
es
:criteria, it is recommended that at least
� Standard &ornamental street light poles
street
the existing number of news rack be
Enhanced color & textured treated
perm tted. Placement criteria may include:
sidewalks
>r'
Decorative crosswalks
o To avoid visual obstructions that
Increased sidewalk widths. or sidevmlk re-
alignments
......
may create safety and security
ham -ds, not more than five
Other Suggested Elements
individual news racks should be
grouped in one location and news
looks should
Quid pot be stacked above
Architectural retaining walls {outside
fgre 31, Lity's adapted
a height �
public right-of-wayJ
trash eontavw,(Den, Na.
undergraunding of utilities
_
¢ News rocks should be located in
Repair of adjacent parkway, curb & gutter
"'-
front of businesses with hi h
9
Entry node monuments
volumes of pedestrian activity,
PAGE 21
COUN019, DRAFT —WARCH 2006
Ffww 32 gad 33, Ill.nrative examples
ofsoggestedma..M&sign at ve pna
Street. y t afPlarentio Aue�rus.
hbte; NIP to Smle
PAGE dZ
'The Mesa West Bluffs Urban Plan will largely be
e. Victoria St. and Placentia Ave. (Figures 32
developed with separate architectural identities.
and 33)
Th. best way to achieve cohesiveness and
:identity is through use of general physical
Two potential sign locations have been chosen far
.elements that can be used consistently, or in
the above intersection. The first location is
same cases, complementarily throughout the
inside the median on Victoria St., just west of
mixed-use district. Unique gateway and street
Placentia Ave. The second [.action is to the south
signage will create an appealing and consistent
of the bike trail off the northwestern portion of
:design/amor theme throughout the district.
the intersections.
:Gafamay Mon. MartSign,
The entry monuments will identify gateways to
the Westside and enhance visibility of this area,
The community identification signoge will
hopefully encourage property owners to redeve[op
their properties into mixed-use development,
construct new residential development, or
adoptively 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 stole version of the
approved City entry monument sign may be
installed at the following locations, The exact
sign dimensions and la<ations will be determined
by the CrYs Planning and Transportation Services
Divisions as mixed-use devel.pment is proposed
Ffww 32 gad 33, Ill.nrative examples
ofsoggestedma..M&sign at ve pna
Street. y t afPlarentio Aue�rus.
hbte; NIP to Smle
PAGE dZ
Cd.EktuOX DRAFT—mAd@°r-€z 2ooe
.Victoria St, and Pamom Ave. (Figures 34
and 35)
Two potential sign locations have been chase, for
the above intersection. The first location is an
the south side of Victoria St, west of Pomona
.Ave, and north of the bike trail. The second
location Is an the north side. of Victoria St., east
of Pomona Ave., and south of the bike trail.
Placentia Ave. and W. 16th Sf.(Figure 36)
The Potential entry sign location for the be,
'.intersection depends an apossibla 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 be. 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
Costo Mesa and Newport Beach and would be a
key identifier of entry into the Westside.
Figure 34: Z/lustrative emmp/rs afsuggesfed
'monumentsgn of Vitoria Si eet, xestafPomorw
Avenue.
Note'. Nat M Smle
NWRIM urban Maes
Fryure 35: Zl/unintive examp/esol
suggstedmonumenisgnat uMoria
StreeJ,westofpamanv Avenie.
Nate::Not to smle
;F+gure36.I/lurtrafve exomp&sofs✓ggesied moriumenf SignaJapotential Fgure37. S/lushntive emmplesofruggeshdmanumenisgnotpotenha1.
'f#re melon/ocotron aJP/acentio Avenue and Were le Street bndree'sdmadran at Wert 16^5t eU5uperrarnvencejpomona Avenue
Ni Nott 5m/e Nofi::Not to Sca/e.
PAGE 23
COUNCIL o34P6cG3' _ MARCH 2006
Bonner Sloes
Street Lyhtfng far West 18th and West 17111
As major mixed-use development occurs in the
:Street
Mesa West Bluffs Urban Plan area and properties
are redeveloped, a banner signage program is
Install ornamental pedestrian lighting on
suggested for the area. Banners on private
12 -foot poles 50 feet on center
property may be displayed only in conjunction
with current or pending cultural events. in the
The decorative streetlights may be the same
district, in conjunction with .existing permanent
style and color used at the along E. 17th Street
structures in the district, or as free-stonding
or another complementary style to be specified
display of original works of artistic merit.
by the City.
Banners on private property shall not be displayed
for any reasons other then 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,
Streetlights
A mix of different streetlight Types are found
throughout the City. The most common along the
majority of arterials are the concrete
"Marbelite" pales with cobra head light fixtures,
providing either single or dual. mast -arms (Figure
40). Within the Downtown area, surrounding the
Triangle Square development are the 'Triangle
Square" streetlights, which are awned and
maintained by Triangle .Square Development
(Figure 41).
The .nostalgic streetlights were installed along
West 19" Street. Far continuity with the
SaBECA Urban Plan, 19 West Village Urban Plan,
and the East ST" Street Lighting Plan, the
"Carpinteria" ornamental street light is also
recommended far 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
F191res40 gad 41: MarweGteana
proposed far the Mesa West Bluffs Urban. Plan
nosfglg„sty/e Lghtaradards.
area:
Mm RESTSF urban plan
PAGE24