HomeMy WebLinkAbout07-07 - Adopting General Plan Amendment GP-06-02 for High-Rise Residential ProjectsRESOLUTION NO. 07-7
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTING GENERAL
PLAN AMENDMENT GP -06-02 FOR THE NORTH COSTA
MESA HIGH-RISE RESIDENTIAL PROJECTS.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS
FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the 2000
General Plan on January 22; 2002;
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of Costa Mesa;
WHEREAS, by its very nature, the General Plan needs to be updated and refined
to account for current and future community needs;
WHEREAS, the proposed North Costa Mesa High Rise Residential projects
analyzed in Final Program EIR No. 1052 involve the construction of high-rise residential
buildings by five different developers at the following development sites: (a) 3400/3420
Bristol Street (Site 1 — Segerstrom Town Center by South Coast Plaza Partners); (b)
605 Town Center Drive (Site 2 — Orange County Museum of Art by Orange County
Performing Arts Center); (c) 580 Anton Boulevard (Site 3 — The Californian at Town
Center by Fifield Properties); (d) 585 Anton Boulevard (Site 4 — Symphony Towers by
Sakioka/Stockbridge/South Coast/AMS Craig); and (e) 675 Anton Boulevard (Site 5 —
Pacific Arts Plaza by Maguire Properties);
WHEREAS, the proposed North Costa Mesa High Rise Residential projects
include the following discretionary approvals: (a) General Plan Amendment GP -06-02,
(b) Zoning Code Amendment CO -06-05; (c) North Costa Mesa Specific Plan
Amendment SP -06-02, (d) Preliminary Master Plan PA -05-53 for Segerstrom Town
Center, (e) Preliminary Master Plan PA -05-52 for Orange County Museum of Art, (f)
Preliminary Master Plan PA -05-47 for Symphony Towers, (g) Preliminary Master Plan
PA -05-50 for Pacific Arts Plaza, (h) Final Master Plan PA-05-45/Vesting Map VT -17017
for The Californian at Town Center;
WHEREAS, an amendment to the General Plan Land Use Element is required to
allow for development of high-rise residential uses proposed at the five project sites
analyzed in Final Program Environmental Impact Report (Program EIR) No. 1052
(SCH#2006011077);
WHEREAS, an amendment to the General Plan Noise Element is required for
the application of exterior noise standards to common outdoor recreational amenity
areas located on the ground level and exclusion of 65 dB exterior noise standard to
common outdoor recreational amenity areas located on upper floors and to private
outdoor patios/balconies;
WHEREAS, the proposed project was considered by the Orange County Airport
Land Use Commission (ALUC) for consistency with the Airport Environs Land Use Plan
(AELUP) at a public hearing on November 16, 2006, and General Plan Amendment GP -
06 -02 was found by the ALUC to be inconsistent with the AELUP;
WHEREAS, duly noticed public hearings were held by the Planning Commission
on August 14, 2006 and September 11, 2006 and by the City Council on November 21,
2006 and January 16, 2007 to allow for public comment on the proposed project and
with all persons having been given the opportunity to be heard both for and against the
proposed project;
WHEREAS, pursuant to California Public Resources Code Section 21676, City
Council adopted Resolution No. 06-93 notifying the ALUC of the City's intention to
overrule the ALUC Determination, and this notice was provided 45 days in advance of
the Council's action to overrule. Additionally, the ALUC and Department of
Transportation Division of Aeronautics were given a 30 -day comment period ending on
December 29, 2006 to respond to the Council's intention to overrule;
2
WHEREAS, the City Council considered the ALUC's comment letter dated
December 15, 2006 to the Council's intention to overrule the ALUC Determination and
also considered all other information received by the City related to the proposed project
prior to rendering its decision;
WHEREAS, the City Council also considered the California Department of
Transportation Division of Aeronautics comment letter dated December 29, 2006 which
indicated that the City's overrule findings complied with State law (Public Utilities Code
Section 21670).
WHEREAS, the project has been reviewed for compliance with the California
Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental
procedures, and Final Program EIR No. 1052 was prepared and available for public
review from July 19, 2006 through September 1, 2006;
WHEREAS, the City Council has reviewed all environmental documents comprising
the Final Program EIR and has found that the Final Program EIR considers all
environmental impacts of the proposed project and a reasonable range of alternatives, and
the Final Program EIR is complete and adequate and fully complies with all requirements
of CEQA, the CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines;
WHEREAS, the Planning Commission recommended that City Council certify
Final Program EIR No. 1052 by adopting Resolution No. PC -06-64 and approve the
proposed General Plan amendment by adopting Resolution No. PC -06-65;
WHEREAS, pursuant to Public Utilities Code 21676, the City Council overruled the
Orange County Airport Land Use Commission's Determination of inconsistency by
separate resolution.
WHEREAS, the City Council certified Final Program EIR No. 1052 by adoption of
Resolution No. 06-94 on November 21, 2006;
3
WHEREAS, pursuant to Public Utilities Code Section 21676, the City Council
overruled the ALUC determination by separate resolution;
BE IT RESOLVED that, based on the evidence in the record, the City Council
does hereby APPROVE General Plan Amendment GP -06-02 which amends the Land
Use and Noise Elements as set forth in Exhibit "A" attached to this resolution;
BE IT FURTHER RESOLVED that the City Council has also considered and
finds that the benefits of the project outweigh the unavoidable adverse impacts that
remain after mitigation and does adopt the Statement of Facts and Findings (Exhibit "B")
and Statement of Overriding Considerations (Exhibit "C"), as attached to this General
Plan resolution.
PASSED AND ADOPTED this 16th day of January, 2007.
ATTEST:
..4� � d
Juli Folcik, City Clerk
�& /) ,,,
Allan R. Mansoor, Mayor
APPROVED AS TO FORM:
)6t� -� 4"1
Kimberly all Barlow, City Attorney
19
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 07-7 and was duly passed
and adopted by the City Council of the City of Costa Mesa at a regular meeting held on
the 16th day of January, 2007, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS: MANSOOR, BEVER, DIXON, FOLEY, LEECE
NOES: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: NONE
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 17th day of January, 2007.
(SEAL)
JUL FOLCIK, CITY CLERK
5
Exhibit "A"
Costa Mesa 2000 General Plan
Amended Land Use and Noise Element
CHAPTER 2
LAND USE ELEMENT
2.1 PURPOSE
The Land Use Element serves as the long-range planning guide for development
in the City by indicating the location and extent of development to be allowed.
More than any other element, the Land Use Element will have a major impact on
the form and character of Costa Mesa over the next 20 years.
Through the implementation of the Land Use Element, the City seeks to
accomplish the following:
♦ Establish and maintain an orderly pattern of development in the City;
♦ Establish a land use classification system that implements land use
policies;
♦ Identify acceptable land uses and their general location; and
♦ Establish standards for residential density and non-residential building
intensity for existing and future development.
The essential components of the Land Use Element are the General Plan Land
Use Plan Map (Exhibit LU -4) and the goals and policies that guide future
development. While the General Plan Land Use Map may be seen as the most
essential component of the entire 2000 General Plan, it is basically a graphic
representation of the policies expressed by all of the 2000 General Plan's
elements. Users of this document are advised to refer to the policies as well as
the diagram when evaluating proposed development and capital improvement
projects.
The requirements for the Land Use Element are contained in Government Code
Section 65302(a). The element must designate the general distribution, location,
and extent of land used for housing, business, industry, open space (including
agriculture and parks), education, public buildings and lands, and waste disposal
LAND USE ELEMENT * PAGE LU -1
Costa Mesa General
facilities. Standards for population density and building intensity in each planning
district are also required.
2.2 RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The Land Use Element serves as the primary means of integrating the policies in
other elements of the 2000 General Plan with the proposed pattern of land uses
designated on the General Plan Land Use Map. The Housing Element contains
policies for residential development, which also are considered in the Land Use
Element. The Circulation Element provides for the maintenance of a
transportation network that will support the ultimate land uses established on the
Land Use Map. The Safety Element identifies hazards that need to be
considered in land use planning for the City. The noise contours in the Noise
Element are used as a guide to establish the land use patterns to ensure that
future development minimizes exposure of residents to excessive noise. The
Open Space and Recreation Element designates sites for community open
space uses which are considered along with other provisions of the Land Use
Element. The goals and policies of the Community Design Element establish
criteria for quality development, which are also coordinated with development -
oriented policies of the Land Use Element.
2.3 SUMMARY OF EXISTING CONDITIONS
This section provides an overview of existing land use patterns throughout the
City. Statistical land use information is summarized in Table LU -1, Land Use
Designations (2001). Vacant parcels in the City as of September 2001 are
shown in Exhibit LU -1, Vacant Land.
RESIDENTIAL AREAS
The Low -Density Residential land use designation covers 26.8 percent of the net
acreage of the City and its sphere of influence. This high percentage of low-
density is not unique to Costa Mesa, but is found throughout several
communities in Orange County. The accelerated demand for suburban homes
experienced in the mid 1950s and 1960s resulted in the conversion of thousands
of agricultural acres to large single-family housing tracts. Today this use remains
predominant in Costa Mesa. New opportunities for large-scale, single-family
development are limited with less than two acres of undeveloped Low -Density
Residential land remaining. Recent single-family construction has taken the form
of in -fill development, especially in the area east of Newport Boulevard but at a
higher density than traditional single-family neighborhoods.
Medium and High -Density Residential Land Uses account for 20.9 percent of the
net acreage of the City. In many instances, existing residential development
density exceeds the allowed number of dwelling units per acre
PAGE LU -2 + LAND USE ELEMENT
Insert Exhibit LU -1
Vacant Land
LAND USE ELEMENT + PAGE LU -3
TABLE LLIA: LAND USE DESIGNATIONS (2005)
Use
Residential
DensityLand
Acres
Designation
DU/Acre*
Same as
Developed
2,168.3
(1999)
1.8
Low -Density
<8
2,170.1
26.8%
Residential
Neighborhood Commercial
Medium -Density
<12
Same as
794.5
30.7
825,2
10.2%
Residentialte
Neighborhood Commercial
High -Density
2
<20
Same as
836.3
42.0
878.3
°
10.8/°
Residential"'
Neighborhood Commercial
Commercial-
0.20/High Traffic
Residential
<17.4
0.30/Moderate Traffic
42.6
0.9
43.5
0.5%
0.40/1 -ow Traffic
0,15/High Traffic
Neighborhood
_
0.25/Moderate Traffic
42.4
2.5
44.9
°
0.6/°
Commerciale
0.35/Low Traffic
0.75Nery Low Traffic
0.20/High Traffic
General
<20
0.30/Moderate Traffic
610.7
20.8
631.5
7.8%
Commerciale
0.40 Low Traffic
0.75Nery Low Traffic
<20
0.25/High Traffic
<40 site-
0.35/Moderate Traffic
Commercial
specific
0.45 Low Traffic
29.4
63.3
92.7
1.1%
Center
density for
0.75Nery Low Traffic
1901Blvd3
0.70 Site -Specific FAR for
1901 Newport Blvd'
<20
0.652/0.89'
114.7
0.0
114.7
1.4%
Cogional ial
<20
<100 Site-
0.50 Retail
Urban Center
Specific
0.60 Office
134.2
26.2
160.4
2.0%
Commercial
Density for
0.79 Site -Specific FAR for
South Coast
South Coast Metro Centers
Metro Center s
Cultural Arts Center
Varies'
1.77'
49.0
5.0
54.0
0.7%
0.20/High Traffic
Industrial Park
<20
0.30/Moderate Traffic
696.5
17.7
714.2
8.8%
0.40/Low Traffic
0.75Nery Low Traffic
0.15/High Traffic
Light Industry
<P0
0.25/Moderate Traffic
375.5
6.6
382.1
4.7%
0.35/Low Traffic
0.75Nery Low Traffic
Public/
_
0.25
1,281.3
0.5
1,281.8
15.8%
Institutional
Golf Course
-
<0.01
560.1
0.0
560.1
6.9%
Fairgrounds
-
<0.10
146.4
0.0
146.4
1.8%
Total
7,881.9
217.6
8,099.5
100.0%
1. Within the Medium- and High -Density Residential designation, existing residential units legally built in excess of the dwelling
units per acre standard may be rebuilt at the same higher density subject to other zoning code standards. The allowable density
or number of units to be redeveloped would be limited to the 1990 General Plan density with a 25% incentive bonus for Medium -
Density or a 50% incentive bonus for High -Density; or the existing number of units, whichever is less. 2. See High -Density
Residential text regarding areas in North Costa Mesa where the density allowance exceeds 20 units per acre. 3. See
Commercial Center text. 4. See Regional Commercial text. 5. See Urban Center Commercial text. 6. See text for Mixed -Use
Development provisions. 7. See Cultural Arts Center text for additional discussion.
PAGE LU -4 • LAND USE ELEMENT
Costa Mesa General PI^ar►
within Medium and High -Density Residential designations. This is primarily the
result of changes in the 1990 General Plan that reduced residential densities.
This change was primarily a reflection of the community's concerns for quality of
life issues related to traffic and a more appropriate balance between the amount
of land devoted to multi -family and single-family development. The density of
these existing legal, non -conforming residential developments is accounted for in
the growth and traffic projections of this 2000 General Plan,
COMMERCIAL AREAS
Commercial land use designations encompass 13.4 percent of the City's land
area. The 1,086 acres designated for commercial uses contain approximately
16.6 million square feet of commercial space. These uses are spread throughout
the City, divided into seven commercial designations and one mixed-use
designation (Commercial -Residential) (refer to Table 1-1-1-1). South Coast Plaza
contains the largest single concentration of retail uses in the City. It accounts for
30 percent of the City's commercial square footage and 25 percent of the retail
sales. Within this same area, the development in the Town Center area contains
20 percent of the City's office space.
The Harbor Boulevard commercial district encompasses almost one-third of
Costa Mesa's commercial land. The district is responsible for 40 percent of the
City's retail sales, indicating that Harbor Boulevard's trade area is of a regional
scale. The major factor for this is the concentration of new car dealerships on
Harbor Boulevard.
The 92 -acre East 17th Street commercial district contains a variety of commercial
uses, including retail, service, and office. The area generally serves local
residences and businesses. One-tenth of the City's retail sales is attributable to
East 17th Street businesses.
INDUSTRIAL AREAS
Industrial land use designations encompass 1,097 acres of land in Costa Mesa.
These uses are primarily concentrated in three major districts: the Southwest
District, the Airport Industrial District, and the North Costa Mesa Industrial District
(refer to Table LU -2). The Southwest District is the City's oldest industrial area
and the two other areas are more recently developed industrial parks located in
the northwest and northeast sections of the City.
The Southwest District contains 312 acres and represents 88 percent of the
City's land designated for Light Industry. This area contained a substantial
amount of industrial development before the City was incorporated. The area
contains several large manufacturing firms as well as a high percentage of
smaller industrial operations, frequently in multi -tenant structures. The Southwest
District is one of Costa Mesa's major employment centers employing
approximately one-fourth of the City's employees engaged in manufacturing -
related jobs. Forty-one (41) percent of the manufacturing employers are located
in this district.
The 390 -acre Airport Industrial Area is a portion of the much larger Irvine
Industrial Complex, which extends into the cities of Irvine and Tustin. This area
is characterized by large parcels and wide landscaped setbacks. Several firms
have located their main or regional headquarters in the area and are often the
single tenants in large structures.
LAND USE ELEMENT • PAGE LU -5
TABLE LU -2
INDUSTRIAL AREAS
The third industrial area is the 323 -acre industrial park located between the San
Diego Freeway, Fairview Road, the Santa Ana River, and the northerly City
limits. This district is a part of a larger industrial area which extends northward
into the City of Santa Ana. The primary users of this industrial area are large
single -tenant manufacturing firms and corporate offices. Included within this
district is the 14.5 -acre portion of the Home Ranch area located north of South
Coast Drive and west of Susan Street.
The remaining 72 acres of land designated for light industrial uses are located in
five smaller pockets in various sections of the City. These areas are generally
characterized by small parcels in areas, which were designated for industrial
uses by the City's original zoning plan.
PUBLIC AND INSTITUTIONAL AREAS
Costa Mesa contains a relatively high percentage of land designated for public
and institutional use. A total of 1,281 acres is specified in this category. When
combined with the golf course and fairgrounds designations, these uses
constitute 25 percent of the City's area.
This high proportion is primarily the result of past actions of various governmental
entities. The development of the Santa Ana Army Air Base during World War II
was the first major land acquisition by a governmental agency. This site has
since been divided and remains largely in public ownership. The current users of
the site are: Orange Coast College, Costa Mesa High School, Davis Middle
School, Presidio Elementary School, TeWinkle Park, the National Guard Armory,
Orange County Fairgrounds, Costa Mesa Farm Soccer Complex, Civic Center
Park, City Hall, and Vanguard University.
A major land acquisition by the State in 1950 was responsible for the public
ownership of the Costa Mesa Golf and Country Club, and Fairview Park. In
1950, 750 acres were acquired for a State institution. Today, the Fairview
Developmental Center occupies 111 acres of the original 750 acre site. The golf
course and most of Fairview Park belong to the City. Acquisitions by the City
and County have expanded this area to include the Talbert Regional Park site
adjacent to the Santa Ana River and the adjoining City Canyon Park.
Three golf courses exist within Costa Mesa and its sphere of influence. The
previously mentioned Costa Mesa Golf and Country Club is the only one of the
three open to the public.
PAGE LU -6 • LAND USE ELEMENT
Industrial Area
Southwest
General Plan
Light Industry
Total Acres
312
Airport
Industrial Park
390
North
Industrial Park
323
Other
Light Industry
72
Total
1,097
The third industrial area is the 323 -acre industrial park located between the San
Diego Freeway, Fairview Road, the Santa Ana River, and the northerly City
limits. This district is a part of a larger industrial area which extends northward
into the City of Santa Ana. The primary users of this industrial area are large
single -tenant manufacturing firms and corporate offices. Included within this
district is the 14.5 -acre portion of the Home Ranch area located north of South
Coast Drive and west of Susan Street.
The remaining 72 acres of land designated for light industrial uses are located in
five smaller pockets in various sections of the City. These areas are generally
characterized by small parcels in areas, which were designated for industrial
uses by the City's original zoning plan.
PUBLIC AND INSTITUTIONAL AREAS
Costa Mesa contains a relatively high percentage of land designated for public
and institutional use. A total of 1,281 acres is specified in this category. When
combined with the golf course and fairgrounds designations, these uses
constitute 25 percent of the City's area.
This high proportion is primarily the result of past actions of various governmental
entities. The development of the Santa Ana Army Air Base during World War II
was the first major land acquisition by a governmental agency. This site has
since been divided and remains largely in public ownership. The current users of
the site are: Orange Coast College, Costa Mesa High School, Davis Middle
School, Presidio Elementary School, TeWinkle Park, the National Guard Armory,
Orange County Fairgrounds, Costa Mesa Farm Soccer Complex, Civic Center
Park, City Hall, and Vanguard University.
A major land acquisition by the State in 1950 was responsible for the public
ownership of the Costa Mesa Golf and Country Club, and Fairview Park. In
1950, 750 acres were acquired for a State institution. Today, the Fairview
Developmental Center occupies 111 acres of the original 750 acre site. The golf
course and most of Fairview Park belong to the City. Acquisitions by the City
and County have expanded this area to include the Talbert Regional Park site
adjacent to the Santa Ana River and the adjoining City Canyon Park.
Three golf courses exist within Costa Mesa and its sphere of influence. The
previously mentioned Costa Mesa Golf and Country Club is the only one of the
three open to the public.
PAGE LU -6 • LAND USE ELEMENT
Costa� Mesa General
The 150 -acre Orange County Fairgrounds is owned by the 32nd District
Agricultural Association and as such, the City has limited land use control. The
site is developed with an outdoor amphitheater; exhibit halls, and equestrian
facilities. The Fair Board maintains a master plan, which depicts the future
development of the site.
LAND USE BALANCE
BALANCE OF LAND USES
Promoting a balance among the various land uses is one of the primary purposes
of the Land Use Element. The diverse needs of the community require that land
be designated for different uses in order to accommodate these needs. Human
beings need places to live, work, shop, relax, and play. Providing sufficient
quantities and locations of land for the various human uses and needs is a key
ingredient of a functional urban environment.
HOUSING, POPULATION, AND EMPLOYMENT PROJECTIONS
Providing a land use arrangement that encourages a correlation of employment
and housing opportunities is a local and regional responsibility. Providing
sufficient commercial land to support residential development is primarily a local
responsibility, although commercial uses, which serve regional needs are
provided as well. Sufficient land must also be established to meet the
recreational needs of the local community, although regional needs are often
accommodated by land within individual cities.
Table LU -3, Population, Housing, and Employment, presents historical data for
Costa Mesa's population, number of housing units, and employment
opportunities, and includes projections to the year 2020. The table is based
upon OCP -2000 Projections. Data, which is available for the 2000 Census, as of
September 2001, has also incorporated in the Land Use and Housing Elements.
TABLE LU -3
POPULATION, HOUSING, AND EMPLOYMENT
JOBS/HOUSING RELATIONSHIP
The City's current variety and distribution of land uses enables people to live
near their jobs, to shop within a reasonable distance from their homes or work, to
use recreational areas, and to conveniently carry out other daily activities.
Information available from the 1990 Census indicates that 32 percent of the
employees who reside in Costa Mesa also work in the City. An additional 51
percent work within 20 minutes of their homes.
LAND USE ELEMENT • PAGE LU -7
:r
1985 199D rr
2020'
Population
82,562
85,127 94,900 106,237
118,764
Housing
33,998
35,326 39,000 40,577
42,469
Employment
56,828
73,372 87,553 88,294
106,708
Notes:
' OCP -2000 Projections, Center for Demographic Research, California State University, Fullerton.
JOBS/HOUSING RELATIONSHIP
The City's current variety and distribution of land uses enables people to live
near their jobs, to shop within a reasonable distance from their homes or work, to
use recreational areas, and to conveniently carry out other daily activities.
Information available from the 1990 Census indicates that 32 percent of the
employees who reside in Costa Mesa also work in the City. An additional 51
percent work within 20 minutes of their homes.
LAND USE ELEMENT • PAGE LU -7
The City recognizes the importance of providing both job and housing
opportunities, and, therefore, this 2000 General Plan provides specific policies
and actions to address this issue.
BALANCE OF INDUSTRIAL AND COMMERCIAL USES
Since 1980, the amount of commercial acreage has increased while industrial
acreage has slightly declined.
Current marketplace interest is in high-tech business parks and is moving away
from light manufacturing structures. The high-tech business park developments
are often more similar to office uses than traditional manufacturing uses. This
has significant implications for parking requirements and estimates of traffic
generation and employment.
There is also increasing marketplace pressure to utilize industrial areas for
commercial uses due to lower land costs, product costs, etc. If this trend
continues, the balance between commercial and industrial uses could change
significantly.
Costa Mesa has established commercial areas, notably along the major arterials,
the South Coast Metro Area (north of the 1-405), and the Redevelopment Area (in
the vicinity of Harbor Boulevard and 19th Street), which could be negatively
impacted by the expansion of commercial uses into industrial zones. If
commercial users are allowed to use the less expensive industrial space, the
commercial zones may then begin to deteriorate as vacancy rates in commercial
buildings increase.
2.4 KEY ISSUES
Often, the full impacts of development are not felt until an area is built to or near
the intensity/density capacity of the general plan. The different types of
development issues, along with their impacts and appropriate mitigations, are
discussed below.
RESIDENTIAL DEVELOPMENT ISSUES
Early subdivisions in Costa Mesa established patterns that markedly affect the
design of current developments. Prior to the City's incorporation, much of the
eastside and the westside south of Wilson Street were subdivided into parcels
approximately 300 feet deep. Many lots were further divided, resulting in lot
widths of 60 to 66 feet. Many of these lots were vacant for a number of years;
development of others consisted mainly of single-family homes with large garden
areas.
As Costa Mesa grew and development pressures increased, construction on
these narrow, deep lots often took the form of multi -family apartments. A typical
site plan consisted of a driveway along one side of the parcel, units on the other
side, and little usable open space except for a small area at the rear of the lot.
This development pattern decreased overall land use efficiency because of the
need to provide separate driveway access to each parcel.
PAGE LU -8 + LAND USE ELEMENT
Costa M aes General P an
In the late 1970s, the problems associated with development of small, narrow,
deep lots were officially addressed with the adoption of several specific plans.
The specific plans encouraged lot consolidation by providing zoning incentives in
the way of density increases.
The Placentia/Hamilton/Pomona/19th Street Specific Plan adopted in May 1979
allowed increased density on separate, smaller parcels if two or more parcels
were developed as a single project. This unified development concept, illustrated
in Exhibit LU -2, Residential Lot Combination Opportunities, permitted
maintenance of separate ownerships while allowing the design flexibility of a
larger site. The use of easements, deed restrictions, shared driveways,
walkways, parking, and common open spaces give the impression of a single,
unified development. Consistent architecture and landscaping themes also help
to achieve the intent of lot combination.
Many of the constraints relating to narrow, deep lots also apply to small parcels.
The same inefficiencies and hazards of multiple driveways also result. Of
particular concern is the issue of constructing an additional unit while retaining
the existing unit. The location of the existing unit severely constrains design and
placement of the second unit.
Previous development standards establish 7,260 square feet for R2 -MD as the
minimum area for multi -family residential lots except individual lots within
common -interest developments, known as small -lot subdivisions. Division of
existing parcels according to this standard increases the number of subdivision -
related development problems. To prevent continuation of this trend, minimum
parcel area requirements for newly created multi -family lots was increased in
2001. For example, the Downtown Redevelopment Plan contains a minimum
area requirement of 18,000 square feet for new multi -family parcels.
Common interest developments (i.e. an undivided interest in common in a portion
of real property coupled with a separate interest in air space) also became
popular in the 1970's. Since the mid- to late -1980's, small lot, single-family
detached residential developments have become an emerging trend in
homeownership. Along with the popularity of this type of housing has come a
number of problems associated with individual lot sizes, building setbacks,
building mass, neighborhood compatibility, and the provision of landscaping,
open space and parking. Impacts to adjoining residential units often include
decreases in natural light and fresh air as well as "overbearing" and "dwarfing"
existing units.
Neighborhood compatibility issues surrounding small -lot residential
developments occurring on long, narrow properties have intensified in recent
years, especially throughout Costa Mesa's eastside. New development
standards were created for small -lot subdivisions in 2001. These standards
increased the minimum lot size and parking requirements for this type of
development. Discretionary review and approval procedures were also added to
ensure compatibility with the existing surrounding neighborhoods.
COMMERCIAL DEVELOPMENT ISSUES
Although most of the issues experienced with small parcels and narrow, deep
parcels are related to residential development, a number of older commercial
properties are subject to the same constraints. Most of the smaller commercial
lots have been combined over the years to create larger building sites, but some,
LAND USE ELEMENT • PAGE LU -9
Insert Exhibit LU -2, Residential Lot Combination Opportunities
PAGE LU -10 • LAND USE ELEMENT
Costa Mesa General P
mostly those developed in the City's early years, prior to incorporation, have
substandard parking facilities. Along the east side of Newport Boulevard, many
small parcels retain the original residential structures - some of which have been
converted to commercial use.
Commercial intensity incentives could be offered in the form of increased building
height or lot coverage. As building height limits are established primarily to
protect adjacent properties, increased height on a larger parcel, where the
structure can be further removed from the property line, would achieve the same
purpose. Present development standards require commercial buildings to be set
back from adjacent residential properties by a distance equal to twice the height
of the commercial structure. The statutory height limit, however, is two stories,
except that additional height may be granted by discretionary review and
approval. This mechanism could be used to provide commercial lot consolidation
incentives.
Increased lot coverage allowance is another potential incentive. Greater
coverage can be achieved by eliminating the required side yard setback.
Additional site planning efficiencies are realized as the number of driveways is
reduced. Elimination of driveways through lot consolidation reduces the number
of potential traffic conflict points, as well as improving on-site circulation.
Land use compatibility and traffic are also issues addressed in the 1996
"Newport Boulevard Specific Plan". Newport Boulevard has always served as
the main thoroughfare in Costa Mesa's traditional downtown area. The area's
first commercial buildings were constructed along the boulevard and many of the
original buildings still stand today, particularly in the 1800 block.
Along Newport Boulevard, north of 19th Street, commercial uses have always had
more limited exposure and visibility due to the one-way traffic flow and wide
separation from land uses to the west. The boulevard's linear nature, one-way
traffic flow, diversity of ownership patterns, and random mix of land uses
contribute to its lack of unity and identity which in turn makes it difficult to attract
new patrons and/or compatible businesses.
As an incentive to encourage private commercial redevelopment, the Newport
Boulevard Specific Plan provides for an increase of 0.05 FAR over the
Neighborhood Commercial land use designation. Based on the proximity of
residential development that abuts the rear of many of the parcels along Newport
Boulevard, and the fact that vacant land for residential development is very
limited, the specific plan provides for residential development or neighborhood
serving commercial as the most compatible land uses. The "Commercial -
Residential" designation allows a complementary mix of residential and
commercial uses, unlike any other land use designation in the 2000 General
Plan. It is anticipated that individual parcels would be developed as either a
commercial or residential use. A mix of both commercial and residential on one
parcel would only occur in a Planned Development zoning district. Residential
development would be encouraged provided that certain development standards
are met pursuant to the Newport Boulevard Specific Plan. Density would range
from 12 units per acre to 17.4 units per acre.
LAND USE COMPATIBILITY
As Costa Mesa continues to grow and to become more intensely urbanized, the
potential for increased conflicts between existing and new land uses will also
grow. The redevelopment of underutilized properties will continue to add more
LAND USE ELEMENT . PAGE LU -11
Costa Mesa General an
intense uses to the existing land use mix as the availability of developable land
decreases and property values increase. This will create an overall increase in
population and employment and all of the associated impacts of traffic
congestion, noise, public safety, etc.
Residential infill projects in the way of small lot subdivisions could have negative
impacts on established smaller scale neighborhoods. The design quality of such
subdivisions is a key issue to be addressed during the design review process.
The preservation of stable, quiet, and homogeneous neighborhoods is a prime
concern of this 2000 General Plan.
One area that is experiencing a disproportionate amount of land use conflict is
"Westside" Costa Mesa. The Westside was among the earliest areas in the City
to develop and is characterized by a considerable diversity of people, land uses,
job opportunities, and housing choices.
In an effort to address issues relating to economic redevelopment, deterioration
of the 19th Street corridor, incompatible land uses (particularly in the area south
of 19th Street), lack of code enforcement, deteriorating infrastructure, and
blighted appearance of the streetscapes, the City Council commissioned the
"Westside Specific Plan". Although not adopted, the plan will be used as a
resource document for future planning and improvement work efforts in the area.
NOISE
The Noise Element defines noise as unwanted sound. Although this definition
could encompass a wide spectrum of sound types, the most common noise
sources in Costa Mesa are traffic and aircraft. Thus, existing and future noise
levels have been examined and the Noise Element provides information on
community noise impacts and appropriate mitigation measures.
AIRPORT CONSIDERATIONS
Both the Federal Aviation Administration (FAA) and the Airport Land Use
Commission for Orange County have concern for the safety of air navigation
around John Wayne Airport, Under Part 77 of the Federal Aviation Regulations
(FAR), the FAA requires notice of proposed construction in excess of certain
heights, which may affect the safety of aircraft operations. The authority of the
FAA in these matters extends only as far as issuing a notice of hazard to air
navigation; the FAA does not have jurisdiction to prohibit construction. The
issuance of a hazard notice, however, may adversely affect the ability of a
developer to obtain financing and insurance.
The FAA standard that is of most of concern in Costa Mesa is the horizontal
surface for John Wayne Airport. This surface is 203.68 feet above mean sea
level and extends nearly two miles from the airport.
The South Coast Plaza Town Center Master Plan (the area east of Bristol Street
and north of the 1-405) was approved subject to the condition that building height
be limited to that specified by FAR Part 77 unless evidence is presented that the
structure will not pose a hazard to air navigation nor interfere with instrument
guidance systems. Evidence may be in the form of an FAA determination of no
hazard or a study by a qualified aviation consultant that has been certified by the
FAA.
PAGE LU -12 • LAND USE ELEMENT
Costa' Mesa General Plan
A number of Town Center structures have received City approval although they
encroach beyond the established horizontal surface elevation. In all cases
obstruction lighting was required, and in some cases minor adjustments to
seldom -used flight patterns were necessitated, but the safety of aircraft
operations in the airport vicinity has not been compromised.
The horizontal surface established by the FAA places restrictions on future
development proposals similar in scale to the Town Center buildings. These
developments will also be required to provide mitigation for potential hazards to
air safety.
The California Public Utilities Code provides for creation of countywide
commissions to work towards achieving compatible land uses in the vicinity of
airports. Commissions are required to formulate comprehensive land use plans,
which may include acceptable uses, height restrictions, and other building
standards, such as noise insulation. The Airport Land Use Commission for
Orange County (ALUC) has established a planning area surrounding John
Wayne Airport which sets forth standards for acceptable land uses and provides
for review of development plans for properties within its planning area.
The Airport Environs Land Use Plan, adopted by the Airport Land Use
Commission, specifies acceptable uses proximate to the airport. These are
defined as uses that will not subject people to adverse noise impacts, will not
concentrate people in areas with high potential for aircraft accidents, and will not
adversely affect navigable airspace or aircraft operations. Due to the small
number of off -airport accidents in the history of John Wayne Airport, the ALUC
has not found it necessary to designate an accident potential zone.
The City of Costa Mesa is opposed to any expansion of operations at John
Wayne Airport due to noise impacts to existing residential uses, as well as air
quality, traffic, and economic impacts to potentially displaced businesses.
LAND AVAILABILITY
In 2000, only a small portion of the land (213 acres) within the City and sphere of
influence was vacant and ready for development (refer to Exhibit LU -1, Vacant
Land). The limited amount of vacant land results in an increased demand for
redevelopment of existing properties. This trend is not new in Costa Mesa, and
the extent of private redevelopment can be expected to increase.
In considering future general plan amendments, attention must be given to
potential impacts on existing development and impacts on the character of
neighborhoods. Methods to promote the orderly transition of areas to other uses
or densities should be developed. Such methods could be in the form of zoning
regulations or specific plans. Similar methods may also be applicable to promote
the retention of historic structures, rental housing, mature vegetation, and other
existing socially or environmentally significant components of a neighborhood.
REDEVELOPMENT
Many factors - physical, economic, and social - contribute to the need for
redevelopment. The most obvious indicators are the visual and economic effects
of deteriorating properties due to age and/or lack of maintenance, declining
property values, high business turnover rates, declining sales activity, or high
vacancy rates. Usually, the physical impacts can be mitigated by appropriate
LAND USE ELEMENT + PAGE LU -13
Costa Mesa
repair and rehabilitation, but occasionally, when combined with other economic
constraints, complete removal of the structures and redevelopment of the site is
the most economically feasible approach.
The City adopted the Redevelopment Plan for the Downtown Redevelopment
Project (Project Area No. 1) on December 21, 1973. During the first decade of
the Redevelopment Plan, activities centered around public improvements within
Lions Park, including construction of a fire station and neighborhood community
center. Across from the park, a 75 -unit privately owned apartment complex for
low- and moderate -income senior citizens was built. Since 1980, street
improvements including realignment of 17th Street, widening of 19th Street, and
Harbor Boulevard redesign and construction, have been completed. The Pacific
Savings Plaza was completed in 1982, and the retail and office complex known
as the Costa Mesa Courtyards was constructed in 1985. Fagade improvements
for 26 store fronts were completed in 1986. In 1989, a 185,000 square foot multi-
level center (Triangle Square) was completed.
The role of the City in redevelopment may take the form of providing incentives
or assistance for private redevelopment, providing stimuli to spark private
improvement activities, or becoming actively involved in associated public
development or redevelopment projects.
INCENTIVES
The primary incentive the City can offer to encourage private redevelopment is
flexible land use regulations such as increased density, increased lot coverage
and height or relaxed parking standards. Incentives can be used not only to
encourage redevelopment of existing properties, but also to influence the type
and design of new development. An example is the flexible setback standards
for new commercial development in the Newport Boulevard Specific Plan area.
The most obvious incentive for the recycling of existing structures is economic
savings to the developer. The City might add to this incentive by waiving or
reducing development fees. Again, the reduced traffic impact fee schedule for
projects in the Newport Boulevard Specific Plan area is an example.
Financial assistance to owners of properties in need of rehabilitation may ease
the burden of making the necessary improvements. Since 1975, Costa Mesa's
applications for Community Development Block Grants, under the Federal
Housing and Community Development Act of 1974, have included programs of
grants and low-interest loans for rehabilitation of low- and moderate -income
owner -occupied housing units. Low-interest loans for owner/investors of rental
housing are also available when a majority of tenants are low- and very low-
income.
STIMULI
The upgrading of public facilities can also act as a stimulus to new development
or private property improvement. Paving of streets and alleys; installation of
landscaped medians, parkways, curbs, gutters, and sidewalks; correction of
drainage problems; construction of parks; construction of public parking facilities
and upgrading or undergrounding of utility services do much to improve the
image of a community. As the image of an area is elevated, the level of pride
and interest is also raised, and this is often reflected in higher levels of property
maintenance and increased improvement activity. The City should remain
vigilant for opportunities to upgrade public facilities to stimulate private property
improvement.
PAGE LU -14 • LAND USE ELEMENT
Costa Mesa General P an
PUBLIC SECTOR REDEVELOPMENT
Local governments are authorized to create redevelopment agencies and
redevelopment project areas under §33000 et sea, of the California Health and
Safety Code (Community Redevelopment Law). Redevelopment areas as
defined by the declaration of State policy must be designated on the basis of
being blighted.
The concept of redevelopment is based on the premise that public participation
and assistance are necessary in order to correct the blighting influences and
obsolete and inefficient development and ownership patterns of older communi-
ties. The function of redevelopment offers a variety of ways to solve the
development problems of otherwise undevelopable properties.
In the early 1970's, concern began to grow about the physical, economic, and
social condition of Costa Mesa's traditional "downtown". The area is identified by
the intersection of the two most heavily traveled streets in the City: Harbor
Boulevard and Newport Boulevard.
As one of the oldest parts of Costa Mesa, the downtown area contained
commercial and residential properties in declining condition. The large number
of small, separately owned parcels made private assembly of land difficult.
Because the problems of the area were not likely to be solved by private
development, the City adopted the Redevelopment Plan for the Costa Mesa
Downtown Redevelopment Project (Project Area No.1) on December 21, 1973
(see Exhibit LU -3).
In 1983, the Redevelopment Agency requested that a panel of members of the
Urban Land Use Institute (ULI) help to identify a redevelopment strategy for
Project Area No. 1. The panel concluded that the "downtown" area needed a
strong retail core with medium -density residential use surrounding the service
and retail activities. To achieve tangible results, the ULI panel recommended
giving high priority to expansion and development of a "superblock" area.
The Costa Mesa Courtyards, Triangle Square, Parcel "A", and Borders Books are
projects which were developed to fulfill this recommendation.
COMMUNITY DESIGN
In recent years, the City Council has expressed concern with the aesthetic
qualities of the community. Some areas are experiencing a significant amount of
blight while others lack a clear identity to distinguish them from other areas of the
City. Neighborhoods should be unified through design to achieve "cohesiveness."
Roadways are challenged by sign clutter, commercial strip development, blank
walls, and the absence of streetscape amenities and landscaping.
As a result of the Council's concern, a Community Design Element of the 2000
General Plan was created to provide for the promotion of quality design and
construction for buildings, structures, paths, districts, nodes, landmarks, natural
features, and significant landscaping. The Community Design Element of the
2000 General Plan strives to establish a strong visual image for the community
that emphasizes quality design, compatibility in form and scale, and the
incorporation of significant landscaping.
LAND USE ELEMENT • PAGE LU -15
Insert Exhibit LU -3, Downtown Redevelopment Project Area
PAGE LU -16 • LAND USE ELEMENT
REGIONAL PLANNING
Regional planning issues play an important role in local -level planning within the
City of Costa Mesa. Region -wide issues such as transportation, air quality,
growth management, affordable housing, and open space must be integrated
into the City's planning efforts in order to effectively address and provide
consistency with issues that effect not only Costa Mesa residents, but residents
of the region as well.
Traffic congestion and transportation is one of the most important planning
problems facing southern California. Recognizing the role that each City plays in
regional traffic problems, Costa Mesa has been an active participant in regional
Growth Management programs.
Coordination with regional agencies, such as the County of Orange, the Orange
County Council of Governments, Southern California Association of
Governments, Regional Water Quality Control Board, South Coast Air Quality
Management District, and Caltrans, ensures that local -level policies reinforce
region -wide goals and programs.
2.5 DESCRIPTION OF LAND USE PLAN
Land use designations indicate the type and nature of development allowed in a
given location. While terms like "residential", "commercial", and "industrial" are
generally understood, State General Plan law requires a clear and concise
description of land use categories that are depicted on Exhibit LU -4, General
Plan Land Use Map,
The Land Use Element contains 15 land use designations as follows:
♦ Low -Density Residential
♦ Medium -Density Residential
♦ High -Density Residential
♦ Commercial — Residential
♦ Neighborhood Commercial
♦ General Commercial
♦ Commercial Center
♦ Regional Commercial
♦ Urban Center Commercial
♦ Cultural Arts Center
♦ Industrial Park
♦ Light Industry
♦ Public/Institutional
♦ Golf Course
♦ Fairgrounds
These are also shown later in this element in Table LU -9, General Plan/Zoning
Relationships, along with their corresponding zoning districts.
LAND USE ELEMENT • PAGE LU -17
GENERAL PLAN LAND USE MAP
The General Plan Land Use Map (Exhibit LU -4) indicates the location of the land
use designations within the City and its Sphere of Influence. Copies of the
General Plan Land Use Map may be obtained from the Planning Division.
LAND USE INTENSITY/DENSITY
State General Plan law requires the Land Use Element to indicate the maximum
building intensities/densities allowed in the City. The Land Use Element contains
15 land use designations; each allows certain land uses and establishes
corresponding intensity/density standards (refer to Table LU -1 on page LU -3).
Table LU -1 also includes the expected overall levels of development within each
land use designation.
A number of terms are used to describe the land use designations. The term
"intensity" refers to the degree of development based on building characteristics
such as height, bulk, floor area ratio, and percent of lot coverage. Intensity is
most often used to describe non-residential development levels.
For most non-residential land use categories (commercial, industrial, and public),
the "floor area ratio' (FAR) provides the most convenient method of describing
levels of development. The FAR is the relationship of total gross floor area of all
buildings on a lot to the total land area of the lot expressed as a ratio. For
example, a 21,780 square -foot building on a 43,560 square -foot lot (one acre)
yields an FAR of 0.50. The FAR describes use intensity on a lot, but not the
actual building height, bulk, or lot coverage. These are regulated through the
zoning code or specific plans.
Building intensity can also be measured by the impacts generated by a particular
development. One critical impact is traffic generation. Because of the scale of
major development sites in North Costa Mesa and their potential for significant
traffic generation, trip budgets have been established for the major land holdings
covered by the North Costa Mesa Specific Plan. These trip budgets are shown
on Table LU -7 (see following discussion). Also, the FAR in many of the land use
designations is "stepped" in correlation to the traffic -generating characteristics of
a particular land use.
The term "density," in a land use context, is a measure of the desired population
or residential development capacity of the land. Residential density is described
in terms of dwelling units per gross acre (du/ac); thus, the density of a residential
development of 100 dwelling units occupying 20 acres of land is 5.0 du/acre. A
dwelling unit is a building or a portion of a building used for human habitation and
may vary considerably in size (square footage) from small apartments at 400-500
square feet to large single-family homes exceeding 5,000 square feet. For
purposes of calculating population, an average number of persons per acre or
dwelling unit for all types and sizes of dwelling units is assumed.
TRIP BUDGETS
The concept of regulating development potential in terms of both building
intensities and trip generation limits was first used to control major developments
within the Regional Commercial and Urban Center Commercial designations in
the mid-1980s. The thought behind this concept was to design a combination of
PAGE LU -18 • LAND USE ELEMENT
Insert Exhibit LU -4, General Plan Land Use Map
11 x 17
LAND USE ELEMENT • PAGE LU -19
freeway access improvements and local arterial improvements and to allocate
development rights to the major landholdings in northern Costa Mesa based
upon land use intensities which could be accommodated by the planned
improvements. These major landholdings include the Industrial Park portion of
Segerstrom Home Ranch, Metro Pointe, South Coast Plaza, South Coast Plaza
Town Center, South Coast Metro Center and the currently undeveloped portions
of Sakioka Farms.
Because of the unique combination of uses at the Orange County Fairgrounds
and Exposition Center, special trip generation rates were established for the
Fairgrounds. With this special rate and the overall community concern over the
impacts of the operation of the facility, a trip budget has also been established for
the Fairgrounds classification.
The trip budget is expressed in terms of morning (AM) and afternoon (PM) peak
hour traffic volumes. The trip budget for each of the major landholdings is based
upon the general office trip rates and office FAR standard as used in the Costa
Mesa Traffic Model prepared for this 2000 General Plan; the Regional
Commercial, Urban Center Commercial and the Fairgrounds classification are
described in the Land Use Classifications portion of this element. The trip budget
for the Fairgrounds and the Industrial Park portion of Segerstrom Home Ranch
are also based on assumptions from the 2000 General Plan Traffic Model.
The allowable floor area ratios and trip budgets shall be applied on a project -
planning rather than parcel -specific basis. This approach will allow consideration
of multi -phased or multi -lot projects as a whole development rather than
individual pieces of the whole. An example would be a commercial condominium
subdivided as a planned unit development where each building is located on a
separate lot which conforms to its building footprint and where the parking and
landscaped areas are located on common lots. In this example, the individual
building lots would have a floor area ratio of at least 1.00 FAR, but the overall
project (individual building lots and all common lots) would met the allowable
floor area ratio building intensity standard for the given land use classification.
However, the rates could be applied at a parcel -specific level if the project is or
can be developed on a single lot and not subdivided at a later date.
Subdivisions of existing developments or projects shall not cause the
development to become nonconforming or, if already nonconforming, shall not
make the development more nonconforming with respect to the density and
intensity standards for the land use designation in which the project is located
unless binding agreements restricting development of the newly created parcel(s)
are recorded as a part of the subdivision.
TRIP BUDGET TRANSFERS
The trip budgets established at the Traffic Analysis Zone (TAZ) level in the Costa
Mesa Traffic Model can also be combined or transferred between TAZs in a
specified area of the City and under certain conditions to account for large
master planned developments which contain multiple TAZs. Likewise, trips can
be combined or transferred between individual parcels within single TAZs.
Combinations and/or transfers shall only be allowed for projects, which meet the
following conditions:
PAGE LU -20 • LAND USE ELEMENT
Costa Mesa General Plan
♦ The combination and/or transfer of trips shall only be allowed in the area
of the City that is north of the 1-405 and east of Harbor Boulevard, and
shall be limited to parcels within a one mile radius of each other.
♦ Trip budget transfers shall be evaluated in the review and approval of a
planned development or master plan projects. Sufficient conditions of
approval shall be applied to the master plan or development plan to
ensure long-range control over subsequent phases of development.
♦ The combination and/or transfer of trips shall not result in any greater
impacts on the surrounding circulation system than would occur if each
Traffic Analysis Zone was developed independently.
♦ For the combination and/or transfer of trips between TAZs, such
combination and/or transfer of trips shall not exceed the total trip budget
of all parcels involved if each were developed independently according to
the floor area ratio and trip generation rates provided herein.
♦ The combination and/or transfer of trips shall not allow development
intensities, which result in abrupt changes in scale or intensity within the
project or between the project and surrounding land uses.
♦ Approval of the master plan or development plan shall be conditioned to
ensure compliance with the above criteria and to preclude future over-
development on portions of the project or properties from which trips
were transferred.
♦ Trip budget transfers shall be recorded against the properties.
DEFINITIONS
The following definitions and interpretations shall be used to implement this
portion of the General Plan Land Use Element:
Effective Trip Generation shall mean the AM and PM peak hour traffic volumes
generated onto the public streets by a specific project proposal.
Floor Area Ratio shall mean the gross floor area of a building or project divided
by the project lot area upon which it is located.
Gross Floor Area shall mean the total building area of all floors within the walls
of all structures except elevator and other vertical shafts (including stairwells) and
elevator equipment areas. Parking structures shall not be considered building
area for the purposes of calculating allowable floor area ratios.
Peak Hour shall mean the hour during the AM peak period (typically 7:00 a.m. —
9:00 a.m.) or the PM peak period (typically 3:00 p.m. — 6:00 p.m.) in which the
greatest number of vehicle trips are generated by a given land use or are
traveling on a given roadway.
Project Lot Area shall mean the total area of a project after all required
dedications or reservations for public improvements, including but not limited to
streets, parks, schools, flood control channels, etc., unless otherwise noted in
this 2000 General Plana
LAND USE ELEMENT • PAGE LU -21
Costa Mesa General
Project shall mean a development proposal submitted under a single ownership
or control at the time of the initial plan submittal and approval. A project may be
subdivided or developed in phases by subsequent multiple owners. However,
the initial building intensity established by the initial project approval shall be
maintained throughout the development of the entire project.
Trip shall mean a one-way vehicular journey either to or from a site, or it may be
a journey totally within the site. The latter is usually referenced to as an internal
trip. Each trip will have two trip ends, one at the beginning and the other at the
destination.
Trip Budget shall mean the maximum number of AM and PM peak hour trips
allocated to a project site. The trip budget shall be derived by multiplying the
project area by the allowable floor area ratio and by the AM and PM peak hour
trip generation rates for the applicable land use classification.
Trip Rate shall mean the anticipated number of trips to be generated by a
specific land use type or land use classification. The trip rate shall be expressed
as a given number of trips for a given unit of development intensity (i.e., trip per
unit, trip per 1,000 sq.ft., etc.). Trip rates used in the calculation of trip budgets
under the provisions of this section of the Land Use Element shall be those rates
established by City Council resolution. Trip rates for determining Low, Moderate
and High Traffic uses are those contained in the 4'" Edition Trip Generation
Manual published by the Institute of Transportation Engineers (ITE).
LAND USE DESIGNATIONS
Ci*9l1J=rN �a
Costa Mesa's 3,865 residential acres are divided into the Low-, Medium-, and
High -Density Residential designations.
Low -Density Residential
Low -Density Residential areas generally are intended to accommodate single-
family residences on their own parcels. Other housing types include attached
housing that provide a greater portion of recreation or open space than typically
found in multi -family developments, and clustered housing which affords the
retention of significant open space. Low -Density Residential areas are intended
to accommodate family groups and outdoor living activities in open space
adjacent to dwellings. In order to avoid land use conflicts, these areas should be
located away from or protected from the more intense non-residential areas and
major travel corridors. The density for this land use designation shall be up to
eight units to the acre. At an average household size of 2.74 persons per
dwelling unit, the projected population density within this designation would be up
to 21.9 persons per acre.
Costa Mesa contains seven distinct residential neighborhoods: 1) Eastside, 2)
Westside, 3) Mesa Verde, 4) College Park, 5) North Costa Mesa/Mesa Del
Mar/Halecrest Hall of Fame, 6) Bristol/Paularino, and 7) South Coast/Wimbledon
Village. These existing, stable single-family neighborhoods should be preserved
and maintained. The establishment of attached or clustered housing through the
planned development concept can be allowed in appropriate Low -Density
Residential areas as a means to encourage the consolidation of parcels or to
make more efficient use of larger parcels.
PAGE LU -22 • LAND USE ELEMENT
Costa Mesa General Plan
As the majority of land for Low -Density Residential use has become fully
developed, future large scale single-family tract development is precluded. It can
be expected that larger single-family lots will be proposed for subdivision in the
future. Planned developments near the maximum density may also become
more common, perhaps through combination of parcels and replacement of
single-family development.
Non-residential uses that complement and serve the surrounding residential
neighborhood are also appropriate within this designation. These uses typically
include schools, parks, churches, libraries, and public facilities. Additional uses
authorized by State law, such as group residential facilities, accessory
apartments, granny flats, and family day care homes are also appropriate.
Compatible zoning districts include R1, PDR -LD, I&R, and I&R-S.
Medium -Density Residential
The Medium -Density Residential designation is intended for single -and multi-
family developments with a density of up to 12 units to the acre. The 12 units to
the acre standard can be exceeded for legal, non -conforming Medium -Density
Residential lots of a certain size that existed as of March 16, 2000. These lots
must be less than 7,260 square feet in size, but not less than 6,000 square feet.
On lots that have a density calculation fraction equal to or greater than 1.65 units
per acre, two units may be constructed.
The 12 dwelling units per acre standard is exceeded by approximately 53 percent
of the existing Medium -Density development. Existing non -conforming units, that
are voluntarily destroyed, may be rebuilt to the same density, subject to other
standards of the zoning code and the following: the allowable density or number
of units to be redeveloped is limited to the 2000 General Plan density plus a 25
percent density incentive bonus or the existing number of units, whichever is
less.
At an average household size of 2.74 persons per dwelling unit, the projected
population density within this designation would be 32.9 persons per acre.
Density bonuses shall be granted by the City when a project is designed to
provide housing for individuals and families with specialized requirements (e.g.,
senior citizens, handicapped, very -low, low-income, and moderate income
households with needs not sufficiently accommodated by conventional housing)
with needs not sufficiently accommodated by conventional housing) or provide
other facilities or land as required by State law. The City may also grant
additional incentives or concessions pursuant to State law.
In order to encourage the development of additional residential ownership
opportunities in the Westside, City Council may designate an overlay area by
adoption of the Mesa West Residential Ownership urban plan. The Mesa West
Residential Ownership urban plan may allow residential densities up to 20 units
per acre provided that certain development standards are met for encouraging
ownership housing. With an average household size of 2.74, the projected
population density for the urban plan area would be 54.8 persons per acre.
The type of development in this designation is generally less oriented to outdoor
living activities and is thus more tolerant to impacts that might adversely affect
low-density residential development. Although still susceptible to the impacts
caused by more intense uses and noise, a Medium -Density Residential
LAND USE ELEMENT • PAGE LU -23
development has greater potential to provide mitigation through visual and
acoustical shielding. Areas for Medium -Density Residential use can be
established closer to potentially disparate uses than can Low -Density
Residential, providing the potential impacts are not of a severity that precludes
mitigation.
Because of the location and intensity of development, Medium -Density
Residential areas are also appropriate for quasi -residential uses such as
convalescent hospitals and group residential homes. Schools, churches, parks,
libraries, and related public facilities are also appropriate.
Complementary commercial uses within this designation may be allowed in
planned development projects provided that the commercial uses will have floor
area ratios that are the same as the Neighborhood Commercial land use
designation.
Medium -Density Residential areas are distributed throughout the City. The main
concentration is located southeast of Newport Boulevard between Mesa Drive
and 19th Street; northwest of Orange Avenue; southeast of Orange Avenue
between 16th and 18th Streets; and between Santa Ana and Irvine Avenue north
of Santa Isabel.
Compatible zoning districts include R1, R2 -MD, PDR -MD, I&R, and I&R-S.
High -Density Residential
Areas designated as High -Density Residential are intended for residential
development with a density of up to 20 units to the acre with the exception of
Sakioka Lot 1 and The Lakes, both of which are discussed in the following
paragraphs. Density bonuses shall be granted by the City when a project is
designed to provide housing for individuals and families with specialized
requirements (e.g., senior citizens, handicapped, very -low, low-income, and
moderate income households with needs not sufficiently accommodated by
conventional housing) or provide other facilities or land as required by State law.
The City may also grant additional incentives or concessions pursuant to State
law.
Sakioka Lot 1, a 41 -acre vacant parcel, located in the Town Center area of the
City adjacent to Anton Boulevard, has a higher density limit of 25 to 35 units to
the acre. The upper limit of 35 units per acre shall include any density bonus.
In 2007, General Plan Amendment (GP -06-02) was approved for a 2 -acre portion
of the 27 -acre The Lakes planned development project located at the northeast
corner of Avenue of the Arts and Anton Boulevard. The approval consisted of a
site-specific density increase for the 2 -acre retail site to 125 units/acre. This
equates to a maximum of 250 units on the site with an approximate building
height of 26 stories. Additionally, resident -serving commercial/retail use
component is permitted provided that minimal traffic -generation characteristics of
this retail component can be demonstrated in review and approval of a master
plan. Based on an average household size of 2.5, the projected population
density for this 2 -acre site would be 312.5 persons per acre. Additional
development standards for this planned development are contained in the North
Costa Mesa Specific Plan.
The maximum density of 20 dwelling units per acre is exceeded by approximately
46 percent of existing High -Density development. Existing non -conforming
PAGE LU -24 • LAND USE ELEMENT
developments, that are voluntarily destroyed, may be rebuilt to the original
density subject to other standards of the zoning code and the following: the
allowable density or number of units to be redeveloped would be limited to the
2000 General Plan density plus a 50 percent density incentive bonus or the
existing number of units, whichever is less.
In order to encourage the development of additional residential ownership
opportunities in the Westside, City Council may designate an overlay area by
adoption of the Mesa West Residential Ownership urban plan. For existing
developments that exceed 20 dwelling units per acre, the Mesa West Residential
Ownership urban plan may allow redevelopment of residential projects to existing
densities provided that certain development standards are met for encouraging
ownership housing.
With an average household size of 2.74, the projected population density within
this designation would be 54.8 persons per acre.
High -Density areas should be located in proximity to transportation routes,
especially those served by public transit, and also within convenient distances to
shopping and employment centers. Although proximity to the above uses and
transportation routes often results in a residential development being subject to
adverse impacts, High -Density Residential development can be less susceptible
to impacts than lower densities if visual and acoustical shielding techniques are
incorporated into the project.
In addition to the above locational preferences, viable High -Density development
is also dependent upon site characteristics. A site should be of appropriate size
and dimension before the higher densities within this designation are allowed.
Because of their location and intensity of development, High -Density Residential
areas are also appropriate for quasi -residential uses (e.g., convalescent
hospitals, and group residential homes). Schools, churches, parks, libraries, and
related public facilities are also appropriate.
Complementary commercial uses within this designation may be allowed in
planned development projects provided that the commercial uses will have Floor
Area Ratios that are the same as the Neighborhood Commercial land use
designation.
Mixed-use development projects are intended to provide additional housing
opportunities in the City by combining residential and nonresidential uses in an
integrated development. Additionally, this type of development is intended to
revitalize areas of the city (such as the Westside) without exceeding the capacity
of the General Plan transportation system. Mixed-use developments shall be
implemented through an adopted urban plan (such as the 19 West Urban Plan)
and shall be identified on the City's Zoning Map by designating either the R2 -HD
and R-3 base zoning districts with the mixed-use overlay district. The mix of
uses can occur in either a vertical or horizontal design, up to four stories in
height. Product types shall be identified in the applicable urban plan and may
include live/work units and commercial/residential units where the residential
uses are located above or adjacent to the nonresidential component.
Nonresidential uses may include office, retail, business services, personal
service, public spaces and uses, and other community amenities. In conjunction
with areas that are designated with the mixed-use zoning overlay district, the
maximum FAR is 1.0. An increase to 1.25 FAR may be allowed for mixed-use
LAND USE ELEMENT • PAGE LU -25
plans exhibiting design excellence. In a mixed-use overlay district area, this FAR
includes both residential and non-residential components, and the maximum
number of stories is four.
The mix of residential and nonresidential uses would result in an average
employee population of 22 employees per acre in the nonresidential component,
and in the residential component, the average number of residents per acre is
anticipated 65 persons. The total average population per acre is 87 persons.
Major High -Density neighborhoods are clustered around Orange Coast College;
along Mesa Verde Drive East; between Adams and Harbor; around Vanguard
University; in the northeast portion of the South Coast Metro area; in the
Downtown Redevelopment area; and the southeast portion of the City.
Compatible zoning districts include R2 -MD, R2 -HD, R3, PDR -HD, PDR -NCM,
MU, I&R, and I&R-S.
COMMERCIAL
Seven commercial land use designations are applied throughout the City. These
designations vary in location and intensity in order to accommodate the full range of
commercial activity present in Costa Mesa. Development "intensity" potential is
measured/prescribed using Floor Area Ratios in relation to the amount of traffic
expected.
Employment generation for commercial uses varies dependent upon the specific
use within the commercial designations. Population density standards range from 1
employee/300 square feet for office uses to 1 employee/500 square feet for retail
shopping center uses. Employment generation rates for a variety of commercial
uses are provided in Table LU -5.
Commercial Designations
Graduated floor area ratio standards divide commercial uses into four broad
categories based upon their traffic generation characteristics. The following table
and text lists and describes these standards.
PAGE LU -26 • LAND USE ELEMENT
Costa Mesa Gene
TABLE LU -4
COMMERCIAL BUILDING INTENSITY STANDARDS
.. -
Land Use D-
Commercial —Residential NA 0.40
0.30 0.20
Neighborhood Commercials 0.75 0.35
0.25 0.15
General Commercials 0.75 0.40
0.30 0.20
Commercial Centerd, e 0.75 0.45
0.35 0.25
Regional Commercial a. a.
a. a.
Urban Center Commercial b. b.
b. b.
Cultural Arts Center C. C.
C. C.
Notes:
a. 0.652/0.89 FAR. Refer to Regional Commercial discussion.
b. 0.50 FAR for Retail, 0.60 FAR for Office, 0.79 FAR for S.C. Metro Center. Refer to Urban
Center Commercial discussion and
the North Costa Mesa Specific Plan for additional discussion.
c. 1.77 FAR. Refer to Cultural Arts Center discussion and the North Costa Mesa Specific Plan for additional discussion,
d. 0.70 Site -Specific FAR for 1901 Newport Boulevard. Refer to Commercial Center discussion.
e. With application of the mixed-use overlay district, the FAR may range from 1.0 to 1.25.
Refer to appropriate land use
designation discussion.
The Very -Low Traffic category allows commercial uses with daily trip generation
rates of less than 3 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include mini -warehouse developments.
The Low Traffic category allows commercial uses with daily trip generation rates
between 3 and 20 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include general offices, hospitals, motels, hotels, and
furniture stores.
The Moderate Traffic category allows commercial uses with daily trip generation
rates of between 20 and 75 trip ends per 1,000 square -feet of floor area.
Allowable uses within this standard include general retail uses, car dealers,
medical and government offices, auto repair, and dry cleaners.
The High Traffic category allows commercial uses with daily trip generation rates
in excess of 75 trip ends per 1,000 square -feet of floor area. Allowable uses in
this category include restaurants, convenience markets, service stations, and
banks.
LAND USE ELEMENT < PAGE LU -27
Costa Mesa
TABLE LU -5
SELECTED EMPLOYMENT GENERATION RATES/POPULATION DENSITY
STANDARDS FOR COMMERCIAL AND INDUSTRIAL USES
Commercial Uses Generation
Rate/Population Density Standard
Retail
1 Employee/450 Square Feet'
Restaurant
1 Employee/450 Square Feet
Service Uses
1 Employee/333 Square Feet'
Corporate Headquarters
1 Employee/337 Square Feet'
Office
1 Employee/300 Square Feet'
Retail Shopping Center
1 Employee/500 Square Feet'
Hotel
1 Employee/2.5 Rooms
Performing Arts Theatre
Industrial Uses Generation
1 Employee/2,500 Square Feet
Rate/Population Density
Llghl Industry
1 Employee/470 Square Feet'
Industrial Park
1 Employee/420 Square Feet'
Office
1 Employee/300 Square Feet'
Warehouse
1 Employee/750 Square Feet
Manufacturing
1 Employee/300 Square Feet
Notes.,
' Accounts for net leasable area (10% discount from gross floor area).
' Accounts for 8% assumed future vacancy rate.
Commercial -Residential
The Commercial -Residential designation is intended to be applied to a limited
area on the eastside of Newport Boulevard between Walnut Street and Mesa
Drive. It is the intent of this land use designation to allow a complementary mix of
commercial and residential zoning along Newport Boulevard. It is anticipated
that individual parcels will be developed as either a commercial or residential
use. A mix of both commercial and residential uses on one parcel should only be
allowed as a Planned Development.
Residential development is encouraged provided that certain development
standards are met pursuant to the adopted Newport Boulevard Specific Plan,
Residential Density ranges from 12 units per acre to 17.4 units per acre. Using
average household size data from the 1990 census, the projected population
density in residential developments would be up to 44 persons per acre. It will be
necessary to ensure adequate buffering between the residential development
and non-residential uses.
It is also the intent of this land use designation to allow commercial uses, which
serve and complement the residential neighborhoods to the east and within the
specific plan area. Appropriate uses include markets, drug stores, retail shops,
financial institutions, service establishments and support office uses.
Restaurants and residency hotels such as single -room occupancy (SRO) hotels
may be appropriate if properly located to avoid adverse impacts to the
surrounding residential areas.
Population densities in commercial development within the Commercial -
Residential designation are largely a factor of the employment -generating ratios
of the uses permitted. Table LU -5 identifies the ratios used to estimate
employment projections throughout this plan. The standard mix of uses in this
PAGE LU -28 • LAND USE ELEMENT
designation would generate an average population density of 27 employees per
acre. A development that consisted of office use only would require up to 60
employees per acre. Residency hotels, such as single room occupancy (SROs),
may have resident populations of up to 117 persons per acre.
Institutional uses are also appropriate in this designation, provided that land use
compatibility and traffic issues have been addressed. Institutional uses would
require discretionary approval.
Allowable floor area ratios are 0.20 for high traffic generating uses, 0.30 for
moderate traffic generating uses, and 0.40 for low traffic generating uses as
shown on Table LU -4.
Residential and non-residential uses may be integrated into a single
development through the Planned Development process. Residential densities
in planned development projects shall not exceed 17.4 units per acre pursuant to
the development standards in the Newport Boulevard Specific Plan. Non-
commercial uses would be subject to the same floor area standards as
commercial uses in this designation.
Compatible zoning districts include AP, CL, C1, P, PDC, R2 -MD, R2 -HD, PDR -
MD, and PDR -HD.
Neighborhood Commercial
The Neighborhood Commercial designation is intended to serve convenience
shopping and service needs of local residents. Appropriate uses include
markets, drug stores, retail shops, financial institutions, service establishments
and support office uses. Restaurants, hotels and motels, and residency hotels
such as single room occupancy (SRO) hotels may be appropriate if properly
located, designed, and operated to avoid adverse impacts to surrounding uses.
Since Neighborhood Commercial uses are intended to serve nearby residential
neighborhoods, the uses permitted should be among the least intense of the
commercial uses.
Allowable floor area ratios are 0.15 for high traffic generating uses, 0.25 for
moderate traffic generating uses, 0.35 for low traffic generating uses, and 0.75
for very -low traffic generating land uses. See Table LU -4.
Population densities in the Neighborhood Commercial designation are largely a
factor of the employment -generating ratios of the uses permitted. Table LU -5
identifies the ratios used to estimate employment projections within this land use
designation. Typically, the building intensity range of this designation would
generate a corresponding population density of 23 employees per acre for a
standard mix of uses. A development that consisted of office use only would
require up to 51 employees per acre. SRO hotels would have resident
population of up to 105 persons per acre.
In conjunction with areas that are designated with the mixed-use zoning overlay
district, the maximum FAR is 1.0. An increase to 1.25 FAR may be allowed for
mixed-use plans exhibiting design excellence. In a mixed-use overlay district
area, this FAR includes both residential and non-residential components, and the
maximum number of stories is four.
Mixed-use development projects are intended to provide additional housing
opportunities in the City (such as the Westside) by combining residential and
nonresidential uses in an integrated development. Additionally, this type of
LAND USE ELEMENT + PAGE LU -29
development is intended to revitalize areas of the city, without exceeding the
capacity of the General Plan transportation system. Mixed-use developments
shall be implemented through an adopted urban plan (such as the 19 West urban
plan) and shall be identified on the City's Zoning Map by designating the CL
and/or C1 base zoning district with the mixed-use overlay district. The mix of
uses can occur in either a vertical or horizontal design, up to four stories in
height. Product types shall be identified in the applicable urban plan and may
include live/work units and commercial/residential units where the residential
uses are located above or adjacent to the nonresidential component.
Nonresidential uses may include office, retail, business services, personal
service, public spaces and uses, and other community amenities. The mix of
residential and nonresidential uses would result in an average employee
population of 22 employees per acre in the nonresidential component, and in the
residential component, the average number of residents per acre is anticipated
65 persons. The total average population per acre is 87 persons.
The Neighborhood Commercial developments are found at several intersections
found throughout the City. The main concentration of these developments are
found at the intersections of Baker Street and Fairview Road and Victoria Street
and Placentia Avenue.
Compatible zoning districts include CL, C1, AP, MU, and P.
PAGE LU -30 * LAND USE ELEMENT
General Commercial
The General Commercial designation is intended to permit a wide range of
commercial uses, which serve both local and regional needs. These areas
should have exposure and access to major transportation routes since significant
traffic can be generated. General Commercial areas should be insulated from
the most sensitive land uses, either through buffers of less sensitive uses or on-
site mitigation techniques. The most intense commercial uses should be
encouraged to locate on sites of adequate size to allow appropriate mitigation.
Appropriate uses include those found in the Neighborhood Commercial
designation plus junior department stores and retail clothing stores, theaters,
restaurants, hotels and motels, and automobile sales and service
establishments.
In the General Commercial designation, the allowable floor area ratios (FAR) are
0.20 for high traffic generating uses, 0.30 for moderate traffic generating uses,
0.40 for low traffic generating uses, and 0.75 for very low traffic generating uses
(see Table LU -4). Development within this range would typically result in
combinations of one- and two-story commercial buildings. Buildings in excess of
two stories may be permitted in select areas where the additional height would
not impact surrounding uses.
In conjunction with areas that are designated with the mixed-use zoning overlay
district, the maximum FAR is 1.0. An increase to 1.25 FAR may be allowed for
mixed-use plans exhibiting design excellence. In a mixed-use overlay district
area, this FAR includes both residential and non-residential components, and the
maximum number of stories is four.
Because of the wider range of uses and more building intensity permitted in the
General Commercial designation, the population density within this designation
will also be more intense than that found in the Neighborhood Commercial
designation. The standard mix of uses in this designation would generate an
average population density of 27 employees per acre. A development that
consisted of office use only would require up to 60 employees per acre.
Residency hotels such as single room occupancy (SRO) hotels may be located
in the General Commercial district. These hotels would have resident
populations of up to 117 persons per acre.
Mixed-use development projects are intended to provide additional housing
opportunities in the City (such as the Westside) by combining residential and
nonresidential uses in an integrated development. Additionally, this type of
development is intended to revitalize areas of the city, without exceeding the
capacity of the General Plan transportation system. Mixed-use developments
shall be implemented through an adopted urban plan (such as the 19 West
Urban Plan) and shall be identified on the City's Zoning Map by designating
either the CL, C1 and/or C2 base zoning districts with the mixed-use overlay
district. The mix of uses can occur in either a vertical or horizontal design, up to
four stories in height. Product types shall be identified in the applicable urban
plan and may include live/work units and commercial/residential units where the
residential uses are located above or adjacent to the nonresidential component.
Nonresidential uses may include office, retail, business services, personal
service, public spaces and uses, and other community amenities. The mix of
residential and nonresidential uses would result in an average employee
population of 22 employees per acre in the nonresidential component, and in the
LAND USE ELEMENT • PAGE LU -31
residential component, the average number of residents per acre is anticipated
65 persons. The total average population per acre is 87 persons.
Institutional uses are also appropriate in the General Commercial designation,
provided that land use compatibility and traffic issues have been addressed.
Institutional uses would require a discretionary approval.
As complementary uses, residential and other noncommercial uses may be allowed
through the Planned Development process. Residential densities in planned
development projects shall not exceed 20 dwelling units per acre. The
corresponding population density is up to 50 persons per acre. Noncommercial
uses would be subject to the same floor area standards as commercial uses in this
designation.
The adoption of General Plan amendment (GP -02-06) established a site-specific
FAR of 0.40 and trip budget of 186 AM peak hour trips and 281 PM peak hour trips
for the 4.4 -acre site located at 1626/1640 Newport Boulevard. These two standards
allow the development of medical office uses or similar "moderate -traffic" generating
uses provided that the site-specific trip budget is not exceeded.
Facilities that transfer, store, or dispose of hazardous wastes that are generated at
another source (off-site) are most appropriately located in the Industrial Park and
Light Industry land use designations; however, a facility with a purpose and scale of
operation that is compatible with this commercial designation may be allowed
pursuant to the issuance of a conditional use permit.
General Commercial developments are mainly located along major arterials such
as Harbor Boulevard, East 17`h Street and Bristol Street south of the 1-405 and
SR -55.
Compatible zoning districts include CL, C1, C1 -S, C2, PDC, AP, MU, and P.
Commercial Center
The Commercial Center designation is intended for large areas with a
concentration of diverse or intense commercial uses serving local and regional
needs. Appropriate uses include a wide variety and scale of retail stores,
professional offices, restaurants, hotels and theaters. Intense service uses, such
as automobile repair and service, should be discouraged. Because of the large
service area, direct access to major transportation corridors is essential.
Development within this designation is intended for a variety of intensities
ranging from one- to four-story buildings. The allowable floor area ratios are 0.25
for high traffic generating uses, 0.35 for moderate traffic generating uses, 0.45 for
low traffic generating uses, and 0.75 for very -low traffic generating uses.
In conjunction with approval of Home Ranch Alternative A, a site-specific FAR of
0.41 was established for the 17.2 -acre IKEA site. (IKEA is a large
retail/warehouse use.) This property is located at the southeast corner of South
Coast Drive and Harbor Boulevard. A trip budget of 43 AM peak hour trips and
431 PM peak hour trips was also adopted for the IKEA site. A maximum
allowable FAR of 0.40 for office uses was also established for the remaining 45.4
acres located south of South Coast Drive. The combined trip budget for this site
and the 14.5 -acre Industrial Park parcel located to the north of South Coast Drive
is 1,593 AM peak hour trips and 1,569 PM peak hour trips. The North Costa
Mesa Specific Plan provides more FAR, building height, and trip budget
information for Segerstrom Home Ranch (Area 1).
PAGE LU -32 • LAND USE ELEMENT
Costa Mesa General
In conjunction with areas that are designated with the mixed-use zoning overlay
district, the maximum FAR is 1.0. An increase to 1.25 FAR may be allowed for
mixed-use plans exhibiting design excellence. In a mixed-use overlay district
area, this FAR includes both residential and non-residential components, and the
maximum number of stories is four.
Anticipated population density for the standard mix of uses in the Commercial
Center designation would be 45 employees per acre. A development that
consisted of office use only would require up to 66 employees per acre.
Residency hotels such as single room occupancy (SRO) hotels may be located
in the Commercial Center district. These hotels would have resident populations
of up to 131 persons per acre. Again, these estimates are generalized and
should be more refined as specific development proposals are approved.
Mixed-use development projects are intended to provide additional housing
opportunities in the City (such as the Westside) by combining residential and
nonresidential uses in an integrated development. Additionally, this type of
development is intended to revitalize areas of the city, without exceeding the
capacity of the General Plan transportation system. Mixed-use developments
shall be implemented through an adopted urban plan (such as the 19 West
Urban Plan) and shall be identified on the City's Zoning Map by designating
either the CL, C1 and/or C2 base zoning districts with the mixed-use overlay
district. The mix of uses can occur in either a vertical or horizontal design, up to
four stories in height. Product types shall be identified in the applicable urban
plan and may include live/work units and commercial/residential units where the
residential uses are located above or adjacent to the nonresidential component.
Nonresidential uses may include office, retail, business services, personal
service, public spaces and uses, and other community amenities. The mix of
residential and nonresidential uses would result in an average employee
population of 22 employees per acre in the nonresidential component, and in the
residential component, the average number of residents per acre is anticipated
65 persons. The total average population per acre is 87 persons.
Institutional uses are also appropriate in this commercial designation provided
that land use compatibility and traffic issues have been addressed. Institutional
uses require discretionary approval.
As complementary uses, residential and other noncommercial uses may be
allowed through the Planned Development process. Residential densities in
planned development projects should not exceed 20 dwelling units per acre. The
corresponding population density range is up to 50 persons per acre. A site-
specific residential density of 40 du/ac was approved for 1901 Newport
Boulevard. The corresponding density range for the project is 100 persons per
acre.
The adoption of General Plan amendment (GP -02-04) established a site-specific
FAR of 0.70 and a site-specific density of 40 units/acre for the property located at
1901 Newport Boulevard, a 7.79 acre site located on the northwest corner of W.
19th Street and Newport Boulevard. The General Plan amendment recognized
the existing development intensity of the 1901 Newport Plaza commercial
building (127,500 sq. ft) and allowed additional development of 145 single-family
attached condominiums, a five -level parking structure, and two-level
subterranean parking structure.
Facilities that transfer, store, or dispose of hazardous wastes that are generated
at another source (off-site) are most appropriately located in the Industrial Park
LAND USE ELEMENT • PAGE LU -33
and Light Industry land use designations; however, a facility with a purpose and
scale of operation that is compatible with this commercial designation may be
allowed pursuant to the issuance of a conditional use permit. The Commercial
Center designation is applied to major developments in the Downtown
Redevelopment Area and is centered around the intersection of Harbor
Boulevard and 19th Street. These developments include Triangle Square, 1901
Newport Plaza, the Costa Mesa Courtyards, and Border's Books.
Compatible zoning districts include C1, C2, C1 -S, PDC, AP, MU, and P.
Regional Commercial
The Regional Commercial designation is intended to apply to large concentrated
shopping centers of regional scale and importance. The intended uses within
this designation include major department stores, specialty retail outlets,
restaurants, offices, hotel and other complementary uses.
Application of the Regional Commercial designation is limited to the existing
South Coast Plaza sites. This includes the original 97 -acre site between Bristol
and Bear Street and the additional 18 -acre site located west of Bear Street. This
designation and locational criteria recognizes the evolution of South Coast Plaza
as a regionally significant retail trade center served by major regional
transportation facilities and services. Population density standards for this
designation are projected to be up to 53 employees per acre.
The Costa Mesa 2000 General Plan Traffic Model assigns a trip budget for the
original South Coast Plaza site of 1,166 AM peak hour trips and 5,036 PM peak
hour trips. The trip budget for the site west of Bear Street is 293 AM peak hour
trips and 1,264 PM peak hour trips (see Table LU -6).
TABLE LU -6: TRIP BUDGETS FOR SOUTH C
South Coast Plaza 690,350 0.89 293 1,264
(west of Bear Street)
South Coast Plaza 2,750,000 0.652 1,166 5,036
(east of Bear Street)
Development within this designation is largely characterized by multi -story
commercial uses and parking structures. The maximum allowable floor area
ratio for the portion of South Coast Plaza west of Bear Street site shall be 0.89
(690,350 sq.ft.) The maximum floor area ratio for the original South Coast Plaza
site east of Bear Street is 0.652 (2,750,000 sq.ft.). Future expansion or
redevelopment of the South Coast Plaza site is also governed by the trip budgets
stated above.
Complementary residential uses within this designation are allowed through the
Planned Development process. The maximum allowable residential density shall
be 20 dwelling units per acre. The corresponding population density is up to 50
persons per acre.
The compatible zoning district is PDC.
PAGE LU -34 • LAND USE ELEMENT
Costa Mesa General Plan
Urban Center Commercial
The Urban Center Commercial designation is intended to allow high intensity
mixed commercial development within a limited area. Developments within this
designation can range from one- and two-story office and retail buildings to mid -
and high-rise buildings of four to approximately 25 stories, provided that the
maximum building height in the North Costa Mesa Specific Plan is not exceeded.
Appropriate uses include offices, retail shops, restaurants, residential, and hotels.
Allowable floor area ratio (FAR) standards for this designation are 0.50 for retail
uses and 0.60 for office uses with the exception of South Coast Metro Center
that has a site-specific FAR of 0.79 for combined office and retail uses. See
Table LU -7 and discussion for the South Coast Metro Center for further detail.
For mixed-use projects that include separate or distinct components, the non-
residential floor area ratio standard and the residential density standard shall
apply to each of the respective components, not the entire project site. For
mixed-use projects which do not include distinct elements or which include
mixed-use buildings, the overall level of intensity shall be governed by the
allowable non-residential floor area ratio and the maximum number of residential
units identified in this designation for a specific project site. Developments shall
also comply with the established trip budget standards and comply with the most
restrictive standard.
Complementary residential uses within this designation may be allowed through
the Planned Development Zone process. The maximum allowable residential
density within this designation shall be 20 dwelling units per acre, unless
otherwise specified in Table LU -7.
The corresponding population density is 2.74 persons per household for
residential projects of 20 dwelling units per acre, which equates to 54.8 persons
per acre.
Facilities that transfer, store, or dispose of hazardous wastes that are generated
at another source (off-site) are most appropriately located in the Industrial Park
and Light Industry land use designations; however, a facility with a purpose and
scale of operation that is compatible with this commercial designation may be
allowed pursuant to the issuance of a conditional use permit. The conditional
use permit process shall comply with the procedures and siting criteria
established by the Orange County Hazardous Waste Management Plan, the City
of Costa Mesa's zoning ordinance provisions for these types of facilities, and
other state legislation, as appropriate.
The Urban Center Commercial designation includes the following major
developments:
♦ Automobile Club of Southern California
♦ Metro Pointe
♦ South Coast Metro Center/Experian
♦ Sakioka Lot 2
In 2000, all of these four properties had development agreements with the City of
Costa Mesa that vested maximum development square footages, floor area
ratios, trip budgets, and allowed uses. It should be noted that with the adoption
of the 2000 General Plan, a new traffic model was developed and approved.
LAND USE ELEMENT • PAGE LU -36
This updated traffic model differs in methodology assumptions and trip rates
when compared to the 1990 General Plan Traffic Model. Thus the 1990 trip
budgets contained in these existing development agreements are not directly
comparable to the 2000 trip budgets. The trip budgets contained in existing
development agreements will continue to govern these properties with
appropriate adjustments made to account for differences in the traffic models
when necessary.
Provided in Table LU -7 is a summary of the various land use standards that
apply to these major developments.
TABLE LU -7
MAJOR DEVELOPMENTS
URBAN CENTER COMMERCIAL LAND USE DESIGNATION
Automobile Club of Southern California Processina Center. This 39.2 -acre
site is comprised of two parcels and is located on the southwest corner of
Sunflower Avenue and Fairview Road. The primary site contains 29.5 acres and is
located west of Fairview Road, between South Coast Drive and Sunflower Avenue.
The second parcel contains approximately 9.7 acres and is located across the
adjacent flood control channel to the west, just north of South Coast Drive. As of
2000, the site was developed with 717,000 sq. ft, of office and support service uses.
An additional 250,000 sq. ft. of development is allowed pursuant to a development
PAGE LU -36 • LAND USE ELEMENT
Development
General
General
North
Agreement
Maximum
Plan
Plan
Costa
Major Development
Maximum Non-
Allowable
Maximum
Maximum
Mesa
Residential
Residential
A.M. Peak
P.M. Peak
Specific
Building
Units
Hour Trip
Hour Trip
Plan
Sq.Ft./FAR
Budget
Budget
Applies
Automobile Club of Southern
967,000 sq.ft.
California*
0..0 FAR
0
1,190**
1,576**
No
(3333 Fairview Road)
Metro Pointe*
592,281 sq.ft.
0
729**
965**
Yes
(901 South Coast Drive only)
0.48 FAR
South Coast Metro
Residential
Residential
Residential
Residential
Yes
Center/Experian*
Option:
Option: 484
Option:
Option:
high-rise
(443-595 Anton Blvd.- odd
1,335,386 sq.ft.
residential units
1,931**
1,976**
numbers only)
per the location
0.69 FAR
in the North
Non-
Non -
Costa Mesa
Residential
Residential
Non -Residential
Specific Plan.
Option:
Option:
Option:
1,886**
1,994**
1,546,180 sq.ft.
0.79 FAR
Sakioka Lot 2*
863,000 sq.ft.
(325 Anton Blvd.)
0.50 retail FAR
0
1,062**
1,407**
Yes
0.60 office FAR
* A development agreement governs this property that specifies the maximum building square footage and floor area ratio.
** Vehicle trips per hour.
Automobile Club of Southern California Processina Center. This 39.2 -acre
site is comprised of two parcels and is located on the southwest corner of
Sunflower Avenue and Fairview Road. The primary site contains 29.5 acres and is
located west of Fairview Road, between South Coast Drive and Sunflower Avenue.
The second parcel contains approximately 9.7 acres and is located across the
adjacent flood control channel to the west, just north of South Coast Drive. As of
2000, the site was developed with 717,000 sq. ft, of office and support service uses.
An additional 250,000 sq. ft. of development is allowed pursuant to a development
PAGE LU -36 • LAND USE ELEMENT
agreement for a total of 967,000 square feet; the resultant maximum FAR is 0.56.
Future construction will be developed in phases during the 30 -year term of the
agreement. The 2000 General Plan Traffic Model establishes a trip budget of 1,190
a.m. peak hour trips and 1,576 p.m. peak hour trips for this site. Based on an - -
expected employment population of 2,574 employees, the population density
standard for the site would be approximately 66 employees per acre.
Metro Pointe. Metro Pointe includes two office building sites located north of
South Coast Drive at its intersection with Greenbrook Drive and approximately
28.5 acres of land located south of South Coast Drive along the San Diego
Freeway. A development agreement approved in 1994 addresses the site south
of South Coast Drive. The development agreement vests the property owner
with the ability to construct 592,281 square feet of office and commercial uses
with a resultant floor area ratio of 0.48. The 2000 General Plan Traffic Model
establishes a trip budget of 729 a.m. peak hour trips and 965 p.m. peak hour trips
for Metro Pointe. This property is also located in the North Costa Mesa Specific
Plan. Using the employment generation rates in Table LU -5, this results in an
allowable population density standard of up to 150 employees per acre.
South Coast Metro Center/Experian. The 44.72 -acre South Coast Metro
Center/Experian sites were the subjects of a development agreement in 2000.
The project is located south of Anton Boulevard and east of Avenue of the Arts.
Upon completion, the site will include nearly 1,546,180 square feet of office and
commercial development. GP 99-06 created a site-specific FAR of 0.79 for the
combined South Coast Metro Center and Experian sites. The 2000 General Plan
Traffic Model establishes a trip budget of 1,886 a.m. peak hour trips and 1,994
p.m. peak hour trips. This property is also located in the North Costa Mesa
Specific Plan. The anticipated population density standard is up to 90 employees
per acre.
In 2006, General Plan Amendment (GP -06-02) was approved, and it consisted of
a site-specific residential density increase for a 4.86 -acre site portion of this
development as an optional development scenario for this property. The
maximum density allowed is 100 units/acre with integrated ancillary retail uses.
This equates to a maximum density of 484 high-rise units at 100 units/acre. The
residential development option results in a corresponding decrease in the
maximum allowable floor area ratio and building square footages for non-
residential buildings in order to be similar to the a.m. and p.m. trip budgets
established for the South Coast Metro Center/Experian sites for strictly a non-
residential development. See Table LU -7 for the trip budget and floor area ratio
for the residential option. The North Costa Mesa Specific Plan provides further
detail for these properties. The anticipated population density standard is 255
residents/employees per acre for this 4.86 -acre site.
Sakioka Lot 2. The 33 -acre Sakioka Lot 2 is located south and east of Anton
Boulevard. This site is undeveloped except for farmhouses and farm operation
facilities. Pursuant to a development agreement for the site, the maximum
allowable building square footage is 863,000 square feet with a corresponding
maximum floor area ratio of 0.50 retail/0.60 office. The 2000 General Plan Traffic
Model establishes a trip budget of 1,062 a.m. peak hour trips and 1,407 p.m. peak
hour trips. This property is also located in the North Costa Mesa Specific Plan.
The anticipated population density standard for Sakioka Lot 2 is up to 90
employees per acre.
The compatible zoning district is PDC.
LAND USE ELEMENT • PAGE LU -37
Costa. Mesa General P
Cultural Arts Center
As part of GP -00-02, the Cultural Arts Center designation was applied to the 54
acres that comprise South Coast Plaza Town Center. This area is generally
bounded by Sunflower Avenue to the north, Bristol Street to the west, Avenue of
the Arts to the east, and the San Diego (1-405) Freeway to the south. This
designation is limited to this geographical area, and it is not intended to be
applied to other locations in the City.
The Cultural Arts Center designation allows intensely developed mixed
commercial and cultural uses within a limited area. The intended uses within this
designation include mid- to high-rise offices, hotels, restaurants, retail and
cultural uses (theater, art museum or academy, etc.), as well as mid- to high-rise
residential units in limited areas that are defined in the North Costa Mesa
Specific Plan. It serves as the cultural center of the community and provides a
focus to the arts -related uses, with the complement of nearby employment and
shopping opportunities.
The overall allowable floor area ratio (FAR) standard for this designation is 1.77.
Included in this FAR calculation is the land dedicated or reserved in 2000 for the
Avenue of the Arts off -ramp and associated flood control channel improvements.
The 1.77 FAR may be exceeded on individual parcels within South Coast Plaza
Town Center provided that over the entire 54 -acre site the 1.77 FAR is not
exceeded. Further delineation of the allocation within South Coast Plaza Town
Center of the floor area ratio and trip budget is provided in the North Costa Mesa
Specific Plan. Based on the employment generation analysis contained in Final
Program EIR No. 1047 prepared for South Coast Plaza Town Center, the
anticipated population density is 275 employees per acre.
In 2006, General Plan Amendment (GP -06-02) was approved, and it established
a high-rise residential development option for each of the three sub -areas in
South Coast Plaza Town Center. The maximum number of residential units
allowed in the entire South Coast Plaza Town Center is 535 units, which results
in an average residential population density of 25 persons per acre over the
entire 54 -acre area. The high-rise residential development option is further
detailed in the North Costa Mesa Specific Plan. As shown in the following table,
this scenario results in a corresponding decrease in the maximum allowable floor
area ratio and building square footages for non-residential buildings in order to
maintain the a.m. and p.m. trip budgets established for the South Coast Plaza
Town Center.
PAGE LU -38 • LAND USE ELEMENT
Costa Mesa Genu Plan
TABLE LU -7A
COAST PLAZA TOWN CENTER
Residential 1,70' 3,991,008 sq.ft. 535 5,1232 6,632
Option
Non -Residential 1.77° 4,161,813 sq.ft. 80 5,180 6,632
Option s
1. This maximum FAR may be increased to no more than 1.77 in direct relation to the decrease in the
maximum number of high-rise residential units.
2. This maximum peak hour trip budget may be increased to no more than 5,180 a.m. peak hour trips
in direct relation to the decrease in the maximum number of high-rise residential units.
3. This alternative includes the 80 high-rise residential units associated with the museum site in
Segerstrom Center for the Arts; see North Costa Mesa Specific Plan.
4. This maximum FAR may not be increased if the 80 -unit residential component is not constructed;
see North Costa Mesa Specific Plan.
The compatible zoning district is TC.
INDUSTRIAL DESIGNATIONS
Two industrial land use designations are applied to over 1,000 acres in the City.
These designations accommodate a variety of industrial and compatible office
uses and support some commercial uses. Development "intensity" potential is
measured/prescribed using Floor Area Ratios in relation to the amount of the
traffic generated.
The graduated floor area ratio standards also divide the industrial uses into four
broad categories based upon their traffic generation characteristics. Although
the categories are the same as the commercial ones, the thresholds are different
because of the lower overall traffic generation characteristics of industrial uses.
The following table and text lists and describes these standards:
TABLE LU -8
INDUSTRIAL BUILDING INTENSITY STANDARDS
Land Use Very -Low Traffic Low
Designation FAR FAR High Traffic FAR
Light Industrya 0.75 0.35 0.25 0.15
Industrial Park 0.75 0.40 0.30 0.20
Notes:
a. With application of the mixed-use overlay district, the FAR may range from 1.0 to 1.25. Refer to Light Industry discussion.
LAND USE ELEMENT • PAGE LU -39
The Very -Low Traffic category allows industrial uses with daily trip generation
rates of less than 3 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include mini -warehouse developments.
The Low Traffic category allows industrial uses with daily trip generation rates
between 3 and 8 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include a wide range of manufacturing and assembly uses.
The Moderate Traffic category allows uses with daily trip generation rates
between 8 and 15 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include support of office, research and business park type
uses.
The High Traffic category allows uses with daily trip generation rates in excess of
15 trip ends per 1,000 square -feet of floor area. Allowable uses under this
standard include support commercial service uses and restaurants.
Industrial Park
The Industrial Park designation is intended to apply to large districts that contain
a variety of industrial and compatible office and support commercial uses.
Industrial parks are characterized by large parcels and landscaped setbacks,
which lend to the creation of a spacious campus -like environment. Industrial
parks must have proximity to freeways and other major transportation routes in
order to provide the accessibility they require. An internal circulation system
consisting of lesser highways is also necessary to accommodate the vehicle
demands created. Industrial parks have major physical separations from areas
designated for other uses in order to maintain their distinctiveness and avoid
potential land use incompatibilities.
Development within this designation would consist of one- and two-story
buildings. Additional height may be permitted when compatible with adjacent
development and the uses are consistent with other constraints such as height
limits near John Wayne Airport, The Industrial Park portion of the Home Ranch
site may include buildings up to five stories in height near the center of the
development. The North Costa Mesa Specific Plan provides more building
height information for Segerstrom Home Ranch (Area 1).
In the Industrial Park designation, the allowable floor area ratios are 0.20 for high
traffic generating uses, 0.30 for moderate traffic generating uses, 0.40 for low
traffic generating uses, and 0.75 for very low traffic generating uses. The
exception to the above standards is the 14.5 -acre Segerstrom Home Ranch site.
This site is governed by the maximum allowable FAR standard of 0.40, a
maximum building square footage of 252,648. The combined trip budget for this
site and the 45.4 -acre Commercial Center parcel located to the south of South
Coast Drive is 1,593 AM peak hour trips and 1,569 PM peak hour trips. The
North Costa Mesa Specific Plan provides more FAR and trip budget information
for Segerstrom Home Ranch (Area 1).
Anticipated population densities are dependent upon the particular mix of the
uses within a given project. However, based upon the standards provided in
Table LU -6, the population density would be an average of 40 employees per
acre. An office development would have a population density of 58 employees
per acre.
PAGE LU -40 • LAND USE ELEMENT
Costa Mesa General Plan
Commercial uses may be allowed provided that the use is determined to be
complementary to the industrial area. Commercial recreational uses may also be
appropriate under the same condition. Institutional uses may also be appropriate
provided that land use compatibility and traffic issues have been addressed.
Institutional uses shall require discretionary approval.
Proposed Industrial development would be analyzed for potential significant
impacts to air quality, aesthetics, land use, and other environmental issues. The
Planned Development process encourages the approval of industrial
development with minimal impacts to the environment; thereby promoting cleaner
and environmentally sensitive business. Generally, commercial uses are not
compatible with industrial uses. However, ancillary commercial uses that support
industrial uses are allowed.
Combinations of residential, institutional, and commercial uses may be allowed
through the Planned Development zone process. Floor area ratios and
population densities for commercial projects would be similar to the
Neighborhood Commercial land use designation. Residential densities in
planned development projects shall not exceed 20 dwelling units per acre. The
corresponding population density range is up to 50 persons per acre.
Large industrial park developments are located in two areas of the City of Costa
Mesa. First, the Airport Industrial Area is located south of the 1-405, east of SR -
55 and north of SR -73 adjacent to John Wayne Airport. The second is located in
the northeast portion of the City north of the 1-405 between the Santa Ana River
and Fairview Road.
Facilities that transfer, store or dispose of hazardous wastes that are generated
at another source (off-site) may be allowed in this land use designation, subject
to the issuance of a Conditional Use Permit.
Compatible zoning districts include MP, PDI, and CL.
Light Industry
The Light Industry designation applies to areas intended for a variety of light and
general industrial uses. Uses are expected to be small manufacturing and
service industries as well as larger industrial operations. Although the uses
within Light Industry areas are intended to be less intense than those allowed in
Industrial Parks, the frequent lack of a physical separation between Light Industry
areas and residential areas necessitates on-site mitigation of impacts. Access to
industrial areas should be provided in a manner that directs industrial traffic away
from more sensitive uses.
Development within this designation would be characterized by a combination of
one- and two-story buildings. Because of the location of Light Industry areas and
their proximity to residential uses, higher buildings should be restricted to areas
that will not impact the surrounding residential uses. The allowable building
intensity standards are floor area ratios (FAR) of 0.15 for high traffic generating
land uses, 0.25 for moderate traffic generating land uses, 0.35 for low traffic
generating uses, and 0.75 for very -low traffic generating uses. The average
population density would be 31 employees per acre, and 53 employees per acre
for office uses based on standards provided in Table LU -5.
Mixed-use development projects are intended to provide additional housing
opportunities in the City (such as the Westside) by combining residential and
LAND USE ELEMENT • PAGE LU41
nonresidential uses in an integrated development. Additionally, this type of
development is intended to revitalize areas of the city, without exceeding the
capacity of the General Plan transportation system. Mixed-use developments
shall be implemented through an adopted urban plan (such as the 19 West and ---
Mesa West Bluff Urban Plan) and shall be identified on the City's Zoning Map by
designating the MG base zoning district with the mixed-use overlay district. The
mix of uses can occur in either a vertical or horizontal design, up to four stories in
height. Product types shall be identified in the applicable urban plans and may
include live/work units and commercial/residential units where the residential
uses are located above or adjacent to the nonresidential component.
Nonresidential uses may include office, retail, business services, personal
service, public spaces and uses, and other community amenities. The mix of
residential and nonresidential uses would result in an average employee
population of 16 employees per acre in the nonresidential component, and in the
residential component, the average number of residents per acre is anticipated to
be 24 persons. The total average population per acre is 40 persons. Residential
development may be allowed in conjunction with the mixed-use overlay district
for Mesa West Bluff Urban Plan area at density that does not exceed 13 units per
acre, with a projected population density of 36 persons per acre. The required
Mesa West Bluff urban plan shall include development standards to ensure
compatibility with surrounding land uses.
Commercial uses may be allowed provided that the commercial use is
determined to be complementary to the industrial area. Commercial recreational
uses may also be appropriate under the same condition.
Institutional uses may also be appropriate in this industrial designation provided
that land use compatibility and traffic issues have been addressed. Institutional
uses would require a discretionary review and approval process.
Combinations of residential, institutional and commercial uses may be allowed
through the Planned Development zone process. Floor area ratios and
population densities for commercial projects would be similar to the
Neighborhood Commercial land use designation. Residential densities in
Planned Development projects are not to exceed 20 dwelling units per acre. The
corresponding population density range is up to 50 persons per acre.
The largest concentrations of Light Industry land are in the southwest industrial
area along Placentia Avenue between 19th and Victoria Streets.
Facilities that transfer, store, or dispose of hazardous wastes that are generated
at another source (off-site) may be allowed in this land use designation, subject
to the issuance of a Conditional Use Permit.
Compatible zoning districts include MG, PDI, MU, and CL.
INSTITUTIONAL AND OPEN SPACE
Costa Mesa's large portion of land set aside for public, semi-public, and open
space type uses is designated under one of three land use designations:
Public/Institutional, Golf Course, and Fairgrounds.
Public/Institutional
The Public/Institutional designation is intended for both publicly and privately
owned land that provides recreation, open space, health and educational
opportunities as well as uses that provide a service to the public.
PAGE LU -42 + LAND USE ELEMENT
Costa Mesa Generali
Since this designation includes many different types of land uses, the land use
map has been further labeled to identify the individual uses within this
designation.
Areas that are included in this designation are park sites, health care facilities,
educational institutions, religious facilities, fairgrounds, and public facilities. As
many of the uses in this designation are recreational and open space in nature,
levels of building intensity are minimal. The maximum building intensity for this
designation is a floor area ratio of 0.25 and a population density of 44 employees
per acre.
The adoption of GP -02-5 established a site-specific floor area ratio of 0.35 for the
9.44 -acre Civic Center. This General Plan amendment recognized existing
development intensity and allowed an expansion to the Police Facility. The Civic
Center contains the 5 -story City Hall, the 2 -story Police Facility, Fire Station
Number 5 and the Communications Center.
Compatible zoning districts include I&R, I&R-S, and P.
Golf Course
Three golf courses are located within the City's planning area. Two of these, the
City's course and Mesa Verde Country Club, are located within the current City
limits. Santa Ana Country Club is in the unincorporated area east of Newport
Boulevard. Because of the large area devoted to open space, the building
intensity for this designation is a floor area ratio of 0.01.
The compatible zoning district is I&R
LAND USE ELEMENT + PAGE LU -43
CosGene�a�xi
Fairgrounds
This designation recognizes the unique land uses associated with the 150 -acre
Orange County Fairgrounds and Exposition Center. This property is owned by
the State of California, and the City has limited permitting authority. However, it
is the goal of the City to work closely with the State to ensure that the impacts
associated with the development and use of this site are appropriately addressed
and mitigated. Of particular concern are traffic -related impacts and land use
compatibility.
The maximum allowable floor area ratio for this designation shall be 0.10.
The compatible zoning district is I&R.
GENERAL PLAN/ZONING RELATIONSHIP
The relationship between the 2000 General Plan land use designations and
zoning districts is shown in Table LU -9. This table indicates how properties
should be zoned to be consistent with the General Plan Land Use Plan Map. As
presented in the table, there are 15 General Plan land use designations and 21
zoning categories.
HOUSING AND EMPLOYMENT PROJECTIONS
Providing a land use arrangement that encourages a correlation of employment
and housing opportunities is a local and regional responsibility. Providing
sufficient commercial land to support residential development is primarily a local
responsibility, although commercial uses, which serve regional needs are
provided as well. Sufficient land must also be established to meet the
recreational needs of the local community, although regional needs are often
accommodated by land within individual cities.
Refer to Table LU -3, Population, Housing, and Employment, to review historical
data for Costa Mesa's population, number of housing units, and employment
opportunities.
TABLE LU -9
GENERAL PLANIZONING RELATIONSHIPS
Description/DiscussionGeneral Plan Designation
Residential
Low -Density Residential
Residential development with a density up to 8 units per acre.
R1, PDR -LD, I&R, I&R-S
Medium -Density
Residential
Residential development with a density of up to 12 units per acre.
R1, R2 -MD, PDR -MD, I&R,
I&R-S, MU
Residential development with a density of up to 20 units per acre;
Hi
High -Density Residential
g y
except the density in the PDR -NCM zone is 25 to 35 units per acre
R2 -MD, R2 -HD, R3, PDR -
HD, PDR -NCM, MU, I&R,
and The Lakes subarea in the North Costa Mesa Specific Plan is a
site specific density of 125 units per acre.
Commercial
A complementary mix of commercial and residential and zoning
Commercial — Residential
along Newport Boulevard. Typically, individual parcels would be
APCL, C1, P, PDC, R2-
MD R2 -HD, PDR -MD,
developed as commercial or residential. The maximum residential
density is 17.4 units/acre.
PDR -HD
Neighborhood
Small, well-defined commercial areas designed to serve local
Commercial
convenience and service needs of adjacent residential areas.
CL, C1, AP, P, MU
General Commercial
Large shopping areas along major transportation routes servicing
CL, C1, C2, C1 -S, PDC, AP,
both local and regional markets.
MU, P
PAGE LU -44 + LAND USE ELEMENT
General Plan
Designation
2020
Consistent Zoning
Description/Discussion
Single-Family2 2,167
Major shopping, service, and office facilities designed to serve
19,576
C1, C2, C1 -S, PDC, AP,
Commercial Center
citywide and regional markets, Complementary residential uses are
PDC, P
40,577
permitted in the PDC zone.
Notes:
Regional Commercial
Large concentrated shopping centers of a regional scale.
PDC
Center
' Includes Medium -Density, High -Density, and Commercial -Residential General Plan land use designations.
Urban Center
Intensely -developed mixed commercial including offices, residential,
PDC
Commercial
retail shops, restaurants, and hotels.
Cultural Arts Center
Intensely -developed mix of commercial, office, residential, and
TC
cultural arts uses.
'industrial
Light Industry
Manufacturing, distribution, and service industries located on small
MG, PDI, CL, MU
sites.
Industrial Park
Planned, large site research, manufacturing, office, and industrial
MP, PDI, CL
development.
Other
Golf Course
Public and private golf and country club.
I&R
Public/Institutional
Government offices, hospitals, educational institutions, cemeteries,
I&R, AR -S, P
parks, and other public facilities.
Fairgrounds
Orange County Fairgrounds and Exposition Center.
I&R
Table LU -10, General Plan Residential Land Use 2020, and Table LU -11,
General Plan Non -Residential Land Use 2020, presents data regarding Costa
Mesa's growth by land use category for the year 2020 planning horizon.
TABLE LU -10
GENERAL PLAN RESIDENTIAL LAND USE 20201
Residential rrr Existing
2020
Gross Acres
Land Use Dwelling Units Dwelling
Units
Single-Family2 2,167
19,122
19,576
Multi -Family' 1,842
21,455
22,893
Total 4,009
40,577
42,469
Notes:
' Based upon OCP -2000 projections, Center for Demographic Research, California State University, Fullerton.
2 Includes Low -Density Residential General Plan land use designation.
' Includes Medium -Density, High -Density, and Commercial -Residential General Plan land use designations.
LAND USE ELEMENT + PAGE LU -45
TABLE LU -11
GENERAL PLAN NON-RESIDENTIAL LAND USE 2020
Land Use
Designation
Commercial -Residential (commercial uses)
434
rrr
588,339
r r
571,007
Neighborhood Commercial
44
424,648
567,371
General Commercial
632
8,344,029
10,607,341
Commercial Center
30
611,227
653,383
Regional Commercial
115
2,926,203
3,440,350
Urban Center Commercial
160
2,126,024
3,914,357
Cultural Arts Center
54
2,801,368
4,161,813
Industrial Park
763
10,028,934
12,207,260
Light Industry
383
4,903,788
5,996,712
Public and Institutional
1,287
1,072,037
3,892,286
Golf Course
560
84,180
243,961
Fairgrounds
146
128,765
427,396
Total
4,608
34,039,542
1 46,683,237
Source: City of Costa Mesa, Development Services Department, February 2000.
Notes:
' Commercial -Residential land use designation acreage was also included in the multi -family residential land use in Table 3-3,
SF = square feet
2.6 GOALS, OBJECTIVES AND POLICIES
The goals, objectives, and policies that address land use are as follows
GOAL LU -1:
LAND USE
It is the goal of the City of Costa Mesa to provide its citizens with a balanced
community of residential, commercial, industrial, recreational, and institutional
uses to satisfy the needs of the social and economic segments of the population
and to retain the residential character of the City; to meet the competing
demands for alternative developments within each land use classification within
reasonable land use intensity limits; and, to ensure the long term viability and
productivity of the community's natural and man-made environments.
Objective LU -1A. Establish and maintain a balance of land uses throughout the
community to preserve the residential character of the City at a level no greater
than can be supported by the infrastructure.
LU -1A.1 Provide for the development of a mix and balance of housing
opportunities, commercial goods and services, and employment
opportunities in consideration of the needs of the business and
residential segments of the community.
PAGE LU -46 • LAND USE ELEMENT
Costa Mesa General Plan
LU -1A.2
Consider the effects of new employment, particularly in relation
to housing impacts, when new commercial or industrial
development is proposed.
LU -1A.3
Locate high-intensity developments or high traffic generating
uses away from low-density residential in order to buffer the
more sensitive land uses from the potentially adverse impacts of
the more intense development or uses.
LU -1A.4
Strongly encourage the development of low-density residential
uses and owner -occupied housing where feasible to improve the
balance between rental and ownership housing opportunities.
LU -1A.5
Provide housing and employment opportunities within planned
development areas to the extent feasible.
LU -1A.6
Aggressively pursue methods to discourage the development of
multiple units on long, narrow, single parcels. Possible methods
could include a lot combination zoning incentive or the creation
of new lower density zoning to be applied to lots with less than a
certain minimum frontage.
Objective LLIAB. Ensure the long term productivity and viability of the
community's economic
base.
LU -1 B.1
Permit adequate quantities and locations of commercial land to
serve residential neighborhoods.
Objective LILAC. Promote land use patterns and development, which
contribute to community and neighborhood identity.
LU -1 CA
Permit the construction of buildings over two stories or 30 feet
only when it can be shown that the construction of such
structures will not adversely impact surrounding developments
and deprive existing land uses of adequate light, air, privacy, and
solar access.
LU -1C.2
Limit building height to four stories above grade south of the 1-
405 Freeway, except for special purpose housing, such as
elderly, affordable, or student housing. An exception is for the
Newport Plaza property at 1901 Newport Boulevard where a
five -level parking structure is allowed.
LU -1C.3
Prohibit construction of buildings which would present a hazard
to air navigation as determined by the FAA or independent
studies by qualified private consultants that have been certified
by the FAA.
LU -1C.4
Require building setbacks, structure orientation, and the
placement of windows to consider the privacy of adjacent
residential structures within the same project and on adjacent
properties.
LU -1C.5
Develop incentives for lot combination, or disincentives for
development without lot combination. Consider policies such as
zoning designations, which fall between zones, or development
standards, which tie density to lot width as well as area.
LAND USE ELEMENT • PAGE LU -47
LU -1 C.6 Provide assistance to neighborhoods with excessive noise
impacts, such as walls for sound attenuation, development of
landscaped greenbelts, etc.
Objective LU -11D. Ensure consideration of utility system capacities in land use
planning and development processes.
LU -1 D.1 Include an evaluation of impacts on utility systems and
infrastructure in EIRs for all major general plan amendment,
rezone, and development applications.
LU -1 D.2 Phase or restrict future development in the City to that which can
be accommodated by infrastructure at the time of completion of
each phase of a multi -phased project.
Objective LIJAE. Ensure correlation between buildout of the General Plan Land
Use Plan Map and the Master Plan of Highways.
LU -1 E.1 Building densities/intensities for proposed new development
projects shall not exceed the trip budget for applicable land use
classifications, as identified in the Land Use Element. Building
intensities for proposed new development projects shall not
exceed the applicable floor area standards, except for the
following conditions:
(a) Limited deviations from the graduated floor area ratio
standards depicted in Tables LU -4 and LU -8 for the
commercial and industrial land use designations may be
approved through a discretionary review process. No
deviation shall exceed a 0.05 increase in the FAR in the
moderate traffic category, and no deviation shall be
allowed in the very -low, low, and high traffic categories.
Deviations from the FAR standards shall not cause the
daily trip generation for the property to be exceeded
when compared to the existing daily trip generation for
the site without the proposed project or maximum
allowable traffic generation for the Moderate Traffic FAR
category, whichever is greater.
(b) Additions to existing nonconforming non-residential
developments may be allowed if the additions do not
affect the overall traffic generation characteristics of the
development, and, if the additions do not substantially
affect the existing height and bulk of the development.
Additions to non-residential developments shall be
limited to those land uses with traffic generation rates
based on variables other than building area square
footage. Examples of such additions include, but are not
limited to: 1) Hotels/Motels: increases in the size of
hotel rooms or lobbies where no increase in the total
number of rooms is proposed; 2) Theaters: increases to
"back -stage" support areas or lobbies where no increase
in the total number of seats is proposed.
(c) In the above conditions, the new development shall be
compatible with surrounding land uses. Additional
PAGE LU -48 • LAND USE ELEMENT
criteria for approving deviations from the FAR standards
may be established by policy of the City Council.
LU -1E.2 Development Plans shall be required for all phased development
and approvals and shall be approved by the Planning and
Transportation Services Divisions prior to the issuance of
building permits.
LU -1 E.3 Development Plans shall include an overall buildout plan, which
can demonstrate the ability of the circulation system to support
the proposed level of development.
LU -1E.4 The City shall continue its annual preparation of the
Development Phasing and Performance Monitoring Program.
The annual review will specifically address major intersection
operations in any mixed-use overlay area.
Objective LU -11F. Establish policies, standards, and procedures to minimize
blighting influences and maintain the integrity of stable neighborhoods.
LU -1 F.1 Protect existing stabilized residential neighborhoods, including
mobile home parks (and manufactured housing parks) from the
encroachment of incompatible or potentially disruptive land uses
and/or activities.
LU -1 F.2 Actively enforce existing regulations regarding derelict or
abandoned vehicles, outdoor storage, and substandard or illegal
buildings and establish regulations to abate weed -filled yards
when any of the above are deemed to constitute a health, safety,
or fire hazard.
LU -1 F.3 Continue code enforcement as a high priority and provide
adequate funding and staffing to support code enforcement
programs.
LU -1 F.4 Ensure that residential densities can be supported by the
infrastructure and that high-density residential areas are not
permitted in areas, which cause incompatibility with existing
single-family areas.
LU -1 F.5 Provide opportunities for the development of well planned and
designed projects which, through vertical or horizontal
integration, provide for the development of compatible
residential, commercial, industrial, institutional, or public uses
within a single project or neighborhood.
GOAL LU -2:
DEVELOPMENT
It is the goal of the City of Costa Mesa to establish development policies that will
create and maintain an aesthetically pleasing and functional environment and
minimize impacts on existing physical and social resources.
Objective LU -2A. Encourage new development and redevelopment to improve
and maintain the quality of the environment.
LAND USE ELEMENT • PAGE LU -49
LU -2A.1 Use eminent domain in redevelopment project areas when
necessary to effect lot combination and to ensure optimum size
and configuration of parcels experiencing development
pressures.
LU -2A.2 Continue to implement, review, and update the redevelopment
plan for the adopted project area.
LU -2A.3 Prepare a specific plan to ensure that the portion of the Route 55
extension from 19th Street through the Redevelopment Area is
compatible with the Redevelopment Area and to review
development related issues on the remainder of the alignment.
LU-2AA In the event of damage or destruction, allow any legal
conforming use in existence at the time of adoption of the
General Plan that is located in a nonconforming development to
be rebuilt to its original building intensity, as long as any such
rebuilding would not increase the development's nonconformity,
and the damage or destruction was in no way brought about by
intentional acts of any owner of such use or property.
LU -2A.5 Develop standards, policies, and other methods to encourage
the grouping of individual parcels to eliminate obsolete
subdivision patterns and to provide improved living environments
while retaining the single-family zoning or single-family character
of such areas in the City.
LU -2A.6 Do not allow "rounding up" when calculating the number of
permitted residential units except for lots existing as of March 16,
1992, zoned R2 -MD that have less than 7,260 square feet in
area, and no less than 6,000 square feet, where density
calculation fractions of 1.65 or greater may be rounded up to two
units.
LU -2A.7 Allow creation of parcels without street frontage if sufficient
easements are provided for planned developments or common -
interest developments.
LU -2A.8 Encourage increased private market investment in declining or
deteriorating neighborhoods.
LU -2A.9 Pursue maximum use of utility company funds and resources in
undergrounding existing overhead lines.
LU -2A.10 Ensure that appropriate watershed protection activities are
applied to all new development and significant redevelopment
projects that are subject to the NPDES Stormwater Permit,
during the planning, project review, and permitting processes.
LU -2A.11 Avoid conversion of areas particularly susceptible to erosion and
sediment loss (e.g., steep slopes) and/or establish development
guidelines that identifies these areas and protects them from
erosion and sediment loss.
LU -2A.12 Preserve or restore areas that provide water quality benefits
and/or are necessary to maintain riparian and aquatic biota.
PAGE LU -50 + LAND USE ELEMENT
Costa Mesa General~P'lan
LU -2A.13 Promote site development that limits impact on and protects the
natural integrity of topography, drainage systems, and water
bodies.
LU -2A.14 Promote integration of stormwater quality protection into
construction and post -construction activities, as required by the
NPDES Stormwater Permit and the City's Local Implementation
Plan.
GOAL LU -3:
SOCIO-ECONOMIC CONSIDERATIONS
It is the goal of the City of Costa Mesa to respond to the needs of its citizens for
housing, public services, community facilities, and safety of persons and
property, to the extent possible within budgetary constraints, and when deemed
appropriate for local governmental involvement.
Objective LU -3A. 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.
LU -3A.1 Pursue annexation of certain areas within the City's Sphere of
Influence to control development or uses which may be
detrimental to the City.
LU -3A.2 Strongly encourage protection and preservation of existing, but
underutilized, school sites for future recreational, social, or
educational uses.
LU -3A.3 Establish a development impact fee program to fund additional
fire and police personnel, facilities, and equipment to meet the
demands of additional growth in the City.
LU -3A.4 Require appropriate site and environmental analysis for future
fire and police station site locations or for the relocation or
closure of existing fire and police facilities.
LAND USE ELEMENT • PAGE LU -51
Costa Mesa Genei�^a+n
CHAPTER 7
NOISE ELEMENT
The Noise Element describes existing noise levels and noise sources in the City
of Costa Mesa, Federal, State, and City regulations relating to noise are outlined
in this Section. Goals and supporting policies related to the control of noise
levels and the maintenance of a quiet environment are described in this Section.
7.1 PURPOSE
The purpose of the Noise Element is to limit the exposure of the community to
excessive noise levels. The Noise Element lists and maps current and projected
noise levels for existing and planned land uses and levels for freeways, airports,
and railroads. The projected noise levels are used to guide future land use
decisions to limit noise and its effects on the community. The Noise Element
contains policies and standards for limiting the noise generated from future
projects as well as means to abate existing noise problems.
Government Code Section 65302(f) states that a general plan shall include a
Noise Element which identifies and appraises noise problems in the community.
The Noise Element shall recognize the guidelines established by the Office of
Noise Control in the California State Department of Health Services and shall
analyze and quantify, to the extent practical, current and projected noise levels
for all of the following sources:
♦ Highways and freeways.
o Primary arterials and major local streets.
♦ Passenger and freight on-line railroad operations and ground rapid
transit systems.
♦ Commercial, general aviation, heliport, and military airport operations,
aircraft overflights, and jet engine test stands.
♦ Stationary noise sources, including local industrial plants.
♦ Other ground stationary noise sources identified by local agencies as
contributing to the community noise environment.
NOISE ELEMENT > PAGE N-1
Costa Mesa GeneaP an
Noise contours are provided for all referenced sources and stated in terms of
community noise equivalent level (CNEL) or day -night average level (Ldn). The
noise contours are to be prepared on the basis of noise monitoring or following
generally accepted noisemodeling techniques. The noise contours are used as
a guide for establishing a pattern of land uses in the Land Use Element that
minimizes exposure of residents to excessive noise.
The Noise Element includes implementation measures and mitigation which
addresses existing and foreseeable noise problems. The adopted Noise
Element also serves as a guideline for compliance with the state's noise
insulation standards.
7.2 RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The policies of the Noise Element are directly related to the policies within the
Land Use, Circulation, Housing and Public Safety Elements. The goals, policies,
standards and proposals within the Noise Element are consistent with all other
elements of the Costa Mesa 2000 General Plan,
7.3 NOISE SCALES
Decibels (dB) are based on the logarithmic scale. The logarithmic scale
compresses the wide range in sound pressure levels to a more usable range of
numbers in a manner similar to the Richter scale used to measure earthquakes.
In terms of human response to noise, a sound 10 dB higher than another is
judged to be twice as loud; and 20 dB higher four times as loud; and so forth.
Everyday sounds normally range from 30 dBA (very quiet) to 100 dBA (very
loud). The A -weighted sound pressure level is the sound pressure level, in
decibels, as measured on a sound level meter using the A -weighted filter
network. The A -weighting filter de-emphasizes the very low and very high
frequency components of the sound, placing greater emphasis on those
frequencies within the sensitivity range of the human ear. Examples, of various
sound levels in different environments are shown in Table N-1, Sound Levels and
Human Response.
Many methods have been developed for evaluating community noise to account
for, among other things:
♦ The variation of noise levels over time;
♦ The influence of periodic individual loud events; and
♦ The community response to changes in the community noise
environment.
Numerous methods have been developed to measure sound over a period of
time. These methods include: 1) the Community Noise Equivalent Level (CNEL);
2) the Equivalent Sound Level (Leq); and 3) the Day/Night Average Sound Level
(Ldn). These methods are described below.
PAGE N-2 • NOISE ELEMENT
CostaMesa Genei+��al Plan
TABLE N-1
SOUND LEVELS AND HUMAN RESPONSE
Noise Source
Noise
Level
Response
150
Carrier Jet Operation
140
Harmfully Loud
130
Pain Threshold
Jet Takeoff (200 feet; thence.)
Discotheque
120
Unmuffled Motorcycle
Auto Horn (3 feet; thence.)
Rock'n Roll Band
Riveting Machine
110
Maximum Vocal Effort
Physical Discomfort
Loud Power Mower
Jet Takeoff (2000 feet; thence.)
Garbage Truck
100
Very Annoying
Hearing Damage
(Steady 8 -Hour Exposure)
Heavy Truck (50 feet; thence.)
Pneumatic Drill (50 feet; thence.)
90
Alarm Clock
Freight Train (50 feet; thence.)
Vacuum Cleaner (10 feet; thence.)
80
Annoying
Freeway Traffic (50 feet; thence.)
70
Telephone Use Difficult
Dishwashers
Air Conditioning Unit (20 feet; thence.)
60
Intrusive
Light Auto Traffic (100 feet; thence.)
50
Quiet
Living Room
Bedroom
40
Library
Soft Whisper (15 feet; thence.)
30
Very Quiet
Broadcasting Studio
20
10
Just Audible
0
Threshold of Hearing
Source: Melville C. Branch and R. Dale Beland, Outdoor Noise in the Metropolitan Environment, 1970, page 2.
NOISE ELEMENT • PAGE N-3
Costa Mesa Geiieral Plan
COMMUNITY NOISE EQUIVALENT LEVEL (CNEL)
The predominant community noise rating scale used in California for land use
compatibility assessment is the Community Noise Equivalent Level (CNEL). The
CNEL rating represents the average of equivalent noise levels, known as Leq's,
for a 24 hour period based on an A -weighted decibel with upward adjustments
added to account for increased noise sensitivity in the evening and night periods.
These adjustments are +5 dBA for the evening, 7:00 p.m. to 10:00 p.m., and +10
dBA for the night, 10:00 p.m. to 7:00 a.m. CNEL may be indicated by "dBA
CNEL" or just "CNEL".
LEQ
The Leq is the sound level containing the same total energy over a given sample
time period. The Leq can be thought of as the steady sound level which, in a
stated period of time, would contain the same acoustic energy as the time -
varying sound level during the same period. Leq is typically computed over 1, 8
and 24-hour sample periods.
DAY NIGHT AVERAGE (LDN)
Another commonly used method is the day/night average level or Ldn. The Ldn
is a measure of the 24-hour average noise level at a given location. It was
adopted by the U.S. Environmental Protection Agency (EPA) for developing
criteria for the evaluation of community noise exposure. It is based on a
measure of the average noise level over a given time period called the Leq. The
Ldn is calculated by averaging the Leq's for each hour of the day at a given
location after penalizing the "sleeping hours" (defined as 10:00 p.m. to 7:00
a.m.), by 10 dBA to account for the increased sensitivity of people to noises that
occur at night.
OTHER NOISE METRICS
The maximum noise level recorded during a noise event is typically expressed as
Lmax. The sound level exceeded over a specified time frame can be expressed
as Ln (i.e., Leo, Lso, Lio, etc.). Lso equals the level exceeded 50 percent of the
time, L10 ten percent of the time, etc.
7.4 NOISE STANDARDS
FEDERAL NOISE STANDARDS
The United States Noise Control Act of 1972 (NCA) recognized the role of the
Federal government in dealing with major commercial noise sources in order to
provide for uniform treatment of such sources. As Congress has the authority to
regulate interstate and foreign commerce, regulation of noise generated by such
commerce also falls under congressional authority. The Federal government
specifically preempts local control of noise emissions from aircraft, railroad and
interstate highways.
The U.S. EPA has identified acceptable noise levels for various land uses, in
order to protect public welfare, allowing for an adequate margin of safety, in
PAGE N-4 + NOISE ELEMENT
Costa Mesa General Plan
addition to establishing noise emission standards for interstate commerce
activities.
STATE NOISE STANDARDS
The Office of Noise Control in the State Department of Health Services has
developed criteria and guidelines for local governments to use when setting
standards for human exposure to noise and preparing noise elements for
General Plans. These guidelines include noise exposure levels for both exterior
and interior environments. In addition, Title 25, Section 1092 of the California
Code of Regulations sets forth requirements for the insulation of multiple -family
residential dwelling units from excessive and potentially harmful noise. The State
indicates that locating units in areas where exterior ambient noise levels exceed
65 CNEL is undesirable. Whenever such units are to be located in such areas,
the developer must incorporate into building design construction features which
reduce interior noise levels to 45 dBA CNEL. Tables N-2 and N-3, below,
summarize standards adopted by various State and Federal agencies. Table N-
3, Noise and Land Use Compatibility Matrix, presents criteria used to assess the
compatibility of proposed land uses with the noise environment. Table N-4, State
Interior and Exterior Noise Standards, indicates standards and criteria that
specify acceptable limits of noise for various land uses throughout Costa Mesa.
These standards and criteria will be incorporated into the land use planning
process to reduce future noise and land use incompatibilities. These tables are
the primary tools which allow the City to ensure integrated planning for
compatibility between land uses and outdoor noise.
CITY NOISE STANDARDS
The City of Costa Mesa maintains a comprehensive Noise Ordinance within the
City Code which sets standards for noise levels citywide and provides the means
to enforce the reduction of obnoxious or offensive noises.
NOISE ORDINANCE
The City Noise Ordinance establishes outdoor and indoor noise standards. The
ordinance is designed to control unnecessary, excessive and annoying sounds
generated on one piece of property from impacting an adjacent property, and to
protect residential areas from noise sources other than transportation sources.
The basic noise standards contained in Table N-2, City Noise Ordinance
Standards -Residential, below, are for the daytime period (7:00 a.m. to 11:00
p.m.) and apply to both outdoor and indoor residential areas. Between the hours
of 11:00 p.m. and 7:00 a.m., the noise standards are 5 dBA more stringent for
exterior areas and 10 dBA more stringent for indoor areas. The City Noise
Ordinance further specifies exterior residential areas in a Mixed -Use Overlay
District for live/work and multi -family residential development which are approved
pursuant to a Master Plan and which areas are subject to these exterior noise
standards. Additionally, the Noise Ordinance includes exceptions for high-rise
residential developments in the North Costa Mesa Specific Plan area. For these
types of developments, the noise standards for exterior areas shown in Tables N-
2, N-3, and N-4 shall only be applied to common outdoor recreational amenity
areas located on the ground level. Recreational amenity areas located above the
ground level and private balconies and patios shall be exempt from these exterior
standards. This exemption from this exterior noise standard recognizes the
unique urban environment in which these projects will be located.
NOISE ELEMENT • PAGE N-5
TABLE N-2
CITY NOISE ORDINANCE STANDARDS -RESIDENTIAL
55dBA-7:00 a.m. to 11:00 p.m.
50dBA-11:00 p.m. to 7:00 a.m.
55dBA-7:00 a.m. to 11:00 p.m.
45dBA-11:00 p.m. to 7:00 a.m.
NOTE: These represent the basic standards applicable for time periods exceeding 15 minutes each hour. Higher levels may be
generated for specified shorter time periods.
1. The City's Noise Ordinance grants exceptions for development in mixed-use overlay areas and for high-rise residential
_ development in the North Costa Mesa Specific Plan.
TABLE N-3
NOISE AND LAND USE COMPATIBILITY MATRIX
COMMUNITY•EXPOSURE
LAND USE CATEGORY
Conditionally
Normally Clearly
AcceptableNormally
Acceptable
Residential -Low -Density 50-60 60-70
70-75 75-85
Residential -Multiple Family 50-65
65-70
70-75 75-85
Transient Lodging -Motel, Hotels 50-65
65-70
70-80 80-85
Schools, Libraries, Churches, Hospitals,
50-60
Nursin Homes
60-65
65-80 80-85
Auditoriums, Concert Halls,
Amphitheaters NA
50-70
NA 70-85
Sports Arenas, Outdoor Spectator
NA
Sports
50-75
NA 75-85
Playgrounds, Neighborhood Parks 50-67.5
NA
67.5-75 75-85
Golf Courses, Riding Stables, Water
50-70
Recreation, Cemeteries
NA
70-80 80-85
Office Buildings, Business Commercial
and Professional 50-67.5
67.5-77.5
77.5-85 NA
Industrial, Manufacturing, Utilities,
50-70
Agriculture
70-80
80-85 NA
Source: Modified from U.S. Department of Housing and Urban Development Guidelines and State of California Standards,
NOTES: NORMALLY ACCEPTABLE
Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional
construction, without any special noise insulation requirements.
CONDITIONALLY ACCEPTABLE
New construction or development should be undertaken only after a detailed analysis of the noise reduction
requirements is made and needed noise insulation features included in the design. Conventional construction, but, but
with closed windows and fresh air supply systems or air conditioning will normally suffice.
NORMALLY UNACCEPTABLE
New Construction or development should be discouraged. If new construction or development does proceed, a detailed
analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.
CLEARLY UNACCEPTABLE
New construction or development should generally not be undertaken.
NA: Not Applicable.
PAGE N-6 o NOISE ELEMENT
TABLE N-4
Costa Mesa General Plan
STATE INTERIOR AND EXTERIOR NOISE STANDARDS
Categories
CATEGORIESLAND USE
Uses
Interior'
Exterior'
Residential
Single -Family, Duplex, Multiple -Family
453
655
Mobile Home
65"
Commercial
Hotel, Motel, Transient Lodging
45
Industrial
Commercial Retail, Bank, Restaurant
55
Institutional
Office Building, Research and Development,
50
Professional Offices, City Office Building
Amphitheater, Concert Hall, Auditorium,
45
Meeting Hall
Gymnasium (Multipurpose)
Sports Club
50
Manufacturing, Warehousing, Wholesale,
55
Utilities
65
Movie Theaters
45
Institutional
Hospital, Schools' Classrooms/Playgrounds
45
65
Church, Library
45
Open Space
Parks
65
NOTES:
1. Indoor environmental including: Bathrooms, closets, corridors.
2. Outdoor environment limited to: Private yard of single family
Multi -family private patio or balcony which is served by a means of exit
from inside the dwelling
Balconies 6 feet deep or less are exempt
Mobile home park
Park's picnic area
School's playground
3. Noise level requirement with closed windows. Mechanical ventilating system or other means of natural
ventilation shall be provided as of Chapter 12, Section 1205 of UBC.
4. Exterior noise levels should be such that interior noise levels will not exceed 45 dBA CNEL.
5. The City Noise Ordinance further specifies exterior residential areas in a Mixed -Use Overlay District for live/work
and multi -family residential development which are approved pursuant to a Master Plan and which areas are subject
to these exterior noise standards. Additionally, the Noise Ordinance includes exceptions for high-rise residential
developments in the North Costa Mesa Specific Plan area. For this type of development, the noise standard for the
exterior area shown above shall only be applied to common outdoor recreational amenity areas located on the ground
level. Recreational amenity areas located above the ground level and private balconies and patios shall be exempt from
the exterior standard.
NOISE ELEMENT • PAGE N-7
O_
Costa Mesa GeneiJ al P1
The Noise Ordinance prohibits stationary noise sources to exceed the following:
♦ The noise standard for a cumulative period of more than 30 minutes in
any hour;
♦ The noise standard plus 5 dBA for a cumulative period of more than 15
minutes in any hour;
e The noise standard plus 10 dBA for a cumulative period of more than 5
minutes in any hour;
♦ The noise standard plus 15 dBA for a cumulative period of more than
one minute in any hour; or
♦ The noise standard plus 20 dBA for any period of time.
The Noise Ordinance exempts several categories of noise sources, including
construction activities which take place between the hours of 7:00 a.m. and 8:00
p.m. Monday through Saturday, excluding federal holidays. The ordinance is
reviewed periodically for adequacy and amended as needed to address
community needs and development patterns.
7.5 SUMMARY OF EXISTING NOISE ENVIRONMENT
Costa Mesa's noise environment is dominated by vehicular traffic including
vehicular generated noise along Interstate 405 (1-405), State Route 55 (SR -55),
State Route 73 (SR -73), primary and major arterials, and aircraft operations at
John Wayne Airport. In addition, a number of other sources contribute to the
total noise environment. These noise sources include construction activities,
power tools and gardening equipment, loudspeakers, auto repair, radios, children
playing and dogs barking. In order to provide a description of the existing noise
environment in Costa Mesa, noise contours were obtained from the Orange
County Airport Land Use Commission and quantified for highway and local street
traffic. As referenced in Table N-6, field noise measurements were taken at
various locations in the City to reflect ambient noise levels primarily in the vicinity
of sensitive uses (i.e., schools, residences, churches, hospitals, etc.).
TRAFFIC NOISE
Traffic noise levels can be reliably predicted using formulas which take into
account traffic volume, speed and percentage of trucks. Existing noise contours
were calculated for all the City's primary and major arterials as well as the three
freeways (1-405, SR -55, SR -73) that traverse the City. In addition a number of
secondary and commuter streets were modeled as well. Noise generation for
each roadway segment was calculated and the distance to the 60, 65, and 70
dBA CNEL contours was determined. (A noise contour is a line behind which the
noise level does not exceed a certain value. For instance, the 60 dBA CNEL
contour indicates that the CNEL between the street and the contour line is equal
to, or greater than 60 dB; the CNEL beyond the contour line - away from the
street - is less than 60 dB). Refer to Section 7.7, Noise Contours, for the
approximate location of existing noise contours based on average daily traffic
(ADT).
PAGE N-8 • NOISE ELEMENT
AIRCRAFT NOISE
The California Department of Transportation (Caltrans) has established -
guidelines in the California State Noise Standard to control residential area noise
levels produced by aircraft operations which use the State's airports. Under
these guidelines, residential noise sensitive areas exposed to an average CNEL
of greater than the 65 dBA define the Noise Impact Area. Noise contours
resulting from operations at John Wayne Airport, indicated on Exhibit N-1, John
Wayne Airport Noise Impact Area, are those on file with the County of Orange
Office of Noise Abatement and the Orange County Airport Land Use
Commission's 1999 Airport Environs Land Use Plan and represent the latest
(1999) measurement data.
As shown in Exhibit N-1, a small portion of Costa Mesa is within the 65 dBA
CNEL contour of John Wayne Airport. The northeast corner of Costa Mesa is
impacted by noise from the airport, however, the majority of this area is
developed with industrial uses. Approximately 107 dwelling units in the City's
sphere of influence (SOI) are located within the 65 dBA CNEL Noise Impact
Area, south of the runway.
John Wayne Airport has implemented an on-going program of noise reduction
which includes: limits on the number of commercial airline flights, noise
abatement arrival and departure procedures, admonishment of noisy operators
(including private aircraft), curfew, and takeoff weight limitations.
A Master Plan for the airport was approved in February 1985 by the County
Board of Supervisors. Settlement of lawsuits concerning airport expansion was
reached in December 1985 between the County, City of Newport Beach and two
community organizations. Since the construction of the 337,900 square -foot
terminal, the passenger count is limited to 8.4 million per year with 73 average
daily departures (up to the year 2006). Regularly scheduled aircraft which
generate less than 86 dB SENEL (Single Event Noise Equivalent Level) are
exempt from daily flight restrictions but are subject to the passenger limitations.
Despite the potential for future increases in air traffic from John Wayne, ultimate
CNEL contours are anticipated to be similar to the noise contours as contained in
the 1999 Airport Environs Land Use Plan, with implementation of the Master Plan
and ANCLUC (Airport Noise Control and Land Use Compatibility). The Orange
County Airport Land Use Commission, assumes that John Wayne Airport will
continue to operate in accordance with the Master Plan until at least 2005.
Subsequent to 2005, a prescribed limit on airport operations has not been
identified. Therefore, the Commission has assumed that future Airport operations
will continue at approximately the 2005 level.
Other aircraft operations affecting Costa Mesa involve the Costa Mesa Police
Department, which maintains three helicopters for aerial surveillance. While the
helicopters are located at John Wayne Airport, a helipad is located at the City's
Civic Center on Fair Drive. Under normal circumstances, only one helicopter is
in the air at a given time. Hours of operation are between 10:00 a.m. and 3:00
a.m. Depending on altitude and speed, noise levels generated by the craft under
normal conditions range from 61 dBA to 65 dBA. These levels are exceeded
upon landing and taking off from the Civic Center helipad for refueling, and in
rare instances when landing or extremely low altitudes are required elsewhere in
the City.
NOISE ELEMENT • PAGE N-9
Insert Exhibit N-1, John Wayne Airport Noise Impact Area
PAGE N-10 • NOISE ELEMENT
Costa Mesa Genei��aan
Three additional private heliports are located in north Costa Mesa at the following
locations:
Los Angeles Times, 1375 Sunflower Avenue
Office Building, 555 Anton Boulevard
Tridair Helicopter, 3000 Airway Avenue
The City regulates the siting of helipads in the City through a Conditional Use
Permit. The City requires an analysis to identify potential noise impacts and the
City may regulate the hours of operation and arrival, departure/arrival routes, and
type of helicopters which may use the heliport in order to minimize impacts to
sensitive land uses.
ORANGE COUNTY FAIRGROUNDS
In 1980, a modified stricter Noise Ordinance for fairground operations was
established in an agreement between the 32nd District Agricultural Association
and the City of Costa Mesa, Table N-5, Orange County Fairgrounds Modified
Noise Ordinance, applies to the activities within the Orange County Fairgrounds.
TABLE N-5
ORANGE COUNTY FAIRGROUNDS MODIFIED NOISE ORDIANCE
Land Use
Noise Level Not to
Be Exceeded
Maximum Allowable Duration of
Exceedance
50 Dba
3D min/hour
55 Dba
15 min/hour
Residential
60 Dba
5 min/hour
65 Dba
1 min/hour
Noise Zone
70 Dba
Noise Level (CNEL)
Not For Any Period of Time
Time Period
1 & 2 Family Residential
60 dBA
7:00 a.m. to 11:00 P.M.
50 dBA
11:00 P.to 7:00 a.m.
Multiple Dwelling Residential,
60 dBA
7:00 a.m. to 11:00 p.m.
Public Space, Commercial
55 dBA
11:00 p.m. to 7:00 a.m.
Title 4, Division 6 (Noise Control) of the Orange County Code, 19K
Several noise sources presently exist within the Orange County Fairgrounds
property. A majority of the on-site stationary noise is due to sound reinforcement
equipment utilized for the Speedway, the swap meet, and annual events such as
Octoberfest and Orange County Fair. Additionally motorcycle noise is generated
during Speedway races. Parking lot activity during various fairground events
also generates noise. The primary noise generators on the fairgrounds site are
briefly described below.
PACIFIC AMPHITHEATER
Noise levels generated by concert events at Pacific Amphitheater have exceeded
the Costa Mesa Noise Ordinance on several occasions in nearby residential
areas in past years, and the amphitheater has been in litigation since 1983
regarding repeated violations and was closed in 1997.
NOISE ELEMENT • PAGE N-11
Costa. Mesa Gene+~an
SPEEDWAY MOTORCYCLE RACING
Speedway motorcycle racing events are held at the existing 8,500 seat outdoor
arena located at the northern boundary of the fairgrounds. The racing season
runs from approximately late March/early April through late September/early
October, with racing events on Saturday evenings from 7:30 p.m. to 10:00 p.m.
Noise levels are generated by the public address system and by the motorcycles
themselves. Typical racing events are 10 dBA to 15 dBA lower than the noise
limit of 98 dBA (at a distance of 100 feet from the outside edge of the track)
imposed by the State of California Department of Health Services, Office of
Noise Control.
P77_V [H�K6P1�Y��y_ll�
Noise is generated by several sources during the annual two week Orange
County Fair. Noise sources during the fair events include a public address
system, carnival rides, and several sound reinforcement systems which are used
for concerts and carnival rides. Noise levels in the activity areas of a typical fair
are in the range of 65 dBA to 75 dBA.
URBAN RAIL TRANSPORTATION
As previously discussed within the Circulation Element, no urban rail facilities
currently exist within the City. However, OCTA is in the planning stages of a light
rail system (Centerline Rail System) that is proposed to pass through the
northeast portion of the City, including a line connecting the South Coast Plaza
Town Center area to the system. Due to the preliminary nature of the urban rail
line proposals, potential long-term noise impacts within the City can not be
identified. Further review including detail noise analysis of final route alignments,
hours of operation and station locations will be required as the planning for the
urban rail line progresses.
STATIONARY NOISE SOURCES
Commercial and industrial land uses located near residential areas currently
generate occasional noise impacts. The primary noise sources associated with
these facilities is caused by delivery trucks, air compressors, generators, outdoor
loudspeakers and gas venting. Other significant stationary noise sources in the
City include noise from construction activity, street sweepers and gas -powered
leaf blowers. Residential land uses and areas identified as noise -sensitive must
be protected from excessive noise from stationary sources including commercial
and industrial centers. These impacts are best controlled through effective land
use planning and the application of the City Noise Ordinance.
AMBIENT NOISE
In order to describe the ambient or background noise level throughout the City,
several noise measurement samples were taken. The locations included a mix
of public schools, preschools (childcare centers), hospitals, convalescent homes
and a senior housing development. The numerous locations shown in Exhibit N-
2, Noise Sensitive Land Uses, were distributed throughout the City in order to
provide an overall understanding of the noise environment.
PAGE N-12 + NOISE ELEMENT
Costa Mesa General Plan
Insert Exhibit N-2, Noise Sensitive Land Uses
NOISE ELEMENT * PAGE N-13
TABLE N-6
CITY OF COSTA MESA EXISTING NOISE LEVELS
(Based on Field Measurements)
Site
1
Location
Ta n Intermediate School
Leq .:
50.9
40.3
3224 California Avenue
2
California School
43.6
34.5
3232 California Avenue
3
Killybrooke School
37.6
34.8
3155 Klllybrook Lane
4
Paularino School
44.2
39.8
1060 Paularino Avenue
5
St. John the Baptist School/Church
55.7
48.9
1021 Baker Street
6
Costa Mesa High School
53.0
45,6
2650 Fairview Road
7
Back Bay Montessori
59.0
49.4
398 University Drive
8
N -M Alternative Education Center Monte Vista High School/
Back Bay High School
55.9
45.0
390 Monte Vista Avenue
9
Kaiser School
54.7
39,2
2130 Santa Ana Avenue
10
Wilson School
55.2
43.5
801 Wilson Avenue
11
Estancia High School
54.9
39.7
2323 Placentia Avenue
12
College Hospital
58.3
45,7
301 Victoria
13
Head Start
45.0
35.3
661 Hamilton
14
Rea
45.5
36.2
601 Hamilton
15
Costa Mesa Senior Center
49.6
41.8
695 W, 19" Street
16
Pomona School
46.2
35.5
2051 Pomona Avenue
17
Mesa Verde Convalescent Hospital
41.2
32.3
661 Center
18
Whitter School
43.3
39.5
1500 Whittier Street
19
Ocean Breeze Children's Center
44.1 1
39.0
190 E. 15" Street
20
Jewish Community Center of OC
44,7
42.5
250 E. Baker Street
21
Playmates - Paularino Preschool
53.8
45.5
795 Paularino Avenue
22
Giant Step Learning Center
51.8
47.8
758 Saint Clair
23
Davis Elementary School
45.2
36.0
1050 Arlington Drive
24
Step By Step
53.8
47.4
2525 Fairview Road
25
College Park School
37.5
33.7
2380 Notre Dame Road
26
Harbor Trinity Preschool
47.9
44.2
1230 Baker Street
27
Adams School
43.9
37.7
2850 Clubhouse Drive
28
Montessori Harbor Mesa Preschool
43.0
34.5
1701 W. Baker Street
29
Prince of Peace
41.5
33.9
2987 Mesa Verde Drive East
30
Coastline Community College
42.2
34.3
2990 Mesa Verde Drive East
31
Montessori Harbor Mesa Elementary School
41.1
37.2
3025 Deodar Avenue
32
Vineyard Christian Preschool Harbor Mesa
42.2
38.9
3013 Deodar Avenue
33
Victoria School
52.2
40.4
1025 Victoria Street
34
Christ Lutheran Church of Costa Mesa LCMS
51.8
42.4
760 Victoria Street
35
Orange Coast College
57.4
43.2
2701 Fairview Road
36
Vanguard University of Southern California
48.2
41.4
55 Fair Drive
37
Woodland Elementary School
65.5
50.8
2025 Garden Lane
38
Sonora School
43.6
35.0
966 Sonora Road
Source:Noise monitoring survey conducted by Robert Bein, William Frost & Associates on August 13, August 16, August 17,
Au ust 26, and September 17, 1999.
PAGE N-14 • NOISE ELEMENT
The noise measurement locations also functioned as noise sensitive indicators.
These noise sensitive indicators are uses, such as schools and hospitals, which
have a lower tolerance for noise than do industrial and commercial activities or
normal residential uses. Noise levels measured at these locations are reported
in Table N-6 Field Noise Measurements.
7.6 KEY ISSUES
Although there are no significant broad-based noise problems in the City, there
are locations which are subject to considerable noise impacts. These consist
primarily of areas adjacent to major streets and John Wayne Airport.
Construction noise may be experienced at various times in almost any part of the
City. This is only a temporary impact, however, and the City's Noise Ordinance
subjects construction activities to the limits of the noise ordinance during the
more sensitive hours between 8:00 p.m. and 7:00 a.m.
Noise from operations at John Wayne Airport affects primarily industrial and
commercial properties in Costa Mesa. Exhibit N-1 depicts the noise contours for
the airport.
Because of the nature of the operation, police helicopter noise may impact any
location in the City at any time between 10:00 a.m. and 3:00 a.m. Overflights are
usually brief, lasting only a few seconds. Noise exposure of several minutes may
occur when circling a crime scene. Although helicopter noise levels are not
extremely high in either case, they may be sufficient to cause sleep interruption
during nighttime hours.
Surface traffic noise has the greatest impact on the noise environment of Costa
Mesa's residential properties. Between 55 and 60 dBA CNEL contours are
common along City collector streets; freeways and major street expose adjacent
areas to levels of 65dBA CNEL or greater.
7.7 NOISE CONTOURS
Exhibits N-3 and N-4 provide existing and expected 2020 noise contours along
many of the City's major and primary arterials and the three freeways that
traverse the City. Noise contours for selected secondary and commuter streets
are also included. Tables are included in the 2000 General Plan Environmental
Impact Report which indicate traffic volumes on designated street segments.
The exhibits display the average daily traffic volume (ADT) noise levels at 100
feet from the roadway centerline and the distance from the roadway centerline to
the 70, 65 and 60 dBA CNEL contours.
NOISE ELEMENT + PAGE N-15
Costa Mesa
This page intentionally left blank.
PAGE N-16 • NOISE ELEMENT
Insert Exhibit N-3, Existing Noise Contours (1999)
11 x 17
NOISE ELEMENT • PAGE N-17
Costa Mesa General P an
Insert Exhibit N-4, 2000 General Plan Noise Contours
PAGE N-18 • NOISE ELEMENT
7.8 DESCRIPTION OF NOISE PLAN
TYPICAL NOISE ATTENUATION TECHNIQUES
Noise impacts can be mitigated in three basic ways: by reducing the sound level
of the noise generator, by increasing the distance between the source and
receiver, and by insulating the receiver.
Noise reduction can be accomplished by placement of walls, landscaped berms,
or a combination of the two, between the noise source and the receiver.
Generally, effective noise shielding requires a solid barrier with a mass of at least
four pounds per square -foot of surface area which is large enough to block the
line of sight between source and receiver. Variations may be appropriate in
individual cases based on distance, nature and orientation of buildings behind
the barrier, and a number of other factors. Garages or other buildings may be
used to shield dwelling units and outdoor living areas from traffic noise.
In addition to site design techniques, noise insulation can be accomplished
through proper design of buildings. Nearby noise generators should be
recognized in determining the location of doors, windows and vent openings.
Sound -rated windows (extra thick or multi -paned) and wall insulation are also
effective. None of these measures, however, can realize their full potential unless
care is taken in actual construction: doors and windows fitted properly; openings
sealed; joints caulked; plumbing adequately insulated from structural members.
And, of course, sound -rated doors and windows will have little effect if left open.
This may require installation of air conditioning for adequate ventilation. The
chain of design, construction and operation is only as effective as its weakest
link.
Noise impacts can be reduced by insulating noise sensitive uses, such as
residences, schools, libraries, hospitals, nursing and carehomes and some types
of commercial activities. But perhaps a more efficient approach involves limiting
the level of noise generation at the source. State and Federal statutes have
largely preempted local control over vehicular noise emissions but commercial
and industrial operations and certain residential activities provide opportunities
for local government to assist in noise abatement. Local ordinances may
establish maximum levels for noise generated on-site. This usually takes the
form of limiting the level of noise permitted to leave the property where it may
impact other uses.
Although vehicular noise emissions standards are established at the State and
Federal levels, local agencies can play a significant part in reducing traffic noise
by controlling traffic volume and congestion. Traffic noise is greatest at
intersections due to acceleration, deceleration and gear shifting. Measures such
as signal synchronization can help to minimize this problem. Likewise, reduction
of congestion aids in reduction of noise. This can be accomplished through the
application of traffic engineering techniques such as channelization of turning
movements, parking restrictions, separation of modes (bus, auto, bicycle,
pedestrian) and restrictions on truck traffic.
Noise reduction through reduction of traffic volumes can also be accomplished
with incentive programs for use of public transit facilities and high -occupancy
vehicles, staggering of work hours and land use controls. Vehicle trips can be
NOISE ELEMENT < PAGE N-19
Costa Mesa
turned into pedestrian trips with integration of housing and employment into the
same project or area, construction of high-density, affordable housing in
proximity to employment, shopping and public transit facilities and other
techniques.
7.9 GOALS, OBJECTIVES AND POLICIES
The goals, objectives and policies that address noise hazards and conditions are
as follows:
GOAL N-1:
NOISE HAZARDS AND CONDITIONS
It is the goal of the City of Costa Mesa to protect its citizens and property from
injury, damage, or destruction from noise hazards and to work towards improved
noise abatement.
Objective N-1 A. Control noise levels within the City for the protection of
residential areas and other sensitive land uses from excessive and unhealthful
noise.
N -1A.1 Require, as a part of the environmental review process, that full
consideration be given to the existing and projected noise
environment.
N -1A.2 The maximum acceptable exterior noise levels for residential
areas is 65 CNEL, with the exception of mixed-use, multiple
family, and/or live/work developments in an approved Mixed -Use
Overlay district and high-rise residential projects in the North
Costa Mesa Specific Plan area.
N -1A.3 Give full consideration to the existing and projected noise
environment when considering alterations to the City's circulation
system and Master Plan of Highways.
N -1A.4 Encourage Caltrans to construct noise attenuation barriers along
State freeways and highways adjoining residential and other
noise sensitive areas.
N -1A.5 Ensure that appropriate site design measures are incorporated
into residential developments, when required by an acoustical
study, to obtain appropriate exterior and interior noise levels.
When necessary, require field testing at the time of project
completion to demonstrate compliance.
N -1A.6 Apply the standards contained in Title 24 of the California Code
of Regulations as applicable to the construction of all new
dwelling units.
N -1A.7 Discourage sensitive land uses from locating in the 65 CNEL
noise contour of the John Wayne Airport. Should it be deemed
by the City as appropriate and/or necessary for a sensitive land
use to locate in the 65 CNEL noise contour, ensure that
PAGE N-20 • NOISE ELEMENT
Costa Mesa General Plan
appropriate interior noise levels are met and that minimal
outdoor activities are allowed.
N -1A.8 Support alternative methods for the reduction of noise impacts at
John Wayne Airport while continuing to maintain safety and
existing limitations on aircraft daily departures.
NOISE ELEMENT • PAGE N-21
Exhibit "B"
Statement of Facts and Findings
CEQA Statement of Findings and Facts
North Costa Mesa High -Rise Residential Projects
Draft Program Environmental Impact Report No, 1052
Introduction
The California Environmental Quality Act (CEQA) and the CEQA Guidelines (Guidelines) provide
that:
"No public agency shall approve or carry out a project for which an EIR has been certified
which identifies one or more significant environmental effects of the project unless the public
agency makes one or more written findings for each of those significant effects accompanied
by a brief explanation of the rationale for each finding." (CEQA Guidelines §15091(a))
Because the Draft Program Environmental Impact Report (Program EIR) for the proposed project
identified significant effects which may occur as the result of the project, and in accordance with the
provisions of the Guidelines, the City Council hereby adopts these findings as part of the approval of
the project.
The City of Costa Mesa has prepared a Program EIR for the proposed project in accordance with
CEQA and CEQA Guidelines requirements. No significant new information has been added to the
Program EIR and no changes to the proposed project have occurred which would require recircula-
tion under CEQA Guidelines §15088.5. The Response to Comments document is added to and made
a part of the Final Program Environmental Impact Report. The Responses to Comments document
includes the responses of the City of Costa Mesa as lead agency to significant environmental points
raised during the public review period of the Draft Program EIR and any additional information
added by the City for clarification purposes.
All related documents on which these Findings are based are incorporated herein by reference. The
City Council considers this incorporation approach justified, especially in light of the fact that the
City has responded in writing to each written comment raising environmental issues and has made
this information widely available through publication of notices and mailings. Where appropriate and
helpful to understanding the basis of the Council's findings herein, certain aspects of the record
arising from public input may be mentioned. The mitigation measures provided herein are summa-
rized from the Mitigation Monitoring and Reporting Program,
2. Description of the Approved Project
The five project sites are located in the City of Costa Mesa, north of the I-405 Freeway, within an
area bounded generally by Sunflower Avenue to the north, the I-405 Freeway to the south, Bristol
Street to the west, and Sakiolca Drive to the east. The specific locations are:
• Site 1 — Segerstrom Town Center - 3400/3420 Bristol Street
• Site 2 — Orange County Museum of Art - 605 Town Center
• Site 3 — The Californian at Town Center - 580 Anton Boulevard
• Site 4 — Symphony Towers - 585 Anton Boulevard
• Site 5 — Pacific Arts Plaza - 675 Anton Boulevard
The five sites are located in a highly urbanized portion of the City, east of South Coast Plaza. Devel-
opment in the area is varied, and includes the Plaza Tower and the Center Tower high-rise office
-- -- --buildings,, commercial,, residential, -hotel, and-cultural-uses-including-the-Orange-County-P-erforming-
Arts Center and the South Coast Repertory.
A variety of commercial and retail uses are found at the intersection of Bristol Street and Sunflower
Avenue. North of Sunflower Avenue and east of Avenue of the Arts are two-story apartment com-
plexes located within the City of Santa Ana. East of Sakioka Drive, existing land uses are primarily
agricultural with some single-family residential east of Anton Boulevard. An 890 -unit apartment
community was recently approved for development on Sakioka Lot 1, east of the project site.
Immediately west across Bristol Street is South Coast Plaza, a major regional commercial center.
South across the 1-405 Freeway single-family residences exist in addition to retail uses, and mid -rise
office buildings and hotels. The John Wayne Airport is located southeast of the project sites within
less than one mile.
Following is a description of the proposed development for each site:
Site 1 - Segerstrom Town Center
The proposed project includes two proposed high-rise buildings within Segerstrom Town Center,
located at 3400/3420 Bristol Street, at the southeast corner of Sunflower Avenue and Bristol
Street. The project site is approximately 3.3 acres. The proposed project will include a total of
275 residential units, to be built in tandem with projects previously approved by the City of Costa
Mesa, including a 200 -key high-rise hotel building, The hotel building will include a maximum
of 50 residential condominiums on the upper1floors of the hotel. Also, a previously entitled high-
rise office building will be constructed on the site, modified to include a maximum of 225 resi-
dential condominiums. The office building Will be no more than 233,170 square feet. This site
can be developed on a sliding scale between residential and commercial uses, so long as the es-
tablished trip budgets for the site are not exceeded.
Site 2 - Orange County Museum of Art
The project site is located at 605 Town Center, south of the Orange County Performing Arts Cen-
ter and east of South Coast Repertory (currently vacant), and is approximately 1.64 acres. The
proposed project includes a preliminary master plan for the 140,000 -square -foot Orange County
Museum of Art, previously approved by the City of Costa Mesa with 80 high-rise residential
units to be built over a portion of the museum. The building will be approximately 25 stories,
with the museum occupying the first three to four stories.
Site 3 - The Californian at Town Center
The project site is located at the northeast comer of Anton Boulevard and Avenue of the Arts,
and is approximately 2 acres. The proposed project includes a Final Master Plan for 250 residen-
tial units in two 25 -story high-rise residentiall towers, including a mechanical penthouse on the
top level, and will include approximately 2,350 square feet of resident -serving retail uses. The
proposed towers will require the demolition of the existing 21,349 -square -foot Lakes Pavilions
retail center. A vesting tentative tract map (VT -17017) for the subdivision of the property for
condominium purposes is also submitted.
Site 4 - Symphony Towers
The project site is located at the southeast corner of Anton Boulevard and Avenue of the Arts at
585 Anton Boulevard, and is approximately 4.86 acres. The development proposal features two
24 -story high-rise towers, two 6 -story mid -rise buildings, and two 5 -story parking structures. A
total of 484 residential condominiums and 6,000 square feet of ground -floor retail are proposed.
The project will also include two parking structures (one 3 -level structure and one 4 -level struc-
ture) to provide replacement parking for loss of existing paved parking spaces. These structures
would be built in time to ensure that adequate parking is provided for the displaced office park-
ing. The mixed-use development would be configured in two pods and would necessitate the
demolition of two existing restaurants totaling 17,529 square feet (including outdoor seating
area).
This project represents a development alternative for this site, which was previously entitled for a
300 -key hotel. The property owner, at its election, may convert some or all of the existing com-
mercial (hotel) entitlement to residential entitlement, up to a maximum of 484 residential units or
216,794 square feet of commercial (1,02 FAR) (including a combination of those uses), on the
4.86 -acre site, as long as the trip budgets set forth in the NCMSP South Coast Metro project area
are not exceeded.
Site 5 - Pacific Arts Plaza
The project site is located at 675 Anton Boulevard at the southwest corner of Anton Boulevard
and Park Center Drive, and is approximately 1.3 acres. The proposed project includes the devel-
opment of a high-rise residential tower with up to 180 residential units. An existing 67,450 -
square -foot, 5 -story office building on the site would be demolished as a part of this project.
The proposed project also includes amendments to the City's policy and regulatory documents.
General Plan Amendment
The proposed project requires an amendment to the Land Use and Noise Elements of the City of
Costa Mesa's 2000 General Plan to allow high-rise residential development at the five project sites as
complementary uses to the existing commercial and cultural uses. The General Plan Amendment
describes maximun allowable building intensity and density related to high-rise residential develop-
ment in the Urban Center Commercial and Cultural Arts Center land use designations.
An amendment to the General Plan Noise Element is required to exempt high-rise residential projects
from the City's existing noise ordinance requirement that noise is attenuated to 65dB for exterior
areas, excluding exterior areas located on the ground floor such as amenity decks.
Zoning Code
The City's Zoning Code (Title 13 of the Costa Mesa Municipal Code) will be amended to allow
residential uses within the Town Center District (TC) designation. In addition, the Planned Devel-
opment Residential designation will be amended to allow complementary non-residential uses and
the Planned Development Commercial designation will be amended to allow complementary residen-
tial uses.
North Costa Mesa Specific Plan
This amendment would maintain conformity with General Plan policies and allow for high-rise
residential development uses which would increase density and intensity beyond the already existing
allowances. The amendment would also allow for increased building heights at Site 3 — The Califor-
nian at Town Center (from 90 feet for residential development to 280 feet above ground level) and at
Site 4 — Symphony Towers (from 180 feet to 306 feet above ground level).
_3.____Alternatives
The Program EIR addresses the proposed project and alternatives to the project. The alternatives
examined in the Program EIR include:
1. No Project Alternative
2. General Plan Alternative (Build Out of Existing Entitlements)
The City Council has reviewed and considered the alternatives in light of the adverse environmental
effects which may result from the project and the reduction or elimination of such effects which
could be accomplished by the selection of an alternative.
The Council has independently reviewed and analyzed the information contained in the Program EIR
prior to its distribution as a Draft Program EIR pursuant to California Public Resources Code
§21082.1. The Council has made every effort in an unbiased manner to consider workable alterna-
tives in addition to providing an independent judgment of the conclusions and discussion contained
in the Program EIR.
Each alternative is summarized below and the specific issues that are considered to render such
alternatives infeasible are set forth. The discussions below are intended to summarize and not fully
restate the evidence contained in the Draft Program EIR, Responses to Comments and the adminis-
trative record as a whole.
No Project Alternative
The No Project Alternative assumes the project would not be built as described in the Program EIR
and that existing conditions on the five sites would be unchanged. Thus, no new construction other
than interior alteration to existing structures would occur. Impacts from the proposed project would
not be as stated in the Program EIR. However, because the proposed project will replace or reduce
previously entitled or existing development, it cannot be speculated that those impacts would not
occur at all.
Impacts to land use, air quality, hazards and utilities would be equal to the proposed project. Impacts
to population, housing and employment and hydrology and water quality would be greater than the
proposed project. Impacts to aviation, aesthetics, transportation, noise, geology and soils and public
services would be less than the proposed project.
However, this alternative is not capable of attaining most of the project objectives, which include the
following:
• To provide high-rise residential projects proximate to the major employment, retail, cultural
and arts uses of South Coast Plaza Town Center.
• To provide high-rise, for -sale, upscale, residential dwellings in a range of product types that
appeal to a wide range of potential users.
• To provide new housing opportunities to improve the jobs to housing ratio in the City of
Costa Mesa.
• To provide a diverse variety of land uses that fit within the infrastructure capacity of the
City's 2000 General Plan.
To exhibit excellence in building architecture, landscaping and outdoor/indoor amenities
through the generous use of exceptional building materials, state-of-the-art technologies, di-
verse plant materials and/or outdoor artwork that showcase the area as a dynamic city center.
An alternative that fails to meet even the most basic project goals and objectives can be rejected from
further consideration. The No Project Alternative fails to meet the project goals and objectives and is
not considered a viable alternative.
General Plan Alternative (Build Out of Existing Entitlements)
The General Plan Alternative assumes that the project would not be built as described in the Program
EIR. Rather, the previously approved but unbuilt entitlements as described above would be con-
structed. This alternative could be constructed without any additional environmental review. Because
environmental impacts will be lessened with this alternative, it is considered the environmentally
superior alternative compared to the proposed project.
Existing, unbuilt entitlements for each project site include:
• Site 1 — Segerstrom Town Center
200 -key, 220,000 -square -foot hotel and 336,525 square feet of office
• Site 2 — Orange County Museum of Art
140,000 square foot museum
• Site 3 — The Californian at Town Center
N/A (Existing 21,349 square foot retail center would remain)
• Site 4 — Symphony Towers
300 -key, 200,950 square foot hotel (Existing 17,529 square feet of restaurant
uses would remain)
• Site 5 — Pacific Arts Plaza
N/A (Existing 67,450 square foot office building would remain)
Impacts to aviation, noise public services and utilities would be equal to the proposed project.
Impacts to population, housing and employment, hydrology and water quality and hazards would be
greater than the proposed project. Impacts to land use, aesthetics, transportation, air quality, geology
and soils would be less than the proposed project:
However, this alternative is not capable of attaining most of the basic project objectives as stated
above, and which include the establishment of high-rise residential uses within North Costa Mesa.
The project goals include development of high-density, high-rise residential development, but the
existing entitlements do not include any residential uses. Therefore, this alternative fails to meet the
basic goals and objectives of the project and is not considered a viable alternative with respect to
providing new high-rise residential land uses.
Alternatives Considered But Not Advanced
- --------- The following project alternatives -were -considered -but notadvanced -for future -review-- —-- -
Alternative Sites
Alternative sites outside the North Costa Mesa Specific Plan area are not considered feasible due to
the failure to carry out the basic objectives of the proposed project to create residential land uses in
an urbanized, dynamic city center. Due to the nearly built -out status of the City, little opportunity
exists for alternative sites to be developed or redeveloped which meet the goals and objectives for
high-rise developments. The project area and five separate development projects could not be
replicated elsewhere in the City.
The City finds that specific economic, social or other considerations make this alternative infeasible
for the following reasons:
1. Failure to carry out the basic project objectives
2. Lack of site suitability for supporting high-rise residential development in terms of
available infrastructure and economic viability
3. Speculative nature of acquiring suitable sites elsewhere
Density Reduction for Air Quality Alternative
The Program EIR is required to evaluate a Density Reduction for Air Quality Alternative because
significant adverse impacts to air quality have been identified for the proposed project. This alterna-
tive is not considered feasible or consistent with all of the project objectives. However, this alterna-
tive is evaluated because it substantially lessens ,significant environmental effects related to air
quality.
The density reduction alternative assumes that the project would be built, but each site would reduce
the total number of dwelling units by 60%. The 60% density reduction from 1,269 dwelling units to
508 dwelling units would result in a reduction in population projections from 3,173 persons to 1,270
persons.
The City finds that specific economic, social or other considerations make this alternative infeasible
for the following reasons:
Failure to carry out basic project objectives
Does not provide housing opportunities to support the City's projected population growth
over the next 20 years
A 60% reduction may affect the economic viability of the proposed project
Inconsistent with sound planning policy which requires that cities concentrate high-density
residential in close proximity to jobs
4. Findings of Fact
The City Council has reviewed the Program EIR prepared to evaluate the proposed project and has
considered the public record on the project. These findings summarize the data and conclusions
contained in the Program EIR, the various responses to comments and the administrative record. The
Program EIR, the various responses to comments and the administrative record are incorporated into
these findings as set forth in full.
Consistent with the requirements of the CEQA Guidelines, the Program EIR for the North Costa
Mesa High -Rise Residential Projects discusses environmental effect in proportion to their severity
and probability of occurrence. To that end, the Program EIR recognizes that certain areas of impact
from the project are unlikely to occur, or if potentially occurring can be mitigated to a level of
insignificance by imposition of mitigation measures and conditions of approval on the project.
The Program EIR identifies a number of potentially significant adverse environmental effects of the
project. The Program EIR also identifies mitigation measures which would reduce or eliminate
potential adverse effects. These effects and the mitigation measures are summarized below.
All mitigation measures have been written as monitoring Programs pursuant to Public Resources
Code x'21081.6. The drafting of these measures has been designed to ensure compliance during
project implementation as explained further in the Program EIR. The mitigation measures have been
developed to ensure their effectiveness by the following: (a) avoiding the impact altogether by not
taking a certain action or parts of an action, (b) minimizing impacts by limiting the degree of magni-
tude of the action and its implementation, (c) rectifying the impact by repairing, rehabilitating or
restoring the impacted environment, (d) reducing or eliminating the impact over time by preservation
and maintenance operations during the life of the action, (e) compensating for the impact by replac-
ing or providing substitute resources or environments. With implementation of the mitigation
measures drafted in this manner, the measures will result in reducing or eliminating potential adverse
effect associated with the project.
These findings merely summarize data in the Program EIR administrative record for purposes of
identifying the significant impacts and mitigation measures for the project. The Program EIR is
incorporated by reference into these findings as substantial evidence therefor as if set forth fully in
the findings.
Land Use and Relevant Planning
Stgn�ficant Effects
An amendment to the General Plan Land Use Element and Noise Element would be required to allow
for residential uses that would be compatible with surrounding land uses. This would be accom-
plished through the design of an urban core of mixed uses.
An amendment to the City's Zoning Code (Municipal Code) would be required to allow residential
uses and/or higher residential densities within the existing zoning designations.
An amendment to the North Costa Mesa Specific Plan (NCMSP) would be required to maintain
conformity with General Plan policies and allowfor high-rise residential development and increase
density and intensity beyond the existing allowances.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR,
Facts/Mitigation Measures in Support of Findings
The following -facts _intherecord-arid _conditions 'of_approval _providea_brief _explanation _ofthe____—_
rationale for each finding.
The proposed amendments to the General Plan, NCMSP and zoning code will allow the development
of the five high-rise residential project sites.
The following condition of approval will reduce and/or eliminate significant impacts to land use and
relevant planning to a less than significant level.
Prior to site plan approval, project applicants shall submit to the City of Costa Mesa
for review and approval project }flans that comply with the Development Standards as
set forth in the North Costa Mesa Specific Plan and Zoning Code. In addition, the de-
velopments will be subject to all standard conditions of approval imposed by the City
of Costa Mesa. (Sites 1-5)
Preliminary/Final Master Plan approval is contingent upon City Council's final ap-
proval of the General Plan Amendment GP -06-02, North Costa Mesa Specific Plan
Amendment SP -06-02, and Zoning Code Amendment CO -06-05. Master Plan ap-
proval shall not become effective until all these other discretionary approvals are final
and become effective.
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects Not Mitigated to a Level of Insignificance
None
Aviation
Significant Effects
Due to the proposed building heights, applications for a Determination of No Hazard have been
submitted to the Federal Aviation Authority (FAA). At the time the Program EIR was circulated for
public review, final determinations had not been made by the FAA. However, the FAA did issue a
preliminary Notice of Presumed Hazard. Proposed building heights for each site are:
Site I - Segerstrom Town Center— maximum 315' above ground level (AGL)
Site 2 — Orange County Museum of Art — maximum 315' AGL
Site 3 — The Californian at Town Center — maximum 280' AGL
Site 4 — Symphony Towers — maximum 306' AGL
Site 5 — Pacific Arts Plaza — maximum 315' AOL
The General Plan Amendment, the NCMSP amendment and Zoning Code amendment must be
submitted to the Airport Land Use Commission (ALUC) for a consistency determination.
Findings
Changes or alterations have been required in, or'incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
The following facts in the record and conditions of approval provide a brief explanation of the
rationale for each finding.
The applicant will be required to submit to the City an FAA determination of no hazard or a similar
finding by an independent study by a qualified private consultant certified by the FAA.
The City will submit all amendments related to the project to the ALUC for a consistency determina-
tion.
The following conditions of approval will reduce and/or eliminate significant impacts to aviation to a
less than significant level.
Prior to final master plan approval, the applicant will submit to the City of Costa
Mesa, a Federal Aviation Agency (FAA) determination of no hazard to air navigation
or a similar finding in an independent study by a qualified private consultant that has
been certified by the FAA. If the'FAA or the aviation consultant requires conditions
for the finding of no hazard to air navigation, such as installation of roof -top obstruc-
tion lighting, said conditions shall] be placed as conditions of approval on the final
master plan. (Sites 1-5)
In the event a proposed high-rise''building is determined to be a hazard to air naviga-
tion by the Federal Aviation Agency (FAA) or in an independent study by a qualified
private consultant that has been certified by the FAA, the building design shall be ap-
propriately modified prior to issuance of building permits so that a determination of
no hazard to air navigation can be obtained. (Sites 1-5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects Not Mitigated to a Level of Insignificance
None
Population, Housing and Employment
Significant Effects
The proposed project will not result in any significant impacts to population, housing and employ-
ment.
The increase in population due to the proposed project is within the projected population growth for
Costa Mesa.
Market trends support development of high-rise residential housing where land does not exist for
additional single family residences. The existing imbalance between the demand and the availability
of housing supports development.
Job opportunities will be created with the proposed project to support the projected population
growth in the city and the county.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
The following facts in the record provide a brief explanation of the rationale for each finding
The amount of new housing proposed by the project is consistent with Southern California Associa-
tion of Government population and housing projections.
The jobs to housing imbalance that exists in Orange County will be improved as new housing stock
becomes available to meet the projected demand.
The number ofjobs displaced by the demolition of existing buildings in the proposed project will be
replaced byjobs required for the new development with a projected net gain in job numbers.
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects Not Mitigated to a Level of Insignificance
None
Aesthetics
Significant Effects
Shade and shadow impacts will occur to surrounding uses from high-rise residential buildings.
The buildings at Sites 1, 2, 4 and 5 would be the tallest structures in the NCMSP area. Due to the
higher 8 -foot grade difference at Site 5, Pacific Arts Plaza, the proposed high-rise structure will be
the tallest of all five sites.
Light and glare will be introduced with the development of additional buildings either in addition to
or as replacement for existing development.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
Shade and shadow are considered significant if they occur for more than two hours during the
threshold hours of 10:00 a.m. to 3:00 p.m. Based on the shade study, no significant impacts occur.
Building height and bulk will be consistent with the mixed-use, high-density metropolitan neighbor-
hood contemplated by the proposed project.
Conditions of approval will minimize impacts from light and glare.
The following conditions of approval will reduce and/or eliminate significant impacts to aesthetics to
a less than significant level.
• Architectural features and roofs shall be appropriately finished with non -reflective
materials in order to reduce glare. and reflection. Structures shall use low reflective
glass and building materials to minimize daytime glare to the fullest extent possible.
(Sites 1-5)
• All exterior light standards and fixtures will be shielded to prevent light spill to fur-
ther reduce potential impacts. (Sites 1-5)
• The intensity and location of lights on buildings shall be limited to minimize night-
time light and glare to residents and shall be subject to the Development Services Di-
rector's approval. (Sites 1-5)
• Prior to issuance of building permits, developer shall submit building plans for the
proposed projects to be approved by the Costa Mesa Planning Division which incor-
porate the use of non -reflective building materials to minimize light and glare im-
pacts. (Sites 1-5)
Prior to issuance of buildings permits, developer shall submit an electrical engineer's
photometric survey to be approved by the Costa Mesa Planning Division to assure
that m-in-imum-secur-ity-lighting requirements -are -met -and to minimize -light and glare —
to residents. (Sites 1-5)
The Lighting Plan shall demonstrate compliance with the following: ('1) All site light-
ing fixtures shall be provided with a flat glass lens; (2) Photometric calculations shall
indicate the effect of the flat glass lens fixture efficiency; (3) Lighting design and
layout shall limit spill light to no (more than 0.5 foot-candle at the property line of the
surrounding neighbors, consistent with the level of lighting that is determined neces-
sary for safety and security purposes on site. (Sites 1-5)
Prior to the issuance of building permits, developer shall submit a Final Landscape
Plan, consistent with the City's landscape standards, for each development compo-
nent to be approved by the Costa Mesa Planning Division. (Sites 1, 2, 4, and 5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insignificance_
None
Transportation and Circulation
Significant Effects
A study prepared by Austin -Foust Associates, Inc. dated July 14, 2006 identified that the addition of
the proposed high-rise residential and retail/commercial development will be generally trip neutral.
The trips associated with the development are established in the NCMSP and substitute for trips
associated with existing development to be demolished and unbuilt previously approved entitlements.
Short-range analysis shows that 2,975 net daily trips will occur after accounting for demolition of
existing uses.
Long-range analysis shows that 531 net daily trips more than the General Plan uses will occur after
accounting for demolition of existing uses.
Parking demands will be addressed on a site -by -Site basis.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
The following facts in the record, mitigation measures and conditions of approval provide a brief'
explanation of the rationale for each finding.
Long-range intersection improvements assumed in the traffic modeling for the proposed project will
require the payment of traffic impact fees. No additional intersection improvements are required due
to the proposed project.
The project developer will be required to comply with residential parking standards or prepare a
parking analysis demonstrating the adequacy of the proposed parking.
The following conditions of approval and mitigation measures will reduce and/or eliminate signifi-
cant transportation/circulation impacts to a less than significant level.
Conditions of Approval
The project applicants shall be responsible for the payment of fees in accordance with
Costa Mesa's traffic impact fee Program to mitigate project -generated traffic impacts
(including regional traffic). (Sites 1-5)
The project applicants shall be responsible for the payment of fees in accordance with
the San Joaquin Hills Transportation Corridor Fee Ordinance. Fees shall be paid to
the Costa Mesa Planning Division prior to the issuance of building permits. (Site 1-5)
The project applicants shall be responsible to comply with the City of Costa Mesa
Transportation Demand Ordinance. (Site 1)
Mitigation Measures
T-1 As subsequent phases of the SCPTC project are submitted to the City of Costa Mesa,
the performance of the project traffic study area intersections shall be monitored
against the City's Annual Development Phasing and Performance Monitoring Report
to determine when future improvements area required. (Sites 1, 2 and 5)
T-2 The project applicants shall be required to fund all costs associated with implementa-
tion of intersection improvements to the following intersections in the City of Costa
Mesa: Park Center & Sunflower and Bristol & Paularino, (Sites 1, 2 and 5)
T-3 The project applicants shall fund a share of the costs of the planned improvements at
the following intersections in the City of Santa Ana: Bristol & Segerstrom/Dyer;
Bristol & MacArthur; Flower & MacArthur; SR -55 NB ramps & MacArthur, and
Main & Sunflower. (Sites 1, 2 and 5)
T-4 During the Final Master Plan process, the developer shall be required to comply with
residential parking standards of 1.5 to 2.0 spaces per unit for tenants, 0.5 spaces per
unit for guests for the first 50 units and 0.25 spaces per unit thereafter, or to prepare a
parking analysis that demonstrates the adequacy of proposed parking for City review
and approval. Parking for commercial uses shall be determined in accordance with
the City's Municipal Code. Ancillary commercial uses considered as walk-up retail
will also be identified during the Final Master Plan process. (Sites 1-5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insignificance
None
Air Quality
Signif cant Effects
The following is a summary of significant effects to air quality based on an Air Quality Analysis
prepared by KPC Environmental, Inc. dated May 2006.
Short Term Impacts (prior to year 2010 — Sites: 2, 3 and 4)
Construction equipment emissions and fugitive dust will occur during the demolition phase
of construction. Short-term demolition impacts for Sites 3 and 4 would exceed the
SCQAMD daily threshold for NO.. Site 2 is vacant and no demolition will occur.
Heavy equipment operations and fugitive dust during grading of sites 2, 3 and 4 will ex-
ceed the SCAQMD daily threshold for NO.,
Building construction emissions impacts would exceed daily significance thresholds for
ROG and NO,. ROG emissions are a direct result of the application of architectural coating
during the construction phase.
Long Term Impacts (After vear 2010 — Sites 1 and 5)
Construction equipment emissions and fugitive dust will occur during the demolition phase
of construction. Short-term demolition impacts for Sites I and 5 would exceed the
SCAQMD daily threshold for NO..
Heavy equipment operations and fugitive' dust during grading of sites I and 5 will exceed
the SCAQMD daily threshold for NO..
Building construction emissions impacts would exceed daily significance thresholds for
ROG and NO,,
Operational Impacts (Year 2025)
Operational impacts include day-to-day emissions from operations and maintenance of the
facilities, consumer product use and vehicle trips associated with the movement of materi-
als, product, residents, visitors and employees. Operations emissions impacts for all sites
would exceed ROG attainment thresholds.
Although the air quality impacts contributed by the proposed project would be regionally
minor, any incremental adverse air quality impacts must be considered cumulatively sig-
nificant due to the South Coast Air Basin's classification as a non -attainment air basin by
the federal Clean Air Act.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR,
Facts/Mitigation Measures in Support of Findings
The following facts in the record and mitigation measures provide a brief explanation of the rationale
for each finding.
Construction operations for the proposed project would exceed SCAQMD thresholds for NOx,
resulting in short-term air quality impacts. If all five sites are developed prior to 2010, NOx, ROG
and CO thresholds would be exceeded during the demolition and building phases and NOx and CO
thresholds would be exceeded during the grading phase. This short-term impact would remain
unavoidable and significant.
ROG thresholds will be exceeded during the long term operation of the project, exceeding the year
2025 SCAQMD threshold. Implementation of mitigation measures would not reduce the impact to a
level that would be less than significant. Therefore, the long-term impact would remain unavoidable
and significant.
Air quality impacts from the proposed project in conjunction with air quality impacts from cumula-
tive projects and build -out of the City's General Plan would cumulatively contribute adverse emis-
sions within the South Coast Air Basin, resulting in significant cumulative air quality impacts.
Implementation of mitigation measures would not reduce the impact to a level that would be less
than significant. Therefore, the cumulative impact would remain unavoidable and significant.
The following conditions of approval and mitigation measures will reduce impacts. However, as
noted, impacts to air quality will remain unavoidable and significant.
Conditions ql Approval
SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related
dirt on approach routes to the site. Rule 403 prohibits the release of fugitive dust
emissions from any active operation, open storage pile, or disturbed surface area be-
yond the property line of the emission source. Particulate matter deposits on public
roadways are also prohibited.
- -• - -Adequate-watering techniques -shall -beemployed to partially -mitigate -the -impact of --------
construction-generated dust particles. Portions of the project site that are undergoing
earth moving operations shall be wvatered such that a crust will be formed on the
ground surface and then watered ;again at the end of the day.
• Grading operations shall either be suspended or involve heavy watering during first
and second stage ozone episodes -or when winds exceed 25 miles per hour.
Mitigation Measures
AQ -1 Prior to commencement of construction activities, project applicants shall identify to
the City a construction relations officer to act as a community liaison concerning on-
site activity, including resolution of issues related to dust generation from grad-
ing/paving activities.
AQ -2 Prior to issuance of building permits, the project applicant shall ensure that the plans
minimize ROG emissions. Building permits for the project shall specify and require
the use of pre -coated building materials, use of all high pressure -low volume (HPLV)
paint applicators with 50% efficiency, and use of lower volatility paint not exceeding
100 grains of ROG per liter.
AQ -3 During construction and grading activities, the project applicant shall comply with
measures set forth in the Storm Water Pollution Prevention Plan (S WPPP) to ensure
that airborne dust is kept to a minimum.
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insignificance,
Short-term air quality impacts related to NO, would exceed SCAQMD thresholds. If all five sites are
developed prior to year 2010, NO,, ROG and CO thresholds would be exceeded during demolition
and building phases. NO, and CO thresholds would be exceeded during the grading phase.
Long-term operational air quality impacts related to ROG would exceed SCAQMD thresholds.
Air quality impacts from the proposed project in zonjunction with air quality impacts from cumula-
tive projects and build -out of the City's General !Plan would cumulatively contribute adverse emis-
sions within the South Coast Air Basin, resulting; in a significant impact,
Noise
Significant Effects
The information in this section is based on an Environmental Noise Study by Wieland Associ-
ates, Inc. dated June 8, 2006.
Short Term Impacts
Short term impacts will be related to the demolition and construction of the proposed pro-
ject. In addition, groundborne vibration will occur during bulldozing and pile driving ac-
tivities.
Long Term Impacts
Long term impacts associated with the operation of the proposed project. Traffic associated
with the project will not increase the CNEL above the City's standards to a level of signifi-
cance. Parking lot activities will result irnoise impacts; however, distance attenuation will
reduce these impacts to insignificance.
Construction noise is exempted from the City's Noise standards during certain hours.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
The following facts in the record, conditions of approval and mitigation measures provide a brief
explanation of the rationale for each finding.
The project will comply with the City's Noise Ordinance. Construction noise is exempt from the
City's standards during certain hours.
The project will not increase the traffic -generated CNEL either on- or off-site above the City's
standards.
Buildings shall be designed and constructed to'reduce interior noise levels to a CNEL of 45 dB
or less.
The following conditions of approval and mitigation measures will reduce and/or eliminate
significant noise impacts to a less than significant level.
Conditions of Approval
Excluding Site 2 --the Orange County Museum of Art, Contractor shall ensure that
construction activities comply with the City's Noise Ordinance. Exceptions may be
made for activities that will not generate noise audible from off-site, such as painting
and other quiet interior work. (Sites 1, 3, 4, 5)
• For Site 2 --the Orange County Museum of Art, the restrictive hours for con-
struction activities as similiarly monitored during the construction of the Segerstrom
Symphony Hall would be applicable. For Site 2, all construction -related activity
shall be limited to between the hours of 7 a.m. and 8 p.m., Monday through Friday,
and 8 a.m. to 6 p.m. Saturday. Construction is prohibited on Sundays and federal
holidays. Exceptions may be made for activities that will not generate noise audible
from off-site, such as painting and other quiet interior work. (Site 2)Prior to issuance
of building permits, applicant shall ensure that plans reflect sound rated windows and
doors in the design of the proposed residential buildings and at the proposed museum.
The window and door ratings should be sufficient to reduce the interior noise level to
a CNEL of 45 dB or less, and should be determined by a qualified acoustical consult-
ant as part of the final engineering design of the project.
Prior to issuance of building permits, applicant shall ensure that plans reflect me-
chanical ventilation at all of the proposed residential buildings since the interior
CNEL standard of 45 dB is to be !,met with all doors and windows closed. Mechanical
ventilation systems that include adequate recirculation of indoor air with the doors
and windows closed would be considered acceptable.
Mitigation Measures
N-1 Prior to issuance of building permits, applicants shall have prepared by an acoustical
engineer, a study of potential vibration impacts due to any pile -driving necessary dur-
ing construction. Applicant shall adhere to all mitigation measures identified in said
study. (Sites 1-5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insignificance.
None
Geology and Soils
Signaftcant Effects
A study prepared by NMG Geotechnical dated April 11, 2006, as well as the City's General Plan FIR
and the South Coast Plaza Town Center EIR identify various soils constraints with regard to devel-
opment.
The proposed project is located in an area identified as having the potential for liquefaction to occur
during seismic shaking.
Grading and construction activities could create runoff which would impact erosion of soils,
Settlement could occur if the high-rise buildings are not supported by a foundation system that will
provide adequate structural support.
Due to a shallow groundwater table in the project vicinity, subterranean structures could experience
impacts, requiring dewatering and waterproofing.
Expansive soils will require development standards to address the potential impact.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
'File following facts in the record, conditions of approval and mitigation measures provide a brief
explanation of the rationale for each finding.
Site specific geotechnical investigations are recommended to evaluate the density of the terrain layers
and provide for potential mitigation measures.
An erosion control plan which would be implemented as part of each site's Storm Water Pollution
Prevention Plan would ensure that no impacts would occur due to soil erosion.
Pile foundations or different foundation systems that will provide equivalent structural support will
limit the level of impact due to settlement.
A permit for dewatering activities from the Regional Water Quality Control Board will be obtained
to allow a Program to be designed that would prevent impacts from the shallow groundwater table.
Excavation should comply with OSHA safety requirements. In addition, structures will be water-
proofed and designed to resist hydrostatic pressure.
Development will utilize appropriate geologic standards to prevent impacts from expansive soils.
The following conditions of approval and mitigation measures will reduce and/or eliminate signifi-
cant impacts to geology and soils to a level of insignificance,
Conditions ofApproval
Where studies indicate that buildings may be subject to substantial damage during
earthquakes, the structure shall be designed and/or retrofitted for seismic resistance in
compliance with all relevant recommendations for seismic design and seismic safety
in the most recent editions of the!Uniform Building Code and the California Building
Code. (Sites 1-5)
Mitigation Measures
G -l. Prior to the issuance of a gradingpermit, the project developers shall prepare a site
specific final geotechnical investigation, including an evaluation, analysis, and miti-
gation recommendations for the issues identified in the NMG Geotechnical Investiga-
tion Report, including appropriate dust control measures and waterproof building de-
signs with hydrostatic pressure resistive properties and a site specific probabilistic
seismic hazard analysis for grour d motion. Al] recommendations shall be incorpo-
rated into the final grading plan for the project. (Sites 1-5)
G-2 During grading operations, special handling of on-site soils shall be required due to
high moisture content of the soils. The City of Costa Mesa shall monitor the grading
contractor to ensure stabilization' of the soils during grading and excavation activities,
as recommended by the NMG geotechnical investigation. (Sites 1-5)
G-3 Prior to the issuance of building permits, the project developers shall ensure that pile
foundations or other appropriate design be incorporated into the project design to
mitigate potential settlement hazards and liquefaction beneath the proposed struc-
tures. (Sites 1-5)
G-4 Prior to the issuance of building permits, the project developers shall submit a project
design to ensure that any proposed subterranean portion of the structures are water-
proofed and designed and installed to resist hydrostatic pressures associated with the
shallow groundwater table in the area. (Sites 1-5)
G-5 Prior to the initiation of project grading, the project developers shall ensure that all
existing utilities will be relocated, abandoned and removed, rerouted, or protected in
coordination with the project developer and affected utility companies. (Sites 1-5)
G-6 Prior to the issuance of grading permits, the project developers shall ensure that pro-
visions set forth in the Final Geotechnical Investigation Report regarding dust control
measures during site preparation, grading, and construction are incorporated into the
final construction specifications for the project site. (Sites 1-5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level oflnsignafcance'
None
Hydrology and Water Quality
Significant Effects
Based on a Preliminary Hydrology Analysis dated May 22, 2006 and a Water Quality Management
Plan dated March 31, 2006 prepared by Hunsalcer & Associates, the following impacts were identi-
fied.
Runoff drainage would utilize existing catch basins due to the surface coverage remaining largely the
same as currently exists. The runoff values would be substantially the same.
A small portion of the project site is located within a 100 year flood hazard area. The U. S. Army
Corps of Engineers has completed improvements in the Santa Ana River Mainstem which provide
190 year storm protection to the project area.
A Water Quality Management Plan has been prepared by Hunsaker & Associates which includes
Best Management Practices for site development.
For potential short term construction impacts, the project is required to comply with the City's
NPDES permit requirements.
For potential long term impacts, the project will be required to comply with BMP's identified in the
City's DAMP and the Local Implementation Plan.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
The following facts in the record and mitigation measures provide a brief explanation of the rationale
for each finding.
Developers will be required to submit final drainage plans identifying the location of drainage
facilities and ensure the projects would have adequate drainage facilities.
The potential for flooding is significantly reduced by completion of the improvements to the Santa
Ana River Mainstem project.
Compliance with the Water Quality Management plan, DAMP and Local Implementation Plan BMPs
will reduce impacts from runoff.
Compliance with the City's NPDES permit requirements will reduce potential water quality impacts
to a level of less than significant.
Long term impacts due to impervious surfaces will remain substantially the same as currently exists.
The following mitigation measures will reduce and/or eliminate significant impacts to hydrology and
water quality to a less than significant level.
WQ-1 Prior to the issuance of any
been obtained under California'
ated with Construction Activity
submitted to the State Water Re
notification of the issuance of a
Projects subject to this require)
lotion Prevention Plan (SWPPP
project site and be available for
WQ-2 Prior to the issuance of any gra(
review and approval a Water Q1
ig permits for projects that will result in soil distur-
d,-the-applicant -shall demonstrate -that -coverage has ----
General Permit for Storm Water Discharges Associ-
y providing a copy of the Notice of Intent (NOI)
)(rtes Control Board and a copy of the subsequent
taste Discharge Identification (WDID) Number.
nt shall prepare and implement a Storm Water Pol-
A copy of the current S WPPP shall be kept at the
ity review on request. (Sites 1-5)
ig permits, the applicant shall submit to the City for
lity Management Plan that (Sites 1-5):
• addresses site design BMPs such as minimizing impervious areas, maximizing
permeability, minimizing directly connected impervious areas, creating reduced
or "zero discharge" areas, and conserving natural areas,
• incorporates the applicableiRoutine Source Control BMPs as defined in the
DAMP,
• incorporates Treatment Control BMPs as defined in the DAMP,
• generally describes the long-term operation and maintenance requirements for
the Treatment Control BMPs,
• identifies the entity that will be responsible for long-term operation and mainte-
nance of the Treatment Control BMPs, and
• describes the mechanism for funding the long-term operation and maintenance
of the Treatment Control BMPs.
WQ-3 Prior to issuance of building permits, the project developers shall provide proof of an
NPDES permit from the RWQCB, consistent with Order No. R8-2004-0021 and
NPDES No. CAG998002, to the City of Costa Mesa for dewatering activities. (Sites
1-5)
WQ-4 Prior to the issuance of building permits, the project developers shall verify that
structural BMPs have been permanently incorporated into the project plans. Such
BMPs shall ensure that pollutants from project -related storm water runoff are miti-
gated consistent with applicable state and local standards. (Sites 1-5)
WQ-5 Prior to the issuance of grading permits, the project developers shall pay drainage im-
pact fees to the City of Costa Mesa. Drainage impact fees are to be adopted in August
2006 and are currently estimated at $12,000 per acre. The project developer shall be
responsible for the drainage impact fees that are in place at the time grading permits
are issued. (Sites 1-5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insign�ficanee
None
Hazards and Hazardous Materials
Significant Effects
The following is a summary of significant effects related to hazards and hazardous materials.
The demolition of existing structures on Sites 1, 3, 4 and 5 will require an inspection prior to demoli-
tion to assess the presence of asbestos, lead-based paint or any other potentially hazardous building
materials.
A Phase I Environmental Site Assessment was performed on Site 3. The study determined that there
was no evidence of recognized environmental conditions in connection with the site with the excep-
tion of the dry cleaning establishment,
A Phase I Environmental Site Assessment was performed on Site 5, The study determined that there
was no evidence of recognized environmental conditions in connection with the site. However, the
site has the potential for lead-based paint and the study recommends that an Operations and Mainte-
nance Program Plan be implemented to manage asbestos containing materials.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
An inspection will be conducted prior to demolition activities for each site to determine the presence
of potentially hazardous materials.
The developer will be required to prepare an Operations and Maintenance Program Plan for Site 5 to
manage any asbestos containing materials discovered during demolition.
The following mitigation measures will reduce and/or eliminate significant impacts related to hazards
and hazardous materials.
HH -1 Prior to the approval of the Master Plan, the project proponents for all development
sites shall prepare and submit a Phase I ESA to the City of Costa Mesa for review.
The Phase I ESA shall determine: the historical and current presence of hazardous ma-
terials on the site and identify the mechanism and/or remediation for any site con-
tamination. (Sites 1, 2, 4)
HH -2 Prior to the issuance of demolition/grading permits, the project proponents shall fully
comply with the recommendations of the Phase I report and shall consult and comply
with the California Department of Toxic Substances Control (DISC) guidelines for
oversight. (Sites I-5)
HH -3 Prior to the issuance of buildingermits for any site requiring remediation of soils or
groundwater, as specified by the Phase I ESA, or DTSC as a contaminated site, the
Agency and/or the California Debartment of Toxic Substances Control (DTSC) plan-
ning division indicating that the project developer completed remediation require-
ments for that site. (Sites 1-5)
HH -4 Prior to the issuance of demolition permits, the project proponent shall ensure that
any buildings built before 1981 are sampled as a part of an asbestos survey in com-
pliance with the National Emissions Standards for Hazardous Air Pollutants
(NESHAP). If asbestos is found 1n the building, asbestos-related work, including
demolition, involving 100 square feet or more of asbestos containing materials shall
be performed by a licensed asbestos abatement contractor under the supervision of a
certified asbestos consultant. Ashestos shall be removed and disposed of in compli-
ance with applicable state laws. (Sites 1 and 5)
HH -5 Prior to the issuance of demolition permits, the project proponent shall prepare a
demolition plan to include provisions that during demolition of any building, if paint
is separated from the building material, the paint waste will be evaluated independ-
ently from the building material ey a qualified hazardous material inspector to deter-
mine its proper management. To the extent possible, demolition materials will be re-
cycled on-site. The balance will be transported to a location identified in the demoli-
tion plan. This demolition plan shall be submitted to the City of Costa Mesa for ap-
proval. (Sites 1, 3, 4, 5)
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insignificance
None
Public Services
Significant Effects
Fire Services
The Costa Mesa Fire Department (CMFD) has determined that the proposed project would result in a
significant impact on fire protection services. According to the CMFD, although there are no current
plans to increase the number of personnel servici g the project area, additional staffing needs to be
considered. It is the recommendation of the CMFD to add a paramedic engine company with four
additional personnel per shift to Fire Station 6 in order to meet fire safety response needs in this area.
Developers will be required to contribute to the costs associated with the additional staffing and the
capital cost of a paramedic fire engine.
Police Services
The proposed project is expected to result in increased police responses to the project area associated
with traffic control and accident investigations, crime investigations and domestic disturbances. Plan,
are currently underway for the expansion of the main police facility at 99 Fair Drive to include an
11,000 sq. ft. addition. The Police Department has identified a goal to maintain an average city-wide
response time of five minutes or less for emergency calls 85% of the time; 15 minutes or less for
non -emergency calls 85% of the time and 30 minutes or less for report calls 85% of the time.
Development of the project area would result in increases in the number of visitors and employees
within the project site. The Department has indicated that adding population and vehicle traffic to
the project area would result in additional calls for service. Conditions of approval and mitigation
measures to assure compliance with recommendations for building and site safety design are re-
quired.
Schools
The Newport Mesa Unified School District has indicated that the proposed project could impact
schools which are currently at capacity. The District has indicated that the potential addition of 281
students could be accommodated through the addition of portable classrooms. In order to ensure that
quality educational services are maintained and that additional students can be appropriately served,
conditions of approval requiring payment of school fees would apply to all new residential develop-
ment projects.
Parks and Recreation
The North Costa Mesa Specific Plan concluded that the area currently has adequate parkland.
However, the additional residents could impact existing parks and recreational facilities. While the
proposed project is anticipated to include on-site recreational facilities for resident use, it can be
anticipated that residents of the proposed project will utilize existing neighborhood and recreational
facilities. Developers will be required to contribute the appropriate park impact fees to enable the
City to snake improvements to existing park land to serve the proposed demand from new residents.
Libraries
The City standard for libraries is 0.2 sq. ft. per capita of library space. While the Costa Mesa library
facilities currently do not meet this standard under existing conditions, the General Plan EIR identi-
fied less than significant impacts to library services because the Orange County Public Library
(OCPL) did not anticipate any direct significant impacts on the facilities. However, the Program EIR
employs a comparatively more conservative approach by using the OCPL standard as a significance
threshold. In light of the already identified deficiency in library space per capita, the proposed
project will exceed the threshold and this potential impact is considered cumulatively significant.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
__The_ following faets_in_the record, _cnnditions_of approval and mitigation measures provide a brief_
explanation of the rationale for each finding.
Analysis indicates that each developer will be required to pay a pro rata share of the cost of a new
paramedic engine company that is fully equipped to mitigate impacts to fire services. In addition,
Sites 1, 2, 4 and 5 will pay a fire impact fee in the amount of $0.28 per square foot per existing
development agreements.
Coordination with the Police Department related to building and site safety design would ensure
adequate police protection services can be provided to the project site. Implementation of conditions
of approval related to building and site safety will be required.
Conditions of approval requiring the payment of school fees will apply to all residential development
in the project area.
Project developers will be required to contribute funds to the Parks and Recreation Department in -
lieu of parkland dedication.
The proposed project will result in a cumulative impact in the area of provision of library space. The
City's guidelines for 0.2 square feet per capita of library will be exceeded with the development of
the five project sites. This impact would be considered cumulatively significant and unavoidable
under project build -out conditions.
The following conditions of approval and mitigation measures will reduce and/or eliminate signifi-
cant public services impacts to a less than significant level with the exception of meeting the City's
standard for provision of library space.
Conditions of Approval
• Prior to the issuance of building permits, the project developer shall submit project
designs and specifications for review and approval by the Costa Mesa Fire Depart-
ment with respect to compliance with all standard conditions for building design re-
garding public safety, including but not limited to, fire flow capacity, fire hydrant lo-
cation, vehicular access, and sprinkler systems.
• Emergency vehicle parking areas shall be designated within proximity to buildings to
the satisfaction of the Fire Marshal.
• Each project development shall provide sufficient capacity for fire flows required by
the Costa Mesa Fire Department.
• Vehicular access shall be provided and maintained as serviceable, throughout con-
struction, to all required fire hydrants.
• All high-rise and multi -family project developments shall be equipped with an auto-
matic fire sprinkler system.
• The Developer shall comply with standard building and fire regulations for high-rise
buildings to the satisfaction of the Fire Marshal and Building Official
• The Developer shall comply with the Public Safety Radio System Coverage Ordi-
nance (included in the standard building and fire regulations for high-rise buildings)
to the satisfaction of the Police Chief.
• Prior to the issuance of building permits, the project developer shall submit project
designs and specifications for review and receive approval by the Costa Mesa Police
Department with respect to compliance with all standard conditions for building de-
sign regarding public safety, including but not limited to, lighting, address numbers,
building standards, landscaping, and emergency vehicle parking.
• Required building address numbers shall be readily apparent from the street, and
rooftop building identification shall be readily apparent from police helicopters for
emergency response agencies.
• The project developer shall pay school impact fees, which are currently calculated at
a rate of $1.84 per square foot for residential development and $0.30 per square foot
of commercial development.
• The project developer shall pay park impact fees, pursuant to the rate in effect at the
time the subdivision map is filed with the City.
Mitigation Measures
PS -1 Prior to the issuance of building permits, the project developer shall pay its pro rata
share of a new, fully equipped paramedic engine, equal to $469.35 per unit to the
Costa Mesa Fire Department.
PS -2 Prior to the issuance of a grading permit, a construction security service shall be es-
tablished at the construction site. Initially, the service shall ensure that no unauthor-
ized entry is made into the construction area. For the duration of each phase of con-
struction, the project applicant shall provide sufficient on-site security personnel on a
24-hour, seven days a week basis to patrol all areas of construction and prohibit unau-
thorized entry,
PS -3 During project construction and operation, the project applicant shall ensure that pri-
vate on-site security is provided.
PS -4 Prior to issuance of building permits, the project developer shall pay pro rata shares
of fees to the Costa Mesa Police Department for the increased service capacity neces-
sary to accommodate the development site, if such a police impact fee Program is es-
tablished by the City of Costa Mesa by December 31, 2008.
Condition ofApproval Added
None Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level oflnsignVcance
The proposed project would result in a cumulative impact in the area of provision of library space.
The City's guidelines for 0.2 square feet per capita of library will be exceeded with the development
of the five project sites.
Utilities
__ _ Signii icanLEffects—
Water
A Water System Hydraulic Analysis prepared by Hunsaker & Associates, dated March 30, 2006,
concluded that the proposed project will meet the Mesa Consolidated Water District (MC WD)
specifications for water design criteria.
The Water Analysis determined that the existing water system is adequate to provide residual
pressures greater than 20 psi during 4,000 gpm fire flows as required by the Costa Mesa Fire De-
partment.
Mesa Consolidated Water District prepared a Water Supply Assessment for the project. The assess-
ment concludes that MCWD has sufficient water supplies during normal, single dry and multiple dry
water years to meet the anticipated demand for the proposed project.
Wastewater
A Sewer System Hydraulic Analysis by Hunsaker & Associates, dated March 30, 2006, provided
analysis to determine whether the current sewer collection system has adequate capacity to handle
the proposed wastewater flows from the proposed project.
Solid Waste
No impacts were identified as there are permitted commercial trash haulers authorized by the City to
serve the proposed project.
Gas Electric, Telephone, Cable
No impacts were identified as these utility services exist in the project area and have the capacity to
serve the proposed project.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid or sub-
stantially lessen many of the significant environmental effects as identified in the Program EIR.
Facts/Mitigation Measures in Support of Findings
The following facts in the record, conditions of approval and mitigation measures provide a brief
explanation of the rationale for each finding.
The Hunsaker & Associates Water System Hydraulic Analysis concluded there will be no impacts
due to the project meeting the MC WD specifications for water design criteria.
Adequate fire flow will be available to deliver the required flows at acceptable pressures and no
impact will result.
The water availability assessment determined sufficient water supplies are available to meet the
anticipated demand and no impact will result.
The existing sewer system is capable of handling the proposed wastewater flows from the proposed
project and no impact will result.
Electric, gas, telephone and cable services have been confirmed as available in the project area and
no impact will result.
The following conditions of approval and mitigation measures will reduce and/or eliminate signifi-
cant utilities impacts to a less than significant level.
Conditions of Approval
• Prior to the issuance of demolition/grading permits, the project developer shall dem-
onstrate to the City of Costa Mesa that all construction waste generated on-site would
be recycled where feasible as the first choice of disposal method, leaving the option
of landfill disposal as a last alternative. The proposed commercial uses shall incorpo-
rate facilities for collection and pick-up of recyclable materials into the design of the
project, (Sites 1-5)
• Prior to the issuance of demolition/grading permits, the project developer shall coor-
dinate with Mesa Consolidated Water District to determine the exact location of ex-
isting underground water supply facilities and submit an action plan to prevent dam-
age to facilities left on the project site or interfere with their operation. The project
developer shall pay their fair share amount for the necessary facilities to accommo-
date project -related water supplies. These capacity charges are evaluated on a case-
by-case basis depending on the meter size. The fee evaluation may be adjusted ac-
cordingly based on peak flow tests performed once meters are installed. (Sites 1-5)
• Prior to the issuance of demolition/grading permits, the project developer shall sub-
mit grading plans to the City that reflect the undergrounding of utilities serving the
proposed project site. (Sites 1-5)
• Prior to the issuance of demolition/grading permits, the project developer shall coor-
dinate with Southern California Edison to determine the exact location of all under-
ground and overhead electrical facilities. All electrical facilities and associated struc-
tures to be left on project site shall be protected from damage by the project devel-
oper. (Sites 1-5)
• Prior to the issuance of demolition/grading permits, the project developer shall coor-
dinate with Southern California Gas Company to determine exact locations of all un-
derground natural gas facilities. All gas pipelines and associated structures to be left
on the project site shall be protected from damage by the project developer. (Sites 1-
5)
• Prior to the issuance of demolition/grading permits, the project developer shall coor-
dinate with Comcast Cable to determine exact locations of all underground cable fa-
cilities. All cable lines and associated structures to be left on the project site shall be
protected from damage by the project developer. (Sites 1-5)
• Prior to the issuance of demo Iition/grading permits, the project developer shall coor-
dinate with AT&T California to determine exact locations of all underground tele-
phone facilities. All telephone lines and associated structures to be left on the project
site shall be protected from damage by the project developer. (Sites 1-5)
• Prior to issuance of demolition/grading permits, the project developer shall prepare a
haul route plan for removal of construction debris and a construction soil reduction
--plan -to-reduce _the -amount _of_excavatesl_saiLwaste. (Sites 1-5)_
Mitigation Measures
U-1 Prior to the issuance of grading permits for Site I — Segerstrom Town Center, the
project developer will determine and prepare plans for OCSD and CMSD's approval,
for one of the following options to redirect wastewater flows to a northerly direction
from Site 1:
• Option I — Plug the southerly connection in the manhole in the 12 -inch line in
Park Center Drive. The existing 12 -inch line will be slip lined with an 8 -inch
line to direct wastewater into the existing 84 -inch diameter manhole.
• Option 2 — Construct a new manhole south of the existing 15 -inch stub. Plug
existing southerly connection in Park Center Drive to direct wastewater flows
into the Sunflower Interceptor.
• Option 3 — Construct a new manhole south of the existing 84 -inch manhole and
a new 8 -inch sewer line in Sunflower Avenue. Abandon the existing 8 -inch
sewer line.
Mitigation Measures Added
None
Mitigation Measures Not Incorporated
None
Effects not Mitigated to a Level of Insignificance
None
Exhibit "C"
Statement of Overriding Considerations
STATEMENT OF OVERRIDING CONSIDERATIONS
FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT NO. 1052
NORTH COSTA MESA HIGH-4RISE RESIDENTIAL PROJECTS
A. UNAVOIDABLE SIGNIFICANT IMPACTS IDENTIFIED IN PEIR
The proposed project as described in the Program EIR will have significant
unavoidable significant impacts in the areas of air quality and public services
as described in the Statement of',Findings and Facts and as described below.
Air Quality (Short -Term Impact) — Construction operations for the
proposed project would exceed SCAQMD thresholds for NOx, resulting in
short-term air quality impacts. If all five sites are developed prior to 2010,
NOx, ROG and CO thresholds would be exceeded during the demolition
and building phases and NOx and CO thresholds would be exceeded
during the grading phase. This short-term impact would remain
unavoidable and significant.-
Air Quality (Long -Term Impact) - ROG thresholds will be exceed during
the long term operation of the project, exceeding the year 2025 SCAQMD
threshold. Implementation of mitigation measures would not reduce the
impact to a level that would be less than significant. Therefore, the long-
term impact would remain unavoidable and significant.
Air Quality (Cumulative Impact) — Air quality impacts from the proposed
project in conjunction with air quality impacts from cumulative projects
and build -out of the City's General Plan would cumulatively contribute
adverse emissions within the South Coast Air Basin, resulting in
significant cumulative air quality impacts. Implementation of mitigation
measures would not reduce, the impact to a level that would be less than
significant. Therefore, the cumulative impact would remain unavoidable
and significant.
Public Services (Cumulative Impact) — The proposed project would result
in a cumulative impact in the area of provision of library space. The City's
guidelines for 0.2 square feet per capita of library will be exceeded with
the development of the five project sites. This impact would be considered
significant and unavoidable under project build -out conditions.
The Program EIR has identified all feasible mitigation measures with respect
to the above impacts. Although these mitigation measures may substantially
lessen these significant impacts, adoption of the measures will not fully avoid
the impacts.
As a result, to approve the project, the City must make a statement of
- - - - --overriding-considerations-pursuant to State-CEQA--Guidelines-Sections-15043--- ---
and
5043-----
and 15093. This statement allowvs a lead agency to determine that a project's
general economic, social, or other benefits justify choosing to approve a
project despite the occurrence of specified significant environmental effects
that cannot be avoided. The statement explains why, in the City's judgment,
the project's benefits outweigh the unavoidable significant effects.
CEQA does not require lead agencies to analyze beneficial impacts in an EIR.
Rather, an EIR focuses on potential significant impacts on the environment,
defined to be adverse impacts. (Public Resources Code Section 21068)
However, these benefits can be cited, if necessary, in a statement of overriding
considerations. (CEQA Guidelines Section 15093)
B. IDENTIFIED PUBLIC BENEFITS
The City, in its review and consideration of the proposed North Costa Mesa
High -Rise Residential Project and in consideration of the significant
unavoidable impacts in the areas of air quality and public services, hereby
finds that the following public benefits of the proposed project override the
above -referenced Unavoidable Adverse Impacts:
1. The City of Costa Mesa,, through its General Plan, has established
population and housing projections for growth in the City. The City's
nearly built -out status results in the need to provide alternative housing
styles to accommodate the lack of available vacant land. This project
would result in the development of 1,269 residential units in the City's
South Coast Plaza Town Center/South Coast Metro Center areas; areas
where residential development was not previously anticipated.
2. The retail and hotel components included in the proposed project will
generate sales tax revenue to the City of Costa Mesa and provide
additional employment opportunities.
3. The project creates a unique housing type targeted to cultural arts and
urban professionals and will be the first of this kind of housing type in
Costa Mesa. The high-rise residential buildings will complement the
existing cultural and entertainment arts venues at South Coast Plaza Town
Center and reinforce the identity of this premier urban center as a world-
class, major destination point for the arts in southern California.
4. The project provides new ownership housing opportunities that improves
the jobs to housing ratio in the City. The proposed multi -family
residential condominium development will increase the number of owner -
occupied housing units in the City's housing stock, Additionally, the
in
proposed project would meet the housing needs of the high-income
segments of the community.'
5, The North Costa Mesa Specific Plan supports and encourages high
intensity mixed use developments such as those proposed by the project.
Additional residential development in this established urban area of the
City contributes to a more sustainable urban community with a diverse
base of mixed uses.
6. The City is desirous of providing high-rise residential projects within
proximity to the major employment, retail and cultural center of Costa
Mesa in accordance with the City's infrastructure capacity. Such
development would enhance the City's urban core and provide high-rise
residential dwelling units that would appeal to a wide range of potential
residents.
7. The recent trend of high-rise residential development within key areas of
Orange County has confirmed the general public's acceptance of urban
work -live environments in limited areas. This type of development allows
the City to exhibit urban architectural and landscaping styles, utilizing
state-of-the-art technologies, that reinforce the area's image of a dynamic
city center.
8. The Final Program EIR traffic study concluded that the proposed
residential, retail, and commercial uses are within the development
capacity of the roadway network. The project generally involves
demolition of existing structures, modification of unbuilt entitlements,
and/or conversion of unbuiltentitlements for the construction of new high-
rise residential condominium buildings with ancillary commercial/retail
uses. Therefore, the project, contributes new housing in the community at
a level no greater than which can be supported by planned infrastructure
improvements.
9. Developers of the proposed project shall pay pro -rata shares of a new,
fully equipped paramedic engine for the Costa Mesa Fire Department.
10. While the City's General Plan states that there is sufficient public library
square footage to serve the residents of Costa Mesa through the year 2020,
the Orange County Public Library recommends a ratio of 0.2 square feet
per capita of library space. Since the City does not anticipate the addition
of a new library in the near future, the exceedance of the recommended
ratio by development of the proposed project is a significant impact.
However, the benefit of providing additional high-rise housing, with the
attendant contributions to other public services within the City, overrides
the shortage of library space which will result from project
implementation.
Conclusion
The City finds that there arespecific considerations associated with the
project that override and outweigh the project's significant environmental
impacts and the existence of any environmentally superior alternative that
meets some of the project's objectives. Therefore, the project's unavoidable
environmental impacts and 'the City's decision not to adopt the
environmentally superior alternative are considered acceptable and in
compliance with State law.