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HomeMy WebLinkAbout07-08 - Adopting Specific Plan Amendment SP-06-02 for High-Rise Residential ProjectsRESOLUTION NO. 07-8 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA ADOPTING NORTH COSTA MESA SPECIFIC PLAN AMENDMENT SP -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 Planning Commission of the City of Costa Mesa adopted the North Costa Mesa Specific Plan by Resolution No. 94-67 in July 1994; WHEREAS, the North Costa Mesa Specific Plan provides additional planning guidelines and standards for several large development areas located in north Costa Mesa; WHEREAS, by its very nature, the North Costa Mesa Specific Plan needs to be updated and refined to account for current and future community needs; WHEREAS, Specific Plan Amendment SP -06-02 amends the North Costa Mesa Specific Plan text and figures relative to Area 4 – South Coast Plaza Town Center, Area 5—The Lakes, and Area 6 – South Coast Metro Center to account for proposed high- rise residential projects; WHEREAS, Specific Plan Amendment SP -06-02 relates, but is not limited to, land use designations, trip budget, maximum allowable floor area ratio, and maximum allowable building square footage, and development standards; WHEREAS, the proposed project was considered by the Orange County Airport Land Use Commission (ALUC) for consistency with the Airport Environs Land Use Plan at a duly -noticed public hearing on November 16, 2006, and the North Costa Mesa Specific Plan Amendment SP -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; WHEREAS, the City Council considered the ALUC's response 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 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 2 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 Resolution No. PC -06-64 and adopt the North Costa Mesa Specific Plan amendment by Resolution No, PC -06-66. WHEREAS, the City Council certified Final Program EIR No. 1052 by adoption of Resolution No. 06-94 on November 21, 2006; WHEREAS, the City Council overruled the ALUC determination and adopted by General Plan Amendment GP -06-02 by separate resolutions; WHEREAS, the City Council deems it to be in the best interest of the City that said Specific Plan Amendment be adopted; NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby ADOPT Specific Plan Amendment SP -06-02 that amends the text and figures of the North Costa Mesa Specific Plan as set forth in Exhibit A, which is attached to this resolution. BE IT FURTHER RESOLVED that the adoption of Specific Plan Amendment SP - 06 -02 is expressly predicated on the General Plan Amendment GP -06-02 being final and effective. 3 PASSED AND ADOPTED this 16th day of January, 2007. ATTEST: Ju Folcik, City Clerk 4 Allan R. Mansoor, Mayor APPROVED AS TO FORM: Kimberly all Barlow, City Attorney El 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. 07-8 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) JU E FOLCIK,'CITY CLERK I Exhibit "A" North Costa Mesa Specific Plan Nort Costa mesaSpecific PCan :fa lipS low on �n���nnn�dnrnn�r i w a k"- MEMEMOME&I �P SP -94-01 NORTH COSTA MESA SPECIFIC PLAN PREPAI,ED BY: City of Costa Mesa Planning Division July 1,,1994 Adopted by Resolution #94-67 Amended April 1999 Amended July 2000 Amended February 2001 Amended November 2001 Amended July 2002 Amended November 2003 Amended February 2004 Amended March 2006 Amended January 2007 Cosh Mesa North Costa Mesa Specific Plan 2.0 DEVELOPMENT SETTING..........................................................................................................................4 Location.......................................................... Existing General Plan and Zoning Designati, Land Use Compatibility/Integration............... Circulation..................................................... Nonconformity................................................ Parks and Recreation .................................... Fire Protection Services ................................ 3.0 SUBAREA ANALYSIS............................................i....................................................................................31 Area1 -Nome Ranch........................................a....................................................................................31 Area2 -Metro Pointe..........................................'....................................................................................39 Area3- South Coast Plaza...................................................................................................................41 Area 4- South Coast Plaza Town Center............................................................................................43 Area5- The Lakes..............................................................................................................................52 Area 6- South Coast Metro Center.....................................................................................................56 Area7- Sakioka Lot 1..........................................................................................................................63 Area8- Sakioka Lot 2...........................................................................................................................69 4.0 DEVELOPMENT STANDARDS..............................I....................................................................................74 5.0 IMPLEMENTATION................................................a.................................................................................... 82 APPENDIX A- Noise Estimates.........................................................................................................................86 APPENDIX B- Parks and Recreation...............................................................................................................88 APPENDIX C- General Plan Policies ....................... --..................................................................................... 91 APPENDIX D- Theater and Arts District Plan (bound separately) ---------- - Costa Mesa -___------- LIST OF FIGURES North Costa Mesa Specific Plan Figure1-Location.........................................................!.......................................................................................5 Figure2- Existing Land Uses..............................................................................................................................6 Figure 3- General Plan Land Use Designations .......... Figure4- Zoning............................................................!....................................................................................10 2 6 Figure5- Land Use Integration.....................................!....................................................................................14 Figure 6- Imaginary Surfaces for JWA.........................{....................................................................................16 44 Figure7- Master Plan of Highways.....................................................................................................................20 Figure8-Bikeways........................................................'....................................................................................23 Figure 9 -Urban Rail Alternatives.......................................................................................................................25 Figure10- Parks............................................................1....................................................................................29 I ................. 68 Figure11 -Area 1.........................................................T...................................................................................34 71 Figure 11 a- Historical Preservation Area......................!....................................................................................35 84 Figure 11 b- Home Ranch Building Heights .................. I...... ............ .................. -.................. ............................ 36 Figure12- Area 2...............................................................................................................................................38 Figure13- Area 3..........................................................!.............,......................................................................42 Figure14- Area 4...................................................................................................,.....,....................................47 Figure 14A- SCPTC Conceptual Location of Future Projects..........................................................................48 Figure15- Area 5...............................................................................................................................................53 Figure16A- Area 6........................................................i....................................................................................61 Figure16B- Area 6 Sub-Areas.........................................................................................................................62 Figure17- Area 7..............................................................................................................................................64 Figure18- Area 8 ..... ............................................. ........ i...................................... ,........... ........ ... .................. ..... 70 Figure 19- Development Standards Summary .............!....................................................................................73 LIST Table 1- General Plan Designations ............................. Table 2- Maximum Building Heights ............................. Table 3- Master Plan of Highways Improvements....... Table 4- Floor Area Ratio Nonconformities ................. Table 4a- Segerstrom Home Ranch Sub -areas Statist Table 5A- South Coast Plaza Town Center Subarea F Table 513- Statistical Summary of Unbuilt SCPTC Con Table 6A- South Coast Metro Center Sub -area Statist Table 613 -South Coast Metro Center Maximum Buildir Table 7- Sakioka Lot 1 Density Bonus Program .......... Table 8- Sakioka Farms Lot 2 Density Bonus Progran Table 9- Public Improvement Implementation Schedu ABLES ..................................................................................11 ..................................................................................17 ...............................................................1................1.21 .......................................... I. ...................................... 2 6 alSummary ..............................................................32 itistics....................................................................... 44 onents as of 2006 ....................................................49 3...............................................................................58 Heights....................................................................60 ............................................. I ................. 68 .............................................................................. 71 .................................................................................. 84 North Costa Mesa Specific Plan 1.0 INTRODUCTION Authority This specific plan has been prepared for a p the California Government Code Section 65 acres and is an established area of the components, including the urban mixed w Center. There is still, however, a considerak area that prompts the need for this specific p The 1990 General and accompanying plan area, as well as numerous policies that In 2001, the City of Costa Mesa 2000 Gene technical update of the 1990 General Plan General Plan policies). It is the intent of this General Plan through the adoption of develol the development potential of the plan are¢ development with the surrounding areas, business community confidence in the long -t( Scope rtion of North Costa Mesa in accordance with 50 et seq. The plan area encompasses 423 City with many identifiable and diversified e development of South Coast Plaza Town B amount of undeveloped land within the plan Plan, adopted on March6, 1992, specifies the land use designations residential densities and commercial and industrial intensities for the are relevant or specific to North Costa Mesa. ,al Plan was adopted, which was primarily a (See Appendix C for a listing of relevant specific plan to implement the policies of the ment standards. These standards recognize and the need to sensitively integrate new and, therefore, promote both resident and rm vision for the plan area. Specific issues that are addressed in this plan are as follows: ➢ Land Use Compatibility/Integration ➢ Building Heights ➢ Nonconformity ➢ Density Bonuses ➢ Circulation ➢ Urban Rail Transit ➢ Parks and Recreation ➢ Fire Protection Services Specific Plan Contents This specific plan provides a comprehensive (review and analysis of the plan area. Section 2 provides an overview of the plan area's development setting. In Section 3, the development issues that will present a challenge to future development of each subarea are identified, and Section 4 provides the development standards which address these issues. Finally, Section 5 discusses the spetiific plan's implementation timing. Updated November 2001 2.0 The North Costa Mesa plan area comprises Mesa, i. e., that area north of the San Diego Boulevard. South Coast Drive and Sun boundary of the plan area and the Costa h Costa Mesa's surrounding cities include Four Santa Ana to the north and east, Irvine to the regional facilities include John Wayne Airport 1. North Costa Mesa Specific Plan SETTING the northernmost portion of the City of Costa Freeway (1-405) and generally east of Harbor ower Avenue generally form the northern esa Freeway (SR -55) is the eastern border. Iain Valley and Huntington Beach to the west, east, and Newport Beach to the south. Major to the southeast of the plan area. See Figure Figure 2 indicates the existing land uses as IlWell as the eight subareas the plan area has been divided into for analysis purposes. Updated November 2001 Updated November 2001 1 I5 Ct75t North Costa Mesa Specific Plan Location Map it 57.. YORBA UNDA ?I7 it ANAHIBM WOEN ORANGE ax« au GROVE TUS IN �wrx� cnvre« tip. 22 55 ORANGE . xrc i4 east a-__ COUNTY SANTA ANAg W$MM PC 6 an Area SEAL y "-WNE � � I BEACH COSTA MESA HUN I'INGTON MOM OL , BEACH NEWORT 'err MISSION VIEJO J{7: SFAOH 1 LAGUNA NIGIJEL FACGFIG GCM LAGUNA EACH 74 > SAN JUAN W151 RANO N' I � F gure 1 ry ORTH COSTA MESA SPECIFIC PAN Updated November 2001 1 I5 ❑ m p� 00000 CRS X nnnnnm a: _. ... _ . nn... .n....Nm... .. 112 ..�iiI \� � C bnN � ::C s :� s :: o •. .O ♦ 1\...N O 6�IP{f r. nm. � LEGEND Vacant Land Parcels North Costa Mesa Specific Plan Area Note: All maps and figures in the North Costa Mesa Specific plan are not to scale and are provided for illustrative purposes only - 1 - Nome Ranch 2 - Metro Pointe 3 - South Coast Plaza 4 - South Coast Plaza Town Center 5 - The Lakes 6 - South Coast Metro Center / Experian 7 - Sakioka Lot 1 8 - Sakioka Lot 2 Existing Land Uses ah N A aure 2 North Costa Mesa Specific Plan Existing General Plan. and Zoning Designations Figure 3 indicates the General Plan land use designations for the area of the City north of the 1-405, and Figure 4 indicates the accompanying zoning designations. Table 1 summarizes the development parameters of the General Plan land use designations, and the compatible zoning districts. As shown in Table 1, the General Plan e; residential land use designations. The FA building that is allowed on a lot or parcel contain stepped FARs which are tied to use. Residential density is measured in been established for properties in the plan Cultural Arts Center, or Regional Comme Nome Ranch also has a trip budget. residential, dwelling units per acre, and tri intensity and trip generation do not excel plan area. The trip budget for individual pi iblishes Floor Area Ratios (FARs) for all non - is used to determine the maximum amount of Several land use categories in the plan area e traffic characteristics of the proposed land velling units per acre. Trip budgets have also rea designated as Urban Center Commercial, !at in the plan area. The industrial portion of hen applicable, the FAR, or in the case of budget work in concert to ensure that building the capacity of the circulation system in the )erties is given in Section 3. The lowest FARs are found in the Neighborhood Commercial designation as well as in the residential, industrial and public -semi public land use designations. The highest FARs are allowed in the Regional Commercial, Cultural Arts Center, and Urban Center Commercial land use designations. The lGeneral Plan does not allow the established floor area ratio to be exceeded in any instance. Trip budgets are calculated on a square footage basis for commercial, industrial, residential, and institutional land uses. As with FARs, trip budgets cannot be exceeded. The General Plan, however, does allow for the transfer of trip budgets in the plan area in the following circumstances: 1. 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. 2. Trip budget transfers shall be evaluated in the review and approval of a planned development or master plan project. Sufficient conditions of approval shall be applied to the master plan or development plan to ensure long-range control over subsequent phases of development. 3. The combination and/or transfer of trips shall not result in any greater impacts on the surrounding', circulation system then would occur if each Traffic Analysis Zone (TAZ),was developed independently. (Consult with the Planning Division for a figure depicting TAZs) 4. 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 FAR and trip generation rates provided herein. 5. 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. Updated November 2001; January 2007 7 North Costa Mesa Specific Plan 6. Approval of the master plant or development plan shall be conditioned to ensur�com7511ance-with r --== the = afsove- crlterla==and --to==preclade= future. - overdevelopment on portions of the project or properties from which trip budgets were transferred. 7. Trip budget transfers shall be recorded against the properties. Therefore, if a property is underdeveloped in terms of its trip budget, there is the possibility that the "excess" trips could be transferred to another parcel to augment its trip budget. It should be noted that all the Planned Development (PD), Town Center (TC), and Shopping Center (C1 -S) zones require Planning Commission review and approval of the land use mix and building location. Updated November 2001; January 2007 8 O v m In p" 0000 IM LEGEND moo :. lanaaelm maeaeee °mo ' - - - _.. m olloavv p v, er m m°,m � � .am _5=::::.•. ,.. aeonaea 9me a e°m m : n •ice °veieieoa ::a m o aseeeo °::::::°ABW se =m,e°a m®°_� _____ _.innr Gm i. mn� ■ 'a nnnIts .�pmnnnnmunn; ,\nllll.aall�ti7 �..,mm.....� ,>•...... .... Ilnlnnma �:: �: :: :: •_' . •• mm�nn.. � nnm nm � - - __ .e : nd• r���mnan :::��iPi� :e ••• � ���iin�iiii ' ` . n � � � � � : M..n � :::.... - m, ,rQ'dnum i �� Gmuu. 1• J .a �.. •,h� .S nn. `i. i i.v 1. rMmn � High -Density Residential ®Urban Center Commercial Low -Density Residential ®Neighborhood Commercial QRegional Commercial Fire Station MMedium-Density Residential pq Cultural Arts Center MIndustrial Park EZPublic Park Commercial Center General Land Use Designations It Figure 3 r a .f= :: 1\ � a nmmnppnunnnnnnnm.� �nmm:Gnnmppmnm.m.► : ,,�n... n.. 1 ■��M ..p11If..... mnnnnn :. nmm�mm� i�.�?c6.. n .7 ..... -� ` �� � n.. n, aLnl. ■ tin � nmI I F-` O LEGEND e . R f MMR P . R . MPDR-LD EMP MPDR-NCMMPDI DC MMP R2 OTC Zoning A A inure 4 4sta Mesa North Costa Mesa Specific Plan - r�,i .� Tattle 1 General Plan Designations X"n x sS"].� 5. 9 r 3{ m^-- ...,..'a:.-,-..�NoRliec£(eP.:lan?�r^'w,,;«� 7RAtiTb v� ,aFUQ,(k REA104 M. ENslrv� ��" REDS Single family detached and attached units, granny units, Less than or equal to 8 units 0.15 high traffic R1, PDR-LD,1&R Low Density Residential accessory apartments, family day care per ase. 025 moderate traffic 035 low traffic Medium Density Single-family attached units, multiple family units, senior Less than or equal to 12 0.15 high traffic R1, R2 -MD, PDR - Residential congregate care facilifies, convalescent hospitals, and group units per acre 0.25 moderate traffic MD, MU, I&R residential homes. Ancillary commercial uses are permitted in 0.35 low traffic the planned development zone. High Density Multiple family units, senior congregate care facilities, Less than or equal to 20 0.15 high traffic R2 -HD, R3. PDR - Residential convalescent hospitals, and group residential homes. Ancillary units per acre; except the 025 moderate traffic HD, PDR -NCM, commercial uses are permitted in the planned development density in the PDR -NCM 0.35 low traffic MU,I&R zones. zone is 25 to 35 units per ase. See also The Lakes for sitespedfic density. Commensal Center Major shopping, service, and office faaTi6es designed to serve Less than or equal to 20 0.25 high traffic C1, C2, C1 -S, city-wide and regional markets, units/acre 0.35 moderate traffic PDC, AP, P, CL D.45.low.traffic __._.. 0.75 very low traffic Except that Home Ranch has a site-specific FAR 0.41 for the IKEA portion of the project Regional Commercial Regional scale uses including major department stores, specialty Less than or equal to 20 0.652 South Coast Plaza (east of Bear Street) PDC retail outlets, restaurants, offices, and hotels. units/am 0.89 South Coast Plaza (west of Bear Street) Urban Center Intensively developed mixed commercial including offices, retail Less than or equal to 20 0.50 retail PDC, TC Commercial shops, restaurants, and hotels. Residential uses are also unitsfacre Except that the 0.60 office permitted pursuant to the North Costa Mesa Specific Plan South Coast Metro Center Except that South Coast Metro Center (Area 6) (Area 6) has a site specific has a sitespedfic FAR of 0.79 density of 100 units per acre. Cultural Arts Center Mixed commercial, residential, office, and cultural uses. — 1.77 See also the South Coast Plaza Town TC Center discussion regarding the FAR. Industrial Park Wide variety of industrial and compatible office and support Less than or equal to 20 0.20 high traffic MP, PDI, CL commercial uses. units/acre 0.30 moderate traffic 0.40 low traffic 0.75 very lowhatfic Public and Parks, hospitals, schools, religious facilities, fairgrounds, and — 0.25 1 & R, I&RS, P Semi -Public public facilities. Updated November 2001; January 2007 11 Gasta. Mesa Land Use North Costa Mesa Specific Plan The plan area and its immediate surroundings contain a variety of land uses that range from single family residential homes to hidIh-rise offices which provide a good mix of housing opportunities, commercial goods and services, entertainment, and employment opportunities in a relatively small geographical area. This mix allows people the opportunity to live near their jobs, and giv s residents and employees a full range of commercial services near their homes or jobs. This reduces traffic congestion and improves air quality. Mass transit opportunities are also more easily developed in this type of community setting. Several General Plan policies support the development of mixed-use projects along or near transit routes as a means to improve airlquality and reduce traffic congestion.' Mixed use projects also add variety and interest ',to an area by supporting day and evening activities. The South Coast Plaza Town Center, South Coast Metro Center, and The Lakes projects currently provide the opportunity to Jive, work, shop and be entertained within a compact and pleasant urban environment. The benefits of having a mix of land uses in an area can quickly be lost if there is not enough forethought in the design and locatio of diverse uses. Common problems include tall buildings overshadowing adjacent buildings and outdoor areas, late night commercial uses affecting residential areas, heavy truck or automobile traffic affecting access to residential areas, inadequate parking availability, and incompatible land uses being located adjacent to one another. Residential areas are particularly sensitive land uses, but commercial and/or industrial uses may also', be impacted by inappropriate siting of land uses. Figure 5 highlights the location of existing and future residential areas. In 2006, this specific plan was amended to allow high-risei residential development in Areas 4, 5, and 6. See Section 3.0 for additional discussion. i It should also be noted that a residentialcomponent could be incorporated into any Planned Development Zone in the plan area (see Figure 4 for Zoning). New commercial and industrial developments anticipated by the General Plan are also shown in Figure 5. Noise A major concern related to land use compatibility is noise. The City of Costa Mesa uses the Community Noise Equivalent Level (CNEL) to measure and regulate noise. The City's maximum acceptable exterior noise level for residential areas is 65 CNEL. The plan area's primary source of noise is vehicular, and twoi major sources are the 1-405 to the south and the Costa Mesa Freeway to the east. Likewise, the plan area's major streets are another source of noise. Appendix A provides a list of the existing and General Plan build -out CNEL levels in the plan area. New residential development as well as other sensitive land uses shall be required to comply with the General Plan and zoning prdinance standard of 65 CNEL for exterior recreation areas and 45 CNEL for interior areas. However, for high-rise residential 1 See Policies LU -1A.1, LU -1 F.5, and CIR 1A.9 in Appendix C. Updated January 2007 developments, the exterior standard of E recreation/amenity areas that are located a located above the ground floor and private CNEL requirement due to the urbanized na may be used in order to achieve these noise John Wayne Airport is located to the east of encompasses the area generally east of P outside of the plan area, and therefore does heliport is located in the plan area in South C 555 Anton Boulevard. North Costa Mesa Specific Plan i CNEL only applies to common outdoor the ground level. Recreation/amenity areas patios and balconies are exempt from the 65 re of the overall setting. Mitigation measures the plan area. Although the 60 CNEL contour venue of the Arts, the 65 CNEL contour is not impact existing or future land uses. One past Metro Center atop the building located at Updated January 2007 1.3 00 ®_ _ a al PDR-4 SONAV j( LATimes Standartl MDR� EmulexC Paclflc' SFR R"N Auto Club ® ® t°> a Town Center . Sakti ka Lott Sakloka a-[I=Industrial lot 2:' RP p Om 0 On 0 w South Coast Office ffd B ��� O IKEA Home Ranch ® Plaza yy QMDR HDR Mefro Pointe South Coast Mefr11 o/Experian Py - ----- - - �__�� SANDIEGO-FWY--d05---- � - m- - _.._ - _ H Offiee_ ® m � GOy MU c,2�cyY� q7{®T'' � nmrt®n �Lp op 0'�0� B®O0� ���� ll❑ �0 Off. n®F7 �uJwO OI �,00 � I LEGEND Heliport Vacant Residential FFJ Fire Station Sensitive Interface N NVacant Industrial SFR - Single Family Residential OVacant Commercial/Office MDR - Medium Density Residential HDR - High Density Residential Land Use Integration (Figure 5 Building Heights Existing building heights in the plan area twenty-one story office buildings. Generally South Coast Plaza Town Center and Sout area has approval for additional buildings buildings at South Coast Plaza and Crystal The General Plan does not establish a genE but rather contains two policies that provic building height. Policy LU -1C.1 permits the t feet only when it can be shown that the developments. Policy LU -1C.3 prohibits the to air navigation at John Wayne Airport as c by a qualified private consultant.2 Policy LU -1 C.3 is particularly relevant to tht generally east of the Metro Pointe property John Wayne Airport. Beyond the horizontal conical surface. See Figure 6. These in special studies and review by the Airport L the FAA. It should be noted that a numt Town Center encroach within the imagii determined not to pose a hazard to the ai obstruction lighting. Building heights in North Costa Mesa h especially in the Home Ranch area w overturned by the voters in 1988. Table 2 plan area; these building height standards land uses. Any new building proposed at shadow impact analysis in relation to surrou It should be noted that Home Ranch has a in the center of the property. Any additi require a General Plan amendment. Exhi Ranch, North Costa Mesa Specific Plan iry from single story single family homes to :he high-rise office buildings are located in the Coast Metro Center areas; the Metro Pointe iat include two fifteen story buildings. The )urt vary from one to three stories in height. -al limit on building heights north of the 1-405 guidelines for determining the appropriate Dnstruction of buildings over two stories or 30 building height will not impact surrounding onstruction of buildings that present a hazard ;termined by the Federal Aviation Agency or plan area, since the portion of the plan area is within the imaginary horizontal surface of urface for another 4,000 feet is the imaginary iginary surfaces are the trigger for requiring id Use Commission for Orange County and r of existing buildings in South Coast Plaza try horizontal surface; however each was ort's operations and were required to install ,e created public controversy in the past, re high-rise development approvals were ecifies the maximum building heights for the ;cognized existing patterns and surrounding stories or more should require a shade and ingland uses. :cific height limitation of five stories and only I height above five stories (75 feet) would 11b depicts the height limitations for Home See Appendix C for full text of Policies LU -1 C.1 and LU -1 C.3. Pp , Updated January 2007 North Costa &eSpecific Plan -- . ..mu&y Imaginary G&c for JWA . \ . .. ... .. . . ... .. . § "V -, AOMW Af} � \J« �~� / \ �HISP .m v . .: ƒ ( . a � � .� f�� 5 ■ § 9 �HISP a � j . ! 9 ! \ \ iz \ « 9 North Costa Mesa Specific Plan AREA 1 Varies See Exhibit 1 db. Home Ranch consultant that have been certified by the FAA. AREA 2 30 feet -north of South Current development agreement allows buildings up to 15 stories. Metro Pointe Coast Drive (approx. 2 feet (approx. 2 stories) within the setback area. AREA 7 stories) Buildings above 173 feet in height will require a determination of no Sakioka Lot 1 90 feet -south of South hazard by thee, FAA or an independent study by a qualified private Coast, Drive (approx. 6 consultant that have been certified by the FAA. stories) AREA 3 85 feet (approx. 4 None South Coast stories) Plaza and Crystal Court AREA 4 315 feet (approx. 25 Buildings above 173 feet in height will require a determination of no SCP Town stories) hazard by the FAA. or an independent study by a qualified private Center consultant that have been certified by the FAA. AREA 5 Mid -rise Residential -90 Buildings above 173 feet in height will require a determination of no The Lakes feet (approx. 6 stories) hazard by the, FAA. or an independent study by a qualified private High-rise Residential – consultant that have been certified by the FAA. 280 feet (approximately 26 stories) Commercial -110 feet (approximately 11 AREA 6 Varies—See Table 6B. Buildings above 173 feet in height will require a determination of no hazard by theFAAFAA or an independent study by a qualified private South Coast consultant that have been certified by the FAA. Metro Buildings which encroach into the setback for Anton cannot exceed 30 feet (approx. 2 stories) within the setback area. AREA 7 60 feet (approx. 4 Buildings which encroach into the setback for Anton Blvd. and/or Sakioka Lot 1 stories) Sakioka Dr. cannot exceed 30 feet (approx. 2 stories) within the setback area. AREA 8 North of collector street- Buildings above 173 feet in height will require a determination of no Sakioka Lot 2 60 feet (approx. 4 hazard by the! FAA or an independent study by a qualified private stories) consultant that have been certified by the FAA. South of collector street- Buildings which encroach into the setback for Anton cannot exceed 30 180 feet (approx. 12 feet (approx. 2 stories) within the setback area, stories) 11 1. All building height measurements reference the height above grade- not mean sea level. i Updated February 2001; November 2001; January 2007. 17 North Costa Mesa Specific Plan The circulation system for the plan area is comprised of three components: vehicular, bikeways, and urban rail transit. Vehicular The Master Plan of Highways (MPH) in the system for the plan area and the City as a w 405. Two new streets are shown north of tt ramps for the 1-405. Susan Street will ser Avenue and South Coast Drive north of the street from Anton Boulevard will provide a Farms Lot 2 (Area 8). An on-ramp is pr( Avenue and an off -ramp is proposed at Sot Pointe project. This off -ramp is currently complete at the end of 1994. Another on Boulevard at Avenue of the Arts and at Widenings and improvements are also either Road and Bristol Street ramps. Table 3 list: that are not yet constructed north of the improvements are discussed in Section 5.0. General Plan depicts the ultimate circulation sole. Figure 7 depicts the MPH north of the I- 1-405 as well as two on -ramps and two off- - as a new connection between Sunflower -lome Ranch site (Area 1), and the unnamed onnection to Main Street within the Sakioka posed from South Coast Drive and Hyland th Coast Drive at the west end of the Metro ander construction and is anticipated to be ramp and off -ramp are proposed for Anton the east end of the Metro Center project. under construction or design for the Fairview the Master Plan of Highways improvements 1-405. Funding sources to finance these Project specific environmental analyses and traffic studies will determine what, if any, street or freeway improvements are necessaryii for each new development. Circulation improvements can be required south, as well as, north of the 1-405. The new roadways and on- and off -ramps should be designed Ir' concert with site development plans so as to minimize impacts to surrounding land uses. Two major regional transportation projects involve the addition of transit way connecto SR -73 freeways and the 1-405 and SR -55 acquisition of additional freeway right-of-wE Metro Center. The project could also includf ramp to the 1-405 Freeway at Bear Stre supplemental environmental impact report u County Transportation Authority. The first p the Segerstrom Home Ranch site and may beyond Harbor Boulevard. There are a variety of funding mechani; Highways improvements including develc these are discussed further in Section 5.0 III also impact the plan area. These projects between the carpool lanes of the 1-405 and freeways. The second project may require r from both Sakioka Lot 2 and South Coast an exclusive High Occupancy Vehicle access I; this project is currently the subject of a der a cooperative agreement with the Orange oject may require additional right-of-way from [Iso include further improvements to the 1-405 the City utilizes to fund the Master Plan of nt impact fees and state and local programs; In order to reduce vehicular traffic on City sheets, the City encourages that Transportation Demand Management (TDM) be promoted in large businesses. Updated February 2001; November 2001 18 I North Costa Mesa Specific Plan Costa Ntesa P TDM includes a variety of methods including staggered work hours, reduced work days, car and van pooling, etc. Establishment of � TDM Program and a yearly monitoring report is now required as environmental mitigation measures on new projects. Bikeways Bike lanes in the plan area currently exist on Anton Boulevard, Sakioka Drive, South Coast Drive, Bear Street, and Fairview Road, Figure 8 depicts the location of existing and future bikeways north of the 1-405. General Plan amendment GP -94-03A deleted the bike undercrossing proposed at Avenue of the Arts, and GP -00-05 included the de etion of the 1-405 bike undercrossing in the vicinity of Home Ranch and related linkages to South Coast Drive and Gisler Avenue, due to the 1-405 and SR -73 confluence improvements. New development will be required to constrt some instances. Consideration should also employment centers to encourage bicycle ri Updated February 2001; November 2001 19 linkages in the City's bikeway master plan in given to bicycle storage areas for the larger 3 as a form of commuting. N O LEGEND Freeway ® Major (120' RMI) Primary (106' R/W) Secondary (84' RMI) •.....•.. Collector (60' RMI) Right Turn Lane Future Street SAN DIEGO FWY-405 • �/ N A Master Plan of Highways Figure 7 MAGARTHUR BL , VIII SUNFLOWERAV a M o o o � y g m w y rc = > r r< x 10y. o� e y w m .� o w¢'f' >w o N rc a� ye m ' ANTON BL 1fC ... - .................`1 .. -.. h N O LEGEND Freeway ® Major (120' RMI) Primary (106' R/W) Secondary (84' RMI) •.....•.. Collector (60' RMI) Right Turn Lane Future Street SAN DIEGO FWY-405 • �/ N A Master Plan of Highways Figure 7 North Costa Mesa Specific Plan Rit e "10 pP� �„.,: - T, TSD q xv. , � , g , Bristol Street and Sunflower Avenue Add westbound right turn lane. $550,000 Sakioka Drive and Sunflower Avenue Add southbound right turn lane. $229,000 Anton Boulevard and Sunflower Avenue Add 2nd westbound left turn lane. $205,000 Bristol Street and Town Center Drive Add 2nd westbpund left turn lane and provide free eastbound $515,000 right turn lane,l Bear Street and South Coast Plaza (south) Construct west leg to Metro Pointe development site -add To be constructed by eastbound Ieft1turn, eastbound through, eastbound right turn developer since it is and northbound left turn lanes, an on-site improvement. Bristol Street and 1-405 northbound off ramp Add 4m northbound through, 51h southbound through, 2ntl $4,289,299 eastbound right, optional westbound left/westbound through, and provide free westbound right turn lanes. Bristol Street and 1.405 southbound ramp Add 4m northbound through and free eastbound right turn lanes. Harbor Boulevard and Sunflower Avenue Add northbou Id, eastbound and westbound right turn lanes. $700,000 Fairview Road and Sunflower Avenue Add southbouod and eastbound right turn lanes. $597,000 Harbor Boulevard and South Coast Drive Add northbour{d right, southbound right westbound right, 2ntl $7,191,100 westbound le , and 4m southbound through lanes. Harbor Boulevard and 1-405 northbound Add 4" northbound through and optional westbound ramps left/westboundj right turn lanes. Harbor Boulevard and 1-405 southbound Add 4n northbound through and 41h southbound through lanes ramps and optional eastbound left/eastbound right turn lanes. Harbor Boulevard and MacArthur Boulevard Add 2nd left turn lane and exclusive right turn lane on all $550,000 approaches. Fairview Road and 1.405 northbound ramps Convert optional westbound left/westbound right to 2nd $791,666 westbound Is turn lane and add 2nd westbound right turn lane. Fairview Road and 1-405 southbound ramps Convert optional eastbound left/eastbound right turn lane to $434,849 2nd eastbound left turn lane and add 2 n eastbound right turn lane, 1-405 northbound on -ramps and South Coast New intersection due to added 1-405 on-ramp. 1 $3,109,895 Drive/Hyland Avenue Susan Street and South Coast Drive New Intersection due to Susan Street extension. $864,828 (To be constructed by developer) 1-405 northbound off -ramp and South Coast New Intersectipn (east of Fairview) added with I-405/Fairview $1,877,295 Dnve off -ramp improvement. .p�, re . 0. r �r 4 , NO : ... :. s: (cuL y x�INBO: .mflO ?ai: ai :.a,a _ a^ ¢ z.cau Anton Boulevard, Sunflower to Park Center Restrlpe for sl� lanes. $10,000 Sunflower Avenue, Harbor Boulevard to Widen to secohdary highway standards $956,425 Susan Street Main Street, from Sunflower to 55 Freeway Provide six through lanes. To be constructed ''.. and funded by the City of Irvine Updated January 2007 21 North Costa Mesa Specific Plan 1-405/northbound Avenue of the Arts off -ramp Provide new off -ramp. $2,458,020 1-405/Anton Boulevard on-ramp Provide new oh -ramp $6,708,200 Southbound 1.405/Bristol Street on-ramp/SR- Provide grade (separation of the SB 1-405 Bristol Street on- $15,845,009 55 Connector Braid ramp with the B-1.405 to NB SR -55 connector. NB 1.405 Bristol Street off-ramp/SB SR -55 to Provide grade (separation of the NB 1-405 Bristol Street off- $22,075,707 NB 1-405 Connector Braid ramp with the SB -SR -55 to the NB 1-405 connector. 1-405 Southbound widening - Harbor off -ramp Add general purpose lane on SB 1.405 from the Harbor Blvd $4,769,792 to Harbor on-ramp off -ramp to the Harbor Blvd slip on-ramp. 1-405 SB widening - Fairview to Bristol Provide auxiliry lane on SB 1-405 from the Fairview on-ramp $618,726 to the Bristol 2eet off -ramp. 1-405 NB widening - Bristol to Fairview Provide auxilry lane on the NB 1.405 from the Bristol Street $4,359,684 on-ramp to ex! . at the Fairview off -ramp. NB 1-405 Fairview off -ramp to SR -73 Provide auxilia��ry lane on NB 1-405 from Fairview Road off- $611,032 connector ramp to the SR -73 connector. 1-405 NB widening - SR -73 to Harbor Provide auxiiia�ry lane on NB 1-405 from the SR -73 connector $741,160 to the Harbor F lvd off -ramp. Widen SB 1-405 - Harbor to Fairview Add general purpose lane to SB 1-405 from Harbor Blvd slip $2,149,926 on-ramp to Fairview Road on-ramp. 1-405 NB widening - Fairview to Harbor Provide grade separation of the NB 1-405 Fairview on-ramp $12,535,562 with the Harbor Blvd off -ramp. Updated January 2007 22 #36 Fol #49 7o7 ® 56 Orc SAN DIEGO FWY-405 w � yCP O 4 LL m N W LEGEND - - - Regional Trail N �- Bike Trail (Class 1) A Bike Lane # Regional Trail Number Bike Paths Figure Costa Mesa Urban Rail Transit The County of Orange and the Central 0 Authority are currently studying alternative a will pass through the eastern portion of the p an elevated light rail facility. Two primary review. These alignments and alternatives € The primary routes are proposed along Irvine. As the system moves through C Street and continue along Anton Avenue the San Diego Freeway. Each alternative could be located on either Bear or Bristol parking lot of South Coast Plaza. The property, near the Costa Mesa Freeway. The obvious benefit of urban rail transit is system by providing alternative means for e portion of the community. However, issues have significant urban design and land u which must be addressed are: North Costa Mesa Specific Plan ange County Fixed Guideway Joint Powers ignments for a county -wide rail system which an area. The system is expected to consist of alignments through Costa Mesa are under e illustrated in Figure 9. >tol Street in Santa Ana and Main Street in a Mesa, the alignment could stay on Bristol shift to Bear Street and continue adjacent to poses two Costa Mesa stations. One station Bet within existing street right-of-way or in the and could be located on the Sakioka Farms enhancement of the overall transportation rloyees, shoppers and visitors to access this larding route alignment and station locations planning implications. Major policy issues -visual impacts of elevated guideway and stations; - provision of adequate pedestrian linkages to stations and destinations; - appropriate mix and density of land uses surrounding station locations; and - demand for parking around station locations. The combination of these concerns may pa urban rail system through the highly deVE proposed. It has been suggested that th Sunflower Avenue. White this additional < problems, it may not provide adequate se center. Additional concerns include develol locations, density transfer of developmen locations and/or rail routes, and increased d( General Plan. Because of these concerns, study for that portion of the system whit undertaken in advance of the final alignment updated January 2007 practical difficulties for the extension of the )ped portion of the plan area as currently route alignment not be extended south of ernative would avoid the design interface lice to this major employment and activity nent timing in proximity to route and station potential for areas designated for station sity and building intensity beyond the current detailed route alignment and station location will be located in Costa Mesa should be 24 North Costa Mesa Specific Plan The 1990 General Plan resulted in the establishment of new lower FARS and density limits on development citywide. The General Planlrecognized that the new FARS for commercial and industrial uses would be lower than existing development in many cases, therefore Policy LU -2A.4 was included. This policy states that in the event of unintentional damage or destruction, the City would allow any legal conforming use in existence at the time of adoption of the 1990 General Plan in a nonconforming development to be rebuilt to its original building intensity as long as such rebuilding would not increase the development's nonconformity. This policy was then codifiedj, in the zoning code to state that reconstruction of development destroyed to more than 50% of the market value may occur to its original FAR if all other development standards (setbacks, lot coverage, height, parking, open space, etc.) are met. The City's zoning code also states that in cases of unintentional destruction of up to and including 50% reconstruction could occur without meeting current development standards. In terms of residential uses, the General Plan recognizes development legally built at higher densities. Such existing units may be rebuilt to the same density subject to other standards of the zoning code. In the High Density Residential designation in the plan area (i.e., The Lakes), the allowable density or number of units to be redeveloped would be limited to the General Plan density plus a:150% density incentive bonus or the existing number of units, whichever is less. The following table identifies existing commercial and hotel development in the plan area that is nonconforming due to its existing FAR[ Metro Pointe Phases 2 & 3 The Lakes 8 and 11.50 retail 60 office partially developed to date 27 25 retail Wyndham Garden Hotel -2.08 .35 office (33',b0 Ave. of the Arts) Marriott Hotel -1.3 (50� Anton) The Development Agreement allows 1.01 FAR for Phases 2 & 3, if built -out it will become nonconforming but it will be protected by the Development Agreement for the remainder of the agreement's term. The intensity of the two hotels exceeds the allowable levels. The other major developments in the plan area are within the allowable FAR and would not be considered nonconforming. Updated January 2007 26 Cost—�, North Costa Mesa Specific Plan There are two different redevelopment scenarios to consider in regards to FAR nonconformity, i.e., reconstruction after unintentional destruction and reconstruction after voluntary destruction. Unintentional Destruction As shown in Table 4, the nonconformity is limited to one major project in the plan area. For the newer high-rise buildings in North Costa Mesa, it should not be difficult to meet the current standards and reconstruct in case of unintentional destruction, and the General Plan and zoning code have adequate protection for rebuilding nonconforming development that is unintentionally destroyed. Voluntary Destruction A major concern for The Lakes is that if a property owner chooses to demolish a building to redevelop, the new development would need to meet the FAR limit and current development code standards. In most i,cases this would mean considerably less development than what exists. Therefore, it is the intent of this plan to indicate how to calculate the amount of new development that would be allowed if a building is voluntarily demolished. The General Plan states that the FAR is determined on a project -planning basis rather than a parcel -specific basis. Therefore, a strict interpretation of the General Plan in regards to rebuilding after voluntary destruction requires that the FAR be calculated over the entire acreage of the master planned project. But,' if such a project were evaluated on a master planned basis in the instance of The Lakes, it is very likely that it would result in the inability to reconstruct anything, since on a project -wide basis both developments would most likely still exceed the General Plan FAR limits even with the removal of an existing building. However, the General Plan also states that development could be evaluated at a parcel - specific level if the project is or can be developed on a single lot and not subdivided at a later date. So although The Lakes is a large planned development, the FAR for the new development can be based on the size of the individual lot. It is reasonable to allow redevelopment either up to the General Plan intensity level for the land use designation or up to the pre-existing development level, whichever is less, in cases where a development on a single parcel is voluntarily demolished,', The Lakes has been subdivided so that the apartment complex, two hotels and retail center each occupy their own parcel. Restrictions should be made that indicate that the major open space features of this planned development shall always remain as open space, and that the individual parcels may not be further subdivided. Updated February 2001 27 Costa Mesa Parks andl Recreation As shown on Figure 10, north of the 1-405 owned parks and three privately owned and and Wimbledon Parks and the California SCE no school sites, community centers or golf coi Wakeham Park is 9.91 acres in size and Wimbl residential tracts. Located south of Anton Boule, sculpture garden is a 1.6 -acre private plaza, whi sculptures and water features. It is open to the PL summer concerts, and as a backdrop for phot between high-rise office buildings, retail establish the approval of GP -00-02 for South Coast Plaz: and maintain the California Scenario sculpture g configurations and function, commencing immE existing office buildings adjacent to the garden. easement located between the South Coast Plaz Center high-rise buildings. It, too, is open to the I for the arts, seasonal gatherings, passive rec buildings. The easement area boundaries were in size. Located within a mixed-use project em contains a large apartment complex, two high-ris is a 3.3 -acre permanent public open space ease and landscaping. The walkways connect to pt. uses in the block and the public sidewalk on Saki Planning Area 5, as defined in the City's Parks, F 1996), is the entire area of the City that is located plan area do not coincide directly with Planning Farms Lot 1 and Home Ranch. A detailed sur Appendix B. The study concluded that the plan area has ade residential development of Sakioka Lot 1 will cr Additionally, the parkland needs cannot be easily Figure 10, there is not a public park located ea property. The subdivision of this residential area of in lieu fees; therefore, if a subdivision is propos park dedication requirement onsite. Considers recreational areas of this planned development noted that the City's Park and Recreation Ded owned and maintained open space to be crediteE In respect to Home Ranch, the development property owner would pay the full amount of part development. The 1.5 -acre parcel that is to be not be used as a credit against applicable in -lieu North Costa Mesa Specific Plan east of Harbor Boulevard there are two publicly stained open space areas. They are Wakeham �, Town Center, and The Lakes sites. There are ; in the plan area and none are planned. :don Park is 3.36 acres, Both are located inside and and east of Bristol Street, California Scenario h consists of a blend of hardscape, landscaping, Ac and is used for passive recreation, gatherings, rgraphy and commercials. It occupies an area nents and parking structures. In conjunction with Town Center, the property owner is to preserve lyden substantially in accordance with its existing Jiately and continuing for the useful life of the The 3 -acre Town Center site is an open space r Hotel, South Coast Repertory Theater and Town ublic and is used for concerts, various promotions eation and as pedestrian access between the slightly modified in 2001, but were not decreased of Avenue of the Arts, The Lakes development hotels and retail buildings. Central to these uses lent, which includes a lake, walkways, plaza area zlic pathways at Avenue of the Arts, the various :ka Drive. acreation and Open Space Master Plan (January north of the 1-405. Although the boundaries of the krea 5, information is provided regarding Sakioka imary of the findings of the study is included in luate parkland currently; however, the anticipated ;ate additional demand for a neighborhood park. met in the surrounding area. As can be noted on t of Bristol Street which could serve the Sakioka will require dedication of parkland or the payment ed, then the project should meet its neighborhood ion should also be given to locating the private in proximity to the public park area. It should be ration ordinance does allow privately developed, against the parkland dedication requirement. Updated February 2001; November 2001; January 2007. 28 ement approved in 2001 specified that the iication in -lieu fees associated with residential sated for historical resource preservation shall or parkland dedication requirements. 1< mmnum �i , nun gllll %111111►■ n 0 N MIN �07 -�il a i 4. �Caliornia SAN DIEGO FWY - 405 I17: r�9 P•y y Gp`� o IIIA IIII� DER o ®o o N LEGEND Parks 1 - Wimbeldon Park 2 - Wakeham Park 3 - Town Center 4 - California Scenario 5 - The Lakes N Parks Figure 10 North Costa Mesa Specific Plan Fire Protection Services The need for fire services increases as population and development grow. The Fire Department operates from the City Hall (Administration) and from six fire stations. Station #6, Metro Station, is located in the plan; area (on Sakioka Drive) and serves the northeasterly portion of the City. One other fire station is proposed in the General Plan to serve north Costa Mesa as a result of land',use intensification. This station is tentatively proposed in the vicinity of Harbor Boulevard near South Coast Drive; it would be the seventh station for the city. The City of Costa Mesa Fire Department K cities of Newport Beach, Santa Ana, Founti Orange County. The Central Net program apparatus across city boundaries during me A fire protection system impact fee was protection needs in North Costa Mesa. Th landowners of five vacant land areas when identified as impacting the City's fire protecti Plaza Town Center, South Coast Metro C Metro Pointe. However, the fire impact fee are no longer valid since the adoption of the Update of the fire impact fee could possibly of Fire Station #7 with surrounding Central N the city and ultimately the cost to new de reexamine the need/demand for the seventh 'icipates in a "Central Net" program with the Valley, Huntington Beach, Westminster, and cvides for quick, mutual aide dispatch of fire and minor emergencies. topted in January 1989 to fund future fire fee is levied only against the four remaining welopment occurs. The future development I system includes Home Ranch, South Coast Iter and Sakioka Farms' Lots 1 and 2, and (as based on development assumptions that )00 General Plan. -lude consideration of joint use and funding cities. This would reduce the overall cost to opment in each city. A study could also In conjunction with adoption of GP -00-05, it was determined that the Home Ranch project (Area 1) increased the demand for City fire suppression services in the City's northwest area. The Segerstrom Home Ranch develc pment agreement includes provisions for the necessary land acquisition, building design, and construction costs. The City of Costa Mesa Fire Department is responsible for determining the timing of land acquisition and fire station construction. If the fire station is ultimately located on Segerstrom Home Ranch, the development agreement allows for transfer of development rights (building square footage and trip budget) to the balance of the. Home Ranch project. In conjunction with the adoption of GP -06-02, it was determined that an additional paramedic fire engine was needed. Each of the contributing high-rise residential projects was required to participate in the funding of ttie new vehicle on a pro -rata basis. Updated November 2001; January 2007 30 3.0 SUBAF The plan area is composed of eight unique as in consideration of surrounding land use: AREA 1-F North Costa Mesa Specific Plan ANALYSIS. that are analyzed individually as well 71. e1�`C�1.1 Existing Land Uses This 93 -acre site is presently in agricultural production. Onsite structures include a single- family residence, guesthouse, barn, related farm buildings, and an office building located on Fairview Road. This site is owned by C.J. Segerstrom and Sons. The single family home and barn are identified in the 20001 General Plan in the Historical and Cultural Resources Element. The Segerstrom family, who continue to maintain the house, constructed the farmhouse in 1915. The barn was constructed in 1928. Several farm related structures are located near the house'. General Plan and Zoning This site is designated as Industrial Park by the General Plan and is zoned PDI. The maximum Floor Area Ratio (FAR) is 0.40, which equals 961,060 square feet of building area. The trip budget is 827 a.m. peak hour trips and 855 p.m. peak hour trips. In 2001, GP -00-05 was approved for Home Ranch to allow residential, commercial, office, and industrial uses. The overall allowable 'square footage was increased to 1,351,698 square feet and trip budget adjusted accordingly. In respect to this specific plan, the Home Ranch area was expanded to include the 30.5 acres located north of South Coast Drive. See following Sub -areas discussion. In 2003, SP -03-02 was approved that realigcated a 2.074 -acre portion of Sub -area B to Sub -area A. This reallocation of acreage reduced the overall allowable square footage to 1,351,698; the overall trip budget remained ',unchanged. Table 4A was modified to reflect this change. Sub -areas The Segerstrom Home Ranch is divided into four sub -areas. Table 4A provides a statistical summary of the maximum number of dwelling units, floor area ratio, building square footage, and the trip budgets for each sub -area. Figure 11 illustrates the boundaries of the sub -areas. To facilitate flexibility for Sub -areas B a budgets may be transferred, provided th area ratio, and trip budget for the combi delineated in Table 4A. Transfers affectii Future development in Sub -area B shall related uses, and corporate office/headq that may include research and design, r storage. Retail uses in Sub -area B shall I office development C, building square footages and trip the total building square footage, floor d two sub -areas are not exceeded as Sub -areas A and D are not permitted. e limited to high quality office, office- rters with subsidiary support functions for assembly, light manufacturing, and limited to those that are ancillary to the Shown below are the development parameters for each distinct sub area. Updated November 2001; November 2003 Costa Mesa B. Office and 43.57 Office -related uses C. Industrial 14.5 Park D. Medium 16.0 Density Residential North Costa Mesa Specific Plan 0.40 FAR 759,165 sf 2-5 stories/36 - 75 feet See Figure 116 0.40 FAR 252,648 sf 1-5 stories/45-60 feet See Fioure 11b 12 units/acre 136 single-family 3 stories/ 50 feet attactled units � 2 stories/27 feet 56 sinalle-family Total TOTAL: 93.34 NA 1I 1 3�. 1. Note: The mix of units is for illustrative purpose '. determined during master plan review; in no insi and evening peak hour trip budget be exceeded,. Updated November 2001, July 2002. 32 Updated November 2003 431 1,569 102 130 n: is is 1,738 2,130 sf r; the precise mix of product types will be shall the 192 -unit maximum and/or the morning North Costa Mesa Specific Plan Land Use Compatibility/Integration The Segerstrom farmhouse provides a unique opportunity for preservation of a small piece of the City's agricultural heritage. This two-story home; and accompanying barn are familiar sights in the area and stand as a reminder of the farming community that was evident here in the early 1900's. Although the Segerstrom home and barn are designated as Commercial Center on the General Plan Land Use Map, it would be in keeping withPolicy HCR -1 A.5 of the General Plan to preserve these historical structures. Preservation of these structures in their current development potential of the area to be presen that time, the General Plan would be amended i Semi Public) and a land use restriction recorde preservation of these buildings as historical re with the Segerstrom family until such time they another public agency, or private organization s the site. The retention of the farmhouse results in a sit( should be set back from the farmhouse site so a could include walls/fencing, landscaping, and/or physically linking the adjacent development to the In conjunction with approval of GP -00-05, a hi: Ranch, as shown in Exhibit 11a. The barn Is Segerstrom Home Ranch development agreer building preservation, and long-term managerr Consolidated Water District has also expresse owner in order to place an underground resery occur, the anticipated office development coin necessary for it to remain as open space. The c potential (square footage and trip budget) of the transferred to the portion of the Home Ranch si the proposed Susan Street. Building Heights kation could be accomplished by transferring the 1 to the remainder of the Industrial Park area. At an appropriate land use designation (e.g., Public - for the property which recognizes the long-term urces. Ownership of the property could remain rished to sell the property. At that time, the City, Auld be given the first right of refusal to purchase design consideration. Non-residential buildings to not visually encroach into this area. Buffering parking areas. Consideration should be given to farmhouse site with pedestrian paths, orical preservation area was identified on Home :o be relocated into the preservation area. The ent includes provisions for the land dedication, !nt of this valuable community resource. Mesa an interest in obtaining land from the property it adjacent to the preservation area. Should this not occur over the reservoir site; it would be .velopment agreement specifies that development 1.5 -acre site and any future reservoir site can be located south of South Coast Drive and east of The General Plan specifically limits building heights to a maximum of five stories (and only in the project's center) for this site. Five stories approximate a 75 -foot height limitation. Exhibit 11b indicates the various height limits for Home Ranch. The actual siting of future buildings shall take into account surrounding development in order to minimize visual impacts. The use of low - reflective materials for the building's exteriors will minimize glare impacts. In Building Height Area 1 adjacent to Fairview Road, the City of Costa Mesa shall also require a shade/shadow analysis for any building proposed to exceed 30 feet in height in order to ensure that building's shade or shadow does not extend beyond the project site or public rights-of-way. Updated November 2001. 33 Existing Harbor el off -ramp W �A Southern Pacific Rail Spur Los Angeles Times (not a part) SqN=FW)' -4p5 Post Office Automobile Club Parking (not a part) Proposed exit from future collector/distributor road (not a part of the project) LEGEND Area 1 - Segerstrom Home Ranch ❑new parcel -above NorthCMSpecificPlan selection selection 2' See Table 4A for development summary Automobile Club Plarking (not a part) K w m a LL C 111111 II111111 OI Existing on-ramp to 405 Fwy Northbound J N Area 1 - Segerstrom Home Ranch 11 Figure 11 E LEGEND 2 Stories - 36 ft Building Height 2 Stories - 45 ft Building Height 3 Stories - 45 ft Building Height a 4 Stories - 60 ft Building Height � 5 Stories - 75 ft Building Height © Single -Family Detached: 2 stories/27 feet Single -Family Attached: 3 stories/5A feet ROM ti Maximum Building Heights Figure11b & t-_ y, North Costa Mesa Specific Plan Circulation The primary project access/egress points should be aligned with Susan Street and the existing Automobile Club entry to the north. Access to the farmhouse preservation site should be considered from within this area so as to minimize the number of driveways on South Coast Drive. Freeway access improvements in the immediate area include the widening of the Fairview Road off -ramps, both northbound and southbound, and the construction of the new South Coast Drive off -ramp. Both are completed. Final Program Environmental Impact Rep preliminary analysis of a Susan Street exit fn Harbor Boulevard collector road included in approval of this additional exit by CalTrans, be required. The Susan Street exit is not req, A future bikeway was shown on the Master Coast Drive from the 1-405 bikeway underc 05, this bike trail undercrossing and related Bikeways. This deletion was necessitated i in the general area. Parks and Recreation No. 1048 for Home Ranch included a the new South Coast Drive -Fairview Road- ; 1-405/SR-73 confluence project. Prior to itional environmental documentation would A for the Home Ranch project. an of Bikeways traversing this site to South ;sing. However, in conjunction with GP -00 - <ages were deleted from the Master Plan of the CalTrans/FHWA freeway improvements The Segerstrom family house and barn may also be considered as meeting a portion of the future park needs for any future residential Idevelopment north of South Coast Drive. It would not meet any active recreational needs, but serve rather as a cultural/historical center. In conjunction with GP -00-05, the historical reservation area was established. See previous Land Use Compatibility/Integration discussion. Fire Protection Services Future development plans and environmental analyses for this site need to assess the future fire station in the North Harbor area; i.d.; location and timing of construction. In conjunction with adoption of GP -00-05, it was determined that Segerstrom Home Ranch (Area 1) increased the demand for City fire! suppression services in the City's northwest area. The Segerstrom Home Ranch development agreement includes provisions for the necessary land acquisition, building design,; and construction costs. The City of Costa Mesa Fire Department is responsible for determining the timing of land acquisition and fire station construction. If the fire station is ultimately located on Segerstrom Home Ranch, the development agreement allows for transfer of development rights (building square footage and trip budget) to the balance of the Home Ranch project. Updated February 2001 37 ���epeT OR LEGEND 0 Project Entry 7k Pedestrian Directional Signage —► Pedestrian Linkage Bikeway ........ Freeway Ramp * Enhanced Pedestrian Walkway Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. A Phase 1 SOUTH COAST PLAZA AREA 2 VlatzvA [SOUTH BOAST PLAZA Enhanced(EAST) Intersection I! Area SAN DIEGO FWY-405 AREA 2 - METRO POINTE Development Summary Total Area: 34 Acres General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.50 Retail/0.60 Office (Development Agreement allows 0A8 for Phases 2 & 3) Maximum Square Footage: Phase 1 - 80,000 at of office Phases 2 & 3 - 592,287 sf Trip Budget: Phase 1 - 98 a.m. peak hour trips I'i AN 131 p.m. peak hour trips ,\ Phases 2 & 3 - 729 a.m. peak hour (rips 965 p.m. peak hour trips Maximum Building Height: 2 stories/30 feet (north of South Coast Drive) 6 stories190 feet (south of South Coast Drive) Ii Figure 12 AREA 2- METRO POINTE Existing Land Uses This 34 -acre site contains the Metro Pointe owner and leased on a long-term basis to uses of this phased development include fou feet of floor area. This development is co. completed and Phase 2 is partially comple development of Phases 2 and 3 only. ThE million square feet of office and commercial 4) are vacant and not governed by the developed as retail, the maximum square fc as office, approximately 183,000 square feet North Costa Mesa Specific Plan svelopment, which is owned by one property vnel Development Company. Existing land office buildings with a total of 289,000 square iposed of four phases, of which Phase 1 is :d. A development agreement governs the agreement allows the construction of 1.285 levelopment. Approximately 7 acres (Phase evelopment agreement. If Phase 4 were stage would be 153,000; if it were developed ✓ould be allowed by the General Plan. In 1994, City Council approved a reviised development plan and development agreement for Metro Pointe that resulted in a significant decrease in the amount of development that was anticipated for the pijoperty south of South Coast Drive. Phases 2, 3, and 4 were reconfigured into Phases P and 3. The overall floor area ratio for the project, south of South Coast Drive, was established at 0.48. The master plan for this area allows 196,687 square feet of office (buildings and 395,600 square feet of retail uses. As of June 2002, all but 12,000 ',square feet of restaurant uses had been developed. General Plan and Zoning This site is designated Urban Center Commercial by the General Plan and is zoned PDC. The 2000 General Plan established the following trip budget for Metro Pointe: Phase 1 98 a.m. peak hour trips 131 p.m. peak hour trips Phases 2 and 3 729 a.m. peak hour trips 965 p.m. peak hour trips Land Use Compatibility/Integration The remaining undeveloped portion of Metro (Pointe is anticipated for office and commercial development, which are suitable for this area due to the proximity of the 1-405 and Bear Street. A key asset to this location is the proxir Pedestrian linkages to both of these areas and complementary land uses, therefore in public sidewalks on South Coast Drive. I Coast Drive as it approaches Bear Street c Improvements to the intersection area of include enlarged and enhanced pavement i with landscaping for Metro Pointe. Ped( added to this intersection area. This signa Metro Pointe, Crystal Court and South Cow Updated February 2001 y of South Coast Plaza and Crystal Court. re essential to the integration of these major mal pedestrian paths should connect with the chanced public sidewalk design along South ild include wider sidewalks that are tree lined. lear Street and South Coast Drive currently atment, and entry monument signing coupled Irian oriented directional signage should be should provide direction and identification of Plaza. 39 COSta McSa North Costa Mesa Specific Plan --------- - -Building-Heights- - - -- - - - - -- Building heights shall be a maximum of 30 ;feet (approximately 2 stories) north of South Coast Drive, and 90 feet (approximately 6 stories) south of South Coast Drive. Circulation The Master Plan of Highways includes a new; off -ramp from the 1-405 to South Coast Drive. In addition, Figure 9 indicates the potentialfor an urban rail station and route alignment along Bear Street in the vicinity of the 1-405. The new off -ramp at South Coast Drive is now complete and operational. Updated February 2001 40 Costa M North Costa Mesa Specific Plan AREA 3- SOUTH COAST PLAZA Existing Land Uses This 115 -acre area contains two large regional shopping centers, primary property owner is C.J. Segerstrom a6d Sons. General Plan and Zoning South Coast Plaza is designated as Regi( zoned PDC. The maximum FAR for corresponding square footage of 2.75 milli 1,166 a.m. peak hour trips and 5,036 p.m. Plaza located west of Bear Street has a m a.m. peak hour trips and 1,264 p.m. peak he Land Use Compatibillity/Zoning South Coast Plaza. The il Commercial by the General Plan and is uth Coast Plaza (east) is 0.652 with a square feet of building; the trip budget is )ak hour trips. The portion of South Coast mum FAR of 0,89 and a trip budget of 293 trips. Any future expansion of South Coast Plaza should be of a scale and character that is similar to what currently exists and should be (physically linked to the shopping mall. The pedestrian bridge constructed across Bear Street links the two sides of the shopping plaza, and encourages walking between Metro Pointe and South Coast Plaza. This pedestrian bridge also serves to enhance the physical tie with SCP Town Center. Pedestrian -oriented directional signage should be placed at both the bridge on the east side of South Coast Plaza, as well as at this bridge. Building Heights Building heights shall be limited to 85 feet (approximately 4 stories) Circulation Located at South Coast Plaza (west) is al park-and-ride. Caltrans leases 50 parking spaces on the top deck of the parking structure. The Master Plan of Bikeways includes a new bikeway along Sunflower Avenue. Figure 9 indicates two urban rail alternatives that include route alignments and potential station! locations that would affect this subarea. Updated February 2001 PQ LEGEND 'A * SAN DIEGO FWY - 405 Project Entry * Pedestrian Directional Signage —► Pedestrian Linkage Bikeway ® Pedestrian Overpass Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. a SUNFLOWER AV M COAST , (east) AREA 3 AREA 3 - SOUTH COAST PLAZA Development Summary Total Area: 115 Acres (97 acres - South Coast Plaza East 18 acres - South Coast Plaza West) General Plan: Regional Commercial Zoning: PDC Maximum Intensity: 0.652 FAR -South Coast Plaza (east) 0.89 FAR - South Coast Plaza (west) Maximum Square Footage: 2,750,000 sf - South Coast Plaza (east) 690,350 st - South Coast Plaza (west) Trip Budget: South Coast Plaza (east) - 1,166 a.m, peak hour trips 5,036 p.m. peak hour trips South Coast Plaza (west) - 293 a.m. peak hour trips 1,264 p.m. peak hour trips Maximum Building Height: 4 stories/85 feet %v 13 Costa Mesa AREA 4- SOUTH Existing Land Uses This 54 -acre area is commonly referred to and it contains a variety of commercial, en the Orange County Performing Arts Cen maximum non-residential building intensity The primary entry street into SCPTC is circulation backbone. Many of the exist! Bristol Street and Sakioka Drive are ori( walking. An extensive greenbelt/pathway various buildings and uses. In order to fac! the Unity Bridge, has been constructed acre General Plan and Zoning This site is designated Cultural Arts Centex zoning is TC. The maximum FAR is 1.77 fc maximum non-residential building square f( budget for this area is 5,180 a.m. peak hour for specific non-residential developments or of 1.77, provided that the maximum allowab are not exceeded. North Costa Mesa Specific Plan PLAZA TOWN CENTER South Coast Plaza Town Center (SCPTC), rinment, and high-rise office uses, including The approval of GP -00-02 resulted in a 161,813 square feet. ton Boulevard, which also serves as the developments along Anton Blvd. between :d to the pedestrian, thereby encouraging tem within the SCPTC's core also links the e foot traffic to and from South Coast Plaza, Bristol Street. by the General Plan and the corresponding the entire project area; this corresponds to a stage of 4,161,813. The non-residential trip ips and 6,632 p.m. peak hour trips. The FAR wnership parcels may exceed the maximum FARs shown in Table 5A for each sub -area In 2007, General Plan Amendment (GP -06-02) was approved to allow 535 high-rise/high- density residential units in specific locations in South Coast Plaza Town Center. Table 5A indicates the maximum number of units for each sub -area and the corresponding trip budget associated with the residential uses. See following sub -areas discussion for additional discussion. Sub -Areas The SCPTC was divided into three sub -areas in conjunction with the approval of GP -00-02. These three sub -areas are under separate ownership. Provided in Table 5A is a statistical summary of the maximum floor area ratio, building square footage, and trip budgets for each sub -area. Figure 14A illustrates the boundaries of the sub -areas. To facilitate flexibility within a sub -area, building square footages may be transferred, provided that the total building square footage, floor area ratio, and trip budget for the affected sub -area are not exceeded as delineated in Table 5A. Transfers between any of the sub -areas are not permitted. Updated February 2001; January 2007 43 North Costa Mesa Specific Plan Pacific Arts Plaza Sub -Area 1 (18.19 acres) Option 1 1.46'-2 1,160,528 sq, ft.2 180 2,1113 2,150 Option 2 1.55 1,227,978 sq. ft. 0 2,133 2,150 Segerstrom Center for the Arts Sub -Area 2 (11.21 acres) 1.675 815,285 sq. ft. 80 283 1,029 Segerstrom Town Center Sib -Area 3 (24.5 acres) Option 1 1.882 2,015,195 sq. ft. 2 275 2,7293 3,453 Option 2 1.98 2,118,550 sq. ft. 0 2,764 3,453 TOTAL SOUTH COAST PLAZA TOWN CENTER Option 1 1.702 3,991,008 sq. ft,' 535 5,1233 6,632 Option 24 1.775 4,161,813 sq. ft. 80 5,180 6,632 1. Maximum floor area ratio calculation include land dedicated or reserved for right-of-way for the Avenue of the Arts off -ramp and associated flood control improvements. 2. This maximum FAR and building square footage may be increased to no more than the Option 2 FAR and building square footage in direct relation to the decrease in the maximum number of high-rise residential units. 3. This maximum peak hour trip budget may be increased to no more than the Option 2 peak hour trip budget in direct relation to the decrease in the maximum number of high- rise residential units. 4. This alternative includes the 80 high-rise residential units associated with the museum site in Segerstrom Center for the Arts Sub -Area 2. 5. This maximum FAR may not be increased ifthe 80 -unit residential component is not constructed in conjunction with art museum/art academy in Sub -Area 2. Updated February 2001; January 2007 44 Costa25a1 North Costa Mesa Specific Plan Pacific Arts Plaza Sub -Area 1: GP -06-02 amended the 2000 General Plan to allow high-rise/high-density residential units in the Cultural Arts Center land use designation. In this sub -area, 180 residential high-rise 'residential units may be constructed at the southwest corner of Park Center Drive and Anton Boulevard in conjunction with the demolition of the existing office building. This would result in a maximum non- residential floor area ratio of 1.46 with a maximum number of 180 high-rise residential units on 1.3 acres that equals 138 units per acre (Option 1 shown in Table 5A). This maximum non-residential FAR and building square footage may be increased to no more than the Option 2 non-residential FAR of 1.55 and associated building square footage in direct relation to the decrease in the maximum allowable number of high-rise residential units. Should the property owner determine not to develop the high-rise residential option, the maximum allowable non-residential square footage for this sub -area is 1,227,978 square feet with a corresponding FAR of 1.55; see Option 2 in Table 5A. For both Options 1 and 2, Table 5A indicates the a.m. and p.m. trip budgets, maximum number of dwelling units, maximum non-residential building square footage and associated floor area ratio. As shown in Table 5A, the Option 1 a.m.,trip budget may be adjusted to be no more than the Option 2 a.m. trip budget in direct relation to the decrease in the maximum allowable number of dwelling units. Unbuilt entitlements for this sub -area are shown in Table 5B and Figure 14A. Segerstrom Center for the Arts Sub-Are';a 2: GP -06-02 amended the 2000 General Plan to allow high-rise/high-density residential units in the Cultural Arts Center land use designation. In this sub -area, 80 residential high-rise residential units may be constructed at the vacant southwest corner of Avenue of the Arts and the Pedestrian Plaza in conjunction with the new art museum/academy building. For this sub -area, the maximum allowable floor area ratio is 1.67 and the maximum allowable number of dwelling units is 80 units. Unlike, Sub -'Areas 1 and 3, if the 80 -unit residential component is not constructed in conjunction with the art museum/academy or fewer than 80 units are constructed, than the maximum allowable non-residential floor area ratio for this sub -area will not increase proportionately. The trip budget for this sub -area is 283 a.m. peak hour trips and 1,029 p.m. peak hour trips. Unbuilt entitlements for this sub -area are shown in Table 513 and Figure! 14B. Segerstrom Town Center Sub -Area 3: G'P-06-02 amended the 2000 General Plan to allow high-rise/high-density residential units in the Cultural Arts Center land use designation. In this sub -area on 3.3 acres, a mixed-use development composed of 233,170 square feet of office and 225 high-rise residential units may be constructed at the southeast corner of Bristol Street and Sunflower Avenue in conjunction with the demolition of an existing office building. Another mixed-use development composed of a 200 -room hotel and 50 high-rise residential units may be constructed at the northeast corner of Bristol Street and Town Center Drive in conjunction with the demolition of two existing theaters. This would result in a maximum non-residential FAR of 1.88 with a 45 Updated July 2000; July 2002; January 2007 -----_---_ _--maximum --number of275 high=ns`e area. This maximum non-residential to no more than the Option 2 no square footage in direct relation to high-rise residential units. North Costa Mesa Specific Plan residential units -(Option -1- rn—Table 5A) in this =sub- — - FAR and building square footage may be increased i -residential FAR of 1.98 and associated building the decrease in the maximum allowable number of Should the property owner determine not maximum allowable non-residential build. 2,118,550 square feet with a correspc development scenario shown in Table 5A For both Options 1 and 2, Table 5A in number of dwelling units, maximum associated floor area ratio. develop the high-rise residential option, the square footage for this sub -area would be ing FAR of 1.98. This is the Option 2 d Figure 14A. :s the a.m. and p.m. trip budgets, maximum -residential building square footage, and As with the maximum FAR and building square footage, the Option 1 a.m. trip budget may be adjusted to be no more than the Option 2 a.m. trip budget in direct relation to the decrease in the maximum allowable number of dwelling units. Unbuilt entitlements for this sub -area are shown in Table 5B. Table 5B and Figure 14A provide further detail of the anticipated development within each of the three sub -areas. Precise building uses, locations, and square footages will be determined in conjunction with final master plan approvals for the SCPTC. Land Use Com pati bilityllntegration The remaining 1.64 -acre parcel located adjacent to the Segerstrom Concert Hall on Avenue of the Arts is in a well-defined urban area. A 140,000 square -foot museum and 80 high-rise residential units are approved for this site. The Orange County Performing Arts Center, South Coast Repertory, Renee and Henry Segerstrom Concert Hall, Samuel! Theater, and Plaza Tower are also in the immediate vicinity. Future development of the museum site should be complementary to 'these surrounding developments, and where possible, linked physically by sidewalks ! and open space/greenbelts. Anticipated development for this area is detailed in Table 513 and Figure 14A. Street level and pedestrian appeal should also be taken into, account during site design. The site design should also consider The Lakes apartments located across Avenue of the Arts, so as to not cause significant shade or shadow impacts. Pedestrian -oriented directional signage should be added within the existing 3 -acre open space easement in Town Center. Signalge should be placed at key entry points, particularly adjacent to the hotel, to guide pedestrians to the various attractions. Building Heights Building heights shall be limited to 315 feet (''above grade level. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of no hazard, or a similar finding in an independent study by a qualified private consultant that has been certified by the FAA. 46 updated July 2000; July 2002; January 2007 SUNFLOWER AV LEGEND ® California Scenario Plaza Pedestrian Zone Park/Greenbelt 1► Pedestrian Linkage Pedestrian Directional Signage ........ Freeway Ramp Bikeway ® Pedestrian Overpass Note: See Figure 9 for Urban Rail information. W x F 0 SAN DIEGO FWY-405 "••••......... AREA 4 - SOUTH COAST PLAZA TOWN CENTER Development Summary Total Area: 54 Acres General Plan: Cultural Arts Center Zoning: TC Maximum Intensity: 1.77 Floor Area Ratio N Maximum Square Footage: see text ,\ Trip Budget: see text ,A Maximum Building Height: 315 feet above grade level Figure 14 Note: See Table 513 for project information. Conceptual Location of Future Projects Figure 14A North Costa Mesa Specific Plan Pacific Arts Plaza Sub -Area 1 A. 400,000 sq. ft./18- 1 theater 400,000 sq. ft of office and 315 ft. agl story office and (19,200 sq. ft.) associated parking associated parking and parking structure structure structure B. None 67,450 sq, ft. 180 high-rise residential 315 ft, agl office units Segerstrom Center for Arts Sub -Area 2 C. Art Museum/Academy None Art Museum/Academy 315 ft. agl 140,000 sq. ft. 140,000 sq. ft. and 80 high-rise residential units in a mixed-use development D. OCPAC Expansion None 65,000 scift 315 ft. agl (1,000 seats) Segerstrom Town Center Sub -Area 3 E. Hotel -200 -key 2 theaters 200 -key hotel (220,000 sq. 315 ft. agl (220,000 sq. ft.) (31,500 square ft.) and a maximum of 50 feet) high-rise residential units in 84,025 sq. ft. a mixed-use development F. Office A. 336,525 sq. ft. office OR 315 ft. agl office buildingB. 336,525 sq. ft, No less than 233,170 sq. ft. office and no more than 225 residential high- rise units in a mixed-use development. Source: City of Costa Mesa May 2006 49 Updated July 2000; July 2002; January 2007 Costa Mesa Specific Plan Circulation The street network for this sub -area is in place. However, the Master Plan of Bikeways indicates a new bikeway on Avenue of thearts and Sakioka Drive. The widening of the Bristol Street interchange with the 1-405 is completed. Figure 9 indicates one urban rail alignment to the east of the project site. Parks and Recreation As stated in Section 2, Development Setting'' the 3 -acre open space/greenbelt easement boundaries were reconfigured and slightly e�panded in 2001. In addition, it was secured as part of GP -00-02, as a permanent private open space area in Segerstrom Town Center and Segerstrom Center for the Arts. Also,', in conjunction with the Pacific Arts Plaza approval of GP -00-02, the property owner'' :is to preserve and maintain the California Scenario sculpture garden substantially in accordance with its existing configurations and function, commencing immediately and continuing for the useful life of the existing office buildings adjacent to the garden. In conjunction with high-rise residential projects, private on-site recreational amenities shall be provided to serve the high-rise residents. These amenities may be located on the ground level, rooftop, and/or on a podium. Theater and Arts District Plan A Theater and Arts District (TAD) Plan was prepared in conjunction with the development of Town Center. The TAD Plan details the strategy to foster and enhance a unified look and feel for the area. Entry and monument signs, and other signs identifying the Theater and Arts District prominently include the name of the City. The plan addresses public access and parking fee restrictions for SGPTC parking structures for patrons of the cultural arts facilities, and the financing mechanisms for public street amenities. The TAD Plan is included as Appendix D. Parking Although the project area is composed of: multiple ownerships, the parking demand analysis for SCPTC has always considered the project as a single development. Specifically, parking need not be located on, the same parcel as the building for which it is required; all parking facilities are to be available to employees and visitors of all South Coast Plaza Town Center uses. Consistent with the historical analysis of parking demand for this project, any future parking studies need to continue to examine the South Coast Plaza Town Center as a single (project. Persons who are residents of the City of Costa Mesa attending a cultural arts venue during evenings (after 6 p.m.) or on weekends shall be provided a discount of fifty 50 Updated July 2000; July 2002; January 2007 percent (50%) off the price for parking otl the high-rise residential units, the followii applied to the residential development in final master plan. The parking rate shall arrangements that exist in the South Coast North Costa Mesa Specific Plan erwise applicable to the general public. For g parking rate range shall be appropriately conjunction with approval of any residential take into consideration the shared parking Plaza Town Center. Tenants: 1.5 to 2.0 parking spaces per unit Guests: 0.5 parking spaces per unit for the first 50 units and 0.25 parking spaces for each unit above 50. Furthermore in the final master plan for any high-rise residential development, consideration may be given to the feasibility of valet parking, tandem parking, and mechanical lift parking devices in order to f lly meet the residential parking demands. 51 Updated July 2000; July 2002; January 2007 Costa ME>sa AREA 5 - Existing Land Uses This 27 -acre area contains two hotels ( condominium complex (770 units), and The area, located adjacent to the South Coast P is nonconforming in terms of what is allowe this development is the lake, which is cE pedestrian paths which are linked to the pub General Plan and Zoning This site is designated High Density Re: HD. The maximum density is 20 dwelling North Costa Mesa Specific Plan : LAKES )2 rooms), the mid -rise Lakes apartment/ akes retail center (20,400 square feet). This za Town Center, is in multiple ownership and by the General Plan. A prominent feature of trally located. The lake is surrounded by sidewalks. al by the General Plan and is zoned PDR - per acre. In 2007, General Plan Amendment (GP -06-02) was approved, and it 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. Additionally, approximately 2,350 square feet of resident -serving commercial/retail uses that are integrated into the high-rise residential development are permitted provided that through the final master plan review process, the applicant can demonstrate the minimal',traffic-generation characteristics of this type of retail use. Land Use Compatibility/Integration The future redevelopment of the retail portion of this property to high-rise residential should consider the pedestrian traffic on Avenue of. the Arts and Anton Boulevard, and maintain internal pedestrian linkages to other developments in the block. Pedestrian -oriented directional signage should be placed in proximity to the two hotels (one on Avenue of the Arts and the other on Anton Boulevard). 52 Updated July 2000; July 2002; January 2007 LEGEND Lake Pedestrian Zone 6 Project Entry * Pedestrian Directional Signage — ► Pedestrian Linkage ........ Freeway Ramp Bikeway Future Collector Street Note: The information provided in graphic form is intended to illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. AREA 5 - THE LAKES Development Summary Total Area: 27 Acres N General Plan: High Density Residential Zoning: PDR -HD Maximum Intensity: see text Maximum Building Height: see text Figure 15 Costa Mesa:.. ---- Building Mid -rise Residential apartments/condomini (approximately 6 stories) Commercial Uses (hotels and retail): 110 stories) High-rise Residential condominiums (2 (approximately 26 stories inclusive of n Building heights shall be limited to 280 feet above grade level in height will require a FE of no hazard, or a similar finding in an indel consultant that has been certified by the FF Open Space, Parks, and Recreation The lake shall remain as a permanent open In conjunction with the development of the site outdoor recreational amenities shall These amenities may be located on the Amenities located above the ground level requirements of the Planned Development Parking For the high-rise residential units, the follo applied to the residential development in final master plan. Tenants: 1.5 to 2.0 parking Guests: 0.5 parking spaces spaces for each unit Furthermore in the final master plan consideration may be given to the feaa mechanical lift parking devices in order to Updated July 2000; July 2002; January 2007 North Costa Mesa Specific Plan 90 feet above grade level above grade level (approximately 11 280 feet above grade level terraces) bove grade level. Buildings above 173 feet eral Aviation Agency (FAA) determination indent study by a qualified private feature that benefits this entire area. gh-rise residential condominiums, private on - provided to serve the high-rise residents. round level, roof top, and/or on a podium. ty be used to meet the minimum open space sidential zone. ng parking rate range shall be appropriately onjunction with approval of any residential per unit unit for the first 50 units and 0.25 parking ve 50. any high-rise residential development, of.valet parking, tandem parking, and meet the residential parking demands. Costa lViesa Circulation The street network for this sub -area is in bike lane on Avenue of the Arts and Sunf Figure 9 indicates one urban rail alignment: Nonconformity In the event of voluntary demolition of eitl owner may be allowed to redevelop to squa ADDRESS EXISTING SQUARE FOOT/ 500 Anton Boulevard 176,300 3350 Avenue of the Arts 272,000 The open space/lake area shall also remain In terms of redeveloping the 770 apartm( destruction, the General Plan allows 20 unit for a maximum density of 30 dwelling units 18.90 acres), which is 203 units fewer than v The square footage is df density (20 units/acre) anc square feet of commercial North Costa Mesa Specific Plan The Master Plan of Bikeways indicates a Avenue. that follows Anton Boulevard. of the existing hotel buildings, the property footage indicated below: REDEVELOPMENT POTENTIAL FOR NON- RESIDENTIAL FOOTAGE (SQUARE FEET)' 60,000 2M open space. Its/condominiums in the event of voluntary per acre plus a 50% density incentive bonus ler acre. This equals 567 dwelling units (on lat exists currently. Updated July 2000; July 2002; January 2007 55 the parcel size by the maximum i dwelling unit is equivalent to 1,000 Existing Land Uses In 2006, this approximate 45 -acre area wl health club, restaurants, and retail uses. Center was owned by one property owner (E basis to various other parties. In the early operation of the area, and it is now owne Some parcels are owned in fee, white other: on a long-term basis to others. For planning four different sub -areas, as described in the and on Figure 16a. General Plan and Zoning The site is designated Urban Center In 2000, a site-specific FAR of 0.79 was a footage of 1,546,180 of non-residential d (this is the net acreage of the site after all When the 2000 General Plan was adopted Center was established as 1,886 a.m. peak strictly non-residential development project. In 2007, General Plan Amendment (GP -06 specific high-rise residential development J Area 1) at a density of 100 units per acre retail uses. Additionally, for this residentiE was modified to 1,931 a.m. peak hour trips See the following section for a discussion allocation of the floor area ratio, dwelling unit Sub -Areas The South Coast Metro Center was divide approval of GP -06-02. These four sub management. Provided in Table 6A is a sl ratio, maximum number of residential units 16a illustrates the boundaries of the sub-ar To facilitate flexibility within a sub -area, provided that the total building square foc budget for the affected sub -area are not e between the sub -areas are not permitted. North Costa Mesa Specific Plan s developed with several office buildings, a At one time, the entire South Coast Metro ikioka Farms) and was leased on a long-term 000s, there was a change of ownership and and managed by several different parties. are owned by the Sakioka family and leased Jurposes only, this area has been broken into ollowinq discussions, and shown in Table 6A by the General Plan and is zoned PDC for this area to allow a maximum square ent on the total site area of 44.97 acres ary dedications for public improvements). 2002, the trip budget for South Coast Metro Jur trips and 1,994 p.m. peak hour trips for a 12) was approved, and it consisted of a site - )tion on a 4.86 -acre portion of Area 6 (Sub- ith 6,000 square feet of integrated ancillary development option, the Area 6 trip budget nd 1,976 p.m. peak hour trips. f the four sub -areas and the corresponding trip budget, and building square footages. into four sub -areas in conjunction with the treas are under separate ownership and tistical summary of the maximum floor area and trip budgets for each sub -area. Figure ding square footages may be transferred, e, number of units, floor area ratio, and trip :eded as delineated in Table 6A. Transfers Updated July 3, 2000; January 2007 516 Carta Mesa Sub -Area 1: GP -06-02 amended the re residential density of 100 units/acre in designation for this 4.86 -acre sub -area wit sub -area, the 484 high-rise residential ur known as Symphony Towers, may be con: the Arts and Anton Boulevard in conju restaurants and the relinquishment of entitlement. This would result in a maxima, a maximum number of 484 high-rise reside Table 6A). Should the property owner determine not rise residential option, then the unbuilt corresponding non-residential developmer residential building square footage, floor ar the Option 2 development scenario show scenario represents the maximum amour allowed for this sub -area, which is 216,' development option would be composed o 15,844 square feet of restaurant uses. For both Options 1 and 2, Table 6A end number of dwelling units, maximum associated maximum floor area ratio. The maximum building height is 306 feet above grade level for Option 2. Sub -Area 2: For this 2.57 -acre sub-ai footage is 4,000 square feet with a corres 0.036. In 2006, this sub -area was deve Anton Boulevard). The maximum building height is 180 feet hour trip budget is shown in Table 6A. Sub -Area 3: In 2000, GP -99-06 was al maximum building square footage of 525,0 Solutions (475 Anton Boulevard). The co ratio is 0.62. In 2006, the final building we building height for this sub -area is 180 feet hour trip budget is shown in Table 6A. Updated July 3, 2000; January.2007 North Costa Mesa Specific Plan 100 General Plan to create a site-specific the Urban Center Commercial land use a maximum of 484 residential units. In this s and 6,000 square feet of ancillary retail, ructed at the southeast corner of Avenue of ction with the demolition of two existing I 300 -room hotel (200,950 square feet) i non-residential floor area ratio of 0.03 with itial units at 100 units per acre (Option 1 in ) develop any or only a portion of the high - residential uses may be converted to a provided that the maximum allowable non - a ratio, and trip budget are not exceeded for in Table 6A. The Option 2 development of non-residential building square footage 34 square feet. It is anticipated that this a 300 -room hotel (200,950 square feet) and the a.m. and p.m. trip budgets, maximum E)sidential building square footage, and grade level for Option 1 and 180 feet , the maximum allowable building square iding maximum allowable floor area ratio of >ed with a multi -tenant retail building (545 grade level. The a.m. and p.m. peak roved for this 19.5 -acre sub -area with a ) in four buildings for Experian Information ;sponding maximum allowable floor area approved for construction. The maximum Dove grade level. The a.m. and p.m. peak (800,386 square feet of building area). In Three Office buildings (535, One Health Club (589 Anton) The maximum building height is 180 feet hour trip budget is shown in Table 6A. Sub -Area 1 (4. Option 1 0.03' 6,000 sq. ft.' Option 2 1.0 216,794 sq. ft. Sub -Area 2 (2. 0.036 4,000 Sub -Area 3 (19 0.62 525,000 sq. ft. Sub -Area 4 (18 1.02 800,386 sq. ft. TOTAL SOUTH COAST METR Option 1 0.692 1,335,386 sgA2. Option 2 0.79 1,546,180 sq.ft. 1. This maximum may be increased to no mor area in direct relation to the decrease in the units. See text for Sub -Area 1 for additional 2. This maximum may be increased to no mor area in direct relation to the decrease in the units in Sub -area 1. Updated July 3,2000; January 2007 North Costa Mesa Specific Plan �AIIIU„I_ WYu1.� this sub -area was built -out with: 575 Anton) — 749, 230 square feet 51,156 square feet ✓e grade level. The a.m. and p.m. peak acres) acres) acres) 227 290' 182 1 308 5 1 14 752 1 704 6 acres) 0 947 968 CENTER (44.97 acres) 84 1931 1976' 1886 1994 than the Option 2 maximum for this sub- naximum number of high-rise residential than the Option 2 maximum for the total naximum number of high-rise residential Land Use Corn patibility/lnteg ration The South Coast Metro Center was planr including three high-rise office buildings, restaurants and a support retail building, a 1 - to this initial plan, the easterly 19.5 acre Solutions (Sub -Area 3). The office campus developed as Experian's world headquarte feet of floor area. Although this area will be South Coast Metro Center, it is included w maintain consistency with past general and The further development of this site will resu Anton Boulevard, which is primarily located both sides of the street. New high-rise re: encouraged to be located along the Anton fr pedestrian zone. Although the Experiar development, an internal pedestrian connec the South Coast Metro Center. Encroachment into the building setback area use developments can be considered accommodates pedestrians and if the parki the commercial or mixed-use building(s). F into the street setback, unless they are development. The internal pedestrian paths should Pedestrian -oriented directional signage she key attractions in the plan area. Parking to the southern and western edges of the site not adjacent to Anton Boulevard. Shade stories should also be considered. Building Heights North Costa Mesa Specific Plan as in integrated mixed-use office project, four -building office campus, free-standing ;I, and a fitness center in 1999. Subsequent were sub -leased to Experian Information anned for this portion of the site has been and will ultimately contain 525,000 square veloped separately from the balance of the n the Specific Plan Area 6 planning unit to cific plan efforts. in the continuation of the pedestrian zone on etween Bristol Street and Sakioka Drive on Jential, commercial and office buildings are stage in order to enhance and strengthen the site will be developed as a stand-alone m is provided as a linkage to the balance of on Anton Boulevard for commercial or mixed - based on how well the project design g areas and/or structures are located behind irking areas shall not be allowed to encroach ucked under the commercial or mixed-use conveniently linked to Anton Boulevard. also be provided; the signage would identify :ructures are encouraged to be located along acent to the 1-405 and on and off ramps, and shadow impacts for buildings in excess of 2 Building heights shall be limited to 180 to 306 feet above grade level, as shown in Table 6B. Buildings above 173 feet above grade; level in height will require a Federal Aviation Agency (FAA) determination of no hazard, ol• a similar finding in an independent study by a qualified private consultant that has been certified by the FAA. Commercial or mixed-use developments that are allowed to encroach into the street setback of Anton Boulevard shall be limited to 2 stories/30 feet above grade level within the street setback. Updated July 3, 2000; January 2007 59 Option 1 Option 2 Parks and Recreation Sub -Area 1 306 feet abovegrade 180 feet above grade 180 feet above In conjunction with the development of the site recreational amenities shall be provi amenities may be located on the ground le) Parking For the high-rise residential units, the follo applied to the residential development in final master plan. Tenants: 1.5 to 2.0 parking Guests: 0.5 parking spaces spaces for each unit Furthermore in the final master plan consideration may be given to the feasi mechanical lift parking devices in order to 1 Circulation North Costa Mesa Specific Plan level level (approximately 12 stories) 2, 3, and 4 level (approximately 12 stories) h -rise residential condominiums, private on - I to serve the high-rise residents. These roof top, and/or on a podium. ng parking rate range shall be appropriately onjunction with approval of any residential per unit unit for the first 50 units and 0.25 parking ve 50. any high-rise residential development, ity of valet parking, tandem parking, and y meet the residential parking demands. The Master Plan of Highways shows for this sub -area the recently completed 1-405 on- ramp from Anton Boulevard and the 1-405 off -ramp to Avenue of the Arts. Figure 9 indicates that the alignment for The Cen;terLine urban rail system will follow Anton Boulevard and will terminate at a station at the intersection of Anton and Avenue of the Arts at the northwest corner of the site. As of 2005, the planning process for the Centerline urban rail system had been put on hold indefinitely by the Orange County Transportation Authority. Updated July 3,2000; January 2007 50 I— rn N LEGEND Pedestrian Zone Buffer Area p Project Entry * Pedestrian Directional Signage —► Pedestrian Linkage ...••••• Freeway Ramp Bikeway �— Future Collector Street Note: The information provided in graphic form is intended to illustrative and is not intended to be interpreted as the precise Ideation forfuture land uses orstructures, unless so specified in Section 4.0 Development Standards. SUNFLOWER AV AREA 6 8hs� -'. SAN DIEGO FWY-405 AREA 6 - SOUTH COAST METRO CENTER/ EXPERIAN INFORMATION SOLUTIONS Development Summary Total Area: 44.97 acres (net) General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: see text Maximum Square Footage: see text Maximum Building Height: see text I;p N A Figure 16A CostaMesa te . AREA 7- SAK/OKA LOT 1 Existing Land Uses North Costa Mesa Specific Plan This 40 acre site is designated for residential development and is largely vacant except for the Metro Fire Station. Excluding the station; this site is owned by Sakioka Farms. General Plan and Zoning This site is designated High Density Residential by the General Plan and is zoned PDR - NCM. The maximum density is 25-35 units per acre. Land Use Compatibility/integration This parcel is slated for residential development at a density of 25-35 units per acre (approximately 1,411 units). This density will result in multiple story buildings. Although there are high-rise apartment buildings to the west of the site (The Lakes), existing development in Santa Ana to the north is primarily single family homes as well as a church. In addition, Lot 1 surrounds the newly constructed fire station. Future residents need to be made aware of the fire station as well as the heliport that is located in the South Coast Metro Center (on top of the Bank of America Building). In terms of site design, buildings in excess of 2 stories should be evaluated for shade and shadow impacts on surrounding land uses. Vehicular access to and from Sunflower Avenue should be limited. Open space, recreational uses and/or parking areas, as opposed to dwelling units, should be located adjacent to the fire station property. Pedestrian access to Anton Boulevard and Sakioka Drive should be provided; although mid -block crossings of Sakioka Drive are to be discouraged. Residential buildings should also be oriented away from Sunflower Avenue as much as possible in order to minimize noise impacts. 63 SUNFLOWER y O AREA 7 X Tl Ar I(• rn ..........• SAN DIEGO FWY-405 LEGEND Pedestrian Zone •••••• Freeway Ramp Buffer Zone Bikeway Park Future Collector Street Project Entry � Metro fire Station li-- Dwelling Unit Orientation O Retail Site —► Pedestrian Linkage (Neighborhood Scale) Note: The information provided in grephicform is intended to illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. •4h AREA 7 - SAKIOKA LOT 1 Development Summary Total Area: 40 acres General Plan: High Density Residential Zoning: PDR -NCM Maximum Density: 25-35 units per acre Maximum Intensity: 0.25 FAR - Retail Maximum Commercial Square Footage: To be determined in conjun (tion N with project review A Maximum Building Height: 4 storiesl60 feet (Residential) ,N\ 1 story/20 feet - (Commercial) Figure 17 Costa Mesa.. Mixed -Use North Costa Mesa Specific Plan The Planned Development zoning does allow for a complementary neighborhood commercial component for this site. The General Plan states that the commercial development must have a FAR and population density that are the same as the Neighborhood Commercial designation. (See Table 1). The integration of commercial development and residential units in one building is allowable. If this site is developed as a mixed-use project with distinct residential and commercial components, the nonresidential FAR standard and the residential density standard shall apply to each of the respective components. If the site is developed as mixed-use with neighborhood commercial development combined with residential units in one building(s), it is no longer possible to calculate the FAR and density. In these mixed-use developments, each 1,000 square feet of commercial development shall result in one less dwelling unit subtracted from the total number of dwelling units. For example, a 50,000 square foot retail center shall reduce the base density from 1,008 units to 958 units. Should a density bonus for affordable units be obtained, the decrease in units shall be applied to the market rate units not the affordable units. Any development proposal that includes a commercial component shall require a traffic analysis to ensure that the affected circulation system will continue to operate pursuant to General Plan standards, both at the time of project completion and at build -out of the General Plan. In order to provide a continuation of the commercial uses on Anton Boulevard, any retail proposed for this properly is encouraged to locate at the intersection of Sakioka Drive and Anton Boulevard and be easily assessable to pedestrians. Reduced building setbacks for commercial or mixed-use developments on both street frontages can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the retail or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial or mixed-use development. Density Bonuses This site, which is zoned Planned Development Residential -North Costa Mesa (PDR - NCM), has an allowable density range of 25 to 35 dwelling units per acre. As stated in the Costa Mesa Municipal Code, 25 units per acre is the base density and the provision of affordable housing shall be necessary to reach the maximum of 35 units per acre. The PDR standards do include a reference to the provision of low and moderate income housing as one of the criteria to move up the density scale. Neither the General Plan nor the zoning code set parameters for how much affordable housing or what level of affordability is necessary to achieve the requirement within the PDR -NCM zone. Therefore, this Specific Plan further clarifies the necessary affordable housing parameters. It should be noted that the PDR standards require that other criteria also be met in order to achieve the density increase. 65 North Costa Mesa Specific Plan Within the plan area, only The Lakes includes affordable units. Within The Lakes, 20% of the units (i.e. 154 units) are affordable to low income households. For this project, the standard for low income is based upon the Orange County Bond Program which uses Chapman University income rates instead of HUD/California Government Code income rates. The Bond Program also uses an 80,% of the median income figure of Chapman University to determine low income instead of the 60% of median used by HUD and the State. According to the City's density bonus ordinance, if a proposed project includes affordable units which meet the income and percentage requirements, then the City shall give a minimum 25% density increase, as long as the density bonus does not exceed the General Plan maximum density (for Sakioka Lot 1 that is 35 units per acre). The density bonus ordinance has minimum requirements of either providing 20% of the total units as affordable to low income households or providing 10% of the total units as affordable to very low income households. At 40.3 acres, the Sakioka site's base density (25 units/acre) equals 1,008 dwelling units. A 20% low income requirement, therefore, would equal 202 low income units, and a 10% very low income requirement would equal 101 very low income units. An increase in density from the base of 25 units/acre to 35 units/acre equals 40%, therefore, increases in density in excess of 25% shall require a larger percentage of the units to be affordable. The City's density bonus ordinance defines very low and low income households and rent pursuant to the California Government Code. Previously, the state density bonus provisions were geared toward a provision of 25% of the base units as affordable to low or moderate income households. With the shift to lowered income affordability came a corresponding percentage requirement reduction. The minimum density increase standard for Sakioka Lot 1 could be either compliance with the City's density bonus ordinance, or compliance with the 25% low to moderate income standard with a limit of 15% of the total units allocated for moderate income. Provision of the affordable units off-site is allowed by the density bonus ordinance and may be appropriate for Sakioka Lot 1 if the off-site location is within the North Costa Mesa area. Presently, the City is at risk of losing the affordable units at The Lakes for which the 10 - year term of affordability will expire in 1997. If continued affordability of those units at The Lakes could be tied to development of Sakioka Lot 1, then credit could be given for density increase on Sakioka Lot 1. Although the existing affordable units at The Lakes do not meet the City's density bonus definition of low income, they could be counted towards the required low income housing provision if the affordable housing Option 2 (Table 7) is chosen. Thirty additional years of affordability beyond 1997 should be acquired, if off-site low income affordable housing credit is to be granted. Table 7 illustrates the alternative methods by which density increases can be achieved for Sakioka Lot 1 to the maximum of 35 units/acre through the provision of affordable housing. It should be noted that other standards of! the PDR zone must also be met, and any density increase granted for this site shall in the provision of affordable housing. All affordable housing provisions shall be for a minimum of 30 years. 9 Costa IWIeSa North Costa Mesa Specific Plan In mixed-use projects (i.e., commercial and residential projects) which require a decrease in the total number of dwelling units, the decrease in units shall be applied to the market rate units not the affordable units. Building Heights The maximum building height shall be 60 feet (approximately 4 stories) for residential uses and mixed-use development. In mixed-use developments, the commercial components shall be limited to first 2 stories of any building. Commercial or mixed use developments that are allowed to encroach into the setback of either Sakioka Drive and/or Anton Boulevard shall be limited to 2 stories/30 feet!within the street setback. Circulation The street network for this sub area is in place. The Master Plan of Bikeways indicates a new bikeway on Sunflower Avenue. Figure 9 indicates one urban rail alignment alternative that follows Anton Boulevard. Parks and Recreation Should a public park be dedicated on Sakioka Lot 1 or a privately developed, owned and maintained open space be credited against the park dedication requirement, the park development and amenities should reflect the urban character of the area. The Lakes apartment complex (770 units) to the west of the site has very few school aged children (only 12 students attended Newport Mesa Unified School District in the 92/93 school year). Therefore, if a similar high density residential development is proposed on Lot 1, parkland development should be geared primarily to adults. Consideration should also be given to locating the private recreational areas of this planned development in proximity to this park area. 67 Costa Mesa North Costa Mesa Specific Plan NOTES: 1. Very Low, Low, and Moderate determinations are based on HUD definitions and income limits, adjusted for family size. 2. Preservation of the 154 "Low" income units at The Lakes would count toward the Low Income provision of units in Option 2. 3. For each additional %% increase in Very Low Income units, the density may increase by 25 dwelling units over 1260 units, as illustrated in Steps 2-7. 4. For each additional 1% increase in Low Income units, the density may increase by 25 dwelling units over 1260 units, as illustrated in Steps 2-7. 5. For each additional 1% increase in Low Income units, the density may increase by 25 dwelling units over 12650 units; as illustrated in Steps 2-7. Any increase in the Moderate Income units beyond 15% will not qualify for a density bonus increase. 6. These total units assume that other criteria of the Planned Development Residential Zone have been met regarding density increases. M OPTION 1 REQUIRED 10% 10.5% 11% 11.5% 12% 12.5% 13% PERCENT OF VERY LOW BASE DENSITY TO INCOME' BEAFFORDABLE # OF AFFORDABLE 101 UNITS 106 UNITS 111 UNITS 116 UNITS 121 UNITS 126 UNITS 131 UNITS UNITS I OPTION 2 REQUIRED 20% 21% 220/6 23% 24% 25% 26% 1008 UNITS PERCENT OF LOW BASE DENSITY TO INCOME 2.4 BE AFFORDABLE # OF AFFORDABLE 202 UNITS 212 UNITS 222 UNITS 232 UNITS 242 UNITS 252 UNITS 262:UNITS UNITS OPTION 3 REQUIRED 10% LOW & 11% LOW & 12% LOW & 13% LOW & 14% LOW & 15% LOW & 16% LOW & PERCENTOF 15% 15% 15% 15% 15% 15% 15% LOW & BASE DENSITY TO MODERATE MODERATE MODERATE MODERATE MODERATE MODERATE MODERATE MODERATE BEAFFORDABLE INCOME' # OFAFFORDABLE 252 UNITS 262 UNITS 272 UNITS 282 UNITS 292 UNITS 302 UNITS 312 UNITS UNITS DENSITY BONUS 252 UNITS 277 UNITS 302 UNITS 327 UNITS 52 UNITS 377 UNITS 402 UNITS TOTAL UNITS' 1,260 1,285 1,310 1,335 1,360 1,385 1,410 DWELLING UNITSIACRE 31.25 31.87 32.5 33.1 33.7 34.35 315 NOTES: 1. Very Low, Low, and Moderate determinations are based on HUD definitions and income limits, adjusted for family size. 2. Preservation of the 154 "Low" income units at The Lakes would count toward the Low Income provision of units in Option 2. 3. For each additional %% increase in Very Low Income units, the density may increase by 25 dwelling units over 1260 units, as illustrated in Steps 2-7. 4. For each additional 1% increase in Low Income units, the density may increase by 25 dwelling units over 1260 units, as illustrated in Steps 2-7. 5. For each additional 1% increase in Low Income units, the density may increase by 25 dwelling units over 12650 units; as illustrated in Steps 2-7. Any increase in the Moderate Income units beyond 15% will not qualify for a density bonus increase. 6. These total units assume that other criteria of the Planned Development Residential Zone have been met regarding density increases. M North Costa Mesa Specific Plan AREA 8- SA'K/OKA LOT 2 Existing Land Uses This 33 acre area is designated for commercial office development and is currently in agricultural production. Two single family homes are located along Sunflower Avenue. The area is owned by Sakioka Farms. General Plan and Zoning This site is designated Urban Center Commercial by the General Plan and is zoned PDC. The maximum FAR is 0.50 for retail uses and 0.60 for office uses; the maximum building square footage is 863,000. The trip budget for this site is 1,062 a.m, peak hour trips and 1,407 p.m. peak hour trips. Land Use Compatibility/Integration Future development of this site is anticipated to include mid- and high-rise office buildings as well as support commercial. Shade and shadow impacts for buildings in excess of 2 stories should be considered in relation to surrounding land uses. Site design should limit vehicular access to and from Sunflower Avenue. New commercial and office buildings are encouraged to be located along the Anton frontage. Encroachment into the building setback on Anton Boulevard for commercial or mixed-use developments can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the commercial or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial development. Parking lots/structures should be located primarily along the eastern edge of the site adjacent to the Costa Mesa Freeway and the new on-ramp. Internal pedestrian linkages to Anton Boulevard should be provided. 11't 211 The PDC zoning does permit residential uses and, should residential be considered for this site, it should be located between the new ;collector and Sunflower Avenue. The Costa Mesa Freeway, Sunflower Avenue, and Main Street represent significant air quality and noise sources that will impact the siting of residential units and other sensitive land uses. Existing ambient air quality may exceed state and federal levels for carbon monoxide; therefore significant mitigation measures may be required. Acceptable interior and exterior noise levels for residential uses would need to be achieved. An appropriate interface between the office buildings and residential uses would also be required. Updated July 2002 69 LEGEND Bikeway ......••• Freeway Ramp — Future Collector Street Dins Potential Dwelling Units Location 0 Project Entry Pedestrian Linkage Dwelling Unit Orientation Note: The information provided in graphic forth is intended to illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. AREA 8 - SAKIOKA LOT 2 Development Summary Total Area - 33 acres General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.50 FAR - Retail 0.60 FAR - Office Maximum Square Footage: 863,000 sf Maximum Density: 20 units per acre Trip Budget: 1,062 a.m. peak hour trips 1,407 p.m. peak hour trips Maximum Building Height: 12 stories/180 feet (south of the collector street) 4 stories/60 feet (north of the collector street) 2 stories/30 feet - Commercial uses that are allowed to encroach into the setback for Anton Blvd. M', Figure 18 CO fa �, North Costa Mesa Specific Plan If this site is developed as a mixed-use project, i.e. with a residential component, the maximum number of residential units shall' be 660 (including any density bonuses, see Table 8).1 Total building intensity for the entire site shall not exceed 863,000 square feet. Residential square footage shall be counted towards the maximum allowable building square footage. The trip budget shall not be exceeded. Density Bonus The maximum number of dwelling units (including any density bonuses) for Sakioka Lot 2 is 660 units. The maximum base density is 528; in order to be granted a 25% density bonus (132 dwelling units), the developer would have to provide affordable housing pursuant to one of the following three options shown in the following table. All affordable housing provisions shall be for a minimum of 30 years. NOTES: 1, Very Low, Low, and Moderate determinations are based on HUD definitions and income limits, adjusted for family size. 2. The total number of units assumes that other criteria of the Planned Development Commercial Zone have been met regarding density increases. The maximum number of units (660) is based on 33 acres of land and 20 units per acre. Updated January 2007 71 Cassa Mesa Building Heights North Costa Mesa Specific Plan The maximum building height is 180 feet '(approximately 12 stories) south of the new collector street and 60 feet (approximately 4 stories) north of the new collector street. Commercial or mixed use developments that are allowed to encroach into the street setback of Anton Boulevard shall be limitedto 2 stories/30 feet within the street setback. Buildings above 173 feet in height will require approval by the FAA. Circulation The Master Plan of Highways includes a new collector street that connects Main Street and Anton Boulevard through this site. A new 1-405 on-ramp from Anton Boulevard is to the south of this site. The Master Plan of Bikeways includes a new bikeway on Sunflower Avenue. As shown on Figure 9, the various alternatives for the urban rail alignment traverse this property and a station is also proposed in the vicinity. Figure 19 provides an overview of the entire',plan area and depicts development standards that can be shown graphically. It should be noted that the information is intended to be illustrative and is not to be interpreted as the precise locations for future land uses or structures. Updated January 2007 72 t SAN DIEGO FWY - 405 LEGEND Enhanced Pedestrian Walkway Park/Greenbelt Pedestrian Overpass Pedestrian Zone a Retail Site (Neighborhood Scale) Buffer Zone ® Metro Fire Station Lake Project Entry Bikeway * Pedestrian Directional Signage ......• Freeway Ramp ► Pedestrian Linkage —o— Future Collector Street o--► Dwelling Unit Orientation Note: Please see Figure 9 for Urban Rail information; Building Height information is contained in Table 2. A: 0 DUs N v ® a i PNSOHg� � by N A Development Standards Summary Figure 19 Costa 1V[esa North Costa Mesa Specific Plan 4.0 DEVELOPMENT STANDARDS All Properties 1. Should future development plans propose residential land uses, the dwelling units as well as any other sensitive land use ( including, but not limited to, day care, open space and recreational facilities) shallbe required to comply with the General Plan and zoning ordinance standard of 65 CNEL for the exterior and 45 CNEL for interior areas. An exception is for high-rise' residential projects, for which the 65 CNEL standard for exterior areas 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 65 CNEL exterior standard. Mitigation measures may be used in order to achieve these noise levels. 2. New development proposals that are adjacent to any freeway, on- or off -ramp, and /or major street shall include an environmental analysis of the existing and future air quality impacts to on-site land uses, from these sources; appropriate mitigation measures for on-site land uses shall also be identified. 3. Shade/shadow impacts of buildings in excess of 2 stories to surrounding land uses shall be considered during project review. 4. Planned development projects that include a residential component shall analyze the interface and compatibility between residential and nonresidential uses that are included as part of the project or on separate properties. 5. A mix of service-oriented retail uses (i.e banks, restaurants, business services, health clubs, etc.) that are easily accessible to pedestrians in large scale office developments is encouraged. 6. The provision of local child care facilities in large scale commercial and/or mixed use developments is encouraged. 7. Future development of the properties designated as Urban Center Commercial, Cultural Arts Center, and Regional Commercial by the Land Use Element of the General Plan and Segerstrom Home Ranch (Area 1) shall be controlled by the trip budget provisions described in Section 2.0 and specified in Section 3.0. 8. Outdoor storage on any nonresidential property in the plan area shall meet with the requirements pertaining to outdoor storage as noted in the Municipal Code under the property's zoning designation. In addition to the requirements stated, the following criteria shall be met: (a) Storage screening shall be of masonry or other solid, non -wood material or material(s) consistent with building materials used for the main structures on the subject site. Materials used shall incorporate design elements or features of the main structures on the property. Updated January 2007 74 Costa Mesa North Costa Mesa Specific Plan (b) Landscaping shall be required to soften screening hardscape when a storage area can be seen from a public street or from a residential property. Landscaping shall meet with the approval of the Planning Division. (c) Screening consisting of chain link fencing with wood or other material -type slats woven between the links shall be prohibited. 9. Parking structures that are visible from public streets and/or residential areas shall be landscaped in such a manner as to provide visual relief to the surrounding areas without compromising the security of the parking structure. 10. Lighting for parking structures and lots shall be directed away and/or shielded from adjacent residential areas where applicable. 11. In conjunction with site development plans, appropriate environmental documentation shall be conducted lin respect to the effect on the site from surrounding industrial uses and previous agricultural activities, where applicable. 12. Building heights shall be limited to the maximum height shown in Table 2 of this Specific Plan, 13. New development shall minimize direct access to the streets shown on the Master Plan of Highways. 14. New development shall provide linkages to the public sidewalk system where appropriate. In the Urban Center Commercial areas, pedestrian walkways should be aligned with the pedestrian walkways in adjacent developments to promote walking. 15. Site design for new development shall include bikeway linkages to the Master Plan of Bikeways where appropriate. 16. Investigate the feasibility of establishing mid-day shuttle services within the plan area to reduce daily vehicle trips. 17. Continue to monitor progress of future transitway projects for impacts on developments within the plan area. 18. A portion of the common open space in new planned residential developments should be located in proximity to public park areas, where feasible. 19. The City, in conjunction with the major landholders, shall conduct a study regarding pedestrian -oriented directional signage for the plan area. Key areas for signage include South Coast Metro Center, The Lakes, South Coast Plaza Town Center, South Coast Plaza, Crystal Court, and Metro Pointe. The study will address location, scale, design, timing, and funding of the signage. 75 Costa Mesa North Costa Mesa Specific Plan 19a. In conjunction with high-rise residential projects, private on-site recreational amenities shall be provided to serve the high-rise residents. These amenities may be located on the ground level, roof top, and/or on a podium. Area 1- Home Ranch 20. Promote the preservation of the Segerstrom family house and barn in its current location by allowing the development potential of the site to be transferred to the adjacent Commercial Center area. At such time the development potential transfer occurs, amend the General Plan to an appropriate land use designation and record a land use restriction for the property, which recognizes the long-term preservation of these buildings as historical/cultural resources. Ownership of the property could remain with the Segerstrom family until such time they wished to sell the property, at which time the City and other public or non-profit agencies would be given first right of refusal in obtaining the property. 21. All buildings should be set back from the historical preservation area so as to not visually encroach into this area. Buffering could include walls/fencing, landscaping, and/or parking areas. 22. Consideration should be given to physjcally linking the industrial park to the historical preservation area with pedestrian paths. 23. Future development plans and environmental analyses for Home Ranch shall include an analysis regarding the future fire station in the North Harbor area; i.e.; location and timing of construction. Joint use with surrounding Central Net cities should also be considered in order to defray the costs of an additional fire station. A study could also reexamine the need/demand for the seventh station. 23A Future development in Sub -area B shall be limited to high quality office, office -related uses, and corporate office/headquarters with subsidiary support functions that may include research and design, minor assembly, light manufacturing, and storage. Retail uses shall be limited to those that are ancillary to the office development. 23B. In Building Height Area 1 adjacent to Fairview Road, the City of Costa Mesa shall require a shade/shadow analysis for any building 'proposed to exceed 30 feet in height in order to ensure that building's shade or shadow does not extend beyond the project site or public rights-of-way. 23C. In conjunction with the review and approval of any master plan for the areas containing the four-story industrial/office park buildings (and parking structures, as appropriate) north of South Coast Drive and west of Susan Street, the three-story townhomes (south of Sunflower Avenue and east of Susan Street), and the five -story office buildings (and parking structures, as appropriate) south of South Coast Drive and west of Fairview Road, the following provisions shall be applied; 1. Provision of sufficient setbacks between buildings and Sunflower Avenue, Susan Street, South Coast Drive, Fairview Road, adjacent to the 1-405, and from other buildings to ensure that buildings do not create a "canyon effect". 2. Use of low -reflective materials on buildings and parking structures that do not promote glare. Updated November 2001 January 2007. 76 Costa Mesa North Costa Mesa Specific Plan 3. Provision for architectural design, hardscape features, and landscaping in open space areas, in surface parking areas, or on parking structures that reflect a consistent design theme. 23D. In order to maximize the amount of open space, permeable surfaces, and landscaping within Sub -area B, the site design shall consider the use of parking structures, increasing the number of building stories (while complying with the building height limits), and other design techniques. Area 2 -Metro Pointe 24. Should the development agreement be abandoned for Metro Pointe, future development shall comply with the provisions of the General Plan, this specific plan, and all other applicable planning documents, City policies and ordinances. 25. Internal pedestrian paths shall connect with the public sidewalks on South Coast Drive. Buildings along South Coast Drive shall be designed and oriented toward those pedestrian facilities. 26. The public sidewalk design along South Coast Drive shall be enhanced as it approaches Bear Street. This could include wider, tree -lined sidewalks. Pedestrian -oriented directional signage shall be added at the corner of South Coast Drive and Bear Street. 27. The future commercial development in Phase 4 should be physically linked to the pedestrian paths. 28. Should Phase 4 be developed as residential, the maximum number of units (including affordable housing) shall be 140. Density bonuses for affordable housing shall be allocated in conformance with the standards indicated in Table 5 of this Specific Plan. All affordable housing provisions shall be for a minimum of 30 years, Area 3 -South Coast Plaza and Crystal Court 29. Further expansion of South Coast Plaza shall be of a scale and character that is compatible with the existing development, and should be physically linked to the shopping mall. 30. A pedestrian bridge connecting Crystal Court and South Coast Plaza across Bear Street should be given consideration in conjunction with expansion plans for South Coast Plaza. 31. Pedestrian oriented directional signage is encouraged to be placed at both ends of the existing pedestrian bridge and second pedestrian bridge upon its construction. 32. The City, in cooperation with the major landholders in the plan area, shall initiate a detailed local urban rail transit study to determine the most appropriate route alignment and station locations within the plan area. 33. Site development plans for Sakioka Farms Lot 2 or South Coast Plaza that proceed prior to the finalization of the urban rail concept shall include an analysis of the best available information regarding route and station location. 34. The City shall consider the need for new park -n -ride and/or transfer stations to support the urban rail transit system in the review of future developments adjacent to the proposed system. 77 Costa Mesa... North Costa Mesa Specific Plan Area 4 -South Coast Plaza Town Center 35. Future development shall be consistent with and complementary to the surrounding land uses, and linked physically by sidewalks, pedestrian walkways and/or open space. 36. Street level and pedestrian appeal shall be taken into account during site design. 37. Directional signage for pedestrians is encouraged to be added within the existing 3 acre open space easement in Town Center. Signage should be placed at key entry points, particularly adjacent to the hotel(s), to guide pedestrians to the various attractions. 38. A Theater and Arts District (TAD) Plan shall be established in conjunction with the development of Town Center. The TAD plan shall be incorporated into the North Costa Mesa Specific Plan, and shall include development guidelines and standards for lighting, public art, street furniture, signage, landscaping, pedestrian and vehicle circulation, pedestrian and vehicular'streetscapes, as well as an implementation plan. Entry and monument signs, display banners, and other signs identifying the Theatre and Arts District shall conform to the regulations in the TAD Plan. The name of the Theatre and Arts District shall prominently include the name of the City. The TAD plan shall be submitted to the City for review and approval within 18 months of the approval of the SCPTC preliminary master plan. The plan will also address hours of operation, public access, and parking fee restrictions for SCPTC parking structures for patrons of the cultural arts facilities, and alternative financing mechanisms for public street amenities. 38A. Prior to any final master plan approval, a parking study shall be submitted and approved by the City that demonstrates the provision of sufficient parking for each project component. Consistent with the historical analysis of parking demand for this project, the parking, study will examine the South Coast Plaza Town Center as a single project for calculating parking demand. Specifically, parking need not be located on the same parcel as the building for which it is required; all parking facilities are to be available to employees and visitors of all South Coast Plaza Town Center uses. Persons who are residents of the City of Costa Mesa attending a cultural arts venue during evenings (after 6 p.m.) or on weekends shall be provided a discount of fifty percent (50%) off the price for parking otherwise applicable to the general public. 38B. In conjunction with the final master plan for any high-rise residential development, consideration may be given to the feasibility of valet parking, tandem parking, and mechanical lift parking devices in order to fully meet the residential parking demands. The final master plan will establish an appropriate parking rate within the range of 1.5 to 2.0 tenant parking spaces per unit and 0.5 guest parking spaces per unit for the, first 50 units and 0.25 guest parking spaces per unit for every unit above 50. 39. The major open space features of the SCP Town Center and The Lakes shall remain as permanent open space. OR pe.t North Costa Mesa Specific Plan 40. Appropriate measures should be taken to permanently secure the existing open space easement in South Coast Plaza Town Center. "The California Scenario" sculpture garden shall be preserved) and maintained substantially in accordance with its existing configurations and function, commencing with the approval of GP -00-02 and continuing for the ',useful life of the existing office buildings adjacent to the garden. Any proposed changes to the sculpture garden shall require an amendment to the South Coast Plaza Town Center Master Plan, and the amendment shall require City Council review and approval. Prior to any final master plan approval for Two Town Center/Downey Savings, a declaration of land use restriction for the sculpture garden shall be submitted to the City of Costa Mesa, the City's approval shall be obtained, and the land use restriction shall be recorded by the Orange County Clerk -Recorder. Also see #32 and #34. Area 5 -The Lakes 41. Future redevelopment of the retail portion of this property should be oriented to pedestrian traffic on Avenue of the Arts and Anton Boulevard while maintaining internal pedestrian linkages to other developments in the block. Pedestrian -oriented directional signage is encouraged to be located in proximity to the hotels. 41A. In the event of voluntary demolition of an existing building on a single parcel in The Lakes, the property owner may be allowed to redevelop either up to the General Plan intensity level for the land use designation or up to the pre-existing development level, whichever is less. See also #32, #34, #38B, and #39. Area 6- South Coast Metro Center 42. New commercial and office buildings are encouraged to be located along the Anton Boulevard frontage. 43. Encroachment into the building setback area may be allowed on Anton Boulevard for pedestrian -serving commercial or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless it is tucked under the commercial or mixed-use building(s). 44. The internal pedestrian paths shall be conveniently linked to Anton Boulevard, and pedestrian -oriented directional signage is encouraged to be located along Anton Boulevard. 45. Parking lots/structures shall be located along the southern, western, and eastern edges of the site adjacent to the 1-405 and on and off ramps, and not adjacent to Anton Boulevard. 46. Reserved, 47. Reserved. 79 Costa~M a North Costa Mesa Specific Plan - - - - - - - - -- Also -see #32, #34,-and-#38B.-- Area 34—and-#38B. —Area 7-Sakioka Lot 1 48. Future residents shall be made aware of the fire station and the nearby heliport through either rental or lease agreements for rental units or seller disclosures for for - sale units. 49. Open space, recreational uses and/or parking areas should be located adjacent to the fire station to serve as a buffer. 50. Residential buildings should be oriented away from Sunflower Avenue to the maximum degree possible. 51. Internal pedestrian access to Anton Boulevard and Sakioka Drive should be provided; although mid -block crossings of Sakioka Drive are to be discouraged. 52. Neighborhood commercial uses considered for this property are encouraged to be located at the intersection of Sakioka Drive and Anton Boulevard and be easily assessable to pedestrians. Dncroacf ment into the building setback areas on both street frontages for commercial and mixed-use developments may be allowed based on how well the project design "accommodates pedestrians and if the parking areas and/or structures are located behind the retail or mixed-use buildings. Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the retail or mixed-use development. 53. Commercial components of a mixed-use development shall be limited to the first two stories of any building. 54. If Sakioka Lot 1 is developed as a mixed-use development, each 1,000 square feet of commercial development shall result in one less market rate dwelling unit subtracted from the total number of dwelling units allowed on the site, including any density bonuses for affordable units. 55. Any development proposal that includes a commercial component shall require a traffic analysis to ensure that the affected circulation system will continue to operate pursuant to General Plan standards, 'both at the time of project completion and at build -out of the General Plan. 56. Density bonuses for Sakioka Lot 1 shall be allocated in conformance with the standards indicated in Table 7 of this Specific Plan. All affordable housing provisions shall be for a minimum of 30 years. 57. Preservation of the 154 Low Income ,units at The Lakes for an additional 30 years beyond 1997 shall be counted towards the Low Income unit requirements for Sakioka Lot 1, pursuant to Option 2 in (Table 7. 58. Development of Sakioka Farms Lot 1',for residential uses shall include dedication of a 5 -acre public neighborhood park or a privately developed, owned and maintained 80 Costa NEesa, North Costa Mesa Specific Plan open space that is credited to the park dedication requirement pursuant to the Park and Recreation Dedication Article of the Costa Mesa Municipal Code. Also #32 and #34. Area 8-Sakioka Lot 2 59. Parking lots/structures should be located along the eastern edge of the site adjacent to the Costa Mesa Freeway and the new on-ramp, not adjacent to Anton Boulevard. 60. If a residential component is considered for this site, it is encouraged to be located between the new collector and Sunflower Avenue; residential buildings shall be oriented away from Sakioka Drive and Main Street to the maximum degree possible. 61. Density bonuses for Sakioka Lot 2 shall be allocated in conformance with the standards indicated in Table 8 of this Specific Plan. All affordable housing provisions shall be for a minimum of 30 years. Also see #31, #32, #34, #42 and #43. H" Costa Mesa,... 5.0 IMPLEMENTATION North Costa Mesa Specific Plan Implementation of this plan is dependent on a variety of factors. Private development is driven by market forces over which the City does not have direct control; but the larger developments will require certain public improvements to be in place prior to occupancy. There are a variety of financing options available to fund the public improvements. A brief description of the funding mechanisms is provided below: Development Impact Fees: Under the provisions of Government Code Section 66000 et. seq., the City has the ability to adopt development impact fees for public improvements where there is a direct correlation between the new construction and the need for the public improvement. New construction can not be required to fund the cost of remedying existing deficiencies. The City currently has established this type of impact fee for funding circulation improvements citywide and fire protection facilities and equipment in North Costa Mesa. Community Facilities District: The Mello -Roos Community Facilities Act enacted in 1982 established a method by which local governments could fund public facilities and services. The Act provides that cities, counties, and special districts may form a community facilities district, over a specific area in their jurisdiction. A community facilities district is a special financing entity through which a local government is authorized to levy special taxes by a two-thirds vote of the qualified electors of such a district. Such a district has been established for the Plaza Tower (600 Anton Boulevard) to fund circulation improvements. Park and Recreation Dedication: Pursuant to Government Code Section 66410 et. seq., the City has adopted a park dedication requirement for all subdividers of residential property. In instances where the subdivision contains fifty or fewer parcels or units or where there is no public park or recreation facility required within the subdivision, the developer is assessed an "in -lieu" fee instead of the land dedication. Congestion Management Program (CMP): In June 1990, the voters of the state approved an increase in the gas tax; cities are entitled to a subvention of $4.84 per person to fund local transportation projects. Measure M: In November 1990, Orange County voters approved a '/2 percent sales tax increase to fund transportation projects in Orange County, Approximately 3.1 billion dollars is expected to be generated from Measure M over the next 20 years. M Cost', North Costa Mesa Specific Plan Arterial Highway Financing Program (AHFP): This program was established in 1958 for implementing the Master Plan of Highway's in Orange County. This program assists Orange County cities with the funding of their regional transportation facilities; i.e., facilities shown on the County's master plan. The County annually sets aside a portion of its Highway Users Gas Tax funds for rehabilitation projects on arterials within eligible cities. Intermodal Surface Transportation Efficiency Act (ISTEA) of 1991: This act established federal funding for transportation projects with a funding administration that is based on more local control. Based on the requirements in ISTEA, the Orange County Transportation Agency will be responsible for the implementation of the Surface Transportation Program (STP) and Congestion Mitigation/Air Quality (CMAQ) programs of ISTEA. State -Local Partnership: This program is a continuous program which provides state funds for local entities on highways and exclusive mass transit guide way projects for transportation improvements. Regional State Transportation Program: This federal program provides funding for interchange projects; the program provides 88 percent funding while the local match is 12 percent. Transportation Corridor Agencies: These agencies will share the cost of SR-73/1- 405/SR-55 confluence improvements as part of the San Joaquin Hills Transportation Corridor. Specific projects to be funded include improvements to the 1-405 freeway westerly of Fairview, improvements to SR -73 from the 1-405 to Birch Street and the missing SR-55/SR-73 connector ramps. Table 9 lists the various public improvements that are required for the plan area, the anticipated construction timeframe, the costs, and possible financing mechanisms. Table 9 also indicates that the City has been active in pursuing a variety of regional, state, and federal funds for the construction of transportation facilities. The funding mechanisms shown in the table are not intended to be an exhaustive list, and the ultimate funding method chosen shall be subject to review and approval. This in turn relieves a portion of the financial responsibility of the city and/or development community in funding these improvements. FRI Costa Mesa North Costa Mesa Specific Plan PEA MtRU �.�A Tifw E FRQMENu"� �= JET u .�U� n $2,350,000 Developer Impact Fees; North Harbor Fire Station Contingent on the development of Community Facilities Districts Home Ranch Neighborhood Park -5 acres Contingent on the $600,000 Dedication requirements and/or development of in -lieu fees Sakioka Lot 1 Olen : _. � irculatIWIrn ,.0 Bristol Street and Sunflower 1993/1994 $550,000 Measure M Avenue Completed Sakioka Drive and Sunflower Contingent on the $229,000 Trip Fees Avenue development of South Coast Metro Center and Sakioka Lot 1 Anton Boulevard and Contingent on the $205,000 Trip Fees Sunflower Avenue development of South Coast Metro Center and Sakioka Lot 1 Bristol Street and Town 2000-2003 $515,000 Measure M; Trip Fees; Center Drive Bristol Street and the 1-405 NB 1995/1996 $4,289,299 Trip Fees, Measure M, and SB ramps Completed Congestion Management Program, State Local Partnership, Regional State Transportation Program Harbor Boulevard and 2002.2004 $700,000 Trip Fees; Measure M; Sunflower Avenue Fairview Road and Sunflower 2001-2003 $597,000 Trip Fees; Measure M, Avenue Harbor Boulevard and South 1993-1996 $2,191,100 State Local Partnership; Regional Coast Drive; Completed by State Transportation Program; Harbor Boulevard and 1-405 March 1998 Trip Fees; Measure M NB ramps; Harbor Boulevard and 1-405 SB ramps Fairview Road and 1-405 NB 1993-1994 $791,666 State Local Partnership; Regional off -ramp Completed State Transportation Program; Trip Fees; Measure M Fairview Road and 1-405 SB 1993-1994 $434,849 State Local Partnership; Regional off -ramps Completed State Transportation Program; Trip Fees 1-405 NB on -ramps and South 1995-2000 $3,109,895 Trip Fees; Measure M; Coast Drive/Hyland Avenue 2000-2002 PEA North Costa Mesa Specific Plan ge gg^-gi uYb 11 t F+ ]P1�i k ✓''.i. TaFile� 4 'tt'TN' Pu • h I roe em�nt,lr�� Y., P%'" dYdi�"�kS,x'�2"'�s{'i"'�"'"9''fyF I�nenfia io�n��Schedu�.e� i"xPP$fY, r� `�� = a� �+� `hr PaUBLICnIMPROUEMENT 4a�Rh's15i'_.� rT�MgTED - 4� SPbTEN fIAL�`FIN�NCINs a SCOSTRGTIONRI , ,o ..,. «x .i 3 T,�IIAE�FF3A111IE .la..>r V.LQ3 Susan Street and South Coast In conjunction with $864,828 Developer Responsibility Drive development of the northern portion of Home Ranch Completed Harbor and MacArthur 1998 $550,000 Measure M 1-405 NB off -ramp and South 1993.1994 $1,962,749 Regional State Transportation Coast Drive Completed Program; Trip Fees; State Local Partnership Anton Boulevard, Sunflower to Contingent on the $10,000 Trip Fees Park Center development of South Coast Metro Pointe and Sakioka Lot 1 Sunflower Avenue, Harbor to 1998-1999 $956,425 Trip Fees; General Fund Susan Main Street, Sunflower to 55 Currently in progress To be constructed and funded by Freeway Completed the City of Irvine 1-405/NB Avenue of the Arts 1995-1998 $2,458,020 Trip Fees; Orange County off -ramp 2000.2002 Transportation Authority; Measure M 1-405/Anton Boulevard on- 1996-1998 $6,816,532 Trip Fees; Measure M; OCTA ramp 2000.2002 Bristol Street/1-405 Bridge 1993-1996 $2,089,435 Trip Fees; Measure M Improvement NB 1-405 Bristol Street off- 1995-1998 22,075,707 Measure M; OCTA, Trip Fees ramp SB SR -55 to NB 1-405 2000.2002 Connector SB 1-405/Bristol on- 1995-1998 $15,845,009 Measure M; Regional State ram /SR55 Connector Braid Transportation Program; 1-405 SB widening -Harbor off- 1995-1997 $4,769,792 Measure M; Transportation ramp to Harbor on-ramp 2000-2002 Corridor Agencies; Caltrans 1-405 SB widening - Fairview 1996-1998 $618,726 Measure M; Transportation to Bristol St. 2000-2002 Corridor Agencies; Caltrans 1-405 NB widening.- Bristol to 1996-1998 $4,359,684 Measure M; Transportation Fairview 2000-2002 Corridor A encies; Caltrans NB 1-405 Fairview off -ramp to 1996-1998 $611,032 Measure M; Transportation SR -73 connector 2000-2002 Corridor Agencies; Ca/trans 1-405 NB widening - SR -73 to 1996-1998 $741,160 Measure M; Transportation Harbor Blvd. 2000.2002 Corridor Agencies; Caltrans Widen SB 1-405 Harbor 1996-1998 $2,149,926 Measure M; Transportation Boulevard to Fairview Road 2000.2002 Corridor Agencies; Caltrans 1-405 NB widening - Fairview 1996-1998 12,535,562 Measure M; Transportation Road to Harbor Boulevard 2000-2002 Corridor Agencies; Caltrans MR C05t^ North Costa Mesa Specific Plan APPENDIX A NOISE ESTIMATES North Costa Mesa Specific Plan d j a�'Y.' `r s :. s '�(ai . �f fir,far��1r� r'y#,�P s�fi��'i seSs�G,�sh��9�4`A �x���t 'rr�4,,��j, °�" �• f �h {� ��� w�, ryv*`'�} a �7 Se , , ,� AW �py,/.iTa 'orf��r �-f7 � '� » ' `rs £� km" •hL s i,f xw'1„y,[ri � r {• e. '��W..p+�",yy"'l��tk" "7 � '�yt"_4 }� 3X�r��5e�-� 0.11 � rb B ,® � �i.A`F .� :K� '@3 ,.� �, rw'n r 0 ® #fi f�.2&'fE ��P�'X�f S + i tq `3 rb Se � .yY�'"",�'�4 i���M1� �� ,�. ��Qr al N s.' �•PC �5 �^^�rFr7�'4t N �•re` POST 1 1 11 1 • 1 1 0 Sunflower West of 1 1 1' East of Bear St. 156 183 East of Bristol St. 156 145 East of •Blvd, 156 202 SouthEast Coast�Rd. Harbor5o evard North of •1 Northof • Coast Fairview ' • •North ®�®� of 1-405 Bear Street South of Sunflower Av. 6ristol Street of the 1-405 SouthNorth of • - 1 / 1-405 Freeway West • •• • 1 11228 East of ••Blvd. 480 570 1034 West of •1059 1129 East of • 1• 544 1059 East of 1 • • •1 111 111 - .••- • - • • - •- -• • • • . gh CC�ta North Costa Mesa Specific Plan APPENDIX B PARKS AND RECREATION Costa. NTesa APPENDIX B PARKS AND RECREATION North Costa Mesa Specific Plan Planning Area 5, as defined in the City's draft Parks. Recreation and Open Space Master Plan (January 1996), is the entire area of the City that is located north of the 1-405. Although the boundaries of the plan area do not coincide directly with Planning Area 5, the information is relevant since all the vacant residential acreage is included in the plan area. The following data has been compiled on the plan area: Population: 5,069 Public Park Acreage Required: 4.31 Public Park Acreage Provided: 13.27 Surplus: 8.96 The park acreage only includes public parks. Although the plan area currently has surplus park acreage, the area is due to receive the highest population growth upon build -out of the City. Therefore, future provision of park acreage will be required. The Study also examines future parkland needs of Sakioka Lot 1 and Home Ranch. The following information and conclusions are provided from that analysis: SAKIOKA LOT 1 Available 40.3 Acres Area: Potential Facilities: The development of the one Sakioka property which is designated for residential development will generate the dedication requirement of 12.4 acres (based on 2,920 residents and 1411 dwelling units). As this part of the city lacks in neighborhood parks, the City should require at least 5 acres to be developed as a public neighborhood park and the remaining requirement to be provided through in -lieu fees. These fees could be used for park improvements needed in the City's existing parks. The Study notes that 12.4 acres is not sufficient to develop an isolated active recreation facility of a community -wide scale and the purchase of 27.6 additional acres to meet the minimum 40 -acre requirement for such a facility is not financially feasible. 99 Costa Mesa North Costa Mesa Specific Plan _ Site: Segerstrom Home Ranch Available Area: 95 Acres Potential Facilities: As the Segerstrom property lies within the service area of Wimbledon Park, its neighborhood park needs will already be served. The City should accept in -lieu fees from the development of this property, as 2.79 acres is not sufficient acreage to develop any active recreation facilities. Improvement Costs: None Acquisition Costs: 317 units planned x 2.07 person per unit = 656 persons; 656 persons @ 4.26 ac/1,000 = approx. 2.79 acres. There are three approaches the City could take to the acreage dedication requirement of this site: -The City could accept the 2.79 acres and purchase an additional 37.21 acres to meet the minimum 40 -acre requirement for full recreation facilities. -The City could require the development of a 2.79 -acre neighborhood park to serve the new residents. -As this portion of town is already sufficiently served by neighborhood parks, the City could accept in -lieu fees in replacement for parkland dedication. Zoning: PDI and PDR -MD General Plan Land Use Designation: Medium Density Residential and Industrial Park. Location Suitability: This site would be difficult to include in the planning of a community sports complex as access would be difficult for community members in southern Costa Mesa. These residents have already voiced concern about the lack of accessibility to existing facilities. In addition, the location may tend to attract more people from surrounding communities north of Costa Mesa than from the City itself. In conjunction with the adoption of GP -00-05, the land use designations for Segerstrom Home Ranch were amended to a combination of Commercial Center, Industrial Park, and Medium Density Residential. The maximum number of residential units anticipated was reduced to 192 units. The conclusion of this master plan stated above remains unchanged. .o Costa Mesa North Costa Mesa Specific Plan APPENDIX C GENERAL PLAN POLICIES 91 Cos I*/Ie5a. _ North Costa Mesa Specific Plan The -following 2000 General=Pian policies are= relevant -to- the NorthCosta -Mesa -plan= area. This list, however, should not be viewed as exhaustive and other General Plan policies may also be applicable to development in the plan area. 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. 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.5 Provide housing and employment opportunities within planned development areas to the extent feasible. LU -1B.1 Permit adequate quantities and locations of commercial land to serve residential neighborhoods. LU -2A.4 In the event of damage or destruction, allow any legal conforming use in existence at the time of adoption of the 1990 General Plan 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. LU -1C.1 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 -1 C.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 as true and correct. 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 ratio standards, except for the following conditions: (a) Limited deviations from the graduated floor area ratio standards depicted in Tables 61 and 62 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 for 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 nonresidential developments may be allowed if the additions donot 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 92 Casty Mesa North Costa Mesa Specific Plan nonresidential 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 criteria for approving deviations from the FAR standards may be established by policy of the City Council. LU -1 E.2 Development Phasing Plans shall be required for all discretionary land use entitlement 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 Phasing Plans shall include an overall buildout plan which can demonstrate the ability of the circulation system to support the proposed level of development. CIR-1A.1 Develop the City's Master Plan of Bikeways by pursuing funding mechanisms and incorporating roadway widening projects into the design and development of all new commercial and industrial projects and public facilities. CIR-1A.2 Require dedication of right-of-way in an equitable manner for completion of adopted bikeway system as condition of development of adjacent properties. CIR-1A.3 Coordinate the design and improvement of pedestrian and bicycle ways with major residential, shopping, and employment centers, parks, schools, other public facilities, public transportation facilities, and bicycle networks in adjacent cities. CIR-1A.6 Require dedication of right-of-way, in an equitable manner, for development that increases the intensity of land use. CIR-1A.8 Encourage the integration of compatible land uses and housing into major development projects to reduce vehicle use. CIR-1A.9 Encourage permitted General Plan land uses permitted by the General Plan which generate high traffic volumes to be located near major transportation corridors and public transit facilities to minimize vehicle use, congestion, and delay. CIR-1A.16 Maintain balance between land use and circulation systems by phasing new development to levels which can be accommodated by roadways existing or planned to exist at the time of completion of each phase of the project. CIR-20.1 Support efforts to design and construct an urban rail project as it extends through Costa Mesa. CIR-2D.1 Circulation improvements required to provide or attain the established traffic �i Costa Mesa North Costa Mesa Specific Plan IVVVI- VI JVI-V-IV1JP-I IIVVVUVI-I-LW­IIV-I-IMI G -GV I J.II II.J IL VIVJI-.VI- contributes measurable traffic shall be completed within three years of issuance of the first building permit for said! project, unless additional right-of-way or coordination with other government agencies is required to complete the improvement. Improvements may be required sooner if, because of extraordinary traffic generation characteristics of the project or extraordinary impacts to the surrounding circulation system, such improvements are necessary to prevent significant adverse impacts. CIR-2D.2 Construction of circulation im may be constructed commensurate findings of a traffic study approved b GM -1A.4 Every new development mitigation of project geners HOU-2.2 Provide incentives (Le., densit development or processing fees, f� projects who agree to provide the sp law at a cost affordable to very low- , HOU-2.2a Provide incentive bonus units to that are nonconforming in terms of den family residential land use designation increase of 25% above Medium Density case shall the resulting number of units e HOU-2.7 Recognizing the effect of commodities and encourage c where appropriate. HOU-3.2 Provide opportunities for the projects which, through vertical development of compatible residentia uses within a single project or neigW N -1A.5 Ensure that appropriate residential developments, when appropriate exterior and interior nc at the time of project completion to N -1A.6 Apply the standards Code as applicable to the c OSR-1A.3 Encourage the acquisition of active recreational use. OSR-1A.5 Encourage, through develo development of private permanent needs of the City's residents. -ovements for phased development projects vith the project construction based upon the the City of Costa Mesa. pay its share of costs associated with the including regional traffic mitigation. bonus units, fee reductions, exemption from t -tracking, etc.) to developers of residential ;ified percentage of units mandated by State d/or low-income households. ncourage the redevelopment of residential units y. The incentive shall be limited to the multiple The density incentive shall be limited to an r an increase of 50% above High Density. In no eed the existing number of units on each site. and demand on prices for housing and other ment of residential uses on vacant parcels welopment of well planned and designed horizontal integration, provide for the commercial, industrial, institutional, or public design measures are incorporated into luired by an acoustical study, to obtain levels. When necessary, require field testing nonstrate compliance. in Title 24 of the California Administrative of all new dwelling units. for neighborhood or community parks for rights transfers or other incentives, the space, and recreation facilities to meet the OSR-1A.6. Encourage, through open sr acquisition, zoning regulations, or existing open space lands. OSR-1A.7 Require, through develor criteria, the integration of open etc.) into major commercial and OSR-IA-S Continue to require, through space and recreational uses ai projects. North Costa Mesa Specific Plan easements, development rights transfers or :r incentives, the long-term maintenance of standards and planned development review uses (plazas, courtyards, landscaped areas, rial development or redevelopment projects. t standards, the integration of open into all multiple -family residential HCR -1A.5 Promote the preservation of significant historical resources and encourage other public agencies or private organizations to assist in the purchase and/or relocation of sites, buildings, and structures deemed to be of historical significance. 95