HomeMy WebLinkAbout03 - - Urban Plan and Overlay Districts - 9/12/2017SPECIAL STUDY SESSION
AGENDA REPORT
MEETING DATE: SEPTEMBER 12, 2017 ITEM NUMBER:
SUBJECT: URBAN PLAN AND OVERLAY DISTRICTS
DATE: SEPTEMBER 7, 2017
FROM: DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: BARRY CURTIS, ECONOMIC AND DEVELOPMENT SERVICES DIRECTOR
FOR FURTHER INFORMATION
CONTACT:
RECOMMENDATION
Provide direction to staff, as appropriate.
BACKGROUND
Barry Curtis, AICP (714) 754-5278
barry.curtis@costamesaca.gov
At the City Council's direction, a joint study session of the City Council and Planning
Commission to discuss Urban Pian and Residential Incentive Overlays was scheduled. The
study session will provide an overview of the overlay districts, provide data regarding
projects approved since adoption of the Urban Plans in 2006, provide examples of projects
that have resulted and address options for consideration.
I lrhan Planc
The first overlay districts, adopted in April 2006, were the SoBECA Urban Plan and three
Westside Urban Plans. These plans served as "overlay zones" and established provisions
for mixed-use development and residential development in the mixed-use overlay areas.
The Urban Plans resulted from the collaboration of a 40 -member Committee (WROC)
appointed in 2003 by the City Council. The Urban Plans followed previous unimplemented
efforts to revitalize the Westside and create an artist village around Bristol Street by other
committees.
The Urban Plans defined unique characteristics of each mixed-use overlay zone, including
a matrix of permitted, conditionally permitted, and prohibited uses, along with development
standards. The provisions of the Urban Plans are only activated by Planning Commission
adoption of a site-specific Master Plan. The City Council is required to screen every Urban
Pian proposal in advance of application submittal.
OVERVIEW
Urban Plans
The following Urban Plans were approved in 2006.
1. SoBECA Urban Plan: This Urban Plan establishes provisions for mixed-use
development, including live/work development, in the 39 -acre SoBECA plan area.
With the 2015-2035 General Plan update, a Residential Incentive Overlay in this
area allows development of high density residential (maximum of 40 du/acre) with
a maximum residential cap of 450 dwellings within the SoBECA Urban Plan.
2, 19 West Urban Plan: This Urban Plan allows horizontal and vertical mixed-use
development in the 103 -acre 19 West Urban Plan area. The Harbor Boulevard
Mixed Use Overlay was created with the same concept as part of 2015-2035
General Plan update to include the intersection of Harbor Boulevard and West
19t" Street and to create a downtown overlay district.
3. Mesa West Bluffs Urban Plan: This Urban Plan allows live/work or residential
development pursuant in the 277 -acre Mesa West Bluffs Urban Plan area.
4. Mesa West Residential Ownership Urban Plan: This Urban Plan specifies
residential development standards/incentives or a density bonus in the 238 -acre
Mesa West Urban Plan area.
Although the Urban Plans were adopted in 2006, the following amendments were approved
to refine the plans and address issues that were discussed during review of development
plans:
• In 2009, the Mesa West Bluffs Urban Plan was amended to:
a. require a minimum workspace of 250 square feet for live/work development;
b. not consider roof gardens as a building story,
c. clarify that Mixed Use standards and Live/Work standards applied to both the
19t" West and Mesa West Bluffs Urban Plans; and
d. establish a minimum size of 10 feet wide by 38 feet long for tandem garages.
In 2015, all Urban Plans were amended to include revisions based on experience
gained with projects under construction and address comments from City officials
and the community regarding certain Urban Plan requirements such as:
a. development of new architectural illustrative exhibits of desirable architectural
prototypes to promote architectural excellence:
b. addition of provisions allowing development lots of less than one acre,
provided that development standards are met;
c. increase the front yard setback requirement from 10 feet to 15 feet;
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d. remove all references to tandem garages;
e. increase minimum open space requirement from 10 percent to 30 percent,
while allowing a 10 percent allowance for roof deck areas;
f, add design guidelines or standards such as stepped elevations from two -
stories to three -stories along street frontage to avoid shear walls along front
setback,
g, preclude workspaces from including a bathroom with a shower/or bath;
h. preclude use of any units for short-term vacation rentals; and,
i. require buyer notification and CC&Rs that prohibit conversion of work spaces
into bedrooms.
OverlaVs adopted in 2016
In 2016, the City adopted the 2015-2035 General Plan that included the following
Residential Incentive Overlays.
• Harbor and Newport Boulevards Residential Incentive Overlays: Nodes of
commercially zoned properties along Harbor and Newport Boulevards were
established to allow residential development at a maximum density of 40 du/acre for
a maximum development potential of 1;630 units.
• SoBECA Urban Plan Area Incentive Overlay: An alternative to the mixed use
development to allow residential development at a maximum density of 40 du/acre
with a maximum development potential of 450 units within SoBECA.
• Harbor Mixed -Use Overlay: This overlay applies to selected commercial properties
along Harbor Boulevard between Wilson Street and 191h Street (approximately
337,300 square feet) to allow a diverse mix of uses with a balance of commercial and
residential spaces. This overlay allows for residential development at up to 20 du/acre
and a maximum Floor Area Ratio of 1.25.
Since approval of the Residential Incentive Overlays in 2016, no projects subject to these
provisions have been submitted or approved.
Purpose of Urban Plans
The intent of the various Westside Urban Plans was to provide an incentive for
redevelopment of marginal commercial and industrial properties in an area of the City that
was closest to the beach. The 19th West and Mesa West Bluffs plans were developed to
provide for a variety of land uses such as mixed use. livelwork and residential lofts and to
create ownership opportunities on the Westside
The Mesa West Residential Ownership Overlay was intended to redevelop older rental
residential structures with new ownership properties. The overlay allowed for development
up to the High Density Residential (HDR) General Plan capacity regardless of the residential
zoning and to allow development up to three -stories in height.
The SoBECA overlay was intended to allow a mix of housing, eclectic retail/service, creative
studios and entertainment/restaurant uses that attract local residents and visitors.
Since approval of the Urban Plans in 2006, a total of 569 units have been approved and 291
units have been completed. The attached list includes development info and the applicable
Urban Plan for each project. To date no mixed use (horizontal or vertical) development has
been constructed under the 19th West Urban Plan.
All Urban Plan projects are subject to screening by the City Council at preliminary status;
therefore, the City Council has the opportunity to provide input and determine if a project
can or cannot proceed to Planning Commission with or without required modifications.
Concerns Regarding Urban Plans 1 Overlay Districts
Since 2006, the majority of projects in the west side of the City have been approved under
the Urban Plans/overlay districts. Concerns have been expressed that this development has
changed the character of neighborhoods and encouraged new development. There is a
perception that this has resulted in increased property values limiting the opportunity to
consolidate properties. While, much of the development replaced industrial uses and
resulted in major remediation on a number of Brownfield sites, concerns have, nonetheless,
arisen regarding the concept of these Urban Plans and their implementation. The following
are concerns that have been expressed regarding implementation of the Urban
Plans/overlay districts and potential actions to address these concerns:
Concern
Increased density and proximity to
single family residences
Limited open space 1 park access
Remedial Action
Modify the boundaries to allow defined
separation between the overlay zones and
R1 zones
The 2015 amendment requires a minimum of
30 -percent open space and inclusion of
common recreational areas
No variety in products (all 3-4 stories Modify standards to require a mix of two -
with multiple living levels — not story and three-story product types
conducive to all ages)
Parking — live/works are similar to
residential uses with less parking
Saturation of market for live/work
products
Increase guest parking requirement and
require the same parking ratio for live/work
and residential loft development consistent
with residential standards based on number
of bedrooms
The majority of new development on the
Westside are live/work units, require a mix of
4
Proximity of residential uses to
existing industrial uses
live/work and residential lofts, and two-story
residential
CC&Rs and homebuyer notices provide
advance notification to the buyers regarding
potential noise impacts. Additional buffer
maybe needed between residential and
major industrial uses
Privacy Impacts Three-story in proximity to single story and
two-story development would need to
demonstrate minimal privacy impacts; roof
decks and balconies should face project
interiors
Increased Height - Live/work
development are allowed to be four
stories or a maximum 60 feet in
height; the amendment in 2015
allowed rooftops to be counted
toward open space requirement and
not considered a story
Other Orange County Cities
Rooftops to be considered as stories since
most development include an enclosed
stairway and a bonus room. The 30 -percent
open space requirement should not include
roof tops and be limited to the ground floor
only
Overlay districts provide an alternative development option without changing the underlying
zoning. Communities often use overlay zones to protect special features such as historic
buildings, wetlands, steep slopes, and waterfronts. Overlay zones can also be used to
promote specific development projects, such as mixed-use developments, waterfront
developments, housing along transit corridors, or affordable housing.
Examples of overlay districts implemented in neighboring cities include:
■ Newport beach — MHP, Parking and Development Review
Santa Ana — Metro East Mixed Use
• Huntington Beach — Oil Production
• Irvine — Irvine Business Complex (IBC), Residential Mixed Use Vision Pian
Options for Consideration
The following options are available for consideration regarding Urban Plans/Overlay
Districts.
1. No Change_: The City could retain the current Urban Plans and overlay
districts.
5
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2. Modi : The Council could direct staff to modify the development standards for
the overlays to address concerns that have been raised, such as:
a. Increased density
b. Three- and four-story structures
c. Limited parking
d. Interface with single family neighborhoods
3. Repeal; Action would prohibit further approvals of projects under Urban Pians
and overlay districts; applicable to all or some of the Urban Plans and overlay
districts. This action would require a General Plan Amendment including
revising the Land Use Element as well as the Housing Element.
4. Moratorium: Action would halt development of all Urban Plan and overlay
district projects until moratorium is lifted. The initial moratorium period is for 45
days followed by a maximum of two extensions of 10 months and 15 days and
one year, respectively. Approvals and extensions of a moratorium require a
four-fifths vote of the City Council.
ENVIRONMENTAL DETERMINATION
Not applicable
LEGAL REVIEW
None
PUBLIC NOTICE
None
CONCLUSION
Sta rovide a work program for review, once direction is provided by the Council.
BARRY C. URTIS, AICP
Director of Economic and Development Services
Attachments: 1. List of Projects Approved Under Urban Plans
2. Maps of Urban Pians and Overlay Districts
0
ATTAC H M EN T 1
TABLE 1
List of Projects Approved Under Urban Plants
Project Name
Address
Number of Units
Units
Urban Plan
Completed
Sea House
1036 W. 181h
32 live/work units
32
Mesa West Bluffs
Street
2068 Maple
4 residential units
Under
Residential Incentive
Street
construction
Poet's Place
2070 Maple
6 residential units
6
Residential Incentive
Street
743 W. 20th
4 residential units
4
Residential Incentive
Street
Cadence
1974 Meyer
5 residential units
5
Residential Incentive
Street
Level One
1527 Newport
60 live/work units
60
Mesa West Bluffs
Blvd.
Superior Pointe
1677 Superior
49 live/work units
49
Mesa West Bluffs
Ave.
Brickyard East
2026 Placentia
15 livelwork units
15
Mesa West Bluffs
Ave.
Brickyard West
2075 Placentia
14 live/work units
14
Mesa West Bluffs
Ave.
West Place
2025 Placentia
30 live/work units
36
Mesa West Bluffs
Ave,
6 residential units
Westside
671 W. 171h
42 detached
Under
Mesa West Bluffs
Gateway
Street
live/work
construction
89 attached
live/work
46 residential
lofts
The Boatyard
1672 Placentia
32 live/work units
21 completed
Mesa West Bluffs
Ave.
Under
construction
Vitae
521 and 520
20 residential
Under
Residential Incentive
Bernard Street
units
construction
Lighthouse
1620 Whittier
40 live/work
23 completed
Mesa West Bluffs
Ave.
49 residential
Under
lofts
construction
SeaBright
2013 Anaheim
26 residential
26
Residential Incentive
Ave.
units
Tota I
1
669
291
ATTACHMENT 2
Urban Plans and Overlay Districts
Overlays Westside Urban Plans Source: City of Cosa MA . 21115
Residential Incenttve Overlay L_� 19 West Urban Plan
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SOBECA Mixed -Use Overlay Mesa West Bluffs Urban Plan 0 0 $,000 2.000 4.000 5,000 9.uW
Harbor Mixed -Use Overlay L -•�__� Mesa Wes! Residential
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Overlays Westside Urban Plans Source: City of Cosa MA . 21115
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