HomeMy WebLinkAbout13 - NB-1 - General Plan Screening GPS-17-01 - 10/17/2017CITY COUNCIL AGENDA REPORT
MEETING DATE: OCTOBER 17, 2017 ITEM NUMBER: NB -1
SUBJECT: GENERAL PLAN SCREENING GPS -17-01 FOR PROPOSED CLOSURE OF FORD ROAD
AT NEWPORT BOULEVARD AND CONSTRUCTION OF A 27 -UNIT THREE LEVEL
DEVELOPMENT ON A 1.36 -ACRE SITE
DATE: OCTOBER 10, 2017
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, PRINCIPAL PLANNER
(714) 754-5610, minoo.ashabi(&costamesaca.gov
RECOMMENDATION
Direct staff whether or not to process a General Plan Amendment request to allow
development of two parcels located north and south of Ford Road at Newport Boulevard.
The project would include development of a 27 -unit residential project and closure of Ford
Road at this intersection.
REQUEST
The applicant proposes to construct a 27 -unit three-story condominium development on a
site that contains two parcels to the north and south of Ford Road at Newport Boulevard.
The project also proposes closure of Ford Road at this intersection. The two parcels are
irregularly-shaped with narrow frontage on Newport Boulevard and present challenges for
new development; the proposed Ford Road closure would combine the two parcels and
the roadway to create a 1.36 -acre property for the proposed development.
BACKGROUND
The two parcels are currently occupied by a public storage and a RV storage facility. The
site is bounded by Sandpiper Motel and Rolling Homes Mobile Home Park to the north
and the Travel Lodge to the south.
On October 24, 1994, the Planning Commission approved the current structure which
includes a one-story 4,188 -square -foot structure at the corner (manager's office) and use
of 60 shipping containers as public storage on the 1957 Newport Boulevard site
(Attachment 7). The approved development is as follows:
Total building square footage including 60 shipping containers — 10,840 square
feet (0.23 FAR)
On December 4, 2007, the City Council denied a General Plan Screening request
(GPS -07-04) for development of the site with a two-story above ground self -storage
building (including a basement) with a 1.31 FAR (40,188 square feet). The denial was
based on the extent of deviation from the FAR standard (75 -percent deviation) and the
incompatibility of the proposed intensity with the surrounding uses.
On November 15, 2016, the City Council denied a General Plan Screening request
(GPS -16-05) on a proposal to construct a self -storage facility on three parcels on the
north and south side of Ford Road at Newport Boulevard. The denial was based on
proximity and incompatibility of the structures with the adjacent mobile home park. The
proposal included two two-story buildings with full basements and an increase to the
allowable FAR for a very -low traffic category from 0.75 FAR to 1.50 FAR for two-story
above ground structures with basements.
Project Site and Proposal
The proposed project site contains two parcels (APNs: 419-212-05 and 419-211-05) and
a portion of Ford Road for a total of 1.36 -acres. The proposal includes development of
the site with four condominium buildings each containing multiple residential units for a
total of 27 dwelling units.
Abandonment of Ford Road
The applicant has submitted a traffic analysis including the current trip counts on Ford
Road and the potential redistribution of these trips if the road is closed. The analysis
also includes the additional trips as a result of the proposed development with both the
proposed 27 dwelling units and a maximum alternative with 38 dwelling units. The
maximum alternative is based on the potential addition of the adjacent remainder parcel
located at 390 Ford Road (Figure 1). Therefore, the assumed trip generation includes
both scenarios with development of two and three parcels and closure of Ford Road.
Figure 1
The proposal will maintain the current full access to the parcel at 390 Ford Road.
However, the applicant is in negotiations with the property owner of 390 Ford Road to
acquire this property, potentially adding 17,738 square feet and 12 dwelling units to the
project. If successful, and the third parcel is added to the overall site, an additional
section of Ford Road will need to be abandoned that will provide for a better
configuration of the site with an improved interface with the residential community to the
north and west.
Trip Generation
The applicant submitted a preliminary traffic study for the proposed project including
two scenarios with and without the third parcel at 390 Ford Road. The anticipated trip
generation of Scenario 1 (27 multi -family residential units) is approximately 218 ADT,
with 19 trips occurring during the AM peak hour and 21 trips occurring during the PM
peak hour. For Scenario 2 (38 multi -family residential units) the project would generate
approximately 307 ADT, 25 AM peak hour trips and 29 PM peak hour trips.
The AM and PM peak hour trip estimates for both scenarios indicate that they are less
than the City's standard significance threshold of 50 peak hour trips. Because of the low
volume of peak hour trips, the project would have a negligible impact on the
surrounding circulation system even with the proposed road closure. The City's
Transportation Division has reviewed the preliminary traffic study included as
Attachment 3, and has no concerns with the assumed trip generation. If the project is
approved to proceed, a comprehensive traffic analysis will be required with the planning
applications.
Scenario
Amount
Unit
AM Peak Hour
PM Peak Hour
ADT
In
Out
Total
In
Out
Total
Trip Rates
Low -Rise Residential Condominium/Townhouse
(231)
DU
0.17
0.50
0.67
0.45
0.33
0.78
n/a
Average of Apartment (220) & Single -Family
Detached Housing (21Dj
DU
-
-
-
-
-
-
8.09
Trip Generation
Proposed Project Scenario 1
27
DU
5
14
19
1 12
9
21
218
Proposed Project Scenario 2
38
DU
6
19
25
1 17
12
29
307
Trip Rate Source: Institute of Transportation Engineers (ITE), 9th Edition, 2012, with HE code in parantheses
ADT - Average Daily Trips
DU - Dwelling Units
n/a - Not Available
Community Meeting
The applicant held a community meeting on October 5, 2017 and invited residents
within a 500 -foot radius of the properties to attend and review the preliminary plans for
the project. Fourteen people and staff attended the meeting. The applicant provided a
site plan and elevations for the proposed project and discussed its intent to close Ford
Road for the development. Staff explained the required process for approval of the
project, noted the date of the General Plan Screening by the City Council, and where
the agenda and staff report could be accessed. Two residents on Ford Road were
present and supportive of the project. There were a few residents concerned about the
closure of westbound access from Ford Road; a business owner and an occupant of
the adjacent mobile home park were also present.
ANALYSIS
General Plan Amendment Screening Criteria
City Council Policy 500-2 sets forth the criteria to evaluate General Plan amendment
requests. The City Council takes action on whether or not a proposal should be
accepted for processing by using these criteria as guidance. The Policy establishes a
procedure for processing privately -initiated General Plan amendments (Attachment 2).
The policy also acknowledges these criteria are only guidelines and City Council may
accept an application which does not meet the criteria if it finds there are overriding
reasons to do so.
A project summary sheet is attached for the screening request. This summary sheet
provides the following information:
General Plan Land Use Map and Aerial Photograph
Potential Project Description, Land Use and Traffic Evaluation
Justification for approval or rejection of application for further processing
Additionally, acceptance of a proposal for screening is not a commitment to approve the
proposed General Plan Amendment. Rather it represents the City Council's
determination to proceed with processing and full consideration of a request to amend the
General Plan. If accepted for processing, public hearings will be held before the Planning
Commission and City Council at future dates to determine whether to approve or deny the
proposed General Plan Amendment.
The following includes a list of items that need further consideration:
• Ford Road Enclosure — The abandonment of a public street and right-of-way will
need to be approved by the City Council independently; staff recommends that this
process be initiated; if the closure is approved and supported, the applicant can
move forward with the project and submit the final master plan application for
review.
The abandonment process will need to be first initiated through consideration by
the City's Bike and Walkability Committee followed by adoption of a General Plan
Conformity finding by the Planning Commission. The next step is for the City to
notify the utility companies about the closure and abandonment and obtain input.
The closure approval will become final, once the City Council holds an initial
hearing for the "Notice of Intent" and a second public hearing following posting the
property with a public notice.
• Open Parking — The 27 -unit project will provide 97 parking spaces as follows:
Unit Type
Number of Units
Required Parking
Provided Parkin
Two-bedroom
12
12 covered
24 garage spaces
18 open
including 12
6 guest
tandems aces
Three-bedroom
15
15 covered
60 garage spaces
38 open
including 30
8 guest
tandem spaces and
compact stalls
Parking
27 covered
84 garages
56 open
13 open/guest
14 guest
Total
27
97
97
Since the proposal lacks sufficient on-site open parking and each unit includes
tandem parking, the applicant should consider other options for the site plan and
the building options such as carports or parallel parking to minimize the garage
spaces in lieu of open parking. However, the site is irregularly-shaped and staff
believes that inclusion of several tandem spaces may be necessary to meet the
parking requirement.
Garage Level
42 Sq. Ft. Net livable
806 Sq. Ci. Garage
ERR FMOR
• Building Mass and Design — The preliminary plans represent a desirable Newport
Boulevard frontage with two and half -stories above ground and the Spanish
Colonial architecture. The final building designs should consider the views from
southbound Newport Boulevard and the adjacent motel site. Also, the smaller
structure along Ford Road will have the most visibility from neighboring residences;
additional articulation should be added to the north and northwest elevations of
this building or it should be reoriented.
Pedestrian Connection — The proposed design will completely separate Ford Road
from Newport Boulevard. Staff recommends that a pedestrian access be provided
and incorporated into the site design to allow residents in the immediate
community pedestrian access to Newport Boulevard. Installation of fencing and
enclosing the property will discourage pedestrian access and is not recommended.
The applicant should consider alternatives on the north side or south side that will
separate pedestrians from vehicular traffic.
The following items may require approval of a deviation from the development standards:
Open Space — A rezoning from Local Business District (C-1) to Planned
Development Residential (PDR) is required to allow a three-story, high density
residential development at this site. The PDR zone requires a minimum 42 -percent
open space inclusive of perimeter open space with at least 50 -percent of common
open space. The proposed project includes 42 -percent open space at ground
level. However, this number does not include half -width of Ford Road necessary to
access the 390 Ford Road parcel. The overall open space is deficient by
approximately three percent.
Garage Spaces to accommodate Open and Guest parking - The applicant is
proposing two tandem garages for three-bedroom units and one tandem garage
space for the two-bedroom units. In addition, one of the tandem spaces in the four -
car garage is compact to accommodate the stairway to the unit. Given the small
size of this space, the spaces will more likely be used for storage rather than
parking vehicles. Regardless of the fact that the project meets the overall parking
spaces requirement in general, the number of open/guest parking spaces are
limited to 13. It is recommended that the site plan be revisited so that all garage
spaces meet the standards and additional open parking be provided.
Density Calculations — The applicant is in negotiation to acquire the property at
390 Ford Road; if that negotiation is successful and Ford Road is approved for
closure, all of the affected Ford Road right-of-way can be included in the density
calculation. However, as presented with this request (27 dwelling units), half of the
right-of-way accessing the property at 390 Ford Road is included in the gross site
area. The applicant would like the option of vacating the entire width of Ford Road
so that if the full site (38 -unit option) is residentially developed, the vacation of the
street right-of-way is done in one process. For the 27 -unit option, access to the
390 Ford Road property could be provided with a private easement and subject to
further negotiations with that property owner. With inclusion of the full width of Ford
Road, the project will meet the maximum density for high density residential land
use category.
Measure Y
Since the development will be fewer than 40 dwelling units and is not estimated to
generate more than 200 additional trips to the current conditions, the project will not be
subject to Measure Y. In addition, the project is more than '/2 mile from any major
development recognized by Measure Y. With the master plan application, a complete
traffic study with inclusion of existing conditions for the commercial properties will be
required and studied relative to Measure Y applicability.
ALTERNATIVES
In addition to providing general feedback on the proposed project, the City Council would
need to take action on the General Plan Amendment screening request.
Accept the General Plan Amendment request for processing. This will require
amending the General Plan to allow a higher FAR for this site than allowed by the
General Plan land use designation.
2. Deny the General Plan Amendment request from further processing. If the
application is denied, the property owner could redevelop the site at the allowable
intensities allowed by the General Plan and the current commercial zone which
could include a variety of retail, office and service uses.
FISCAL REVIEW
Fiscal review is not required for this item. However, with the master plan application, the
applicant will be required to provide a fiscal impact analysis comparing the allowable
commercial uses with the proposed land use.
CONCLUSION
Staff believes the proposed development provides an opportunity to improve the current
status of the site and provide additional housing in the City in an area that is accessible to
the City's downtown and major retail and entertainment centers. The proposed
condominiums are designed to complement the street frontage; however, the site plan will
need refinement in terms of parking, pedestrian access and open space.
MINOO ASHABI, AIA BARRY CURTIS, AICP
Principal Planner Economic and Development Services
Director
Attachments: 1. GPS Summary
2. Submitted Request
3. Submitted Traffic Study
4. Submitted Site plan and Sample Architectural
Plans
cc: David Donovan
2101 Indian Spring Lane
Newport Beach, CA 92660
The Olson Co.
Steve Armanino
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90740-2751
ATTACHMENT 1
REVISED 10/17/2017
GPS -17-01 - 1957 Newport Blvd. and Ford Road
AERIAL MAP
ZONING MAP
■
General Plan
Screening Request
The project site contains two parcels
of 1.36 -acres in area (gross square
footage, includes half of Ford Road
right-of-way). The site is in the General
Commercial land use designation
developed with a 4,188 -square -foot
two-story office/storage building, 60
storage containers and surface
parking. The request is to amend the
General Plan to allow a high density
residential development at a
maximum of 20 du/acre.
TRAFFIC EVALUATION
The anticipated trip generation of Scenario 1 (27 multi -family residential units) is
approximately 218 ADT, with 19 trips occurring during the AM peak hour and 21 trips
occurring during the PM peak hour. For Scenario 2 (38 multi -family residential units) the
project would generate approximately 307 ADT, 25 AM peak hour trips and 29 PM peak
hour trips. The AM and PM peak hour trip estimates for both the scenarios indicate that
they are less than the City's standard significance threshold of 50 peak hour trips.
PROJECT COMPLIES WITH GOALS OF THE GENERAL PLAN
The project site includes closure of a public road that will need to be processed
independent of the project. If the City Council is supportive of the road closure, the project
site plan will need to be refined to address a few deficiencies with the overall project.
Assuming that all of the development requirements can be met and tandem parking is
supported by City Council, the residential proposal at the proposed location satisfies the
following General Plan policies:
• LU -1.3 - The City actively promotes home ownership, which is at 42 -percent overall
vs. 58 -percent rental (source: Costa Mesa Housing Element). These 27
townhomes will serve to provide more ownership opportunities, which will improve
the balance of owner -occupied and renter -occupied units to create more stability
in terms of property maintenance and residents' social investment in their
neighborhoods and the community.
• LU -2.3 - The proposed townhomes will encourage the grouping of individual
parcels (and a street abandonment) to eliminate obsolete subdivision patterns and
to provide improved living environments while being consistent with the
neighborhood character of the surrounding community.
• LU -2.6 - This new residential community will revitalize the area and encourage
increased private market investment in a declining neighborhood.
• LU -3.1 — The proposed development could provide additional safety and a
compatible land use for the adjacent residential uses and the mobile home park by
replacing the incompatible commercial and storage uses.
• LU -3.5 — The proposed development with the split-level frontage provides a street
presence along Newport Boulevard., while at the same time, creating a pedestrian
scale experience inside the community near the existing residential. The proposed
homes are set back from the existing residential, with parking and open space,
serving as a strategic buffer between uses.
• LU -3.8 and LU -3.12 - The proposed homes will be attractively designed and
contextually appropriate integrating well with the existing neighborhood, and
maintaining an attractive presence on Newport Boulevard instead of backing on
the Newport Boulevard corridor. In this area, Newport Boulevard serves as a key
entryway into the City.
• LU -5.7 — The proposed development is within walking distance to two major retail
centers and service uses on Newport Boulevard.
lo_
Housing Element:
• HOU-1.1 - This design will contribute to development of a safer neighborhood by
restricting vehicular access on Ford.
• HOU-1.2 - These townhomes will provide a compatible use with the interior
neighborhood along Ford Road in contrast to the existing commercial storage
uses. The proposed site design will relate well to the existing attached homes
located on Ford Road, and the mobile home park to the northwest of the site.
• HOU-1.3 and HOU-1.4 — Since this is a condominium development, the
Homeowner Association (HOA) will enforce the rules and regulations within the
project area to insure that landscape maintenance, parking, storage, and other
requirements are enforced. The HOA will actively enforce the CC&Rs within the
community.
• HOU-1.5 — The proposed development could encourage new development and
will serve as an example for future private investment along Newport Boulevard, a
key corridor in Costa Mesa.
• HOU-1.7 - This community will not displace any residents, as it serves to replace
an underutilized site with new homes.
STAFF RECOMMENDATION
Staff believes the proposed development provides an opportunity to improve the current
status of the site and provide additional housing in the City in an area that is accessible to
the City's downtown and major retail and entertainment centers. The proposed
condominiums are designed to complement the street frontage; however, the site plan will
need refinement in terms of parking, pedestrian access and open space. Closure of Ford
Road will redirect traffic and reduce cut through traffic in a residential neighborhood. The
AM and PM peak hour trip estimates for both scenarios indicate that they are less than
the City's standard significance threshold of 50 peak hour trips.
1 C)n
�
as
City of Costa Mesa
Planning Department
Attn: Minoo Ashabi
77 Fair Drive,
Costa Mesa, CA 92626
(714) 754-5610
ATTACHMENT 2
The Olson Company
Attn: Steve Armanino, Director of
Development
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90740
562-370-2218
sarmanino(a)theolsonco.com
SUBJECT: Costa Mesa (Newport & Ford) — The Olson Company
General Plan Amendment / Zone Change / Street Abandonment / No Measure Y
Confirmation — Screen Check Submittal
Dear Ms. Ashabi,
We are pleased to submit our latest conceptual site plan for consideration by the City Council as part of
their General Plan / Rezone Screening process. We appreciate the City Council's consideration of this
item, and look forward to receiving comments, feedback, and a preliminary vote at the October 17"'
meeting.
Enclosed, please find the following items, which are required as part of this Screen Check review:
• Application Form
• Applicant Letter, with project summary
• Fee for screen check review - $1,000
• Plans:
o 12— 11x17 copies (Site Plan and Elevation Concept)
o 1— 8 %z x 11 copy (Site Plan and Elevation Concept)
• Project legal description
• Traffic study contemplating the abandonment of a portion of Ford Road.
Project Description
The Olson Company is proposing a new 27 unit for -sale residential community, at the intersection of
Ford Road and Newport Blvd, located at 1957 Newport Blvd. The project proposes to convert the
existing self storage and RV storage uses, located on the south and north sides of Ford Road, into a new
residential for -sale townhome community. This proposal also includes the abandonment of a portion of
3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770
Ford Road to close off the street to through traffic, to reduce cut -through traffic, and create a quiet sense
of community. This thoughtfully designed urban infill community will provide quality home ownership
opportunities, with walkable access to retail and amenities in central Costa Mesa.
Surrounding Uses
North - The Sandpiper Motel and Ponderosa Mobile Estates
South — Travelodge Motel
East — Newport Blvd. and 55 Freeway
West — Single story homes/apartments
Site Plan and Elevations
The enclosed site plan includes 27 townhomes, consisting of 12 — 2 bedroom townhomes, and 15 three-
bedroom townhomes. Based on gross acreage, the density meets the 20 units per acre threshold, allowed
under the PDR -HD zone.
As shown in the conceptual elevations, the street scene presents toward Newport Blvd., adding to the
architectural character and enhancement of this key corridor into the City. The Spanish style of
architecture, with meaningful patio courtyard spaces and defined entries, will create an attractive visual
connection and integrate well with Newport Blvd. The homes are set back strategically from the right of
way to create protected private patios and entries. The proposed townhomes will enjoy walkable access
to `The Triangle' and other retail and amenity options found in central Costa Mesa.
The Spanish style of architecture is appropriate, as it fits well within the context of Spanish style
buildings located nearby, such as 1901 Newport Plaza, and First United Methodist Church on the
northwest corner of Newport and 19`x' Street, and other adjacencies. Olson's project provides a three
story residential design with an abundance of surface level parking, which will be compatible and
integrate well with surrounding edge conditions.
Out proposed project will serve to revitalize the site and surrounding area, providing an attractive
residential community that will serve to enhance the area, buffer the existing residential neighborhood
from the commercial corridor, and reduce traffic intrusion from commercial and through traffic. The
interior street scene at the proposed terminus of Ford Street will provide a nice quiet interface with the
adjacent single story attached residences, mobile home park, and adjacent conunercial use, eliminating
cut -through traffic and creating a quiet pedestrian friendly neighborhood experience.
Unique Solution
This project presents a unique solution which preserves and enhances the existing adjacent residential
neighborhood, while providing a strategic transition of use along the Newport Blvd. corridor. The
proposed residential community and street abandonment solve existing problems presented by the
functionally obsolescent commercial uses, located on bifurcated and oddly configured parcels. The
abandonment also eliminates existing cut -through traffic on Ford Sheet, and buffers the neighborhood
interior from the freeway frontage road, with an appropriate, compatible residential development. This
new for -sale residential community will positively transform the neighborhood character and create a
unique enclave of well appointed residential townhomes, with pedestrian scale and walkability to central
Costa Mesa. The site configuration and constraints make this residential proposal the optimum
development scenario.
3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770
Z--
Housing Element
Consistent with the goals and policies of Costa Mesa's Housing Element, this community will
"...enhance the quality of existing dwelling units and residential neighborhoods." Olson's new
townhome community will help accomplish the following:
• HOU-1.1 This design will minimize criminal activity by restricting vehicular access on Ford, and
putting `eyes on the street' to minimize vulnerability to criminal activity.
• HOU-1.2 These townhomes will provide a use more compatible with the interior neighborhood
along Ford than the existing commercial storage uses. The proposed site design will relate well
to the existing attached homes located on Ford, and the mobile home park use located to the
northwest.
• HOU-13 The new Homeowner Association (HOA) will enforce the rules and regulations within
the project area, to insure that landscape maintenance, parking, storage, and other requirements
are enforced.
• HOU-1.4 The HOA will actively enforce the CC&Rs within the community.
• HOU-1.5 The street will be upgraded and privatized to create a new residential community from
two smaller sites and an abandoned street. This community will serve as an example for future
private investment along Newport Blvd., a key corridor in Costa Mesa.
• HOU-1.7 This community will not displace any residents, as it serves to replace a functionally
obsolescent storage use with new homes.
Land Use Element
The proposed development furthers the goals and policies of the city's Land Use Element as follows:
• LU -1.3 The City actively promotes home ownership, which is at 42% overall vs. 58% rental
(source: Costa Mesa Housing Element). These 27 townhomes will serve to provide more
ownership opportunities, which will improve the balance of owner -occupied and renter -occupied
units to create more stability in terms of property maintenance and residents' social investment in
their neighborhoods and the community.
• LU -2.3 The proposed townhomes will "...encourage the grouping of individual parcels (and a
sheet abandonment) to eliminate obsolete subdivision patterns and to provide improved living
environments while being consistent with the neighborhood character of the surrounding
community."
• LU -2.6 This new residential community will revitalize the area and "Encourage increased private
market investment in declining or deteriorating neighborhoods."
• LU -3.1 Olson's new community will protect the adjacent residential uses, by replacing the
incompatible commercial adjacencies with a residential use generating less potential traffic than
a new commercial project; and buffering the neighborhood from traffic/commercial intrusion.
• LU -3.5 This community is well-planned and unique, providing a street presence along Newport
Blvd., while at the same time, creating a pedestrian scale experience inside the community near
the existing residential. The proposed homes are set back from the existing residential, with
parking and open space, serving as a strategic buffer between uses.
• LU -3.8 and 3.12 The proposed homes will be attractively designed and contextually appropriate,
siding onto the existing hotels east and west of the site, integrating well with the existing
3010 Old Ranch Parkway Suite 100; Sea[ Beach, CA 90740-2751; (562) 596-4770
— 1-5—
neighborhood, and maintaining an attractive presence on Newport Blvd (vs. backing on the
corridor with a block wall), a key entryway into the City.
Parking
Resident and guest parking is designed to meet PDR -HD code requirements, offering garage parking, as
well as open parking spaces to serve the needs of the community.
An HOA will be established to enforce CC&Rs, ensuring that the garages will be used as intended. This
includes garage inspections and enforcement by the HOA to insure that parking remains available for
vehicles. Additionally, The Olson Company assists in the enforcement of the CC&Rs through
participation with the HOA for 10 years or more as part our Olson's HOA Champion Program.
Open Space
The open space for this community calculates at 42% of the net acreage, which meets the requirement of
the PDR -HD zone. Open space is provided through a combination of common landscape areas with
paseos and amenity spaces, as well as private decks on the second floors of these units, creating an
indoor -outdoor lifestyle for residents. The proposed community, with its attractive Spanish architecture
and thoughtfully landscaped pedestrian pathways, will link front doors and common area amenity
spaces.
General Plan / Zoning
The zoning requested by the development is PDR — HD, which permits density of up to 20 units per
acre. This re -zone of an under-utilized commercial site, and cut through street, is consistent with the
goals and vision of the nearby Newport Boulevard Specific Plan, which includes the strategies of
consolidating smaller lots and street abandonments as strategies to create new residential, planned
development zoning districts.
This specific location is suited to residential development, given the adjacency to a residential
neighborhood, and walkability of the site to `The Triangle', and other retail and amenities found in
central Costa Mesa. The allowed PDR -HD density of 20 units per acre is appropriate based on the
adjacent / surrounding uses, blending well with the adjacent motels, commercial, and residential uses, as
well as providing a buffer for the existing homes.
Measure Y Not Applicable
Based on preliminary research by The Olson Company, and review of nearby projects with City Staff (at
this time), the proposed project is not subject to a Measure Y election.
Street Abandonment
At the City's direction, Olson retained Stantec consulting to prepare a traffic study to consider the
abandonment of Ford Road at this location. Raja Sethuraman confirmed the scope of work prior to
Stantec proceeding with the study, and the results are complete and enclosed for your review.
The project is located just south of the Newport Blvd. Specific Plan Area. In the specific plan, street
abandonments are discussed as a way to enhance the Boulevard, and replace existing under-utilized
3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770
commercial uses. Of note is that the study conservatively assumed a maximum of 39 units, whereas 27
units are currently proposed.
We greatly appreciate Council and City Staff's time and guidance through this process.
Since y,
e Armanino
Director of Development
The Olson Company
3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770
— (s—
® Sta me c
To: Steven Armanino From
The Olson Company
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90740
File: 2073014670 Date
ATTACHMENT 3
Memo
Daryl Zerfass, P.E, PTP
Stantec
38 Technology Dr., Suite 100
Irvine, CA 92618
October 10, 2017
Reference: Preliminary Traffic Study for the Ford Road Development Project in the City of Costa
Mesa, California
This memo presents the findings of a preliminary traffic analysis of the proposed Ford Road project in
the City of Costa Mesa, California. The project site includes parcels on each side of Ford Road, just
west of Newport Boulevard. The proposed project considers two scenarios: the first scenario would
include the development of approximately 27 multi -family residential units and the second scenario
would include the development of 38 multi -family residential units. The multi -family units would be
for -sale condominiums. The proposed project development also considers elimination of a segment
of the existing Ford Road through the project site up to and including where it currently intersects
with Newport Boulevard.
The following preliminary analysis considers both the effect of the new traffic generated by the
residential units along with the effect of removing a segment of Ford Road under the two scenarios
mentioned above.
Trip generation estimates for the proposed project were prepared using Institute of Transportation
Engineers (ITE) standardized trip generation rates for the low-rise residential condominium/
townhouses use to be conservative. The ITE has trip rates for multiple types of
condominium/townhouses categories, with the low-rise category being the highest of the various
condominium/townhouses rates. For an estimate of average daily traffic (ADT) generation, the
average of the single-family detached housing ADT rate and the apartment (ADT) rate is used as ITE
does not have an ADT rate for the low-rise residential condominium/townhouses category.
As shown in Table 1, the anticipated trip generation of Scenario 1 (27 multi -family residential units) is
approximately 218 ADT, with 19 trips occurring during the AM peak hour and 21 trips occurring
during the PM peak hour. The project site currently consists of storage units and recreational vehicle
parking, which generates a certain volume of traffic. When accounting for the existing traffic
generation, it is expected that the net increase in daily traffic under Scenario 1 would be less than
200 ADT. A detailed traffic study would be prepared as part of the project's development
application, which would calculate the specific credit achieved due to replacing the existing uses
and the corresponding net increase in traffic due to the project.
For Scenario 2 (38 multi -family residential units) the project would generate approximately 307 ADT,
25 AM peak hour trips and 29 PM peak hour trips. With the larger 38 unit project, the development
would also replace the existing commercial building on the northeast corner of Ford Road and the
alley. When accounting for the existing traffic generation of the storage areas as well as the
commercial building, it is expected that the net increase in daily traffic under Scenario 2 would be
less than 200 ADT. As noted for Scenario 1, above, a detailed traffic study would be prepared as
part of the project's development application, which would calculate the specific credit achieved
due to replacing the existing uses and the corresponding net increase in traffic due to the project.
Design with community in mind --I/
v:\2073\active\2073014670\correspondence\memos\ mem-ford-rd-cosia_m esa0v_t21710l 0.docx
(3 Stantec
October 10, 2017
Steven Armanino
Page 2 of 5
Reference: Traffic Study for the Ford Road Development Project in City of Costa Mesa, California
Table 1 Trip Generation Summary
The AM and PM peak hour trip estimates for both the scenarios indicate that they are less than the
City's standard significance threshold of 50 peak hour trips. Because of the low volume of peak hour
trips, the project would have a negligible impact on the surrounding circulation system.
Average daily traffic (ADT) volumes were collected in mid-September 2017 along the segment of
Ford Road proposed to be eliminated. Counts were collected over 24 hour periods for three
consecutive weekdays on a Wednesday, Thursday, and Friday, and represent typical traffic
conditions. The traffic counts were conducted by Stantec and a professional traffic data collection
firm, Transportation Studies Inc. (TSI). The collected data is utilized to identify the amount of traffic
that uses the road today and to determine how much traffic may be diverted to the adjacent roads
if the segment of Ford Road is closed to through traffic.
As shown in Table 2, Friday represents the day with the highest traffic volumes on Ford Road with a
total ADT of 1,339, with 411 trips travelling in the eastbound direction toward Newport Boulevard and
928 trips in the westbound direction from Newport Boulevard. The highest peak hour volume (125
vehicles) was measured westbound between 5:30 - 6:30 PM on Wednesday. A complete listing for
all three days of traffic counts is attached.
Table 2 ADT Counts Summary - Ford Road west of Newport Boulevard
Collection Date
AM
Eastbound
PM
AM Peak Hour
PM Peak Hour
ADT
ADT
Total
ADT
Wednesday 09/13/2017
48
37
357
53
Scenario
Amount
Unit
In
Out
I Total
In
Out
Total
(Gross)
(Net)
Trip Rates
Low -Rise Residential
43
411
64
89
928
1,339
Condominium/Townhouse (231)
DU
0.17
0.50
0.67
0.45
0.33
0.78
n/a
n/a
Average of Apartment (220) & Single -
Family Detached Housing (210)
DU
-
-
-
-
-
-
8.09
n/a
Trip Generation
Proposed Project Scenario 1 27
DU 5 14
19
12
9
218
218 <200'
Proposed Project Scenario 2 38
DU 6 19
25
17
12
307
307 <200'
Trip Rate Source: Institute of Transportation Engineers (ITE), 9th Edition, 2012, with ITE code in parentheses
ADT - Average Daily Trips
DU - Dwelling Units
n/a - Not Available
'When accounting for the site's existing traffic generation to be replaced by the proposed project, it is
expected that the net increase in daily traffic would be less than 200 ADT. A detailed traffic study would be
prepared as part of the project's development application, which would calculate the specific credit
achieved due to replacing the existing uses and the corresponding net increase in traffic due to the project.
The AM and PM peak hour trip estimates for both the scenarios indicate that they are less than the
City's standard significance threshold of 50 peak hour trips. Because of the low volume of peak hour
trips, the project would have a negligible impact on the surrounding circulation system.
Average daily traffic (ADT) volumes were collected in mid-September 2017 along the segment of
Ford Road proposed to be eliminated. Counts were collected over 24 hour periods for three
consecutive weekdays on a Wednesday, Thursday, and Friday, and represent typical traffic
conditions. The traffic counts were conducted by Stantec and a professional traffic data collection
firm, Transportation Studies Inc. (TSI). The collected data is utilized to identify the amount of traffic
that uses the road today and to determine how much traffic may be diverted to the adjacent roads
if the segment of Ford Road is closed to through traffic.
As shown in Table 2, Friday represents the day with the highest traffic volumes on Ford Road with a
total ADT of 1,339, with 411 trips travelling in the eastbound direction toward Newport Boulevard and
928 trips in the westbound direction from Newport Boulevard. The highest peak hour volume (125
vehicles) was measured westbound between 5:30 - 6:30 PM on Wednesday. A complete listing for
all three days of traffic counts is attached.
Table 2 ADT Counts Summary - Ford Road west of Newport Boulevard
Collection Date
AM
Eastbound
PM
ADT
AM
Westbound
PM
ADT
Total
ADT
Wednesday 09/13/2017
48
37
357
53
125
849
1,206
Thursday 09/14/2017
39
36
335
67
81
845
1,180
Friday 09/ 15/2017
31
43
411
64
89
928
1,339
Design with community in mind
v: \2073\active\ 2073014670\correspond e nce\m emos\ m em_ford-rd_c osta_m esa_20171010. docx
—19—
(3 Stantec
October 10, 2017
Steven Armanino
Page 3 of 5
Reference: Traffic Study for the Ford Road Development Project in City of Costa Mesa, California
The City's traffic model was utilized to estimate the routes of vehicles that currently use the segment
of Ford Road being considered for elimination (see attached for the model's trip distribution
estimates for eastbound and westbound traffic). This information was used to determine which
roadways the traffic would use, and how much traffic would be added to each roadway if Ford
Road were to be closed to traffic.
With the closure of Ford Road at Newport Boulevard, traffic would divert to the nearby parallel
roadways, primarily West 19th Street south of Ford Road and West Bay. Street north of Ford Road.
Harbor Boulevard and Newport Boulevard would also experience a change in traffic volume.
In the City of Costa Mesa General Plan Circulation Element, Harbor Boulevard is a north -south
six -lane roadway which is classified as a Major Arterial that terminates to the south at Newport
Boulevard. Newport Boulevard runs parallel to SR -55 and is classified as a two-lane Major Arterial.
West 19th Street is classified as a Primary Arterial and is a six -lane, east -west roadway with a raised,
landscaped median as it approaches Newport Boulevard. West of Harbor Boulevard, 19th Street
becomes a four -lane divided roadway. West Bay Street runs east -west and is classified as a two-lane
Collector Arterial. Table 3 shows the daily vehicle trips which can be accommodated by each
arterial roadway classification.
Table 3 Arterial Roadway ADT Capacities
Arterial
Number of Lanes
Daily Vehicle Trips
Accomodated
Major
Six -lane divided (median)
68,000
Primary
Four -lane divided (median)-
-45,000
Secondary
Four -lane undivided (no median)
30,000
Divided Collector
Two-lane divided (continuous two-
way left -turn lane
22,000
Collector
Two-lane undivided (no median)
12,500
Source: City of Costa Mesa General Plan
For eastbound and westbound traffic, with the section of Ford Road closed, approximately 70% (900
ADT) of the traffic currently using Ford Road to access Newport Boulevard has been estimated to
instead use West Bay Street, and the remaining 30% (400 ADT) would be expected to divert to West
19th Street.
ADT counts for West 19th Street indicate the current traffic volume is approximately 32,000 ADT
(2010), which would increase to approximately 32,900 ADT with the closure of Ford Road. ADT counts
for West Bay Street indicate the current traffic volume is approximately 4,000 ADT (2004), which
would increase to approximately 4,400 ADT with the closure of Ford Road. This effect of the diverted
traffic from Ford Road would be negligible since those streets are capable of handling more than
45,000 ADT (West 19th Street) and 12,500 ADT (West Bay Street), respectively.
The City's General Plan designates the Project Site for commercial development and the City
considers an FAR of 0.30 as a reasonable development scenario. The total gross square footage of
the proposed project site (three parcels) is approximately 63,356 square feet, resulting in
approximately 19,006 square feet of allowable commercial development.
Design with community in mind
v:\2073\active\ 20 7301 46 70\ correspond enc e\memos\ mem_ford_rd_costa_ mesa_20171010.docx
- fig.
(3 Stantec
October 10, 2017
Steven Armanino
Page 4 of 5
Reference: Traffic Study for the Ford Road Development Project in City of Costa Mesa, California
As shown in Table 4, trip generation estimates based on the allowable General Plan buildout
condition show that the Project site would generate approximately 1,012 daily trips, 23 AM peak
hour trips, and 88 PM peak hour trips. The anticipated trip generation of proposed project Scenario 1
(27 multi -family residential units) is approximately 218 ADT, with 19 trips occurring during the AM peak
hour and 21 trips occurring during the PM peak hour. For Scenario 2 (38 multi -family residential units)
the project would generate approximately 307 ADT, 25 AM peak hour trips and 29 PM peak hour
trips. This indicates that the estimated proposed project trips are less than the trips allowable under
General Plan build out conditions.
Table 4 General Plan Build -out conditions - Trip Generation Summary
Scenario
Amount
Unit
AM Peak Hour
PM Peak Hour
ADT
In FOut Total
In Out Total
Trip Rates
General Commercial
TSF
1 0.73 1 0.45
1.18
2.23
2.41
4.64
53.28
Trip Generation Comparison
- - -
Allowable Commercial per General
Plan
19.0
TSF
14
9
23
42
46
88
1,012
Proposed Project Scenario 1
27
DU
5
14
19
12
9
21
218
Proposed Project Scenario 1
38
DU
6
19
25
17
12
29
307
Trip Rate Source: City of Costa Mesa General Plan Update Traffic Study, Feb 2016.
ADT -Average Daily Trips
TSF - Thousand Square Feet
Conclusion
The trip generation estimates for each of the two scenarios of the proposed Project indicate that the
Proposed project would generate peak hour trips that are lower than the City's standard
significance threshold of 50 peak hour trips. Because of the low volume of peak hour trips, the
project would be expected to have a negligible impact on the surrounding roadway system.
When accounting for the existing traffic generation occurring at the site, it is expected that the net
increase in daily traffic under either scenario would be less than 200 ADT. A detailed traffic study
would be prepared as part of the project's development application, which would calculate the
specific credit achieved due to replacing the existing uses and the corresponding net increase in
traffic due to the project.
The traffic analysis for the removal of a segment of Ford Road also indicates that a negligible effect
on the roadway system would be expected based on a daily volume of approximately 1,300 ADT
diverted to the surrounding streets. With the addition of diverted Ford Road traffic to West Bay Street
and West 19th Street, the effect of the diverted traffic would be negligible since those streets are
capable of handling the estimated increase of 900 ADT and 400 ADT, respectively.
A comparison of the trips generated by the proposed Project with that of the trips generated under
the general plan build out conditions shows that the proposed project trips are well under the
allowable trips.
In conclusion, the above preliminary analysis indicates that the proposed Project would likely not
result in a significant impact to the City's roadway system. As noted above, a more detailed traffic
Design with community in mind
v:\ 2073\active\2073014670\corres pond enc a\m emos\mem_ford_rd_costa-m esa_20171010.docx
_1q—
(3 Stantec
October 10, 2017
Steven Armanino
Page 5 of 5
Reference: Traffic Study for the Ford Road Development Project in City of Costa Mesa, California
study prepared in accordance with the City's traffic impact study guidelines would be prepared at
such time that a formal project application is filed with the City.
If you have any questions on the above material, please feel free to contact me or Sandhya
Perumalla at (949) 923-6074 to discuss.
STANPre
TEC CONSULTING SERVICES INC.
ss
Principal, Transportation Planning & Traffic Engineering
Phone: (949) 923-6058
Fax: (949) 923-6121
Daryl.zerfass@stantec.com
Attachment: ADT counts- Ford Road
Eastbound Ford Road Traffic Model Trip Distribution
Westbound Ford Road Traffic Model Trip Distribution
Design with community in mind
v: \2073\active\2073014670\correspondence\memos\mem_ford_rd_costa_mesa_20171010.docx
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1—
12:00
12:15
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12:45
01:00
01:15
01:30
01:45
02:00
02:15
02:30
02:45
03:00
03:15
03:30
03:45
04:00
04:15
04:30
04:45
05:00
05:15
05:30
05:45
06:00
06:15
06:30
06:45
07:00
07:15
07:30
07:45
08:00
08:15
08:30
08:45
09:00
09:15
09:30
09:45
10:00
10:15
10:30
10:45
11:00
11:15
11:30
11:45
Totals 1
Split% 40
Day Totals
Day Splits
Peak Hour 08:15
Volume 48
Factor 0.86
0 1
8 33
Transportation Studies, Inc.
4
1
17
2640 Walnut Avenue, Suite L
4
1 2
6 25
Tustin, CA. 92780
10
Location
FORD ROAD
0
Site: COSTA MESA
Segment
W/O SR -55 FREEWAY
0
Date: 09/13/17
Client
STANTEC
File:
D1709023
Interval
EB
WB Combined
Day: Wednesday
Begin
AM PM
AM PM AM PM
6
12:00
12:15
12:30
12:45
01:00
01:15
01:30
01:45
02:00
02:15
02:30
02:45
03:00
03:15
03:30
03:45
04:00
04:15
04:30
04:45
05:00
05:15
05:30
05:45
06:00
06:15
06:30
06:45
07:00
07:15
07:30
07:45
08:00
08:15
08:30
08:45
09:00
09:15
09:30
09:45
10:00
10:15
10:30
10:45
11:00
11:15
11:30
11:45
Totals 1
Split% 40
Day Totals
Day Splits
Peak Hour 08:15
Volume 48
Factor 0.86
0 1
8 33
0
4
1
17
0
4
1 2
6 25
1
10
0
7
0
2
1 1
7 23
0
6
0
8
0
2
0 0
3 24
0
8
0
7
0
6
0 0
1 12
0
4
0
1
0
6
1 13
2 15
9
4
2
5
1
4
1 13
5 23
4
4
3
9
5
5
8 29
4 10
7
2
2
2
12
2
7 46
4 10
14
1
13
4
12
1
9 29
0 3
6
2
4
0
10
1
2 21
1 5
1
2
6
0
12
2
4 17
1 2
4
0
3
1
6
0
72
185
.0
23.8
357
29.6
Data File : D1709023
12:30
37
0.54
0
0
18
61
0
19
0
4
0
20
0
4
18
53
2
11
2
14
0
10
0
0
3
40
0
11
0
12
0
14
0
0
16
54
0
12
0
18
0
8
0
3
19
86
2
23
0
20
1
24
2
4
24
115
0
22
1
35
1
34
1
9
24
99
2
32
1
29
5
14
11
44
10
30
15
4
6
14
12
2
10
49
2
17
15
4
14
6
10
5
10
50
7
22
10
3
18
6
12
6
13
44
4
9
10
1
11
4
10
0
14
51
2
5
18
1
9
0
10
2
258
591
60.0
76.2
849
70.4
0
1
26
94
0
23
1
21
0
24
1
6
24
78
3
21
2
21
0
12
1
1
10
63
0
17
0
20
0
16
0
0
19
78
0
20
0
25
0
14
0
3
20
98
2
27
0
21
1
30
3
17
26
130
9
26
3
40
2
38
2
22
29
122
6
36
4
38
10
19
19
73
14
40
22
6
8
16
24
4
17
95
6
27
29
5
27
10
22
6
19
79
7
25
16
5
22
6
22
7
15
65
5
14
11
3
17
4
22
2
18
68
3
7
22
1
12
1
16
2
430
776
1.206
09:15 05:30 07:45 05:30
53 125 97 143
0.74 0.89 0.84 0.89
12:00
12:15
12:30
12:45
01:00
01:15
01:30
01:45
02:00
02:15
02:30
02:45
03:00
03:15
03:30
03:45
04:00
04:15
04:30
04:45
05:00
05:15
05:30
05:45
06:00
06:15
06:30
06:45
07:00
07:15
07:30
07:45
08:00
08:15
08:30
08:45
09:00
09:15
09:30
09:45
10:00
10:15
10:30
10:45
11:00
11:15
11:30
11:45
Totals 1
Split'/034
Day Totals
Day Splits
Peak Hour 08:00
Volume 39
Factor 0.75
0 1
I1
12
46
7
Transportation Studies, Inc.
0
3
2640 Walnut Avenue, Suite L
12
0
1
Tustin, CA. 92780
Location
FORD ROAD
30
Site: COSTA MESA
Segment
W/O SR -55 FREEWAY
0
Date: 09/14/17
Client
: STANTEC
File:
D1709023
Interval
EB
WB Combined
Day: Thursday
Begin
AM PM
AM PM AM PM
4
12:00
12:15
12:30
12:45
01:00
01:15
01:30
01:45
02:00
02:15
02:30
02:45
03:00
03:15
03:30
03:45
04:00
04:15
04:30
04:45
05:00
05:15
05:30
05:45
06:00
06:15
06:30
06:45
07:00
07:15
07:30
07:45
08:00
08:15
08:30
08:45
09:00
09:15
09:30
09:45
10:00
10:15
10:30
10:45
11:00
11:15
11:30
11:45
Totals 1
Split'/034
Day Totals
Day Splits
Peak Hour 08:00
Volume 39
Factor 0.75
0 1
I1
12
46
7
24
0
3
0
12
0
1
2
0 0
7
30
0
7
9
0
12
2
0
4
0 1
13
27
0
7
1
4
0
0
3
43
0 0
4
19
0
6
0
4
0
0
5
59
0 3
5
25
0
8
2
6
1
1
6
1 5
4
18
1
7
7
2
3
0
1
4
4 10
4
14
1
5
4
2
3
0
3
2
99
2 18
1
10
5
5
5
3
2
6
1
54
10 39
4
14
8
4
8
3
20
13
3
7 22
0
1
3
0
61
4
1
9
8
0
6 23
4
6
4
0
67
2
0
11
20
106
2
52
4 24
0
1
4
0
37
4
0
8
4
1
11
189
4
.0
25.2
335
28.4
01:15
36
0.69
2
4
16
63
2
20
0
9
0
18
2
9
18
70
2
17
2
20
3
15
0
1
7
43
1
0
11
12
0
13
0
1
13
59
0
1
17
78
0
17
1
12
0
4
28
75
2
7
14
100
0
15
2
18
1
4
25
81
0
9
22
99
1
14
2
20
2
30
16
54
4
40
9
68
4
12
20
17
10
43
18
45
16
61
11
55
9
6
8
10
20
67
12
38
11
20
106
11
9
52
16
6
8
37
4
13
8
4
11
59
4
14
10
1
10
43
4
14
16
2
6
66
4
20
11
4
10
40
0
7
4
1
14
64
4
8
12
2
283
562
66.0
74.8
845
71.6
2
5
23
87
2
23
0
21
1
20
2
9
25
100
2
24
2
32
3
19
0
2
20
70
1
18
1
16
0
16
0
1
17
78
0
23
0
21
1
17
0
7
33
100
2
22
2
21
3
24
2
9
29
99
1
29
3
17
3
24
6
40
20
68
5
14
6
15
23
19
12
61
19
55
21
16
14
9
14
11
30
106
16
52
19
15
28
12
29
9
15
59
4
14
11
4
15
5
18
1
16
66
8
20
20
2
8
4
22
6
14
64
0
8
8
1
26
4
16
3
429
751
1,180
08:00 05:00 08:00 04:30
67 81 106 103
0.84 0.81 0.88 0.89
Data File: D1709023 Printed : 9/18/2017
-22-
Location
Segment
Client
Interval
Begin Ar
12:00
12:15
12:30
12:45
01:00
01:15
01:30
01:45
02:00
02:15
02:30
02:45
03:00
03:15
03:30
03:45
04:00
04:15
04:30
04:45
05:00
05:15
05:30
05:45
06:00
06:15
06:30
06:45
07:00
07:15
07:30
07:45
08:00
08:15
08:30
08:45
09:00
09:15
09:30
09:45 1
10:00
10:15
10:30
10:45
11:00
11:15
11:30 1
11:45
Totals 1:
Split% 30
Day Totals
Day Splits
Peak Hour 11:00
Volume 31
Factor 0.77
FORD ROAD
W/O SR -55 FREEWAY
STANTEC
EB
WB
7
PM
0 0
12 41
0
11
0
12
0
6
0 1
14 37
0
8
1
7
0
8
0 0
6 29
0
6
0
8
0
9
0 0
12 36
0
3
0
14
0
7
0 3
6 30
0
7
3
10
0
7
2 6
8 32
1
8
2
11
1
5
2 5
6 29
2
9
0
5
1
9
3 19
0 9
1
0
9
3
6
6
1 21
6 14
3
4
8
4
9
0
8 24
2 14
4
3
2
6
0
3
5 19
1 3
7
2
3
0
4
0
7 31
1 8
8
3
0
4
6
0
9
282
1
31.0
411
30.7
12:15
43
0.77
Transportation Studies, Inc.
2640 Walnut Avenue, Suite L
Tustin, CA. 92780
928
69.3
11:00 04:45
64 89
0.84 0.93
File
Can
AM
2 8
4
2
0
2 3
0
1
0
1 1
0
0
0
1 2
1
0
0
0 5
0
5
0
3 14
1
9
1
10 31
4
4
13
13 65
11
17
24
10 67
13
20
24
18 70
18
12
22
15 67
17
21
14
23 95
27
20
25
428
11:00
95
0.88
1.339
PM
35 114
40
22
17
34 112
31
21
26
23 95
22
23
27
32 119
19
37
31
18 93
20
26
29
32 112
31
31
18
29 99
30
17
23
7 36
6
11
12
23 50
8
15
4
6 41
11
11
13
1 14
7
2
4
7 26
7
7
5
911
04:45
123
0.96
Site: COSTA MESA
Date: 09/15/17
D1709023
Friday
Data File : D1709023 Printed : 9/18/2017
—23—
WB
AM
PM
2
8
23
73
4
29
2
10
0
11
2
2
20
75
0
23
0
14
0
18
1
1
17
66
0
16
0
15
0
18
1
2
20
83
1
16
0
23
0
24
0
2
12
63
0
13
2
16
0
22
1
8
24
80
0
23
7
20
0
13
8
26
23
70
2
21
4
12
12
14
10
46
7
27
10
6
8
8
18
6
9
46
17
36
10
4
12
11
15
4
10
46
4
27
14
8
10
5
12
10
10
48
0
11
10
5
18
2
10
4
16
64
6
18
19
4
10
3
19
5
299
629
69.9
69.0
928
69.3
11:00 04:45
64 89
0.84 0.93
File
Can
AM
2 8
4
2
0
2 3
0
1
0
1 1
0
0
0
1 2
1
0
0
0 5
0
5
0
3 14
1
9
1
10 31
4
4
13
13 65
11
17
24
10 67
13
20
24
18 70
18
12
22
15 67
17
21
14
23 95
27
20
25
428
11:00
95
0.88
1.339
PM
35 114
40
22
17
34 112
31
21
26
23 95
22
23
27
32 119
19
37
31
18 93
20
26
29
32 112
31
31
18
29 99
30
17
23
7 36
6
11
12
23 50
8
15
4
6 41
11
11
13
1 14
7
2
4
7 26
7
7
5
911
04:45
123
0.96
Site: COSTA MESA
Date: 09/15/17
D1709023
Friday
Data File : D1709023 Printed : 9/18/2017
—23—
COSTA MESA TRAFFIC MODEL (GP) - FORD ROAD EB SELECT LINK TRIP DISTRIBUTION M
COSTA MESA TRAFFIC MODEL (GP) - FORD ROAD WB SELECT LINK TRIP DISTRIBUTION (%)
N
t t 1
2
Seconoary /
-- Collector
------ Centroid Connector
V:\207`3\�active\2073014670\analysis\models\tranplan\3assign\ADTLOAD.235 -9/21/2017
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The Olson Company NEWPORT & FORD
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90704 COSTA MESA, CA# 17-0666
Typical Courtyard
—2 -9 -
SITE
2%9
SITE SUMMARY
Zoning: PDR -HD
Site Area: ±1.36 acres gross
Development Area*: ±1.26 acres net
(*excludes Ford Road half -section)
Units:
6 units (Corner End Units - 2bd)
6 units (Tandem End Units - 2bd)
'
r--.-1-1,"5 units (21'x41' 4 -car garage - 3bd)
f 27 units Total
Site Density: ±19.9 du/ac
Parking Required for 2-bd units:
1.0 sp Covered (1 sp x 12 units = 12 spaces)
1.5 sp Open* Resident (1.5 sp x 12 units = 18 spaces)
"could be covered or uncovered
0.5_sspGuest (4.5_sp x 12 units=_6_spaces)
Total spaces required: 36 spaces
Parking Required for 3-bd units:
1.0 sp Covered (1 Sp x 15 units = 15 spaces)
2.5 sp Open` Resident (2.5 sp x 15 units = 38 spaces)
*could be covered or uncovered
0.5 sp Guest (0.5 sp__x 15 units = 8 spaces)
Total spaces required: 61 spaces
�l Total Guest Spaces Required: 14 spaces
Parking Provided:
60 spaces - 4 -car garages
12 spaces - 2 -car garages
12 spaces - 2 -car tandem garages
14 spaces - open parking
Landscaped Front Yard Setback 6 spaces -Ford Road parallel spaces
C. 10 2v e..
104 total spaces provided
Total Open Spaces Provided: 20 spaces
Building Coverage: ±20,600sf
Pavement Coverage: ±14,100sf
" Open Area/Landscape: ±18,800sf
Ground Floor Patios/ Private Open Space: ±1,600sf
E' Private Decks min 100s ±2 800sf
Total Open Space Provided: ±23,200sf (42%*)
(*based on 1.26 ac Development Area)
r
i
CONCEPTUAL SITE PLAN A 1.0
SEPTEMBER 28, 2017
Archltechrrs + Planning
17911 Von Kansan Ave,
Suite 200
Irvine, CA 92614
949-651.2133
Mad
ktgy.00m
The Olson Company NEWPORT & FORD
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90704 COSTA MESA, CA# 17-0666
Typical Courtyard
—2 -9 -
SITE
2%9
SITE SUMMARY
Zoning: PDR -HD
Site Area: ±1.36 acres gross
Development Area*: ±1.26 acres net
(*excludes Ford Road half -section)
Units:
6 units (Corner End Units - 2bd)
6 units (Tandem End Units - 2bd)
'
r--.-1-1,"5 units (21'x41' 4 -car garage - 3bd)
f 27 units Total
Site Density: ±19.9 du/ac
Parking Required for 2-bd units:
1.0 sp Covered (1 sp x 12 units = 12 spaces)
1.5 sp Open* Resident (1.5 sp x 12 units = 18 spaces)
"could be covered or uncovered
0.5_sspGuest (4.5_sp x 12 units=_6_spaces)
Total spaces required: 36 spaces
Parking Required for 3-bd units:
1.0 sp Covered (1 Sp x 15 units = 15 spaces)
2.5 sp Open` Resident (2.5 sp x 15 units = 38 spaces)
*could be covered or uncovered
0.5 sp Guest (0.5 sp__x 15 units = 8 spaces)
Total spaces required: 61 spaces
�l Total Guest Spaces Required: 14 spaces
Parking Provided:
60 spaces - 4 -car garages
12 spaces - 2 -car garages
12 spaces - 2 -car tandem garages
14 spaces - open parking
Landscaped Front Yard Setback 6 spaces -Ford Road parallel spaces
C. 10 2v e..
104 total spaces provided
Total Open Spaces Provided: 20 spaces
Building Coverage: ±20,600sf
Pavement Coverage: ±14,100sf
" Open Area/Landscape: ±18,800sf
Ground Floor Patios/ Private Open Space: ±1,600sf
E' Private Decks min 100s ±2 800sf
Total Open Space Provided: ±23,200sf (42%*)
(*based on 1.26 ac Development Area)
r
i
CONCEPTUAL SITE PLAN A 1.0
SEPTEMBER 28, 2017
Plan 1 (2 bedroom)
NO,
\�o
TMIID FLOOR
F:���� „�
SECOND FLOOR
DRST RBOR
KTGY Group, Inc.
►� A,rachitecture Planning
-- Z� -- 17011 Von Karmen Ave., Suite 20D
SAN
eON� Costa Mesa 949. , C:A 14
� ` 949.851- `� 133 2�4
c k'�` � kt9Y-corn
urs
0
Plan 2 (3 bedroom)
Garage, Level
42 Sq. Ft, Net Livable
806 Sq. Ft. Garage
Occurs on units: 4, 9 & 18
Refer to Site Plan for Unit Mmber
Lower Level
749 Sq: FL Net Livable
49 Bed
Costa Mesa
27 Sq. A
Occurs on Units: 4, 9 & 18
Refer to Site Ply for Unit Number
Upper Level
767 Sq. Ft. Net Livable
KTGY iGraup, Ino.
Arch iteciureWlanning
17911 Van iiarman Ave., Suite 200
Irvine. CA 92614
949.851.2133
h1gy-corn
+23 Sq: Ft
&LV