HomeMy WebLinkAbout96-70 - Adopting General Plan Amendment GP-96-01BW7
RESOLUTION NO. qk - TO
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA, CALIFORNIA, ADOPTING GENERAL PLAN
AMENDMENT GP -96-01B, AMENDING THE GENERAL
PLAN OF THE CITY OF COSTA MESA.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE
AS FOLLOWS:
WHEREAS, the General Plan was adopted by the City Council of the City of Costa Mesa
by Resolution No. 92-27 on March 16, 1992; and
WHEREAS, the General Plan is a long-range, comprehensive document which serves as
a guide for the orderly development of Costa Mesa; and
WHEREAS, by its very nature, the General Plan needs to be updated and refined to
account for current and future community needs; and
WHEREAS, General Plan Amendment GP -96-01B proposes to adopt a new land use
designation, Commercial -Residential, and redesignate certain properties located generally along
the east side of Newport Boulevard, between Walnut Avenue and Mesa Drive, as Commercial -
Residential; and
WHEREAS, public hearings were duly held by the Planning Commission on June 10,
1996, and by the City Council on July 15, 1996, in accordance with Section 65355 of the
Government Code of the State of California, with all persons having been given the opportunity
to be heard both for and against said amendment GP -96-01 B to the General Plan; and
WHEREAS, this Council deems it to be in the best interest of the City that said
amendment to the General Plan be adopted;
NOW, THEREFORE, BE IT RESOLVED by the Costa Mesa City Council that the
General Plan is hereby amended by the adoption of General Plan Amendment GP -96-01 B as set
forth in Exhibits A and B which are attached to this resolution.
BE IT FURTHER RESOLVED that based on the findings of the Initial Study prepared in
compliance with the California Environmental Quality Act, a Negative Declaration of
Environmental Impact has been prepared for said amendment and is hereby adopted. The
evidence presented in the record as a whole indicates that the project will not individually or
cumulatively have an adverse effect on wildlife resources or habitat; therefore, a DeMinimis
Finding is adopted along with the Negative Declaration.
PASSED AND ADOPTED this 15th day of July, 1996.
ATTEST:
T.
Deputy City Olerk of the City of Costa Mesa May f the City of Costa Mesa
A PROVED AS TO FORM
STATE OF CALIFORNIA) 74 -
COUNTY OF ORANGE ) ss
;;:
CITY OF COSTA MESA ) CITY ATTORNEY
I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of the
City of Costa Mesa, hereby certify that the above and foregoing Resolution No. 5i6 - 70 was
duly and regularly passed and adopted by the said City Council at a regular meeting thereof held
on the 15th day of July, 1996.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of the City
of Costa Mesa this 16th day of July, 1996.
Deputy Ci Jerk and ex -officio Clerk of
the City Council of the City of Costa Mesa
EXHIBIT A
The following pages of the 1990 General Plan are amended as indicated by the redlining and
strikeover of the text.
LAND USE
LAND USE INVENTORY
The original General Plan for the City of Costa Mesa was prepared
in 1957 and contained a Master Zoning Plan which divided the City
and its projected sphere of influence into seven land use cate-
gories. In 1970, a new General Plan was prepared which presented
ten land use designations. This plan was revised in 1981, and
included eleven land use designations. This plan incorporates a
total of 34 14w designations.
Table 56 summarizes the acreage
according to General Plan Land
ef the 1990—General P! n . The
land is also presented by land
Residential Areas
in the City and sphere of influence
Use designations as of the adept; ^�
total of 599 acres of undeveloped
use designation.
...............
The Low Density Residential land use designation covers
percent of the net acreage of the City and its sphere of influence:
This high percentage of low density is not unique to Costa Mesa,
but is found throughout several communities in Orange County. The
accelerated demand for suburban homes experienced in the mid 1950's
and 1960's resulted in the conversion of thousands of agricultural
acres to large single-family housing tracts. Today this use remains
predominant in Costa Mesa. Large scale single-family development
has concluded in Costa Mesa with only 1 acre of undeveloped Low
Density Residential acreage remaining. New single-family
development is expected to take the form of small -lot subdivisions
on in -fill sites, especially in the area east of Newport Boulevard.
Existing residential development exceeds the dwelling units per
acre standards of the Medium and High Density Residential
designations in many instances. The dwelling units per acre
standards of these designations shall apply to development of
vacant or underdeveloped parcels. Existing legal developments which
exceed the density standards of this General Plan may be rebuilt at
the same higher density subject to other zoning code standards. The
allowable density or number of units to be redeveloped would be
limited to the 1990 General Plan density with a 25% incentive bonus
for Medium Density or a 50% incentive bonus for High Density; or
the existing number of units, whichever is less. The higher density
of the existing developments is accounted for in the growth and
traffic projections of this General Plan.
346
TABLE 56: LAND USE DESIGNATIONS (aStAZ 1196)
Land Use'
Residential Density
Floor Arca Ratio
Acres
Acres
Total Acres
% of
Designation
DU/Acre•
Developed
Undeveloped
City
Low Density
<s
Sano $3etg bol>opil;.68
1.0,6
::...
Q
Residential
oiriirierc.iirl
.....................
.....................
Medium Density
S 12
Sank as Ats. tioiti' od
77 Q
A3 $:43 3
a $1S r2
10.1
Residential
(` q rs al
High Density
:520**!>ej>jeeigtiosil
B9QSQ9s7
46.0
uS385S7
10.6
ResidentialEtttiiYiti'a�
.....::..............
.....................
ajsrcla(
aG J. i:4
c1Ol�tigh tgfft
47;z
Q1J
47►G
Kim 0.titi?i1
.....I.............__..........._
...................
OWN ikt4, 6114 TMU,
.................................. .
..............................
O 401 H.O Tra f fic
Neighborhood
0.15/I1ighTrnllic
9"4811
0.5
fiil4&6
146;6
Commercial
0.25/Moderate Traffic
0.3511ligh Traffic
General
ZQ
0.20/11igh Traffic
3$} 82 5
X3,515;;1
44, 543 6
1.4
Commercial
0.30/Moderate Traffic
.
.....::.-.
0.40/High Traffic
Commercial Center
tl
0.25/High Traffic
38.0
3.0
41.0
0.5
0.35/Moderate Traffic
0.45/High Traffic
Regional
2t
0.652/0.89***
115.0
0.0
115.0
1.4
Commercial
Urban Center
2f
0.50 Retail
131.5
81.7
213.2
2.6
Commercial
0.60 Office
Industrial Park
?;a;rt)
0.20/1-ligh Traffic
674.5
69.0
743.5
9.2
0.30/Moderate Traffic
0.40/High Traffic
Light Industry.
Za
0.15/High Traffic
385383:;2
6.0
pt38.9 3
4.8
-
0.25/Moderate Traffic
0.35/High Traffic
Public and Semi-
-
0.25
4}:9;7,0;;9
334.5
5'I; 30'
}61`CI
Public
Golf Course
-
<0.01
502.0
0.0
502.0
6.2
Fairgrounds
-
<0.10
150.0
0.0 1
150.0
1.9
TOTAL
7,495.5
86009945(1436
100.0
• Within the Medium and High Density Residential designation, existing residential units legally built in excess of the dwelling units per acre
standard may be rebuilt at the same higher density subject to other zoning code standards. The allowable density or number of units to be
redeveloped would be limited to the 1990 General Plan density with a 25% incentive bonus for Medium Density or a 50% incentive bonus
for High Density; or the existing number of units, whichever is less.
•• See High Density Residential text regarding an area in North Costa Mesa where the density allowance is 25 to 35 DU/acre.
••• See Regional Commercial text.
Commercial Areas
Commercial use is indicated for 12.611; percent of the City's land
area. This percentage is a significant increase over the City's
earliest estimates of commercial potential. This increase is
largely the result of the fact that Costa Mesa's retail commercial
areas have grown to accommodate more than local needs, serving a
substantial portion of the region.
The ''T:<.
�'��k acres designated for commercial uses contain
approximately...9.7 million square feet of commercial space. These
uses are spread throughout the City, divided into —f i.
commercial use des i nations:: ;::::>::>::>::>C,e:::i 5:Sr:*>::>::>:<:>t
9 .::::..:.:::::::.:..::::::::::.:_::::.:::::::::::::::.:::::::::::::::::::::.::::::::::::::::
rt�irtiea a::X2e:s South Coast PYaza conta> ns
the Iargest: ,sirigle concentration of retail uses in the City. It
accounts for 30 percent of the City's commercial square footage and
25 percent of the retail sales. Within this same area, the
development in the Town Center district contains 20 percent of the
City's office space.
The Harbor Boulevard commercial district encompasses almost one-
third of Costa Mesa's commercial land. Designated by the General
Plan as General Commercial with some Neighborhood Commercial, this
district is responsible for a significant 40 percent of retail
sales, indicating that Harbor Boulevard's trade area is of
regional, rather than local scale. A major factor for this
regional service area is the concentration of new car dealerships
on Harbor Boulevard.
The 92 -acre East Seventeenth Street commercial district contains a
variety of retail commercial uses of generally less intensity than
those found on Harbor Boulevard. One-tenth of the City's retail
sales is attributable to East Seventeenth Street businesses.
The above three commercial areas are responsible for 75 percent of
retail sales. The Newport Boulevard commercial area is responsible
for 7 percent of retail sales.
Industrial Areas
Industrial use is indicated for `' acres of land in Costa
...................
Mesa (Table 57). These uses are primariYy concentrated in three
major districts: the Southwest District, the Airport Industrial
Area, and the North Costa Mesa Industrial District. The Southwest
District is the City's oldest industrial areas and the two other
areas are more recently developed industrial parks located in the
northwest and northeast sections of the City.
The Southwest District contains 444 0 acres of the City's land
designated for Light Industry. This represents 87 percent of the
}a: 38 acres designated for such use. This area contained a
substantial amount of industrial development before the City was
formed. The area contains several large manufacturing firms as
well as a high percentage of smaller industrial operations,
frequently in multi -tenant structures. Because of the large number
347
of manufacturing businesses, both large and small, which have
located in this area, the Southwest District is one of Costa Mesa's
major employment centers. Information available from the
California Employment Development Department indicates that one-
fourth of the City's employees engaged in manufacturing work in
this area. Forty-one percent of the manufacturing employers were
also found to be located in this district.
Bounded by the San Diego, Costa Mesa and Corona del Mar Freeways
and the airport is 370 acres designated as Industrial Park, often
referred to as the Airport Industrial Area. This area is a portion
of the much larger Irvine Industrial Complex which extends into the
cities of Irvine and Tustin, although the previously mentioned
borders provide this area with its own distinctiveness as a part of
Costa Mesa. This area is characterized by large parcels and wide
landscaped setbacks. Several firms have located their main or
regional headquarters in the area and are often the single tenants
in large structures.
Multi -tenant and industrial/office condominium developments have
become increasingly popular within the Airport Industrial Area.
The demand for business and professional office space has experi-
enced a pronounced increase in recent years. Currently, almost 1.7
million square feet of office space exist in the area. Although
the area is designated "Industrial Park", over 50 percent of the
City's office space is located in this area.
This industrial park has the further advantage of having been under
one ownership. The Irvine Company subdivided the property into
parcels frequently larger than the minimum- requirements of the
zoning. The subdivided parcels have been either leased or sold,
with the Irvine Company retaining control over the subsequent
development through conditions in addition to the City's develop-
ment standards. Although subdivision and development have been
relatively recent, only about 1 percent of the Airport Industrial
Area remains vacant.
The third industrial area in Costa Mesa is the 444 acre
industrial park located between the San Diego Freeway, Fairview
Road, the Santa Ana River, and the northerly City limits. Like the
Airport Industrial Area, the North Costa Mesa Industrial District
benefits from the fact that most of the land was originally held
under a single ownership. This district is a part of a larger
industrial area which extends northward into the City of Santa Ana.
To date, the primary users of this industrial area have been large
single -tenant manufacturing firms and corporate offices.
Included within this district is the 65 -acre portion of Home Ranch
area located north of the I-405 and south of South Coast Drive.
This area is presently in agricultural production and is one of the
few remaining large parcels in the City available for urban
development.
The remaining 9 acres of industrial land are designated for
Light Industrial uses and are located in five smaller pockets in
348
various sections of the City. These areas
characterized by small parcels in areas which were
industrial by the City's original Master Zoning Plan
with the existing uses.
Industrial Area
Southwest
Airport
North
Other
TOTAL
TABLE 57: INDUSTRIAL AREAS (1990)
General Plan
Light Industry
Industrial Park
Industrial Park
Light Industry
Public and Semi -Public Areas
are generally
designated as
in accordance
Total Acres
370
X3"1:':
...............
................
3-64[.3
Costa Mesa contains an unusually high percentage of land designated
...................
as Public and Semi -Public. A total of 1,29S .I.acres in the City
and its sphere of influence has been specified for public and
quasi -public use. When combined with the similar Golf Course
designation and Fairgrounds designation, these uses constitute a
large percentage of the City.
This high proportion is primarily the result of past actions of
various governmental entities. The development of the Santa Ana
Army Air Base during World War II was the first major land
acquisition by a governmental agency. This site has since been
divided, remaining mostly in -public ownership. The current public
or quasi -public users of the site are: Orange Coast College, Costa
Mesa High School, Davis Middle School, Presidio, Elementary School,
TeWinkle' Park, the National Guard Armory, Orange County Fair-
grounds, Civic Center. Park, City Hall, and Southern California
College.
A second major land acquisition by the State also preceded the
formation of the City, and was responsible for the public ownership
of Fairview Developmental Center, the Costa Mesa Golf and Country
Club, and the Fairview Regional Park. In 1950, 750 acres had been
acquired for a State mental institution. Today the Fairview
Developmental Center occupies 111 acres of the original site. The
ownership of the Golf Course and most of Fairview Park belong to
the City. Acquisitions by the City and County have expanded this
area of public land to include the Talbert Regional Park Site
adjacent to the Santa Ana River and the adjoining City Canyon Park.
Three golf courses exist within Costa Mesa and its sphere of
influence. The previously mentioned Costa Mesa Golf and Country
Club is the only one of the three which is open to the public. The
two remaining golf courses are private.
349
Comparing the data and estimates in Table 58, the ratio between
persons residing in and persons employed in the City shows a
continued decline through 2010. In 1985, 1.17 persons lived in
Costa Mesa for each person who worked here. The ratio is estimated
to decrease further to 1.09 in 2010.
Local Comparison of Land Use Balance
Since people do not restrict all of their functions to one city, an
examination of the manner in which other cities have divided their
land for various uses is appropriate. Table 59 compares the major
General Plan land uses of Costa Mesa with neighboring cities by
acreage and percentage of each city (including sphere of influence)
allocated for the uses.
A balance between residential and employment opportunities promotes
the possibility for people to live and work in the same area. The
allocation of land for residential and employment -generating uses
is a primary tool which local governments can use to encourage Stich
a balance. Costa Mesa and its five neighboring cities have
allocated a total of �I873 acres for residential purposes
and 9:9, 1, ? acres for commercial and industrial, the main
employment generating uses. The remaining 233,S;i33:2�.5 acres are
designated for public, agricultural, and other uses: TlZis results
in 2.03 acres of land being specified for residential development
fcr each commercial or industrial acre. Costa Mesa's ratio is
somewhat less than this average, at 1.8 residential acres per
employment generating acre. However, Costa Mesa does designate a
significantly greater portion of its land for Medium and Hill
Density Residential development than any of the adjoining citie--:;.
Forty-two percent of all residential land in the City is specif ed
for such uses. The availability of land for multiple -family
development is also an important factor in the balance of uses.
Since a substantial number of persons employed within Costa Mesa
and its neighboring cities do not have the family size or the
economic means to warrant or acquire a home in a low density area,
the establishment of an adequate portion of higher density areas is
one method by which a range of housing types and costs can be en-
couraged.
Job/Housing Balance
The current balance of land use determines in part the ability for
people to live near their place of employment, to shop within a
reasonable distance from their homes or work, to use areas set
aside for recreation, and to conveniently carry out other activi-
ties desired in an urban environment. Information available from
the 1980 Census indicates that 31 percent of the employees who
reside in Costa Mesa work in the City. An additional 34 percent
work within 20 minutes of their homes. Thus, 65 percent of Costa
Mesa's employee population in 1980 were able to establish residence
within a reasonable distance to their employment.
351
TABLE 59: LAND USE ELEMENT COMPARISON
1 - Golf Course and Fairgrounds
3
2-.- Planning Reserve, Planned Community, Mixed Use
Vett MCL111 val-Day- Wes a unt for Public/Park Land in—L-ORr Use
Element. in -1989, an _ is
use.
*41 5ep-- Ioa j p- .
352 Updated April 19, 1993
Residential
Commercial
Industrial
Public
Other
Costa Mesa
3-,969 ac.
-934 ac.
1,164 ac.
1,295 ac.
652 ac.'
49$
13%
14%
16$
8$
Newport
4, 3.9 ac.
1,386 ac.
3e2 ac.
1,61 ac.
---
Beach
-5-ft
$
4%
-21$
---
Huntington
It, 633 ac.
6 ac.
X62- ac.
ac.
-M-7 ac.2
Beach
66 $
8$
4U$
32$
-2$
Fountain
3-1-3-1-5 ac.
4$$ ac.
-"Q ac.
---
---
Valley3
�5$
,14$
1-4%
---
---
Santa Ana
3 @ 23- ac.
-2-,-+,H ac.
3r444 ac.
1,626 ac.
409 ac.
58$
33$
4.8$
9$
2%
Irvine
565• ac.
1;'TS8' ac.
3-,-M ac.
10, 963' ac.
4,533'ac.4
-"%
a $
-1-5%
-.44%
-17
1 - Golf Course and Fairgrounds
3
2-.- Planning Reserve, Planned Community, Mixed Use
Vett MCL111 val-Day- Wes a unt for Public/Park Land in—L-ORr Use
Element. in -1989, an _ is
use.
*41 5ep-- Ioa j p- .
352 Updated April 19, 1993
TABLE 59: LAND USE ELEMENT COMPARISON
Cities
Residential
Commercial
Industrial
Public
Other
Costa Mesa
652 ac.
.. .. ..
............
8%
Newport Beach
00
.. ....... .... .
..... iF .........
38.
.......
..........
2%
.......
.
4
Huntington
..........
1:,328 :
Beach
......
........
2 .0%
Fountain
X61
.......... ....
Vic:
1071 ac
Valley
...........1,163
..
...........
....
.........
.........9i
.........
Santa Ana
i
x,031 ac
3,d5 2.
1,626 ac.
16 ac
..............
Ri
:17:
N
2 .0. %
9%
Irvine
A'.7.+--"sS.93X-*i-' 6.'."!
.. .. . ............
6:11 ac.
4
231'.9.67:7ac.
- ... - -1
.................
19
.:
:
.3 s
....... .
47,
........
1 - Golf Course and Fairgrounds
2-WX,
3- Planning Reserve, Planned Community, Mixed Use
hs, -.fit ud... t.on..
a.i pacq�:� j �:d"
A
4-
35
Balance of Industrial and Commercial Uses
Since 1980, the amount of commercial acreage has increased while
industrial acreage has slightly declined.
Commercial
Acreage
Industrial
Acreage
1980 929 ac.
(11%)
1,264 ac.
(15°1)
<9 I ;0{.3: ac.
(13 %)
€1;::13;3: ac.
(14-0.)
In addition, the percentage of undeveloped .:::industrial acreage has
decreased from 27.5*1 in 1980 to b-4° 6? in 1990. This is
comparable to 8.8%. s of commercial land wfiich is undeveloped.
Current marketplace interest is in high-tech industrial parks and
interest is moving away from structures designed for light
manufacturing. The high-tech industrial developments are often
more similar to an office use than a traditional manufacturing use.
This has implications, among other things, for parking requirements
and estimates of traffic generation and employment.
There is also increasing marketplace pressure to utilize industrial
areas for commercial uses due to lower land costs, product costs,
etc. If the trend continues, the balance between commercial and
industrial uses may change significantly.
Costa Mesa has established commercial areas, notable along the
major arterials, the South Coast Metro Area (north of the I-405),
and the Redevelopment Area (in the vicinity of Harbor Boulevard and
19th Street), which could be negatively impacted by the expansion
of commercial uses into industrial zones. If commercial users are
allowed to use the less expensive industrial space, the commercial
zones may then begin to deteriorate as vacancy rates in commercial
buildings increase.
LAND USE CONSTRAINTS
Often, the full impact of certain land use constraints is not felt
until an area is built to or near the limits of the General Plan
designation. Individual projects may not present problems, but the
cumulative effect of several developments at a specific intensity
could prove excessive. The different types of constraints, along
with their impacts and appropriate mitigations, are discussed in
the following sections.
Flood Hazards
Approximately 1,725 acres of northern and western Costa Mesa are
within a Flood Hazard Area as determined by the Federal Insurance
Administration. Thus, in a 100 -year flood it is anticipated that
17 percent of the City will be subject to at least 1 foot of
flooding. This constraint requires consideration of the types of
uses appropriate for areas subject to flooding. The flooding
depths in the 100 -year flood will range from 1 to 7 feet. Thus, if
development is to be allowed in the Flood Hazard Area, the
toleration of the uses to inundation must be considered.
353
office employees and theatre patrons; their proximity reduces the
need for vehicle trips; and office and theatre use generally occur
during different parts of the day - allowing use of the same
parking facilities.
Several different design approaches can be taken to implement the
mixed-use concept. Some of the benefits can be achieved simply by
locating different uses adacent to each other. This may be on
adjacent pproperties (not a rue "integrated development"), such as
the hig'
h densit apartments adjoining Harbor Center; or on the same
site, such as The Lakes development which contains residential,
office, and retail areas. The latter may be accomplished by zoning
portions of the property differently, or by including complementary
uses under a Planned Development zone.
The most extreme method of mixing uses is to include both in the
same structure. This has been done in the 19th Street transitional
area. However, due to a lack of design guidelines and zoning
regulations adopted for the area, the transition zone has been a
source of many problems. The benefits of mixed use development
would be more readily seen in structures designed to accommodate
more than one use (i.e., a vertical mixture).
Several older buildings remain on Newport Boulevard and in the
Downtown area with commercial uses on the ground floor and
residences above. Some of the nation's larger cities contain high-
rise structures with lower floors devoted to commercial and office
use and upper floors containing residential units. Such designs
may be viable in the developing portions of north Costa Mesa.
BUILDING HEIGHT
Building height restrictions are established for the purposes of
regulating the intensity of development and limiting impacts on
neighboring properties. Height limitation has long been recognized
to be a legitimate use of &ities' police powers as one of many
zoning techniques employed to insure adequate light, air, and
privacy. Height limits are also established to reduce fire risks -
often because local fire protection agencies do not have the
necessary equipment and other resources to fight high-rise fires.
Until 1972 the maximum building hei ht in Costa Mesa was two
stories. Tie only exception was the I& zone which did not contain
a height limit, although Planning Commission approval of a master
plan of development was required. In 1972, 173 and 174, the Town
Center, Industrial, and Planned Development zoning ordinances were
adopted without height limits. However, the City retains discre-
tion in the Town Center and Planned Development zones, where
conditional use permits are required for project approval. Revised
commercial development standards, adopted in 1978, include
buildings in excess of two stories or 30 feet as conditional uses.
A 1977 amendment redefined the residential height limit as two
stories, not to exceed 30 feet.
Height restrictions can be phrased in terms of the number of
stories, the measured height in feet, or both. The choice of
standard should be determined by the purpose sought. A limitation
to the number of stories is best suited to the purpose of regu-
375
Graduated Standards
Commercial Classifications. The graduated standards divide
commercial uses into three broad categories based upon their
traffic generation characteristics. The following table and text
lists and describes these standards.
TABLE 61
COMMERCIAL BUILDING INTENSITY STANDARDS
Low Moderate High
Land Use Designation Traffic FAR Traffic FAR Traffic FAR
1
General Commercial
Commercial Center
0.40 0.30 0.20
0.45 0.35 0.25
The Low Traffic category allows commercial uses with daily trip
generation rates of 20 or fewer trip ends per 1,000 sq. ft. of
floor area. Allowable uses under this standard include general
offices, motels and hotels, mini -warehouses or self storage
warehouses and furniture stores.
The Moderate Traffic category allows commercial uses with daily
trip generation rates of between 20 and 75 trip ends per 1,000 sq.
ft. of floor area. Allowable uses within this standard include
general retail uses, car dealers, medical and government offices,
hospitals, auto repair, and cleaners.
The High Traffic category allows commercial uses with daily trip
generation rates in excess of 75 trip ends per 1,000 sq. ft. of
floor area. Allowable uses in this category include restaurants,
convenience markets, service.stations, and banks.
The above floor area ratios standards shall apply to all proposals
for new- development, all requests for expansions to existing
facilities and conversions of single -purpose buildings to other
uses with different trip generation rates and/or characteristics.
Mixed use projects or shopping centers which include a range of
low, moderate and high trip generating uses shall not exceed the
Moderate Traffic floor area ratios standards of the above land use
classifications.
Industrial Classifications. The graduated standards also divide
the industrial uses into three broad categories based upon their
traffic generation characteristics. Although the categories are
the same as the commercial ones, the thresholds are different
because of the lower overall traffic generation characteristics of
industrial uses. The following table and text lists and describes
these standards:
381
In addition to the above locational preferences, viable High
Density development is also dependent upon site characteristics.
A site should be of appropriate size and dimension before the
higher densities within this designation are allowed.
Because of their location and intensity of development, High
Density Residential areas are also appropriate for quasi -residen-
tial uses such as senior citizen congregate care facilities,
convalescent hospitals, and group residential homes. Schools,
churches, parks, libraries and related public facilities are also
appropriate.
Complementary commercial uses within this designation may be
allowed in planned development projects provided that the commer-
cial uses will have Floor Area Ratios and population densities that
are the same as the Neighborhood Commercial land use designation.
Compatible zones include R2, R3, PDR -HD, PDR -NCM and I&R.
Commercial
£ie'1 designations are applied to the land in Costa Mesa
allocated for commercial uses. These designations vary in location
and intensity in order to accommodate the full range of commercial
activity present in Costa Mesa.
3
389-1
Neighborhood Commercial:
As the title implies, Neighborhood Commercial areas are intended to
serve local convenience shopping and service needs. Appropriate
uses include markets, drug stores, retail shops, financial
institutions, service establishments and support office uses.
Restaurants, hotels and motels, and residency hotels such as single
room occupancy (SRO) hotels may be appropriate if properly located,
designed and operated to avoid adverse impacts to surrounding uses.
The establishment of such uses in various areas proximate to
residential neighborhoods can reduce the need for longer vehicle
trips to areas of more intense commercial activity in order to
obtain goods or services which may be required on a frequent basis.
In addition to the convenience afforded neighborhood residents,
well placed Neighborhood Commercial areas can reduce vehicle use
and thereby traffic congestion and energy consumption. Since
Neighborhood Commercial uses are intended to serve nearby
residential neighborhoods, the uses permitted should be among the
least intense of the commercial spectrum. The establishment of a
Neighborhood Commercial designation for commercial areas adjoining
sensitive land uses can be one method of preventing the
encroachment of potentially incompatible uses.
Development within this designation will accommodate a wide variety
of retail uses, offices and service establishments housed in one-
story commercial buildings. Two-story buildings should only be
permitted where it can be shown that they will not adversely impact
adjacent uses. The allowable floor area ratios (FAR) are 0.15 for
high traffic generating uses, 0.25 for moderate traffic generating
uses, and 0.35 for low traffic generating uses. Standards for
determining the traffic generation rates for low, moderate and high
traffic generating uses are contained in the Land Use/Circulation
Correlation section of this element.
MJ
EXHIBIT B
The followin properties are hereby redesignated from Neighborhood Commercial to
Commercial -residential :
ADDRESS
PARCEL NUMBER
1950 Newport Blvd.
426-262-01
1960 Newport Blvd.
426-262-02
1966 A & B Newport Blvd.
426-262-16
1970 Newport Blvd.
426-262-13
(westerly 7,000 sf)
1974, 1976 Newport Blvd.
426-262-03
1982, 1984 Newport Blvd.
426-262-04
1996 Newport Blvd.
426-262-05,06
2000, 2016 Newport Blvd.
426-181-27
2020 Newport Blvd.
426-181-03
2028, 2030, 2038, 2040 Newport
Blvd.
426-181-04,05,06
2052 Newport Blvd.
426-182-01
2060 Newport Blvd.
426-182-07
(westerly 49,500 sf)
2070 Newport Blvd.
426-182-18
2072 Newport Blvd.
426-182-10
2080 Newport Blvd.
426-182-11
2100 Newport Blvd.
426-121-01
2134 Newport Blvd.
426-121-14
2136 Newport Blvd.
426-121-15
2138 Newport Blvd.
426-121-16
2140 Newport Blvd.
426-121-12
2146 Newport Blvd.
426-121-40
2148 Newport Blvd.
426-121-11
2150A Newport Blvd.
426-121-13
2154 Newport Blvd.
426-121-41
2156 Newport Blvd.
426-121-21
2180 Newport Blvd.
426-121-22
2200 Newport Blvd.
426-051-01
2214, 2216 Newport Blvd.
426-051-02
2228 Newport Blvd.
426-052-01
2246 Newport Blvd.
426-052-02
2250 Newport Blvd.
426-053-01
B-1
ADDRESS
PARCEL NUMBER
2274 Newport Blvd,
426-053-02, 03
2278 Newport Blvd.
426-054-01
2280 Newport Blvd.
426-054-02
2300 Newport Blvd.
439-271-01
2306 Newport Blvd.
439-271-02
2314 Newport Blvd.
439-271-03
2318, 2320 Newport Blvd.
439-271-04
2324 Newport Blvd.
439-271-05
2328 Newport Blvd.
439-271-06
2330 Newport Blvd.
439-271-07
2336 Newport Blvd.
439-271-08
2346 Newport Blvd. '
439-271-38
2360 Newport Blvd.
439-272-01
2374 Newport Blvd.
439-272-24
2380 Newport Blvd.
439-272-04
2384 Newport Blvd.
439-272-05
2394 Newport Blvd.
439-272-06,07
2402 Newport Blvd.
439-281-01,02
2424, 2426 Newport Blvd.
439-281-03
2428 Newport Blvd.
439-281-04
2430 Newport Blvd.
439-281-47
2436A, 2436B Newport Blvd.
439-281-07,08
2450 Newport Blvd.
439-281-48
1.59 ACRES
2454 Newport Blvd.
439-281-11
2458A, 2458B Newport Blvd.
439-281-12
2460 Newport.Blvd.
439-281-13
2470 Newport Blvd.
439-281-14
2472, 2476Y: Newport Blvd.
439-281-16
2474,2476 Newport Blvd.
439-281-15
2482, 2484, 2488 Newport Blvd.
439-281-17
2490 Newport Blvd.
439-281-18
25381 2544 Newport Blvd.
439-171-45
2550 Newport Blvd.
439-171-46
2560 Newport Blvd.
439-171-12
i
ADDRESS
PARCEL NUMBER
2570 Newport Blvd.
439-171-13,22,24
2574, 2576A, 25768, 2576C Newport
Blvd.
439-171-14
2578, 2584, 2580, 2586, 2582,
2588 Newport Blvd.
439-171-16
2590 Newport Blvd.
439-171-15
(No address) Newport Blvd.
439-071-08,09
2602 Newport Blvd.
439-071-07
2620 Newport Blvd.
439-071-06
2624 Newport Blvd.
439-071-05
2626 Newport Blvd.
439-071-04
2642 Newport Blvd.
439-071-31
2648 Newport Blvd.
439-081-07
2656 Newport Blvd.
439-081-06
2664 Newport Blvd.
439-081-05
2668 Newport Blvd.
439-081-04
2672 Newport Blvd.
439-081-03
2680 Newport Blvd.
439-081-02
2698 Newport Blvd.
439-081-01
EAST 23RD STREET
109 East 23rd Street
426-054-03
113 East 23rd Street
426-054-04
ALBERT PLACE
114 Albert Place 1
426-054-17
VIRGINIA PLACE
120 Virginia Place
426-052-15
WILSON STREET
Southerly of 115 Wilson St.
439-271-33
115 Wilson Street
439-271-39
MONTE VISTA AVENUE
113 Monte Vista Avenue
439-281-19
123 Monte Vista Avenue
439-281-20