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HomeMy WebLinkAbout96-98 - Adopting General Plan Amendment GP-96-02ARESOLUTION NO. 96-98 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT GP -96-02A, 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 -96-02A proposes to amend the Land Use Element by establishing building intensity standards for very low traffic generating land uses in commercial and industrial land use designations; and WHEREAS, public hearings were duly held by the Planning Commission on October 14 and October 28, 1996, and by the City Council on November 18, 1996, in accordance with Section 65355 of the Government Code of the State of California, all persons having been given the opportunity to be heard both for and against said amendment GP -96-02A 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 -96-02A amending the Land Use Element to establish building intensity standards for very low traffic -generating land uses in commercial and industrial land use designation, as shown in Exhibit "A". 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 indicated 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 18" day of November, 1996. — At, Mao of the City of Costa Mesa ATTEST: PPROVED AS TO FORM Deputy C' Clerk of the City of Costa Mesa CITY ATTORNEY STATE OF CALIFORNIA) COUNTY OF ORANGE ► ss CITY OF COSTA MESA ► 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. 96 - yg was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on the 18th day of November, 1996. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of the City of Costa Mesa this 19th day of November, 1996. Deputy Vty Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa :EXHIBIT "A" Updated 7-15-96 346-1.1 TABLE 56: LAND USE DESIGNATIONS (1996) Land Use Designation ; ` Residential Density , Floor Area Ratio Acres Acres Total Aces % of Ciry DUTAcre* Developed Undeveloped Low Density Residential <8 Same as Neighborhood 2,268.0 1.0 2,269.0 28.0 Commercial Medium Density Residential S12 Same as Neighborhood 774.9 43.3 818.2 10.1 Commercial High Density Residential :520** Same as Neighborhood 809.7 46.0 855.7 10.6 Commercial Commercial- Residential <_17.4 0.20/High Traffic 47.2 0.0 47.2 0.6 0.30/Moderate Traffic 0.40/Low Traffic 0.75Nery Low Traffic Neighborhood Commercial 0.15/High Traffic 48.1 0.5 48.6 0.6 0.25/Moderate Traffic 0.35/Low Traffic 0.75Nery Low Traffic General Commercial 40 0.20/Iiigh Traffic 582.5 15.1 597.6 0.30/Moderate Traffic 7.4 0.40/Low Traffic 0.75 Very Low Traffic Commercial Center <5' 0 0.25/High Traffic 38.0 3.0 41.0 0.35/Moderate Traffic 0.5 0.45/Low Traffic 0.75Nery Low Traffic Regional Commercial 520 0.652/0.89*** 115.0 0.0 115.0 1.4 Urban Center 40 0.50 Retail 131.5 81.7 213.2 2.6dustrial rcommercial 0.60 Office Parr 0.20/High Traffic 674.5 69.0 743.5 9.2 0.30/Moderate Traffic 0.40/Low Traffic 0.75Nery Low Traffic Light Industry :520 0.15/High Traffic 383.2 6.0 389.2 0.25/Moderate Traffic 4.8 0.35/Low Traffic 0.75Nery Low Traffic Public and Semi- Public - 0.25 970.9 334.5 1,305.4 16.1 Golf Course - <0.01 502.0 0.0 502.0 6.2 Fairgrounds - <0.10 150.0 0.0 150.0 1.9 TOTAL 7,495.5 600.1 8095.6 100.0 ' Within the Medium and high Density Residential designation, existing residential unfits 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 be units to redeveloped would be limited to the 1990 Genera! 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 Notch Costa Mesa where the density allowance is 25 to 35 DU/acre. ***See Regional Commercial text. Updated 7-15-96 346-1.1 Without a clear vision of what the area should be, the past problems are likely to continue. Therefore, the RUDAT Scheme 1 has been selected with design guidelines to be established through a Specific Plan. LAND USE/CIRCULATION CORRELATION The description of the individual Land Use classifications in the following section establishes allowable building intensities for each classification. The allowable residential densities and nonresidential building intensities have been established to ensure that the development allowed by the Land Use Element does not overburden the City's planned circulation system. This correlation is required by State law in Section 65302(b) of the Government Code. Long-term correlation between the planned land uses and the available circulation system capacity is tied to two major factors. As mentioned above, the first is the density or intensity of permitted land uses. The second is the specific trip generation characteristics of the particular use under review. Typically, trip generation studies have shown high degrees of consistency and correlation between residential trip rates within major use categories (i.e. single-family detached, condominiums and apartments). As such, typical residential density standards expressed in terms of allowable dwelling units per acre are adequate in assessing and predicting future trip generation from these types of land uses. Unfortunately, the consistency found within residential land uses cannot be found in nonresidential land uses. Trip rates vary significantly, especially within commercial land uses. As such. additional controls or levels of controls are necessary to ensure that traffic generated by these uses can be adequately handled by the surrounding street network. To establish the necessary level of controls, allowable commercial building intensity standards are established in two ways. The first includes a series of graduated, four t4ee-stepped floor area ratio standards for the Commercial - Residential Neighborhood Commercial, General Commercial and Commercial Center land use designations. The second involves a two-part standard involving both floor area ratio standards and a trip budget for the Regional Commercial, Urban Center Commercial and Fairgrounds land use classifications. The two industrial classifications also have the graduated, four twee -stepped standards to account for support office, service and commercial uses in industrial areas. An exception to the Industrial Park standard, is the 60 -acre Segerstrom Home Ranch site in north Costa Mesa which is also governed by trip budget limits similar to those in the Regional Commercial and Urban Center Commercial designations. Graduated Standards Commercial Classifications. The graduated standards divide commercial uses into four twee broad categories based upon their traffic generation characteristics. The following table and text lists and describes these standards. TABLE 61 COMMERCIAL BUILDING INTENSITY STANDARDS Very Low Low _Moderate _High Land Use Designation Traffic FAR Traffic FAR Traffic FAR Traffic FAR Commercial -Residential 0.75 0.40 0.30 _0.20 Neighborhood Commercial 0.75 0.35 0.25 _0.15 General Commercial 0.75 0.40 0.30 _0.20 Commercial Center 0.75 0.45 0.35 _0.25 The Very Low Traffic category allows commercial uses with daily trip genration rates of less than 3 trip ends per 1,000 square feet of floor area. Allowable uses under this standard include mini - warehouse developments. The Low Traffic category allows commercial uses with daily trip generation rates e€ betweeen 3 and 20 er-€ewes trip ends per 1,000 sq. ft. of floor area. Allowable uses under this standard include general offices, motels and hotels, and furniture stores. The Moderate Traffic category allows commercial uses with daily trip generation rates of between 20 and 75 trip ends per 1,000 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. Projects which include very low traffic-¢eneratiniz land uses in addition to other commercial uses may be developed at the maximum 0.75 FAR standard as long as the other uses on the site do not exceed the intensity which could be developed if 20% of the total lot area was devoted to such uses at the FAR which would otherwise apply to such uses. Updated 7-15-96 381344 Industrial Classifications. The graduated standards also divide the industrial uses into four -twee broad categories based upon their traffic generation characteristics. Although the categories are the same as the commercial ones, the thresholds are different because of the lower overall traffic generation characteristics of industrial uses. The following table and text lists and describes these standards: TABLE 62 INDUSTRIAL BUILDING INTENSITY STANDARDS Very Low Low _Moderate _High Land Use Designation tion Traflic FAR4rallic FAR Traffic PAR 'Traffic FAR Light Industry 0.75 0.35 0.25 _0.15 Industrial Park 0.75 0.40 0.30 _0.20 The Very Low Traffic category allows industrial uses with daily trip generation rates of less than 3 trip ends per 1.000 square feet of floor area. Allowable uses under this standard include mini - warehouse developments. The Low Traffic category allows industrial uses with daily trip generation rates of between 3 and 8 or- e trip ends per 1,000 sq. ft. of floor area. Allowable uses under this standard include a wide range of manufacturing, assembly and research uses. The Moderate Traffic category allows uses with daily trip generation rates between 8 and 15 trip ends per 1,000 sq. ft. of floor area. Allowable uses under this standard include support office and business park type uses. The High Traffic category allows uses with daily trip generation rates in excess of 15 trip ends per 1,000 sq. ft. of floor area. Allowable uses under this standard include support commercial and service uses and restaurants. The above floor area ratio standards shall be applied to all new development proposals, all requests for expansions of existing buildings and conversions of single -purpose buildings to a use with different traffic generations rates and/or characteristics. Mixed use projects which include a range of low, moderate and high trip generating uses shall not exceed the Moderate Traffic standards of the above land use classifications. Commercial Six 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. Commercial -Residential: Updated 7-15-96 3829 The Commercial -Residential designation is intended to be only applied to a limited area on the east side of Newport Boulevard between Walnut Street and Mesa Drive. This area is uniquely situated between existing residential development to the east and the northbound lanes of Newport Boulevard. Although this area has historically been developed as commercial, changing traffic patterns as a result of the completion of the Costa Mesa Freeway to 19th Street .has reduced the viability of commercial development. It is the intent of this land use designation to allow a complementary mix of commercial and residential zoning along Newport Boulevard. It is anticipated that individual parcels would be developed as either a commercial or residential use. A mix of both commercial and residential on one parcel would only occur in a Planned Development zoning district. Residential development would be encouraged provided that certain development standards are met pursuant to the adopted Newport Boulevard Specific Plan. Density would range from 12 units per acre to 17.4 units per acre. Using average household size data from the 1990 Census, the projected population density in residential developments would be up to 44 persons per acre. It would be necessary to ensure adequate buffering between the residential development and incompatible uses. Updated 7-15-96 39034 It is furthermore the intent of this land use designation to allow commercial uses which serve and complement the residential neighborhoods to the east and within the Specific Plan area. Appropriate uses include markets, drug stores, retail shops, financial institutions, service establishments and support office uses. Restaurants and residency hotels such as single room occupancy (SRO) hotels may be appropriate if properly located to avoid adverse impacts to the surrounding residential areas. The establishment of such uses in various areas proximate to residential neighborhoods can reduce to 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. 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 0.20 for high traffic generating uses, 0.30 for moderate traffic generating uses, aFA 0.40 for low traffic generating uses and 0.75 for very low traffic lZenerging uses. Standards for determining the traffic generation rates for very low. low, moderate, and high traffic generating uses are contained in the Land Use/Circulation Correlation section of this element. Population densities in commercial development within the Commercial -Residential designation are largely a factor of the employment -generating ratios of the uses permitted. Table 63 identifies the ratios used to estimate employment projections throughout this plan. The standard mix of uses in this designation would generate an average population density of 27 employees per acre. A development that consisted of office use only would require up to 60 employees per acre. Residency hotels, such as SROs, may have resident populations of up to 117 persons per acre. Institutional uses may also be appropriate in this designation, provided that land use compatibility and traffic issues have been addressed. Institutional uses would require a discretionary review and approval process. Residential, commercial and noncommercial uses may be integrated into a single development through the Planned Development process. Residential densities in planned development projects are not to exceed 17.4 units per acre pursuant to the development standards in the adopted Newport Boulevard Specific Plan. Noncommercial uses would be subbject to the same floor area standards as commercial uses in this designation. Individual components of mixed use projects which include separate commercial and residential uses shall comply with the floor area ratio, density and all other development standards for the portion of the lot on which they are located. Parking between mixed uses may be permitted according to the provisions of the Municipal Code. Mixed use projects which combine complementary commercial and residential uses within a single structure shall not exceed the applicable floor area ratio and density standards and shall not be developed at an intensity Updated 7-15-96 389-1+ that would exceed the traffic generation of the site if it was developed at the moderate trip generation rate. Compatible zones include AP, CL, C1, P, PDC, R2 -MD, R2 -HD, PDR -MD AND PDR -HD. 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, aad 0.35 for low traffic generating uses and 0.75 for very low traffic generating land uses. Standards for determining the traffic generation rates for very low. low, moderate and high traffic generating uses are contained in the Land Use/Circulation Correlation section of this element. Updated 7-15-96 389-22 Population densities in the Neighborhood Commercial designation are largely a factor of the employment -generating ratios of the uses permitted. A table identifying the ratios used to estimate employment projections throughout this plan follows. Typically, the building intensity range of this designation would generate a corresponding population density of 23 employees per acre for a standard mix of uses. A development that consisted of office use only would require, up to 51 employees per acre. SRO hotels would have resident populations of up to 105 persons per acre. The City's Neighborhood Commercial land is found in eight small areas throughout the City and are typical of the type of use and size envisioned when this designation was originally established. Also, the Newport Boulevard commercial strip north of Walnut is designated as Neighborhood Commercial. Compatible zones include CL, C 1, PDC, AP and P. General Commercial: The General Commercial designation is intended to permit a wide range of commercial uses which serve both local and regional needs. Such areas should have exposure and access to major transportation routes since significant traffic can be generated by certain commercial uses. General Commercial areas should be insulated from the most sensitive land uses, either through buffers of less sensitive uses, or on-site mitigation techniques. The most intense commercial uses should be encouraged to locate on sites of adequate size and dimension to allow appropriate mitigation. Appropriate uses include those found in the Neighborhood Commercial designation plus junior department stores and specialty clothing stores, theaters, restaurants, hotels and motels, and automobile sales and service establishments. In the General Commercial designation the allowable floor area ratios (FAR) are 0.20 for high traffic generating uses, 0.30 for moderate traffic generating uses. aiid 0.40 for low traffic generating uses and 0.75 for very low traffic generating uses. Criteria for determining the trip generation rate for very low, low, moderate and high traffic generating uses are contained in the Land Use/Circulation Correlation section of this element. Development within this range would typically result in combinations of one- and two-story commercial buildings. Buildings in excess of two stories may be permitted in select areas where the additional height would not impact surrounding, more sensitive land uses. Because of the wider range of uses and more building intensity permitted in the General Commercial designation, the population density with this classification will also be more intense than that found in the Neighborhood Commercial designation. Based on standards in Table 63, the standard mix of uses in this designation would generate an average population density of 27 employees per acre. A development that consisted of office use only would require up to 60 employees per acre. Residency hotels such as single room occupancy (SRO) hotels may be located in the General Commercial district. These hotels would have resident populations of up to 117 persons per acre. 390992 Institutional uses may also be appropriate in' this commercial designation, provided that land use compatibility and traffic 391393 issues have been addressed. Institutional uses would require a discretionary review and approval process. As complementary uses, residential and other noncommercial uses may be allowed through the Planned Development process. Residential densities in planned development projects are not to exceed 20 dwelling units per acre. The corresponding population density is up to 50 persons per acre. Noncommercial uses would be subject to the same floor area standards as commercial uses in this designation. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most appropriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities, and other State legislation, as appropriate. Costa Mesa has several major General Commercial districts. Each of these districts is substantial in size and is extended along highways in Costa Mesa. Virtually all of the General Commercial areas have frontage on either a Primary or Major Highway as indicated on the Master Plan of Highways. Compatible zones include CL, C 1, C 1-S, C2, PDC, AP and P Commercial Center: The Commercial Center designation is intended for large areas with a concentration of diverse or intense commercial uses. Appropriate uses include a wide variety and scale of retail stores, professional offices, restaurants, hotels and theaters. Intense service uses, such as automobile repair and service, should be discouraged. The Commercial Center area, which is located in the downtown Redevelopment Area, has its own character and contains shopping centers, entertainment facilities, office buildings, or other commercial development appropriate for its location and purpose. The Commercial Center is intended to serve both local and regional needs. Because of the large service area, direct access to major transportation corridors is essential. Separation or buffering between Commercial Centers and sensitive land uses is also required. Development within this designation is intended for a variety of intensities ranging from one- to four-story buildings. The allowable floor area ratios (FAR) are 0.25 for high traffic generating uses, 0.35 for moderate traffic generating uses, and 0.45 for low traffic generating uses and 0.75 for very low traffic generating uses. Criteria for determining the traffic generation characteristic of very low, low, moderate and high traffic generating land uses are contained in the Land Use/Circulation Correlation section of this element. 39239a TABLE 63 SELECTED EMPLOYMENT GENERATION RATES/POPULATION DENSITY STANDARDS FOR COMMERCIAL AND INDUSTRIAL USES INDUSTRIAL USES Light Industry 1 employee/470 sq.ft."' Industrial Park 1 employee/420 sq.ft.(') Office 1 employee/300 sq.ft.(') Warehouse 1 employee/750 sq.ft. Manufacturing 1 employee/300 sq.ft. NOTES: (1) Accounts for net leasable area (10% discount from gross floor area). Accounts for 8% assumed future vacancy rate. 393 GENERATION RATE/POPULATION COMMERCIAL USES DENSITY STANDARD General Retail(' 1 employee/450 sq.ft. Restaurane" 1 employee/450 sq.ft. Service Uses(') 1 employee/333 sq.ft. Corporate Headquarters 1 employee/337 sq.ft. Office 1 employee/300 sq.ft.(') Retail Shopping Center 1 employee/500 sq.ft.") Hotel 1 employee/2.5 rooms INDUSTRIAL USES Light Industry 1 employee/470 sq.ft."' Industrial Park 1 employee/420 sq.ft.(') Office 1 employee/300 sq.ft.(') Warehouse 1 employee/750 sq.ft. Manufacturing 1 employee/300 sq.ft. NOTES: (1) Accounts for net leasable area (10% discount from gross floor area). Accounts for 8% assumed future vacancy rate. 393 .39439-2 Based upon the standards included in Table 63, anticipated population density for the standard mix of uses in the Commercial Center designation would be 45 employees per acre. A development that consisted of office use only would require up to 66 employees per acre. Residency hotels such as single room occupancy (SRO) hotels may be located in the Commercial Center district. These hotels would have resident populations of up to 131 persons per acre. Again, these estimates are generalized and should be more refined as specific development proposals are approved. Institutional uses may also be appropriate in this commercial designation provided that land use compatibility and traffic issues have been addressed. These types of uses would require a discretionary review and approval process. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most appropriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities, and other State legislation, as appropriate. As complementary uses, residential and other noncommercial uses may be allowed through the Planned Development process. Residential densities in planned development projects are not to exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. Noncommercial uses would be subject to the same floor area standards as commercial uses in this designation. Compatible zones include C1, C1 -S, PDC, AP and P. Regional Commercial: The Regional Commercial designation is intended to apply to large concentrated shopping centers of regional scale and importance. The intended uses within this designation include major department stores, specialty retail outlets, restaurants, offices, hotel .and other complementary uses. Application of the Regional Commercial designation is limited to the existing South Coast Plaza sites generally located north of the San Diego Freeway off Bristol and Bear Streets. This includes the original 97 -acre site between Bristol and Bear Street and the 18 -acre site occupied by Crystal Court, located west of Bear Street. This designation and locational criteria recognizes the evolution of South Coast Plaza as a regionally significant retail trade center served by major regional transportation facilities and services. Population density standards for this designation are projected to be up to 53 employees per acre. 39539-2 The Costa Mesa General Plan Traffic Model uses the following peak hour rates in determining the trip budget for projects in this classification: the AM peak hour rate is 0.92, and the PM peak hour rate is 3.34, except that the trip budget for the original South Coast Plaza site is 2,300 AM peak hour trips and 8,350 PM peak hour trips. 39639 Development within this designation is largely characterized by multi -story enclosed commercial space and parking structures. Maximum allowable floor area ratio for the Crystal Court site shall be 0.89 and the maximum floor area ratio for the original South Coast Plaza site located between Bristol Street and Bear Street shall be 0.652. In addition to these building intensities, future expansion or redevelopment of the original plaza site is I also governed by the trip budget standards established in the Land Use/Circulation Coordination section of this element. Since the FAR for Crystal Court represents the existing conditions, no further development would be permitted on this site. Complementary residential uses within this designation may be allowed through the Planned Development Zone process. The maximum allowable density within this designation shall be 20 dwelling units per acre. In order to reach the maximum allowable intensity and density, future projects within this designation must exhibit excellence in design, site planning and integration into the surrounding community; provide a balance of jobs and housing opportunities, including the provision of low- and moderate -income housing; provide open space in excess of the minimum standards contained in the zoning ordinance. Compatible zones include C 1-S and PDC. Urban Center Commercial: The Urban Center Commercial designation is intended to allow intensely developed mixed commercial uses within a very limited geographic area. Developments within this designation can range from one- and two-story office and retail buildings to mid- and high- rise buildings of four to fifteen stories. Appropriate uses include offices, retail shops, restaurants, and hotels. Allowable floor area ratio (FAR) standards for this designation are 0.50 for retail uses and 0.60 for office uses. Since the trip budgets and the General Plan Traffic Model are based upon the office trip generation rate, it is unlikely that any property within this designation can fully develop as retail uses at the maximum FAR standard. However, given the nature of the area and past planning efforts on these properties, this type of development is not anticipated. The retail FAR would apply to retail or commercial components within larger scale mixed use projects. The following peak hour rates from the Costa Mesa General Plan Traffic Model for projects in this classification: 1.60 AM and 1.91 PM. These rates shall be applied to the allowable office FAR standard. The Urban Center Commercial designation includes the Automobile Club processing center site located west of Fairview Road, between South Coast Drive and Sunflower Avenue, the Metro Pointe project located north of the San Diego Freeway, west of Bear Street, and most of the northeast portion of the City located north of the San Diego Freeway and east of 397-392 Bristol Street, including South Coast Plaza Town Center, Metro Center and the vacant Sakioka lot 2. The Automobile Club of Southern California processing center site contains two parcels totaling tetagi-ag 39.2 acres. The primary site contains 29.5 acres and is located west of Fairview Road, between South Coast Drive and Sunflower Avenue. The second parcel contains approximately 9.7 acres and is located across the adjacent flood control channel to the west, just north of South Coast Drive. The site is currently developed with 467,000 sq.ft. of office and support service uses. An additional 500,000 sq.ft. of development is allowed pursuant to a development agreement, for a maximum building intensity standard of 0.56 FAR. The future construction will be developed in phases during the 30 -year term of the agreement. Based upon the unique traffic generation characteristics of the Automobile Club operations, the site's trip budget is based upon actual driveway counts from a traffic study dated November 1992. The AM trip budget is 881 trips, while the PM trip budget is 697 trips. Based on an expected employment population of 2.574 employees, the 398 population density standard for the site would be approximately 66 employees per acre. Metro Pointe includes two office building sites located north of South Coast Drive at its intersection with Greenbrook Drive and approximately 30 acres of land located south of South Coast Drive along the San Diego Freeway. Future development of the Metro Pointe project is governed by a previous General Plan Amendment, two vesting tract maps and a development agreement. Building intensities authorized under these previous approvals exceed the allowable floor area ratios of the Urban Center Commercial designation. If the vesting maps and/or development agreements are abandoned, expire, or are terminated then the Urban Center Commercial FARs and trip rates shall govern the future development of the site. The vacant/unvested Phase 4 will be governed by the Urban Center Commercial FAR limits and trip budget limits of 245 AM peak hour trips and 292 PM peak hour trips. The General Plan Traffic Model establishes a trip budget of 2,771 AM peak hour trips and 2,821 PM peak hour trips for Metro Pointe Phases 1-4. Using the employment generation rates in Table 63, this results in an allowable population density standard of up to 150 employees per acre. South Coast Plaza Town Center includes over two million square feet of office development, theaters, restaurants and a hotel in approximately 62 acres. This level of intensity exceeds the allowable floor area ratio for the Urban Center Commercial designation. The Master Plan for this area indicates that a vacant site at the corner of Town Center Drive and Avenue of the Arts will be developed as a 197 room hotel or its equivalent. The trip budget for South Coast Plaza Town Center is 4,187 AM peak hour trips and 6,213 PM peak hour trips. Using the employment generation rates in Table 63, this results in an allowable population density standard of up to 150 employees per acre. Metro Center includes nearly 750,000 square feet of office development, with a large portion of the 46 -acre site still vacant. The trip budget for Metro Center is 2,260 AM peak hour trips and 2,223 PM peak hour trips. The anticipated population density standard for Metro Center is up to 90 employees per acre. The 33 -acre Sakioka lot 2 is vacant except for the farmhouse and farm operation facilities. The trip budget for Sakioka lot 2 is 1,588 AM peak hour trips and 1,562 PM peak hour trips. The anticipated population density standard for Sakioka lot 2 is up to 90 employees per acre. Complementary residential uses within this designation may be allowed through the Planned Development Zone process. The maximum allowable density within this designation shall be 20 dwelling units per acre. In order to reach the maximum allowable intensity and density, future projects within this designation must exhibit excellence in design, site planning and integration into the surrounding community; provide a balance of jobs and housing opportunities, including the provision of low -and moderate -income housing; provide open space in excess of the minimum standards contained in the zoning ordinance. 39939? For mixed-use projects which include separate or distinct components, the nonresidential floor area ratio standard and the residential density standard shall apply to each of the respective components, not the entire project site. For mixed-use projects which do not include distinct elements or which include mixed-use buildings, the overall level of intensity shall be governed by the allowable nonresidential floor area ratio. In both uses, developments must also comply with the established trip budget standards. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most appropriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit. 4003Q The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities, and other State legislation, as appropriate. Compatible zones are PDC and TC. Industrial Two industrial designations apply to Costa Mesa's over 1,000 industrial acres. Over 96 ,percent of the City's industrial area is concentrated in three districts as described in the Land Use inventory section. Industrial Park: The Industrial Park designation is intended to apply to large, distinct districts which contain a wide variety of industrial and compatible office and support commercial uses. Industrial Parks are characterized by large parcels and landscaped setbacks which lend to the creation of a spacious environment. Industrial Parks must have proximity to freeways and other major transportation routes in order to provide the accessibility they require. An internal circulation system consisting of lesser highways is also necessary to accommodate the vehicle demands created. Industrial Parks have major physical separations from areas designated for other uses in order to maintain their distinctiveness and avoid potential land use incompatibilities. Typically, development within this designation would consist of one- and two-story buildings. Additional height could be permitted where compatible with adjacent development and uses or consistent with other constraints such as height limits near John Wayne Airport. The Industrial Park portion of the Home Ranch site may include buildings up to five stories in height near the center of the development. The allowable floor area ratios (FAR) are 0.20 for high traffic generating uses, 0.30 for moderate traffic generating uses_ and 0.40 for low traffic generating uses and 0.75 for very low traffic generating uses. Criteria for determining the traffic generation characteristics of very low, low, moderate and high traffic generating uses are contained in the Land Use/Circulation Correlation section of this element. The exception to the above FAR standards is the 60 -acre Segerstrom Home Ranch site. This site is governed by the maximum allowable FAR standard (0.40) and a trip budget as described in the Land Use/Circulation Correlation section of this element. The trip budget for this site is 827 AM peak hour trips and 855 PM peak hour trips. Anticipated population densities are dependent upon the particular mix of uses within a given project. However, based upon the standards provided in Table 63, the population density would be an average of 40 employees per acre. An office development would have a population density of 58 employees per acre. 401392 Commercial uses within this designation may be allowed provided that the commercial use is determined to be complementary to the industrial area and is within the allowable floor area ratio standards of the designation. Commercial recreational uses may also be appropriate in this industrial designation under these same condition. Institutional uses may 402392 also be appropriate in this industrial designation provided that land use compatibility and 403 traffic issues have been addressed. Institutional uses would require a discretionary review and approval process. Combinations of residential, institutional and commercial uses may be allowed through the Planned Development zone process. Floor area ratios and population densities for commercial projects would be similar to the Neighborhood Commercial land use designation. Residential densities in Planned Development projects are not to exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. Facilities that transfer, store or dispose of hazardous wastes that are generated at another source (off-site) may be allowed in this land use designation, pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities, and other State legislation, as appropriate. Costa Mesa's Industrial Park land is divided between the North Costa Mesa and Airport Industrial Districts as discussed in the Land Use Inventory section. Both are developed with industrial and office uses as envisioned by the Industrial Park designation. Compatible zones include MP, PDI and CL. Light Industry: The Light Industry designation specifies areas intended for a variety of light and general industries. Uses in such areas are expected to be small manufacturing and service industries as well as larger industrial operations. Although the uses within Light Industry areas are intended to be less intense than those allowed in Industrial Parks, the frequent lack of a physical separation between Light Industry areas and residential areas necessitates on-site mitigation. Highway access to such areas should be provided in a manner which directs industrial traffic away from more sensitive uses. Development within this designation would be characterized by a combination of one- and two-story buildings. Because of the location of Light Industry areas and their proximity to residential uses, higher buildings should be restricted to areas which will not impact the surrounding more sensitive uses. The allowable building intensity standards are floor area ratios (FAR) of 0.15 for high traffic generating land uses, 0.25 for moderate traffic generating land uses -and 0.35 for low traffic generating uses and 0.75 for very low traffic y ,eneratinp, uses. Criteria for determining the trip generation characteristics for very low. low, moderate and high traffic generation uses are contained in the Land Use/Circulation Correlation section of this element. The average population density would be 31 employees per acre, and 53 employees per acre for office uses based upon the standards provided in Table 63. Q In Commercial uses within this designation may be allowed provided that the commercial use is determined to be complementary to the industrial area and is within the allowable floor area ratio standards of this designation. Commercial recreational uses may also be appropriate in this industrial designation under these same conditions. 40539a— .i Institutional uses may also be appropriate in this industrial designation provided that land use compatibility and traffic issues have been addressed. Institutional uses would require a discretionary review and approval process. Combinations of residential, institutional and commercial uses may be allowed through the Planned Development zone process. Floor area ratios and population densities for commercial projects would be similar to the Neighborhood Commercial land use designation. Residential densities in Planned Development projects are not to exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. The 30 -acre area located west of Whittier Avenue is designated Light Industry in recognition of the existing development in the area. Nevertheless, the area may lend itself to residential development in the future. Therefore, this area has an underlying Low Density Residential designation that can be activated concurrently with the development of a Specific Plan. The Specific Plan would address the issues of transitioning from industrial to sensitive residential uses. Facilities that transfer, store or dispose of hazardous wastes that are generated at another source (off-site) may be allowed in this land use designation. pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities. and other State legislation, as appropriate. The majority of the City's Light Industry land is located in the Southwest Industrial District. This district directly adjoins residential areas (primarily High Density- Residential) to the north, which requires careful attention to design. The area is divided into quadrants by Secondary and Commuter Highways. The north -south highways pass through residential areas before reaching the Southwest District. Compatible zones include MG, PDI and CL. 406