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Home My WebLink AboutPh-4 - 26-174 - Exhibit A to North CM Specific Plan - 3/17/2026NORTH COSTA MESA SPECIFIC PLAN s em Costa Mesa North Costa Mesa Specific Plan SUMMARY OF NORTH COSTA MESA SPECIFIC PLAN AMENDMENTS The North Costa Mesa Specific Plan was adopted by the Costa Mesa City Council in July 1994. Since adoption, the plan has been amended. The following table provides a list and a brief description of the amendment(s). AMENDMENT M DATE OF ADOPTION DESCRIPTION OF AMENDMENT SP-98-04 April 19, 1999 Created a site -specific FAR of 0.72 for South Coast Metro Center (Area 6). SP-99-02 July 3, 2000 Increased the site -specific FAR to 0.79 for South Coast Metro Center (Area 6). SP-00-01 February 5, 2001 Created a new Cultural Arts Center designation and corresponding FAR of 1.77 for South Coast Plaza Town Center (Area 4). SP-00-02 November 19, 2001 Increased the size of Area 1, and amended land use designations, floor area ratio, and trip budgets for Segerstrom Home Ranch (Area 1) SP-02-01 July 1, 2002 Updated regulations to be consistent with 2000 General Plan. SP-03-02 November 17, 2003 Amended acreage and building square footage allocation in Area 1 sub -areas. SP-03-01 February 2, 2004 Incorporated the Theater and Arts District Plan into the plan. SP-06-01 March 27, 2006 Amendment to the Theater and Arts District Plan regarding financing. SP-06-02 January 16, 2007 Amendment to allow high-rise residential development In Subareas 4, 5, and 6 in this specific plan. SP-07-01 November 20, 2007 Amendment to allow high-rise residential development for Wyndham Boutique Hotel I High -Rise residential project at 3350 Avenue of Arts, Area 5. SP-11.01 September 20, 2011 Amendment to Sakioka Lott SP-15-01 October 20, 2015 Clarifying language to South Coast Plaza Town Center SP-16-01 September 06, 2016 Updating Home Ranch, 3350 Avenue of the Arts and Sakioka Lot 2 per 2015-2035 General Plan Update PSPA-26-0001 Month Day, 2026 Amendment to refiect General Plan land Use Element and Mixed -Use Overlay District Amendments, including identified Housing Element sites, and corresponding General Plan Land Use Map and City's Zoning Map. COStd M2Sd North Costa Mesa Specific Plan SP-94-01 NORTH COSTA MESA SPECIFIC PLAN PREPARED BY: City of Costa Mesa Planning Division July 1994 Adopted by Resolution #94-67 Amended April 1999 Amended July 2000 Amended February 2001 Amended November 2001 Amended July 2002 Amended November 2003 Amended February 2004 Amended March 2006 Amended January 2007 Amended November 2007 Amended September 2011 Amended October 2015 Amended September 2016 Amended Month Day, 2026 Costa Mesa 1.0 INTRODUCTION North Costa Mesa Specific Plan Authority and Scope This specific plan has been prepared for a portion of North Costa Mesa in accordance with the California Government Code Section 65450 et seq. The plan area encompasses 423 acres and is an established area of the City with many identifiable and diversified components, including the urban mixed use development of South Coast Plaza Town Center. There is still, however, a considerable amount of undeveloped land within the plan area that prompts the need for this specific plan. The 1990 General Plan, adopted on March 16, 1992, specifies the land use designations and accompanying residential densities and commercial and industrial intensities for the plan area, as well as numerous policies that are relevant or specific to North Costa Mesa. In 2001, the City of Costa Mesa 2000 General Plan was adopted, which was primarily a technical update of the 1990 General Plan. (See Appendix C for a listing of relevant General Plan policies). It is the intent of this specific plan to implement the policies of the General Plan through the adoption of development standards. These standards recognize the development potential of the plan area and the need to sensitively integrate new development with the surrounding areas, and, therefore, promote both resident and business community confidence in the long-term vision for the plan area. Specific issues that are addressed in this plan are as follows: D Land Use Compatibility/Integration ➢ Building Heights • Nonconformity • Density Bonuses Circulation D Urban Rail Transit ➢ Parks and Recreation ➢ Fire Protection Services Specific Plan Contents This specific plan provides a comprehensive review and analysis of the plan area. Section 2 provides an overview of the plan area's development setting. In Section 3, the development issues that will present a challenge to future development of each subarea are identified, and Section 4 provides the development standards which address these issues. Finally, Section 5 discusses the specific plan's implementation ion timing. Updated November 2001 Costa Mesa North Costa Mesa Specific Plan 2.0 DEVELOPMENT SETTING Location The North Costa Mesa plan area comprises the northernmost portion of the City of Costa Mesa, 1. e., that area north of the San Diego Freeway (1-405) and generally east of Harbor Boulevard. South Coast Drive and Sunflower Avenue generally form the northern boundary of the plan area and the Costa Mesa Freeway (SR-55) is the eastern border. Costa Mesa's surrounding cities include Fountain Valley and Huntington Beach to the west, Santa Ana to the north and east, Irvine to the east, and Newport Beach to the south. Major regional facilities include John Wayne Airport to the southeast of the plan area. See Figure 1. Figure 2 indicates the existing land uses as well as the eight subareas the plan area has been divided into for analysis purposes. Updated November2001 10 Costa Mesa Location Map GARDEN I \ I ORANGE GROVE SANTA ANA SFAL Plan Area�` IRVINE BEACH COSTA g ws MESA n HUNTINGTON \.1�\swR0. BEACH V ( NEWPORT BEACH PACIFICOCEAN LAGUNA BEACH F Figure i s Updated November2001 11 North Costs Mesa Specific Plan wmta :wvT. w. LACUNA NIGUEL ORANGE COUNTY SAN JUAN CAPISTRANO NORTH COSTA MESA SPECIFIC PLAN U• It C s N ❑O K J t0 W a " ; c G�wmvr+sx � O / N N YYFF// g �oo lQ W m i a s 2,N Ali ROOOmOJJ a ® KO.UU =UYy �O E z o 3 y O Y Y W O m O O L 0 IC g� 2gNNF-NNN w � � m � �NM V Nf0 A00 N S � Q a IL a. ❑ m C ® M O ® m R ❑ om e P CL p 5 A N F es 10 dm �c Y Uom 8: ® �ES lb ZM CLU a3 Z a s o J r 0 0 12 Costa Mesa North Costa Mesa Specific Plan Existing General Plan and Zoning Designations Figure 3 indicates the General Plan land use designations for the area of the City north of the IA05, and Figure 4 indicates the accompanying zoning designations. Table 1 summarizes the development parameters of the General Plan land use designations, and the compatible zoning districts. As shown in Table 1, the General Plan establishes Floor Area Ratios (FARs) for all non- residential land use designations. The FAR is used to determine the maximum amount of building that is allowed on a lot or parcel. Several land use categories in the plan area contain stepped FARs which are tied to the traffic characteristics of the proposed land use. Residential density is measured in dwelling units per acre. Trip budgets have also been established for properties in the plan area designated as Urban Center Commercial, Cultural Arts Center, or Regional Commercial in the plan area. The industrial portion of Home Ranch also has a trip budget. When applicable, the FAR, or in the case of residential, dwelling units per acre, and trip budget work in concert to ensure that building intensity and trip generation do not exceed the capacity of the circulation system in the plan area. The trip budget for individual properties is given in Section 3. Notwithstanding the foregoing, trip budgets do not apply to properties in the plan identified within a sites inventory of the Housing Element. The lowest FARs are found in the Neighborhood Commercial designation as well as in the residential, industrial and public -semi land use designations. The highest FARs are allowed in the Regional Commercial, Cultural Arts Center, and Urban Center Commercial land use designations. The General Plan does not allow the established floor area ratio for non- residential uses to be exceeded in any instance. Trip budgets are calculated on a square footage basis for commercial, industrial, residential, and institutional land uses. As with FARs, trip budgets cannot be exceeded, except on properties in the plan identified within a sites inventory of the Housing Element. The General Plan, however, does allow for the transfer of trip budgets in the plan area in the following circumstances: 1. The combination and/or transfer of trips shall only be allowed in the area of the City that is north of the 1-405 and east of Harbor Boulevard, and shall be limited to parcels within a one -mile radius of each other. 2. Trip budget transfers shall be evaluated in the review and approval of a planned development or master plan project. Sufficient conditions of approval shall be applied to the master plan or development plan to ensure long-range control over subsequent phases of development. a The combination and/or transfer of trips shall not result in any greater impacts on the surrounding circulation system then would occur if each Traffic Analysis Zone (TAZ) was developed independently. (Consult with the Planning Division for a figure depicting TAZs) 4. For the combination and/or transfer of trips between TAZs, such combination and/or transfer of trips shall not exceed the total trip budget of all parcels involved if each were developed independently according to the FAR and trip 13 Costa Mesa North Costa Mesa Specific Plan generation rates provided herein. 5. The combination and/or transfer of trips shall not allow development intensities which result in abrupt changes in scale or intensity within the project or between the project and surrounding land uses. 6. Approval of the master plan or development plan shall be conditioned to ensure compliance with the above criteria and to preclude future overdevelopment on portions of the project or properties from which trip budgets were transferred. 7. Trip budget transfers shall be recorded against the properties. Therefore, if a property is underdeveloped in terms of its trip budget, there is the possibility that the "excess" trips could be transferred to another parcel to augment its trip budget. It should be noted that all the Planned Development (PD), Town Center (TC), and Shopping Center (CI-S) zones require Planning Commission review and approval of the land use mix and building location. Mixed -Use Overlay District and Properties identified in the Housing Element In 2026, this specific plan was amended for consistency with an amendment to the City's Zoning Map, which resulted in the rezoning of several properties in the plan area to encourage and facilitate residential and mixed -use development. While base zoning districts remain the same, the Mixed -Use Overlay District (MUOD) was applied to several parcels in the PDC, I&R, PDR-HD, TC, C1, and PDI zoning districts within the plan area. The MUOD is an overlay district and shall only apply to the parcels identified in the City's Zoning Map. This specific plan shall continue to apply to a property unless specifically superseded by a MUDD project when a property owner chooses to exercise provisions of Article 11 (Mixed -Use Overlay District) of Chapter V (Development Standards) of Title 13 (Planning and Development) of the Costa Mesa Municipal Code on a qualifying property. However, it should be noted that projects identified on Lower -Income Housing Element Sites shall be governed by Section 13- 83.58.e, (Supersession of Overlay) of Article 11, and the provisions of that Section shall supersede and prevail over any conflicting provisions of the underlying base zone, including, but not limited to, minimum residential densities and capacities, trip budgets, heights, minimum residential floor area, ministerial review and approval, and permitted uses, and all other applicable zoning provisions, such as other urban plans, overlays, and specific plans, including this specific plan. Updated November2001; January 2007; Month 2026 14 Updated Month 2026 15 Costa Mesa 16 North Costa Mesa Specific Plan Ur� Updated Month 2026 MkA � I■ 11 EU 17 North Costa Mesa Specific Plan h !! !_ ) f)f ! a■;§!!■ ■■ ■ ■■ } ! ƒ _\! nLlA :■i 0 S O� m Qi� d i re _• N d O u�iy E `3 w wrc Q n m m m E mLL a � _ Way a p � E ° f E° E c E N C GOG Oo O O O OW4o'E OOo N'nNm �'()O �qN F c w IL w°@---acw N h0 S'aoSJ 235 A � c p9ry yy c m g v"- ma v�wws$��v`Y� m� ma JmsMw v� �Uc �N� y q SFo SwI 1 Edo J mw E E c�.Ec- ~ ESE Smm=F uQE s�q z@ ¢ 9n w�Ev?ton v ° gqm y `o - wq _ R n- C^ z u 4 c U e QJ Z J 0 K i U K S 0 w U K J U U (J n N f rn A Costa Mesa North Costa Mesa Specific Plan Land Use Compatibility/Integration The plan area and its immediate surroundings contain a variety of land uses that range from single family residential homes to high-rise offices which provide a good mix of housing opportunities, commercial goods and services, entertainment, and employment opportunities in a relatively small geographical area. This mix allows people the opportunity to live near their jobs, and gives residents and employees a full range of commercial services near their homes or jobs. This reduces traffic congestion and improves air quality. Mass transit opportunities are also more easily developed in this type of community setting. Several General Plan policies support the development of mixed -use projects along or near transit routes as a means to improve air quality and reduce traffic congestion.' Mixed use projects also add variety and interest to an area by supporting day and evening activities. The South Coast Plaza Town Center, South Coast Metro Center, and The Lakes projects currently provide the opportunity to live, work, shop and be entertained within a compact and pleasant urban environment. The benefits of having a mix of land uses in an area can quickly be lost if there is not enough forethought in the design and location of diverse uses. Common problems include tall buildings overshadowing adjacent buildings and outdoor areas, late night commercial uses affecting residential areas, heavy truck or automobile traffic affecting access to residential areas, inadequate parking availability, and incompatible land uses being located adjacent to one another. Residential areas are particularly sensitive land uses, but commercial and/or industrial uses may also be impacted by inappropriate siting of land uses. Figure 5 highlights the location of existing and future residential areas. In 2006, this specific plan was amended to allow high-rise residential development in Areas 4, 5, and 6. See Section 3.0 for additional discussion. It should also be noted that a residential component could be incorporated into any Planned Development Zone in the plan area (see Figure 4 for Zoning). New commercial and industrial developments anticipated by the General Plan are also shown in Figure 5. Noise A major concern related to land use compatibility is noise. The City of Costa Mesa uses the Community Noise Equivalent Level (CNEL) to measure and regulate noise. The City's maximum acceptable exterior noise level for residential areas is 65 CNEL. The plan area's primary source of noise is vehicular and two major sources are the 1-405 to the south and the Costa Mesa Freeway to the east. Likewise, the plan area's major streets are another source of noise. Appendix A provides a list of the existing and General Plan build -out CNEL levels in the plan area. New residential development as well as other sensitive land uses shall be required to comply with the General Plan and zoning ordinance standard of 65 CNEL for exterior recreation areas and 45 CNEL for interior areas. However, for high-rise residential developments, the ' See Policies LU-1A All, LU-1 F.5, and CIR 1A.9 in Appendix C. Updated January 2007 20 Costa Mesa North Costa Mesa Specific Plan exterior standard of 65 CNEL only applies to common outdoor recreation/amenity areas that are located at the ground level. Recreation/amenity areas located above the ground floor and private patios and balconies are exempt from the 65 CNEL requirement due to the urbanized nature of the overall setting. Mitigation measures may be used in order to achieve these noise levels. John Wayne Airport is located to the east of the plan area. Although the 60 CNEL contour encompasses the area generally east of Avenue of the Arts, the 65 CNEL contour is outside of the plan area, and therefore does not impact existing or future land uses. One heliport is located in the plan area in South Coast Metro Center atop the building located at 555 Anton Boulevard. Updated January 2007 21 Wi Costa Mesa North Costa Mesa Specific Plan Building Heights Existing building heights in the plan area vary from single story single family homes to twenty- one story office buildings. Generally, the high-rise office buildings are located in the South Coast Plaza Town Center and South Coast Metro Center areas; the Metro Pointe area has approval for additional buildings that include two fifteen story buildings. The buildings at South Coast Plaza and Crystal Court vary from one to three stories in height. The General Plan does not establish a general limit on building heights north of the 1-405 but rather contains two policies that provide guidelines for determining the appropriate building height. Policy LU-1 C.1 permits the construction of buildings over two stories or 30 feet only when it can be shown that the building height will not impact surrounding developments. Policy LU-1C.3 prohibits the construction of buildings that present a hazard to air navigation at John Wayne Airport as determined by the Federal Aviation Agency.z Policy LU-1C.3 is particularly relevant to the plan area, since the portion of the plan area generally east of the Metro Pointe property is within the imaginary horizontal surface of John Wayne Airport. Beyond the horizontal surface for another 4,000 feet is the imaginary conical surface. See Figure 6. These imaginary surfaces are the trigger for requiring special studies and review by the Airport Land Use Commission for Orange County and the FAA. It should be noted that a number of existing buildings in South Coast Plaza Town Center encroach within the imaginary horizontal surface; however, each was determined not to pose a hazard to the airport's operations and were required to install obstruction lighting. Building heights in North Costa Mesa have created public controversy in the past, especially in the Home Ranch area where high-rise development approvals were overturned by the voters in 1988. Table 2 specifies the maximum building heights for the plan area and shall continue to apply to a property unless specifically superseded by a MUOD project when a property owner chooses to exercise provisions of Article 11 (Mixed -Use Overlay District) of Chapter V (Development Standards) of Title 13 (Planning and Development) of the Costa Mesa Municipal Code on a qualifying property, in which case the property may use the height limit in the MUDD or this Specific Plan, whichever is higher; these building height standards recognized existing patterns and surrounding land uses. Any new building proposed at 3 stories or more, that is not part of a residential or mixed -use development on property identified within a sites inventory of the Housing Element, should require a shade and shadow impact analysis in relation to surrounding land uses. It should be noted that Home Ranch has a specific height limitation of five stories and only in the center of the property. Any additional height above five stories (75 feet) would require a General Plan amendment. Exhibit 11 b depicts the height limitations for Home Ranch. 23 Costa Mesa 2See Appendix Cforfull text of Policies LU-1C.1 and LU-1C.3. Updated January 2007; Month 2026 24 North Costa Mesa Specific Plan S.0'"as >SOtl] i f ]Iftl05 AtlVN�Stryl fOM3M ]rot 3ry GSl O tc M®EJ❑ Q Y f Z V Q O 6 N V N U 1 U Q WW iw zl<. u uLL n w 2 U N S N 25 n= 2� _y i" OW O¢ aw �g po� Costa Mesa North Costa Mesa Specific Plan Table 2- Maximum Building Heights North Costa Mesa Specific Plan SUB -AREA MAXIMUM BUILDING NOTES HEIGHT1, 2 AREA 1 Varies See Exhibit 11 b. Home Ranch AREA 2 30 feet -north of South Current development agreement allows buildings up to 15 Metro Pointe Coast Drive (approx. 2 stories) Buildings above 173 feet in height will require a determination of no hazard by the FAA. 90 feet -south of South Coast Drive (approx.6 stories) AREA 3 85 feet (approx. 4 stories) None South Coast Plaza and Crystal Court AREA 4 315 feet (approx. 25 stories) Buildings above 173 feet in height will require a SCP Town determination of no hazard by the FAA. Center AREA 5 Mid -rise Residential-90 feet Buildings above 173 feet in height will require a The Lakes (approx. 6 stories) determination of no hazard by the FAA. High-rise Residential- 280 feet (approximately 26 stories) Commeroial- 110 feet (approximately 11 stories) AREA 6 Varies -See Table 6B. Buildings above 173 feet in height will require a South Coast determination of no hazard by the FAA. Metro Buildings which encroach into the setback for Anton cannot exceed 30 feet (approx. 2 stories) within the AREA 7 60 feel (approx. 4 Buildings which encroach into the setback for Anton Blvd. Sakioka Lot 1 stories) and/or Sakioka Dr. cannot exceed 30 feet (approx. 2 stories) within the setback area. AREA 8 North of collector street- 60 Buildings above 161 feet in height will require a Sakioka Lot 2 feet (approx.4 stories) determination of no hazard by the FAA. South of collector street 120 Buildings which encroach into the setback for Anton feet (approx. 8 stories) cannot exceed 30 feet (approx. 2 stories) within the setback area. 1. All building height measurements reference the height above grade- not mean sea level. 2. The maximum building heights specified in this Specific Plan shall continue to apply to a property unless specifically superseded by a MUDD project when a property owner chooses to exercise provisions of Article 11 (Mixed -Use Overlay District) of Chapter V (Development Standards) of Title 13 (Planning and Development) of the Costa Mesa Municipal Code on a qualifying property, in which case the higher height limit as between the MUDD and this Specific Plan shall apply. Updated February 2001; November 2001; January 2007; November 2007; Month 2026 Costa Mesa Circulation North Costa Mesa Specific Plan The circulation system for the plan area is comprised of three components: vehicular, bikeways, and urban rail transit. Vehicular The Master Plan of Highways (MPH) in the General Plan depicts the ultimate circulation system for the plan area and the City as a whole. Figure 7 depicts the MPH north of the I- 405. Two new streets are shown north of the 1-405 as well as two on -ramps and two off - ramps for the 1-405. Susan Street will serve as a new connection between Sunflower Avenue and South Coast Drive north of the Home Ranch site (Area 1), and the unnamed street from Anton Boulevard will provide a connection to Main Street within the Sakioka Farms Lot 2 (Area 8). An on -ramp is proposed from South Coast Drive and Hyland Avenue and an off - ramp is proposed at South Coast Drive at the west end of the Metro Pointe project. This off - ramp is currently under construction and is anticipated to be complete at the end of 1994. Another on -ramp and off -ramp are proposed for Anton Boulevard at Avenue of the Arts and at the east end of the Metro Center project. Widening and improvements are also either under construction or design for the Fairview Road and Bristol Street ramps. Table 3 lists the Master Plan of Highways improvements that are not yet constructed north of the 1-405. Funding sources to finance these improvements are discussed in Section 5.0. Project specific environmental analyses and traffic studies will determine what, if any, street or freeway improvements are necessary for each new development. Circulation improvements can be required south, as well as, north of the 1-405. The new roadways and on- and off -ramps should be designed in concert with site development plans so as to minimize impacts to surrounding land uses. Two major regional transportation projects will also impact the plan area. These projects involve the addition of transit way connectors between the carpool lanes of the 1-405 and SR- 73 freeways and the 1-405 and SR-55 freeways. The second project may require acquisition of additional freeway right-of-way from both Sakioka Lot 2 and South Coast Metro Center. The project could also include an exclusive High Occupancy Vehicle access ramp to the I- 405 Freeway at Bear Street; this project is currently the subject of a supplemental environmental impact report under a cooperative agreement with the Orange County Transportation Authority. The first project may require additional right -of- way from the Segerstrom Home Ranch site and may also include further improvements to the 1-405 beyond Harbor Boulevard. There are a variety of funding mechanisms the City utilizes to fund the Master Plan of Highways improvements including development impact fees and state and local programs; these are discussed further in Section 5.0 Implementation. In order to reduce vehicular traffic on City streets, the City encourages that Transportation Demand Management (TDM) be promoted in large businesses. Updated February 2001, Novem be r2001 27 Costa Mesa North Costa Mesa Specific Plan TDM includes a variety of methods including staggered work hours, reduced work days, car and van pooling, etc. Establishment of a TDM Program and a yearly monitoring report is now required as environmental mitigation measures on new projects. Bikeways Bike lanes in the plan area currently exist on Anton Boulevard, Sakioka Drive, South Coast Drive, Bear Street, and Fairview Road. Figure 8 depicts the location of existing and future bikeways north of the 1405. General Plan amendment GP-94-03A deleted the bike undercrossing proposed at Avenue of the Arts, and GP-00-05 included the deletion of the 1-405 bike undercrossing in the vicinity of Home Ranch and related linkages to South Coast Drive and Gisler Avenue, due to the 1-405 and SR-73 confluence improvements. New development will be required to construct linkages in the City's bikeway master plan in some instances. Consideration should also be given to bicycle storage areas for the larger employment centers to encourage bicycle riding as a form of commuting. Updated February 2001; November 2001 28 �...... .*w . i ( | ~ § ._ | !. § ! !! f0ES . ._ | =�§G=t! U. a: § U. w |��* _ 29 Costa Mesa North Costa Mesa Specific Plan Table 3- Master Plan of Highways Improvements North Costa Mesa Specific Plan LOCATION MASTER PLAN IMPROVEMENT ESTIMATED COST INTERSECTIONS Bristol Street and Sunflower Avenue Add westbound right turn lane. $550,000 Sakioka Drive and Sunflower Avenue Add southbound right turn lane. $229,000 Anton Boulevard and Sunflower Avenue Add 2"^westbound left turn lane. $205.000 Bristol Street and Town Center Drive Add 2"s westbound left turn lane and provide has eastbound $515,000 right turn lane. Bear Street and South Coast Plaza (south) Construct west leg W Metro Pointe development site -add To be constructed eastbound left turn, eastbound through, eastbound right turn by developer and northbound left turn lanes, since it is an on - site improvement. Bristol Street and 1405 northbound off- Add 4u northbound through, 5th southbound through, 2"^ $4,282,299 ramp eastbound right, optional westbound IeNwestbound through, and provide free westbound right turn lanes. Bristol Street and 1.405 southbound ramp Add 4u northbound through and free eastbound right turn lanes. Harbor Boulevard and Sunflower Avenue Add northbound eastbound and westbound right turn lanes. $700,000 Fairview Road and Sunflower Avenue Add southbound and eastbound right turn lanes. $597.000 Harbor Boulevard and South Coast Drive Add northbound right, southbound right westbound right, 2re $7,191.100 westbound left, and 41^ southbound through lanes. Harbor Boulevard and 1-405 Add 0 northbound through and optional westbound northbound ramps left/westbound right turn lanes. Harbor Boulevard and 1-405 Add 4k northbound though and 0 southbound through lanes southbound ramps and optional eastbound Ieftleastbound right turn lanes. Harbor Boulevard and MacArthur Add 2" left turn lane and exclusive right turn lane on $550.000 Boulevard all approaches. Fairview Road and W5 northbound ramps Convert optional westbound IeftAvestbound right to 2"^ $791,666 westbound left turn lane and add 2n^ westbound right turn lane. Fairview Road and 1405 southbound ramps Convert optional eastbound left/eastbound night turn lane to $431,849 2" eastbound left Wm lane and add 2"d eastbound right turn lane. 1-405 northbound on -ramps and South New Intersection due to added 1.405 on -ramp. $3,109.895 Coast DriveMyland Avenue Susan Street and South Coast Drive New Intersection due to Susan Street extension. $864.828 (To be constructed by developer) 1405 northbound off -ramp and South New intersection (east of Fairview) added with I-405I1'airnew $1.877,295 Coast Drive off -ramp improvement. STREET IMPROVEMENTS Anton Boulevard, Sunflower to Park Center Restripe for six lanes. $10,000 Sunfimer Avenue, Harbor Widen to secondary highway standards $956,425 Boulevard to Susan Street Main Street, from Sunflower to 55 Freeway Provide six through lanes. To be constructed and funded by the City of Irvine 30 Costa Mesa North Costa Mesa Specific Plan Table 3- Master Plan of Highways Improvements North Costa Mesa Specific Plan LOCATION MASTER PLAN IMPROVEMENT ESTIMATED COST FREEWAYIMPROVEMENTS 1-405/northbound Avenue of the Arts off -ramp provide new off -camp. $2,458,M0 1405/Anton Boulevard on -ramp Provitle new on -camp $6,708.200 Southbound 1-405IBdstol Street m-ram,dSR- Provide grade separation of the Be 1-405 Bristol Street on- $15,845,009 55 Connector Said ramp with the SB-1-405 to NS SR-55 connector. INS 1-405 Bristol Street off-.mpiSB SR-55 to provide grade separation of the NB 1-405 Bristol Street off- $22,075,707 INS 1-405 Connector Braid amp with the SB-SR-55 to the INS 1-405 connector. 1-405 Southbound widening - Harbor off -ramp Atltl general purpose lane on SB 1-405 from the Harbor Blvd $4,769,792 to Harbor on -amp off -amp to be Harbor Blvd slip on -amp. 1-405 SB widening - Fairview to Bristol Provide auxiliary lane on SB 1405 from the Fairview on- amp $618,726 b ere Bristol Street off -ramp. 1-405 NB widening - Bristol W Fairview Provide auxiliary lane on the NB 1-405 from be Bristol $4,350,684 Street on -ramp to exit at the Fairview off -amp. NB 1-405 Fairview off -comp to SR43 Provide auxiliary lane on NB 1405 from Fairview Road off -camp $611,032 connector to the SR-73 connector. 1-405 1,18 vanishing -SR43 to Harbor Provide auxiliary lane on NB 1-405 from the SR-73 connector $741,160 to the Harbor Blvd off -ramp. Widen SB 1406- Harbor to Fairview Atltl general purpose lane to Be 1-405 from Harbor Blvd slip $2,149,926 on -ramp to Fairview Road on -amp. 1-405 NB widening - Fairview to Harbor Provide grade separation of the NB 1-405 Fairview on- $12,535,562 amp with the Harbor Blvd off -ramp. Updated January 2007 31 32 Costa Mesa North Costa Mesa Specific Plan Urban Rail Transit The County of Orange and the Central Orange County Fixed Guideway Joint Powers Authority are currently studying alternative alignments for a county -wide rail system which will pass through the eastern portion of the plan area. The system is expected to consist of an elevated light rail facility. Two primary alignments through Costa Mesa are under review. These alignments and alternatives are illustrated in Figure 9. The primary routes are proposed along Bristol Street in Santa Ana and Main Street in Irvine. As the system moves through Costa Mesa, the alignment could stay on Bristol Street and continue along Anton Avenue or shift to Bear Street and continue adjacent to the San Diego Freeway. Each alternative proposes two Costa Mesa stations. One station could be located on either Bear or Bristol Street within existing street right-of-way or in the parking lot of South Coast Plaza. The second could be located on the Sakioka Farms property, near the Costa Mesa Freeway. The obvious benefit of urban rail transit is the enhancement of the overall transportation system by providing alternative means for employees, shoppers and visitors to access this portion of the community. However, issues regarding route alignment and station locations have significant urban design and land use planning implications. Major policy issues which must be addressed are: visual impacts of elevated guideway and stations; provision of adequate pedestrian linkages to stations and destinations; appropriate mix and density of land uses surrounding station locations; and demand for parking around station locations. The combination of these concerns may pose practical difficulties for the extension of the urban rail system through the highly developed portion of the plan area as currently proposed. It has been suggested that the route alignment not be extended south of Sunflower Avenue. While this additional alternative would avoid the design interface problems, it may not provide adequate service to this major employment and activity center. Additional concerns include development timing in proximity to route and station locations, density transfer of development potential for areas designated for station locations and/or rail routes, and increased density and building intensity beyond the current General Plan. Because of these concerns, a detailed route alignment and station location study for that portion of the system which will be located in Costa Mesa should be undertaken in advance of the final alignment adoption. Updated January2007 33 34 Costa Mesa Nonconformity North Costa Mesa Specific Plan The 1990 General Plan resulted in the establishment of new lower FARs and density limits on development citywide. The General Plan recognized that the new FARS for commercial and industrial uses would be lower than existing development in many cases, therefore Policy LLI-2A.4 was included. This policy states that in the event of unintentional damage or destruction, the City would allow any legal conforming use in existence at the time of adoption of the 1990 General Plan in a nonconforming development to be rebuilt to its original building intensity as long as such rebuilding would not increase the development's nonconformity. This policy was then codified in the zoning code to state that reconstruction of development destroyed to more than 50% of the market value may occur to its original FAR if all other development standards (setbacks, lot coverage, height, parking, open space, etc.) are met. The City's zoning code also states that in cases of unintentional destruction of up to and including 50% reconstruction could occur without meeting current development standards. In terms of residential uses, the General Plan recognizes development legally built at higher densities. Such existing units may be rebuilt to the same density subject to other standards of the zoning code. In the High Density Residential designation in the plan area (i.e., The Lakes), the allowable density or number of units to be redeveloped would be limited to the General Plan density plus a 50% density incentive bonus or the existing number of units, whichever is less. The following table identifies existing commercial and hotel development in the plan area that is nonconforming due to its existing FAR. Table 4 Floor Area Ratio Nonconformities North Costa Mesa Specific Plan PROJECT NAME TAZ(s) GP FAR LIMITS MUSTINGFAR NOTES Metro Pointe 8 and 11 .50 retail Only partially developed to date The Development Phases 2 & 3 .60 office Agreement allows 1.01 FAR for Phases 2 & 3, if built -out it will become nonconforming but it will be protected by the Development Agreement for the remainder of the agreement's term. The Lakes 27 25 retail Wyndham Garden Hotel- The intensity of .35 office 2.08 (3350 Ave. of the Arts) the two hotels Marriott Hotel- 1.3 exceeds the (600 Anton) allowable levels. The other major developments in the plan area are within the allowable FAR and would not be considered nonwnforming. Updated January 2007 35 Cosa Mesa North Costa Mesa Specific Plan There are two different redevelopment scenarios to consider in regards to FAR nonconformity, i.e., reconstruction after unintentional destruction and reconstruction after voluntary destruction. Unintentional Destruction As shown in Table 4, the nonconformity is limited to one major project in the plan area. For the newer high-rise buildings in North Costa Mesa, it should not be difficult to meet the current standards and reconstruct in case of unintentional destruction, and the General Plan and zoning code have adequate protection for rebuilding nonconforming development that is unintentionally destroyed. Voluntary Destruction A major concern for The Lakes is that if a property owner chooses to demolish a building to redevelop, the new development would need to meet the FAR limit and current development code standards. In most cases this would mean considerably less development than what exists. Therefore, it is the intent of this plan to indicate how to calculate the amount of new development that would be allowed if a building is voluntarily demolished. The General Plan states that the FAR is determined on a project -planning basis rather than a parcel -specific basis. Therefore, a strict interpretation of the General Plan in regards to rebuilding after voluntary destruction requires that the FAR be calculated over the entire acreage of the master planned project. But, if such a project were evaluated on a master planned basis in the instance of The Lakes, it is very likely that it would result in the inability to reconstruct anything, since on a project -wide basis both developments would most likely still exceed the General Plan FAR limits even with the removal of an existing building. However, the General Plan also states that development could be evaluated at a parcel - specific level if the project is or can be developed on a single lot and not subdivided at a later date. So although The Lakes is a large planned development, the FAR for the new development can be based on the size of the individual lot. It is reasonable to allow redevelopment either up to the General Plan intensity level for the land use designation or up to the pre-existing development level, whichever is less, in cases where a development on a single parcel is voluntarily demolished. The Lakes has been subdivided so that the apartment complex, two hotels and retail center each occupy their own parcel. Restrictions should be made that indicate that the major open space features of this planned development shall always remain as open space, and that the individual parcels may not be further subdivided. Updated February 2001 36 Costa Mesa Parks and Recreation North Costa Mesa Specific Plan As shown on Figure 10, north of the 1-405 and east of Harbor Boulevard there are two publicly owned parks and three privately owned and maintained open space areas They are Wakeham and Wimbledon Parks and the California Scenario, Town Center, and The Lakes sites. There are no school sites, community centers or golf courses in the plan area and none are planned. Wakeham Park is 9.91 acres in size and Wimbledon Park is 3.36 acres. Both are located inside residential tracts. Located south of Anton Boulevard and east of Bristol Street, California Scenario sculpture garden is a 1.6-acre private plaza, which consists of a blend of hardscape, landscaping, sculptures and water features. It is open to the public and is used for passive recreation, gatherings, summer concerts, and as a backdrop for photography and commercials. It occupies an area between high-rise office buildings, retail establishments and parking structures. In conjunction with the approval of GP-00-02 for South Coast Plaza Town Center, the property owner is to preserve and maintain the California Scenario sculpture garden substantially in accordance with its existing configurations and function, commencing immediately and continuing for the useful life of the existing office buildings adjacent to the garden. The 3-acre Town Center site is an open space easement located between the South Coast Plaza Hotel, South Coast Repertory Theater and Town Center high-rise buildings. It, too, is open to the public and is used for concerts, various promotions for the arts, seasonal gatherings, passive recreation and as pedestrian access between the buildings. The easement area boundaries were slightly modified in 2001, but were not decreased in size. Located within a mixed -use project east of Avenue of the Arts, The Lakes development contains a large apartment complex, two high-rise hotels and retail buildings. Central to these uses is a 3.3-acre permanent public open space easement, which includes a lake, walkways, plaza area and landscaping. The walkways connect to public pathways at Avenue of the Arts, the various uses in the block and the public sidewalk on Sakioka Drive. Planning Area 5, as defined in the City's Parks, Recreation and Open Space Master Plan (January 1996), is the entire area of the City that is located north of the 1-405. Although the boundaries of the plan area do not coincide directly with Planning Area 5, information is provided regarding Sakioka Farms Lot 1 and Home Ranch. A detailed summary of the findings of the study is included in Appendix B. The study concluded that the plan area has adequate parkland currently; however, the anticipated residential development of Sakioka Lot 1 will create additional demand for a neighborhood park. Additionally, the parkland needs cannot be easily met in the surrounding area. As can be noted on Figure 10, there is not a public park located east of Bristol Street which could serve the Sakioka property. The subdivision of this residential area will require dedication of parkland or the payment of in lieu fees; therefore, if a subdivision is proposed, then the project should meet its neighborhood park dedication requirement onsite. Consideration should also be given to locating the private recreational areas of this planned development in proximity to the public park area. It should be noted that the City's Park and Recreation Dedication ordinance does allow privately developed, owned and maintained open space to be credited against the parkland dedication requirement. In respect to Home Ranch, the development agreement approved in 2001 specified that the property owner would pay the full amount of park dedication in -lieu fees associated with residential development. The 1.5-acre parcel that is to be dedicated for historical resource preservation shall not be used as a credit against applicable in -lieu fees or parkland dedication requirements. 37 38 Costa Mesa North Costa Mesa Specific Plan Fire Protection Services The need for fire services increases as population and development grow. The Fire Department operates from the City Hall (Administration) and from six fire stations. Station #6, Metro Station, is located in the plan area (on Sakioka Drive) and serves the northeasterly portion of the City. One other fire station is proposed in the General Plan to serve north Costa Mesa as a result of land use intensification. This station is tentatively proposed in the vicinity of Harbor Boulevard near South Coast Drive; it would be the seventh station for the city. The City of Costa Mesa Fire Department participates in a "Central Net" program with the cities of Newport Beach, Santa Ana, Fountain Valley, Huntington Beach, Westminster, and Orange County. The Central Net program provides for quick, mutual aide dispatch of fire apparatus across city boundaries during major and minor emergencies. A fire protection system impact fee was adopted in January 1989 to fund future fire protection needs in North Costa Mesa. The fee is levied only against the four remaining landowners of five vacant land areas when development occurs. The future development identified as impacting the City's fire protection system includes Home Ranch, South Coast Plaza Town Center, South Coast Metro Center and Sakioka Farms' Lots 1 and 2, and Metro Pointe. However, the fire impact fee was based on development assumptions that are no longer valid since the adoption of the 2000 General Plan. Update of the fire impact fee could possibly include consideration of joint use and funding of Fire Station #7 with surrounding Central Net cities. This would reduce the overall cost to the city and ultimately the cost to new development in each city. A study could also reexamine the need/demand for the seventh station. In conjunction with adoption of GP-00-05, it was determined that the Home Ranch project (Area 1) increased the demand for City fire suppression services in the City's northwest area. The Segerstrom Home Ranch development agreement includes provisions for the necessary land acquisition, building design, and construction costs. The City of Costa Mesa Fire Department is responsible for determining the timing of land acquisition and fire station construction. If the fire station is ultimately located on Segerstrom Home Ranch, the development agreement allows for transfer of development rights (building square footage and trip budget) to the balance of the Home Ranch project. In conjunction with the adoption of GP-06-02 and GP-06-03, it was determined that an additional paramedic fire engine was needed. Each of the contributing high-rise residential projects was required to participate in the funding of the new vehicle on a pro-rata basis. Updated November 2001; January 2007; November 2007 39 Costa Mesa 3.0 SUBAREA ANALYSIS North Costa Mesa Specific Plan The plan area is composed of eight unique areas that are analyzed individually as well as in consideration of surrounding land uses. AREA 1 - HOME RANCH Existing Land Uses A portion of this 93-acre site is in agricultural production. Onsite structures include a single- family residence, barn, related farm buildings, and an office building located on Fairview Road. These are all owned by C.J. Segerstrom family. The single family home and barn are identified in the 2016 General Plan in the Historical and Cultural Resources Element. The Segerstrom family, who continue to maintain the house, constructed the farmhouse in 1915. The barn was constructed in 1928. Several farm related structures are located near the house. Single family attached and detached homes, an Emulex industrial park, and a large IKEA retail/warehouse facility also now sit on the original Home Ranch site. General Plan and Zoning The portions of this site owned by the Segerstrom family and IKEA are designated as Commercial Center by the General Plan and is zoned PDC. The General Plan establishes site specific FAR of 0.37 for the 19.27 acre IKEA site and a site specific FAR of 0.64 for remaining 43.6 acres located south of South Coast Drive. In 2001, GP-00-05 was approved for Home Ranch to allow residential, commercial, office, and industrial uses. The overall allowable square footage was increased to 1,351,698 square feet and trip budget adjusted accordingly. In respect to this specific plan, the Home Ranch area was expanded to include the 30.5 acres located north of South Coast Drive. See following Sub -areas discussion. In 2003, SP-03-02 was approved that reallocated a 2.074-acre portion of Sub -Area B to Sub - Area A to be used as the IKEA parking lot. This reallocation extinguished the square footage development rights attributable to the 2.074 acres, increasing the IKEA site to 19.27 acres and reducing the IKEA site FAR to 0.37 and the overall allowable square footage to 1,319,813; the overall trip budget remained unchanged. In 2016, General Plan 2015-2035 was approved adjusting the FAR of Sub -Area B resulting in an increase in the FAR and a maximum development square footage of 1,200,000 SF. Table 4A was modified to reflect this change. Sub -areas The Segerstrom Home Ranch is divided into four sub -areas. Table 4A provides a statistical summary of the maximum number of dwelling units, floor area ratio, building square footage, and the trip budgets for each sub -area. Figure 11 illustrates the boundaries of the sub -areas. Updated November 2001; November 2003; September 2016 40 Costa Mesa North Costa Mesa Specific Plan To facilitate flexibility for Sub -Areas B and C, building square footages and trip budgets may be transferred, provided that the total building square footage, floor area ratio, and trip budget for the combined two sub -areas are not exceeded as delineated in Table 4A. Transfers affecting Sub -Areas A and D are not permitted. Future development in Sub -Area B shall be limited to high quality office, office -related uses, and corporate office/headquarters with subsidiary support functions that may include research and design, minor assembly, light manufacturing, and storage. Retail uses in Sub -Area B shall be limited to those that are ancillary to the office development. Shown below are the development parameters for each distinct sub area. Table 4A- Segerstrom Home Ranch Sub -Areas Land Use Acreage Floor Maximum Units/ Maximum A.M. Peak P.M. Peak Area Square Footage Stories/Height Hour Trips Hour Trips Ratio/ Density A. IKEA 19.27 0.37 FAR 308,000 sf 2 stories/45 feet 43 431 S. Office and 43.572 0.64 FAR 1,200,000 sf 2-5 stodes/36 - 1 1 Office -related 75 feet 1,860 1,788 uses See Figure I to C. Industrial 14.6 0.40 FAR 252,648 sf 1-5 stories/45- 37& 362r Park 60 feet See Figure 11b D. Medium 16.0 12 136 single-family 3 stories/50 feet Density units/acre attached units' Residential 2 stories/27 feet 56 single-family detached units' 102 130 Total Maximum: 192 units TOTAL: 93.34 NA 192 units 1,760,648 sf 2,381 2,711 Note: 1. The mix of units is for illustrative purposes only; the precise mix of product types will be determined during master plan review; in no instance shall the 192-unit maximum and/or the morning and evening peak hour trip budget be exceeded. 2. The 1,200,000 maximum square footage is calculated based on the full acreage originally in Home Ranch which includes acreage transferred to the State of California for public improvements. This full square footage intensity may be used for development in Sub -Area B. 3. See partial Assignment and Assumption of Development Agreement recorded on 02/05/2004 as Instrument No. 2004000089554 in official records Orange County. Updated September 2016 41 Costa Mesa North Costa Mesa Specific Plan Land Use Compatibility/Integration The combination and/or transfer of trips shall not allow development intensities which result in abrupt changes in scale or intensity within the project or between the project and surrounding land uses. The Segerstrom farmhouse provides a unique opportunity for preservation of a small piece of the City's agricultural heritage. This two-story home and accompanying barn are familiar sights in the area and stand as a reminder of the farming community that was evident here in the early 1900's. Although the Segerstrom home and barn are designated as Commercial Center on the General Plan Land Use Map, it would be in keeping with Policy HCR-1A.5 of the General Plan to preserve these historical structures. Preservation of these structures in their current location has been accomplished by land use recorded restrictions which include provisions for the long-term preservation of these buildings as historical resources. The property covered by the recorded restrictions is a 1.5-acre site shown in Exhibit 11 a and includes the home, barn, and two related structures. The boundaries of the property may be modified, as approved by the City's Development Services Director, so long as the site continues to include 1.5 acres and all four historic structures. The barn may be relocated within the site. Ownership of the property could remain with the Segerstrom family until such time they wished to transfer the property. At that time, the City, another public agency, or private owner could acquire the site subject to the recorded restrictions for preservation of this valuable community resource. The retention of the farmhouse results in a site design consideration. Non-residential buildings should be set back from the farmhouse site so as to not visually encroach into this area. Buffering could include walls/fencing, landscaping, and/or parking areas. Consideration should be given to physically linking the adjacent development to the farmhouse site with pedestrian paths. The development potential (square footage and trip budget) of the 1.5-acre site has been transferred to the portion of the Home Ranch site located south of South Coast Drive and east of the Susan Street. Mesa Consolidated Water District at one time held a ground lease from the Segerstrom family for a small portion of the property in Sub -Area B and had expressed an interest in acquiring the site. The Water District has since removed all of its facilities from the site, terminated the lease, and abandoned the site. This leaves this site available for development as a part of Sub - Area B. Building Heights The General Plan specifically limits building heights to a maximum of five stories (and only in the project's center) for this site. Five stories approximate a 75-foot height limitation. Exhibit 1 lb indicates the various height limits for Home Ranch. The actual siting of future buildings shall take into account surrounding development in order to minimize visual impacts. The use of low- reflective materials for the building's exteriors will minimize glare impacts. In Building Height Area 1 adjacent to Fairview Road, the City of Costa Mesa shall also require a shade/shadow analysis for any building proposed to exceed 30 feet in height in order to ensure that building's shade or shadow does not extend beyond the project site or public rights -of -way. Updated September 2016 42 43 J SOUTH COAST DR Existing Office Building K W_ Q LL Preservation Area i Guest House Bam & Garage House N A aete: segerstmm Bam to be mlocatetl into Presemadon Ama. Boumlamm saoam am comx,wai Conceptual Historic Preservation Area Figure lla 44 45 Costa Mesa Circulation North Costa Mesa Specific Plan The primary project access/egress points should be aligned with Susan Street and the existing Automobile Club entry to the north. Access to the farmhouse preservation site should be considered from within this area so as to minimize the number of driveways on South Coast Drive. Freeway access improvements in the immediate area include the widening of the Fairview Road off -ramps, both northbound and southbound, and the construction of the new South Coast Drive off -ramp. Both are completed. Final Program Environmental Impact Report No. 1048 for Home Ranch included a preliminary analysis of a Susan Street exit from the new South Coast Drive -Fairview Road- Harbor Boulevard collector road included in the 1-405/SR-73 confluence project. Prior to approval of this additional exit by CalTrans, additional environmental documentation would be required. The Susan Street exit is not required for the Home Ranch project. A future bikeway was shown on the Master Plan of Bikeways traversing this site to South Coast Drive from the 1-405 bikeway undercrossing. However, in conjunction with GP-00- 05, this bike trail undercrossing and related linkages were deleted from the Master Plan of Bikeways. This deletion was necessitated by the CalTrans/FHWA freeway improvements in the general area. Parks and Recreation The Segerstrom family house and barn may also be considered as meeting a portion of the future park needs for any future residential development north of South Coast Drive. It would not meet any active recreational needs, but serve rather as a cultural/historical center. In conjunction with GP-00-05, the historical reservation area was established. See previous Land Use Compatibility/ Integration discussion. Fire Protection Services Future development plans and environmental analyses for this site need to assess the future fire station in the North Harbor area; i.e.; location and timing of construction. In conjunction with adoption of GP-00-05, it was determined that Segerstrom Home Ranch (Area 1) increased the demand for City fire suppression services in the City's northwest area. The Segerstrom Home Ranch development agreement includes provisions for the necessary land acquisition, building design, and construction costs. The City of Costa Mesa Fire Department is responsible for determining the timing of land acquisition and fire station construction. If the fire station is ultimately located on Segerstrom Home Ranch, the development agreement allows for transfer of development rights (building square footage and trip budget) to the balance of the Home Ranch project. 46 �iiunm 1 �� m umn►• 1 nor dun '� 11m m NOR - �r �� r� Z� �� ■ /In1 r __ -�_ -i r r-- in n �1111 IIIIIIni i_I� �Q rr - `A1 11 1 1 IIII 11111 1I%I M, IIIIIII�I/� Ill;l■�1i1p� � I/i11 �G H ■ u i i .r In/1/�� illllllll �� 1�..■ �� I� �� I'1111111 I i �� ii ..1..� IIIp� Q - r�i �� ..� iili :i n11I��►� gs - 11��11 tll� i� cnii�ii� =ni • _ � 47 Costa Mesa North Costa Mesa Specific Plan AREA 2 - METRO POINTE Existing Land Uses This 34-acre site contains the Metro Pointe development, which is owned by one property owner and leased on a long-term basis to Arnel Development Company. Existing land uses of this phased development include four office buildings with a total of 289,000 square feet of floor area. This development is composed of four phases, of which Phase 1 is completed and Phase 2 is partially completed. A development agreement governs the development of Phases 2 and 3 only. The agreement allows the construction of 1.285 million square feet of office and commercial development. Approximately 7 acres (Phase 4) are vacant and not governed by the development agreement. If Phase 4 were developed as retail, the maximum square footage would be 153,000; if it were developed as office, approximately 183,000 square feet would be allowed by the General Plan. In 1994, City Council approved a revised development plan and development agreement for Metro Pointe that resulted in a significant decrease in the amount of development that was anticipated forthe property south of South Coast Drive. Phases 2, 3, and 4 were reconfigured into Phases 2 and 3. The overall floor area ratio for the project, south of South Coast Drive, was established at 0.48. The master plan for this area allows 196,687 square feet of office buildings and 395,600 square feet of retail uses. As of June 2002, all but 12,000 square feet of restaurant uses had been developed. General Plan and Zoning This site is designated Urban Center Commercial by the General Plan and is zoned PDC. The 2000 General Plan established the following trip budget for Metro Pointe: Phase 1 98 a.m. peak hour trips 131 p.m. peak hour trips Phases 2 and 3 729 a.m. peak hour trips 965 p.m. peak hour trips Land Use Compatibility/Integration The remaining undeveloped portion of Metro Pointe is anticipated for office and commercial development, which are suitable for this area due to the proximity of the 1-405 and Bear Street. A key asset to this location is the proximity of South Coast Plaza and Crystal Court. Pedestrian linkages to both of these areas are essential to the integration of these major and complementary land uses, therefore internal pedestrian paths should connect with the public sidewalks on South Coast Drive. Enhanced public sidewalk design along South Coast Drive as it approaches Bear Street could include wider sidewalks that are tree lined. Improvements to the intersection area of Bear Street and South Coast Drive currently include enlarged and enhanced pavement treatment, and entry monument signage coupled with landscaping for Metro Pointe. Pedestrian oriented directional signage should be added to this intersection area. This signage should provide direction and identification of Metro Pointe, Crystal Court and South Coast Plaza. Updated February 2001 48 Costa Mesa North Costa Mesa Specific Plan Building Heights Building heights shall be a maximum of 30 feet (approximately 2 stories) north of South Coast Drive, and 90 feet (approximately 6 stories) south of South Coast Drive. Circulation The Master Plan of Highways includes a new off -ramp from the 1-405 to South Coast Drive. In addition, Figure 9 indicates the potential for an urban rail station and route alignment along Bear Street in the vicinity of the 1-405. The new off -ramp at South Coast Drive is now complete and operational. Updated February 2001 49 Costa Mesa North Costa Mesa Specific Plan AREA 3 - SOUTH COAST PLAZA Existing Land Uses This 115-acre area contains two large regional shopping centers, South Coast Plaza. The primary property owner is C.J. Segerstrom and Sons. General Plan and Zoning South Coast Plaza is designated as Regional Commercial by the General Plan and is zoned PDC. The maximum FAR for South Coast Plaza (east) is 0.652 with a corresponding square footage of 2.75 million square feet of building; the trip budget is 1,166 a.m. peak hour trips and 5,036 p.m. peak hour trips. The portion of South Coast Plaza located west of Bear Street has a maximum FAR of 0.89 and a trip budget of 293 a.m. peak hour trips and 1,264 p.m. peak hour trips. Land Use Compatibility/Zoning Any future expansion of South Coast Plaza should be of a scale and character that is similar to what currently exists and should be physically linked to the shopping mall. The pedestrian bridge constructed across Bear Street links the two sides of the shopping plaza, and encourages walking between Metro Pointe and South Coast Plaza. This pedestrian bridge also serves to enhance the physical tie with SCP Town Center. Pedestrian - oriented directional signage should be placed at both the bridge on the east side of South Coast Plaza, as well as at this bridge. Building Heights Building heights shall be limited to 85 feet (approximately 4 stories). Circulation Located at South Coast Plaza (west) is a park -and -ride. Caltrans leases 50 parking spaces on the top deck of the parking structure. The Master Plan of Bikeways includes a new bikeway along Sunflower Avenue. Figure 9 indicates two urban rail alternatives that include route alignments and potential station locations that would affect this subarea. Updated February 2001 50 51 Costa Mesa North Costa Mesa Specific Plan AREA 4 -SOUTH COAST PLAZA TOWN CENTER Existing Land Uses This 54-acre area is commonly referred to as South Coast Plaza Town Center (SCPTC), and it contains a variety of commercial, entertainment, and high-rise office uses, including the Segerstrom Center for the Arts. The approval of GP-00-02 resulted in a maximum non- residential building intensity of 4,161,813 square feet. The primary entry street into SCPTC is Anton Boulevard, which also serves as the circulation backbone. Many of the existing developments along Anton Blvd. between Bristol Street and Sakioka Drive are oriented to the pedestrian, thereby encouraging walking. An extensive greenbelt/pathway system within the SCPTC's core also links the various buildings and uses. In order to facilitate foot traffic to and from South Coast Plaza, the Unity Bridge has been constructed across Bristol Street. General Plan and Zoning This site is designated Cultural Arts Center by the General Plan and the corresponding zoning is TC. The maximum FAR is 1.77 for the entire project area; this corresponds to a maximum non-residential building square footage of 4,161,813. The non-residential trip budget for this area is 5,180 a.m. peak hour trips and 6,632 p.m. peak hour trips. The FAR for specific non- residential developments or ownership parcels may exceed the maximum of 1.77, provided that the maximum allowable FARs shown in Table 5A for each sub -area are not exceeded. In 2007, General Plan Amendment (GP-06-02) was approved to allow 535 high-rise/high- density residential units in specific locations in South Coast Plaza Town Center. Table 5A indicates the maximum number of units for each sub -area and the corresponding trip budget associated with the residential uses. See following sub -areas discussion for additional discussion. Sub -Areas The SCPTC was divided into three sub -areas in conjunction with the approval of GP-00-02. These three sub -areas are under separate ownership. Provided in Table 5A is a statistical summary of the maximum floor area ratio, building square footage, and trip budgets for each sub -area. Figures 14A & 14B illustrates the boundaries of the sub- areas. To facilitate flexibility within a sub -area, building square footages may be transferred, provided that the total building square footage, floor area ratio, and trip budget for the affected sub- area are not exceeded as delineated in Table 5A. Transfers between any of the sub -areas are not permitted. Updated February 2001, January 2007; September 2011 October2015 52 �-_ Costa Mesa North Costa Mesa Specific Plan Table SA- South Coast Plaza Town Center Sub -Area Statistics North Costa Mesa Specific Plan Maximum Maximum Non- Maximum Maximum Maximum Allowable Residential Allowable A.M. Peak P.M. Peak Non- Building Square Number of Hour Trip Hour Trip Residential Footage High -Rise Budget Budget FAR Residential Units Pacific Arts Plaza Sub -Area 1(18.19 acres) Option 1 1.46'.2 1, 160,528 sq. R.2 180 2.111' 2,150 Option 1.55' 1,227,978 sq. ft. 0 2,133 2,150 Segerstrom Center for the Arts Sub -Area 2 (11.21 acres) 1.67' 815,285 sq. ft. 80 283 1,029 Segerstrom Town Center Sub -Area 3 (24.5 acres) Option 1 1.882 2,015.195 sq. ft. 2 275 2,729' 3,453 Option 2 1.98 2,118,550 sq. ft. 0 2,764 3,453 TOTAL SOUTH COAST PLAZA TOWN CENTER Option 1 1.702 3,991,008 sq. ft.2 535 5,123' 6,632 Option 2' 1.77s 4,161,813 sq, ft. 80 5,180 6,632 1. Maximum floor area ratio calculation includes land dedicated or reserved for right-of-way for the Avenue of the Arts off -ramp and associated flood control improvements. 2. This maximum FAR and building square footage may be increased to no more than the Option 2 FAR and building square footage in direct relation to the decrease in the maximum number of high-rise residential units. 3. This maximum peak hour trip budget may be increased to no more than the Option 2 peak hour trip budget in direct relation to the decrease in the maximum number of high-rise residential units. 4. This alternative includes the 80 high-rise residential units associated with the museum site in Segerstrom Center for the Arts Sub -Area 2. 5. This maximum FAR may not be increased if the 80-unit residential component is not constructed in conjunction with art museum/art academy in Sub -Area 2. Updated February2001; January2007; September 2011 Octaber2015 53 Costa Mesa North Costa Mesa Specific Plan Pacific Arts Plaza Sub -Area 1: GP-06-02 amended the 2000 General Plan to allow high- rise/high-density residential units in the Cultural Arts Center land use designation. In this sub- area, 180 residential I high-rise residential units may be constructed at the southwest comer of Park Center Drive and Anton Boulevard in conjunction with the demolition of the existing office building. This would result in a maximum non-residential floor area ratio of 1.46 with a maximum number of 180 high-rise residential units on 1.3 acres that equals 138 units per acre (Option 1 shown in Table 5A). This maximum non-residential FAR and building square footage may be increased to no more than the Option 2 non-residential FAR of 1.55 and associated building square footage in direct relation to the decrease in the maximum allowable number of high-rise residential units. Should the property owner determine not to develop the high-rise residential option, the maximum allowable non-residential square footage for this sub -area is 1,227,978 square feet with a corresponding FAR of 1.55; see Option 2 in Table 5A. For both Options 1 and 2, Table 5A indicates the a.m. and p.m. trip budgets, maximum number of dwelling units, maximum non-residential building square footage and associated floor area ratio. As shown in Table 5A. the Option 1 a.m. trip budget may be adjusted to be no more than the Option 2 a.m. trip budget in direct relation to the decrease in the maximum allowable number of dwelling units. Unbuilt entitlements for this sub -area are shown in Table 5B and Figure 14A & 14B. Segerstrom Center for the Arts Sub -Area 2: GP-06-02 amended the 2000 General Plan to allow high-rise/high-density residential units in the Cultural Arts Center land use designation. In this sub -area, 80 residential high-rise residential units may be constructed at the vacant southwest corner of Avenue of the Arts and the Pedestrian Plaza in conjunction with the new art museum/academy building. For this sub -area, the maximum allowable floor area ratio is 1.67 and the maximum allowable number of dwelling units is 80 units. Unlike, Sub -Areas 1 and 3, if the 80-unit residential component is not constructed in conjunction with the art museum/academy or fewer than 80 units are constructed, than the maximum allowable non- residential floor area ratio for this sub -area will not increase proportionately. The trip budget for this sub -area is 283 a.m. peak hour trips and 1,029 p.m. peak hour trips. Unbuilt entitlements for this sub -area are shown in Table 5B and Figure 14A & 14B. Segerstrom Town Center Sub -Area 3: GP-06-02 amended the 2000 General Plan to allow high-rise/high-density residential units in the Cultural Arts Center land use designation. In this sub -area on 3.3 acres, the following unbuilt entitlements have been approved. • 200-key hotel (220,000 sq. ft.) and 50 residential units at 3400 Bristol Street. • Office high rise building (336,525 square feet) at 3420 Bristol Street (OR) mixed- use development of office uses (233,170 square feet) in addition to residential units (225 units) at 3420 Bristol Street. In order to be fully implemented, these entitlements require the demolition of the former theater uses (31,500 square feet) which have been demolished and the existing offices uses of 84,025 square feet. This would result in a maximum non-residential FAR of 1.88 with a maximum number of 275 high-rise residential units (Option 1 in Table 5A) in this sub -area. This maximum non-residential FAR and building square footage may be increased to no more than the Option 2 non- residential FAR of 1.98 and associated building square footage in direct relation to the decrease in the maximum allowable number of high-rise residential units. Should the property owner determine not to develop the high-rise residential option in any form, the maximum allowable non-residential building square footage for this sub- area would 54 Costa Mesa North Costa Mesa Specific Plan be 2,118,550 square feet with a corresponding FAR of 1.98, AM Peak Hour trip budget (2 ,764 trips), PM Peak Hour trip budget (3,453 trips). This is the Option 2 development scenario shown in Table 5A. Table 5A/Option 2 describes the maximum buildout potential for the Segerstrom Town Center for commercial development. The existing buildings may be demolished, and the property may be redeveloped provided that the specified maximum allowable standards for nonresidential development, as shown in Table 5A, are not exceeded. For example, the single -story (with mezzanine) Park Tower annex building (32,316 square feet) on Town Center Drive may be demolished, and new construction may occur within the Segerstrom Town Center area as described in Table 5A. For both Options 1 and 2, Table 5A indicates the a.m. and p.m. trip budgets, maximum number of dwelling units, maximum non-residential building square footage, and associated floor area ratio. As with the maximum FAR and building square footage, the Option 1 a.m. trip budget may be adjusted to be no more than the Option 2 a.m. trip budget in direct relation to the decrease in the maximum allowable number of dwelling units. Table 5B and Figure 14A & 14B provide further detail and illustrations of the permitted development within each of the three sub -areas. Precise building uses, locations, and square footages will be determined in conjunction with final master plan approvals for the SCPTC. Preliminary and Final Master Plan Title 13 of the Costa Mesa Municipal Code sets forth the processing procedures for preliminary and final master plans. Unbuilt entitlements and other proposed development shall require approval of a final master plan by the Planning Commission, or other final review authority as indicated in the Zoning Code. Proposed development may be constructed in a variety of mixed -use or residential development scenarios subject to master plan approval and conformance with the North Costa Mesa Specific Plan. Land Use Comppatibility/Integration The remaining 1.64-acre parcel located adjacent to the Renee and Henry Segerstrom Concert Hall on Avenue of the Arts is in a well-defined urban area. A 140,000 square -foot museum and 80 high-rise residential units are approved for this site. Segerstrom Hall, South Coast Repertory, Samueli Theater, and Plaza Tower are also in the immediate vicinity. Future development of the museum site should be complementary to these surrounding developments, and where possible, linked physically by sidewalks and open space/greenbelts. Anticipated development for this area is detailed in Table 5B and Figure 14A & 14B. Street level and pedestrian appeal should also be taken into account during site design. The site design should also consider The Lakes apartments located across Avenue of the Arts, so as to not cause significant shade or shadow impacts. Pedestrian -oriented directional signage should be added within the existing 3-acre open space easement in Town Center. Signage should be placed at key entry points, particularly adjacent to the hotel, to guide pedestrians to the various attractions. Building Heights Building heights shall be limited to 315 feet above grade level. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of no hazard. Updated July 2000; July 2002; January 2007, September 2011, October 2015 55 zQ m LL W F W > 2 O p1 H a N rc A A O � A ff Q q � LL U E < 9 m3 a � 1 > a LL E E E E E E K c m a> S ruA'N m g f g a w � o o no a31a3° nova is ioasiae a � m m nr * m N C _m y d O R cO m m m m = m 2€ V N A % o G > € u c m m a� °mi m m Z U d d a a m Y a G W ii CO _ W 56 LEGEND Future Development Area Note: See Table 5B for project information. South Coast Plaza Town Cantor Conceptual Location of Future Projects 57 N 4 tiN sa Costa Mesa North Costa Mesa Specific Plan Table 6B- Statistical Summary of Unbuilt SCPTC Components as of 2006 North Costa Mesa Specific Plan Map Unbuilt Entitlements Slated for New Construction Maximum Key approved prior to Demolition Approved in 2006 Building 2006 (sq. ft.) (GP-06-02) Height (above grade level) Pacific Arts Plaza Sub -Area 1 A. 400,000 sq. ft./18-story 1 theater 400,000 sq. ft. of office and 315 ft. agl office and associated (19,200 sq. ft.) associated parking structure parking structure and parking structure B. None 67,450 sq. ft. 180 high-rise residential units 315 ft. agl office Segerstrom Center for Arts Sub -Area 2 C. Art Museum/Academy None Art Museum/Academy 315 ft. agl 140,000 sq. ft. 140,000 sq. ft. And 80 high-rise residential units in a mixed -use development D. OCPAC Expansion None 65,000 sq. ft. 315 ft. agl (1,000 seats) Segerstrom Town Center Sub -Area 3 E. Hotel-200-key 2 theaters 200-key hotel (220,000 sq. 315 ft. agl (220,000 sq. ft.) (31,500 square ft.) and a maximum of 50 3400 Bristol Street feet) high-rise residential units in a 84,025 sq. ft. mixed -use development F. Office A. 336,525 sq. ft. office 315 ft. agl office building OR 336,535 sq, ft. B. Maximum 223,170 sq. ft. office and maximum 3400 Bristol Street 255 residential high- rise units in a mixed — use development Source: City of Costa Mesa May 2006, North Costa Mesa High Rise Residential Projects Program Environmental Impact Report (SCH# 2006011077). UpdatedJuly2000; July2002: January 2007; September2011; October 201 59 Costa Mesa North Costa Mesa Specific Plan Circulation The street network for this sub -area is in place. However, the Master Plan of Bikeways indicates a new bikeway on Avenue of the Arts and Sakioka Drive. The widening of the Bristol Street interchange with the 1-405 is completed. Figure 9 indicates one urban rail alignment to the east of the project site. Parks and Recreation As stated in Section 2, Development Setting, the 3-acre open space/greenbelt easement boundaries were reconfigured and slightly expanded in 2001. In addition, it was secured as part of GP-00-02, as a permanent private open space area in Segerstrom Town Center and Segerstrom Center for the Arts. Also, in conjunction with the Pacific Arts Plaza approval of GP-00-02, the property owner is to preserve and maintain the California Scenario sculpture garden substantially in accordance with its existing configurations and function, commencing immediately and continuing for the useful life of the existing office buildings adjacent to the garden. In conjunction with high-rise residential projects, private on -site recreational amenities shall be provided to serve the high-rise residents. These amenities may be located on the ground level, rooftop, and/or on a podium. Theater and Arts District Plan A Theater and Arts District (TAD) Plan was prepared in conjunction with the development of Town Center. The TAD Plan details the strategy to foster and enhance a unified look and feel for the area. Entry and monument signs, and other signs identifying the Theater and Arts District prominently include the name of the City. The plan addresses public access and parking fee restrictions for SCPTC parking structures for patrons of the cultural arts facilities, and the financing mechanisms for public street amenities. The TAD Plan is included as Appendix D. Parking Although the project area is composed of multiple ownerships, the parking demand analysis for SCPTC has always considered the project as a single development. Specifically, parking need not be located on the same parcel as the building for which it is required; all parking facilities are to be available to employees and visitors of all South Coast Plaza Town Center uses. Consistent with the historical analysis of parking demand for this project, any future parking studies need to continue to examine the South Coast Plaza Town Center as a single project. Persons who are residents of the City of Costa Mesa attending a cultural art venue during evenings (after 6 p.m.) or on weekends shall be provided a discount of fifty percent (50%) Updated July 2000; July 2002; January 2007, September 2011 tv mac=_ Costa M North Costa Mesa Specific Plan off the price for parking otherwise applicable to the general public. For the high-rise residential units, the following parking rate range shall be appropriately applied to the residential development in conjunction with approval of any residential final master plan. The parking rate shall take into consideration the shared parking arrangements that exist in the South Coast Plaza Town Center. Tenants: 1.5 to 2.0 parking spaces per unit Guests: 0.5 parking spaces per unit for the first 50 units and 0.25 parking spaces for each unit above 50. Furthermore, in the final master plan for any high-rise residential development, consideration may be given to the feasibility of valet parking, tandem parking, and mechanical lift parking devices in order to fully meet the residential parking demands. Updated July 2000; Juy 2002; January 2007, September 2011 61 Costa Mesa AREA 5 - THE LAKES Existing Land Uses North Costa Mesa Specific Plan This 27-acre area contains two hotels (492 rooms), the low-rise Lakes apartment/ condominium complex (770 units), and The Lakes retail center (20,400 square feet). This area, located adjacent to the South Coast Plaza Town Center, is in multiple ownership and is nonconforming in terms of what is allowed by the General Plan. A prominent feature of this development is the lake, which is centrally located. The lake is surrounded by pedestrian paths which are linked to the public sidewalks. General Plan and Zoning This site is designated High Density Residential by the General Plan and is zoned PDR- HD. The maximum density is 20 dwelling units per acre. Site -specific residential densities have been approved for the following sites within the Lakes area. Californian at Town Center at 580 Anton Boulevard: In 2007, General Plan Amendment (GP-06-02) was approved, and it consisted of a site -specific density increase for the 2-acre retail site to 125 units/acre. This equates to a maximum of 250 units on the site. Additionally, approximately 2,350 square feet of resident - serving commercial/retail uses that are integrated into the high-rise residential development are permitted provided that through the final master plan review process, the applicant can demonstrate the minimal traffic -generation characteristics of this type of retail use. JMmalham Hotel site at 3350 Avenue of the Arts: In 2007, General Plan Amendment (GP-06-03) was approved for a 3-acre site located at 3350 Avenue of the Arts. This approval consisted of a site -specific density of a maximum of 44 units/acre for a mixed -use development comprised of a boutique hotel and high-rise residential building. Additionally, approximately 1,740 sq.ft. of retail space and 3,450 sq.ft. for a bar/lounge that are integrated into the high-rise residential development are permitted provided that through the final master plan review process, the applicant can demonstrate the minimal traffic -generation characteristics of this type of retail use. Land Use Compatibilityllntegration The future redevelopment of the retail portion of this property to high-rise residential should consider the pedestrian traffic on Avenue of the Arts and Anton Boulevard, and maintain internal pedestrian linkages to other developments in the block. Pedestrian- oriented directional signage should be placed in proximity to the two hotels (one on Avenue of the Arts and the other on Anton Boulevard). Updated July 3, 2000; July 2002; January 2007, November 2007 62 } E � § � | ) ! Cc .. w. - §) % k !I - 2Im 06 a-; §£(§9 § . 2��=�ai/ > ��|!!/) z29LILILn.LLLL! a le /�°°$)�|Z. 63 Costa Mesa Building Heights North Costa Mesa Specific Plan Mid -rise Residential apartments/condominiums: 90 feet above grade level (approximately 6 stories). Commercial Uses (hotels and retail): 110 feet above grade level (approximately 11 stories). High-rise Residential condominiums: 280 feet above grade level (approximately 26 stories inclusive of roof -top terraces). Building heights shall be limited to 280 feet above grade level for high-rise residential buildings in the Lakes area. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of no hazard. Pursuant to Specific Plan Amendment SP-07-01, a site -specific building height of 270 feet above grade level (304 feet above mean sea level) is allowed for the Wyndham Hotel site at 3350 Avenue of the Arts, contingent upon a valid and current FAA determination of no hazard. Open Space, Parks, and Recreation The lake shall remain as a permanent open space feature that benefits this entire area In conjunction with the development of the high-rise residential condominiums, private on - site outdoor recreational amenities shall be provided to serve the high-rise residents. These amenities may be located on the ground level, rooftop, and/or on a podium. Amenities located above the ground level may be used to meet the minimum open space requirements of the Planned Development Residential zone. Parking For the high-rise residential units, the following parking rate range shall be appropriately applied to the residential development in conjunction with approval of any residential final master plan. Tenants: 1.5 to 2.0 parking spaces per unit Guests: 0.5 parking spaces per unit for the first 50 units and 0.25 parking spaces for each unit above 50. Furthermore, in the final master plan for any high-rise residential development, consideration may be given to the feasibility of valet parking, tandem parking, and mechanical lift parking devices in order to fully meet the residential parking demands. Updated July 2000: July 2002; January 2007; November 2007 64 Costa Mesa North Costa Mesa Specific Plan Circulation The street network for this sub -area is in place. The Master Plan of Bikeways indicates a bike lane on Avenue of the Arts and Sunflower Avenue. Figure 9 indicates one urban rail alignment alternative that follows Anton Boulevard. Nonconformity The existing hotel buildings are considered legal nonconforming structures that would not be subject to a reduction in size if demolished or destroyed. In the event of damage or destruction, the Specific Plan allows any legal conforming use in existence at the time of adoption of the 2000 General Plan in a nonconforming development to be rebuilt to its original building intensity. Therefore, in the event of voluntary demolition of either of the existing hotel buildings, the property owner may be allowed to redevelop to the existing square footage indicated below: ADDRESS EXISTING SQUARE FOOTAGE 500 Anton Boulevard 176,300 3350 Avenue of the Arts 272,000 The open space/lake area shall also remain as open space. The Lakes Apartments/Condominium Complex: In terms of redeveloping the 770 apartments/condominiums in the event of voluntary destruction, the General Plan allows 20 units per acre plus a 50% density incentive bonus for a maximum density of 30 dwelling units per acre. This equals 567 dwelling units (on 18.90 acres), which is 203 units fewer than what exists currently. Updated July 2000; July 2002; January 2007; November 2007 65 Costa Mesa North Costa Mesa Specific Plan The Wyndham Hotel site: In 2007, Specific Plan Amendment (SP-07-01) was approved for the 3-acre site. The Specific Plan Amendment includes a development option that would allow a mixed -use development consisting of a 200-room boutique hotel and 120-unit high-rise building with approximately 1,740 sq.ft. of retail space and 3,450 sq.ft. for a bar/lounge. This would result in a maximum nonresidential floor area ratio (FAR) with a maximum 120 dwelling units. Development Maximum No. Maximum Allowable Maximum Allowable Option of Hotel Non -Residential FAR Number of High -Rise Rooms Residential Units ption 1 200 rooms 2.12 FAR 120 units ption 2 388 rooms 2.29 FAR -0- The Specific Plan allows development flexibility with regard to the overall mix of hotel rooms and residential units. This is subject to compliance with the following conditions through the final master plan review process: • The applicant can demonstrate traffic -generation characteristics comparable to Option 1. • For mixed use, development may be allowed up to a combined maximum of 320 hotel rooms/dwelling units, provided that the maximum number of hotel rooms in the mixed - use development does not exceed 200 rooms. • The maximum FAR may be increased to no greater than 2.12 FAR in direct relation to the reduction of the residential density from and 44 du/acre, and 2.29 FAR for hotel development; • The maximum allowable number of high-rise residential units may be increased to no greater than 132 units (44 du/acre) in direct relation to the reduction of the nonresidential FAR from 2.12 FAR. • The 238 existing hotel rooms may be reduced to allow additional residential units. As shown above, if the property owner decides not to develop the high-rise residential option and voluntarily demolishes the hotel instead, the maximum allowable nonresidential square footage would remain at 2.08 FAR with a redevelopment potential of 60,000 sq.ft. Updated September 2016 66 Costa Mesa North Costa Mesa Specific Plan AREA 6- SOUTH COAST METRO CENTER Existing Land Uses In 2006, this approximate 45-acre area was developed with several office buildings, a health club, restaurants, and retail uses. At one time, the entire South Coast Metro Center was owned by one property owner (Sakioka Farms) and was leased on a long- term basis to various other parties. In the early 2000s, there was a change of ownership and operation of the area, and it is now owned and managed by several different parties. Some parcels are owned in fee, while others are owned by the Sakioka family and leased on a long-term basis to others. For planning purposes only, this area has been broken into four different sub -areas, as described in the following discussions, and shown in Table 6A and on Figure 16a. Portions of the sub -areas have been identified within a sites inventory of the Housing Element. General Plan and Zoning The site is designated Urban Center Commercial by the General Plan and is zoned PDC. In 2000, a site -specific FAR of 0.79 was adopted for this area to allow a maximum square footage of 1,546, 180 of non-residential development on the total site area of 44.97 acres (this is the net acreage of the site after all necessary dedications for public improvements). When the 2000 General Plan was adopted in 2002, the trip budget for South Coast Metro Center was established as 1,886 a.m. peak hour trips and 1,994 p.m. peak hour trips for a strictly non-residential development project. In 2007, General Plan Amendment (GP-06-02) was approved, and it consisted of a site - specific high-rise residential development option on a 4.86-acre portion of Area 6 (Sub- Area 1) at a density of 100 units per acre with 6,000 square feet of integrated ancillary retail uses. Additionally, for this residential development option, the Area 6 trip budget was modified to 1,931 a.m. peak hour trips and 1,976 p.m. peak hour trips. See the following section for a discussion of the four sub -areas and the corresponding allocation of the floor area ratio, dwelling units, trip budget, and building square footages. Sub -Areas The South Coast Metro Center was divided into four sub -areas in conjunction with the approval of GP-06-02. These four sub -areas are under separate ownership and management. Provided in Table 6A is a statistical summary of the maximum floor area ratio, maximum number of residential units, and trip budgets for each sub -area. Figure 16a illustrates the boundaries of the sub -areas. Trip budgets and caps on residential units do not apply to properties identified within a sites inventory of the Housing Element. To facilitate flexibility within a sub -area, building square footages may be transferred, provided that the total building square footage, number of units, floor area ratio, and trip budget for the affected sub -area are not exceeded as delineated in Table 6A. Transfers between the sub -areas are not permitted. Updated July 3, 2000; January 2007 67 Costa Mesa North Costa Mesa Specific Plan Sub -Area 1: GP-06-02 amended the 2000 General Plan to create a site -specific residential density of 100 units/acre in the Urban Center Commercial land use designation for this 4.86- acre sub -area with a maximum of 484 residential units. In this sub -area, the 484 high-rise residential units and 6,000 square feet of ancillary retail, known as Symphony Towers, may be constructed at the southeast comer of Avenue of the Arts and Anton Boulevard in conjunction with the demolition of two existing restaurants and the relinquishment of a 300- room hotel (200,950 square feet) entitlement. This would result in a maximum non-residential floor area ratio of 0.03 with a maximum number of 484 high-rise residential units at 100 units per acre (Option 1 in Table 6A). Should the property owner determine not to develop any or only a portion of the high- rise residential option, then the unbuilt residential uses may be converted to a corresponding non- residential development provided that the maximum allowable non- residential building square footage, floor area ratio, and trip budget are not exceeded for the Option 2 development scenario shown in Table 6A. The Option 2 development scenario represents the maximum amount of non-residential building square footage allowed for this sub -area, which is 216, 794 square feet. It is anticipated that this development option would be composed of a 300-room hotel (200,950 square feet) and 15,844 square feet of restaurant uses. For both Options 1 and 2, Table 6A indicates the a.m. and p.m. trip budgets, maximum number of dwelling units, maximum non-residential building square footage, and associated maximum floor area ratio. The maximum building height is 306 feet above grade level for Option 1 and 180 feet above grade level for Option 2. Sub -Area 2: For this 2.57-acre sub -area, the maximum allowable building square footage is 4,000 square feet with a corresponding maximum allowable floor area ratio of 0.036. In 2006, this sub -area was developed with a multi -tenant retail building (545 Anton Boulevard). The maximum building height is 180 feet above grade level. The a.m. and p.m. peak hour trip budget is shown in Table 6A. The Housing Element establishes densities on sites within the sites inventory of the Housing Element. Sub -Area 3: In 2000, GP-99-06 was approved for this 19.5-acre sub -area with a maximum building square footage of 525,000 in four buildings for Experian Information Solutions (475 Anton Boulevard). The corresponding maximum allowable floor area ratio is 0.62. In 2006, the final building was approved for construction. The maximum building height for this sub- area is 180 feet above grade level. The a.m. and p.m. peak hourtrip budget is shown in Table 6A. 68 Costa Mesa Updated July 3, 2000; January 2007 North Costa Mesa Specific Plan Sub -Area 4: For this 18.06-acre site the maximum allowable floor area ratio is 1.02 (800,386 square feet of building area). In 2006, this sub -area was built -out with: Three Office buildings (535, 555, 575 Anton) - 749,230 square feet One Health Club (589 Anton) - 51,156 square feet The maximum building height is 180 feet above grade level. The a.m. and p.m. peak hour trip budget is shown in Table 6A. In addition, the Housing Element establishes residential densities on a 3.39 acre portion of the sub -area included on its inventory of sites. Table 6A- South Coast Metro Center Sub -Area Statistics North Costa Mesa Specific Plan Maximum Maximum Non- Maximum Maximum Maximum Allowable Residential Allowable A.M. Peak P.M. Peak Non- Building Number of Hour Trip Hour Trip Residential Square Residential Budget3 Budget3 FAR Footage Units' Sub -Area 1 (4.86 acres) Option 1 0.03' 6,000 sq. ft.' 484 227 290' Option 2 1.0 216,794 sq. ft. 0 182 308 Sub -Area 2 (2.67 acres) 0.036 4,000 sq. ft. 1 0 5 14 Sub -Area 3 (19.48 acres) 0.62 525,000 sq, ft. 1 0 752 704 Sub -Area 4 (18.06 acres) 1.02 800,386 sq. ft. 1 0 947 968 TOTAL SOUTH COAST METRO CENTER (44.97 acres) Option 0.69' 1,335,386 sq.ft2. 484 1931 1976' Option 0.79 1,546,180sq.ft. 0 1886 1994 1. This maximum may be increased to no more than the Option 2 maximum for this sub- area in direct relation to the decrease in the maximum number of high-rise residential units. See text for Sub -Area 1 for additional information. 2. This maximum may be increased to no more than the Option 2 maximum for the total area in direct relation to the decrease in the maximum number of high-rise residential units in Sub -area 1. 3. Maximum Unit counts and Trip Budgets do not apply to properties identified in a sites inventory of the. Housing Element. 69 Costa Mesa Updated July 3, 2000; January 2007 70 North Costa Mesa Specific Plan Costa a Land Use Compatibility/Integration North Costa Mesa Specific Plan The South Coast Metro Center was planned as in integrated mixed -use office project, including three high-rise office buildings, a four -building office campus, free-standing restaurants and a support retail building, a hotel, and a fitness center in 1999. Subsequent to this initial plan, the easterly 19.5 acres were sub -leased to Experian Information Solutions (Sub -Area 3). The office campus planned for this portion of the site has been developed as Experian's world headquarters and will ultimately contain 525,000 square feet of floor area. Although this area will be developed separately from the balance of the South Coast Metro Center, it is included within the Specific Plan Area 6 planning unit to maintain consistency with past general and specific plan efforts. The further development of this site will result in the continuation of the pedestrian zone on Anton Boulevard, which is primarily located between Bristol Street and Sakioka Drive on both sides of the street. New high-rise residential, commercial and office buildings are encouraged to be located along the Anton frontage in order to enhance and strengthen the pedestrian zone. Although the Experian site will be developed as a stand-alone development, an internal pedestrian connection is provided as a linkage to the balance of the South Coast Metro Center. Encroachment into the building setback area on Anton Boulevard for commercial or mixed - use developments can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the commercial or mixed -use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial or mixed -use development. The internal pedestrian paths should be conveniently linked to Anton Boulevard. Pedestrian - oriented directional signage should also be provided; the signage would identify key attractions in the plan area. Parking lots/structures are encouraged to be located along the southern and western edges of the site adjacent to the 1-405 and on and off ramps, and not adjacent to Anton Boulevard. Shade and shadow impacts for buildings in excess of 2 stories should also be considered. Building Heights Building heights shall be limited to 180 to 306 feet above grade level, as shown in Table 6B. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of no hazard. Commercial or mixed -use developments that are allowed to encroach into the street setback of Anton Boulevard shall be limited to 2 stories/30 feet above grade level within the street setback. Updated July 3, 2000; January 2007 71 Costa Mesa North Costa Mesa Specific Plan Table 613- South Coast Metro Center Maximum Building Heights North Costa Mesa Specific Plan Sub -Area 1 Option 1 306 feet above grade level Option 2 180feet above grade level (approximately 12 stories) Sub -Areas 2, 3, and 4 180feet above grade level (approximately 12 stories) Parks and Recreation In conjunction with the development of the high-rise residential condominiums, private on - site recreational amenities shall be provided to serve the high-rise residents. These amenities may be located on the ground level, roof top, and/or on a podium. Parking For the high-rise residential units, the following parking rate range shall be appropriately applied to the residential development in conjunction with approval of any residential final master plan. Tenants: 1.5 to 2.0 parking spaces per unit Guests: 0.5 parking spaces per unit for the first 50 units and 0.25 parking spaces for each unit above 50. Furthermore, in the final master plan for any high-rise residential development, consideration may be given to the feasibility of valet parking, tandem parking, and mechanical lift parking devices in order to fully meet the residential parking demands. Circulation The Master Plan of Highways shows for this sub -area the recently completed 1-405 on- ramp from Anton Boulevard and the 1-405 off -ramp to Avenue of the Arts. Figure 9 indicates that the alignment for The Center Line urban rail system will follow Anton Boulevard and will terminate at a station at the intersection of Anton and Avenue of the Arts at the northwest corner of the site. As of 2005, the planning process for the Centerline urban rail system had been put on hold indefinitely by the Orange County Transportation Authority. Updated July 3,:2000; January 2007 72 \z ` d ' ! | UO §0 HE |! I - /0 !! ¥ _ _ _ �§ §kfmf}} m BW.2< | _|! 2 - §) \ % 0 0 )\!;;{tea );|■§! )k;�|| §)m}CL �|!;! [a 73 74 Costa Mesa North Costa Mesa Specific Plan AREA 7 - SAKIOKA LOT 1 Existing Land Uses This 40-acre site is designated for residential development and is largely vacant except for the Metro Fire Station. Excluding the station, this site is owned by Sakioka Farms. General Plan and zoning This site is designated High Density Residential by the General Plan and is zoned PDR- NCM. The maximum density is 25-35 units per acre. Land Use Compatibility/Integration This parcel is slated for residential development at a density of 25-35 units per acre (approximately 1.411 units). This density will result in multiple story buildings. Although there are high-rise apartment buildings to the west of the site (The Lakes), existing development in Santa Ana to the north is primarily single family homes as well as a church. In addition, Lot 1 surrounds the newly constructed fire station. Future residents need to be made aware of the fire station as well as the heliport that is located in the South Coast Metro Center (on top of the Bank of America Building). In terms of site design, buildings in excess of 2 stories should be evaluated for shade and shadow impacts on surrounding land uses. Vehicular access to and from Sunflower Avenue should be limited. Open space, recreational uses and/or parking areas, as opposed to dwelling units, should be located adjacent to the fire station property. Pedestrian access to Anton Boulevard and Sakioka Drive should be provided; although mid -block crossings of Sakioka Drive are to be discouraged. Residential buildings should also be oriented away from Sunflower Avenue as much as possible in order to minimize noise impacts. 75 6 o E €� ge h ® vs= A ® n E gt �� » E E A E o s O W E wf ` "zi D E B e E'. a an a ayr a@ in E E E E O N �" Y"' a F Z- d d A N L S1W31LLA3M1V O Q 0 Lvv O i � m m U ii iq a° E❑ d Z a EIf 15 �O1SItl9 _ I ©® lei O g�� c d 4$P d W H O c e c c O N W W Z�$ .Y d d adi c adi sa 'p 22 E w a m' a 0 c3 a* ul V� 9 76 Costa Mesa Mixed -Use North Costa Mesa Specific Plan The Planned Development zoning does allow for a complementary neighborhood commercial component for this site. The General Plan states that the commercial development must have a FAR and population density that are the same as the Neighborhood Commercial designation. (See Table 1). The integration of commercial development and residential units in one building is allowable. If this site is developed as a mixed -use project with distinct residential and commercial components, the nonresidential FAR standard and the residential density standard shall apply to each of the respective components. If the site is developed as mixed -use with neighborhood commercial development combined with residential units in one building(s), it is no longer possible to calculate the FAR and density. In these mixed -use developments, each 1,000 square feet of commercial development shall result in one less dwelling unit subtracted from the total number of dwelling units. For example, a 50,000 square foot retail center shall reduce the base density from 1,008 units to 958 units. Should a density bonus for affordable units be obtained, the decrease in units shall be applied to the market rate units not the affordable units. Any development proposal that includes a commercial component shall require a traffic analysis to ensure that the affected circulation system will continue to operate pursuant to General Plan standards, both at the time of project completion and at build -out of the General Plan. In order to provide a continuation of the commercial uses on Anton Boulevard, any retail proposed for this property is encouraged to locate at the intersection of Sakioka Drive and Anton Boulevard and be easily assessable to pedestrians. Reduced building setbacks for commercial or mixed -use developments on both street frontages can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the retail or mixed -use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial or mixed -use development. Density Bonuses This site, which is zoned Planned Development Residential -North Costa Mesa (PDR- NCM), has an allowable density range of 25 to 35 dwelling units per acre. As stated in the Costa Mesa Municipal Code, 25 units per acre is the base density and the provision of affordable housing shall be necessary to reach the maximum of 35 units per acre. The PDR standards do include a reference to the provision of low and moderate income housing as one of the criteria to move up the density scale. Neither the General Plan nor the zoning code set parameters for how much affordable housing or what level of affordability is necessary to achieve the requirement within the PDR-NCM zone. Therefore, this Specific Plan further clarifies the necessary affordable housing parameters. It should be noted that the PDR standards require that other criteria also be met in order to achieve the density increase. 77 Costa Mesa North Costa Mesa Specific Plan Within the plan area, only The Lakes includes affordable units. Within The Lakes, 20% of the units (i.e. 154 units) are affordable to low income households. For this project, the standard for low income is based upon the Orange County Bond Program which uses Chapman University income rates instead of HUD/California Government Code income rates. The Bond Program also uses an 80% of the median income figure of Chapman University to determine low income instead of the 60% of median used by HUD and the State. According to the City's density bonus ordinance, if a proposed project includes affordable units which meet the income and percentage requirements, then the City shall give a minimum 25% density increase, as long as the density bonus does not exceed the General Plan maximum density (for Sakioka Lot 1 that is 35 units per acre). The density bonus ordinance has minimum requirements of either providing 20% of the total units as affordable to low income households or providing 10% of the total units as affordable to very low income households. At 40.3 acres, the Sakioka site's base density (25 units/acre) equals 1,008 dwelling units. A 20% low income requirement, therefore, would equal 202 low income units, and a 10% very low income requirement would equal 101 very low income units. An increase in density from the base of 25 units/acre to 35 units/acre equals 40%, therefore, increases in density in excess of 25% shall require a larger percentage of the units to be affordable. The City's density bonus ordinance defines very low and low income households and rent pursuant to the California Government Code. Previously, the state density bonus provisions were geared toward a provision of 25% of the base units as affordable to low or moderate income households. With the shift to lowered income affordability came a corresponding percentage requirement reduction. The minimum density increase standard for Sakioka Lot 1 could be either compliance with the City's density bonus ordinance, or compliance with the 25% low to moderate income standard with a limit of 15% of the total units allocated for moderate income. Provision of the affordable units off -site is allowed by the density bonus ordinance and may be appropriate for Sakioka Lot 1 if the off -site location is within the North Costa Mesa area. Presently, the City is at risk of losing the affordable units at The Lakes for which the 10-year term of affordability will expire in 1997. If continued affordability of those units at The Lakes could be tied to development of Sakioka Lot 1, then credit could be given for density increase on Sakioka Lot 1. Although the existing affordable units at The Lakes do not meet the City's density bonus definition of low income, they could be counted towards the required low income housing provision if the affordable housing Option 2 (Table 7) is chosen. Thirty additional years of affordability beyond 1997 should be acquired, if off -site low income affordable housing credit is to be granted. Table 7 illustrates the alternative methods by which density increases can be achieved for Sakioka Lot 1 to the maximum of 35 units/acre through the provision of affordable housing. It should be noted that other standards of the PDR zone must also be met, and any density increase granted for this site shall include the provision of affordable housing. All affordable housing provisions shall be for a minimum of 30 years. 78 Costa Mesa North Costa Mesa Specific Plan In mixed -use projects (i.e., commercial and residential projects) which require a decrease in the total number of dwelling units, the decrease in units shall be applied to the market rate units not the affordable units. Building Heights The maximum building height shall be 60 feet (approximately 4 stories) for residential uses and mixed -use development. In mixed -use developments, the commercial components shall be limited to first 2 stories of any building. Commercial or mixed use developments that are allowed to encroach into the setback of either Sakioka Drive and/or Anton Boulevard shall be limited to 2 stories/30 feet within the street setback. Circulation The street network for this sub area is in place. The Master Plan of Bikeways indicates a new bikeway on Sunflower Avenue. Figure 9 indicates one urban rail alignment alternative that follows Anton Boulevard. Parks and Recreation Should a public park be dedicated on Sakioka Lot 1 or a privately developed, owned and maintained open space be credited against the park dedication requirement, the park development and amenities should reflect the urban character of the area. The Lakes apartment complex (770 units) to the west of the site has very few school aged children (only 12 students attended Newport Mesa Unified School District in the 92/93 school year). Therefore, if a similar high density residential development is proposed on Lot 1, parkland development should be geared primarily to adults. Consideration should also be given to locating the private recreational areas of this planned development in proximity to this park area. 79 n e#pF F N f N aa— � � z J e N z J ��g�W J J o vin FF❑ N o f N N H H n n O a K z F a Z f J N J J N W J J M Q NyJ ry N N N N d F N y y+^ N Q Z = O N W P+y F a F 2r F F N WM~ � pJ MM 7 J M N J u�iW ❑ J J M yW O N e g N N n Ol e e M # QQ C V 6NH Z 3' Z Oo K Z Z O N m W W r6Z J N N J VFW ❑ J J MN �M N M �`g H y c a � o y F aai 2 ,o z � z Q Oo ¢ J yI WWJ O J N J JviW �O J J N� �M O U yNN fp N N N y o Z w m af❑ o z a' z Oe�' z z W i t O J O N J J N w J J N M N Z y O O^ O N N U WU ro ro W ow m m W U N m m —y �ZyZj tllO LLQpF� zw Qp LLp�aZWm❑oOH 03 w�wOOOJ O Owp OUOJOO W� O,OJ a' N LL N N LL W w J'U a' W LL am a ¢ ILLi MIA aN ¢ LL a CC W aN ¢ ILLi ¢ MIA N U Q Q Z FN 0 0 W ZO OJ ZO M rw ZO m Z- O 30 2 > K O j n Q O w O -�Z O O0Z Oj W ❑ W W ❑ C U N a z z y� W N F Z Z O N N INN N N x E n oai D vy u y c y � m N 60 � OO O ry c E r j O N N pw p N � _ o rn N c w 0 E D CC m E o N m y co v caaa �o N ma m ma10i °_ N co 3 E u � ;2tY V ��caEd ao °1 EE Pn p vpD°co JHL m w=_ j c o�aa3p D 0 7 L .rCm N O rvx v- c m E E E T A a v8� d � v mti—vvai O N J U U E E r C C N c v ; ; E E c Jos `o 9 C N N jp O N p V N N N N J N C O L C 1:0 o`oo y}9 V O � J O N N N Q yOj O N j a LL LL LL r r T NM QN tp N 0 Z Costa Mesa North Costa Mesa Specific Plan AREA 8 - SAKIOKA LOT 2 Existing Land Uses This 33-acre area is designated for planned development, including mixed -use, residential, and commercial office development and is currently in agricultural production. Two single family homes are located along Sunflower Avenue, Lot 2 is owned by Roy K. Sakioka & Sons. General Plan and Zoning This site is designated Urban Center Commercial by the General Plan and is zoned PDC. Development Standards and Trip Budget The development intensity for planned development (i.e. master plans) on Sakioka Lot 2 is limited by the following: • The trip budget for this site is 1,062 a.m. peak hour trips and 1,407 p.m. peak hour trips. Except for development on properties identified within a sites inventory of the Housing Element, the trip budget shall not be exceeded for the aggregate development on Sakioka Lot 2. • Planned Development Standards of the PDC zone are applicable to the site, unless otherwise indicated in the North Costa Mesa Specific Plan. • A maximum 1.0 Floor -Area -Ratio applies to nonresidential development. Nonresidential development is also subject to the trip budget limitation, applicable development standards of the PDC zone, and consistency with the General Plan, except for development on properties identified within the sites inventory of the Housing Element. • The maximum residential density (dwelling units per acre) is 28 dwelling units per acre for the residential component of a mixed -use development on a single legal parcel (See "Mixed -Use" discussion) or a maximum of 80 dwelling units per acre for an independent residential development that incorporates affordable housing (See "Affordable Housing I Density Bonus discussion). An independent residential development is defined as a development in which separate legal parcel (or parcels) is entirely developed as a residential use and therefore does not include commercial uses on the same legal parcel. The foregoing limitations do not apply to properties identified within a sites inventory of the Housing Element, which have the maximum density specified in the Housing Element. • Maximum building height of 8 stories per Airport Land Use Determination dates May 26, 2016 and as reflected in 2015-2035 General Plan. The projected trip generation for land uses proposed for Sakioka Lot 2 will be based on latest edition of Trip Generation, Institute of Transportation Engineers. The methodology will 81 � Co_sta Mesa North Costa Mesa Specific Plan consider reasonable allowances for trip credits due to internal capture and pass -by trips. Internal capture credit refers to trips for various uses proposed within the parcel that can be accomplished without having to leave the facility. Ffa Costa Mesa North Costa Mesa Specific Plan For example, an office complex could have restaurants and other ancillary uses which may not generate new trips - rather serve tenants within the complex. Other examples include conference room and fitness facilities. Pass -by trips refers to trips that are already on roadway adjacent to the development and use the facilities. Pass -by trip credits are limited to retail uses. The credits allowed for internal capture and pass -by trips will be determined by the Transportation Services Manager. The net trip generation after credits will be compared to the trip budget to determine if the proposed development is within the limits prescribed in the North Costa Mesa Specific Plan. Land Use Compatibility/Integration Future development of this site is anticipated to include mid- and high-rise office buildings as well as support commercial and a variety of residential typologies. Shade and shadow impacts for buildings in excess of 2 stories should be considered in relation to surrounding land uses. Site design should limit vehicular access to and from Sunflower Avenue. New commercial and office buildings are encouraged to be located along the Anton frontage. Encroachment into the building setback on Anton Boulevard for commercial or mixed -use developments can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the commercial or mixed -use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial development. Parking lots/structures should be located primarily along the eastern edge of the site adjacent to the Costa Mesa Freeway and the new on -ramp. Internal pedestrian linkages to Anton Boulevard should be provided. Mixed -Use The PDC zoning does permit mixed -use development including residential and nonresidential uses as complementary uses. The residential component of a mixed -use development shall be limited to a maximum density of 28 dwelling units per acre. This maximum density only applies to residential uses as complementary uses to commercial uses within a mixed -use development. It does not apply to an independent residential development that does not include commercial uses on the same legal parcel, or to mixed -use development on properties identified on the sites inventory of the Housing Element. Total residential building intensity for the entire 33-acre site shall not exceed the maximum allowable development intensity as set forth in the Housing Element. The Costa Mesa Freeway, Sunflower Avenue, and Main Street represent significant air quality and noise sources that will impact the siting of residential units and other sensitive land uses. Existing ambient air quality may exceed state and federal levels for carbon monoxide; therefore, significant mitigation measures may be required. Acceptable interior and exterior noise levels for residential uses would need to be achieved. An appropriate interface between the office buildings and residential uses would also be required. UpdatedJuly2002, September2011, September 2016, Month 2026 83 C ZQ e p. =m Z',m s=x - - ofE �J zpU� RISE aa3g 11 E wo^� li ?.cc oSm F r uLL Sy Y o `2 E ♦ ll", ym � m iF� c \ WQ O @da E Era E v 11 0 ��\� �� //• r C. III a$ d _ _ as tme N of a a�i ---�--_------ -_-�, a u m c p y�9g F— R p T T U m W w g 00 ii ii a° a` a o LLI 7.5 I , o gy=I 84 Costa Mesa North Costa Mesa Specific Plan Affordable Housing and Density Bonus (See California Government Code Section 65915 for Current Density Bonus Law Information) Total building intensity for the entire 33-acre site shall not exceed the maximum allowable development intensity as set forth in the Housing Element of the General Plan. Table 8- Sakioka Lot 2 Density Bonus Program North Costa Mesa Specific Plan MAXIMUM BASE AFFORDABLE HOUSING CATEGORY' DENSITY BONUS DENSITY CRITERIA OPTION REQUIRED PERCENT OF 10% BASE DENSITY TO BE VERY LOW INCOME AFFORDABLE 528 UNITS< # OF AFFORDA BILE UNITS 53 UNITS OPTION2 LOW REQUIRED PERCENT OF 20% BASE DENSITY TO BE INCOME AFFORDABLE # OF AFFORDABLE UNITS 105UNITS OPTION REQUIRED PERCENT OF 10% LOW 613% MODERATE BASE DENSITY TO BE LOW& MODERATE INCOME AFFORDABLE WF AFFORDABLE UNITS 132 UNITS 25%DENSITY BONUS 132 UNITS TOTAL UNITS' No NOTES: Very Low, Low, and Moderate determinations are based on HUD definitions and income limits, adjusted for family size. The total number of units assumes that other criteria of the Planned Development Commercial Zone have been met regarding density increases. Density Bonus as provided herein, or as otherwise provided for by state law (Government Code 65915) 4. Maximum densities per the Housing Element and State Density Bonus Law. 85