HomeMy WebLinkAbout94-05 - Voluntary Redevelopment of Residential Units - GP-93-04B4f15
RESOLUTION NO. 94-5
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA, CALIFORNIA, ADOPTING GENERAL PLAN
AMENDMENT GP -93-04B, AMENDING THE GENERAL
PLAN OF THE CITY OF COSTA MESA BY PROVIDING
INCENTIVES FOR THE VOLUNTARY REDEVELOPMENT
OF RESIDENTIAL UNITS.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE
AS FOLLOWS:
WHEREAS, the General Plan was adopted by the City Council of the City of Costa Mesa
by Resolution No. 92-27 on March 16, 1992; and
WHEREAS, the General Plan is a long-range comprehensive document which serves as
a guide for orderly development of Costa Mesa; and
WHEREAS, by its very nature, the General Plan needs to be updated and refined to
account for current and future community needs; and
WHEREAS, the Housing Element of the General Plan recognizes the importance of
preserving and improving existing housing units; and
WHEREAS, with age and deterioration, it is not always feasible to renovate existing
units; and
WHEREAS, the City wants to encourage the redevelopment of safe and decent housing;
and
WHEREAS, General Plan Amendment GP -93-04B proposes to amend the General Plan
to allow include an incentive for the redevelopment of residential units in multiple family
designation; and
WHEREAS, public hearings were duly held by the Planning Commission on October 11,
1993, and by the City Council on November 1, 1993, in accordance with Section 65355 of the
Government Code of the State of California, all persons having been given the opportunity to
be heard both for and against said Amendment GP -93-04B to the General Plan; and
WHEREAS, this Council deems it to be in the best interest of the City that said
Amendment to the General Plan be adopted;
NOW, THEREFORE, BE IT RESOLVED that the General Plan is hereby amended by
the adoption of General Plan Amendment GP -93-04B to clarify the provisions for redevelopment
of existing residential units in multiple family designations as shown on Exhibit "A";
BE IT FURTHER RESOLVED that based on the findings of the Initial Study prepared
in compliance with the California Environmental Quality Act, that the environmental impacts
of this amendment are adequately addressed in Final Environmental Impact Report (FEIR) No.
1044 which was certified on March 16, 1992, for the 1990 General Plan project.
PASSED AND ADOPTED this 22nd day of February, 1994.
ATTEST:,77
Deputy City Tic of the City of Costa Mesa Mayor of the City of Costa Mesa
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of
the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. 94-5 was
duly and regularly passed and adopted by the said City Council at a regular meeting thereof,
held on the 22nd day of February, 1994.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City
of Costa Mesa this 23rd day of February, 1994.
Deputy Cit Clerk and ex -officio Clerk of
the City Council of the City of Costa Mesa
f
316-A
Exhibit "A"
GOAL I% FRBSRRVING AFFORDABILITY
It is the goal of the City of Costa Mesa to provide its citizens with
reasonably priced housing opportunities within the financial capacity of
all social and economic segments of the community. Further, the City of
Costa Mesa shall make every effort to reduce the costs of home ownership
or rent for all existing and future dwelling units constructed within its
jurisdiction.
272. Allow and encourage developers to -piggyback" or file
concurrent applications (i.e., rezones, tentative tract maps,
conditional use permits, variance requests, etc.) if multiple
approvals are required, and if consistent with applicable
processing requirements. -
273. Maintain consistency between all applicable general and
specific plans, zoning ordinances, and other development
guidelines relating to the development, maintenance, and
conversion of new or existing dwelling units in 'order to reduce
unnecessary overlapping regulations to expedite the processing
of residential developments.
274. Provide incentives (i.e., density bonus units, fee reductions,
exemption from development or processing fees, fast -tracking,
etc.) to developers of residential projects who agree to
provide the specified percentage of units mandated by State law
at a cost affordable to very low- and/or low-income households.
Density bonus units may be provided when the bonus units do not
allow the project's resulting density to exceed the General
Plan designation density limit or fox affordable senior citizen
projects.
274A. Provide incentive bonus units to encourage the redevelopment of
residential units that are nonconforming in terms of density.
The incentive shall be limited to the multiple family
residential land use designations. The density incentive shall
be limited to an increase of 258 above Medium Density or an
increase of 509 above High Density. In no case shall the
resulting number of units exceed the existing number of units
on each site.
275. Consider financial incentives in lieu of density bonus units if
the proposed affordable, nonsenior density exceeds that allowed
by the General Plan designation of the property. Require the
review of such projects by Planning Commission and City
Council.
276. Provide opportunities and develop incentives to encourage
developers to employ innovative or alternative construction
methods to reduce housing costs and increase housing supply.
277. Exert City influence (to the maximum extent possible) to
facilitate the development of new residential units where
feasible.
278. Continue to allocate a majority of the City's Community
Development Block Grant funds to direct housing -related
programs.
279. Support the continuation and expansion of federal housing
assistance programs for very low-, low- and moderate -income
households.
280. Continue membership in the Orange County Housing Authority to
provide housing assistance to low-- and moderate -income
households.
241
Exhibit "A"
Resolution No. 94-5
Page 1 of 5
,31s - 8
PROPOSED GP -93-04B
REGARDING EXISTING RESIDENTIAL UNITS
LAND USE
LAND USE INVENTORY
Theoriginal General Plan for the City of Costa Mesa was prepared in 1957
and contained a Mester toning Plan which divided the City and its
projected sphere of influence into seven -land use categories. In 1970,
a new General Plan was prepared which presented ten land use
designations. •This plan was revised in 1981, and included eleven land
use designations. This plan incorporates a total of 13 designations.
Table 56 summarizes the acreage in the City and sphere of influence
according to General Plan Land Use designations as of the adoption of the
1990 General Plan. The total of 599 acres of undeveloped land is also
presented by land use designation.
Low Density
Residential
Had. Density
Real tl .ti.1
Blgh Dena lty
Residential
Nelghborhood
commercial
General Commeccl.l
TABLE 56;
LAND USE DESIGNATIONS
(1993)
0.5
99
Residential*
0.35
Office
Light Industry - 0.35 385.0
6.0 391 4.9
Density
Acte.
Acte
total
6 of
DD/Acre
Fluor At.. Ratio Dev.loped
Undeveloped
Acte
City
58
- 2,278.0
1.0
2,279
29.2
512
- 772.0
53.5
825.5
10.2
520••
- BD9.0
46.0
855
10.6
Commercial Center -
0.25
Retail/
98.5
0.5
99
1.2
0.35
Office
Light Industry - 0.35 385.0
6.0 391 4.9
Public and - 0.25 961.0
336.0 1.295 16.0
0.30
Retail/
561.0
16.0
595
7.4
0.60
office
• NIthin the Nadlum and High Density Residential delpnation, existing
res/detlal units legally
or.
built in exdsa of the dwelllnp units per astandard mey
be rebullt at the same higher
0.35
Retail/
38.0
3.0
41
0.5
0.65
Office
Costa Mau whet. the density
allowance 1. 25 to 35 DU/acre.
•.. sea Regional Commetotal ta.t.
Regional Commercial - 0.652/0.99••• 115.0
0.0 115 1.6
Urban Canter - 0.50 Retail/ 1D2.0
72.0 176 2.1
commercial 0.60 Office
Industrial Park - 0.60 7D4.0
69.0 773 9.5
Light Industry - 0.35 385.0
6.0 391 4.9
Public and - 0.25 961.0
336.0 1.295 16.0
8.m1 -Public
Golf Course - <0.01 502.0
0.0 502 6.2
pair rounds '0.30 150.0
0.0 150 1.9
rOIA11,495.5
599.5 9,094 100.0
• NIthin the Nadlum and High Density Residential delpnation, existing
res/detlal units legally
or.
built in exdsa of the dwelllnp units per astandard mey
be rebullt at the same higher
density subject to othat roving code standards. allowable density or number of unit. to he
r.d.v.lopad would be limited to the 1990 General Plan density
with a 254 Incentive bonus for
Medium Density or a 504 Incentive bonus for High Density; or
the existing number of unit&,
whlch.v.r is less.
•• Bee High Density Residential tet P.garding an ate. In North
Costa Mau whet. the density
allowance 1. 25 to 35 DU/acre.
•.. sea Regional Commetotal ta.t.
Residential Areae
The Low Density Residential land use designation
covers 28.2 percent of
the net acreage of the City and its sphere of
influence. This high
percentage of low density is not unique to Costa Mesa, but is found
throughout in
several communities orange Count+.
The accelerated demand
for suburban homes experienced in the mid 1950 s
and 1960's resulted in
the conversion of thousands of agricultural acres
to large single-family
housing tracts. Today this use remains Predominant
in Costa Mesa. Larae
unfifveloped Low Density Residential acreage rem.
mily development is expected to take the form o
ons on in -fill sites, especially in the area east
Existing residential development exceeds the dwelling units per acre
standards of the Medium and High Density Residential designations in many
instances. The dwelling units per acre standards of these designations
shall apply to development of vacant or underdeveloped parcels. Existing
legal developments which exceed the density standards of this General
Plan may be rebuilt at the same higher density subject to other zoning
code standards. The allowable density or number of units to be
redeveloped would be limited to the 1990 General Plan density with a 258
incentive bonus for Medium Density or a 508 incentive bonus for High
Density; or the existing number of units, whichever is less. The higher
density of the existing developments is accounted for In the growth and
traffic projections of this General Plan.
$I
Exhibit "A"
Resolution No. 94-5
Page 2 of 5
X16- C
the acre standard can be exceeded for existing Medium Density Residential
lots less than 7,260 sq.ft., but not less than 6,000 sq.ft. where density
calculation fractions equal to or greater than 1.65 may be rounded to two
units. This allows conforming R2 lots less than 7,260 sq.ft. to have two
units, but still would preclude rounding for other situations, including
R2 lots less than 6,000 sq.ft. in area.
The 12 dwelling units per acre standard is exceeded by much of the
existing Medium Density development. 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. The allowable density or number of units to be redeveloped would
be limited to the 1990 General Plan density plus a 25& density incentive
bonus or the existing number of units, whichever is less.
Density bonuses may be granted by the City when a project is designed to
provide housing for households with specialized requirements. Such
households include senior citizens, handicapped, low-income, and other
households with needs not sufficiently accommodated by conventional
housing. However, theproject's resulting density may not exceed 12
units/acre except ford density bonus which may be granted to affordable
senior citizen projects...
Using average household size data from the 1990 Census, projected
population density would range from up to 30 persons per acre.
The type of development which is found within this designation is
generally more tolerant to impacts which would adversely affect low
density development. Although still susceptible to the impacts caused
by more intense uses and noise, a Medium Density Residential development
has greater potential to provide mitigation through visual and acoustical
shielding. Thus, areas for Medium Density Residential use can be
established closer to potentially disparate uses than can Low Density
Residential, providing the potential impacts are not of a severity which
precludes mitigation.
Medium Density Residential land in the City is largely composed of
already developed parcels, many originally subdivided for single-family
use. Of these properties, a substantial number are zoned for single-
family residences while those with multi -family zoning can typically
accommodate a maximum of two units. Certain areas designated as Medium
Density Residential are characterized be deep, narrow parcels with areas
ranging from approximately 18,000 to 20,000 square feet. This is
especially prevalent east of Newport Boulevard.
Because of the location and intensity of development, Medium Density
Residential areas are also appropriate for quasi -residential uses such
as senior citizen congregate care facilities, convalescent hospitals and
group residential homes. Schools, churches, parks, libraries and related
public facilities are equally appropriate.
Complementary commercial uses within this. designation may be allowed in
planned development projects provided that the commercial uses will not
generate any additional AM or PM peak hour vehicle trips than what would
occur if the entire project site were developed at its maximum residen-
tial potential as allowed by the General Plan. As shown in Table 60, the
Costa Mesa Traffic Model for the General Plan uses the following peak
hour rates for single-family attached housing: the AM peak hour rate is
.80 per dwelling unit and the PM peak hour rate is 1.0 per dwelling unit.
Floor Area Ratios and population densities for commercial projects shall
be the same as the Neighborhood Commercial land use designation.
Compatible zones include R1, R2, PDR -MD and ISR
387
Exhibit "A"
Resolution No. 94-5
Page 3 of 5
,•316-D
High Density Residential:
Areas designated as High Density Residential are intended for residential
development with a density of up to 20 units to the acre. Density
bonuses may be granted by the City when a project is designed to provide
housing for individuals and families with specialized requirements. Such
households include, but are not limited to, senior citizens, handicapped,
and low income. However, the project's resulting density may not exceed
20 units per acre except for density bonus which may be granted to
affordable senior citizen projects.
In addition, the 41 -acre vacant parcel, referred to as Sakioka lot 1, has
a higher density limit of 25 to 35 units to the acre. The upper limit
of 35 units per acre shall include any density bonus.
The 20 dwelling units per acre standard is exceeded by much of the
existing High Density development. 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. The allowable density or number of units to be redeveloped would
be limited to the 1990 General Plan density plus a 508 density incentive
bonus or the existing number of units, whichever is less.
Using average household size data from the 1990 Census, projected
population densities would range up to 50 persons per acre except for the
Sakioka lot 1, where the maximum population density is 88 persons per
acre.
High Density areas should be located in proximity to transportation
routes, especially those served by public transit. The establishment of
such areas within convenient distance to shopping and employment centers
is also encouraged. Although proximity to the above uses and transpor-
tation routes often results in a residential development being subject
to adverse impacts, High Density Residential development can be less
susceptible to such impacts than lower densities if visual and acoustical
shielding techniques are incorporated into the project.
In addition to the above locational preferences, viable High Density
development is also dependent upon site characteristics. A site should
be of appropriate size and dimension before the higher densities within
this designation are allowed.
Because of their location and intensity of development, High Density
Residential areas are also appropriate for quasi -residential uses such
as senior citizen congregate care facilities, convalescent hospitals, and
group residential homes. Schools, churches, parks, libraries and related
public facilities are also appropriate.
Complementary commercial uses within this designation may be allowed in
planned development projects provided that the commercial uses will not
generate any additional AM or PM peak hour vehicle trips than what would
occur if the entire project site were developed at its maximum residen-
tial potential as allowed by the General Plan. As shown in Table 60, the
Costa Mesa Traffic Model for the General Plan uses the following peak
hour rates for high density residential uses: the AM peak hour rate is
.53 and the PM peak hour rate is .67. Floor Area Ratios and population
densities for commercial projects shall be the same as the Neighborhood
Commercial land use designation.
Compatible zones include R2, R3, PDR -HD, PDA -NCM and IiR.
Co®ercial
Five designations are applied to the land in Costa Mesa
allocated for commercial uses. These designations vary in location and
388
Exhibit "A"
Resolution No. 94-5
Page 4 of 5
316 -E
law at acost affordable to very low- and/or low-income households.
Density bonus units may be provided when the bonus units do not
allow the project's resulting density to exceed the General Plan
designation density limit or for affordable senior citizen projects.
274A. Provide incentive bonus units to encourage the redevelopment of
residential units that are nonconforming in terms of density. The
incentive shall be limited to the multiple family residential land
use designations. The density incentive shall be limited to an
increase of 25$ above Medium Density or an increase of 50& above
High Density. In no case shall the resulting number of units exceed
the existing number of units on each site.
275. Consider financial incentives in lieu of density bonus units if the
proposed affordable, nonsenior density exceeds that allowed by the
General Plan designation of the property. Require the review of
such projects by Planning Commission and City Council.
276. Provide opportunities and develop incentives to encourage developers
to employ innovative or alternative construction methods to reduce
housing costs and increase housing supply.
277. Exert City influence (to the maximum extent possible) to facilitate
the development of new residential units where feasible.
278. Continue to allocate a majority of the City's Community Development
Block Grant funds to direct housing -related programs.
279. Support the continuation and expansion of federal housing assistance
programs for very low-, low- and moderate -income households.
280. Continue membership in the Orange County Housing Authority to
provide housing assistance to low- and moderate -income households.
281. Recognizing the effect of supply and demand on prices for housing
and other commodities, encourage development of residential uses on
vacant parcels where appropriate.
The following programs have been adopted to realize the attainment of
Goal IX and to implement the above policies.
IX -A INCENTIVE FOR AFFORDABLE HOUSING
PROGRAM/ACTION DESCRIPTION: Provide incentives (i.e., density bonuses,
fee reduction, etc.) to developers who agree to construct 20 percent low-
income units, 10 percent very low-income units, or 50 percent senior
citizen affordable units.
OBJECTIVES/ANTICIPATED RESULTS: Program objectives assume increased
production of affordable units to be constructed through 1994.
Summary of Quantified Objectives
Project Title 898990 909091 9191=92 9292=93 93-94 Total
Affordable Units 70 60 60 60 60 310
444
Exhibit "A"
Resolution No. 94-5
Page 5 of 5