Loading...
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