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HomeMy WebLinkAbout93-100 - General Plan Amendment GP-93-04AS O';268 RESOLUTION NO. 93-100 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT GP -93-04A, AMENDING THE GENERAL PLAN OF THE CITY OF COSTA MESA. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, the General Plan was adopted by the City Council of the City of Costa Mesa by Resolution No. 92-27 on March 16, 1992; and WHEREAS, the General Plan is a long-range comprehensive document which serves as a guide for orderly development of Costa Mesa; and WHEREAS, by its very nature, the General Plan needs to be updated and refined to account for current and future community needs; and WHEREAS, General Plan Amendment GP -93-04A proposes to amend the General Plan by deleting the trip budget limit for the various land use designations except Urban Center Commercial, Regional Commercial, the Industrial Park portion of the Segerstrom Home Ranch site, until adoption of the North Costa Mesa Specific Plan, and Fairgrounds since the trip budget has proven to be an overly complex and burdensome means of regulating new nonresidential development. The exclusion from the amendment to delete the trip budget limit for the above - referenced land use designations and parcels of land is justified because these designations represent large undeveloped parcels with heavy traffic potential which are to be included in the North Costa Mesa Specific Plan. In place of the trip budget limit, additional floor area ratio standards are proposed for high trip generating uses. To ensure that correlation between the land use densities and intensities and the circulation system capacity provided by the Master Plan of Highways is maintained, an amendment to the Master Plan of Highways is proposed to indicate dual left turn lanes at the southbound SR -55 off ramps at Baker Street; and WHEREAS, public hearings were duly held by the Planning Commission on October 11, 1993 and November 22, 1993, and by the City Council on December 6, 1993, in accordance with Section 65355 of the Government Code of the Stat of California, all persons having been given the opportunity to be heard both for and against said Amendment GP -93-04A to the General Plan; and WHEREAS, this Council deems it to be in the best interest of the City that said Amendment to the General Plan be adopted; NOW, THEREFORE, BE IT RESOLVED by the Costa Mesa City Council that the General Plan is hereby amended by the adoption of General Plan Amendment GP -93-04A deleting the trip budget limits for the various land uses except Urban Center Commercial, Regional Commercial, and the Industrial Park portion of the Segerstrom Home Commercial, and the Industrial Park portion of the Segerstrom Home Ranch site, until the adoption of the North Costa Mesa Specific Plan, and Fairgrounds, replacing the trip budget limits with additional floor area ratio standards and amending the Master Plan of Highways to indicate dual left turn lanes at the southbound SR -55 off ramps at Baker Street 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, a Negative Declaration of Environmental Impact has been prepared for said Amendment and is hereby adopted. The evidence presented in the record as a whole indicates that the project will not cumulatively have an adverse effect on wildlife resources or habitat, therefore a De Minimis Finding is adopted along with the Negative Declaration. ,5269 PASSED AND ADOPTED this 20th day of December, 1993. Mayor of the City of Costa Mesa ATTEST: Deputy City lerk 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. 93-100 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 20th day of December, 1993. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 21st day of December, 1993. I. `Pfc,7,._' Deputy CiClerk and ex -officio Clerk of the City C unci] of the City of Costa Mesa .-270 EXHIBIT "A" Exhibit "A" Resolution No. 93-100 Page 1 of 32 J i J NNC?N 1-t h a ^v! m oNrn e m00^ I� G ^tV M O bb p' O r'_�^ F O {V; O N O O O ( Oy e O O 0 0 Ui r Q.. to N Z .� m T. 0 0 0 1 A O O O O O O C O O N o � W N 0 Y Y Z m cm Loo CS E$ CScc � e Wo o0 0 Doo No Z m o 0 0 0 0 o S g cc E 0 QNB. ... .. U E G E _� Exhibit "A" Resolution No. 93-100 Page 2 of 32 PROPOSED GENERAL PLAN TEST AMENDMENTS[ LAND OBE/CIRCULATION CORRELATION The description of the individual Land Use classifications in the following section establishes allowable building intensities for each classification. The allowable resldentiel densities and nonresidential building intensities have been establiahed to ensure that the development allowed by the Lend Use Element does not isrburden required theCity'siState Planned in circulation 6532 (b)of the system. correlation Government Code. Res enE#ei Exhibit "A" Resolution No. 93-100 Page 3 of 32 J i J ,;276 The allowable 'floor area ratios and trip budgetg rates shall be applied on a project -planning rather than parcel -specific basis. This approach will allow consideration of multi -phased or multi -lot projects as a whole development rather than individual pieces of the whole. An example would be a commercial condominium subdivided as a planned unit development where each building is located on a separate lot which conforms to its building footprint and where the parking and landscaped areas are located on common lots. In this example, the individual building lots would have a floor area ratio of at least 1.00 FAR, but the overall project (individual building lots and all common lots) would meet the allowable floor area ratio building intensity standard for the given land use classification. J Exhibit "A" Resolution No. 93-100 Page 7 of 32 e7v 277 However, the rates could be applied at a parcel -specific level if the project is or can be developed on a single lot and not subdivided at a later date. Subdivisions of existing developments or projects shall not cause the development to become nonconforming or, if already nonconforming, shall not make the development more nonconforming with respect to the density and intensity standards for the land use designation in which the project is located unless binding agreements restricting development of the newly created parcel(s) are recorded as a part of the subdivision. Exhibit "A" Resolution No. 93-100 Page 8 of 32 � VS 278 Trio Budaet Transfers The trip budgets established at the Traffic Analysis Zone (TAZ) level in the Costa Mesa Traffic Model can also .be combined or transferred between TAZs in a -specified area of the City and under certain conditions to account for large master planned developments which contain multiple TAZs. Likewise, trips can be combined or transferred between individual parcels within single TAZz. Combinations and/or transfers shall only be allowed for projects which meet the following conditions: 1. The combination and/or transfer of trips shall only be allowed in the area of the City that is north of the I-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 projects. Sufficient conditions of approval shall be applied to the master plan or development plan to ensure long-range control over subsequent phases of development. 3. 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 was developed independently. 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 floor area ratio and trip generation rates provided herein. J 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 overdevelop- ment on portions of the project or properties from which trips were transferred. 7. Trip budget transfers shall be recorded against the properties. Definitions The following definitions and interpretations shall be used to implement this portion of the General Plan Land Use Element: J Exhibit "A" Resolution No. 93-100 Page 9 of 32 udS 278 Sf !active Trio Gsaeraiioa shall mean the AM and PM peak hour traffic volumes generated onto the public streets by a specific project proposal. Floor Area Ratio shall mean the gross floor area of a building or project divided by the project lot area upon which it is located. Gross Floor Area shall mean the total building area of all floors within the walls of all structures except elevator and other vertical shafts (including stairwells) and elevator equipment areas. Parking structures shall not be considered building area for the purposes of calculating allowable floor area ratios. Peak Sour shall mean the hour during the AM peak period (typically 7:00 a.m. - 9:00 a.m.) or the PM peak period (typically 3:00 p.m. - 6:00 p.m.) in which the greatest number of vehicle trips are generated by a given land use or are travelling on a given roadway. Proiect Lot Area shall mean the total area of a project after all required dedications or reservations for public improvements, including but not limited to streets, parks, schools, flood control channels, etc. Proiect shall mean a development proposal submitted under a single ownership or control at the time of the initial plan submittal and approval. A project may be subdivided or developed in phases by subsequent multiple owners. However, the initial building intensity established by the initial project approval shall be maintained throughout the development of the entire project. Trip shall mean a one-way vehicular journey either to or from a site, or it may be a journey totally within the site. The latter is usually referenced to as an internal trip. Each trip will have two trip ends, one at the beginning and the other at the destina- tion. Trio Budget shall mean the maximum number of AM and PM peak hour trips allocated to a project site. The trip budget shall be derived by multiplying the project area by the allowable floor area ratio and by the AM and PM peak hour trip generation rates for the applicable land use classification. Trio Rate shall mean the anticipated number of trips to be generated by a specific land use type or land use classification. The trip rate shall be expressed as a given number of trips for a given unit of development intensity (i.e., trip per unit, trip per 1,000 sq.ft., etc.). Trip rates used in the calculation of trip budgets under the provisions of this section Of the Land Use Element shall be those rates established by City Council resolu- tion. Trip rates for determining Low. Moderate and High Traffic LARD USE CLASSIFICATIONS The General Plan contains thirteen land use designations dividing the City's net area into four basic types of uses. The General Plan designates three residential densities, five types of commer- cial areas, two industrial districts, and three public or semi - Exhibit "A" Resolution No. 93-100 Page 10 of 32 i,V'= 280 public type uses. The Land Use classifications are discussed in this section. Residential Costa Mesa's 3,960 residential acres are divided into the Low, Medium, and High Density Residential designations. Low Density Residential: Low Density Residential areas are intended to accommodate single- family residences on their own parcels, attached housing which provides a greater portion of recreation or open space than typically found in multi -family developments, and clustered housing which affords the retention of significant open space. Low Density Residential areas should be located away from or protected from the more intense nonresidential areas and major travel corridors. The density in such areas is up to eight units to the acre. Using average household size data from the 1990 Census, the projected population density within this designation would be up to 20 persons per acre. Existing stable single-family neighborhoods should be preserved. The establishment of attached or clustered housing through the Planned Development concept can be allowed in appropriate Low Density Residential areas as a means to encourage the combination of parcels or to make more efficient use of larger parcels. The residential areas in Costa Mesa designated as Low Density are almost entirely developed. This development includes several large single-family tracts developed from the mid -1950's through the 197018. Also included are neighborhoods which contain a mixture of single-family and nonconforming multi -family development. The residential area east of Newport Boulevard contains a significant amount of development which exceeds the density maximum in its Low Density Residential areas. This development is the result of past zoning policies practiced by the City and County. Conversion of such properties to conforming development has been, and will continue to be, a slow process. As the majority of land for Low Density Residential use has become fully developed, future large scale single-family tract development is precluded. It can be expected that larger single-family lots will be proposed for subdivision in the future. Planned Developments near the maximum density may also become more common, perhaps through combination of parcels and replacement of single- family development. Nonresidential uses which complement and serve the surrounding residential neighborhood are also appropriate within this designa- tion. These uses typically include schools, parks, churches, libraries and public facilities. Additional uses authorized by State law, such as group residential facilities, accessory apartments, granny flats, and family day care homes are also appropriate. tie' shown n -- Tg&ffim--- Exhibit "A" Resolution No. 93-100 Page 11 of 32 J J aP, Commercial uses as approved in the official commercial uses list for the Transition Area (854 through 1014 West 19th Street - even numbers only, and 1903 Federal Avenue), or later approved through a Specific Plan for this area shall be allowed. A Specific Plan shall be prepared for the Transition Area to further address allowable uses ---;r: limiter and design guidelines. Allowable pealE-AeuP-tags A Intensities for the Transition Area shall be sa}eo4a4" basad on E the Neighborhood Commercial trip rates floor area ratios. [■` Compatible Zones include R1, PDR -LD and I&R. Exhibit "A" Resolution No. 93-100 Page 12 of 32 " 6`'tV Medium Density Residential: The Medium Density Residential designation is intended for single - and multi -family developments with a density of up to 12 units to the acre. The townhouse development known as the French Quarter, located on the west side of College Avenue north of Watson Avenue, shall be further limited to a maximum of 80 units. The 12 units to 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 roundingg for other situations, including R2 lots less than 6,000 sq.ft. in area. 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, the project's resulting density may not exceed 12 units/acre except for density bonuswhichmay 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 commer- cial uses will --` - --•- -.�«.__-,_s,._ -- .,,,e_._ heur J Exhibit "A" Resolution No. 93-100 Page 13 of 32 I designation. - Compatible zones include Rl, R2, PDR -MD and ILR. nigh 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 s ecialized 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. 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 proximityto transportation routes, especially those served by public transit. The establish- ment of such areas within convenient distance to shopping and employment centers is also encouraged. Although proximity to the above uses and transportation 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 -residen- tial uses such as senior citizen congregate care facilities, convalescent hospitals, and group residential homes. Schools, churches, parks, libraries and related public facilities are also appropriate. commercial uses within this designation may be coed development projects provided that the eommer- Exhibit "A" Resolution No. 93-100 Page 14 of 32 284 Compatible zones include R2, R3, PDR -HD, PDR -NCM and IiR. Five designations are applied to the land in Costa Mesa allocated for commercial uses. These designations vary in location and intensity in order to accommodate the full range of commercial activity present in Costa Mesa. Neighborhood Commercialz As the title implies, Neighborhood Commercial areas are intended to serve local convenience shopping and service needs. Appropriate uses include markets, drug stores, retail shops, financial institutions, service establishments and support office uses. Restaurants, hotels and motels, and residency hotels such as single room occupancy (SRO) hotels may be appropriate if properly located, designed and operated to avoid adverse impacts to surrounding uses. The establishment of such uses in various areas proximate to residential neighborhoods can reduce the need for longer vehicle trips to areas of more intense commercial activity in order to obtain goods or services which may be required on a frequent basis. In addition to the convenience afforded neighborhood residents, well placed Neighborhood Commercial areas can reduce vehicle use and thereby traffic congestion and energy consumption. Since Neighborhood Commercial uses are intended to serve nearby residential neighborhoods, the uses permitted should be among the least intense of the commercial spectrum. The establishment of a Neighborhood Commercial designation for commercial areas adjoining sensitive land uses can be one method of preventing the encroachment of potentially incompatible uses. Development within this designation will accommodate a wide variety of retail uses, offices and service establishments housed in one- story commercial buildings. Two-story buildings should only be permitted where it can be shown that they will not adversely impact adjacent uses. The allowable floor area ratiorE (FAR) " are 0.i5 for hich traffic ceneratinc uses. 0.25 retails for moderate traffc Population densities in the Neighborhood Commercial designation are largely a factor of the employment -generating ratios of the uses permitted. A table identifying the ratios used to estimate Exhibit "A" Resolution No. 93-100 Page 15 of 32 J J a3S 285 employment projections throughout this plan follows. Typically, the building intensity range of this designation would generate a corresponding population density of 23 employees per acre for a standard mix of uses. A development that consisted of office use only would require up to 51 employees per acre. SRO hotels would have resident populations of up to 105 persons per acre. The City's Neighborhood Commercial land is found in eight small areas throughout the City and are typical of the type of use and size envisioned when this designation was originally established. Also, the Newport Boulevard commercial strip north of Walnut is designated as Neighborhood Commercial. Compatible zones include CL, Cl, PDC, AP and P. General Commerciale The General Commercial designation is intended to permit a wide range of commercial uses which serve both local and regional needs. Such areas should have exposure and access to major transportation routes since significant traffic can be generated by certain commercial uses. General Commercial areas should be insulated from the most sensitive land uses, either through buffers of less sensitive uses or on-site mitigation techniques. The most intense commercial uses should be encouraged to locate on sites of adequate size and dimension to allow appropriate mitigation. Appropriate uses include those found in the Neighborhood Commercial designation plus junior department stores and specialty clothing stores, theaters, restaurants, hotels and motels, and automobile sales and service establishments. In the General Commercial designation the allowable floor area ratios (FAR) are 4a 0.20 for high traffic genera i 0.30 retailf for moderate raf is generating uses and 0.40 .A� for uue element. ueVelO mens Within this range would typically IHsult in combinations of one- and two-story commercial buildings. Buildings in excess of two stories may be permitted in select areas where the additional height would not impact surrounding more sensitive land uses. Because of the wider range of uses and more building intensity permitted in the General Commercial designation, the population density with this classification will also be more intense than that found in the Neighborhood Commercial designation. Based on standards in Table 63, the standard mix of uses in this designation would generate an average population density of 27 employees per acre. A development that consisted of office use only would require up to 60 employees per acre. Residency hotels such as single room occupancy (SRO) hotels may be located in the General Exhibit "A" Resolution No. 93-100 Page 16 of 32 t.:, 286 Commercial district. These hotels would have resident populations of up to 117 persons per acre. Institutional uses may also be appropriate in this commercial _designation, provided that land use compatibility and traffic ,issues have been addressed -- - `di -'- -- -- "' - Institutional uses would require` a scretionary review and approval process. As complementary uses, residential and other noncommercial uses may be allowed through the Planned Development process prev#ded--lheE ! 11 got is not emseeded. Residentialdensities in planned development projects are not to exceed 20 dwelling units per acre. The corresponding population density is up to 50 persons per acre. Noncommercial uses would be subject to the same floor area standards as commercial uses in this designation. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most ap- propriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provi- sions for these type of facilities, and other State legislation, as appropriate. Costa Mesa has several major General Commercial districts. Each of these districts is substantial in size and is extended along highways in Costa Mesa. Virtually all of the General Commercial areas have frontage on either a Primary or Major Highway as indicated on the Master Plan of Highways. Compatible zones include CL, C1, C1 -S, C2, PDC, AP and P. Commercial Contort The Commercial Center designation is intended for large areas with a concentration of diverse or intense commercial uses. Appropriate uses include a wide variety and scale of retail stores, professional offices, restaurants, hotels and theaters. Intense service uses, such as automobile repair and service, should be discouraged. The Commercial Center area, which is located in the downtown Redevelopment Area, has its own character and contains shopping centers, entertainment facilities, office buildings, or other commercial development appropriate for its location and purpose. The Commercial Center is intended to serve both local and regional needs. Because of the large service area, direct access to major transportation corridors is essential. Separation or buffering between Commercial Centers and sensitive land uses is also required. J Exhibit "A" Resolution No. 93-100 Page 17 of 32 LA Development within this designation is intended for a variety of intensities ranging from one- to four-storybuildings. The allowable floor area ratios (FAR) #e are 0.25 for hiah traffic generating uses. 0.35 retaill for moderate traffic generating uses AW 0.45 effise for low traffic generating uses. Criteria for determining the traffic generation characteristic of low, moderate and high traffic generating land uses are contained in the Land Use/Circulation Correlation section of this element. An shown &n Table 61, the east& ?!sea reneral Plan Traffie Exhibit "A" Resolution No. 93-100 Page 18 of 32 rM TABLE 63 SELECTED EMPLOYMENT GENERATION RATES/POPULATION DENSITY STANDARDS FOR COMMERCIAL AND INDUSTRIAL USES COMMERCIAL USES General Retailnt Restauranto) Service Uses(l) Corporate Headquarters Office Retail Shopping Center Hotel INDUSTRIAL USES Light Industry Industrial Park Office Warehouse Manufacturing GENERATION RATE/POPULATION 1 employee/450 sq. - 1 employee/450 sq.ft. 1 employee/333 sq.ft. 1 employee/337 sq.ft. 1 employee/300 sq.ft.t° 1 employee/500 sq -ft -l" 1 employee/2.5 rooms 1 employee/470 sq.ft.ot 1 employee/420 sq.ft.") 1 employee/300 sq.ft.o) 1 employee/750 sq.ft. 1 employee/300 sq.ft. NOTES: (1) Accounts for net leasable area (lot discount from gross floor area). Accounts for 8% assumed future vacancy rate. Exhibit "A" Resolution No. 93-100 Page 19 of 32 J i J "'" 289 Based upon the standards included in Table 63, anticipated .population density for the standard mix of uses in the Commercial Center designation would be 45 employees per acre. A development that consisted of office use only would require up to 66 employees per acre. Residency hotels such as single room occupancy (SRO) hotels may be located in the Commercial Center district. These hotels would have resident populations of up to 131 persons per acre. Again, these estimates are generalized and should be more refined as specific development proposals are approved. Institutional uses may also be appropriate in this commercial designation provided that land use compatibility and traffic issues have been addressed and - trkp budget to net smsee -' These types of uses would require a discretionary review andapproval process. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most ap- propriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provi- sions for these type of facilities, and other State legislation, as appropriate. As complementary uses, residential and other noncommercial uses may be allowed through the Planned Development process previideA--theE the site's -- - -- - '- - Residential densities in planned development projects are not to exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. Noncommercial uses would be subject to the same floor area standards as commercial uses in this designation. Compatible zones include Cl, Cl -S, PDC, AP and P. Regional Commercial: The Regional Commercial designation is intended to apply to large concentrated shopping centers of regional scale and importance. The intended uses within this designation include major department stores, specialty retail outlets, restaurants, offices, hotel and other complementary uses. Application of the Regional Commercial designation is limited to the existing South Coast Plaza sites generally located north of the San Diego Freeway off Bristol and Bear Streets. This includes the original 97 -acre site between Bristol and Bear Street and the 18 - acre site occupied by the Crystal Court, located west of Bear Street. This designation and locational criteria recognizes the evolution of South Coast Plaza as a regionally significant retail trade center served by major regional transportation facilities and services. Population density standards for this designation are projected to be up to 53 employees per acre. Exhibit "A" Resolution No. 93-100 Page 20 of 32 290 allowhe '- W The Costa Mesa General Plan Traffic Model uses the following peak hour rates in determining the trip budget for projects in this classification: the AM peak hour rate is 0.92, and the PM peak hour rate is 3.36, except that the trip +budget for the original South Coast Plaza site is 2,300 AM peak hour trips and 8,350 PM peak hour trips. Development within this designation is largely characterized by multi -story enclosed commercial space and parking structures. Maximum allowable floor area ratio for the Crystal Court site shall be 0.89 and the maximum floor area ratio for the original South Coast Plaza site located between Bristol Street and Bear Street shall be 0.652. In addition to these building intensities, future expansion or redevelopment of the original plaza site is also governed by the trip budget standards established in the Land Use/ Circulation Coordination section of this element. Since the FAR for Crystal Court represents the existing conditions, no further development would be permitted on this site. Complementary residential uses within this designation may be allowed through the Planned Development Zone process. The maximum allowable density within this designation shall be 20 dwelling units per acre. In order to reach the maximum allowable intensity and density, future projects within this designation must exhibit excellence in design, site planning and integration into the surrounding community; provide a balance of jobs and housing opportunities, including the provision of low- and moderate -income housing; provide open space in excess of the minimum standards contained in the zoning ordinance. Compatible zones include C1 -S and PDC. Urban Center Commercial: The Urban Center Commercial designation is intended to allow intensely developed mixed commercial uses within a very limited geographic area. Developments within this designation can range from one- and two-story office and retail buildings to mid- and high-rise buildings of four to fifteen stories. Appropriate uses include offices, retail shops, restaurants, and hotels. J Exhibit "A" Resolution No. 93-100 Page 21 of 32 ' "291 The Urban Center Commercial designation includes the Metro Pointe project located north of the San Diego Freeway, west of Bear Street, and most of the northeast portion of the City located north of the San Diego Freeway and east of Bristol Street, including South Coast Plaza Town Center, Metro Center and the vacant Sakioka lot 2. Metro Pointe includes two office building sites located north of South Coast Drive at its intersection with Greenbrook Drive and approximately 30 acres of land located south of South Coast Drive along the San Diego Freeway. Future development of the Metro Pointe project is governed by a previous General Plan Amendment, two vesting tract maps and a development agreement. Building intensities authorized under these previous approvals exceed the allowable floor area ratiop of 0.59 re -'-"__69 Offies fer the Urban Center Commercial designation. If the vesting maps and/or development agreements are abandoned, expire, or are terminated then the Urban Center Commercial FARS and trip rates shall govern the future development of the site. The vacant/unvested Phase 4 will be governed by the Urban Center Commercial FAR limits and trip budoet limits of 245 PM peak hour trios and 292 PM peak hour trips. The General Plan Traffic Model establishes a trip budget of 2r3:66 2.771 AM peak hour trips and 2-,703 2.821 PM peak hour trips for Metro Pointe Phases 1-4. Using the employment generation rates in Table 63, this results in an allowable population density standard of up to 150 employees per acre. South Coast Plaza Town center includes over two million square feet of office development, theaters, restaurants and a hotel in approximately 62 acres. This level of intensity exceeds the allowable floor area ratio for the Urban Center Commercial designation. The Master Plan for this area indicates that a vacant site at the corner of Town Center Drive and Avenue of the Arts will be developed as a 197 room hotel or its equivalent. The trip budget for the South Coast Plaza Town Center is 41187 AM peak hour trips and 6,213 PM peak hour trips. Using the employment generation rates in Table 63, this results in an allowable population density standard of up to 150 employees per acre. Metro Center includes nearly 750,000 square feet of office development, with a large portion of the 46 -acre site still vacant. The trip budget for Metro Center is 2,260 AM peak hour trips and 2,223 PM peak hour trips. The anticipated population density standard for Metro Center is up to 90 employees per acre. The 33 -acre Sakioka lot 2 is vacant except for the farmhouse and farm operation facilities. The trip budget for Sakioka lot 2 is 1,588 AM peak hour trips and 1,562 PM peak hour trips. The anticipated population density standard for Sakioka lot 2 is up to 90 employees per acre. Complementary residential uses within this designation may be allowed through the Planned Development Zone process. The maximum allowable density within this designation shall be 20 dwelling units per acre. In order to reach the maximum allowable intensity and density, future projects within this designation must exhibit Exhibit "A" Resolution No. 93-100 Page 22 of 32 4 � 2Q2 excellence in' design, site planning and integration into the surrounding community; provide a balance of jobs and housing -opportunities, including the provision of low -and moderate -income housing; provide open space in excess of the minimum standards •-contained in the zoning ordinance. For mixed-use projects which include separate or distinct com- ponents, the nonresidential floor area ratio standard and the residential density standard shall apply to each of the respective components, not the entire project site. For mixed-use projects which do not include distinct elements or which include mixed-use buildings, the overall level of intensity shall be governed by the allowable nonresidential floor area ratio. In both uses, develop- ments must also comply with the established trip budget standards. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most ap- propriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provi- sions for these type of facilities, and other State legislation, as appropriate. Compatible zones are PDC and TC. Industrial Two industrial designations apply to Costa Mesa's over 1,000 in- dustrial acres. Over 96 percent of the City's industrial area is concentrated in three districts as described in the Land Use inventory section. Industrial Park: The Industrial Park designation is intended to apply to large, distinct districts which contain a wide variety of industrial and compatible office and support commercial uses. Industrial Parks are characterized by large parcels and landscaped setbacks which lend to the creation of a spacious environment. Industrial Parks must have proximity to freeways and other major transportation routes in order to provide the accessibility they require. An internal circulation system consisting of lesser highways is also necessary to accommodate the vehicle demands created. Industrial Parks have major physical separations from areas designated for other uses in order to maintain their distinctiveness and avoid potential land use incompatibilities. Typically, development within this designation would consist of one- and two-story buildings. Additional height could be permitted where compatible with adjacent development and uses or consistent with other constraints such as height limits near John Wayne Airport. The Industrial Park portion of the Home Ranch site may J Exhibit "A" Resolution No. 93-100 Page 23 of 32 include buildings the development. ratio& (FAR) are FAI-AP 0 MW Fir. 0 TIMMS -T M Anticipated population densities are dependent upon the particular mix of uses within a given project. However, based upon the standards provided in Table 63, the population density would be an average of 40 employees per acre. An office development would have a population density of 58 employees per acre. Gemplementa>ry Commercial uses within this designation may be allowed provided that the commercial uses will net yeners*&� Fig -__._ hour .__..,_,_ trips than ---"- the -al area and is within the allowable floor area ratio standards of the desicnation. Commercial recreational uses may also be appropriate in this industrial designation serseersia! weezeational %see will not generate any _ddit and PH pealf hour Vehisie trips the site were Generat '-- Indostri&I potential as allowed by al Plan ---_- designation unser these same conditions. Institutional uses may also be appropriate in this industrial designation provided that land use compatibility and traffic issues have been addressed and the t-,_ budget has not been __.seed__ Institutional uses would require a discretionary review and approval process. in Planned - _ ----- - -j-et- - Combination& of residential, institutional and commercial uses may not ems -e or orocess. Floor area ratios and population densities for commercial projects would be similar to the Neighborhood Commercial land use designation. Residential densities in Planned Development projects are not to exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. Exhibit "A" Resolution No. 93-100 Page 24 of 32 294 Facilities that transfer, store or dispose of hazardous wastes that are generated at another source (off-site) may be allowed.in this -land use designation, pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities, and other State legis- lation, as appropriate. Costa Mesa's Industrial Park land is divided between the North �- Costa Mesa and Airport Industrial Districts as discuses in the Land Use Inventory section. Both are developed with industrial and office uses as envisioned by the Industrial Park designation. Compatible zones include MP, PDI and CL. Light Industry: The Light Industry designation specifies areas intended for a variety of light and general industries. Uses in such areas are expected to be small manufacturing and service industries as well as larger industrial operations. Although the uses within Light Industry areas are intended to be less intense than those allowed in Industrial Parks, the frequent lack of a physical separation between Light Industry areas and residential areas necessitates on- site mitigation. Highway access to such areas should be provided in a manner which directs industrial traffic away from more sensitive uses. Development within this designation would be characterized by a combination of one- and two-story buildings. Because of the location of Light Industry areas and their proximity to residential uses, higher buildings should be restricted to areas which will not impact the surrounding more sensitive uses. The allowable building intensitystandards #s & are floor area ratio& (FAR) of 0.15 for high traffic generating land uses 0.25 for moderate traffic The average population density would be 31 employees per acre, and 53 employees per acre for office uses based upon the standards provided in Table 63. Gemplementery gommercial uses within this designation may be allowed provided that the commercial uses will not generate any J Exhibit "A" Resolution No. 93-100 Page 25 of 32 �11 designation under these same conditions. Institutional uses may also be appropriate in this industrial designation provided that land use compatibility and traffic issues have been addressed and the bm4p budget has --t b-on—e*see"d. Institutional uses would require a discretionary review and approval process. ;n planned Bewelopment prejests, the Combinationg of residential, institutional and commercial uses may not &!eased the AM or Pig peal Gen0r&l nom, be allowed through the Planned Development- sore Drocess. Floor area ratios and population densities for commercial projects would be similar to the Neighborhood Commercial land use designation. Residential densities in Planned Development projects are not to exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. The 30 -acre area located west of Whittier Avenue is designated Light Industry in recognition of the existing development in the area. Nevertheless, the area may lend itself to residential development in the future. Therefore, this area has an underlying Low Density Residential designation that can be activated concurrently with the development of a Specific Plan. The Specific Plan would address the issues of transitioning from industrial to sensitive residential uses. Facilities that transfer, store or dispose of hazardous wastes that are generated at another source (off-site) may be allowed in this land use designation, pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance provisions for these type of facilities, and other State legislation, as appropriate. The majority of the City's Light Industry land is located in the Southwest Industrial District. This district directly adjoins residential areas (primarily High Density Residential) to the north, which requires careful attention to design. The area is divided into quadrants by Secondary and Commuter Highways: The north -south highways pass through residential areas before reaching the Southwest District. Compatible zones include MG, PDI and CL. Exhibit "A" Resolution No. 93-100 Page 26 of 32 . .36@6 Costa Mesa's large portion of land set aside for public, Semi- public, and open space type uses in designated under one of three Land Use classifications: Public and semi -Public, Golf Course, and the Fairgrounds. . Public and Bami-Publics The Public and Semi -Public designation is intended for both publicly and privately owned land which provided recreation, open space, health, and educational opportunities as well as uses which provide a service to the public. Since this broad designation includes many types of land uses, it has been future refined by including subcategories on the land use map. The subcategories consist of: park, institutional, and resource conservation. Areas in Costa Mesa which are or which could be included under this designation are the City and regional park sites, hospitals, educational institutions, religious facilities, fairgrounds, and public facilities. The 9.5 acre Civic Center is within this designation. As many of the uses in this designation are recrea- tional, and open space in nature, levels of building intensity are minimal. The proposed maximum building intensity considered by this designation is a floor area ratio (FAR) of 0.25 and e oonulation density of 44 employees per acre. Wrip budq!.- -_ _ Brea. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most ap- propriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this designation may be allowed pursuant to the issuance of a Conditional Use Permit. The Conditional Use Permit process shall comply with the procedures and siting criteria established by the orange County Hazardous Waste Management Plan, the City of costa Mesa's ordinance provisions for these type of facilities, and .other State legislation, as ap- propriate. Compatible zones include I&R, I&R-S and P. Golf Coursaa Three golf courses are located within the city's planning area. Two of these, the City's course and Mesa Verde Country Club, are located within the current City limits. Santa Ana Country Club is in unincorporated area east of Newport Boulevard. Because of the large area devoted to open spacethe proposed building intensities and population densities with this designation are negligible (less than 0.01 FAR and less than one employee per acre.) 'Prop-budgeEe The compatible zone is I&R. Exhibit "A" Resolution No. 93-100 Page 27 of 32 J r6S 297 The Fairgrounds: This designation recognizes the unique land uses associated with the 150 -acre Orange County Fairgrounds and Exposition Center which includes the Pacific Amphitheater. This property is owned by the State of California; therefore, the City has no permitting authority. However, it is the goal of the City to work closely with the State to ensure that the impacts associated with the development and use of this site are appropriately addressed and mitigated. Of particular concern are traffic -related impacts and land use compatibility. The maximum allowable floor area ratio for this designation shall be less than 0.10. The General Plan Traffic Model assumes 358 AM peak hour trips and 1,383 PM peak hour trips for the entire Fairgrounds. The compatible zone is I&R. LAND USE POLICY AMENDMENTS - POLICY 255 Amend Policy 255 to read as follows: 255. Building densities/ intensities for proposed new development projects (based an shall not exceed the floor area ratio standards in the genera Plan) _hall not iessed and/or the trip budget for sweh-uses applicable land use classifications na)".0 n Exhibit "A" Resolution No. 93-100 Page 28 of 32 cl!S 298 WIFWA:T �, Exhibit "A" Resolution No. 93-100 Page 29 of 32 J r ai Table 51 indicates the specific intersections which are projected to exceed an intersection ICU of 0.90. TABLE 51 "POTENTIALLY DEFICIENT" INTERSECTIONS Post 2010 - General Plan Buildout Intersection ICU Value Post 2010 _ Group Intersection AM pM A Bristol and Sunflower -9-5 r96- .e9- .97 C Harbor and Gisler ,99 T96- T96- ,93 As can be noted from the table, the "potentially deficient" intersections are located in the northern area of the City. Also, none of the intersections can be classified as a "significant deficiency" as no ICU exceeds 1.00. As indicated in the previous discussion, all of the intersection groups are projected to operate at an acceptable level of service. The use of the grouping methodology in the performance criteria is an important feature of this evaluation. It represents valid use of long-range traffic model data and recognizes the statistical limitations of such data. As development occurs in the City, individual projects will be evaluated on a short-range basis, focusing on individual intersections, and using more detailed data that can represent driveway locations and other features not possible in a long-range traffic model. TRANSPORTATION MITIGATION Resolution of Costa Mesa's existing and potential transportation Problems can be approached in a number of ways. The nature and extent of the problem, and its solutions, are affected by the actions of a number of individuals, groups, and government agencies. This section will discuss those measures applicable to the City of Costa Mesa, and will concentrate on those over which the City has jurisdiction or influence. Land Dse Relationships As discussed in previous sections, the efficiency of Costa Mesa's surface transportation system is affected by the design of the street network to a greater degree than it is by the intensity of land use within the City because of the impacts of regional and through traffic on local streets. This does not mean, however, that land use considerations should be disregarded in dealing with 313 Exhibit "A" Resolution No. 93-100 Page 30 of 32 11 Exhibit "A" Resolution No. 93-100 Page 31 of 32 L `,oc 3©1 Exhibit "A" Resolution No. 93-100 Page 32 of 32