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Home My WebLink About99-24 - Adopting General Plan Amendment GP -98-08 and north Costa Mesa Specific Plan Amendment SP -98-04 to create a Site2s2 RESOLUTION NO. 99-24 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT GP -98-08 AND NORTH COSTA MESA SPECIFIC PLAN AMENDMENT SP -98-04 TO CREATE A SITE SPECIFIC FLOOR AREA RATIO OF 0.72 IN THE URBAN CENTER COMMERCIAL LAND USE DESIGNATION FOR SOUTH COAST METRO CENTER. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, the City Council of the City of Costa Mesa adopted the 1990 General Plan by Resolution No. 92-27 on March 16, 1992, and the North Costa Mesa Specific Plan by Resolution No 94-67 on July 5, 1994; and WHEREAS, the General Plan is a long-range, comprehensive document which serves as a guide for the orderly development of Costa Mesa, and the North Costa Mesa Specific Plan provides additional planning guidelines and standards for several large development areas located in northern Costa Mesa; and WHEREAS, by their very nature, the General Plan and North Costa Mesa Specific Plan need to be updated and refined to account for current and future community needs; and WHEREAS, General Plan Amendment GP -98-08 amends the 1990 General Plan text to create a site-specific Floor Area Ratio (FAR) of 0.72 in the Urban Center Commercial land use designation for the South Coast Metro Center located in the 500 block (odd numbers only) of Anton Boulevard; and WHEREAS, Specific Plan Amendment SP -98-04 amends the North Costa Mesa Specific Plan text relative to Area 6, South Coast Metro Center, to establish a slte- specific FAR of 0.72 and a maximum square footage of 1,405,800 square feet; and WHEREAS, public hearings were held by the Planning Commission on March 29, 1999, and by the City Council on April 19, 1999, in accordance with Section 65355 of the Government Code of the State of California, with all persons having been given the opportunity to be heard both for and against said General Plan Amendment GP -98-08 and said Amendment SP -98-04 to the North Costa Mesa Specific Plan; and WHEREAS, this City Council deems it to be in the best interest of the City that said amendments to the General Plan and the North Costa Mesa Specific Plan be adopted; NOW, THEREFORE, BE IT RESOLVED by the Costa Mesa City Council that the General Plan is hereby amended by adoption of General Plan Amendment GP -98-08 which amends the text of the General Plan as set forth in Exhibit "A", and that the North Costa Mesa Specific Plan is hereby amended by adoption of Specific Plan Amendment SP -98-04 as set forth in Exhibit "B", attached to this resolution. BE IT FURTHER RESOLVED that an initial study and Negative Declaration (SCH No. 99021095) were prepared which reflect the independent judgment of the City of Costa Mesa. The documents were circulated for public review from February 23 to March 24, 1999, and all comments received regarding the Negative Declaration have been considered by the Planning Commission and City Council. Although the proposed project could have a significant effect on the environment according to the initial study and Negative Declaration, there will not be any new or worse significant effects on the environment than those described in the 1990 General Plan Environmental Impact Report (SCH No. 88122116). Mitigation measures have been 1 1 placed as conditions of approval on the development plan portion of the project (PA -98-77) that minimize anticipated impacts to a level of insignificance, where possible. PASSED AND ADOPTED this 19"' day of April, 1999. Mayor of the/City of Costa Mesa ATTEST: l 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. 99-24 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 19`h day of April, 1999. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 20`h day of April, 1999. Deputy Citylerk and ex -officio Clerk of the City Cou it of the City of Costa Mesa 1 EXHIBIT A Pages 346-1, 394, 395, and 395-1 of the 1990 General Plan 1 1 EXHIBIT "A" Resolution No. 99-24 Page 1 of 5 1A&G5 TABLE 56: LAND USE DESIGNATIONS (19994917) Land Use Residential Density Floor Area Ratio Acres Acres Total Acres % of City Designation DU/Acre* Developed Undeveloped Low Density 58 Same as NeighbxorlimA 2,268.0 1.0 2,269.0 28.0 Residential Commercial Medium Density <_12 Same as Neighborhood 774.9 43.3 818.2 10.1 Residential Commercial High Density 520** Same as Neighborhood 809.2 46.0 855.2 10.6 Residential Commercial Commercial- 1517.4 0.20/11igh Traffic 47.2 0.0 47.2 0.6 Residential 0.30/Moderate Traffic 0.40/Low Traffic 0.75/Very Low 'l'rillic Neighborhood 0.15/11igh Traffic 50.05 0.5 51.0 0.6 Commercial 0.25/Moderate Traffic 0.35/1 -ow Traffic 0.75/Very Low Traffic General Commercial !_20 0.20/High Traffic 582.5 15.6 598.1 7.4 0.30/Moderate Traffic 0.40/Low Traffic 0.75/Very Low Traffic Commercial Center s0 0.25/1ligh Trdfic 38.0 3.0 41.0 0.5 0.35/Moleiate Traffic 0.45/1 -ow Traffic 0.75/Very Low Traffic Regional Commercial 520 0.652/0.89•** 115.0 0.0 115.0 1.4 Urban Center 10 0.50 Retail 131.5 81.7 213.2 2.6 Commercial 0.60 Office 0.72 Site-stiecittc for South Coast Metro Center**** Industrial Park 10 0.20/High Traffic 674.5 69.0 743.5 9.2 0.30/Moderate Traffic 0.40/1 -ow Traffic 0.75/Very Low Traffic Light Industry 520 0.15/11igh Traffic 381.4 6.0 387.4 4.8 0.25/Moderate Traffic 0.35/1 -ow Traffic 0.75/Very Low Traffic Public and Semi- 0.25 970.9 334.0 1,304.9 16.1 Public Golf Course <0.01 502.0 0.0 502.0 6.2 Fairgrounds <0.10 150.0 0.0 150.0 1.9 TOTAL 7,495.5 1 600.1 8095.6 100.0 * Within the Medium and High Density Residential designation, existing residential units legally built in excess of the dwelling units per acre standard may be rebuilt at the same higher density subject to other zoning code standards. The allowable density or number of units to be redeveloped would be limited to the 1990 General Plan density with a 25% incentive Ixmus for Medium Density or a 50% incentive bonus for High Density; or the existing number of units, whichever is less. *• See High Density Residential text regarding an area in North C osut Mesa where the density allowance is 25 to 35 DU/acre. •** See Regional Commercial text. '••• See Urban Center Commercial text. 1 346-1 EXHIBIT "A" Resolution No. 99-24 Page 2 of 5 n(;6Ar 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 origina.L 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 orov.ision of low- and moderate -income housing; provide open space in excess of the minimum standards contained in the zoning ordinance. Compatible zones include CI -S and PDC. Urban Center Commercial: The Urban Center Commercial designation is intended to allow intensely developed mixed commercial uses within a very limited geographic area. Developments within this designation can range from one- and two-story office and retail buildings to mid- and high-rise buildings of four to fifteen stories. Appropriate uses include offices, retail shops, restaurants, and hotels. Allowable floor area ratio (FAR) standards for this designation are 0.50 for retail uses and 0.60 for office uses with the exception of South Coast Metro Center which has a site-specific FAR of 0.72 for combined of f i ,e and retail land uses. Since the trip budgets and the General Plan Traffic Model are based upon the office trip generation rate, is unlikely that any property within this designation can fully develop as retail uses at the maximum FAR standard. However, given the nature of the area and past planning efforts on these properties, this type of development is not anticipated. The retail FAR would apply to retail or commercial components within larger scale mixed use projects. The following peak hour rates froin the Costa Mesa General Plan Traffic Model for projects in this classification: 1.60 AM and 1.91 PM. These rates shall be applied to the allowable office FAR standard. The Urban Center Commercial _aesignation includes the Automobile Club processing center site _-.::3;:ed west of Fairview Road, between South Coast Drive and Sunflower Avenue, the Metro Pointe project located north of the San Die,:, :'reeway, west of Bear Street, and most of the northeast por- on :�"_ the City located north of the San Diego Freeway and east o_` Bristol Street, including South Coast 394 EXHIBIT "A" Resolution No. 99-24 Page 3 of 5 1 1 Plaza Town Center, South Coast Metro Center and the vacant Sakioka lot 2. The Automobile Club of Southern California processing center site contains two parcels totaling 39.2 acres. The primary site contains 29.5 acres and is located west of Fairview Road, between South Coast Drive and Sunflower Avenue. The second parcel contains approximately 9.7 acres and is located across the adjacent flood control channel to the west, just north of South Coast Drive. The site is currently developed with 467,000 sq.ft. of office and support service uses. An additional 500,000 sq.ft. of development is allowed pursuant to a development agreement, for a maximum building intensity standard of 0.56 FAR. The future construction will be developed in phases during the 30 -year term of the agreement. Based upon tihe unique traffic generation characteristics of the Automobile Club operations, the site's trip budget is based upon actual driveway counts from a traffic study dated November 1992. The AM trip budget is 881 trips, while the PM trip budget is 697 trips. Based on an expected employment population of 2.574 employees, the population density standard for the site would be approximate'y 66 employees per acre. Metro Pointe includes two office building sites located north of South Coast Drive at its intersection with Greenbrook Drive and approximately 30 acres of land located south of South Coast Drive along the San Diego Freeway. Future development of the Metro Pointe project is governed by a previous General Plan Amendment, two vesting tract maps and a development agreement. Building intensities authorized under --hese previous approvals exceed the allowable floor area ratios of the Urban Center Commercial designation. If the vesting maps and/or development agreements are abandoned, expire, or are terminated then the Urban Center Commercial FARs and trip rates shall govern the future development of the site. The vacant/unvested Phase 4 will be governed by the Urban Center Commercial FAR limits and trip budget limits of 245 AM peak hour trips and 292 PM peak hour trips. The General Plan Traffic Model establishes a -rip budget of 2,771 AM peak hour trips and 2,821 PM peak hour trips for Metro Pointe Phases 1-4. Using the employment generati:-r. rates in Table 63, this results in an allowable population dens. -.y standard of up to 150 employees per acre. South Coast Plaza Town Cente= includes over two million square feet of office development, :eaters, restaurants and a hotel in approximately 62 acres. This ievel 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 room hotel or its equivalent. The trip budget for South Coast Plaza Town Center is 4,187 AM peak hour trips and 6,213 PM peas :your trips. Using the employment generation rates in Table c3, this results in an allowable population density standard Df -je ~o 150 employees per acre. South Coast Metro Center inc",ades nearly 750,000 square feet of office development, with a large portion of the 44.72 46—acre site still vacant. The trip budge- for Metro Center is 2,260 AM peak 395 EXHIBIT "A" Resolution No. 99-24 Page 4 of 5 26'7 hour trips and 2,223 PM peak hour trips. The anticipated population density standard for South Coast Metro Center is up to 90 employees per acre. GP -98-08 created a site-specific FAR of 0.72 for combined office and retail uses for South Coast Metro Center while maintaining the established trip budget. The 33 -acre Sakioka lot 2 is vacant except for the farmhouse and farm opera' --ion facilities. The trip budget for Sakioka lct 2 is 1,588 AM peak hour trips and 1,562 PM peak hour trips. The anticipated population density standard for Sakioka lot 2 is up to 90 employees per acre. Complementary residential uses within this designation may be allowed through the Planned Development Zone process. The maximum allowable density within this designation shall be 20 dwelling units per acre. In order to reach the maximum allowable intensity and density, future projects within this designation must exhibit excellence in design, site planning and integration into the surrounding community; provide a balance of jobs and housing opportunities, including the o_rovision of low -and moderate -income housing; provide open space in excess of the minimum standards contained in the zoning ordinance. For mixed-use projects whirr, 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, stere, 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 ;i�h this commercial designation may be allowed pursuant to the iss;.ar:ce of a Conditional Use Permit. 395-1 1 EXHIBIT "A" Resolution No. 99-24 Page 5 of 5 1 L, 1 EXHIBIT B Pages 45-48 of the North Costa Mesa Specific Plan EXHIBIT "B" Resolution No. 99-24 Page 1 of 5 269 270 AREA 6- SOUTH COAST METRO CENTER Existing Land Uses This 47-acre(gross) area is presently developed with three 12 -story office buildings for a total of 749,289 square feet of floor area. There are two vacant parcels that total 21.56 acres. This area is owned by one property owner (Sakioka Farms) and is leased on a long-term basis to Curci- England/Transpacific Development Company. In 1998, the leaseholdings on the property changed, and the property now contains two separate leaseholdings. General Plan and Zoning The site is designated Urban Center Commercial by the General Plan and is zoned PDC. The FAR is 0.50 for retail and 0.60 for office uses; this equals a maximum square footage of 1,228,000 square feet. The trip budget for this property is 2,260 a.m. peak hour trips and 2,223 p.m. peak hour trips. In 1999, a site-specific FAR of .72 was adopted for this area to allow a new maximum square footage of 1,405,800 on the total site area of 44.72 acres (this is the net acreage of the site after all necessary dedications for public improvements). The trip budget remained unchanged. Land Use Compatibility /integration The undeveloped portion of the South Coast Metro Center is 21.5 acres. Although this property is largely slated for office/commercial development, a residential component is allowed by both the General Plan and zoning designations. The further development of this site will result in the continuation of the pedestrian zone on Anton Boulevard which is primarily located between Bristol Street and Sakioka Drive on both sides of the street. New commercial and office buildings are encouraged to be located along the Anton frontage in order to enhance and strengthen the pedestrian zone. Encroachment into the building setback area on Anton Boulevard for commercial or mixed-use developments can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the commercial or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial or mixed-use development. EXHIBIT "B" Resolution No. 99-24 Page 2 of 5 1 1 The internal pedestrian paths should be conveniently linked to Anton Boulevard. Pedestrian -oriented directional signage should also be provided; the signage would identify key attractions in the plan area. Parking lots/structures are encouraged to be located along the southern and western edges of the site adjacent to the 1-405 and on and off ramps, and not adjacent to Anton Boulevard. Shade and shadow impacts for buildings in excess of 2 stories should also be considered. Mixed -Use The PDC zoning does permit residential uses and, should residential be considered for this site, it should be located towards the eastern portion. The 1-405 and Costa Mesa Freeways and associated future freeway ramps adjacent to this site represent significant air quality and noise sources that will impact the siting of residential units 46 EXHIBIT "B" Resolution No. 99-24 Page 3of5 271 M co rn o m ca 2 M o =3 Co 0 0 CTI CD W co N 1n1NossiamliaS1111MIN00000010100a11111/a1�1� i�sMIOWN On � o< T )TE: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as a precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards Ion 11MIND 0!•111101NINE 1/1111111111111111111101111 0 e .o a W 1 J ' op H ANT �>�®e®eoe�e�o��.&60UlEVPR� Ix., D � Us t. AREA 6 a d. n ...ems s f,'1 "06�: FREEWAY AREA 6- SOUTH COAST METRO CENTER Development Summary Total Area: 44.72 acres (net) General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.72 Floor Area Ratio Maximum Square Footage: 1,405,800 square feet Maximum Density: 20 units/acre Trip Budget: 2,260 a.m. peak hour trips 2,223 p.m. peak hour trips Maximum Building Height: 12 stories/180 feet 2 stories/30 feet - Commercial uses that are allowed to encroach into the setback for Anton Blvd. /SEE FOR NFORMATION LEGEND :: t ;• Pedestrian Zone ram. Pedestrian Linkage Buffer Area p�JS Potential Dwelling Unit Location >� Project Entry ►H� Existing Bikeway 0 1 = r Future Bikeway OFuture Bike Underpass I ■ Future 1-405 On -Ramp and Off -Ramp WW&M Future Collector Street AREA 6 NORTH COSTA MESA SPECIFIC PLAN Updated 1999 FIGURE 14 1 and other sensitive land uses. Parking areas should be sited to help buffer the residential uses. Existing ambient air quality exceeds state and federal levels for carbon monoxide; therefore significant mitigation measures may be required. Acceptable interior and exterior noise levels for residential uses would ne^d to be achieved. An appropriate interface between the cffice buildings and residential uses would also be required. If this site is developed as a mixed-use project, i.e. with a residential component, the maximum number of residential units shall be 430 (including any density bonuses, see Table 6).' Total building intensity for the entire site shall not exceed 1,228,000 1,405,800 square feet. Residential square footage shall be counted towards the maximum allowable building square footage. The trip budget shall not be exceeded. Density Bonus As stated previously, the General Plan does allow residential uses in the Urban Center Commercial designation; the maximum number of dwelling units (including any density bonuses) is 430 units. The maximum base density is 344; in order to be granted a 25% density bonus (86 dwelling units), the developer would have to provide affordable housing pursuant to one of the following three options shown in the following table. All affordable housing provisions shall be for a minimum of 30 years. The maximum number of units (430) is based on 21.5 acres of land and 20 units per acre. 4s EXHIBIT "B" Resolution No. 99-24 Page 5 of 5 Mir 273