HomeMy WebLinkAbout94-70 - Adopting GP -94-02B, Amending Open Space Sub-element152
RESOLUTION NO. 94-70
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF COSTA MESA, CALIFORNIA, ADOPTING
GENERAL PLAN AMENDMENT GP -94-02B, 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 the 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 -94-02B proposes to amend the Open Space
Sub -element and the Land Use Element of the General Plan by incorporating recommendations
of the Park, Recreation and Open Space Master Plan Study into the General Plan; and
WHEREAS, public hearings were duly held by the Planning Commission on June 13,
1994, and by the City Council on July 5 and July 18, 1994, 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 -94-02B 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 -94-02B as set
forth in the attached 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 adopted for said Amendment and is hereby adopted. The
evidence presented in the record as a whole indicates that the project will not individually or
cumulatively have an adverse effect on wildlife resources or habitat; therefore, a DeMinimis
Finding is adopted along with the Negative Declaration.
PASSED AND ADOPTED this 18th day of July, 1994.
Mayor of the City of Costa Mesa
ATTEST:
Depu�CitlerktheCity of Costa Mesa
11
1
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. 94-70 was
duly and regularly passed and adopted by the said City Council at a regular meeting thereof held
on the 18th day of July, 1994.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City
of Costa Mesa this 19th day of July, 1994.
Deputy CityPerk and ex -officio Clerk of
the City CouWcil of the City of Costa Mesa
153
154
Open Space
Exhibit "A"
Resolution No. 94-70
Page 1 of 29
EXHIBIT "A"
155
OPEN SPACE
The importance of open space in today's increasingly urban
environment led the State legislature to require the inclusion of
an open space element in all local government general plans
(Government Code Section 65302(e)). This requirement was based on
the concept that open space is a limited and valuable resource
which must be conserved wherever possible. It was noted by the
legislature that the preservation of open space land is necessary
not only for the maintenance of the State's economy, but also for
assurance of the continued availability of land for the production
of food and fiber, for enjoyment of scenic beauty, for recreation
and for the use of natural resources. Open space land and uses
also contribute to neighborhood identity, provide visual and
psychological relief from intense urban environments and control or
direct new growth and development.
Open space lands and uses can be defined in relation to the
functions which these lands serve and to the benefits derived from
the use of these lands. Section 65560 of the Government Code
identifies four specific definitions of open space uses as noted
below:
(1) Open space for the preservation of natural resour—
ces including, but not limited to, areas required
for the preservation of plant and animal life,
including habitat for fish and wildlife species;
areas required for ecologic and other scientific
study purposes; rivers, streams, bays and estu—
aries; and coastal beaches, lakeshores, banks of
rivers and streams, and watershed lands.
(2) Open space used for the managed production_ of
resources, including but not limited to, forest
lands, rangeland, agricultural lands and areas of
economic importance for the production of food or
fiber; areas required for recharge of groundwater
basins; bays, estuaries, marshes, rivers and
streams which are important for the management of
commercial fisheries; and areas containing major,
mineral deposits, including those in short supply.
(3) Open space for outdoor recreation, including but
not limited to, areas of outstanding scenic, his—
toric and cultural value; areas particularly suited
for park and recreation purposes, including access
to lakeshores, beaches, and rivers and streams; and
areas which serve as links between major recreation
and open space reservations, including utility
easements, banks of rivers and streams, trails, and
scenic highway corridors.
Exhibit "A"
Resolution No. 94-70
Page 2 of 29
(4) Open space for public health and safety, including
but not limited to, areas which require special
management or regulation because of hazardous or
special conditions such as earthquake fault zones,
unstable soil areas, flood plains, watersheds,
areas presenting high fire risks, areas required
for the protection of water quality and water
reservoirs and areas. required for the protection
and enhancement of air quality.
Examples of each of these open space uses can be found in Costa
Mesa. In -some instances, an individual open space facility may
perform a variety of functions. As an example, the development of
the City's Fairview Park will preserve and upgrade an existing
wildlife habitat, provide outdoor recreational uses, protect a
significant archaeological site and offer an ideal development
alternative compatible with the flood and geologic hazards
associated with the lowlands adjacent to the Santa Ana River.
The commitment of the City of Costa Mesa to meet the intent and
goals established by the State Legislature is evident in many
governmental actions. In 1973, the City Council adopted the
Environmental Management System which included the Open Space,
Conservation and Scenic Highways Elements of the General Plan.
Later in the same year, the citizens of Costa Mesa approved two
bond issues totalling $3.9 million to acquire and develop ad—
ditional parkland. All of the bond money was spent to purchase
portions of Fairview Park and to acquire and develop Pinkley,
Shiffer, Brentwood, Wakeham, and Wilson Parks. The City has also
preserved open space by receiving land dedication or park ac—
quisition fees from developers or by securing easements from
private construction projects. Acquisition and improvement of
Wimbledon, Fairview and Canyon Park sites are major projects
acquired and improved by this program.
INVENTORY AND STANDARDS
In 1989, Costa Mesa's inventory of open space lands and uses
totaled 2,240 acres — approximately 28 percent of the total area of
the City and unincorporated sphere of influence. This inventory is
presented on Table 11 and Figure 16. All of these features can be
classified into three primary categories: (1) Permanent Open Space
(1,673 acres), (2) Interim Open Space (304 acres), and
(3) Institutional Open Space (263 acres). Each of these categories
is defined and discussed in detail in the following sections.
Permanent Open Space
Permanent open space facilities are those uses which can be
expected to remain committed to open space usage through the life
of the plan. These uses are predominantly publicly—owned facili—
ties and available, or proposed for public recreational enjoyment.
Exceptions which are in private ownership are two golf courses, one
private college, one private park and a memorial park/cemetery.
Exhibit "A"
Resolution No. 94-70
Page 3 of 29
1
L11
TABLE 11
OPEN SPACE INVENTORY (1990)
OPER SPACE FUNCTIONS
COUNTY PARRLM
rairvlew Regional Park Site
Talbert Regional Park Site
NEWPORT -VESA UNIFIED
SCMOOL DISTRICT FACILITIES
Adams School
Back say High School
Califocnia/TeWlnklo Schools
College Park School
Costa Mesa Nigh School
Da:ls Scheel
0latrlct Support
Service, Center
Estancia Nigh School
Raiser School
Rlllybrooke School
Lindbergh Schaal
Parson School
Paularino School
Pomona School
Sonora School
Victoria School
Whittler School
Wilson School
Woodland School
r
r
210
�f.i2 0
127.3• o
CURRENT
r
Preserve Manage
r
Visual and
r
29.71 0
OWNERSNIPO
AM (ACRES)
Natural Resource
Outdoor
Public Dealth Psychological
Control/Guido
OPEN LPACE FEATU M
Public Prlvete
Developed Undeveloped
Resources Production
Recreation
and Sarety Relief
Development
CITY PXDJM WD
rPL
204.14 200
r
10.00
r
9.07 0
Balaarlc Center
L
�-9T'
10.15 0
e
6.1a o
r
Brentwood
r
1.15
r
0
0
Canyons
r
35.00
0
0
0
Civic Contor
r
2.49
0
0
0
Del Mesa
2.I1
o
0
Estancia
r
10.00
o
e
ralrview Park Site
r
11.00 200
0
0
Claloc
r
3.15
0
0
Harper School
L
1.00
o
e
Roller
r
2.41
0
0
Llndborgh School
L
1.00
0
0
Lions
r
8.26
o
e
Marina View
r
2.29
0
0 0
Mesa Vards
r
2.48
o
e
Paularino
r
2.23
0
Pinkley
r
2.58
0
0
Rea
r
11.90
0
0
Smallwood
r
1.38
o
e
Shiffer
r
9.72
e
o
Suburbia
r
1.80
0
0
Tanager
r
7.12
0
0
TeWLnkle
r
44.f7
0
0
Town Center
E
2.90
0
0
0
Willard T. Jordan
r
2.18
0
0
Vista
r
6.02
0
0
Wakeham Park
r
9.91
0
0
Wilson Park
r
3.45
0
0
Wimbledon
r
3.39
0
0
COUNTY PARRLM
rairvlew Regional Park Site
Talbert Regional Park Site
NEWPORT -VESA UNIFIED
SCMOOL DISTRICT FACILITIES
Adams School
Back say High School
Califocnia/TeWlnklo Schools
College Park School
Costa Mesa Nigh School
Da:ls Scheel
0latrlct Support
Service, Center
Estancia Nigh School
Raiser School
Rlllybrooke School
Lindbergh Schaal
Parson School
Paularino School
Pomona School
Sonora School
Victoria School
Whittler School
Wilson School
Woodland School
r
r
210
�f.i2 0
127.3• o
r - Owned in roe, L - Leased from/to another public agency, E - Easement
291.51
r
-T8:T3 0
r
4.25 0
r
29.71 0
r
9.06 o
r
66.62 0
r
19.11 0
r
1.11 0
r
19.99
r
17.64 o
r
10.02 0
rPL
6.200 0
r
10.00
r
9.07 0
r
7,10 0
r
10.15 0
r
6.1a o
r
9.12 0
r
8.92 0
r
8.91 0
r - Owned in roe, L - Leased from/to another public agency, E - Easement
-Dome not include park site.
W
Vo
1508.85 721.75
2230.60
TABLE 11
contl ww
OPEN SPACE FUNCTIONS
CURRENT
Preserve
Manage
Visual Nr.i
OWNERSHIP•
AREA (ACRES)
Natural
Resource
Outdoor
Public Rmalth
Psychological
Control/Guide
OPEN SPACE FEATURES
Public Prl vete
Dsoe loved
Undeveloped
Resource.
Production
Recreation
and Safety
Relief
Devalopeent
COAST COMMUNITY COLLEGE
178.13
DISTRICT FACILITIES
Orange Cos at College
r
157.32
0
District Adsdnletratlon
r
13.98
0
Mesa Verde
6.83
0
SOUTHERN CALIFORNIA
COLLEGE
r
33.85
7.75
0
HARBOR LAWN MEMORIAL PARK
F
26.82
0
0
GOLF COURSES
502
Costa Masa Golf and
Country Club
L
238
0
e
e
Mesa Verde Country Club
r
136
0
0
Santa Ana Country Club
r
129
0
0
PARKWAYS AND MEDIANS
r
NA
INTERIM OPEN SPACE
301
N
¢
Vacant Land
r
T"
0
0
e
o
'+•
Agricultural Land
F
175
0
0
0
rOy
INSTITUTIONAL OPEN SPACE
262.86
Fairvlev Rospltal
r
TdT'7t if
o
o
Orange County rairgrounds
r
150.00
0
0
Civic Canter
r
19 .18
~ a
Mesa Verde Library
r
1.36
0
O
v,
OTHER OPEN SPACE FEATURES
/.49
Halecrost Park
r
7.-3
0
0
Santa Ana River Greenbelt
r E
N/A
o
e
o
-Dome not include park site.
W
Vo
1508.85 721.75
2230.60
r
OPEN SPACE` ' ""^�'
(1990)
PARKLAND
CITY PARKLAND
COUNTY PARKLAND
o,trNPRIVATE PARKLAND
SCHOOLS
PUBLIC (OPEN)
Q PUBLIC (CLOSED)
l. +PRIVATE
GOLF COURSES
PUBLIC
PRIVATE
OTHER OPEN SPA
=}: CEMETERIES
(IIII AGRICULTURAL LAND
PUBLIC FACILITIES
OOSANTA ANA RIVER TRAIL
DOES NOT INCLUDE VACANT LAND
68
r �
COSTA MESA GENERAL PLANMUM *1
1
XIMnn
t 6o
In adopting the Environmental Management System in 1973, the City
Council established a policy to provide 4.0 acres of permanent open
space for every 1,000 residents. This minimum standard was further
defined as 2.5 acres per 1,000 population of public neighborhood
and community parks and 1.5 acres per 1,000 population of recrea-
tion related land which is typically provided in conjunction with
the public schools system. As part of this General Plan, the City
Q Council established two new policies to gradually increase the
ratio of permanent public open space for every 1,000 residents.
W Policy 1 raises the standard to 4.5 acres per 1,000 population (3.0
2 acres of neighborhood and colmunity parkland and 1.5 acres of
school yards). Policy 2 will require adjustment of the standard to
reflect the actual ratio of parkland to population once the results
of the 1990 Federal Census are available. This latter action is
expected to result in an increase to approximately 4 acres per
1,.000 population.
The amount of land allocated to meet these standards and the extent
to which the standards are met are noted in the following subsec-
tions.
Parkland: Costa Mesa's inventory of parkland includes a variety of
public and private, and developed and undeveloped parcels.
Totalling approximately 618 acres, this represents the largest
portion of the City's permanent open space facilities. The
following table provides further detail regarding ownership
arrangements and development status.
TABLE 12: PARKLAND INVENTORY
Acres Acres Total
Developed Undeveloped Acres
City Parkland 204.16 200 404.16
(Owned) (192.19) (200) (392.19)
(Leased) (11.97) (0) (11.97)
(Open Space Easement) (2.90) (0) (2.90)
0o County Parkland 0 210 210
I.- Private Parkland 4.49 0 4.49
2 TOTAL PARKLAND 208.65 410 618.65
It should be noted that this inventory includes approximately 210
acres owned by the County of Orange adjacent to the Santa Ana
River, designated as the Fairview and Talbert Regional Park site.
The private parkland identified in Table 12 is occupied by the
Halecrest Tennis and Swim Club. This 4.49 acre facility, located
immediately south of Killybrooke School, provides a variety of
recreational facilities for its members.
Approximately one-quarter of Costa Mesa's inventory or permanent
open space is included in the City's community and neighborhood
park system. It is this acreage which is applied to the interim
standard of 3.0 acres of public parkland for 1,000 inhabitants.
Presently, the City's community and neighborhood park system
Exhibit "A"
Resolution No. 94-70
Page 7 of 29
V
W
2
includes 404 acres, which is sufficient to meet the parkland
requirement when the standard is applied to the 1988 and General
Plan buildout population estimates.
TABLE 13: CITY PARKLAND REQUIREMENTS
Required Acreage
Existing Based on 3.0 Acre Excess
Park Acreage Population Standard Acreage
404 1988 — 91,891 276 128
Post 2010 — 107,350 322 82
Although the interim parkland standard is met for the City as a
whole for 1988 and buildout conditions, that does not mean that all
areas of the City are well served with local parkland. The east
side of the City continues to be lacking in parkland. Also,
introduction of residential uses into the evolving mixed—use area
in northeast Costa Mesa will require new park and recreation
facilities.
Adjustment of the standard to reflect the actual ratio at the time
of the 1990 Census will require the provision of new parkland to
maintain this ratio through buildout of the community. Preliminary
results indicate that the adjusted ratio may approximate 4.2 acres
per 1,000 population. Table 14 applies this estimated standard to
1988 and post 2010 populations.
TABLE 14: POTENTIAL PARKLAND REQUIREMENTS
Required Acreage Excess
Existing Based on Estimated (Deficient)
Park Acreage Population Standard (4.2 acres) Acreage
404 1988 - 91,891 386 18
Post 2010 - 107,350 451 (47)
The potential deficiency noted in Table 14 will demand careful
planning to ensure that the current ratio is maintained through
buildout of the community. Policy 3 recognizes this responsibility
and directs the initiation of a comprehensive survey and study to
implement the increased standard.
Schools: Public and private educational facilities occupy
approximately 545 acres in Costa Mesa. As noted in the following
table, the majority of this land is owned by the. Newport—Mesa
Unified School District (NMUSD) and is developed as elementary,
intermediate or high schools. The total area occupied by schools
within Costa Mesa is noted below:
TABLE 15: SCHOOL INVENTORY (JANUARY 1988)
Newport—Mesa Unified School District 294.54 AC
Coast Community College District 178.13 AC
Southern California College 41.60 AC
TOTAL 514.27 AC
Exhibit "A"
Resolution No. 94-70
Page 8 of 29
162
Of the total area owned by the NMUSD, two acres are leased for
public park purposes (Lindbergh and Harper School Parks) and 10
acres (Balearic School) are leased as a recreation center by the
City. These areas are not included in the preceding inventory.
As noted in a previous section, the standard of 1.5 acres of
recreation land per 1,000 population is typically provided by the
public school system. However, since many school facilities are
not readily accessible for such use, the amount of land allocated
to meet this standard is limited to the open play yards and fields
of the total school area. On the average, one-third of the total
area is occupied by buildings and parking lots, while the remaining
two-thirds are devoted to recreational activities. Table 16
identifies the amount of recreational area required based on 1988
and General Plan buildout population estimates.
TABLE 16: SCHOOL YARDS
Existing Required Acreage
School Yard* Based on 1.5 Acre Excess
Acreage Population** Standard Acreage
201 1988 - 91,891 138 58
Post 2010 - 107,350 161 35
*Assume 66 percent of total school acreage is available for
recreational use.
As land within this inventory is not under direct control of the
City, the City must carefully monitor this inventory to maintain
adequate land to meet the adopted standard in the event of school
closures or the sale of surplus school sites for private develop-
ment.
The remaining acreage within this category is used for higher
educational facilities; Orange Coast College (a 2 -year community
college) and Southern California College (a private, 4 -year
college). Approximately 220 acres are occupied by these institu-
tions.
Cemeteries: Only one. cemetery (the Harbor Lawn Mount Olive
Mortuary Cemetery) is located in Costa Mesa. • This 29—acre
facility, located. south of Gisler Avenue and west of Harbor
Boulevard, provides a source of visual open space.
Golf Courses: Golf courses provide both visual open space and
recreational benefits. Two courses are located within the existing
City limits. The Costa Mesa Golf Course and Country Club (237
acres) is operated by the City and leased from the State of
California while the Mesa Verde Country Club (136 acres). is a
private club. Additionally, the Santa Ana Country Club (129 acres)
is privately -owned and located within the City's sphere of
influence. These three facilities total 502 acres.
Exhibit "A"
Resolution No. 94-70
Page 9 of 29
Parkways and Medians: Landscaped medians and parkways along major
streets provide visual relief in the form of linear open space.
Such facilities can be used to reduce the visual impact of large
expanses of roadway, to direct and control traffic flow and to
screen or orient views from public streets. In addition to City -
maintained medians and parkways, landscaped setbacks adjacent to
public rights-of-way in private developments contribute to this
type of open space. Because of the location of such features
within many of Costa Mesa's major transportation corridors, they
are often the form of open space which provide the greatest impact
on those persons travelling in and through the City. As such, the
development of such facilities can significantly add to the City's
overall image and appearance.
Interim Open Space
Interim open space contains privately -owned land which is vacant or
used for agricultural production. Property in this category is
designated as interim open space because of the anticipated
conversion of these lands to urban development at some future date.
As such, Costa Mesa's inventory.is in a constant state of flux as
vacant parcels are developed and agricultural fields are converted
to commercial, industrial or residential uses. Also, portions of
this inventory may eventually be allocated for permanent open space
use through acquisition or dedication.
Agricultural Fields: A portion of Costa Mesa north of the San
Diego Freeway is used for agricultural production. In 1989,
approximately 222 acres of land were devoted to active agricultural
use. This compares to 540 acres in October 1978 and 890 acres in
1970. Since 1970, the General Plan has anticipated ultimate
conversion of the remaining agricultural land to urban development.
All of these fields have been designated as Prime Agricultural land
by the California Land Conservation Act of 1965.
Small portions of Orange Coast College and Costa Mesa High School
are used for agricultural related education programs. The area
used for such purposes is included in the educational facilities
totals and is not reflected in the total acreage allocated to
agricultural production noted in the preceding paragraph.
Vacant Land: Although Costa Mesa's inventory of vacant land is
rapidly being depleted through construction activity, the remaining
inventory at any point in time provides a source of open space. In
1990 the inventory of vacant land, including the agricultural
acreage, was approximately 265 acres (excluding undeveloped
parkland). Of this total, 90 acres were designated for ultimate
commercial development, 75 acres for industrial development and 100
acres for residential development.
Institutional Open Space and Trails
Costa Mesa is nearly bisected in an east/west direction by a broad
belt of public and semi-public uses identified as the Institutional
Open Space Corridor. This corridor contains approximately 1,500
Exhibit "A"
Resolution No. 94-70
Page 10 of 29
163
acres which extend from the Santa Ana River to Upper Newport Bay.
Primary elements of the corridor include the Santa Ana River
Greenbelt Trail, Fairview and Talbert and Fairview Regional Park
site, Estancia High School, the -Costa Mesa Golf and Country Club,
Fairview Developmental Center, Orange Coast College, Costa Mesa
High School, Davis School, TeWinkle Park, the National Guard
Armory, the Orange County Fairgrounds, Civic Center Park, the Civic
Center complex, Southern California College and the Santa Ana
Country Club. Major uses outside of the City represent potential
linkages to extend this corridor through Newport Beach and into
Irvine. Key pieces of this potential greenbelt and linkages
between the pieces are identified in Figures 17 and 18.
Santa Ana River/Santiago Creek Greenbelt: The Santa Ana River/
Santiago Creek Greenbelt, a major regional open space corridor and
trail system, forms the western boundary of the Institutional Open
Space Corridor. That portion of the greenbelt system within Costa
Mesa contains many of the same facilities as the Institutional Open
Space Corridor (the Fairview and Talbert Regional Park site,
Fairview Park site, Estancia High School, the Costa Mesa Golf and
Country Club and Fairview Hospital). Other facilities in the
greenbelt include Vista Park, the Mesa Verde Country Club, Suburbia
Park and a number of bikeways leading to the Santa Ana River Trail.
This trail provides for both bicycle and equestrian use. The
entire greenbelt system extends along the Santa Ana River from the
Pacific Coast, through Orange County and into Riverside and San
Bernardino counties as well as along Santiago Creek through central
Orange County.
Fairview Developmental Center: In spite of the intensely developed
nature of the interior portion of the 102 -acre Fairview Developmen-
tal Center, a portion of the property is undeveloped or landscaped
for open space usage. Much of the interior open space is available
for the Center's use. The large setbacks from all property lines
incorporate an off-street bicycle trail which was developed in
conjunction with the Harbor Village apartment project in the
northeast portion of the site. This trail also extends along the
east, north and south edges of the Costa Mesa Golf Course. The
trail will eventually connect to the Santa Ana River trail with
additional extensions through Fairview Park.
Orange County Fair and Exposition Center: Portions of the 150 -acre
Orange County Fairgrounds site are not developed with buildings and
are used as overflow parking for Costa Mesa High School and Orange
Coast College as well as temporary parking for the weekend. Other
portions of the Fairgrounds are occupied by the Santa Ana Army Air
Base Memorial Gardens, an outdoor amphitheatre and picnic area. An
off-street bicycle trail has been constructed on the east and south
•sides.of the site. The 1991 Master Plan for the facility will
result in an enhanced edge treatment around the site.
Civic Center: The 9.5 -acre Civic Center Complex is occupied by the
Police Facility, City Hall, a Fire Station, and Communications
Center. Approximately 1.5 acres of the complex are landscaped and
devoted to open space use.
Exhibit "A"
Resolution No. 94-70
Page 11 of 29
1
National Guard Armory: Although this site is publicly owned, the
open space benefits of the site are severely limited because of the
large portion allocated to vehicle and equipment storage.
Libraries: While not a part of the Institutional Open Space
Corridor, the Mesa Verde Branch Library provides a source of visual
open space through generous setbacks from Mesa Verde Drive and
Baker Street. The Donald Dungan Branch Library is located within
the Lions Park area.
OPPORTUNITIES AND CONSTRAINTS
Land in public ownership and committed to long term open space use
provides many positive assets to Costa Mesa. Public parks not only
serve the recreational needs of the citizens but also contribute
significantly to the visual image and quality of life of the City.
These same facilities can contribute to mental and physical well-
being by providing aesthetic and inspirational enjoyment. Passive
recreation areas or visual open spaces act as a buffer or relief
from intense urban settings. To provide the maximum benefits,
these facilities should be developed to offer the highest degree of
visibility and accessibility. These criteria should be stressed in
the evaluation and design of future park sites. The only qualifi-
cation which applies to these criteria should be to the sensitive
habitat and resource conservation areas in the Fairview and Talbert
Regional Park site. -
Permanent open space areas can have significant positive environ-
mental benefits. Such areas can be used to protect wildlife
habitats, provide space for air recharge, preserve historical,
cultural and archaeological resources and control development in
areas subject to geologic or hydrologic hazards. Certain open
space uses within Costa Mesa provide such benefits. As an example,
Estancia Park provides the Diego Sepulveda Adobe with the ap-
propriate setting for a landmark of its importance in Costa Mesa's
history. Also, the Mesa Verde Country Club and the development of
the Fairview Park are compatible land uses for designated flood
plains.
In order to reduce the fiscal impacts of providing additional
parkland to maintain the established acre per population ratio, the
City requires dedication of land for future parks or the payment of
fees to acquire such land from residential subdivisions under
authority of the Quimby Act. While reducing initial acquisition
costs for the City, such requirements can be passed on to consumers
in.the form of higher housing costs.
The land dedication and fee amount requirements are revised
periodically to accommodate shifts in per household population
sizes (as determined by census counts) and land values (as
determined by periodic appraisal reports). Extension of the
program to nonsubdivided residential developments will also provide
additional means to ensure that the City's parkland inventory keeps
pace with increased demand.
Exhibit "A"
Resolution No. 94-70
Page 12 of 29
165
16F)
REGIONAL GREENBELT LINKAGES
b
C�
t �
V •S+
C
1f
1+q M
�3 t
i
_ FIGURE 17
J i
IL
Fin
Exhibit "A"
Resolution No. 94-70
Page 13 of 29
1
Ll
167
W
W
U1
J
Q
Z
O
C�
(Allk
J
Q �
z -
W
O^
iii u
A
dair= d
ao
u Y 9
gill
Y
FlGJRE 18
Exhibit "A"
Resolution No. 94-70
Page 14 of 29
One method to relieve the increased economic burdens of acquiring
and maintaining a viable park network may be to place greater
responsibility on the private market to supply needed recreational
facilities in new developments. To implement this action, the City
may waive the park fee or dedication requirement for new develop-
ments if more than the required open space or certain recreational
facilities are provided in the development to meet the needs of the
prospective tenants. Private tennis, racquetball or athletic clubs
may be encouraged to provide needed recreational facilities. Also,
other forms of open space preservation may be employed to provide
additional parkland. An open space easement, has been used to
provide an approximate 3 -acre park in the Town Center and a similar
sized water amenity in The Lakes mixed use project in north Costa
Mesa. This has the advantage of eliminating public acquisition
costs and reducing the tax burden of the underlying property owner.
Other easements may be employed to preserve scenic vistas and limit
development in flood areas or wildlife habitats. Alternatives such
as these may be employed to provide the east side with sufficient
park and recreation facilities because of the limited amount of
parcels available for park land development.
While the public park system provides long term, continuing
benefits, the inventory of privately -owned open space provides
important temporary benefits. Effective management and regulation
of agricultural and vacant parcels can be used to control and guide
development while also providing temporary visual relief. However,
because of the surrounding urban development and relatively limited
amount of agricultural land in active production, the conversion of
Costa Mesa's agricultural land to urban development is expected to
occur in the near future.
These interim benefits must be balanced with the liabilities of
open space uses. For example, agricultural production in proximity
to residential developments results in conflicts associated with
dust, pesticides, fertilizers, and rotting of unharvested crops.
Also, agricultural fields are subject to vandalism and plant damage
from nearby residents. Dust from agricultural and vacant fields is
a major source of particulate air pollution. Undeveloped land can
also be overgrown with weeds and grasses which, if left unattended,
can present significant fire hazards.
Fire hazards associated with overgrown, vacant or underdeveloped
parcels can be controlled through periodic discing or plowing under
of weeds and grasses. In large open areas such as the Fairview
Park site, the cutting of firebreaks may be required to protect
adjacent uses until the park is fully improved.
The Institutional Open Space Corridor represents a valuable
resource which has yet to be tapped. Although the corridor has the
potential of becoming a part of a major multi-purpose greenbelt of
regional significance, current development does not project a
positive, unified image. This situation is the result of in-
dividual development by the various agencies without the benefit of
strong physical linkages, common design elements, or inter -agency
cooperation.
Exhibit "A"
Resolution No. 94-70
Page 15 of 29
1
A primary factor which detracts from the present image of the
corridor is the visual appearance of the streetscapes within the
corridor. The absence of streetacape improvements along the Harbor
Boulevard frontage of the' golf course and a portion of the Fairview
Development Center detract from the corridor. Landscaping in the
medians along Fairview Road and Harbor Boulevard, as well as on-
site landscaping on the Orange Coast College campus are examples of
public improvements which enhance and unify the corridor.
Additional programs of this nature are needed to further unify the
separate elements into a recognizable district.
An important linking element to the corridor is an Identifiable
"spine" or primary linkage between the individual elements. The
sensitive habitat concerns regarding Upper Newport Say preclude a
major roadway linkage through the corridor. However, the pos-
sibility of bicycle trail or pedestrian linkages remains and
excellent opportunity.
Major educational facilities and recreational opportunities within
the greenbelt create a high demand for bicycle -related facilities.
These demands will be met by an extensive bicycle trail network.
As can be seen on Figure 18, a number of these trails are already
in existence.
Implementation of the regional greenbelt system will require a
coordinated effort on behalf of a number of governmental agencies.
This coordination is needed to ensure conformity and to resolve
existing potential conflicts.
ACTION PROGRAM
Preservation of existing open space resources require a comprehen-
sive and coordinated approach. For this reason, Section 65564 of
the Government Code requires the inclusion of an action program in
all open space plans.
Implementation of the open space plan is largely guided by the
goals, objectives and policies contained in the General Plan.
These broad policy statements provide direction for the development
of more detailed action programs. Rey programs include:
1. General Plan Land Use =lament
In addition to providing overall policy direction, the Land Use
Element of the General Plan preserves existing open space resources
by designating such uses for Public and Semi -Public Use. This
broad land use category is further refined by site-specific
designations reflecting the actual use of the property (i.e., park,
institutional or resource conservation)..
2. Loniny Ordinance
Further regulation of open space resources is provided by the
zoning ordinance. All lands designated for Public and Semi -Public
Use by the Land Use Element are zoned I i R (Institutional and
Recreational) or I i R -S (Institutional and Recreational -
Exhibit "A"
Resolution No. 94-70
Page 16 of 29
169.
Schools). The use of the I & R zones also seek to implement
Section 65910 of the Government Code which requires cities to
establish open space zoning districts. The zoning ordinance also
contributes to the overall open space inventory by requiring
minimum open space standards in all residential zoning districts
and minimum landscape standards in nonresidential districts.
3. Park_ Dedication and In—Lieu Park and Recreation Fee Ordinance
As authorized by the Quimby Act, the City has adopted and imple—
ments an ordinance to require the dedication of land for park sites
or the payment of fees in lieu of dedication to acquire or
rehabilitate park sites in conjunction with new residential
subdivisions. The initial ordinance and -fee program were adopted
in the early 1970's and have been amended and updated periodically.
During the 1990 update of the General Plan, the City Council
directed staff to explore the expansion of this program to include
nonsubdivided residential developments.
d. Capital Improvement Program
The most direct action program may be the City's Capital Improve—
ment Program. Adopted as a part of the City budget, the Capital
Improvement Program plans and allocates funds to acquire, develop
and rehabilitate parks within the community.
5. Master Pian of Parks and Recreation
In early 1991, the City Council directed staff to update the Master
Plan of Parks and Recreation. The primary purpose of this update
is to develop a detailed and comprehensive plan to address the long
2 term park and recreational needs of the community. L The plan will
serve as the basis for more specific, long range action programs to
implement the open space plan.
Exhibit "A"
Resolution No. 94-70
Page 17 of 29
6. Intergovernmental Cooperation
The large amount of publicly owned land in Costa Mesa requires
close coordination to ensure that existing land used for open space
or recreational purposes are maintained. Cooperation is also
required to -ensure that future improvements to public lands are
compatible with adjacent private uses. Examples of the need for
W
I-.
this cooperation are the current plans for the improvement of the
o�
Fairview and .Talbert Regional Park by the County of Orange; the
(4
Master Plan for the Orange County Fair and Exposition Center by the
2
Fair Board; the possible school closures or sale of surplus land by
the Newport—Mesa School District and Coast Community College
District; and the continued use and development of the Fairview
Development Center. Intergovernmental coordination is also
necessary to realize the benefits of the regional Institutional
Open Space Corridor.
Exhibit "A"
Resolution No. 94-70
Page 17 of 29
GOALS, OBJECTIVES AND POLICIES
The goals, objectives, and policies of the Costa Mesa General Plan
that address open space are as follows:
GOAL 1: EW.7IR0NMEONTAL 0UALITY AND RESOURCE CONSERVATION
It is the goal of the City of Costa Mesa to provide its citizens
with a high quality environment through the development and
conservation of resources, including land, water, minerals,
wildlife, and vegetation; the protection of areas of unique natural
beauty and historical, social, cultural, and scientific interest;
the integration of natural features into the man—made environment;
and the preservation of open space.
Objective I—A: Preserve the City's open space lands and provide
additional community and neighborhood parkland in conjunction with
future population increases to provide adequate recreational
opportunities and relief from the pressures of urban development.
1. Until the results of the 1990 Federal census are avail—
able, provide a minimum of 4.5 acres of permanent public
open space (consisting of 3 acres of neighborhood and
community parks and 1.5 acres in school yards) for every
1000 residents.
2. Conduct a comprehensive parkland study after the results
of the 1990 Federal census are available in order to
adjust the ratio of neighborhood and community park
acreage to the total population to reflect the census.
~ Unless State law is modified, the amount of neighborhood
and community parks shall not be reduced below three acres
2 f and shall not exceed five acres per 1000 residents.
3. Conduct a comprehensive parkland study to identify future
park sites in the City and acquisition mechanisms to meet
the needs of future population increases. The acquisition
mechanisms can include lease or cooperative agreements
with other public agencies regarding surplus land,
dedication or easements in conjunction with planned
commercial, industrial or mixed use development, ac—
quisition of land by fee, development of City—owned
surplus property as parkland, or other mechanisms.
4. Provide maximum visibility and accessibility for future
public parks by locating such facilities adjacent to
existing or planned public streets.
5. Encourage the acquisition of land for neighborhood or
community parks for active recreational use.
6. To the extent legally possible, require other local,
regional, State, or Federal agencies to maintain and
adequate inventory of open space lands within Costa Mesa.
Exhibit "A"
Resolution No. 94-70
Page 18 of 29
1'- 2
7. Review alternative means to acquire open space lands to
W reduce the fiscal impact of providing such facilities.
2 S. Encourage, through development rights transfers or other
incentives, the development of private permanent open
space, and recreation facilities to meet the needs of the
City's residents.
9. Encourage, through open space easements, development
rights transfers or acquisition, zoning regulations, or
other incentives, the long-term maintenance of existing
open space lands.
10. Require, through development standards and planned
development review criteria, the integration of open space
uses (plazas, courtyards, landscaped areas, etc.) into
major commercial and industrial development or redevelop-
ment projects.
11. Continue to require, through development standards, the
integration of open space and recreational uses and
facilities into all multiple -family residential projects.
12. Review the possibility of incorporating an Arts in Public
Places program in City parks.
13. Strongly encourage improved maintenance of City and school
district facilities used for recreation and organized
sports activities. Strongly support recreation programs
that benefit the youth of the community.
14. Retain all existing open space in Lions Park.
152. Strongly encourage protection and preservation of existing
but underutilized school sites for future recreational,
social or educational uses.
Exhibit "A"
Resolution No. 94-70
Page 19 of 29
1
[1
REFERENCES
1. General Plan (City of Costa Mesa), 1981
2. Draft Fairview and Talbert Regional Park Master Plan, County of
Orange, 1991
3. Final Environmental Impact Report for the Draft Updated Master
Plan for the Orange County Fair and Exposition Center, 32nd
District Agricultural Association, 1991
4. Persons and Organizations Consulted:
David Alkema, Park Superintendent, City of Costa Mesa
Newport -Mesa Unified School District
Exhibit "A"
Resolution No. 94-70
Page 20 of 29
173
117 4
INSERT A:
In adopting the Environmental Management System in 1973, the City
Council established a policy to provide 4.0 acres of permanent open
space for every 1,000 residents. This minimum standard was further
defined as 2.5 acres per 1,000 population of public neighborhood
and community parks and 1.5 acres per 1,000 of recreation related
land which is typically provided in conjunction with the public
schools system. As a part of this the 1990 General Plan, the City
Council established two new policies to gradually increase the
ratio of permanent public open space for every 1,000 residents.
Policy 1 raisesd the standard to 4.5 acres per 1,000 population
(3.0 acres of neighborhood and community parkland and 1.5 acres of
schools yards). Policy 2 will required adjustment of the standard
to reflect the actual ratio of parkland to population once the
results of the 1990 Federal Census are were available. This latter
action is empeeted to results in an increase to 4.26
acres of neighborhood and community parks per 1,000 population.
INSERT B:
Parkland: Costa Mesa's inventory of parkland includes a variety of
public and private, and developed and undeveloped parcels.
Totalling approximately 618 631 acres, this represents the largest
portion of the City's permanent open space facilities. The
following table provides further detail regarding ownership
arrangements and development status.
TABLE 12: PARKLAND INVENTORY
Acres Acres Total
Developed Undeveloped Acres
City Parkland 294.44 210.74 200 404-16 410.74
(Owned) -(192. 19).201.67 (200) (392.18) 401.67
(Leased) (11.97) (0) (11.97)
County Parkland 0 210 210
Private Parkland 4.4910.68 0 4.49 10.68
TOTAL PARKLAND
2�5
221.42
410 618.65
631.42
It should be noted that this inventory includes approximately 210
acres owned by the County of Orange adjacent to the Santa Ana
River, designated as the Fairview and Talbert Regional Park site.
The private parkland identified in Table 12 is occupied by the
Halecrest Tennis and Swim Club and two open space easements in
northeast Costa Mesa. Thi -se Halecrest Club is a 4.49 acre
facility, located immediately south of Killybrooke School, which
Exhibit "A"
Resolution No. 94-70
Page 21 of 29
1
provides a variety of recreational facilities for its members. The
public open space easements account for the remaining 6.19 acres
and are located in the Town Center (2.9 acres north of the Westin
South Coast Plaza Hotel) and The Lakes mixed use project (3.29
acres at the corner of Avenue of the Arts and Anton Boulevard). The
easement within The Lakes project was used to fulfill the park
dedication requirements of the residential portion of the project.
Approximately one-quarter of Costa Mesa's inventory or permanent
open space is included in the City's community and neighborhood
park system. It is this acreage which is applied to the interi
standard of 3,-9 4.26 acres of public parkland for 1,000
inhabitants. Presently,
eystc- _ ~ eludes 494 aeres , whieh is-suffe rem -to -Meet the r c_ ...
ent when the—standard-mss applied te the , 98a and General_
Exhibit "A"
Resolution No. 94-70
Page 22 of 29
17 05
"TI
176
The parkland dedication standard is established to maintain the
ratio of parkland to population through the life of the 1990
General Plan. As it is based upon the actual average which existed
at the time of the 1990 Federal Census, annual increases in
population will require comparable increases in open space
facilities. As Costa Mesa is nearly built -out, this will be a
major challenge as the remaining vacant or underutilized land is
developed for residential purposes. Based upon an expected build-
out population of 107,350, the required inventory of neighborhood
and community parks would be 457.31 acres, an increase of 47.57
acres over the current inventory.
Recognizing the challenges to meet future open space needs, the
City Council retained a consultant to prepare a comprehensive parks
and recreation needs assessment and implementation strategy in
1991. The resultant study (the Parks, Recreation and Opens Space
Master Plan Study) recommended a change in the City's policy toward
the acquisition of new public park lands. Rather than focus on the
actual acquisition of land for new park sites, the master plan
study recommended a focus on the joint use of existing public
school facilities to meet new recreation needs, especially in the
area of active recreation and sports facilities. The master plan
study only recommended the addition of two new parks sites. One
would be a small pocket park (approximately 1/2 acre) on current
city -owned land at the southeast corner of Charle Street and
Hamilton Street. The second would be an approximately 5 -acre park
to be developed in conjunction with the build -out of the Sakioka
Farms residential site in northeast Costa Mesa.
In order to fulfill the park dedication standard, the master plan
study relies on the use of excess school play areas as active
recreation sites or tot lots to partially satisfy the 4.26 acre per
1,000 population goal. If all recommendations of the master plan
are implemented, a total of 467.49 acres of public park and
recreation land could be provided. Table 13 identifies the
components which comprise this total.
TABLE 13: FUTURE PARKLAND INVENTORY
Facility Acreage
Existing Public Parks 410.74
Charle St. Pocket Park 0.50
Sakioka Farms Park Site 5.00
School Joint Use Sites 47.05
Orange Coast Collette Joint Use 4.20
Total Acreage 467.49
The school joint use sites are recommended for two primary uses
recommended for joint use and the acreage at each site are listed
Exhibit "A"
Resolution No. 94-70
Page 23 of 29
r
in Table 14.
TABLE 14: SCHOOL JOINT USE FACILITIES
School Site Acreage
Active Recreation:
Costa Mesa High School
Estancia High/Parsons
California/TeWinkle School
Davis School
Mesa Verde School
Kaiser School
Tot Lots/Informal Field Games:
Killybrooke School
Wilson School
Pomona School
Whittier School
Total Acreage
19.60
7.00
5.60
1.40
1.05
5.60
1.00
1.00
2.40
2.40
47.05
The above recommendations could result in an approximate 10 -acre
excess inventory of parkland when compared to the demand generated
by the 4.26 acre per 1,000 population standard. However, the
master plan study recommendations have the built-in cushion in case
some of the recommended ioint use facilities grove to be infeasible
or are not implemented.
INSERT C:
Schools: Public and private educational facilities occupy
approximately 545 acres in Costa Mesa. As noted in the following
table, the majority of this land is owned by the Newport -Mesa
Unified School District (NMUSD) and is developed as elementary,
intermediate or high schools. The total area occupied by schools
within Costa Mesa is noted below:
TABLE 15: SCHOOL INVENTORY (MAY 1994)
Newport -Mesa Unified School District 294.54 AC
Coast Community College District 178.13 AC
Southern California College 41.60 AC
TOTAL 514.27 AC
Exhibit "A"
Resolution No. 94-70
Page 24 of 29
1'7'7
1'78
Of the total area owned by the NMUSD, two acres are leased for
public park purposes (Lindbergh and Harper School Parks) and 10
acres (Balearic School) are leased as a recreation center by the
City. Also, the school district has declared the Bear Street
Elementary School site as surplus land and has indicated its
intention to dispose of the site to make it available for private
development. These areas are not included in the preceding
inventory.
As noted in a previous section, the standard of 1.5 acres of
recreation land per 1,000 population is typically provided by the
public school system. However, since many school facilities are
not readily accessible for such use, the amount of land allocated
to meet this standard is limited to the open play yards and fields
of the total school area. On the average, one-third of the total
area is occupied by buildings and parking lots, while the remaining
two-thirds are devoted to recreational activities. Table 16
identifies the amount of recreational area required based on 1988
1994 and General Plan buildout population estimates.
TABLE 16: SCHOOL YARDS
Existing Required Acreage
School Yard* Based on 1.5 Acre Excess
Acreage Population Standard Acreage
201 1988 910891 i3s an
1994 - 102,360 154 47
Post 2010 - 107,350
161
*Assume 66 percent of total school acreage
recreational use.
35
is available for
As noted in the preceding discussion of public park and recreation
facilities, the Parks, Recreation and Open Space Master Plan Study
has recommended that the City utilize portions of school district
property for active recreation facilities to meet the projected
demand for parkland through build -out of this plan. The ultimate
amount of school yards available to meet the 1.5 -acre per 1,000
population standard will be adjusted based upon the number of Joint
use agreements executed between the City and the School District.
If all recommended joint use sites are successfully negotiated, the
amount of school yards area would be decreased to 154 acres, seven
fewer than required based upon the 1.5 acre per 1,000 population
standard. Again, this number is subject to change based on the
ability of the city and the district to successfully negotiate
-Joint use agreements for all of the recommended locations.
However, the combined inventory of available open space will meet
the total required open space standard of 5.76 acres per 1,000
population (621.44 available vs. 618.54 required).
As land within this inventory is not under direct control of the
City, the City must carefully monitor this inventory to maintain
Exhibit "A"
Resolution No. 94-70
Page 25 of 29
1
adequate land to meet the adopted standard in the event of school
closures or the sale of surplus school sites for private develop-
ment.
The remaining acreage within this category is used for higher
educational facilities; Orange Coast College (a 2 -year community
college) and Southern California College (a private, 4 -year
college). Approximately 220 acres are occupied by these institu-
tions.
INSERT DS
5. master Plan fParks d Reareation
Parks, Recreation and Open Space Master Plan Study
In early 1991, the City Council directed staff to update the Master
Plan of Parks and Recreation. The primary purpose of this update
is was to develop a detailed and comprehensive plan to address the
long term park and recreational needs of the community. The draft
Parks. Recreation and Open Space Master Pian Studv was -completed in
late 1993 and accepted by the City Council in 1994. The plan will
serve as the basis fer mere I
implement the open spaec plan.
As noted earlier, the master plan study provides a new strategy to
meet the majority of the community's lona range open space and
recreation needs through Joint use of existing public school
facilities. This strategy from the master plan study and the
policies contained within this subelement of the General Plan will
this plan.
INSERT E
6. Intergovernmental Cooperation
The large amount of publicly owned land in Costa Mesa requires
close coordination to ensure that existing land used for open space
or recreational purposes are maintained. Cooperation is also
required to ensure that future improvements to public lands are
compatible with adjacent private uses. Examples of the need for
this cooperation are the current plans for the improvement of the
Fairview and Talbert Regional Park by the County of Orange; the
Master Plan for the Orange County Fair and Exposition Center by the
Fair Board; the possible school closures or sale of surplus land by
the Newport -Mesa School District and Coast Community College
District; and the continued use and development of the Fairview
Development Center. Intergovernmental coordination is also
necessary to realize the benefits of the regional Institutional
Open Space Corridor and the joint use facility recommendations
contained in the Parks, Recreation and Open Space Master Plan
Exhibit "A"
Resolution No. 94-70
Page 26 of 29
1'79
4 184
Study.
INSERT F
Objective I -A: Preserve the City's open space lands and provide
additional community and neighborhood parkland in conjunction with
future population increases to provide adequate recreational
opportunities and relief from the pressures of urban development.
1. Litt -1 the results of the 1990 Federal eensus are avail-
able, -gProvide a minimum of 4-r-5 5.76 acres of permanent
public open space (consisting of 3 4.26 acres of
neighborhood and community parks and 1.5 acres in school
yards) for every 1000 residents.
3.
-----a-i-ex---er—easements in eenjuaetiear-panned
eem er��,industrial errmed use develep ent, ae-
Reserved.
7. Review alternative means to acquire open space lands to
reduce the fiscal impact of providing such facilities.
The acquisition mechanisms can include lease or
cooperative agreements with other public agencies
regarding surplus land, dedication or easements in
conjunction with Manned commercial, industrial or mixed
use development, acquisition of land by fee, development
of Citv-owned surplus property as parkland,or other
mechanisms.
Exhibit "A"
Resolution No. 94-70
Page 27 of 29
1
1
I�
INSERT G
REFERENCES
1. General Plan (City of Costa Mesa), 1981
2, Draft Fairview and Talbert Regional Park Master Plan, County of
Orange, 1991
3. Final Environmental Impact Report for the Draft Updated Master
Plan for the Orange County Fair and Exposition Center, 32nd
District Agricultural Association, 1991
4. Parks, Recreation and Open Space Master Plan Study (City of
Costa Mesa), 1993
45. Persons and Organizations Consulted:
David Alkema, Park Superintendent, City of Costa Mesa
Charles Carr, Recreation Superintendent, City of Costa Mesa
Newport -Mesa Unified School District
Exhibit "A"
Resolution No. 94-70
Page 28 of 29
181
HIM
LAND USE ELEMENT AMENDMENT
AMEND FIGURE 69 AS SHOWN BELOW:
....................
HAMLTON STREET
co
44
R.
m
O
0
MEDIUM DENSITY RESVENTIAL 100
HIGH DENSITY RESVENTIAL 200
PUBLIC USE - PARK m
0
GENERAL COMMERCIAL z
0 400
Exhibit "A"
Resolution No. 94-70
Page 29 of 29
I
I
I