HomeMy WebLinkAbout08-88 - Approving General Plan Amendment GP-08-05 (Heliport/Helistops) 2000 General PlanRESOLUTION NO. 08-88
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA,, CALIFORNIA, APPROVING
GENERAL PLAN AMENDMENT GP -08-05 TO -AMEND
THE LAND USE ELEMENT RELATED- TO
HELI PORTS/HELI STOPS OF THE 2000 GENERAL
PLAN.
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the 2000
General Plan on January 22, 2002. The General Plan is a long-range, comprehensive
document that serves as a guide for the orderly development of Costa Mesa. By its
very nature, the General Plan needs to be updated and refined to account for current
and future community needs;
WHEREAS, The John Wayne Airport Environs Land Use Plan (AELUP) for
Heliports is a planning document that establishes regulations and restrictions for the
siting of heliports and helistops;
WHEREAS, the Airport Land Use Commission of Orange County (ALUC) has
the responsibility for adopting land use restrictions in the vicinity of John Wayne Airport
and determining a General Plan's consistency with AELUP;
WHEREAS, ALUC amended AELUP for Heliports on June 19, 2008;
WHEREAS, California Government Code Section 65302.3 requires that general
plans be consistent with AELUP, and further requires that such local plans be made
consistent with AELUP within 180 days of an AELUP Amendment;
WHEREAS, to reflect the amendment to AELUP for Heliports, the City initiated.
General Plan Amendment GP -08-05, to amend the City of Costa Mesa's General Plan
Land Use Element to incorporate . additional discussion. regarding ..heliports and
helistops, as recommended by ALUC to ensure consistency;
WHEREAS, the project has been reviewed for compliance with the California
Environmental Quality Act (CEQA), State CEQA Guidelines, and the City of Costa
Mesa Environmental Guidelines, and was determined to be exempt pursuant to Section
21080(b)(15) of the Public Resources Code;
WHEREAS, a duly noticed public hearing was held by the Planning Commission
on October 27, 2008 with all persons having been given the opportunity to be heard
both for and against the proposed General Plan amendment;
WHEREAS, the Planning Commission adopted Resolution PC -08-74 which
recommended that City Council adopt General Plan Amendment GP -08-05, amending
the Land Use Element of the 2000 General Plan.
BE IT RESOLVED that the City Council does hereby find and determine that
adoption of this Resolution is expressly predicated upon the activity as described in the
Staff Report for General Plan Amendment GP -08-05, which amends the Land Use
Element as set forth in Exhibit "A" attached to this resolution;
PASSED AND ADOPTED this 18th day of November, 2008.
ATTEST:
�1410
Julii Folcik, bity Clerk
Eric R. Bever, Mayor
APPROVED AS TO FORM:
Ki berly Rall Barlow, City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 08-88 and was duly
passed and adopted by the City Council of the City of Costa Mesa at a regular meeting
held on the 18th day of November, 2008, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS: BEVER, MANSOOR, DIXON, FOLEY, LEECE.
NOES: COUNCIL MEMBERS: NONE.
ABSENT: COUNCIL MEMBERS: NONE.
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 19th day of November, 2008.
JUL FOLCIK, CITY CLERK
(SEAL)
Exhibit "A"
Costa Mesa 2000 General Plan
Amended Land Use Element
Costa Mesa General P
intense uses to the existing land use mix as the availability of developable land
decreases and property values increase. This will create an overall increase in
population and employment and all of the associated impacts of traffic
congestion, noise, public safety, etc.
Residential infill projects in the way of small lot subdivisions could have negative
impacts on established smaller scale neighborhoods. The design quality of such
subdivisions is a key issue to be addressed during the design review process.
The preservation of stable, quiet, and homogeneous neighborhoods is a prime
concern of this 2000 General Plan.
One area that is experiencing a disproportionate amount of land use conflict is
"Westside" Costa Mesa. The Westside was among the earliest areas in the City
to develop and is characterized by a considerable diversity of people, land uses,
job opportunities, and housing choices.
In an effort to address issues relating to economic redevelopment, deterioration
of the 19th Street corridor, incompatible land uses (particularly in the area south
of 19th Street), lack of code enforcement, deteriorating infrastructure, and
blighted appearance of the streetscapes, the City Council commissioned the
"Westside Specific Plan". Although not adopted, the plan will be used as a
resource document for future planning and improvement work efforts in the area.
NOISE
The Noise Element defines noise as unwanted sound. Although this definition
could encompass a wide spectrum of sound types, the most common noise
sources in Costa Mesa are traffic and aircraft. Thus, existing and future noise
levels have been examined and the Noise Element provides information on
community noise impacts and appropriate mitigation measures.
AIRPORT CONSIDERATIONS
Both the Federal Aviation Administration (FAA) and the Airport Land Use
Commission for Orange County have concern for the safety of air navigation
around John Wayne Airport. Under Part 77 of the Federal Aviation Regulations
(FAR), the FAA requires notice of proposed construction in excess of certain
heights, which may affect the safety of aircraft operations. The authority of the
FAA in these matters extends only as far as issuing a notice of hazard to air
navigation; the FAA does not have jurisdiction to prohibit construction. The
issuance of a hazard notice, however, may adversely affect the ability of a
developer to obtain financing and insurance.
The FAA standard that is of most of concern in Costa Mesa is the horizontal
surface for John Wayne Airport. This surface is 203.68 feet above mean sea
level and extends nearly two miles from the airport.
The South Coast Plaza Town Center Master Plan (the area east of Bristol Street
and north of the 1-405) was approved subject to the condition that building height
be limited to that specified by FAR Part 77 unless evidence is presented that the
structure will not pose a hazard to air navigation nor interfere with instrument
guidance systems. Evidence may be in the form of an FAA determination of no
hazard.
PAGE LU -14 • LAND USE ELEMENT
AVOW
CostaMesa General an
A number of Town Center structures have received City approval although they
encroach beyond the established horizontal surface elevation. In all cases
obstruction lighting was required, and in some cases minor adjustments to
seldom -used flight patterns were necessitated, but the safety of aircraft
operations in the airport vicinity has not been compromised.
The horizontal surface established by the FAA places restrictions on future
development proposals similar in scale to the Town Center buildings. These
developments will also be required to provide mitigation for potential hazards to
air safety.
The California Public Utilities Code provides for creation of countywide
commissions to work towards achieving compatible land uses in the vicinity of
airports. Commissions are required to formulate comprehensive land use plans,
which may include acceptable uses, height restrictions, and other building
standards, such as noise insulation. The Airport Land Use Commission for
Orange County (ALUC) has established a planning area surrounding John
Wayne Airport which sets forth standards for acceptable land uses and provides
for review of development plans for properties within its planning area.
The Airport Environs Land Use PlanA( ELUP), adopted by the Airport Land Use
Commission, specifies acceptable uses proximate to the airport. These are
defined as uses that will not subject people to adverse noise impacts, will not
concentrate people in areas with high potential for aircraft accidents, and will not
adversely affect navigable airspace or aircraft operations. Due to the small
number of off -airport accidents in the history of John Wayne Airport, the ALUC
has not found it necessary to designate an accident potential zone.
The AELUP for Heliports establishes regulations and restrictions for the siting of
heliports and helipads/helistops. The purpose of the AELUP for Heliports is to
protect the public from the adverse effects of aircraft noise by ensuring that
heliports/helipads are sited in areas of compatible land use.
A heliport is a small airport suitable only for use by helicopters, typically
containing one or more helipads. A helipad or helistop is a designated area,
including any buildings or facilities, intended to be used for the landing and
takeoff of helicopters. Helipads/helistops may or may not be located within
heliports. Refueling and overnight maintenance of helicopters are permitted on
heliports but prohibited on helipads/helistops.
The City will ensure that each applicant, seeking a Conditional Use Permit or
similar approval for the construction or operation of a heliport or helistop,
complies fully with the state permit procedure provided by law and with all
conditions of approval imposed or recommended by the Federal Aviation
Administration (FAA), by the Airport Land Use Commission for Orange County
(ALUC) and by Caltrans/Division of Aeronautics. This requirement shall be in
addition to all other City development requirements.
The City will also ensure that development proposals including the construction
or alteration of a structure more than 200 feet above ground level, reference
North American Vertical Datum 1988 (NAVD88), must fully comply with
procedures provided by Federal and State law, including with the referral
requirements of the ALUC, and filing a Notice of Landing Area Proposal (Form
7480-1). This requirement shall be in addition to all other City development
requirements.
LAND USE ELEMENT • PAGE LU -15
Costa Mesa Gene+�an
The City of Costa Mesa is opposed to any expansion of operations at John
Wayne Airport due to noise impacts to existing residential uses, as well as air
quality, traffic, and economic impacts to potentially displaced businesses.
LAND AVAILABILITY
In 2000, only a small portion of the land (213 acres) within the City and sphere of
influence was vacant and ready for development (refer to Exhibit LU -1, Vacant
Lana. The limited amount of vacant land results in an increased demand for
redevelopment of existing properties. This trend is not new in Costa Mesa, and
the extent of private redevelopment can be expected to increase.
In considering future general plan amendments, attention must be given to
potential impacts on existing development and impacts on the character of
neighborhoods. Methods to promote the orderly transition of areas to other uses
or densities should be developed. Such methods could be in the form of zoning
regulations or specific plans. Similar methods may also be applicable to promote
the retention of historic structures, rental housing, mature vegetation, and other
existing socially or environmentally significant components of a neighborhood.
REDEVELOPMENT
Many factors - physical, economic, and social - contribute to the need for
redevelopment. The most obvious indicators are the visual and economic effects
of deteriorating properties due to age and/or lack of maintenance, declining
property values, high business turnover rates, declining sales activity, or high
vacancy rates. Usually, the physical impacts can be mitigated by appropriate
repair and rehabilitation, but occasionally, when combined with other economic
constraints, complete removal of the structures and redevelopment of the site is
the most economically feasible approach.
The City adopted the Redevelopment Plan for the Downtown Redevelopment
Project (Project Area No. 1) on December 21, 1973. During the first decade of
the Redevelopment Plan, activities centered around public improvements within
Lions Park, including construction of a fire station and neighborhood community
center. Across from the park, a 75 -unit privately owned apartment complex for
low- and moderate -income senior citizens was built. Since 1980, street
improvements including realignment of 17th Street, widening of 19th Street, and
Harbor Boulevard redesign and construction, have been completed. The Pacific
Savings Plaza was completed in 1982, and the retail and office complex known
as the Costa Mesa Courtyards was constructed in 1985. Fagade improvements
for 26 store fronts were completed in 1986. In 1989, a 185,000 square foot multi-
level center (Triangle Square) was completed.
The role of the City in redevelopment may take the form, of providing incentives
or assistance for private redevelopment, providing stimuli to spark private
improvement activities, or becoming actively involved in associated public
development or redevelopment projects.
INCENTIVES
The primary incentive the City can offer to encourage private redevelopment is
flexible land use regulations such as increased density, increased lot coverage
and height or relaxed parking standards. Incentives can be used not only to
encourage redevelopment of existing properties, but also to influence the type
PAGE LU -16 • LAND USE ELEMENT