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Home My WebLink About18-80 - Approving General Plan Amendment 18-04, revising the Residential Incentive OverlayRESOLUTION NO. 18-80 A RESOLUTION OF THE CITY COUNCIL OF CITY OF COSTA MESA APPROVING GENERAL PLAN AMENDMENT 18-04 TO REVISE THE RESIDENTIAL INCENTIVE OVERLAY LAND USE OPTION OF THE 2015-2035 GENERAL PLAN THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, the City of Costa Mesa's 2015-2035 General Plan was adopted on June 21, 2016; WHEREAS, the Land Use Element includes a land use option "Residential Incentive Overlays" over certain parcels along Harbor Boulevard and Newport Boulevard adopted in 2016; WHEREAS, the Residential Incentive Overlays allow for the development of residential uses on certain sites at a density of 40 dwelling units per acre in order to incentivize redevelopment of certain properties along the Harbor Boulevard and Newport Boulevard corridors; WHEREAS, on February 6, 2018, the City Council directed staff to initiate a process to remove and repeal the Residential Incentive Overlay from the General Plan and the Zoning Code; WHEREAS, on August 27, 2018, the Planning Commission held a public hearing and recommended removal of the overlays with a 3-0 vote (Commissioner Harlan abstained and Chair Andranian absent) and requested that the City Council consider directing staff to initiate the planning process for updating the Newport Boulevard Specific Plan and preparing a new specific plan for South Harbor Boulevard; WHEREAS, on October 16, 2018, the City Council voted to significantly reduce the area of the Residential Incentive Overlay to only four areas. The Council also lowered the maximum allowable density to 30 du/acre, reduced the maximum allowable height to three stories and directed staff to prepare a General Plan Amendment and Zoning Code Amendment; WHEREAS, On June 21, 2016, the City Council certified a Final Program Environmental Impact Report (PEIR, State Clearinghouse #2015111053), adopted findings pursuant to CEQA, adopted a Statement of Overriding Considerations for air quality and greenhouse gas emissions impacts (both direct and cumulative), and Resolution No. 18-80 Page 1 of 14 adopted a Mitigation Monitoring and Reporting Program for the adoption of the 2015 - 2035 City of Costa Mesa General Plan. The proposed General Plan Amendment will result in significant reduction in the areas of an optional residential incentive overlay program from the General Plan. Allowable land uses for removed areas will revert to only include those uses allowed by the underlying Commercial Residential and General Commercial land use designations. The impacts of potential development under both the residential incentive overlays and the underlying General Plan land use designations were previously analyzed and considered as part of the General Plan and the certified PEIR, approved in 2015. Therefore, the subject General Plan Amendment was adequately described for the purposes of CEQA and is within the scope of the previously -approved PEIR (CEQA Guidelines Section 15168). Because the subject General Plan Amendment reduces the development potential associated with the overlay, no new impacts would result; therefore, no further environmental review is required (CEQA Guidelines Section 15162); WHEREAS, General Plan Amendment 18-03 includes the following revisions to the Land Use Element, and as depicted in Exhibit A attached hereto: (a) Update the Citywide Land Use Plan to reduce the Overlay Nodes to four areas (b) Table LU -6 — Modify the Residential Incentive Overlay and related density (Page LU -27) from 40 du/acre to 30 du/acre. (c) Revise the narrative on Page LU -30 to refer to the latest project approval for 2277 Harbor Blvd. (d) Figure LU -9 — Revise the Residential Incentive Overlay Nodes to four nodes (Page LU -58) (e) Table LU -15 — Revise allowable density to maximum 30 du/acre density (Page LU- 59) (f) Table LU -16 — Revise allowable maximum density from 40 to 30 du/acre (Page LU -60) (g) Figures LU -10 and LU -11 — Revise exhibits to show four nodes; three on Harbor Blvd. and one on Newport Blvd. (Pages LU -61 and LU -62) (h) Table LU -19 — Remove references to the Residential Incentive Overlay from the Medium Density and High Density land use categories; WHEREAS, Code Amendment 18-04 will revise the development standards of the Residential Incentive Overlay District included in Title 13, Chapter V, Article 12 of the Costa Mesa Municipal Code to reduce the maximum allowable density to 30 du/acre and reduce the maximum building height to three stories; Resolution No. 18-80 Page 2 of 14 WHEREAS, a duly noticed public hearing was held by the City Council on October 16, 2018 and November 13, 2018 with all persons having the opportunity to speak for and against the proposal; NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby adopt General Plan Amendment 18-03 including the revisions as noted above and shown in Exhibit A. PASSED AND ADOPTED this 13th day of November, 2018. Sandra L. Genis, Mayor ATTEST: 11'& aUJA 4"A-A- Brenda Green, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) I, BRENDA GREEN, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 18-80 and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 13th day of November, 2018, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: Righeimer, Stephens, Mansoor, Genis NOES: COUNCIL MEMBERS: Foley ABSENT: COUNCIL MEMBERS: None IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 14th day of November, 2018. Brenda Green, City Clerk Resolution No. 18-80 Page 3 of 14 EXHIBIT A OF RESOLUTION Land Use Element Figures and Text Resolution No. 18-80 Page 4 of 14 DRAFT (Excerpt Pages) General Plan Amendment GP -18-03 November 13, 2018 Looking southeast over Costa Mesa's Westside District. Chapter 2 Land Use Element Introduction The Land Use Element is the keystone element of the Costa Mesa General Plan. This Element unifies the other elements by providing an overall policy context for future physical change. Goals and policies define the community's desired balance among social, environmental, and economic considerations, while maintaining those characteristics of the community that reinforce quality neighborhoods and viable business districts. As Costa Mesa implements this General Plan, the City aspires to keep Costa Mesa an eclectic community with welcoming public spaces; attractive, walkable residential neighborhoods; exceptional parks and community services; and, a diverse economy that meets the needs of local residents while also attracting investment from regional and international markets. Costa Mesa General Plan I LU -1 I..� � ��) tL• ;,ate ��:�'�'r.� �,1;111.1�!. .-.,.s■ e�r� �:; �■ �� I MIN OEM • . f rte, t �:!' it .rr.. .: IL .�-�. i {rr i It•E ' � it "._tom __� •. �l� `•� � i - �.,.1"Ty, is � � 1 ... � r f� � ,, i.a l �i Fill., �--� -- r _ �' • � �,, � 1, ' 1 eVis. #4, X, J - �i �%:�Ij//1111111111111111II Via. � ' 111111 IYOli'IIIIII ---- General Plan Land Uses Land Use Overlays Low Density Residential (8 dulac) Muir -Use Center (6 to 40 dufac) Residential Incentive Oveday(30 dulac) 11 Medium Density Residential (12 dWac) Urban Center Commercial[; ,jam-,.',•„' Harbor Mixed-Uw Overlay (20 du/ac 125 FAR) High Density Residential (20 dufac) Cultural Ans Center SoBECA Mixed -Use Overlay (40 dura.-)' Commercial-Residentia, (17 4 dulac) llll� Light Industrial • Not to exceed 450 units Neighborhood Commer.�al Industrial park Urban Plans and Specific Plan General Commercial Golf Course W0,M' 19 West Urban Plan - Commercial Center Fa-agounds '�1 Mesa West Bluffs Urban Plan Regional Commercial Publ-cAnsututonal �Mesa West Residential North Costa Mesa Specific P an 0 1,000 2,000 4 OLIO 6.000 Feet 8,000 (1) Sait Home Ranch (2) Sakilikagka Site (Lot 2) souca City of costa Mesa. 2016 Boundaries -- City Boundary ----•••-"-• Sphere of Influence REVISED NOVEMBER 13, 2018 LU -25 Table LU -6: Land Use Density and Intensity Summary Residential Low -Density Residential - 8 du/ac 26 p/ac 0.20 to 0.40 FAR -. Medium -Density Residential - 12 du/ac 38 p/ac 0.15 to 0.75 FAR -- High-Density Residential - 20 du/ac 50 p/ac 0.20 to 0.75 FAR - Non -Residential or Multi -Use Commercial -Residential -- 12 to 17.4 du/ac 40 p/ac 0.20 to 0.40 FAR 27 a/ac Neighborhood Commercial -• - 50 p/ac 0.15 to 0.75 FAR 27 e/ac General Commercial - 50 p/ac 0.20 to 0.75 FAR 27 e/ac Commercial Center 34 - -- 50 p/ac 0.25 to 0.75 FAR 27 a/ac Urban Center Commercial' 660 20 du/ac 80 du/ac 50 to 210 P/ac 0.48 to 0.79 FAR 27 e/ac Cultural Arts Center' 535 25 p/ac 1.77 FAR 275 a/ac Regional Commercial56 50 p/ac 0.652 to 0.89 FAR 53 p/ac Industrial Park 50 p/ac 0.20 to 0.75 FAR 58 a/ac Light Industrial 50 p/ac 0.15 to 0.75 FAR 58 a/ac Public and Institutional 0.25 FAR 44 a/ac Golf Course 0.01 FAR •- Fairgrounds - 0.10 FAR 14 a/ac Multi -Use Center' 582 6 du/ ac 40 du/ac 110 p/ac 0.25 FAR 4 to 15 a/ac Overlays and Urban Plans Residential Incentive Overlay' 48 4� 30 duLacre 82_ ac X18 - p{ac IV A. 0.249 to 8.-x-5 1�" N/A.2-7-efaE SoBECA Mixed -Use Overlay 450 40 du/ac 110 p/ac 1.00/1.25 FAR 27 to 44 a/ac Harbor Mixed -Use Overlay` 20 du/ac 55 p/ac 1.00/1.25 FAR 27 to 44 a/ac Westside Urban Plans` - 20 du/ac 55 p/ac 1.00/1.25 FAR 27 to 44 a/ac Notes: 1. Increase in FAR from 1.00 to 1.25 may be allowed for mixed-use plans exhibiting design excellence. 2. Refer to the North Costa Mesa Specific Plan for detailed density/intensity and trip budgets for specific sites. 3. The Nome Ranch site has a site-specific FAR of 0-64 for office development; residential development is not permitted due to the site-specific FAR. 4. For the LA Times site, 0.54 FAR applies to commercial development and 0-64 applies to office development. 5. Residential development is not permitted due to the site-specific FARs. 6. South Coast Plaza, west of Bear Street has a 0.89 FAR and east of Bear Street has a 0.652 FAR. 7. Of the 582 units, 332 would be designated at 40 du/ac that may be allowed at the Shannon Mountain's site within the Fairview Develooment Center, Costa Mesa General Plan I LU -27 Land Use Element and mix of dwelling units and hotel rooms, are contained in the North Costa Mesa Specific Plan. In 2014, a site-specific density of 58 units/acre and site-specific building height of five and six stories were established for a 4.17 -acre site at 125 East Baker Street. The project featured a five -story, 240 -unit apartment building and six - story parking structure. In 2015, a 224 -unit apartment building on a 4.15 -acre property at 2277 Harbor Boulevard was approved. The approved project involved: (1) Change of the land use designation from General Commercial to High Density Residential; (2) site-specific base density of 40 du/acre with a development incentive for an additional 58 dwelling units, for an overall site-specific density of 54 du/acre; (3) site-specific building height for a five -level parking structure. TheAensity inEEfltive was just4i£d-iV-]feviskw@f 20 Fdab;e NRR5 fOF FA8d Fate - iAeefaae heusehelds, a eempiete-defaa444s-e€the Ce5ta-Mesa M04OF 'OR, as FeVitAlklAtiAR e€e ;+Wgi aa1 p epeoy. Rezone R-14-04 from C1 (Local Business District) to PDR -HD (Planned Development Residential — High Density) was also approved. Based on a Settlement Agreement executed on -June 21, 2018, the prolect was modified to maximum 200 units including nine very low- income units subject to a fifty-five year restrictive covenant. In order to encourage the development of additional residential ownership opportunities in the Westside, the City Council designated an overlay area by adoption of the Mesa West Residential Ownership urban plan. For existing developments that exceed 20 dwelling units per acre, the Mesa West Residential Ownership urban plan may allow redevelopment of residential projects to existing densities, provided that certain development standards are met for encouraging ownership housing. In the High -Density Residential designation, existing non -conforming developments that are voluntarily destroyed may be rebuilt to the original density subject to other standards of the zoning code and the following: The allowable density or number of units to be redeveloped would be limited to the General Plan density plus a 50 percent density incentive bonus or the existing number of units, whichever is less. LU -30 1 Costa Mesa General Plan Land Use Overlays Urban Plans and Specific Plan Source. City of Costa Mesa, 2016 Feet r _ ^ Residential Incentive Overlay (30 du/ac)- .: t 19 West Urban Plan 0 1,00(2,000 4,000 6,000 8,000 :... --- Harbor Mixed -Use Overlay (20 du/ac; 1.25 FAR) ; „., : Mesa West Bluffs Urban Plan SoBECA Mixed -Use Overlay (40 du/ac)" ............. Mesa West Residential Not to exceed 450 units Revised Nov. 13, 2018 Figure LU -9: Overlays and Urban Plans LU -58 { Costa Mesa General Plan Land Use Element Housing types shall be identified in the applicable urban plan and may include live/work units and commercial/residential units, where the residential uses are located above or adjacent to the nonresidential component. Nonresidential uses may include office, retail, business services, personal service, public spaces and uses, and other community amenities. In conjunction with areas that are designated with the mixed-use zoning overlay district, the maximum FAR is 1.0. An increase to 1.25 FAR may be allowed for mixed-use plans exhibiting design excellence. In a mixed-use overlay district area, the FAR includes both residential and non-residential components. Table LU -15: Overlay and Urban Plan Residential Density, lists the appropriate land uses and the necessary base zoning district where mixed- use development is permitted. Table LU -15: Overlay and Urban Plan Residential Density Commercial -Residential 49 W 30 du acre — — Neighborhood Commercial — General Commercial 49 A/A 30 du acre 20 DU/A 40 D/A' 1.00/i 1.25 FAR Light Industry -- 40 D/At Commercial Center -- - — Notes: 1. The SoBECA Overlay has a maxinntin capacity of 4.50 residential wets over the entire distm t, with individual projects having a maximum density of 40 dwelling units per acre. 2. Under the Westside Urban Plan.r, a maxinuun FAR of 1.0 is allowed for nixed -used projects that include a residential component. An increase to 1.2.5 FAR rnny he allowed for mixed-use plans exhibiting design excellence. FAR calculations are based on the total site area (subarea) of the commercial component and does include the residential site area. 3, The 80 dwelling units per acre only applies to the Sakioka Site 1, with a residential unit cap of 660 Refer to the North Costa Mesa Specific Plan for additional information 4. See Multi -Use Center discussion for density and FAR standards for the Fairview Developmental Center site Costa Mesa General Plan I LU -59 Land Use Element Residential Incentive Overlay The Residential Incentive Overlay allows the maximum 30 du/acre unit residential density oration GFeates ep wtuni iesfeF Fes+dep+al develepmer, at strategic locations along Harbor Boulevard and Newport Boulevard. his d""tiGAaNews A'*'¢� Side#ial uses -R areas-wheFe SUbdiViSiOAS WSUld be appwpFiatte as well. The Residential Incentive Overlay a6e-expands development opportunities on commercial properties not developed to their full potential or supporting outdated buildings and underperforming uses. Maximum building height is fearthree stories, provided privacy concerns of adjacent established residential neighborhoods are adequately addressed through the setback of upper stories or other design approaches. Housing within the Residential Incentive Overlay is limited to a maximum density of 4030 units per acre. See Table LU -16: Residential Incentive Overlay and Figures LU -10 and LU -11. Table LU -16: Residential Incentive Overlay Density (DU/AC) N/A 4030 Harbor Boulevard 84 420 361 Units Newport Boulevard 237 4,,}A §44 Total Units 321 4,, A 425 Floor -Area Ratio (FAR) Building Harbor Boulevard 162,500 8-1,2SA_149,976 Square Newport Boulevard 582,200 29' ,*:3,208 Feet Total Building Square Feet 744,700 South Bristol Entertainment& Cultural Arts (SoBECA) Overlay and Urban Plan The SoBECA Overlay applies to properties within the SoBECA Urban Plan area. Allowed uses include a mix of housing and retail/service commercial businesses, light industrial uses, creative studios, retail campuses, and LU -60 I Costa Mesa General Plan Aerial General Plan: Overlay Land Use Designations Low Density Residential (B du/ac) Medium Density Residential (12 du/ac) High Density Residential (20 du/ac) Neighborhood Commercial General Commercial Light Industrial Golf Course Public/Institutional Baseline (2015) Total Area.............................9.45 acres Residential Units..................0 Commercial Square Feet..... 149,976 Land Use Plan Density.................................30 du/ac Residential Units..................361 Max Commercial Square Feet..... 149,976 Max ♦ Per settlement agreement executed on June 21, 2018, the project at 2277 Harbor Blvd. (APN. 422-163-31) shall not exceed 200 units including nine (9) very low-income units subject to afifty-five (55) -year restrictive covenant. Figure LU -11: Residential Incentive Overlay: Harbor Boulevard Revised November 13, 2018 Costa Mesa General Plan [ LU -61 Aerial General Plan: Overlay Land Use Designations Low Density Residential (8 du/ac) Medium Density Residential (12 du/ac) High Density Residential (20 du/ac) Commercial -Residential (17 4 du/ac) Neighborhood Commercial General Commercial Light Industrial Golf Course Fairgounds Public/institutional Baseline (2015) Total Area.............................9.45 arces Residential Units..................0 Commercial Square Feet..... 43,208 Land Use Plan Density.................................30 du/acre Residential Units..................64 Max Commercial Square Feet.....43,208 Max Figure LU -11: Residential Incentive Overlay: Newport Boulevard LU -62 I Costa Mesa General Plan Revised November 13, 2018 Land Use Element Table LU -19: General Plan and Zoning Consistency Land Use Plan Designations Low Density Consistent Zoning Classification R1, PDR -LD, I&R, I&R-S Medium Density R1, R2 -MD, PDR -MD, I&R, I&R-S, MU,FN High Density R2 -MD, R2 -HD, R3, PDR -HD, PDR -NCM, I&R, I&R-S, MU, RI Commercial -Residential AP, CL, C1, PDC, R2 -MD, R2 -HD, PDR -MD, PDR -HD, RI Neighborhood Commercial CL, Cl, AP General Commercial CL, C1, C2, C1 -S, PDC, AP, RI, MU Commercial Center C1, C2, C1 -S, PDC, AP Regional Commercial PDC Urban Center Commercial PDC Cultural Arts Center TC Multi -Use Center I&R-MLT Industrial Park MG, PDI, CL Light Industrial MP, PDI, CL Public and Institutional I&R, I&R-S Golf Course I&R Fairgrounds I&R Fairview R2 -MD, R2 -HD, R3, I&R Off Street Parking (P) zoning drrs.tit/ication is consistent with arty land use plan designation, with the exception of Low Density. LU -70 I Costa Mesa General Plan