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HomeMy WebLinkAbout76-57 - Adopting Specific Plan - Victoria Street West of Newport BoulevardRESOLUTION NO. 76-57 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING A SPECIFIC PLAN FOR PROPERTY LOCATED ON A PORTION OF VICTORIA STREET WESTERLY OF NEWPORT BOULEVARD. WHEREAS, there has been presented to the City Council of the City of Costa Mesa a certain Specific Plan for property located on a portion of Victoria Street westerly of Newport Boulevard, all as shown on a document entitled, "Victoria Street Specific Plan, SP -76-1, March, 1976," attached hereto and by this reference made a part hereof; and WHEREAS, the Planning Commission of the City of Costa Mesa has recommended the adoption of said Specific Plan; and WHEREAS, public hearing on the adoption of said Specific Plan has been duly held and conducted by the City Council of the City of Costa Mesa on this 19th day of April, 1976; and WHEREAS, this City Council, after hearing all the evidence, deems it to be in the best interest of the City that said Specific Plan be approved, ratified, and adopted; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Costa Mesa that said Specific Plan for Victoria Street westerly of Newport Boulevard, all as shown on the aforementioned document, attached hereto and by this reference made a part hereof, be, and the same is hereby approved, ratified, and adopted. PASSED AND ADOPTED this 19th day of April, 1976. F ATTEST: City Clerk of the City of C r a Mesa ayor of the of C sta Mesa STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF COSTA MESA ) I, EILEEN P. PHINNEY, 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. 76-57 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 19th day of April, 1976. IN WITNESS WHEREOF I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 20th day of April, 1976. v Cit Clerk and ex -officio Clerr"f the City Council of the City of C s a Mesa Attachment for Resolution No. 76-57 VICTORIA STREET SPECIFIC PLAN SP -76-01 MARCH, 1976 INTRODUCTION Specific Plan 761 was initiated by the City of Costa Mesa Planning Commission in response to a request for a General Plan Amendment (GP -76- 1C) for the property located on the north side of Victoria Street between 260 and 348 Victoria Street. Although the requested change from General Commercial to High Density Residential encompassed this entire area, the amendment which was approved by the Planning Commission only included the parcels from 302 to 348 Victoria Street. This Specific Plan will be limited to those parcels. Section 65450 of the Government Code enables local governments to adopt Specific Plans for the systematic execution of their General Plan. This Specific Plan will be used to implement various goals and objectives contained in the Land Use, Housing, Circulation, and Environmental Management Elements of the City's General Plan within the study area. This will be accomplished through the use of a master zoning plan to encourage lot consolidations, increased setbacks, and barriers for adequate noise attenuation and requirements for land dedication to widen Victoria Street to its ultimate width. II AREA ANALYSIS The study area contains 4.2 acres and is located on the north side of Victoria Street, west of Newport Boulevard. The predominant land use of the subject property is single-family residences, older homes on large lots. Also located within this area is the Beverly Manor Convalescent Hospital. The subject property is generally surrounded by multiple family and commercial uses. Costa Mesa Memorial Hospital, a medical office build- ing and a Grange Hall are located to the south across Victoria Street. Land to the north and west are zoned, general planned, and predominantly developed with multiple family units. Property located to the east of the study area is zoned AP (Administrative and Professional) and the parcel immediately to the east is developed with a dentist office. III PLAN ELEMENTS The following sections describe the various elements of the Specific Plan. These elements take the form of policies, programs, and standards which can be used to implement the goals and objectives of the City's General Plan. Those elements of the General Plan which are most clearly related to this Specific Plan are: (1) Land Use Element; (2) Environ- mental Management Element; (3) Housing Element; and (4) Circulation Element. A. GENERAL PLAN DESIGNATION The land use designation of the subject property was recently amended from General Commercial to High Density Residential (GP -76-1C). The High Density Residential designation is consistent with the R2, R3, and R4 zoning districts and allows 15 to 30 units per acre. B. ZONING PLAN The Housing Element of the General Plan encourages the City to develop methods of grouping parcels in order to make possible improved living environments.* The objective of this policy is to eliminate poor development which has resulted from obsolete subdivision patterns (such as narrow, deep lots). Costa Mesa Housing Element - Program 3, Page 23 Attachment for Resolution No. 76 -57 --continued _ The most notable impact relates to the increased noise levels which can be expected to be generated by the projected traffic volumes along this portion of Victoria Street. The proposed development standards are as follows: 1. Twenty (20) foot landscaped setback from front property line. 2. Construction of at least a six (6) foot high, solid, opaque wall at the rear of the front setback. 3. Sixty (60) foot setback from front property line for all residential units. 4. Prohibit any windows which front on Victoria Street within one hundred (100) feet of the front property line, or the developer shall provide evidence from a licensed acoustical engineer that interior noise levels shall not exceed 45 CNEL. * City of Costa Mesa Environmental Management Element - Goal 1, Page 19. ** City of Costa Mesa Housing Element - Program 1, Page 25. As a means of furthering this objective, this Specific Plan offers density bonus incentives to encourage lot combination. R2 zoning will be applied to all parcels located within the study area. A mechanism will be established to offer R3 and R4 zoning to applicants who combine parcels for development purposes. Zoning will be established based on the number of square feet contained within a developable parcel. The standard size parcel located within the study area is 62.5 feet by 292.5 feet, or 18,281.5 square feet. This is established as the maximum size parcel for an R2 development. Any combination of parcels that exceeds this, but is less than 40,000 square feet, will be recommended for R3 zoning. Generally, this will apply to a combination of two (2) standard size parcels (36,563 square foot parcel). Any combination of parcels resulting in a developable site in excess of 40,000 square feet will be recommended for R4 zoning. In general, this will apply to the combination of three or more parcels. To qualify for density increases, an applicant shall comply with proce- dures outlined in Section E of this Specific Plan. An applicant must legally combine parcels included in the project plan so as to create one parcel prior to issuance of building permits. All new zoning shall carry the CP designation in accordance with Section 13-370 of the Municipal Code. The proposed zoning is illustrated by the "Zoning Plan" map, which is a part of this attachment. Adoption of this plan will encourage assembly of parcels resulting in greater design flexibility and, ultimately, in a more desirable residential environment. Lot combination will also result in fewer access points to Victoria Street, in- creasing traffic efficiency. C. DEVELOPMENT STANDARDS The environmental impact review process is an important imple- mentation tool of the Environmental Management* and Housing** Elements of the City's General Plan. This process is used to protect the broad scale public interest by insuring that major developments will not be detrimental to the environment or community and by providing the residents of Costa Mesa with a higher quality living environment. The proposed development standards contained in this plan were established as mitiga- tion measures for the adverse impacts presented in the Draft Environmental Impact Report for General Plan Amendment (GP -76- 1C). The most notable impact relates to the increased noise levels which can be expected to be generated by the projected traffic volumes along this portion of Victoria Street. The proposed development standards are as follows: 1. Twenty (20) foot landscaped setback from front property line. 2. Construction of at least a six (6) foot high, solid, opaque wall at the rear of the front setback. 3. Sixty (60) foot setback from front property line for all residential units. 4. Prohibit any windows which front on Victoria Street within one hundred (100) feet of the front property line, or the developer shall provide evidence from a licensed acoustical engineer that interior noise levels shall not exceed 45 CNEL. * City of Costa Mesa Environmental Management Element - Goal 1, Page 19. ** City of Costa Mesa Housing Element - Program 1, Page 25. Attachment for Resolution No. 76 -57 --continued 5. Require thirty-five (35) percent open space (area not covered by buildings or paving). 6. Detailed landscape plans for the required twenty (20) foot setback and buffer wall shall be submitted to the Planning Department and Leisure Services Department for review and approval to insure comparability and con- sistency within the plan area. The designated street tree, evergreen pear (Pyrus Kawakami), shall be used within the parkway and, when possible, included in the landscaping theme of each development. 7. Requirements for side and rear yard setbacks, densities, parking, height, and permitted uses shall be governed by the provisions of the zoning classification of the subject parcel(s) or by the requirements of the zone which will be applied if lot combinations are accomplished. The implementation of the development standards related to noise attenuation and the standards relating to open space and landscaping will provide high quality residential developments. D. STREET DEDICATION The existing right-of-way for Victoria Street is 80 feet. However, the current Master Plan of Highways, adopted in July of 1975, calls for an ultimate right-of-way of 84 feet. These extra four (4) feet are required to provide bike lanes* along both sides of the street. This situation will require the dedication of all property 42 feet from centerline at the time any of the subject property is developed. This will require a dedication of an extra two (2) feet for parcels in the study area. E. SPECIFIC PLAN IMPLEMENTATION The following procedures shall be established to implement this Specific Plan: 1. The developer of a project shall file an application for a Zone Exception Permit to comply with CP requirements. 2. Staff shall review the proposed project plan to determine compliance with the standards in the Specific Plan in addition to zoning and CP requirements. 3. The proposed project plan shall be presented to the Planning Commission for a recommendation prior to City Council review. 4. The City Council shall approve, approve with conditions, or deny each application. 5. If a proposed project plan includes sufficient acreage to qualify for a density bonus as outlined in Section B of this Specific Plan, the staff shall include a condition of approval as follows: a. Applicant shall legally combine the parcels included in the proposed project plan so as to create one parcel prior to the granting of building occupancy or within 90 days of approval of the Zone Exception Permit, whichever is sooner. 6. Subsequent to approval of the Zone Exception Permit and upon notification that the applicant has legally combined parcels, the City shall initiate a Rezone Petition to change the land use district designation to the appro- priate zone. * City of Costa Mesa Master Plan of Bikeways - Route No. 18, Page 10. Attachment for Resolution No. 76 -57 --continued 7. N O Z Z O r D Z Building Permits may Permit approval and lot combinations. be granted after Zone Exception prior to the finalization of required 7- -QT U J s ,s'abz N y, N O �w N U, ,5'zbz ,5'ZbZ �p ON zb7 N A Sp iW N 1 S'zbZ N UT w N n N W s 'Zbz Attachment for Resolution No. 76 -57 --continued U) *13 1 I a U)