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HomeMy WebLinkAbout77-63 - Specific Plan SP-76-03, East of Fairview Road between Sunflower Avenue and San Diego FreewayRESOLUTION NO. 77-63 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING A SPECIFIC PLAN SP -76-03 FOR PROPERTY LOCATED EAST OF FAIRVIEW ROAD BETWEEN SUNFLOWER AVENUE AND THE SAN DIEGO FREEWAY. .%wo WHEREAS, there has been presented to the Costa Mesa City Council a certain Specific Plan for property located east of Fairview Road between Sunflower Avenue and the San Diego Freeway; and WHEREAS, the Costa Mesa Planning Commission has recommended the adoption of said Specific Plan by Resolution PC -77-01, adopted February 28, 1977; and WHEREAS, public hearing on the adoption of said Specific Plan has been duly held and conducted by the Costa Mesa City Council on the 4th day of April and on the 16th day of May, 1977; 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 as amended; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Costa Mesa that said Specific Plan SP -76-03 as amended, for property located east of Fairview Road between Sunflower Avenue and the San Diego Freeway, all as shown in Specific Plan SP -76-03 attached hereto and by this reference made a part hereof, be, and the same is hereby approved, ratified, and adopted. PASSED AND ADOPTED this 16th day of May, 1977. L ATTEST: City Clerk of the City of Cos Mesa ay of the City of 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. 77-63 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 16th day of May, 1977. IN WITNESS WHEREOF I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 17th day of May, 1977. Cit Clerk and �p Gk- -/ -rW-z-.t.,f ex -officio � Clerk,3Pf the City Council of the City of C a Mesa SPECIFIC PLAN SP -76-03 FAIRVIEW ROAD, SUNFLOWER AVENUE, SOUTH COAST DRIVE ADOPTED MAY 16, 1977 I INTRODUCTION Exhibit for Resolution 77-63 Specific Plan SP -76-03 has been prepared as a result of Costa Mesa Planning Commission action regarding a General Plan Amendment GP -76-3D, for approximately 78 acres of agricultural land in northern Costa Mesa. (See Figure 1.) At their October 25, 1976, meeting, the Commission recommended approval of an amendment of the land use designation of Parcels 1 and 2 (See Figure 2) from General Commercial to Medium Density Residential and from Public and Semi - Public to Low Density Residential for Parcel 4 and the approximately northern half of Parcel 5. The existing Low Density Residential designation of Parcel 3 and Public and Semi -Public designation of the southern half of Parcel 5 were retained. As part of their Resolution PC -76-23 recommending approval of the General Plan Amend- ment, the Commission directed the Planning Department to prepare a Specific Plan to guide the future development of the subject property. This plan fulfills that directive. II AUTHORITY FOR SPECIFIC PLANS Section 65450 of the Government Code enables local governments to adopt specific plans for the systematic execution of their General Plans. 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 the use of the planned development concept and increased setbacks and barriers for adequate noise attenuation from the San Diego Freeway and Fairview Road. III AREA ANALYSIS The property governed by Specific Plan SP -76-03 includes a total of 77.97 acres. For the purposes of this Specific Plan, the seven assessor parcels identified in Figure 1 have been combined into five study parcels as identified in Figure 2. A brief description of these study parcels is included in the following paragraphs. Parcel 1 is the largest of the five parcels with an area of 25.05 acres. This parcel extends approximately 630 feet east of Fairview Road between Sunflower Avenue and South Coast Drive. Currently, the property is zoned Cl. Parcel 2 is located east of Fairview Road between South Coast Drive and the San Diego Freeway. The property contains 11.32 acres. At the present time, the northern portion of the parcel is zoned Cl while the southern approximately 590 feet is zoned C2. Parcel 3 is located south of Sunflower Avenue approximately 630 feet east of Fairview Road. The 11.19 -acre parcel is currently zoned Al. Parcel 4 is located immediately south of Parcel 3 and east of Parcel 1. The 9.93 -acre parcel has a limited access at the southeast corner of the parcel from Salinas Avenue. At the present time, the parcel is zoned Al. Parcel 5 is separated from the other study parcels by the Mesa Woods Tract, located south of Sunflower Avenue and east of Smalley Road. The 20.48 -acre parcel is currently zoned Al. - 1 - Exhibit for Resolution 77-63 (continued) All of the parcels are currently cultivated for agricultural uses. The property has been designated as "prime agricultural land" in accordance with the California Land Conservation Act of 1965, Government Code Sec- tion 65570(A). IV 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) Environmental Management Element; (3) Housing Element; and (4) Circulation Element. A. GENERAL PLAN DESIGNATION The land use designation of Parcels 1 and 2 shall be Medium Density Residential. Medium Density Residental allows resi- dential development within a range of 8 to 15 units per acre and is consistent with the Rl, R2, PDR -MD (Planned Development Residential -Medium Density), CL (Commercial Limited), and I and R (Institutional and Recreational) zoning districts. The land use designation of Parcels 3, 4, and the northern half of Parcel 5 shall be Low Density Residential. Low Density Residential allows residential development within a range of 4 to 7.9 units per acre and is consistent with the Rl, PDR -LD (Planned Development Residential --Low Density), CL, and I and R zoning districts. The land use designation of the southern half of Parcel 5 shall be Public and Semi -Public. Public and Semi -Public is consistent with the I and R, CR (Commercial Recreational), and P (Parking) zoning districts. Development within this designation is limited to public, institutional, educational, or recreational uses. B. ZONING PLAN Because of the relatively large size and single ownership of Parcels 1, 2, and 3, the City should encourage the unified development of these parcels as a planned development. Ideally, Parcel 4 should be included in the project. A rezone of Parcels 1 and 2 to PDR -MD and Parcels 3 and 4 to PDR -LD will provide the necessary zoning mechanism to implement this development objec- tive. Advantages of the planned development concept relate to the greater design flexibility of the planned development ordinance when compared to traditional zoning classifications. This flexi- bility can translate into increased opportunities to buffer freeway generated noise and pollution, to vary densities and building design within the project, and to utilize land more efficiently. The review process included in the planned develop- ment zoning ordinance can ensure that the future development of these parcels is compatible with the existing residential uses and the San Diego Freeway. Application of the planned development concept is also consistent with the Implementation Program for the North Costa Mesa Sketch Plan, General Plan Amendment GP -72-02. (See Reference No. 1.) The concept also compliments the objectives of the Environmental Management Element which, when discussing the area north of the San Diego Freeway, states: - 2 - Exhibit for Resolution 77-63 (continued) "Ideally, the rich agricultural lands in the zone should be utilized wisely to the greatest extent possible, and for as long into the future as possible. Once developed, these lands offer the possibility of being wisely conserved for urban uses with scenic roads, open spaces, and parks being a strong part of the future land use picture of the area." (See Reference No. 2.) C. DENSITY TRANSFER PLAN The concept of varied or mixed densities can be applied to Parcels 1 - 4 to ensure compatibility with the low density residential areas to the east and to provide adequate buffer- ing for the freeway to the south. This can be accomplished if low density units (single-family tract or patio homes) are developed on Parcels 1, 3, and 4, and higher density units (townhouses or apartments) on Parcel 2. This concept may be developed as long as the density on Parcels 3 and 4 does not exceed 7.9 units per acre and the overall density of Parcels 1 and 2 does not exceed 15.0 units per acre. Under this concept of transferred densities, a maximum of 546 units (36.37 acres by 15.0 units per acre) can be developed on Parcels 1 and 2. These units may be distributed on either parcel if the recommended PDR -MD zoning is approved. The maximum number of units which can be developed on Parcels 3 and 4 is 167 units (21.12 acres by 7.9 units per acre). Since Parcels 3 and 4 are proposed to have a different zoning classification, PDR -LD, the units allocated to these parcels may not be transferred to Parcels 1 and 2. Although the maximum number of permitted units on all four parcels is 713, current development trends (approximately 6 units per acre for �. single-family developments and 24 units per acre for apartment developments) indicate that the actual development of the parcels may be substantially below the maximum permitted. An additional factor which may reduce the number of units is the park dedication requirement. If parkland dedication is required, the total number of units will be reduced because of the decrease in developable land. The City's ordinances do not allow for density credits for park dedications. This item is discussed in greater detail in the following section. D PARK DEDICATION Every residential development within Costa Mesa is required either to dedicate a portion of the project site for public parkland or to pay fees in lieu of dedication to purchase land for public parks. (See Reference No. 3.) The City's ordinance, adopted in 1973, established a formula based on a standard of providing 2.5 acres of parkland for every 1,000 population. Fees are determined by completing periodic appraisals of existing parks and applying the average square footage cost to the dedication requirements for single and multiple family units. At the present time, each single-family unit is required to pay $455.20 in fees or dedicate 370.26 square feet of land, and each multiple -family unit is required to pay $321.32 or dedicate 261.36 square feet of land. The decision to accept the payment of fees or the dedication of land is made by the City. Because of the current ownership patterns and the lack of land available for acquisition, the City should require the dedication of land within the boundaries of the Specific Plan. The amount of land which will be required can be estimated by applying the dedication requirements to a hypothetical develop- ment concept. This is illustrated by the following calculations: - 3 - Exhibit for Resolution 77-63 l (continued) Assumptions: 1. Parcels 1, 3, and 4 will be developed as single-family homes at a density of 6.0 units per acre. 2. Parcel 2 will be developed as apartments at a density of 24.0 units per acre. 3. Land required for parkland dedication will be provided on either Parcel 1, 3, or 4. Calculations: 1. Park Dedication for Single -Family Units $2.40 acres at 6.00 units per acre = 256 units 256 units at 370.26 square feet per unit = 2.14 acres 2. Park Dedication for Multiple -Family Units 11.32 acres at 24.00 units per acre = 272 units 272 units at 261.36 square feet per unit = 1.63 acres 3. Total Park Dedication 2.14 acres plus 1.63 acres = 3.77 acres 4. Site Develoument Summar Parcels 1, 3, and 4 46.17 acres Low Density Residential (256 units) 42.40 acres Park Dedication 3.77 acres Parcel 2 11.32 acres Apartments (272 units) 11.32 acres Total (528 units) 57.49 acres The Fairview Road -South Coast Drive General Plan Report for GP -76-3D estimated that the residential area north of the San Diego Freeway between Fairview Road and Bear Street will require approximately 17.75 acres of parkland to meet the adopted standard of park service. Once the estimated park dedication requirement for Parcels 1 - 4 is added to the existing acreage at Wakeham Park, the total park acreage in the area (approxi- mately 13.77 acres) will fall short of the standard by approximately 4 acres. In light of the recent decision regarding Specific Plan SP -76-02A, Revised, for the Kawamura property, the need to provide additional parkland within the boundaries of this Specific Plan is critical if the level of park service is to be maintained. The in -lieu fees collected from the development of the Kawamura property should be used to purchase additional property on either Parcel 1, 3, or 4. Based on current land values in the area, these fees may be used to acquire an addi- tional 2 to 3 acres. Additional land to reach the 17.75 acres standard will have to be provided on the vacant property west of Bear Street and north of South Coast Drive, or by the acquisition of additional land within the boundaries of this Specific Plan. E. DEVELOPMENT STANDARDS The environmental impact review process is an important imple- mentation tool of the Environmental Management, (See Reference 4) and Housing Elements, (See Reference 5) of the City's General Plan. This process is used to protect the broad scale public interest by ensuring 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. Proposed development standards contained in this plan were established as mitigation measures for the adverse impacts pre- sented in the Draft Environmental Impact Report for General Plan - 4 - I; Exhibit for Resolution 77-63 (continued) Amendment GP -76-3D. The most notable impact relates to the increased noise and pollution levels which can be expected to be generated by traffic volumes along the San Diego Freeway, Fair- view Road, and Sunflower Avenue. The proposed development standards are as follows: 1. The setbacks along South Coast Drive, Fairview Road, and Sunflower Avenue shall be a minimum of fifteen (15) feet. The setback along Smalley Road shall be a minimum of ten (10) feet. No residential unit shall have direct access through the required setbacks on South Coast Drive, Fair- view Road, Sunflower Avenue, and Smalley Road. 2. A solid opaque wall at least six (6) feet high shall be constructed along all required setback lines. When the required wall continues for a distance of one hundred and twenty-five (125) feet without interruption, said wall shall be meandered. 3. All setbacks shall be heavily landscaped with plant materials and land forms. 4. A detailed landscape plan for all setbacks and renderings of finished elevations of all walls, buildings, and structures constructed along the required setbacks or visible from a public right-of-way shall be approved by the Director of Planning prior to the issuance of build- ing permits. 5. All development must conform to a master plan of develop- ment approved for the property by the City Council. 6. The developer of the property shall provide evidence from a licensed acoustical engineer that interior dwelling unit noise levels shall not exceed 45 CNEL and exterior noise levels shall not exceed 65 CNEL. 7. Park requirements shall be fulfilled through the dedication of land on either Parcel 1, 3, or 4. Additional parkland should be purchased with in -lieu fees collected from the development of the Kawamura property on these same parcels. The specific location of the park will be determined at the time of submission of a preliminary development plan. 8. Additional development standards not specifically addressed above, will be governed by the provisions of the PDR -MD, PDR -LD, and R1 zoning districts. 9. The developer of the property should contact the California Department of Transportation to determine whether a land- scaped berm can be located partially on the freeway right-of- way. 10. A private mandatory homeowners association must be estab- lished for the units developed on Parcel 5. Such an association will be responsible for the maintenance of the required setbacks along Smalley Road and Sunflower Avenue. F. CIRCULATION PLAN At the present time, South Coast Drive is only partially improved between Fairview Road and Carmel Drive. At the time of develop- ment, the developer will be required to complete the improvements in conformance with the Master Plan of Highways. (See Reference 6 attached.) The Master Plan calls for South Coast Drive to be improved as a secondary highway with 84 feet of right-of-way. South Coast Drive is also designated Route 6 on the Master Plan of Bikeways. (See Reference 7.) Sunflower Avenue, east of Fairview Road, is also partially improved along the northern boundaries of Parcels 1, 3, and 5. - 5 - Exhibit for Resolution 77-63 1 (continued) At these locations, Sunflower Avenue is designated as a Secondary Highway (94 feet of right-of-way) on the Master Plan of Highways. The improvement of Sunflower Avenue will be required at the time of development. REFERENCES 1. North Costa Mesa Plan, Implementation Program 9a, Page 10. 2. Environmental Management_ Systems; Open Space, Scenic Highways and Conservation Elements, Page 45. 3. Title 13, Article 5, Costa Mesa Municipal Code. 4. Environmental Management System, Goal 1, Page 19. 5. Housing Element, Program 1, Page 25. 6. Master Plan of Highways, Revised .lune 3, 1975. 7. Master Plan of Bikeways, Page 10. PLANNING COMMISSION AMENDMENTS BY RESOLUTION PC -77-01, FEBRUARY 28, 1977 1. Add the following sentence to Item 7, Page 6: "It is the City's preference that the park site be integrated into the residential community by providing streets adjacent to all sides of the park, and that no property line of a single-family residence directly abut the public park." 2. Replace Item 5, Page 7, with the following: "A Master Plan of Development shall be prepared by the present property owner for Parcels 1, 2, and 3. This Master Plan shall be the basis for consideration for a Preliminary Development Plan for any of these parcels, or portions thereof, submitted pursuant to the require- ments of the Planned Development Residental Zone." 3. Add Section G, Page 7: "G. PLANNED DEVELOPMENT RESIDENTAL ZONING The zoning proposed for Parcels 1 - 4 is PDR -MD (1 and 2) and PDR -LD (3 and 4). These zones permit base densities of 8 and 4 units per acre, respectively. Density bonuses are possible if the criteria in the Planned Development Residential Zone are met. Although the Environmental Impact Report, General Plan Study, and this Specific Plan discuss maximum densities of 15 (PDA -MD) and 7.9 (PDR -LD) units per acre, the attainment of these densities is only possible if the density bonus criteria are satisfied. Parcels 1 and 2 are proposed for PDR -MD zoning and a density transfer plan due to the existing development pattern, character of the area, and environmental problems outlined in the Environmental Impact Report. The PDR -MD development standards will be applied to Parcels 1 and 2." CITY COUNCIL AMENDMENTS - MEETING OF MAY 16, 1977 1. Add the following sentence to the end of Paragraph 2, Page 7: "Because of a previous agreement, the City will construct the necessary improvements on Sunflower Avenue adjacent to Parcels 1 and 3, in exchange for the property owner's dedication of the required right-of-way." 2. Development Standard No. 10 on Page 6 is amended as follows: "A private mandatory homeowners association or assessment district, under the Landscaping and Lighting Act of 1972, must be established Exhibit for Resolution 77-63 (continued) for the units developed on Parcel 5. Such an association or assessment district will be responsible for the maintenance of the required setbacks along Smalley Road and Sunflower Avenue." 3. Add the following sentence to Paragraph 2 on Page 7: "However, the developer of Parcel 5 will be permitted to develop this property with a 40 -foot right-of-way (80 feet total), as has been established by previous development adjacent to this property." 4. Development Standard No. 7 is amended to read as follows: "Park requirements shall be fulfilled through the dedication of land on either Parcel 1, 3, or 4. Additional parkland should be pur- chased with in -lieu fees collected from the development of the Kawamura property on these same parcels. 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