HomeMy WebLinkAbout76-133 - Adopting Specific Plan SP-76-02A, RevisedRESOLUTION NO. 76-133
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA, CALIFORNIA, ADOPTING SPECIFIC PLAN
SP -76-02A, REVISED, FOR PROPERTY LOCATED NORTH
OF THE SAN DIEGO FREEWAY, WEST OF BEAR STREET,
AND EAST OF SAN LEANDRO ROAD.
WHEREAS, there has been presented to the City Council of the City
of Costa Mesa Specific Plan SP -76-02A, Revised; and
WHEREAS, the Planning Commission of the City of Costa Mesa has
recommended the adoption of said Specific Plan by Resolution PC -76-27,
adopted October 25, 1976; 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 Ist day --of November, 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 as amended by said City Council;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Costa Mesa that said Specific Plan SP -76-02A, Revised, for property
located north of the San Diego Freeway, west of Bear Street, and east of
San Leandro Road, be, and the same is hereby approved and adopted with
the following amendments thereto:
Page 7 For the purposes of this Specific Plan, the maximum
number of dwelling units shall be calculated by multi-
plying the developable acreage of Parcel A times 7.9
units per acre and Parcel B times 15 units per acre. The
developable acreage of Parcel B shall include the 4.2 -
acre land dedication for the completion of South Coast
Drive. This recommendation shall not be construed as
setting a precedent for including land to be dedicated in
the determination of total permitted dwelling units.
This recommendation is made to reinforce the original
Planning Commission recommendation allowing a density
transfer from Parcel A to Parcel B.
Page 8 7. Land required for park dedication purposes
shall be satisfied by in -lieu fees.
PASSED AND ADOPTED this 1st day of November, 1976.
Mayor of th tA
ty f Casta Tesa
ATTEST:
City Clerk of the City of Costr sa
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. 76-133 was duly and regularly passed and
adopted by the said City Council at a regular meeting thereof, held on
the 1st day of November, 1976. �.
IN WITNESS WHEREOF I have hereunto set my hand and affixed the Seal
of the City of Costa Mesa this 2nd day of November, 1976.
City Clerk and ex-6fficio Clerk of7e
City Council of the pity of Costa sa
SPECIFIC PLAN
SP -76-02A
REVISED
BEAR STREET - SOUTH COAST DRIVE
October, 1976
EXHIBIT for Resolution 76-133
I. INTRODUCTION
Specific Plan 76-02 has been prepared by the Planning Staff as a result
of Costa Mesa Planning Commission action regarding a General Plan
Amendment (GP -76-2A) for the approximately 38 acre property located
north of the San Diego Freeway, west of Bear Street and south of South
Coast Drive (See Figure 1). The applicant requested a change in the
land use designation of the subject property from Public and Semi -Public
to seven (7) acres of Neighborhood Commercial (at the southwest corner
of South Coast Drive and Bear Street) and 31 acres of High Density
Residential. This request was considered by the Planning Commission
during a public hearing at the June 28, 1976 meeting. At that meeting
the Commission recommended denial of the requested amendment, adopted a
resolution (Res -76-11) recommending approval of a General Plan Amendment
to Medium Density Residential for the entire parcel, and directed the
Planning Staff to either prepare a Specific Plan or consider use of the
planned unit development zone.
Subsequent to this action, the applicant revised the requested amendment
to include an additional 8 acres located south of Wakeham Park and north
of the proposed alignment of South Coast Drive (Figure 1.). At the
August 23, 1976 meeting, the Planning Commission recommended approval of
a General. Plan Amendment (GP -76-2A Revised) from Public and Semi-Publfc
:to Medium Density Residential. However, on September 20, 1976, the City
Council approved a General Plan Amendment to Medium Density Residential
on the 38 acre parcel and Low Density Residential on the 8 acre parcel.
This action has necessitated a revision to the original Specific Plan
which was prepared in July, 1976.
The property governed by this Specific Plan includes two parcels with a
total land area of 50.23 acres (Figure 2A). Approximately 4.2 acres
will be required to complete South Coast Drive, leaving two building
sites of approximately 8 and 38 acres (Figure 2B). For purposes of this
report, the northern 8 acres will be designated as Parcel A and the
southern 38 acres will be designated Parcel B.
II. AUTHORITY FOR SPECIFIC PLANS
Section 65450 of the Government Code enables local governments to adopt
Specific Plans for the systematic execution of their.Gen.eral Plan. This
Specific Plan will be used to implement various goals and objectives
contained in the Land Use, Housing, Circulation and Environmental Manage—
ment Elements of the City's General Plan within the study area. This
will be accomplished through the use of a master zoning plan to en-
courage the use of the planned development concept of developing mixed
densities and increased setbacks and barriers for adequate noise atten-
uation from the San Diego Freeway and Bear Street.
III. AREA ANALYSIS
Subject property is currently cultivated for agricultu:�,.1 uses. The
property has been designated as "Prime Agricultural Land" in accordance
with the California Land Conservation Act of 1965: Government Code
Section 65570(A).
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The property is bounded on the south by the San Diego Freeway and the
Fairview Road off -ramp. Land to the east, across Bear Street, is occupied
by South Coast Plaza. To the north and west are two tracts of single
family homes, Wakeham Park and other agricultural land. At the present
time, South Coast Drive is only partially improved between Bear Street
and Pansy Lane and Fairview Road and San Leandro Road.
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 the 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 Parcel A was recently amended from
Public and Semi -Public to Low Density Residential (GP -76-2A Re-
vised). Low Density Residential is consistent with the R1, PDR -LD
(Planned Development Residential - Low Density), CL (Commercial
Limited) and I & R (Institutional and Recreational) zoning districts
and allows residential development within a range of 4 to 7.9 units
per acre.
The land use designation of Parcel B was recently amended from
Public and Semi -Public to Medium Density Residential (GP -76-2A
Revised). Medium Density Residential is consistent with the R1.,
R2, PDR -MD (Planned Development Residential -Medium Density), CL
(Commercial Limited) and I&R (Institutional and Recreational)
zoning districts and allows residential development within a range
of eight to fifteen units per acre.
B. ZONING PLAN
Based on the City Council's recent action amending the Land Use
Element as it applies to the subject property, the existing Al
(General Agricultural) zoning of Parcel A should be amended to PDR -
LD (Planned Development Residential -Low Density) and the existing
CR (Commercial Recreation) zoning of Parcel B should be amended to
PDR -MD (Planned Development Residential -Medium Density). Inherent
locational characteristics (adjacent to the San Diego Freeway in
close proximity to both low density residential and intense com-
mercial uses) and physical constraints (large, irregular shape) of
the subject parcels make the property well suited to the planned
development concept. The planned development concept allows greater
design flexibility which can translate into increased opportunities
to buffer freeway related problems, to vary densities within the
site and to utilize land more efficiently.
Application of the planned development concept is also consistent'.
with the Implementation Program for the North Costa Mesa Sketch
Plan (GP-72-02)(See Reference No. 1 attached). The concept also
compliments the objectives of the Environmental Management EI.ement
which, when discussing the area north of the San Diego Freeway,
states:
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"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 attached)
The proximity of the subject property to the single family tracts
to the north, South Coast Plaza and Bear Street to the east and the
San Diego Freeway to the south present unique land use planning
problems which can be resolved by employing sensitive land planning
design concepts. Varied densities is one of the concepts which can.
be applied and successfully developed within the PDR zone.
Specific application of this concept to the subject property will
be discussed in the following section.
C. DENSITY PLAN
The concept of varied, or mixed, densities can be applied to the
subject property to ensure compatibility with the low density
residential areas to the north and to provide adequate buffering
for the more intense uses to the east and the freeway to the south.
This can be accomplished if low density units (single family tract
or patio homes) are developed on Parcel A and the northern portion
of Parcel B and higher density units (townhouses or apartments) on
the southern portion of Parcel B. This concept may be developed as
long as the density on Parcel A does not exceed 7.9 units per acre
and the overall density of Parcel B does not exceed 1.5.0 units per.
acre.
The maximum number of units will be calculated on the basis of two
building sites: one of 8 acres (Parcel A) and one of 38 acres
(Parcel B). This would not allow the approximately 4.2 acres
required to complete South Coast Drive to be counted as developable
land when calculating the total number of permitted units. However,
this approach would allow interior streets serving the single
family areas and driveways and access streets in the multiple
family areas to be considered in the calculation. With a density
of 7.9 units per acre, it is conceivable a maximum of. -63 units may
be constructed on Parcel A. With a density of 15.0 units per acre,
570 units may be constructed on Parcel B. These unit counts repre-
sent the maximum number of units which may be developed on each
Parcel in the event no park dedication is required. However, if
park 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.
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D. PARK DEDICATION
Every residential development within Costa Mesa is required either
to dedicate a portion of the project site for public park land or
to pay fees in lieu of dedication to purchase land for public parks
(See Reference 3). The City's Ordinance, adopted in 1973, established
a formula based on a standard of providing 2.5 acres of park land
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. 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. Additional
acreage should be used to expand Wakeham Park to the south and to
provide additional access and visibility from South Coast Drive.
This design concept has been endorsed by the Director of Leisure
Services.
Dedication of land for a park will reduce the amount of developable
land and will cause a corresponding reduction in the maximum number
of units permitted. The amount of land which will be required can
be estimated by applying the dedication requirements to a hypo-
thetical development concept. This is illustrated by the following
calculations:
Assumptions:
1. Approximately half of Parcel A will be developed as patio
homes and half will be used to fulfill the park dedica-
tion requirement.
2. Parcel B will be developed with 60 patio homes and 510
apartments (overall density of 15.0 units per acre)
Calculations:
1. Park dedication for single family units
Parcel A: 4.2 acres @ 6.25 units per acre = 26 units
Parcel B: 9.5 acres @ 6.25 units per acre = 60 units
Total: 13.7 acres @ 6.25 units per acre 86 units
86 units @ 370.26 sq. ft. per unit = 31,842.36 sq.ft.
0.74 acres
2. Park dedication for multiple family units
510 units @ 261.36 sq.ft. per unit = 133,293.60 sq.ft.
3.06 acres
3. Total Park dedication
31,842.36 sq.ft. + 133,293.60 sq.ft. = 165,135.90 sq.ft.
0.74 acres + 3.06 acres = 3.80 acres
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4. Site Development Summa
Parcel A
Low Density Residential
Park Dedication
Parcel B
Low Density Residential
High Density Residential
South Coast Drive
(26 units)
(60 units)
(510 units)
.0 AC
4.2 AC
3.8 AC
38.0 AC
9.5 AC
28.5 AC
4.2 AC
Total (596 units) 50.2 AC
r" For the purposes of this Specific Plan, the maximum number of
dwelling units shall be calculated by multiplying the developable
acreage, excluding park and South Coast Drive dedication require -
t,!, ments of Parcel A times 7.9 units per acre and Parcel. P� times
15.0 units per acre.
E. DEVELOPMENT STANDARDS
The environmental impact review process is an important imple-
mentation .tool of the Environmental Management (See Reference No.
4) and Housing Elements (See Reference No. S) 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 detri-
mental to the environment or community and by providing the resi-
dents of Costa Mesa with a higher quality living environment.
Proposed development standards contained in this plan were es-
tablished as mitigation measures for the adverse impacts presented
in the Draft Environmental Impact Report for General Pian Amendment
(GP -76-2A) and the Supplement to the Draft Environmental Impact
Report. 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 and Bear Street.
The proposed development standards are as follows:
1. The setbacks along South Coast Drive shall be a minimum of
fifteen (15) feet and the opaque wall shall be meandering.
2. A solid, opaque wall at least six (6) feet high shall be
constructed along the required setback lines.
3. All setbacks shall be heavily landscaped with plant materials
and land forms.
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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 Plan-
ning prior to the issuance of building permits.
5. All development must conform to a master plan of development
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.
7. Land required for park dedication purposes (approximately 4
,. ,acres) shall be provided on Parcel A. Such acreage should be
x_- located adjacent to Wakeham Park and extended south to South
Coast Drive.
8. Development on Parcel A shall be limited to public park land
and single family residences. The design of the residential
portion should be compatible with the park development plan
and provide visual and pedestrian linkages with the park.
9. Additional development standards not specifically addressed
above will be governed by the provisions of the PDR -MD, zoning
districts.
10. The developer of the property should contact the California De,
partment of Transportation to determine whether a landscaped
berm can be located partially.on the freeway rightrof-way.
F. CIRCULATION PLAN
The northern boundary of Parcel B is formed by South Coast Drive.
At the present time, South Coast Drive is only partially improved
between Bear Street and Pansy Lane. At the time of development,
the developer will be required to complete the link between Pansy
Lane and San Leandro Road in conformance with the Master Plan of
Highways (See Reference No. 6 attached). The Master -Plan cols for
South Coast Drive to be improved as a secondary highway with 84' of
right-of-way. South Coast Drive is also designated Route 6 on the
Master Plan of Bikeways. (See Reference No. 7)
V. SPECIFIC PLAN IMPLEMENTATION
The following procedures shall be established to implement this Specific
Plan:
1. The City Council adopts Specific Plan 76-02A Revise -Ci -and approves a
rezone of the subject property from CR to PDR -MP aneiU to PDR -LD.
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2. The developer of a project shall submit plans in conformance with
the provisions of the Planned Development,Ordinance and Specific
Plan 76-02A Revised. These provisions include:
(a) Pre -application Conference - initial presentation of develop-
ment concept by developer and review by City Staff.
(b) Preliminary Development Plan - Review of plans by Staff and
approval by Planning Commission.
(c) Final Development Plan - Review by Planning Staff and Planning
Commission to determine compliance with Preliminary Development
Plan. City Council adopts the Final Development Plan by ordinance.
3. Building permits may be issued after adoption of: Final. Development
Plan.
J
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REFERENCES_
1. North Costa Mesa Sketch Plan, Implementation Program 9a, Page 10.
2. Environmental Management System; 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 1.9.
5. Housing Element, Program 1, Page 25.
6. Master Plan of Highways, Revised June 3, 1975.
7, Master Plan of Bikeways, Page 10.
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