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HomeMy WebLinkAbout79-61 - Adopting SP-79-01, Area Placentia, Hamilton, Pomona, 19th StreetsA RESOLUTION NO. 79-61 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING SPECIFIC PLAN SP -79-01 FOR PROPERTY WITHIN THE AREA BOUNDED BY PLACENTIA AVENUE, HAMILTON STREET, POMONA AVENUE, AND NINETEENTH STREET. WHEREAS, there has been presented to the Costa Mesa City Council a certain Specific Plan for property located within the area bounded by Placentia Avenue, Hamilton Street, Pomona Avenue, and 19th Street; and WHEREAS, the Costa Mesa Planning Commission has recommended the adoption of said Specific Plan at their regular meeting of March 12, 1979; and WHEREAS, public hearing for the adoption of said Specific Plan has been duly held and conducted by the Costa Mesa City Council on the 21st day of May, 1979; and WHEREAS, the City Council, after hearing all the evidence, finds that the general public health, safety, and welfare requires 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 -79-01, as amended, for property located within the area bounded by Placentia Avenue, Hamilton Street, Pomona Avenue, and 19th Street, all as shown in Specific Plan SP -79-01 attached hereto and by this reference made a part hereof, be and the same is hereby approved, ratified, and adopted. PASSED AND ADOPTED this 21st day of May, 1979. ATTEST: eputy Ci y Clerk of the City of Costa Me STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF COSTA MESA ) ayor of the City ofyCosta'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. 79-61 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 21st day of May, 1979. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 22nd day of May, 1979. City erk and ex -officio C erc of e City Council of the City of Costa sa By: Deputy CI y Clerk 173 r •ra n � •a r Specific Plan SP -79-01 HUrH, 1979 Amended on May 21, 1979 Exhibit for Resolution 79-61 Page I i j J 174 I. INTRODUCTION Specific Plan SP -79-01 has been initiated by the Costa Mesa City Council to guide the future development of the area bound by Placentia Avenue, Hamilton Street, Pomona Avenue, and 19th Street. Within this 75 acres are a mixture of residential, industrial, commercial, and institutional uses. The directive for a Specific Plan came as a result of a residential rezone study conducted in 1977 (Reference No. 1). This rezone study con- cluded that a majority of the properties in the study area should be rezoned to R2 and that a ecific Plan Spshould be prepared to correct '., public improvement deficiencies and to consider higher density zoning in the area. II. ALTIHORITY AND SCOPE Section 65450 of the Government Code enables local governments to adopt Specific Plans for the systematic inplementation of their General Plans. This Specific Plan will be used to iurplement various goals and objectives contained in the Land Use, Housing, Circulation, and Environmental Manage- ment Elements of the City's General Plan. This will be acconplished through the application of a zoning plan to encourage the combination of res- dential parcels, development standards to insulate the interface between residential and industrial properties, and methods to provide for street and other public inprovements. III. AREA ANALYSIS A. PRESENT STATUS The Specific Plan area contains a variety of land uses and zoning cate- gories (Map 1). The 19th Street properties are all zoned Cl, Neighborhood Commercial (4.2 acres), and are developed with 21 commercial businesses. The properties between Placentia Avenue and Palace Avenue are zoned MG, General Industrial. These 14.6 acres are occupied by 54 businesses, pri- marily industrial uses. The remaining area is designated for High Density Residential uses by the General Plan and is zoned accordingly. of the 45.6 residentially designated acres, 31.4 are zoned R2, 5.9 are R3, 1.6 are R4, and 6.9 are I S R -S. The residential portion of the Specific Plan area is developed with 572 residential units and the Parona Elementary School. B. HISTORY The area was originally subdivided in 1923 as a portion of the "Costa Mesa Terrace" subdivision. The tract included 160 63.5 by 290 -foot lots in the Specific Plan area with 20 -foot alleys. At that time, 19th Street, Placentia Avenue, Parona Avenue, and Wallace Avenue all had 60 -foot rights- of-way. Hamilton Street was a 40 -foot wide street and 20th Street was 50 feet in width. When theCitywas incorporated in1953, the R4 zoning originally established by the County was maintained. All of the area was zoned County R4 except for the Placentia Avenue properties which were zoned Ml, for manufacturing uses. In 1955, the newly formed City took its second rezoning action by rezoning the 19th Street properties to Cl (Reference No. 2). It was not until 1960 that the residential portion of the study area was rezoned from the County R4 zone to the conparable City R2 classification (Reference No. 3). Exhibit for Resolutinn 79-61 Page 2 I 1'76 UNIFIED DEVELOPMENT CONCEPT MAINTAINING SEPARATE OWNERSHIPS REFUSE QDNTAINER- LAUNORY FACILITIE5 PROPSaTY LINE ZEC2EAMON A9.&A NO FENCr-t+ WALKWAYS ALLEY 0T¢EET GRIVSWAY 66V00A1- of THF- fACI- LIT165 ILLUW.JrIZATED AND OTIdERS GAN M hHARED, YHu9 fACILITATING A UNIFIED p5volOPM6NT.° 1 -HB w -C 1y M=146R- ENHANCED CN CONI 1K-; V.Ni ARCHnISG U0E AND LAw5cAPI . Exhibit for Resolution 79-61 Page 4 Nz� :177 Inconsistent dedication requirements in the late 1950's and 1960's have resulted in Palace Avenue being 20, 30, 32, 40, and 50 feet wide in differ- ent sections. In 1971, a plan for Palace Avenue was adopted which estab- lished an ultimate right-of-way of thirty feet (Reference No. 9). Thus, the presently enforced dedication requirements pnxmte the establishmentof a 30 -foot right-of-way for Palace Avenue and 60 feet for Sterling Avenue, although the existing right-of-way is often either deficient or in excess of these amounts. IV. PIAN ELEMENTS A. GENERAL PIAN DESIGNATION The General Plan designates the 19th Street commercially zoned properties for General Commercial uses. The W. zoned properties between Placentia Avenue and Palace Avenue are designated for Light Industry. The remainder of the study area is indicated as High Density Residential. All the zoning in the area is in conformance with the General Plan. The residential zones consistent with the High Density Residential designation (R2, R3, R4, and PDR -HD) permit f= 14.5 to 30.0 units per acre. I:)S'dCB11B:efJG�J The Housing Element supports the development of methods to encourage the grouping of parcels in order to make possible inproved living environments (Reference No. 10). The purpose of this policy is to avoid the developent problem associated with lots resulting from an obsolete subdivision pattern. As a means of furthering this objective, this Specif is Plan offers density incentives to encourage parcel combination. The zoning of the area shall remain as it is rim designated, with higher density zoning available for the residential portion of the area if properties are combined for de- velopment purposes. The naxiu= density zoning permitted will be influenced by the dimensions and area of the property. The original lot size in the area was 63.5 by 290 feet, an area of 16,415 squarefeet. Most of the properties retain these general dimensions although several have been shortened by dedication requirements. hostof theproperties with frontage onthe east/weststreets have been reoriented towards these streets, forming smaller parcels with areas of approximately 9,000 square feet. The properties eligible for R3 zoning shall have a minimum size of 34,000 square feet and frontage of at least 120 feet on one street. Two combined standard parcels would meet these criteria. Also, parcels fronting on the east/west streets could also qualify for R3 zoning if four were to be combined. An alternative to actual combination for the standard size parcels is avail- able. Should owners of adjacent properties decide to coordinate the de- veloprenton their properties, R3 zoning will be possible. This coordina- tion shall be through the enployment of the unified development concept, producing a development with the advantages of lot combination while retaining the separate status of the parcels. The unified development can be effec- tuated through the use of easements, deed restrictions, or other appropriate means in order to achieve shared driveways, walkways, parking, recreational areas, and architecturally conpatible structures. The means for inplementing the unified developnent concept are contained in the Inplementation Section of this Plan. Exhibit for Resolution 79-61 Page 5 178 Properties will be eligible for R4 zoning if they possess the following characteristics: an area of at least 50,000 square feet, frontage of at least 180 feet on one street, and frontage on both a street and alley. In effect, three standard parcels would have to be combined in order to qualify. The dual frontage requirement would ensure that developments of R4 density would have maximum access. Additionally, the conparatively shallow properties along Wallace Avenue would be limited to a maxi=m of R3 zoning; development beyond this density could present design problems similar to those encountered with narrow parcels. The unified development concept becomes more conplex if attenpted with three or more properties. The development on each property may require the use of facilities on the other properties, presenting certain maintenance and liability problem. 'These potential problems may be able to be avoided through cooperation between adjacent property owners. As with R3 zoning, the City will consider the application of R4 zoning for properties using the unified development concept when the easements, deed restrictions and other methods enployed provide the advantages of parcel combination. If residential properties were combined in order to qualify for the highest density zoning possible, up to 1,130 units could be constructed. This figure assumes that all the residential parcels are combined so as to qualify for R4 zoning except for the shorter parcels along Wallace Avenue, which would qualify for R3 zoning. Considering the density towhich sore properties are already developed, and the newness of many structures, it is unlikely that the density incentive in this Specific Plan would encourage the redevelcpement of such properties. If the majority of the underdeveloped properties and those with older structures were to be combined and developed to the maximum density permitted by the appropriate zoning as per this Plan, an ultimate of 940 units is estimated. The zoning of the industrial and comrercial portions of the Specific Plan area are not affected by this Plan. Although the impacts of the develop- ments in the Placentia Avenue W zone on the adjacent residential area are recognized, these inpacts are dealt with in the Development Standards section of this Plan, rather than through zoning. C. PUBLIC IMPPMEMERrS PLAN Several public improvement deficiencies exist within the area which require correction prior to allowing widespread higher density development as out- lined in the Zoning Plan. The deficiencies exist in the circulation and fire protection system. These are discussed in the following subsections. 1. Circulation As discussed rn the Area Analysis section, .the original subdivision pro- vided twenty -foot alleys which were later designated as public streets and named Palaceand Sterling Avenues. The development of these rights - of -,way as streets appears unncessary in view of the existing north/south circulation system. Placentia Avenue, a secondary highway, establishes the western border of the Specific Plan area and the eastern limit is defined by Pomona Avenue, a com uter highway. Between Placentia and Pomona Avenues is Wallace Avenue, a fully improved local street witha sixty -foot right-of-way. Exhibit for Resolution 79-61 Page 6 179 The introduction of additional north/south streets in this vicinity would result in most of the properties in the area having frontage on both ends. The long narrow parcels could be split, forming new parcels of 135 feet in depth with frontage on one street only. However, the shorterdepth may introduce sane difficulties for high density residential development. This Plan proposes the establishment of Palace and Sterling Avenues as thirty-foot wide paved alleys. As previously discussed, a Specific Plan has been adopted for Palace Avenue indicating a thirty-foot right -of way. The portion of Palace Avenue between 19th and 20th Street is paved from ten feet to the east of the original centerline and 20 feet to the west. Specific Plan SP -79-01 calls for a Precise Plan for the entire length of Palace Avenue, indicating a 30 foot right-of-way. A 30 -foot width would be better able to accamndate the truck traffic generated by the Placentia Avenue industrial properties, and would also enable the placement of water mains as discussed in the following sec- tion. ertion. This right-of-way would extend ten feet to the east and twenty feet to the west of the original centerline (Map 2). This arrangement would require the least amount of additional right-of-way acquisition, since the majority of the right-of-way has already been acquired to permit this alignment. Palace Avenue between 19th and 20th Streets has already been paved according to this alignm=nt. The development of Palace Avenue as a thirty-foot alley will require acquisition from four parcels totaling 2,975 square feet. Three structures would be affected. All excess right-of-way, a total of 16,987 square feet, should beabandoned. The portion of Palace Avenue between 20thand Hamilton Streets requires paving. Sterling Avenue is currently unpaved or the paving is deteriorated except for the northernmost portion adjacent to the school which is improved as a street. the remainder of the street has a right-of-way varying from twenty to sixty feet. A sewer line runs down the center of Sterling Avenue. The State Health Department requires a minimum of ten feet between sewer lines and water mains. In order to include the water main discussed in Section IV C.2. "Fire Protection," a thirty-foot right-of-way is required to accomiodate both the water main and sewer line. This right-of-way will extend fifteen feet on either side of the original alley centerline. In order to create a thirty-foot right-of-way, acquisition of five feet from eighteenparcels will be required. Fifteen of these affectedproperties are residential, which would lase five feet (317.5 square feet) along their rear property lines except for the properties on 20th Street which would lose the land along the side property line ( 610 square feet) . Three commercial properties towards 19th Street would also be affected. A total of 7,520 square feet will have to be acquired to establish a thirty-foot right-of-way. Conversely, 30,330 square feet can be abandoned. Sore structures will also have to be acquired. These are primarily fences within the eventual right- of-way. One garage will also be affected. After the right-of-way is established, Sterling Avenue will be paved as a thirty-foot wide alley. Exhibit for Resolution 79-61 Page 7 J UJUUL---jJ MIMILTOM ST - ZZ U n TWENTIETH F1 3 1� I- = U wo' 200 ` wo goo 3 1� I- -I Exhibit for Resolution 79-61 Page 8 n. F 1hi In addition to the lack of adequate paving and full right-of-way on Palace and Sterling Avenues, sidewalks throughout the area are deficient. Instal- lation of sidewalks has been a development requirement for recent projects, however, there are 5,568 feet of gaps in the existing sidewalk system which should be ccupleted. The methods available to acquirerights-of-way and construct the circulation inprovements are discussed in the Implementation Section. 2. Fire Protection The water facilities have been found to be insufficient to provide adequate fire protection for high density residential development. The number and type of f ire hydrants are inadequate and some of the water mains are incapable of delivering the required water flow. Additionally, neither Palace nor Sterling Avenue have water mains. The recently constructed multi -family residential projects in the area have been required to have a dry standpipe system from the front to the rear of the property, thus facilitating fire fighting from both ends. This is an expensive addition to the development and does not completely solve the protection difficulties when the water flow is below the required levels. If watermains and hydrants were installed under Palace and Sterling Avenues, the need for standpipe installation would be eliminated. Also, dual side protection would be possible for the majority of the properties, which do not have dry standpipes. In order to increase the flow, of water in the area, some of the exist- ing mains have been recommended to be replaced with larger diameter and/or less flow restrictive mains. New and upgraded firehydrants are also recom- mended tobeattached tothesemains. The water facilities upgradings supported by the Fire Department are shown on Map 3 and described as follows. Pipeline - Rona Avenue from 19th Street to Hamilton Street replace 6" asbestos cement and 6" concrete cylinder with 8" asbestos cement - Hamilton Street from Placentia Avenue to Pomona Avenue replace 8" concrete cylinder with 8" asbestos cement - Wallace Avenue from 19th Street to 20th Street replace 6" concrete cylinder with 8" asbestos cement - Palace Avenue from 19th Street to Hamilton Street install 6" asbestos cement - Sterling Avenue from 19th Street to northerly terminus install 6" asbestos cement Brants - upgrade six existing hydrants - install eleven new hydrants Exhibit for Resolution 79-61 Page 9 J 's 4 M F� 7 1* 0 is C I • Exhibit for Resolution 79-61 Page 10 182 Legend HAMILTON existing ST. AC L �•T CC cone. cylinder LU � ; cast iron 2 � Uj 1 Hydrants 0 I existing a ® 1 a C W a I10 1 1 1 I =1 1 1 1 1O • e,. 1 1 ' 1 I 1 I 0 I ZOth j I ; 1 ST. 1 1 1 1 1 I 1 I 1I 1 I I I I I O 1 1 1 a; I I I :1 1 1O I i 1 I al z oto I 3I 1 19th I • ST. • 1* 0 is C I • Exhibit for Resolution 79-61 Page 10 182 Legend W existing L AC asbestos cement Z CC cone. cylinder LU Cl cast iron 2 Uj Hydrants 0 • existing a ® upgrade B to A C O new AlJ Water -Mains W existing upgrade J ----- new R, N CC M W a Q �3 lb3 While these improvements represent the ideal water facilities for fire fighting, it is possible to provide only partial upgrading of the facili- ties with additional fire protection measures provided by developers of properties in the area. 'These measures could include hydrant installation, increased building separation, and firewalls. If fire protection is pro- vided by private development in conjunction with public inprovements, a substantial saving of public funds could be realized. D. HOUSING PIAN The Specific Plan area contains 572 residential units: 22 single-family and 550 multiple -family. The major development period for the area occurred in 1956 through 1963. Fifty-five percent of the existing units werebuilt in this eight year period. An estimated fourteen percent were built prior to this time. The following nine years, 1964 through 1972, experienced very little de- velopment as only seven percent of the units were built in this period. As mentioned in the Area Analysis section, the area was rezoned to R4 in 1972 in order to stimulate new development. The success of this stimulation is evidenced by the fact that eighteen percent of the area's units were built in the following five years before the area was rezoned to R2 again. The estimated population of the area is 1,270 persons. The 1976 Special Census indicates that 13.3 percent of the households are conprised of mi- norities. This is significantly higher than the City-wide average of 7.5 percent. Handicapped persons were found in 7.4 percent of the households. Income was found to be substantially lower than for the City as a whole. At the time of the census, two-thirds of households reported total incomes of less than $12,000 per year. For the entire City, less than half of all households had such incomes. Based on the above housing and population data, Costa Mesa's Housing and Community Development Comnitteehas identified the Specific Plan area as a potential target area for the investment of HCD Block Grant Funds. Thus, included in the City's Fifth Year Community Developnent Block Grant Application is a request for funds to alleviate the public improvement deficincies and tomake available rehabilitation loans or grants to property owners in the area (Reference No. 11). The proposal submitted to HUD includes funding requests for right-of-way acquisition, water facilities improvements, alley paving, and sidewalk installation. Additionally, funding maybe available for the construction of family housing in the area. E. DEVELOPMENT STANDARDS Since the area contains a variety of zones and there is a different set of concerns for each zone, a different set of development standards has been prepared for each zoning category. The standards pertinent to residential, commercial, and industrial zoning are presented in the following subsections. Exhibit for Resolution 79-61 Page 11 i 0 2. Commercial Zones Housing teElemntnumber six promotes the protection of residen- tial areas from the encroachment of unrelated or inconpatible uses. The 19th Street commercial properties pose a potential obstacle to achieving this goal. One existing oonnercial use, the convenience market at 1913 Pomona Avenue, fronts on what is predominately a residential street. Similar encroachments are possible if other C1 parcels are developed with orientations towards the adjacent resi- dential neighborhood. The additional development standards for oomnercial properties in the area are as follows: 1. Development on properties with frontage on 19th Street or Placentia Avenue shall be oriented towards these streets. 2. For properties adjoining residential zones, signing and exterior lighting shall be designed to minimize mets on residential properties, and shall require approval of the Planning Director. 3. Industrial Zones Certain of the uses permitted in the MG zone along Placentia Avenue have the potential for conflicting with the neighboring residential uses. The provisions of the zoning ordinance are by themselves in- sufficient to adequately mitigate these conflicts, although stricter enforesent of existing zoning regulations would alleviate some con- flicts. The developrent standards for these properties are intended to minimize the inpacts caused by the industrial operations and pro- vide visual and acoustical buffering between the two uses. Exhibit for Resolution 79-61 Page 12 lzil 1. Residential Zones The provisions of the zoning ordinance adequately deal with most of the concerns for residential developient in the area. There are additional considerations for those properties which are proximate to the Placentia Avenue industrial area. The applicable development standards for residential properties ad- follows: joining industrially zoned property are as 1. Construction of at least a six-foot high, solid, opaque wall shall be required along the property line adjoining the alley, except for those areas to be used for access or occupied by 2. accessory structures. A five (5) foot wide planter shall be installed adjacent to the wall required in Standard 1. The planter shall be landscaped with vegetation capable of attaining sufficient height to provide visual screening from a second story level. 3. Park requirements shall be fulfilled through in -lieu fees collected from the developments. These fees will be applied to parkland acquisition in the same park district. 0 2. Commercial Zones Housing teElemntnumber six promotes the protection of residen- tial areas from the encroachment of unrelated or inconpatible uses. The 19th Street commercial properties pose a potential obstacle to achieving this goal. One existing oonnercial use, the convenience market at 1913 Pomona Avenue, fronts on what is predominately a residential street. Similar encroachments are possible if other C1 parcels are developed with orientations towards the adjacent resi- dential neighborhood. The additional development standards for oomnercial properties in the area are as follows: 1. Development on properties with frontage on 19th Street or Placentia Avenue shall be oriented towards these streets. 2. For properties adjoining residential zones, signing and exterior lighting shall be designed to minimize mets on residential properties, and shall require approval of the Planning Director. 3. Industrial Zones Certain of the uses permitted in the MG zone along Placentia Avenue have the potential for conflicting with the neighboring residential uses. The provisions of the zoning ordinance are by themselves in- sufficient to adequately mitigate these conflicts, although stricter enforesent of existing zoning regulations would alleviate some con- flicts. The developrent standards for these properties are intended to minimize the inpacts caused by the industrial operations and pro- vide visual and acoustical buffering between the two uses. Exhibit for Resolution 79-61 Page 12 lzil Lb3 The applicable development standards for industrial properties are as follows: 1. Section 13-420 of the Municipal Code requires a ten -foot land- scaped setback from the alley. A solid, opaque wall at least six (6) feet in height shall be constructed along the setback line adjacent to the planter. 2. The required landscaped area shall be planted with trees and other vegetation. She type of trees shall be selected frau the list provided in the Appendix. Consideration shall be given to the location of water rains, sewer lines, and other substructures when positioning the trees. 3. All conpressors , generators, air conditioning/refrigeration units, and similar mechanical apparatus shall be acoustically shielded so as to be inaudible frau the adjacent residential area. A licensed acoustical engineer shall certify the plans for the acoustical shielding, certifying that the machinery will be inaudible from the adjacent residential property. 4. No structure shall be oriented towards the residential properties. 5. In order to minimize noise from the industrial buildings es- caping towards the residential area, no windows shall be per- mitted in the east facing walls, except nonopening windows at least six feet above the floor level, unless another building is between the window and rear property line. 6. No openings shall be permitted in any east facing wall, unless another building is between the opening and rear property line. V. SPECIFIC PIAN IMPLEMENTATION A. DTLEMENrATICN PROCEDURES 1. The City shall prepare and adopt a Precise Plan for Sterling Avenue as a thirty-foot wide alley. 2. The City shall prepare and adopt a Precise Plan for Palace Avenue as a thirty-foot wide alley with the right-of-way extending ten feet to the east and twenty feet to the west of the original centerline. 3. Negotiate with property owners for the dedication of land needed for the full rights-of-way for Palace and Sterling Avenues in exchange for con- struction of inprovements by the City. In cases where the acquisition involves structures, purchase of the structures involved should be pur- sued. 4. Abandon all excess right-of-way along Palace and Sterling Avenues. 5. She developer of a project shall file an application for a Development Review or Preliminary DeveloEment Review to comply with the pertinent zoning requirements. b. Planning Staff shall review the proposed project plan to determine con pliance with the standards in the Specific Plan and applicable zoning requirements. 7. Planning Staff, or Planning Com,ission for condominium projects, shall approve, approve with conditions, or deny each application. Exhibit for Resolution 79-61 Page 13 J 166 0 2. Lmmprovement District An inprovemment district as permitted under the Improvement Act of 1911 or the Municipal Improvement Act of 1913 could be established. This method would enable the improvements to be constructed at one time with anassessment for the construction and administrative costs on the pro- perties within the improvement district. The primary disadvantage is the additional administrative, engineering, and legal costs associated with establishing an assessment district. This source of funding could be used to augment the HCD Block Grant funds. Exhibit for Resolution 79-61 Page 14 8. After both Palace and Sterling Avenues are paved as thirty foot -wide alleys and the water facilities deficiencies are corrected, the City will consider higher density zoning as discussed in Section IV B of this Plan. If a proposed project plan includes sufficient acreage to qualify for a higher density zone as outlined in Section IV B of this Specific Plan, Staff shall include a condition of approval as follows: "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 Development Review or Preliminary Development Review, whichever is sconer." or, if the applicant(s) choose to retain the individual status of the parcels and employ the unified development concept instead, conditions assuring necessary easements, restrictions, and agreements shall be speci- fied in conjunction with the Development Review or Zone Exception. 9. Subsequent to approval of the Development Review and upon notification that the applicant has legally combined parcels, or taken sufficient other measures to assure a unified development, the City will accept a rezone petition to change the land use district designation to the appropriate zone. B. IMPLEMENPATICN FUNDING The public improvements specified in Section IV C of this Specific Plan could befunded by a variety of methods. These are presented as Cptions in the following sections. Although funding has been applied for in the City's Housing and Community Development Block Grant Application, the other alternatives should also be considered in the event that this funding is not available or not sufficient to cover all expenses. 1. Development Conditions This alternative is basically a continuation of the City's present policy which requires dedicationof all land within the ultimate right-of-way, depositionof funds to provide forthe eventualpaving and construction of sidewalks. Construction of the complete public facilities system discussed in this Specific Plan would not occur until sufficient funds had been collected. Thus, the completion would net occur for several years. Additionally, the deficiencies in the water supply system would not be fully corrected. Although the installation of dry standpipes on individual properties wouldaid fire protection, the inadequate water floc problems can only be corrected by the installation of new water mains. 0 2. Lmmprovement District An inprovemment district as permitted under the Improvement Act of 1911 or the Municipal Improvement Act of 1913 could be established. This method would enable the improvements to be constructed at one time with anassessment for the construction and administrative costs on the pro- perties within the improvement district. The primary disadvantage is the additional administrative, engineering, and legal costs associated with establishing an assessment district. This source of funding could be used to augment the HCD Block Grant funds. Exhibit for Resolution 79-61 Page 14 -L a i 3. City Project This approach is similar to the inprovement district approach in that the inprov nts would be constructed at one time and the property owners would pay for the costs eventually. Initially, the City would fund the necessary improvements with reimbursement rede by the property owners at the time the properties are redeveloped. This alternative has the advantage of cor- recting the public inprovements deficiencies before high density development is attempted. It also avoids the additional costs to property owners associated with assessment districts. The main disadvantage is the amount of funding which the City would have to provide initially. A large portion of this initial funding would not be recovered by the City within the foreseeable future. 4. Redevelopment Area As was discussed at the time the area was rezoned to R2 (Reference No. 8), a new redevelopnent project area could be established. The needed public iprovements could be funded through the sale of bonds which would be paid off by the tax increment funds acquired by the Redevelopment Agency. The tax increment would be dependent upon the amount of new construction and property transfers. If the density incentive discussed in Section IV B of this Specific Plan is successful in promoting new development in the area, the amount of tax increment from the residential portion of the area could be substantial. Because of the less frequent transfers of commercial and industrial properties, and the conparatively lower level of new devel- opment, it is anticipated that the amount of tax increment frau these properties would be speller than that from the residential portion. 5.Housing and Cc munity Development Funds As discussed in section IV D of this Plan, the City has applied for funds in the Fifth Year Community Development Block Grant Application to provide the needed public inprovenents and housing rehabilitation loans and grants. This approach would enable the public improvements to be constructed at one time if sufficient funds are available. Alternatively, the improvements could be funded in phases with future Block Grant applications. Another possibility is to obtain funds through an improvement district to combine with the HCD funds. Exhibit for Resolution 79-61 Page 15 k - L 168 vi. RECCH4DlYaTION The information presented in this Specific Plan has led the Staff to make the following recommndations: 1. It is recomended that the City Council direct the Public Services and Planning Departments to initiate procedures to establish Palace and Sterling Avenues as thirty-foot alleys. 2. It is recomended that Inplanentation option 5 (Housing and Comunity Development funds) be adopted. In addition, it is suggested that Staff be directed to further investigate the feasibility of establishing a new Redevelopment Project Area. There appears to be a potential for utilizing the Redevelopment mechan- ism to fund public inprovements in the Specific Plan area. Housing and Community Developnent funding could be used as "seed" money to ini- tiate public inprovements and to encourage new housing projects. These new housing projects could create tax increment for conpleting the public inprovements, thus freeing future HCD funds for different projects. Staff should be directed to prepare a feasibility study of this option. Exhibit for Resolution 79-61 Page 16 _L j3 APPENDIX LANDSCAPING GUIDE FOR INDUSTRIAL SETBACK ALONG PALACE AVENUE The trees to be placed in the landscaped setback along Palace Avenue shall be a type of eucalyptus selected from the following list. These trees have been selected for their visual screening qualities, minimal maintenance requirements, and deep root systems. 1. E. Ficifolia (Red Flowering Gum) 2. E. Leucoxylon Macrocarpa Rosea (large fruited flowering Lid Gum) 3. E. Maculata (Spotted Gum) 4. E. Iblyantheros (Silver Lollar) 5. E. Sideroxylon (Red Ironbark) 6. E. Thrquata (Coral Guni) 7. E. Citriodora (Lemon Gum) i j Exhibit for Resolution 79-61 Page 17 1. pamna Placentia Hamilton 19th Street Residential Study, March, 1977 2. Rezone No. 2 Ordinance 77, February 7, 1955 3. Rezone No. 108 Ordinance 316, September 6, 1960 4. General Plan Amendment GP -74-07, September, 1974 5. Placentia Avenue Industrial Zoning Study, November, 1974 6. Rezone R-74-36 Ordinance 76-2, January 19, 1976 7. Rezone R-72-02 Ordinance 72-9, March 20, 1972 8. Rezone R-77-06 ordinance 77-39, September 6, 1977 9. Specific Plan for palace Avenue Resolution 71-83, November 15, 1971 10. City of Costa Mesa Housing Element, Housing Quality and Com unity Identity Program 3 11. City of Costa Mesa Fifth Year Community Development Block Grant Application, 1979 Exhibit for Resolution 79-61 Page 18 1:91 Aonenrarl SP -79-01 on May 21, 1979, City Council adopted Specific Plan SP -79-01 with the following am enduents: AM M12U No. 1 - ZCNING PLAN City Council has deleted the reference to R4 zoning as a means for encouraging lot combination. Thus on page four, paragraphs 1, 2, and 3 are removed. In- serted in their place is the following: "If residential properties are combined in order to qualify for the highest density zoning possible, a maximum of 850 dwelling units is possible." AMUU)h f No. 2 - IMPLEMD?MICN PROCEDURES Council amended the sequence of rezoning and public improvements as contained in the original Specific Plan. The City will now process rezone petitions prior to the installation of the water facilities and the circulation system improvements. Building permits will not be issued until the `rater facilities are installed. In the implementation procedures section, on page ten, proced- ure No. 8 is amended by deleting the first sentence. Procedure No. 9 will have the following sentence added: •Building permits for new residential structures shall not be issued for ary properties rezoned as per the Specific Plan until the water facilities discussed in Section IV.C.2, of this plan are installed." 01 j Exhibit for Resolution 79-61 Page 19