HomeMy WebLinkAbout09-53 - Approving Amendment No. 1 to Mesa West Bluffs Urban Plan SP-05-08RESOLUTION NO. 09- 53
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, APPROVING
AMENDMENT NO. 1 TO THE MESA WEST BLUFFS
URBAN PLAN SP -05-08 RELATED TO ADDITIONAL
MIXED-USE, LIVE/WORK, AND RESIDENTIAL
DEVELOPMENT PROVISIONS IN THE WESTSIDE
MIXED-USE OVERLAY ZONE.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS
FOLLOWS:
WHEREAS, Amendment No. 1 to the Mesa West Bluffs Urban Plan (SP -05-08)
includes textual amendments to the plan document related to mixed-use development,
live/work units, and residential loft provisions;
WHEREAS, City Council adopted the Mesa West Bluffs Urban Plan in April
2006, and the Urban Plan sets forth development standards and land use regulations
relating to the nature and extent of land uses and structures in compliance with the
City's 2000 General Plan;
WHEREAS, the Mesa. West Bluffs Urban Plan establishes mixed-use
development provisions for a mixed-use overlay district generally located within an
approximately 277 -acre area bound by Victoria Street (north), Superior Avenue (east),
and City limits (south and west);
WHEREAS, a public hearing was held on April 13, 2009, May 11, 2009, and
June 8, 2009 by the Planning Commission, with all persons having been given the
opportunity to be heard both for and against the proposed project;
WHEREAS, the environmental review for the project was processed in
accordance with the requirements of the California Environmental Quality Act (CEQA)
and the State CEQA Guidelines, and the proposed project was found to be exempt
from CEQA;
WHEREAS, Planning Commission adopted a resolution recommending City
Council approval of the proposed amendment;
WHEREAS, City Council deems it to be in the best interest of the City that said
Amendment No. 1 to the Mesa West Bluffs Urban Plan be adopted;
BE IT RESOLVED that the City Council HEREBY APPROVES Amendment No.
1 to the Mesa West Urban Plan as set forth in Exhibit "A."
PASSED AND ADOPTED this 21 st day of July, 2009.
ATTEST:
J lie Folcik, City Clerk
Allan R. Mansoor, Mayor
APPROVED AS TO FORM:
Kimberly FTall Barlow, City Attorney
0
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 09-53 and was duly
passed and adopted by the City Council of the City of Costa Mesa at a regular meeting
held on the 21 st day of July, 2009, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
MANSOOR, BEVER, MONAHAN
LEECE, FOLEY
NONE
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 22nd day of July, 2009.
(SEAL)
Q)wo
JULIE FOLCiK, CITY CLERK
AMENDED PAGES OF MESA WEST BLUFFS URBAN PLAN
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
The City of Costa Mesa was incorporated in 1953.
The Westside was among the earliest areas in the
City to develop and is characterized by a diverse
population, land uses, job opportunities, and
housing choices. Some positive aspects of the
Westside include its diverse land uses and
convenient access to Fairview Park, beaches, and
other recreation areas.
The Westside area is located as follows: Fairview
Park and the Costa Mesa Golf Club to the north,
the Santa Ana River to the west, the City of
Newport Beach to the south, and Harbor
Boulevard and Superior Avenue to the east. The
area contains approximately 1,788 acres, or 2.8
square miles (see Figure 1).
The Westside Specific Plan was prepared in
October, 2000. While this planning document was
not formally adopted, some of the revitalization
strategies in the plan have been used as a guide
to stimulate area -wide improvement. In addition,
the Westside Revitalization Oversight Committee
(WROC) was convened to recommend
revitalization strategies and identify specific
areas for further improvement. The
recommendations of the WROC assisted the City
Council in identifying the Live/Work Overlay Zone
and providing policy direction.
Relationship to Other Westside Urban Plans
The Westside Implementation Plan was adopted
in March 2005. Three Urban Plans were created
to establish overlay zones in specific areas of the
Westside: - (1) 19 West Village Urban Plan, (2)
Mesa West Bluffs Urban Plan, and (3) Mesa West
Residential Ownership Urban Plan (see Figure 2).
Each Urban Plan provides guidance to property
owners and Developers for new development and
redevelopment. All together, these plans will
provide a framework for major private market
reinvestment and improvements for the
Westside. However, the Urban Plans avoid being
excessively restrictive by not dictating
architectural design guidelines or establishing
exterior building colors.
Figure 1: lrcinityMap of Westside
Figure 2: Identification of
three separate Urban Plan areas
for revitalization of Westside
MM WEST BlM Urban plan
WESTSIDE URBAN PLAN AREAS
PAGE l
ADOPTED APRIL 4, 2006 /PROPOSED AMENDMENT /N JUNE, 2009)
WROC COMMITTEE
Many cities face similar situations where
incompatible land uses are located side-by-side,
and where public safety programs are
consistently being impacted by a high demand for
services from concentrated problem areas within
the community. These problems often tend to
spread, thus impacting adjoining neighborhoods or
business areas. In August, 2003, the
Redevelopment Agency appointed 40 members to
the Westside Revitalization Oversight Committee
(WROC). The WROC's objective was to build upon
previous work completed by the Community
Redevelopment Action Committee (CRAG).
Through the efforts of an intense citizen
participation program, the WROC assisted City
Council/Redevelopment Agency in developing a
long-term vision for the Westside.
Citizen participation was a critical part of the
Westside Revitalization Program. The City wished
to encourage all residents, especially those living
adjacent to industrial properties, to participate in
its planning process. In addition, other
representatives from the business community
were invited. The members of the Westside
Revitalization Oversight Committee consisted of
representatives of the following groups:
• Homeowners
• Industrial Business and Property Owners
• Rental Property Owners
• Commercial Business and Property Owners
• Residential Tenants
• Community Service Organizations
The public participation process was based on the
premise that community planning begins with open
communication and the exchange of information
and ideas. With this exchange, a comprehensive
revitalization plan could be developed which had
both effective actions to implement in the short-
term future and also broad public support.
The WROC provided all persons interested in the
Westside with the opportunity to participate and
provide feedback on what they envisioned for the
future of the Westside. This concept was
unusual because seldom is a committee
encouraged to have a large membership.
However, this committee of forty members
proved that multiple diverse opinions and interest
groups could come together to provide valuable
input to its City leaders. This was demonstrated
by the WROC through their intense commitment,
a strong desire for change, diverse
representation of the community, and numerous
varying ideas and opinions. Compromise was not
easily achieved, but when reached it was
supported by a supermajority of the membership
(Fig. 3). The WROC's final report and
implementation plan are significant since both
documents represent the consensus of this 40 -
member committee (Figure 4). The City of Costa
Mesa's Redevelopment Agency and City Council
used the WROC's findings and recommendations
in their decision-making process to identify the
Urban Plan areas and to apply General Plan land
use policies for mixed-use development.
The primary*difference between this urban plan
and the WROC recommendations for the
residential and live/work overlay zones lies in the
scope of the overlay zones. The WROC
recommendations identified three area specific
areas where the overlay zones were
"appropriate". These included a medium density
(12 units per acre) residential overlay zone for
the 30 -acre area west of Whittier Avenue, and
two live/work areas (one for approximately 20
parcels west of east of Whittier Avenue and a
second for approximately 25 parcels north of W.
18th Street (from Placentia to Whittier Avenue),
This Urban Plan area includes nearly the entire
southwest industrial core and allows a residential
overlay density at 13 units per acre, and live/work
developments throughout the plan area.
Figure 3
Several
Westside
Revitalization
Oversight
Committee
members
making public
comments at
city auncil
meeting.
Figure 4
WROCPlanning
documents
NASA WEST BLUETS Urban Pian
F;in
esbide
Rttr-t
�('144ja
VSEni-11
Commillit
PAGE 2
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
Mesa West Bluffs Urban Plan Area
On March 15, 2005, the Costa Mesa City Council
unanimously approved several revitalization
strategies aimed to improve the Westside. City
Council identified the Mesa West Bluffs Urban
Plan area as a live/work or residential overlay
area. The Zoning Map was amended on (date
pending] to reflect this overlay zone for the plan
area.
The Mesa West Bluffs Urban Plan area is
approximately 277 acres in size. Some major
roadways in the plan area include West 17'h
Street, West 181h Street, Placentia Avenue, and
Pomona Avenue. The Live/Work and Residential
Overlay Zone in the Mesa West Bluffs area is
identified in Figure 9.
Adoption of the Urban Plan
On February 13 and March 13, 2006, Planning
Commission conducted public hearings on the
three proposed Westside Urban Plans. The
Planning Commission (Figure 5A) reviewed these
plans at a total of five study sessions and two
public hearings and unanimously recommended
approval of the plan to City Council.
On April 4, 2006, City Council (Figure 5B)
adopted the Mesa West Bluffs Urban Plan.
Chair Bill Perkins
Commissioner Jmnes Fisler
Vice Chair Donn Hall
Commissioner Bruce Gorlich
PLANNING
COMMISSION
Figure 5A
MESA WEST BLUFFS Urban Plan
Figure 5B
CITY COUNCIL
,ldavur Allan Alansuor Council
number Linda Dixon
;14avor l'rn dem
Enc Bever
C'01117c11 member Gary d4onaho7
C'omncil member
Katrina Yo/ev
PAGE
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2000)
Purpose of Overlay Zoning
Overlay zoning is a useful tool in promoting the
long-term goals of the Mesa West Bluffs Urban
Plan. By giving a plan the weight of law, an overlay
zoning district helps ensure successful
implementation of the plads strategies. The
overlay zone applies zoning provisions to the Mesa
West Bluffs Urban Plan area. When activated by
an approved Master Plan, the underlying zoning
district is superseded by the zoning regulations
of the Mesa West Bluffs Urban Plan, unless
otherwise indicated.
The Mesa West Bluffs Urban Plan does not
propose any major intensification of land uses.
The emphasis is on improving the Urban Plan area
by providing visual enhancement and encouraging
the development of live/work units or residential
development within the plan area. Thus, future
traffic will be supported by the General Plan
roadway network.
With regard to the Live/Work Lofts or
Residential Overlay Zone, the Mesa West Bluffs
Urban Plan implements General Plan
goals/objectives/policies for mixed-use
development and new residential development by
regulating allowable land uses and development
standards.
The objectives of the Mesa West Bluffs Urban
Plan include:
• Identify development regulations to realize
the vision of the Urban Plan. These
regulations address mixed-use development
standards as well as public streetscapes and
urban design improvements and amenities.
• Provide a Land Use Matrix of allowable
uses for live/work development that
recognizes the development potential of the
plan area and need to sensitively integrate
new development with the surrounding areas,
and therefore, promote both resident and
business community confidence in the long
term. .
• Encourage the construction of Live/Work
Units that combine residential and
nonresidential uses in the some unit without
exceeding the development capacity of the
General Plan transportation system.
• Attract more residents and merchants by
allowing mixed-use development in the form
of a live/work loft, which offers first floor
retail/office uses and upper story living
spaces in the same unit.
• Encourage adaptive reuse of existing
industrial or commercial structures, which
would result in rehabilitated buildings with
unique architecture and a wider array of
complementary uses.
• Stimulate improvement in the Afesa West
Bluffs Urban Plan area through well-
designed and integrated urban residential
development that is nontraditional in form
and design with flexible open floor plans and
which complements the surrounding existing
development.
• Meet demand for a new housing type to
satisfy a diverse residential population
comprised of artists, designers, craftspeople,
professionals and small-business
entrepreneurs.
• Promote new type of urban housing that
would be target -marketed to people seeking
alternative housing choices in an industrial
area. An urban loft would be an alternative to
a traditional single-family residence, tract
home, or small -lot subdivision.
NASA WEST RM Urban P/an
• Encourage the design and development of
urban residential structures reflecting the
urban character of the surrounding industrial
context both in the interior and exterior
areas.
Encouraae Oua/ity_livalwork development
which promote business activity through work
spaces and amenity areas and which are
distinct from residential lofts/life-style lofts
in design and function
Figure 7.•
Artist
Rendering of
four-story
residential
building
Figure 8: Section
Drawing of a Live/Work
Unit, showing at-home
business on the ground
floor and living area
Figure 6: Artist
Rendering of a
Live/Work Unit
UPPER -STORY
TOWNHOUSE
AT-HOME BUSINESS
OR STUDIO
PAGE
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 200g)
GENERAL PLAN AND ZONING
The Mesa West Bluffs Urban Plan area is
characterized by a wide variety of land uses. The
plan area is composed of the Light Industry
General Plan land use designation.
The plan area consists of the following zoning
classifications:
CL - Commercial Limited
MG - General Industrial
The General Plan land use designations (Figure
9A) and zoning classifications (Figure 96) in the
urban plan area are shown on the following pages.
The Westside's primary uses are single- and
multi -family neighborhoods, and industrial uses.
The single-family neighborhoods are located
north and south of 19th Street and, in some areas,
are undergoing increased renovation activities.
Multi -family neighborhoods are found throughout
the Westside, with a substantial number of units
both north and south of 19'h Street. The
industrial areas of the Westside are
concentrated south of 19'h Street and along
Placentia, north of 191h Street. Industrial
properties are experiencing low vacancy rates and
strong property values.
The primary uses in the plan area include light
industrial uses and some local businesses. There
are approximately 400 nonconforming residential
units (general estimate only) in the plan area.
Some existing industrial businesses and
residential uses in the urban plan area are shown
in Figure 10.
MESA WEST BLUFFS urban Plan
Figurel0. Co/%ctionofsite photosofresidential
structures and existing industrial businesses in Mesa
West Bluffs Urban Plan area
PAGES
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
MESA WEST BM urban Plan
PLANNING " •
Master Plan for Mixed -Use Overlay Project
Figure If: Flowchart of
Timeline:
It is the express intent of the Mesa West Bluffs
P
masterp/an process and
B
average processing time. MASTR PLAN SCREENING
About 4 months
Urban Plan to allow existing industrial and
BY
commercial businesses to continue to operate and
CITY COUNCIL
expand consistent with existing General Plan and
zoning requirements. Opportunities for live/work
or residential development in the Mesa West
Bluffs Urban Plan area involve properties that
PROJECT SUBMITTAL
may be redeveloped, rehabilitated, or adaptively
PROJECT SUBMITTAL:
Week 1
re -used.
Master Plan
The land use regulations for allowable
- — - - -
development may only be activated through an
approved Master Plan (Figure 11). These specific
development regulations supersede those of the
Application deemed complete Application is missing information
Week 4
underlying zoning district (e.g. commercial and
industrial), unless otherwise indicated.
Live/work and residential development proposed
in the Mesa West Bluffs Urban Plan area requires
Mitigated Negative
Week 5-8
approval of a Master Plan pursuant to Title 13,
Declaration prepared
Chapter II, Planning Applications, of the Costa
Mesa Municipal Code. Applicants shall submit a
- - ---- - — .-
screening application for consideration by City
Council at a public meeting. No other concurrent
application for development may be submitted for
Public Review period
Week 9-11
processing until City Council comments on the
merits and appropriateness of the proposed
development are received. Other than making
comments, no other action on the screening
application will be taken by City Council.
Planning Commission
Week 12-13
Public hearings scheduled
In accordance with City procedures, the Planning
Commission reviews and considers Master Plans.
-- -
Refer to Section 13-28(g), Master Plan, of the
If denied, six months before similar
Code regarding the review process for
preliminary Master Plans and amendments to the
Master Plan approved MasterPlan denied
application can be submitted
Master Plan.
A devietienbeviations from the Mesa West Bluffs
district's development standards (as shown in
Tables Al -A3 -A of the Mesa West Bluffs Urban
Week 14
Appeal period observed
Plan) may be approved through the Master Plan
process provided that specific findings are made
pursuant to the Zoning Code.
PAGE
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
Live/Work Unit.*_— A mixed-use development
composed of commercially- or industrially -
oriented joint work and living quarters in the
same building, where typically the primary use is a
place of work and where there are separately -
designated residential and work areas. A
live/work unit consists of the following: (a)
living/sleeping area, kitchen, and sanitary
facilities in conformance with the Uniform
Building Code and (b) adequate work space
accessible from the living area, reserved for, and
regularly used by the resident(s).
.Master Plan. The overall development plan for a
parcel or parcels, which is depicted in both a
written and graphic format.
.Nixed -use development - Horizontal. A type of
mixed-use development where nonresidential and
residential uses are located adjacent to one
another on the same or adjoining lots of the same
development site and are typically sited in
separate buildings.
Afixed-use development - Vertical. A type of
mixed-use development where nonresidential and
residential uses are located in the some building
and where the dwelling units are typically located
on the upper levels and the nonresidential uses on
the lower levels.
Mixed-use overlay zoning district. A zoning
district superimposed over a base zoning district,
which modifies the regulations of the base zoning
district to allow mixed-use development. The
provisions of the mixed-use overlay district shall
be distinct from and supersede, in some
instances, the zoning regulations of the base
zoning district when activated through an
approved Master Plan.
Nonresidential component. Areas of the mixed-
use development including, but not limited to,
commercial/industrial buildings, work spaces,
storage areas, public spaces, and parking areas
primarily or exclusively used by the tenants of
the businesses.
Overlay Zone - Zoning district that applies
another set of zoning provisions to a specified
area within an existing zoning district. The
overlay zone supersedes the zoning regulations of
the base zoning district, unless otherwise
indicated.
Residential component. Areas of the
mixed-use development, including but not limited
to, buildings, habitable spaces, common spaces,
recreational facilities, and parking areas primarily
or exclusively used by the residents of the
dwelling units.
Residential Loft": Ma-n-Sef-t- A residential loft
is a multiple -family residential dwelling unit with
an open or flexible floor plan designed to
accommodate a variety of activities, including a
but not limited to living, sleeping, food
preparation, entertaining, and work spaces in a
single housekeeping unit. Residential lofts can
include multi-level townhomes and single -level
stacked flats. Residential lofts typically have
floor -to -ceiling dimensions in excess of 10 feet
and may have open ceilings with exposed duct
work, overhead lighting, fire sprinklers, etc.
Urban Plan. An implementation document
adopted by resolution by the City Council that
sets forth development standards and land use
regulations relating to the nature and extent of
land uses and structures in compliance with the
City's General Plan. An Urban Plan is designed to
establish the vision, development framework, and
historical/local context for a specified area.
"[Refer to additional distinctions between
live/work units and residential lofts on following
a e.
MESA WEST BUNTS Urban Plan
r
a.�
J. -
Figure 12: Photosofmixed--use developmentprojectsin
other Orange Countycities.
PAGE 7
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
LIVE/WORK
Live/work units feature a building type that
provides both employment and housing in an
integrated unit. As a hybrid of living and working
quarters, live/work development contributes to
the diversity of land uses by spatially
transitioning areas among industrial, commercial,
and residential land uses.
There are many different forms of live/work
units. The upstairs living/bedroom areas of a
mom-and-pop store, the apartment of a lawyer
next to his/her office, and the living_guarters of
an hair dist above his/her salon are all
examples of live/work units.
The Urban Plan offers flexible development
standards and consideration of deviations from
these requirements to encourage live/work units.
To promote this new type of urban housing,
live/work units will typically not feature the
same extent of open space amenities (i.e.
swimming pool areas, common meeting rooms,
barbeque/picnic areas, and private balconies) as
those amenities required in a residential
development. In fact, in exchange for higher
densities and development flexibility. the Urban
Plan allows minimal open space amenities.
Increased densities (i.e. 15-20 units per acre) and
up to 1.0 FAR are promoted in live/work
developments.
A fundamental challenge of creating viable
live/work units is ensuring that the live/work unit
does not become a purely residential use, lacking
adequate common and open space amenities. In
other words there must be a reasonable
expectation that business activities will occur
within the work space, and therefore, the unit
would not be exclusively used as a residence.
Live/work units are typically designed for one or
two adults, not for families. Compared to
residential uses, live/work units would therefore
present a reduced demand for multiple cars, open
space, and parking,
RESIDENTIAL REVERSION OF LIVEIWORK
UNITS
Reversion of live/work units to residential lofts is
expressly discouraged. Developers should
consider and integrate the following elements
into a live/work development:
• WORK SPACE VIABILITY: Does the
project feature a work space for
business?
• LIVABILITY: Does the live/work
development create a small business
community where social interaction
through common areas, courtyards,
pedestrian plazas, and common meeting
facilities is promoted?
• COMMERCIAL VISIBILITY: Does the
live/work development feature "garage -
style" doors consisting of window panes
that roll -up to reveal the interior work
space, large view windows, or other desmon
solutions which showcase business activity
in the work space area?
• FUNCTIONALITY: Are work spaces and
living spaces distinguishable, either
through visibility by the general public,
separate entrances/exits. or other
means?
RESIDENTIAL REVERSION: Is there a
reasonable expectation that business
activities would occur in the work space
and that the live/work unit would not
likely revert to a residential use in the
future?
Residential lofts in the Mesa West Urban Plan
areas are limited to 13 dwelling units per acre.
The primary purpose is to serve as living quarters
and not for commerce.
Therefore, in contrast to a live/work unit, these
residential lofts will provide greater
opportunities for spontaneous interaction among
residents as they come and go in "interactive
spaces" such as common courtyards atriums,
swimming pool areas, and other amenity areas.
In summary, a residential loft will appeal to a
traditional homebuyer without a small business.
Oftentimes first-time homebuyers, young urban
professionals, and couples without children
gravitate towards residential lofts as their initial
home purchase due to their pricepoint and
lifestlye amenities.
DENSITY.•
• Residential lofts are limited to a density
of 13 dwelling units per acre.
• Live/work development may be
constructed up to 1.0 FAR, provided that
the proposed pro.iect is within the
General Plan circulation system. This may
result in 15-20 live/work units per acre.
MESA WEST BLIATS Urban P/an
OPEN SPACE:
• Residential lofts at 13 du/acre must
include a minimum 200 square -foot open
space area for each unit.
• Live/work units are not required to have
the same level of open space amenities
(i.e. swimming pool areas, common meeting
rooms, barbecue/picnic areas, and private
balconies) as those amenities required in a
residential development.
PAGE
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
The "Illustrative Perspectives" is an example of a
live/work development project. These renderings
are for illustrative purposes only and are not
intended to represent a preferred or
recommended design.
The illustrative provides an example of
development that could theoretically be built, in
conformance with the General Plan and the
development standards/zoning regulations of the
Zoning Code and Mesa West Bluffs Urban Plan.
LIVE/WORK UNITS I
The live/work concept of mixed-use zoning has its
roots in two ideas, which are applicable to the
Mesa West Bluffs Urban Plan area.
The first was the creation of a "Main Street"
shop front by an at -grade townhouse with the
first floor designed for commercial purposes. In
the shop front, separation between work and
living is usually the first floor ceiling.
The second idea was the conversion of industrial
uses into artist lofts.. This may include
construction of townhouse projects and
courtyard lofts in industrial areas. Loft units
usually have no physical separation between work
and living areas.
A live/work unit is what most people imagine when
they picture a typical "artist loft". The live/work
concept meets the needs of those who feel that
the proximity afforded by live/work is important,
.but who would nevertheless like some separation
between living and working spaces. This
separation can be met by locating residential uses
above commercial/industrial uses, or in an entirely
separate building located on the same property.
In a live/work unit, the living portion is typically
located in the upper floors. The work space is
separated by a wall (sometimes glazed or fire
rated) or a floor. This separation minimizes
exposure to hazardous materials or high -impact
work activity.
LIVE/WORK ILLUSTRATIVE
The following live/work development (Figure 13)
may be representative of live/work projects
constructed in the plan area.
Project Site: z acre
Project Type: live/work loft
No. of Stories: 3 stories
No. of Units: 6 live/work lofts
Unit Size: 650 sq.ft. Work Space
1,550 sq.ft. Living Space
2,200 sq.ft.
Parking: 21 parking spaces
(Each unit has single -car
garage)
FAR: Max 1.0 FAR
MMA WEST BLUM Urban Plan
Figure 13: Illustrative example of live/work units (6 units for 0.5 acre site) with working
spaces and l/ving areas contained within a single unit.
PAGE
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
DEVELOPMENT STANDARDS
The land use regulations for allowable live/work
and residential development are activated by a
Master Plan. The development regulations of the
base zoning district shall be superseded by those
contained in the Mesa West Bluffs Urban Plan,
unless otherwise noted (Tables A3 -A3,
Development Standards).
A Master Plan is required to activate the zoning
Provisions of the Urban Plan. An approved
Master Plan will allow new construction that does
not fully meet all the applicable sections of the
Zoning Code and Urban Plan requirements.
Through the review process, the applicant must
demonstrate why strict compliance with current
requirements is either infeasible or unnecessorX
for the proposed project.
Deviations from development standards may be
granted through the master plan approval process
with consideration to existing development
configuration, compatibility of adjacent uses,
inclusion of pedestrian -oriented space, and/or
inclusion of amenities along the street side.
Pursuant to Section 13-83.52(d) of the Costa
Mesa Municipal Code, a deviation from mixed-use
development standards may be approved through
the master plan process provided that the
following findings be made:
1. The strict interpretation and application
of the mixed-use overlay district's
development standards would result in
practical difficulty inconsistent with the -
purpose and intent of the General Plan
and Urban Plan, while the deviation to the
regulation allows for a development that
better achieves the purpose and intent of
the General Plan and Urban Plan.
2. The granting of the deviation results in a
mixed-use development which exhibits
excellence in design, site planning,
integration of uses and structures and
compatibility standards for residential
development.
3. The granting of a deviation will not be
detrimental to the public health, safety,
or welfare, or materially injurious to
properties or improvements in the
vicinity.
Additional on-site and off-site amenities
contributing to the project's overall design
excellence may enable appropriate findings for
approval of the requested deviations to be made.
In exchange for any deviation from any current
standard, the project must provide quality
environments and substantial amenities, which
may include:
On -Site Amenities (Development Lot)
a. Pedestrian -oriented plazas,
courtyards, atriums that provide
"interactive spaces" for residents.
b. Common meeting room facilities in
which business assistance/facilities
would be provided in a live/work
setting (i.e. Live/work incubators).
C. Shared garages instead of carports
for greater security.
d. Compliance with the Citvs Energy
Star Program for residential
structures.
e. LEE[) Certification.
f. Green Technology features (green
decks, green roofs irrigation with
reclaimed water, etc.)
g. Useable common open space with
amenities, such as a tot lot, swimming
pool, outdoor recreational facilities.
h. Community garden areas and meeting
areas.
i. Additional landscape materials that
exceed Zoning Code requirements in
terms of number or size. For
example, exchanging required 1 -gallon
plants for 5 -gallon plants.
j. Provision of landscaping that consists
Primarily of California native species.
k. Upgraded windows and exterior doors
for noise reduction and energy
conservation.
I. Other amenities that enhance the
project and the overall neighborhood.
Off -Site Amenities (Public Rea/m)
a. Undergrounding of utilities in public
right-of-way.
b. Streetscape improvements including
planting materials and street
furnishings.
C. Decorative crosswalks consisting of
stamped concrete, pavers, or brick.
d. Light standards with cohesive design
theme.
e. Monument signage for community
identity.
f. Landscaped medians and landscaped
planters in public right-of-way.
g. Repair/replacement of sidewalks in
immediate vicinity of project area.
MESA WEST MR Urban Plan
Required Findings for Deviations from
Development Standards for Livelftrk Units
I_n addition to on-site and off-site amenities. the
City will require a finding in support of requested
deviations from the development standards for
live/work units. Specifically, the finding will
indicate that granting the requested deviation(s)
will not make the live work unit(s) more suitable
for use that is primarily residential.
PAGE 10
TABLE Al:
LIVE/WORK AND RESIDENTIAL DEVELOPMENT STANDARDS
(See also additional development standards specific to livefivork developments /Table A27 and residential development [Table .43,L.)
MESA WEST BLUFFS URBAN PLAN
DEVELOPMENT STANDARDS
T
Y
+ +'
appray rY .it a ,t ' ti + +'b d 7 Y 'mSa
rr �
eemY J Jaeont uses,inelusien efY ,
inelusien a€ amenities aleng the stFed side.
Overall Building Height
Maximum 4 stories/ 60 feet
1. Roof gardens/terraces in m.ed • e development pre@e+ shall not be
considered a story.
2. Lofts, as defined in Section 13-6 of the Zoning Code, without exterior access
and having only clerestory windows will not be regarded as a story.
Attics
Attics shall not be heated or cooled, nor contain any electrical outlets or operable
windows. Attics above the maximum number of stories shall be an integral part
of the building roofline and not appear as an additional story on any building
elevation. Windows in any attic space above the maximum number of stories
shall be incidental and limited to a dormer style.
Si li.,.t..... 121aeo...e.,+
.+ s......e...,. inn land Gl +
Window plaee„,,,. t sheuld take ince e .,
ruses.
win.t should b used in amas where t1,
Bluff Top Setback
No building or structure closer than 10 feet from bluff crest (see Section 13-34
Bluff -Top Development)
Distance between main buildings
Minimum 10 foot distance between main buildings on the same site.
Distance between accessory structures.
Minimum 6 foot distance between accessory structures and main buildings.
POOLS AND SPAS
Above -ground pools and spas shall not be located in the required front setback from a public street and are subject to rear and side
yard setbacks for main structures. Additional setbacks may be applicable pursuant to Uniform Building Code requirements.
PROJECTIONS (Maximum depth of projections given)
Roof or Eaves Overhang; Awning 2 feet 6 inches into required side setback or building separation area
5 feet into required front or rear setback.
Open, unenclosed stairways. 2 feet 6 inches into required setback area.
Chimneys 2 feet above maximum building height.
Fireplaces 2 feet into required setback or building separation area
ADDITIONAL DEVELOPMENT STANDARDS
Common Interest Developments
Required for all residential or live/work developments.
Window Placement
Window placement should take into account surrounding land uses Clerestory
windows should be used in areas where there are privacy or view concerns
Building Materials
A variety of building materials shall be incorporated into the design of the
exterior elevations.
Mechanical Ventilation
All units shall be mechanically ventilated.
Residential Noise Levels
1. Residential interior noise levels must be met for interior residential living
spaces. Residential exterior noise levels must be met on all private patios, upper -
story decks, and balconies. However, residential exterior noise levels do not
need to be satisfied on roof -top decks/terraces or in common open space areas.
2. Noise study required with project application to document onsite noise levels
from surrounding land uses.
Onsite Private Recreational Facilities
Provision of onsite private recreational facilities that are designed for the
anticipated demographic profile of the residential development.
Garage
Garages are required to be used for vehicle storage.
Tandem Garage Parking
Minimum 10-foot wide x 38-foot long interior dimensions for garages
containing two tandem parking spaces
Notice
In conjunction with the sale of any unit, adequate notice shall be given of the
existing surrounding industrial land uses, including but not limited to,
operational characteristics such as hours of operation, delivery schedules,
outdoor activities, noise, and odor generation.
Other Mixed-Use Development
The Mesa West Bluffs Urban Plan emphasizes live/work units or residential
development. If other types of mixed-use development is proposed (i.e. vertical
mixed-use development with groundfloor retail and upperfloor residential units).
refer to the 19 West Urban Plan or SoBECA Urban Plan for relevant mixed-use
development standards.
DEVIATIONS
Deviations from development standards may be granted through the master plan
approval process with consideration to the inclusion of on-site and off-site
amenities which may iustifv the deviation. See Page 10 of Urban Plan.
TABLE A2:
LIVE/WORKDEVELOPMENT STANDARDS
MESA WEST BLUFFS URBAN PLAN
DEVELOPMENT STANDARDS
(See also Table Al for additional live/work develovment standards).
Minimum Lot Size
None
Minimum Size of Work Space
250 square feet
Maximum Floor Area Ratio for mixed-use
development project (e.g. live/work units)
• Commercial Base Zoning District
1.0 FAR*
• Industrial Base Zoning District
1.0 FAR*
*IMPORTANT NOTE: The overall density/intensity of nroposed development
is dependent on many factors and not solely the maximum allowable FAR. For
example, the FAR and vehicle trip generation work in concert to ensure that the
proposed development does not exceed the capacity of the General Plan
circulation system. Therefore, the maximum allowable FAR may be lower than
1.0 FAR depending upon the capacity allowed by the General Plan circulation
system. Additionally site plan layout, parking requirements. and building
design are other important variables. Seepage 17#1 for more discussion.
Development Lot Coverage
Maximum 90%
Minimum Open Space of Development Lot
Minimum 10%
(This minimum open space requirement strictly applies to the overall
development lot area and does not include areas above grade such as upperfloor
balconies, patios, and roof decks..-) °
addition to a sidertial open space required per dwelling tmit
FRONT BUILD-TO-LINE AND SETBACKS FOR MAIN BUILDINGS AND ACCESSORY BUILDINGS
Minimum distances given, unless otherwise noted. All setbacks from streets to development lots are measured from the ultimate
property line shown on the Master Plan of Highways. Increased side and rear setbacks may be required pursuant to Uniform
Building Code requirements.
Front Build-To-Line
• Abutting public street
Build-To-Line of 10 feet along all public streets
Side Setback .
• Interior
0 feet
• Abutting a public street
10 feet along Whittier Ave., Wallace St., Placentia St., Pomona Ave., Anaheim
Ave., W. 16t' St., W. 17" St., W. 18th St., and W. 20" St.
5 feet for all other streets
• Abutting a publicly-dedicated alley
5 feet
• Abutting residential zone
20 feet
Rear Setback
• Abutting a public street
• Abutting residential zone
• All other rear property lines
PARKING
10 feet along all public streets
20 feet
0 feet
1. Vehicle parking is required either on-site or on another lot within a distance deemed acceptable by the Planning Commission.
A reduction in the vehicle parking requirements shall be determined as outlined in "City of Costa Mesa Procedure for
Determining Shared Parking Requirements." The parking reduction for the mixed-use development project and may be approved
in conjunction with the master plan approval.
2. Parking spaces shall be specifically designated for tenants and guests of live/work units by the use of posting, pavement
markings, and physical separation. The parking area design may include the use of alternative parking techniques such as
mechanized stacked parking systems to satisfy parking requirements, subject to review and approval by the Planning
Commission. Parking design shall also consider the use of separate entrances and exits, or a designated lane, for residents, so that
residents are not waiting in line behind shoppers or moviegoers. Parking structures shall be architecturally integrated with the
project design.
3. Parking structures shall be screened from view at street level and include architectural detailing, artwork, landscape, or similar
visual features to enhance the street facade. Screening of parking structure levels above street grade is encouraged through the use
of vines or architectural screening detail that is compatible with the project.
1. Parking requirements for live/work units are based on the type of
Live/Work Units commercial/industrial activities conducted in the work space. Additional
parking may be required for higher intensity live/work units compared to those
units which function as home businesses. Transportation Services Division shall
determine the appropriate parking rates to be applied to live/work development
on a case-by-case basis, depending on the allowable uses.
Minimum parking requirements for live/work units (with similar function to
home occupations) shall be applied as follows:
Live/Work Unit
Tenant Parking
Guest Parking Space
Space (2a)
To 1,000 sq.ft.
1.0 space
1.5 space
per unit
per unit
To 2,000 sq.ft.
1.5 spaces
1.5 space
per unit
per unit
To 3,000 sq.ft.
2.0 spaces
1.5 space
per unit
per unit
Over 3,000 sq.ft.
2.5 spaces
1.5 space
per unit
per unit
i. Assigned Tenant Parking. No less than one covered, tenant assigned parking
space provided for each unit.
ii. The application of these parking requirements apply to "permitted" uses in
live/work units. Any conditionally permitted uses may be subject to additional
parking requirements depending on the proposed business activities.
SIGNAGE
A Planned Signing Program is required. Total area of all freestanding signs may not exceed 50% of total allowed sign area per
street frontage pursuant to the City's Sign Ordinance.
Building Wall Sign Wall signs shall not exceed one square foot of sign area for each linear foot of
building frontage or portion thereof.
Freestanding Sign along Whittier Ave., Maximum 25 feet in height including the base.
Wallace St., Placentia St., Pomona
Ave., Anaheim Ave., W. 16th St., W.
17" St., W. 18" St., and W. 20" St
Freestanding Sign along all other public
streets
Maximum 7 feet in height including the base
Total area of all freestanding signs may not exceed 50% of total allowed sign
area per street frontage pursuant to the City's Sign Ordinance.
TABLE A3:
RESIDENTIAL DEVELOPMENT STANDARDS
MESA WEST BLUFFS URBAN PLAN
DEVELOPMENT STANDARDS
(Please see also Table AI for additional residential development standards.)
Minimum Lot Size
One Acre
T�Density
Maximum 13 units per acre
Development Lot
Maximum 60 percent of total lot area
Coverage
Minimum -Open Space
Development Lot:
Minimum 40 percent of total lot area
Residential Open Space_
Minimum 200 sq.ft. per dwelling unit of residential component
(This requirement does not apply to live/work units)
Residential open space may be any combination of private and common open space areas.
Common open space may be distributed throughout the residential component of the
mixed-use development and need not be in a single large area. Common open space areas
may be satisfied by common roof gardens, common recreational/leisure areas, recreational
facilities featuring swimming pools, decks, and court game facilities. Private open space
may be provided for each dwelling unit above the first floor in the form of a private patio or
balcony.
FRONT BUILD -TO -LINE AND SETBACKS FOR MAIN BUILDINGS AND ACCESSORY BUILDINGS
Minimum distances given, unless otherwise noted. All setbacks from streets to development lots are measured from the ultimate
property line shown on the Master Plan of Highways. Increased side and rear setbacks may be required pursuant to Uniform
Building Code requirements.
Front Build -To -Line
• Abutting public street
Build -To -Line of 10 feet along all public streets
Side Setback
• Interior
0 -foot setback on interior property lines if structure is non habitable
10 -foot setback if structure is habitable.
• Abutting a public street
10 feet along Whittier Ave., Wallace St., Placentia St., Pomona Ave., Anaheim Ave., W.
16`h St., W. 17`' St., W. 18`h St., and W. 20`h St.
5 feet for all other streets
• Abutting a publicly -
dedicated alley
5 feet
• Abutting residential zone
10 feet
Rear Setback
• Abutting a public street
10 feet along all public streets
• Abutting residential zone
10 feet
• All other rear property lines
5 feet
Parking
Residential parking requirements shall be applied pursuant to Section 13-87, Chapter VI,
Off-street Parking Requirements, of the Zoning Code. An exception is made for residential
lofts where the following parking requirements are applied:
Residential Loft Parking Requirements:
1. 1,000 square feet or less in size: 1 covered space and 0.5 guest space
2. More than 1,000 square feet in size: 2 covered spaces and 0.5 guest space
Location criteria
1. Residential projects should be located in proximity to existing residential
neighborhoods.
2. For residential projects that are proposed in a predominantly industrial area,
the following design considerations should be applied:
i. Project design should be "urban loft" in character in both exterior and
interior design.
ii. Roof -top decks are encouraged.
iii., Orientation of living areas including patios and decks from abutting
industrial properties.
iv. Units should be oriented towards an internal courtyard, amenities,
and/or recreational area.
Design Guidelines
Compliance with Residential Design Guidelines
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
Density and Intensity of Live/Work Development
The floor -area -ratio and vehicle trip generation
work in concert to ensure that new live/work
developments, as measured by average daily trip
generation, do not exceed the capacity of the
circulation system.
Maximum Allowable Intensity (Floor -Area -Ratio)
Intensity in mixed-use development is measured
by floor -area -ratios, which determine the
maximum amount of mixed-use development that
is allowed on a lot or parcel. Intensity is
therefore not exclusively measured by the
number of dwelling units per acre of land.
For live/work units, any increase from the
maximum 1.0 FAR (up to a maximum of 1.25 FAR)
may be approved if appropriate findings can be
made related to excellence in design, site
planning, integration of uses and structures and
protection of the integrity of the neighborhood.
These findings are described in Article 11,
Mixed -Use Overlay Developments, of the Costa
Mesa Municipal Code.
Table B provides maximum FARs for live/work
development in the plan area. Figure 15 is a
prototypical illustration of a live/work unit
featuring an at-home business or studio.
Table B
FARS for Live/Work Units
Development
Commercial
Industrial
Standard
Base Zoning
Base
District
Zoning
District
Maximum Floor-
1.0 FAR
1.0 FAR
area -ratio for
live/work
development
Vehicle Trip Generation
Intensity refers to the magnitude of vehicle
traffic activity generated by the mixed-use
development. Successful mixed-use development
requires a critical balance of building area
(density) and vehicle traffic (intensity). The
Urban Plan intends to stimulate live/work and
residential development that both provide for the
critical mass without exceeding the development
capacity of the General Plan transportation
system (Figure 14 and 15).
It is anticipated that as mixed-use projects
develop over time in the plan area, overall vehicle
trip generation will decrease when compared to
more traditionally zoned and developed
properties in Costa Mesa.
General Plan Conformance
The Mesa West Bluffs Urban Plan is consistent
with the following 2000 General Plan circulation
policies:
CIR-IA.8 Encourage the integration of
compatible land uses and
housing into major
development projects to
reduce vehicle use.
CIR-1A.9 Encourage General Plan land
uses whichgenerate high
traffic volumes to be located
near major transportation
corridors and public transit
facilities to minimize vehicle
use, congestion, and delay.
CIR-IA.16 Maintain balance between land
use and circulation systems by phasing new
development to levels that can be
accommodate by roadways existing or planned
to exist at the time of completion of each
phase of development.
C
xouslxc
PEDESTRIIIN-PRIE9O ,
STREET `-•r
HOUSING
FigureMr Subdivision patternsofmixed-use
development, which promotes pedestrian -friendly streets
and varying lot sizes to reduce vehicle traffic.
MESA WEST WIN Urban P/aa
Figure 15.- Example of structures in mixed-use district
that are located along the 10 -foot build-to-line"with
parking areas sited behind the buildings
PAGE 13
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
Project Traffic Analysis d Annual Traffic
Monitoring
In conjunction with each Master Plan submittal,
Transportation Services staff will analyze the
following: (a) the proposed development project's
anticipated traffic/circulation impacts on the
surrounding circulation system; (b) the project's
consistency with the City's traffic model for the
affected traffic analysis zone (TAZ), (c) trip
generation characteristics of other land uses in
the TAZ, and (d) any appropriate mitigation
measures for significant traffic impacts that are
identified. If needed, Transportation Services
staff may require the applicant to provide a
supplemental traffic analysis.
Additionally, through the City's annual
Development Phasing and Performance Monitoring
Program, Transportation Services staff will
monitor traffic conditions of the affected
traffic analysis zones for the plan area to ensure
that traffic generation assumptions are correct
and that the circulation system is operating
consistent with adopted Master Plan of Highways
and General Plan goals and policies.
1 1 �8 — (�( i • I
r� IST i�.
��t>vlot>;.tir7�
•naomr
L7 LC`I) I Q-
J
s iT
7�'
TAZ 136
� r-' �.-�r C t"iJni I � � - � �, —� —i•— _fit � � ��'A�x
t19�
razna
1 I � �-
_ —1L 1
p jlfr
12n a T71III
h i
fly —�—
fI II' rulzi ((�11. TAZ 129 j, j ,rules
Tl
/ 1 LJ
_J
TAZ IiI �
`l• I �1
TAZ 122 /�w• ���
wwwlll \
TAZ 124 IF L .,
jr
TAZ 125
T_ I_
`
Leciend
Q ugh[ Industry rw�,
00➢OIN O➢0 042 0.1E
Ire 16: Traffic analysis zona.
J
MESA WEST BLUFFS urban Plan
PAGE 14
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
A variety of small-scale services are encouraged
with limited larger offices and commercial uses
being permitted in ground -level units. No
proposed nonresidential uses shall be designed or
operated so as to expose residents to offensive
odors, dust, electrical interference, and/ or
Vibration. Proposed new development will be
required to provide onsite mitigation of impacts
associated with surrounding nonresidential land
uses.
The land use matrix shown in Table C provides a
list of permitted and conditionally permitted in
mixed-use development, including live/work units.
Similar to the role of a land use matrix in Planned
Development Commercial (PDC) and Planned
Development Industrial (PDI) zoning districts,
the Urban Plan land use matrix provides a distinct
listing of allowable uses that is customized for
mixed-use development projects.
For example, uses permitted by right in a mixed-
use development are considered compatible with
residential uses on the same development site.
These permitted uses may include artist studios,
retail stores, neighborhood grocery stores,
coffee/sandwich shops, and neighborhood dry
cleaners. Conditionally permitted uses may
include photography studios, physical fitness
facilities, dance studios, or movie theaters.
Given that the overlay zone provides for
development of live/work units and residential
projects, any other type of mixed-use
development (e.g. horizontal and vertical mixed-
use development without a live/work component)
requires a conditional use permit in the plan area.
MESA WEST &ISYS urban Plan
Figure 17.•
Examples of
businesses
that maybe
established
as live/work
units
Notes., Laundry/dry cleaners allowed in a mixed-use
developmentrefer to neighborhood drycleaners and not
commercial drycleaning plants involving large scale
hazardous solvents storage and chemical use.
PAGE 15
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
Master Plan Land Use Matrix
A Master Plan is required to be approved for all
development projects proposed in the overlay
zone. As part of the Master Plan approval, a
project -specific land use matrix of permitted,
conditionally permitted, and prohibited land uses
will be identified by refining the listing shown in
the Urban Plan land use matrix.
A developer may choose to refine this Urban Plan
land use matrix by identifying certain permitted
and conditionally permitted uses for the specific
Master Plan proposal. This "Master Plan" land
use matrix will be approved by the Planning
Commission in conjunction with the overall
approval of the development project, and it will
supersede the land use matrix in this Urban Plan.
If the Master Plan approval does not include such
a matrix, the land use matrix in this Urban Plan
shall be applied.
Thus, the purpose of a separate land use matrix
in this Urban Plan is to supersede the more
generalized matrix currently provided in the
Zoning Code and thereby allow further
specification of uses for a mixed-use planned
development.
Only the conditionally approved land uses would
require subsequent review and action by the
Planning Commission, at the time the land use is
proposed. Parking requirements, lease space size
restrictions, hours of operations, and other
related conditions of approval would be stipulated
for these conditional uses.
After a Master Plan is approved, a conditional use
permit would be referred to the Planning
Commission for review and action, if: (1) an
applicant seeks approval of a land use designated
in the Master Plan land use matrix as requiring a
conditional use permit, or (2) an applicant seeks
approval of land use that requires a conditional
use permit pursuant to the Urban Plan land use
matrix, because it is not listed in the applicable
Master Plan land use matrix.
Additional Uses
Other than residential uses and those uses
identified in this Land Use Matrix, uses that are
prohibited in the base zoning district shall also be
prohibited in overlay district. All other uses not
specified in the Land Use Matrix may be
considered by the Development Services
Director.
Depending upon the project location and/or site
and building design, additional permitted and
conditionally permitted uses may be appropriate.
These additional uses shall be considered on a
project -specific basis as a part of the mater plan
review process. If deemed appropriate, the
master plan approval shall list the additional uses
allowed within the project. Conversely, additional
prohibited uses could also be identified though
this same process.
LAND USE COMPATIBILITY
New development in the mixed-use overlay
district shall be evaluated for compatibility with
existing development on a case by case basis.
The following considerations incorporated into
the proposed project:
Standard Condition of Approval: For
proposed development adjacent to
residentially -zoned properties that
exceeds two stories, developer shall
submit a shade/shadow analysis prepared
by a professional aesthetic consultant.
The conclusions of the aesthetic analysis
shall specifically demonstrate that
adequate daylight plane requirements for
the abutting residential uses are
provided.
Land use compatibility studies are
required in the form of a Health Risk
Assessment Study and Phase 1
Environmental Assessment Study for all
mixed-use development projects. Other
equivalent compatibility analysis may be
approved by the Development Services
Director. The studies should
recommended mitigation measures to
reduce any environmental concerns to
below a level of significance. These
measures or project design features
should be incorporated into the proposed
project and disclosed in the environmental
document.
At the discretion of the Development Services
Director and in consideration of specific site
characteristics, additional or modified
development standards and conditions of approval
may be added to include, but not be limited to,
increased setbacks, increased wall height,
MESA WEST BLUFFS Urban Pian
enhanced landscaping, and other appropriate edge
treatments aimed at enhancing the compatibility
of urban infill projects.
PAGE 16
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
As part of the Master Plan approval, a condition
of approval may require that the Covenants,
Conditions, and Restrictions (CC&Rs) disclose the
existing noise environment and any odor -
generating uses within and surrounding the
mixed-use development.
The provision of the CC&Rs that relates to
disclosures will be reviewed/approved by the City
Attorney's office prior to recordation. A
provision to the CC&Rs will also stipulate that any
subsequent revisions to the CC&Rs related to this
issue must be approved by the City Attorneys
office.
A condition of approval may be included which
would require that written notice of the then -
existing noise environment and any odor
generating uses within the mixed-use
development and within a specific radius of the
mixed use development be distributed to any
prospective purchaser or tenant at least 15 days
prior to close of escrow, or within three days of
the execution of a real estate sales contract or
rental/lease agreement, whichever is longer.
The City Attorney's office shall determine the
legal mechanism employed to ensure disclosure of
noise and odor generating uses. For example, if
this disclosure were required as a deed
restriction, it would not need to be included in
the CC&Rs.
The following development incentives may be
offered to industrial property owners in the
mixed-use overlay district.
1. Existing industrial properties that are
currently developed at a floor area ratio that
exceeds the maximum allowable floor area ratio
stated in the Zoning Code may be voluntarily
demolished and redeveloped at the same floor
area ratio. However, the redevelopment of the
site should result in an equal or lesser degree of
nonconformity with current City standards.
2. An industrial -based improvement
program similar to the Residential Remodeling
Incentive Program (RRIP) that would waive permit
and plan check fees for improvements to
industrial properties.
3. Public streetscape improvements similar
to those along West 19th Street.
4. Development incentives to replace small
"incubator" space lost through loft or live/work
conversions or encourage ownership of incubator
spaces. Such an incentive may involve an FAR
"density bonus" for projects that include smaller
multi -tenant spaces. This may be fashioned
similar to the currently proposed FAR increase
for mixed use projects that meet certain criteria
or findings (i.e. excellence in design, integration
into neighborhood, provision of replacement
"incubator" space, etc.).
MESA WET NO Urban P/an
PAGE 17
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
A detailed landscape plan shall be approved by the
Planning Division prior to issuance of any building
permits. Chapter VII, Landscaping Standards, of
the City's Zoning Code provides on-site landscaping
requirements for mixed-use development.
Developers should include extensive on-site
landscaping, plazas and courts, art, fountains,
seating, and shade shelters for, shoppers and
pedestrians. Consistent rows of street trees,
ground landscape, pedestrian -oriented lighting
fixtures, well-designed signage, distinctive
paving, and public art should be used to enhance
the aesthetic quality and distinguish the area.
Streetscape elements should be linked with the
higher intensity improvements planned for the
Mesa West Bluffs Urban Plan. The Streetscape
improvements should also contribute to the
enhancement of the visual quality and value of the
mix of commercial„ residential, and community
service uses located along major public streets.
LANDSCAPE
The amount of required on-site landscaping is
prescribed in Title 13, Chapter VII, Landscaping
Standards, of the Municipal Code. All required
landscaped areas, including landscaped areas within
parking lots, shall consist of predominately
California native plants. Following is the
recommended landscape palette for the plan area.
Other landscape materials that meet the intent of
this plan may be approved by the Planning Division.
LARGE DECIDUOUS TREES
Platanusracemosa (California Sycamore)
• Fast growing deciduous tree 50+ feet tall.
• Nice naturalized look with arching
branches.
• Good tree for wildlife/birds.
Cercidium floridum (Palo Verde Blue)
• Deciduous tree grows up to 20-30 feet
tall.
• Yellow flowers in spring March or April.
• Bare much of the year, but seems to have
nice blue-green branches.
• Takes heavy soil.
Figure .W Palo Verde Blue
Cercis occidentalis (Western Redbud)
• Nice small, single or multitrunked tree,
deciduous, grows to 20 feet tall.
• Very nice magenta flowers along branches
in spring (more when mature).
• Loses leaves in winter, but very graceful
branching when mature and will allow for
more sun below tree for shrubs, ground
cover.
Figure .N Western Red Bud
Arctostaphylos refugioensis (Manzanita)
• Evergreen tree reaching 15 feet tall and 10
feet wide.
• Showy white flowers in spring and nice
reddish/brown bark.
• Nice specimen tree - nice arching
branches.
• Good companion plant is Rhamnus.
Hummingbird attractant.
• Needs only monthly irrigation once
established.
Figure 20: Manzanita
MESA WEST WUM urban Plan
SMALL TREE (UNDER 20' IN HEIGHT)
Chilopsis linearis (Desert Willow)
• Deciduous, fast-growing tree that grows to
about 20 feet tall.
Needs summer water (twice monthly).
• Main appeal is the large pink blossoms.
Figure 21: Desert Willow
PAGE 18
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
LARGE EVERGREENS
Pinus torreyana (Torrey Pine)
• Fast growing evergreen to 40-60 feet
tall.
• Open habit in coastal area and more
symmetrical inland.
• Nice pine in right conditions - seems to
prefer coastal climate.
• Resistant to oak root fungus.
SHRUBS
Arctostaphylos :Sunset'(Sunset Manzanita)
• Evergreen shrub that grows to about 3' by
6'.
• Dark red bark with white flowers.
• Considered one of cleaner/neater
manzanitas and compact.
• Tolerates clay soil and drought tolerant.
Figure 22: 5unsetManzanita
Ceanothus(Skylark)
• Evergreen shrub 3-6'x T tall, but can be
kept at 3'x3'.
• Glossy dark green leaves with bright blue
flowers in spring.
• Tolerant to summer and garden watering.
Blooms over long season.
Rhamnus californica Eve Case' and 'Mound San
Bruno'(Coffeeberry)
• Nice evergreen mounding shrub that
grows to about 4-6'x6'.
• Adaptable to most soils and can be
shaped.
• Mound San Bruno is a little smaller than
Eve Case.
• Good replacements for Indian Hawthorn,
Photinia, Pittosporum, etc.
GROUNDCOVERS
Ceanothusgloriosus (Anchor Bay)
• Grows to 1-1 z' tall and 6-8' wide. Very
dense
• Nice blue flowers in spring and good at
holding down weeds.
Figure 24: Anchor Bay
Ceanothusgriseus horizontalis (Yankee Point)
• Mounding ground cover or very small
shrub that grows 2-3'x10'.
• Dark green glossy leaves with blue
flowers in spring.
Baccharis PigeonPoint'(Dwarf Coyote Brush)
• Grows 1 -foot tall and about 12 feet wide
dark green ground cover.
• Stays low and clean. Tolerates bad soil.
MESA WEST W= Urban Plan
PAGE 19
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT /N JUNE, 2009)
The following studies shall be submitted with the
project application.
Noise Studv (Reouired)
In the Noise Study, a qualified acoustical engineer
shall certify that the proposed construction shall
meet the City's Noise Ordinance requirements.
Specifically, residential interior noise levels shall
be 45 CNEL or less, and residential exterior noise
levels in private open space areas shall be 65 CNEL
or less.
The General Plan describes the indoor environment
as inclusive of bathrooms, closets, corridors, and
living/sleeping areas of the dwelling unit. The
residential area of a live/work unit is subject to
the interior residential noise requirements.
The exterior noise standards of the City's Noise
Ordinance shall not apply to the following exterior
areas of multi -family residential development or
live/work units located within a Mixed -Use Overlay
District, approved pursuant to a Master Plan, and
subject to the land use regulations of the Urban
Plan,
(1) Private balconies or patios regardless of
size;
(2) Private or community roof decks/roof
terraces;
(3) Internal courtyards and landscaped
walkways that do not include resident -serving,
active recreational uses such as community pool,
spa, tennis courts, barbeque, and picnic areas.
Proper design may include, but shall not be limited
to, building orientation, double pane or extra -
strength windows, wall and ceiling insulation, and
orientation and insulation of vents. Where it is
necessary that windows be closed in order to
achieve the required level, adequate means shall be
provided for ventilation/coaling to provide a
L—
habitable environment. Commercial uses shall be
designed and operated, and hours of operation
limited, where appropriate, so that neighboring
residents are not exposed to offensive noise,
especially from traffic, routine deliveries, or late
night activity. No use shall produce continual
loading or unloading or heavy trucks at the site.
Phase I Enwromnenta/Assessment (Reouired)
In the Phase 1 Environment Assessment,
disclosure of and measures to remediate onsite
hazardous wastes/substances shall be provided.
Where applicable, a letter of case closure is
required from the County of Orange Health Care
Agency for development sites, as applicable.
Traffic Study (Reouired as determined hX
Transportation Services Division)
The primary objective of new development,
redevelopment and adaptive reuse of the
properties in the Mesa West Bluffs Urban Plan
area is to revitalize the area without exceeding
the development capacity of the General Plan
transportation system. Independent traffic
studies may be required by Transportation
Services Division if there is a potential that the
proposed Master Plan would adversely affect
roadway conditions.
MESA WEST BLURS Urban Plan
Figure 26; Collection of photos showing
outdoor and indoor living spaces of
live/work units in the United states
PAGP20
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
Improvements to both public and private
property will enhance the overall plan area and
make it more attractive to potential Developers
and users. Development in the overlay zone may
need to provide for enhancements in the public
realm. To establish a clearly defined and visually
attractive entry into the Mesa West Bluffs
Urban Plan area, the City may study and
implement, where feasible and practicable, the
following:
• Public right-of-way and streetscape
elements such as street trees, street
furniture, pedestrian -scaled lighting that
illuminate the pedestrian walks, bollards,
banners, public art, and decorative
crosswalk paving in this area.
• 5treetscape improvements along West
17th and West 18th Street to visually
indicate the transition from the large-
scale, suburban development at Newport
and Harbor Boulevards, to the urban
village scale development of the Mesa
West Bluffs Urban Plan area.
Public realm improvements also could be jointly
implemented by the City and the Developer of
live/work or residential development. The
Developer's level of participation in public realm
improvements will be determined on a case-by-
case basis during the Master Plan approval
process. These improvements are intended to
accomplish the following objectives:
• Reinforce the identity of the Mesa West
Bluffs Urban Plan area through the
creation of an aesthetically pleasing
pedestrian network and public spaces.
• Create a mixed-use district focus through
the provision of human -scale features
such as landscape and streetscape.
Landscape in Public Right -of -Way
Landscape materials have been identified for use
because they do well in the area, are drought
tolerant California native plants, and require low
maintenance. Following is the suggested
landscape palette in the public right-of-way in the
Mesa West Bluffs Urban Plan area with the
exception of any Council -approved plant palette
for medians, such as medians at West 191h and
Placentia.
Street Tree:
Platanus racemosa (California Sycamore)
Groundcover:
Ceanothus gloriosus (Anchor Bay)
Shrubs:
Arctostaphylos Sunset (Sunset Manzanita)
streetscaae
5treetscape improvements include planting
materials (i.e. trees, vines, shrubs, and
groundcover in landscaped parkways) and street
furnishings (i.e. seating, paving, lighting, and trash
receptacles). Following are some suggested
streetscape improvements that may be
implemented by the City and funded by the
Developer in conjunction with mixed-use
development:
Decorative Crosswalks
• Decorative paving of crosswalks (Figure
27), either a continuation of the existing
pattern that is used at the intersection
of 19th Street and Harbor Boulevard or a
new, bolder pattern and color may be
installed at this signalized intersection to
make it safer and easier for pedestrians
to cross. The decorative pattern should
be in the crosswalks only (not in the
center of the intersection) to emphasize
the crosswalks.
• Priority may be given to installation of
decorative crosswalks at the following
intersections with West 17th and West
18th Street.
• Decorative crosswalks along Superior
Avenue at W. 1rh Street and 16th Street
will be studied. One potential location is
the intersection of Superior Ave. and W.
161h Street.
MM Wf$i Bi= Urban Pian
Figure 27.• Examples of crosswalk treatments and
decarative paving.
20
PAGE 21
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
Street Furnishings for Major and Secondary
Street Furnishings for Major and Secondary
Streets in Urban Plan Area
To provide continuity within in the plan area and
to comply with Citywide standards, a
complementary collection of street furnishings
will be used. The proposed street furniture on
this page are provided for informational purposes
only and serve as illustrative examples of what
types of furnishings may be used in the plan area.
The Planning Commission may exercise creativity
and flexibility in departing from any of these
suggested examples. The Planning Commission
may allow different types of street furniture
that complement the mixed-use development
projects in conjunction with Master Plan approval.
• The City's adopted "Downtown Bench"
(Dwg. No. DS.104), Timberform
"Renaissance" or approved equal, color
Ameron #2103 or approved equal should
be used along sidewalks and in public
spaces. (Figure 29)
• The City's adopted trash container (Dwg.
No. DS.105) should be used, with a
minimum of one trash container for each
300 feet of street frontage and should
be maintained (regular trash pickup and
cleaning) by the City. (Figure 31)
• The City may design or select a standard
news rack system to complete the family
of approved street furnishings. The news
rack system should permit the grouping of
up to five news racks.
• Criteria for the placement of news racks
should be developed. In developing those
criteria, it is recommended that at least
the existing number of news rack be
permitted. Placement criteria may include:
o To avoid visual obstructions that
may create safety and security
hazards, not more than five
individual news racks should be
grouped in one location and news
racks should not be stacked above
a height of 3'-6".
o News racks should be located in
front of businesses with high
volumes of pedestrian activity,
including restaurants and grocery
stores.
o Groups of news racks should be
placed at least 300 feet apart
where feasible.
• New bus shelters shall exhibit the same
design and color palette as those shelters
recently installed along West 19th Street.
(Figure 30).
Other Suggested Elements
Following is a comprehensive
list of suggested parkway improvements or public
right-of-way improvements that may be required Figu
in the Mesa West Bluffs Urban Plan area. 6rai
Since all projects shall include specific,
mandatory base elements to create a unifying
theme, these elements are identified in the list
below. ADA compliance is required where
applicable.
Required Base Elements
Various landscaping & irrigation
improvements in public right-of-way
Street Trees per Urban Plan
Grated tree wells
Benches & trash receptacles
Standard & ornamental street light poles
Enhanced color & textured treated
sidewalks
Decorative crosswalks
Increased sidewalk widths or sidewalk re-
alignments
Architectural retaining walls (outside
public right-of-way)
Undergrounding of utilities
Repair of adjacent parkway, curb & gutter
Entry node monuments
Figure 30: Bus shelter on 19'h Street
M3A WEST RUN Ur6ao Plan
Figure 29•• City's adopted 'Downtown
Bench"(Dwg. No. D5.104),
:j�FI ,r,,t'
r
`I�111,
o xr� �nn� ME
d' NttICF1nvW W0.g .
�✓CI..�N1n
Figure 31: City s adopted
trash container (Dwg. No.
D5.105)
............................
n•
:4
.z awN
'---"----moi ---__.:
r n.zs
PAGE 22
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
The Mesa West Bluffs Urban Plan will largely be
developed with separate architectural identities.
The best way to achieve cohesiveness and
identity ,is through use of general physical
elements that can be used consistently, or in
some cases, complementarily throughout the
mixed-use district. Unique gateway and street
signage will create an appealing and consistent
design/color theme throughout the district.
Gateway Monument Signs
The entry monuments will identify gateways to
the Westside and enhance visibility of this area.
The community identification signage will
hopefully encourage property owners to redevelop
their properties into mixed-use development,
construct new residential development, or
adoptively reuse existing buildings. The entry
signage will reinforce a sense of community and
value for a successful revitalization. A monument
sign, designed as a smaller scale version of the
approved City entry monument sign may be
installed at the following locations. The exact
sign dimensions and locations will be determined
by the City's Planning and Transportation Services
Divisions as mixed-use development is proposed.
Suggested Entry Signage Locations
Victoria St. and Placentia Ave. (Figures 32
and 33)
Two potential sign locations have been chosen for
the above intersection. The first location is
inside the median on Victoria St., just west of
Placentia Ave. The second location is to the south
of the bike trail off the northwestern portion of
the intersections.
Figure 32 and 33: Illustrative examp/es
of suggested monumentsign at Victoria
Street, west of Placentia Avenue.
NatP. Nat to 5,ak.
MESA WEST BLOB Urban P/an
PAGE 23
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
Victoria St. and Pomona Ave. (Figures 34
and 35)
Two potential sign locations have been chosen for
the above intersection. The first location is on
the south side of Victoria St, west of Pomona
Ave, and north of the bike trail. The second
location is on the north side of Victoria St., east
of Pomona Ave., and south of the bike trail.
Placentia Ave. and W. 16th St. (Figure 36)
The potential entry sign location for the above
intersection depends on a possible future median
project along Placentia Ave.
W. 16th St., Pomona Ave., and Superior
Ave. (Figure 37)
One potential entry sign location has been chosen
for the above intersection. The median is located
to the northwest of Superior Ave., south of
Pomona Ave and W. 16th St., and west of
Industrial Way. These intersections border
Costa Mesa and Newport Beach and would be a
key identifier of entry into the Westside.
MESA WEST &UFS Urban Pian
Figure 34: Illustrative examples of suggested
monumentsign at Victoria Street, west of Pomona
Avenue.
Note: Not to Scale
Figure 35.• Illustrative examples of
suggested monument sign at Victoria
Street, west of Pomona Avenue.
Note: Nat to Scale
Figure36: Illustrative examples ofsuggestedmonumentsign atapotential Figure37:Illustrative examples ofsuggestedmonument sign atpotential
future median location at Placentia Avenue and West 161 Street. landscaped median at West 16th Street/Superior Avenue,/Pomona Avenue
Note: Not to Scale Note: Nat to Scale
PAGE 24
ADOPTED APRIL 4, 2006 (PROPOSED AMENDMENT IN JUNE, 2009)
Banner Signs
As major mixed-use development occurs in the
Mesa West Bluffs Urban Plan area and properties
are redeveloped, a banner signage program is
suggested for the area. Banners on private
property may be displayed only in conjunction
with current or pending cultural events in the
district, in conjunction with existing permanent
structures in the district, or as free-standing
display of original works of artistic merit.
Banners on private property shall not be displayed
for any reasons other than furtherance of broad
cultural goals. The banners throughout the
district will make visitors aware that they have
entered the Mesa West Bluffs Urban Plan area.
An illustrative example of a banner design is
provided in Figure 39.
Streetlights
A mix of different streetlight types are found
throughout the City. The most common along the
majority of arterials are the concrete
"Marbelite" poles with cobra head light fixtures,
providing either single or dual mast -arms (Figure
40). Within the Downtown area, surrounding the
Triangle Square development are the "Triangle
Square" streetlights, which are owned and
maintained by Triangle Square Development
(Figure 41).
The nostalgic streetlights were installed along
West 19th Street. For continuity with the
SoBECA Urban Plan, 19 West Village Urban Plan,
and the East 17th Street Lighting Plan, the
"Carpinteria" ornamental street light is also
recommended for the Mesa West Bluffs Urban
Plan area (Figure 38).
A uniform citywide plan is needed to designate
areas for special decorative streetlights in
conjunction with new development projects. For
example, the following street lighting plan is
proposed for the Mesa West Bluffs Urban Plan
area:
Street Lighting for West 18th and West 1716
Street
Install ornamental pedestrian ligl
12 -foot poles 50 feet on center
The decorative streetlights may be th
style and color used at the along E. 17th
or another complementary style to be s
by the City.
Figures 40 and 41. Marbelite and
nostalgic style light standards.
MM WEST RM Urban plan
Figure 39: Illustration of potential banners on light
standards in Mesa West Bluffs Urban Plan area
PAGE 25