HomeMy WebLinkAbout79-132 - General Plan Amendment GP-79-3ARESOLUTION NO. 79-132
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT
GP -79-3A, AMENDING THE GENERAL PLAN OF THE CITY
OF COSTA MESA.
WHEREAS, the General Plan 1990, as amended, was adopted by the
City Council of the City of Costa Mesa by Resolution No. 71-27 on April 5,
1971; and
WHEREAS, General Plan Amendment GP -79-3A, a plan to change the
proposed land use at 183 East Bay Street and at 2043 Orange Avenue has
been recommended for adoption by the Planning Commission; and
WHEREAS, the change recommended for adoption by the Planning
Commission is Option II, from Low Density Residential to Planned Develop-
ment Residential -High Density, PDR -HD; and
WHEREAS, public hearing was duly held in accordance with Section
65355 of the Government Code of the State of California, all persons
having been given the opportunity to be heard, both for and against said
Amendment GP -79-3A to the General Plan; and
WHEREAS, this Council deems it to be in the best interest of the
City that said Amendment to the General Plan be adopted;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Costa Mesa that General Plan 1990 is hereby amended by the adoption of
Option II of General Plan Amendment GP -79-3A, as shown on Exhibit "A",
attached hereto and made a part hereof.
PASSED AND ADOPTED this 5th day of November, 1979.
yor of the'Clity bf Costa Mesa
ATTEST:
City Clerk of the City of Cos Mesa
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF COSTA MESA )
I, EILEEN P. PHINNEY, City Clerk and ex -officio Clerk of the City
Council of the City of Costa Mesa, hereby certify that the above and fore-
going Resolution No. 79-132 was duly and regularly passed and adopted by
the said City Council at a regular meeting thereof, held on the 5th day of
November, 1979.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the
Seal of the City of Costa Mesa this 6th day of November, 1979.
City
Clerk and ex -officio
Clerk
the
City
Council of the City
of Cos
Mesa
GENERAL PLAN AMQ ORM,7r GP -79-3A
1. IKMI IMCN
r,J
This privately initiated General Plan Amendment concerns the Saint John the Divine
Protestant Episcopal Church property located southwest of Orange Avenue and Bay
Street (Map 7). ibis property is currently designated Low Density Residential by
the General Plan and a High Density Residential designation is requested in order
to enable the construction of 36 senior citizen housing units. These units- would
be financed through HUD Section 202 funds. The proposed project includes a new
church with ancillary facilities to also be located on the site. The Amendment is
requested by Reverend Cbnrad A. Nordquist as authorized agent for the Bishop of
the Protestant Episcopal Church.
II. AREA DESCRIPTION
The subject property is 2.015 acres in area. The westerly portion of the area is
developed with the existing church and parking lot. A single-family residence
occupies the southeasterly corner of the site. The reminder of the site is
vacant. In order for HUD funds to be used in f inancing the proposed project, a
Parcel Map will have to be processed to separate the Church and housing sites,
although the church would retain management of both parcels.
Adjoining the subject property to the south are properties developed wit. single -
and multiple -family uses (Map 8). The General Plan designates this area :s Medium
Density Residential and the zoning is R2 except for one parcel at 20:.'? orange
Avenue. This property is developed with a five unit apartment although zoned R1
and designated Low Density Residential.
West of the Study Area across Laurie Lane is also designated as Low Density
Residential by the General Plan, although zoned R2 -CP. ibis area of inconsis-
tency includes ten parcels fronting on Laurie Lane and Fullerton Avenue which ar'.
developed with duplexes and triplexes.
North of the Study Area are single-family homes along the north side of Bay Street.
These properties are designated for Law Density Residential use and are zoned R1.
"* area east of Orange Avenue, zoned R1, is also indicated as Lw Density Resi-
dential by the General Plan. Although most of the parcels arc developed with
single-family homes, there are several nonconforming properties w3 th more than one
unit, a frequent occurence throughout this easterly section of Costa Mesa.
Directly across the street from the subject property is a day care center.
'fie Study Area for this Amendment has not been expanded to include adjacent areas
with in=%sistencies between the General Plan, zoning or land use. These areas are
being examined in the studies being conducted for the Land Use Element of the
General Plan.
X,
EXHIBIT for Resolution No. 79-132
Page 1 of 8
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EXHIBIT for Resolution No. 79-132
Page 2 of 8
GP -79.3A
LAND USE
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EXHIBIT for Resolution No. 79-132
Page 3 of 8
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EXHIBIT for Resolution No. 79-132
Page 3 of 8
III. ERVIRCNmEwAL REVIEW
An Initial Study of Enviramental Impact was conducted for the proposed Amendment
to the General Plan and the subsequent development of 36 senior citizen housing
tants and new church facilities. The impacts identified relate to circulation,
Lind use and population. Since the new church is actually a relocation of an
existing use, no new traffic or land use impacts would be caused. The 36 unit
senior citizen apartment would have three potential areas of impact. Although
an apartment building this size would normally generate approximately 290 vehicle
trip ends daily, the tenant composition of this development is expected to result
in substantially lesser traffic generation. Similarly, 36 apart, nt tants would
normally house an estimated 72 persons, however, the small unit size and tenant
Composition of this project will .result in many single tenant units. Since the
use is compatible with adjacent uses, no significant land use impacts are antici-
pated. The Initial Study concludes that a Negative Declaration of Environmental
Impact can be adopted.
IV. GENERAL PIAN OONFoRMITy
The requested Amendment has been examined in respect to the various elements and
subelements of the General Plan currently being prepared. Although the General
Plan has not been adopted, the proposed Amendment and subsequent development
have been compared to those applicable components which will be included in the
General Plan (Table 3).
Of the eight sections of the Environmental Res0,urces/Manegement Element, the impact
on open space appears to be the only significant concern. The majority of the
site is vacant and planted with grass. Development of the project will eliminate
this private open space, which is not included in the City's inventory of interim
open space.
Several applicable concerns were identified in comparing the proposed Amendment
and development with the subelenents of the Community Development/Management
Element. The project involves private redevelopment of the property. The new
development will play a significant role in maintaining or altering the image of
the existing neighborhood. The church, which will be located on a more visible
portion of the site, will be a prominent feature. The housing and other facilities
to be provided for elderly persons are consistent with the needs identified in
both the Hunan Resources and Housing Subelements. Because of the density of the
units, an amendment to the current General Plan and Land Use Ordinance may be
necessary to permit more than 30 units per acre. The Housing Subelement being
prepared will include a means of permitting increased densities for projects which
meet the needs of households with specialized housing requirements. The proje,-~
will cause an increased demand for public services in this area. However, the
property will not generate property taxes since it will be operated by a nonr-profit
organization.
Itie land use Concerns, discussed in greater length later in this report, are also
being examined in the studies being Conducted for the I" Use Element. M*
requested High Density Residential designation is one of three being Considered
f for the area. Low and Medium Denisty Residential are also being considered for
the subject and adjacent properties.
EXHIBIT for Resolution No. 79-132
Page 4 of 8
TABLE 3. GENERAL PLAN/PROPOSM AM MMUTT CONEORMITY
4 a 'a : a i�
I. Drvironmental Resources/
Management Element
A. Open Space
A. Although a large portion of this site is
vacant, it is not included in the inventory
of interim open space.
II. Oomnunity Development/
Management Element
A. Redeveloprent
A.
Replacerent of the existing structures with
those included in this project is a form of
private redevelopment.
B. Urban Design
B.
The design of the proposed development,
particularly that of the Church, will
impact the image of the neighborhood.
C. Human Resources
C.
Providing housing and recreation facilities
for persons with specialized requirements .
is consistent with needs identified.
D. Housing
D.
Project provides housing for households
with special needs. Project may exceed the
maximum density of the High Density Resi-
dential designation, requiring a density
bonus for including specialized housing.
E. Public Facilities
E.
Project will cause general increase in
and Services
demand for public services.
F. Bcononic
F.
Being tax exempt, the project will not
generate propErty tax revenue.
III. Lard Use Element
The
proposed designation of High Density Resi-
dential is one of three being considered for
the
subject and adjacent properties in the land
use
studies.
EXHIBIT for Resolution No. 79-132
Page 5 of 8
V. LAND USE OPTIONS
Four land use options have been prepared
and zoning (Option I) with the requested
discuss a High Density Residential Land
toning alternatives.
which compare the existing General Plan
Amendment. Options II, III and IV all
Use designation but present different
A. Option I (Map 7) retains the existing Low Density Residential Land Use
designation and the R1 zoning. This arrangement would be compatible with
the General Plan and zoning of properties across the streets to the north
and east, although dissimilar to the General Plan designation, zoning or
development of adjacent properties in the same block. The specific use
being considered for the site would not be permitted in the R1 zone, and
the unit density exceeds the General Plan Low Density Residential maximum.
If the R1 zoning is retained, eventual residential redevelopment would
permit the subdivision of the subject property and construction of
approximately 14 single-family homes on the subject property.
B. Option II (Map 9) would amend the General Plan designation to High Density
Residential and establish Planned Development Residential -High Density,
PDR -HD, zoning on the entire Study Area.
Planned Development zoning has the purpose of encouraging the application
of more imaginative and innovative planning concepts than would be permitted
under conventional zoning categories. One of the applicable intents of the
Planned Development Ordinance is to enable developments which meet the
broader goals of the General Plan through the integration of uses. The PDR
zones permit oamplimentary uses of a religious or educational nature.
Thus the church and related classrooms would be considered complimentary
uses and the dual use of the property would be accamodated. The existing
church building is proposed to be used by both the church congregation and
the senior citizens. This shared use is in accordance with the Planned
Development concept, which encourages the integration of uses and structures.
The PDR -4M zone permits residential development at a density of 15 to 30
units to the acre. Considering the .entire site in the calculation of
density would result in a ratio of 17.9 units per acre with the 36 units
proposed.
A conceptual site plan had been prepared which places the Church on the
corner of orange Avenue and Bay Street and the apartment units near the
southerly end of Laurie Lane. This plan did not have the 25 foot setback
or the amount of parking required by Planned Development zoning. It also
appeared that maximum site coverage of 29 percent was exceeded and that
t`* minimum 42 percent open space requirement was not attained. However,
this initial plan was intended to be only conceptual. The Project pro-
ponents are aware that the preparation of the actual site plan will require
a more careful consideration of applicable development standards.
EXHIBIT for Resolution No. 79-132
Page 6 of 8
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GP -79.3A
OPTIONS II, IIi, a IV
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EXHIBIT for Resolution No. 79-132
Page 7 of 8
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EXHIBIT for Resolution No. 79-132
Page 7 of 8
C. Option III (Map 9 )
Study Area to High
used for the senior
rezoned to I i R.
also would amend the General Plan designation of the
Density Residential. 7be portion of the site to be
citizens apartment mould be rezoned R4 and the remainder
This approach would require an Amendment to the High Density Residential
Land Use classification in order to permit more than 30 units to the acre.
Since the property is to be divided into two parcels, the residential
density is determined by the size of its respective parcel. The residential
parcel is planned to be approximately 0.9 acres in area, resulting in a
density of 40 units to the acre.
Amending the High Density Residential classification to allow more than
30 units per acre would be similar to its application in the Downtown
Redevelopment Area. Under the Central Area Plan, an element of the General
Plan applicable to the Redevelopment Area, over 35 units per acre can be
developed when a project provides specialized housing. In order to acoom-
Modate the subject development, and similar proposals in the future, the
High Density Residential designation could be amended to allow densities in
excess of 30 units per acre when a project has the specific intent of provid-
ing units which will meet the needs of families and individuals with
specialized housing requirements. Examples of such households would be
elderly, handicapped and low income.
In addition to amending the General Plan classification, the property
development standard exceptions for the R4 zone (CMMCS 13-178) would also
require amendment. This section enables the processing of a Conditional Use
Permit to allow densities exceeding that permitted by the R4 zone in the
Downtown Redevelopment Area. This section would have to be expanded to
indicate that greater densities could be allowed Citywide when a project has
the intent of providing specialized housing.
Also possibly deserving amendment is the list of permitted uses in the
I i R, Institutional and Recreational, zone. Churches are not listed as a
permitted use in the I i R zone, although they have been allowed in this
zone in the past (CMMCS 13-296). Although a Zone Exception could be
processed to permit the proposed church, it Macy be appropriate to add
churches, synagogues, arca other establishments for religious worship as
permitted uses in the I i R zone to accomodate the current proposal as well
as future requests.
D. CILtion IV (Map 9) c m iders amending the General Plan to High Density
Residential and the establishment of I i R zoning. In addition to adding
churches as permitted uses in the I i R sone as discussed under option III,
this zoning classification would be further amended to include housing as
a conditional use.
Under this approach, a Conditional Use Permit could be granted to allow
Musing projects owned, operated or Managed by the primary conforming user
of the property. this arrangement would thus allow the paoposW units since
they would be Managed by St. John the Divine Church.
EXHIBIT for Resolution No. 79-132
Page 8 of 8