HomeMy WebLinkAbout01-80 - Adopting North Costa Mesa Specific Plan Amendment SP-00-02 (Segerstrom Home Ranch)0
RESOLUTION NO. 01-80
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTING NORTH
COSTA MESA SPECIFIC PLAN AMENDMENT SP -00-02
FOR SEGERSTROM HOME RANCH.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the North Costa
Mesa Specific Plan by Resolution No. 94-67 in July 1994; and
WHEREAS, the North Costa Mesa Specific Plan provides additional planning
guidelines and standards for several large -development areas located in north Costa
Mesa; and
WHEREAS, by its very nature, the North Costa Mesa Specific Plan needs to be
updated and refined to account for current and future community needs; and
WHEREAS, Specific Plan Amendment SP -00-02 amends the North Costa Mesa
Specific Plan text and figures relative to Area 1- Home Ranch to include the 30.5 acres
located north- of South Cost -Drive; modify Area 1's -land use designations, -trip budget,
maximum allowable floor area ratio and building square footage, and development
standards; and
WHEREAS, public hearings were held on August 27, 2001, September 4, 2001,
September 10, 2001, and September 24, 2001 by the Planning Commission in
accordance with Section 65355 of the Government Code of the State of California, with
all persons having been given the opportunity to be heard both for and against said
Amendment SP -00-02 to the North Costa Mesa Specific Plan; and
WHEREAS, on February 12, 2001, August 13, 2001, August 27, 2001,
September 10, 2001, and September 24, 2001, the Planning Commission also
conducted public hearings and found that Draft Program Environmental Impact Report
No. 1048 and comments and responses, that collectively constitute Final Program
Environmental Impact Report No. 1048, have been reviewed and considered, and
WHEREAS, the environmental review for the project was processed in
accordance with the requirements of the California Environmental Quality Act (CEQA),
the State CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; and
WHEREAS, the Planning Commission recommended certification of Final
Program Environmental Impact Report No. 1048 by adoption of Resolution No. PC -01-
46, and the Commission recommended adoption of SP -00-02 by adoption of Resolution
No. PC -01-48; and
WHEREAS, public hearings were held on October 15, 2001, October 29, 2001,
November 5, 2001, November 13, 2001, and November 19, 2001 by the City Council in
accordance with Section 65355 of the Government Code of the State of California, with
all persons having been given the opportunity to be heard both for and against said
Amendment SP -00-02 to the North Costa Mesa Specific 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 that the Costa Mesa City Council does
hereby adopt Specific Plan Amendment SP -00-02 that amends the text and figures of
the North Costa Mesa Specific Plan as set forth in Exhibit A, which is attached to this
resolution.
PASSED AND ADOPTED this 19th day of November, 2001.
Ma pof the City of Costa Mesa
ATTEST:
Deputy City Clerk f the City of Costa Mesa APPROVED AS TO FORM
Ci i Y ATTORNEY
STATE OF CALIFORNIA)
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of
the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. 01-80
was duly and regularly passed and adopted by the said City Council at a regular meeting
thereof held on the 19th day of November, 2001.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the
City of Costa Mesa this 20th day of November, 2001.
( ?�±� T �L�
Deputy City Ierk and ex -officio Clerk of
the City Council of the City of Costa Mesa
EXHIBIT A
North Costa Mesa Specific Plan Amendments
Table 1
North Costa Mesa: Specific Plan
990, Geppral'Plan Desi nations
_..
GENERAL:PLAN .
TYPICAL USES
RESIDENTIAL DENSITY
FLOOR AREA RATIO -
COMPATIBLE
DESIGNATION -., ;;
. _..... _:.. `.
ZONING ,
Low Density
Single family detached and attached units, granny units,
Less than or equal to 8
0.15 high traffic0.25
R1, PDR -LD, I&R
Residential
accessory apartments, family day care
units per acre.
moderate traffic
0.35 low traffic
Medium Density
Single family attached units, multiple family units, senior
Less than or equal to 12
0.15 high traffic
R1, R2-MD,
Residential
congregate care facilities, convalescent hospitals, and group
units per acre
0.25 moderate traffic
PDR -MD, I&R
residential homes
0.35 low traffic
High Density
Multiple family units, senior congregate care facilities,
Less than or equal to 20
0.15 high traffic
R2 -HD, R3.
Residential
convalescent hospitals, and group residential homes
units per acre; except the
0.25 moderate traffic
PDR HD, PDR
PDR -
density in the PDR -NCM
0.35 low traffic
NCM, I&R
zone is 25 to 35 units per
acre.
Commercial Center
Major shopping service and office facilities designed to
Less than or equal to 20
0.25 high traffic
0.35 moderate traffic0.45
C1, C2. C1 -S,
serve city-wide and regional markets.
units/acre
PDC, AP. P, CL
low traffic
0.75 very low traffic
Except that Home Ranch has a site-specific
FAR 0.41 for the IKEA portion of the project.
Regional Commercial
Regional scale uses including major department stores,
Less than or equal to 20
0.652 South Coast Plaza (east of Bear Street)
PDC
specialty retail outlets, restaurants, offices, and hotels.
units/acre
0.89 South Coast Plaza (west of Bear Street)
Urban Center
Intensively developed mixed commercial including offices,
Less than or equal to 20
0.50 retail
PDC, TC
Commercial
retail shops, restaurants, and hotels.
units/acre
0.60 office
Except that South Coast Metro Center has a
site-specific FAR of 0.79
Cultural Arts Center
Mixed commercial, office, and cultural uses.
-
1.77
TC
Industrial Park
Wide variety of industrial and compatible office and support
Less than or equal to 20
0.20 high traffic0.30
MP, PDI, CL
commercial uses.
units/acre
moderate traffic
0.40 low traffic
0.75 very low traffic
Public and
Parks, hospitals, schools, religious facilities, fairgrounds, and
0.25
1 & R, I&R-S, P
Semi -Public
public facilities.
11
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Vacant Commercial / Office
Vacant Industrial
Vacant Residential
Existing Residential
Commercial Multi -family
Town Center E,,
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•••••. Sensitive Interface .
0 Fire Station
0 Heliport
Figure 5
NORTH COSTA MESA SPECIFIC PLAN
Building Heights
Existing building heights in the plan area vary from single story single family homes to
twenty-one story office buildings. Generally, the high rise office buildings are located
in the South Coast Plaza Town Center and South Coast Metro Center areas; the
Metro Pointe area has approval for additional buildings that include two fifteen story
buildings. The .buildings at South Coast Plaza and Crystal Court vary from one to
three- stories in height.
The 1990 General Plan does not establish a general. limit on building heights north of
the 1-405 but rather contains two policies that provide guidelines for determining the
appropriate building height. Policy 236 permits the construction of buildings over
two stories or 30 feet only when it can be shown that the building height will not
impact surrounding developments. Policy 238 prohibits the construction of buildings
that present a hazard to air navigation at John Wayne Airport as determined by the
Federal Aviation Agency or by a qualified private consultant.2
Policy 238 is particularly relevant to the plan area, since the portion of the plan area
generally east of the Metro Pointe property is within the imaginary horizontal surface
of John Wayne Airport. Beyond the horizontal surface for another 4,000 feet is the
imaginary conical surface. See Figure 6. These imaginary surfaces are the trigger
for requiring special studies and review by the Airport Land Use Commission for
Orange County and the FAA. It should be noted that a number of existing buildings
in South Coast Plaza Town Center encroach within the imaginary horizontal surface,
however each was determined not to pose a hazard to the airport's. operations and .
were required to install obstruction lighting.
Building heights in North Costa Mesa have created public controversy in the past,
especially in the Home Ranch area where high rise development approvals were
overturned by the voters in 1988. Table 2 specifies the maximum building heights
for the plan area; these building height standards recognized existing patterns and
surrounding land uses. Any new building proposed at 3 stories or more should
require a shade and shadow impact analysis in relation to surrounding land uses.
It should be noted that Home Ranch has a specific height limitation of five stories and
only in the center of the property. Any additional height above five stories (75 feet)
would require a General Plan amendment. Exhibit 11 b depicts the height limitations
for Home Ranch.
2 See Appendix D for full text of Policies #236 and #238.
15
Table 2- Maximum Building Heights
North Costa Mesa Specific Plan
SUB-AREA
MAXIMUM BUILDING HEIGHT'
NOTES
AREA .1
6G feet (^^^-^X^ ^`^"
Nene— See Exhibit 11 b.
Home Ranch
76 feet only : RteF of site /... ffe 6 SteFies)
Varies
AREA 2
30 feet-north of South Coast Drive (approx. 2 stories)
Current development agreement
Metro Pointe
90 feet-south of South Coast Drive (approx. 6 stories)
allows buildings up to 15 stories.
Building above 173 feet in height will
require approval by the FAA.
AREA 3
85 feet (approx. 4 stories)
None
South Coast Plaza
and Crystal Court
AREA 4
315 feet (approx. 21 stories)
Buildings above 173 feet in height will
SCP Town Center
require approval by the FAA.
AREA 5
Residential-90 feet (approx. 6 stories)
None
The Lakes
Commercial-110 feet (approximately 11 stories)
AREA 6
180 feet (approx. 12 stories)
Buildings above 173 feet in height will
South Coast Metro
require approval by the FAA.
Buildings which encroach into the
setback for Anton cannot exceed 30
feet (approx: 2 stories) within the
setback area.
AREA 7
60 feet (approx. 4 stories)
Buildings which encroach into the
Sakioka Lot 1
setback for Anton Blvd. and/or Sakioka
Dr. cannot exceed 30 feet (approx. 2
stories) within the setback area.
AREA 8
North of collector street- 60 feet (approx. 4 stories)
Buildings above 173 feet in height will .
Sakioka Lot 2
South of collector street- 180 feet (approx. 12 stories)
require approval by the FAA.
Buildings which encroach into the
setback for Anton cannot exceed 30
feet (approx. 2 stories) within the
setback area.
1. All building height measurements reference the height above grade- not mean sea level.
Updated February 2001
17
includes a variety of methods including staggered work hours, reduced work days,
car and van pooling, etc. Establishment of a TDM Program and a yearly monitoring
report is now required as environmental mitigation measures on new projects.
Bikeways
Bike.lanes in the plan area currently exist on Anton Boulevard, Sakioka Drive, South
Coast Drive, Bear Street, and Fairview Road. Figure 8 depicts the location of existing
and future bikeways north of the 1-405. As -c4 own in the fin gFade sepaF ,t
Beulevwd and the other at Avenue of the Ails and Pad( GenteF DF!IVI^.,
General Plan amendment GP -94-03A deleted the bike undercrossing proposed at
Avenue . of the Arts, and GP -00-05 included the deletion of the 1-405 bike
undercrossing in the vicinity of Home Ranch and related linkages to South Coast
Drive and Gisler Avenue, due to the 1-405 and SR -73 confluence improvements
New development will be required to construct linkages in the City's bikeway master
plan in some instances. Consideration should also be given to bicycle storage areas
for the larger employment centers to encourage bicycle riding as a form of
commuting.
Updated February 2001
19
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LEGEND
Freeway
Major (120' RMI)
Primary (106' R/W)
Secondary (84'R/W)
Collector (60' RMI)
Right Turn Lane
Future- Street / Ramp
Figure 7
NORTH COSTA MESA SPECIFIC PLAN
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LEGEND
Regional Trail 0
Bike Trail (Class 1) 49
Bike Trail (Class 2)
Grade Separated Crossing
Regional Trail Number
Bike Paths
Figure 8
NORTH COSTA MESA SPECIFIC PLAN
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LEGEND
Regional Trail 0
Bike Trail (Class 1) 49
Bike Trail (Class 2)
Grade Separated Crossing
Regional Trail Number
Bike Paths
Figure 8
NORTH COSTA MESA SPECIFIC PLAN
Parks and Recreation
As shown on Figure 10, north of the 1-405 and east of Harbor Boulevard there are two
publicly owned parks and three privately owned and maintained open space areas. They are
Wakeham and Wimbledon Parks and the California Scenario, Town Center, and The Lakes
sites. There are no school sites, community centers or golf courses in the plan area and none
are planned.
Wakeham Park is 9.91 acres in size and Wimbledon Park is 3.36 acres. Both are located
inside residential tracts. Located south of Anton Boulevard and east of Bristol Street,
California Scenario sculpture garden is a 1.6 -acre private plaza, which consists of a blend of
hardscape, landscaping, sculptures and water features. It is open to the public and is used for
passive recreation, gatherings, summer concerts, and as a backdrop for photography and
commercials. It occupies an area between high-rise office buildings, retail establishments and
parking structures. In conjunction with the approval of GP -00-02 for South Coast Plaza
Town Center, the property owner is to preserve and maintain the California Scenario
sculpture garden substantially in accordance with its existing configurations and function,
commencing immediately and continuing for the useful life of the existing office buildings
adjacent to the garden. The 3 -acre Town Center site is an open space easement located
between the South Coast Plaza Hotel, South Coast Repertory Theater and Town Center high
rise buildings. It, too, is open to the public and is used for concerts, various promotions for
the arts, seasonal gatherings, passive recreation and as pedestrian access between the
buildings. The easement area boundaries were slightly modified in 2001, but were not
decreased in size. Located within a mixed-use project east of Avenue of the Arts, The Lakes
development contains a large apartment complex, two high-rise hotels and retail buildings.
Central to these uses is a 3.3 -acre permanent public open space easement, which includes a
lake, walkways, plaza area and landscaping. The walkways connect to public pathways at
Avenue of the Arts, the various uses in the block and the public sidewalk on Sakioka Drive.
Planning Area 5, as defined in the City's Parks Recreation and Open Space Master Plan
(January 1996), is the entire area of the City that is located north of the 1-405. Although the
boundaries of the plan area do not coincide directly with Planning Area 5, information is
provided regarding Sakioka Farms Lot 1 and Home Ranch. A detailed summary of the findings
of the study is included in Appendix C.
The study concluded that the plan area has adequate parkland currently, however, the
anticipated residential development of Sakioka Lot 1 will create additional demand for a
neighborhood park. Additionally, the parkland needs cannot be easily met in the surrounding
area. As can be noted on Figure 10, there is not a public park located east of Bristol Street
which could serve the Sakioka property. The subdivision of this residential area will require
dedication of parkland, or the payment of in lieu fees; therefore, if a subdivision is proposed,
then the project should meet its neighborhood park dedication requirement onsite.
Consideration should also be given to locating the private recreational areas of this planned
development in proximity to the public park area. It should be noted that the City's Park and
Recreation Dedication ordinance does allow privately developed, owned and maintained open
space to be credited against the parkland dedication requirement.
In respect to Home Ranch the development agreement approved in 2001 specified that the
property owner would pay the full amount of park dedication in -lieu fees associated with
residential development. The 1.5 -acre parcel that is to be dedicated for historical resource
preservation shall not be used as a credit against applicable in -lieu fees or parkland dedication
requirements.
Updated February 2001
28
T -M
9!F F. -I
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Inv
LEGEND
Parcels
Parks
1 - Wimbeldon Park
2 -,Wakeham Park
-Town Town Center
4 - California Scenario
5 -The Lakes
J
Parks
N
W E
S
Figure 10
NORTH COSTA MESA SPECIFIC PLAN
Fire Protection Services
The need for fire services increases as population and development grow. The Fire
Department operates from the City Hall (Administration) and from six fire stations.
Station #6, Metro Station, is located in the plan area (on Sakioka Drive) and serves
the northeasterly portion of the City. One other fire station is proposed in the
General Plan to.serve north Costa Mesa as a result of land use intensification. This
station is tentatively proposed in the vicinity of Harbor Boulevard near South Coast
Drive; it would be the seventh station for the city.
The City of Costa Mesa Fire Department participates in a "Central Net" program with
the cities of Newport Beach, Santa Ana, Fountain Valley, Huntington Beach,
Westminster, and Orange County. The Central Net program provides for quick,
mutual aide dispatch of fire apparatus across city boundaries during major and minor
emergencies.
A fire protection system impact fee was adopted in January 1989 to fund future fire
protection needs in North Costa Mesa.. The fee is levied only against the four
remaining landowners of five vacant land areas when development occurs. The
future development identified as impacting the City's fire protection system includes
Home Ranch, South Coast Plaza Town Center, South Coast Metro Center and
Sakioka Farms' Lots 1 and 2, and Metro Pointe. However, the fire impact fee was
based on development assumptions that are no longer valid since the adoption of the
1990 General Plan.
Update of the fire impact fee could possibly include consideration of joint use and
funding of Fire Station #7 with surrounding Central Net cities. This would reduce the
overall cost to the city and ultimately the cost to new, development in each city. A
study could also reexamine the need/demand for the seventh station.
In coniunction with adoption of GP -00-05 it was determined that the Home Ranch
proiect (Area 1) increased the demand for City fire suppression services in the City's
northwest area. The Segerstrom Home Ranch development agreement includes
provisions for the necessary land acquisition building design and construction costs
The City of Costa Mesa Fire Department is responsible for the determining the timing
of the land acquisition and fire station construction. if the fire station is ultimately
located on Segerstrom Home Ranch the development agreement allows for the
transfer of development rights (building square footage and trip budget) to balance of
the Home Ranch project.
30
3.0 SUBAREA ANALYSIS
The plan area is comprised of eight unique subareas that are analyzed individually as
well as in consideration of surrounding land uses.
AREA 1 -HOME RANCH
Existing Land Uses
This 6-&- 93 -acre site is presently in agricultural production. Onsite structures include
a single-family residence, guesthouse, barn, related farm buildings, and an office
building located on Fairview Road. This site is owned by C.J. Segerstrom and Sons.
The single family home and barn are identified in the 1990 General Plan in the
Historical Resources discussion. The Segerstrom family, who continue to eae py and
maintain the house, constructed the farmhouse in 1915. The barn was constructed
in 1928. Several farm related structures are located near the house.
General Plan and Zoning
This site is designated as Industrial Park.by the General Plan and is zoned PDI. The
maximum Floor Area Ratio (FAR) is 0.40,' which equals 961,060 square feet of
building area. The trip budget is 827 a.m. peak hour trips and 855 p.m. peak hour
trips.
In 2001, GP -00-05 was approved for Home Ranch to allow residential commercial
office, and industrial uses. The overall allowable square footage was increased to
1,124,314 square feet and trip budget adjusted accordingly, In respect to this
specific plan, the Home Ranch area was expanded to include the 30.5 acres located
north of South Coast Drive. See following Sub -areas discussion
Sub -areas
The Segerstrom Home Ranch is divided into four sub -areas Table 4A provides a
statistical summary of the maximum number of dwelling units floor area ratio
building square footage, and the trip budgets for each sub -area Figure 11
illustrates the boundaries of the sub -areas.
To facilitate flexibility for Sub -areas B and C building square footages and tri
budgets may be transferred, provided that the total building square footage,
floor area ratio, and trip budget for the combined two sub -areas are not
exceeded as delineated in Table 4A. Transfers affecting Sub -areas A and D are
not permitted. Future development in Sub -area B shall be limited to off ice -and
e ����T�--�. o high quality office office -related uses and corporate
office/headquarters with subsidiary support functions that may include mearch
and design, minor assembly, light manufacturing and -s- r Retail uses in
Sub -area B shall be limited to those that are ancillary to the office development
Shown below are the development parameters for each distinct sub area
31
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Hours
�-�
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Hour n '
i
S K3 - ., ., f . � . Y
-'E .1. a: .. bl
+. ' 11.'•ti tl i'�nfik C.. .r
Y i'.tY•f..i4S`'12+�..�R�fI a
.ft.- X�«vti� v 1
f ,. S..ri} w. vi2
A. IKEA
17.2
0.41 FAR
308,000S
2 stories/45
43
431
feet
B. Office and
45.64
0.40 FAR
791,050 sf
2-5 stories/75
1,593
1,569
Office -related
feet
uses
C. Industria/
14.5
0.40 FAR
252,648s
1-5 stories/75
Park
feet
D. Medium
16.0
12 units/acre
136 single-family
3 stories/ 50
attached unitsr
Density
feet
Residential
56 single-family
2 stories/27
detached units'
feet
102
130
Total Maximum:
192 units
TOTAL:
93.34
NA
192 units
1,738
2,130
1,124,314 sf
1. Note: The mix of units is for illustrative Purposes only' the precise mix of Product types will be determined
during master plan review,• in no instance shall the 192 -unit maximum and/or the morning and evening peak
hour tdp budget be exceeded.
31-1
r
Land Use Compatibility/Integration
The Segerstrom farmhouse provides a unique opportunity for preservation of a small piece of
the City's agricultural heritage. This two-story home and accompanying barn are familiar
sights in the area and stand as a reminder of the farming community that was evident here in
the early 1900's. Although the Segerstrom home and barn are designated as Ind stFia' Paf
Commercial Center on the General Plan Land Use Map, it would be in keeping with Policy 22
of the General Plan to preserve these historical structures.
Preservation of these structures in their current location could be accomplished by
transferring the development potential of the area to be preserved to the remainder of the
Industrial Park area. At that time, the General Plan would be amended to an appropriate land
use designation (e.g., Public -Semi Public) and a land use restriction recorded for the property
which recognizes the long-term preservation of these buildings as historical resources.
Ownership of the property could remain with the Segerstrom family until such time they
wished to sell the property. At that time, the City, another public agency, or private
organization should be given the first right of refusal to purchase the site.
The retention of the farmhouse. results.-., in...a... site... design. consideration. duStFial Non-
residential buildings should be set back from the farmhouse site so as to not visually
encroach into this area. Buffering could include walls/fencing, landscaping, and/or parking
areas. Consideration should be given to physically linking the^adiacent
development to the farmhouse site with pedestrian paths.
In coniunction with approval of GP -00-05 a historical preservation area was identified on
Home Ranch, as shown in Exhibit 1 la. The barn is to be relocated into the preservation area
The Segerstrom Home Ranch development agreement includes provisions for the land
dedication, building preservation, and long-term management of this valuable community
resource. Mesa Consolidated Water District has also expressed an interest in obtaining land
from the property owner in order to place an underground reservoir adjacent to the
preservation area. Should this occur, the anticipated office development could not occur over
the reservoir site; it would be necessary for it to remain as open space The development
agreement specifies that development potential (square footage and trip budget) of the 1.5 -
acre site and any future reservoir site can be transferred to the portion of the Home Ranch
site located south of South Coast Drive and east of the proposed Susan Street
Building Heights
The General Plan specifically limits building heights to a maximum of five stories (and only in
the project's center) for this site. Five stories approximate a 75 -foot height limitation. T#e
FeFna*ndeF of the site shall be limited te 60 feet (approximately 4 Stffies) in . Exhibit
I lb indicates the various height limits for Home Ranch The actual siting of future buildings
shall take into account surrounding development in order to minimize visual impacts The use
of low -reflective materials for the building's exteriors will minimize glare impacts In Building
Height Area 1 adiacent to Fairview Road the City of Costa Mesa shall also require a
shade/shadow analysis for any building proposed to exceed 30 feet in height in order to
ensure that building's shade or shadow does not extend beyond the proiect site or public
rights-of-way.
32
`
�n��FMfk�� '
SUN-'~~^.'~^^—~---------'---------- –
Automobile
Club Parking
(not a part)
LL
NORTH COSTA MESA SPECIFIC PLAN
4
SOUTH COAST DR
Existing Office
• Building
ry
Preservation Area
Q
Gt>tes a �rt r
�:
�,
& Caraq- a tm
CONCEPTUAL HISTORIC PRESERVATION AREA
N
NOTE:
Segerstrom Bam to be relocated into Preservation Area. w E
Boundaries shown are conceptual.
No Scale Figure 11a
NORTH COSTA MESA SPECIFIC PLAN
33-1
SAN DIEGO FINY ---- --- -- - -- .. ------
MAXIMUM BUILDING HEIGHTS
LEGEND
T 2 Stories - 36 -ft Building Height
2 2 Stories - 45 -ft Building Height
3 Stories - 45 -ft Building Height
4 Stories - 60 -ft Building Height
5 5 Stories - 75 -ft Building Height
Single -Family Detached: 2 stories / 27 feet
Single -Family Attached: 3 stories / 50 feet
N
W E
S
No Scale
Figure 11 b
NORTH COSTA MESA SPECIFIC PLAN
33-2
Circulation
The primary project access/egress points should be aligned with Susan Street and the
existing Automobile Club entry to the north. Access to the farmhouse preservation
site should be considered from within this area so as to minimize the number of
driveways on South Coast Drive.
Freeway access improvements in the immediate area include the widening of the
Fairview Road off -ramps, both northbound and southbound, and the construction of
the new South Coast Drive off -ramp. Both are anti .ipated to be completed by the
end of 1994.
Final Program Environmental Impact Report No 1048 for Home Ranch included a
preliminary analysis of a Susan Street exit from the new South Coast Drive -Fairview
Road- Harbor Boulevard collector road included in the I-4051SR-73 confluence proiect
Prior to approval of this additional exit by CalTrans additional environmental
documentation would be required. The Susan Street exit is not required for the
Home Ranch proiect.
A future bikeway is was shown on the Master Plan of Bikeways traversing this site
to South Coast Drive from the 1-405 bikeway undercrossing. However, in
coniunction with GP -00-05 this bike trail undercrossing and related linkages were
deleted from the Master Plan of Bikeways This deletion was necessitated by the
CalTrans/FHWA freeway improvements in the general area
Parks and Recreation
The Segerstrom family house and barn may also be considered as meeting a portion
of the future park needs for any future residential development north of South Coast
Drive. It would not meet any active recreational needs, but serve rather as a
cultural/historical center.
In coniunction with GP -00-05 the historical reservation area was established See
previous Land Use Compatibility/Integration discussion
Fire Protection Services
Future development plans and environmental analyses for this site need to assess the
future fire station in the North Harbor area; i.e.; location and timing of construction.
In coniunction with adoption of GP -00-05 it was determined that Segerstrom Home Ranch
(Area 1) increased the demand for City fire suppression services in the City's northwest area
The Segerstrom Home Ranch development agreement includes provisions for the necessary
land acquisition, building design and construction costs The City of Costa Mesa Fire
Department is responsible for the determining the timing of the land acquisition and fire
station. construction. If the fire station is ultimately located on Segerstrom Home Ranch the
development agreement allows for the transfer of development rights (building square footage
and trip budget) to balance of the Home Ranch proiect
34
AREA 2 -METRO PO/NTE
Existing Land Uses
This 34 acre site. contains the Metro Pointe development which is owned by one property
owner and leased on a long-term basis to Arne[ Development Company. Existing land uses of
this phased development include four office buildings with a total of 289,000 square feet of
floor area. This development is comprised of four phases,
of which Phase 1 is completed and Phase 2 is partially completed. A development agreement
governs the development of Phases 2 and 3 only. The agreement allows the construction of
1.285 million square feet of office and commercial development. Approximately 7 ' acres
(Phase 4) are vacant and not governed by the development agreement. If Phase 4 were
developed as retail, the maximum square footage would be 153,000; if it were developed as
office, approximately 183,000 square feet would be allowed by the General Plan.
General Plan and Zoning
This site is designated Urban Center Commercial by the General Plan and is zoned PDC. This
site also has the following trip budget (by phase):
Phase 1- 147 a.m. peak hour trips
145 p..m. peak hour trips
Phase 2- 846 a.m. peak hour trips
832 p.m. peak hour trips
(per development agreement)
Phase 3- 1533 a.m. peak hour trips
1552 p.m. peak hour trips
(per development agreement)
Phase 4- 245 a.m. peak hour trips
292 p.m. peak hour trips
Land Use Compatibility/Integration
The remaining undeveloped portion of Metro Pointe is anticipated for office and commercial
development which are suitable for this area due to the proximity of the 1-405 and Bear
Street. The development agreement does allow for development intensities that are not
permitted by the current General Plan. Should the development agreement be terminated
prior to the completion of Phases 2 and 3, any additional development potential remaining
would be subject to the current building intensities and trip budget guidelines for the Urban
Center Commercial land use designation.
A key . asset to this location is the proximity of South Coast Plaza and Crystal Court.
Pedestrian linkages to both of these areas are essential to the integration of these major and
complementary land uses, therefore internal pedestrian paths should connect with the public
sidewalks on South Coast Drive. Enhanced public sidewalk design along South Coast Drive
as it approaches Bear Street could include wider sidewalks that are tree lined. Improvements
to the intersection area of Bear Street and South Coast Drive currently include enlarged and
enhanced pavement treatment, and entry monument signing coupled with landscaping for
Metro Pointe. Pedestrian, oriented directional signage should be added to this intersection
area. This signage should provide direction and identification of Metro Pointe, Crystal Court
and South Coast Plaza. The future commercial development in Phase 4 should also be
physically linked to the pedestrian paths.
35
Not"
Please see Figure 9 for Urban Rail information; Building height Information Is contained.in Table 2.
4: ire! !I.
8; 1 01 1.11
*Owosso* not
*%'%%H,• U -
5 Stories Foa
I
WW!!i
F_.
*0
. . ....... 6Q,
i
0 0 41q,
1 0 0••
000 E
bed.
0 000 tn"n
Wtspcdon
•i Ihll!Itl.11lll! II
i AVI It
00000
Pedestrian Overpass
*I -'Illihl _LL—BUNFLOWEI
A rea
.:I; '�!111'�1, Itl(!:.I��i!I�,I,III;I,;I�.
I.: I I_ I l
Retail Site (Neighborhood Scale)
.0
SM DIEGO FWY
I I i R
01i
I I
CD
Im
0
Project Entry
V1,
0
Y! I Y! I I
4: ire! !I.
8; 1 01 1.11
*Owosso* not
*%'%%H,• U -
DU
*01
AW
Ilk
GO�lq 11-1111 ill If 1*101`171!T-111
tIli,.
�u!.tI[i llCl�� .i!�1ri�!1Ir.!II1..�-I1lI'Intil!IIl'! IIt1�l n�`�i tI((l!II ,7i!i1lI!1i ll lli�!ll� !.Ii!llIi:(ill!!l:!ltiII l!l�!(l!lll!l!,(l
11.1 IJ
4
fly 11
_77-1..
Hill I
Jd 711
5 Stories Foa
I
WW!!i
0
00
*0
Arm
J� ous
i
0 0 41q,
1 0 0••
000 E
bed.
0 000 tn"n
Wtspcdon
Park / Greenbelt
00000
Pedestrian Overpass
A rea
@
Retail Site (Neighborhood Scale)
.0
SM DIEGO FWY
I I i R
01i
DU
*01
AW
Ilk
GO�lq 11-1111 ill If 1*101`171!T-111
tIli,.
�u!.tI[i llCl�� .i!�1ri�!1Ir.!II1..�-I1lI'Intil!IIl'! IIt1�l n�`�i tI((l!II ,7i!i1lI!1i ll lli�!ll� !.Ii!llIi:(ill!!l:!ltiII l!l�!(l!lll!l!,(l
11.1 IJ
4
fly 11
_77-1..
Hill I
Jd 711
Development Standards Summary
Figure 19
NORTH COSTA MESA SPECIFIC PLAN
LEGEND
Park / Greenbelt
00000
Pedestrian Overpass
Pedestrian Zone
@
Retail Site (Neighborhood Scale)
Lake
0
Metro Fire Station
Buffer Area
0
Project Entry
Future Bikeway
Pedestrian Directional Sinage
Existing Bikeway
Pedestrian Linkage
Future 1-405 On -Ramp and Off -Ramp
Dwelling Unit Orientation
Future Collector Street
.....
Enhanced Pedestrian Walkway
Development Standards Summary
Figure 19
NORTH COSTA MESA SPECIFIC PLAN
4.0 DEVELOPMENT STANDARDS
All Properties
1. Should future development plans propose residential land uses, the dwelling
units as well as any. other sensitive land use ( including, but not limited to, day
care, open space and recreational facilities) shall be required to comply with
the General Plan and zoning ordinance standard of 65 CNEL for the exterior
and 45 CNEL for interior areas. Mitigation measures may be used in order to
achieve these noise levels.
2. New development proposals that are adjacent to any freeway, on- or off -ramp,
and /or major street shall include an environmental analysis of the existing and
future air quality impacts to on-site land uses from these sources; appropriate
mitigation measures for on-site land uses shall also be identified.
3. Shade/shadow impacts of buildings in excess of 2 stories to surrounding land
uses shall be considered during project review.
4. Planned development projects that include a residential component shall
analyze the interface and compatibility between residential and nonresidential
uses that are included as part of the project or on separate properties.
5. A mix of service-oriented retail uses (i.e banks, restaurants, business services,
health. clubs, etc.) that are easily accessible to pedestrians in large scale office
developments is encouraged.
6. The provision of local child care facilities in large scale commercial and/or
mixed use developments is encouraged.
7. Future development of the properties designated as Urban Center Commercial,
Cultural Arts Center, and Regional Commercial by the Land Use Element of the
General Plan and Segerstrom Home Ranch (Area 1) shall be controlled by the
trip budget provisions described in Section 2.0 and specified in Section 3.0.
8. Outdoor storage on any nonresidential property in the plan area shall meet with
the requirements pertaining to outdoor storage as noted in the Municipal Code
under the property's zoning designation. In addition to the requirements
stated, the following criteria shall be met:
(a) Storage screening shall be of masonry or other solid, non -wood material
or material(s) consistent with building materials used for the main
structures on the subject site. Materials used shall incorporate design
elements or features of the main structures on the property.
.V
19. The City, in conjunction with the major landholders, shall conduct a study regarding
pedestrian -oriented directional signage for the plan area. Key areas for signage include
South Coast Metro Center, The Lakes, South Coast Plaza Town Center, South Coast
Plaza, Crystal Court, and Metro Pointe. The study will address location, scale, design,
timing, and funding of the signage.
Area 1- Home Ranch
20. ' Promote the preservation of the Segerstrom family house and barn in its current
location by allowing the development potential of the site to be transferred to the
adjacent indUStFial pafk Commercial Center area. At such time the development
potential transfer occurs, amend the General Plan to an appropriate land use
designation and record a land use restriction for the property, which recognizes the
long-term preservation of these buildings as historical/cultural resources. Ownership
of the property could remain with the Segerstrom family until such time they wished
to sell the property, at which time the City and other public or non-profit agencies
would be given first right of refusal in .obtaining the property.
21. in,dUStFial All buildings should be set back from the faFmheuse tz historical
preservation area so as to not visually encroach into this area. Buffering could include
walls/fencing, landscaping, and/or parking areas.
22. Consideration should be given to physically linking the industrial park to the f^FFAhOUse
site historical preservation area with pedestrian paths.
23. Future development plans and environmental analyses for Home Ranch shall include
an analysis regarding the future fire station in the North Harbor area; i.e.; location and
timing of construction. Joint use with surrounding Central Net cities should also be
considered in order to .defray the costs of an additional fire station. A study could also
reexamine the need/demand for the seventh station.
23A. Future development in Sub -area B shall be limited to effle^ and effid^ mlated uses to
hiah ua amity office office -related uses,an corporate offiaelhoarfrytiprtore with
subsidiarysupport functions_that m includ_e_rese_arch and desian,minor assembly"
li hg t manufacturing and storage. Retail uses shall be limited to those that are
ancillary to the office development.
23B. In Building Height Area 1 adiacent to Fairview Road the City of Costa Mesa shall
require a shade/shadow analysis for any building proposed to exceed 30 feet in height
in order to ensure that building's shade or shadow does not extend beyond the proiect
site or public rights-of-way.
23C. In coniunction with the review and approval of any master plan for the areas
containing the ' four-story industrial/office park buildings (and parking structures as
appropriate) north of South Coast Drive and west of Susan Street the three-story
townhomes (south of Sunflower Avenue and east of Susan Street) and the five -story
office buildings (and parking structures as appropriate) south of South Coast Drive
and west of Fairview Road the following provisions shall be applied:
1. Provision of sufficient setbacks between buildings and Sunflower Avenue Susan
Street, South Coast Drive, Fairview Road, adjacent to the 1-405 and from other
buildings to ensure that buildings do not create a "canyon effect"
2. Use of low -reflective materials on buildings and parking structures that do not
romote glare.
1*61
3. Provision for architectural design, hardscape features, and landscaping in open
space area, in open space areas, in surface parking areas, or on parking structures
that reflect a consistent design theme.
23D. In order to maximize the amount of open space, permeable surfaces, and landscaping
within Sub -area B, the site design shall consider the use of parking structures,
increasing the number of building stories (while complying with the building height
limits), and other design techniques.
Area 2 -Metro Pointe
24. Should the development agreement be abandoned for Metro Pointe, future
development shall comply with the provisions of the General Plan, this specific plan,
and all other applicable planning documents, City policies and ordinances.
.25. Internal pedestrian paths shall connect with the public sidewalks on South Coast
Drive. Buildings along South Coast Drive shall be designed and oriented toward those
pedestrian facilities.
26. The public sidewalk design along South Coast Drive shall be enhanced as it
approaches Bear Street. This could include wider, tree -lined sidewalks. Pedestrian -
oriented directional signage shall be added .at .the corner -of South .Coast Drive and
Bear Street.
27. The future commercial development in Phase 4 should be physically linked to the
pedestrian paths.
62-1
APPENDIX A
TRZo BUD i Bi cc
TRAFFIC ANAL YS/S ZONES
72
This page is intentionally blank; the following page is page 74.
73
APPENDIX C
PARKS AND RECREA TION
77
HOME RANCH
--
-
IN -
NOW
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79
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>�.79-1