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HomeMy WebLinkAbout11-36 - Approving Planning App PA-11-06 and Tentative Tract Map 17423, 2626 Harbor Blvd. RESOLUTION NO. 11-36 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA APPROVING PLANNING APPLICATION PA -11-06 AND TENTATIVE TRACT MAP 17423 FOR THE 33 -UNIT RESIDENTIAL PROJECT LOCATED AT 2626 HARBOR BLVD. THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an. application was filed by Waterpointe Homes LLC on behalf of, owner of real properties located at 2626 Harbor Boulevard, requesting approval of the following: • Initial Study/Mitigated Negative Declaration (IS/MND). • General Plan Amendment GPA -11-01 to change the land used designation from General Commercial to Medium Density Residential. • Rezone R-10-01 to rezone the property located at 2626 Harbor Boulevard from C-1 and P zone to R2 -MD zone; • Planning Application PA -11-06 for development of a 33 -unit detached residential common interest development, including minor modifications to reduce rear yard setbacks for the second story (20 feet required; 16 feet proposed) and perimeter wall height (6 feet required; 8 feet proposed) • Tentative Tract Map T-17423 for residential subdivision of the property for fee ownership. WHEREAS, duly noticed public hearings were held by the Planning Commission on August 8 and August 22, 2011, with all persons provided an opportunity to speak for and against the proposed project. The Planning Commission adopted Resolution No. PC -11-36 recommending that the City Council approve the proposed project; WHEREAS, duly noticed public hearing was held by the City Council on September 6, 2011, with all persons provided an opportunity to speak for and against the proposed project; WHEREAS, the City Council adopted the Initial Study/Mitigated Negative Declaration (IS/MND) and General Plan Amendment GPA -11-01 to change the land use designation from General Commercial to Medium Density Residential by separate resolution; NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record, the findings contained in Exhibit" A", and subject to conditions of approvals/mitigation measures indicated in the Mitigation Monitoring Program contained in Exhibits "B" and "C", the City Council hereby approved Planning Application PA -11-06 and Tentative Tract Map T-17423 with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for GPA -11-01, R-11-01, PA -11-06, and T- 17423 and upon applicant's compliance with each and all of the conditions contained in Exhibit "B", Mitigation Monitoring Program contained in Exhibit "C", as well as with compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval. PASSED AND ADOPTED this 6th day of September 2011. ATTEST: Q4/,,O- 7�&' - Juli olcik, City Jerk Gary onahan, ayor APPROVED AS TO FORM: Al (), - Tom buah6,AY Attorney 1 1 1 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 foregoing Resolution No. 11-36 was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 6th day of September, 2011, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: MONAHAN, RIGHEIMER, LEECE, MENSINGER. NOES: COUNCIL MEMBERS: NONE. ABSENT: COUNCIL MEMBERS: BEVER. IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 8th day of September, 2011. 1 (SEAL) 1 JULI OLCIK, CITY CLERK 1 1 Rezone R-11-01 Exhibit "A" 2626 Harbor Blvd. EXHIBIT "B" CONDITIONS OF APPROVAL commercial operations of neighboring properties. Prospective tenants Ping. 1. The expiration of Master Plan PA -11-06 shall coincide with the expiration understand the existing land use conditions. The disclosure notice shall of the approval of the Tentative Tract Map 17423 which is valid for two be kept on file by the facility operator and shall be approved in form and years. An extension request is needed to extend the expiration for each substance by the City Attorney's office prior to use. For example, the additional year after the initial 2 -year period. 2. The conditions of approval for PA -11-06 shall be blueprinted on the face An 8 -foot high perimeter wall surrounding the entire development is of the site plan as part of the plan check submittal package. 3. Address assignment shall be requested from the Planning Division prior elements to soften the appearance of the block wall and incorporate to submittal of working drawings for plan check. The approved address materials, color, and texture that will be compatible with the surrounding of individual units, suites, buildings, etc, shall be blueprinted on the site community. A wall treatment plan shall be prepared that includes wall plan and on all floor plans in the working drawings. 4. Applicant shall defend, indemnify and hold harmless the City, its officials for review and approval by the Development Services Director: The and employees, against all legal actions filed challenging City's approval of block wall shall be Orco Block, La Paz color, with a brick cap, or other the applicant's project and/or challenging any related City actions similar design as approved by the Development Services Director. . supporting the approval. City shall have the right to select the attorney The private, interior fences or walls between the homes shall be a defending it, if it elects to do so. 5. Prior to issuance of building permits, applicant shall provide a Buyer's Second floor windows on Lots 4, 5, and 6 shall be smaller view -obscuring Notice for review/approval to the Development Services Director. It will windows and be offset to avoid direct lines of sight into abutting second serve as written notice of the then -existing noise environment and commercial operations of neighboring properties. Prospective tenants must sign a disclosure to acknowledge that they have read and understand the existing land use conditions. The disclosure notice shall be kept on file by the facility operator and shall be approved in form and substance by the City Attorney's office prior to use. For example, the disclosure can be an exhibit within the lease agreement. 6. An 8 -foot high perimeter wall surrounding the entire development is .required. Design of the perimeter wall shall incorporate landscape elements to soften the appearance of the block wall and incorporate materials, color, and texture that will be compatible with the surrounding community. A wall treatment plan shall be prepared that includes wall locations, heights, landscape treatments, and materials and submitted for review and approval by the Development Services Director: The block wall shall be Orco Block, La Paz color, with a brick cap, or other similar design as approved by the Development Services Director. . 7. The private, interior fences or walls between the homes shall be a minimum of six feet in height. 8. Second floor windows on Lots 4, 5, and 6 shall be smaller view -obscuring windows and be offset to avoid direct lines of sight into abutting second story windows abutting the project, subject to approval by Planning staff. 9. Prior to issuance of grading permits, developer shall identify to the Development Services Director a construction relations officer to act as a community liaison concerning on-site activity, including resolution of issues related to dust generation from grading/paving activities. 10. Prior to issuance of grading permits, developer shall submit for review and . approval a Construction Management Plana This plan features methods to minimize disruption to the neighboring residential uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan should mitigate disruption to residents and also businesses during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless. approved by the Development Services Director or Transportation Services Manager. 11. The subject property's ultimate finished grade level may not be filled/raised in excess of 42 inches above the finished grade of any abutting property. If additional fill dirt .is needed to provide acceptable on-site "storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie-in to public storm water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 12. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 13. No modification(s) of the approved building elevations including, but not limited to, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process or a variance, or in the requirement to modify the construction to reflect the approved plans. 14. To avoid an alley -like appearance, the private street shall not be entirely paved with asphalt nor be developed with a center concrete swale. The private street shall be complemented by stamped concrete or pervious pavers. The final landscape concept plan shall indicate the landscape palette and the design/material of paved areas, and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. 15. Transformers, backflow preventers, and any other approved above- ground utility improvement shall be located outside of the required street setback area and shall be screened upon view, under direction of Planning staff. Any deviation from this requirement shall 'be subject to review and approval of the Development Services Director. 16. Demolition permits for existing structures shall be obtained and all work and inspections completed prior to final building inspections. Applicant is notified that written notice to the Air Quality Management District may be required ten (10) days prior to demolition. 17: Street trees in the landscape parkway shall be selected from Appendix D of the Streetscape and Median Development Standards and appropriately sized and spaced (e.g. 15 -gallon size planted at 30' on centers), or as determined by the Development Services Director once the determination of parkway size is made. The final landscape concept plan shall indicate the design and material of these areas; and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. 18. Along Harbor Boulevard and Merrimac Way, the landscape plan shall feature 24 -inch box trees and 5 -gallon shrubs that exceed the minimum size requirements of trees and shrubs as described in the City's landscaping standards to the satisfaction of the Development Services Director. Specifically, the 10 -foot wide landscape area in front of the proposed block wall along Harbor Boulevard shall be landscaped with dense trees and vegetation to the fullest extent possible. The landscape plan shall be approved prior to issuance of building permits. 19. Prior to issuance of building permits, the building plans shall demonstrate that all residences are equipped with a mechanical ventilation system that will properly filter the indoor air. The ventilation system can be a component of the air conditioning system; with the distinction being that clean, ventilated air flow does not necessarily need coolant. The ventilation system shall be effective with all doors and windows closed. It shall be required to have a filtration efficiency of at least 90 percent and the ability to remove particulate matter with diameters equal to or greater than 0.5micron. 20. Provide proof of recordation of TTM 17423 and CC&RS prior to issuance of building permits. 21. Applicant .shall provide proof of establishment of a homeowners association prior to release of any utilities. 22. Prior to the issuance of building permits, the applicant shall submit a Lighting Plan and Photometric Study for the approval of the City's Development Services Department. The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights on Light standards shall not exceed 18 ft in any location on the project site unless approved by the Development Services Director; 23 24. 25 26 27 • The intensity and location of lights on buildings shall be subject to the Development Services Director's approval; • All site .lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency; • Lighting design and layout shall limit spill light to no more than 0.5 foot-candle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site; and, • Glare shields may be required for select light standards. In the event that archeological resources are unearthed during project subsurface activities, all earth-disturbingwork within a 100 -ft radius shall be temporarily suspended or redirected until an archeologist has evaluated the nature and significance of the find. In the event that paleontological resources are unearthed during subsurface construction activities, all earth -disturbing work within a 100 -ft radius of the find shall be temporarily suspended or redirected until a paleontologist has evaluated the nature and significance of the find. If human remains are unearthed, State Health and Safety Code Section 7050.5 require that no. further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. - If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then contact the most likely descendant of the deceased Native American, who will then serve as consultant on how to proceed with the remains. Design, grading, and construction shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading as well as the appropriate local grading .regulations, and the recommendations of the project geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Building official prior to issuance of grading permits.. Prior to issuance of building permits, the developer shall provide the Conditions, Covenants, and Restrictions (CC&Rs) to the. Development Services Director and City Attorney's office for review. The CC&Rs must be in a form and substance acceptable to, and shall be approved by the Development Services. Director and City Attorney's office. The CC&Rs shall contain . provisions that effectively implement the . following requirements: (1) require that the homeowner's association (HOA) effectively manage parking. If onsite parking is not appropriately managed by the HOA, the Development Services Director shall require implementation of corrective measure(s) to address onsite parking problems in the future; (2) require that the HOA contract with a towing service to enforce the parking regulations; (3) Any subsequent revisions to the CC&Rs related to these provisions must be reviewed and approved by the City Attorney's office and the Development Services Director before they become effective. 28. Prior to issuance of building permits, developer shall contact the U.S. Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 29. Applicant shall provide proof of establishment of a homeowner's association prior to release of any utilities. 30. If the project is constructed in phases, the perimeter wall, landscaping along the frontages, and irrigation shall be installed prior to the release of utilities for the first phase. Bldg. 31. Submit grading plans including a hydrology report and soils report. 32. Provide an erosion control plan. Eng. 33. At the time of development submit for approval an Offsite Plan to the Engineering Division and Grading Plan to the Building Division that shows Sewer, Water, Existing Parkway Improvements and the limits of work on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Cross lot drainage shall not occur. Construction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. 34. Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the Cit of Costa Mesa. 35. Applicant shall work with Engineering staff towards the provision of an 8 - foot wide sidewalk along Harbor Boulevard. The sidewalk shall meander within the 22' area between the curb and proposed blockwall. Applicant shall provide a sidewalk easement, as needed. 36. The Subdividers' engineers shall furnish to the Engineering Division a storm runoff study showing existing and proposed' facilities and the method of draining this area and tributary areas without exceeding the capacity of any street or drainage facility on-site or off-site. This study to be furnished with the first submittal of the Final Map. 37. Construction Access Permit and deposit of $1500 will be required by City of Costa Mesa, Engineering Division prior to start of any on-site work, necessary during construction for street sweeping and to guarantee replacement costs in case of damage to existing public_improvernents 38. Maintain the public Right -of -Way in a "wet -down" condition to prevent excessive dust and remove any spillage from the public Right -of -Way by sweeping or sprinkling. 39. Haul routes must be approved by the City of Costa Mesa, Transportation & Engineering Division. 40. Submit subdivision application and comply with conditions of approval and code requirements. Fire 41. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. commercial sidewalk on Harbor Blvd and: residential sidewalk on Merrimac Way per City of Costa Mesa Standards as shown on the Offsite Plan, including four (4) feet clear around obstructions in the sidewalk. 42. Obtain a permit from. the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approach per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the. Transportation Services Manager. ADA compliance required for all new driveway approaches. . 43. Applicant/Developer is hereby advised that no removal of trees from the public right-of-way will. be permitted without specific approval from the Parks and Recreation. Commission and compliance with mitigation measures as determined by the Commission to relocate the trees and/or to compensate the City for the loss of trees from the public right-of-way. Conditions of the Commission must be incorporated onto .the plans prior to plan approval. The approval process may take. up to three months, therefore, the applicant/developer is advised to identify all tree affected by the proposed project and make timely application to the Parks and Recreation Commission to avoid possible delays 44. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approach per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager. ADA compliance required for all new driveway approaches 45. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk at applicant's expense. 46. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct Wheelchair Ramp on the corner of Harbor Blvd and Merrimac Way. 47. Per requirements of Real Property, City of Costa Mesa, Engineering Division, dedicate a diagonal corner cut-off at the corner of Harbor Blvd and Merrimac Way. 48. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements prior to approval of Final Map. 49. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the City of Costa Mesa, they shall be maintained by the owner of the property. 50. Homes shall be provided with Residential Fire Sprinkler Systems per NFPA 13 w/CA amendments. 51. Provide Click to enter and Knox fire keyswitch for Fire Department access at drive gate. 1 1 1 52. Provide (4). fire hydrants to be located. per Fire Department direction. See Fire Prevention. 53. Provide smoke detectors. 54. Fire lane marking and signage shall be provided per direction of Fire Prevention. Trans. 55. A meandering sidewalk shall be provided within the 10 -foot right-of-way and 10-12 foot landscape setback along the Harbor Boulevard frontage subject to approval of the Transportation and Planning Divisions. Utilities 56. Prior to the issuance of a connection permit, the applicant shall pay the applicable water connection fees. EXHIBIT "C" MITIGATION MONITORING PROGRAM (PA -11-06, TTM 17423) AIR QUALITY AQ -1 Prior to issuance of any Grading Permit, the Director of Public Works and the Building Official shall confirm that the Grading Plan, Building Plans, and specifications stipulate that, in compliance with SCAQMD Rule: 403, excessive fugitive dust emissions shall be controlled by regular watering or other dust prevention measures, as specified in the SCAQMD's Rules and Regulations. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off- site. Implementation of the following measures would reduce short-term fugitive dust impacts on nearby sensitive receptors: • All active portions of the construction site shall be watered. at least twice daily to prevent excessive amounts of dust; • On-site vehicle speed shall be limited to 15 miles per hour; •. All on-site roads shall be paved where feasible, watered as needed (to maintain a moisture content of 12 percent), or chemically stabilized; • Visible dust beyond the property line which emanates from the project shall be prevented to the maximum extent feasible; • All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust prior to departing the job site; • Track -out devices shall be used at all construction site access points; • All delivery truck tires shall be watered down and/or scraped down prior to departing the job site; • Replace ground cover on disturbed areas quickly; and • Implement street sweeping program with Rule 1186 -compliant PM10 efficient vacuum units. AQ -2 All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle. Code Section 23114 (Spilling Loads on Highways), with special attention to Sections 23114(b)(F), (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads. Prior to the issuance of grading. permits, the Applicant shall coordinate with the appropriate City of Costa Mesa Engineer on hauling activities compliance. HAZARDS AND HAZARDOUS MATERIALS HAZ-1 Prior to demolition activities, removal and/or abatement of asbestos containing building materials and hazardous materials associated with the existing building materials shall be conducted by a qualified environmental professional in consultation with the City of Costa Mesa Fire Department. An asbestos and hazardous materials abatement specification shall be developed by the qualified environmental professional in order to clearly define the scope and objective of the abatement activities. HAZ-2 Prior to issuance of a building permit, soil sampling shall occur within the portions of the project site that have historically been utilized for agricultural purposes and may contain pesticide residues in the soil, as determined by a qualified environmental professional with Phase II/site characterization experience. The sampling shall determine if pesticide concentrations exceed established regulatory requirements and shall identify further site characterization and remedial activities, if necessary. HAZ-3 Prior to issuance of a grading permit, a Construction Contingency Plan shall be developed by a qualified environmental professional in consultation with the City of Costa Mesa Fire Department. At a minimum, the Construction Contingency Plan shall include guidance for handling, segregating, and characterizing subsurface structures and potentially impacted soil generated during the demolition and redevelopment activities, if found, in order to minimize impacts to worker safety and the environment. HYDROLOGY AND WATER QUALITY HYD -1 Prior to the issuance of any Grading Permit, the Applicant shall: • Prepare a detailed hydrology study, approved by the City Engineer. • Analyze, design, and construct the new storm drain between the project site and the existing 4.5 -foot -high by eight -foot -wide RCB box.. • Design all storm drain facilities, approved by the City Engineer, for 25 - year storm event protection • All storm drain in public right-of-way shall be a minimum of 24 inches by City of Costa Mesa requirements and will, be designed in accordance with the Orange County Local Drainage Manual including a minimum spacing between manholes of 300 feet. NOISE NOI-1 Prior to Grading Per, -nit issuance, the Contractor shall demonstrate,. to the satisfaction of the City -of Costa Mesa Public Works Department that the project complies with the following: • Construction contracts specify that all construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other state required noise attenuation devices. • Construction haul routes shall be designed to avoid noise sensitive uses (e.g., residences, convalescent homes, etc.). • During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. NOI-2 Prior to the issuance of grading permits, the applicant shall provide final project plans for approval by the Development Services Director, indicating that a sound barrier has been incorporated into and noted on the project plans. The barrier shall be a minimum of 7 feet high from finished grade for Lots 15 and 30 and located along the project's westerly border with a return of approximately 50 feet. The location and orientation of the barrier is depicted on Exhibit 4.12-1, Required Noise Mitigation. 1 CostaMesa Land Use TABLE -LU -1: LAND USE DE51ESNATIONS Q&DAMJ Undeveloped Acres Total % of Designation Residential Density Floor Area Ratio Acres DU/Acre* Developed (1999) Acres city Low-D66sity58. Sam6.as .21-148A 1.8 2,145.2 26.6% Residential . Neighborhood Commercial - Medium- , Density Same as 34.4 811-7 Resldentiael-e :S12 Neighborhood Commercial 777.3 310-7 8GS-9 10.0% High -Density Same as 824.142.0' 866.1 10.70/a Residential" Neighborhood Commercial Commercial- 0.20/High Traffic Residential <17.4 0.30/ModeraW-Traffic 42.6 0.9 43.5 0.5% 0.40/LowTraffic 0,15/High Traffic Neighborhood . 0.251Moderite Traffic 42.4 2.5 44.9 0.6% Commercials 035/1 -ow Traffic 0.75/Very Low Traffic 'General 0.20/High Traffic 601.4 622.2 Commercials <20 0.30iModerate Traffic OAO Low Traffic 6054 20.8 62" 7.7% 0.75/Very Low Traffic <20 0.25/High Traffic - site- 0.35/Moderate Traffic Commercial:�AO Center' ' specific 0.45 Low Traffic 0.75Nery Low Traffic �9.4 63.3 1.1% .density for 'p' - 0.70 Sfti=Spec& FAR for 1901 Newport I 1901 N Newport BjVd3 B 1vd3 Regional <20 0.652/0.89v" 114.7 6.0 114.1 1.4% Commercial <20.. <1.00 Site- 0.50 Retaii Urban Center Specific 0.60 Office 1.34.2 160.4 2.00/6 Cornmereial Density for 0.79Site-!Spd6lfic: FAR f6t .26.2 South Coast South Coast Metro Centpe Metro Center Cultural Arts Center Varles7 1.777 46.0 5.0 54.0 0.7% 0.26/High Traffic Park go 0.30/Moderate Traffic 6.4011.6w Traffic 696.5 Z96.5 17.1 7.14.2 8.811% 0.75/Very Low traffic q- I 51�Hi h Traffic ' - Light Industry6 W 0.2 oderate Traffic 5/ 3M.5 6.6 362.1 4.76/o 0.35/Low Traffic D. 75 . Miry Low Traffic 6.25 1;281:3. 0.5 1,281.8 15.9% Institutional Golf Course. <0.01 560.1 0.0 560.1 6.9% Fairgrounds 146.4 '0.0 146.4 1.8% 1 Total 7,822.0 218.0 8,1340.0 100.% ere 1. Within the Medium -.and High -Density Residential -designation, existing residential.units legally buffIn-excessof.the-dwelling units peracre standard may be rebuilt at_thei same higher density subject to other zoning code standards: The' allowable density or number of units16 be redeveloped Would be firiifted'to.the 19900 -General Plan dens7tty.Wth a 25% Incentive bonus forWedlumiDensity of a 60/* inoentiv4.15onus for High - Density; or the existing number of units, whichever Is less. 2.See-High-Density Residential text regarding areas in North Costa'Mesa where the .A.'See Regional Commercial text . gee Urban tenter Commercial d allowance exceeds 20 units per acre. 3. See Commercial. Center text6 text 6: See text for Mixed -Use Development provisions 7. Sep Cultural Arts Center text for additional discussion. 15- LAND USE ELEMENT'* PAGE LU -5 I I