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HomeMy WebLinkAbout02-48 - Adopting Specific Plan Amendment SP-02-01RESOLUTION NO. 02-48 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING SPECIFIC PLAN AMENDMENT SP -02-01 AMENDING THE NORTH COSTA MESA SPECIFIC PLAN TO BRING IT INTO CONFORMITY WITH THE 2000 GENERAL PLAN AND TO UPDATE DEVELOPMENT INFORMATION. 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 2000 General Plan on January 22, 2002, and the North Costa Mesa Specific Plan by Resolution No. 94-67 in July, 1994; and WHEREAS, the General Plan is a long-range, comprehensive document which serves as a guide for the orderly development of Costa Mesa, and the North Costa Mesa Specific Plan provides additional planning guidelines and standards for several large development areas located in north Costa Mesa; and WHEREAS, the 2000 General Plan included trip budgets for properties included in the North Costa Mesa Specific Plan, and, therefore, the North Costa Mesa Specific Plan needs to be amended to maintain consistency with the General Plan; and WHEREAS, Specific Plan Amendment SP -02-01 amends the North Costa Mesa Specific Plan text relative to the new trip budgets and also updates existing development information; and . SP -94-01 NORTH COSTA MESA City of Costa Mesa Planning Division July 1994 Adopted by Resolution #94-67 Amended April 1999 Amended July 2000 Amended February 2001 Amended November 2001 ' SUMMARY OF NORTH COSTA MESA SPECIFIC PLAN AMENDMENTS The North Costa Mesa Specific Plan was adopted by the Costa Mesa City Council in July 1994. Since adoption, the plan has been amended. The following table provides a list and a brief description of the amendment(s). AMENDMENT # DATE OF ADOPTION DESCRIPTION OF AMENDMENT SP -98-04 April 19, 1999 Created a site-specific FAR of 0.72 for South Coast Metro Center (Area 6). SP -99-02 July 3, 2000 Increased the site-specific FAR to 0.79 for South Coast Metro Center (Area 6). SP -00-01 February 5, 2001 Created a new Cultural Arts Center designation and corresponding FAR of 1.77 for South Coast Plaza Town Center (Area 4). SP -00-02 November 19, 2001 Increased the size of Area 1, and amended land use designations, floor area ratio, and trip budgets for Segerstrom Home Ranch (Area 1) SP -02-01 Update regulations to be consistent with 2000 General Plan. Costa Mesa lvavt1v Cat� Me4.a/ SPecZficl P%cwv TABLE OF CONTENTS 1.0 INTRODUCTION....................................................................................................: .......... 3 Authorityand Scope.................................................................................................... 3 SpecificPlan Contents................................................................................................. 3 2.0 DEVELOPMENT SETTING..................................................................... Location..................................................................................................................... 4 Existing General Plan and Zoning Designations................................................................ 7 Land Use Compatibility/Integration............................................................................... 12 Circulation................................................................................................................ 18 Nonconformity........................................................................................................... 26 Parks and Recreation.................................................................................................. 28 Fire Protection Services............................................................................................... 30 3.0 SUBAREA ANALYSIS....................................................................................................... 31 Area1 -Home Ranch................................................................................................... 31 Area2 -Metro Pointe................................................................................................... 35 Area 3- South Coast Plaza and Crystal Court................................................................. 38 Area 4- South Coast Plaza Town Center........................................................................ 40 Area5- The Lakes..................................................................................................... 42 Area 6- South Coast Metro Center............................................................................... 45 Area7- Sakioka Lot 1................................................................................................. 49 Area8- Sakioka Lot 2................................................................................................. 55 4.0 DEVELOPMENT STANDARDS........................................................................................... 60 5.0 IMPLEMENTATION.......................................................................................................... 67 APPENDIX A- Traffic Analysis Zones........................................................................................ 72 APPENDIX B- Noise Estimates................................................................................................. 75 APPENDIX C- Parks and Recreation......................................................................................... 77 APPENDIX D- General Plan Policies.......................................................................................... 80 1 cos—t �77Mesa Na�.c�tc�M�s�er���,, LIST OF FIGURES Figure1- Location.................................................................................................................... 5 Figure 2- Existing Land Uses.................................................................................................... 6 Figure 3- General Plan Land Use Designations............................................................................. 9 Figure 4- Zoning..................................................................... ........... 10 .................................... Figure 5- Land Use Integration................................................................................................ 14 Figure 6- Imaginary Surfaces for JWA...................................................................................... 16 Figure 7- Master Plan of Highways.......................................................................................... 22 Figure8- Bikeways................................................................................................................ 23 Figure 9- Urban Rail Alternatives............................................................................................. 25 Figure10- Parks.................................................................................................................... 29 Figure1 1- Area 1.................................................................................................................. 33 Figure 11 a- Historical Preservation Area................................................................................. 33-1 Figure 11 b- Home Ranch Building Heights.............................................................................. 33-2 Figure12- Area 2.................................................................................................................. 34 Figure13- Area 3.................................................................................................................. 39 Figure14- Area 4............................................................................................................... 41-1 Figure 14A- SCPTC Project Components ............. .................................................................. 41-2 Figure15- Area 5.................................................................................................................. 43 Figure16- Area 6.................................................................................................................. 46 Figure17- Area 7.................................................................................................................. 50 Figure18- Area 8.................................................................................................................. 55 Figure 19- Development Standards Summary............................................................................ 59 LIST OF TABLES Table 1- General Plan Designations.......................................................................................... 11 Table 2- Maximum Building Heights......................................................................................... 17 Table 3- Master Plan of Highways Improvements...................................................................... 20 Table 4- Floor Area Ratio Nonconformities............................................................................... 26 Table 5- Metro Pointe Density Bonus Program........................................................................... 37 Table 5A- South Coast Plaza Town Center Subarea Statistics......................................................41 Table 513- Statistical Summary of SCPTC Components............................................................. 41-3 Table 6- South Coast Metro Density Bonus Program................................................................. 48 Table 7- Sakioka Lot 1 Density Bonus Program......................................................................... 53 Table 8- Sakioka Farms Lot 2 Density Bonus Program................................................................ 57 2 Costa Mesa Noytli/Cc-stalMewSPacifioPLary 1.0 INTRODUCTION Authority and Scope This specific plan has been prepared for a portion of North Costa Mesa in accordance with the California Government Code Section 65450 et. seq.. The plan area encompasses 423 acres and is an established area of the City with many identifiable and diversified components, including the urban mixed use development of South Coast Plaza Town Center. There is still, however, a considerable amount of undeveloped land within the plan area that prompts the need for this specific plan. The 1990 General Plan, adopted on March 16, 1992, specifies the land use designations and accompanying residential densities and commercial and industrial intensities for the plan area, as well as numerous policies that are relevant or specific to North Costa Mesa. In 2001, the City of Costa Mesa 2000 General Plan was adopted, which was primarily a technical update of the 1990 General Plan. (See Appendix D for a listing of relevant General Plan policies). It is the intent of this specific plan to implement the policies of the General Plan through the adoption of development standards. These standards recognize the development potential of the plan area and the need to sensitively integrate new development with the surrounding areas, and, therefore, promote both resident and business community confidence in the long-term vision for the plan area. Specific issues that are addressed in this plan are as follows: ➢ Land Use Compatibility/Integration ➢ Building Heights ➢ Nonconformity ➢ Density Bonuses ➢ Circulation ➢ Urban Rail Transit ➢ Parks and Recreation ➢ Fire Protection Services Specific Plan Contents This specific plan provides a comprehensive review and analysis of the plan area. Section 2 provides an overview of the plan area's development setting. In Section 3, the development issues that will present a challenge to future development of each subarea are identified, and Section 4 provides the development standards which address these issues. Finally, Section 5 discusses the specific plan's implementation timing. 3 Costa Mesa Na-v0,vCajL�Me4a,S73 PLaw 2.0 DEVELOPMENT SETTING Location The North Costa Mesa plan area comprises the northernmost portion of the City of Costa Mesa, i. e., that area north of the San Diego Freeway (1-405) and generally east of Harbor Boulevard. South Coast Drive and Sunflower Avenue generally form the northern boundary of the plan area and the Costa Mesa Freeway (SR -55) is the eastern border. Costa Mesa's surrounding cities include Fountain Valley and Huntington Beach to the west, Santa Ana to the north and east, Irvine to the east, and Newport Beach to the south. Major regional facilities include John Wayne Airport to the southeast of the plan area. See Figure 1. Figure 2 indicates the existing land uses as well as the eight subareas the plan area has been divided into for analysis purposes. 11 Location Map ANAHEIM YORBA LINDA NEWPORT - MISSION BEACH VIEJO 1 LAGUNA NIGUEL PACIFIC OCEAN� a 74 SAN JUAN CAPISTRANO N W E Figure 1 s NORTH COSTA MESA SPECIFIC PLAN 5 GARDEN ORANGE MA PW pp. GROVE TUSTIN SAMM Ci RM Rn. 22 55 ORANGE Boise m � Rm sr. COUNTY SANTA ANA Ftb WARNER A%f- Plan Area IRVINE sEAL BEACH COSTA MESA 405 73 HUNTINGTON uwmw m BEACH so 33 q9, NEWPORT - MISSION BEACH VIEJO 1 LAGUNA NIGUEL PACIFIC OCEAN� a 74 SAN JUAN CAPISTRANO N W E Figure 1 s NORTH COSTA MESA SPECIFIC PLAN 5 I 1 - Home Ranch 2 - Metro Pointe 3 - South Coast Plaza 4 - South Coast Plaza Town Center 5 - The Lakes 6 - South Coast Metro Center / Experian 7 - Sakioka Lot 1 8 - Sakioka Lot 2 LEGEND Vacant Land Parcels Existing Land Uses Figure 2 NORTH COSTA MESA SPECIFIC PLAN costa Mesa NortlilCajtwM sb� law Existing General Plan and Zoning Designations Figure 3 indicates the General Plan land use designations for the area of the City north of the 1-405, and Figure 4 indicates the accompanying zoning designations. Table 1 summarizes the development parameters of the General Plan land use designations, and the compatible zoning districts. As shown in Table 1, the General Plan establishes Floor Area Ratios (FARs) for all land use designations. The FAR is used to determine the maximum amount of building that is allowed on a lot or parcel. Several land use categories in the plan area contain stepped FARs which are tied to the traffic characteristics of the proposed land use. Trip budgets have also been established for properties in the plan area designated as Urban Center Commercial, Cultural Arts Center or Regional Commercial in the plan area. The industrial portion of Home Ranch also has a trip budget. When applicable, the FAR and trip budget work in concert to ensure that building intensity and trip generation do not exceed the capacity of the circulation system in the plan area. The trip budget for individual properties is given in Section 3. The lowest FARs are found in the Neighborhood Commercial designation as well as in the residential, industrial and public -semi public land use designations. The highest FARs are allowed in the Regional Commercial, Cultural Arts Center, and Urban Center Commercial land use designations. The General Plan does not allow the established floor area ratio to be exceeded in any instance. Trip budgets are calculated on a square footage basis for commercial, industrial and institutional land uses. As with FARs, trip budgets cannot be exceeded. The General Plan, however, does allow for the transfer of trip budgets in the plan area in the following circumstances: 1. The combination and/or transfer of trips shall only be allowed in the area of the City that is north of the 1-405 and east of Harbor Boulevard, and shall be limited to parcels within a one -mile radius of each other. 2. Trip budget transfers shall be evaluated in the review and approval of a planned development or master plan project. Sufficient conditions of approval shall be applied to the master plan or development plan to ensure long-range control over subsequent phases of development. 3. The combination and/or transfer of trips shall not result in any greater impacts on the surrounding circulation system then would occur if each Traffic Analysis Zone (TAZ) was developed independently. (See Appendix A for a figure depicting TAZs) 4. For the combination and/or transfer of trips between TAZs, such combination and/or transfer of trips shall not exceed the total trip budget of all parcels involved if each were developed independently according to the FAR and trip generation rates provided herein. 7 CC)sta. Ni2Sr�. No�vCcr�tcx�M�Sbec+�ic���a.-w 5. The combination and/or transfer of trips shall not allow development intensities which result in abrupt changes in scale or intensity within the project or between the project and surrounding land uses. 6. Approval of the master plan or development plan shall be conditioned to ensure compliance with the above criteria and to preclude future overdevelopment on portions of the project or properties from which trip budgets were transferred. 7. Trip budget transfers shall be recorded against the properties. Therefore, if a property is underdeveloped in terms of its trip budget, there is the possibility that the "excess" trips could be transferred to another parcel to augment its trip budget. It should be noted that all the Planned Development (PD), Town Center (TC), and Shopping Center (C 1-S) zones require both Planning Commission and City Council review of the land use mix and building location. The City Council is the final decision-making authority for new development in these zones. Updated November 2001 8 I Costa Mesa Nortiv CO-stal MeSc Spel_ c PLa4,1/ Updated November 2001 i 4. . ... ... . to ..... ... - - - - - - - a 6- RAL LROM 12 I I Di N TIA . ........... . �. E DESIGNATTI ON 0.15 high traffic Low Density Single family detached and attached units, granny units, Less than or equal to 8 R1, PDR -LD, I&R Residential accessory apartments, family day care units per acre. 0.25 moderate traffic 0.35 low traffic 0.15 high traffic Al, R2 -MD, Medium Density Single family attached units, multiple family units, senior Less than or equal to 12 0.25 moderate traffic PDR -MD, I&R Residential congregate care facilities, convalescent hospitals, and group units per acre 0.35 low traffic residential homes 0.15 high traffic R2 -HD, R3. High Density Multiple family units, senior congregate care facilities, Less than or equal to 20 0.25 moderate traffic Residential convalescent hospitals, and group residential homes units per acre; except the PDR -HD, PDR - 0.35 low traffic NCM, I&R density in the PDR -NCM zone is 25 to 35 units per acre. 0.25 high traffic Commercial Center Major shopping, service, and office facilities designed to Less than or equal to 20 C1, C2, Cl -S, serve city-wide and regional markets. units/acre 0.35 moderate traffic PDC, AP, P, CL 0.45 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 0.20 high traffic Industrial Park Wide variety of industrial and compatible office and support Less than or equal to 20 MP, PDI, CL 0.30 moderate traffic commercial uses. units/acre 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. Updated November 2001 �7osiaz_Nie_sal NcWt�Ca�ta��l�wSb�ci�icr��aw Land Use CompatibiiitVAntegration The plan area and its immediate surroundings contain a variety of land uses that range from single family residential homes to high rise offices which provide a good mix of housing opportunities, commercial goods and services, entertainment, and employment opportunities in a relatively small geographical area. This mix allows people the opportunity to live near their jobs, and gives residents and employees a full range of commercial services near their homes or jobs. This reduces traffic congestion and improves air quality. Mass transit opportunities are also more easily developed in this type of community setting. Several General Plan policies support the development of mixed-use projects along or near transit routes as a means to improve air quality and reduce traffic congestion.' Mixed use projects also add variety and interest to an area by supporting day and evening activities. The South Coast Plaza Town Center, South Coast Metro Center, and The Lakes projects currently provide the opportunity to live, work, shop and be entertained within a compact and pleasant urban environment. The benefits of having a mix of land uses in an area can quickly be lost if there is not enough forethought in the design and location of diverse uses. Common problems include tall buildings overshadowing adjacent buildings and outdoor areas, late night commercial uses affecting residential areas, heavy truck or automobile traffic affecting access to residential areas, inadequate parking availability, and incompatible land uses being located adjacent to one another. Residential areas are particularly sensitive land uses, but commercial and/or industrial uses may also be impacted by inappropriate siting of land uses. Figure 5 highlights the location of existing and future residential areas. It should also be noted that a residential component could be incorporated into any Planned Development Zone in the plan area (see Figure 4 for Zoning). New commercial and industrial developments anticipated by the General Plan are also shown in Figure 5. Noise A major concern related to land use compatibility is noise. The City of Costa Mesa uses the Community Noise Equivalent Level (CNEL) to measure and regulate noise. The City's maximum acceptable exterior noise level for residential areas is 65 CNEL. The plan area's primary source of noise is vehicular, and two major sources are the 1- 405 to the south and the Costa Mesa Freeway to the east. Likewise, the plan area's major streets are another source of noise. Appendix B provides a list of the existing and General Plan build -out CNEL levels in the plan area. 1 See Policies #84, #178, #217, and #286 in Appendix D. Updated November 2001 12 Costa Mesa NovthlColtalMelslwSDaaf% Pla, New residential development as well as other sensitive land uses shall be required to comply with the General Plan and zoning ordinance standard of 65 CNEL for exterior recreation areas and 45 CNEL for interior areas. Mitigation measures may be used in order to achieve these noise levels. John Wayne Airport is located to the east of the plan area. Although the 60 CNEL contour encompasses the area generally east of Avenue of the Arts, the 65 CNEL contour is outside of the plan area, and therefore -does not impact existing or future land uses. One heliport is located in the plan area in South Coast Metro Center atop the Bank of America building. 1 Updated November 2001 13 Costa Mesa Novili/CO-OalMoa/s7)ecZf c/P1aw 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 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 LU -1 C.1 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 LU -1C.3 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.' Policy LU -1C.3 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 1 l depicts the height /imitations for Home Ranch. 2 See Appendix D for full text of Policies #236 and #238. Updated November 2001 15 LEGEND APPROACH SURFACES TRANSITIONAL SURFACE j HORIZONTAL Qa SURFACE CONICAL SURFACE HELIPORTS A SAMPLE ALTITUDES 550\ 0 AIRPORT GROUND 53.68 ELEVATION REFERENCE + POINT SPECIFIC PLAN STUDY AREA ALL REFERECE MARKS ARE RELATIVE TO SEA LEVEL Se• I ... :000 SOURCES' FEDERAL AVIATION ADMIN '. llil/X LL W WQZ =3o V) I-- VrW C h uFjZ N N 0QO L- < U SURFACES FOR JWA FIGURE 6 Costa Mesa Novt1vco-;�tc,MUaS`beaficlKca Table 2- Maximum Building Heights North Costa Mesa Specific Plan SUB -AREA MAXIMUM BUILDING HEIGHT' NOTES AREA 1 Varies See Exhibit 11 b. Home Ranch 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 -1 10 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; November 2001. 17 pasta Mesa Nort1vC W4�specLf-CclPla w Circulation The circulation system for the plan area is comprised of three components: vehicular, bikeways, and urban rail transit. Vehicular The Master Plan of Highways (MPH) in the General Plan depicts the ultimate circulation system for the plan area and the City as a whole. Figure 7 depicts the MPH north of the 1-405. Two new streets are shown north of the 1-405 as well as two on -ramps and two off -ramps for the 1-405. Susan Street will serve as a new connection between Sunflower Avenue and South Coast Drive north of the Home Ranch site (Area 1), and the unnamed street from Anton Boulevard will provide a connection to Main Street within the Sakioka Farms Lot 2 (Area 8). An on-ramp is proposed from South Coast Drive and Hyland Avenue and an off -ramp is proposed at South Coast Drive at the west end of the Metro Pointe project. This off -ramp is currently under construction and is anticipated to be complete at the end of 1994. Another on-ramp and off -ramp are proposed for Anton Boulevard at Avenue of the Arts and at the east end of the Metro Center project. Widenings and improvements are also either under construction or design for the Fairview Road and Bristol Street ramps. Table 3 lists the Master Plan of Highways improvements that are not yet constructed north of the 1-405. Funding sources to finance these improvements are discussed in Section 5.0. Project specific environmental analyses and traffic studies will determine what, if any, street or freeway improvements are necessary for each new development. Circulation improvements can be required south, as well as, north of the 1-405. The new roadways and on- and off -ramps should be designed in concert with site development plans so as to minimize impacts to surrounding land uses. Two major regional transportation projects will also impact the plan area. These projects involve the addition of transit way connectors between the carpool lanes of the 1-405 and SR -73 freeways and the 1-405 and SR -55 freeways. The second project may require acquisition of additional freeway right-of-way from both Sakioka Lot 2 and South Coast Metro Center. The project could also include an exclusive High Occupancy Vehicle access ramp to the 1-405 Freeway at Bear Street; this project is currently the subject of a supplemental environmental impact report under a cooperative agreement with the Orange County Transportation Authority. The first project may require additional right-of-way from the Segerstrom Home Ranch site and may also include further improvements to the 1-405 beyond Harbor Boulevard. There are a variety of funding mechanisms the City utilizes to fund the Master Plan of Highways improvements including development impact fees and state and local programs; these are discussed further in Section 5.0 Implementation. In order to reduce vehicular traffic on City streets, the City encourages that Transportation Demand Management (TDM) be promoted in large businesses. TDM Updated February 2001 "M Costa Mesa NartivCa�tjMeScuShe� PLaw 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. 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; November 2001 19 u 3 TaE�1 3 , F MASTER PLAN OF'H1Gf7WAYS �MPRQVL�MENTS �,� North Cos"ta Mesa `Spec>rftc-Plan. � " ; y � _ `MXCSTERTI �►N IMPR4�M.ENT. ""'IES CQST .�OC►TfON IL IrEt S:EC'�1QNS Bristol Street and Sunflower Avenue Add westbound right turn lane. $550,000 Sakioka Drive and Sunflower Avenue Add southbound right turn lane. $229,000 Anton Boulevard and Sunflower Avenue Add 2"d westbound left turn lane. $205,000 Bristol Street and Town Center Drive Add 2"d westbound left turn lane and provide free $515,000 eastbound right turn lane. Bear Street and South Coast Plaza (south) Construct west leg to Metro Pointe development site- To be constructed by developer add eastbound left turn, eastbound through, eastbound since it is an on-site right turn and northbound left turn lanes. improvement. Bristol Street and 1-405 northbound offramp Add 0' northbound through, 5" southbound through, X4,289,299 2ntl eastbound right, optional westbound left/westbound through, and provide free westbound right turn lanes. Bristol Street and 1-405 southbound ramp Add 41h northbound through and free eastbound right turn lanes. Harbor Boulevard and Sunflower Avenue Add northbound, eastbound and westbound right turn $700,000 lanes. Fairview Road and Sunflower Avenue Add southbound and eastbound right turn lanes. $597,000 Harbor Boulevard and South Coast Drive Add northbound right, southbound right westbound $7,191,100 right, 2 n westbound left, and 41h southbound through lanes. Harbor Boulevard and 1-405 northbound ramps Add 4th northbound through and optional westbound left/westbound right turn lanes. Harbor Boulevard and 1-405 southbound ramps Add 4" northbound through and 4th southbound through lanes and optional eastbound left/eastbound right turn lanes. Harbor Boulevard and MacArthur Boulevard Add 2ntl left turn lane and exclusive right turn lane on all $550,000 approaches. Fairview Road and 1-405 northbound ramps Convert optional westbound left/westbound right to 2ntl $791,666 westbound left turn lane and add 2nd westbound right turn lane. Fairview Road and 1-405 southbound ramps Convert optional eastbound left/eastbound right turn $434,849 lane to 2"d eastbound left turn lane and add 2 I eastbound right turn lane. 1-405 northbound on -ramps and South Coast New intersection due to added 1-405 on-ramp. $3,109,895 Drive/Hyland Avenue Susan Street and South Coast Drive New intersection due to Susan Street extension. $864,828 (To be constructed by developer) 1-405 northbound off -ramp and South Coast Drive New intersection (east of Fairview) added with 1- $1,877,295 405/Fairview off -ramp improvement. n STREET IMPROVEMENTS Anton Boulevard, Sunflower to Park Center Restripe for six lanes. $10,000 Sunflower Avenue, Harbor Boulevard to Susan Widen to secondary highway standards $956,425 Street Main Street, from Sunflower to 55 Freeway Provide six through lanes. To be constructed and funded by the City of Irvine f FREEM. EMMOVEMENTS i-` :` >. 1-405/northbound Avenue of the Arts off -ramp Provide new off -ramp. $2,458,020 1-405/Anton Boulevard on-ramp Provide new on-ramp $6,708,200 Southbound 1-405/Bristol Street on-ramp/SR-55 Provide grade separation of the SB 1-405 Bristol Street $15,845,009 Connector Braid on-ramp with the SB -1-405 to NB SR -55 connector. 20 Table 3 V Narfh Costa Mesa Specific Plan TR PLAN OFMGHWAYS /MPROYFMENTS .. �_ MASTER PL'A11IIMPROVEMENT ESTIMATED COST EIIN FRE �Y�IMPROVTME NTS , NB 1-405 Bristol Street off-ramp/SB SR -55 to NB I- Provide grade separation of the NB 1-405 Bristol Street $22,075,707 405 Connector Braid . - off -ramp with the SB -SR -55 to the NB 1-405 connector. 1-405 Southbound widening - Harbor off -ramp to Add general purpose lane on SB 1-405 from the Harbor $4,769,792 Harbor on-ramp Blvd off -ramp to the Harbor Blvd slip on-ramp. 1-405 SB widening - Fairview to Bristol Provide auxiliary lane on SB 1-405 from the Fairview on- $618,726 ramp to the Bristol Street off -ramp. 1-405 NB widening - Bristol to Fairview Provide auxiliary lane on the NB I-405 from the Bristol $4,359,684 Street on-ramp to exit at the Fairview off -ramp. NB 1-405 Fairview off -ramp to SR -73 connector Provide auxiliary lane on NB 1-405 from Fairview Road $611,032 off -ramp to the SR -73 connector. 1-405 NB widening - SR -73 to Harbor Provide auxiliary lane on NB 1-405 from the SR -73 $741,160 connector to the Harbor Blvd off -ramp. Widen SB 1-405 - Harbor to Fairview Add general purpose lane to SB 1-405 from Harbor Blvd $2,149,926 slip on-ramp to Fairview Road on-ramp. 1-405 NB widening - Fairview to Harbor Provide grade separation of the NB 1-405 Fairview on- $12,535,562 ramp with the Harbor Blvd off -ramp. 21 N N LEGEND Freeway Major (120' RM!) --- Primary (106' R/W) Secondary (84' RMI) — — — - Collector (60' RMI) Right Turn Lane r Future Street / Ramp Master Plan Of Highways Figure 7 NORTH COSTA MESA SPECIFIC PLAN Costa Mesa NOrd-V COltta� M OCLI spec 6C1 Pt , Urban Rail Transit The County of Orange and the Central Orange County Fixed Guideway Joint Powers Authority are currently studying alternative alignments for a county -wide rail system which will pass through the eastern portion of the plan area. The system is expected to consist of an elevated light rail facility. Two primary alignments through Costa Mesa are under review. These alignments and alternatives are illustrated in Figure 9. The primary routes are proposed along Bristol Street in Santa Ana and Main Street in Irvine. As the system moves through Costa Mesa, the alignment could stay on Bristol Street and continue along Anton Avenue or shift to Bear Street and continue adjacent to the San Diego Freeway. Each alternative proposes two Costa Mesa stations. One station could be located on either Bear or Bristol Street within existing street right-of-way or in the parking lot of South Coast Plaza. The second could be located on the Sakioka Farms property, near the Costa Mesa Freeway. The obvious benefit of urban rail transit is the enhancement of the overall transportation system by providing alternative means for employees, shoppers and visitors to access this portion of the community. However, issues regarding route alignment and station locations have significant urban design and land use planning implications. Major policy issues which must be addressed are: - visual impacts of elevated guideway and stations; - provision of adequate pedestrian linkages to stations and destinations; - appropriate mix and density of land uses surrounding station locations; and - demand for parking around station locations. The combination of these concerns may pose practical difficulties for the extension of the urban rail system through the highly developed portion of the plan area as currently proposed. It has been suggested that the route alignment not be extended south of Sunflower Avenue. While this additional alternative would avoid the design interface problems, it may not provide adequate service to this major employment and activity center. Additional concerns include development timing in proximity to route and station locations, density transfer of development potential for a. eas designated for station locations and/or rail routes, and increased density and building intensity beyond the current General Plan. Because of these concerns, a detailed route alignment and station location study for that portion of the system which will be located in Costa Mesa should be undertaken in advance of the final alignment adoption. 24 DDS--► I- U. p11 LL 1.11.- Santa Ana Via Bristol St. and Mac Arthur Blvd. Irvine Via Main St. Irvine Via Hutton Center and Mac- Arthur,Blvd. L.• 0.1 Lf l.i i... NOTE ALL ALIGNMENT LOCATIONS ARE CONCEPTUAL LEGEND Irvine Via Main St. URBAN RAIL ALTERNAT/VES Proposed Alignment NORTH COSTA A hrluE A SPECMC PLAN i Alternative Alignment NL Station FIGURE 9 25 Costa Mesa Noltiv castal Me4a, Sbecfii Pza w Nonconformity The 1990 General Plan resulted in the establishment of new lower FARs and density limits on development citywide. The General Plan recognized that the new FARs for commercial and industrial uses would be lower than existing development in many cases, therefore Policy LU -2A.4 was included. This policy states that in the event of unintentional damage or destruction, the City would allow any legal conforming use in existence at the time of adoption of the 1990 General Plan in a nonconforming development to be rebuilt to its original building intensity as long as such rebuilding would not increase the development's nonconformity. This policy was then codified in the zoning code to state that reconstruction of development destroyed to more than 50% of the market value may occur to its original FAR if all other development standards (setbacks, lot coverage, height, parking, open space, etc.) are met. The City's zoning code also states that in cases of unintentional destruction of up to and including 50% reconstruction could occur without meeting current development standards. In terms of residential uses, the General Plan recognizes development legally built at higher densities. Such existing units may be rebuilt to the same density subject to other standards of the zoning code. In the High Density Residential designation in the plan area (i.e., The Lakes), the allowable density or number of units to redeveloped would be limited to the General Plan density plus a 50% density incentive bonus or the existing number of units, whichever is less. The following table identifies existing commercial and hotel development in the plan area that is nonconforming due to its existing FAR. Table 4- Floor Area Ratio Nonconformities I North Costa Mesa Specific Plan PROJECT NAME TAZ(s) GP FAR LIMITS EXISTING FAR NOTES Metro Pointe 26 .50 retail Only partially developed to date The Development Agreement Phases 2 & 3 .60 office allows 1.01 FAR for Phases 2 & 3, if built -out it will become nonconforming but it will be protected by the Development Agreement for the remainder of the agreement's term. The Lakes 10 .25 retail Wyndham Garden Hotel- 2.08 The intensity of the two hotels 35 office (3350 Ave. of the Arts) exceeds the allowable levels. Marriott Hotel- 1.3 (500 Anton) Ther major developments in the plan area are within the allowable FAR and would not be considered nonconforming. Updated February 2001 26 7astaMesa Nares CaLt� Mw;u SI)ecif� Flaw There are two different redevelopment scenarios to consider in regards to FAR nonconformity, i.e., reconstruction after unintentional destruction and reconstruction after voluntary destruction. Unintentional Destruction As shown in Table 4, the nonconformity is limited to one major project in the plan area. For the newer high rise buildings in North Costa Mesa, it -should not be difficult to meet the current standards and reconstruct in case of unintentional destruction, and the General Plan and zoning code have adequate protection for rebuilding nonconforming development that is unintentionally destroyed. Voluntary Destruction A major concern for The Lakes is that if a property owner chooses to demolish a building to redevelop, the new development would need to meet the FAR limit and current development code standards. In most cases this would mean considerably less development than what exists. Therefore, it is the intent of this plan to indicate how to calculate the amount of new development that would be allowed if a building is voluntarily demolished. The General Plan states that the FAR is determined on a project -planning basis rather than a parcel -specific basis. Therefore, a strict interpretation of the General Plan in regards to rebuilding after voluntary destruction requires that the FAR be calculated over the entire acreage of the master planned project. But, if such a project were evaluated on a master planned basis in the instance of The Lakes, it is very likely that it would result in the inability to reconstruct anything, since on a project -wide basis both developments would most likely still exceed the General Plan FAR limits even with the removal of an existing building. However, the General Plan also states that development could be evaluated at a parcel -specific level if the project is or can be developed on a single lot and not subdivided at a later date. So although The Lakes is a large planned development, the FAR for the new development can be based on the size of the individual lot. It is reasonable to allow redevelopment either up to the General Plan intensity level for the land use designation or up to the pre-existing development level, whichever is less, in cases where a development on a single parcel is voluntarily demolished. The Lakes has been subdivided so that the apartment complex, two hotels and retail center each occupy their own parcel. Restrictions should be made that indicate that the major open space features of this planned development shall always remain as open space, and that the individual parcels may not be further subdivided. Updated February 2001 27 �4Sta Mesa No-s�L� Co�tw Irl e.�a� Sbec�fic� �Zaw 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; November 2001. 28 LEGEND Parcels Parks 1 - Wimbeldon Park 2 - Wakeham Park 3 - Town Center 4 - California Scenario 5 - The Lakes Parks N W E S Figure 10 NORTH COSTA MESA SPECIFIC PLAN Costa Mesa North, Co-stcuMo� pec�Plaw 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 2000 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 conjunction with adoption of GP -00-05, it was determined that the Home Ranch project (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. Updated November 2001 30 costa Mesa Na-p tkC&0a,Me� S7)eCc f; PLa ry 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. TH'e 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 2000 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 conjunction with adoption of GP -00-05, it was determined that the Home Ranch project (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 determining the timing of land acquisition and fire station construction. If the fire station is ultimately located on Segerstrom Home Ranch, the development agreement allows for transfer of development rights (building square footage and trip budget) to the balance of the Home Ranch project. Updated November 2001 30 CQsta N eSa NortivCo-�ta,,Ni"Sbecr„f� PLa4ii r 3.0 SUBAREA ANALYSIS The plan area is composed 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 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 arid Sons. The single family home and barn are identified in the 2000 General Plan in the Historical and Cultural Resources Element. The Segerstrom family, who continue to 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 1,351,698 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 trip 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 high quality office, office -related uses, and corporate office/headquarters with subsidiary support functions that may include research and design, minor assembly, light manufacturing, and storage. 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. Updated November 2001. 31 Costa Mesa NorOvCO.O vMeowSpecific/ Ka lv 3� ��� S� �� �"� ''%"iR i �� �.�.i'r.gb nmS'+�� .x..�.ttva `��f C� ab 4M.,. ],3 ((: " _- Fyyrv}xb.",� � r5,n#. a.. �SAcc�i�2 Y � ,f # L e.•aiy �t `�} 2 �"s� MC f a So r� . v 43 431 A. IKEA 17.2 0.41 FAR 308,000 sf 2 stories/45 feet B. Office and 45.64 0.40 FAR 791,050 sf 2-5 stories/36- 1,593 1,569 Office -related 75 feet uses See Figure 11 b C. Industrial 14.5 0.40 FAR 252,648 sf 1-5 stories/45- Park 60 feet See Figure 11 b D. Medium 16.0 12 units/acre 136 single-family 3 stories/ 50 Density attached units' 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 1,351,698 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 trip budget be exceeded. Updated November 2001. 31-1 lCosta Mesa No�t�.Co�twMe�wSp�ci�fi;c��la w 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 Earn 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 Commercial Center on the General Plan Land Use Map, it would be in keeping with Policy HCR -1A.5 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. 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 adjacent development to the farmhouse site with pedestrian paths. In conjunction with approval of GP -00-05, a historical preservation area was identified on Home Ranch, as shown in Exhibit I 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. Exhibit 1 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 adjacent 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 project site or public rights-of-way. Updated November 2001. 32 Existing Harbor BI. Southern Pacific Rail Spur Automobile Club Parking (not a part) Los Angeles Automobile TimeskClub Parking (not a part) L(not sed exit from future ctor/distributor road a part of the project) Existinon-ram to 1-405 Northbound N AREA 1 - SEGERSTROM HOME RANCH w E Figure 11 S See Table 4A for development summary 300 0 300 600 Feet NORTH COSTA MESA SPECIFIC PLAN Barn SOUTH COAST DR i L Existing Office Building Preservation Area Guest Hare 6 House v W E S CONCEPTUAL HISTORIC PRESERVATION AREA 40 0 40 80 120 Feet NOTE: Segerstrom Barn to be relocated into Preservation Area. Figure 11 a Boundaries shown are conceptual. NORTH COSTA MESA SPECIFIC PLAN 33-1 L SAN DIEGO FWY MAXIMUM BUILDING HEIGHTS LEGEND 1 2 Stories - 36 -ft Building Height 2 2 Stories - 45 -ft Building Height 3 Stories - 45 -ft Building Height 4 4 Stories - 60 -ft Building Height 5 5 Stories - 75 -ft Building Height EMSingle -Family Detached: 2 stories t 27 feet Single -Family Attached: 3 stories / 50 feet 33-2 Figure 11 b N W+ E S 200 0 200 400 600 Feet NORTH COSTA MESA SPECIFIC PLAN Z__t�77 N CalLilM2�wSbe Kca 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 completed. 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-405/SR-73 confluence project. Prior to approval of this additional exit by Cal Trans, additional environmental documentation would be required. The Susan Street exit is not required for the Home Ranch project. 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 conjunction 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 conjunction 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 conjunction 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 determining the timing of land acquisition and fire station construction. If the fire station is ultimately located on Segerstrom Home Ranch, the development agreement allows for transfer of development rights (building square footage and trip budget) to the balance of the Home Ranch project. Updated November 2001. 33-3 I-V AREA 2 - METRO POINTE Development Summary Total Area: 34 Acres General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.50 Retail/0.60 Office (Development Areement allows 0.48 for Phases 2 and 3) Maximum Square Footage: Phase 1 - 80,000 s.f. of office Phases 2 and 3 - 592,287 s.f. Trip Budget: Phase 1 - 98 a.m. peak hour trips 131 p.m. peak hour trips Phase 2 and 3- 729 a.m. peak hour trips 965 p.m. peak hour trips Maximum Building Height: 2 stories/30 feet (north of South Coast Drive) 6 stories/90 feet (south of South Coast Drive) zzli 1b 17�6 Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. O O phase 1 O Phase 1 ' O �C •� Phase 3 •'�� Phas 2 SAN DIEGO FWY N \� W E S Enhanced SOTH COAST PLAZA Intersection I (East) ea Ar 400 0 400 800 Feet Figure 12 WNW NORTH COSTA MESA SPECIFIC PLAN costa Mesa Nar t�v Cotta, Mega. Sperm PLa, 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 Arnel 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 ^^^�d-composed 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. In 1994, City Council approved a revised development plan and development agreement for Metro Pointe that resulted in a significant decrease in the amount of development that was anticipated for theproperty south of South Coast Drive. Phases 2, 3, and 4 were reconfigured into Phases 2 and 3. The overall floor area ratio for the project, south of South Coast Drive, was established at 0.48. The master plan for this area allows 196,687 square feet of office buildings and 395,600 square feet of retail uses. As of June 2002, all but 12,000 square feet of restaurant uses had been developed. General Plan and Zoning This site is designated Urban Center Commercial by the General Plan and is zoned PDC. The 2000 General Plan established the following trip budget for Metro Pointe: Thio site aloe hos the fellea iRg trip budget (by phase); Phase 1- 147-98 a.m. peak hour trips 4-4-5-131 p.m. peak hour trips Phase 2- 846 a.m. peak hew trips 832 p peak heuF trips (per develeprRent agreeMent Phase 3 1 533 a.m peak hew tFips. 1 552 p peak houF trip (per deyelepFRept agreerpeptl Phase 4 24 5 a.m. peak hey it trip 292 p.m;. peak hexer trips Phases 2 and 3- 729 a.m.- peak hour trips 965 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 dGvzIE); Ment aweemeRtdeesallow fereVele�1M.Rent W1 Costa -Mesial NavtyCcsta,Me4a,SpecL6oPlaw A key asset to this location is the proximity of South Coast Plaza 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, GFYstal GeuFt and South Coast Plaza. UnLnrd tri the pedes+riaR paths 1 • 1111011111111- 11- 11 / • ■ . - I -TMW7I • Wei • Wei Costa Mesa Ncrt3vCastalMesalSpecif%clPZaw l�l���I�AIIL�I�wllll� Building Heights Building heights shall be a maximum of 30 feet (approximately 2 stories) north of South Coast Drive, and 90 feet (approximately 6 stories) south of South Coast Drive. The GuF e nt deve!Gpme, t agFeemeRt allews—bu+l gT 4 to 15 StGFieS iR he+q 11-01—HUM 21:7 feet above gFade, in Phases 2 and -3. _..__ .. _.._. ..._....,-r-.. ._..._ _;VI —.._..._ ..r ..._......_.._.. -I v. .y. -.v .r this see Table 2) Circulation The Master Plan of Highways includes a new off -ramp from the 1-405 to South Coast Drive. In addition, Figure 9 indicates the potential for an urban rail station and route alignment along Bear Street in the vicinity of the 1-405. The new off -ramp at South Coast DriveGUFFeRtlye is now complete and operational. 37 Costa Mea Novtr vCo-stta.Me4�SpecifCc,Plaw . • . • _ Ef to • M M I i 4 .. . III ffl L�Tr�i r=.T.l r=iii Existing Land Uses This 1 15 -acre area contains two the large regional shopping center, South Coast Plaza and GFystal Gew . GFystal GeYFt G9Rta*RS 690,350 square feet and South Coast Plaza has 2.258 million -square feet of retail sp The primary property owner is C.J. Segerstrom and Sons. (appFox"FRately 492,000 squaFe feet). General Plan and Zoning These two properties areSouth Coast Plaza is designated as Regional Commercial by the General Plan and is zoned PDC. The maximum FAR for South Coast Plaza (east) is 0.652 with a corresponding square footage of 2.75 million square feet of building; the trip budget is 2308 1,166 a.m. peak hour trips and 8350-5,036 p.m. peak hour trips. Theportion of South Coast Plaza located west of Bear Street has a maximum FAR of 0.89, aad-it is-bi ;lt out. T42K,-and a trip budget of 65-293 a.m. peak hour trips and 2306-1,264 p.m. peak hour trips. Land Use Compatibility/Zoning AS—min_tiGRed previeusly,^ additieRal r1.+yei(),FTent of C;FystaI Court is peFFRitted by the ien-possibilities. Further Any future expansion of South Coast Plaza should be of a scale and character that is similar to what currently exists and should be physically linked to the shopping mall. A -The pedestrian bridge constructed across Bear Street liekiag-links these two sides of the shopping malls we old StreRotheR their -se pestie-R Ip aza, and #-anther-ensa4rageencourages walking between Metro Pointe, Crystal Geaft-and South Coast Plaza. This pedestrian bridge also would -serves to enhance the physical tie with SCP Town Center. Pedestrian -oriented directional signage should be placed at both eflds sf the existiRg bridge on the east side of South Coast Plaza, as well as at the newthis bridge. Building Heights Building heights shall be limited to 85 feet (approximately 4 stories). Circulation Located at GFystal GeuFtSouth Coast Plaza (west) is a park-and-ride. Caltrans leases 50 parking spaces on the top deck of the parking structure. The Master Plan of Bikeways includes a new bikeway along Sunflower Avenue. Figure 9 indicates two urban rail alternatives that include route alignments and potential station locations that would effestaffect this subarea. 38 AREA 3 - SOUTH COAST PLAZA Development Summary Total Area: 115 Acres (97 acres - South Coast Plaza East 18 acres - South Coast Plaza West) General Plan: Regional Commercial Zoning: PDC Maximum Intensity: 0.652 FAR - South Coast Plaza (east) 0.89 FAR - South Coast Plaza (west) Maximum Square Footage: 2,750,000 s.f. - South Coast Plaza (east) 690,350 s.f. - South Coast Plaza (west) Trip Budget: South Coast Plaza (east) - 1,166 a.m. peak hour trips 5,036 p.m. peak hour trips South Coast Plaza (west) - 293 a.m. peak hour trips 1,264 p.m. peak hour trips Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. Ilk ;1 Existing Maximum Building Height: 4 stories/85 feet • • • — SOUTCZA P• o 71 •�•.•� � 1,-� " i /; • • �- • ••wwwwwwwwwwwww� j��„�', �i • • i • • LEGEND i O Project Entry _ • i t Pedestrian Directional Sinaae • y Pedestrian Linkage r x -it Pedestrian Overpass Future Bikeway 000000 Existing Bikeway Enhanced Pedestrian Walkway SAN DIEGO FWY L __I-. - , - \i W E S K J _-- Existing SO TH COAST PLAZA J (east) AREA 3 0 1 i 0 F - F_ _ ca 400 0 400 800 Feet Figure 13 NORTH COSTA MESA SPECIFIC PLAN costa Mesa NoAv vCastwW44 Sbacf6clPLa411/ AREA 4- SOUTH COAST PLAZA TOWN CENTER Existing Land Uses This 54 -acre area is commonly referred to as South Coast Plaza Town Center (SCPTC), and it contains a variety of commercial, entertainment, and high-rise office uses, including the Orange County Performing Arts Center. The approval of GP -00- 02 resulted in a maximum building intensity of 4,161,813 square feet. In 2000, there was one vacant parcel (5 acres). The primary entry street into SCPTC is Anton Boulevard, which also serves as the circulation backbone. Many of the existing developments along Anton Blvd. between Bristol Street and Sakioka Drive are oriented to the pedestrian, thereby encouraging walking. An extensive greenbelt/pathway system within the SCPTC's core also links the various buildings and uses. In order to facilitate foot traffic to and from South Coast Plaza, a pedestrian bridge has been constructed across Bristol Street. General Plan and Zoning This site is designated Cultural Arts Center by the General Plan and the corresponding zoning is TC. The maximum FAR is 1.77 for the entire project area ; this corresponds to a maximum building square footage of 4,161,813. The trip budget for this area is 5,143 a.m. peak hour trips and 6,587 p.m. peak hour trips. The FAR for specific developments or ownership parcels may exceed the maximum of 1. 77, provided that the maximum allowable FARs shown in Table 5A for each sub- area are not exceeded. See following Sub -areas discussion. Sub -areas The SCPTC was divided into three sub -areas in conjunction with the approval of GP - 00 -02. These three sub -areas are under separate ownership. Provided in Table 5A is a statistical summary of the maximum floor area ratio, building square footage, and trip budgets for each subarea. Figure 14A illustrates the boundaries of the sub -areas. To facilitate flexibility within a subarea, building square footages may i'e transferred, provided that the total building square footage, floor area ratio, and trip budget for the affected subarea are not exceeded as delineated in Table 5A. Transfers between any of the sub -areas are not permitted. Updated February 2001 40 Costa Mesa Navtl.C&Ocy M as�Sne.,-,�Pta w � --w Tabte 5A x £ Z `� t ' '3 OUTKDPAVl PLAZA T01NN G N'�E { fi r ¢fix f 3 " fi'ix""i4k iiS.at'Y-2 s"es'E^i'. y'.%"'"erM+,�L^3.£ a �' �� �A --r r4XItVlU BUtLD1NG A M (PEAK HOUR P M SPEAK HOUR SC2UARE�FOOTAGE TRIP BUDGET BUDGET �.�s+.nrs �"" a y�- w: d wz.- ,....... - _ ��.o-3� �Q 1- TWO TOWN 1.55* 1,227,978 2,133 2,150 CENTER 2 -ORANGE 1.67 815,285 246 984 COUNTY PERFORMING ARTS/SOUTH COAST REPERTORY THEATER 3- SEGERSTROM 1.98 2,118,550 2,764 3,453 TOWN CENTER TOTAL SCP 1.77 4,161,813 5,143 6,587 TOWN CENTER *Note: Maximum floor area ratio calculation includes land dedicated or reserved for right-of-way for new Avenue of the Arts off -ramp and associated flood control improvements. Table 5B and Figure 14A provide further detail of the anticipated development within each of the three sub -areas. Precise building uses, locations, and square footages will be determined in conjunction with final master plan approvals for the SCPTC. Land Use Compatibility/Integration The remaining fiveacre parcel located adjacent to Avenue of the Arts is in a well-defined urban area. The Orange County Performing Arts Center, South Coast Repertory and Plaza Tower are in the immediate vicinity. Future development should be complementary to these surrounding developments, and where possible, linked physically by sidewalks and open space/greenbelts. Anticipated development for this area is detailed in Table 5B and Figure 14A. Street level and pedestrian appeal should also be taken into account during site design. The site design should also consider The Lakes apartments located across Avenue of the Arts, so as to not cause shade or shadow impacts. Pedestrian -oriented directional signage should be added within the existing 3 -acre open space easement in Town Center. Signage should be placed at key entry points, particularly adjacent to the hotel, to guide pedestrians to the various attractions. Building Heights Building heights shall be limited to 315 feet (approximately 27 stories). Buildings above 173 feet in height will require approval by the FAA. Updated February 2001 41 IMwil1�, O Project Entry * Pedestrian Directional Sinage •p, Pedestrian Linkage K Pedestrian Overpass Future Bikeway ...... Existing Bikeway ...... Future 1-405 Off -Ramp Enhanced Pedestrian Walkway Park/Greenbelt ME Pedestrian Zone ���EE California Scenario Plaza See Figure 9 for Urban Rail inforr AREA 4 - SOUTH COAST PLAZA TOWN CENTER Development Summary Total Area - 54 acres General Plan: Cultural Arts Center Zoning: TC Maximum Intensity: 1.77 Floor Area Ratio Maximum Square Footage: 4,161,813 sq. ft. Trip Budget: 5,143 a.m. peak hours trips 6,587 p.m. peak hours trips Maximum Building Height: 21 stories / 315 feet Note: The information provided in graphic form is intended to be illustrative LlI and is not intended to be interpreted as the precise location for future land uses 'I or structures, unless so specified in Section 4.0 Development Standards. t4 MN n. SAN DIEGO FRWY N 400 0 400 800 Feet Figure 14 WE -- ----- S NORTH COSTA MESA SPECIFIC PLAN ISCPTC Project Components SUNFLOWER AV jParking Structure - t m � (; B --- m z G� t p`.orange County Performing Arts Center - (OCPAC) jSESERSTROM CENTER South EA Imperial AImperial Bank I Coast Building Repertory i Theatre SEGERSTROM C TOWN CENTER D LU Open Space E F L - - - - -- /-- —1 Westin South z T + l Parking + i a > Structure Coast Piaza Downey Savings ; LEGEND Proposed Construction Two Town Center Segerstrom Town Center ® Segerstrom Center for the Arts ANTON BLVD ! G 't Comerica TWO TOWN CENTER r i The x Califomia ioScenar 1 j 1 �. z _J Sttrirrei U Y f Parking ?„ '`,,•,,s Q structure Figure 14a ct. N W E S 100 d 100 200 Feet -SOUTH COAST PLAZA TOWN CENTER EIR 41-2 Costa Mesa NoAvCo-ata,Me4a,spe�pLa , Table 513 STATISTICAL,SUMMARY OF SCPTC COMPONENTS Overall .Net . �Prev�otisly Indibass Unbuilt Slated for New (Unentitled Building; L-andu.§6 Entitlernerits Demolition Construction Uses) Height/Story A. Segerstrom 0 (84,025 sq. ft.) 339,025 sq. ft. 255,000 sq. ft. 315 ft./21 Office (office) B. OCPAC 65,000 sq. ft. 0 65,000 sq. ft. 0 160 ft./3 Expansion (1,000 seats) (1,000 seats) C. SCR Theater 0 0 32,500 sq. ft. 32,500 sq. ft. 160 ft./2 (140 seats) (140 seats) D. Symphony 0 0 301,145 sq. ft. 301,145 sq. ft. 130 ft./5 Hall (2,500 seats) (2,500 seats) E. Art Museum/ 0 0 140,000 sq. ft. 140,000 sq. ft. 80 ft./4 Academy F. Hotel/ 186,000 sq. ft. (15,300 sq. ft.) 186,000 sq. ft. 0 210 ft./12 Restaurant (186 room hotel) (restaurant) (186 room hotel)/ 15,300 sq. ft. (restaurant) G. Two Town 0 0 300 spaces 300 spaces 60 ft./4 Center Parking Structure #1 H. Two Town 0 0 100,000 sq. ft. 100,000 sq. ft. 150 ft./10 Center Office Building 1. Two Town 0 (19,200 sq. ft.) 756 spaces 756 spaces 75 ft./5 Center (theater) Note: 19,200 sq. Parking ft. of theater to be Structure #2 recreated as office- Building J. J. Two Town 0 (28,700 sq. ft.) 328,700 sq. ft. 280,800 sq. ft. 175 ft./11 Center (restaurant) Office/Retail/ Restaurant K. South Coast 0 (12,000 sq. ft.) 12,000 sq. ft. 0 40 ft./2 Plaza Cinema (theater) (theater) TOTAL: 251,000 sq. ft. (159,225 sq. ft.) 1,519,670 sq. ft. 1,109,445 sq. ft. I Sq. ft. = square feet "Overall net increase" equals "new construction" minus "previously unbuilt entitlements" and/or "slated for demolition." Source: City of Costa Mesa, January 2001 Updated February 2001 41-3 pasta 1 1yartli/QZ t�Moa/Smc�fiot haw Circulation The street network for this subarea is in place. However, the Master Plan of Bikeways indicates a new bikeway on Avenue of the Arts and Sakioka Drive. The widening of the Bristol Street interchange with the I-405 is completed. Figure 9 indicates one urban rail alignment to the east of the project site. Parks and Recreation As stated in Section 2, Development Setting, the 3 -acre open space/greenbelt easement boundaries were reconfigured and slightly expanded in 2001. In addition, it was secured as part of GP -00-02, as a permanent private open space area. Also, in conjunction with the approval of GP -00-02, 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. Theater and Arts District Plan A Theater and Arts District (TAD) Plan shall be established in conjunction with the development of Town Center. The TAD plan shall be incorporated into the North Costa Mesa Specific Plan, and shall include development guidelines and standards for lighting, public art, street furniture, signage, landscaping, pedestrian and vehicle circulation, pedestrian and vehicular streetscapes, as well as an implementation plan. Entry and monument signs, display banners, and other signs identifying the Theater and Arts District shall prominently include the name of the City. The TAD plan shall be submitted to the City for review and approval within 18 months of the approval of the SCPTC preliminary master plan. The plan will also address hours of operation, public access, and parking fee restrictions for SCPTC parking structures for patrons of the cultural arts facilities, and alternative financing mechanisms for public street amenities. Parking Although the project area is comprised of multiple ownerships, the parking demand analysis for SCPTC has always considered the project as a single project. Specifically, parking need not be located on the same parcel as the building for which it is required, all parking facilities are to be available to employees and visitors of all South Coast Plaza Town Center uses. Consistent with the historical analysis of parking demand for this project, any future parking studies need to continue to examine the South Coast Plaza Town Center as a single project. Persons who are residents of the City of Costa Mesa attending a cultural arts venue during evenings (after 6 p.m.) or on weekends shall be provided a discount of fifty percent (50%) off the price for parking otherwise applicable to the general public. Updated February 2001 41-4 Costa M Nart3tiCo-MalMeswSpao. f PLa� AREA 5- THE LAKES Existing Land Uses This 27 -acre area contains two hotels (492 rooms), The Lakes apartment complex (770 units), and The Lakes retail center (20,400 square feet). This area, located adjacent to the SCP Town Center, is in multiple ownership and is nonconforming in terms of what is allowed by the General Plan. A prominent feature of this development is the lake, which is centrally located. The lake is surrounded by pedestrian paths which are linked to the public sidewalks. General Plan and Zoning This site is designated High Density Residential by the General Plan and is zoned PDR - HD. The maximum density is 20 dwelling units per acre. Land Use Compatibility/Integration No additional development of this area is anticipated by the General Plan; however, any future redevelopment of the retail portion of this property should be oriented to pedestrian traffic on Avenue of the Arts and Anton Boulevard, while maintaining internal pedestrian linkages to other developments in the block. Pedestrian -oriented directional signage should be placed in proximity to the two hotels (one on Avenue of the Arts and the other on Anton Boulevard). Updated July 3, 2000 42 Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. AREA 5 - THE LAKES Development Summary Total Area - 27 acres General Plan: High Density Residential Zoning: PDR -HD Maximum Intensity: 20 units per acre Maximum Building Height: 6 stories / 90 feet 11 stories/ 165 feet (Commercial) (— AREA ' _= 1.- •0 Ait N w E 5 00S LEGEND O Project Entry * Pedestrian Directional Sinage SAN DIEGO-rf�Vlll'' 00 — _ 500 1000 Feet Figure 15 NORTH COSTA MESA SPECIFIC PLAN Pedestrian Linkage Pedestrian Zone Lake Future Bikeway Existing Bikeway Future 1-405 Off -Ramp Future Collector Street Costa Mesa North, Cotta, Mem Spec fco platy Building Heights Building heights shall be limited to 90 feet (approximately 6 stories) for residential and 110 feet (approximately 11 stories) for commercial uses. Circulation The street network for this subarea is in place. However, the Master Plan of Bikeways indicates a new bikeway on Avenue of the Arts and Sunflower Avenue. The Avenue of the Arts Nke,.—W n�.eG�s with a fut-ufeL�y5�,Rderpass for hiL� �ti �v-crY-vim ., � for v Figure 9 indicates one urban rail alignment alternative that follows Anton Boulevard. Nonconformity In the event of voluntary demolition of an existing commercial building on a single parcel, the property owner may be allowed to redevelop either up to the General Plan density/intensity level for High Density Residential or up to the pre-existing development level, whichever is less, since the entire commercial component is overbuilt when compared to what the General Plan would allow. For the existing commercial parcels, the commercial redevelopment potential is as follows: ADDRESS EXISTING SQUARE FOOTAGE REDEVELOPMENT POTENTIAL (SQUARE FEET)' 500 Anton Boulevard 176,300 60,000 580 Anton Boulevard 20,400 20,400 3350 Avenue of the Arts 272,000 60,000 The parcels in The Lakes development may not be subdivided further in order to gain additional development potential. The open space/lake area shall also remain as open space. In terms of redeveloping the 770 apartments in the event of voluntary destruction, the General Plan allows 20 units per acre plus a 50% density incentive bonus for a maximum density of 30 dwelling units per acre. This equals 567 dwelling units (on 18.90 acres), which is 203 units fewer than what exists currently. 1 The square footage is derived by multiplying the parcel size by the maximum density (20 units/acre) and assuming that each dwelling unit is equivalent to 1,000 square feet of commercial development. Updated July 3, 2000 44 Costa Mesa Novtl vCo-sta, Mesa,Spec.� P La4,L/ AREA 6- SOUTH COAST METRO CENTER Existing Land Uses This 47 -acre area is presently developed with three 12 -story office buildings and a free-standing restaurant for a total of 757,388 square feet of floor area. This area is owned by one property owner (Sakioka Farms) and is leased on a long-term basis to McCarthy Cook/Blackstone BRE. In 2000, the easterly 19 acres were sub -leased to Experian Information Solutions for the development of their world headquarters campus. General Plan and Zoning The site is designated Urban Center Commercial by the General Plan and is zoned PDC. The FAR is 0.50 for retail and 0.60 for office uses; this equals a maximum square footage of 1,228,000 square feet. The trip fer this p e; erty is 2,260 a.m. n..k hour trips and 2,223 p.m. peak hncr traps. In 2000, a site-specific FAR of 0.79 was adopted for this area to allow a new maximum square footage of 1,546,180 on the total site area of 44.72 acres (this is the net acreage of the site after all necessary dedications for public improvements). The trip budget remained unchanged. The 2000 General Plan established a trip budget for this site of 1, 729 a m peak hour trips and 2,292 p.m. peak hour trips. Land Use Compatibility/Integration The South Coast Metro Center was planned as in integrated mixed-use office project, including three high-rise office buildings, a four -building office campus, free-standing restaurants and a support retail building, a hotel, and a fitness center in 1999. Subsequent to this plan, the easterly 19 acres were sub -leased to Experian Information Solutions. The office campus planned for this portion of the site will be developed as Experian's world headquarters and will ultimately contain 525,000 square feet of floor area. Although this area will be developed separately from the balance of the South Coast Metro Center, it is included within the Specific Plan Area 6 planning unit to maintain consistency with past general and specific plan efforts. The further development of this site will result in the continuation of the pedestrian zone on Anton Boulevard, which is primarily located between Bristol Street and Sakioka Drive on both sides of the street. New commercial and office buildings are encouraged to be located along the Anton frontage in order to enhance and strengthen the pedestrian zone. Although the Experian site will be developed as a Updated July 3, 2000 45 Costa Mesa NoAlil Co-sta, Mesw Speo�ff,G Ka vv stand-alone development, an internal pedestrian connection will be provided as a linkage to the balance of the South Coast Metro Center. Encroachment into the building setback area on Anton Boulevard for commercial or mixed-use developments can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the commercial or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial or mixed-use development. The internal pedestrian paths should be conveniently linked to Anton Boulevard. Pedestrian - oriented directional signage should also be provided; the signage would identify key attractions in the plan area. Parking lots/structures are encouraged to be located along the southern and western edges of the site adjacent to the 1-405 and on and off ramps, and not adjacent to Anton Boulevard. Shade and shadow impacts for buildings in excess of 2 stories should also be considered. Mixed -Use Build out of the South Coast Metro Center master plan will result an integrated, mixed-use project, which includes the following components: USE FLOOR AREA/SIZE NUMBER Office buildings 749,230 SF 3 Restaurants 15,844 SF 2 Health club 51,156 SF 1 Retail building 4,000 SF 1 Luxury hotel 300 Rooms (200,950 SFJ 1 The mixed use project will offer on-site amenities to employees and visitors to the main office buildings and will capture vehicular trips which would otherwise leave the site to find similar services. Although developed separately, an internal pedestrian linkage will also allow users of the Experian site take advantage of these amenities. Building Heights The maximum building height is 180 feet (approximately 12 stories). Commercial or mixed use developments that are allowed to encroach into the street setback of Anton Boulevard shall be limited to 2 stories/30 feet within the street setback. Buildings above 173 feet in height will require approval by the FAA. Circulation The Master Plan of Highways shows for this subarea one new 1-405 on-ramp from Anton Blvd. and one new 1-405 off -ramp to Avenue of the Arts. Figure 9 indicates that the alignment for The CenterLine urban rail system will follow Anton Blvd. and will terminate at a station at the intersection of Anton and Avenue of the Arts at the northwest corner of the site. Updated July 3, 2000 46 Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. • AREA 6 - SOUTH COAST METRO CENTER/ EXPERIAN INFORMATION SOLUTIONS Development Summary Total Area - 44.72 acres (net) General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.79 FAR Maximum Square Footage: 1,546,180 s.f. South Coast Metro Center- 1,021,180 s.f. Experian Information Solutions - 525,000 s.f. Trip Budget: 1,729 a.m, peak hour trips 2,292 p.m. peak hour trips Maximum Building Height: 12 stories / 180 feet 2 stories / 30 feet - Commercial uses that are allowed to encroach into the setback for Anton Blvd. N W E s 500 0 500 1000 Fee[ Figure 16 NORTH COSTA MESA SPECIFIC PLAN LEGEND O Project Entry * Pedestrian Directional Sinage yr. Pedestrian Linkage Pedestrian Zone q. Buffer Area ® Future Bikeway • • • • • • • Existing Bikeway ....... 'Future 1-405 On -Ramp and Off -Ramp —� Future Collector Street --_----�.._.-- ----, Costa Mesa Note to the reader. The next page is 49. Updated July 3, 2000 48 No-r� coitwMos�specif6clKa ll Costa Mesa Nav th,Cc-star Me4.a/Spec fcc/P a w AREA 7- SAKIOKA LOT 1 Existing Land Uses This 40 -acre site is designated for residential development and is largely vacant except for the Metro Fire Station. Excluding the station, this site is owned by Sakioka Farms. General Plan and Zoning This site is designated High Density Residential by the General Plan and is zoned PDR -NCM. The maximum density is 25-35 units per acre. Land Use Compatibility/Integration This parcel is slated for residential development at a density of 25-35 units per acre (approximately 1,411 units). This density will result in multiple story buildings. Although there are high-rise apartment buildings to the west of the site (The Lakes), existing development in Santa Ana to the north is primarily single family homes as well as a church. In addition, Lot 1 surrounds the newly constructed fire station. Future residents need to be made aware of the fire station as well as the heliport that is located in the South Coast Metro Center (on top of the Bank of America Building). In terms of site design, buildings in excess of 2 stories should be evaluated for shade and shadow impacts on surrounding land uses. Vehicular access to and from Sunflower Avenue should be limited. Open space, recreational uses and/or parking areas, as opposed to dwelling units, should be located adjacent to the fire station property. Pedestrian access to Anton Boulevard and Sakioka Drive should be provided; although mid -block crossings of Sakioka Drive are to be discouraged. Residential buildings should also be oriented away from Sunflower Avenue as much as possible in order to minimize noise impacts. • Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. • • Cyb 000.0.0• ta:D LM _= AREA 7 ' 5 Acre Park •I • O • • • a `\F . • • /i • �I • t.G • i ••• �� . X000000000000000• ff� ll ' i. _1 .-- SAN DIEGO FRWY TT I i N W E 500 0 500 1000 Feet Figure 17 10 s NORTH COSTA MESA SPECIFIC PLAN LEGEND P CD 00 AREA 7 - SAKIOKA LOT 1 Development Summary Total Area - 40 acres General Plan: High Density Residential Zoning: PDR -NCM Maximum Density: 25-35 units per acre Maximum Intensity: 0.25 FAR - Retail Maximum Commercial Square Footage: To be determined In conjunction with project review Maximum Building Height: 4 stories / 60 feet (Residential) 1 stories 120 feet (Commercial) Park / Greenbelt Pedestrian Zone Buffer Area o Future Bikeway • • • • • Existing Bikeway • • • • • Future 1-405 On -Ramp and Off -Ramp Future Collector Street ® Retail Site (Neighborhood Scale) 0 Metro Fire Station 0 Project Entry 0- Pedestrian Linkage Dwelling Unit Orientation P CD 00 AREA 7 - SAKIOKA LOT 1 Development Summary Total Area - 40 acres General Plan: High Density Residential Zoning: PDR -NCM Maximum Density: 25-35 units per acre Maximum Intensity: 0.25 FAR - Retail Maximum Commercial Square Footage: To be determined In conjunction with project review Maximum Building Height: 4 stories / 60 feet (Residential) 1 stories 120 feet (Commercial) Costa M a Noi� Coital Mem Spec 6,c, Plcx,w Mixed -Use The Planned Development zoning does allow for a complementary neighborhood commercial component for this site. The General Plan states that the commercial development must have an FAR and population density that are the same as the Neighborhood Commercial designation. (See Table 1). The integration of commercial development and residential units in one building is allowable. If this site is developed as a mixed-use project with distinct residential and commercial components, the nonresidential FAR standard and the residential density standard shall apply to each of the respective components. If the site is developed as mixed-use with neighborhood commercial development combined with residential units in one building(s), it is no longer possible to calculate the FAR and density. In these mixed-use developments, each 1,000 square feet of commercial development shall result in one less dwelling unit subtracted from the total number of dwelling units. For example, a 50,000 square foot retail center shall reduce the base density from 1,008 units to 958 units. Should a density bonus for affordable units be obtained, the decrease in units shall be applied to the market rate units not the affordable units. Any development proposal that includes a commercial component shall require a traffic analysis to ensure that the affected circulation system will continue to operate pursuant to General Plan standards, both at the time of project completion and at build -out of the General Plan. In order to provide a continuation of the commercial uses on Anton Boulevard, any retail proposed for this property is encouraged to locate at the intersection of Sakioka Drive and Anton Boulevard and be easily assessable to pedestrians. Reduced building setbacks for commercial or mixed-use developments on both street frontages can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the retail or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial or mixed-use development. Density Bonuses This site, which is zoned Planned Development Residential -North Costa Mesa (PDR - NCM), has an allowable density range of 25 to 35 dwelling units per acre. As stated in the Costa Mesa Municipal Code, 25 units per acre is the base density and the provision of affordable housing shall be necessary to reach the maximum of 35 units per acre. The PDR standards do include a reference to the provision of low and 51 Costa Mesa NartivCastcw MeuSpecLfCclKcE,w moderate income housing as one of the criteria to move up the density scale. Neither the General Plan nor the zoning code set parameters for how much affordable housing or what level of affordability is necessary to achieve the requirement within the PDR - NCM zone. Therefore, this Specific Plan further clarifies the necessary affordable housing parameters. It should be noted that the PDR standards require that other criteria also be met in order to achieve the density increase. Within the plan area, only The Lakes includes affordable units. Within The Lakes, 20% of the units (i.e. 154 units) are affordable to low income households. For this project, the standard for low income is based upon the Orange County Bond Program which uses Chapman University income rates instead of HUD/California Government Code income rates. The Bond Program also uses an 80% of the median income figure of Chapman University to determine low income instead of the 60% of median used by HUD and the State. According to the City's density bonus ordinance, if a proposed project includes affordable units which meet the income and percentage requirements, then the City shall give a minimum 25% density increase, as long as the density bonus does not exceed the General Plan maximum density (for Sakioka Lot 1 that is 35 units per acre). The density bonus ordinance has minimum requirements of either providing 20% of the total units as affordable to low income households or providing 10% of the total units as affordable to very low income households. At 40.3 acres, the Sakioka site's base density (25 units/acre) equals 1,008 dwelling units. A 20% low income requirement, therefore, would equal 202 low income units, and a 10% very low income requirement would equal 101 very low income units. An increase in density from the base of 25 units/acre to 35 units/acre equals 40%, therefore, increases in density in excess of 25% shall require a larger percentage of the units to be affordable. The City's density bonus ordinance defines very low and low income households and rent pursuant to the California Government Code. Previously, the state density bonus provisions were geared toward a provision of 25% of the base units as affordable to low or moderate income households. With the shift to lowered income affordability came a corresponding percentage requirement reduction. The minimum density increase standard for Sakioka Lot 1 could be either compliance with the City's density bonus ordinance, or compliance with the 25% low to moderate income standard with a limit of 15% of the total units allocated for moderate income. Provision of the affordable units off-site is allowed by the density bonus ordinance and may be appropriate for Sakioka Lot 1 if the off-site location is within the North Costa Mesa area. Presently, the City is at risk of losing the affordable units at The Lakes for which the 10 -year term of affordability will expire in 1997. If continued affordability of those units at The Lakes could be tied to development of Sakioka Lot 1, then credit could be given for density increase on Sakioka Lot 1. Although the existing affordable units at The Lakes do not meet the City's density bonus definition of low income, they could be counted towards the required low income housing provision if the affordable 52 Costa Mesa NcrtivCoitalMesalSpe ifCclPLa*v housing Option 2 (Table 7) is chosen. Thirty additional years of affordability beyond 1997 should be acquired, if off-site low-income affordable housing credit is to be granted. Table 7 illustrates the alternative methods by which density increases can be achieved for Sakioka Lot 1 to the maximum of 35 units/acre through the provision of affordable housing. It should be noted that other standards of the PDR zone must also be met, and any density increase granted for this site shall include the provision of affordable housing. All affordable housing provisions shall be for a minimum of 30 years. In mixed-use projects (i.e., commercial and residential projects) which require a decrease in the total number of dwelling units, the decrease in units shall be applied to the market rate units not the affordable units. Building Heights The maximum building height shall be 60 feet (approximately 4 stories) for residential uses and mixed-use development. In mixed-use developments, the commercial components shall be limited to first 2 stories of any building. Commercial or mixed use developments that are allowed to encroach into the setback of either Sakioka Drive and/or Anton Boulevard shall be limited to 2 stories/30 feet within the street setback. Circulation The street network for this subarea is in place. The Master Plan of Bikeways indicates a new bikeway on Sunflower Avenue. Figure 9 indicates one urban rail alignment alternative that follows Anton Boulevard. Parks and Recreation Should a public park be dedicated on Sakioka Lot 1 or a privately developed, owned and maintained open space be credited against the park dedication requirement, the park development and amenities should reflect the urban character of the area. The Lakes apartment complex (770 units) to the west of the site has very few school -aged children (only 12 students attended Newport Mesa Unified School District in the 92/93 school year). Therefore, if a similar high density residential development is proposed on Lot 1, parkland development should be geared primarily to adults. Consideration should also be given to locating the private recreational areas of this planned development in proximity to this park area. 53 n P Table 7 North Costa Mesa Specific Plan SAK/OKA LOT 1 DENS/TY BONUS PROGRAM BASE DENSITY ' STEP 7 !STEP 6 + 25 UNITS) (40.32 ACRES AT 25 STEP 2 STEP 3 UNITS PER ACREI AFFORDABLE HOUSING CATEGORY' STEP 1 ISTEP 1 + 25 (STEP 2 + 25 MINIMUM 25% BONUS UNITS) UNITS) OPTION 1 REQUIRED PERCENT OF 10% 10.5% 11% BASE DENSITY TO BE VERY LOW INCOME' AFFORDABLE STEP 4 {STEP 3 + 25 UNITS) 11.5% STEP 5 (STEP 4 + 25 UNITS) 12% STEP 6 (STEP 5 + 25 UNITSI 12.5% 13% # OF AFFORDABLE UNITS 101 UNITS 106 UNITS111 UNITS 116 UNITS 121 UNITS 128 UNITS 131 UNITS 28% 1008 UNITS OPTION 2 REQUIRED PERCENT OF 20% 21% 22% BASE DENSITY TO BE 23% 24% 25% LOW INCOME" AFFORDABLE 0 OF AFFORDABLE UNITS 202 UNITS 212 UNITS 222 UNITS 232 UNITS 242 UNITS 252 UNITS 282 UNITS 16% LOW 6 15% MODERATE OPTION 3 REQUIRED PERCENT OF 10% LOW & 15% 11 % LOW 6 12% LOW 6 13% LOW 6 16% 14% LOW 6 15% 15% LOW 6 15% BASE DENSITY TO BE MODERATE 15% MODF,RATE 16% MODERATE MODERATE MODERATE MODERATE LOW 6 MODERATE INCOME' AFFORDABLE _- 7 OF AFFORDABLE UNITS 252 UNITS 262 UNITS 272 UNITS 2B2 UNITS 292 UNITS 302 UNITS 312 UNITS DENSITY BONUS 252 UNITS 277 UNITS 302 UNITS 327 UNITS 352 UNITS 377 UNITS 402 UNITS 1,410 TOTAL UNITS' 1,260 1,285 1,310 - DWELLING UNITS/ACRE 31.25 31.87 32.5 1,335 33.1 1,360 33.7 1,385 34.35 35 NOTES: 1. Very Low, Low, and Moderate determinations are based on HUD definitions and income limits, adjusted for family size. 2. Preservation of the 154 'Low' income units at The Lakes would count toward the Low Income provision of units in Option 2. 3. For each additional 'h% increase in Very Low Income units, the density may increase by 25 dwelling units over 1260 units, as illustrated in Steps 2-7. 4. For each additional 1 % increase in Low Income units, the density may increase by 25 dwelling units over 1260 Units,as ill qualify for a density bonus increase. ustrated in Steps 2-7. 5. For each additional 1 % increase in Low Income units, the density may increase by 25 dwelling units over 1260 units; as illustrated in Steps 2.7. Any increase in the Moderate Income units 6. These total Units assume that other criteria of the Planned Development Residential Zone have been met regarding density increases. beyond 15% will not �osfa Mesa North/ Co-sta,Me4a,Spec,%rf PLa.w AREA 8- SAK/OKA LOT 2 Existing Land Uses This 33 acre area is designated for commercial office development and is currently in agricultural production. Two single-family homes are located along Sunflower Avenue. The area is owned by Sakioka Farms. General Plan and Zoning This site is designated Urban Center Commercial by the General Plan and is zoned PDC. The maximum FAR is 0.50 for retail uses and 0.60 for office uses; the maximum building square footage is 863,000. The trip budget for this site is 1,5881,062 a.m. peak hour trips and 1, 1,407 p.m. peak hour trips. Land Use Compatibility/integration Future development of this site is anticipated to include mid and high rise office buildings as well as support commercial. Shade and shadow impacts for buildings in excess of 2 stories should be considered in relation to surrounding land uses. Site design should limit vehicular access to and from Sunflower Avenue. New commercial and office buildings are encouraged to be located along the Anton frontage. Encroachment into the building setback on Anton Boulevard for commercial or mixed-use developments can be considered based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the commercial or mixed-use buildings?. Parking areas shall not be allowed to encroach into the street setback, unless they are tucked under the commercial development. Parking lots/structures should be located primarily along the eastern edge of the site adjacent to the Costa Mesa Freeway and the new on-ramp. Internal pedestrian linkages to Anton Boulevard should be provided. Mixed -Use The PDC zoning does permit residential uses and, should residential be considered for this site, it should be located between the new collector and Sunflower Avenue. The Costa Mesa Freeway, Sunflower Avenue, and Main Street represent significant air quality and noise sources that will impact the siting of residential units and other sensitive land uses. Existing ambient air quality may exceed state and federal levels for carbon monoxide; therefore significant mitigation measures may be required. Acceptable interior and exterior noise levels for residential uses would need to be achieved. An appropriate interface between the office buildings and residential uses would also be required. 55 N Note: The information provided in graphic form is intended to be illustrative and is not intended to be interpreted as the precise location for future land uses or structures, unless so specified in Section 4.0 Development Standards. N WJilpt' E 500 —_ 500 ,Ooo Feet Figure 18 S NORTH COSTA MESA SPECIFIC PLAN LEGEND 11 AREA 8 - SAKIOKA LOT 2 Development Summary Total Area - 33 acres General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.50 FAR - Retail 0.60 FAR - Office Maximum Square Footage: 863,000 sq. ft. Maximum Density: 20 units per acre Trip Budget: 1,062 a.m. peak hour trips 1,407 p.m. peak hour trips Maximum Building Height: 12 stories / 180 feet (south of the collector street) 4 stories / 60 feet (north of the collector street) 2 stories / 30 feet - Commercial uses that are allowed to encroach Into the setback for Anton Blvd. Buffer Area ® Future Bikeway as*** Existing Bikeway • • . . • Future 1-405 On -Ramp Future Collector Street DUs Pottential Dwelling Units Location 0 Project Entry .� Pedestrian Linkage Dwelling Unit Orientation 11 AREA 8 - SAKIOKA LOT 2 Development Summary Total Area - 33 acres General Plan: Urban Center Commercial Zoning: PDC Maximum Intensity: 0.50 FAR - Retail 0.60 FAR - Office Maximum Square Footage: 863,000 sq. ft. Maximum Density: 20 units per acre Trip Budget: 1,062 a.m. peak hour trips 1,407 p.m. peak hour trips Maximum Building Height: 12 stories / 180 feet (south of the collector street) 4 stories / 60 feet (north of the collector street) 2 stories / 30 feet - Commercial uses that are allowed to encroach Into the setback for Anton Blvd. Costa Mesal NartivC&Oa,W4a/SpecG6Kaw If this site is developed as a mixed-use project, i.e. with a residential component, the maximum number of residential units shall be 660 (including any density bonuses, see Table 8).2 Total building intensity for the entire site shall not exceed 863,000 square feet. Residential square footage shall be counted towards the maximum allowable building square footage. The trip budget shall not be exceeded. Density Bonus The maximum number of dwelling units (including any density bonuses) for Sakioka Lot 2 is 660 units. The maximum base density is 528; in order to be granted a 25% density bonus (132 dwelling units), the developer would have to provide affordable housing pursuant to one of the following three options shown in the following table. All affordable housing provisions shall be for a minimum of 30 years. Table 8- Sakioka Farms Lot 2 Density Bonus Program North Costa Mesa Specific Plan MAXIMUM BASE DENSITY AFFORDABLE HOUSING CATEGORY' DENSITY BONUS CRITERIA OPTION 1 REQUIRED PERCENT OF BASE 10% DENSITY TO BE AFFORDABLE VERY LOW INCOME' 528 UNITS 53 UNITS # OF AFFORDABLE UNITS OPTION 2 REQUIRED PERCENT OF BASE 20% DENSITY TO BE AFFORDABLE LOW INCOME' # OF AFFORDABLE UNITS 106 UNITS OPTION 3 REQUIRED PERCENT OF BASE 10% LOW & 15% MODERATE DENSITY TO BE AFFORDABLE LOW & MODERATE INCOME' # OF AFFORDABLE UNITS 132 UNITS 25% DENSITY BONUS 132 UNITS TOTAL UNITS 660 NOTES: 1. Very Low, Low, and Moderate determinations are based on HUD definitions and income limits, adjusted for family size. 2. The total number of units assumes that other criteria of the Planned Development Commercial Zone have been met regarding density increases. 2 The maximum number of units (660) is based on 33 acres of land and 20 units per acre. 57 Costa Mesa NoAvCo-;�ta,Me4a,Spex,-�Kafv Building Heights The maximum building height is 180 feet (approximately 12 stories) south of the new collector street and 60 feet (approximately 4 stories) north of the new collector street. Commercial or mixed use developments that are allowed to encroach into the street setback of Anton Boulevard shall be limited to 2 stories/30 feet within the street setback. Buildings above 173 feet in height will require approval by the FAA. Circulation The Master Plan of Highways includes a new collector street that connects Main Street and Anton Boulevard through this site. A new 1-405 on-ramp from Anton Boulevard is to the south of this site. The Master Plan of Bikeways includes a new bikeway on Sunflower Avenue. As shown on Figure 9, the various alternatives for the urban rail alignment traverse this property and a station is also proposed in the vicinity. Figure 19 provides an overview of the entire plan area and depicts development standards that can be shown graphically. It should be noted that the information is intended to be illustrative and is not to be interpreted as the precise locations for future land uses or structures. MN Notes Please see Figure 9 for Urban Rail information-, Building height information Is contained in Table 2. rllnn 1 I III 91111 In1 rs cOon _-! ._-. A i_ _ --- m rumn/ei■ u1/nun " e� n n r . 11 1 �I rr r-rr r� sarin 1/n// n 1 rr rr rr �� i'ii r. rr nn wz rr rr / / •�+im � .��•.QI� -."i ' ': Ci r oil 1 n/mIm nwr 1 urn ruunnr r ii ..� C r 11/1 �� w r ■ �� i'■w �II1BIar111 IAI N- -3 o��: 3n an, i A 5 0 Pedestrian Overpass Retail Site (Neighborhood Scale) Metro Fire Station Project Entry Pedestrian Directional Sinage Pedestrian Linkage Dwelling Unit Orientation DU f 00 i t i' Development Standards Summary Figure 19 ! NORTH COSTA MESA SPECIFIC PLAN LEGEND 1� Park / Greenbelt Pedestrian Zone t DIN Lake �} Buffer Area p .� Future Bikeway ....... Existing Bikeway ....... Future 1-405 On -Ramp and Off -Ramp Future Collector Street ---- Enhanced Pedestrian Walkway N- -3 o��: 3n an, i A 5 0 Pedestrian Overpass Retail Site (Neighborhood Scale) Metro Fire Station Project Entry Pedestrian Directional Sinage Pedestrian Linkage Dwelling Unit Orientation DU f 00 i t i' Development Standards Summary Figure 19 ! NORTH COSTA MESA SPECIFIC PLAN Costa Mesa NottivCasta,M�Sbecifo Kaw 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. Updated November 2001. costa lVlesa NaitkvCo-ta,,Me4wS7)ecLfcclPlai w (b) Landscaping shall be required to soften screening hardscape when a storage area can be seen from a public street or from a residential property. Landscaping shall meet with the approval of the Planning Division. (c) Screening consisting of chain link fencing with wood or other material - type slats woven between the links shall be prohibited. 9. Parking structures that i -re visible from public streets and/or residential areas shall be landscaped in such a manner as to provide visual relief to the surrounding areas without compromising the security of the parking structure. 10. Lighting for parking structures and lots shall be directed away and/or shielded from adjacent residential areas where applicable. 11. In conjunction with site development plans, appropriate environmental documentation shall be conducted in respect to the effect on the site from surrounding industrial uses and previous agricultural activities, where applicable. 12. Building heights shall be limited to the maximum height and number of stories shown in Table 2 of this Specific Plan. 13. New development shall minimize direct access to the streets shown on the Master Plan of Highways. 14. New development shall provide linkages to the public sidewalk system where appropriate. In the Urban Center Commercial areas, pedestrian walkways should be aligned with the pedestrian walkways in adjacent developments to promote walking. 15. Site design for new development shall include bikeway linkages to the Master Plan of Bikeways where appropriate. 16. Investigate the feasibility of establishing mid-day shuttle services within the plan area to reduce daily vehicle trips. 17. Continue to monitor progress of future transitway projects for impacts on developments within the plan area. 18. A portion of the common open space in new planned residential developments should be located in proximity to public park areas, where feasible. 61 Costa Mesa lVoVOvCc-Sta,Me4alSj)aci6. PLa4v 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 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. All buildings should be set back from the 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 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 high quality office, office - related uses, and corporate office/headquarters with subsidiary support functions that may include research and design, minor assembly, light manufacturing, and storage. Retail uses shall be limited to those that are ancillary to the office development. 23B. In Building Height Area 1 adjacent 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 project site or public rights-of-way. 23C. In conjunction 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 promote glare. Updated November 2001. 62 costa Mesa Nort1vCo-stcvMoa,S12ecfio Kaw 3. Provision for architectural design, hardscape features, and landscaping in open space areas, in surface parking areas, or on parking structures that reflect a consistent design theme. 23©. 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. Updated November 2001. 62-1 Tosca Mesa Novt�,,Co-�ta,Me4a,snecificlPtaw 28. Should Phase 4 be developed as residential, the maximum number of units (including affordable housing) shall be 140. Density bonuses for affordable housing shall be allocated in conformance with the standards indicated in Table 5 of this Specific .Plan. All affordable housing provisions shall be for a minimum of 30 years. Area 3 -South Coast Plaza and Crystal Court 29. Further expansion of South Coast Plaza shall be of a scale and character that is compatible with the existing development, and should be physically linked to the shopping mall. 30. A pedestrian bridge connecting Crystal Court and South Coast Plaza across Bear Street should be given consideration in conjunction with expansion plans for South Coast Plaza. 31. Pedestrian oriented directional signage is encouraged to be placed at both ends of the existing pedestrian bridge and second pedestrian bridge upon its construction. 32. The City, in cooperation with the major landholders in the plan area, shall initiate a detailed local urban rail transit study to determine the most appropriate route alignment and station locations within the plan area. 33. Site development plans for Sakioka Farms Lot 2 or South Coast Plaza that proceed prior to the finalization of the urban rail concept shall include an analysis of the best available information regarding route and station location. 34. The City shall consider the need for new park -n -ride and/or transfer stations to support the urban rail transit system in the review of future developments adjacent to the proposed system. Area 4 -South Coast Plaza Town Center 35. Future development shall be consistent with and complementary to the surrounding land uses, and linked physically by either sidewalks, pedestrian walkways and/or open space. 36. Street level and pedestrian appeal shall be taken into account during site design. 37. Directional signage for pedestrians is encouraged to be added within the existing 3 acre open space easement in Town Center. Signage should be placed at key entry points, particularly adjacent to the hotel(s), to guide pedestrians to the various attractions. 63 Costa lY1 esa Nom Co-sta, Mem SmcLficl PLa4w 38. A Theater and Arts District (TAD) Plan shall be established in conjunction with the development of Town Center. The TAD plan shall be incorporated into the North Costa Mesa Specific Plan, and shall include development guidelines and standards for lighting, public art, street furniture, signage, landscaping, pedestrian and vehicle circulation, pedestrian and vehicular streetscapes, as well as an implementation plan. Entry and monument signs, display banners, and other signs identifying the Theatre and Arts District shall conform to the regulations in the TAD Plan. The name of the Theatre and Arts District shall prominently include the name of the City. The TAD plan shall be submitted to the City for review and approval within 18 months of the approval of the SCPTC preliminary master plan. The plan will also address hours of operation, public access, and parking fee restrictions for SCPTC parking structures for patrons of the cultural arts facilities, and alternative financing mechanisms for public street amenities. 38A. Prior to any final master plan approval, a parking study shall be submitted and approved by the City that demonstrates the provision of sufficient parking for each project component. Consistent with the historical analysis of parking demand for this project, the parking study will examine the South Coast Plaza Town Center as a single project for calculating parking demand. Specifically, parking need not be located on the same parcel as the building for which it is required, all parking facilities are to be available to employees and visitors of all South Coast Plaza Town Center uses. Persons who are residents of the City of Costa Mesa attending a cultural arts venue during evenings (after 6 p.m.) or on weekends shall be provided a discount of fifty percent (50%) off the price for parking otherwise applicable to the general public. 39. The major open space features of the SCP Town Center and The Lakes shall remain as permanent open space. 40. Appropriate measures should be taken to permanently secure the existing open space easement in South Coast Plaza Town Center. "The California Scenario" sculpture garden shall be preserved and maintained substantially in accordance with its existing configurations and function, commencing with the approval of GP -00-02 and continuing for the useful life of the existing office buildings adjacent to the garden. Any proposed changes to the sculpture garden shall require an amendment to the South Coast Plaza Town Center Master Plan, and the amendment shall require City Council review and approval. Prior to any final master plan approval for Two Town Center/Downey Savings, a declaration of land use restriction for the sculpture garden shall be submitted to the City of Costa Mesa, the City's approval shall be obtained, and the land use restriction shall be recorded by the Orange County Clerk -Recorder. Also see #32 and #34. Updated February 2001 Costa Mesa Notth/Co-�tclMe4a.1Spec-L6�Plccw Area 5 -The Lakes 41. Future redevelopment of the retail portion of this property should be oriented to pedestrian traffic on Avenue of the Arts and Anton Boulevard while maintaining internal pedestrian linkages to other developments in the block. Pedestrian -oriented directional signage is encouraged to be located in proximity to the hotels. 41 A. In the event of voluntary demolition of an existing building on a single parcel in The Lakes, the property owner may be allowed to redevelop either up to the General Plan intensity level for the land use designation or up to the pre- existing development level, whichever is less. Parcels, however, may not be subdivided further in order to obtain additional development potential. See also #32, #34, and #39. Area 6- South Coast Metro Center 42. New commercial and office buildings are encouraged to be located along the Anton Boulevard frontage. 43. Encroachment into the building setback area may be allowed on Anton Boulevard for pedestrian -serving commercial or mixed-use building(s). Parking areas shall not be allowed to encroach into the street setback, unless it is tucked under the commercial or mixed-use building(s). 44. The internal pedestrian paths shall be conveniently linked to Anton Boulevard, and pedestrian -oriented directional signage is encouraged to be located along Anton Boulevard. 45. Parking lots/structures shall be located along the southern, western, and eastern edges of the site adjacent to the 1-405 and on and off ramps, and not adjacent to Anton Boulevard. 46. If residential uses are considered for this site, they are encouraged to be located towards the eastern portion of the property. Updated February 2001 M Costa Mesa NOV6VCO�talMOWUSPec,%6�PI.a4'1/ 47. Density bonuses for affordable housing shall be allocated in conformance with the standards indicated in Table 6 of this Specific Plan. All affordable housing provisions shall be for a minimum of 30 years. Also see #32 and #34. Area 7-Sakioka Lot 1 48. Future residents shall be made aware of the fire station and the nearby heliport through either rental or lease agreements for rental units or seller disclosures for for -sale units. 49. Open space, recreational uses and/or parking areas should be located adjacent to the fire station to serve as a buffer. 50. Residential buildings should be oriented away from Sunflower Avenue to the maximum degree possible. 51. Internal pedestrian access to Anton Boulevard and Sakioka Drive should be provided; although mid -block crossings of Sakioka Drive are to be discouraged. 52. Neighborhood commercial uses considered for this property are encouraged to be located at the intersection of Sakioka Drive and Anton Boulevard and be easily assessable to pedestrians. Encroachment into the building setback areas on both street frontages for commercial and mixed-use developments may be allowed based on how well the project design accommodates pedestrians and if the parking areas and/or structures are located behind the retail or mixed-use buildings. Parking areas shall not be allowed to* encroach into the street setback, unless they are tucked under the retail or mixed-use development. 53. Commercial components of a mixed-use development shall be limited to the first two stories of any building. 54. If Sakioka Lot 1 is developed as a mixed-use development, each 1,000 square feet of commercial development shall result in one less market rate dwelling unit subtracted from the total number of dwelling units allowed on the site, including any density bonuses for affordable units. 55. Any development proposal that includes a commercial component shall require a traffic analysis to ensure that the affected circulation system will continue to operate pursuant to General Plan standards, both at the time of project completion and at build -out of the General Plan. 56. Density bonuses for Sakioka Lot 1 shall be allocated in conformance with the standards indicated in Table 7 of this Specific Plan. All affordable housing provisions shall be for a minimum of 30 years. 65 Costa Mesa NOrd,/Co_S�talMe4a,SPecificiPLag" 57. Preservation of the 154 Low Income units at The Lakes for an additional 30 years beyond 1997 shall be counted towards the Low Income unit requirements for Sakioka Lot 1, pursuant to Option 2 in Table 7. 58. Development of Sakioka Farms Lot 1 for residential uses shall include dedication of a 5 -acre public neighborhood park or a privately developed, owned and maintained open space that is credited to the park dedication requirement pursuant to the Park and Recreation Dedication Article of the Costa Mesa Municipal Code. Also #32 and #34. Area 8-Sakioka Lot 2 59. Parking lots/structures should be located along the eastern edge of the site adjacent to the Costa Mesa Freeway and the new on-ramp, not adjacent to Anton Boulevard. 60. If a residential component is considered for this site, it is encouraged. .to be located between the new collector and Sunflower Avenue; residential buildings shall be oriented away from Sakioka Drive and Main Street to the maximum degree possible. 61. Density bonuses for Sakioka Lot 2 shall be allocated in conformance with the standards indicated in Table 8 of this Specific Plan. All affordable housing provisions shall be for a minimum of 30 years. Also see #31, #32, #34, #42 and #43. Costa Mesa Nortli,Ca t&Me�Spec,i,fic Flaw 5.0 IMPLEMENTATION Implementation of this plan is dependent on a variety of factors. Private development is driven by market forces over which the City does not have direct control; but the larger developments will require certain public improvements to be in place prior to occupancy. There are a variety of financing options available to fund the public improvements. A brief description of the funding mechanisms is provided below: Development Impact Fees: Under the provisions of Government Code Section 66000 et. seq., the City has the ability to adopt development impact fees for public improvements where there is a direct correlation between the new construction and the need for the public improvement. New construction can not be required to fund the cost of remedying existing deficiencies. The City currently has established this type of impact fee for funding circulation improvements citywide and fire protection facilities and equipment in North Costa Mesa. Community Facilities District: The Mello -Roos Community Facilities Act enacted in 1982 established a method by which local governments could fund public facilities and services. The Act provides that cities, counties, and special districts may form a community facilities district, over a specific area in their jurisdiction. A community facilities district is a special financing entity through which a local government is authorized to levy special taxes by a two-thirds vote of the qualified electors of such a district. Such a district has been established for the Plaza Tower (600 Anton Boulevard) to fund circulation improvements. Park and Recreation Dedication: Pursuant to Government Code Section 66410 et. seq., the City has adopted a park dedication requirement for all subdividers of residential property. In instances where the subdivision contains fifty or fewer parcels or units or where there is no public park or recreation facility required within the subdivision, the developer is assessed an "in -lieu" fee instead of the land dedication. Congestion Management Program (CMP): In June 1990, the voters of the state approved an increase in the gas tax; cities are entitled to a subvention of $4.84 per person to fund local transportation projects. Measure M: In November 1990, Orange County voters approved a '/2 percent sales tax increase to fund transportation projects in Orange County. Approximately 3.1 -billion dollars is expected to be generated from Measure M over the next 20 years. 67 Costa Mesa North, Co-sta-, M� S7)ectf6c/ Ka*v Arterial Highway Financing Program (AHFP): This program was established in 1958 for implementing the Master Plan of Highways in Orange County. This program assists Orange County cities with the funding of their regional transportation facilities; i.e., facilities shown on the County's master plan. The County' annually sets aside a portion of its Highway Users Gas Tax funds for rehabilitation projects on arterials within eligible cities. Intermodal Surface Transportation Efficiency Act (ISTEA) of 1991: This act established federal funding for transportation projects with a funding administration that is based on more local control. Based on the requirements in ISTEA, the Orange County Transportation Agency will be responsible for the implementation of the Surface Transportation Program (STP) and Congestion Mitigation/Air Quality (CMAQ) programs of ISTEA. State -Local Partnership: This program is a continuous program which provides state funds for local entities on highways and exclusive mass transit guide way projects for transportation improvements. Regional State Transportation Program: This federal program provides funding for interchange projects; the program provides 88 percent funding while the local match is 12 percent. Transportation Corridor Agencies: These agencies will share the cost of SR-73/1- 405/SR-55 confluence improvements as part of the San Joaquin Hills Transportation Corridor. Specific projects to be funded include improvements to the 1-405 freeway westerly of Fairview, improvements to SR -73 from the 1-405 to Birch Street and the missing SR-55/SR-73 connector ramps. Table 9 lists the various public improvements that are required for the plan area, the anticipated construction timeframe, the costs, and possible financing mechanisms. Table 9 also indicates that the City has been active in pursuing a variety of regional, state, and federal funds for the construction of transportation facilities. The funding mechanisms shown in the table are not intended to be an exhaustive list, and the ultimate funding method chosen shall be subject to review and approval. This in turn relieves a portion of the financial responsibility of the city and/or development community in funding these improvements. Table 9 North Costa Mesa Specific Plan PUBLIC IMPROVEMENT IMPLEMENTATION SCHEDULE PUBLIC IMPROVEMENT CONSTRUCTION TIMEFRAME ESTIMATED COST POTENTIAL FINANCING METHODS North Harbor Fire Station Contingent on the development of Home $2,350,000 Developer Impact Fees; Community Ranch Facilities Districts Neighborhood Park -5 acres Contingent on the development of $600,000 Dedication requirements and/or in -lieu Sakioka Lot 1 fees Neighborhood Park -3.75 acres Contingent on the development of Home $450,000 Dedication requirements and/or in -lieu Ranch (residenti:,l portion) fees Circulation Improvements Bristol Street and Sunflower Avenue 1993/1994 $550,000 Measure M Sakioka Drive and Sunflower Avenue Contingent on the development of South $229,000 Trip Fees Coast Metro Center and Sakioka Lot 1 Anton Boulevard and Sunflower Avenue Contingent on the development of South $205,000 Trip Fees Coast Metro Center and Sakioka Lot 1 Bristol Street and Town Center Drive 1996-1998 $515,000 Measure M; Trip Fees; State Local Partnership Bristol Street and the 1-405 NB and SB 1995/1996 $4,289,299 Trip Fees, Measure M, Congestion ramps Management Program, State Local Partnership, Regional State Transportation Program Harbor Boulevard and Sunflower Avenue 1998-2000 $700,000 Trip Fees; Measure M; Congestion Management Program; Santa Ana Fairview Road and Sunflower Avenue 1997-2000 $597,000 Trip Fees; Measure M; Turnback Funds Harbor Boulevard and South Coast Drive; 1993-1996 $2,191,100 State Local Partnership; Regional State Harbor Boulevard and 1-405 NB ramps; Transportation Program; Trip Fees; Harbor Boulevard and 1-405 SB ramps Measure M Fairview Road and 1-405 NB off -ramp 199311994 $791,666 State Local Partnership; Regional State Transportation Program; Trip Fees; Measure M Fairview Road and 1-405 SB ramps 1993/1994 $434,849 State Local Partnership; Regional State Transportation Program; Trip Fees 1-405 NB on -ramps and South Coast 1995-2000 $3,109,895 Trip Fees; Congestion Management Drive/Hyland Avenue Program; Measure M; Developer Table 9 North Costa Mesa Specific Plan PUBLIC IMPROVEMENT IMPLEMENTATION SCHEDULE PUBLIC IMPROVEMENT CONSTRUCTION TIMEFRAME ESTIMATED COST POTENTIAL FINANCING METHODS Susan Street and South Coast Drive In conjunction with development of the $864,828 Developer Responsibility northern portion of Home Ranch Harbor and MacArthur 1996-1998 $550,000 Measure M 1-405 NB off -ramp and South Coast 1993/1994 $1,962,749 Regional State Transportation Program Drive Trip Fees; State Local Partnership Anton Blvd, Sunflower to Park Center Contingent on the development of South $10,000 Trip Fees Coast Metro Pointe and Sakioka Lot 1 Sunflower Avenue, Harbor to Susan In conjunction with the development of $956,425 Trip Fees the northern portion of Home Ranch Main Street, Sunflower to 55 Freeway Currently in progress -- To be constructed and funded by the City of Irvine 1-405/NB Avenue of the Arts off -ramp 1995-1998 $2,458,020 Trip Fees; Orange County Transportatic Authority; Measure M 1-405/Anton Boulevard on-ramp 1996-1998 $6,816,532 Trip Fees;Transportation Corridor Agencies; State Local Partnership; Measure M Bristol St./1-405 Bridge Improvement 1993-1996 $2,089,435 Trip Fees; Measure M NB 1-405 Bristol St off -ramp/ SB SR -55 1995-1998 $22,075,707 Measure M; Regional State to NB 1-405 Connector Transportation Program; State Local Partnership SB 1-405/Bristol St. on-ramp/SR-55 1995-1998 $15,845,009 Measure M; Regional State Connector Braid Transportation Program; State Local Partnership 1-405 SB widening -Harbor off -ramp to 1995-1997 $4,769,792 Trip Fees; Measure M; Transportation Harbor on-ramp Corridor Agencies; State Local Partnership 1-405 SB widening- Fairview to Bristol 1996-1998 $618,726 Trip Fees; Measure M; Transportation Corridor Agencies; State Local Partnership 1-405 NB widening- Bristol to Fairview 1996-1998 $4,359,684 Trip Fees; Measure M; Transportation Corridor Agencies; State Local Partnership Table 9 North Costa Mesa Specific Plan PUBLIC IMPROVEMENT IMPLEMENTATION SCHEDULE PUBLIC IMPROVEMENT CONSTRUCTION TIMEFRAME ESTIMATED COST POTENTIAL FINANCING METHODS NB 1-405 Fairview off -ramp to SR -73 1996-1998 $611,032 Trip Fees; Measure M; Transportation connector Corridor Agencies; State Local Partnership 1-405 NB widening -SR -73 to Harbor 1996-1998 $741,160 Trip Fees; Measure M; Transportation Corridor Agencies; State Local Partnership Widen SB 1-405- Harbor Blvd. to 1996-1998 $2,149,926 Trip Fees; Measure M; Transportation Fairview Rd. Corridor Agencies; State Local Partnership 1-405 NB widening -Fairview Rd. to 1996-1998 $12,535,562 Trip Fees; Measure M; Transportation Harbor Blvd. Corridor Agencies; State Local Partnership V TRAFFIC ANAL YS/S ZONES 72 This page is intentionally blank; the following page is page 74. 73 38 3 37 ��if V Y.i 176 G� rr (t 38 35 34 3 7 i NJ 20 21 19 1$ 10 1 .17 114 148 �J IU NM'4 1 15 \1 28 1 14 1 321!,, Q_ 24 2$ 2 13 52 44 ��( !iNi d d 106_-- CY/G PI 43 f = 45 '1,' 72 �. 1 / 47 � _�lllr—�� 1 1p-11 42 41 14 i 171 3 56 57 8 3 17 =-•_ .-_.=-titin .fit, 78 60 = 4 56 81 1 3 76 59 167 / 77�� . � 66 gpg01 ' 79 81 "� .� 125 i' 168 / C [-- 124 / `° 85 6� H?� ��� 74 i (1 1 169 6 70 71 75 1$ 1 2 �-4 90 t` 113 • t$ 109 �— �-'{� 2 � �\ /� n • 83 85 8 `l1i n N p &47— 93 fi— �_I0 !O'r 1 1 5 6 '�� ��(// �` / TRAFFICANALYSIS ZONES 86 92 95 g- '' 98 101 9� � \ . 1r� \••..f� • � � .! t 10 � ! All APPENDIX B NO/SE EST/MA TES 75 3l � hN'�� gyr. y',tc+`.. ��c..-..-'•�� •v-AeA '� 4.TM y�u..{ � ��iF�t y _ a ]( ErE sE :! 9A F H 2000 POST 2020 2000 POST 2020 STREET 70 CNEL 70 CNEL 65 CNEL 65 CNEL Sunflower Avenue West of Bear St. 49 50 105 108 East of Bear St. 72 85 156 183 East of Bristol St. 72 67 156 145 East of Anton Blvd. 72 94 156 202 South Coast Drive East of Fairview Rd. 48 41 87 91 Harbor Boulevard North of 1-405 121 126 261 272 North of So. Coast Dr. 112 117 241 253 Fairview Road North of 1-405 112 130 241 280 Bear Street South of Sunflower Av. 65 62 141 163 Bristol Street North of the I-405 11 1 130 238 280 South of Sunflower 107 117 230 252 I-405 Freeway West of Harbor Blvd. 489 570 1053 1228 East of Harbor Blvd. 480 570 1034 1228 West of Bristol St. 491 524 1059 1129 East of Bristol St. 509 544 1059 1171 East of SR-55 512 577 1 103 1243 SR-55 Freeway North of the I-405 484 527 1000 1136 1. All distances are measured from the centerline. R/W means the contour falls within the right-of-way * See 2000 General Plan technical appendices for more detailed CNEL contour information. 76 APPENDIX C PARKS AND RECREA TION 77 PARKS AND RECREATION Planning Area 5, as defined in the City's draft 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, the information is relevant since all the vacant residential acreage is included in the plan area. The following data has been compiled on the plan area: Population: 5,069 Public Park Acreage Required: 4.31 Public Park Acreage Provided: 13.27 Surplus: 8.96 The park acreage only includes public parks. Although the plan area currently has surplus park acreage, the area is due to receive the highest population growth upon build -out of the City. Therefore, future provision of park acreage will be required. The Study also examines future parkland needs of Sakioka Lot 1 and Home Ranch. The following information and conclusions are provided from that analysis: SAKIOKA LOT 1 Available 40.3 Acres Area: Potential Facilities: The development of the one Sakioka property which is designated for residential development will generate the dedication requirement of 12.4 acres (based on 2,920 residents and 1411 dwelling units). As this part of the city lacks in neighborhood parks, the City should. require at least 5 acres to be developed as a public neighborhood park and the remaining requirement to be provided through in -lieu fees. These fees could be used for park improvements needed in the City's existing parks. The Study notes that 12.4 acres is not sufficient to develop an isolated active recreation facility of a community -wide scale and the purchase of 27.6 additional acres to meet the minimum 40 -acre requirement for such a facility is not financially feasible. Costa Mesa North/ Co�t�Nle c.sbocO�c/Kcxw HOME RANCH Site: Segerstrom Home Ranch Available Area: 95 Acres Potential Facilities: As the Segerstrom property lies within the service area of Wimbledon Park, its neighborhood park needs will already be served. The City should accept in -lieu fees from the development of this property, as 2.79 acres is not sufficient acreage to develop any active recreation facilities. Improvement Costs: None Acquisition Costs: 317 units planned x 2.07 person per unit = 656 persons; 656 persons @ 4.26 ac/1,000 = approx. 2.79 acres. There are three approaches the City could take to the acreage dedication requirement of this site: -The City could accept the 2.79 acres and purchase an additional 37.21 acres to meet the minimum 40 -acre requirement for full recreation facilities. -The City could require the development of a 2.79 -acre neighborhood park to serve the new residents. -As this portion of town is already sufficiently served by neighborhood parks, the City could accept in -lieu fees in replacement for parkland dedication. Zoning: PDI and PDR -MD General Plan Land Use Designation: Medium Density Residential and Industrial Park. Location Suitability: This site would be difficult to include in the planning of a community sports complex as access would be difficult for community members in southern Costa Mesa. These residents have already voiced concern about the lack of accessibility to existing facilities. In addition, the location may tend to attract more people from surrounding communities north of Costa Mesa than from the City itself. In conjunction with the adoption of GP -00-05, the land use designations for Segerstrom Home Ranch were amended to a combination of Commercial Center, Industrial Park, and Medium Density Residential. The maximum number of residential units anticipated was reduced to 192 units. The conclusion of this master plan stated above remains unchanged. 79 APPENDIX D GENERAL PLAN POLICIES :. The following 2000 General Plan policies are relevant to the North Costa Mesa plan area. This list, however, should not be viewed as exhaustive, and other General Plan policies may also be applicable to development in the plan area. LU -1 A.1 Provide for the development of a mix and balance of housing opportunities, commercial goods and services, and employment opportunities in consideration of the needs of the business and residential segments of the community. LU -1 A.3 Locate high intensity developments or high traffic generating uses away from low density residential in order to buffer the more sensitive land uses from the potentially adverse impacts of the more intense development or uses. LU -1A.5 Provide housing and employment opportunities within planned development areas to the extent feasible. LU -1 B.1 Permit adequate quantities and locations of commercial land to serve residential neighborhoods. LU -2A.4 In the event of damage or destruction, allow any legal conforming use in existence at the time of adoption of the 1990 General Plan in a nonconforming development to be rebuilt to its original building intensity, as long as any such rebuilding would not increase the development's nonconformity, and the damage or destruction was in no way brought about by intentional acts of any owner of such use. LU -1 C.1 Permit the construction of buildings over two stories or 30 feet only when it can be shown that the construction of such structures will not adversely impact surrounding developments and deprive existing land uses of adequate light, air, privacy, and solar access. LU -1 C.3 Prohibit construction of buildings which would present a hazard to air navigation as determined by the FAA or independent studies by qualified private consultants that have been certified by the FAA as true and correct. LU -1 E.1 Building densities/intensities for proposed new development projects shall not exceed the trip budget for applicable land use classifications, as identified in the Land Use Element. Building intensities for proposed new development projects shall not exceed the applicable floor area ratio standards, except for the following conditions: (a) Limited deviations from the graduated floor area ratio standards depicted in Tables 61 and 62 for the commercial and industrial land use designations may be approved through a discretionary review process. No deviation shall exceed a 0.05 increase in the FAR in the moderate traffic category, and no deviation shall be allowed for the very low, low, and high traffic categories. Deviations from the FAR standards shall not cause the daily trip generation for the property to be exceeded when compared to the existing daily trip generation for the site without the proposed project or maximum allowable traffic generation for the Moderate Traffic 81 FAR category, whichever is greater. (b) Additions to existing nonconforming nonresidential developments may be allowed if the additions do not affect the overall traffic generation characteristics of the development, and, if the additions do not substantially affect the existing height and bulk of the development. Additions to nonresidential developments shall be limited to those land uses with traffic generation rates based on variables other than building area square footage. Examples of such additions include, but are not limited to: 1) Hotels/Motels: increases in the size of hotel rooms or lobbies where no increase in the total number of rooms is proposed; 2) Theaters: increases to "back -stage" support areas or lobbies where no increase in the total number of seats is proposed. (c) In the above conditions, the new development shall be compatible with surrounding land uses. Additional criteria for approving deviations from the FAR standards may be established by policy of the City Council. LU -1 E.2 Development Phasing Plans shall be required for all discretionary land use entitlement and approvals and shall be approved by the Planning and Transportation Services Divisions prior to the issuance of building permits. LU -1 E.3 Development Phasing Plans shall include an overall buildout plan which can demonstrate the ability of the circulation system to support the proposed level of development. CIR-1 A.1 Develop the City's Master Plan of Bikeways by pursuing funding mechanisms and incorporating roadway widening projects into the design and development of all new commercial and industrial projects and public facilities. CIR-1 A.2 Require dedication of right-of-way in an equitable manner for completion of adopted bikeway system as condition of development of adjacent properties. CIR-1 A.3 Coordinate the design and improvement of pedestrian and bicycle ways with major residential, shopping, and employment centers, parks, schools, other public facilities, public transportation facilities, and bicycle networks in adjacent cities. CIR-1 A.6 Require dedication of right-of-way, in an equitable manner, for development that increases the intensity of land use. CIR-1 A.8 Encourage the integration of compatible land uses and housing into major development projects to reduce vehicle use. CIR-1 A.9 Encourage permitted General Plan land uses permitted by the General Plan which generate high traffic volumes to be located near major transportation corridors and public transit facilities to minimize vehicle use, congestion, and delay. CIR-1 A.16 Maintain balance between land use and circulation systems by phasing new development to levels which can be accommodated by roadways existing or planned to exist at the time of completion of each phase of the project. 82 CIR-2C.1 Support efforts to design and construct an urban rail project as it extends through Costa Mesa. CIR-2D.1 Circulation improvements required to provide or attain the established traffic level of service standard at an intersection to which a development project contributes measurable traffic shall be completed within three years of issuance of the first building permit for said project, unless additional right-of- way or coordination with other government agencies is required to complete the improvement. Improvements may be required sooner if, because of extraordinary traffic generation characteristics of the project or extraordinary impacts to the surrounding circulation system, such improvements are necessary to prevent significant adverse impacts. CIR-2D.2 Construction of circulation improvements for phased development projects may be constructed commensurate with the project construction based upon the findings of a traffic study approved by the City of Costa Mesa. GM -1A.4 Every new development project shall pay its share of costs associated with the mitigation of project generated impacts, including regional traffic mitigation. HOU-2.2 Provide incentives (i.e., density bonus units, fee reductions, exemption from development or processing fees, fast -tracking, etc.) to developers of residential projects who agree to provide the specified percentage of units mandated by State law at a cost affordable to very low- and/or low-income households. HOU-2.2a Provide incentive bonus units to encourage the redevelopment of residential units that are nonconforming in terms of density. The incentive shall be limited to the multiple family residential land use designations. The density incentive shall be limited to an increase of 25% above Medium Density or an increase of 50% above High Density. In no case shall the resulting number of units exceed the existing number of units on each site. HOU-2.7 Recognizing the effect of supply and demand on prices for housing and other commodities, encourage development of residential uses on vacant parcels where appropriate. HOU-3.2 Provide opportunities for the development of well planned and designed projects which, through vertical or horizontal integration, provide for the development of compatible residential, commercial, industrial, institutional, or public uses within a single project or neighborhood. N-1 A.5 Ensure that appropriate site design measures are incorporated into residential developments, when required by an acoustical study, to obtain appropriate exterior and interior noise levels. When necessary, require field testing at the time of project completion to demonstrate compliance. N-1 A.6 Apply the standards contained in Title 24 of the California Administrative Code as applicable to the construction of all new dwelling units. 83 OSR-1 A.3 Encourage the acquisition of land for neighborhood or community parks for active recreational use. OSR-1 A.5 Encourage, through development rights transfers or other incentives, the development of private permanent open space, and recreation facilities to meet the needs of the City's residents. OSR-1 A.6. Encourage, through open space easements, development rights transfers or acquisition, zoning regulations, or other incentives, the long-term maintenance of existing open space lands. OSR-1 A.7 Require, through development standards and planned development review criteria, the integration of open space uses (plazas, courtyards, landscaped areas, etc.) into major commercial and industrial development or redevelopment projects. OSR-1 A-8 Continue to require, through development standards, the integration of open space and recreational uses and facilities into all multiple -family residential projects. HCR -1A.5 Promote the preservation of significant historical resources and encourage other public agencies or private organizations to assist in the purchase and/or relocation of sites, buildings, and structures deemed to be of historical significance. 84