HomeMy WebLinkAbout11-48 - Adopting General Plan Amendment GP-11-02 and SP-11-01 for Sakioka Lot 2, 14850 Sunflower Averg
RESOLUTION NO. 11-48
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA ADOPTING GENERAL
PLAN AMENDMENT GP -11-02 AND NORTH COSTA
MESA SPECIFIC PLAN AMENDMENT SP -11-01 FOR
SAKIOKA LOT 2 AT 14850 SUNFLOWER AVENUE.
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;
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of Costa Mesa;
WHEREAS, by its very nature, the General Plan needs to be updated and refined
to account for current and future community needs;
WHEREAS, the Planning Commission of the City of Costa Mesa adopted the
North Costa Mesa Specific Plan by Resolution No. 94-67 in July 1994;
WHEREAS, the North Costa Mesa Specific Plan provides additional planning
guidelines and standards for several large development areas located in north Costa
Mesa;
WHEREAS, by its very nature, the North Costa Mesa Specific Plan needs to be
updated and refined to account for current and future community needs;
WHEREAS, General Plan Amendment GP -11-02 and North Costa Mesa Specific
Plan Amendment SP -11-01 relate to textual changes to the General Plan Land Use
Element and North Costa Mesa Specific Plan for Sakioka Lot 2 at 14850 Sunflower
Avenue to allow development flexibility without changing trip budgets;
WHEREAS, General Plan Amendment GP -11-02 is reflective of the North Costa
Mesa Specific Plan, as amended by SP -11-01. These amendments involve land use
discussions, maximum allowable floor area ratios, maximum allowable building square
footages, development standards, and maximum allowable residential densities as
identified in the amended pages of the General Plan (Exhibit "A") and Specific Plan
(Exhibit "B") and the table summary of the proposed amendments below:
Table 1— Proposed Amendments
Existing
Proposed
Maximum Development
Trip Budget (1,062 AM / 1,407 PM)
* * NO CHANGE
863,000 sq.ft. FAR
Establish 1.0 FAR limit to provide flexibility,
while using trip budgets to limit development
intensity.
.50 FAR for retail / 0.60 FAR for office
Remove FAR limits for mixed-use
development and allow the retail/office mix to be
driven by market forces.
20 dwelling units per acre for residential
Establish maximum 28 dwelling units per
(includes affordable housing / density bonus)
acre for residential component of a mixed-use
development;
No changes to the existing provisions for
affordable housing / density bonus projects
within independent residential communities
WHEREAS, amendments to the General Plan Land Use Element and North
Costa Mesa Specific Plan are required to reflect increased development flexibility for Lot
2;
WHEREAS, the amendments promote diversity of development options on
Sakioka Lot 2 in conformance with the objectives of the North Costa Mesa Specific Plan
and General Plan, including the following:
North Costa Mesa Specific Plan - 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.
1
• General Plan Land Use Objective LU -1 B - Ensure the long term
productivity and viability of the community's economic base.
• General Plan Land Use Objective LU -2A -- Encourage new
development and redevelopment to improve and maintain the quality of
the environment.
• General Plan Land Use Objective LU -1 E -- Ensure correlation
between buildout of the General Plan Land Use Plan Map and the Master
Plan of Highways.
WHEREAS, a duly -noticed public hearing was held by the Planning Commission
on October 10, 2011 to allow for public comment on the proposed project and with all
persons having been given the opportunity to be heard both for and against the
proposed project. The Planning Commission recommended City Council approval of
the proposal;
WHEREAS, a duly -noticed public hearing was held by the City Council on
October November 15, 2011 to allow for public comment on the proposed project and
with all persons having been given the opportunity to be heard both for and against the
proposed project;
WHEREAS, the project has been reviewed for compliance with the California
Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental
procedures. The proposal has been found to be less than significant with regard to the
development limitations in the General Plan and North Costa Mesa Specific Plan,
including trip budgets and development intensity. Therefore, the relevant environmental
analysis contained in the following previously -approved environmental documents has
been found to be valid, and no further environmental review is required:
• , North Costa Mesa High -Rise Residential Projects, SCH No.
2006011077, January 2007
1
1
• City of Costa Mesa General Plan Environmental Impact Report,
SCH No. 2000031120, January 2002.
• South Coast Plaza Town Center EIR No. 1046, SCH No.
2000041100, March 2001.
• City of Costa Mesa Negative Declaration for the South Coast Metro
Center: SCH No. 1999021095, April 2000.
NOW, THEREFORE, BE IT RESOLVED that, based on the evidence in the
record, and the findings contained herein, the City Council HEREBY ADOPTS General
Plan Amendment GP -11-02 and North Costa Mesa Specific Plan Amendment SP -11-01
for Sakioka Lot 2. These amendments relate to textual changes of the Land Use
Element of the General Plan as set forth in Exhibit "A" and the Specific Plan as set forth
in Exhibit "B" attached to this resolution.
BE IT ALSO RESOLVED that North Costa Mesa Specific Plan Amendment SP-
11-01 shall be expressly predicated on the General Plan Amendment being final and
effective.
PASSED AND ADOPTED this 15th day of November, 2011.
ATTEST:
J e Folcik, City Clerk
r-) r
t�:M L -
Gary Monahan, r
ayor
APPROVED AS TO FORM:
i rl
Thomas Ddad6, 6ity Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 11-48 and was duly
passed and adopted by the City Council of the City of Costa Mesa at a regular meeting
held on the 15th day of November, 2011, by the following roll call vote, to wit: .
AYES: COUNCIL MEMBERS: RIGHEIMER, BEVER, LEECE, MENSINGER
NOES: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: MONAHAN
IN WITNESS, WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 16th day of November, 2011.
(SEAL) - -
1
Q) U r Y2 ze.::: C z
JULI OLCIK, CITY CLERK
7
L
1
1
TABLE LU -1: LAND USE DESIGNATIONS (2011)
LAND USE ELEMENT • PAGE LU -5
Total
,.
DesignationUse
Undeveloped
■ ..•.
Acres
city
■
Low -Density
<8
Same as
_2,11414 ,
1.8
2,145.2
26.6%
Residential
-
Neighborhood Commercial
Medium-DensitySame
<-12
as
777.3
34.4
811.7
10.0%
Residential"
Neighborhood Commercial
High -Density
<202
Same as
824.1.
42.0
866.1
10.7%
Residential',"
-
Neighborhood Commercial
0.20/High.Traffic
Commercial-
<17.4
0.30/Moderate Traffic
42.6
0.9
43.5
0.6%
Residential
-
0.40/Low Traffic
0.15/High Traffic
Neighborhood
_
0.25/Moderate Traffic
42A
2.5
44.9
0.6%
Commercial"
0.35/1 -ow Traffic
0.75Nery Low Traffic
0,20/High Traffic .
601.4
General
<20
0.30/Moderate Traffic
20.8
622.2
7.7%
Commercial"
-
0.40 Low Traffic
0.75Nery Low Traffic
0.25/High Traffic
<20
-site-
0.35/Moderate Traffic
Commercial
<40
specific
0.45 Low Traffic
29.4
63.3
92.7
1.1
Center
0.75Nery Low Traffic
density for
0.70 Site -Specific FAR for
1901 Newport
1901 Newport Blvd'
Blvd
Regional
<20
0.65210.89"
114.7
0.0
114.7
1.4%
Commercial
-
<2028'
<100 Site-
0:50 Reiaill.0 FAR for Sakiok2
Urban Center
Specific
0 50':Osirce4 2'
134.2
26.2
160.4
2.0%
Commercial
Density for
0.79 Site -Specific FAR for
South Coast
South Coast Metro Centers
tiAatm=Centers
Cultural Arts Center
Varies?
1.777
49.0
5.0
54.0
0.7%
0.20/High Traffic
Industrial Park
<20
0.30/Moderate Traffic
696.5
17.7
714.2
8.8%
-
0.40/Low Traffic
0.75Nery Low Traffic
0.15/High Traffic
Light Industry"
<20
0.25/Moderate Traffic
375.5
6.6
382.1
4.7%
-
0.35/Low Traffic
0.75Nery Low Traffic
Public/
-
0.25
1,281.3
0.5
1,281.8
15.9%
Institutional
Golf Course
-
<0.01
560.1
0.0
560.1
6.9%
Fairgrounds
<0.10
146.4
0.0
146.4
1.8%
Total
71822.0
218.0
8,040.0
100.%
1. Within the Medium- and High -Density Residential designation, existing residential units legally built in excess of the dwelling units per acre
standard may be rebuilt at the same higher density subject to other zoning code standards. The allowable density or number of units to be
redeveloped would be limited to the 1990 General Plan density with a 25% incentive bonus for Medium -Density or a 50% incentive bonus for High -
Density; or the existing number of units, whichever is less. 2. See High -Density Residential text regarding areas in North Costa Mesa where the
density allowance exceeds 20 units per acre. 3. See Commercial Center text. 4. See Regional Commercial text. 5. See Urban Center Commercial
text. 6 See text for Mixed -Use Development Rrovisions. 7. See Cultural Arts Center text for additional discussion.
LAND USE ELEMENT • PAGE LU -5
testa Mesa Gene -
TABLE LU -4
COMMERCIAL BUILDING INTENSITY STANDARDS
ModerateLand Use.Designation Very Low Traffic Low Traffic,FAR
FAR FAR
Commercial =Residential NA 0.40 0.30 0.20
Neighborhood Commerciale 0.75 0.35 0.25 0.15
General Commerciale 0.75 0.40 0.30 0.20
Commercial Centers' e 0.75 0.45 0,35d 0.25
Regional Commercial a. a. a. a.
Urban Center Commercial b, b. b. b.
Cultural Arts Center C. C. C. c.
Notes: '
a. 0.652/0.89 FAR. Refer to Regional Commercial discussion.
b. 1.0 FAR for Sakioka Lot 2: 0.50-FAR#or-Retail:-0:60-FAR-for-4ffise, 0.79 FAR for S.C. Metro Center. Refer to Urban Center
Commercial discussion and the North Costa Mesa Specific Plan for additional discussion.
c. 1.77 FAR. Refer to Cultural Arts Center discussion and the North Costa Mesa Specific Plan for additional discussion.
d. 0.70 Site -Specific FAR for 1901 Newport Boulevard. Refer to Commercial Center discussion.
e. With application of the mixed-use woverlay district, the FAR may range from 1.0 to 1.25. Refer to appropriate.land use
designation discussion.
The Very -Low Traffic category allows commercial uses with daily trip generation
rates of less than 3 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include mini -warehouse developments.
The Low Traffic category allows commercial uses with daily trip generation rates
between 3 and 20 trip ends per 1,000 square -feet of floor area. Allowable uses
under this standard include general offices, hospitals, motels, hotels, and
furniture stores.
The Moderate Traffic category allows commercial uses with daily trip generation
rates of between 20 and 75 trip ends per 1,000 square -feet of floor area.
Allowable uses within this standard include general retail uses, car dealers,
medical and government offices, auto repair, and dry cleaners.
The High Traffic category allows commercial uses with daily trip generation rates
in excess of 75 trip ends per 1,000 square -feet of floor area. Allowable uses in
this category include restaurants, convenience markets, service stations, and
banks.
1
LAND USE ELEMENT • PAGE LU -29
1
Costa 97 Generale au
TABLE LU -6: TRIP BUDGETS FOR SOUTH COAST PLAZA
Development within this designation is largely characterized by multi -story
commercial uses and parking structures. The maximum allowable floor area
ratio for the portion of South Coast Plaza west of Bear Street site shall be 0.89
(690,350 sq.ft.) The maximum floor area ratio for the original South Coast Plaza
site east of Bear Street is 0.652 (2,750,000 sq.ft.). Future expansion or
redevelopment of the South Coast Plaza site.is also governed by the trip budgets
stated above.
Complementary residential uses within this designation are allowed through the
Planned Development process. The maximum allowable residential density shall
be 20 dwelling units per acre. The corresponding population density is up to 50
persons per acre.
The compatible zoning district is PDC.
Urban Center Commercial
The Urban Center Commercial designation is intended to allow high intensity
mixed commercial development within a limited area. Developments within this
designation can range from one- and two-story office and retail buildings to mid -
and high-rise buildings of four to approximately 25 stories, provided that the
maximum building height in the North Costa Mesa Specific Plan is not exceeded.
Appropriate uses include offices, retail shops, restaurants, residential, and hotels.
Allowable floor area ratio (FAR) standards for this designation are 0.50 for retail
uses and 0.60 for office uses with the exception of Seuth-Coast=tulet '-Qagter
that -=ha -_&=a site-specific -FAR of 0.79 for combined office and retail. uses at :South
Coast Metro Center and a maximum FAR of:.1.,0 on'Sakioka-:Lot2..See'Table.LU-
7 and d+suss+ar4-for--the-So+ith- Goa"etm-CeRte�Nocth .Costa 'Mesa 'Specific
Plan for further detail.
For mixed-use projects that include separate or distinct components, the non-
residential floor area ratio standard and the residential density standard shall
apply to each of the respective components, not the entire project site. For
mixed-use projects which do not include distinct elements or which include
mixed-use buildings, the overall level of intensity shall be governed by the
allowable non-residential floor area ratio and the maximum number of residential
units identified in this designation for a specific project site. Developments shall
also comply with the established trip budget standards and comply with the most
restrictive standard.
Complementary residential uses within this designation may be allowed through
the Planned Development Zone process. The maximum allowable residential
density within this designation shall be 20 dwelling units per acre, unless
otherwise specified in Table LU -7.
PAGE LU -36 c LAND USE ELEMENT
�;osta Mesa Gene�� an
TABLE LU -7.
MAJOR DEVELOPMENTS
URBAN CENTER COMMERCIAL LAND USE DESIGNATION
Automobile Club of Southern California Processing Center. This 39.2 -acre
site is comprised of two parcels and is located on the southwest corner of
Sunflower Avenue and Fairview Road. The primary site contains 29.5 acres and is
located west of Fairview Road, between South Coast Drive and Sunflower Avenue.
The second parcel contains approximately 9.7 acres and is located across the
adjacent flood control channel to the west, just north of South Coast Drive. As of
2000, the site was developed with 717,000 sq. ft. of office and support service uses.
An additional 250,000 sq. ft. of development is allowed pursuant to a development
agreement for a total of 967,000 square feet; the resultant maximum FAR is 0.56.
Future construction will be developed in phases during the 30 -year term of the
agreement. The 2000 General Plan Traffic Model establishes a trip budget of 1,190
a.m. peak hour trips and 1,576 p.m. peak hour trips for this site. Based on an
expected employment population of 2,574 employees, the population density
standard for the site would be approximately 66. employees per acre.
PAGE LU -38 o LAND USE ELEMENT
1
Development •
Maximum Plan Plan Costa
Major Development Maximum Non- Allowable Maximum Maximum Mesa
BuildingAgreement
Residential Residential A.M. Peak P.M. Peak Specific
. Plan
Budget
Automobile Club_ of Southern 967,000 sq.ft.
California* 0.56 FAR 0 1,190" 1,576" No
(3333 Fairview Road)
Metro Pointe"
592,281 sq.ft.
0
729**
965**
Yes
(901 South Coast Drive only)
0.48 FAR
South Coast Metro
Residential
Residential Residential
Residential
Yes
Center/Experian*
Option:
Option: 484 Option:
Option:
high-rise
(443-595. Anton Blvd: odd
1,335,386 sq.ft.
residential units 1,931**
1,976*`
numbers only)
per the location
0.69 FAR
in the North Non-
Non -
Costa Mesa Residential
Residential
Non -Residential
Specific Plan. Option:
Option:
Option:
1,886**
1,994"
1,546,180 sq.ft.
0.79 FAR
9Range of 20
du/ac to 28
du/acre
1.0`,FAR
Sakioka Lot 2*
(,14850 Sunflower;type
g63 004 sq #t:
depending on
1,062*"
1,407'"
Yes
of housing
development:
325 Anton Blvd.)
G.5( -eta;' FAR
8€4 office
see NCMSP.
Y Xclevelopmerit agreement:gove ns this-property,that•�spesrf+ess�ec�fies a dsvelarimerit-gption.torinCyucf� Et maximum=building
square`footage of 663 000 sguare-feel''0 50 retail FAR and 0.60_office=FAR. and4lo --area-ratio:
" Vehicle trips per hour.
Automobile Club of Southern California Processing Center. This 39.2 -acre
site is comprised of two parcels and is located on the southwest corner of
Sunflower Avenue and Fairview Road. The primary site contains 29.5 acres and is
located west of Fairview Road, between South Coast Drive and Sunflower Avenue.
The second parcel contains approximately 9.7 acres and is located across the
adjacent flood control channel to the west, just north of South Coast Drive. As of
2000, the site was developed with 717,000 sq. ft. of office and support service uses.
An additional 250,000 sq. ft. of development is allowed pursuant to a development
agreement for a total of 967,000 square feet; the resultant maximum FAR is 0.56.
Future construction will be developed in phases during the 30 -year term of the
agreement. The 2000 General Plan Traffic Model establishes a trip budget of 1,190
a.m. peak hour trips and 1,576 p.m. peak hour trips for this site. Based on an
expected employment population of 2,574 employees, the population density
standard for the site would be approximately 66. employees per acre.
PAGE LU -38 o LAND USE ELEMENT
1
1
Costa Mesal (Genes -~Ian
Metro Pointe. Metro Pointe includes two office building sites located north of
South Coast Drive at its intersection with Greenbrook Drive and approximately
28.5 _acres of land located south of South Coast Drive along the San Diego
Freeway. A development agreement approved in 1994 addresses the site south
of South Coast Drive. The development agreement vests the property owner
with the ability to construct 592,281 square feet of office and commercial uses
with a resultant floor area ratio of 0.48. The 2000 General Plan Traffic Model
establishes a trip budget of 729 a.m. peak hour trips and 965 p.m. peak hour trips
for Metro Pointe. This property is also located in the North Costa Mesa Specific
Plan. Using the employment generation rates in Table LU -5, this results in an
allowable population density standard of up to 150 employees per acre.
South Coast Metro Center/Experian. The 44.72 -acre South Coast Metro
Center/Experian sites were the subjects of a development agreement in 2000.
The project is located south of Anton Boulevard and east of Avenue of the Arts.
Upon completion, the site will include nearly 1,546,180 square feet of office and
commercial development. GP 99-06 created a site-specific FAR of 0.79 for the
combined South Coast Metro Center and Experian sites. The 2000 General Plan
Traffic Model establishes a trip budget of 1,886 a.m. peak hour trips and 1,994
p.m. peak hour trips. This property is also located in the North Costa Mesa
Specific Plan. The anticipated population density standard is up to 90 employees
per acre.
In 2006, General Plan Amendment (GP -06-02) was approved, and it consisted of
a site-specific residential density increase for a 4.86 -acre site portion of this
development as an optional development scenario for this property. The
maximum density allowed is 100 units/acre with integrated ancillary retail uses.
This equates to a maximum density of 484 high-rise units at 100 units/acre. The
residential development option results in a corresponding decrease in the
maximum allowable floor area ratio and building square footages for non-
residential buildings in order to be similar to the a.m. and p.m. trip budgets
established for the South Coast Metro Center/Experian sites for strictly a non-
residential development. See Table LU -7 for the trip budget and floor area ratio
for the residential option. The North Costa Mesa Specific Plan provides further
detail for these properties. The anticipated population density standard is 255
residents/employees per acre for this 4.86 -acre site.
Sakioka Lot 2. The 33 -acre Sakioka Lot 2 is located south and east of Anton
Boulevard. This site is undeveloped except for farmhouses and farm operation
facilities. Pursua, t--to-aA development agreement for the site specifies a
maximum allowable building square footage is -of 863,000 square feet with a
corresponding maximum floor area ratio of 0.50 retail/0.60 office. The 2000
General Plan Traffic Model establishes a trip budget of 1,062 a.m. peak hour trips
and 1,407 p.m. peak hour trips.
Lot 2 is subiect to the trip budget limitation applicable development stanparas'oT
the PDC zone and consistency with the General -Plan. A maximum 1.0 FAR
shall .be applied for nonresidential development.
The maximum residential density shall be 28 dwelling units per acre for the
residential component of a mixed-use development (See "Mixed_Use":discussion
of the Specific Plan) or a maximum of 20 dwellina units Der acre if the entire site
LAND USE ELEMENT • PAGE LU -39
Costa Mesa General
6aKloKa'L-ot,1.
This property. is .also located in the North Costa Mesa Specific Plan. The
anticipated population density standard for Sakioka Lot 2 is up to 90 employees
per acre.
The compatible, zoning district is PDC.
Cultural Arts Center
As part of GP -00-02, the Cultural Arts Center designation was applied to the 54
acres that comprise South Coast Plaza Town Center. This area is generally
bounded by Sunflower Avenue to the north, Bristol Street to the west, Avenue of
the Arts to the east, and the San Diego (1-405) Freeway to the south. This
designation is limited to this geographical area, and it is not intended to be
applied to other locations in the City.
The Cultural Arts Center designation allows intensely developed mixed
commercial and cultural uses within a limited area. The intended uses within this
designation include mid- to high-rise offices, hotels, restaurants, retail and
cultural uses (theater, art museum or academy, etc.), as well as mid- to high-rise
residential units in limited areas that are defined in the North Costa Mesa
Specific Plan. It serves as the cultural center of the community and provides a
focus to the arts -related uses, with the complement of nearby employment and
shopping opportunities.
The overall allowable floor area ratio (FAR) standard for this designation is 1.77.
Included in this FAR calculation is the land dedicated or reserved in 2000 for the
Avenue of the Arts off -ramp and associated flood control channel improvements.
The 1.77 FAR may be exceeded on individual parcels within South Coast Plaza
Town Center provided that over the entire 54 -acre site the 1.77 FAR is not
exceeded. Further delineation of the allocation within South Coast Plaza Town
Center of the floor area ratio and trip budget is provided in the North Costa Mesa
Specific Plan. Based on the employment generation analysis contained in Final
Program EIR No. 1047 prepared for South Coast Plaza Town Center, the
anticipated population density is 275 employees per acre.
In 2006, General Plan Amendment (GP -06-02) was approved, and it established
a high-rise residential development option for each of the three sub -areas in
South Coast Plaza Town Center. The maximum number of residential units
allowed in the entire South Coast Plaza Town Center is 535 units, which results
in an average residential population density of 25 persons per acre over the
entire 54 -acre area. The high-rise residential development option is further
detailed in the North Costa ,Mesa Specific Plan. As shown in the following table,
this scenario results in a corresponding decrease in the maximum allowable floor
area ratio and building square footages for non-residential buildings in order to
maintain the a.m. and p.m. trip budgets established for the South Coast Plaza
Town Center.
PAGE LU -40 o LAND USE ELEMENT
1
7
C ost�t M. 'Sal
I- I
North Costa Mesa Specific Plan
Table 1- General Plan Designations
North Costa Mesa Specific Plan
GENERAL PLAN
TYPICAL USES
RESIDENTIAL
FLOOR AREA RATIO
COMPATIBLE
DESIGNATION
DENSITY
ZONING
Low Density
Single family detached and attached units, granny units,
Less than or equal to 8
0.15 high traffic
R1, PDR -LD, I&R
Residential
accessory apartments, family day care
units per acre.
0.25 moderate traffic
0.35 low traffic
Medium Density
Single-family attached units, multiple family units, senior
Less than or equal to 12
0.15 high traffic
R1, R2 -MD,
Residential
congregate care facilities, convalescent hospitals, and group
units per acre
0.25 moderate traffic
PDR -MD, MU,
residential homes: Ancillary commercial uses are permitted in
0.35 low traffic
I&R
the planned development zone.
High Density
Multiple family units, senior congregate care facilffies,
Less than or equal to 20
0.15 high traffic
R2 -HD, R3.
Residential
convalescent hospitals, and group residential homes. Ancillary
units per acre; except the
0.25 moderate traffic
PDR -HD, PDR -
commercial uses are permitted in the planned development
density in the PDR -NCM
0.35 low traffic
NCM, MU, I&R
zones.
zone is 25 to 35 units per
acre. See also The Lakes
for site-specific density.
Commercial Center
Major shopping, service, and office facilities designed to serve
Less than or equal to 20
0.25 high traffic
C1, C2, C1 -S,
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.
unitstacre
0.89 South Coast Plaza (west of Bear Street)
Urban Center
Intensively developed mixed commercial including offices, retail
Less than or equal to 20
0:0 relail
PDC, TC
Commercial
shops, restaurants, and hotels. Residential uses are also
units/acre. Exceptions: that
0 r.,n r_ ffice
permitted pursuant to the North Costa Mesa Specific Plan
the South Coast Metro
Except that South Coast Metro Center (Area 6)
Center (Area 6) has a site
has a site-specific FAR of 0.79
specific density of 100 units
per acreLE akioka Lot 2 may
Sakiolca Lot 2�Are2 81 has a rnaxiniurn site -
be LIP to 2tt units/ac for
specific FAR of 1,0.
mixed-use development.
Cultural Arts Center
Mixed commercial, residential, office, and cultural uses.
1.77 See also the South Coast Plaza Town
TC
Center discussion regarding the FAR.
Industrial Park
Wide variety of industrial and compatible office and support
Less than or equal to 20
0.20 high traffic
MP, PDI, CL
commercial uses.
units/acre
0.30 moderate traffic
0.40 low traffic
0.75 very low traffic
Public and
Parks, hospitals, schools, religious facilities, fairgrounds, and
--
0.25
t & R. I&R-S, P
Semi -Public
public facilities.
Updated November 2001; January 2007
Costa IVlesa
AREA 8- SAKlOKA LOT 2
Existing Land Uses
North Costa Mesa Specific Plan
This 33 acre area is designated for planned development including mixed-use;
residential, and commercial office development and is currently in agricultural production.
Two single family homes are located along Sunflower Avenue. Lot 2 is owned by Roy K.
Sakioka & Sons. Fay.
General Plan and Zoning
This site is designated Urban Center Commercial by the General Plan and is zoned PDC.
Development Standards and Trip Budget
The development intensity for planned development (i.e. master plans) on Sakioka Lot 2
is limited by the following:T e r - i - um FAR is 50 f"F Fetail uses " n4 n 99 fnr of ee
es-, the-maximurn bu+ldkH -sq-uaFe #ootage4s-86", 04. -44e --trip budget-fer-his-site-is
The trip budget for this site is 1,062 a m peak hour trips and 1,407 p.m. peak
hour trips The trip budget shall not be exceeded for any master planned
development on Sakioka Lot 2.
Planned Development Standards of the PDC zone are applicable to the site,
unless otherwise indicated in the North Costa Mesa Specific Plan.
A maximum 1.0. Floor -Area -Ratio applies to nonresidential development.
Nonresidential development is also subject to the trip budget limitation,
applicable development standards of the PDC zone and consistency with the
General Plan.
The maximum residential density (dwelling units per acre) is a maximum of 28
dwelling units per acre for the residential component of a mixed-use
development (See "Mixed -Use" discussion) or a maximum of 20 dwelling units
per acre for an independent residential community Including affordable
housing (See "Affordable Housing / Density Bonus discussion). An
independent residential community is defined as .a development In which the
site is entirely developed as a residential use and therefore does not Include
commercial uses on the same site
The projected trip generation for land uses proposed for Sakioka Lot 2 will be based on
latest edition of Trip Generation Institute of Transportation Engineers. The methodology
will consider reasonable allowances for trip credits due to internal capture and pass -by
trips Internal capture credit refers to trips for various uses proposed within the parcel that
can be accomplished without having to IeaVe'the facility.
Updated July 2002
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North Costa Mesa Specific Plan
For example, an office complex could have restaurants and other ancillary uses which
may not generate new trips — rather serve tenants within the complex. Other examples
include conference room and fitness facilities. Pass -by trips refers to trips that are
already on roadway adjacent to the development. and use the facilities_ Pass -by trip
credits are limited to retail uses.
The credits allowed for internal capture and pass -by trips will be determined by the
Transportation Services Manager. The net trip generation after credits will be compared
to the trip budget to determine if the proposed development is within the limits prescribed
in the North Costa Mesa Specific Plan.
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 building(s). 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 resider+ttaPjs,-smixed-use development including residential
and nonresidential uses as complementary uses The residential component of a mixed-
use development shall be limited to a maximum density of 28 dwelling units per acre.
This maximum density only applies to residential uses as complementary uses to
commercial uses within a mixed-use development It does not apply to an independent
residential community that does not include commercial uses on the same site. Total
building intensity for the entire site shall not exceed the maximum allowable development
intensity as set forth by the trip budgets For a mixed-use development, the overall mix of
uses, including trips from dwelling units shall be counted together in determining
compliance with the trip budgets The trip budget shall not be exceeded.
n� ns hhnt 44d-r-esldeR-,tea nnncideFed fnr _hic cifo i+ chni ilri ho In£�ted--b2 Aroon Oho roinYt
'Lrn , ou L-l7C�T11 L.T'crr7vr�r'ir'J—:srcc;
fAble F Avenue -
Updated July 2002
Costa M
North Costa Mesa Specific Plan
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.
1
Updated July 2002
ILL -Li
V_
U) Q o DUs
aAr
tLl
O,
7: a AREA 8
LEGEND
Bikeway
Freeway Ramp
�-� Future Collector Street
DUs Potential Dwelling Units Location
0 Project Entry
—► Pedestrian Linkage
i� Dwelling Unit Orientation
Note: The information provided in graphic form Is intended to 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.
u
Maximum Intensity: 1.0 FAR
AREA 8 - SAKIOKA LOT 2 * Maximum Residential Density:
Development Summary
• 2() du/acre for independent residential community,
Total Area - 33 acres
including affordable housing
General Plan: Urban Center Commercial
Zoning: PDC ° 28 du/acre for residential project within a
mixed-use development
Af2--Retell (GP-I1-02/SP-ll-01,adopted 11/2011)
Maximum
M,"0-sf
M,ae�si€yr-X39-faaits-per-asr�
Trip Budget: 1,062 a.m. peak hour trips N
9,407 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 stories130 feet - Commercial uses that are allowed
to encroach into the setback for Anton Blvd. Fioure 18
Costa iV��S1 North Costa Mesa Specific Pian
Affordable Housing and Density Bonus
If t#is-the entire site is developed as an independent residential community as a-mmea-
use
ithh—a-;tis+dentiai—selaIpenel - ith affordable housing, the maximum
density shall be 20 dwelling units per acre involving a maximum number of 660 residential
units shall be 60 (including any density bonuses, see Table 8).1 Total building intensity
for the entire site shall not exceed 863,090 he maximum allowable
development intensity as set forth by the trip budg'�,,errt,,.s._ Rti
bgildtYt Fe footage. He trip hi.Irlg
shall not be eXGee ed
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.
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.
*The maximum number of units (660) in an independent residential community is based on 33 acres of land and 20
units per acre -
Updated January 2007
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CATEGDRI
D NSITY'BONl1S
'MAXIMUM 1 ASE
AFFORDABLE HOUSING
DENSITY
RITERIA
,
:.
_..:.
OPTION 1
REQUIRED PERCENT OF
10%
BASE DENSITY TO BE
VERY LOW INCOME'
AFFORDABLE
528 UNITS
# OF AFFORDABLE UNITS
53 UNITS
OPTION 2
REQUIRED PERCENT OF
20%
BASE DENSITY TO BE
LOW INCOME'
AFFORDABLE
# OF AFFORDABLE UNITS
106 UNITS
OPTION 3
REQUIRED PERCENT OF
10% LOW & 15% MODERATE
BASE DENSITY TO BE
LOW & MODERATE INCOME'
AFFORDABLE
# OF AFFORDABLE UNITS
132 UNITS
25% DENSITY BONUS
132 UNITS
TOTAL UNITSZ
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.
*The maximum number of units (660) in an independent residential community is based on 33 acres of land and 20
units per acre -
Updated January 2007
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Costa 1Vlesa
North Costa Mesa Specific Plan
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.
Updated January 2007