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Home My WebLink About07-88 - Adopt Specific Plan Amendment SP-07-01 for Wyndham Boutique Hote/High-Rise ResidentialRESOLUTION NO. 07-88 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, TO ADOPT NORTH COSTA MESA SPECIFIC PLAN AMENDMENT SP -07-01 FOR THE WYNDHAM BOUTIQUE HOTEL / HIGH-RISE RESIDENTIAL PROJECT AT 3350 AVENUE OF THE ARTS. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: 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, Specific Plan Amendment SP -07-01 amends the North Costa Mesa Specific Plan relative to Area 5—The Lakes to account for the proposed boutique hotel and high-rise residential project; WHEREAS, the proposed Wyndham Boutique Hotel / High -Rise Residential project involves the construction of a mixed-use development by Makar Properties at 3350 Avenue of the Arts consisting of the following: (1) Certification of Final EIR No. 1054 which consists of a comprehensive analysis of the environmental impacts and any required mitigation measures for the proposed project pursuant to State Law; (2) General Plan Amendment GP -06-03 to amend the Land Use Element of the General Plan to incorporate provisions for high-rise residential development in the project area; (3) North Costa Mesa Specific Plan Amendment SP -07-01 to establish development standards and other related provisions in the NCMSP for the project; (4) Final Master Plan PA -06-75 for a boutique hotel with 200 rooms, meeting rooms, restaurant, spa and fitness facilities; a 23 -story high-rise residential building with 120 for -sale condominium units, a 3,450 square foot lounge/bar, and 1,740 square foot of ancillary retail uses; and a seven -level, 480 -space parking structure; (5) Vesting Tentative Tract Map No. 17172 for the subdivision of the property for condominium purposes; WHEREAS, Speck Plan Amendment SP -07-01 relates, but is not limited to, maximum allowable residential densities, maximum allowable nonresidential floor area ratio, and maximum allowable building height, and other related development standards; WHEREAS, duly noticed public hearings were held by the Planning Commission on September 10, 2007 and September 24, 2007 and by the City Council on November 20, 2007 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, and Final EIR No. 1054 was prepared and available for public review from June 5, 2007 to July 19, 2007; WHEREAS, the City Council has reviewed all environmental documents comprising the Final EIR and has found that the Final EIR considers all environmental impacts of the proposed project and a reasonable range of alternatives, and the Final EIR is complete and adequate and fully complies with all requirements of CEQA, the CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; WHEREAS, the Planning Commission recommended that City Council adopt Specific Plan Amendment SP -07-01 by adoption of Resolution PC -07-67; WHEREAS, the City Council considered and found that the benefits of the North Costa Mesa High Rise Residential project outweigh the unavoidable adverse impacts that remain after mitigation and adopted General Plan Amendment GP -06-03, including Statements of Facts and Findings and Overriding Considerations, by separate resolution; WHEREAS, the City Council adopted Final EIR No. 1054 for the Wyndham Boutique Hotel / High -Rise Residential and General Plan Amendment GP -06-03 by separate resolutions; WHEREAS, the City Council deems it to be in the best interest of the City that said Specific Plan Amendment be adopted; NOW, THEREFORE, BE IT RESOLVED that the City Council DOES HEREBY ADOPT Specific Plan Amendment SP -07-01 that amends the North Costa Mesa Specific Plan as set forth in Exhibit A, which is attached to this resolution. BE IT FURTHER RESOLVED that the adoption of Specific Plan Amendment SP - 07 -01 is expressly predicated on the General Plan Amendment GP -06-03 being final and effective. PASSED AND ADOPTED this 20'day of November, 2007. ATTEST: r Julre Folcik, City Clerk a& /� ZA_- _ Allan R. Mansoor, Mayor APPROVED AS TO FORM: `0 to l Kirfiberly H II Barlow, City 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. 07-88 and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 2& day of November, 2007, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: MANSOOR, BEVER, DIXON, FOLEY, LEECE NOES: COUNCIL MEMBERS: NONE ABSENT: COUNCIL MEMBERS: NONE IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 21s' day of November, 2007. (SEAL) Exhibit "A" North Costa Mesa Specific Plan Amendment SP -07-01 NartF COAs, Mesa fpedlk Plan Building Heights Existing building heights in the plan area vary from single story single family homes to twenty-one story offce 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 -1C.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 OF by@ q61@IiA8d PFVate nAR91lItQR 2 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 Airpod. 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 speck height limitation of five stories and only in the center of the properly. Any additional height above five stories (75 feet) would require a General Plan amendment. Exhibit 111b depicts the height limitations for Home Ranch. 2 See Appendix C for full text of Policies LU -1 C.1 and LU -1 C.3. Updated January 2007 15 N.Ah Coxa Meta speaiffe plan o F r"a Specifi Heights - ' Specific Plan 3y �9 R�Ni MWCmlltlyNf$,.fyltlr.QIN S `iiom AREA 1 Varies See Exhibit 11b. Home Ranch AREA 2 30 feet -north of Sough Current development agreement allows buildings up to 15 stories. Metro Pante Coast Drive (approx. 2 stories) Buildings above 173 feet in height will require a determination of no 90 feet -south of Sough hazard by the FAA ocaniadependeat-studyUyagaaliGedprivate- Coast Drive (approx.8 sa suitaM-that-have been-eergfied-hy4heFAA stories) AREA 3 85 feet (approx.4 None South Chest stones) Plaza and Crystal Court AREA 4 315 feet (approx. 25 Buildings above 173 feet in height will require a determination of no P Town stones) hazani by the FAA. ecaa ependent-Mw ybya-qualified-private enter consultanFihaFhave-beeesedifhedby4heFAA: AREA 5 Mid -rise Residential -90 Buildings above 173 feet In height will require a determination of no Tl�a Lakes feet (approx. 6 stories) hazard by the FAA. or -an independamt-study-by-a-qualified-pnvate- High-rise Residential– sansby-the-FAA: 280 feet (approximately 26 stories) Commercial -110 feet (approximately 11 stories) r�REA 6 Vanes—See Table 6B. Buildings above 173 feet in height will require a determination of no StrIM Coest hazard by the FAA eraaindependen"tadybyaqualified-private- IlMetro sensultaRt that haveben.GsAf xt4y4;P^ 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 Buildings which encroach into the setback for Anton Blvd. and/or Sakioka Lot 1 stories) Sakiuka Dr. cannot exceed 30 feet (approx. 2 stories) within the setback area. EA 8 North of collector street- Buildings above 173 feet in height will require a determination of no S ioka Lot 2 60 feet (approx. 4 hazard by the FAA lifted private stories) sensultanNhaf haveU�AA: South of collector street- Buildings which encroach into the setback for Anton cannot exceed 30 180 feet (approx. 12 feet (approx 2 stories) within the setback area. stones) 1. All building height measurements reference the height above grade- not mean sea level. Updated February 2001; November 2001; January 2007. 17 N.Ah C.A. Mata $P Hit Plan Fire Protection Services The need for fire services increases as population and development grow. The Fire Department operates from the City Hall (Administration) and from six fire stations. Station #6, Metro Station, is located in the plan area (on Sakioka Drive) and serves the northeasterly portion of the City. One other fire station is proposed in the General Plan to serve north Costa Mesa as a result of land use intensification. This station is tentatively proposed in the vicinity of Harbor Boulevard near South Coast Drive; it would be the seventh station for the city. The City of Costa Mesa Fire Department participates in a "Central Net" program with the cities of Newport Beach, Santa Ana, Fountain Valley, Huntington Beach, Westminster, and Orange County. The Central Net program provides for quick, mutual aide dispatch of fire apparatus across city boundaries during major and minor emergencies. A fire protection system impact fee was adopted in January 1989 to fund future fire protection needs in North Costa Mesa. The fee is levied only against the four remaining landowners of five vacant land areas when development occurs. The future development identified as impacting the City's fire protection system includes Home Ranch, South Coast Plaza Town Center, South Coast Metro Center and Sakic ka 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 needidemand 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. In conjunction with the adoption of GP -06-02 and GP -06-03 it was determined that an additional paramedic fire engine was needed. Each of the contributing high-rise residential projects was required to participate in the funding of the new vehicle on a pro- rate basis. Updated November 2001; January 2007 30 Mouth Co" Mew Spedfk Men area. This maximum non-residential FAR and building square footage may be increased to no more than the Option 2 non-residential FAR of 1.98 and associated building square footage in direct relation to the decrease in the maximum allowable number of high-rise residential units. Should the property owner determine not to develop the high-rise residential option, the maximum allowable non-residential building square footage for this sub -area would be 2,118,550 square feet with a -corresponding FAR of 1.98. This is the Option 2 development scenario shown in Table 5A and Figure 14A. For both Options 1 and 2, Table 5A indicates the a.m. and p.m. trip budgets, maximum number of dwelling units, maximum non-residential building square footage, and associated floor area ratio. As with the maximum FAR and building square footage, the Option 1 a.m. trip budget may be adjusted to be no more than the Option 2 a.m. trip budget in direct relation to the decrease in the maximum allowable number of dwelling units. Unbuilt entitlements for this sub -area are shown in Table 5B. 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 1.64 -acre parcel located adjacent to the Segerstrom Concert Hall on Avenue of the Arts is in a well-defined urban area. A 140,000 square -foot museum and 80 high-rise residential units are approved for this site. The Orange County Performing Arts Center, South Coast Repertory, Rene& and Henry Segerstrom Concert Hall, Samuel! Theater, and Plaza Tower are also in the immediate vicinity. Future development of the museum site 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 significant 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 above grade level. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of 'I... fiRd ^ '^.I.�PPnFlPnt ^4 d i )y n ua4fi d pFIyn�tevnsaltant no hazard-o:-a�;^;;�...=.s '^ • • .. �P�^� 46 Updated July 2000, July 2002; January 2007 AREA 5- THE LAKES Existing Land Uses North Costa mesa specNic Plan This 27 -acre area contains two hotels (492 rooms), the mid-rise—low-rise Lakes apartment/ condominium complex (770 units), and The Lakes retail center (20,400 square feet). This area, located adjacent to the South Coast Plaza 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 - HID. The maximum density is 20 dwelling units per acre. Site-specific residential densities have been approved for the following sites within the Lakes area. e Californian at Town Center at 580 Anton Boulevard In 2007, General Plan Amendment (GP -0602) was approved, and it consisted of a site-specific density increase for the 2 -acre retail site to 125 units/acre. This equates to a maximum of 250 units on the site. Additionally, approximately 2,350 square feet of resident -serving commercial/retail uses that are integrated into the high-rise residential development are permitted provided that through the final master plan review process, the applicant can demonstrate the minimal traffic -generation characteristics of this type of retail use. Land Use Compatibilityllntegration The future redevelopment of the retail portion of this property to high-rise residential should consider the pedestrian traffic on Avenue of the Arts and Anton Boulevard, and maintain 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). 52 Updated ally 2000, July 20g;; lanuary 2007 SAN DIEGO F1vr LEGEND Lake Pedestrian Zone O Project Entry * Pedestrian Directional Signage —► Pedestrian Linkage ......•. Freeway Ramp Bikeway Future Collector Street Hole: The Mromatlon Or inamr l prapek krm V NknEeE b leer, I. ergr saIn1eMerm EG ieder,M a; Me 4.0 .w forarde ft uaea arawcuna, unlua w scedriM m aectlon 4.0 DevelognenlBbMUEa AREA 5 -THE LAKES Development Summary Tata[Area: 27Aores General Plan: High Density Residential Zoning: PDR -HD Maximum Intensity: see text Maximum Building Height: see text 0 N A Figure 15 N.Ah Coaa Meta fpe ffk plan Building Heights Mid -rise Residential apartments/condominiums: 90 feet above grade level (approximately 6 stories) Commercial Uses (hotels and retail): 110 feet above grade level (approximately 11 stories) High-rise Residential condominiums{2-acres): 280 feet above grade level (approximately 26 stories inclusive of roof -top terraces) Building heights shall be limited to 280 feet above grade level for high-rise residential buildings in the Lakes area. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of no hazard., or a similap fiRding iR an RdepeneleRtstudy,b uakfied-ovateconsaHanf-that- has -been -sertifie by-the-F-Af Open Space, Parks, and Recreation The lake shall remain as a permanent open space feature that benefits this entire area In conjunction with the development of the high-rise residential condominiums, private on- site outdoor recreational amenities shall be provided to serve the high-rise residents. These amenities may be located on the ground level, roof top, and/or on a podium. Amenities located above the ground level may be used to meet the minimum open space requirements of the Planned Development Residential zone. Parking For the high-rise residential units, the following parking rate range shall be appropriately applied to the residential development in conjunction with approval of any residential final master plan. Tenants: 1.5 to 2.0 parking spaces per unit Guests: 0.5 parking spaces per unit for the first 50 units and 0.25 parking spaces for each unit above 50. Furthermore in the final master plan for any high-rise residential development, consideration may be given to the feasibility of valet parking, tandem parking, and mechanical Hit parking devices in order to fully meet the residential parking demands. 54 Updated July 2000; July 2002: January 2007 N.Ah Cast. Meta fpe<itic plan Circulation The street network for this subarea is in place. The Master Plan of Bikeways indicates a bike lane on Avenue of the Arts and Sunflower Avenue. Figure 9 indicates one urban rail alignment altemative that follows Anton Boulevard. Nonconformity In the event of voluntary demolition of either of the existing hotel buildings, the property owner may be allowed to redevelop to square footage indicated below: ADDRESS EXISTING SQUARE FOOTAGE REDEVELOPMENT POTENTIAL FOR NON. RESIDENTIAL FOOTAGE (SQUARE FEEV 500 Anton Boulevard 176,300 60,000 3350 Avenue of the Arts 272,000 60,000 The open space/lake area shall also remain as open space. The Lakes Apartments/Condominium Complex: In terms of redeveloping the 770 apartments/condominiums 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. ' 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 2000; July 2002; January 2007 55 Nestle Coda Mesa SpeeNl• Plan • The maximum FAR may be increased to no greater than 2.12 FAR in direct • The 238 existing hotel rooms may be reduced to allow additional residential units, but any increase in the number of existing hotel rooms is prohibited. of 60.000 sg.ft. Updated July 2000; July 2002• January 2007 56 Development Maximum Maximum Allowable Maximum Allowable Option No. of Hotel Non -Residential FAR Number of High -Rise Rooms Residential Units O 'on 1 200 rooms 2.12 FAR 120 units • The maximum FAR may be increased to no greater than 2.12 FAR in direct • The 238 existing hotel rooms may be reduced to allow additional residential units, but any increase in the number of existing hotel rooms is prohibited. of 60.000 sg.ft. Updated July 2000; July 2002• January 2007 56 Nerlh Cwto Mea rpeeaic Plan Land Use Compatibilityllntegration 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 initial plan, the easterly 19.5 acres were sub -leased to Experian Information Solutions (Sub -Area 3). The office campus planned for this portion of the site has been 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 high-rise residential, 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 stand-alone development, an internal pedestrian connection is 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. Building Heights Building heights shall be limited to 180 to 306 feet above grade level, as shown in Table 6B. Buildings above 173 feet above grade level in height will require a Federal Aviation Agency (FAA) determination of no hazard., or Simi!.,`rt,diRg in ^^ '^a^^^^a^.„cSt idy-by a-qualified-pilVefe-cone_.__... _..__ ..-erHfied-by-theFAA- 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 above grade level within the street setback. Updated July a 2000; January 2007 60 North Cotta Mara Specific Pian 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 -1A.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 -1A3 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 -18.1 Permit adequate quantities and locations of commercial land to serve residential neighborhoods. LU-2AA 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 developments nonconformity, and the damage or destruction was in no way brought about by intentional acts of any owner of such use. LUAG.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 -1C.3 Prohibit construction of buildings which would present a hazard to air navigation as determined by the baeF,mrt fled by the FAA as tFue and mRPGt LU -1E.1 Building densitiestintensities 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 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 NL