HomeMy WebLinkAbout15-56 - Approve North Costa Mesa Specific Plan Amendment SP-15-01RESOLUTION NO. 15-56
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA, APPROVING NORTH COSTA MESA SPECIFIC PLAN AMENDMENT
SP -15-01
THE CITY COUNCIL OF THE CITY OF COSTA MESA MAKES THE FOLLOWING
FINDINGS WITH RESPECT TO THE ADOPTION OF THIS RESOLUTION:
WHEREAS, an application as filed by Justin McCusker, authorized agent for the
Segerstroms, for the following:
1) Specific Plan Amendment SP -15-01 for clarifying language and minor
updates to the North Costa Mesa Specific Plan for the Segerstrom Town
Center subarea at the southeast corner of Bristol and Sunflower.
No changes to the previously -approved entitlements and trip budgets are
proposed.
2) Second amendment to Development Agreement DA -00-02 (Segerstrom Town
Center):
• Extend the term of the development agreement (originally executed in 2001)
for additional 20 years until 2035.
• Include entitlements approved on January 16, 2007 by General Plan
Amendment (GP -06-02) in the Development Agreement. These
entitlements are described the in North Costa Mesa Specific Plan.
WHEREAS, a duly noticed public hearing was held by the Planning Commission
and City Council on September 28, 2015 and October 20, 2015, respectively to allow for
public comments on the proposed amendment to development agreement (DA -15-02)
and North Costa Mesa Specific Plan SP -15-01 with all persons having been given the
opportunity to be heard both for and against the proposed project;
Resolution No. 15-56 Page 1 of 4
Table 513- Statistical Summary of Unbuilt SCPTC Components as of 2008
- North Costa Mesa Specific Plan
'Map.
Unbullt EnfNlements
.`Slated for
New Construction
Mealmum
Key'.
Approved prior to
Demoition
Approved in 2008
Building:
2000-''
(so R.)
- 4GP-06-02)
Height
(above grade
leveq
Segerstrom Town Center Sub -Area 3
E.
Hotel -200 -key
2 theorem
200 -key hotel (22O,000 sq.
315 R. agl
(220,000 sq. R.)
(31,500 square
fl.) and a maximum of 50
3400 Bridal Street
feet)
high-rise residential units In
84,025 sq. R.
a mixed-use development
F.
Office
A. 338,525 sq. ff, office OR
315 0. OM
338,525 sq. H.
office building
B_ Maximum 233,170 sq.
3420 Bristol Street
ft. office and maximum 225
residential high-rise units
in a mixed-use
development.
Source: City of Costa Mesa May 2008, North Costa Mesa High Rise Residential Projects Program
Environmental Impact Repan (SCH# 2008011077.
WHEREAS, the project has been reviewed for compliance with the California
Environmental Quality Act (CEQA), the CEQA guidelines, and the City's environmental
procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general
rule) of the CEQA Guidelines, in that the City Council hereby finds that it can be seen with
certainty that there is no possibility that the passage of this ordinance amending the
Municipal Code will have a significant effect on the environment.
WHEREAS, the City Council hereby adopts Specific Plan Amendment SP -15-01
for clarifying language and minor updates to the North Costa Mesa Specific Plan for the
Segerstrom Town Center subarea at the southeast corner of Bristol and Sunflower, as
set forth in Exhibit 1.
Resolution No. 15-56 Page 3 of 4
PASSED AND AQJPTED this 20th day of October, 2015.
ATTEST:
Brenda Green, C' y Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
APPROVED AS TO FORM:
I, BRENDA GREEN, City Clerk and ex -officio of the City of Costa Mesa, DO
HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 15-56
and was duly passed and adopted by the City Council of the City of Costa Mesa at a
regular meeting held on the 20th day of October, 2015, by the following roll call vote, to
wit:
AYES:
COUNCIL MEMBERS:
Foley, Genis, Monahan, Righeimer, Mensinger
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 21St day of October, 2015.
Brenda Green, City Clerk
(SEAL)
Resolution No. 15-56 Page 4 of 4
EXHIBIT 1
NORTH COSTA MESA SPECIFIC PLAN
AMENDMENT
Costa Mesal North Costa Mesa Specific Plan
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 Segerstrom Center for the Arts. The approval of GP -00-02 resulted in a maximum non-
residential building intensity of 4,161,813 square feet.
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, the Unity 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 non-residential building square footage of 4,161,813. The non-residential trip
budget for this area is 5,180 a.m. peak hour trips and 6,632 p.m. peak hour trips. The FAR
for specific non-residential 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.
In 2007, General Plan Amendment (GP -06-02) was approved to allow 535 high-rise/high-
density residential units in specific locations in South Coast Plaza Town Center. Table 5A
indicates the maximum numberof units for each sub -area and the corresponding trip budget
associated with the residential uses. See following sub -areas discussion for additional
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
sub -area. Figures 14A & 14B illustratethe boundaries of the sub -areas.
To facilitate flexibility within a sub -area, building square footages may be transferred,
provided that the total building square footage, floor area ratio, and trip budget for the
affected sub -area are not exceeded as delineated in Table 5A. Transfers between any
of the sub -areas are not permitted.
45
Updated Feb 2001;j an 2007; Sept 2011, Oct 2015
Costa Mesa
North Costa Mesa Specific Plan
Table 5A- South Coast Plaza Town Center Sub -Area Statistics
North Costa Mesa Specific Plan
Maximum
Maximum Non-
Maximum
Maximum
Maximum
Allowable
Residential
Allowable
A.M. Peak
P.M. Peak
Non-
Building
Number of
Hour Trip
Hour Trip
Residential
Square
High -Rise
Budget
Budget
FAR
Footage
Residential
Units
Pacific Arts Plaza Sub -Area 1 (18.19 acres)
Option 1
1.4612
1,160,528 sq. ft.2
180
2,1113
2,150
Option 2
1.55'
1,227,978 sq. ft.
0
2,133
2,150
Segerstrom Center for the Arts Sub -Area 2 (11.21 acres)
1.675
815,285 sq. ft.
80
283
1,029
Segerstrom Town Center Sub -Area 3 (24.5 acres)
Option 1
1.882
2,015,195 sq. ft. 2
275
2,7293
3,453
Option 2
1.98
2,118,550 sq. ft.
0
2,764
3,453
TOTAL SOUTH COAST PLAZA TOWN CENTER
Option 1
1.702
3,991,008 sq. ft. 2
535
5,1233
6,632
Option 24
1.775
4,161,813 sq. ft.
80
5,180
6,632
1. Maximum floor area ratio calculation includes land dedicated or reserved for right-of-way
for the Avenue of the Arts off -ramp and associated flood control improvements.
2. This maximum FAR and building square footage may be increased to no more than the
Option 2 FAR and building square footage in direct relation to the decrease in the
maximum number of high-rise residential units.
3. This maximum peak hour trip budget may be increased to no more than the Option 2
peak hour trip budget in direct relation to the decrease in the maximum number of high-
rise residential units.
4. This alternative includes the 80 high-rise residential units associated with the museum
site in Segerstrom Center for the Arts Sub -Area 2.
5. This maximum FAR may not be increased if the 80 -unit residential component is not
constructed in conjunction with art museum/art academy in Sub -Area 2.
46
Updated Feb zoos; Jan 2007; Sept 2oii, Oct 2015
cmS _ North Costa Mesa Specific Plan
Pacific Arts Plaza Sub -Area 1: GP -06-02 amended the 2000 General Plan to allow
high-rise/high-density residential units in the Cultural Arts Center land use designation. In
this sub -area, 180 residential high-rise residential units may be constructed at the
southwest corner of Park Center Drive and Anton Boulevard in conjunction with the
demolition of the existing office building. This would result in a maximum non-residential
floor area ratio of 1.46 with a maximum number of 180 high-rise residential units on 1.3
acres that equals 138 units per acre (Option 1 shown in Table 5A). This maximum non-
residential FAR and building square footage may be increased to no more than the Option
2 non-residential FAR of 1.55 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 square footage for this sub -area is 1,227,978 square
feet with a corresponding FAR of 1.55; see Option 2 in Table 5A.
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 shown in Table 5A, 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
and Figure 14A & 14B.
Segerstrom Center for the Arts Sub -Area 2: GP -06-02 amended the 2000 General
Plan to allow high-rise/high-density residential units in the Cultural Arts Center land use
designation. In this sub -area, 80 residential high-rise residential units may be constructed
at the vacant southwest corner of Avenue of the Arts and the Pedestrian Plaza in
conjunction with the new art museum/academy building. For this sub -area, the maximum
allowable floor area ratio is 1.67 and the maximum allowable number of dwelling units is
80 units. Unlike, Sub -Areas 1 and 3, if the 80 -unit residential component is not constructed
in conjunction with the art museum/academy or fewer than 80 units are constructed, than
the maximum allowable non-residential floor area ratio for this sub -area will not increase
proportionately. The trip budget for this sub -area is 283 a.m. peak hour trips and 1,029
p.m. peak hour trips. Unbuilt entitlements for this sub -area are shown in Table 5B and
Figure 14A & 14B.
Segerstrom Town Center Sub -Area 3: GP -06-02 amended the 2000 General Plan to
allow high-rise/high-density residential units in the Cultural Arts Center land use
designation. In this sub -area on 3.3 acres, the following unbuilt entitlements have been
approved:
• 200 -key hotel (220,000 sq.ft.) and 50 residential units at 3400 Bristol Street.
• Office high rise building (336,525 square feet) at 3420 Bristol Street (OR) mixed-
use development of office uses (233,170 square feet) in addition to residential units
(225 units) at 3420 Bristol Street.
In order to be fully implemented, these entitlements require the demolition of the
47
Updated July 2000; July 2002; January 2007, September 2011
Costa Mesa
North Costa Mesa Specific Plan
former theater uses (31,500 square feet) which have been demolished and the
existing office uses of 84,025 square feet. This would result in a maximum non-
residential FAR of 1.88 with a maximum number of 275 high-rise residential units
(Option 1 in Table 5A) in this sub -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 in any
form, 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, AM Peak Hour trip
budget (2,764 trips), PM Peak Hour trip budget (3,453 trips). This is the Option 2
development scenario shown in Table 5A.
Table 5A/Option 2 describes the maximum buildout potential for the Segerstrom Town
Center for commercial development. The existing buildings may be demolished, and the
property may be redeveloped provided that the specified maximum allowable standards
for nonresidential development, as shown in Table 5A, are not exceeded. For example,
the single -story (with mezzanine) Park Tower annex building (32,316 square feet) on
Town Center Drive may be demolished, and new construction may occur within the
Segerstrom Town Center area as described in Table 5A.
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.
Table 56 and Figures 14A & 14B provide further detail and illustrations of the permitted
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.
Preliminary and Final Master Plan
Title 13 of the Costa Mesa Municipal Code sets forth the processing procedures for
preliminary and final master plans. Unbuilt entitlements and other proposed development
shall require approval of a final master plan by the Planning Commission, or other final
review authority as indicated in the Zoning Code. Proposed development may be
constructed in a variety of mixed-use or nonresidential development scenarios subject to
master plan approval and conformance with the North Costa Mesa Specific Plan.
Land Use Compatibility/Integration
The remaining 1.64 -acre parcel located adjacent to the Renee and Henry Segerstrom
Concert Hall on Avenue of the Arts is in a well-defined urban area. A 140,000 square -foot
48
Updated July 2000; July 2002; January 2007, September2011
COSta Mesa North Costa Mesa Specific Plan
museum and 80 high-rise residential units are approved forthis site. Segerstrom Hall, South
Coast Repertory, Samueli 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 & 14B. 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
no hazard.
Em
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SUNFLOWER AV E
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Costa Mesa
North Costa Mesa Specific Plan
Table 56- Statistical Summary of Unbuilt SCPTC Components as of 2006
North Costa Mesa Specific Plan
Map
Unbuilt Entitlements
Slated for
New Construction
Maximum
Key
Approved prior to
Demolition
Approved in 2006
Building
2006
(sq. ft.)
(GP -06-02)
Height
(above grade
level)
Pacific Arts Plaza Sub -Area 1
A.
400,000 sq. ft./18-
1 theater
400,000 sq. ft of office and
315 ft. agl
story office and
(19,200 sq. ft.)
associated parking
associated parking
and parking
structure
structure
structure
B.
None
67,450 sq. ft.
180 high-rise residential
315 ft. agl
office
units
Segerstrom Center for Arts Sub -Area 2
C.
Art Museum/Academy
None
Art Museum/Academy
315 ft. agl
140,000 sq. ft.
140,000 sq. ft.
and 80 high-rise residential
units in a mixed-use
development
D.
OCPAC Expansion
None
65,000 sq.ft.
315 ft. agl
(1,000 seats)
Segerstrom Town Center Sub -Area 3
E.
Hotel -200 -key
2 theaters
200 -key hotel (220,000 sq.
315 ft. agl
(220,000 sq. ft.)
(31,500 square
ft.) and a maximum of 50
3400 Bristol Street
feet)
high-rise residential units in
84,025 sq. ft.
a mixed-use development
F.
Office
A. 336,525 sq. ft. office OR
315 ft. agl
336,525 sq. ft.
office building
B. Maximum 233,170 sq.
3420 Bristol Street
ft. office and maximum 225
residential high- rise units
in a mixed-use
development.
Source: City of Costa Mesa May 2006, North Costa Mesa High Rise Residential Projects Program
Environmental Impact Report (SCH# 2006011077).
53
Updated July 2000; JUIy 2002; January 2007, September 2011
Costa Mesa
Circulation
North Costa Mesa Specific Plan
The street network for this sub -area 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 1-405 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 in Segerstrom Town Center and
Segerstrom Center for the Arts. Also, in conjunction with the Pacific Arts Plaza 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.
In conjunction with high-rise residential projects, private on-site recreational amenities shall
be provided to serve the high-rise residents. These amenities may be located on the ground
level, rooftop, and/or on a podium.
Theater and Arts District Plan
A Theater and Arts District (TAD) Plan was prepared in conjunction with the development
of Town Center. The TAD Plan details the strategy to foster and enhance a unified look
and feel for the area. Entry and monument signs, and other signs identifying the Theater
and Arts District prominently include the name of the City. The plan addresses public
access and parking fee restrictions for SCPTC parking structures for patrons of the
cultural arts facilities, and the financing mechanisms for public street amenities. The TAD
Plan is included as Appendix D.
Parking
Although the project area is composed of multiple ownerships, the parking demand
analysis for SCPTC has always considered the project as a single development.
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
54
Updated JUIy z000; JUIy zooz; January 2007, September 2011
Costa Mesa
North Costa Mesa Specific Plan
(50%) off the price for parking otherwise applicable to the general public. 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.
The parking rate shall take into consideration the shared parking arrangements that exist
in the South Coast Plaza Town Center.
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 lift parking devices in order to fully meet the residential parking demands.
55
Updated July 2000; July zooz; January 2007, September 2011