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Home My WebLink About- - SAKIOKA Exhibit A - 11/15/2011EXHIBIT "A" GENERAL PLAN AMENDMENT GP -11-D2 4 Costa Mesa General Plan TABLE LU -1: LAND USE DESIGNATIONS (2011) Use Total DesignationLand Undeveloped ■ Developed (1999) Acres C ity Low -Density a8 Same as 2,143.4 1 8 2,145.2 26.6% Residential - Neighborhood Commercial Medium -Density `12 Same as 777'3 34.4 811.7 0 10.0/0 Residential" Neighborhood Commercial High -Density �20z Same as 824.1 42,0 866.1 10.7% Residentially" Neighborhood Commercial Commercial- 0.20/high Traffic Residential a1T4 0.30/Moderate Traffic 42.6 0.9 43.5 o 0.510 0.4011 -ow Traffic 0,151High Traffic Neighborhood 0.25/Moderate Traffic 42.4 25 44.9 0.6% Commercial" 0.35/Low Traffic 0.751Very Low Traffic 0.2011-ligh Traffic 601A General <20 0,301Moderate Traffic 20.8 62212 7.7% Commercial " - 0.40 Low Traffic 0.751Very Low Traffic X20 0.25/High Traffic <40 site- 0.35/Moderate Traffic Commercial specific 0.45 Low Traffic 29A 63.3 92.7 1.1 % Centers density for 0.75/Very Low Traffic 0.70 Site -Specific FAR for 1901Blvdwport 1901 Newport 1314 Regional <20 0.65210.89" 114.7 0.0 114.7 1.4% Commercial - <2A28 X100 Site- 0.50 Retai41.0 FAR for Sakioka Urban Center Specific 0.60 Offioe[ot 2 1342 26.2 160.4 2.0% Commercial Density for 0.79 Site -Specific FAR for south Coas? South Coast Metro Centers Metro Center 5 Cultural Arts Center Varies? 1.77" 49.0 5.0 54.0 0.7% 0.2011-ligh Traffic Industrial Park X20 0.30/Moderate Traffic 696.5 17.7 714.2 8.8°% - 0.4011 -ow Traffic 0.75Nery Low Traffic 0.151High Traffic Light Industry, 520 0.25/Moderate Traffic 375,5 6.6 382.3 4.7% 0.35/Low Traffic 0.75/Very Low Traffic Public) _ 0.25 1,281.3 0.5 1,281.8 15.9% Institutional Golf Course - X0.01 580.1 0.0 560.1 6.9% Fairgrounds - E0.10 146.4 0.0 146.4 1.8% Total 71822.0 218.0 8,044.0 100.% 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 Develo p mentprovisions- 7. See Cultural Arts Center text for additional discussion. r- LAND USE ELEMENT • PAGE LU -5 Costa Mesa General TABLE LU -4 COMMERCIAL BUILDING INTENSITY STANDARDS Land Use Designation Very Low Traffic Low Traffic FAR Moderate Traffic High Traffic FAR FAR FAR Commercial —Residential NA 0.40 0.30 0.20 Neighborhood Commercial a 0.75 0.35 0.25 0.15 General Commerciale 0.75 0.40 0.30 0.20 Commercial Centero' a 0.75 0.45 0.35 0.25 Regional Commercial a. a. a. a. Urban Center Commercial b. b. b. b. Cultural Arts Center C. C. C. C. Notes: a. 0.65210.89 FAR. Refer to Regional Commercial discussion. b. 1.0 FAR for Sakioka Lot 2-, Q_50 FAR f0'r Re ai 1. 0.00 FAR =or Ofke 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 overlay 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. 'r LAND USE ELEMENT • PAGE LU -29 Costa Mesa General Man 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 -AaePAeF 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 Lot 2. See Table LU - 7 and d+sGussion for the n r-^ Fe- GenteNorth Costa Mesa Speciftc 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 + LAND USE ELEMENT i'7 Costa Mesa General Pl n 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 * LAND USE ELEMENT C q. Costa Development - - Maximum Plan Plan Major DevelopmentAgreement wable Maximum ResidentialResidential Maximum Mesa . Budget..Applies . Plan Automobile Club of Southern 967,000 sq ft California* 0.56 FAR 0 1,196'* 1,576** No (3333 Fairview Road) Metro Pointe* 592,281 sq.ft. 0 729** 965** Yes (961 South Coast Drive only) 0.48 FAR South Coast Metro Residential Residential Residential Residential Yes CenterlExpedan* Option: Option: 484 Option: Option: high-rise (443-595. Anton Blvd.- odd 1,335,386 sq.ft. residential units 1,931'* 1,976W* 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 9Ranae of 20 d ulac to 28 1.0 FAR dufacre Sakioka Lot 2* depending on F099 AR ' type of housing (14850 Sunflower'Q 50 1,062" 1,4679" Yes rot,,, 325 Anton Blvd.) development- offiee PAR see NCMSP. A development agreement governs this-pFape4-that-spec4 ess ecifies a di 1 to include a maximum building square footage of 863,000 s care feet 0-50 retail FAR and 0.60 office FAR. and Pear 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 * LAND USE ELEMENT C q. Costa Mesa General Phin 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 Forth 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 unitslacre 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. Purs�4ag,'- to aA development agreement for the site specifies a —,44e - 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. Adopted in 2011 General Plan Amendment GP -11-02 and North Costa Mesa Specific Pian Amendment SP -11-01 allow flexible development otions on Sakioka Lot 2 without changing the trip budgets. Future development on Sakioka Lot 2 is sub ect to the trip budget limitation poolicable development standards of 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 dwelling units per acre if the entire site LAND USE ELEMENT • PAGE LU -39 Costa Mesa General^ is developed as an independent residential community including affordable housing See 'Affordable Housing I Density Bonus discussion of the Specific Plan). The trip budets shall not be exceeded for any planned development on Sakioka Lot 2. 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 E1R 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 • LAND USE ELEMENT %} fj EXHIBIT "B" NORTH COSTA MESA SPECIFIC PLAN AMENDMENT SP -11-01 LU 0 Q a mC7 d0 Ua U z M CL U 0 IxU _ ❑ N OL O ❑ (❑� V � d 4 d Z __ U a 2 2 LL m m m ' 12 _ U w _ V) 7 ro Q- ❑ m m Q1 E Hm m m .M _ N to ❑ in Q E w E 0 w W o ro '� � 3 ,2 at ❑ r 0[i Q e w, ULL O ❑J m 4--¢ V 70 [fig O LL V U N U m D U x mtEh U p o p_❑n C* m S1 U w '3�3' �33' _ O t 0 b 2, +'S. E b R O Cl) a E b s r ti0 M N M E LO «7 u7 N M E � �a'] M N M �[l M DC7 u'y � �- N C? V M1 't [A �A � CO D0 CD g r� � aG M w p d � �1 j- N M CD ^7 ti N p p Q O O Q O O Cp 0 4 0 6 [11 D O O u�FU .0 UJ no C] 6 0 a O C CQ N O m 71 O C O mY �N i O N ❑ g (L F a H m ar, c 3 3. L J Co ❑ �OU— 2 Cf1w m N mM pa m 41 �❑ q U) U Q 0 O O r3 ''' ? O D ❑� jU m 'C N O LYI, O. S/i 0 m c [S1 C m C N y Q c m C gl = +••• N Q ❑ m p 0 aate+ N w N N Y U « w O V y Q, N 41 N N "�•. Crpq ra7 N L oq 'N c m 0 tll `��j V7 o�r N m 'C7 CLC +� 7 J J 393 N Mp d Q N O j' G of `�' -' m N C6 _N C 3 N0 N m [6 [E CI C G C❑' w< m O N pv�j m G co 3 "p Vl j t� m L = G 3 M �Ul, C6 `f�j �G N -0 l4 Cn C C iG p C7 w 3 C Q — _ 0 N �'LD =U ,C pJp�I c3 m c 'tllcVC '- ❑ j m L m Gi U w U S a m❑❑ E 0 p Q@7 U E 7 -� E a a - 3a Ic cam'' E yU o QE -t,= U _ m W .@ m D CL L m 7 MC N ❑ j CL c3 C df w (� m 7. �+ t N C/gy N Pj {q m 7= N ❑, B to @ � U.. LD V OE i . c��C ❑ m T f 845 ince use 5 �88N U �w to 2 o JS o < E c W ❑ Cc y c m c U m @ d Z W p� 2 v o ❑ E c �a� �m 2-2d 12 DU S U I:$ au) s� [� Cosa Mesa AREA 8- SAKIOKA 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.-T-�e--ar 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. masterplans) on Sakioka Lot 2 maxim -_- ■_1pea,407- The trip budget for this site is 1,062 a.m. peak hour trips and 1,407 _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 develo ment. Nonresidential devel❑ ment is also subject to the trip budget limitation applicable development standards of the PDC zone and consistent with the General Plan. The maximum residential density (dwelling units per acre is a maximum of 28 dwelling units oer 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 1 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 promected trip generation for land uses proposed for Sakioka Lot 2 will be based on latest edition of Trip Generation Institute of Transportation Engineers, The methodolo will consider reasonable allowances for trip credits due to internal capture and ass -b trips - Internal ca ture credit refers to trips for various uses proposed within the parcel that can be accomplished without having to leave the facilIbL Updated July 2002 Cosf� Mesa North Costa Mesa Specific Plan For example, an office complex could have restaurants and other ancilla uses which may not generate new trips — rather serve tenants within the complex. Other examples include conference room and fitness facilities. Pass -by tris refers to tris that are already on roadway-adiacent to the development and use the facilities. Pass -by tri credits are limited to retail uses. The credits allowed for internal capture andpass-by tris 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 Compatibilitylintegration 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 resideat+aW&esmixed-use development including residential and nonresidential uses as com le .,ntary 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 develo meat intensity as set forth by the trip budgets. For a mixed-use development, the overall mix of uses including tris from dwelling units shall be counted together in determining compliance with the trip budgets. The trip budget shall not be exceeded. . ted getweep fhe-pew Updated July 2002 ko=a--N�Te—sa� 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. Updated July 2002 2-5, n-OINVS S 8V 3� �63hN�V � c § § ` _ ,0 � co § u LL \ -fU � J|d iu 0 §2/ $ 7« /y IS awe / �� \ 0. mkt co CD \ 0) ar � C � '� �■ ¢ + @\ 42 - c Q } fA \ � \ k§\� \ . § ~( t}E$ ( � W : \k {7{ ■ � u � � !\t J«2° 4ir oaa2 �W§ z IM LL LL a. IL A@\��_ 0-§ \«- W §�2 � ■ ]mo§ ( 0 \ �$cm -C� \f0LD � k § ` CL I ƒ E @K m O §f } Im #;& � � �E co CL k 2L0. « LU ' x ' R2§ 2 . � c ,0 � § u J -fU � J|d 0 §2/ $ IS awe E k\\ co CD 0) � C � '� �■ c } CL � W : {7{ ■ � u � � !\t �W§ z IM LL LL a. IL IL ❑ \«- W ■ ( \f0LD LU ƒ §f } #;& � � Costa Mesa North Costa Mesa Specific Plan Affordable Housing and Density Bonus If thi,,-the entire site is developed as an independent residential communit ,�n nrnic -t- '.e- with a rCac•iYdnnti sk nf,.V,nnne-Rtwith affordable housing, the maximum density shall be 20 dwelling units per acre involving a maximum number of 660 residential units shall be 660 (including any density bonuses, see Table 8).' Total building intensity for the entire site shall not exceed 863,000 square---feetthe maximum allowable development intensity as set forth by the trip budgets._—Res deRtial square #oetage shanl be Gounted towards the maximum alkwhab4e b-,Id,4,,, footage, The trip budget shall not he exGeeded Densjty�'y 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 (1 32 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 AFFORDABLE HOUSING CATEGORY' DENSITY BONUS DENSITY CRITERIA 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 2D% BASE DENSITY TO BE LOW INCOME' AFFORDABLE # OF AFFORDABLE UNITS 106 UNITS OPTION 3 REQUIRED PERCENT OF 10% LOW & 15% MODERATE SASE DENSITY TO BE LOW & MODERATE INCOME' AFFORDABLE ��#OF AFFORDABLE UNITS 132 UNFTS 2$% 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. *The maximum number of units (660) in an independent residential_ eommunity is based on 33 acres of land and 20 units per acre... Updated January 2007 -1� �-� Costa 1Vlesa Building Heights North Costa Mesa Specific Plan 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 42: J