HomeMy WebLinkAbout06-31 - Adopting Sobeca Urban Plan SP-05-06 for Bristol St. Corridor AreaRESOLUTION NO. 06-31
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTING SOBECA
URBAN PLAN SP -05-06 FOR THE BRISTOL STREET
CORRIDOR AREA LOCATED SOUTH OF BAKER
STREET, EAST OF THE SR -73 FREEWAY, AND NORTH
OF THE INTERSECTION OF THE SR-73/SR-55
FREEWAYS
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS
FOLLOWS:
WHEREAS, the overall proposed project involves the following: (1) General Plan
Amendment GP -05-11A to establish a Mixed -Use Overlay District and related
provisions in the Land Use and Noise Elements; (2) Zoning Code Amendment CO -05-05
to establish zoning provisions and review procedures and identify appropriate
residential noise standards in a mixed-use overlay district; (3) Overlay Zone Petition R-
05 -06A to apply a mixed-use overlay zoning district on the Zoning Map to the specified
Urban Plan area; (4) SoBECA Urban Plan SP -05-06 to serve as regulating plan for
mixed-use development in the Bristol Street corridor area;
WHEREAS, the SoBECA Urban Plan is a regulating plan that sets forth
development standards and land use regulations relating to the nature and extent of
land uses and structures in compliance with the City's 2000 General Plan;
WHEREAS, the SoBECA Urban Plan establishes mixed-use development
provisions for the mixed-use overlay district located south of Baker Street, east of the
SR -73 Freeway, and north of the intersection of the SR-73/SR-55 Freeways;
WHEREAS, public hearings were held on February 13 and March 13, 2006 by
the Planning Commission and on April 4, 2006 by the Costa Mesa City Council, with all
persons having been given the opportunity to be heard both for and against the
proposed project;
WHEREAS, the environmental review for the project was processed in
accordance with the requirements of the California Environmental Quality Act (CEQA),
the State CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines, and
an Initial Study/Mitigated Negative Declaration (IS/MND) and mitigation monitoring
program were prepared;
WHEREAS, according to the IS/MND, which reflects the independent
judgment of the City of Costa Mesa, the proposed project could not have a
significant effect on the environment. Additionally, the evidence in the record as a
whole indicates that the project will not individually or cumulatively have an adverse
effect on wildlife resources or habitat;
WHEREAS, the Planning Commission recommended City Council approval of
the SoBECA Urban Plan by adopting Resolution PC -06-17;
WHEREAS, the Costa Mesa City Council adopted the SoBECA Initial
Study/Mitigated Negative Declaration and General Plan Amendment GP -05-11A by
separate resolution;
WHEREAS, the Costa Mesa City Council adopted Zoning Code Amendment CO -
05 -05 and Overlay Zone Petition R -05-06A by separate ordinances;
K,
WHEREAS, the Costa Mesa City Council deems it to be in the best interest of
the City that said SoBECA Urban Plan be adopted.
BE IT RESOLVED that the Costa Mesa City Council hereby adopts the
SoBECA Urban Plan as set forth in Exhibit "A," provided to the City Council by
separate cover.
BE IT FURTHER RESOLVED that the provisions of the SoBECA Urban Plan
will become effective upon the effective date of Zoning Code Amendment CO -05-05
and Overlay Zone Petition R -05-06A.
PASSED AND ADOPTED this 4th day of April 2006.
ATTEST:
City,plerk of the City of Costa Mesa
91
Al�-L'/ ,
Mayor, City of Costa Mesa
APPROVED AS TO FORM:
Ci y Attorney
STATE OF CALIFORNIA)
COUNTY OF ORANGE ) ss.
CITY OF COSTA MESA )
I, Julie Folcik, City Clerk and ex -officio Clerk of the City Council of the City
of Costa Mesa, hereby certify that the above and foregoing Resolution No. 06-31,
was duly and regularly passed and adopted by the said City Council at a regular
meeting thereof held on the 4th day of April, 2006, by the following roll call vote:
AYES: Mansoor, Bever, Dixon, Foley, Monahan.
NOES: None.
ABSENT: None.
IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal
of the City of Costa Mesa this 5th day of April, 2006.
City glerk and ex -officio Clerk of the City
Council of the City of Costa Mesa
rd
EXHIBIT "A"
SoBECA URBAN PLAN PROVIDED UNDER SEPARATE COVER
CULTURAL ARTS
Develapmeat Ser .Dept
LStyaFC MMesa
77 Fai Drive
Cas Ya Mesa,C 92628
(914) 7545245
COUN67L DAA!-;, MARCH 2006
HISTORICAL CONTEXT
On September 16, 2002, Council appointed the
Bristol Street Committee to conduct a land use
amlysis and recommendations for a mixed-use
urban plan area in the South Bristol Street
corridor,
For almost three years, the Bristol Street
Mixed -Use Overlay Committee has been wanking
on the following: (1) development standards for a
mixed-use zoning district and (2) matrix of
allowable uses. This information has been
incorporated into this South Bristol
Entertainment & Cultural Arts "SoBECA' Urban
Plan.
The SoRECA urban plan area covers a 39 -acre
located south of Baker Street, east of the 73
Freeway, and north of the inte wettua of the
SR -73 and SR -55 Freeways. Within the easterly
area are properties along Bristol Street and
Randolph Avenue. [Figures 1 and 21,
The SoRECA Urban Plan is designed to establish
the vision, development framework, and
historical/local context for the SoBECA district.
The Urban Plan implements General Plan
goals/objectives/policies for mixed-use
development by regulating allowable land uses and
development standards.
The objectives of the Si Urban Plan
include:
Identify development Pegulhans to realize
the vision of the Urban Plan. These
regulations address building design and site
development standards as well as public
streetscapes and urban design improvements
and amenities.
Regulate land uses recognizing the
development potential of the plan area and
need to sensitively integrate new development
with the surrounding areas, and therefore,
promote both resident and business
community confidence in the long term,
Encourage mixed-ux do vApmenf that
combines residential and nonresidential uses,
including office, retail, business services,
personal services, light industrial uses, public
spaces and uses, and other community
amenities to revitalize the area without
...ding the development capacity of the
General Plan transportation system.
DewJop a full army of land use ?ypes and
structures, including reuse of existing
structures, to create an active city life and
enhance business vitality.
Figure 2 Asrial ahato raph of SagE h Urban Plan area.
8RRE4A URBAN PLAN
Ensuro eanpathAvy of mursd-use
developments with existing and future
allowable development in abutting zoning
districts.
Target a diverse residential population
comprised of artists, designers, craftspeople,
professionals and small-business
entrepreneurs, to maintain business and living
space under common ownership.
COON= DA F7, A4AArd OCC6
The Bristol Street Mixed -Use Overlay Committee
is comprised of the following people:
Comm/ffee Members:
Sohn Bautista
Michael Boudreaux
Scott Clements
Walt Davenport
Peter Koetting
Skencen Sadeghi
Alternates:
Sam Clark
Ted Morse
Unisom::
Linda Dixon, City Council Member
Eleanor Egan, Planning Commissioner
Byron be Arakal, Parks & Recreation
Commissioner
Former Members/Lianewc
Chris Steel, City Council Member
Bill Perkins, Planning Commissioner
-Greg Butcher
Paul Laubet
Patrick McDonough
➢utroosw of OuerlavZeniim
Overlay zoning is a useful tool in promoting the
long-term goals of the S.BECA Urban Plan. By
giving a plan the weight of lava, an overlay zoning
district helps ensure successful implementation
of the plan's strategies. The mixed-use overlay
zone applies zoning provisions to the S.BECA
Urban Plan area. When activated by an approved
Master Plan, the underlying zoning district is
superseded by the zoning regulations of the
SoBECA Urban Plan, unless otherwise indicated.
The S.BECA Urban Plan does not propose any
Major intensification of land uses. The emphasis
is on improving the plan area by providing visual
enhancement and encouraging the development of
liva/work units or residential development within
the plan area. Thus, future traffic will be
supported by the General Plan roadway network.
The S.BECA Urban Plan implements General Plan
goals/objectives/policies far mixed-use
development and new residential development by
regulating allowable land uses and development
standards.
As described in the "Concept Plan" approved by
City Council in 2004 (Figure 4), the Committee
believed this ares provided the greatest
opportunity for a successful mixed-use
development for the fallowing reasons!
UNoae clxvweer of Artist Lofts The
character of artist lofts may create a viable
live/work community in an ares known for the
"anti -mall" concept (i.e. The LAB, The CAMP).
The LAB and 77ie CAMP as mi, axbars.
These existing commercial centers provide an
anchor for the urban plan area. Tenants
seeking alternative locations to traditional
strip malls may enjoy unique living
arrangements in a mixed-use development.
Centra/ Location. This area is centrally
located in Costa Mes. and accessible by the
I -005 -Freeway and SR -73 Freeway.
Architmfvre mrd Design Existing
architecture and scale of industrial buildings
may provide opportunities for innovative
building design or redevelopment.
Smaller Sca/e Praiect Area comaared to
Larger Corridar Arm. Since the area is a
SORECA URBAN PLAN
smaller component of the original Bristol
Street Corridor area, it may be more
practical to define mixed-use development
standards/ragulntions that may be applied to
other areas in Cast. Mesa.
Figure 3: Sox of the BristolSbeetMixed-Use Orer/ay Gmminee members
Figure 4. Mired -Use ConrepYP/anprcvious/y
preparedby Commitee
PAGE
COUAC L DRAFT, MARC, 200E
On February 13 end March 13, 2006, Planning
Commission (Figure 4A) canduded public
hearings an the SoBECA Urban Plan, The
Plannina Commission Unanimously recommended
approwl of the plan.
The Planning Commission considered that the
SOBECA Urban Plan would establish the zonina
mechanism to allow mixed-use development:
however, the tri ate sector and market forces
will sianifmrtly determine development
activity in the SoBECA Urban Plan area. Since
the abn area is not a redevelopment oro iect
area, new development will be influenced by
private market forms. the Plan does not
ioval. eminent domain.
The Plarnion Commisslon also considered that
mixed-use development Promote will likely
Plan aeprov l and Dr. mot-mecific
enw.nmental analysis would be reavired,
On Noted to be determinedl. City Council
Figure 491 adapted the SoBECA Urban Plan to
enco_gL a revitalization of the clan area
Ca nimissianwIho�ce Omdtch
COMMISSION , yvean,
So®ECA URBAN PLAN
CITY COUNCIL,,,m
COIItIC1I nember GrnwNgnnLnn
PAGE3
COUAI= DRA MARCH 2005
The SoBECA district is characterized by
commercial and industrial land uses. The urban
plan area is composed of the following General
Plan land use designations:
General Commercial
Light Industrial
Existing land uses in the SoBECA mixed-use
district are generally commercial and industrial
uses. The urban plan area is composed of the
following zoning classifimtions:
CL- Commercial Limited
Cl - Loml Business District
C2 - General Cammercial
MG - General Industrial
Zoning and General Plan maps of the plan arm are
shown in Figures b and 7.
Some of the major commercial uses in the
SoBECA plan arm are commercial centers, food
establishments, offices, automobile service; and
industrial uses. A wide range of existing
businesses in the SOBECA district are shown in
Figure 5.
SeRS: Co0ectien ofsife phafosafbasiresresin the
SeBKA Urbonphn Oreo.
SOBEBA URBAN PLAN
PAGE
COUAI k DRAFT, MARCH 2006
SO®ECA URBAN PLAN
F,,re 6: Zaai9Disiricis. UM P/ area.
Frgare➢6ex MhP duignatioro in the U,b.,Rha area.
PAGE
Zoning
--
General Plus Designations
j
07
0
/7/A..,v
F,,re 6: Zaai9Disiricis. UM P/ area.
Frgare➢6ex MhP duignatioro in the U,b.,Rha area.
PAGE
eCVN,24 DRAFT, MARCH 2006
It is the express intent of the 5.RECA Urban
Plan to allow existing industrial and commercial
businesses to continue to operate and expand
consistent with existing General Plan and zoning
requirements. Opportunities for mixed-use
development (including live/work development) in
the 5o13ECA Urban Plan area involve properties
that may be redeveloped, rehabilitated, or
adaptively re -used.
The land use regulations for allowable
development may only be activated through an
approved Master Plan. These specific
development regulations supersede those of the
underlying zoning district (e.g. commercial and
industrial), unless otherwise indicated.
Mixed-use development p,aposed in the SOBECA
Urban Plan area requires approval of a Master
Plan pursuant to Title 13, Chapter II, Planning
Applications, of the Costa Mesa Municipal Code.
In accordance with City procedures, the Planning
Commission reviews and considers Master Plane.
Refer to Section 13-28(g), Master Plan, of the
Zoning Code regarding the review process for
preliminary Master Plans and amendments to the
Master Plan.
A deviation from the SaBECA district's
development standards (as shown in Table A of
the SoBECA Urban Plan) may be approved through
the Master Plan process provided that specific
findings are made pursuant to the Zoning Codi
Figure 8. Fowahari/tf.'Aaa ofmos P/ opproa/
proress for mixed-use deve/pment.
Master Plan for Mixed -Use Overlay Project
S®®6CA URBAN PLAN
Tlmeline•
About 4 months
Week 1
Week 4
Week 5-0
Week 9-11
Week 12-13
If denied, six months before
similar application can be
rubmated
W,ek 14
PAGE 6
COUNCIL DRAFT, MARCH 2006
LWWark Loft or UmlWark Unit. A mixed-use
development composed of commercially- or
industrially -oriented joint work and living
quarters in the same building, where typically the
primary use is a place of work and where there
are separately-desvgnoted resinkerid and work
areas. A live/work unit consists of the fallowing:
(a) living/sleeping area, kitchen, and sanitary
facilities in conformance with the Uniform
Building Code and (b) adequate work space
accessible from the living area, reserved far, and
regularly used by the reeident(s).
Mosier P/an. The overall development plan far a
parcal or parcels which is depicted in both a
written and graphic format.
Miazd-use dewlWn ent - Horizontal. A type of
mixed-use development where nonresidential and
residential uses are located adjacent to ane
another an the same or adjoining lots of the some
development site and are typically sited in
separate buildings.
Mixed-use development - Vertical. A type of
mixed-use development where nonresidential and
residential uses are located in the some building
and where the dwelling units are typically located
on the upper levels and the nonresidential uses an
the lower levels.
Mixed-use overlay zaMIV d,'IIH i. A zoning
district superimposed over a base zoning district
which modifies the regulations of the base zoning
district to allow mixed-use development. The
provisions of the mixed-use overlay district shall
be distinct from and supersede, in some
instances, the zoning regulations of the base
zoning district when activated through an
approved Master Plan.
Nanrzsidenfia/ component. Areas of the mixed-
use development including, but not limited to,
mmonercid/industrial buildings, work spaces,
storage areas, public spaces, and parking areas
primarily or exclusively used by the tenants of
the businesses.
Over/ay Zane - Zonirg district that applies
another set of zoning provisions to a specified
area within or existing zaning district. The
overlay zone supersedes the zoning regulations of
the bele zoning district, unless otherwise
indicated.
Residential camponent. Areas of the
mixed to, buildings, habitable spaces, common
spaces, recreefwal facilities, and panting areas
primarily or exclusively used by the residents of
the dwelling units.
Urban Plan. An implementation document
adopted by the City Council that sets forth
development standards and land use regulations
relating to the nature and extent of land uses and
structures in compliance with the City's General
Plan. An Urban Plan is designed to establish the
vision, development framework, and
historiml/local context for a specified wea.
SoBECA URBAN PLAN
F-iyure9: Phatasofmixed-usedsvelapmmtprajac m
aanga Coanfycltles
PAGE
COUMM DRAFT. AMRCH 2008
"Illustrative Perspectives" are examples of
different mixed-use developments. These
renderings are for illustrative purposes an and
are not intended to represent a preferred or
recommended design.
These illustretives provide an example of
development that could theoretically be built, in
conformance with the General Pan and the
developmear standards/zoning regulations of the
Zoning Cade and SoBECA Urban Plan
LZVe- WORK VM75
The live/work concept of mixed-use zonirg has its
roots in two ideas, which are applicable to the
SOBECA area.
The first woe the creation of a "Main Street"
shop from- by an at -grade townhouse with the
first floor designed for commercial purposes. In
the shop from-, separation between work and
living is usually the first floor ceiling.
The second idea was the conversion of industrial
uses im-o artist lofts. This may include
construction of townhouse projects and
courtyard lofts in industrial areas. Loft units
usually have no physical separation between work
and living areas.
The Bristol Street Mixed -Use Committee
explored the °lke/worW concept in great detail.
This type of space is what mast people imagine
when they picture a typical "artist loft". The
live/work concept meets the needs of those who
feel that the proximity afforded by live/work is
important, but who would nevertheless like some
separation between living and working spaces.
This separation can be met by locating residential
uses above commercial/Industrial uses, or in on
entirely separate building located on the some
property.
In a live/work unit, the living portion is typically
located in the upper floors. The work space is
separated by a wall (sometimes glazed or fire
rated) or a floor. This separation minimizes
expasure to hazardous materials or high -impact
work activity.
LIVE/WORK ILLUSTRATIVE
The following livelwork developmem- may be
representative of livelwork projects constructed
in the plan area.
Project Site:
Project Type:
No.of Stories:
No. of Units:
Unit Size
Parking:
FAR:
a acre
live/work loft
3 stories
10 liv./werk lofts
575 sq.ft. Work Space
1,426 sq.ft. Living Space
2,000 sq.ft
30 parking spaces
(Each unit has single -car
garage)
1.0 FAR
S@BEQA URBAN PLAN
Figur IO:I//ustrative exampleof/ive/arark uniMwBA working spaces and living areas
contained whin cling/e unit.
PACES
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L a s J
MORSE• ROOOOEM EECRITICTS
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mnwmlmrxuuwvoun r�mmwvex rcolmwseaoun ersonemrvmaamoaruw.
PAGE 8A
L[IVE/IWORK
1011SE • 00000 EOOC 00 CH HC16
mrvvcns w+u�u vwmfr`umi wumavmnu¢nasouuu Baan[mnnsnunovurvorwuEaouevumumuwtwx
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PArF AR
PUBLIC STREET
Z B8
ALLUSTRA
PROJECT SITE: 1/2 ACRE SITE
PROJECT TYPE: 2,000SQ. FT. LIVE/ WORK LOFT
NO. OF STORIES: 3 STORIES
NO. OF UNITS: 10 LIVE/ WORK LOFTS
574 SQ. FT. WORK SPACE (GROUND FLOOR)
1426 SQ. FT.LIVING SPACE (UPPER FLOORS)
PARKING: 30 PARKING SPACES
(EACH UNIT HAS SINGLE CAR GARAGE)
FAR: 1.0 FAR
RESIDENTIAL SPACE
CIRCULATION SPACE
PARKING CIRCULATION SPACE
PARKING SPACE
LANDSCAPE
MAINTENANCE SPACE
L � v 1,
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COUVM DRAFT, MARCH2006
VERTICAL MIXED -VSE DEVELOiMEMT
Vertical mixed-use development involves
nonresidential and residential uses located in the
same building, where the obselling Units We
typically located an the upper levels and the
nonresidential uses on the lower levels.
VERTICAL MIXED-USE ILLUSTRATIVE
The fallowing live/work development is a
representation of a project that may be
constructed in the plan ares.
Project Site:
I acre
Project Type:
Commercial Building
No. of Stories:
& Twa-Bedroom
Parking:
Residential Units
No. of Stories:
3 stories total
Commercial ComooneM
Building Si.:
6,777 sq.ft.
No. of Stories:
one story
Parking:
27 commercial
No. of Units:
Parking spaces
Parking:
(4 spoces/1.000ef)
Residential CompareM
Unit size:
1,200 sq.ft.
T.. -bedroom units
No. of stories:
2 staries
No. of Units:
37 dwelling units
Parking:
93 parking spaces
(Each unit has an enclosed
garage)
FAR: 1.17 FAR
SeDECW URBAN PLAN
Figme ZZ: I/lust Live example ofa rerMm/mixed-use deve/opmentwiffi rnmmercia/upon theground
f(eor and fxro-bedroom units on Ne upGr+'f/oars A//porkir9providedan the ground/evL
PACE 9
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COUNCIL DRAFT, MARC 2006
NOP=ONTAL AXED -USE DEVELOPA4ENT
Horizontal mixed-use development involves a
nonresidential and residential uses located
adjacent to one another on the same or adjoining
lots of the same development site and are
tpically sited in separate buildings.
VERTICALM XED-USF IU-USTRATIVE
The following live/work development is a
representation of a projeC that may be
constructed in the plan area.
Project Site:
2 amen
Project Type:
Commercial Building
& Three -Bedroom
No. of Stories:
Residential Units
No. of Stories:
3 stories total
Commercial Component
Building Size: 4,620 sq.ft.
No. of Stories: ane story
Parking: 18 spaces required
34 spaces provided
(4 spaces/I,000,f)
Residential Coma...rt
Unit Sime:
2,528 sq.ft.
Three-bedroom units
No. of Stories:
3 smries
No. of Units:
20 dwelling units
Parking:
60 parking spaces
(Each unit has an enclosed
garage)
FAR: 0.64 FAR
Figure l2:I//usiratireexampb by thrizoa{dmomreidntialament witlrai ding
rommercia/bui/diig surroundedby three-bedroom residentia/(mitr.
SoBECB URBAN PLAN
PAGE 10
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ained in the SoBECA Urban Plan, unless otherwise noted (Table A, Development Standards),
The land use regulations for allowable live/work and residential development are activated by a Master Plan. The development regulations of the base zoning district
ta21'd�[iiL'3d\iRllaiP sletp{g�� shall be superseded by those cont
TABLEA-So➢CCAUIIBAN PLAN
DEVELOPMENTSTANDARDS
DEVELOPMENT STANOAkb
Deviations firm development Psndards may begtancedmmugn me muter plan
Code requitemm6.
approval pmcerawith mnsidovion m exisdvg development mnfiguwuwn,
mmpffibliryofad.con inelusmn ofped6man onmmd yin,.&&, hadwian
20feetalong BrisNl Sheat
sfam�itieaman, metvwratide.
Maximum Fina Ae®Rnto krmixed-use
Side
developmmtprojecaneNdin,maidemial
• Abacingapublwanot
uses)
• Commadal Hass Zoning Disnim
LO FAR
Industrial HaseZcon,Dishiet
10 FAR
Mosecon Fl—Am Ratio(
Rear
romeddmdal mnNanmt ofdevelopmmt
• AbnNng aPa6licstree[
• Commercul Hale Zoning Dishier
O.IS FAA
• IndasNal Bsee Zoning Drone[
L175FAR
Overall Maximum Building Height for
• Allcolo"oeazpreper,lms,
M¢ed-UsePmjeG
Idgmenebnwemmainbulim,
Minimum 10 foot creature between roam bnikh,f on Lou same site.
4rtmies/60fat
Minimum 6 feat distance between accessory stmeanes and main buildings.
oicaBgstoomlmnces incei-ansedoesimpmemprojear shallmtbe coosidved.
Mac HuilNng Heigh[fm
sorry.
Nonresidents] Commencer,
wih he msser, d- "m -L
(2) Parking class shall be apuifically designated for nonresidential andresidrntial uses by me use ofporma,, pavement madiegs,
2armear40fel
• Msa Building Hogfitfix
dhad
count, suru m writing behistl
al adermeuzeofsPPuam bur
Isoconsider,£erne
Rearranged Component
(3) Parking gtructuns shall be saemed from view at sheet level and include annitealuml detailing, artwork, landsmp,err
mals visual feermes to enhance Ne ineut'fend, Screening of parade, structure levels shove street Pride is ancounaged
4 sond60 feet
(WRs, an brushed in Section 13-6 afroa Zoning Code, without ewerior auras and
lens, onlyclnamry windows will not be regarded as a son,
Attia
Ames shall .be nested or eooletl, nor main any clechiml mallets or —bk
wiado n. AtlicsaWvememaximnm mm�baofs[ones sM1all hemivRgrel part ofine
budding mo0me and not appw as an announced sorry on any bmldmg elevauon
W mdon in , she space above me maumum number of genua shall be methanol
aMbmnetlbatlormerowle
Maximum let cweage
90°h
Minimum Open Spam
Develnpmmt Lo[
10% (Base minima satetiv aoofam me overall
develmo mtlaterea Thisminimuml0% oo Parretti be in addition ton
raam al nam moreconserd oadwerms —in)
Rcidmdal Opine Space
Minimum 200 m8 oa abortion unit ofresidermal mmoonm[
orman nce—1 creno ouO ml'vchvorkmi nl
Residential opm space may be my combfiamoo of genote and common once span
arms. Commonopm VwamaybedisMbntetlmmagbmnmere dmdalmm meat
nfinemixetl�se developmmtandneetl wtbeinasinglelarge gree. Corns—pm
spaceareumeybesalvsfietlbycommon mo(gardms, common reveetionaVleisure
c
"rettiaoalinaili wcmUbepv idedgrook ftd;antl it,bow
'recPnwRopm gaze they 6epmvidetl fornch dwtllmguni[abave Ne firs[
0�n. .. m.. me.�f. nnvate nano nrualmnv.
SoCECA ,URBAN PLAN
TABLE A-SoBECA URBAN PLAN
DEVELOPMENT STANDARDS
SETBACKS FOR MAIN BUILDINGS AND ACCESSORY BUII.DINGS
Minimum disNnms giver, unless otnmvisem[ed Allwtbau4 f�o mdevelopmmtlot=measurtdfrom Wevlbmnte
pmpenylinwhowmo cMu=PlmofHighnays. larrearedshe and morAlM.damaybercouhed prossumbe Uniform Btdldmg
Code requitemm6.
Front
Admum,publicoueet
20feetalong BrisNl Sheat
IO feet along Bal¢r5tree[, CenNryPlac^,Rentlolph Avenue, 5ain[Clair Sheet
Side
• Abacingapublwanot
20 fat alongHr¢ml Sheet
10 fe[ along Baker So-eeS Century PLce,Randolpn Avenue, Saint Clav Street
• Abattimmaden6elcone
20feel
• AlImle—do,roan ylmn
0feet
Rear
• AbnNng aPa6licstree[
20 fm[Far 8dsml Sveet
IOfeet 1c,lgleastreq CmNry,Randolph, Solaro&
e Alamingrxidmtialaone
20 L.
• Allcolo"oeazpreper,lms,
Oke[
Idgmenebnwemmainbulim,
Minimum 10 foot creature between roam bnikh,f on Lou same site.
Distance between acassoty Auemres.
Minimum 6 feat distance between accessory stmeanes and main buildings.
PARKING _
(I) Este as parking is coq uW my on she err on cola, let within a disease treated acepb3le by Pan Planning Comm ssion. A'
reduldrom in the vehicle parking requhemoug sholl'be determined'u refined in "City of Coda Ives, Proved fin,fNaromisin,'
Snared Pinking Raluir-.meNs."The perking 1uNon for me mixoduse develdpmcnt project and may be addressed in caryeturn
wih he msser, d- "m -L
(2) Parking class shall be apuifically designated for nonresidential andresidrntial uses by me use ofporma,, pavement madiegs,
and Physical separefidu: Thepatking arca design may indutle the use of alNma[ive Parking techmqua such hs meananiutl slaLked
y tem t fy pans, g reg ts, 1 gy m PI si Cnt Paring, tl. gra
dhad
count, suru m writing behistl
al adermeuzeofsPPuam bur
Isoconsider,£erne
masseusaad halleotadagnamdl
Mephctdrmmmhamnotwart
tnoppcm mmovmgaas.Paddng:maatura anon be mnhirmmalq integrated with meproiatdaie . -
(3) Parking gtructuns shall be saemed from view at sheet level and include annitealuml detailing, artwork, landsmp,err
mals visual feermes to enhance Ne ineut'fend, Screening of parade, structure levels shove street Pride is ancounaged
uunughmeuseoftines or sormscNml screen in, deNil Nat is saWadblewih[he project
PAGE 11
LOVNM DRAFT, MARLH 2CIX
Nonresidenfin Commonest
Commndal m Industrial Uses 1. Patldng requnemenls forwmmarial or intlustlisl LsessM1all wmplywi@off-
slreetparkingmglnr tui rnmmsidmn ius mNebvsemningdishiot
Sa Table 13-M Nomesidendal Paddng Standards intoe Zoning Code.
livWVod:Units 2parkingmlvinmrnls fnrlivNvohwi[s shollbeapplidis Collows:
Revdmda Compwen[
Liv .IkUml
Tom.,pooki,
GoufPurking Space
Snuert
S' acb
1.5 space
To 1,000ryA,
1.05pace
155pace
.5guest
pedant
Pmmit
To 2,000 sun.
1.5spam
IA space
Freesbndwg Sign along Bristol
perunit
moodul
To3000 qoL
2.Ospacu
1.5 space
Panni[
usermin
asio ,' 00ag4
21 spercS
I.S space
I sdinind ansyb ppl blep--tlA Unions, Budding Code mniremme,
pcnnit
peropi[
().Ae.'¢nNTman[Pmkine. No len Wan wecovco d Rnwtasaptedparkug
apaapmvidmtbr®shush
Qi). The application of Ness parking requhemeWs unsay in"pennited" m¢ in
EveeNorkeniR MycondMmsHypermitMuttem ybembjeUWaddinonal
merkngre9unements depending on theproposetl business ectividea
L PmldngA umenten6 for dwellingumd in, mixed- use deveWPmm, shau be
applied as follows:
Durouivg Unit Tenant Pnrking Gues'p rking
Sp,eelmp
Smdiel.fl Bachelor
1.0 space
Snuert
1Bedroom
1.5 space
.5'-
2Dddm s
10'.
.5guest
3 Bedrooms
2.5 spam
S'es,
n. AvienMT Parkine. A minimum cf50 pxcentoftheental camber of
,ri .Pam remind for the dweMng units A.11 be covered, win w less Inas
I coverm avibund paddng ossa bem9poevided for®ch dwelling unit
SNECA URBAN PLAN
PAGE 12
TABLE A- SOBECA URBAN PLAN
DEVELOPMENT STANDA13D5
SIGNAGE
A Planned Signing Peogam is required.
Total Aga ofall freestanding signs may not sxceed 50% of used allowed sign area perareet
5smin't pursuant W Ed Gi,Ys Si, ONinan
Boil&ngwull Sign
Will steps shudl not —ed one sgme, fro, of sign area Lou cncb linear t -t of
budding hnnhge or Portion thereof.
Freestanding Sign
Mviomm] fce[ in height hishemsg Ne base
Freesbndwg Sign along Bristol
Sheet and Maximum 2, kel in height imlm.g the one,
Haar Stmt
Tocol arca of WI 5eutavdiag signs nay net —Sid 50% of used aWwed sign
ea pa strct fronisge pursusn,. lie Ciry's S ign OrtlNsnec
POOLS AND SPAS
Abs—s mmol pools and spas shall cal be loafed in on regoiad ft. seW ink 6om . publin son, and ire smEc, m amr and side yard
oNSAks fin nim strucNres Add[
I sdinind ansyb ppl blep--tlA Unions, Budding Code mniremme,
PROTLCTTONS (Mv. In d ptA fprajudY6- g J
Rwfor Saves Ovxhsng Avmmg
2Net 6mcha,nto requued side subsock or building oparmonare.
5 fret into regoiad front or rear seWack
Opm, moduol0sed s[ai,ways.
2E-.elfin•.chesi moiciumedsiliss ren
Chions.,
2fctt ebe- ammo -banding begun
Fireplaces
2 flinlornquimi seWack or budding separation ares
ADDITIONAL DEVELOPMENT
STANDARDS
Commoaln,ndit Developments
Required Exception: Small la; singlzGmily Assume common -intron developments me not
peemitled.
Window Placement
Windowplaamwt should into me ascot sion unding lead uses. Clerertary windows should
be used is areas wh— there are privacy err view A nd—
BuildingMa[enas
A variety of budding maWials shall be ircorymated into tM design of We ea4tlar elevations.
Meclurmolventi
All units shall be mechanically vwhla4d.
ResitlmEa Noise Levels
L Aesidenla iotenornaise levdsmus[be metfrrinlenor r-sidmdal living.paces Residwtial
exsim noise levels mns[be mel on al onva od0, ,pli.., deck, and besowes.
However, nesidmtial ctediormise levels do m, need to be subudd oa mof-to, d,,W, emca
in comm a Nomareas.
2 Nouesmdymgahedednpmjm,appliestionndommentomitenoiselevelsf m
yaa mm, land asa.
Onsite Pnvam Recreadoual
provision of0mite private rionemona fem'Iides dust me dccip,d for We wficipated
Facilities
demographic profile of We neidundal development
Guage
Guages me Admralm be used hrvchie.stooge.
Notice
In mrynelon with the sale of, u id adequutznotice shall begivevofthe etlsting
su,m alms, industrial land user and ding operetional chmaRerisles such u Mors of0paadon,
de4very schedules, ouMoor sc vides, noisq and odorgenemLon.
PAGE 12
COUNCIL DRAFT, MA&W 0006
Den/aament
The flaar-area-ratio and vehicle trip generation
work in concert to ensure that new live/work
developments, as measured by average daily trip
generation, do not exceed the capacity of the
circulation system.
Maximum Allowable lnterssity/Floor-Area-Ratio)
Intensity in mixed-use development is measured
by floor-areu-ratios, which determine the
maximum amount of mixed-use development that
is allowed on a lot or parcel. Intensity is,
therefore not exclusively measured by the
number of dwelling units per acre of land.
Far mixed-use development (including live/work
units), Day increase from the maximum 1.0 FAR
(up to a maximum of 1.25 FAR) may be approved if
appropriate findings = be made related to
excellence in design, site planning, integration of
uses and structures and protection of the
integrity of the neighborhood. These findings
are described in Article X, 5ection XX of the
Costa Mesa Municipal Code.
Table B provides maximum FARs for mixed-use
development in the plan area. figure 13 is a
prototypical illustration of structures sited along
the 10 -foot "build -to -line.°
Table S
FARs for Mixed -Use Development
Development
standard
Commercial
Bas¢ Zoning
DlstricP
Industrial
Base
Zoning
District
Maximum Fla.,
1.0 FAR
1.0 FAR
area -ratio for
mixed-use
development
project
Minimum Floor-
0.15 FAR
0.175 FAR
area -ratio for
nonresidential
component of
development
BUILD -TO -LINE
5gure 13: Dmwing gfst..taesinamixed--use
dere/agmen,. with the build,, sited a long the
minimum I6Awt'hxold-ta-iixw' L.ffan ofparklagM
the rear ofths property and ronshOaxtehNwq ofbdifts
enhancec&rcwh ondpedestianeiperienceinmixed-
useAevsiapmeni..
Vahicle TIM 6enenatian
Intensity refers to the magnitude of vehicle
traffic activity generated by the mixed-use
development. Successful mixed-use development
requires a critical balance of building area
(density) and vehicle til ffic (intensity). The
Urban Plan intends to stimulate live/work and
residential development that both provide for the
critical mass without exceeding the development
capacity of the General Plan transpertatian
system.
It is anticipated that as mixed-use projects
develop over time in the plan area, overall vaJilcle
trip generation will decrease when compared to
more traditionally zoned and developed
properties in Costa Mesa
General Plan Conformance
The Urban Plan is consistent with the following
2000 General Plan circulation policies:
LIR-IA.B Encourage the integration of
compatible 1"d. and
housing into major
develapmentprajects to
reduce Vah"le use.
CIR-IA.9 Encourage Generalplan laird
uses whichgenenvte high
traffic w/umes to be located
near major fransporthan
corridors andpubbc trans#
facif#iss to minimize Vehicle
use, cangestiao, anddelay.
QR -1416 Maintain ba/once between land
use andctea/ation systems by
phasig new development to
levels that xm be
ccommadate byraad3voys
existing arplanned to a !i &
the fine ofcompAfw, afeach
phase afdevelopment.
S®BECG URBAN PLAN
A,, iect Traffic Abaim, 8 Annual Traffic
Monitoring
In conjunction with each Master Plan submittal,
Transpartatlon Services staff will analyze the
following: (a) the proposed development projects
anticipated traffic/circulation impacts on the
surrounding circulation system; (b) the projects
consistency with the City's traffic model for the
affected traffic analysis zone (TAZ), (c) trip
generation characteristics of other land uses in
the TAZ, and (d) any appropriate mitigation
measures for significant traffic impacts that are
identified. If needed, Transportation 5ervices
staff may require the applicant to provide a
supplemental traffic analysis.
Additionally, through the City's annual
Development Phasing and Performance Monitoring
Program, Transportation 5ervices staff will
monitor traffic conditions of the affected
traffic analysis zones far the plan area to enswe
that traffic generation assumptions are correct
and that the circulation system is operating
consistent with adapted Mester Plan of Highways
and General Plan goals and policies.
Furthermore a new section will be added to the
Development Phoning and Performance Monitoring
Praaram that soecifieclly addresses mixed-use
development in the Mixed -Use Overlav District.
Some areas that may be examined would relate to
lord use and architectural compatibility issues,.
sufficiency of parkins s=Div. and compliance with
conditions of aovroval
PAGE 13
COUNCIL DRAFT, MARCH 2006
A variety of small-scale services are encouraged
With limited larger offices and commercial uses
being permitted in ground -level units. No
commercial uses shall be designed or operated so
os to expose residents to offensive odors, dust,
electrical interference, and/ or vibration.
The land use matrix shown in Table C Provides a
list of permitted and conditionally permitted load
uses in mixed-use development, including
live/work units. Similar to the .Is of a land use
matrix in Planned Development Commercial (PbC)
and Planned peveloom mt Industrial (PmI) zoning
districts. the Urban Plan land use matrix provides
a distinct listing of allowable uses that is
customized for mixed-use development oro iects.
Far example, uses Permitted by right in o mixed-
use development are considered compatible with
rasidentlal uses on the same development site.
These Permitted uses may include artist studies.
retail stores, neighborhood grocery starea.
coffee/sandwich shoos, and neighborhood drw
cleaners. Conditionally Permitted uses may
include ohotoaraohv studios, ohvsical fitness
facilities, dance studios, or movie theaters.
1 au4-Tuses me, r� oWi
em.5.'vc2c-EAv.4 P.!de.4.al an
O' -Mase
flee-'. For live/work developments, commercial
uses in the ground -floor units would hove minimal
noise disturbances, prohibited storage of
hazardous materials/substances, and regular
hours of operation.
Table C. A11.61e uses in mired -use
dere/opmentaMGva/xmrk units in the
SOBECA Urban P6 area.
LAND USE MATM X
P= Permitted MC = Minor Conditional Use Permit, C= Conditional Use Permit
�MIN USES MMA'E DEVIIAPMI] (ROIUZONSAL OAVIl2'LIC T)
• R 1a�Sandwich Shops
p
• Ardst5 andimos studios
p
• Bavkr Savings and loans; andoWa Finoncial institutions
P
• B oraadbrautyshops
p
• Cammsaisi an; Cammo design
p
• camputera,ddaapmcessb.g
p
° Caocwy Mahe
P
(excludadryaavlugpl )
p
• Ofncn: Geoaal -
P
• Phsio pying Blugamwagandrelazei services; photo fio:hmg
P
• P+ ouaodublisldag
p
• Rd lSffi,,a
p
]3mldwgrvpptia;Eardwmesmvs(rdarli
MC
Cam g
MC
• Off-speetpakwglot mdshucmree
MC
• M t pWhy Con>madall Porhait Room
MC
• EcoNvgsmdios
MC
Studios: D., Maztiatars, Mueic, Yo,, ea.
MC
• Physieat Fimespacil¢ire
MC
• Chinches and athaplaces ofretigions assembly
O
• CladcanAccanocatty cinbs
c
Amnsem®ecv,ars
c
Cowmi®ceam o, M '-madras
C
Faa;in¢erepakaidrefiue iog wihincidatal sales
C
• Liquarewas
C
• Madmr Picnnelluahm and oW¢thmt¢s
C
• ReseamhaM devebpmmtlabormrmes
C
NONRFSIDLRi1YAL USES IN LNE W ORK UNITS
fmimo,
P
• Remit: No Core mmawbusmessesl
P
• C®mauisl at,grephic design, websie dcdeaers
p
anddata m
P
Am� e n
Y
Of"o : Pm cmtrat admin. meal hv'
p
• Offices. medial/dww
MC
a fi :
MC
• Phamrwh : pmmm't SYvdin
MC
So6ECR URBAN PLAN
M,t. Laundry/dry ckseersa//owed
'namimeA se dens/opmentref to
xiohbarhooddryc/ xrsaunt
cemmer
/a,� sinAeRazorckhw rdcwmgp/ants inw/vlg
us solvents stercga
and cfiemim/processing.
PAGE 14
CIN IVCTL DRAFT MARCH 2006
Master Rka Land Use Matrix
A Master Plan is required to be approved for all
development proiects proposed in the overlay
zone. As part of the Master Plan approval, a
or.i.ct-specific land use matrix of permitted
conditionally Permitted, and prohibited land uses
will be identified by refining the listing shaven in
the Urban Plan land use matrix.
A developer may choose to refine this Urban Plan
land use matrix by identifying certain Permitted
and conditionally permitted uses for the specific
Master Plan Proposal. This "Master Plan" land
use matrix will be approved by the Planning
Commission in conjunction with the overall
approval of the development oro tett. and R will
suoercele the land use matrix in this Urban Plan.
If the Most, Plan approval does not include such
a matrix, the land use matrix in this Urban Plan
shall be applied.
Thus, the purpose of a separate land use matrix
in this Urban Plan is to supersede the more
Qi matrix currently provided in the
Zonim Code and thereby allow further
specification of uses for a mixed-use Planned
development.
Only the conditionally woroved land uses would
reauire subseoumt review and action by the
Planning Commission, at the time the land use is
Proposed. Parking requirements, lease space size
restrictmas, hours of ooma4ions. and other
related conditions of aoproval would be stipulated
for these conditional uses.
After a Master Plan is approved.. conditional use
permit would be referred to the Plannim
Commission for review and action. if: (i) as
applicant seeks approval of a land use designated
in the Master Plan land use matrix as readrine a
conditional use Permit, or (2) an applicant seeks
approval of land use that r auirrs a conditional
use permit Pursuant to the Urban Plan land use
matrix because it is not listed in the applicable
Master Plan land use matrix.
Addifianz/Uses
Other than residential uses in o mixed-use
development and those uses allowed in this Land
Use Matrix, uses that are prohibited in the base
zonina district shall also be prohibited in overlay
district All other uses not specified m the Land
Use Matrix may be considered by the
Development Services Director.
Depending upon the project location and/or site
and building design, additional permitted and
conditionally permitted uses may be appropriate.
These additional uses shall be considered on a
project -specific basis as n part of the mater plan
review process. If deemed appropriate, the
master plan approval shall list the additional uses
allowed within the project. Conversely, additional
prohibited uses could also be identified though
this same process.
New development in the mixed-use overlay
district shall be compatible with existing
development thromh verflacl/harizontal
articulation or architectural enhancements. In
addition the Proposed moo.m. of buildings in new
development shall be or000rtional to the mass
and scale of other structures on the same black.
The followina considerations incorporated into
the _crop ... d Pro iecY
Pro fact Design Features: Proposed
development in the mixed-use overlav district
shall be compatible with existing development
through vertical/horizontal articulation or
architectural enhancementsand protects shall be
subdivided into mossiao that is Proportional to
the mass and sale of other structures an the
same block.
Standard Condition of Approval: Far
Proposed development admamt to residentially -
zoned properties that exceeds two stories,
developer shall submit a shade/shadow analysis
prepared by a Professional aesthetic consultant.
The conclusions of the aesthetic analysis shall
specifically demonstrate that adequate daylaht
plana renumungms for the abutting residential
uses are provided.
At the dlscrafian of the Development Services
Director and in consideration of specific site
characteristics additional or modified
development standards and conditions of approvai
may be added to include, but not be limited to.
increased setbacks, increased wall height
enhanced cmdscapiagr and other appropriate edge
treatments aimed at enhancing the compatibility
f urban infill oro iects.
Se®ECA URIBM PLAN
Land use mmoatiality studies are required in the
PAGE 15
COUNCIL DRAFT, MARCH 2006
As Dart of the Mgster Plan approval, a condition
of approval may rendre that the CovenoOs,
Conditions, and Restrictions (CC&Rs) disclose the
ex'stim noise environment and aw adar-
generotinP uses within and surroundim the
mixed-use develovmerd.
The Provision of the CC&Rs that relates to
disclosures will be reviewed/approved by the City
Attorney's office prior to recardatlon. A
provision to the CC&Rs will also stipulate that any
subsequent revisions to the C6&Rs related to this
issue muet be ovD,o.d by the City Attornev's
office.
A condition of oppraval may be included which
would require than written notice of the then-
existmg noise environment and aw odor
generating uses within the mixed-use
development and within a specific radius of the
mixed use development be distributed to any
Prospective purchaser or tenant at least 15 dwe
prior to close of escrow, or within three days of
the execution of areal estate sales conimet or
rental/lease anreement, whichever is lonaer.
The CM AttorneJs office shall determine the
leval mechanism emplwed to ensure disclasure of
noise an odor genemtim uses. For example, if
this disclosure is revuiled as a deed restriction.
it would not need to be included in the CC&Rs.
A comprehensive "Mixed -Use Monitarina Sfitus
Report" shell be Prepared every two years to
evolucte the results of the Urban Plan's
implementation verify aesumptiane and/or
recommend changes os appropriate. Same areas
that mw be examined would relate to land use
and archlt.aN l c.mwtlbilift issues sufficienw
of Parklm supply, and compliance with conditions
of approval.
SoCECA URBAN PLAN
PAGE 16
COUNQL GRAFT MARCH 2006
A detailed landscape plan shall be approved by the
Planning Division prior to issuance of any building
permits. Chapter VII, Landscaping Standards, of
the Citys Zoning Code provides onsite landscaping
requirements for mixed-use development.
Developers should include extensive an -site
lardecapirg, plazas and courts, art, fountains,
seotirg, and shade shelters for shoppers and
pedestrians. Consistent rows of street trees,
ground landscape, pedestrian -oriented lighting
fixtures, well-designed signage, distinctive
paving, and public art should be used to enhance
the aesthetic quality and distinguish the area
Streetscvps elements should be linked with the
higher intensity improvements planned for the
SoBECA Urban Plan. The streetseope
improvements should also contribute to the
enhancement of the visual quality and value of the
mix of commercial, residential, and community
service uses Ionated along major public streets.
LANDSCAPE
The amount of required on-site landscaping is
prescribed in This 13, Chapter VR, Landscaping
Standards, of the Municipal Code. All required
landscaped areas, including landscaped areas within
parking lots, shall consist of prel minotely
Califarnio native plants. Fallowing is the
recommended landscape palette for the plan area
Other landscape materials that meet the intent of
this plan may be approved by the Planning Division.
LAR6E DECIDUOUS TREES
Platanusracemosa(California Sycamore)
• Fast growing deciduous tree 50+ feet tall.
• Nice naturalized look with arching
branches.
• Good tree far wildlife/birds.
6snzi&um ftoridum (Palo Verde Blue)
• Deciduous tree grows up to 20-30 feet
tall.
• Yellow flowers in spring March or APi 1.
• Bare much of the year, but seems to have
nice blue-green branches.
• Takes heavy sail.
Figure 19: Pain t & g/
lentis accide 'I"(Wxstern Redbud)
• Nice small, single or muhitrunked tree,
deciduous, grows to 20 feet tall.
Very nice magenta flowers along branches
in spring (more when mature).
• Lases leaves in winter, but wary graceful
branching when mature and wil I aIle. far
mare sun below tree for shrubs, ground
caver.
ArctosMphy/os refigioensis (Manzanita)
• Evergreen tree reaching 15 feet tall and 10
feet wide.
• Shay white flowers in spring and nice
reddish/brown bark.
• Nice specimen tree - nice arching
branches.
• Good campanian plant is Rhamnus.
Hummingbird attractant.
• Needs only monthly irrigation once
established.
SoBEAA URBAN PLAN
SMALL TREE LANDER 29 IN HEIGHT)
Chitopsislirr Ke(Demrt Willow)
• Deciduous,fast-growing tree that graves to
about 20 feet tall.
• Needs summer water (twice monthly).
• Main appeal is the large pink blossoms.
Fgure 17 Desert W,11 w
PAGE 17
COUAft L ORAL- MARCH 2006
LAR6EEYE26REWS
Pinus to ... ymw (Torrey Pine)
• Fast growing evergreen to 40-60 feet
toll.
• Open habit in coastal once and more
symmetrical inland.
• Nice pine in right conditions - seems to
prefer coastal climate.
• Resistant to oak root fungus.
SHRUBS
Arctastophy/os 5oue(Sunset Manzanita)
• Evergrcen shrub that grows to about 3' by
6'.
• Dark red bark with white flowers.
• Considered one of cleaner/neater
Mennonites and compact.
• Tolerates clay soil and drought tolerant.
Figure fB: 5 ,.r >M afm
Ceamthus(Skylork)
• Evergreen shrub 3-6' x 5 tall, but can be
kept at 3'x3'.
• Glossy dark green laves with bright blue
flowers in spring.
• Tolerant to summer and garden watering.
Blooms over long season.
Rhamnus mhfornica 'Eve Case' and 'Maand San
Bruno'(Coffeeberry)
Nice evergreen mounding shrub that
grows to about 4-6'x6'.
Adaptable to mast sails and can be
shaped.
Mound San Brun. is o little smaller than
2. Case.
Good replacements for Indian Hawthorn,
Phetim., Pht.sporum, etc.
GROUNDCOVERS
Ceanathusglariosus (Anchor Bay)
• Grows to 1-1 V tall and 6-8' wide. Very
dense
• Nice blue flowers in spring and goad et
holding down weeds
Frgure 20: Ar hal Bey
Ceanothusgriseushoriza&alis(Yon kee Paint)
• Mounding ground cover or very small
shrub that graves 2-3x10'.
• Dark green glossy leaves with blue
flowers in spring.
Ba..haris Pigeon Point'(Dworf Coyote Brush)
• Grows 1 -foot tall and about 12 feet wide
dark green ground cover.
• Stays low and clean. Tolerates bad soil.
$®BECA URBAN PLAN
PAGE 18
COUNT M DRAFT, MARCH 2006
The following studies shall be submitted with the
project application.
Noise Stade /Reouired)
In the Noise Study, a qualified acoustical engineer
shall certify that the proposed construction shall
meet the City's Noise Ordinance requirements.
Specifically, residential interior noise levels shall
be 45 CNEL or less, and residential exterior noise
levels in private open space areas shall be 65 CNEL
or less.
The General Plan describes the indoor environment
as inclusive of bathroame, closets, corridors, and
livlg/slaeplrg areas of the dwelling it. The
residential area of a live/work unit is subject to
the interior residential noise requirements.
The exterior noise standards of the ON. Noise
Ordinance shall not apply to the following exterior
areas of multi -family residential development or
I've/work units located within a Mixed -Use Overly
District approved pursuant to a Master Plan, and
subject to the land use regulations of the Urban
Plan
(1) Private balconies or patios reoardless of
side'
(2) Private or community roof decks/roof
tmi,w uz
(3) Internal courtvards and landscaped
walkways that do not include resident -serving.
active reveat'anal was such as community pool.
socu t 19 courts, :e w and ti nit areas
Proper design may include, but shall not be limited
to, building Orientation, double pane or extra -
strength windows, wall and ceiling insulation, and
Orientation and insulation of vents. Where it is
necessary that windows be closed in order to
achieve the required level, adequate means shall be
provided for ventilation/cooling to provide n
habitable environment. Commercial uses shall be
designed and operated, and hours of operation
limited, where appropriate, so that neighboring
residents are not exposed to offensive noise,
especially from traffic, routine deliveries, or late
night activity. No use shall produce continual
loading or unloading or heavy trucks at the ste.
Phase &,,h Hemp/ Asssssment (Reovired7
In the Phase I Environment Assessment,
disclosure of and measures to remediate onsite
hazardous wades/su6slanrrs shall be provided.
Whare applicable, a letter of case closure is
required from the County of Orange Health Care
Agency far mixed-use development sites, as
applicable.
Tra15�"c 5ft,* /Room es determined by
Transeartohbn Services Division)
The primary objective Of new development,
redevelopment and adaptive reuse of the
properties in the SOBECA Urban Plan area is to
revitalize the area without exceeding the
development capvcity of the General Plan
transportation system. Independent traffic
studies may be required by Transportation
Services Division if there is a potential that the
proposed Master Plan would adversely affect
roadway conditions.
S®BECA URBAN PLA,
Figure ZZ: Co/lection ofpfiatas
afindoor andoatnuar/riving
spares in mdaas mixed-use
deva/apments in the United
Stowe
PAGE 19
MUM= DRAFT; MARCH 2006
Improvements to both public and private to
create a cohesive theme far the SaBECA urban
plan area, there should be unifying design
elements far light standards, community
identification signs, and decaretive crosswalks.
These different elements will enhance n sense of
place in the SoBECA Urban Plan area.
Public realm improvements could be jointly
implemented and funded by the City and the
Developer of a mixed-use development. The
Developer's level of participation in public realm
improvements are determined on a case-by-case
basis during the Master Plan approval process.
Those improvements are intended to accomplish
the fallowing objectives:
Reinforce the identity of the SOBECA
Urban Plan area through the creation of
an aesthetically pleasing pedestrian
network and public spaces.
• Create a mixed-use district focus through
the provision of human-smle features
such as landscape and straetecaps.
LAND564PEINPURLTCRI6HT-0FWAY
Landscape materials have been identified far use
bemuse they do well in the are, are drought
tolerant California native plants, and require law
maintenance. Followirg is the suggested
landscaping palette in the public right-ofK y in
the SoBECA Urban Plan once.
Street Tree:
Pktanuswnva,an(California Sycamore)
Ceanothus glormsus (Anchor Bay)
Shrubs:
Arctostaphylos'SunseY (Sunset Manccalte)
57REETSCAPE
51reetsmpe improvements include planting
materials (ie. trees, vines, shrubs, and
groundcover in Iaadscoped parkways) and street
furnishings (i.e. seating, paving, lighting, and trash
receptacles).
Decorative Crosswalks
Decorative crosswalks along Randolph Avenue and
St. Clair may be considered depending on the
scale of mixed-use development in that area.
Another poteertial location far decorative
crosswalks would be at Bristol Street and
Randolph Avenue This arasswalk could provide a
Visually attractive pedestrian linkage between
The CAMP and the LAB along Bristol Street.
Figure 24:
Examp/e of
Docorated
.crosswalk
Figure R3.
Ca//ems n of
illusnarive
wsaa/
sinw/.tial
of
streetscape
improvement
s, inc/ud'ng
s/d nvlk
treatments
and
decarvttve
posses/k.
Please nate:
CarPiatmia-
sry/ /eght
emadords
areprapased
andnat thoffi
fort din
these
i/lusrratiore.
39BECA wksm PLam
PAGE 20
COUN,M DRAFT, MARCH 2006
5havt,curae,hims far Maiar wd5econdary
Architectural retaining walls (outside
may create safety and security
5treeis in Urban plan Area
o Groups of news racks should be
Undergrounding of utilities
individual news rocks should be
placed at least 300 feet apart
grouped in one location and rews
To provide continuity within the SuBECA Urban
where feasibly
Figure 25
Plan and to comply with Citywide standards, a
L/ushntive
sing le set of street furnishings wi 11 be used.
Fallowing is a comprehensive
exomp/sof
volumes of pedestrian activity,
list of suggested parkway improvements or public
saorrvrend
e The street bench shown in Figure 25 is
right-af-way improvements that may be required
ed,thccf
recommended for the SOBECA Urban Plan
in the SOBECA Urban Plan area.
furniture
with
area. An roved a uivolent to this
oPP 9
Carpinteria
bench may be approved equal should be
Since all projects shall include specific,
-eg,H
used along sidewalks and in public spaces.
mandatary base elements to create o unifying
/ybhh,
theme, these elements are identified in the lir
• The City's adopted trash container (Deg.
below. ADA compliance is required where
No. 05.105) should be used, with n
applicable.
minimum of one trash container far each
300 feet of street frontage and should
Required Base Elements
be maintained (regular trash pickup and
cleaning) by the City (Figure 26).
Various landscaping &irrigation
improvements in public right-of-way
e The City may design or select a standard
Street Trees per SnBECA Urban Plan
news rack system to complete the family
Grated tree wells
of approved street furnishings. The news
Benches & trash receptacles
rack system should permit the grouping of
Standard& aroomentol street light Poles
up to five news racks.
Enhanced color & textured treated
sidewalks
" Criteria far the placement of news racks
Decorative crosswalks
should be developed. In developing those
Increased sidewalk widths or sidewalk re -
criteria, it is recommended that at least
alignments
the existing number of news rack be
_
permitted. Placement criteria may include:
Other Suoaested Elements
a To avoid visual obstructions that
Architectural retaining walls (outside
may create safety and security
public right-af-way)
hazards, rat more than five
Undergrounding of utilities
individual news rocks should be
Repair of adjacent parkway, curb & gutter
grouped in one location and rews
Entry node monuments
racks should net be stacked above
a height of 3'-6".
a News racks should be located in
front of businesses with high
volumes of pedestrian activity,
including restaurants and grocery
stares.
SoBEGA URBAN PLAN
5gure 1D Pottedpionb orw'tree.
PAGE 21
COUNCIL DRAFT; MARCH 2006
Mixed-use develop w r:t in the SoBECA Urban Plan
area will largely be developed with separate
architectural identities. The best way to achieve
cnhesiveness is through use of general physical
elements that can be used consistently, or in
some cases, complementarily throughout the
mixed -wee district. Unique gateway and street
signage will create an appealing and consistent
desigr:/calor theme throughout the district.
6 away Monument Signs
The entry monuments will identify gateways to
the S.SECA District and enhance visibility of this
The community identification signage will
hopefully encourage property owners to redevelop
their properties into mixed-use development,
construct new residential development, or
adaptively reuse existing buildings. The entry
signage will reinforce a sense of community and
value for a successful revitalizntian.
A monument sign (Figure 28) designed an a
smaller wool. version of the approved City pork
:der fication signs and may be installed at the
following locafons. The exact sign dimensions
and locatore will be determined by the Citys
Planning and Transportation Sery ces Divisions as
mixed-use derelopment :s proposed. Suggested
locations are shown in Fig... 29.
Baker St. and Randolph Ave. (Figure 30)
A potential location is on the southeast corner of
of Baker St. and Randolph Ave. Adequate sign
area is available at this location and would
promote the SoSECA Urban Plan arse due to its
high visibility, and traffic volume.
Bristol St. and Randaloh Ave. (Figure 31)
One potential entry sign location was chase, at
the southwest corner of Bristol St. and Randolph
Ave. This a" sign location will be visible to on
Bristol 5t., with 23,000 Average Daily Trips.
Visibility of the entry sign at this location will be
asset in promoting the So6ECAA Urban Plan area
to visitors, business owners, and residents.
Figure 29. Suggatedslgn iocatiene
Fguee28: Rendering afa suggested
monumon ign for the S SECA Urban Plan
Figure 30.
Suggesiea
monumani
sgn orR,x,
5t taro
Rondalph
Avenue
S®BEBG URBAN PLAM
Figure 3t:
Sgguted
manumenisgnat
grisfo/5t Yard
Randolph Hence.
PAGE 22
II
Ia
rl �p
I
Iryl
Faker 3i
ENT 61
s
a9
Fguee28: Rendering afa suggested
monumon ign for the S SECA Urban Plan
Figure 30.
Suggesiea
monumani
sgn orR,x,
5t taro
Rondalph
Avenue
S®BEBG URBAN PLAM
Figure 3t:
Sgguted
manumenisgnat
grisfo/5t Yard
Randolph Hence.
PAGE 22
COUMG2 DRAFT MARCH 2006
Banner Signs
As major mixed-use development occurs in
ScBECA Urban Plan area and properties are
redeveloped, the City will develop a banner
signage program for the area. Sooners on private
property may be displayed only in conjunction
with current or pending cuhural eve Ms in the
district, in conjunction with existing permanent
structures in the district, or as free-standing
display of original works of artistic merit.
Banners on private property shall not be displayed
for any reasons other than furtherance of broad
cultural goals. The banners throughout the
district will make visitors aware that they have
entered the SoSECA Urban Plan area An
illustrative example of a banner design is
provided in Figure 35.
streetlights
A mix of different streetlight types are found
throughout the Cty. The mast common along the
majority of arterials are the concrete
"Morbelite° poles with cabs head light fixtures,
providing either single or dual mast -arms (Figure
31} Within the Downtown area, surrounding the
Triangle Square development are the "Triangle
Square" streetlights, which are owned and
maintained by Triangle 5quare Development
(Figures 32 and 33).
The nostalgic streetlights were installed along
West 10 Street. For continuity with the
SoBECA Urban Plan, 19 West Urban Plan, and the
East 17"' Street Street Lighting Plan, the
"Carpinteria' ornamental street light (Figure 34)
is also recommended far the SoBECA Urban Plan
area.
A uniform citywide plan is needed to designate
areas far special decorative streetlights in
coajunatnm with new development projects. For
example, the fallowing street lighting plan is
proposed for the SoBECA Urban Plan area:
Street Ligh ft for lentuy, Rando{ph, Raiw, and
RKSM/
" Install ornamental pedestrian lighting on
12 -foot poles 50 feet on center.
The decorative streetlights may be the some
style and color used at the along E. 17th 5treet
or another complementary, style to be specified
by the Orly.
Fgure 32: Marbefi4lghtnandarda/org YJ. IRth
SoBECA URBANI PLAN
Frgure 33: AWno/gicsry/e hghina�dord.
PAGE 23