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HomeMy WebLinkAbout06-32 - Adopting Westside Initial Declaration Regarding a Mixed-Use Overlay District in Westside Costa MesaRESOLUTION NO. 06-32 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING THE WESTSIDE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION AND GENERAL PLAN AMENDMENT GP -05-11B REGARDING A MIXED-USE OVERLAY DISTRICT IN WESTSIDE COSTA MESA. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, the Costa Mesa City Council of the City of Costa Mesa adopted the 2000 General Plan on January 22, 2002; and WHEREAS, the General Plan is a long-range, comprehensive document that serves as a guide for the orderly development of Costa Mesa; and WHEREAS, by its very nature, the General Plan needs to be updated and refined to account for current and future community needs; and WHEREAS, the overall proposed project involves the following: (1) General Plan Amendment GP -05-11B to establish a Mixed -Use Overlay District and related provisions in the Land Use Element; (2) Overlay Zone Petition R -05- 06B to apply a mixed-use overlay zoning district on the Zoning Map to the three specified Urban Plan areas; (3) 19 West Urban Plan SP -05-07, Mesa West Bluffs Urban Plan SP -05-08, and Mesa West Residential Ownership Urban Plan SP -05- 09 to adopt regulating plans for mixed-use and residential development; and WHEREAS, General Plan Amendment GP -05-11B amends the 2000 General Plan text as shown in Exhibit "A" to establish a Mixed -Use Overlay District and related mixed-use development provisions in the Land Use Element; MITIR 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, in accordance with Section 65355 of the Government Code of the State of California, with all persons having been given the opportunity to be heard both for and against the proposed project; and 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; and WHEREAS, the IS/MND (State Clearinghouse No. 2006021045) was circulated for review to State and local agencies by the State Clearinghouse for a 30 -day review period from February 10, 2006 to March 11, 2006, and responses to substantive comments received during the public review period were included in the environmental document; and 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; and E WHEREAS, the Planning Commission recommended City Council approval of the General Plan amendment by adopting Resolution PC -06-18. WHEREAS, the Costa Mesa City Council deems it to be in the best interest of the City that said General Plan Amendment be adopted. BE IT RESOLVED that the Costa Mesa City Council hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring Program; and BE IT FURTHER RESOLVED that the Costa Mesa City Council hereby adopts General Plan Amendment GP -05-11 B that amends the text of the 2000 General Plan as set forth in Exhibit "A", which is attached to this resolution. PASSED AND ADOPTED this 4t" day of April, 2006. ATTEST: City elerk of the City of Costa Mesa K dam' R Mayor, City of Costa Mesa - APPROVED AS TO FORM: City 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. 06-32, 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 Cld-rex-officio Clerk of the City Council of the City of Costa Mesa M EXHIBIT "A" 2000 GENERAL PLAN AMENDMENT LAND USE ELEMENT 5 EXHIBIT "A" 2000 GENERAL PLAN AMENDMENT LAND USE ELEMENT TABLE LU -1: LAND USE DESIGNATIONS (2005) Land Use Residential Acres Acres Total .• .• .. Developed Unde DU/Acre* (1999) Low -Density <8 Same as 2,168.3 1.8 2,170.1 26.8% Residential Neighborhood Commercial Medium -Density <12 Same as 794.5 30.7 825.2 10.2% Residential" Neighborhood Commercial High -Density a <20 2 Same as 836.3 42.0 878.3 10.8% Residential' Neighborhood Commercial Commercial- 0.20/1-igh Traffic <17.4 0.30/Moderate Traffic 42.6 0.9 43.5 ° 0.5/0 Residential 0.40/1 -ow Traffic 0.15/High Traffic Neighborhood _ 0.25/Moderate Traffic 42.4 2.5 44.9 o 0.6/0 Commerciale 0.35/Low Traffic 0.75Nery Low Traffic 0.20/1-ligh Traffic General <20 0.30/Moderate Traffic 610.7 20.4 631.1 7.8% Commerciale - 0.40 Low Traffic 0.75Nery Low Traffic <20 0.25/High Traffic 0.35/Moderate Traffic Commercial <40 site- 0.45 Low Traffic 29.4 63.3 92.7 1.2% Center` specific 0.75/Very Low Traffic density for 0.70 Site -Specific FAR for 1901 Newport 1901 Newport Blvd' Blvd' Region <20 0.652/0.89° 114.7 0.0 114.7 1.4% rl Comm0.50 Retail Urban Center <20 0.60 Office 134.2 26.2 160.4 2.0% Commercial 0.79 Site -Specific FAR for So.Coast Metro Center' Cultural Arts Center - 1.77 49.0 5.0 54.0 0.7% 0.20/High Traffic Industrial Park <P0 0.30/Moderate Traffic 696.5 17.7 714.2 8.8% - 0.40/1 -ow Traffic 0.75Nery Low Traffic 0.15/High Traffic Light Industry <20 0.25/Moderate Traffic 375.5 6.6 382,1 4.7% 0.35/Low Traffic 0.75Nery Low Traffic blic/onal - 0.25 1,281.3 0.5 1,281.8 15.8% In Golf Course - <0.01 560.1 0.0 560.1 6.9% Fairgrounds - <0.10 146.4 0.0 146.4 1.8% Total 7,881.9 217.6 8,099.5 100.0% PAGE LU -4 • LAND USE ELEMENT 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. See High -Density Residential text regarding an area in North Costa Mesa where the density allowance is 25 to 35 DU/acre. See Commercial Center text. 4See Regional Commercial text. 5See Urban Center Commercial text. 6. See text for Mixed -Use LAND USE ELEMENT • PAGE LU -5 future. Planned developments near the maximum density may also become more common, perhaps through combination of parcels and replacement of single-family development. Non-residential uses that complement and serve the surrounding residential neighborhood are also appropriate within this designation. These uses typically include schools, parks, churches, libraries, and public facilities. Additional uses authorized by State law, such as group residential facilities, accessory apartments, granny flats, and family day care homes are also appropriate. Compatible zoning districts include R1, PDR -LD, I&R, and I&R-S. Medium -Density Residential The Medium -Density Residential designation is intended for single -and multi- family developments with a density of up to 12 units to the acre. The 12 units to the acre standard can be exceeded for legal, non -conforming Medium -Density Residential lots of a certain size that existed as of March 16, 2000. These lots must be less than 7,260 square feet in size, but not less than 6,000 square feet. On lots that have a density calculation fraction equal to or greater than 1.65 units per acre, two units may be constructed. The 12 dwelling units per acre standard is exceeded by approximately 53 percent of the existing Medium -Density development. Existing non -conforming units, that are voluntarily destroyed, may be rebuilt to the same density, subject to other standards of the zoning code and the following: the allowable density or number of units to be redeveloped is limited to the 2000 General Plan density plus a 25 percent density incentive bonus or the existing number of units, whichever is less. At an average household size of 2.74 persons per dwelling unit, the projected population density within this designation would be 32.9 persons per acre. Density bonuses may be granted when a project is designed to provide housing for households with specialized requirements (e.g., senior citizens, handicapped, very -low and low-income, and other households with needs not sufficiently accommodated by conventional housing). Density bonuses that result in the project's density to exceed the General Plan standard are limited to affordable senior citizen projects. The type of development in this designation is generally less oriented to outdoor living activities and is thus more tolerant to impacts that might adversely affect low-density residential development. Although still susceptible to the impacts caused by more intense uses and noise, a Medium -Density Residential development has greater potential to provide mitigation through visual and acoustical shielding. Areas for Medium -Density Residential use can be established closer to potentially disparate uses than can Low -Density Residential, providing the potential impacts are not of a severity that precludes mitigation. PAGE LU -24 • LAND USE ELEMENT Costa esaM Gen~ Because of the location and intensity of development, Medium -Density Residential areas are also appropriate for quasi -residential uses such as convalescent hospitals and group residential homes. Schools, churches, parks, libraries, and related public facilities are also appropriate. Complementary commercial uses within this designation may be allowed in planned development projects provided that the commercial uses will have floor area ratios that are the same as the Neighborhood Commercial land use designation. Medium -Density Residential areas are distributed throughout the City. The main concentration is located southeast of Newport Boulevard between Mesa Drive and 19th Street; northwest of Orange Avenue; southeast of Orange Avenue between 16th and 18`h Streets; and between Santa Ana and Irvine Avenue north of Santa Isabel. Compatible zoning districts include R1, R2 -MD, PDR -MD, I&R, and I&R-S. High -Density Residential Areas designated as High -Density Residential are intended for residential development with a density of up to 20 units to the acre with the exception of Sakioka lot 1, discussed in the following paragraph. Density bonuses may be granted by the City when a project is designed to provide housing for individuals and families with specialized requirements (e.g., senior citizens, handicapped, very -low and low-income and other households with needs not sufficiently accommodated by conventional housing). Density bonuses that result in the project's resulting density to exceed the 2000 General Plan standard are limited to affordable senior citizen projects. Sakioka lot 1, a 41 -acre vacant parcel, located in the Town Center area of the City adjacent to Anton Boulevard, has a higher density limit of 25 to 35 units to the acre. The upper limit of 35 units per acre shall include any density bonus. The maximum density of 20 dwelling units per acre is exceeded by approximately 46 percent of existing High -Density development. Existing non -conforming developments, that are voluntarily destroyed, may be rebuilt to the original density subject to other standards of the zoning code and the following: the allowable density or number of units to be redeveloped would be limited to the 2000 General Plan density plus a 50 percent density incentive bonus or the existing number of units, whichever is less. In order to encourage the development of additional residential ownership opportunities in the Westside City Council may designate an overlay area by adoption of the Mesa West Residential Ownership urban plan For existing developments that exceed 20 dwelling units per acre the Mesa We Residential Ownership urban plan may allow redevelopment of residential Proiects to existinq ownership housing. With an average household size of 2.74, the projected population density within this designation would be 54.8 persons per acre. LAND USE ELEMENT • PAGE LU -25 Costa Mesa Generali M Because of their location and intensity of development, High -Density Residential areas are also appropriate for quasi -residential uses (e.g., convalescent hospitals, and group residential homes). Schools, churches, parks, libraries, and related public facilities are also appropriate. Complementary commercial uses within this designation may be allowed in planned development projects provided that the commercial uses will have Floor Area Ratios that are the same as the Neighborhood Commercial land use designation. number of stories is four. The mix of residential and nonresidential uses would result in an average employee population of 22 employees per acre in the nonresidential component and in the residential component, the average number of residents per acre is anticipated 65 persons. The total average population per acre is 87 persons. Major High -Density neighborhoods are clustered around Orange Coast College; along Mesa Verde Drive East; between Adams and Harbor; around Vanguard University; in the northeast portion of the South Coast Metro area; in the Downtown Redevelopment area; and the southeast portion of the City. Compatible zoning districts include R2 -MD, R2 -HD, R3, PDR -HD, PDR -NCM, MU aad-I&R, and I&R-S. COMMERCIAL Seven commercial land use designations are applied throughout the City. These designations vary in location and intensity in order to accommodate the full range of commercial activity present in Costa Mesa. Development "intensity" potential is measured/prescribed using Floor Area Ratios in relation to the amount of traffic expected. Employment generation for commercial uses varies dependent upon the specific use within the commercial designations. Population density standards range from 1 employee/300 square feet for office uses to 1 employee/500 square feet for retail LAND USE ELEMENT • PAGE LU -27 Costa Mesa General Plan TABLE LU -4 COMMERCIAL BUILDING INTENSITY STANDARDS Land Use Designation FAR Low Traff i c FAR FAR High Traffic FAR Commercial -Residential NA 0.40 0.30 0.20 Neighborhood Commerciale 0.75 0.35 0.25 0.15 General Commerciale 0.75 0.40 0.30 0.20 Commercial Center - 0.75 0.45 0.35 0.25 Regional Commercial a. a. a. a. Urban Center Commercial b. b. b. b. Cultural Arts Center I C. C. C. C. Notes: a. 0.652/0.89 FAR. Refer to Regional Commercial discussion. b. 0.50 FAR for Retail, 0.60 FAR for Office, 0.79 FAR for S.C. Metro Center. Refer to Urban Center Commercial discussion. c. 1.77 FAR. Refer to Cultural Arts Center 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 discussi n. 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. LAND USE ELEMENT • PAGE LU -29 1112ostaMesaGenerd Plan designation would generate an average population density of 27 employees per acre. A development that consisted of office use only would require up to 60 employees per acre. Residency hotels, such as single room occupancy (SROs), may have resident populations of up to 117 persons per acre. Institutional uses are also appropriate in this designation, provided that land use compatibility and traffic issues have been addressed. Institutional uses would require discretionary approval. Allowable floor area ratios are 0.20 for high traffic generating uses, 0.30 for moderate traffic generating uses, and 0.40 for low traffic generating uses as shown on Table LU -4. Residential and non-residential uses may be integrated into a single development through the Planned Development process. Residential densities in planned development projects shall not exceed 17.4 units per acre pursuant to the development standards in the Newport Boulevard Specific Plan. Non- commercial uses would be subject to the same floor area standards as commercial uses in this designation. Compatible zoning districts include AP, CL, C1, P, PDC, R2 -MD, R2 -HD, PDR - MD, and PDR -HD. Neighborhood Commercial The Neighborhood Commercial designation is intended to serve convenience shopping and service needs of local residents. Appropriate uses include markets, drug stores, retail shops, financial institutions, service establishments and support office uses. Restaurants, hotels and motels, and residency hotels such as single room occupancy (SRO) hotels may be appropriate if properly located, designed, and operated to avoid adverse impacts to surrounding uses. Since Neighborhood Commercial uses are intended to serve nearby residential neighborhoods, the uses permitted should be among the least intense of the commercial uses. Allowable floor area ratios are 0.15 for high traffic generating uses, 0.25 for moderate traffic generating uses, 0.35 for low traffic generating uses, and 0.75 for very -low traffic generating land uses. See Table LU -4. Population densities in the Neighborhood Commercial designation are largely a factor of the employment -generating ratios of the uses permitted. Table LU -5 identifies the ratios used to estimate employment projections within this land use designation. Typically, the building intensity range of this designation would generate a corresponding population density of 23 employees per acre for a standard mix of uses. A development that consisted of office use only would require up to 51 employees per acre. SRO hotels would have resident population of up to 105 persons per acre. LAND USE ELEMENT • PAGE LU -31 The Neighborhood Commercial developments are found at several intersections found throughout the City. The main concentration of these developments are found at the intersections of Baker Street and Fairview Road and Victoria Street and Placentia Avenue. Compatible zoning districts include CL, C1, PDC, AP, MU and P. PAGE LU -32 • LAND USE ELEMENT Costa Mesa Gene~ General Commercial The General Commercial designation is intended to permit a wide range of commercial uses which serve both local and regional needs. These areas should have exposure and access to major transportation routes since significant traffic can be generated. General Commercial areas should be insulated from the most sensitive land uses, either through buffers of less sensitive uses or on- site mitigation techniques. The most intense commercial uses should be encouraged to locate on sites of adequate size to allow appropriate mitigation. Appropriate uses include those found in the Neighborhood Commercial designation plus junior department stores and retail clothing stores, theaters, restaurants, hotels and motels, and automobile sales and service establishments. In the General Commercial designation, the allowable floor area ratios (FAR) are 0.20 for high traffic generating uses, 0.30 for moderate traffic generating uses, 0.40 for low traffic generating uses, and 0.75 for very low traffic generating uses (see Table LU -4). Development within this range would typically result in combinations of one- and two-story commercial buildings. Buildings in excess of two stories may be permitted in select areas where the additional height would not impact surrounding uses. Because of the wider range of uses and more building intensity permitted in the General Commercial designation, the population density within this designation will also be more intense than that found in the Neighborhood Commercial designation. The standard mix of uses in this designation would generate an average population density of 27 employees per acre. A development that consisted of office use only would require up to 60 employees per acre. Residency hotels such as single room occupancy (SRO) hotels may be located in the General Commercial district. These hotels would have resident populations of up to 117 persons per acre. LAND USE ELEMENT • PAGE LU -33 Institutional uses are also appropriate in the General Commercial designation, provided that land use compatibility and traffic issues have been addressed. Institutional uses would require a discretionary approval. As complementary uses, residential and other noncommercial uses may be allowed through the Planned Development process. Residential densities in planned development projects shall not exceed 20 dwelling units per acre. The corresponding population density is up to 50 persons per acre. Noncommercial uses would be subject to the same floor area standards as commercial uses in this designation. The adoption of General Plan amendment (GP -02-06) established a site-specific FAR of 0.40 and trip budget of 186 AM peak hour trips and 281 PM peak hour trips for the 4.4 -acre site located at 1626/1640 Newport Boulevard. These two standards allow the development of medical office uses or similar "moderate -traffic" generating uses provided that the site-specific trip budget is not exceeded. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most appropriately located in the Industrial Park and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a conditional use permit. General Commercial developments are mainly located along major arterials such as Harbor Boulevard, East 17`h Street and Bristol Street south of the 1-405 and SR -55. Compatible zoning districts include CL, C1, C1 -S, C2, PDC, AP, MU and P. Commercial Center The Commercial Center designation is intended for large areas with a concentration of diverse or intense commercial uses serving local and regional needs. Appropriate uses include a wide variety and scale of retail stores, professional offices, restaurants, hotels and theaters. Intense service uses, such as automobile repair and service, should be discouraged. Because of the large service area, direct access to major transportation corridors is essential. Development within this designation is intended for a variety of intensities ranging from one- to four-story buildings. The allowable floor area ratios are 0.25 for high traffic generating uses, 0.35 for moderate traffic generating uses, 0.45 for low traffic generating uses, and 0.75 for very -low traffic generating uses. In conjunction with approval of Home Ranch Alternative A, a site-specific FAR of 0.41 was established for the 17.2 -acre IKEA site. (IKEA is a large retail/warehouse use.) This property is located at the southeast corner of South Coast Drive and Harbor Boulevard. A trip budget of 43 AM peak hour trips and 431 PM peak hour trips was also adopted for the IKEA site. A maximum allowable FAR of 0.40 for office uses was also established for the remaining 45.4 acres located south of South Coast Drive. The combined trip budget for this site and the 14.5 -acre Industrial Park parcel located to the north of South Coast Drive is 1,593 AM peak hour trips and 1,569 PM peak hour trips. The North Costa Mesa Specific Plan provides more FAR, building' height, and trip budget information for Segerstrom Home Ranch (Area 1). PAGE LU -34 • LAND USE ELEMENT maximum number of stories is four. Anticipated population density for the standard mix of uses in the Commercial Center designation would be 45 employees per acre. A development that consisted of office use only would require up to 66 employees per acre. Residency hotels such as single room occupancy (SRO) hotels may be located in the Commercial Center district. These hotels would have resident populations of up to 131 persons per acre. Again, these estimates are generalized and should be more refined as specific development proposals are approved. Mixed-use development proiects are intended to provide additional housing opportunities in the City (such as the Westside) by combining residential and nonresidential uses in an integrated development. Additionally, this type of development is intended to revitalize areas of the city, without exceeding the capacity of the General Plan transportation system. Mixed-use developments shall be implemented through an adopted urban plan (such as the 19 West Urban Plan) and _shall be identified on the City's Zoning Map by designating either the CL C1 end/or C2 base zoning districts with the mixed-use overlay Institutional uses are also appropriate in this commercial designation provided that land use compatibility and traffic issues have been addressed. Institutional uses require discretionary approval. As complementary uses, residential and other noncommercial uses may be allowed through the Planned Development process. Residential densities in planned development projects should not exceed 20 dwelling units per acre. The corresponding population density range is up to 50 persons per acre. A site- specific residential density of 40 du/ac was approved for 1901 Newport Boulevard. The corresponding density range for the project is 100 persons per acre. The adoption of General Plan amendment (GP -02-04) established a site-specific FAR of 0.70 and a site-specific density of 40 units/acre for the property located at 1901 Newport Boulevard, a 7.79 acre site located on the northwest corner of W. 19th Street and Newport Boulevard. The General Plan amendment recognized the existing development intensity of the 1901 Newport Plaza commercial building (127,500 sq. ft) and allowed additional development of 145 single-family attached condominiums, a five -level parking structure, and two-level subterranean parking structure. Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source (off-site) are most appropriately located in the Industrial Park LAND USE ELEMENT • PAGE LU -35 and Light Industry land use designations; however, a facility with a purpose and scale of operation that is compatible with this commercial designation may be allowed pursuant to the issuance of a conditional use permit. The Commercial Center designation is applied to major developments in the Downtown Redevelopment Area and is centered around the intersection of Harbor Boulevard and 19th Street. These developments include Triangle Square, 1901 Newport Plaza, the Costa Mesa Courtyards, and Border's Books. Compatible zoning districts include C1, C2, C1 -S, PDC, AP, MU and P. Regional Commercial The Regional Commercial designation is intended to apply to large concentrated shopping centers of regional scale and importance. The intended uses within this designation include major department stores, specialty retail outlets, restaurants, offices, hotel and other complementary uses. Application of the Regional Commercial designation is limited to the existing South Coast Plaza sites. This includes the original 97 -acre site between Bristol and Bear Street and the additional 18 -acre site located west of Bear Street. This designation and locational criteria recognizes the evolution of South Coast Plaza as a regionally significant retail trade center served by major regional transportation facilities and services. Population density standards for this designation are projected to be up to 53 employees per acre. The Costa Mesa 2000 General Plan Traffic Model assigns a trip budget for the original South Coast Plaza site of 1,166 AM peak hour trips and 5,036 PM peak hour trips. The trip budget for the site west of Bear Street is 293 AM peak hour trips and 1,264 PM peak hour trips (see Table LLI-6). COAST PLAZA South Coast Plaza 690,350 0.89 293 1,264 (west of Bear Street) South Coast Plaza 2,750,000 0.652 1,166 5,036 (east of Bear Street) 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. PAGE LU -36 • LAND USE ELEMENT Large industrial park developments are located in two areas of the City of Costa Mesa. First, the Airport Industrial Area is located south of the I-405, east of SR - 55 and north of SR -73 adjacent to John Wayne Airport. The second is located in the northeast portion of the City north of the 1-405 between the Santa Ana River and Fairview Road. Facilities that transfer, store or dispose of hazardous wastes that are generated at another source (off-site) may be allowed in this land use designation, subject to the issuance of a Conditional Use Permit. Compatible zoning districts include MP, PDI, and CL. Light Industry The Light Industry designation applies to areas intended for a variety of light and general industrial uses. Uses are expected to be small manufacturing and service industries as well as larger industrial operations. Although the uses within Light Industry areas are intended to be less intense than those allowed in Industrial Parks, the frequent lack of a physical separation between Light Industry areas and residential areas necessitates on-site mitigation of impacts. Access to industrial areas should be provided in a manner that directs industrial traffic away from more sensitive uses. Development within this designation would be characterized by a combination of one- and two-story buildings. Because of the location of Light Industry areas and their proximity to residential uses, higher buildings should be restricted to areas that will not impact the surrounding residential uses. The allowable building intensity standards are floor area ratios (FAR) of 0.15 for high traffic generating land uses, 0.25 for moderate traffic generating land uses, 0.35 for low traffic generating uses, and 0.75 for very -low traffic generating uses. The average population density would be 31 employees per acre, and 53 employees per acre for office uses based on standards provided in Table LU -5. PAGE LU -42 • LAND USE ELEMENT Costa Mesa General Plan Fairgrounds This designation recognizes the unique land uses associated with the 150 -acre Orange County Fairgrounds and Exposition Center. This property is owned by the State of California, and the City has limited permitting authority. However, it is the goal of the City to work closely with the State to ensure that the impacts associated with the development and use of this site are appropriately addressed and mitigated. Of particular concern are traffic -related impacts and land use compatibility. The maximum allowable floor area ratio for this designation shall be 0.10. The compatible zoning district is I&R. GENERAL PLAN/ZONING RELATIONSHIP The relationship between the 2000 General Plan land use designations and zoning districts is shown in Table LU -9. This table indicates how properties should be zoned to be consistent with the General Plan Land Use Plan Map. As presented in the table, there are 15 General Plan land use designations and 21 zoning categories. HOUSING AND EMPLOYMENT PROJECTIONS Providing a land use arrangement that encourages a correlation of employment and housing opportunities is a local and regional responsibility. Providing sufficient commercial land to support residential development is primarily a local responsibility, although commercial uses which serve regional needs are provided as well. Sufficient land must also be established to meet the recreational needs of the local community, although regional needs are often accommodated by land within individual cities. Refer to Table LU -3, Population, Housing, and Employment, to review historical data for Costa Mesa's population, number of housing units, and employment opportunities. TABLE LU -9 GENERAL PLAN/ZONING RELATIONSHIPS General Plan Designation Description/Discussion Consistent Zoning Classification Residential Low -Density Residential Residential development with a density up to 8 units per acre. R1, PDR -LD, I&R, I&R-S Medium -Density Residential development with a density of up to 12 units per acre. R1, R2 -MD, PDR -MD, I&R, Residential I&R-SMU High -Density Residential Residential development with a density of up to 20 units per acre, R2 -MD, R2 -HD, R3, PDR - HD, PDR -NCM, MU I&R, except the density in the PDR -NCM zone is 25 to 35 units per acre I&R-S Commercial A complementary mix of commercial and residential and zoning Commercial—Residential along Newport Boulevard. Typically, individual parcels would be AP CL, C1, P, PDC, R2- R2-HD, MD,HD, PDR -MD, developed as commercial or residential. The maximum residential density is 17.4 units/acre. PDR -HD Neighborhood Small, well-defined commercial areas designed to serve local CL, Cl, AP, P, MU Commercial convenience and service needs of adjacent residential areas. General Commercial Large shopping areas along major transportation routes servicing CL, Ct, C2, C1 -S, PDC, AP, both local and regional markets. MU P LAND USE ELEMENT • PAGE LU -45 Costa Mesa Gen~ General Plan .- •Classification .- Consistent Zoning Major shopping, service, and office facilities designed to serve Cl, C2-, C1 -S, PDC, AP, Land Use Dwelling Units Dwelling Commercial Center citywide and regional markets. Complementary residential uses are PDC, P 2,167 permitted in the PDC zone. Regional Commercial Large concentrated shopping centers of a regional scale. PDC Center 21,455 Urban Center Intensely -developed mixed commercial including offices, retail PDC Commercial shops, restaurants and hotels. 42,469 Cultural Arts Center Intensely -developed mix of commercial, office, and cultural arts TC uses. Industrial Light Industry Manufacturing, distribution, and service industries located on small MG, PDI, CLMU sites. Industrial Park Planned, large site research, manufacturing, office, and industrial MP, PDI, CL development. Other Golf Course Public and private golf and country club. AR Public/Institutional Government offices, hospitals, educational institutions, cemeteries, I&R, I&R-S, P parks, and other public facilities. Fairgrounds Orange County Fairgrounds and Exposition Center. - I&R Table LU -10, General Plan Residential Land Use 2020, and Table LU -11, General Plan Non -Residential Land Use 2020, presents data regarding Costa Mesa's growth by land use category for the year 2020 planning horizon. TABLE LU -10 GENERAL PLAN RESIDENTIAL LAND USE 20201 ResidentialGross Acres rrr Existing 2020 Land Use Dwelling Units Dwelling Units Single-Family2 2,167 19,122 19,576 Multi -Family' F71,842 21,455 22,893. Total 4,009 40,577 42,469 Notes: ' Based upon OCP -2000 projections, Center for Demographic Research, California State University, Fullerton, 2 Includes Low -Density Residential General Plan land use designation. ' Includes Medium -Density, High -Density, and Commercial -Residential General Plan land use designations. PAGE LU -46 • LAND USE ELEMENT criteria for approving deviations from the FAR standards may be established by policy of the City Council. LU -1E.2 Development Plans shall be required for all phased development and approvals and shall be approved by the Planning and Transportation Services Divisions prior to the issuance of building permits. LU -1E.3 Development Plans shall include an overall buildout plan which can demonstrate the ability of the circulation system to support the proposed level of development. LU -1 EA The City shall continue its annual preparation of the Development Phasing and Performance Monitoring Program. operations in any mixed-use overlay area. Objective 1-1.1-1F. Establish policies, standards, and procedures to minimize blighting influences and maintain the integrity of stable neighborhoods. LU -117.1 Protect existing stabilized residential neighborhoods, including mobile home parks (and manufactured housing parks) from the encroachment of incompatible or potentially disruptive land uses and/or activities. LU -1F.2 Actively enforce existing regulations regarding derelict or abandoned vehicles, outdoor storage, and substandard or illegal buildings and establish regulations to abate weed -filled yards when any of the above are deemed to constitute a health, safety, or fire hazard. LU -1 F.3 Continue code enforcement as a high priority and provide adequate funding and staffing to support code enforcement programs. LU -1 FA Ensure that residential densities can be supported by the infrastructure and that high-density residential areas are not permitted in areas which cause incompatibility with existing single-family areas. LU -1F.5 Provide opportunities for the development of well planned and designed projects which, through vertical or horizontal integration, provide for the development of compatible residential, commercial, industrial, institutional, or public uses within a single project or neighborhood. GOAL LU -2: DEVELOPMENT It is the goal of the City of Costa Mesa to establish development policies that will create and maintain an aesthetically pleasing and functional environment and minimize impacts on existing physical and social resources. Objective LU -2A. Encourage new development and redevelopment to improve and maintain the quality of the environment. PAGE LU -50 • LAND USE ELEMENT