HomeMy WebLinkAbout06-33 - Adopting the 19 West Urban Plan SP-05-07RESOLUTION NO. 06-33
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTING THE 19
WEST URBAN PLAN SP -05-07 FOR AN
APPROXIMATELY 103 -ACRE AREA GENERALLY
BOUND BY 19TH STREET AND VICTORIA STREET
(NORTH), SUPERIOR BOULEVARD (EAST), AND THE
CITY'S CORPORATE LIMITS (WEST/SOUTH)
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 -05-11B 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, the 19 West 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 a mixed-use overlay district in compliance with the
City's 2000 General Plan; and
WHEREAS, the 19 West Urban Plan establishes mixed-use development
provisions for the mixed-use overlay district generally located within an
approximately 103 -acre area bound by 19th Street/Victoria Street (north),
Superior Boulevard (east), and the City's corporate limits (west/south); and
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; 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, 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
WHEREAS, the Planning Commission recommended City Council
approval of the 19 West Urban Plan by adopting Resolution PC -06-18; and
WHEREAS, the Costa Mesa City Council adopted General Plan
Amendment GP -05-11 B and the Initial Study/Mitigated Negative Declaration by
separate resolution; and
WHEREAS, the Costa Mesa City Council adopted Overlay Zone Petition
R -05-06B by separate ordinance; and
2
WHEREAS, the Costa Mesa City Council deems it to be in the best
interest of the City that said 19 West Urban Plan be adopted.
BE IT RESOLVED that the Costa Mesa City Council hereby adopts the
19 West 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 19 West Urban
Plan SP -05-07 will become effective upon the effective date of the Overlay
Zone Petition R -05-06B.
PASSED AND ADOPTED this 4th day of April 2006.
ATTEST:
Cit Clerk of the City of Costa Mesa
t
K
Mayor, City of Costa Mesa
APPROVED AS TO FORM:
y��A')
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. 06-33,
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�d' ex -officio Clerk of the City
Council of the City of Costa Mesa
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CnitNCtl ORAFT. MARCH2O06
HISTORICAL CONTEXT
The Cdy of Costa Mesa was incorporated in 1953.
The Westside was among the earliest areas in the
City to develop and is characterized by a diverse
papulation, land uses, job opportunities, and
housing choices. Some positive aspects of the
Westside include its diverse land uses end
convenient access to Fairview Park, beaches, and
other recreation areas.
The Westside area is located as {allows:
Fairview Park and the Costa Mesa Gulf Club to
the north, the Santa Ana River to the west, the
City of Newport Beach to the south, and Harbor
Boulevard and Superior Avenue to the east. The
area contains approximately 1,788 acres, or 2.8
square miles (see Figure 1).
The Westside Specific Plan was prepared in
October, 2000. While this planning document was
not formally adapted, some of the revitalization
strategies in the plan have been used as a guide
to stimulate area -wide improvement. In addition,
the Westside Revitalization Oversight Committee
(WROC) was convened to recommend
revitalization strategies and identify specific
areas for further improvement. The
recommendations of the WROC assisted the City
Council in identifying the Live/Work Overlay Zone
and providing policy direction.
Rwlaft,,Aia to ath, Westside Urban Plans
The Westside Implementation Plan was adopted
in March 2005. Three Urban Plans were created
to establish ,arley zones in specific areas of the
Westside: (1) 19 Wast Urban Plan, (2) Mesa
West Bluffs Urban Plan, and (3) Mesa Wert
Residential Ownership Urban Plan. (See Figure 2.)
Each Urban Plan provides guidance to prop"
owners and Developers for new development and
redevelopment. All together, these plans will
provide a framework for major private market
reinvastment and improvements for the
Westside. However, the Urban Plans avoid being
excessively restrictive by not dictating
architectural design guidelines ar establishing
exterior building calors.
Figwel V""n'Map of Westside
F9are 2: Identi{cation of
threes_ nofc Urban Pho areas
to, novnxGmtion of 6Y Ibie
kenr=ap
URBAN
19
& I U -ab pa l
PAGE I
rnrrnrCn nz?A - Md RCH2O06
WROC. COMM 17EE
Many cities face similar situations where
incompatible land uses are located side-by-side,
and where public safety programs are
consistently being impacted by a high demand for
services from cercentratod problem areas within
the community. These problems Often tend to
spread, thus impacting adjoining neighborhoods or
business areas. In August, 2003, the
Redevelopment Agency appointed 40 members to
the Westside Revitalization Oversight Committee
(WROC). The WROC. objective was to build upon
Previous work completed by the Community
Redevelopment Action Committee (CRAG).
Through the efforts of an intense citizen
participation program, the WROC assisted City
Council/Redevelopment Agency in developing a
lorg-term vision for the Westside.
Citizen participation was a criticpart of the
Westside Revitalization Program. The City wished
to encourage all residents, especially those living
adjacent to industrial properties, to participate in
its planning process. In addition, other
representatives from the business community
were invited. The members of the Westside
Revitalization Oversight Committee consisted of
representatives of the following groups:
• Homeowners
Industrial Business and Property Owners
Rental Property Owners
Commercial Business and Property Owners
• Residential Tenants
Community Service Organizations
The public participation process was based an the
premise that community planning begins with open
communication and the excharge of information
and ideas. With this exchange, a comprehensive
revitalization plan could be develaped which had
both effective actions to implement in the short-
term future and also broad public support.
The WROC provided all persons interested in the
Westside with the opportunity to participate and
provide feedback on what they envisioned for the
future of the Westside (Figure 3). This concept
was unusual because seldom is a committee
encouraged to have a large membership.
However, this committee of forty members
proved that multiple diverse opinions said interest
groups could come together to provide valuable
input to its City leaders. This was demonstrated
by the WROC through their intense commitment,
a strong desire for change, diverse
representation of the community, and numerous
varying ideas and opinions. Compromise was not
easily adiieved, but when reached it was
supported by a supermajority of the membership.
The WROCe fine! report and implementation plan
are significant since both documents represent
the consensus of this 40 -member committee
The City of Cast. Melds Redevelopment Agency
and City Council used the WROCs findings and
recommendations in their decision-making process
to identify the Urban Plan areas and to apply
&.neral Plan land use policies promoting mixed-
use development (Figure 4).
Anaheim Avenues,ith sfour-s`ory height limit
in the t' thirowhaut the area
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PAGE 2
COUNCIL DRAFT. MARCH 2006
Jbb&,fv,x, 19 W t U ba P/ Area
On March 15, 2005, the Costa Mesa City Council
unanimously approved several revitalization
strategies aimed to improve the Westside. City
Council identified the 19 West Urban Plan area as
a commercial/residential hybrid overlay area.
This area is north and south of West 19" Street
and the area between i,lewport Boulevard and
Superior Avenue. The Zoning Map was amended
on (date pending] to reflect this overlay zone for
the plan area.
The 19 West Urban Plan area is approximately
103 .,as in size. Same major roadways in the
plan area include West 19`x' Street, West 17"
Street, Superior Avenue, and Placentia Avenue.
Aabrtion o,` the Urban Plan
On F 6 13 and March 13 2006 Planning
Commission conducted public hearings on the
three proposed Westside Urban Plans The
Planning C (F' 5A) reroWed these
plans at a total of five study sessions and two
Dub[ic hearings and unanimously recommended
I afthe ain't.City C.u,cil.
on rdate to be determmadl City Council (Figure
5B1 adooted the 19 West Urban Plon.
PLANNING
COMMISSION (Fig veE
g&w ubopim
CITY COUNCIL (Fbguress)
County! menrlrr Go,ry Monmhae
PAGE 3
COUNCIL ORAF(, MARCH 2006
Pwnasr of Over/ov Zanina
Overlay zoning is a useful tool in promoting the
lorig-term goals of the 19 West Urban Plan. By
giving a plan the weight of as, an overlay zoning
district helps ensure successful implementation
of the plan's strategies. The overlay zone applies
zoning provisions to the 19 West Urban Plan area.
When activated by an approved Master Plan, the
underlying zoning district is superseded by the
zoning regulations of the 19 West Urban Plan,
unless otherwise indicated.
The 19 West Urban Plan does not propose any
major intensification of land uses. The emphasis
is an improving the Urban Plan area by providing
visual enhancement and encouraging the
development of mixed-use urban villages along
specified areas of W. 17th Street, W. 19th
Street, and Superior Avenue.
Thus, future traffic will be supported by the
Genarai Plan roadway network. In this regard, it
should be emphasized that the 19 West Urban
Plan would not redirect traffic to any
neighborhood streets in the area, midi essentially
maintains the existing traffic patterns.
With regard to the Commercial/Residential
Overlay Zoos, the 19 West Urban Plan implements
General Plan goals/objectives/policies for mixed-
use development by regulating allowable land uses
and de elapmeot standards.
The objectives of the 19 West Urban Plan
include:
• Identify detelopment regulations to realize
the vision of the Urbaa Plan. These
regulations address mixed-use development
standards as well as public streetscapes and
urban design improvements and amenities.
< Prowds a Load Use Motrin of 91moble
uses that recognizes the development
potential of the plan area and the need to
sensitively integrate new development with
the surrounding areas, and therefore,
promote both resident and business
community confidence in the long term.
Eneanrvge Commerro//<'zsiderNial mined -
use de,iciamant that combines residential
and nonresideatial uses in a single building
(vertical mixed-use development) or in
proximity on the same site (horizoatcl mixed-
use development). This type of development
includes office, retail, business services,
personal services, public spaces and uses, and
other community amenities to revitalize the
area without exceedim the development
capacity of the General Plan transportation
system.
Athxct mare residents and merchants by
allowing mixed-use development in a single -
use zoning area - specifically, vertical or
horizontal mixed-use development offering
first floor retoi Voffice and upper stony
residential condominium units.
• Eazauroge adapt!, rears of existing
industrial or commercial structures which
would result in rehabilitated buildings with
unique architecture and a wider array of
complementary uses.
St{mu/ate imgrota9renf in Min 19 Wrst
biiban Plan arca through well-designed and
integrated commercial/residential mixed-use
development that is compatible with the
surrounding existing development.
•
Most demand fm a new housing type from
artists,designers, craftspeople, professionals
and small-business entrepreneurs.
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PACE 4
COUNCIL DRAFT, MARCH 2006
The 19 West Urban Plan area is characterized by
a wide variety of land uses. The plan area is
composed of the fallowing General Plan land use
designations:
High Density Residential
Neighborhood Commercial
General Commercial
Commercial Center
Light Industry
The plan area consists of the following zoning
classifications:
R3 - Multi -Family Residential
CL- Commercial Limited
Cl - Local Business District
C2 - General Business
MG - General Industrial
The General Plan land use designations (Figure
9A) and Zoning districts (Figure 98) are shown.
The West-ude's primary uses are single- and
multi -family neighborhoods, and industrial uses.
The single-family neighborhoods are located
north and south of 19'" Street and, in same areas,
we undergoing increased renovation activities -
Multi -family neighborhoods we found throughout
the Westside, with a substantial number of units
both north and south of 19s' Street. The
industrial areas of the Westside are
concentrated south of 191" Street and alang
Placentia, north of 19u` Street.
Multi -family residential uses are located adjacent
to general commercial arose in the 19 West Urban
Plan area. Light industrial uses are located along
Superior Avenue, Placentia Avenue, and West 17'"
Street. There are approximately 680 dwelling
�AlUzbw rk
units (general estimate only) located in the plan
area. A wide range of land uses are shown in
Figure 8 below.
Figure e: Co//ection ofs/teyhotosofruidentla/
sfructuresarrdemishng barincsser in l9 DYen UManF/an
PAGE 5
.ON rARK
LIm�IlrrallI lllIak_IIH
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Legend
MGeneral Commercial
Light Industry
® Neighborhood Commercial
High Density Residential
Commercial Center
Miles
00.03307 0.14 0.21 0.28
T
a FIGURE 9A
G)
in
> 19 West I, Urban Plan Area
General Plan Land Use Designations
PAGE 5A
FIGURE 9S
19 West ,oa Mixed -Use ®verlav District
Legend in
, N
Multiple Family Residential (High Density)
Multiple Family Resitlentiel
Local Business
we
General Business
Commercial Limited
v ”" 'tex"�,�
Gerard Industrial
Le U
Imitard. al and Reareatisnal
19 Wast Vlllage Mked-Use Oval Gel
COUNCIL DRAFT, MARCH 2006
PLANNING PROCE55
It is the express intent of the 19 West Urban
Plan to allow existing businesses to continue to
operate and expand consistent with existing
General Plan and zoning requirements.
Opportunities for mixed-use development in the
19 West Urban Plan area involve properties that
may be redeveloped, rehabilitated, or adoptively
re -used.
The land use regulations for mixed-use
development may only be activated through an
approved Mined -Use Molter Plan. Specific
mixed-use development regulations supersede
those of the underlying zoning district (e.g.
commercial and industrial), unless otherwise
ndimted.
Mixed -Use development proposed in the 19 West
Urban Plan ore, requires approval of a Master
Plan pursuant to Title 13, Chapter 11, Planning
Applications, of the Costa Mese Municipal Code.
in accordance with City procedures, the Planning
[.,mission reviews and considers Master Plans.
Refer to Section 13-28(9), Master Plan, of the
Zoning Cade regarding the review process far
preliminary Master Plans and amendments to the
Master Plan.
A deviation from the 19 West district's
developmem standards (as shown in Table A of
the 19 West Urban Plan) may be approved
through the Master Plan process provided that
specific findings are made pursuant to the Zoning
Code.
Figur ld F1,%ohart ofmasterf
processing time.
Master Plan for Mixed -Use overlay Project
J9
et urawaw
Timelineo
About 4 months
PROJECT sYIpmn-TAL
Week I
Week 4
Week 5-8
Week 9-11
Week 12-13
If denied, six months belbre similar
application can be submitted
Week 14
PAGE 6
DEFINITIONS
Girs/Wark Laft ar /s'w✓Work Unit. A mixed-use
development composed of commercially- or
industrially -oriented joint work and living
quartersin the same building, where typimlly the
primary use is a place of work and where there
we separately -designated residential and work
areas. A live/work unit consists of the fallowing:
(a) living/sleeping woo, kitchen, and sanitary
facilities in conformance with the Uniform
Building Code and (b) adequate work space
accessible from the living area, reserved for, and
regularly used by the residwr i(s).
Ataster P1an. The overall development plan for a
parcel or parcels which is depicted in both a
written and graphic format.
Mixed-use deesiaimwat - Hm-iaontaL A type of
mixed-use development where nonresidential and
residential uses we located adjacent to one
another an the same or adjoining lots of the same
development site and we typically sited in
separate buildings.
Mimd-use devaluimnnt - Vertical. A 'type of
mixed-use development where nonresidential and
residential uses we located in the same building
and where the dwelling units are typically located
on the upper levels and the nonresidential uses on
the lower levels.
Mimd-eee oteriay inning ditrict. A zoning
district superimposed over a base zoning district
which modifies the regulations of the base zoning
district to allow mixed-use developmwrt. 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.
Nomssideatiai aangeorent. Areas of the mixed-
use development including, but not limited to,
commercial/industrial buildings, work spaces,
storage areas, public spaces, and parking areas
primarily or exclusively used by the tenants of
the businesses.
QreAoy Zone - Zoning district that applies
another set of zoning provisions to a specified
area within an existing zoning district. The
Overlay zone supersedes the zoning regulations of
the base zoning district, unless otherwise
indicated.
Residential camianent An. of the
mixed-use development, including buildings,
habitable spaces, common spaces, recreational
facilities, and parking areas primarily or
exclusively used by the residents of the dwelling
units.
Urban Pian. An implementation document
adapted by ordinance 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
Cities 6eneral Plan. An Urban Plan is designed to
establish the vision, development framework, and
histarical/local context for a specified won.
o2l
Led urbigR
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PAGE 7
COUNCIL DRAFn, MARCH 2006
Nf.4TICgF JASXfD-/JS£ DE✓£LOPk1EJVT
Vertical mixed-use development involves
nonresidential and residential uses located in the
same building, where the dwelling units are
typically lamted an the upper levels and the
nonresidential uses on the 1. levels.
VERTICAL NIXED -USE ILLUSTRATIVE
The following live/work development is a
representation of a project that may be
constructed in the plan area.
Project Site: I acre
Project Type: Commercial Building
A Twa-Bedroom
Residential Units
No. of Stories: 3 stories total
Commercial Consonant
Building Size:
6,777 sq.ft.
No. of Stories:
one story
Parking:
27 commercial
No. of Units:
Parking spaces
Parking:
(4 spaces/1,000sf)
Residential Comvore&
Unit Size:
1,200 sq.ft.
Two-bedroom units
No. of Staries:
2 stories
No. of Units:
37 dwelling units
Parking:
93 parking spaces
(Each unit has enclosed
garage)
FAR: 1.17 FAR
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f/oar acrd teiro-6edraom emits on the upper Koen. A//gorkingproN�dan thegroemd/ewJ.
PAGE 3
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1L T
XOOSE ° OOOOOEBOH OOCHTECTS
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COUNCIL DRAFT, MARCH 2006
HORIZONTAL MIXED-USE DEVELOGAfENT
Horizontal mixed-use development inwlws
nonresidential and residential uses located
adjacent to ane another on the same or adjoining
lots of the same development site and are
typically sited in separate buildings.
VERTICAL MIXED-USE ILLUSTRATIVE
The fallowing Iive/wark development is a
representation of a project that may be
constructed in the plan area.
projeat Site:
2.s
Project Type:
Commercial Building
&Three -Bedroom
No. of Stan.:
Residential Units
Na. of Stan.:
3 stories total
Commercial Component
Building Size: 4,620 sq.ft.
No, of Stories: ene story
Parking: IS spaces required
34 spaces provided
(4 spaces/1,000sf)
Residential Campanent
Unit Size:
2525 sq.ft.
Thee -bedroom units
No. of Stan.:
3 stories
No. of Units:
20 dwelling units
Parking:
60 parking spaces
(Each unit has enclosed
garage)
FAR: 0.64 FAR
Figure l3: I//uslmNve �➢le ofAwimntalmixed-ure c4�c{opment withafrees2ndlfg
cammercia/build"ng surrovndedby three-bedroom resde� /ui6ts.
p
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PAGE 9
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COUNCIL DRAIFT, MARCH 2006
cz
• • 'ApII``s■7 ' • The land use regulations for allowable mixed-use development are activated by a Mosher Plan. The development reguldrHans of the base Zoning district shall be superseded
41\ by those contained in the 19 West Urban Plan, unless otherwise read (Table A, Development Standards).
TABLE A -t9 WEST DRBAN PLAN
MLYED-DSE DE V ELOPMEtIT
DEVELOPNIENT STANQADS
pEVELOIMU;NT STANDEM
Drainers Rom developmmtsmndatls maybegmnodlhmnghthemasterpl-
DEVELOPMENT SPANTIABDS
appmval process wish wnsidediumn to reiang development configuration,
ompahblity afadjecent ims, inclusion Ofpederean-onmted space, and/or mehisice
I T/.f@' "d I" wlhe meadu
derall. nat1 Tti 10% Il be I, addition to anv
ofammides Nong dmsaxetside
Maumnm Floor.4rrs Ratlo for min a l use
developmentproject Deluding residemill
roes)
M.rum. 200 R mer d ll it fasideddle cantragerisM
• Coreare—ii Base Zoning Diar,t
I0 FAA
• haust Bre, Toning Diseict
LO FAR
Miniream Floor Rea Basis far
asyse. Conmwn spm space may be distributed throughout the deldha ial component
mnardmtial ..pan-, nfdevelop-1
of Ne miutl-use devdopmmtaidneed mtbein singlelarge area Card-impm
• Comnvsalel Base Zoning Duhict
0, 15 FAA
IndeasiUDaze Zonn•.g Dahict
0.175 FAR
Memll Maximum Building Height far
4Anneal h5 feet
N[Nod-Use Pmjxt
(Roofgardensnemces m m-Aric development sm,eir shall not benerridereda
B ONT BU1LU-iOLINE 4NB SETBACBS FOR MALY BUILDINGS ANIS ACCESSORY BNLDINCS
an,
• Max. Bulding Hdght Por
2smdea/40 Ret
Nomesidendal Component
Max. Building Height A'Nsidmdal
4 mnaI60 feet
Componmc
(Lock, as defined in Section 13m of Ne Zoning Cod, without e#enor ascus eM
hanng only clerestory xdndows will not be regaMod as a.aory
Awes
Andirsehatl-B,tested ormaled, nor containanyelechical wilds orapemble
dualovis. Atticsabwet cmaaimumnumbvof,lona ShellbeminRgalpartofthe
bnildingmoflinenntl na[appeu as an additionelstoryon anybnildingdevahon.
• Abmmngapublicntle.
Windows in enyawcrya¢ above Ne maximum number ofsbnessM1all bcinudental
10 fel aWng Anubtlm Avenue, hadusNal Way, MOmuvin Avenu, Marianne
and limimd R adounasrylu
Maximum Lot Cov rage
Avenue, Poroma Avmuq Supenar Blvd,Ycbne S[, W: IG°Strar,W IT°
90%
PAGE 10
TABLC A -19 NBST URBAN PG4V
MIXED-USE DE)`EL0Pb1ENT
DEVELOPMENT SPANTIABDS
Mnimum open Space
Developmm[Lt
I T/.f@' "d I" wlhe meadu
derall. nat1 Tti 10% Il be I, addition to anv
seeklentridersorad tl dderl
Aesieadal Open Spam.
M.rum. 200 R mer d ll it fasideddle cantragerisM
Mis mart ono does get early1' ehvnrk undand
Residmtiul cpm space may be any mmbhadd.. ofpHr,D and mmmon cpm space
asyse. Conmwn spm space may be distributed throughout the deldha ial component
of Ne miutl-use devdopmmtaidneed mtbein singlelarge area Card-impm
spaceartss maybesaEsEedbyw roofgartlms, coa recreztiouaNeimre
mandruonal Bolin. &aEning swimming pools, order and cont, game
families. Printer tem space may be provided for each dwelling mit above Ric with
RnorN we ame of. ria., pato or Merely.
B ONT BU1LU-iOLINE 4NB SETBACBS FOR MALY BUILDINGS ANIS ACCESSORY BNLDINCS
MimmumdisGneesgiveo, unl¢c othemnsewred. ARArdboust nominee¢ to dera lopmentlotc mam¢sured Ram dre uldmaa
pmpd,, line shown on the Muter Plan ofHghways
Inceised side Intl rcnsetbaclm may be requinedp.--I or Uni Arm Building
Codere'ie mend.
FmlRBulld-Ta-Lime
• Abutdn,,rwcso'eet
Bmld-Torline of to (e& along all public strs¢
Side Snbaek
Interior
at,,
• Abmmngapublicntle.
10 fel aWng Anubtlm Avenue, hadusNal Way, MOmuvin Avenu, Marianne
Avenue, Poroma Avmuq Supenar Blvd,Ycbne S[, W: IG°Strar,W IT°
Soeet 5 Rat for all other stories
. sharing a publicly l di®htlalley
5g,
• Abuaing residential zone
ea Ret
Eeer, Stlback
• Abettingapublmeads[
10f abngallpublitims.
• Aldnargresideret none
10R r
• All other man proper rlma
0Rer
PAGE 10
,BLE .A-19 NESP UI2B)N PLAN
Ml)Ad)-[ISE DEVELOPMENT
Disdn¢belwemetumbuildings Mininum to focadmanwbelween mainbaldmgs on lhcmmesite.
Distancebetweenaccessocystlnctues. Minimum 66aC distance between acoessmysnucnues and main bolldiugs.
PAAEN'G
(I) Vehicle pmkiag is required either an-siR or on, mother IofrviNi. a diads. draped ...,able by the Planning Centauri— A
recession in the which, parking regaittlmen. shall be deWaivW as outlined in "City of Calla Mesa Procedure for Demrrsbdrg
Shared Parking Requ otments." The parking reduction for the mieanl-use development pmject and may be approved in constipation
with the master plan approval.
(2) Pushing spaces shall be integrally despised Por nonresidential and asidsofig ones by Ne use ofpo4•np pavenent markings,
and-pbysibal separzfioa The parking area deal, ropy indutle Ne use of altemative rearlting ¢dmtgose such as mahanced trucked
p pug Va. m sadutyparking n:quirements, mbjecr to review card approval by the.Planning Commission. Parking design shall
ahs, wadder the use assonant' -In— and axils, or a designated lan, for residents, m deal ... ideass me rot ramfing in line behind
shop,a. or movies, PazY ng anucturessha11 be a¢hr,sionady inrepled with the p ,jell design.
(3). Post -g nuances shall be seemed fmm an" an as, level and ineluee ... a muni detailing sa work landscape, os similar'
neral features an enhance the pact arcade Screening a paiking shvcNse sculls above shoot gide is eucoumged aum:gh the ow of
wean or aseW2cNral scrcenian detail that is compatible with the pujus, _
Npmesdantal Component
Commercial srinduetrial Uses 111. PaM1ing requirements mr crmmecial or Indusvialor. shall complywilboft-
trst parking «quiremens for nseresidendi d uta in the base sons., district.
See Table 13-91, Nomaiisind Parking Standeds in the Zoning Coda
Residential Component I I. Parking requirements for dwelling units in a mixed-usedevelopment shall be
applied as Wllmvs:
dwelling Unlr Tennn[Parlting Guest Peru.,
EpAenpa).
SNdip/LoR/Bachelor
1 o space
5 guert
I Bedmnm
Ls spat.
5ga.t
2 Bcous
z.l rya.
syvert
3 Bedrr.
z.5 sp..s
sgnat
(la) Aa,peed Tenant PaAminimamaf5opemmrpfthebtalnumba
of psrking apace required for the dwelling units shall be cwmed, with no less
-has 1coved assigned park. ace being novided for each dwell`, -in
I&I Urhm am
TABLE A - 19 `VEST rllf BAfl PLAN
MIXED-USEDEVELOPbD.NT
DEVELOPMENTSTANDARDS
SIGNAGE
A Placned Siping Pmgam is required Total srm aped frlsgnding signs may no¢crecd 5U plural allowed sign"' per star's
Con, pr uantW the LRyb sip Ordinaries,
Well signs shall tion eveed one sgwre Post of sign area Cm ezah linea foot of
Buld.. Wall Sign
building frontage an pmdsa thereoC
Freestanding Sign earn, Placevlia Aveme, Monoimum 25&et in height including the base
vve,
Poroma Avenue, Anaheim, Am
Sopedor Blvd., 19'e StreetV mStmet
Freestanding Sign along all caper public Mavmom 7 acct in hdghtiazNding the base
ores of all ficaraars, ndipr siersnot may not ental allowed sigo
Sign On laic—
ea pe sweet fianmge pmsuan[ m the Citys Sign ONinanm
.a.
P001S AND SPAS
Above-yromd pools and spas shall net be liwred in the aquiretl Gput setback Som a public s,cen and an, mlbjeawtoorep and title well
stlhazl¢tbr mainshucmes. Adtlitimalslbazl¢maybeappliceblepossmnrmlhtiform Belding Ede rc
PRQACT.rONS byloctionspordepth pfp 1 adaglee¢-)
Asofre'Fsve,(guanine,, Awnmg 2Get 6 muses mN requuW side setback or budding reparstion area
II Ina required front on on, setback
Open, mmclnssl areave ys. 2 feet 6lath. in. required setback area
Chimneys ,feet a,,wem a—. building height,
Piupson, zfee `tiro re9stired aathaok or building smaretisaare
ADDITIONAL DEVELOPhIENT 51'.4NDAIIDS
Cummsninteresu Doicarpmerts
pacri d.
Pseeptios: Small rut singly fo ly demchetl wmmon-ivtuatdevelopments orevotpnmitled.
PAGE 11
CnlINCII tIRAFT I4ARCH2006
DENSITY AND INTENSITY
Da dy and Imtommody of Mixed -Vs.
D.w Iuponent
The flaoraree ratio and vehicle trip generation
work in concert to ensure that new develapments,
as measured by average daily trip generation, do
not exceed the mpadty of the circulation
system.
M cennuon A 11anxP5l In tensitr(Flo orvArea-Ra
tio)
Intensity in mixed-use devalapment is measured
by floor -area -ratios which determine the
maximum amount of mixed-use development that
is allowed on a let or parcel. Intensity is
therefore not exclusively measured by the
number of dwellirg units per acre of land.
Any increase from the maximum 1.0 FAR (up to a
maximum of 1.25 FAR) or any decrease from the
minimum FAR standards may be approved if
appropriate findings mn 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 11 of the Costa Mesa
Municipal Code.
Table B provides maximum FARs for mixed-use
development and average daily trip generation.
Table a
PARI for Mixed -Use Develepmsnt
standardnese
Devtlapment7FAR0.1T5
dustrial
oning
District
Maximum Floor -FAR
area -ratio far
mixed-use
development
project
Minimum Flaor-75
FAR
area -ratio far
nonresidential
component of
development
Vehicle Trio 6enerotion
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 traffic (intensity). The
Urban Plan intends to stimulate development that
both provides for the critical mass with
exceeding the development rapacity of the
General Plan transportation system.
It is anticipated that as mixed-use projects
develop over time in the plan area, overall vehicle
trip generation will decrease when compared to
mare traditionally zoned and developed
properties in Costa Mesa.
Cameral plan Canformaaa
The 19 West Urban Plan is consistent with the
following 2000 General Plan circulation policies:
LTR-IA.B Encourage fire integration of
compatible land uses and
housing into mglor
dew:lopmentpraje to to
red. rehic/e use.
LTR -JAS Encourage 6aworfPlan land
uses which goo orate high
traffc volumes to be located
nem major transpor#ion
rorcidors and public troru'it
foci/r'ties to minimize vehicle
ase,, "'Noonan, andde/ay.
LTR4A.16 Maird'ain balance between land
use and circ✓/anon systems by
phasing new de alapment to
leve/s that. be
accommodate by roadways
e ,tag orpMnned to exist at
the Nae ofocourltian afeach
phos, afdi, uelopment.
T fi,Stud✓ (R i ed as determined by
T ati Services Diw"sw
The primary objective of new developmerd',
redevelopment and adaptive rause of the
properties in the 19 West Urban Plan area is to
revitalize the area without axceedlno the
development capacity of the General Plan
transportation system. Independent traffic
studies may be required by Transportation
services Division if there is a petertial that the
proposed Master Plan would adversely affect
roadway conditions.
6)&r Urban Plan
PAGE 17
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
as 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 canditlore1v permitted in
mixed-use development including liw/work units.
Similar to the role of a land use matrix in Planned
bevelopmerrt Commercial (PDC) and Planned
Develooment Industrial (PDI) zoning districts.
the Urban Plan land use matrix provides a distinct
listme of allowable uses that is customized for
mixed-use development pro leets.
For example uses permitted by right in a mixed-
use develapmark are considered compatible with
resdznYal uses on the same developmerd site.
These permitted uses may irclude artist studios
retail stores neiahborhoad arocenv stores,
coffee/sandwch shoos and neighborhood dry
cleaners Condt'anally permitted uses may
include photography studios Physical fitness
facilities dance studios, or movie theaters.
9 eday. same uses-Im.y-�=�. .�Earzd
epeve;+sl. While the overlay zone emphasizes
mixed-use development projects, any other type
of mired -use development (e.g. live/work unit)
requires a conditional use permit in the plan area
Tabk C LAND USEMA I&D(
- LA USE MAT=
P= Permitted, MC = Minor Conditional Use Permit, C= Conditional Use Permit
NONRESn]ENTIAL USES IN MIXED -UIS DE -rkEf'"m(ORIZONTAL OR vilgI j
• Restamann/Cafes/Sandwich Shopa
P
Ardm,sculnrors smNos
P
Buda; Eavivgs and lAxaz; and oth¢Financial insdtudons
P
• Bxrboc cdbeamyshops
F
= Commercid vr; GmPhic tlesign
P
Comwt¢mddznpro sing
P
GeceryM¢Imt
F
• Laundry/@yclesninggu tut sues (excludes dry clearing Plmm
P
Off1z a: General
P
= Pbomcopying, Blueprinting-drelered servicer, phom f mhmg
P
Printingandpublishmg
P
• Renu scores
P
Bmldi, c,,Im;11 dw stores(mil)
MC
Cat¢ing
MC
Offsvect pazYing lo¢ and swce�
MC
• Phate anhy: CommermD Pmtzit Studio
MC
Remrdirrg studies
MC
studios: nanr<; Mahal arse; Music, Yoga. eta
MC
• Physical Flows Facilities
MC
Chumhesand oma'plac ewligiousassembly
C
• Civic and conmvnityclubs
C
a na¢nent cenms
E
• Can nu stuns; MMkctc
C
• Liquorslmma _
C
Motioaptmun m-r¢s and otherrheate[s
C
Research a ad development tabcaenis
C
Llvarvo cvNirs
(IfaMaskrPWn antl CCT eppmvatl fc'ial vd wrl�dcvclopmm4 IW gore albvretilc
IVNvodru_vc)
• ANs6, ¢afhptts culptwe studios (vmndwodwg, arni re
P
(ertoratia4 P2mtmap ceamits, [c.)
Rumf Nommro mleme[ bnsiaeses
P
Commercial art, ,,luc design, website designers
p
Corr,. and don nrr
P
Leal. EnOnemng NchiRcwrel:andS
P
Uri— ?f—p— cental admin Icesro business
P
Offices: meffiraVd®nl
MC
Pham h . Commer 1
MC
Pham ohv: Portrait Smdio
MC
I. Purnan[man appmvcdmaz[erplan whicM1 ryecines tbae opmfional cM1arzc[uistio'eM/m location
oP
2. All ethv [spccihed in this¢bleare eitM1crpmFihi[cJ or mxyrtTyirea Conditional Use Pe
d=='inm.
t,as tlecmctlbytM1c
Dev^Iopment 5cry vDiree -
Il mFvvnnino. clacsifianens no[mccifcd in tltis [ablcart not ompa blcwiN Ncmi: bnscaverlaydum
%i9 • '_fid Urhaa flan
Figure 14: Emmp/es
fbue/xsrm'tbal
may be wwabr.AedJr
the mmesldcnNv
mmpaneniaelop ed-
ure dewfopxni
/*Yce La o*y/dryc/em rs
a/faexdiwwm000d.
pon.*awatrefer to
x'9hborhmd dryckawersard
tut mwmxrrad drydeaoirq
pkwlslnw/ving kryescw/e
A,www�usso/tewls''ftge and
c%mrm/c z
PAGE D
!»miry nRdF MARCH 2006
Masser Plan Land Use Matrix
A Muster Plan is reguired to be approved far all
d +r,.jects proposad in the overlay
a. A rt of ih Master Plan approval o
,ralact-d u,a matri,r of permitted
c.oditmoully permitted,end prohibited land uses
'll be identified by f the listin shown in
the Urban Plan land use matrix.
Thus, the f assecret. Ind use matrix
in this Urban Plan is to supersede the more
I' d mot,l. aurraoO, PrWdd in the
Z Code and thereby allow further
^f' t' f uses for a mxed-use Planned
development.
Only the d't' IN onovad land uses would
require subsequent revien, and action by the
Ple,nine Commission at the time the land use is
Proposed. Parking Ms lease space size
restrictions, hours of operations, and other
related conditions of approval would be stipulated
far these conditioniel uses.
After a Master par is upor,vgd. a conditional use
parmt would be referred to the Planning
Commission f 'ew and action if: fll an
pl' t ..kc approval of a land use designated
in the Mastsr Plan Ind use matr z as reauirina a
conditional '+ or !21 so apolic.m seeks
apo,nval of land that requires a conditioml
use i+ ouromot to the Urban Plan land use
tHbemuse it is of listed in the applicable
Most., Plan land use matrix.
Addmaaol L/ r
Other than residential uses and those uses
identified in this Land Use Matrx use that are
prohibited in the base eaning district shall also be
M2h'b't d' lhy distnct All other uses not
specified in the Land Use Matrix may be
considered by the Develaament Services
Director.
Depending upon the project location andlor site
and building design, additional permitted and
conditionally permitted uses may be appropriate
Th.. additional uses shall be considered an a
project -specific basis as a 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.
ARCHITECTURAL AND LAND USE
COMPATIBILITY
New d loyment in the mixed-use averlay
district shall be compatible wth existing
d m t through ver+iml/harizaMal
articulation or architeCural enhancements. In
addition -.he a sed lossing of b 'Id'
n—
da,sbora.rt shall b t' I to the mass
and scale of other struCvres on the same black
The following Incorporated into
the proposed protect:
t Deem, Feat Proposed
development the m' d- se overlay district
shall be c.mw.ibl.'th existine development
through vertical/horizontal articulation or
hit t I h M d I ct h II be
subdivided into sl that s-21222CIL2n i t
the d scale of othertructures on the
some bloc
At the discretwo of the DmI20MIRt Services
Director d in consideration of specific site
characteristics additional or modified
davalbproeot standards and conditions of aapraval
may be added to include be not be limited to,
increased setbacks,d wall height
enhanced I d doth 't, de
�raatments almd at enhancing the compatibility
of urban infill Pmects.
jest. 77th®
PAGE 14
cnMtr.0 naacr MARrx MOO
DISCLOSURES
A mrt f th M star Plan opprowl a condition A co=reb"Mixed-Use Mon'torina Status
f ap m "dl. that the Covenants. R p t° shd b. proared iwa ywrs to
C d't d R Y 'c+'ons (CC&Rs) disdosz the evaluate the results of the Vrban Plan's
existin o'se enviranmerrt and anv odor- I ' t' if assum t' s and/or
t' 'th' and surraundira the d h t Some areas
mixed-use development. th t m b examined would relate to land use
d orchite&ural cOM2&ibilltYissues, suff c'enn
The 's f the CC&Rs thot relates to of ocrkina supply, and mpllance with conditions
dl8closures will be reviewe&cpproved bY the Civ of opprowl.
Att 's ffic. Pri, to recordation A
provision to the CC6R8 will also sYpula'e that anv
subeauent revisions to the MRS related to This
ime st be araved by the City Attornev's
office
Th City Att offbe shall determine the
m..h&sm mpjoed to ensure disclosure of
d tlrg j,s. Fr exa it
'his disclosure is r ,u ,ed as a deed reetri&ion
it would rot need to be included in the CC&Rs.
ig&W Urzim Play
YALE 15
COUNCIL DRAFT, MARCH 2006
A detailed landscape plan shall be approved by the
Planning Division prior to issuance of amy building
permits. Chapter VII, Landscaping Standards, of
the City's Zoning Cade provides on-site landscaping
requirements for mixed-use development.
Developers should include extensive an -site
landscaping, plums and courts, art, fountains,
seating, 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.
Streetscape elements should be linked with the
higher intensity improvements planned for the
Mesa West Bluffs Urban Plan. The streetscape
improvements should also contribute to the
enhancement of the visual quality and value of the
mix of commercial, residential, and community
service uses located along major public streets.
LANDSCAPE
The amount of required on-site landscaping is
prescribed in Tdle 13, Chapter VII, Lcndscapirg
Standards, of the Municipal Cade. All required
landscaped areas, including landscaped areas within
parking lots, shall consist of predominately
California native plants. Following is the
recommended landscape palette for the pian crew.
Other landscape materials that meet the intent of
this plan may be approved by the Planning Division.
LARGE DECIDUOUS TREES
Platanusracemom(California Sycamore)
• Fast growing deciduous tree 50. feet tall.
• Nice nvturalized look with arching
branches.
• Goad tree for wildlife/birds.
Cercidium 1,10"dum (Palo Verde 91.)
• Deciduous tree grows up to 20.30 feet
tall.
• yellow flowers in spring March or April.
• Bare much of the year, but seems to have
nice blue-green branches.
• Takes heavy soil.
FBure 15.Palo Kwde Blue
Cercis occidentufis(Western Redbud)
• Nice small, single or multi -trunked tree.
deciduous, grows to 20 feet tall.
• Very nice magenta flowers along branches
in spring (more when mature).
• Loses leaves in winter, but very graceful
branching when mature and will allow far
more sun below tree for shrubs, ground
cover.
Arctastaphylas refayiasnsis (ManmNta)
• Evergreen tree reaching 15 feet tall and 10
feet wide.
• Showy white flowers in spring end nice
reddish/brown bark
• Nice specimen tree - nice arching
branches.
• Good companion plant is Rhamnus.
Hummingbird attractant.
• Needs only monthly irrigation once
established.
Figure 17' Abnaoaltu
d abaa Plan
SMALL TREE (UNDER 20' IN HEIGHT)
Chnapsis Azearis(Descrt Willow)
• Deciduous,fast-growing tree that grows to
about 20 feet tall.
• Needs summer water (twice monthly).
• Main appeal is the large pink blossams.
Fi9are 15 �.&WNaw
PAGE 16
COUNCIL DRAFT, MARCH 2006
LARSEE✓ER6REEAS
Pinus tarreyarw(Trrey Pine)
• Fast growing evergreen to 40-60 feet
tall.
• Open habit in coastal area and more
symmetrical inland.
• Nice pine in right conditions -seems to
prefer coastal climate.
• Resistantto oakraat fungus.
SHRUBS
Arctostaphy/as Sunset'(Sunset Manzanita)
• Evergreen shrub that grows to about 3' by
6'.
• Dark red bark with white flowers.
• Considered one of cleaner/neater
mamcmitas and compact.
• Tolerates day soil and drought tolerant.
Fee," 5.af&e.iia
Ceanathus(Skylork)
• Evergreen shrub 3-6'x 5 tall, but can be
kept at 3'x3'.
• Glassy dark green leaves with bright blue
flowers in spring.
• Tolerant to summer and garden watering.
Blooms over Zang seaSan.
Rhamnus califarnim 'Ere Case' and Mound San
Bruno'(Coffeeberry)
Nice evergreen mounding shrub that
grows to abaut 4-6'x6'.
Adaptable to most soils and can be
shaped.
Mound San Bruno is a little smaller than
Eva Case.
Goad replacements for Indian Hawthorn,
Photims, Pittosporum, etc.
GROUNDCOVERS
Cemwthusgtariosus (Anchor Bay)
• Crows to 1-1 " tali and 6-8' wide. Very
dense
• Nice blue flowers in spring and good at
holding down weeds.
figura 21: Anchor Bay
Cearrothusgriseus harinant fi,(Yank. Point)
• Mounding ground cover or very smolt
shrub that grows 2-3'910.
• Dark green glossy leaves with blue
flowers in spring.
Baccharis Plyean Pago-(Dam f Coyote Brush)
• 6rows 1 -foot tall and about 12 feet wide
dark green ground cover.
• Stays law and clean. Tolerates bad soil.
9
liad aramp,&w
PAGE 17
COUNCIL DRAFT, MARCH 2006
The following studies shall be submitted with the
projectapplication.
Noise Stud, /ReouiredJ
In the Noise Study, a qualified acoustical engipeer
shall certify that the proposed construction shall
meat the City's Noise Ordinance requirements.
Specifically, residential interior noise levels shall
be 45 CNEL ar less, and residential exterior noise
levels in private open spaceareos shall be 65 CNEL
or less.
The 6enera1 Plan describes the indoor environment
as inclusive of bathrooms, closets, corridors, and
living/sleeping areas of the dwelling unit. The
residential area of a live/work unit is subject to
the interior residential noise requirements.
The exterior noise standards of the City's Noise
Ordinance shall not apply to the following exterior
areas of multi -family residential development or
live work units located within a Mixed -Use Overlav
District approved pursuant to a Master Plan, and
sub'ect to the land use ....lations of the Urban
Plan
(1) Private balconies or patios revardless of
size;
(2) Private or community roof decks/roof
terraces:
(3) Internal courtyards and Iandsmved walkways
that do not include resident-ss,m active
recreational uses such as community pool spa
tennis courts, barbecue and picnic areas.
habitable eevrr.nmant. 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 site.
PHox7 EnvironmentolAssessment (Reauire�
In the Phase 1 Environment Assessment,
disclosure of and measures to remediate onsite
hazardous wastes/substances shall be provided.
Where applicable, a letter of case closure is
required from the County of Orange Health Care
Agency for mixed-use development sites, as
applicable.
Proper design may include, but shall not be limited
to, building orientatio, double pane or extra -
strength windows, wall and ceiling insulation, and
5gure23: C,1Awfionefphotassh1w119
orientation and insulation of vents. Where it is
ou>d and indoor /lying space of mixed
necessary that windows be closed in order to
as°depmentprajecn in the United
achieve the required level, adequate means shall be
Stow..
provided for weliation/cooling to provide a
Wit._ Uzh"Plse
PAGE 13
COUNCIL DRAFT. MARCH 2006
F J rf TrsffiAlulyse, d Annual Traffic
AAorsitoriig
In conjunction with each Master Plan submittal,
Transportation Services staff will analyse the
following: (a) the proposed development project's
anticipated troffe/arculation Impacts an the
surrounding circulation System, (b) the project's
consistency with the Crfy's traffic model far the
affected traffic analysis zone (TAZ), (c) trip
generation characteristics, of other land uses in
the TAZ, and (d) any appropriate mtigation
measures for significant traffic impacts that are
identified. If needed. Transportation Services
staff may require the applicant to provide a
suppl... atal traffic analysis.
Additionally, through the City's annual
Development Phasing and Performance Monitoring
Program, Transportation Services staff will
monitor traffic conditions of the affected
traffic analysis zanes for the plan area to ensure
that traffic generation assumptions are correct
and that the circulation system Is aperatlrg
consistent with adopted Master Plan of Highways
and General Plan goals and policies.
Figure 14
Traffic
Z1.
areol1 eP/ a
'T T fugHE
yE
ti
�—:
it 17117W d ��;i -1 I.xm
to
� Ji I
h-9'-
/
K
Loci
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PAGE 19
COUNCIL DRAP , MARCH 2006
Improvements to both public and private
property will enhance the overall plan area and
make it more attractive to potential Developers
and users. To establish a clearly defined and
visually attractive entry into the 19 West Mixed -
Use District, the City may study and implement,
where feasible and practicable, the folI.wing:
• Public right-af-way and Streetscape
elements such as street trees, street
furniture, pedestrian -styled lighting that
illuminate the pedestrian walks, bollards,
banners, public art, and decarative
crosswalk paving in this area.
Wider sidewalks facing West 19th Street
to accommodate and faster high levels of
pedestrian traffic and also accommodate
outdoor seating for restaurants and
shops.
Streetscape improvements along West
19th Street to visually indicate the
transition from the large-scale, suburban
development at Newport and Harbor
Boulevards, to the urban village scale
development of the 19 West Mixed -Use
District.
Public realm improvements also could be jointly
implemented by the City and the Developer of a
mixed-use development. The Developer's level of
Participation in public realm improvements will be
determined an a case-by-case basis during the
Master Plan approval process. These
improvements are intended to accomplish the
fallowirg objectives:
• Reinforce the identity of the 19 West
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 -scale features
such as landscape and streetscape.
Landscsae in Pubic Richt-of-Wav
Landscape materials have been identified for use
bemuse they do well in the area, are draught
tolerant California native plants, and require low
maintenance. Following is the suggested
landscape palette in the public right-af-way in the
19 West Urban Plan area with Me aneah'on of
any Council -approved plant palette far medians,
such as medians at West 19- and Placentia.
Street Tree:
PlWenusrace/nasa(California Sycamore)
Groundcover:
Ceanothus gloriosus(Anchor Bay)
Shrubs:
Arctastaphylas'Sunset'(Sunset Manzanito)
Streetsmae
Streetscape Improvements include planting
materials (i.e. trees, vines, shrubs, and
groundmver in landsmped parkways) and street
furnishings (i.s. seating, paving, lighting, and trash
receptacles). Fallowing are same suggested
sfreetscaps improvements that may be
implemented by the City in conjunction with
mixed-use development:
Decorah. Crossssa/ks
• Decorative paving of crosswalks (either a
continuation of the existing pattern that
is used et the intersection of 19th Street
and Harbor Boulevard or a rew, bolder
pattern and color may be installed at this
signalized intersection to make it safer
and easier far pedestrians to cross. The
decaratwo pattern should be in the
crosswalks only (net in the center of the
intersection) to emph oto. the
crosswalks.
Priority may be given to installation of
decorative crosswalks at the following
Intersections with West 19th Street:
Federal Avenue, Placentia Avenue,
Wallace Avenue, and Pomona Avenue.
• Decorative crosswalks along Superior
Avenue at W. 17'u Street and 16s' Street
will be studied. One potential location is
the concrete median at Superior Avenue
and W. 16th Street.
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PAGE EO
COUNCIL DRAFT, MARCH 2006
5treatF chws far M d5ecgndary
5treets in Urban Plan Area
To provide continuity within the 19 West Urban
plan and to comply with Citywide standards, a
single set of street furnishirgs will be used.
• The City's adopted 'Dawrhmvn Bench"
(bwg. No. 05.104), Tmberform
"Renaissance" or approved equal, calor
Ameron #2103 or approvedequal should
be used along sidewalks and in public
spaces. (Figure 27)
• The City's adapted trash container (Dwg.
No. 05.105) should be used, with a
minimum of one trash container for each
300 feet of street frontage and should
be maintained (regular trash pickup and
cleaning) by the City. (Figure 29)
The City may design or select a standard
news rack system to complete the family
of approved street furnishings. The news
rack system should permit the grouping of
up to five news racks.
• Criteria for the placement of news racks
should be developed. In developing those
criteria, it is recommended that at least
the existing number of news rack be
permitted. Placement criteria may include:
o To avoid visual obstructions that
may create safety and security
hazards, not more than five
individual news rocks should be
grouped in one location and news
racks should at be stacked above
a height of 3'-6".
o News rocks should be located in
front of businesses with high
volumes of pedestrian activity,
including restaurants and grocery
stores.
o Groups of news rocks should be
placed of least 300 feet apart
where feasible.
Na, bus shelters shall exhibit the same
design and color palette as those shelters
recently installed along West 10 Street.
(Figure 28).
Following is a comprehensive
list of suggested parkway improvements or public
right-of-way improvements that may be required
in the 19 West Urban Plan area.
Since all projects shall include specific,
mandatory base elements to create a unifying
theme, these elements are identified in the list
below. ADA compliance is required where
applicable.
Recuired Base Elements
Various landscaping & irrigation
improvements in public right-of-way
Street Trees per 19 West Urban Plan
Grated tree wells
Benches & trash receptacles
Standard & ornamental street light poles
Enhanced color & textured treated
sidewalks
Decorative crosswalks
Increased sidewalk widths or sidewalk re-
aligmnents
Other Suggested Elements
Architectural retaining walls (outside
public right-of-way)
Undergraundirg of utilities
Repair of adjacent parkway, curb & gutter
Entry node monuments
Figw
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Figure 2T. Phata siwwtngsheetfumihmc
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Figure 29: Bas Sheller on Ws l9'"Street
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PAGE 21
PUBLIC NODES
The 19 West Urban Plan will largely be developed
with separate architectural idephties. The best
way to achieve cohesiveness and identity is
through use of general physical elements that can
be used consistently, or in some cases,
complementarily throughout the mixed-use
district. Unique gateway and street signage will
create an appealing and consistent design/color
theme throughout the district.
6afeuway Monument Sions
The entry monuments will identify got ¢ways to
the 19 West Urban Plan area and enhance
visibility of this area. The community
identification signage will hopefully encourage
property owners to redevelop their properties
into mixed-use develapment, construct new
residential dewlopment, or adaptively reuse
existing buildings. The entry signage will
reinforce a sense of community and value for a
successful revitalizaticn.
A monument sign, designed as a smaller scale
version of the approved City entry monument sign
(Figure 30) may be installed at the following
locations. The exact sign dimensions and
locations will be determined by the City's Planning
and Treaspartation Services Divisions as mixed-
use development is proposed_
H b Blw' adW 19th 5t (Fioum 31 and 32)
Two potential sign locations have been chosen in
the medians of the above intersection. The first
median is located on W. 19th St., east of Harbar
Blvd. The second median is located on W. 19th
St., west of Harbor Blvd.
Figure 30: r.1pmu/atronofsa9ge,*d
mowmentsig
Figure3l and 32: 7//astmfive exompks
ofsuggasfedmonumenfsigno9e or
Norbor Byrd. 6 West 10 Street.
Abte: Mat. Sca/e
PAGE n
COUNCIL DRAFT, MARCH 2006
Banner signs
As mgjar mLxeal use development occurs in 19
West Urban Plan area and properties are
redeveloped, a banner signage program is
suggested for the area Banners on private
property may be displayed only in conjunction
with current or pending cultural everts 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
far any reasons other than furtherance of broad
cultural goals. The banners throughout the
district will make visitors or. that they have
entered the 19 West Urban Plan area. An
illustrative example of a banner design is
provided in (Figure 34).
Streetlights
A mix of different streetlight types are found
throughout the City. The mast common along the
majority of arterials are the concrete
"Morbellte" pale with cobra head light fixtures,
providing either single or dual mast -arms (Figure
35). Within the Downtown arse, surrounding the
Triangle square development are the "Triangle
Square" streetlights, which are owned and
maintained by Triangle square Development
(Figure 36).
The nostalgic streetlights were installed long
West 19� street. Far continuity with the
SoBECA Urban Plan, Mem West Bluffs Urban
Plan and the East 17'" Street Lighting Plan, the
"Carpinteria° ornamental street light is also
recommended for the 19 West Urban Plan area
(Figure 33).
A uniform citywide plan is needed to designate
areas for special decorative streetlights in
conjunction with mixed-use development projects.
For example, the following street lighting plan is
proposed far the 19 West Urban Plan area:
5t atLightirg for 19th Street
< Install ornamental pedestrian lighting on
12 -foot poles 50 fast as center.
The decorative streetlights may be the same
style and color used at the east end of West 19th
Street or another complementary style to be
specified by the City far the remainder of West
19th street and Placentia Avenue.
Figare 33:
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19 ',( Urban Plan
PAGE a3