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HomeMy WebLinkAbout88-11 - Adopting GP-88-1, Segerstrom Home Ranch78 RESOLUTION NO. 88-11 A RESOLUTION OF THE CITY ODUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING GENERAL PIAN AMENDMENT GP -88-1 FCR SEGERSTROM HOME RANCH. WHEREAS, the City is required to amend the Land Use Element and Circu- lation Element of its General Plan as a result of a recent court ruling in the case of Costa Mesa Residents fDr Responsible Growth v. City of Costa Mesa, Orange County Superior Court Case No. 52-54-40; arra WHEREAS, in order to proceed expeditiously and to comply with the requirement to enact the anendnent within 120 days, the City has proceeded under the provisions of Government Code Section 65759 whereby the California Environmental Quality Act shall not apply; and WHEREAS, notwithstanding the inapplicability of CEQA, there have been prepared an Environmental Assessment and related findings to analyze the impact of the General Plan Amendment; and WHEREAS, having found the Environmental Assessment to be satisfactory and the amendment to adequately set the development standards and correlat- ing traf f is improvements fpr the Home Ranch site, the City Council now chooses to enact the amendment; NCW, THEREFORE, be it hereby resolved by the City Council of the City of Costa Mesa that the General Plan of the City of Costa Mesa is hereby amended as fellows: A. LAND [BE ELEMENT Add the following to the Commercial Center Lara] Use Classification section of the Land Use Element of the City of Costa Mesa General Plan: Segerstran Homs Ranch. The Segerstran Hone Ranch site is located between Harbor Boulevard, Sunflower Avenue, Fairview Road, and the San Diego Freeway. The 94 -acre site is primarily devoted to agricultural use at the present time. Building intensity for the ultimate develapmnt of the site is set at a maximum of 3.1 million square feet of commercial office, retail, restaurant, hotel, museum, child care, and health club space. This represents an average floor area ratio (FAR) of 0.76 for the entire site ccnputed on a gross land area basis. The maximum FAR for any individual block will not exceed 1.06. Maximum building heights range from 11 stories (not to exceed 178 feet) fpr the portion north of South Coast Drive to 5, 12, and 20 stories ( not to exceed 190 feet and 352 feet, respec- tively) fir the southern portion of the site. The actual building height limits fpr the develcpment blocks are shown on Figure 1. Building heights in the eastern portion of the site will be determined by a height limita- tion line rising at a 25 -degree angle from the westerly property line of the residential properties east of Fairview Road. The entire Home Ranch site will be built over a 20 -year period. No population density fpr the Hone Ranch site is established because no residential uses are authorized. The estimated employment base gener- ated by the build out of the Home Ranch site is 10,637 persons. This results in an estimated employment density of approximately 113 employees per acre." B. CIRCULATION ELEMENT Add the fpllowing to the Transportation/Circulation section of the Public Facilities and Services Subelement of the Community Development/ Management Element of the City of Costa Mesa General Plan: "Segerstrom Home Ranch. The Land Use Element provides for a maximum building intensity of 3.1 million square feet of office, retail, restaurant, museum, child care, and health club space on the 94 -acre Hare Ranch site ezy generally bordered by Harbor Boulevard, Sunflower Avenue, Fairview Road, and the San Diego Freeway. This results in an average floor area ratio (FAR) of 0.76. This level of building intensity is expected to generate 46,700 vehicle trips per day at ultimate build out. In order to maintain consistency with the Land Use Element and to correlate the allowable build- ing intensity with the carrying capacity of the circulation system on an areawide basis, improvements/amendments to the Circulation Element are required. These improvements are shown in Table 1 and are located on Figure 2. To ensure that the circulation system remains correlated, the building intensities used in the Environirental Assessment for properties in the North Costa Mesa Study Area (as shown in Tables 4 (rev.) and 5, and Figure 4, and Page 2-23) shall not be exceeded without a General Plan Amendment. Specific traffic improvements necessary to maintain correlation between the land development plans and circulation system capacity will be required on a phase -by -phase basis as the land is developed. No phase will be certified for occupancy unless the necessary improvements to the circu- lation systen to attain Level of Service D at all intersections described in the Environnental Assessment as affected by the Hone Ranch project traffic are also provided for. This correlation will be determined by the Environmental Impact Report for each development phase. Funding of the necessary circulation systen improvements will be provided by developer contributions. The property owner will be required to fund any needed circulation improvements on or adjacent to the Home Randa site. Additional improvensnts (Table 1) will be funded by a circula- tion systen funding mechanism such as the City's Development Trip Change Program. Alternatively, a Mello -Roos Community Facilities District or other benefit assessment district program may be established to fund the areawide improvenents necessary for the Home Ranch development as well as other major developments in northern Costa Mesa. This site is within the benefit area of, and will also be assessed fees by, the San Joaquin Hills Transportation Corridor Joint Powers Authority." C. The attached findings are hereby adopted and they, along with the staff report and memoranda on GP -88-1 arra Part 2 of the Environmental Assessment, are designated the reference data supporting this General Plan Amendment, though they are not a part of the amendment. D. The attached Environmental Assessment, Part 1, is, pursuant to Goverrment Code Section 65759, hereby made a part of this General Plan Amendnent and incorporated herein. PASSED AND ADOPTED this 11th day of February, 1988. ATTEST: CfEy Clerk of the City of Ccsta r Mayor of the City of Costa Mesa STATE CF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY CF CDSIA MESA ) I, EILEEN P. PHINNEY, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and fore- going Resolution No. 88-11 was duly and regularly passed and adopted by the said City Council at an adjourned meeting thereof, held on the 11th day of February, 1988. IN WITNESS WHERECF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 17th day of February, 1988. CITy Clerk and ex -officio Clerk of e City Council of the City of Costafesa so Attachnents fx)r Resolution 88-11 are filed in a binder entitled "ATTACHMENTS FOR PERMANENT RESOLUTION 88-11 (ADOPTING GP -88-1) FCR SE(ERSTROM HONE RANCH" The above binder is filed alongside Pernanent Resolution Book #23 8L in August and Septenber of 1984 included 419,000 sq. ft. of of f ice space for the area covered by the Phase 2 Final Development Plan; transfer of square fbotage not to exceed the allocation cf any affected phase by rmre than 10% was also approved. These limitations represented a reduction of 160,000 square fleet of office space from that which was examined in EIR-1020. The current submittal calls for 459,800 sq. ft. of office space fDr the Phase 2 area, including a permitted transfer of building intensity to this phase from subsequent phases, amounting to approxi- mately 9.7%. These totals are consistent with both the Ganeral Plan and zoning and are below the limits analyzed in EIR-1020. (2) No substantial changes have occurred with respect to the circumstances under vhidn the project is to be undertaken, which would require arty revisions in EIR-1020 due to new or significant environmental impacts do covered in EIR-1020, based on the following facts: The traffic analyst who prepared the current traffic study reviewed EIR-1020 and found that it had accurately pre- dicted future traffic conditions in the analysis area. (See I-1 of Metro Pointe Phase 2 Traffic Analysis.) There- fore, the circumstances applicable to the project have not changed with respect to traffic so as to require changes to the EIR. Since traffic volumes primarily determine the extent cf air quality impacts cf the project (See p. 4-22 of EIR-1020), the data base cf the air quality impacts analysis in EIR-1020 is likewise unchanged since the EIR was certified. No other potentially changed circumstances that would require important revisions to the EIR have cone to the City's attention. (3) No new information relating bo the project or the environ- mental impacts cf the project has becane available which was not knovan and could not have been known at the time EIR-1020 was certified as canplete, based on the fiollowing facts: Since the EIR was certified on August 20, 1984, the City has undertaken a rumber of traffic studies in the North Costa Mesa area. Ey this means, several circulation system improvements have been identified as being needed to accanmodate present and future develcpment. These studies and system improvements were anticipated in EIR- 1020, and mitigation treasures were set forth that were a general statement cf the more specific measures identi- fied in the subsequent traffic studies. The Metro Pointe Phase 2 Traffic Analysis had as one of its purposes the ident i f icat ion cf those part icu lar traffic mi t igat ion measures that should be applied to Phase 2 of the project, and it has done so. Those Phase 2 mitigation measures are a more specific statement of the traffic mitigation meas- ures found at pages 4-41 and 4-45 or EIR-1020 (See also p. IV -1 of Phase 2 Traffic Analysis), including require- mants that the development cf the project "be phased, with each new phase requiring the submittal cf a traffic anal- ysis update b:) assure the adequacy cf the circulation sys- tem for that phase," and that the developer "participate in funding or constructing off-site street improvements pursuant to the programs established by the City." Since the traffic studies arra circulation system improvements, as well as their funding, were all planned and included in general terns within EIR-1020, the City Council finds that none of these constitute new information that was not known and could not have been known at the time the final EIR-1020 was certified. No other potentially significant new information concern- ing the project, within the neaning of CEQA Guidelines Section 15162, has cane to the City's attention. (4) Based on the Initial Study for Planning Action PA -88-03, the Metro Pointe Phase 2 Traffic Analysis, arra the other evidence in the record, and pursuant to CEQA Guidelines Section 15162, the City Council finds that no new effects can occur and no new mitigation measures are required; therefore, the Metro Pointe phase 2 Final Development Plan is within the scope of the project covered by EIR-10 20 and is approved accordingly. B.) The mitigation measures identified in the Initial Study for PA -88-03 (Metro Pointe Phase 2) shall be made conditions of approval of the Final Development Plan. C.) Notwithstanding any of the foregoing, EIR-1020 meets the require- mants of CEQA Guidelines §915165 and 15168, and no new environ- mental document is required, by reason of the fact that the Phase 2 Final Development Plan was part of the project analyzed in EIR-1020 and has not changed since the date on which EIR-1020 was certified. D.) EIR-1020 was certified on August 20, 1984 and never challenged. All applicable statutes of limitations have run concerning its challenge and it is now final and canplete. E.) Based on EIR 1020 and the other evidence in the record, the City Council f inds that the Phase 2 Final Development Plan is substan- tially compatible with develcpmants in the same general area and would not be materially detrimental to other properties within the area; arra that approval of the Phase 2 Development Plan will not be materially detrimental to the health, safety, and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood and will not allow a use, density or intensity which is not in accordance with the General Plan designation for the property or for the zoning on the property. F.) Based on EIR-1020 and the other evidence in the record, the City Council finis that Metro Pointe Phase 2 Final Development Plan is compatible with the intent arra spirit of the Planned Development Ordinance and applicable elemants of the General Plan, and that development based on approval of the Final Development Plan would enhance the health, safety, comfort, convenience, and general welfare of the public in the neighborhood. PASSED AND ADOPTED this 16th day of February, 1988. ATTEST: Ci y Clerk of the City of Costa 76 Mayor of the City of Costa Mesa STATE CF CALIFORNIA ) COUNTY CF CRANGE ) ss CITY CF COSTA MESA ) I, EIIEEN P. PHINNEY, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and fore- going Resolution No. 88-13 was duly arra regularly passed and adapted by the said City Council at a regular neeting thereof held on the 16th day of February, 1988. IN WITNESS WHERECF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 18th day of February, 1988. p City Clerk and ex -officio Clerk cf he City Council of the City of Cost esa