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HomeMy WebLinkAboutANNEXATIONS AREA 7 UNINCORPORATED TERRITORY SOUTH OF MESA DRIVE- 2001111111111 lill 11111111111111111111111111 lill III lill *NEW FILE* ANNEXATIONS/AREA 7 -2001 ATTACHMENT G CITY OF COSTA MESA PLANNING DIVISION Post Office Box 1200, 77 Fair Drive Costa Mesa, CA 92628-1200 ! (714) 754-5245 NEGATIVE DECLARATION Public Review Period: I June 19, 2001 through July 9, 2001 Pursuant to the Procedures of the City of Costa Mesa for implementation of the California Environmental Quality Act, the Environmental Evaluator has completed and attached an Initial Study for the project described below: Project Number: R-01-01 Applicant/Authorized Agent: City of Costa Mesa Project Location/Address: Unincorporated territory along the eastern edge of Costa Mesa. south of Mesa Drive (See attached maps.) Project Title/Description: "Premning" of subject unincorporated territory to designate zoning regulations which would apply to this area upon annexation to the City of Costa Mesa and does hereby find: 0 That the proposed project cannot, or will not, have a significant effect on the environment. Negative Declaration status is therefore granted for this project and the preparation of an Environmental Impact Report is thereby not necessary. ❑ That, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case if the mitigation measures described in the Initial Study are incorporated into the project. Negative Declaration status is, therefore, granted for this project. Prepared By: Paul Deibel, AICP Date: i O ENVIRONMENTACEVALUATOR This determination is not final until adopted by the decision -making body or administrative official. Mpd,�ielwfa` , /(0 Exhibit F CITY OF COSTA MESA INITIAL STUDY OF ENVIRONMENTAL IMPACTS I. BACKGROUND t. File Number(s): 2. Name & Address of Applicant: 3. Project Location: 4. General Plan: 5. Zoning: 6. Project Description: 7. Surrounding land uses and setting: R-01-01: PREZONING OF EASTSIDE UNINCORPORATED "ISLANDS" CITY OF COSTA MESA VARIOUS UNINCORPORATED TERRIfORYALONG THE CITY'S EASTERN EDGE SOUTH OF MESA DRIVE, AS INDICATED ON ATTACHED MAPS C17YOFCOSTA MESA GENERAL PLAN TO APPLY UPON ANNEXA770N =OFCOSTA MESA ZONING TOAPPLYUPON ANNEYATION 'AREZONING"OFANNEXA77ON7FRRITORY.' 77-IATIS, DESIGNATION OF CITYZONING TO APPLY ONCEANNEXA770N PROCESS IS COMPLETE PRIMARILYRESIDEN77AL AND OPEN SPACE 0? S. other public agencies whose approval is required: PREZONING DESIGNATIONS WOULD TAKE EFFECT „ ONLY UPONAPPROVAL OF THEANNEXA770N BY THELOCAL AGENCYFORMA7701V COMMISSION OF ORANGE COUNTY II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below have the potential to be significantly impacted by this project, as indicated in Section IV. Aesthetics ❑ Agriculture ❑ Air Quality 13 Biological Resources ❑ Hazards & Hazardous Materials Mineral Resources ❑ Public Services 13 Utilities ❑ Cultural Resources ❑ Hydrology/Water Quality ❑ Noise ❑ Recreation ❑ Geology/Soils ❑ Land Use/Planning ❑ ' Population/Housing ❑ Transportation/Traffic ❑ Mandatory Findings of Significance /7 expl/�JT 1= �Co91vr,p) ` Inidal Study Page I 1. III. CITY OF COSTA MESA DETERMINATION On the basis of this initial evaluation: El I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ 1 find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect: (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects: (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the propose project, nothing further is required. Signature Title Inidal Study /(1 /ol Date IV. SUMMARY OF PROPOSAL This Initial Study pertains to the "prezoning" of unincorporated territory that is under consideration for annexation to the City of Costa Mesa. This study specifically addresses City -initiated Rezone Petition R-01-01. On April 2, 2001 the Costa Mesa City Council adopted a resolution of intent to annex unincorporated territory along the city's eastern boundary. The County of Orange, as part of its fiscal restructuring program, has encouraged cities throughout the county to annex unincorporated territory that is partially or entirely surrounded by the city. In response, the City of Costa Mesa has initiated an application to the Local Agency Formation Commission of Orange County (LAFCO) for the annexation of the area to which this prezoning analysis applies. LAFCO is an independent agency which under state law must approve or deny changes to municipal boundaries. An issue that must be addressed in this annexation process is how this territory would be zoned upon annexation to the city. LAFCO's application process requires that the City designate the land use zoning regulations that would apply if and when this territory is annexed to Costa Mesa. This designation is referred to as "prezoning" under the LAFCO annexation process. The formal procedure for establishing prezoning designations entails public hearings conducted first by the Costa Mesa Planning Commission and then by the Costa Mesa City Council. After hearing public testimony, the Planning Commission will make a recommendation to the City Council. The Council, after also hearing public testimony, will then decide on prezoning designations. This will then be conveyed to LAFCO as part of the City's application for annexation. It should be noted that the City staffs primary criterion with respect to recommendations on prezoning is to have the proposed City zoning match as closely as possible the existing County zoning, while still being consistent with the City's General Plan. (The City of Costa Mesa General Plan includes land use designations beyond the city limits for potential annexation areas within Its "sphere of influence" as determined by the Local Agency Formation Commission.) Attached are two maps. "Map One" shows the existing County zoning, while "Map Two" shows the proposed City zoning. Also attached is a "Prezoning Comparison Table" listing the existing County zoning and the corresponding proposed City zoning, with a brief summary of each zone regarding permitted uses, maximum allowable density for new development and development standards. ' Initial Study Page 3 V. EVALUATION OF ENVIRONMENTAL IMPACTS Less Than (' • Significant ' Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact I. AESTHETICS. Would the project: (a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ 0 (b) Substantially damage scenic resources, including, but not ❑ ❑ ❑ 0 limited to, trees, rock outcroppings, and historic building? (c) Substantially degrade the existing visual character or ❑ ❑ ❑ 0 quality of the site and its surroundings? (d) Create a new source of substantial light or glare which ❑ ❑ ❑ 0 would adversely affect day or nighttime views in the area? Discussion: The proposed City of Costa Mesa standards regulating the maintenance of existing property and the development of new land uses are generally comparable to those of the existing Orange County zoning with respect to aesthetics, and this change of applicable regulations on existing uses and proposed development would not entail any negative affect on aesthetics. Moreover, under City of Costa Mesa zoning regulations, any proposed residential development would be subject to a design review and approval process. This process is intended to ensure that such new development will be aesthetically compatible with its neighborhood in terms of building height and scale, architectural and landscape treatment, off street parking and other criteria. II. AGRICULTURAL RESOURCES. Would the project: .(a) Convert prime farmland, unique farmland, or farmland of ❑ ❑ ❑ 0 statewide importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (b) Involve other changes in the existing environment, which, ❑ ❑ ❑ 0 due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Discussion: The application of city of Costa Mesa zoning to the subject area would not have any effect on agricultural resources since there are no agricultural uses or prime farmland existing in the area. III. AIR QUALITY. Would the project: (a) Conflict with or obstruct implementation of the applicable ❑ ❑ ❑ 0 air quality plan? ';�0 Study Page 4 Less Than Significant Potentially With Less Than` Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact (b) Violate any air quality standard or contribute substantially ❑ ❑ ❑ 0 to an existing or projected air quality violation? (c) Result in a cumulatively considerable net increase of any ❑ ❑ ❑ 0 criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (d) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ 0 concentrations? (e) Create objectionable odors affecting a substantial number ❑ ❑ ❑ 0 of people? Discussion: The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly increase this potential. Any such additional development would not be expected to have any significant impact on air quality. IV. BIOLOGICAL RESOURCES. Would the project: (a) Have a substantial adverse effect, either directly or through ❑ ❑ ❑ 0: habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑ 0 other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (c) Have a substantial adverse effect on federally protected ❑ ❑ ❑ 0 wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (d) Interfere substantially with the movement of any native ❑ ❑ ❑ 0 resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑ 0 biological resources, such as a tree preservation policy or ordinance? (f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ 0 Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? o?� Inidal Study Page 5 Less Than Significant Potentially With Less Than Significant Mitigatior Significant No TOPICS Impact Incorporatod Impact Impact Dlscusslon: The proposed City of Costa Mesa zoning regulations and development review process are generally comparable to those of the existing County of Orange zoning provisions in this regard, and this change of applicable regulations would not directly or indirectly increase the potential for negative affects on biological resources V. CULTURAL RESOURCES. Would the project: (a) Cause a substantial adverse change in the significance of a ❑' ❑ ❑ Q historical resource as defined in Title 13, Chapter IX, Article 14 of the Costa Municipal Code? (b) Cause a substantial adverse change in the significance of ❑ ❑ ❑ Q an archaeological resource pursuant to CEQA Guidelines, Section 15064.5? (c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ Q resource or site or unique geologic feature? (d) Disturb any human remains, including those interred ❑ ❑ ❑ Q outside of formal cemeteries? xwmion: The proposed City of Costa Mesa zoning regulations and development review process are generally comparable to those of the existing County of Orange zoning provisions in this regard, and this change of applicable regulations would not directly or indirectly increase the potential for negative affects on cultural resources. VI. GEOLOGY AND SOILS. Would the project: (a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: 1. Rupture of a known earthquake fault, as delineated on ❑ ❑ ❑ Q the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? 2. Strong seismic ground shaking? ❑ ❑ ❑ Q 3. Seismic -related ground failure, Including liquefaction? ❑ ❑ ❑ Q 4. Landslides? ❑ ❑, ❑ Q (b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ ❑ Q (c) Be located on a geologic unit or soil that is unstable, or ❑ ❑ ❑ Q that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? (d) Be located on expansive soil? ❑ ❑ ❑ Q /n� 1 oC Z Initial Study Page 6 Less Than Significant Potentially With Less Than ' Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: The proposed City of Costa Mesa zoning regulations and development review process are generally comparable to those of the existing County of Orange zoning provisions in this regard, and this change of applicable regulations would not directly or indirectly increase the potential for negative impacts related to geologic or soil conditions /n the area. VII. HAZARDS & HAZARDOUS MATERIALS. Would the project: (a) Create a significant hazard to the public or the ❑ ❑ ❑ 0 environment through the routine transport, use, or disposal of hazardous materials? (b) Create a significant hazard to the public or the ❑ ❑ ❑ 0 environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (c) Emit hazardous emissions or handle hazardous or acutely ❑ ❑ ❑ 0 hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? (d) Be located on a site which is Included on a list of ❑ ❑ ❑ 0 Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (e) For a project located within the airport environs land use ❑ ❑ ❑ 0 plan, would the project result in a safety hazard for people residing or working in the project area? (f) For a project within the vicinity of a private helipad or ❑ ❑ ❑ 0 airstrip, would the project result in a safety hazard for people residing in the project working area? (g) Impair implementation of, or physically interfere with an ❑ ❑ ❑ 0 adopted emergency response plan or emergency evacuation plan? (h) Expose people or structures to a significant risk of loss, ❑ ❑ ❑ 0 Injury or death involving wild land fires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands? Discussion: Although some of the area proposed for prezoning prior to annexation is within the vicinity of the John Wayne Airport, the proposed City of Costa Mesa zoning would allow only new development that was of equal or less intensity than the existing County of Orange zoning, and this change of regulations would not increase the existing potential for hazards to safety, The City has policies in place to review new development for consistency with the John Wayne Airport Environs Land Use Plan. �3 Initial Study Page 7 Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact VIII. HYDROLOGY & WATER QUALITY. Would the project: (a) Violate any water quality standards or waste discharge ❑ ❑ ❑ requirements? (b) Substantially deplete groundwater supplies or interfere ❑ ❑ ❑ 0 substantially with groundwater recharge such, that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (c) Substantially alter the existing drainage pattern of the site ❑ ❑ ❑ 0 or area, Including through the alteration of the course of a stream or river, in a .manner which would result ,in substantial erosion or siltation on- or off -site? (d) Substantially alter the existing drainage pattern of the site ❑ ❑ ❑ 0 or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (e) Create or contribute runoff water which would exceed the ❑ ❑ ❑ 0 capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? (f) Otherwise substantially degrade water quality? ❑ ❑ ❑ 0 (g) Place housing within a 100-year flood hazard area as 0 ❑ ❑ 0 mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (h) Place within a 100-year flood hazard area structures which ❑ ❑ ❑ 0 would impede or redirect flood flows? (1) Expose people or structures to a significant risk of loss, ❑ ❑ ❑ 0 injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ 13, 0 Discusslon: The proposed City of Costa Mesa zoning would allow new development at an intensity less than or equal to the existing County of Orange Zoning, and the proposed prezoning designations would not alter regulations or expectations concerning mitigation of any hydrology or water quality impacts from new development. D( LAND USE AND PLANNING. Would the project: (a) Physically divide an established community? ❑ ❑ ❑ CAI Initial Study Page 8 Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact (b) Conflict with any applicable land use plan, policy, or ❑ ❑ ❑ 0 regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, redevelopment plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑ [� natural community conservation plan? Discussion: The proposed City of Costa Mesa zoning is consistent with the Costa Mesa General Plan and its land use designations for this "Sphere oftniluence"area. The proposed City of Costa Mesa zoning would allow new development that was less intensive or equal to the existing County of Orange Zoning, and this change of applicable regulations would not increase the potential for any negative impacts from existing uses or new development. See attached "Prezoning Comparison Table" for a description of the permitted uses and development standards of the existing County zoning and the proposed corresponding City prezoning for all of the proposed annexation area. X. NOISE. (a) Exposure of persons to, or generation of noise levels in ❑ ❑ ❑ 0 excess of standards established in the Costa Mesa General Plan and noise ordinance? (b) Exposure of persons to, or generation of excessive ground- ❑ ❑ ❑ L1 borne vibration or ground -borne noise levels? (c) A substantial permanent increase in ambient noise levels in ❑ ❑ ❑ 0 the project vicinity above levels existing without the project. (d) A substantial temporary or periodic increase in ambient ❑ ❑ ❑ noise levels in the project vicinity above levels existing without the project? (e) For a project located within the airport environs land use ❑ ❑ ❑ 0 plan, would the project expose people residing or working in the project to excessive noise levels? (f) For a project within the vicinity of a private helipad or ❑ ❑ ❑ 0 airship, would the project expose people residing or working in the project area to excessive noise levels? as Study Page 9 Less Than Significant Potentially With Less Than Significant Mitigation. Significant No TOPICS Impact Incorporated Impact Impact Discussion: Although some of the area proposed for piezoning prior to annexation is within the vicinity of the John Wayne Airport, the proposed City of Costa Mesa zoning would allow new development at a density less than or equal to the existing County of Orange zoning, and thus this change of regulations would not increase the potential for unmitigated exposure of people to noise levels in the area. Moreover, the City of Costa Mesa has policies in place to review new development for compatibility with the noise environment. The proposed change in zoning would not entail any increase in allowable or expected noise levels XI. POPULATION AND HOUSING. Would the project: (a) Induce substantial population growth in an area, either ❑ ❑ ❑ Ef directly (for example, by proposing new homes and businesses) or, indirectly (for example, through extension of roads or other infrastructure)? (b) Displace substantial numbers of existing housing, ❑ ❑ ❑ C✓I necessitating the construction of replacement housing elsewhere? (c) Displace substantial numbers of people, necessitating the ❑ ❑ ❑ 21 construction of replacement housing elsewhere? Discussion: The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not signifrcandy increase the potential for or impacts of such new development. Any such additional development would be consistent with the Cr" growth forecasts and is not expected to have any significant impact on population and housing in the community. XII. PUBLIC SERVICES. (a) Would the project result in substantial adverse physical Impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1. Fire protection? ❑ ❑ ❑ 0 2. Police protection? ❑ ❑ ❑ 3. Schools? ❑ ❑ ❑ a� Initial Study Page 10 Less Than Significant r Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact 4. Parks? ❑ ❑ ❑ 0 6. Other public facilities? ❑ ❑ ❑ 0 Discusslon. Annexation of the subject area is expected to faci/itate the delivery of public safety and other municipal services to the area. The subject area is developed largely with residential uses. While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significandy alter this potential. Any such additional development would not be expected to have any significant impact on the delivery of public services )III. RECREATION. (a) Would the project increase the use of existing ❑ ❑ ❑ 0 neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (b) Does the project include recreational facilities or require ❑ ❑ ❑ 0 the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? Discussion: The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly alter this potential. Any such additional development would not be expected to have any significant impact on local parks or the delivery of recreational services. XN. TRANSPORTATION(TRAFFIC. Would the project: (a) Cause an increase in traffic that -is substantial in relation to ❑ ❑ ❑ EF the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to ratio on roads, or congestion at Intersections)? (b) Exceed, either individually or cumulatively, a level of ❑ ❑ ❑ [�( service standard established by the City of Costa Mesa General Plan for designated intersections? (c) Exceed the trip budget for the property as established the ❑ ❑ ❑ [�( City of Costa Mesa General Plan? (d) Result in a change in- air traffic patterns, Including either an ❑ ❑ ❑ 0 increase in traffic levels or a change in location that results in substantial safety risks? Initial Study Page 11 Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact (e) Substantially increase hazards due to a design feature ❑ ❑ ❑ Q (e.g., sharp curves or dangerous intersections) or Incompatible uses? (f) Result in inadequate emergency access? ❑ ❑ ❑ Q (g) Result in inadequate parking capacity? ❑ ❑ ❑ Q (h) Conflict with adopted policies, plans or programs ❑ ❑ ❑ G( supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Discussion: The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly alter this potential. Anticipated growth in this area is accounted for in the City's traffic model, and it is not expected that any such additional development would have a significant negative impact on traffic circulation. XV. UTILITIES & SERVICE SYSTEMS. Would the project: (a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ Q applicable Regional Water Quality Control Board? (b) • Require or result in the construction of new water or ❑ ❑ ❑ Q wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (c) Require or result in the construction of new storm water ❑ ❑ ❑ Q drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (d) Have sufficient water supplies available to serve the project ❑ ❑ ❑ Q from existing entitlements and resources, or are new or expanded entitlements needed? (a) Result in a determination by the wastewater treatment ❑ ❑ ❑ Q provider which serves or may serve the project that it has adequate capacity to serve the projects projected demand In addition to the provider's existing commitments? (f) Be served by a landfill with sufficient permitted capacity to ❑ ❑ ❑ Q accommodate the projects solid waste disposal needs? (g) Comply with federal, state, and local statutes and ❑ ❑ ❑ Q regulations related to solid waste? Page Less Than Significant r^ Potentially With Less Than t Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: The subject area is developed largely with residential uses. While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly alter this potential. Any such additional development would not be expected to have any significant Impact on utilities or service systems. XVI. MANDATORY FINDINGS OF SIGNIFICANCE (a) Does the project have the potential to degrade the quality ❑ ❑ ❑ 0 of environment; substantially reduce the habitat of a fish or a wildlife species; cause a fish or wildlife population or drop below self-sustaining levels; threaten to eliminate a plant or animal community; reduce the number or restrict the range of a rare or endangered plant or animal; or eliminate important examples of the major periods of California history or prehistory? (b) Does the project have impacts that are Individually limited, ❑ ❑ ❑ CJj but cumulatively considerable? (Cumulatively considerable" means that the Incremental effects of a project are considerable when viewed in connection with _ the effects of past projects, and the effects of probable future projects)? C (c) Does the project have environmental effects which will ❑ ❑ ❑ 0 cause substantial adverse effects on human beings, either directly or indirectly? Discussion: The proposed City of Costa Mesa zoning would allow only new development that was less intensive or of equal intensity to the existing County of Orange zoning, and this change of applicable regulations would not lead to any signircant direct or indirect affect on the environment. The subject area is developed largely with residential uses. While there Is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly alter this potential. Any such additional development would not be expected to have any significant cumulative impact on the environment or on human beings. Page 13 Areas Proposed for Annexation to Costa Mesa Map 1 ixisting County Zoning L, L tee i// ;lta /• �.: tilt/;�"./ ✓ate,! :, �"J''\�ih'. /(/S.. ✓" / / I// R41' a;` O Areas Proposed for Annexation to Costa Mesa Existing County Zoning (� R1- Single -Family Residential R2- Multifamily Residential R4- Suburban Multifamily Residential R4PD - Suburban Multifamily Residential Planned Development CN -Commercial Neighborhood C2- General Business Al -General Agriculture Santa Ana Heights Specific Plan RSF- Residential Single Family RK-Residential Kennel RMF- Residential Multiple Family PA - Professional and Administrative Office HN - Horticultural Nursery OSR -Open Space Recreation Costa Mesa City Boundary - - Costa Mesa Sphere of Influence ,3i Areas Proposed for / \ Annexation to Costa Mesa Map 2 'roposed City Prezoning V R2-T&7 oo ..� `(JUG . / •�A 3�' c�Y, j l�/Vy�I�Y Areas Proposed for Annexation to Costa Mesa f J C Proposed City Pl R Ri-S(ngle-Fami-Family Residential � R2-MD - Multiple -Family Residential Medium Density / ( C1 -Local Business I&R -Institutional and Aecreation Santa Ana Heights Specific Plan RSF- Residential Single Family -j.���� `r✓"^ RK - Residential Kennel RMF -Residential Multiple Family PA - Professional and Administrative Office OSR-Open Space Recreation •�`l (�� HN- HorticulturalNursery Costa Mesa City Boundary �r a" ✓'" 1r9��'� " , �•� ---•— sta Mesa Sphere of Influence Produced hCo; Cl of Costa Mesa Planning Division 6127101 City of Costa Mesa Prezoning Comparison Table: Areas Proposed for Annexation to Eastside Costa Mesa Existing County of Orange Zoning I Staff -Proposed City of Costa Mesa Zoning ' R1, Single Family Residence District This County zone accommodates the development and maintenance of single-family dwellings, one to a lot, with a minimum lot size of 7,200 square feet. This is equivalent to a maximum density of 6 dwelling units per acre. This zone also provides for other land uses associated with a residential district such as schools, parks and churches. Plans for new single-family dwellings are reviewed and approved by County staff subject to compliance with applicable development standards. Site development standards include a building height limit of 35 feet, a front yard setback minimum of 20 feet, and off street parking with 2 covered spaces for each dwelling. R4, Suburban Multifamily Residential District This County zone allows development of multiple family dwellings, small -lot dwelling units in common interest projects, and conventional single-family homes. The maximum allowable density for new development is 1 dwelling unit per 3,000 square feet of total site area, thich is equivalent to 14.5 dwelling units per acre. R1, Single Family Residential District This City zone would also accommodate the development and maintenance of single-family dwellings, one to a lot, with a minimum lot size of 6,000 square feet. This is equivalent to a maximum density of 7.26 dwelling units per acre. This zone also provides for other land uses associated with a residential district such as schools, parks and churches. Plans for new single-family dwellings are reviewed and approved by City staff subject to compliance with applicable development standards. Current site development standards include a building height limit of 30 feet, a front yard setback minimum of 20 feet, and off street parking with a 2-car enclosed garage for each dwelling. However, it should be noted that revisions to these review and development standards are expected to be adopted by the City Council prior to its hearing on the prezoning of areas proposed for annexation In the R-1 zone, these revisions would require that all new houses be consistent with newly adopted design guidelines which relate to site planning, building mass and form, and architectural treatment of facades, roofs, window placement and second stories. Also, any proposed two-story construction, whether a new house or an addition, would require notification of neighbors during the zoning administrator review process. With respect to development standards, maximum building height would be reduced to 27 feet, and parking for two cars in a driveway would be required in addition to a two - car enclosed garage. R2-MD, Multiple Family Residential District, Medium Density This City zone would also allow development of multiple family dwellings, small -lot dwelling units in common interest projects, and conventional single-family homes. The maximum allowable density for new development is dwelling unit per 3,630 square feet of total site area, which is equivalent to 12 dwelling units per acre. Existing County of Orange Zoning Staff -Proposed City of Costa Mesa Zoning The review and approval process for development in the County R4 zone allows up to 4 new dwelling units on a property to be approved by County staff subject to applicable development standards. Projects with 5 or more units must be approved by the Planning Commission at a public hearing. This zone's development standards provide for a maximum building height of 35 feet and require off street parking at a ratio of 1.5 space for each one bedroom unit, 2.0 spaces per two bedroom unit, and 2.5 spaces per three bedroom unit. Additional parking for guests is required at a ratio of 0.2 space per unit. R4-PD, Suburban Multifamily Residential Planned Development This County zoning designation signifies that a "planned development overlay" has been applied to R4 zoned property. A planned development allows greater flexibility of design prior to approval of a development plan by the County. However, after the plan is approved, all development of the site must comply with the details of this plan. Also, the maximum density of residential development in the R4-PD zone may not exceed that of the R4 zone, that is, 14.5 dwelling units per acre. City staff has the authority to review and approve development in the R2-MD zone, subject to applicable development standards. Current development standards include a maximum building height of two stories/30 feet, and require off- street parking for tenants at a ratio of 1.5 spaces for each one bedroom unit, 2.0 spaces for each two bedroom unit, and 2.5 spaces for each three bedroom unit. Additional parking for guests is required at a ratio of 0.5 space per dwelling unit. However, it should be noted that revisions to these review and development standards are expected to be adopted by the City Council prior to its hearing on the prezoning of areas proposed for annexation. In all the residential zones, these revisions would require that all new dwellings be consistent with newly adopted design guidelines which relate to site planning, building mass and form, and architectural treatment of facades, roofs, window placement and set:ond stories. In the R2-MD zone, these revisions would allow only 2 new single -story dwellings on a site to be approved by staff subject to development standards. Projects with 3 or more units would have to be approved by the Planning :'— Commission at a public hearing. Two story projects with - 2 units or less would be subject to a "minor design review" with notification to neighbors for comment as part of a zoning administrator review process. The revised development standards would reduce the allowable density for small lot detached dwelling developments, reduce maximum building height to 27 feet, and increase the required off-street parking for tenants to a ratio of 2.0 spaces for a one -bedroom unit, 2:5 spaces for a two -bedroom unit and 3.5 spaces for a three - bedroom unit. Guest parking would remain unchanged at 0.5 space per unit. R2-MD, Multiple Family Residential District, Medium Density City staff proposes to prezone this area with the R2-MD zone, which is described above. This would be consistent with the recommended City zoning for the County R-4 zone to which the R4-PD zone is directly comparable, IExisting County of Orange Zoning Staff Proposed City of Costa Mesa Zoning IR2, Multifamily Dwellings District This County zone allows development of very high density multiple family dwellings, as well as small lot dwelling units in common interest projects, and conventional single-family homes. The maximum allowable density for new development is 1 dwelling unit per 1,000 square feet of total site area, which is equivalent to 43.5 dwelling units per acre. The review and approval process for development in the R2 zone allows up to 4 new dwelling units on a property to be approved by County staff subject to applicable development standards. Projects with 5 or more units must be approved by the Planning Commission at a public hearing. This zone's development standards provide for a maximum building height of 35 feet and require off street parking at a ratio of 1.7 space for a one bedroom unit, 2.2 spaces per two bedroom unit, and 2.7 spaces per three bedroom unit, including guest parking. CN, Commercial Neighborhood District This zone provides for low intensity commercial uses oriented to the surrounding neighborhood. Permitted uses and development standards are intended to minimize impacts on neighboring residential properties Principal permitted uses include a range of commercial retail sales and services, business and professional offices, and restaurants, including convenience stores/mini-marts. Conditional uses are gas stations and mini -storage facilities. Development standards in the CN zone limit building site coverage to 35%, and building height to 35 feet. The zone provides standards for off street parking, screening and landscaping, lighting, loading, trash facilities, and enclosure of all uses, among others. R2-MD, Multiple Family Residential District, Medium Density City staff proposes to prezc-ie this area with the R2-MD zone, which is described previously. Although the maximum density for new development under the City R2- MD zone, at 12 dwelling units per acre, is considerably less than the maximum under the County R-2 zone, the City is proposing this zone so that any new development will be consistent with the City's General Plan. The City of Costa Mesa General Plan specifies land use designations for the unincorporated sphere of influence areas adjacent to the city limits. The General Plan designation for this area is Medium Density Residential, which limits the density of new development to a maximum of 12 dwelling units per acre. However, it should be noted that for existing legally nonconforming development here (as elsewhere in the city), the zoning ordinance allows the same number of dwelling units that currently exist to be replaced if they were involuntarily destroyed. C1, Local Business District This zone provides for retail sales and business services to meet the needs of the local community. Permitted uses and development standards are intended to minimize impacts on surrounding properties in general and residential properties in particular. Principal permitted uses include a range of commercial retail sales and services, business and professional offices and restaurants, among others. Conditional uses include convenience store/mini-marts, gas stations and mini - storage facilities, among others. Development standards limit the floor -area -to -lot -size ratio to 15% for more intensive traffic generating uses, 25% for moderate traffic generating uses, and 35% for low traffic generating uses. (This ratio may be exceeded for certain uses that do not generate any significant traffic.) Maximum building height is 2 stories/30 feet. The zone provides standards for off street parking, landscaping and screening, lighting, noise, trash facilities, and enclosure of uses, among other things. It should be noted that the City's General Plan designates this area for Medium Density Residential development. However in light of the neighborhood serving commercial development present on this site, staff would recommend that this inconsistency be addressed by modifying the General Plan to specify a commercial designation. �3 Existing County of Orange Zoning I Staff -Proposed City of Costa Mesa Zoning Al, General Agricultural District The county Al zone provides for agriculture, outdoor recreational uses, and other low intensity uses that have a predominantly open space character. Principal uses include agriculture, parks and single- family detached dwellings, one to a lot. Conditional uses include golf courses, cemeteries and educational institutions, among others. Site development standards include conformance with non-residential parking and setback requirements, and include a minimum building site (lot) size of four acres and a building height limit of 35 feet, among others. C2, General Business The County C2 zone provides for the development and maintenance of a wide range of high intensity commercial uses which serve the local community but which may not be compatible with surrounding residential uses or certain commercial uses. Santa Ana Heights Specific Plan Under state law, a "Specific Plan" is a planning document that is adopted by a local government to govern land use and community development for a specific area within its jurisdiction. Just as with conventional zoning it is intended to implement the provisions of the General Plan, but in a more comprehensive and focused way than standard zoning for a designated area. Specific plans are often adopted to implement planning objectives that are tailored to an area with unique characteristics such as Santa Ana Heights. The Santa Ana Heights specific plan was adopted by the Orange County Board of Supervisors in 1985. The purpose of the specific plan is "to provide a comprehensive set of plans, guidelines, regulations and implementation programs for guiding and ensuring the orderly development of Santa Ana Heights." I&R, Institutional and Recreation District The City 1&R zone provides for recreation, open space, health and public service uses. Principal permitted uses include parks and playgrounds, golf courses, hospitals, churches, civic offices/ facilities and libraries, among others. Conditional uses include cemeteries, botanical gardens/zoos, animal shelters and senior congregate care facilities, among others. Site development standards include conformance with applicable parking, landscaping, setbacks and other non- residential performance standards, including a building height limit of four stories, among others. I&R Institutional and Recreational District City staff has proposed that this County C2 zoned commercial strip be zoned as I&R Institutional and Recreational District upon annexation to the City rather than any comparable City commercial zone. This is because this property has been developed as an integral part of the Santa Ana Country Club Golf Course. Any commercial zoning of this land would be inconsistent wixic the City's General Plan which designates this area for golf course use. Santa Ana Heights Specific Plan The general approach used by City staff in making prezoning recommendations for areas proposed for annexation has been to suggest City zoning which is comparable to County zoning, -while still maintaining consistency with the City's General Plan. (The General Plan includes land use designations beyond the city limits for potential annexation areas within its "sphere of influence" as defined by the Local Agency Formation Commission.) Consistent with this approach, it is staff's recommendation that the City adopt the existing provisions of the Santa Ana Heights Specific Plan for the area proposed for annexation to Costa Mesa. Under this approach, there would be no change to the land use regulations applicable to this area. g 4 IExisting County of Orange Zoning Staff -Proposed City of Costa Mesa Zoning Components of this specific plan include a land use plan, a circulation plan, a utility service plan and a recreation plan. Implementation measures in the plan include land use regulations which govern permitted uses and development standards for defined districts similar to conventional zoning. IThe western portion of the Santa Ana Heights Specific Plan that covers the area proposed for annexation to Costa Mesa includes the following land use districts: • RSF, Residential Single Family District. This district provides for the development and maintenance of single-family detached dwellings, one to a lot, under the same standards as the County R1, Single Family Residence zone, which is described previously. • RK, Residential Kennel District This district provides for the development and maintenance of a residential neighborhood that includes single-family residences in conjunction with commercial kennels operating on the same premises. • RMF, Residential Multiple Family District This district provides for the development and maintenance of high -density multifamily dwelling neighborhoods under generally the same requirements as the County R4, Suburban Multifamily Residential District, which is described previously. • PA, Professional and Administrative Office District This district provides for professional and administrative offices in a campus -like setting. The existing office park at this location fronts onto Irvine Avenue, and provides a transitional buffer from the arterial street to the residential uses to its east. • HN, Horticultural Nursery District This district is established to provide for the long-term use and viability of the horticultural nurseries located along .Orchard Drive. Wholesale nurseries are essentially the only permitted use. Retail nurseries are specifically prohibited. Same. Same. Same. It may be noted that the Costa Mesa General Plan designation for the majority of the area in the RMF District is "High Density Residential", which specifies a maximum density of 20 dwelling units per acre for new development. The residential density allowed by the RMF District (14.5 dwelling units per acre) is consistent with this General Plan designation. While there are some areas of the RMF District that are designated by the General Plan as "Medium Density Residential" (which specifies 12 dwelling units per acre for maximum density), it is staff's initial assessment that the RMF District is consistent with the intent of the General Plan for the majority of the area. Same. Same. It may be noted that the Costa Mesa General Plan designates this area as "Low Density Residential" which is intended primarily for single-family residential neighborhoods. This designation however accommodates a number of non-residential uses, such as schools, parks and public facilities. It is staff's assessment in this case that the limited low intensity horticultural use provided for in this small district is not inconsistent with the intent of a Low Density Residential designation in the General Plan. 37 5 Existing County of Orange Zoning I Staff -Proposed City of Costa Mesa Zoning J • OSR, Open Space/Recreation District This district provides specifically for the long- term use and viability of the Newport Beach Golf Course. Same. ATTACHMENTI CITY OF COSTA MESA PLANNING DIVISION Post Once Box 1200, 77 Fair Drive Costa Mesa, CA 92628-1200 (714) 754-5245 NEGATIVE DECLARATION Public Review Period: I June 19, 2001 through July 9, 2001 Pursuant to the Procedures of the City of Costa Mesa for implementation of the California Environmental Quality Act, the Environmental Evaluator has completed and attached an Initial Study for the project described below: Project Number: R-01-02 / SP-01-01 Applicant/Authorized Agent: City of Costa Mesa Project Location/Address: Unincorporated territory along the eastern boundary of Costa Mesa north of Mesa Drive, including the western portion of Santa Ana Heights Project Title/Description: "Prezoning" of subject territory so as to designate City of Costa Mesa zoning regulations, and adoption of The Santa Ana Heights Specific Plan, which would apply to the area if and when it is annexed to the Citv of Costa Mesa. and does hereby find: 0 That the proposed project cannot, or will not, have a significant effect on the environment. Negative Declaration status is therefore granted for this project and the preparation of an Environmental Impact Report is thereby not necessary. ❑ That, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case if the mitigation measures described in the Initial Study are incorporated into the project. Negative Declaration status is, therefore, granted for this project. Prepared By: Paul Deibel, AICP Date: 1 ENVIRONMENTAL EVALUATOR 7777I This determination is not final until adopted by the decision -making body or administrative official. Exhibit F CITY OF COSTA MESA INITIAL STUDY OF ENVIRONMENTAL IMPACI"S I. BACKGROUND 1. File Number(s): R-01-02/SP-01-01: PREZONINGOFUNINCORPORA7ED TERRITORYIN WESTERN SANTA ANA HEIGHTSAND SANTA ANA COUNTRY CLUB AREA / ADOPTION OFA POR77-ON OF THE SANTA ANA HEIGHTS SPECIFIC PLAN 2. Name & Address of Applicant: CITY OF COSTA MESA 3. Project Location: UNINCORPORATEDTERRITORYALONGTHECIMSEASiERN EDGE, NORTH OFMESA DRIVE, ASINDIC477FD DNATTACHED MAPS 4. General Plan: CITY OF COSTA MESA GENERAL PLAN WILL APPLYUPON ANNIXATION 5. Zoning: CITY OF COSTA MESA ZONING TOAPPLYUPON' ANNEXATION 6. Project Description: "PREZONING"OFANNPXA77ON TERRITORY.• 77-IATIS, DESIGNATION OFCITYZONING TO APPLY ONCE ANNEXA770N PROCESSIS COMPLETE, AND INCLUDINGADOP770N BY 771E =OF THE SANTA ANA HEIGHTS SPECIFIC PLAN FOR PART OF TH15 TERRITORY 7. Surrounding land uses and setting: PRIMARILYRESIDEN77AL AND OPEN SPACE, WITHSOME COMMERCL4L 8. Other public agencies whose approval is required: PREZONING DESIGNA770NS WOULD TAKE EFFECT ONLY UPON APPROVAL OF 77-IEANIVEXA77ON BY THE LOCAL AGENCYFORMA7ION COMMISSION OF ORANGE COUNTY II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below have the potential to be significantly impacted by this project, as indicated in Section IV. ❑ Aesthetics ❑ Biological Resources ❑ Hazards & Hazardous Materials ❑ Mineral Resources ❑ Public Services ❑ Utilities ❑ Agriculture ❑ Cultural Resources ❑ Hydrology/Water Quality ❑ Noise ❑ Recreation ❑ Air Quality ❑ Geology/Soils ❑ Land Use/Planning ❑ Population/Housing ❑ Transportation/Traffic ❑ Mandatory Findings of Significance �XH1131 T r- (cdltr F ' D) Page 1 III. CITY OF COSTA MESA DETERMINATION On the basis of this initial evaluation: Q I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I rind that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect: (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects: (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the propose project, nothing further is required. &64nc,� Signature Date Initial Study Page 2 IV. SUMMARY OF PROPOSAL This Initial Study pertains to the "prezoning" of unincorporated territory that is under consideration for annexation to the City of Costa Mesa. This study specifically addresses City -initiated Rezone Petition R-01- 6 02 and City initiated Specific Plan Petition SP-01-03. On April 2, 2001 the Costa Mesa City Council adopted a resolution of intent to annex unincorporated territory along the city's eastern boundary. The County of Orange, as part of its fiscal restructuring program, has encouraged cities throughout the county to annex unincorporated territory which is partially or entirely surrounded by the city. In response, the City of Costa Mesa has initiated an application to the Local Agency Formation Commission of Orange County (LAFCO) for the annexation of the area to which this prezoning analysis applies. LAFCO is an independent agency which under state law must approve or deny changes to municipal boundaries. An issue that must be addressed in this annexation process is how this territory would be zoned upon annexation to the city. LAFCO's application process requires that the City designate the land use zoning regulations that would apply if and when this territory is annexed to Costa Mesa. This designation is referred to as "prezoning" under the LAFCO annexation process. The formal procedure for establishing prezoning designations entails public hearings conducted first by the Costa Mesa Planning Commission and then by the Costa Mesa City Council. After hearing public testimony, the Planning Commission will make a recommendation to the City Council. The Council, after also hearing public testimony, will then decide on prezoning designations. This will then be conveyed to LAFCO as part of the City's application for annexation. It should be noted that the City staffs primary criterion with respect to recommendations on prezoning is to have the proposed City zoning match as closely as possible the existing County zoning, while still being consistent with the City's General Plan. (The City of Costa Mesa General Plan includes land use designations beyond the city limits for potential annexation areas within its "sphere of influence" as determined by the Local Agency Formation Commission.) Attached are two maps. "Map One" shows the existing County zoning, while "Map Two" shows the proposed City zoning. Also attached is a "prezoning Comparison Table" listing the existing County zoning and the corresponding proposed City zoning, with a brief summary of each zone regarding permitted uses, maximum allowable density for new development and development standards. As Map One indicates, the majority of land in Santa Ana Heights is included within the area of the Santa Ana Heights Specific Plan, which was adopted by the County of Orange in 1986. This Specific Plan contains land use districts and regulations that are tailored to the existing mix of land uses in this neighborhood. As indicated on Map Two, City staff proposes that the City of Costa Mesa adopt the Santa Ana Heights Specific Plan in its entirety for any of this area that is annexed to Costa Mesa. If so, there would be no change to the land use regulations applicable to this area upon annexation to the City. The County R2, Multiple Family Residential zoned area on the east side of Santa Ana Avenue north of Mesa Drive is proposed to be replaced upon annexation by the City R2-MD, Multiple Family Residential -Medium Density zone. Application of this City zone would reduce the maximum allowable residential density of any new development from 43.5 dwelling units per acre in the County R2 zone, to 12 units per acre in the City R2-MD zone. This proposed zoning designation would be consistent with the existing General Plan Land Use Designation for this area. That designation is "Medium Density Residential," and it establishes a maximum density for new development of 12 dwelling units per acre. Inasmuch as this change in regulations would reduce the intensity of potential future development for this district, it is staffs assessment that this proposed prezoning designation would entail less potential for negative environmental impact or land use conflict than under the present County zoning. The proposed City zoning for the Santa Ana Country Club Golf Course area is intended to accommodate and facilitate the continuing operation of this facility. Page 3 V. EVALUATION OF ENVIRONMENTAL IMPACTS Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact I. AESTHETICS. Would the project: (a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ 0 (b) Substantially damage scenic resources, including, but not ❑ ❑ ❑ 0 limited to, trees, rock outcroppings, and historic building? (c) Substantially degrade the existing visual character or ❑ ❑ ❑ Z quality of the site and its surroundings? (d) Create a new source of substantial light or glare which ❑ ❑ ❑ 0 would adversely affect day or nighttime views in the area? Discussion: The proposed City of Costa Mesa standards regulating the maintenance of existing property and Me development of new land uses are generally comparable to those of the existing Orange County zoning with respect to aesthetics, and this change of applicable regulations on existing uses and proposed development would not entail any negative affect on aesthetics Moreover, under City of Costa Mesa zoning regulations, any proposed residential development would be subject to a design review and approval process This process is intended to ensure that such new development w/l/ be aesthetically compatible with its neighborhood in terms of building height and scale, architectural and landscape treatment, off street parking and other cr/ter/a. II. AGRICULTURAL RESOURCES. Would the project: (a) Convert prime farmland, unique farmland, or farmland of ❑ ❑ ❑ 0 statewide importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (b) Involve other changes in the existing environment, which, ❑ ❑ ❑ 0 due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Discussion: The application of city of Costa Mesa zoning to the subject area would not have any effect on agricultural resources since there are no agricultural uses or prime farmland existing /n the area. III. AIR QUALITY. Would the project: (a) Conflict with or obstruct implementation of the applicable ❑ ❑ ❑ C�1 air quality plan? ON Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact (b) Violate any air quality standard or contribute substantially ❑ ❑ ❑ 0 to an existing or projected air quality violation? (c) Result in a cumulatively considerable net increase of any ❑ ❑ ❑ criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (d) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ 0 concentrations? (e) Create objectionable odors affecting a substantial number ❑ ❑ ❑ of people? Discussion: The subject area is developed largely with residential uses While there is the potential for some additional inAll residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly increase this potential. Any such additional development would not be expected to have any significant impact on air quality. IV. BIOLOGICAL RESOURCES. Would the project: ff^ (a) Have a substantial adverse effect, either directly or ❑ ❑ ❑ through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑ 0 other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (c) Have a substantial adverse effect on federally protected ❑ ❑ ❑ 0 wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological Interruption, or other means? (d) Interfere substantially with the movement of any native ❑ ❑ ❑ 0 resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or Impede the use of native wildlife nursery sites? (e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑ 0 biological resources, such as a tree preservation policy or ordinance? (f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ 0 Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (i ®R� Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: The proposed City of Costa Mesa zoning regulations and development review process are generally comparable to those of the existing County of Orange zoning provisions in this regard, and this change of applicable regulations would not directly or indirectly increase the potential for negative affects on biological resources V. CULTURAL RESOURCES. Would the project: (a) Cause a substantial adverse change in the significance of a ❑ ❑ ❑ Q historical resource as defined in Title 13, Chapter IX, Article 14 of the Costa Municipal Code? (b) Cause a substantial adverse change in the significance of ❑ ❑ ❑ [� an archaeological resource pursuant to CEQA Guidelines, Section 15064.5? (c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ 0 resource or site or unique geologic feature? (d) Disturb any human remains, including those interred ❑ ❑ ❑ Q outside of formal cemeteries? Discussion: The proposed City of Costa Mesa zoning regulations and development review process are generally comparable to those of the existing County of Orange zoning provisions in this regard, and this change of applicable regulations would not directly or indirectly increase the potential for negative affects on cultural resources VI. GEOLOGY AND SOILS. Would the project: (a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death Involving: 1. Rupture of a known earthquake fault, as delineated on ❑ ❑ ❑ C�1 the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? 2. Strong seismic ground shaking? ❑ ❑ ❑ Q 3. Seismic -related ground failure, including liquefaction? ❑ ❑ ❑ 0 4. Landslides? ❑ ❑ ❑ 0 (b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ ❑ 0 (c) Be located on a geologic unit or soil that is unstable, or ❑ ❑ ❑ 0 that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? (d) Be located on expansive soil? 11 ❑ ❑ C�1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: The proposed City of Costa Mesa zoning regulations and development review process are generally comparable to those of the existing County of Orange zoning provisions in this regard, and this change of applicable regulations would not directly or indirectly increase the potential for negative impacts related to geologic or soil conditions in the area. VII. HAZARDS & HAZARDOUS MATERIALS. Would the project: (a) Create a significant hazard to the public or the ❑ ❑ ❑ Q environment through the routine transport, use, or disposal of hazardous materials? (b) Create a significant hazard to the public or the ❑ ❑ ❑ Q environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials Into the environment? (c) Emit hazardous emissions or handle hazardous or acutely ❑ ❑ ❑ Q hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? (d) Be located on a site which is included on a list of ❑ ❑ ❑ Q Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (e) For a project located within the airport environs land use ❑ ❑ ❑ Q plan, would the project result in a safety hazard for people residing or working in the project area? (f) For a project within the vicinity of a private helipad or ❑ ❑ ❑ Q airstrip, would the project result in a safety hazard for people residing in the project working area? (g) Impair implementation of, or physically interfere with an ❑ ❑ ❑ Q adopted emergency response plan or emergency evacuation plan? (h) Expose people or structures to a significant risk of loss, ❑ ❑ ❑ Q Injury or death involving wild land fires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands? 'SIT Less Than Significant Potentially with Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: Although some of the area proposed for prezoning prior to annexation is within the vicinity of the John Wayne Airport, the proposed City of Costa Mesa zoning would allow only new development that was of equal or less intensity than the existing County of orange zoning, and this change of regulations would not increase the existing potential for hazards to safety. The City has policies in place to review new development for consistency with the John Wayne Airport Environs Land Use Plan. VIII. HYDROLOGY & WATER QUALITY. Would the project: (a) Violate any water quality standards or waste discharge ❑ ❑ ❑ 0 requirements? (b) Substantially deplete groundwater supplies or interfere ❑ ❑ ❑ substandaily with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (c) Substantially alter the existing drainage pattern of the site ❑ ❑ ❑ 0 or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (d) Substantially alter the existing drainage pattern of the site ❑ ❑ ❑ 0 or area, Including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in Flooding on- or off -site? (e) Create or contribute runoff water which would exceed the ❑ ❑ ❑ 0 capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? (f) Otherwise substantially degrade water quality? ❑ ❑ ❑ d (g) Place housing within a 100-year Flood hazard area as ❑ ❑ ❑ 0 mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other Flood hazard delineation map? (h) Place within a 100-year Flood hazard area structures which ❑ ❑ ❑ Ef would impede or redirect flood Flows? (1) Expose people or structures to a significant risk of loss, ❑ ❑ ❑ El Injury or death involving Flooding, including Flooding as a result of the failure of a levee -or dam? il) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: The proposed City of Costa Mesa zoning would allow new development at an intensity less than or equal to the existing County of Orange Zoning, and the proposed prezoning designations would not alter regulations or expectations concerning mitigation of any hydrology or water quality impacts from new development. IX. LAND USE AND PLANNING. Would the project: (a) Physically divide an established community? ❑ ❑ ❑ 0 (b) Conflict with any applicable land use plan, policy, or ❑ ❑ ❑ 0 regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, redevelopment plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑ 0 natural community conservation plan? Discussion: The proposed City of Costa Mesa zoning is consistent with the Costa Mesa General Plan and its land use designations for this "Sphere of Influence" area, except for the site of an existing neighborhood commercial retail center located on the southwest corner of Mesa Drive and Irvine Avenue (2651 Irvine Avenue.) The Costa Mesa General Plan designates this site for Medium Density Residential development; however, it is staffs assessment that the existing commercial development is appropriate at this location, and staff would recommend that this land use designation be changed on the General Plan to one which would make this neighborhood serving retail center consistent with the General Plan. The proposed City of Costa Mesa zoning would allow new development that was less intensive or equal to the existing County of Orange Zoning, and this change of applicable regulations would not increase the potential for any negative impacts from existing uses or new development. See attached "prezoning Comparison Table" for a description of the permitted uses and development standards of the existing County zoning and .the proposed corresponding City prezoning for all of the proposed annexation ' area. Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact X. NOISE. (a) Exposure of persons to, or generation of noise levels in ❑ ❑ ❑ excess of standards established in the Costa Mesa General Plan and noise ordinance? (b) Exposure of persons to, or generation of excessive ground- ❑ ❑ ❑ 0 borne vibration or ground -borne noise levels? (c) A substantial permanent increase in ambient noise levels in ❑ ❑ ❑ d the project vicinity above levels existing without the project. (d) A substantial temporary or periodic increase in ambient ❑ ❑ ❑ 0 noise levels In the project vicinity above levels existing without the project? (e) For a project located within the airport environs land use ❑ ❑ ❑ 0 plan, would the project expose people residing or working In the project to excessive noise levels? (f) For a project within the vicinity of a private helipad or ❑ ❑ ❑ 0 airstrip, would the project expose people residing or working in the project area to excessive noise levels? Dlscusslon. Although some of the area proposed for prezoning prior to annexation is within the vicinity of the John Wayne Airport, the proposed City of Costa Mesa zoning would allow new development at a density less than or equal to the existing County of Orange zoning, and thus this change of regulations would not increase the potential for unmitigated exposure of people to noise levels in the area. Moreover, the City of Costa Mesa has policies in place to review new development for compatibility with the noise environment. The proposed change in zoning would not entail any increase in allowable or expected noise levels. . XI. POPULATION AND HOUSING. Would the project: (a) Induce substantial population growth in an area, either ❑ ❑ ❑ 0 directly (for example, by proposing new homes and businesses) or, indirectly (for example, through extension of roads or other infrastructure)? (b) Displace substantial numbers of existing housing, ❑ ❑ ❑ 0 necessitating the construction of replacement housing elsewhere? (c) Displace substantial numbers of people, necessitating the ❑ ❑ ❑ 0 construction of replacement housing elsewhere? 0 Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion. The subject area is developed largely with residential uses. While there is the potential for some additional infill residential development to occur, the Proposed change to City of Costa Mesa zoning will not significantly increase the potential for or impacts of such new development. Any such additional development would be consistent with the City's growth forecasts and is not expected to have any significant impact on population and housing in the community. XII. PUBLIC SERVICES. (a) Would the project result in substantial adverse physical Impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1. Fire protection? ❑ ❑ ❑ 0 2. Police protection? ❑ ❑ ❑ Q 3. Schools? p ❑ ❑ ❑ 0(. 4. Parks? ❑ ❑ ❑ 21 6. Other public facilities? ❑ ❑ ❑ Q Dlscusslon. Annexation of the subject area is expected to facilitate the delivery of public safety and other municipal services to the area. The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly alter this potential. Any such additional development would not be expected to have any significant impact on the delivery of public services. XIII. RECREATION. (a) Would the project increase the use of existing ❑ ❑ ❑ 0 neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (b) Does the project include recreational facilities or require ❑ ❑ ❑ 0 the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? N Less Than Significant Potentially With Less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact Discussion: The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will notsignificantly alter this potential. Any such additional development would not be expected to have any significant impact on local parks or the delivery of recreational services. )IV. TRANSPORTATION/TRAFFIC. Would the project: (a) Cause an Increase in traffic that is substantial in relation to ❑ ❑ ❑ ✓❑ the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to ratio on roads, or congestion at intersections)? (b) Exceed, either individually or cumulatively, a level of ❑ ❑ ❑ Q service standard established by the City of Costa Mesa General Plan for designated intersections? (c) Exceed the trip budget for the property as established the ❑ ❑ ❑ Q City of Costa Mesa General Plan? (d) Result in a change in air traffic patterns, including either ❑ ❑ ❑ Q an Increase in traffic levels or a change in location that results in substantial safety risks? (e) Substantially increase hazards due to a design feature ❑ ❑ ❑ Q (e.g., sharp curves or dangerous Intersections) or Incompatible uses? (f) Result in Inadequate emergency access? ❑ ❑ ❑ Q (g) Result in inadequate parking capacity? ❑ ❑ ❑ Q (h) Conflict with adopted policies, plans or programs ❑ ❑ ❑ Q supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Discusslon: The subject area is developed largely with residential uses While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not slgniFcantly alter this potential. Anticipated growth in this area is accounted for in the City's fraffic model, and it is not expected that any such additional development would have a significant negative impact on traffic circulation. XV. UTILITIES & SERVICE SYSTEMS. Would the project: (a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ❑ ❑ ❑ Q Less Than Significant Potentially With less Than Significant Mitigation Significant No TOPICS Impact Incorporated Impact Impact (b) Require or result in the construction of new water or ❑ ❑ ❑ Q wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (c) Require or result in the construction of new storm water ❑ ❑ ❑ Q drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (d) Have sufficient water supplies available to serve the ❑ ❑ ❑ 2 project from existing entitlements and resources, or are new or expanded entitlements needed? (e) Result in a determination by the wastewater treatment ❑ ❑ ❑ Q provider which serves or may serve the project that It has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (f) Be served by a landfill with sufficient permitted capacity to ❑ ❑ ❑ Q accommodate the project's solid waste disposal needs? (g) Comply with federal, state, and local statutes and ❑ ❑ ❑ Q regulations related to solid waste? Dlscusvon: The subject area is developed largely with residential uses While there is the potential for some additional infrll residential development to occur, the proposed change to City of Costa mesa zoning will not signiFcandy alter this potential. Any such additional development would not be expected to have any significant impact on utilities or service systems XVI. MANDATORY FINDINGS OF SIGNIFICANCE (a) Does the project have the potential to degrade the quality ❑ ❑ ❑ Q of environment; substantially reduce the habitat of a fish or a wildlife species; cause a fish or wildlife population or drop below self-sustaining levels; threaten to eliminate a plant or animal community; reduce the number or restrict the range of a rare or endangered plant or animal; or eliminate Important examples of the major periods of California history or prehistory? (b) Does the project have impacts that are individually limited, ❑ ❑ ❑ Q but cumulatively considerable? (Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, and the effects of probable future projects)? (c) Does the project have environmental effects which will ❑ ❑ ❑ Q cause substantial adverse effects on human beings, either directly or indirectly? i C& TOPICS Discussion: The proposed City of Costa Mesa zoning would allow only new development that was less intensive or of equal intensity to the existing County of Orange zoning, and this change of applicable regulations would not lead to any significant direct or indirect affect on the environment. The subject area is developed largely with residential uses. While there is the potential for some additional infill residential development to occur, the proposed change to City of Costa Mesa zoning will not significantly alter this potential. Any such additional development would not be expected to have any significant cumulative impact on the environment or on human beings. Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant No Impact Impact Areas Proposed for Annexation to Costa Mesa Map I Existing County Zoning J 0 � e Ix P`,�`�'\� 5' ! x4� O Iq �ze; W� Jl/7/1 Areas proposed for Annexation to Costa Mesa Existing County Zoning Aft R1 -Single-Family Residential R2 - Multifamily Residential R4-Suburban Multifamily Residential R4PD - Suburban Multifamily Residential Planned Development CN -Commercial Neighborhood -General Business Al At -General Agriculture ' Santa Ana Heights Speciric Plan RSF -Residential Single Family RK- Residential Kennel ® RMF- Residential Multiple Family PA - Professional and Administrative Office HN- Horticultural Nursery OSR -Open Space Recreation �\ Costa Mesa City Boundary r�" r� Y -^ - Costa Mesa Sphere of Influence �^,r Produced by: Ci of Costa Mesa PlanningDivision 6127101 j3 i Areas Proposed for Annexation to Costa Mesa Map 2 Proposed City Prezoning City of Costa Mesa Prezoning Comparison Table: Areas Proposed for Annexation to Eastside Costa Mesa Staff -Proposed City of Costa Mesa Zoning Existing County of Orange Zoning I R1, Single Family Residence District This County zone accommodates the development and maintenance of single-family dwellings, one to a lot, with a minimum lot size of 7,200 square feet. This is equivalent to a maximum density of 6 dwelling units per acre. This zone also provides for other land uses associated with a residential district such as schools, parks and churches, Plans for new single-family dwellings are reviewed and approved by County staff subject to compliance with applicable development standards. Site development standards include a building height limit of 35 feet, a front yard setback minimum of 20 feet, and off street parking with 2 covered spaces for each dwelling. R4, Suburban Multifamily Residential District This County zone allows development of multiple family dwellings, small -lot dwelling units in common interest projects, and conventional single-family homes. The maximum allowable density for new development is 1 dwelling unit per 3,000 square feet of total site area, which is equivalent to 14.5 dwelling units per acre. R1, Single Family Residential District This City zone would also accommodate the development and maintenance of single-family dwellings, one to a lot, with a minimum lot size of 6,000 square feet. This is equivalent to a maximum density of 7.26 dwelling units per acre. This zone also provides for other land uses associated with a residential district such as schools, parks and churches. Plans for new single-family dwellings are reviewed and approved by City staff subject to compliance with applicable development standards. Current site development standards include a building height limit of 30 feet, a front yard setback minimum of 20 feet, and off street parking with a 2-car enclosed garage for each dwelling. However, it should be noted that revisions to these review and development standards are expected to be adopted by the City Council prior to its hearing on the prezoning of areas proposed for annexation In the R-1 zone, these revisions would require that all new houses be consistent with newly adopted design guidelines which relate to site planning, building mass and form, and architectural treatment of facades, roofs, window placement and second stories. Also, any proposed two-story construction, whether a new house or an addition, would require notification of neighbors during the zoning administrator review process. With respect to development standards, maximum building height would be reduced to 27 feet, and parking for two cars in a driveway would be required in addition to a two - car enclosed garage. R2-MD, Multiple Family Residential District, Medium Density This City zone would also allow development of multiple family dwellings, small -lot dwelling units in common interest projects, and conventional single-family homes. The maximum allowable density for new development is dwelling unit per 3,630 square feet of total site area, which is equivalent to 12 dwelling units per acre. Existing County of Orange Zoning I Staff -proposed City of Costa Mesa Zoning The review and approval process for development in the County R4 zone allows up to 4 new dwelling units on a property to be approved by County staff subject to applicable development standards. Projects with 5 or more units must be approved by the Planning Commission at a public hearing. This zone's development standards provide for a maximum building height of 35 feet and require off street parking at a ratio of 1.5 space for each one bedroom unit, 2.0 spaces per two bedroom unit, and 2.5 spaces per three bedroom unit. Additional parking for guests is required at a ratio of 0.2 space per unit. R4-PD, Suburban Multifamily Residential Planned Development This County zoning designation signifies that a "planned development overlay" has been applied to R4 zoned property. A planned development allows greater flexibility of design prior to approval of a development plan by the County. However, after the plan is approved, all development of the site must comply with the details of this plan. Also, the maximum density of residential development in the R4-PD zone may not exceed that of the R4 zone, that is, 14.5 dwelling units per acre. City staff has the authority to review and approve development in the R2-MD zone, subject to applicable development standards. Current development standards include a maximum building height of two stories/30 feet, and require off- street parking for tenants at a ratio of 1.5 spaces for each one bedroom unit, 2.0 spaces for each two bedroom unit, and 2.5 spaces for each three bedroom unit. Additional parking for guests is required at a ratio of 0.5 space per dwelling unit. However, it should be noted that revisions to these review and development standards are expected to be adopted by the City Council prior to its hearing on the prezoning of areas proposed for annexation. In all the residential zones, these revisions would require that all new dwellings be consistent with newly adopted design guidelines which relate to site planning, building mass and form, and architectural treatment of facades, roofs, window placement and second stories. In the R2-MD zone, these revisions would allow only 2 new single -story dwellings on a site to be approved by staff subject to development standards. Projects with 3 or more units would have to be approved by the Planning •t Commission at a public hearing. Two story projects with 2 units or less would be subject to a "minor design review" with notification to neighbors for comment as part of a zoning administrator review process. The revised development standards would reduce the allowable density for small lot detached dwelling developments, reduce maximum building height to 27 feet, and increase the required off-street parking for tenants to a ratio of 2:0 spaces for a one -bedroom unit, 2.5 spaces for a two -bedroom unit and 3.5 spaces for a three - bedroom unit. Guest parking would remain unchanged at 0.5 space per unit. R2-MD, Multiple Family Residential District, Medium Density City staff proposes to prezone this area with the R2-MD zone, which is described above. This would be consistent with the recommended City zoning for the County R-4 zone to which the R4-PD zone is directly comparable, a Existing County of Orange Zoning Staff -Proposed City of Costa Mesa Zoning R2, Multifamily Dwellings District This County zone allows development of very high density multiple family dwellings, as well as small lot dwelling units in common interest projects, and conventional single-family homes. The maximum allowable density for new development is 1 dwelling unit per 1,000 square feet of total site area, which is equivalent to 43.5 dwelling units per acre. The review and approval process for development in the R2 zone allows up to 4 new dwelling units on a property to be approved by County staff subject to applicable development standards. Projects with 5 or more units must be approved by the Planning Commission at a public hearing. This zone's development standards provide for a maximum building height of 35 feet and require off street parking at a ratio of 1.7 space for a one bedroom unit, 2.2 spaces per two bedroom unit, and 2.7 spaces per three bedroom unit, including guest parking. CN, Commercial Neighborhood District This zone provides for low intensity commercial uses oriented to the surrounding neighborhood. Permitted uses and development standards are intended to minimize impacts on neighboring residential properties. Principal permitted uses include a range of commercial retail sales and services, business and professional offices, and restaurants, including convenience stores/mini-marts. Conditional uses are gas stations and mini -storage facilities. Development standards in the CN zone limit building site coverage to 35%, and building height to 35 feet. The zone provides standards for off street parking, screening and landscaping, lighting, loading, trash facilities, and enclosure of all uses, among others. R2-MD, Multiple Family Residential District, Medium Density City staff proposes to prezone this area with the R2-MD zone, which is described previously. Although the maximum density for new development under the City R2- MD zone, at 12 dwelling units per acre, is considerably less than the maximum under the County R-2 zone, the City is proposing this zone so that any new development will be consistent with the City's General Plan. The City of Costa Mesa General Plan specifies land use designations for the unincorporated sphere of influence areas adjacent to the city limits. The General Plan designation for this area is Medium Density Residential, which limits the density of new development to a maximum of 12 dwelling units per acre. However, it should be noted that for existing legally nonconforming development here (as elsewhere in the city), the zoning ordinance allows the same number of dwelling units that currently exist to be replaced if they were involuntarily destroyed. C1, Local Business District This zone provides for retail sales and business services to meet the needs of the local community. Permitted uses and development standards are intended to minimize impacts on surrounding properties in general and residential properties in particular. Principal permitted uses include a range of commercial retail sales and services, business and professional offices and restaurants, among others. Conditional uses include convenience store/mini-marts, gas stations and mini - storage facilities, among others. Development standards limit the floor -area -to -lot -size ratio to 15% for more intensive traffic generating uses, 25% for moderate traffic generating uses, and 35% for low traffic generating uses. (This ratio may be exceeded for certain uses that do not generate any significant traffic.) Maximum building height is 2 stories/30 feet. The zone provides standards for off street parking, landscaping and screening, lighting, noise, trash facilities, and enclosure of uses, among other things. It should be noted that the City's General Plan designates this area for Medium Density Residential development. However in light of the neighborhood serving commercial development present on this site, staff would recommend that this inconsistency be addressed by modifying the General Plan to specify a commercial designation. 0 3- Staff -Proposed City of Costa Mesa Zoning Existing County of Orange Zoning I Al, General Agricultural District The county Al zone provides for agriculture, outdoor recreational uses, and other low intensity uses that have a predominantly open space character. Principal uses include agriculture, parks and single- family detached dwellings, one to a lot. Conditional uses include golf courses, cemeteries and educational institutions, among others. Site development standards include conformance with non-residential parking and setback requirements, and include a minimum building site (lot) size of four acres and a building height limit of 35 feet, among others. C2, General Business The County C2 zone provides for the development and maintenance of a wide range of high intensity commercial uses which serve the local community but which may not be compatible with surrounding residential uses or certain commercial uses. Santa Ana Heights Specific Plan Under state law, a "Specific Plan" is a planning document that is adopted by a local government to govern land use and community development for a specific area within its jurisdiction. Just as with conventional zoning it is intended to implement the provisions of the General Plan, but in a more comprehensive and focused way than standard zoning for a designated area. Specific plans are often adopted to implement planning objectives that are tailored to an area with unique characteristics such as Santa Ana Heights. The Santa Ana Heights specific plan was adopted by the Orange County Board of Supervisors in 1985. The purpose of the specific plan is "to provide a comprehensive set of plans, guidelines, regulations and implementation programs for guiding and ensuring the orderly development of Santa Ana Heights." I&R, Institutional and Recreation District The City I&R zone provides for recreation, open space, health and public service uses. Principal permitted uses include parks and playgrounds, golf courses, hospitals, churches, civic offices/ facilities and libraries, among others. Conditional uses include cemeteries, botanical gardens/zoos, animal shelters and senior congregate care facilities, among others. Site development standards include conformance with applicable parking, landscaping, setbacks and other non- residential performance standards, including a building height limit of four stories, among others. I&R Institutional and Recreational District City staff has proposed that this County C2 zoned commercial strip be zoned as I&R Institutional and Recreational District upon annexation to the City rather than any comparable City commercial zone. This is because this property has been developed as an integral part of the Santa Ana Country Club Golf Course. Any 4 commercial zoning of this land would be inconsistent with the City's General Plan which designates this area for golf course use. Santa Ana Heights Specific Plan The general approach used by City staff in making prezoning recommendations for areas proposed for annexation has been to suggest City zoning which is comparable to County zoning, while still maintaining consistency with the City's General Plan. (The General Plan includes land use designations beyond the city limits for potential annexation areas within its "sphere of influence" as defined by the Local Agency Formation Commission.) Consistent with this approach, it is staff's recommendation that the City adopt the existing provisions of the Santa Ana Heights Specific Plan for the area proposed for annexation to Costa Mesa. Under this approach, there would be no change to the land use regulations applicable to this area. 1LJ Existing County of Orange Zoning 11 Staff -Proposed City of Costa Mesa Zoning IComponents of this specific plan include a land use (' plan, a circulation plan, a utility service plan and a recreation plan. Implementation measures in the plan include land use regulations which govern permitted uses and development standards for defined districts similar to conventional zoning. The western portion of the Santa Ana Heights Specific Plan that covers the area proposed for annexation to Costa Mesa includes the following land use districts: • RSF, Residential Single Family District. This district provides for the development and maintenance of single-family detached dwellings, one to a lot, under the same standards as the County R1, Single Family Residence zone, which is described previously. • RK, Residential Kennel District This district provides for the development and maintenance of a residential neighborhood that includes single-family residences in conjunction with commercial kennels operating on the same premises. • RMF, Residential Multiple Family District This district provides for the development and maintenance of high -density multifamily dwelling neighborhoods under generally the same requirements as the County R4, Suburban Multifamily Residential District, which is described previously. • PA, Professional and Administrative Office District This district provides for professional and administrative offices in a campus -like setting. The existing office park at this location fronts onto Irvine Avenue, and provides a transitional buffer from the arterial street to the residential uses to its east. • HN, Horticultural Nursery District This district is established to provide for the long-term use and viability of the horticultural nurseries located along Orchard Drive. Wholesale nurseries are essentially the only permitted use. Retail nurseries are specifically prohibited. Same. Same. Same. It may be noted that the Costa Mesa General Plan designation for the majority of the area in the RMF District is "High Density Residential", which specifies a maximum density of 20 dwelling units per acre for new development. The residential density allowed by the RMF District (14.5 dwelling units per acre) is consistent with this General Plan designation. While there are some areas of the RMF District that are designated by the General Plar as "Medium Density Residential" (which specifies 12 dwelling units per acre for maximum density), it is staff's initial assessment that the RMF District is consistent with the intent of the General Plan for the majority of the area. Same. Same. It may be noted that the Costa Mesa General Plan designates this area as "Low Density Residential" which is intended primarily for single-family residential neighborhoods. This designation however accommodates a number of non-residential uses, such as schools, parks and public facilities. It is staff's assessment in this case [hat the limited low intensity horticultural use provided for n this small district is not inconsistent with the intent of a -ow Density Residential designation in the General Plan. W. Existing County of Orange Zoning I Staff -Proposed City of Costa Mesa Zoning • OSR, Open Space/Recreation District This district provides specifically for the long- term use and viability of the Newport Beach Golf Course. Same. �Fo