HomeMy WebLinkAbout16 - Airport Area Rezoning Study^ �EwaoRT CITY OF NEW tT BENCH Hearing Date: August 26, 1996
PLANNING/BUILDING DEPARTMENT Agenda Item No.: 16
�. 33oo NEWPORT BOULEVARD Staff Person: John Douglas
NEWPORT BEACH. CA q 655 (714) 644-3230
(714) 644-3 % FAX (7W) 6_44-S=5o
BY THE CITY COUNCIL
REPORT TO THE MAYOR AND CITY COUNCIL CITY OF NEWPORT BEACH
AUG 2 61996
SUBJECT: Airport Area Rezoning Study
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SUMMARY: Report from the Airport Area Rezoning Subcommittee of the Economic
Development Committee regarding the appointment of a steering committee
of propertm- owners and leaseholders to participate in a planning study for the
area bounded by MacArthur Boulevard, Campus Drive, Birch Street and
Bristol Street North.
SUGGESTED
ACTION: 1. Appoint five representatives from the study area to serve on a
Property/Business Owner Steering Committee; and
2. Direct staff to prepare and circulate a Request for Proposals for
consultant assistance on the preparation of an economic and market
feasibility stud- for the project area.
BACKGROUND
At the City Council meeting of June 24th staff presented a report from the Economic
Development Committee regarding current land use patterns and revenue generation in the area
bounded by MacArthur Boulevard, Campus Drive, Birch Street and Bristol Street North. The
report found that revenue generated in the study area is substantially lower than adjacent areas.
Several suggestions were offered for addressing this inequity, including the preparation of a
specific plan to encourage higher revenue producing uses. At that meeting the Council directed
staff to work with stakeholders in the area to form a property/business owner steering committee
and prepare a work program for further study.
Following the June 24th Council meeting staff developed a work program (Attachment 1), which
was distributed to the property and business owners. On July 29th Councilmember Glover,
Planning Commissioner Selich and staff met with the owners to update them on the status of the
study and discuss the work program. At that meeting the consensus of the owners was that the
City should be supported in this planning effort, and that the most effective means for the owners
to be involved is through the formation of a five -member steering committee. It was agreed that
the steering committee should include both landowners and long-term leaseholders in order to
best represent the variety of interests of area stakeholders.
Airport Area Rezoning Study
August 26, 1996
Page 1
The following persons volunteered to serve on the committee:
Nick Clayton
Bob Ford
Shel Medall
John Saunders
Robert Thomas
CONCLUSION
Land and building owner
Leaseholder
Land and building owner
Land and building owner
Land and building owner
With tS Council's concurrence, staff will begin working With the steering committee volunteers
listed above and prepare an RFP for consultant assistance on an economic and market feasibility
study for the area. This study would correspond to Phase 2 on the attached scope of work. It is
anticipated that this feasibility study will provide a sound economic basis for subsequent planning
efforts, which may include a phased approach to the revitalization of the project area, and
alternative sources of funding, such as a cooperative effort by landowners, long-term leaseholders,
other parties wvith a financial interest in the area, and the City.
Respectfully submitted,
PLANNING DEPAR'
By:
�Jo H. Doli las, AICP
ncipal Panner
Attachments
1. Draft Scope of Work
F:\ ... \AIRPORT,CC\SR2.DOC
Airport Area Rezoning Study
August 26, 1996
Page 2
]DRAFT
7/29/96
SCOPE OF WORK
AIRPORT AREA PLANNING STUDY
PHASE 1 PROJECT INITIATION
1.1 City Council authorization to proceed
1.2 Establish project team
Staff vs. consultant?
Project funding? (Landowner/TIC contributions with reimbursement?)
1.3 Develop list of stakeholders and interested parties
a) Landowners
b) Current leaseholders
c) The Irvine Company (value in SLURs)
d) Brokers
e) Developers
0 Potential users
g) City Council
h) Planning Commission
i) Economic Development Committee
1.4 Design public participation program
Establish advisory committee
Develop review & participation process for stakeholders
PHASE 2 ECOtiOMIC & MARKET FEASIBILITY STUDY
2.1 Refine eXisting land use & fiscal data from Airport Committee preliminary report
Confirm the following high net revenue generating uses
a) Business to business sales
b) Auto sales
c) Hotel
d) Restaurant
e) General retail
2.2 Determine highest and best feasible use based on location and market factors
)DRAFT
7/29/96
2.3 Determine what incentives and conditions would be required to attract desired
users to the area and the financial feasibility of such a program
PHASE 3 Land Use Plan Development
3.1 Establish specific objectives for study area based on General Plan policies and the
results of the Economic & Market Feasibility Study
3.2 Opportunities and constraints analysis
a) SLL'Rs
b) Vacant/underutilized properties
c) Traffic/infrastructure limitations
d) Fiscal considerations
3.3 Develop land use plan alternatives
3.4 Evaluate land use alternatives & identify preferred plan
PHASE 4 Plan Implementation
4.1 Determine appropriate planning approval mechanism
(e.g., overlay zone, specific plan)
4.2 Regulator`• incentives
a) Priority processing & permit assistance
b) Transfer of development rights
c) Density bonus
d) Share d.'nmodified parking requirements
e) Redevelopment & lot consolidation
4.3 Financial incentives
a) Infrastructure improvements
b) Broker incentives for specific business recruitment
c) Direct subsidies to targeted uses
FA _.\AIRPORTWK-PROG I .DOC
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