HomeMy WebLinkAboutSS3 - Reuse of Existing City Hall PropertyaEWPORT = CITY OF
NEWPORT BEACH
Item No. C9�M00.N`P City Council Staff Report Agenda March 27,2 0 2
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Community Development Department
Kimberly Brandt, Director
949 - 644 -3226, kbrandto)newportbeachca.gov
Public Works Department
Dave Webb, Acting Public Works Director
949 - 644 -3328, dawebb(a-)newportbeachca.aov
PREPARED BY: Kimberly Brandt, Director
APPROVED:
TITLE: Reuse of Existing City Hall Property at 3300 Newport Boulevard
and Lido Village Conceptual Plan 5B (PA2012 -031)
ABSTRACT:
With the upcoming relocation of City personnel to the new Civic Center at the end of
2012, the existing City Hall property provides an excellent opportunity for
redevelopment in a manner that benefits West Newport Beach. Concept Plan 5B for the
Lido Village area was approved by City Council in January 2011, and it includes the
4.26 -acre City Hall site. A further refinement of the Concept Plan has been developed,
and staff seeks Council direction on the alternative concept and potential interim use for
the City Hall site.
RECOMMENDATION:
Review information and provide feedback regarding both the interim and long -term uses
of the City Hall property and alternative Lido Village concept plan, and direct staff to
return to a City Council meeting for appropriate action.
DISCUSSION:
Interim Use of City Hall Site
Given the near -term relocation of City Hall personnel, staff desires the City Council's
consideration of what to do with the existing facility once staff has moved to the new
Civic Center. One option would be to demolish the existing buildings and develop an
interim public parking lot. Staff believes that the elimination of the buildings is necessary
to prevent the site from becoming an attractive public nuisance, as well as to eliminate
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Reuse of Existing City Hall Property at 3300 Newport Boulevard
March 27, 2012
Page 2
necessary on -going maintenance and site security costs. Fire Station #2 would remain.
The interim parking lot would be metered and accommodate approximately 300 spaces.
The plan would also seek to utilize as much of the current parking and landscaping as
possible to reduce construction costs. The estimated cost of the demolition and parking
lot/landscaping improvement is $500,000, and the interim plan will require appropriate
environmental documentation and may require Coastal Commission review.
Long -Term Use of City Hall Site
Conceptual Plan 5B
In January 2011, City Council approved Conceptual Plan 5B for the Lido Village area as
depicted in Exhibit A. Key components of the plan include:
• Complete redevelopment of the City Hall site with community services;
market rate apartments, and /or live -work units
• Major redevelopment of the Via Lido Plaza with a new anchor tenant mix and
support retail
• High Density residential for "Cal- Beach" and Olen parcels
• Proposed 32nd Street parking structure
• Re- alignment of Via Lido and 32nd Street intersection
• Pedestrian linkage to the Bay /Harbor
• Pedestrian bridge to Mariner's Mile
Alternative Site Plan
Subsequent to the review of Conceptual Plan 5B, the City learned that the scope of the
near -term improvements envisioned for the adjacent Via Lido Plaza may be scaled back
to the upgrade of the existing buildings. Additionally, City Council has been considering
a West Newport Facilities Conceptual Plan (City Council Study Session September 13,
2011) for the 8 -acre parcel on Superior Avenue, where the City's Corporation Yard is
currently located. Preliminary plans include:
• Consolidating the City's two corporation yards to the current 16th Street yard,
thus, freeing up all or some of the 15th Street/Superior yard for different uses;
• Establishing a new, larger community center in West Newport at the 15th
Street/Superior yard that might mirror the Newport Coast Community Center;
• Relocating the Police Department Facility to the 15th Street/Superior yard;
and
• Retaining some type of transfer station to allow for the efficient transfer of
residential trash.
In consideration of these possibilities, an alternative site plan for Lido Village was
developed as shown in Exhibit B. A key assumption of the plan was to create a
pedestrian promenade (linkage) from the City's property across Via Lido Plaza to the
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Reuse of Existing City Hall Property at 3300 Newport Boulevard
March 27, 2012
Page 3
Bay /Harbor area that recognizes the existing building locations and allows for additional
retail buildings to be constructed at Via Lido Plaza if parking is made available on the
City Hall site. The alternative plan includes the following development assumptions:
On the City Hall property:
1. 92 market -rate rental flats and townhomes
2. 6,000 square feet of retail
3. 512 -space parking structure
On the Via Lido Plaza site:
1. The addition of two new retail buildings (18,400 square feet) and a public
pedestrian promenade.
2. The loss of onsite parking spaces (approximately 108 spaces) plus the demand
of additional parking spaces (92 spaces, for a total of 200 spaces) may be met
in the new City parking structure.
In terms of street circulation, the alternative plan includes:
1. Via Lido - Reconfiguration to a one -way, two -lane access to Lido Isle with angled
on- street parking (20 spaces);
2. 32nd Street - Reconfiguration to a two -way access from Lafayette Road to
Newport Boulevard (two lanes westbound and one lane eastbound) with a
Round -a -bout west of the Lido Isle Bridge.
3. Via Oporto and Via Malaga- Reconfigured as Pedestrian Promenades.
It should be noted that staff has not conducted any traffic circulation studies regarding
the proposed circulation design. Additionally, there are other onsite circulation /parking
concerns to be addressed including the existing truck access across the City Hall
property between Via Lido Plaza and 32nd Street; the preservation of the 12 parking
spaces reserved for 503 32nd Street; the anticipated lot line adjustment between Via
Lido Plaza and the City Hall property, and the fee ownership of the Finley Avenue
access at Newport Boulevard.
Fiscal Analysis of the Alternative Site Plan
At staffs direction, Keyser Marston Associates, Inc. prepared a pro -forma analysis for
the conceptual Alternative Site Plan. The purpose of the analysis was to determine an
order -of- magnitude estimate of the land value that can be supported by private
development. The land value was then adjusted to reflect the financial impacts created
by the proposed public uses both on the City Hall site and adjacent properties. The net
land value was converted into annual lease payments for the City Hall site ranging from
approximately $470,000 to $589,000.
21
Reuse of Existing City Hall Property at 3300 Newport Boulevard
March 27, 2012
Page 4
Next Steps
Should City Council wish to further pursue the Alternative Site Plan concept, staff
recommends that community outreach be conducted with the area's business owners
and residents. Upon completion of that effort, staff believes it would then be appropriate
to conduct a traffic circulation study to analyze the impacts of the conceptual proposal
(both vehicular and pedestrian). The traffic circulation analysis may have some bearing
on the final configuration of the land use plan and possibly the lot line adjustment;
therefore, staff recommends that the traffic circulation study occur early in the sequence
of future steps. The study would cost approximately $35,000 to complete.
FUNDING REQUIREMENTS:
The $500,000 in funding for demolition of the existing City Hall facility and construction
of an interim parking facility will be requested in the 2012/2013 Capital Improvement
Budget. The $35,000 to perform the necessary traffic study to evaluate the Alternative
Site Plan will need to be identified and funds appropriated prior to hiring a consultant to
conduct the study.
ENVIRONMENTAL REVIEW:
The City Council's review of the conceptual plan is exempt from the California
Environmental Quality Act ( "CEQA ") pursuant to Section 15262 (Feasibility and
Planning Studies) of the CEQA Guidelines, California Code of Regulations, Title 14,
Chapter 3, because it has no potential to have a significant effect on the environment.
The City Council is considering the feasibility of and planning for possible future actions.
No final action on the conceptual Alternative Site Plan or interim uses at the City Hall
site will be taken and direction given does not have any legally binding effect upon later
activities. Environmental review will be conducted prior to approval of any development
project or legally binding land use plan.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item).
Submitted by:
Kimberly Brandt, AI P Dave Webb
Community Develo ment Director Acting Public Works Director
Exhibit A — Conceptual Site Plan 5B
Attachments: Exhibit B — Alternative Site Plan
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Exhibit No. A
Conceptual Site Plan 5B
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Exhibit No. B
Alternative Site Plan
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SUMMARY
EXISTING RETAIL 189,302 (INCLUDES LIDO THEATER)
\ • NEWP. BLVD SURFACE LOT =145 SPACES
• VIA LIDO 45° ANG. PKG. 20 SPACES
• TOTAL PROPOSED SPACES 165 (298 TARGET)
\�\ S PROPOSED NEW STRUCTURE = 279 SPACES
L /7L Z LOSS OF SPACES WITH NEW PADS 108
IIEB SPACES PROPOSED WITH NEW LET CONFIGURATfON1
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"G� � • JAKOWSKI PARKING REQUIREMENT =12
J • PROPOSED NET PARKING GAIN = 159
O PROPOSED RETAIL SCENARIOS BASED ON PARKING
159 @3.9/1000 - 40,700 ST OF
Ip
POTENTIAL RETAIL
j IP • 159 @4.0/1000 = 39,750 ST OF
POTENTIAL RETAIL
ACCESS N VA AYT • 159 ri C 5.0/1000 = 31;800 SY OF
TWO LANE VIA W LIDO TO
LIDO ISLAND � �' POTENTIAL RETAIL
CONFIGURED
PUDIUMETRUCTURE —
97 D -U. S PARKING
L 282 SURFACE SPACES
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14
"RECEI ED AFTER AU lA
PRINTED" 3 �
SUBJECT: Revitalization of Lido Village area and proposed reuse of existing City Hall
property located at 3300 Newport Blvd.
REFERENCE: City Council Study Session of March 27,2012, Agenda Item No. SS3
TO: Honorable Mayor and City Council
City of Newport Beach
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PLEASE ENTER INTO THE PUBLIC RECORD.
Cry s
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Honorable Mayor and Members of the City Council:
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We have had the opportunity to review the Staff Report proposing reuse of t misting
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City Hall property. We commend the Council for recognizing the need ,both
revitalize
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the Lido Village area, and to effectively utilize the current City Hall site once the City
relocates its functions to the new site.
We have a number of comments and concerns ,summarized below.
1. The Concept Plan 513, and as subsequently modified, very clearly stated Use
direction for this site: Market -rate flats,townhomes(est. 92); retail(est. 6,000 sq ft); and
parking structure(512 spaces). Staff acknowledges this, yet recites under "Long tern Use
of City Hall Site" some items which were identified in initial meetings, but ultimately not
approved: "live -work units "; pedestrian bridge to Mariners Mile being most significant.
We agree that,if the site is left vacant, nuisance problems could develop.The Staff Report
proposes an "interim" measure of installing a parking lot on the site.
It also states that Coastal Commission approval "may be required ". This approach is,
quite frankly, a waste of money. The direction on appropriate reuse was established in the
"Concept Plan" resulting from the revitalization discussion.
The direction was for some parking, in combination with a higher end housing plus retail
mixed use, with some open area. We object to the City's expenditure of $500,000(likely
more) for an unsightly temporary structure.
If Council remains undecided on uses, we propose that the City issue an RFP for a
Private Public Partnership,and solicit proposals. Let qualified developers with
comparable resort area experience lead the way.This would be a reasonable and
customary approach.
2. Staff proposal to reconfigure Street Circulation with stated scope to one way is
premature. The proposed direction could conflict with uses key to successful commercial
revitalization. The proposed plan also impairs access to and from both the village and
Lido Isle —with potential for congestion and flow impairment on and off the Isle.This
represents both a circulation problem for the residents of Lido Isle, and public safety risk.
3. We understand that an Economic Study has been completed(or completion
pending). Multiple requests have been made to learn of the scope and methodology of
this study, without response. Without a hypothetical Use parameter ,along with
demographic and user /consumer market —based information, such a study is of
limited value.( We appreciate that staff has proposed to maybe later gather this input).
SUMMARY: It was requested by the public, recommended by consultants, that the
City work towards development of a Specific Plan for the area. Such a plan could
have been completed and largely through required coastal commission approvals by
now, at comparable or lower expense than that being proposed for the "interim
parking structure" and new street /traffic circulation plan implementation. We request
that the Council move forward decisively with development and completion of a
Specific Plan for the area.
Benefits of this approach include:
- An Integrated Use strategy and plan, most likely to provide a robust, sustainable
economic revitalization platform, and be responsive to the desires of the public and
coastal stakeholders
- Within a tried and true framework, provide a Brown Act compliant, defensible
process for specific stakeholder and broad community input.
- Provide the appropriate framework required for both City leaders and staff to snake
the myriad of infrastructure, traffic and access management and capital decisions
required for positive results
- Support a more timely implementation of actions required to acheive revitalization
momentum; economic retum(to the City and private stakeholders); and realization of
community and environment /aesthetic benefits.
We request that the City take immediate action to initiate the process outlined above.
This is a Win/Win for the City, its residents and merchants, and the visitors we want
to attract, and have repeatedly visit, our community.
Thank you for your consideration.
Denys OBERMAN
Resident and coastal community stakeholder
Planning for City Hall
and LidoVillage
City Council Study Session
March 27, 2012
Planning for City Hall and Lido Village
July 2010 —City Council Ad -Hoc
Committee established to guide Lido
Village Planning and City Hall Re -use
January 2011 — Concept Alternative 5B
Approved
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Conceptual illu1.
LIDO VILLAGE
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Key Elements of
Alternative 5B
• Complete redevelopment of the
City Hall site with community
services, market rate apartments,
and /or live -work units
• Major redevelopment of the Via
Lido Plaza with a new anchor
tenant mix and support retail
Major redevelopment of Lido
Marina Village to include new
retail, open public waterfront,
hotel, and reconfigured docks
High Density residential for "Cal-
Beach" and Olen parcels
• Potential 32nd Street parking
structure
• Re- alignment of Via Lido and 32nd
Street intersection
• Pedestrian linkages to the Bay
Pedestrian bridge to Mariner's
Mile
Planning for City Hall and Lido Village
Continues
September 2011 -West Newport
Facilities Planning Study Session
January 2012 — Lido Village Design
Guidelines Adopted
Interim Use of City Hall
Staff relocating in approximately 9 months
Demolition of buildings proposed to avoid attractive nuisance
Fire Station #2 remains
Retain existing parking lots & some landscaping (some is
being moved to the new Civic Center) to the extent possible
to reduce costs
Construction of additional parking to create metered public
parking (approximately 300 - spaces)
Interim Use of City Hall
• Significantly reduces security and maintenance costs
$500,000 estimated cost
• Timeline
• Concept layout —approximately I month
• Project review and Council approval - approximately 3 months
Coastal Commission review - approximately 3 -6 months
Finalize plans and bid /award project — approximately 3 months
o Demolition and construction — approximately 13 months
® Discussion
Lido Village Planning
Permanent use of City Hall Site
New Alternative Concept Plan for Lido Village prepared
Discussions with commercial property representatives
Alternative Concept Plan focus:
City Hall
Via Lido Plaza
Public rights -of -way
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DRAFT
SITE FEASIBILITY STUDY -OPT
CITY OF NEWPORT BEACH
LIDO VILLAGE
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SCALE; I'-50
Alternative Concept Plan
City Hall Property
o 92 market -rate rental
units
6,000 square feet of
retail space
0 512 -space public
parking structure
0 Public pedestrian
promenade
o Lot Line Adjustment
Annual lease payments
range between
$470,000 to $589,000
SUMMARY
FASTINGRRAIL389,103
• LOFl=145SAAI�
PACES
• YULIW SPACES
VIAL 4P AN U,
PACES
OP SED 1
• TOTAL PROPOSED SPACES IrtS ME TARGET
ST
PROWS'
OF SP ElTH NM FADS 10
• LOoSNO�F SPnA�CCS wm�ww��xoSwn0m1
• 1AKOMFU PARKING REQUIREMENT -11
• PROPOSED NET PARKING GAIN =159
PROPoSPD RETAIL SMNAWOS RASED ON PARKING
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•159® l 91 IOW- 00.7W SF OF
\
POTENTIAL MAIL
• 15911 AN FEES - 19,805.F OF
POTENTIAL REI'AR.
• 159 0 5,01 VXXD = 31,M SY OF
POTENTIAL REPAa
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DRAFT
SITE FEASIBILITY STUDY -OPT
CITY OF NEWPORT BEACH
LIDO VILLAGE
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SCALE; I'-50
Alternative Concept Plan
City Hall Property
o 92 market -rate rental
units
6,000 square feet of
retail space
0 512 -space public
parking structure
0 Public pedestrian
promenade
o Lot Line Adjustment
Annual lease payments
range between
$470,000 to $589,000
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roav�o� 200 spaces
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SUMMARY
FASTING. 6LVD lJRfA2 LCff=145S AAI�
VLAL RLVO ANN, CELOT- PASPACES
• YULIW OP SED PKG.
ACES 1 SPACES
• TOTAL PROPOSED SPACES 165 ME TARGET)
PROF05EON STRUT E- 2795PACE5
• '"(ENSKI PARKING REQLTREMENT -12
• PROPOSED NET PARKING GALY =159
PROPoSEO RETAIL SCtNWOS RASED ON PARKING
• 159 ®l9 /IWD-4%7(OSTOF
Po [A
TENL MAIL
• 1590 aw TWO- 19,805.F OF
POTENTIAL REFAR.
• 15905 V I=J 31,MSY OF
POTENTIAL REPAE.
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DRAFT
SITE FEASIBILITY STUDY -OPT
CITY OF NEWPORT BEACH
LIDO VILLAGE
Oaw6a161 2011
SCALE; I'-S0
Alternative Concept Plan
Via Lido Plaza
Renovate some or all
existing commercial
buildings
Two new retail
buildings (18,400
square feet)
Public pedestrian
plaza & promenade
Parking in adjacent
public parking
structure
F-;:::'r
0
DRAFT
SITE FEASIBILITY STUDY -OPT
SUMMARY
FASTINGRETAIL389,103mv.,mo, —,
NEW, BLVD SUfFFACE LOT =145 SPACES
• VU LRIG<S ANG, PKG. -A SPACES
• TOTAL PROPOSED SPACES 10 ME TARGET
LOSS' OFF SPPAAM wm H NEW PoSw 1009
)"OWSKI PARKING REQLTREMENT - lE
PROPOSED NET PARKING GA N -159
159@ RE TAIL SCEJARIOSBASED ON PARKING
159 ®l 9 1 IOW =Og1C05 FOF
POTENTL 1000-3 R.
MTENIO LRETA,SO S.FOF
I"95TIALRETAR.
POTS W I RZI1 W S.FOF
PnreNTrAL RETAIL
r
Circulation &
Pedestrian
Improvements
(public right -of -way)
Via Lido- Reconfiguration
one -way, two -lane access
to Lido Isle with angled
on- street parking
Cj 32nd St.- Reconfiguration
two -way access from
Lafayette Road to
Newport Boulevard (two
lanes westbound and one
lane eastbound) with a
Round -a -bout west of
the Lido Isle Bridge.
CITY OF NEWPORT BEACH Dwauo 16.1300
LIDO VILLAGE
Via Oporto and Via
Malaga- Reconfigured as
Pedestrian Promenades.
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SUMMARY
5ASfMG.BMS ACµrvarr -145 SPAIW
• NEV/P.BLVO SURFACE -WSPA3PACE3
• YL1L PRD ANG.PKG.=Z100SS
• TOTAL PROPOSED SPACF3165 (293 TARGFO
PROPOS ®NEW SfROCN3C•2195PAC9S
•LOSS OFSP^�CE4� NEW P� MS= =108
• IAROW310PA31P REQUBEI.1 I" =12
• PSOPG59D NEI PARILINGGAVI =159
PROPOSEDREPRO.SCENARIOSBASWONPA G
:; • 1%@39 11000 -Q. pS.FOF
POT2NMLSEPA6
.. . 159 ®{.a 1000- 39.]503FOF
POTeNT1AL REFAG
• MTE 10 PJET .00 S.FOF
. . POTeN2UL R61'AIL
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DRAFT
SITE FEASIBILITY STUDY -OPT
� CITY OF NEWPORT BEACH
" "°° LIDO VILLAGE
Oxmbv 142011
SCA ; r-m
Enhanced Pedestrian
Experience
Public and Private
Via Lido,Via Oporto
and Via Malaga, and 32nd
Street
Via Lido Plaza (existing
and proposed)
City Hall property
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•
DRAFT
SITE FEASIBILITY STUDY -OPT
� CITY OF NEWPORT BEACH
" "°° LIDO VILLAGE
Oxmbv 142011
SCA ; r-m
Enhanced Pedestrian
Experience
Public and Private
Via Lido,Via Oporto
and Via Malaga, and 32nd
Street
Via Lido Plaza (existing
and proposed)
City Hall property
Lido Village Planning
Permanent use of City Hall Site
Next Steps
Community Outreach
• Residents - Lido Isle & Peninsula
• Property owners
Businesses
Further refinement & study
Questions?