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HomeMy WebLinkAbout83-104 - General Plan Amendment 82-1RESOLUTION NO. $3 -104 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AMENDMENTS TO THE LAND USE, RESIDENTIAL GROWTH, RECREATION AND OPEN SPACE, CIRCULATION AND NOISE ELEMENTS OF THE NEWPORT BEACH GENERAL PLAN FOR THE NORTH FORD /SAN DIEGO CREEK SOUTH SITE (GENERAL PLAN AMENDMENT 82 -1) isWHEREAS, Section 707 of the Charter of the City of Newport Beach provides that the City Council, upon recommendation by the Planning Commission, may amend the General Plan, or any part or element, or map thereof; and WHEREAS, as part of the development and implementation of the City's General Plan, the Land Use, Residential Growth, Recreation and Open Space, Circulation and Noise Elements have been prepared; and WHEREAS, said elements of the General Plan set forth objectives and supporting policies which serve as a guide for the future development of the City of Newport Beach; and WHEREAS, pursuant to Section 707 of the Charter of the City of Newport Beach, the Planning Commission has held a public hearing to consider certain amendments to the above referenced elements of the Newport Beach General Plan and adopted Resolution No. 1097, recommending to the City Council certain changes and amendments in said elements; and WHEREAS, the City of Newport Beach has, in the General Plan Housing Element, established policies to increase the production of housing in the community and to provide affordable housing opportunities in the City; and WHEREAS, the City recognizes its responsibility to designate sufficient vacant land for residential use with appropriate standards to produce housing at the lowest possible cost consistent with Section 65913 of the Government Code; and WHEREAS, it is the goal of the City to provide a balanced community, with a variety of housing types and designs and housing opportunities for all economic segments of the community; and WHEREAS, it is the goal of the City to preserve and increase affordable • housing for low and moderate income households; and WHEREAS, it is the policy of the City to eliminate constraints to housing production and increase allowed density, wherever possible; and WHEREAS, it is the policy of the City to provide incentives to the building industry to facilitate the provision of housing for low and moderate income households; and WHEREAS, the City of Newport Beach recognizes the unique opportunity to provide affordable housing on the north Ford site; and WHEREAS, the increased residential use in North Ford will result in a mixed use development that achieves a balance between residential and appropriate commercial activities; and WHEREAS, the increased residential use in North Ford will achieve an • appropriate balance between employment and housing; and WHEREAS, the increased residential use! in North Ford will promote and assist in the development of housing for low and moderate income households; and WHEREAS, the increased residential use in North Ford will promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, or color; and WHEREAS, the increased residential use in North Ford will provide for the development of a variety of housing types and products for all income levels of the community; and WHEREAS, the City of Newport Beach recognizes the opportunity to require provision of affordable housing either on or off -site in conjunction with residential development in the City; and WHEREAS, the use of Community Development Block Grant funds in conjunction with this project will contribute to the feasibility of providing affordable housing on -site; and WHEREAS, The City of Newport Beach has prepared a final Environmental Impact Report (EIR) in compliance with the California Environmental Quality Act (CEQA) and the State EIR Guidelines; and WHEREAS, the City Council has reviewed and considered the certified final EIR in making its decision on the proposed amendment to the Newport Beach General Plan; and WHEREAS, the City Council desires to adopt certain amendments to the Land Use, Residential Growth, Recreation and (pen Space, Circulation and Noise Elements and Maps of the Newport Beach General Plan, as set forth below; and isWHEREAS, the City Council by this Resolution adopts the Statement of Facts and Statement of overriding Considerations as required by Sections 15088 and 15089 of the State EIR Guidelines; and WHEREAS, the City Council desires to adopt certain amendments to the Land Use, Residential Growth and Recreation and open Space Elements and Maps of the Newport Beach General Plan, as set forth below, -2- NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Newport Beach that: 1. The City Council makes the findings contained in the Statement of Facts with respect to significant impacts identified in the Final EIR together with the finding that each fact in support of the findings is true and is based upon substantial evidence in the record, including the final EIR. The • Statement of Facts is attached hereto as Exhibit 1 and incorporated herein by this reference as if fully set forth. 2. The City Council finds that the facts set forth in the Statement of Overriding Considerations are true and are supported by substantial evidence in the record, including the final EIR. The Statement of Overriding Considerations is attached hereto as Exhibit 2 and incorporated herein by this reference as if fully set forth. 3. The City Council finds that the final EIR has identified all significant environmental effects of the project and that there are no known potential environmental impacts not addressed. in the final EIR. 4. The City Council finds that all significant effects of the project are set forth in the Statement of Facts. 5. The City Council finds that although the final EIR identifies certain significant environmental effects that will result if the project is approved, all significant effects that can feasibly be avoided or mitigated have been avoided or mitigated by the imposition of conditions on the approved General Plan Amendment and the imposition of mitigation measures as set forth in the Statement of Facts and the final EIR. 6. The City Council finds that potential mitigation measures and project alternatives not incorporated into the project were rejected as infeasible, based upon specific economic, social and other considerations as set forth in the Statement of Facts and the final EIR. 7. The City Council finds that the unavoidable significant impacts of the project, as identified in the Statement of Facts, that have not been reduced to a level of insignificance have been substantially reduced in their • impacts by the imposition of conditions on the approved General Plan Amendment and the imposition of mitigation measures. In making its decision on the project, the City Council has given greater weight to the adverse environmental impacts. The City Council finds that the remaining unavoidable significant impacts are clearly outweighed by the economic, social and other benefits of the project, as set forth in the Statement of Overriding Considerations. -3- B. The City Council finds that the final EIR has described all reasonable alternatives to the project that could feasibly obtain the basic objectives of the project, even when those alternatives might impede the attainment of project objectives and might be more costly. Further, the City considered in the review process of the final EIR and ultimate decisions on the project. 9. The City Council finds that the project should be approved and that any alternative to this action should not be approved for the project based on the information contained in the final EIR, the data contained in the Statement of Facts and for the reasons stated in the public record and those contained in the Statement of Overriding Considerations. 10. The City Council finds that a good faith effort has been made to seek out and incorporate all points of view in the preparation of the draft and final EIR as indicated in the public record on the project, including the final EIR. 11. The City Council finds that during the public hearing process on General Plan Amendment 82 -1, the Planning Commission and the environmental documents evaluated a range of alternative :Land uses and intensities and the project, as approved by this Resolution, is included within that range of alternatives. Therefore, the City Council finds that it is not necessary to refer the General Plan Amendment back to the Planning Commission for report and recommendation. The City Council has considered the recommendation of the Planning Commission in its decision on the project. 12. The City Council finds and determines that the Final Environmental Impact Report consists of the following documents: a) Council finds that a good faith effort was made to incorporate alternatives in • the preparation of the draft EIR and all reasonable alternatives where considered in the review process of the final EIR and ultimate decisions on the project. 9. The City Council finds that the project should be approved and that any alternative to this action should not be approved for the project based on the information contained in the final EIR, the data contained in the Statement of Facts and for the reasons stated in the public record and those contained in the Statement of Overriding Considerations. 10. The City Council finds that a good faith effort has been made to seek out and incorporate all points of view in the preparation of the draft and final EIR as indicated in the public record on the project, including the final EIR. 11. The City Council finds that during the public hearing process on General Plan Amendment 82 -1, the Planning Commission and the environmental documents evaluated a range of alternative :Land uses and intensities and the project, as approved by this Resolution, is included within that range of alternatives. Therefore, the City Council finds that it is not necessary to refer the General Plan Amendment back to the Planning Commission for report and recommendation. The City Council has considered the recommendation of the Planning Commission in its decision on the project. 12. The City Council finds and determines that the Final Environmental Impact Report consists of the following documents: a) Volume I - Draft EIR b) Volume II - Technical Appendices C) Attachment No. 1, including comments, responses and additional information d) Planning Commission Staff Reports e) Planning Commission Minutes f) Planning Commission Resolutions is g) City Council Staff Reports h) City Council Minutes i) City Council Resolutions and Ordinance j) Comments and responses received prior to final action and not contained in a) through i) above. All of the above information has been and will be on file with the Planning Department, City of Newport Beach, City Hall, 3300 Newport Boulevard, Newport Beach, CA 92663, (714) 640 -2197. -4- BE IT FURTHER RESOLVED by the City Council of the City of Newport Beach that the Land Use, Residential Growth, Recreation and Open Space, Circulation and Noise Elements and Maps are hereby amended, establishing the following land uses, policies and constraints on future development: • 1. Designate Retail and Service Commercial on ±5 acres at a maximum of 50,000 square feet for neighborhood shopping center; Multiple - Family Residential. on ±79 acres at a maximum of 888 residential units; Administrative, Professional and Financial on ±22 acres, and t12 acres of Recreational and Environmental Open Space for active park use. 2. That a minimum of 222 of the permitted residential units be maintained as units affordable to families of low and moderate income. 80% (178) of the units shall be affordable to families whose income does not exceed 100% of the Orange County median family income; 20% (44) of the units shall be affordable to families whose income does not exceed 80% of the Orange County median family income. These units shall be maintained as affordable for a period of ten (10) years from the date of original occupancy. Dependent on the availability of Mortgage Revenue Bond Financing and CDBG funds, the City will determine the mix of ownership and rental affordable housing units. These affordable housing units shall be developed prior to or concurrent with the other development in the North Ford area and the additional 295,000 square feet of office permitted in Koll Center Newport - Office Site "C ". 3. That a fire station site be reserved within the project area. 4. That residential uses developed shall comply with the requirements of the park dedication ordinance through land dedication. The park site shall be parcelled and made accessible concurrent with approval of the first residential development. The City shall have the right to commence site improvements concurrent with development of the first residential tract. If the entire park is not developed prior to occupancy of the first residential unit, a mechanism shall be established to inform all first and subsequent occupants and owners of the community park location and the intent to provide active recreational facilities with night lighted fields. 5. That the Eastbluff Drive extension be deleted from the City's Master Plan of Streets and Highways. 6. That the extension of University Drive South to Eastbluff Drive North be designated on the City's Master Plan of Streets and Highways as a Primary Road - four lanes divided. 7. That projected noise contour lines be adjusted for revised roadway alignments. S. That letters of service regarding water, sewer, and school services be executed prior to approval of an Tentative Tract • Map. 9. That a development agreement between the City of Newport Beach and The Irvine Company be executed prior to or concurrent with any further discretionary approvals. This agreement shall address provision of affordable housing, park land dedication, traffic and circulation system improvements, dedications and exactions, the fire station reservation, and the phasing of all components. The development in. North Ford /San Diego Creek South and the additional 295,000 square feet of development in Koll Center Newport - Office Site "C" shall be subject to this agreement. -5- 10. At the time of future discretionary approvals the project shall be required to contribute a sum equal to its fair share of future circulation system improvements as shown on the City's Master Plan of Streets and Highways and other mitigation measures as required. The 295,000 square feet of office and 120 dwelling units shall not be subject to fair share requirements. 11. That all applicable conditions of the Tentative Map of Tract • No. 10019 shall be met, except as :noted below: a. University Drive South shall be improved as a primary roadway instead of Eastbluff Drive North. b. All improvements (roadways, bicycle trails, sidewalks, ect.) previously ending at Eastbluff Drive North or occurring in conjunction with said road shall extend to or be incorporated into University Drive South. 12. That all applicable conditions of the approved Traffic Phasing Plan (TPP) and amended TPP shall be met. 13. That all conditions of the Traffic Phasing Ordinance (TPO) Traffic Study as approved by the Planning Commission shall be met except as modified by the revised Traffic Study dated 10/13/83, prepared for the City of Newport Beach by Weston Pringle and Associates. 14. That all applicable conditions of the Settlement Agreement and Stipulation for Judgement between the City of Newport Beach and The Irvine Company shall be met. 15. Prior to issuance of any grading and /or building permits the applicant shall deposit with the City Finance Director, the sum proportional to the percentage of future additional traffic related to the project in the subject area. This deposit shall be used for the construction of a sound attenuation barrier on the southerly side of Coast Highway in the West Newport Area and in the Irvine Terrace Area; and the westerly side of Jamboree Road in the Eastbluff area. The deposit shall not include funds for 295,000 square feet of office and 120 dwelling units for Jamboree Road which shall be met as indicated in the Settlement Agreement and Stipulation for Judgement. ADOPTED this 24th day of October, 1983. • • EXHIBIT 1 CEQA FINDINGS AND STATEMENT OF FACTS OCTOBER 24, 1983 0 SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROPOSED PROJECT IS IMPLEMENTED, FINDINGS WITH RESPECT TO SAID EFFECTS AND STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH RESPECT TO THE PROPOSED APPROVAL OF GENERAL PLAN AMENDMENT 82 -1 (NORTH FORD /SAN DIEGO CREEK SITES), AND TRAFFIC PHASING PLANS FOR THE NORTH FORD /SAN DIEGO CREEK SITES AND BLOCK C, KOLL CENTER NEW- PORT SITE, CITY OF NEWPORT BEACH, CALIFORNIA BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guide- lines (Guidelines) promulgated pursuant thereto provide: "No public agency shall approve or carry out a project for which an environmental impact report has been completed and which identifies one or more significant effects of the project unless the public agency makes one or more of the following written findings for each of the significant effects, accompanied by a statement of facts supporting each finding. The possible findings are: 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant envi- ronmental effects as identified in the Final EIR. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Specific economic, social, or other considerations make infea- sible the mitigation measures or project alternatives identified in the Final EIR (Section 15090 of the Guidelines). The City of Newport Beach proposes to approve development of the North Ford /San Diego Creek sites, including a General Plan Amendment 82 -1 (GPA 82 -1) and traffic phasing plans. Because the proposed actions constitute a project under CEQA and the Guidelines, the City of Newport Beach has prepared an Envi- ronmental Impact Report (EIR). This EIR has identified certain significant effects which may occur as a result of the project, or on a cumulative basis in conjunction with this project and other past, present, and reasonably fore- seeable future projects (Page 86 of Draft EIR). Further, the City Council desires to approve this project and, after determining that the EIR is E Ln • is complete and has been prepared in accordance with CEQA and the Guidelines, the findings set forth herein are made: FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL F IN IGNIF AN Use and Aesthetics Impacts. Development of the proposed project will alter the existing undeveloped character of the North Ford site and will add to the urbanization and visual appearance of the Block C vicinity. Findings. 1. Changes, alterations, and other measures have been made in or incor- porated into the project, or are otherwise being implemented which will miti- gate this impact to a level pf insigificance in that: a. A landscape and irrigation plan for both project sites shall be prepared by a licensed landscape architect. The plan shall be subject to approval by the Planning Department and the Parks, Beaches, and Recreation Department. b. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. c. The landscape plan shall place emphasis on the use of drought- resistant native vegetation and be irrigated via a system designed to avoid surface runoff and overwatering. d. The development in Block C shall be in substantial confor- mance with the approved plot plan, floor plans, elevations, and sections. e. Both project sites shall be designed to minimize light and glare spillage on adjacent properties (particularly residen- tial properties). Specific attention shall be paid to the Block C site, treatment of recreational uses on the park site, and the Bison /MacArthur commercial area. • 3 0 • f. Signage and exterior lighting shall be approved by the Plan- ning Department. g. All mechanical equipment, vents, and other service equipment in the office, industrial, and commercial area shall be shielded or screened from view by architectural features. Ii. The applicant shall submit a Notice of Proposed Construction or Alteration to the FAA. Final design of the project shall conform to FAA recommendations. i. The applicant shall submit project plans to the Federal Avi- ation Administration (FAA) and the Orange County Airport Land Use Commission requesting permission to encroach into the avigation easement. The County shall also review any avigation easement encroachments. Public Servic4s and Utilities Impacts. Development of the project will cumulatively affect the remaining service capabilities of public agencies and utilities in conjunction with ongoing growth in the surrounding area. Findings. 1. Changes, alterations, and other measures have been made in or incor- porated into the project, or are otherwise implemented which will mitigate these impacts to a level of insignificance in that: a. Prior to issuance of building permits, the Fire Department shall review the proposed plans for non - residential uses and may require automatic fire sprinkler protection. b. Fire Department access shall be approved by the Fire Depart- ment. c. All buildings on the project site shall be equipped with fire suppression systems approved by the Fire Department. d. Non - residential portions of the proposed project shall incorporate an internal security system (security guards, alarms, access limits after hours) that shall be reviewed by the Police and Fire Departments and approved by the Planning Department. 40 • e. All access to the buildings shall be approved by the Fire Department. f. All onsite fire protection (hydrants and Fire Department connections) shall be approved by the Fire Department and Public Works Department. g. Fire vehicle access, including the proposed planter islands, shall be approved by the Fire Department. h. The project should be designed to conform to Title 24, Para- graph 6, Division T -20, Chapter 2, Subchapter 4, of the California Administrative Code dealing with energy require- ments. i. The project should investigate the use of alternative energy sources (i.e., solar) and, to the maximum extent economical - 1;! feasible, incorporate the use of said in project designs. j. Prior to the occupancy of any building, the applicants shall provide written' verification from the Orange County Sanita- tion District that adequate sewer capacity is available to serve the project. Final design of the project shall provide for the incorpora- tion of water - saving devices for project lavatories and other water -using facilities. A site will be reserved within the project site for future use as a fire station in order to provide more efficient fire protection services to this area of the city. A more precise delineation of the fire station reservation will be identified prior to approval of the tentative tract map. Additionally, prior to project implementation, the applicant and the City shall determine if this fire station site might be relocated to the Block C portion of the project. The applicant shall consult with OCTD regarding site plan design and shall incorporate transit and /or bus stops, bus shelters, and passenger waiting areas. This shall occur at the tentative tract map level for the North Ford /San Diego Creek sites and prior to issuance of building permits for the Block C site. • M • n. Sewage flows from the project shall not be greater than the flow cooefficients established by the Sanitation District. o. Prior to approval of any tentative tract map, an agreement shall be made between the Orange County Sanitation District, Irvine Ranch Water District, and the City's Utilities Department regarding which agencies will ultimately provide water and sewer service to the project site. The service agreement shall be subject to approval by the agencies involved. Prior to approval of any tentative tract map, an attendance agreement shall be made between the Newport -Mesa and Irvine Unified School Districts. This agreement shall specify which districts will provide educational services for students generated by the proposed project and shall be subject to approval by the Planning Department. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT AVOIDED IF THE PROJECT M IMPLEMENTED Traffic and Circulation Impacts. Development of the proposed project will increase traffic levels and will contribute to the traffic congestion of the area. Findings. 1. Changes or other measures have been made in or incorporated into the project, or are otherwise being implemented which will partially mitigate this environmental impact to the extent feasible, as set forth below: The City of Newport Beach requires each project to provide for all necessary roadway improvements. Several improve- ments have been required of previously approved projects, but are not yet constructed. Based on analysis contained in this report, the proposed project will be require to con- tribute full improvements to intersections identified in Table M, Pages 56 -57 of the Draft EIR. The project shall be required to contribute a sum equal to its "fair share" of future circulation system improvements • • as shown on the City's Master Plan of Streets and Highways and in any other mitigation measures as may be required. Prior to approval of a tentative map on the North Ford /San Diego Creek South sites, the project applicant shall prepare a pedestrian, bicycle, and vehicular circulation plan to be reviewed and approved by the Planning and Public Works Departments. 2. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation mea- sures identified in the Final EIR or otherwise incorporated into the project as set forth above. 3. Specific economic, social, or other considerations make infeasible mitigation measures or project alternatives not selected in that: a. Implementation of all project alternatives, with the excep- tion of the "no- project" alternative, will create an envi- ronmental effect similar to that of the project. The "no- project" alternative has been rejected based on information contained in the Statement of Facts and the Final EIR. 4. The remaining environmental effect is acceptable when balanced against the facts set forth in!the Statement of Overriding Considerations made below, giving greater weight to the remaining, unavoidable significant effect, and in view of the following fact: a. Impacts identified are considered significant only on a cumulative basis resulting from the proposed project in association with other projects occurring on a local and regional scale. Noise Impacts. Implementation of the proposed project will incrementally contribute to the increase in noise generation from both temporary construc- tion activities and long -term traffic - related sources on a cumulative basis in conjunction with other projects occurring on a local and regional scale. Findings. 1. Changes or other measures have been made in, or incorporated into the project, or are otherwise being implemented which will partially mitigate this environmental impact to the extent feasible, as set forth below: • 7 • a. Prior to occupancy of any unit, a qualified acoustical engi- neer shall be retained by the City at the applicant's expense to demonstrate to the satisfaction of the Planning Director that noise impacts do not exceed 65 CNEL for out - side living areas and active recreation areas and 45 CNEL for interior living areas. b. Prior to issuance of any building permit authorized by approval of this project, the applicant shall deposit with the City Finance Director a sum proportionate to the per- centage of future additional traffic related to the project area, to be used for construction of a wall on the westerly side of Jamboree Road between Eastbluff Drive and Ford Road along the southerly side of Pacific Coast Highway along Irvine Terrace and West Newport. c. All construction activities will be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00 p.m. on Saturday and Sunday. d. Any mechanical equipment and emergency power generators will be screened from view and shall be sound - attenuated so as not to exceed 55 dBA at the property line. e. Any rooftop or other mechanical equipment shall be sound - attenuated in such a manner as to achieve a maximum sound level of 55 dBA at the property line. f. Any mechanical equipment and emergency power generators shall be screened from view, and noise associated with said installations shall be sound - attenuated to acceptable levels in receptor areas. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Planning Department. g. Prior to approval of final site plans, additional environ- mental documentation shall provide a more detailed noise analysis based on final pad and roadway elevations. This study shall include specific mitigation measures for reduc- ing onsite impacts in the residential and park areas. h. Prior to issuance of a building permit for Block C, the project applicant shall submit a detailed acoustical analy- sis of the proposed structure to ensure that attenuation to the required interior 45 CNEL level is achieved. E M r • 2. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation mea- sures identified in the Final EIR or otherwise incorporated into the project as set forth above. 3. Specific economic, social, or other considerations make infeasible mitigation measures or project alternatives not selected in that: Implementation of all project alternatives, with the excep- tion of the "no- project" alternative, will create an envi- ronmental effect similar to that of the project. The "no- project" alternative has been rejected based on information contained in the Statement of Facts and the Final EIR. 4. The remaining environmental effect is acceptable when balanced against the facts set forth in the Statement of Overriding Considerations made below, giving greater weight to the remaining, unavoidable significant effect, and in view of the following fact: a. Impacts identified are considered significant only on a cumulative basis resulting from the propused project in association with other projects occurring on a local and regional scale. is • STATEMENT OF OVERRIDING CONSIDERATIONS I • EXHIBIT 2 Lm 10 M • STATEMENT OF OVERRIDING CONSIDERATIONS The California Environmental Quality Act requires a public agency to bal- ance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Newport Beach has determined that the unavoidable environmental risks of this project are acceptable when balanced against the benefits of this project, giving greater weight to the unavoidable environmental risks. In making this deter- mination, the following factors and public benefits were considered or deci- sions made: The proposed project is consistent and compatible with other existing and proposed uses in the vicinity of the project and the community in general. 2. The proposed project will contribute to a fair share of roadway improvements. 3. The proposed project represents a new development located in an urban area where adequate facilities and services are available. All impacts identified as significant which are associated with this project are regional in nature, and the project's cumulative contribution to those impacts is considered nominal and acceptable from a regional perspective. The proposed project will implement established policies of the General Plan Housing Element to increase the production of housing and to provide affordable housing opportunities in the city. The proposed project supports the City's responsibility to designate sufficient vacant land for residential use with appropriate standards to produce housing at the lowest possible cost consistent with Section 65913 of the Government Code. The proposed project supports the City's goal to provide a bal- anced community, with a variety of housing types and designs and housing opportunities for all economic segments of the com- munity, and to increase affordable housing for low and moder- ate- income households. • 11 0 • 8. The proposed project supports the City's policy to eliminate constraints to housing production, increase allowed density, and provide incentives to the building industry to facilitate the provision of housing for low and moderate - income households. 9. The City of Newport Beach recognizes the unique opportunity to provide affordable housing on the North Ford site; consequent- ly, the proposed project's increased residential uses will achieve a balance between residential and commercial activities and between employment and housing. 10. The provision of a fire station reservation as part of the pro- posed project will increase the ability of the Fire Department to adequately serve the northeast area of the city. 11. The provision of a fire station reservation as part of the pro- posed project will represent a long -term cost savings to the City by allowing termination of the existing contract with the County of Orange for FirejKtation #27. 12. The community park proposed as part of the project will create a unique active recreational area that cannot be provided else- where within the city, and which will serve the recreational needs of all segments of the community. 13. The community park has been incorporated into the design pro- cess of the proposed project at an early stage to ensure that there are no conflicts between the residential and park uses. 14. The commercial site designated as part of the proposed project will reduce traffic through the Eastbluff community by provid- ing alternate shopping opportunities in a convenient location for.development in the surrounding area. 15. The commercial site designated as part of the proposed project represents a new positive revenue source to the city. •