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HomeMy WebLinkAbout1823 - RECOMMEND APPROVAL OF THE AIRPORT BUSINESS AREA INTEGRATED CONCEPTUAL DEVELOPMENT PLANRESOLUTION NO. 1823 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF THE AIRPORT BUSINESS AREA INTEGRATED CONCEPTUAL DEVELOPMENT PLAN TO THE CITY COUNCIL (PA2007 -170 & PA2008 -063) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. The Koll Company and Conexant have filed applications with respect to their properties located within a portion of the Airport Area that is generally bounded by MacArthur Blvd, Jamboree Road and Birch Street. 2. The applications seek approval of an Integrated Conceptual Development Plan (Plan) for the Airport Area that will implement certain General Plan Land Use policies. 3. A public hearing was held on September 9th, 2010 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Integrated Conceptual Development Plan requires no further environmental review under Public Resources Code Section 21094. The Plan implements the General Plan's requirement for a conceptual development plan to be adopted prior to any residential development being permitted within the Conceptual Development Plan Area, and is consistent with General Plan policies, in particular the policies pertaining to development in the Airport Area and the Conceptual Development Plan Area. The residential development included in the ICDP is consistent with that evaluated in the General Plan Environmental Impact Report (EIR, SCH No. 2006011119), certified on July 25, 2006. No additional environmental review is required pursuant to Public Resources Code Section 21166 because no substantial changes to the General Plan are proposed which would require revisions to the General Plan EIR; no substantial changes have occurred with respect to the circumstances under with the project is being undertaken which would require revisions to the General Plan EIR; and no new information, which was not known and could not have been known at the time the General Plan EIR was certified, has become available. Planning Commission Resolution No. 1823 Page 2 of 3 2. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. FINDINGS. The Planning Commission finds that: The Plan will ensure compatible and cohesive integration of new housing, parking structures, open spaces, recreational amenities, pedestrian and vehicular linkages, and other improvements with the existing non - residential structures and uses. The Plan is consistent with the General Plan, specifically Policy LU6.15.11, which requires the preparation of a Conceptual Development Plan prior to developing residential uses in the Conceptual Development Plan Area of the Airport Area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby recommends that the City Council of the City of Newport Beach approve the Airport Business Area Integrated Conceptual Development Plan is consistent with the General Plan policies and recommends approval of the Plan, which is attached hereto as Exhibit "A" and by reference made a part hereof. The Commission's recommendation includes the addition of the following underlined language to the third paragraph of the Implementation section of the Integrated Conceptual Development Plan: Regulatory Plans must be in substantial compliance with the intent of the Integrated Conceptual Development Plan, particularly in terms of the number of additive residential units and the connectivity between the Koll and Conexant residential villages, and must maintain the easterly access to Birch Street as shown on Figures 1, 2 and 3 of the Integrated Conceptual Development Plan. In addition, the General Plan calls for Development Agreements with respect to residential projects in the Airport Business Area. Each applicant shall enter into a Development Agreement for all residential units in the Conceptual Development Plan Area. Such Development Agreements will "define the improvements and public benefits to be provided by the developer in exchange for the City's commitment for the number, density, and location of the housing units" (LU6.15.12). The Development Agreements will include performance Tmplt: 04/14/10 Planning Commission Resolution No. 1823 Pape 3 of 3 provisions, as well as the phasinq and linkage requirements of open space and infrastructure improvements. 2. The Planning Commission recommends to the City Council that, to the fullest extent permitted by law, the applicants shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Airport Business Area Integrated Conceptual Development Plan. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and /or the parties initiating or bringing such proceeding. The applicants shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicants shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. PASSED, APPROVED AND ADOPTED THIS 9TH DAY OF SEPTEMBER, 2010. AYES: Eaton, Unsworth, Hawkins, Ameri, and Toerge NOES: None ABSENT: McDaniel and Hillgren BY: Q-L ,, Charles Unsworth, Vice Chairman BY: / Mlch a erge, Secretary Tmplt: 04/14/10 AIRPORT BUSINESS AREA RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN FOR CONEXANT AND KOLL PROPERTIES SEPTEMBER 2010 u.v.R � r �.. te�y .: sf•+4 a. Y f� � M AIRPORT BUSINESS AREA RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN FOR CONEXANT AND KOLL PROPERTIES SEPTEMBER 2010 AIRPORT BUSINESS AREA RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN FOR KOLL AND CONEXANT PROPERTIES Introduction In 2006 the City of Newport Beach adopted a compre- hensive update to its General Plan, which includes a plat for it& development within the Airpon Busi- ness Arm, immediately east of John Wayne Airport, bounded by Jamboree Road. Campus Drive and Bristol Street. The policies promote the inuoduc- tion of residential and mixed -use deveopmenr within this industrial and commercial district, provided chat such development contributes to the creation of viable neighborhood dusters with appropriarc infrastructure. pedestrian- oricnied fcuures and open spaces, and with a pattern of development that offers a strong sense of community and livability. The General Plan policies allow fora maximum of 1200 units of housing within the Airport Business Area. AB but 550 of these units must replace eusdng development so that there is no net gain of vehicular trips; the 550 "additive' units may be cons rueced on existing surface puking lots or ueas not used for occupiable buildings located met of MacArthur Boule- vard. This area. refitted to in the General Plan as the Conceptual Development Plan Arm. has strong potential for the imroducrion of new residential devd- opmenr, ae it includes two large ... cas of assembled property, including the 75 -acre Koh property. and the 25acrc Conmarm situ. Thc General Plan requires the property owners in this um to collaborate in the prep - aration of a single Concepwl Developmenr Plan to "demonstrate the compatible and cohesive integration of new homing, parking structures. open spaces, true - uional amenities. pedestrian and vchiculu linkages, and other improvements with existing non - residential structures and uses" The purpose of this Integrated Development Plan is to allocate the additive units to properties within tine Conceptual Development Plan Arm and to satisfy the General Planzquiremenes for a Conceptual Development Plan. Faahof the principal property owners has prepared a Conceptual Development Plan for their properties which the City has evaluated in relation to the poli- cies and standards of the General Plan to formulate a recommended Integrated Conceptual Development Plan. General Plan Policies The General Plan provides policies for the orderly evolution of the Airpon Business Arcs. from a single - purposed business park, to a mixed -use district with cohesive residential villages integrated within the atisd.g fabric of o5hce, industrial, cevul, and airport - related businesses. The goal of the Plan is to agate livable neighborhoods with a Strong sense of place and community— 'residential villago ccnmring on nehoh- borhood oaks And interconnected by pedestrian walk- ways (with) a mix of housing ropes and buildings... at a sufficient scale to achieve a complete neighborhood: In formulating the General Plan policies, there was concern that residential development not occur on a `piecemeal" basis, and that there be suGcicm critical mass to enable each new increment of housing to stand alone is a viable and livable neighborhood. This was felt to be parr(cularly important in the Airport Business Arm where there has been no rmidental development. and where .he predominant land use pattern has been commercial and industrial. AIRPORT BUSINESS AREA: xOLL AND CONExANT PROPERTIES The General Plan esmblishos several fundamental criteria for the configuration and design of new residen- Dal villages in the Airporr Business Arm in general, and in the Conceptual Devdopmem Plan Arcs in particuLun Neighborhood Size: Each residential village shall be at Itasr 10 -acres in sire at build -our, and be organized around a neighborhood park and other similar amenities. The first phase of residential developmenr in each Alage shall be at last five grow acres, rxdutivc of existing righa-of -way. Although the General Plan mcmins the - Concep- rual Drclopnc tr Plan Area" from this minimum first phsse requirement, it does require residential villages within this sub -ern be able to be built out to a minimum area of 10 acres (LU6.15.6. LV6.15.10 and LUG 15.11). Neighborhood Densities: In addition to providing a minimum land arcs for residential development. he General Plan .1. rablish. minimum densities to ensure that a suGcient critical mass of residential units is created within each 10 -acre village. As such. the overall minimum density for mesh village at build-out is 30 dwelling units per net acre, exclusive of mistingand future righrsof -way, open spaces and pedestrian ways; a maximum net density of 50 units/acre is also amblished. Thc General Plan also establishes a minimum density of 45 units per acre for mesh five - acre fast phase increment of residential develop- ment although the Conceprual Development Plan At= is exempt from this specific numerical require- ment. any firs. phase increment of residental development should demonstrate An appropriate aidml mass (LU6.15.7. LU6.15.8 and LU6.15.9). Diversity of Housing: Within the density cnv, lope (30 to 50 du/ac), the General Plan Promote a diversity of building types, including . row houses, and podium mid -rise and high rise buildings to accommodate a range of household types and incomes and to promote a saricty of building massy and soles. (LU6.15.7). Neighborhood Parks: The General Plan calls for resideredal villages to be centered on neighborhood parks to provide structure and a sense of commu- nity and identity. The General Plan requires that each park be a minimum of one acrc in sin. or a[ least eight percent of the total land aro of the residential village, whichever is greater. In order m promote useable and cohesive open space, the General Plan also «quires that each neighborhood park have a minimum dimension, no less than 150 f c and require that mesh neighborhood park is clearly public in character and is accessible to all residents of the neighborhood. Each park shall be surrounded by public sneers on at least two sides (preferably with on- scree[ parking to serve the park), and shall be linked to residential uses in its respective neighborhood by streets or pedestrian ways. (LU6.15 -13 and LU6.15.14). Integrated Conceptual Development Plan The Integrated Conceptual Development Plan (here- after referred o as the Plan), provides for the rede- velopment of the 25 -acre Conmant site, and for the rcdcvdopmenc of a 12.7 -acre portion of the Koh Center office park between Birch Sucer and Von Kaman Avenue with new residential development and open space. carefully integrated with existing office buildings and puling structures which will remain. Connectivity within and between the two properties will be provided with existing and new pcdaman ways. improved with parking lo[ screening, planting and/or enhanced pavings which are compatible between the Koh and Conmaer properties (details of which will be included in the regulatory plans). The Plan is aimed at fulfilling the policies of the General Plan, ensuring Cohesive and livable neighbor- hoods oriented to parks and pedestrian ways, and finer - grained network of structures which will remain (Figure 1: Mustradve Plan). The Plan would result in a total of up to 1,504 new residential units; 1,244 of which are planned and could be developed on the Conexant site and the remaining 260 on the Koll property. All 260 of the r, w residential its on the Koll site would be -add!- rive" units since no existing office or industrial cues would be removed. On the Conexant site, up to 632 units would replace existing industrial and office uses that are planned to be demolished. The remaining 290 units would be additive. The Conexant plan includes The ability to construct up to 322 density bonus units onsite as an incentive to provide affordable housing in addition to that needed to satisfy the Gryi inclu ionary housing requirements. Together, The two properties would use A of the 550 additive units prescribed for the Conccp- tual Development Plan area by the General Plan. COnewnt The plan for the Consent site represents a Complete redevelopment of the property from an industrial/ office Complex to a residential village. The Plan calls for the 25 -acre site to be configured with a pamm of streets and blocks that provide a pedestrian - friendly environment, with strong connectivity to adjacent Commercial /office areas. (Figure 2: Conexaw Site Ilhntrative Plan). Several principles guide the omi. earion of the Conexnn( mixed -use village ,. building on the policies of the General Plan: &cablisha pattern ofpedescrian -scaled screen and pasco>.that bred[ up The large block' and provide connectivity wiThin and bcmwocn neiZhborhoods and with community amenities. Cream a neighborhood parkas the principal focal point of the village, with additional pocket parks chat provide Community identity and amenity . Provide for building massing that creates a strong spatial definition along wreces, and steps down to promote a pcdcurian -scaled character. UNIT ALLOCATION SUMMARY Property Additive Replacement Densi Bonus Totals Koll 260 11,500 <nsity onus nits 260 Conexant 290 632 .322 1,244 Totals 550 632 322 1,504 integrate residential with ground level wes chat promote active and engaging street fronts. Parking should either be enmpsulated or below grade. Fsmblish a diversity of housing types, including row houses, podium mid -rise and high -rise apartments. Provide parking that refiem the mu of uses in the neighborhood. Encourage on- street parking to serve the neighborhood park and visitors. The Plan for the Conexant site provides a net develop- able residential land area of 18.45 acres, which would allow for a maximum program. of 922 dwelling units 08.45 x 50 du/ac), ofwhich 290 would be addi- tive units and up to 632 would be replacement units (Figure 3: Conecmtc Site Framework Plan). This density is Consistent with General Plan policies. The precise number of replacement units will be finalized in the regulatory, plan for development of the Conexant property. based on traffic analysis to Comply with General Plan Policy LU 6.15.5. CONEXANT SITE ILLUSTRATIVE DEVELOPMENT PROGRAM Conecant Net Area (Acres) Residential (Dwelling Units) Commercial (Gross Sq. FL) Totals 18.45 922 11,500 <nsity onus nits 322 TOW(s) 18.45 1,244 11,500 Total Park Area 2.01 RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: JUNE 2010 In addition to its residential program. the Concxant Village will allow up to 11,500 square feet of ground level cwA and commercial um located along A Street. and adjacent to the central neighborhood park. The precise amounr of commccial square footage will be finalized in the regulatory plan for development of the Conexamt property. based on traiBc analysie to comply with General Plan Polciy LV6.15.5 To help racer the Cirycs Homing Element goals. the Conexant portion of the Plan also proposes up to a maximum of 322 density bonus units. Thesc units are in addition to the 922 rcSdcmU units,. and may be developed only to the extent dart affordable housing units are provided to meet chc standard of state density- bonus law and density bonus provisions of the Newport Beach Municipal Code. The Contxant proposal provides a total of 2.01 acres of parks and open space, which meets the General Plan requirement of 2.0 acres or 8 percent of the land area of the residential village (i.e.. 8%of 25 acres = 2.0 acres). A 1.49 acre neighborhood park is located at the center of the communiry, it is accessible to all residents of the neighborhood and is dearly public in nature, surrounded on all sides by public streets and by active ground level uses. An additional 0.51 acres is provided in two smaller poclact parks within the Conex.Tnt Site. Kohl For the KoB property the Plan demonstrates hove non- residential uses can be integrated with residential uses along with open spate, parking and other amenities m create a livable and attractive neighborhood (Fgum 4: Kohl Site l0umdve Plan). In socking to meet the intention of the Gencnl Plan policies for a mixed -arc village on the Koll Property, the Plan has established and followed the following principles: Spatially organize new residential uses with existing office development in a sway that creates an engaging neighborhood fabric of astable and defined open spaces, and pedestrian- friendly streots and promenades. Balance the amount of surface parking with publicly accessible open spaces and streets, so that an appropriate residential environment is created, and the feeling of living in a puking lot is avoided. Provide replacement office parking for displaced surface parking in new structures that arc encapsulated or screened. Cream a network of pedestrian- friendly streets and walkways d ac eonncer to existing and future activities within the area, and that give structure and organisation to the village. Ctcare ground It c] retail and residential uses char promote active and engaging sate( fronts. Create a neighborhood park as a fool point of the vllagc with pedestrian connectivity to existing amenlrics that contribute to the residential quality of the village. The mixed -use village shown on the integrated Plan for the Koll Company property exceeds the 10 -acre minimum requiremenr and can be considered to encompass approximately 12.7 gross acres of land north of Von Karman Avenue and south of Birch Street. The village area would include several existing office buildings and would provide for the conversion of parking lots into residential development parcels along with the creation of new open space ameniries and the connection of these to atudng open spaces. AIRPORT BUSINESS AREA: ROLL AND CONExANT PROPERTIES It also calls for the modificuion of surface parking areas to create a better balance of buildings and open spaces, link existing and future open space amenities and to create a network of pedestrian friendly streets. The implementation of the Koll plan will utilize land that is currently Used for surfi¢ parking, which must be replaced to serve the office uses that will remain. Parking requirements will be addressed in the regula- tory plan. The Plan provides. for 5.73 net acres of new residential land. and as such will allow for the devcopmenr of 260 units based on the minimum and maximum allowable densities in the General Plan. Three dcvelopmcm areas comprise the 5.73 acres of residential land. To cream an active sneer front, Kofl is proposing to include 3,400 square feet of retail development in the village, with exisd.g unused commercial enridement in the General Plan and zoning. As existing encidemect, this square foomge does not need to comply with General Plan Policy LU 6.15.5. The Ko0 Plan provides for the creation of a central neighborhood . park of approximately 1.016 acres which meets the General Plan requirement of 3 %of the Lund area of the residential village (i.e. 3% of 12.70 acre .= 1.016 acrti) General Plan polities require neighbor. hood parks be public in nature and most have public streets on at cast two sides as well as be connected with adjacent residential development by pedestrian ways and streets. (LU 6.15.3 adn LU 6.15.14) The plan as proposed meets this land use policy. KOLL SITE ILLUSTRATIVE DEVELOPMENT PROGRAM Koll Site Area Residential Commercial (Acres) (Dwelling (Gross Sq. Ft.) Units) MQ Total Park Area 1.016 The Plan also provides for enhanced access to existing amenities and destinations, pedestrian access into the existing office buildings, as well as revisions to the site's vehicular at=. Implementation The approval of an Integrated Conceptual Development Plan by the City Council is a pre- requLsitefor die prep- aration of the emidemen, documents, called for in the Gaural Plan. These documenn include a Regulatory Plan and a Development Agreement. Ones Council has reviewed and approved the Imcgnted Conceptual Development Plan, each property ownu will be respon- sible to independently prepare and submit to the City. the proposed Regulatory Plan For their property. The Reguluory Plans. along with any required environ- menral clearance documents, will then be the subject of a public review pror as established by the City and the basis foe action by the City Council. The Regulatory Plans will, in substantial compliance with the Integrated Conceptual Development Plan, describe more frilly die proposed daign of build- ings, puking, streets, pedestrian ways, parks and open spaces, and how idrastructure. including parking, required to support the proposed development will be provided. The Regulatory Plans should indude suffi- cient detail for the City on determine that the design of infrastructure wnnecung the two properties is coor- dueared. Teary will also include pmvisionsw ensure Compatibility with office. industrial and other nonresi- dential uses. 111e Regulatory Plan will thus provide a description of the location, intensity and dentiry of allowable and conditional uses: the height and massing of buildings; required setbadts and stepbacloG the Ioca- deer, configuration and treatment ofground level uses: design standards and guidelines for sueces. pedestrian ways and open spaces; including requirements for lighting and landscaping; standards and guideline' for the location of driveways. service and Drub areas; a desaipuon of how commercial uses that enhance the residundd uses will be incorporated: and how required puling is to be provided and [reared so that it does nor detract from the livability of the neighborhood and the quality of the pedestrian a wirorixacne. They will also describe the proposed phasing or development and linkage of open space, suet and infrastrucrure hnprowemeno in relation to development. Any use of the Cityi density bones provisions for affordable housing, or for the rnufer of development rights from other properties, will also be addressed in the Regula- wry Plan. Regulatory Places most be in substantial compliance with the intent of the Integrated Conceptual Devel- opmenr Plan, particularly in terms of the number of additive reddendal [nits and the con - activity between the Koll and Cur ant residential villages, and must maintain the cennurly access to Birch $cent a, shown on Figures 1. 2 and 3 of the Integrred Concepml Development Plan. In addition, the General Plan cells for Development Agreements with respect to residen- tial projects in the Airport Business Aram. Each appli- cant shall enmr into a Development Agr«menr for all residential units in the Conceptual Development Plan Area Such Development Agreements will -define the improvements and public benefits to be provided by the developer in urclunge for the City, comminnent for the number, densiq•, and locadon of the housing units (LU6.15.12). The Development Agreements will include performance provisions to ensure, confor- ..Cc with the commitments that have been made. They will also establish a time frame for meeting the pafotmnce provisions, as well as the phasing and linkage requirements of open space and infrastreratec improvcrecrtm The City of Nc ratan Beach his an interest in timely implementation of this Integrated Conceptual Devel- opment Plan to cmure implementation of in Housing Element and to provide unused development oppor- tunities to property owners who have the interest and capacity Na irnplemcnt the Ckyi; plans. If. after a reasonable period of time as determined by the City Councih owners o£pmperry within the area of this Integrated Conceptual Development Plan do not submit and prosecute Regulatory Plans and Develop - menuAgreemenu, the City may initiate and adopt an amendment to this Plan to reallocate additive units. RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: JUNE 20 10 �+ INTEGRATED CONCEPTUAL DEVELOPMENT PLAN ❑m -�, FIGURE 7: INTEGRATED CONCEPTUAL DEVELOPMENT: ILLUSTRATIVE PLAN 0 o "< IV 500 August 19, 2010 oil CON EXANT SITE AREA -tk -AU 125 25c FIGURE 2: CONEXANT ILLUSTRATIVE PLAN Au9us119.2310 O` VON Kan FIGURE 3: CONEXANT SITE FRAMEWORK SITE BOUNDARY PARCEL BOUNDARY EASEMENT PASEO NO P m AMY $ AIRPORT ROSINESS AREA: ROLL AND CONEXANT PROPERTIES FIGURE 3: CONEXANT SITE FRAMEWORK PLAN KOLL SITE AREA � OFFIC `t r FIGURE 4: KOLL ILLUSTRATIVE PLAN ' —AF.k 0 1 5_;a Aug,. s-19. 2070 L 1 __ IL __ J t muc.�auwonFnn�csn nAY 0 wKeW�ARAJNnMNf f w�•- me/o®Sr nAn L.SlA uLE'2: A:'ll1LC:dF:T.� SJ1GE?�F°:S .1`EFT;P�+L%11. rzr.c yr r Mnf[•AP6RGW^NJttL]� LOT . ! HK 17.- *J Lol a .vx 12.7 AC !Y's \'Yi iiV1f� L I rJ i � 1 Hx, I c• KOLL SITE FRAMEWORK PLAN FIGURES: KOLL SITE FRAMEWORK PLAN