HomeMy WebLinkAboutExhibit 2: LiL
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AIRPORT BUSINESS AREA
RECOMMENDED INTEGRATED
CONCEPTUAL DEVELOPMENT PLAN
FOR KOLL AND CONEXANT
PROPERTIES
Introduction
In 2006 and 2007, ROMA Design Group assisted the
City of Newport Beach in establishing land use and
urban design policies and a Conceptual Framework
Plan for infill development within the Airport Busi-
ness Area, immediately east of John Wayne Airport,
bounded by Jamboree Road, Campus Drive and
Bristol Street. The policies, which have been incorpo-
rated within the adopted General Plan, promote the
introduction of residential and mixed -use development
within this industrial and commercial district, provided
that such development contributes to the creation of
viable neighborhood clusters with appropriate infra-
structure, pedestrian- oriented features and open spaces,
and with a pattern of development that offers a strong
sense of community and livability.
The General Plan policies allow for a maximum of
2,200 units of housing within the Airport Business
Area. All but 550 of these units must replace existing
development so that there is no net gain of vehicular
trips; the 550 "additive" units may be constructed on
existing surface parking lots located east of MacArthur
Boulevard. This area, referred to in the General Plan
as the Conceptual Development Plan Area, has strong
potential for the introduction of new residential devel-
opment, as it includes two large tracts of assembled
property, including the 75 -acre Koll property, and
the 25 -acre Conexant site. The General Plan requires
the property owners in this area to collaborate in the
preparation of a single Conceptual Development Plan
to "demonstrate the compatible and cohesive integra-
tion of new housing, parking structures, open spaces,
recreational amenities, pedestrian and vehicular link-
ages, and other improvements with existing non -resi-
dential structures and uses."
Each of the principal property owners has prepared
a Conceptual Development Plan for their properties
for City review, but these plans did not resolve the
allocation of the 550 "additive" units. The City has
requested that ROMA Design Group evaluate the
Conceptual Development Plans prepared by each of
the property owners, in relation to the policies and
standards of the General Plan, and to formulate a
recommended Integrated Conceptual Development
Plan for the City's consideration.
General Plan Policies
The General Plan provides policies for the orderly
evolution of the Airport Business Area, from a single -
purposed business park, to a mixed -use district with
cohesive residential villages integrated within the
existing fabric of office, industrial, retail, and airport -
related businesses. The goal of the Plan is to create
livable neighborhoods with a strong sense of place and
community — "residential villages centering on neigh-
borhood parks and interconnected by pedestrian walk-
ways (with) a mix of housing types 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 sufficient critical
mass to enable each new increment of housing to stand
alone as a viable and livable neighborhood. This was
felt to be particularly important in the Airport Business
Area where there has been no residential development,
and where the predominant land use pattern has been
commercial and industrial.
The General Plan establishes several fundamental
criteria for the configuration and design of new residen-
tial villages in the Airport Business Area in general, and
in the Conceptual Development Plan Area in particular:
• Neighborhood Size: Each residential village shall
be at least 10 -acres in size at build -out, and be
organized around a neighborhood park and other
similar amenities. The first phase of residential
development in each village shall be at least five
gross acres, exclusive of existing rights -of -way.
Although the General Plan exempts the "Concep-
tual Development Plan Area" from this minimum
first phase requirement, it does require that residen-
tial villages within this sub -area be able to be built
out to a minimum area of 10 acres (LU6.15.6,
LU6.15.10 and LU6 15.11). At the discretion of
the City, the acreage can include part of a property
in a different land use category, if the City finds
that a sufficient portion of the contiguous property
is contributing to the village fabric of open space,
parking, or other amenities.
• Neighborhood Densities: In addition to
providing a minimum land area for residential
development, the General Plan also establishes
minimum densities to ensure that a sufficient
critical mass of at least 300 units is created within
each 10 -acre village. As such, the overall minimum
density for each village at build -out is 30 dwelling
units per net acre, exclusive of existing and future
rights -of -way, open spaces and pedestrian ways;
a maximum net density of 50 units /acre is also
established. The General Plan also establishes a
minimum density of 45 units per acre for each
five -acre first phase increment of residential
development (225 dwelling units); although the
Conceptual Development Plan Area is exempt
from this specific numerical requirement, any
first phase increment of residential development
should demonstrate an appropriate critical mass
(LU6.15.7, LU6.15.8 and LU6.15.9).
• Diversity of Housing: Within the density enve-
lope (30 to 50 du /ac), the General Plan promotes
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 variety of building
masses and scales. (LU6.15.7).
• Neighborhood Parks: The General Plan calls for
residential 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 -acre in size, or
at least eight percent of the total land area of the
residential village, whichever is greater. In order
to promote useable and cohesive open space, the
General Plan also requires that each neighborhood
park have a minimum dimension, no less than 150
feet. Neighborhood parks are required to be public
in nature (rather than internalized open space),
and to this end must have public streets on at least
two sides and be connected with adjacent residen-
tial development by pedestrian ways and streets
(LU6.15.13 and LU6.15.14).
• Implementation: The General Plan requires that
an integrated Conceptual Development Plan be
prepared for the Conexant and Koll properties.
On the basis of the approved Conceptual Devel-
opment Plan, each property owner, electing to
pursue residential infill development, is required
to prepare a Regulating Plan "which shall contain
a minimum of 10 acres, to coordinate the loca-
tion of new parks, streets, and pedestrian ways, set
forth a strategy to accommodate neighborhood -
serving commercial uses and other amenities,
establish pedestrian and vehicular connections
RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008
with adjoining land uses, and assure compatibility
with office, industrial, and other nonresidential
uses."(LU6.15.10 and LU6.15.11). In addition,
a development agreement between the property
owner and the City is required for all projects that
include residential units, to "define the improve-
ments and public benefits to be provided by the
developer in exchange for the City's commit-
ment for the number, density, and location of the
housing units" (LU6.15.12).
Recommended Integrated
Conceptual Development Plan
As previously stated, the City has asked ROMA to
prepare an Integrated Conceptual Development Plan
for the Conexant and Koll properties to "demon-
strate the compatible and cohesive integration of new
housing, parking structures, open spaces, recreational
amenities, pedestrian and vehicular linkages and other
improvements with existing non - residential struc-
tures and uses ". The recommended plan is based on
ROMt1s review of the individual plans prepared by
the two property owners and input from both owners.
This review found that the proposed Conexant plan
was substantially compliant with the policies of the
General Plan, and with minor adjustments was incor-
porated into the Integrated Conceptual Development
Plan. The Koll Plan that was initially submitted did
not comply with the General Plan policies. Additional
information was then provided by the property owner
and on the basis of that input a plan for the Koll prop-
erty was prepared by ROMA in compliance with the
General Plan policies. The plan was reviewed by Koll
and the City and then integrated with the Conexant
plan to become the recommended Integrated Concep-
tual Development Plan provided herein.
The Integrated Conceptual Development Plan (here-
after referred to as the Plan), provides for the redevelop-
ment of the 25 -acre Conexant site, and for the redevel-
opment of a 15 -acre portion of the Koll Center office
park between Birch Street and Von Karman Avenue
with new residential development and open space,
carefully integrated with existing office buildings and
parking structures which will remain (Figure 1: Illustra-
tive Plan). The Plan is aimed at fulfilling the policies of
the General Plan, ensuring cohesive and livable neigh-
borhoods oriented to parks and pedestrian ways, and
a finer- grained network of pedestrian- friendly streets.
The Plan would result in a total of up to 948 new resi-
dential units, 698 of which are planned and could be
developed on the Conexant site and the remaining 250
on the Koll property. All 250 of the new residential
units on the Koll site would be "additive" units since
no existing office or industrial uses would be removed.
On the Conexant site, up to 424 units would replace
existing industrial and office uses to be demolished, and
the remaining 274 units would be additive. Together,
the two properties would use 524 of the 550 additive
units prescribed for the Conceptual Development Plan
area by the General Plan.
Conexant
The plan for the Conexant 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 pattern of
streets and blocks that provide a pedestrian- friendly
environment, with strong connectivity to adjacent
commercial areas. (Figure 2: Conexant Site Illustrative
Plan). Several principles guide the organization of the
Conexant mixed -use village, building on the policies of
the General Plan:
• Establish a grid of pedestrian- scaled streets that
break up the large superblocks of the area and
2 AIRPORT BUSINESS AREA: KOLL AND CONEXANT PROPERTIES
CONEXANT SITE ILLUSTRATIVE DEVELOPMENT PROGRAM
R1
R2
R3
..... _ ........ ...
R4
..........
R5
101
IN
R9_
R10
R11
..................
Total
P1
P2
P_3
P4
P5
L1GZy41
Area
AREA RESIDENTIAL I COMMERCIAL
Acres) (Dwelling Units) i (Gross So Ft)
0.72
_. ......._..
40
1.38
— ... _ ..................
75
1.33
.......... . ................ ........... _ ........... _..;...................
-_ 90
6,000
1.64
_ ........................ ..._....i
........_............ ......._._._........__.._......
90 __......_-=---
6,000
...........................
1.78
....... --- ......... __ ......... _.._..._ .:....................
60
............ _.._;
90.
,. ... ... ........
000
.........1.71
1.36
-.._. — ... ............................._6
45
1.32
90
_
6,000
1.58
90
6,000
0.27
. .... 7
0.86
.................... ...............................
.... - ---- ------------------ . ...!.
21
................
13.95
698
— ...._....__..
30f 000
NOTE:
1 Program may be reallocated between parcels, provided that the total number of residential units and
commercial square footage does not exceed the totals shown above, or a lesser number to comply with General
Plan Policy LU 6.15.5.
provide connectivity with the existing street system
and adjoining commercial properties.
• Create a neighborhood park as the principal focal
point of the village, with additional pocket parks
that provide community identity and amenity.
• Buildings should be massed to provide strong
spatial definition along streets, and stepped down
to promote a pedestrian - scaled character.
• Create ground level uses that promote active and
engaging street fronts. Parking should be either be
encapsulated or below grade.
• Establish a diversity of housing types, including
row houses, podium mid -rise and high -rise
apartments.
The Plan for the Conexant site provides a net develop-
able residential land area of 13.95 acres, which would
allow for a maximum program of 698 dwelling units
(13.95 x 50 du /ac), of which 274 would be addi-
tive units and up to 424 would be replacement units
(Figure 3: Conexant 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. In addition to its resi-
dential program, the Conexant Village calls for ground
level retail and commercial uses to be located along A
Street, and adjacent to the central neighborhood park.
The Conexant proposal provides a total of 2.8 acres
of parks and open space, exceeding 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 1.4 acre neighborhood park is located at the
center of the community-, it is highly public in nature,
surrounded on all sides by public streets and by active
ground level uses. An additional 1.4 acres is provided
in four smaller pocket parks within the village.
Although the size of the central neighborhood park
does not fully meet the requirements of the General
Plan, the overall open space program in all other
aspects complies with the General Plan policies and
contributes to a cohesive residential village as contem-
plated by the General Plan. As such, it is ROMAs
opinion that the spirit and intent of the General Plan
policies are being met.
Koll
For the Koll properties the Plan is based on the
premise, set forth in the General Plan, that, subject
to the City's discretion, non - residential uses can be
included in a mixed -use village to meet the minimum
10 -acre requirement. The Plan demonstrates how non-
residential uses can be integrated with residential uses
along with open space, parking and other amenities
to create a livable and attractive neighborhood (Figure
4: Koll Site Illustrative Plan). In seeking to meet the
intention of the General Plan policies for a mixed -use
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 way that creates
an engaging neighborhood fabric of useable and
defined open spaces, and pedestrian- friendly streets
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 parking lot is avoided.
Provide replacement office parking for displaced
surface parking in new structures that are encapsu-
lated or substantially below grade.
• Create a network of pedestrian - friendly streets and
walkways that connect to existing and future activi-
ties within the area, and that give structure and
organization to the village.
• Create ground level uses that promote active and
engaging street fronts.
• Create a neighborhood park as the principal focal
point of the village and extend the lush landscape
treatment of the lake park along Von Karman
into the new village to provide continuity and
connectivity.
The mixed -use village shown on the Integrated Plan
for the Koll Company property exceeds the 10 -acre
minimum requirement and can be considered to
encompass approximately 15 gross acres of land north
of Von Karman Avenue and south of Birch Street. The
village area would include several existing office build-
ings and would provide for the conversion of parking
lots into residential development parcels along with the
creation of new open space amenities and the connec-
tion of these to existing open spaces. The Plan calls for
the reconfiguration of the site to create complementary
spatial relationships between the residential parcels
and the existing office buildings. It also calls for the
KOLL SITE ILLUSTRATIVE DEVELOPMENT PROGRAM
NOTES:
1 Program may be reallocated between parcels, provided that the total number of residential units and commercial square
footage does not exceed the totals shown above, or a lesser number to comply with General Plan Policy LU 6.15.5.does not
exceed 250.
2 Replacement parking may be reallocated between parcels, provided that the total number of displaced spaces are replaced.
On -Site parking to support residential and commercial uses must comply with Newport Beach Zoning Code Or Regulatory
Plan.
RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 3
(REPLACEMENT
PARCEL
AREA
RESIDENTIAL[ ' COMMERCIAL'
PARKING'
(Acres)
:(Dwelling Units), (Gross Sq Ft) ';I
(Spaces)
RI
1.00
50
.. . -_.-
215 ....
- .
R2
1.30
80 12,000
110
R3 _
1.40
-
90
440
— -
R4 ..........
0.75
17
......... r
__ ._.._....
- ..._
R5
0.55
13
Total Residential Land Area I
5.00
250 12,000
765
...... ._ .. _.._ ..... _
P1
__.
1.00
_ _.... - - -_.
P2 _..... ....
0.21
........
_.. _
P3 _ _
0.03
-- -----
_ ........... .....
_ _.....
P4
0.04
Total Park Area
1.28
NOTES:
1 Program may be reallocated between parcels, provided that the total number of residential units and commercial square
footage does not exceed the totals shown above, or a lesser number to comply with General Plan Policy LU 6.15.5.does not
exceed 250.
2 Replacement parking may be reallocated between parcels, provided that the total number of displaced spaces are replaced.
On -Site parking to support residential and commercial uses must comply with Newport Beach Zoning Code Or Regulatory
Plan.
RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 3
modification 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 Plan also provides for the creation of a central
neighborhood park of approximately one acre, and for
an additional 0.3 acres of open space areas on land that
was previously used for surface parking. Although the
neighborhood park falls short of the single open space
requirement of 1.2 acres (i.e., 8 percent of 15 acres),
the plan achieves the total amount of open space
required by the General Plan, and proposes a series of
interconnected promenades and plazas in addition to
the central neighborhood park, that would enhance the
livability and amenity of the neighborhood. As such,
it is ROMNs opinion that the spirit and intent of the
General Plan policies are being met.
The implementation of the Koll plan will utilize land
that is currently used for surface parking, which is
still required to serve the office uses that will remain.
Therefore, the Plan requires that approximately 800 of
the existing 1,218 surface parking spaces be replaced,
either in encapsulated or in below grade parking facili-
ties in conjunction with the parking required for the
new residential development.
The Plan provides for five net acres of new residential
land, and as such allows for the development of 150
to 250 units based on the minimum and maximum
allowable densities in the General Plan. Five parcels
comprise the five acres of residential land and provide
for a diversity of unit types as called for in the General
Plan (Figure 5: Koll Site Framework Plan). The Plan
designates three of the parcels (RI, R2 and R3) totaling
3.7 acres for 4 to 5 -story podium styled development,
which could include ground level townhouse units and
some retail use. These parcels would provide 220 units
of new residential development organized around the
neighborhood park. Parcels R4 and R5, totaling 1.3
acres, along "B" and "G" Streets are designated for 2
to 3 -story townhouses. These parcels would provide
for 30 units along the eastern and southern residential
edge to the village. Figures 6 and 7 provide an illustra-
tive plan of the ground floor and a typical upper level
floor of the Koll site development.
Implementation
The approval of an Integrated Conceptual Development
Plan by the City Council is a pre- requisite for the prep-
aration of the entitlement documents, called for in the
General Plan. These documents include a Regulatory
Plan and a Development Agreement. Once Council
has reviewed and approved the Integrated Conceptual
Development Plan, each property owner will be respon-
sible to independently prepare and submit to the City,
the proposed Regulatory Plan for their property. The
Regulatory Plans, along with any required environ-
mental clearance documents, will then be the subject of
a public review process as established by the City and
the basis for action by the City Council.
The Regulatory Plan will, in substantial compliance
with the Integrated Conceptual Development Plan,
describe more fully the proposed design of build-
ings, parking, streets, pedestrian ways, parks and open
spaces, and how infrastructure required to support
the proposed development will be provided. The
Regulatory Plans will also be prepared in compliance
with the PC Development Plan requirements of the
Newport Beach Zoning Code. The Regulatory Plan
will thus provide a description of the location, inten-
sity and density of allowable and conditional uses; the
height and massing of buildings; required setbacks and
stepbacks; the location, configuration and treatment
of ground level uses; design standards and guidelines
for streets, pedestrian ways and open spaces, including
AIRPORT BUSINESS AREA: KOLL AND CONEXANT PROPERTIES
requirements for lighting and landscaping; standards
and guidelines for the location of driveways, service
and trash areas; a description of how commercial uses
that enhance the residential uses will be incorporated;
and how required parking is to be provided and treated
so that it does not detract from the livability of the
neighborhood and the quality of the pedestrian envi-
ronment. It will also describe the proposed phasing
of development and linkage of open space, street and
infrastructure improvements in relation to develop-
ment. Any use of the City's density bonus provi-
sions for affordable housing, or for the transfer of
development rights from other properties, will also be
addressed in the Regulatory Plan.
Regulatory Plans must be in substantial compliance
with the Integrated Conceptual Development Plan,
particularly in terms of the number and density of
residential units (except for any density bonuses for
affordable units), the general location and configura-
tion of residential development, the total amount and
general location of open space, the general location of
parking facilities, and the network of streets and pedes-
trian ways. Substantial deviations, or additions to the
number of residential units, will require an amendment
to the Integrated Conceptual Development Plan.
In addition, a Development Agreement is called for
in the General Plan, between the property owner and
the City for all projects that include residential units,
to "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 Develop-
ment Agreement will include performance provisions
to ensure conformance with the commitments that
have been made. It will also establish a time frame
for meeting the performance provisions, as well as the
phasing and linkage requirements of open space and
infrastructure improvements.
The City of Newport Beach has an interest in timely
implementation of this Integrated Conceptual Devel-
opment Plan to ensure implementation of its Housing
Element and to provide unused development oppor-
tunities to property owners who have the interest and
capacity to implement the City's plans. If, after a
reasonable period of time as determined by the City
Council, owners of property within the area of this
Integrated Conceptual Development Plan do not
submit and prosecute Regulatory Plans and Develop-
ment Agreements, the City may initiate and adopt an
amendment to this Plan to reallocate additive units.
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FIGURE 1: INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: ILLUSTRATIVE PLAN
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RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 5
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RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 5
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FIGURE 2: CON EXANT SITE ILLUSTRATIVE PLAN
AIRPORT BUSINESS AREA: KOLL AND CONEXANT PROPERTIES
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D Total New Residential Development Area: 13.95 AC
D Total New Open Space Area: 2.82 AC
D Landscaped Setback
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0.35 AC
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Setback Included In Parcel Area e
— 8
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0' S0' 100' 200'
FIGURE 3: CONEXANT SITE FRAMEWORK PLAN
RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 7
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Existing Surface Parking: 1,218 spaces 0.21 AC \ \ '9 °F
Remaining Surface Parking: 419 spaces
Required Replacement Parking: 799 spaces \ \
FIGURE 5: KOLL SITE FRAMEWORK PLAN
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Existing Parking Structure
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RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 9
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Remaining Surface Parking: 419 spaces
Required Replacement Parking: 799 spaces \ \
FIGURE 5: KOLL SITE FRAMEWORK PLAN
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Existing Parking Structure
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RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 9
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FIGURE 6: KOLL SITE ILLUSTRATIVE GROUND LEVEL PLAN
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FIGURE 7: KOLL SITE ILLUSTRATIVE UPPER LEVEL PLAN
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RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: NOVEMBER 2008 11