HomeMy WebLinkAboutFire Authority Overlay for Proposed Fire Station (PA2006-033) Santa Ana HeightsCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
February 23, 2006
TO: PLANNING COMMISSION
FROM: Planning Department
Patricia Temple, Planning Director
949 -644 -3228; ptemple@city.newport-beach.Ga.us
SUBJECT: An Amendment to Title 20 of the Newport Beach Municipal Code to add a
Fire Facility ( "FF ") Overlay District to the Santa Ana Heights Specific Plan
(PA 2006 -033)
ISSUE
Should the Planning Commission recommend approval of an amendment to Title 20 to
add a Fire Facility overlay designation to the Santa Ana Heights Specific Plan text and to
apply the designation to the proposed fire station site?
RECOMMENDATION
Adopt Resolution No. 2006- recommending approval of an amendment to Title 20
of the Newport Beach Municipal Code to add the Fire Facility ( "FF ") Overlay District to
the Santa Ana Heights Specific Plan text and to apply the overlay to the proposed fire
station site.
DISCUSSION
The City has acquired two lots at the corner of Mesa Drive and Acacia Street as a site for
the future Santa Ana Heights Fire Station (Fire Station No. 7). In order to recognize the
station, the Santa Ana Heights PAC would like the City to amend Title 20 to designate the
fire station land use at the selected location via the application of a zoning overlay district
on the site. On August 18, 2005, the Commission adopted a resolution initiating the zoning
amendment. The purpose of the present agenda item is to review the code amendment
and zone change.
The code amendment would add a section to the Santa Ana Heights Specific Plan portion
of Title 20. The new overlay's purpose is described as follows:
"A. Purpose. The Fire Facility ( "FF ") Overlay District shall be established solely to
provide for municipal fire protection and a municipal fire training center that serves
residents and businesses in and around Newport Beach and surrounding
communities. The District shall allow a municipal fire station, a classroom -style fire
Fire Facility ( "FF ") Overlay District Code Amendment
February 23, 2006
Page 2
training room, and a municipal Fire Training Center ( "FTC ") that includes one four -
story training tower [up to a maximum height of 45 feet]."
The fire station and training tower would be allowed only at the designated location. There
are also stringent standards relating to building design, lighting and operation of the facility
(see Exhibit ZA -1). For example:
"5. Facility Operations Policy. The Fire Chief shall develop, subject to the Planning
Director's approval following one public meeting with the surrounding community,
an FTC Operations Policy that shall govern the operations of the facility(s). Any
changes to or deviations from the approved FTC Operations Policy that
constitute an intensification of use or a recurring nuisance to the surrounding
community must be approved by the Planning Director after a public meeting and
an advisory vote by PAC."
ANALYSIS
General Plan Consistency
The Land Use Element of the City's General Plan designates the site Administrative,
Professional and Financial Commercial. This designation provides predominantly for office
uses, but also accommodates support retail and service uses. The Fire Station is
considered to be a use supportive of the predominant uses in the area, so the use is
consistent with the General Plan.
Need for this Public Facility
The adequacy of fire services in this and the greater Airport Area have not been sufficient
since the closure of the Orange County Fire Authority Fire Station on Campus Drive near
John Wayne Airport. Because of this and the Annexation of East Santa Ana Heights, the
City established a temporary Fire Station on Zenith Avenue. The City then began seeking
a location for a permanent facility, and eventually acquired the subject property. Public
facilities, such as Fire Stations, are generally considered to be compatible with commercial
uses and this is supported by the fact that Civic and Governmental Uses are currently
permitted by the underlying zoning designation (BP). The principle reason for this overlay
is to allow the training facility included in the project to have a height limit greater than the
BP District of the Specific Plan allows. The current height limit of the BP zone is 37 feet
where the training tower will be 45 feet in height.
Neighborhood Compatibility
Due to concerns expressed by residents and business owners in the area, the overlay
district sets forth a requirement for a Fire Training Facility Operations Policy. This policy
must approved by the Planning Director after a public meeting with the surrounding
Fire Facility ( "FF ") Overlay District Code Amendment
February 23, 2006
Page 3
community. The overlay district specifies the components of the policy in detail and it will
assure that the operation of the Fire Station and the related Fire Training Center will be
compatible with the neighborhood, and will not adversely affect the public health, safety
and general welfare of the community.
Surrounding land uses include a golf course to the west and south, nonconforming
residential uses to the north and commercial office uses to the east.
Environmental Review
The zoning amendment is categorically exempt from environmental review per Section
15305 of the CEQA Guidelines (Class 5: "Minor Alterations in Land Use Limitations ")
because the overlay district can apply only to the subject site per the provisions of the
amendment. In addition, actual construction of the fire station will undergo separate
environmental review.
Public Notice
A public hearing notice for the proposed zoning amendment was advertised in the Daily
Pilot more than ten days prior to the hearing date and was mailed to each property
owner within 300 feet of the boundaries of the proposed fire station site.
CONCLUSIONS
The zoning amendment described in this report will provide for a needed fire station and
training facility at an underserved area of the City. The new code section provides for
the facility, but makes it subject to stringent design and operational requirements to
mitigate any adverse impacts on surrounding properties. Therefore, staff recommends
that the amendment be forwarded to the City Council with a recommendation of
approval.
Prepared and submitted by:
Palu-ej;a l
Patricia L. Temple
Planning Director
Attachments:
1. Vicinity Map
2. Air photograph
3. Draft Resolution Recommending Approval, with Exhibit ZA -1: Zoning Amendment
ATTACHMENT 1:
■
vicin
To the cast:
To the south
To the west:
ATTACHMENT 3
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH RECOMMENDING
APPROVAL OF AN AMENDMENT TO TITLE 20 OF THE
NEWPORT BEACH MUNICIPAL CODE TO ADD A FIRE
FACILITY ( "FF ") OVERLAY DISTRICT TO THE SANTA
ANA HEIGHTS SPECIFIC PLAN TEXT AND TO APPLY
SAID OVERLAY TO THE SELECTED FIRE STATION SITE
(PA 2006 -033)
WHEREAS, the City of Newport Beach intends to construct a fire station on a site
encompassing two lots at the northwest corner of Mesa Drive and Acacia Street; and
WHEREAS, it is necessary to amend Title 20 to add a "Fire Facility" overlay
designation to the Santa Ana Heights Specific Plan text and to apply the designation to
the selected fire station site; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the
code amendment and zone change are categorically exempt from the need for
environmental review per Section 15305 of the CEQA Guidelines (Class 5: "Minor
Alterations in Land Use Limitations ") because the overlay district can apply only to the
subject site per the provisions of the amendment; and
WHEREAS, on February 23, 2006, the Planning Commission of the City of
Newport Beach held a public hearing regarding the proposed project; and
WHEREAS, the public was duly notified of the public hearing.
THE PLANNING COMMISSION HEREBY FINDS, RESOLVE AND ORDERS
AS FOLLOWS:
Section 1:
a. The amendment is consistent with the General Plan.
b. The proposed amendment to the Santa Ana Heights Specific Plan portion
of the Zoning Code provides for a needed fire station facility in a location
which will not significantly impact residential or other land uses.
c. The amendment will be compatible with the neighborhood and will not
adversely affect the public health, safety and general welfare of the
community because the operation of the facility will be subject to a policy
approved by the Planning Director after a public meeting is held.
Section 2: In light of the preceding findings, the Planning Commission
recommends that the City Council approve CA 2006 -002, consisting of an
amendment to Title 20 of the Newport Beach Municipal Code to add a "Fire
0
Facility" overlay designation to the Santa Ana Heights Speck Plan, as set out
in Exhibit "ZA -1 ", attached hereto, and to apply the designation to the selected
fire station site in the Santa Ana Heights Specific Plan, as shown on Exhibit
"M -1" attached hereto.
PASSED, APPROVED AND ADOPTED THIS DAY OF , 2006.
BY
Michael Toerge, Chairman
IN
Barry Eaton, Secretary
NOES:
ABSTAIN:
2 �0
EXHIBIT ZA -1:
Amendment to Zoning Code Relating to the Santa Ana Heights Specific Plan
IN MUNICIPAL CODE TITLE 20, Chapter 20.44.071 Is hereby added to read as
follows:
20.44.071 Fire Facility Overlay District
A. Purpose. The Fire Facility ( "FF) Overlay District shall be established solely to provide for
municipal fire protection and a municipal fire training center that serves residents and
businesses in and around Newport Beach and surrounding communities. The District shall. allow
a municipal fire station, a classroom -style fire training room, and a municipal Fire Training
Center ( "FTC ") that includes one four -story training tower. The tower may be of a height and
design that will allow Fire Department personnel to train for fire suppression and rescue
activities that could reasonably occur within the city limits of Newport Beach, given the height
and size of residential and commercial buildings in the city. In no instance shall the FF Overlay
District be assigned to properties that do not directly involve municipal fire suppression and
municipal fire training activities.
B. Principal Uses Permitted. A municipal fire station, a fire training classroom, and a municipal
FTC only are permitted within the Business Park District when assigned an "FF" overlay
designation, subject to the approval of a Use Permit by the Planning Director.
C. Site Development Standards.
1. Building Height: The maximum building height for a FTC in the FF overlay shall be forty -five
(45) feet above nearest adjacent grade to the top of parapet, top of ridge, and top of
miscellaneous building elements such as mechanical roof screens, guardrails, towels,
vents, and antennae. The maximum height for other structures shall be per Specific Plan BP
District criteria in Section 20.44.050 F.4.
2. Building Design. All buildings, including the FTC, shall maintain a consistent design theme
through the use of similar and compatible building materials, finishes, and colors. A
Materials and Colors Palette for all buildings, including the FTC, shall be reviewed by
SAHPAC and approved by the City Council. SAHPAC shall be notified and may review any
proposed changes to the approved Materials and Colors Palette.
3. Lighting. Fixed or permanent lighting on the site shall comply with the following:
a. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
on -site lighting shall be shielded and confined within site boundaries. No direct rays or
glare are permitting to shine onto public streets or adjacent sites or to create a public
nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero
cut -off fixtures and light standards shall not exceed twenty -five (25) feet in height.
b. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Planning Director, the illumination creates an unacceptable negative impact on
surrounding land uses or environmental resources. The Planning Director may order the
dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
c. Prior to the issuance of a building permit, the applicant shall prepare a photometric study
in conjunction with a final lighting plan for approval by the Planning Department.
d. Prior to the issuance of a Certificate of Occupancy or final building permits, the applicant
shall schedule an evening inspection by the Code and Water Quality Enforcement
Division to confirm control of light and glare.
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4. Fire water spray. Training operations involving water shall be conducted in a manner that
minimizes water overspray on adjacent properties or vehicles. Where overspray has been
conclusively determined by the City's Risk Manager to have impacted property or vehicles,
the City shall address potential impacts via the City's claims process.
5. Facility Operations Policy. The Fire Chief shall develop, subject to the Planning Director's
approval following one public meeting with the surrounding community, an FTC Operations
Policy that shall govern the operations of the facility(s). Any changes to or deviations from
the approved FTC Operations Policy that constitute an intensification of use or a recurring
nuisance to the surrounding community must be approved by the Planning Director after a
public meeting and an advisory vote by PAC. The Policy shall generally identify:
a. Hours and days of operation for the FTC, including any night -time or weekend training
activities;
b. The City's policy regarding allowing outside agencies to use the FTC;
c. The Fire Department's planned use of water, smoke, or imitation smoke; and
d. A plan to inform the surrounding community via electronic means, such as a Web site
notification, if a specific training exercise may add to noise, traffic, or other activity levels
outside of normal training patterns.
6. Other Standards. All other site development standards shall follow the Business Park
District's site development standards as shown in Chapter 20.44.050.
D. District Location. The FF Overlay District shall be confined to the properties at 20401
Acacia Street and at 1971 Mesa Drive, and the overlay District is hereby applied to said
properties on Exhibit 20.44 -1 (Land Use Map) in the Santa Ana Heights Specific Plan, as shown
on Exhibit "M -1 ", attached hereto. If such properties are consolidated into one address, the
Overlay shall apply to the single consolidated property.
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Proposed Location of Fire Station 7
CurmutiDevelopment dministmhve Pmfmional & Financial Commercial
To the north: dministrativ,a Professional & Financial Commercial
To the east dministrative Professional & Financial Commercial
To the south: V=eafional Environmental Open Space
To the west Kmeational Environmental Open Space
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ATTACHMENT 2