HomeMy WebLinkAboutGeneral Plan Update - Land Use, Circulation Elements, Implementation Program & DEIRCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 5
May 4, 2006
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: City Manager's Office
Sharon Wood, Assistant City Manager
949 - 644 -3222, swood @city.newport - beach.ca.us
SUBJECT: General Plan Update: Land Use and Circulation Elements,
Implementation Program and Draft Environmental Impact Report
APPLICANT NAME: City of Newport Beach
RECOMMENDATION:
Receive public comments on the referenced elements and Implementation Program of
the Draft General Plan and Draft Environmental Impact Report (EIR); provide direction to
staff on revisions to the referenced elements of the Draft General Plan; and continue
public hearing to May 18, 2006.
DISCUSSION:
The Planning Commission began their review of the Land Use Element on April 20,
2006, and made recommendations to the City Council regarding three sub areas:
Airport Area, Newport Center /Fashion Island and West Newport Mesa. The City
Council started their review of the Land Use Element on April 25, 2006, with comments
from Council members that their goal for the new General Plan is that it result in trip
generation that is less than would result from the existing General Plan. Council
members noted that it is important to think about where trip reductions are made, to
consider existing traffic conditions in various areas, and not to rely on reductions in
West Newport, for example, to mitigate conditions in the Newport Center or Corona del
Mar areas. Finally, Council members indicated that traffic should not be the only
consideration in developing the land use plan, but that good planning principles should
also be observed.
The Council discussed the same three sub areas the Planning Commission had
reviewed, and made and considered additional changes to the land use plan. The
Commission may wish to provide additional recommendations to the City Council on
these areas, in light of the Council's comments.
General Plan Update
May 4, 2006
Page 2
Airport Area
The majority of Council members agreed with the Commission's recommendation that
residential use should not be allowed within the 65 CNEL contour as shown in the
Airport Environs Land Use Plan (AELUP). However, the Council did not reach a
conclusion as to the number of residential units that should be allowed in this area.
They directed staff to study alternatives that would keep trip generation at the same
level as would result from buildout of the existing General Plan, such as reducing
density, reducing potential sites for residential development, or establishing an overlay
for residential use. The Council also asked staff to research whether the proposed
density for the first phase of residential development in a village, 50 units per acre,
would provide for structures that meet the Federal Aviation Administration's height
limits. Staff will provide information on additional alternatives at the Commission
meeting.
Newport Center /Fashion Island
The Council discussed a residential limit of 450 units, as the Planning Commission
recommended. There was also discussion of eliminating the 40,000 square feet
included in the draft General Plan for minor additions to existing office buildings, and
reducing the additional entitlement for retail space to 100,000 square feet or less. The
Irvine Company requested clarification of the Planning Commission's recommendation
that new residential entitlement not be used to convert hotel rooms to full -time
residential use. Although they agree if this limit is intended to apply to existing hotel
rooms, they requested flexibility with regard to how future hotel entitlement may be
exercised. Staff will be discussing the land use plan for Newport Center with
representatives of The Irvine Company and other property owners before the Planning
Commission hearing, and we will have additional alternatives, and their traffic impacts,
for the Commission and City.Council to consider.
West Newport Mesa
This is the area in which the City Council was most definite regarding changes to the
land use plan. They agreed with the Planning Commission's recommendation to reduce
the floor area ratio (FAR) for office use to .75, and also redesignated the two larger
General Commercial areas on Superior Avenue to Medical Office. Public testimony
raised a concern that existing medical office buildings near Hoag Hospital may be
developed at an FAR of 1.0, and would be made non - conforming; staff is looking into
this possibility. Finally, the City Council indicated that the maximum residential density
in this sub area should be 18 units per acre, rather than 20 units per acre as
recommended by the Commission, because that is consistent with recent and proposed
development in the sub area. Staff will provide the Commission with a table showing
the trip reductions resulting from these Council determinations.
General Plan Update
May 4, 2006
Page 3
Sub areas for Discussion at this Hearinq
At this hearing, staff recommends that the Planning Commission consider the following
sub areas: Balboa Peninsula, Balboa Village, Mariners' Mile and Old Newport
Boulevard. With the City Council direction to consider revisions to the land use plan
that will result in lower trip generation than. the existing General Plan, the staff and
consultant team will prepare options for each sub area that will achieve this goal, and
the trip reduction results, prior to the Commission hearing. We hope this will make the
Commission's deliberations easier, and we will also have the ability to calculate results
of other options that Commissioners may wish to consider at the hearing. The Daily
Trip Generation Plan to Plan Comparison table, showing trip generation for buildout of
the existing and proposed General Plans, and the differences between the two, for each
sub area, is attached to this report for reference.
Environmental Review:
The Draft EIR for the proposed General Plan was released for public review on April 24,
2006, and the public review period will close on June B. The Planning Commission
should receive public comments on the Draft EIR, as well as make comments of their
own.
Public Notice:
Notice of this public hearing, and subsequent public hearings on the General Plan
update and EIR, was provided by a quarter page display advertisement in the Daily Pilot
on April 22, 2006. Government Code Section 65091 provides that, when the number of
property owners to whom notice would be required to be mailed is greater than 1,000
(which is the case with a comprehensive General Plan update), notice may be provided
by placing a one - eighth page advertisement in the local newspaper.
Submitted by:
Sharon Wood
Assistant City Manager
Attachments: Daily Trip Generation Plan to Plan Comparison
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