HomeMy WebLinkAboutGP UpdateCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
July 6, 2006
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: City Manager's Office
Sharon Wood, Assistant City Manager
949 - 644 -3222, swood @city.newport- beach.ca.us
SUBJECT: General Plan Update
APPLICANT NAME: City of Newport Beach
RECOMMENDATION:
Receive public comments on all elements of the Draft General Plan, provide direction to
staff on revisions, and continue the public hearing to July 13, 2006.
DISCUSSION:
Airport Area Policies
At the public hearing on June 22, 2006, the Planning Commission reviewed and
received public testimony on policies for residential development in the Airport Area.
The Commission directed staff to prepare revised policies for the Commission's
consideration at this hearing. There are three unresolved issues:
1. The ability to include land with a different land use designation in the 5 -acre
minimum for the first phase of residential development in a village, if that land is
used for parking for the residential development.
2. The requirements for joint planning for residential development in the area where
infill residential development is allowed.
3. The number and size of residential villages.
Revisions to the Airport Area policies in these areas, as well as revisions made by the
City Council at their public hearing on June 27, 2006, are provided in the attachment to
this report. The str-ikeeut/underline shows all changes from the published draft of the
General Plan. The newest revisions are summarized below.
General Plan Update
July 6, 2006
Page 2
■ Policy 6.15.2
Residential restriction in 65 CNEL contour, per Planning Commission direction
■ Policy 6.15.5
Changes to AO land use category, per City Council direction
■ Policy 6.15.10
Reference to Conceptual Development Plan Area
■ Policy 6.15.11
Deletion of maximum number of residential villages; addition of 10 -acre minimum
village size
Clarification that residential development (except 550 infill units) must replace
existing non - residential permitted uses
Inclusion of contiguous property in 5 -acre first phase minimum
Exemption from 5 -acre minimum for Conceptual Development Plan Area
• Policy 15.12
Language correction
• Policy 6.15.16
Conceptual Development Plan requirements
• Policy 6.15.17 (new number)
Separate policy for Development Agreement requirements
• Policy 6.15.18 (new number)
Correction to Park Dedication requirements
■ Remainder of policies re- numbered
Staff has met with the interested property owners and conferred with our consultants at
both EIP Associates and ROMA Design Group on these policy revisions. It is our
collective opinion that the basic objectives of the original framework for residential
development in the Airport Area would still be realized with the proposed policy
revisions.
The number of residential villages was originally called out in the framework because
the villages were natural collections of the original opportunity sites. With the changes
to eliminate land within the 65 CNEL contour from the mixed use designation, reduce
the number of dwelling units allowed, and allow 550 units as infill development, the
General Plan Update
July 6, 2006
Page 3
boundaries of the villages (which never were clearly defined nor intended to be
regulatory) have become less clear. The size of each residential village, and the first
phase of development within a village, remains important. Minimum sizes for each are
provided in the revised policies.
There are two exceptions to the minimum of 5 acres for the first phase of residential
development. The first is to allow a portion of a contiguous non - residential property to
count towards the 5 acres, if it is used to provide parking, open space or other amenity
for the residential development. The policy is written so that this inclusion is not
automatically allowed, but requires a discretionary action by the City. The second
exception is for the area in which infill residential development may occur
(Jamboree /MacArthur /Birch triangle). A single conceptual development plan is required
for that area to demonstrate how the planning objectives for residential development in
the Airport Area can be achieved.
Although the proposed policy requires a single conceptual development plan as an
intermediate level of planning between the General Plan and the regulatory plan, the
policy allows the individual property owners to develop regulatory plans for villages
within the larger area more independently — but still meeting the requirement of a
minimum of 10 acres for a residential village. In addition, the regulatory plans would
need to be consistent with the conceptual development plan.
All General Plan Elements
The subject of this public hearing is not limited to any specific elements of the General
Plan, and the Commission should receive public testimony on all General Plan
elements. If the Commission wishes, they should also direct staff to make final
revisions to any elements of the General Plan. We are preparing a final draft of the
General Plan, showing all revisions to date, for the Commission's review on July 13 and
July 20, 2006. Resolutions for Commission recommendations to the City Council will
also be presented at the hearing on July 20.
Environmental Review:
The Draft EIR for the proposed General Plan was released for public review on April 24,
2006, and the public review period closed on June 13. Responses to comments
received on the Draft EIR will be considered by the Planning Commission on July 13
and July 20, 2006
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 June 24, 2006. Government Code Section 65091 provides that, when the number of
General Plan Update
July 6, 2006
Page 4
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
Attachment: Revised Airport Area Policies
Airport Area
LU 6.15
A mixed -use community that provides jobs, residential, and supporting services in close proximity,
with pedestrian - oriented amenities that facilitates walking and enhance livability.
Ijl
URBAN FORM AND STRUCTURE (refer to Figure LU22)
LU 6.15.1 Land Use Districts and Neighborhoods
Provide for the development of distinct business park, commercial, and airport -
serving districts and residential neighborhoods that are integrated to assure s
quality environment and compatible land uses. (Imp 1.1, 2.1)
LU 6 15 2 Airport Compatibili ty
Require that all development be constructed in conformance with the height
restrictions set forth by Federal Aviation Adrninistration (FAA) Federal
Aviation Regulations (EAR) Part 77 Caltrans Division of Aeronautics and that
residential development be located outside of areas exposed to the 65 dBA
CNEL noise contour specified by the Airport Environs Land Use Plan
(AELUP) for John Wayne Aitport dated December 19 2002 (Imp 2.1.3.1.4.1.
121, 112,19 3)
BusoN° TMlxed Use Districts (Subarea C, MU -82 H2" designation)
LAND USES
LU 6.15.23 Priority Uses
Accommodate office, research and development, and similar uses that support
the primary office and business park functions such as retail and fill
services, as prescribed for the "CO -G" designation, while allowing for the re -use
of properties for the development of cohesive residential villages that are
integrated with business park uses. (Imp 2.1, 12.1)
LU 6.15.34 Underperforming Land Uses
Promote the redevelopment of sites with underpetfonning retail uses located on
parcels at the interior of large blocks for other uses, with retail clustered along
major arterials (e.g., Bristol, Campus, MacArthur, and Jamboree), except where
intended to serve and be integrated with new residential development. (Imp 2.1,
34.6)
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Campus Tract (Subarea B, "AW-68 AO" designation)
LAND USES
LU 6.15.45 Primary Uses
Accommodate professional office„ ffid aviation retail;; automobile to
sales- and service, subject to discretionary review by the Planning Commission.
hotels;; and eempaf Ae—ancillarxetail restaurant and service uses that are
related to and support the functions of John Wayne Airport, as permitted by the
CS-E O
A" designation' ', iiesideatid Y D
6.15.25. (Imp 11, 12.1)
STRATEGY
LU 6.15.56 Economic Viability
Provide incentives for lot consolidation and the re -use and improvement of
properties located in the "Campus tract," west of Birch Street. (Imp 2.1, 34.6)
LU 6.15.67 Automobile - Rental and Supporting Uses
Work with automobile rental and supporting uses to promote the consolidation
and visual improvement of auto storage, service, and storage facilities. (Imp
12.1, 34.6)
LU 6.15.78 Site Planning and Architecture
Encourage and, when property improvements are subject to
discretionary review require property owners within the Campus Tract to
upgrade the street frontages of their properties with landscape, well- designed
signage, and other amenities that improve the area's visual quality. (Imp 12.1)
Commercial Nodes (Subarea A. "CG-c" designation)
LU 6.15.89 Priority Uses
Encourage the development of retail, financial services, dining, hotel, and other
uses that support the John Wayne Airport, the Airport Area's office uses, and,
as developed, its residential neighborhoods, as well as automobile sales and
supporting uses at the MacArthur Boulevard and Bristol Street node. (Imp 2.1,
12.1, 34.6)
Newport Beach General Plan
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Residential Villages (Subarea C and Subarea B, "MU-42,112" designation)
LAND USES
LU 6.15,!M 0 Residential and Supporting Uses
Accommodate the development of a maximum of 2,200 multi - family residential
units, including work force housing, and mixed -use buildings that integrate
residential with ground level office or retail uses, in Tftd along_with
supporting retail, grocery stores, and parklands. Thesidential units
may be developed 2W-y_as thereplacement of underlying pgn— itted non_
non-residential uses the number of tpips generated by cumulative development
of the site shall not exceed the number of trips that would result from
development of the underlying oernvtted non - residential uses. eNN ing
i lings wi+However a maximum of 550 units of alma -h- asmay-h-q developed as
infill on surface parking lots on properties within the Conceptual
MINIMUM SIZE AND DENSITY
LU 6.15.1 81 #urnlser and Size of Residential Villages (refer to Figure LU23)
Allow development of a ana�dn: .teof a� J mixed use residential villages,
each containing a minimum of 10 acres and centered on a neighborhood park
and other amenities (as conceptually illustrated in Figure LU23). The fast phase
of residential development in each . vill�Q fteighborheed-shall encompass at least
18 5 gross acres of land, exclusive of existing rights -of -way. Theis 4-aaes
acreage may include multiple parcels provided that they are contiguous or face
one another across an existing street �t the discretion of the City, this acreage
aehieves the a_,eetiaes fef the -- -impoft�. The 2Concep tual
I7evelooment fehettsive Plan"- sArea shown on Figure LU22 shall be exempt
from the 5-acre minimum but a conce ttuabn e development plan
described in Policy LU 6.15.16 shall be required.gmp 2.1, 3.1, 4.1, 12.1, 12.2)
Newport Beach General Plan
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LU 6 15 12 Overall Densityand Housing Types
Require that residential units be developed at a minimum density of 30 units and
maximum of 50 units per net acre average th
d over e total area of each
�xesidential village Net acreage shall be exclusive of existing
and new rights-of-way, public pedestrian ways and neighborhood parks. Within
and incomes and to promote a diversity of building masses and scales
LU 3Fitst Phase Development Density
Require a mi rresidential density of 45 to 50 units per net acre, averaged
over the first phase for each residential village. This shall be applied to 100% of
properties in the first phase development area whether developed exclusively for
residential or integrating service commercial horizontally on the site or vertically
within a mixed use building. On individual sites housing development may
exceed or be below this density to encourage a mix of housing types. provided
o�.
01 11
LU 6.15.4214Subsequent Phase Development Location and Density
Subsequent phases of residential development shall abut the first phases or shall
face the first phases across a street. The minimum density of residential
development (including residential mixed -use development) shall be 30 units per
net acre and _shall not exceed the maximum of 50 units per net acre.- Ne",erexge
neiglberheed-pAm. (Imp 2.1, 3.1, 4.1, 12.1, 12.2)
2- ,2, ,_ate
STRATEGY AND PROCESS
LU 6.15.145 Regulatory Plans
Require the development of a regulatory plan for each residential village, which
shall contain a minimum of 10 acres to coordinate the location of new parks,
streets, and pedestrian ways, set forth a strategy to accommodate neighborhood-
serving commercial uses and other amenities, establish pedestrian and vehicular
Newport Beach General Plan 9
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connections with adjoining land uses, and assure compatibility with office,
industrial, and other nonresidential uses. (Imp 2.1, 3.1, 4.1, 15.1)
LU 6 15 16 Conceptual Dgvelopmenpmpg henaive Plan Area
property within this area This plan shall demonstratr.++e strategies `or the
compatibility and cohesive intimation of new housing parking structures open
spaces and recreational amenities, pedestrian and vehicular linkages and other
improvements with existing non- residential structures and uses. To the extent
existing amenities are proposed to satisfy Neighborhood Park requirements the
plan shall identify how- these amenities will meet the recreational needs of
plans defined by P- hq 6.15.15.
LU 6 15 17 Development Agreements
A Development Airreetnent shall be required fox
4otel2miett all proiects w `' 'sthat include infill residential units;.
whieWfhe Development Agreements shall define the improvements and public
benefits to be provided €ex —by the developer in exchange for the City's
commitment for the number density, and location of the housing units (Imp
2.1, 3.1. 4.1, 15.1)
DESIGN AND DEVELOPMENT
Neighborhood Parks
LU 6.15.4617 - Standards
To provide a focus and identity for the entire neighborhood and to serve the
daily recreational and commercial needs of the community within easy walking
distance of homes, require dedicati2ne and improvement of at least eight
percent of the gross land area (exclusive of existing rights -of -way) or one -half
acre whichever is greater, of the first phase of development in each
neighborhood as a neighborhood park. This requirement may be waived by the
City where it can be demonstrated that the development parcels are too small to
feasibly_ accommodate the park or inappropriately located to serve the needs of
In every case, the neighborhood park shall be at least one- xet—e-gight percent of
the total Residential Village Area or one -h-alf acre in area whichever is ter,
grea
and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive
of existing or new tights -of -way, development sites, or setback areas. A
neighborhood park shall satisfy some or all of the requirements of the Parkland
Dedication Ordinance, as prescribed by the Recreation Element of the General
Plan.
Newport Beach General Plan
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LU 6.15.44199 Location
Require that each neighborhood park is clearly public in character and is
accessible to all residents of the neighborhood. Each park shall be surrounded
by public streets on at least two sides (preferably with on- street parking to serve
the park), and shall be linked to residential uses in its respective neighborhood
by streets or pedestrian ways. (Imp 2.1, 3.1, 4.1, 12.1, 12.2)
LU 6.15.4209Aircraft Notification
Require that 111 neighborhood parks be posted with a notification to users
regarding orQj. pity to john %,a.y ne Airport and aircraft overflight and noise.
On -Site Recreation and Open Space
LU 6.15.47201 Standards
Require developers of multi - family residential developments on parcels eight
acres or larger, to provide on -site recreational amenities. For these
developments, 44 square feet of on -site recreational amenities shall be provided
for each dwelling unit in addition to the requirements under the City's Park
Dedication Ordinance and in accordance with the Parks and Recreation
Element of the General Plan. On -site recreational amenities can consist of
public urban plazas or squares where there is the capability for recreation and
outdoor activity. These recreational amenities may also include swimming pools,
exercise facilities, tennis courts, and basketball courts. Where there is insufficient
land to provide on -site recreational amenities, the developer shall be required to
pay cash in -lieu that would be used to develop or upgrade nearby recreation
facilities to offset user demand as defined in the City's Park Dedication Fee
Ordinance.
The acreage of on -site open space developed with residential projects may be
credited against the parkland dedication requirements where it is accessible to
the public during daylight hours, visible from public rights -of -way, and is of
sufficient size to accommodate recreational use by the public. However, the
credit for the provision of on -site open space shall not exceed 30% of the
parkland dedication requirements. (Imp 2.1, 3.1, 4.1, 12.1, 12.2, 44.3)
Streets and Pedestrian Ways
LU 6.15.1 f3242 Street and Pedestrian Grid
Create a pattern of streets and pedestrian ways that breaks up large blocks,
improves connections between neighborhoods and community amenities and is
MINewport Beach General Plan fa
I
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scaled to the predominantly residential character of the neighborhoods. (Imp
3.1, 4.1, 11.1, 12.2, 21.1)
LU 6.15.414233Walkable Streets
Retain the curb -to -curb dimension of existing streets, but widen sidewalks to
provide park strips and generous sidewalks by means of dedications or
easements. Except where traffic loads preclude fewer lanes, add parallel parking
to calm traffic, buffer pedestrians and provide short -term parking for visitors
and shop customers. (Imp 3.1, 4.1, 12.2, 21.1, 29.1)
LU 6.15.20234 Connected Streets
Require dedication and improvement of new streets as shown on Figure LU23.
The illustrated alignments are tentative and may change as long as the routes
provide the intended connectivity. If traffic conditions allow, connect new and
existing streets across Macarthur Boulevard with signalized intersections,
crosswalks, and pedestrian refuges in the median. (Imp 11.1, 12.2, 21.1)
LU 6.15.2-1 -245 Pedestrian Improvements
Require the dedication and improvement of new pedestrian ways as shown on
Figure LU23. The alignment is tentative and may change as long as the path
provides the intended connectivity. For safety, the full length of pedestrian ways
shall be visible from intersecting streets. To maintain an intimate scale and to
shade the path with trees, pedestrian ways should not be sized as fire lanes.
Pedestrian ways shall be open to the public at all hours. (Imp 11. 1, 12.2, 21.12)
Parking and Loading
LU 6.15.22236 Required Spaces for Primary Uses
Consider revised parking requirements that reflect the mix of uses in the
neighborhoods and overall Airport Area, as well as the availability of on -street
parking. (Imp 2.1)
Relationship of Buildings to Street
LU 6.15.23237 Building Massing
Require that high -rise structures be surrounded with low and mid -rise structures
fronting public streets and pedestrian ways or other means to promote a more
pedestrian scale. (Imp 3.1, 4.1, 12.1, 12.2)
Newport Beach General Plan No 11
M-111
-
Newport Beach General Plan No 11
Errorl No text of specifled style in document.
IM
LU 6.15.2527Sustainable Development Practices
Require that development achieves a high level of environmental sustainability
that reduces pollution and consumption of energy, water, and natural resources.
This may be accomplished through the mix and density of uses, building
location and design, transportation modes, and other techniques. Among the
strategies that should be considered are the integration of residential with jobs -
generating uses, use of alternative transportation modes, maximized walkability,
use of recycled materials, capture and re -use of storm water on -site, water
conserving fixtures and landscapes, and architectural elements that reduce heat
gain and loss. (Imp 3.1, 4.1, 112, 21.12, 23.1, 25.1 -27.1)
Newport Beach General Plan
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