HomeMy WebLinkAboutCode Amendment-FFOverlay District-Santa Ana Heights Specific Plan (PA2005-217)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 4
September 22, 2005
TO: PLANNING COMMISSION
FROM: Planning Department
Larry Lawrence, Project Manager
949 -661 -8175
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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 2005 -217).
RECOMMENDATION:
Adopt Resolution No. , initiating an amendment to Title 20 of the Newport Beach
Municipal Code (CA 2005 -012) 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 comer of Mesa Drive and Acacia Street as a site for
the future Santa Ana Heights Fire Station (Fire Station No. 7). In order to construct the
station, it will be necessary to amend Title 20 to allow the fire station land use at the
selected location via the application of a zoning overlay designation on the site.
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
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 and
only if a use permit is approved. There are also stringent standards relating to building
design, lighting and operation of the facility (see Exhibit ZA -1). For example:
Fire Facility ( "FF °) Overlay District Code Amendment
September 23, 2005
Page 2
"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
community must be approved by the
an advisory vote by PAC."
Environmental Review:
or a recurring nuisance to the surrounding
Planning Director after a public meeting and
The initiation of a zoning amendment is not defined as a project by the California
Environmental Quality Act (CEQA).
Public Notice:
This item was on the Planning Commission agenda posted at City Hall for this meeting,
and also is available on the City's web 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 by: Submitted by
Lar N. Lawrence
Consulting Case Planner
Patricia L. Tdmplb
Planning Director
Attachment:
Draft Resolution, with Exhibit ZA -1: Zoning Amendment
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH INITIATING 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 2005 -217)
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,
NOW THEREFORE BE IT RESOLVED, that the Planning Commission of the
City of Newport does hereby initiate an Amendment to the Santa Ana Height Specific
Plan as described in Exhibit "ZA -1" (attached).
This resolution was adopted at a regular meeting of the Planning Commission of the
City of Newport Beach held on September 22, 2005, by the following vote, to wit:
L]7
NO
Michael Toerge, Chairman
Barry Eaton, Secretary
AYES:
NOES:
ABSENT:
I
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 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, cowls, 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.
4
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 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. If such properties are consolidated into one address, the Overlay shall apply to
the single consolidated property.
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