Loading...
HomeMy WebLinkAboutQuail St Residential (PA2004-251) 1301 Quail StCITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item: 4 November 3, 2005 TO: PLANNING COMMISSION FROM: Planning Department Larry Lawrence, Consulting Case Planner 949 - 661 -8175 Lx4(c_sbcglobal.net SUBJECT: Quail Street Residential (PA2004 -251) 1301 Quail Street General Plan Amendment No. 2004 -008 Planned Community Development Plan Amendment No. 2004 -005 Newport Tract No. 2004 -006 (Tentative Tract Map No. 16808) APPLICANT: Brookfield Homes Southland Business Group 3090 Bristol Street, Suite 200 Costa Mesa, CA 92626 -3061 The proposal is a planned residential development with 86 condominium units on a 3.7- acre site located at 1301 Quail Street (at the corner of Spruce Avenue; see vicinity map on following page). The property is presently used as an automobile storage lot by Fletcher Jones Motorcars. Seven buildings are proposed, with a maximum height of 45 feet. In each building, there are two -to -three residential levels above a garage level located partially below grade. The density is 23 units per acre. The present meeting is to introduce the project and request Commission discussion, comments and direction. The applicant has requested that the Commission then continue the hearing to November 17 for further review and action. RECOMMENDATION Staff recommends that the Commission open the public hearing, receive public input on the project, consider the analysis in this report including the pros and cons regarding the change to residential land use, and continue the hearing to November 17, 2005 to allow further consideration of the project and the forwarding of a recommendation to the City Quail Street Residential November 3, 2005 . Page 2 Council. Staff will return with the appropriate draft resolution based on Commission comments and direction. DISCUSSION Project Description The property is located southeast of the airport and just north of the State Route 73 at 1301 Quail Street. Vicinity Map Quail Street Residential November 3, 2005 Page 3 The following entitlements are requested and are necessary to implement the project: General Plan Amendment: Change from Retail and Service Commercial to Multi - Family Residential Planned Community Change from P -C (Newport Place Planned Community - Development Amendment: Hotel) to P -C (Newport Place Planned Community — Multi - Family Residential) Tentative Tract Map 86 condominium residences on 3.7 acres Surrounding Land Uses: Project Site: Existing auto storage (the picture below pre -dates the development of the paved parking lot) To the north Quail Street and office uses To the east: Office and retail and commercial service uses To the south: Office uses, Bristol Street North and Corona del Mar Freeway To the west: Spruce Street and office uses Quail Street Residential November 3, 2005 Page 4 Project Overview As noted, the project includes seven buildings up to 45 feet high. Two buildings contain 16 units, two buildings contain 12 units and the remaining three contain 10 units. The buildings are "U" shaped with garage access within the center of the "U ". Each unit has exterior balconies or decks. The units are two and three bedrooms, ranging from 963 to 1878 sq.ft. The plan for the 3.7 -acre site includes approximately 41,500 sq.ft. of landscaping (23,300 sq.ft. is perimeter landscaping), a central 6,000 -sq.ft. common area with lawn, fountain, seating areas, and walkways. The landscaping makes up about 26 percent of the total site area. There is a single gated entry off of Spruce Avenue. The project plans show 217 spaces, of which 72 are tandem garage spaces within the same unit. All units, except units identified as Al and A2 (9 total), have direct access to private garages with two spaces. Units identified as Al and A2 access a one car garage accessible from outside the unit. In total, the garages contain 167 of the spaces, and are located under the units, partially below grade. Trash pickup will be the same as for a single family neighborhood, using containers for each unit stored in the garages. PROJECT CHARACTERISTICS -- -.__.. _ - Genera! Plan Designation: - -- - - -- - - - -- - -- - - - - - - -- - -- - -- _ . -- -- - - -- 1 Existing: Retail and Service Commercial __.__ ------- ..-.-._---------- _.- ..- --- -- ._.- ........ Proposed: Multi-Fa— m- --i-1 - —R-- e. sidential --_.-----.-.__......-.-.___.-...._----.-.._-...-- Zoning: -- - — - _- __- - - -- -- Lot Area: ...-- -....- • - -- -- - -- -- — — - -- - - 3.7 acres - Permitted Use: Existing: Hotel, max. 304 rooms _. -.__. - .-------- - - - - -. __._..._- .- .-- ._.- . -. -._- _Proposed_ Multifamily Residential-_-_- ............. _. ------ _---------_-_—__-- Existing: Front: min. 17.5; min. average 30' Corner Lot Side: min. 14.5; min. average 27' 1 Side: min. 10' Setbacks: Proposed (derived by staff from the site plan): From Bristol Street: min. 25' From Spruce Avenue: min. 14' From Quail street: min. 10' From all other property lines: min. 10' Building Height Maximum Permitted: 60 Feet Maximum Proposed: 45 Feet Landscaping Minimum Required: No current standard Proposed: 26 percent of Site Quail Street Residential November 3, 2005 Page 5 PROJECT CHARACTERISTICS Total Spaces Required (for multifamily per ZC 20.66.030): 2 spaces per du + 0.5 guest spaces per du x 86 du =172 + 43 Parking Spaces 215 Proposed Spaces: 2117 (of which 72 are tandem garage spaces and 50 are interior street spaces) - ---------------------------------------------- - I Building Square Footage: Existing: n1a ;1 Proposed: 133,768 sq.ft. The architectural concept is reflective of the surrounding office development. It features a varied roofline with alternating flat oomiced and sloping metal roofs. The renderings show wall colors of cream, tan and brown. Windows are aluminum-framed with a large amount of glazed area. Overall, the architecture does not present a traditional residential appearance. However, the concept is consistent with the surrounding office buildings and could be considered to blend with the existing built environment. Quail Street Residential November 3, 2005 Page 6 The conceptual landscaping plan shows a wide variety of shrubs and trees. Tree species include various palms, pines, oaks, magnolias, crape myrtles, camphor, carrotwoods, alders, and others. The landscape plan provides dense planting in the space that is available. The planting in and around the centrally- located fountain and "common lawn" area is intended to soften the hardscape and building mass. Landscaping is also planned in setback areas and adjacent to internal streets. ANALYSIS General Plan Land Use Element — The Land Use Element contains 12 general development policies, of which the following are applicable to the present project: "A. The City shall provide for sufficient diversity of land uses so that schools, employment, recreation areas, public facilities, churches and neighborhood shopping centers are in close proximity to each resident of the community." The addition of residential use in an office - commercial area will increase the diversity of land uses in the area and will afford the new residents close proximity to employment centers, transportation corridors and the airport. On the other hand, the site is somewhat isolated from schools, churches, community centers, and parks (see Pros and Cons of Residential Land Use ", later in this report). "F. The City shall develop and maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and undergrounding of utilities and other development standards to insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office projects are aesthetically pleasing and compatible with surrounding land uses and that the appearance of and activities conducted within, industrial developments are also compatible with surrounding land uses and consistent with the public health, safety and welfare." Although the proposed project does not involve an existing residential neighborhood, the need for effective development standards still applies. In the present case, because there are no existing residential development standards in the governing Newport Place Planned Community regulations, such standards would have to be tailored to the proposed project in the form of an amendment to those regulations. Therefore, the City must determine if the standards reflected on the site plan and other submitted plans advance the policy of insuring the beauty and charm of the new neighborhood. For example, what are appropriate landscaping percentages and perimeter Quail Street Residential November 3, 2005 Page 7 setbacks? These questions are discussed further under "Zoning — Newport Place Planned Community ". The project meets the parking standards of the Zoning Code. All utilities will be undergrounded. Housing Element — Program 2.2.1 of the Housing Element requires that projects exceeding 50 units shall provide 20% of the units as affordable. The applicant proposes to provide 18 of the units (20.9 %) as affordable to moderate - income households as an ownership opportunity. If the project were to be approved, a condition of approval would be imposed requiring that the applicant and City enter into an affordable housing agreement to ensure the affordability of the units for 30 years in accordance with Housing Element Program 2.2.4. With this provision, the project would be consistent with the Housing Element. General Plan Update - The General Plan Update process has identified residential use as a possible alternative for the Airport Area. Staff has been working with ROMA Design Group, a planning and design consultant, in an effort to identify a framework within which residential uses might be possible in the area. The study has not been finalized nor has the concept of residential use in this commercial area been publicly debated. Therefore, it is premature to speculate as to the project's compatibility with the future recommendations that may or may not be included within the General Plan Update. Charter Section 423 Analysis Consistent with Section 423 of the City Charter of Newport Beach, Council Policy A -18 requires that proposed General Plan Amendments be reviewed to determine if voter approval is required. Voter approval is required for a General Plan Amendment if more than 100 peak -hour trips will be generated, an additional 40,000 square feet of building area is proposed, or more than 100 dwelling units will be built. The proposed General Plan Amendment for the Brookfield Homes project does not provide for commercial building area entitlement and includes 86 dwelling units. Therefore, voter approval is not required based on the respective Charter criteria. Also, the project generates less traffic than 304 -room extended stay hotel, currently identified as the only use of the site by the General Plan using ITE trip generation rates. Therefore, a vote would not be required based upon the peak -hour trip threshold (see following table). Quail Street Residential November 3, 2005 Page 8 Use AM Trips PM Trips 304 room extended stay hotel 116 122 86 condominiums 2 57 71 Difference. -59 -51 ITE trip rate #311 for all suite hotel ITE Trip rate #231 for low -rise condominium Although the proposed project does not exceed any of the three thresholds, Section 423 of the Charter also requires that all General Plan Amendments be tracked as "Prior Amendments' for ten years to determine if minor amendments in a single Statistical Area cumulatively exceed the thresholds. Eighty - percent of the increases attributable to prior amendments are added to the increases of the proposed project to determine if any thresholds have been exceeded. There have been three prior amendments approved for Statistical Area L4. The following table shows the area, unit and peak -hour trip analysis. Amendments Increased Increased Increased Increased Floor Area Units A.M. Peak P.M. Peak Hour Trips Hour Trips GP2001 -004 1,272 s.f. (80 %) 0 2.4(80%) 2.4(80%) Camco Pacific GP2004 -004 0 0 15.3(80%) 23.3(80%) Newport Lexus GP2004 -006 Master 1,400 s.f. (80 %) 0 2.4(80%) 2.4(80%) Development Proposed Project 0 86 0 0 Total 2,672 s.f. 86 20.1 28.1 This cumulative analysis shows that the proposed project, when added to the increases of the three prior amendments, does not exceed the area, unit or peak hour trips thresholds of City Council Policy A -18. Therefore, voter approval is not required for this General Plan Amendment. If the City Council approves the proposed amendment, it too will become a "prior amendment' that will be tracked for ten years. Airport Land Use Commission Review General Plan Amendments within an area subject to an Airport Land Use Plan requires the review of the project by the local Airport Land Use Commission. The project site is within the JWA Land Use Plan. The Airport Land Use Commission (ALUC) reviewed the Quail Street Residential November 3, 2005 Page 9 proposed project on October 20th, and continued its review to November 17th pending receipt of a completed aeronautical hazard review by the Federal Aviation Administration (a 7460" review). The FAA did determine that the closest building was not a threat to air navigation or safety and the Airport Land Use Commission staff has recommended a finding that the project be found consistent with the Airport Land Use Plan pending FAA review of the remaining buildings that are farther away from the runway and are no higher than the building reviewed. Staff therefore expects a finding of consistency by the ALUC in November. Pros and Cons of Residen #al Land Use The project site, located southeast of John Wayne Airport, is designated "Retail Service Commercial" by the General Plan. The applicant requests a redesignation of the parcel to "Multi - Family Residential" to accommodate the project. Staff suggests that there are a number of pros and cons associated with such a change in land use and other positive or negative aspects may exist: Pros — The redesignation will: Provide infill housing opportunities in close proximity to a major employment center, thus improving the jobs - housing balance in the area and helping to shorten commutes and reduce traffic impacts; 2. Satisfy an unmet demand for close -in housing with easy access to major transportation corridors; 3. Result in less traffic generation compared to the existing "Retail Service Commercial' hotel designation on the property; 4. Reduce the overall intensity on the site compared to the existing hotel designation and decrease the maximum building height from 60 to 45 feet; 5. Provide new housing units to help meet the Regional Housing Needs Assessment and Housing Element goals, including 18 affordable units. Cons — The redesignation will: Create an isolated "island" of residential designation on one parcel surrounded by office and commercial development in the absence of a coordinated plan for residential development in the airport area; 2. Create a residential area removed from schools, churches and most residential- oriented shopping; Quail Street Residential November 3, 2005 Page 10 3. Provide a suburban residential density (23 units/acre) in a high intensity noise - impacted area, where it might be more appropriate to consider higher apartment or condo densities of 40 du /acre or more. The proposal would also forego the opportunity to provide for a "live- work" project integrating ground -level office or commercial with residential above; 4. Result in the permanent loss of commercially- designated land and the economic and service benefits that such a use might generate; 5. Introduce new residents to an office /commercial area who may expect the area to function similar to a residential area. These residents may then complain about existing surrounding uses and the airport; 6. Subject the new residents to potentially- increased noise levels due to possible expansion of the airport or the addition of commercial flights; The above pros and cons are offered to elicit Commission discussion regarding the land use issues associated with the project and to generate feedback for the applicant and staff. In addition to the "pros" listed above, the applicant has submitted a statement describing the benefits of the project and the change to residential land use (reproduced as Exhibit 3). Zoning — Newport Place Planned Community The parcel is located southeast of John Wayne Airport within the Newport Place Planned Community ( "NPPC "). Amendments to the NPPC permitted uses and development standards are needed in order to accommodate the project. The property is designated as Hotel "Site 213' in the NPPC. Significant changes to the PC regulations will be limited to this site only. They include changing the permitted use from "Hotel" to "Multi- family Residential ", reducing the building height limit from 60 feet to 45 feet, and establishing development standards to accommodate this project. A draft of the changes is attached as Exhibit No. 4. Staff believes that the planting areas shown on the landscape plan are well designed for the space available. However, we question whether the amount of landscape area and street setbacks are sufficient. The setbacks from Quail and Spruce average about 13 feet (compared with minimum requirements of 20-30 feet for multi - family projects in many other cities). Considering the building masses with building heights up to 45 feet, these setbacks may not be enough to provide visual relief and adequate landscape buffering. Similarly, the interior of the project is taken up mostly by building coverage and paving, which does not leave ample room for landscaping. Quail Street Residential November 3, 2005 Page 11 Noise As stated in the environmental Initial Study for the project distributed to the Commission, the primary existing noise sources in the project area are transportation facilities. Takeoffs and landings at John Wayne Airport, located northwest of the project site, contribute to the intermittent aircraft noise in the project area. Vehicle traffic on surrounding streets produces a steady source of ambient noise. The Noise Element of the General Plan states that residential uses should be located in areas with 65 A- weighted decibel (dBA) community noise equivalent level (CNEL) or less. The Noise Element sets the interior noise standard at 45 dBA. To meet that standard, noise control measures may need to be incorporated into the design and construction of proposed development. LSA Associates, Inc. (LSA) performed a study of aircraft noise for the proposed project (Aircraft Noise within the Proposed Residential Development at Spruce and Quail, February 2005) to provide an assessment of noise impacts of John Wayne Airport on the proposed residential development. The study, which was incorporated into the Initial Study for the project, determined that the project site is currently exposed to aircraft and traffic noise levels of 64 dBA. Although this noise level is just below the General Plan maximum for residential use, it will nevertheless impact future residents' use and enjoyment of outdoor spaces such as balconies, patios, decks and the exterior common areas provided. The Initial Study found that, with windows or doors open, interior noise levels within the proposed residences would exceed the City's 45 dBA interior noise standard. With closed windows and doors, interior noise levels would be reduced to below the 45 dBA standard. Therefore, the following mitigation measure would be required to ensure that doors and windows can be kept closed: NOM: All residential units on the project site shall be equipped with air conditioning systems to ensure that windows and doors can remain closed for prolonged periods of time. Parking Per the Zoning Code, the number of off - street parking spaces required for multi - family projects (ZC 20.66.030) are two spaces per dwelling unit (including one covered) plus 0.5 guest spaces per du. Therefore, for the proposed 86 units, the resulting required spaces equal 172 + 43 = 215. The project plans show 217 spaces, of which 72 are tandem garage spaces for a single unit, and 50 are spaces off of the interior streets. The garages are located under the units, partially below grade. Quail Street Residential November 3, 2005 Page 12 The above parking arrangement meets the Zoning Code numerical standards. In practice, the number of spaces may be enough to satisfy the parking demand generated by the residents and guests visiting the development. However, as a cautionary note, if the spaces provided do not satisfy the demand, there is no permitted on- street parking on surrounding streets to absorb the overflow. Therefore if there is overflow, the parking facilities for adjacent office developments may be impacted. To address the above and other parking concerns, in August 2005, the applicant commissioned a parking study for the project by the IBI Group. That study concluded that: "Based on the requirements set forth by the City of Newport Beach, the Quail Street Residences project will supply sufficient parking to meet the estimated demand generated by residents and guests. This conclusion is based on the number of parking spaces provided as part of the development, and parking data obtained from the Institute of Transportation Engineers and the American Planning Association. ...the allocation of a percentage of these spaces in tandem or single -car garages is not anticipated to impact overall parking availability for the project..." [Exhibit 5, p.10j If the project is approved, staff would suggest a requirement in the CC & Rs requiring parking of operable vehicles in the garages and the prohibition of storage or any other use of garage space which would interfere with such parking. Trafirc Analysis — Traffic Phasing Ordinance A traffic study was prepared by Kunzman Associates under supervision of the City Traffic Engineer as part of the review of the project. The Traffic Engineer identified 15 area intersections for study. As the Commission is aware, the City's Traffic Phasing Ordinance requires analysis and mitigation of traffic impacts if project - generated traffic is greater than one percent of the combined total of existing traffic, projected regional traffic growth, and traffic generated by "committed" projects (i.e. approved projects requiring no further discretionary review) on any approach to any of the study intersections during any morning and/or evening peak period. The analysis found that the following study area intersections would exceed the one - percent threshold and therefore required additional analysis: MacArthur Boulevard (NS) at: Birch Street (EW) Von Karman Avenue (EW) Jamboree Road (EW) Campus Drive (NS) at: Quail Street Residential November 3, 2005 Page 13 Bristol Street North (EW) Birch Street (NS) at: Bristol Street North (EW) Bristol Street South (EW)" Intersection Capacity Utilization (ICU) analysis was performed on the above intersections. The traffic study found that "The project- generated traffic did not result in a significant impact at the study area intersections (increase of one - percent or more at a study area intersection operating at worse than Level of Service D during the morning /evening peak hours); therefore, no improvements are recommended at the study area intersections." (p.47] The "with - project' ICUs and Levels of Service for the above study area intersections are shown in the following table: INTERSECTION Existing + Approved Projects + Project ICU Increase Morning Evening Morning Evening MacArthur Boulevard (NS) at: Birch Street (EW) 0.41 -A 0.50 -A +0.002 +0.001 Von Kerman Avenue (EW) 0.39 -A 0.49 -A +0.000 +0.001 Jamboree Road (EW) 0.83 -D 0.90 -0 +0.004 +0.000 Campus Drive (NS) at: Bristol Street North (EW) 0.43 -A 0.56 -A +0.002 +0.001 Birch Street (NS) at: Bristol Street North (EW) 0.62 -B 0.63 -B +0.006 +0.003 Bristol Street South (EW) 0.43 -A 0.46 -A +0.005 +0.002 Although no significant traffic impacts were found, the study recommended a number of design measures to ensure traffic safety and proper functioning of the entry gate system. Trafric Analysis — Long Range Cumulative The traffic study also analyzed long -range cumulative impacts at the study area intersections. The study found that, under cumulative conditions: "...the study area intersections are projected to operate at Level of Service D or better during the morning /evening peak hours, except for the following study area intersections that are projected to operate at Level of Service E during the peak hours: Quail Street Residential November 3, 2005 Page 14 MacArthur Boulevard (NS) at: Jamboree Road (EW) — Morning /Evening Peak Hours Irvine Avenue (NS) at: Mesa Drive (EW) — Evening Peak Hour "The project - generated traffic did not result area intersections (increase of one - percent operating at worse than Level of Service hours); therefore, no improvements are intersections." [p.35] Environmental Review in a significant impact at the study or more at a study area intersection D during the morning /evening peak recommended at the study area Staff reviewed the project in accordance with the California Environmental Quality Act (CEQA) and determined that an expanded Initial Study was needed to determine if the project would have a significant impact on the environment. The Initial Study, Exhibit 1 (distributed separately due to bulk), found that, with the implementation of mitigation measures relating to Air Quality, Geology and Soils, Hydrology and Water Quality, Noise, Transportation and Traffic, and Utilities, the project will not have a significant impact on the environment and that a Mitigated Negative Declaration (MND) is sufficient to satisfy the review requirements of CEQA. If the Planning Commission and City Council concurs, a full environmental impact report will not be required. The Initial Study and MND was advertised for public review and distributed to interested agencies and parties. No comments were received as of the staff report deadline. Fiscal Analysis Council Policy E -10 provides that projects requiring an EIR or those that are likely to have a significant economic or fiscal impact on the City are to undergo a fiscal analysis. Staff therefore requested Applied Development Economics to prepare an assessment of the project utilizing the economic model prepared for the General Plan Update. The results of that assessment will be available at the November 17"' meeting. Public Notice A public hearing notice for the proposed zoning amendments was published in the Daily Pilot a minimum of ten days prior to the hearing date and was mailed to each property owner within 300 feet of the boundaries of the property. Additionally, the item was listed on the agenda for this meeting which was posted at City Hall and on the City website. ALTERNATIVES The Commission has several alternatives: 1. The Commission may conclude that the change in property is an appropriate first step to provide infill airport area in close proximity to employment centers, the City Council. Quail Street Residential November 3, 2005 Page 15 land use designation for the housing opportunities in the and recommend approval to 2. The Commission may determine that the concept of infill housing in the airport area is beneficial but that the creation of new housing sites should be in the context of coordinated planning for residential uses in the area. The Commission could then recommend a deferral of such a change in land use so that residential areas could be designated as part of the General Plan update. 3. The Commission could support a change in land use on the proposed site but recommend instead consideration of alternatives such as a mixed -use live -work concept, a higher density residential project with increased amenities, or other residential alternatives. 4. The Commission could determine that a change to residential use is not appropriate for the site and recommend denial. CONCLUSIONS The opportunity to provide infill housing opportunities near a major employment center and improve the jobs- housing balance in the area is a powerful argument in favor of the project. In addition, because of the concentration of office and commercial uses, the area is heavily impacted by peak -hour traffic. The change in land use would result in less peak - hour traffic generation than the existing hotel designation on the property. Balanced against the above considerations are the potential problems inherent in establishing an isolated "island" of residential designation on one parcel surrounded by office and commercial development without a coordinated plan for residential development in the airport area. These include such issues as conflicts between future residents and existing nearby office and commercial uses and complaints from future residents about noise and the lack of nearby services, schools and shopping opportunities. On balance, the determination whether to change the land use designation is a land use policy judgment for the Planning Commission and City Council. Staff is presenting the arguments for and against the change to assist in Commission discussion of the issue. Quail Street Residential November 3, 2005 Page 16 Prepared by: C For any N. Lawrence Consulting Case Planner Exhibits: Submitted by: Patricia L. Temple Planning Director 1, Mitigated Negative Declaration & Initial Study' 2. Project Plans' 3. Statement from Applicant in Support of Project 4. Draft PC Text Revisions. 5. Parking Study ' Distributed separately due to bulk. Available for public review at the City's Planning Department, 3300 Newport Boulevard, Newport Beach. EXHIBIT 1: MITIGATED NEGATIVE DECLARATION AND INITIAL STUDY [DISTRIBUTED SEPARATELY DUE TO BULK] 1� EXHIBIT 2: PROJECT PLANS [DISTRIBUTED SEPARATELY DUE TO BULK] lct EXHIBIT 3: STATEMENT FROM APPLICANT Quail Street Residences 86 attached homes on 3.7 acres, revitalizing an underutilized site and beginning the transition of the airport area to a dynamic, mixed -use community. ixed use residential development and planned housing developments within traditional business properties have been occurring throughout the region and are highly encouraged by the Southern California Association of Governments (SCAG). SCAG's 2003 -2004 Annual Report identifies a series of strategies to accommodate growth, one of which states: "Focus on more compact, mixed -use and transportation - friendly development in existing centers and corridors, ideally by placing households and jobs in areas that are already urbanized to preserve valuable open space." There is also a nation -wide trend to incorporate mixed -use in community planning and integrate live -work opportunities. New Urbanism, for example "promotes the creation and restoration of walkable, compact, vibrant, mixed -use communities..." Smart Growth "supports the integration of mixed land uses into communities as a critical component of achieving better places to live. By putting uses in close proximity to one another, alternatives to driving, such as walking or biking, once again become viable." Data pulled from the 2000 census for this census tract (626.10), which includes both the Newport Beach airport area and residential development in the Irvine Business Complex (IBC) supports these principles: 6% have zero automobile households, compared to Newport Beach as a whole (3.7 %) and Irvine as a whole (4.0 %). 7% walk to work compared to Newport Beach (2 %) and Irvine (4.8 %). 19.4% have less than a 10 minute commute to work compared to Newport Beach (11.7 %) and Irvine (10.5 %). This site is at the edge of the Newport Place Planned Community (NPPC) adjacent to Bristol Street at Spruce Street and offers a number of advantages for residential development: Smart Growth and New Urbanism Concepts Existing commercial development in the vicinity (office and retail), allows for a natural relationship with residential uses, creating a built -in "win -win" for a new mixed -use zoning district. This mix of land uses is one of the major principles of "smart growth" and "new urbanism" that encourages urban development in close proximity to other uses. • The adjacent uses and uses in the vicinity consist of restaurants (ranging from sandwich shops to fine dining), Starbucks and Diedrich's coffee houses, personal services, health club, offices, bakery, spa, package and mail center and medical care, among other uses. • Incorporation of pedestrian connections to adjacent retail and commercial uses. • Reduction of traffic congestion, commute times, pollution and crime. • At 23 dwelling units per acre, Quail Street Residences will offer an excellent "first step" transition into mixed -use planning for this area. • The City's affordable housing objectives will be furthered because 17 of the 86 homes will be offered as for sale affordable units to moderate income earners. • Home sizes ranging from 960 -1,900 square feet allowing for a diversity of price points. Accessibility • Easy access to multiple transportation corridors and modes, including the MacArthur /Jamboree confluence, and the 73, 405 and 55 freeways. • Very convenient to John Wayne Airport. • Adjacent to Spruce Avenue and Bristol Street OCTA transit stop. • Easy access to recreational opportunities within upper Newport Bay. Quail Street Residences By Brookfield Homes Z14 r • Easy access to shopping including Fashion Island and South Coast Plaza as well as neighborhood centers that are only a few minutes away. • Walking distance or a short drive to thousands of jobs in Newport Beach and Irvine. Compatibility and Infrastructure The scale of the proposed residential development will comfortably blend with the surrounding business uses. Traffic patterns will be improved because the business and residential drivers likely will be going in opposite directions. Because businesses in the area are now generally empty during the evening, the addition of residential uses will allow the area to avoid being a "dead zone" at night. The site location and the existing infrastructure in this area of the NPPC render this site suitable for it being part of a larger master plan for mixed use development. The proposed buildings on the site look "outward" on all sides and are compatible with adjacent uses. The City of Newport Beach has permitted other similar residential development in commercial areas where they see the potential for synergy between the residential and commercial uses. A good example is the residential project on Santa Barbara and San Clemente tucked in between commercial office buildings near Newport Center. • The Airport Area can accommodate additional density without disturbing existing residential patterns, or overloading infrastructure. Economic Vitality • New purchasing power would be offered to select area businesses by residents taking advantage of conveniently located shopping and dining opportunities that exist in Newport Plaza and other close -by businesses, bringing vibrancy and vitality to the community during non- business hours, evenings and weekends. Comparison with Previous Approval • Reduction in the number of traffic trips potentially generated from this site. Quail Street Residences By Brookfield Homes —34. 715' p v� - .....i.; /... :. C.. .��... i.. ,.,:: k. ..(... - ....i.. 1, ... ."..�' r.,. r,... ..,.. • Significantly less building height and bulk as compared to the existing general than the previously approved hotel use. Mitigated Negative Declaration No off -site traffic impacts to existing intersections. Outdoor CNEL measured at 64dBA, meeting conventional planning standards. Mitigation measures proposed by City are acceptable to the applicant. t� Quail Street Residences offer both private and common area open space within the community. Common area pocket park and amenities shown above Greenlight Initiative The project falls well below Greenlight thresholds for residential units and peak hour trips, thus allowing the City to transition into mixed use in the airport area without requiring a vote of the general public. In so doing, it respects the community's wishes as reflected in the 2000 Greenlight vote, but takes a bold first step toward "smart growth" development. At the same time, it does not stand in the way of bolder smart growth development in the area if the City Council and the electorate both support such development. General Plan Update Quail Street Residences By Brookfield Flames M 'D • The General Plan Advisory Committee, Planning Commission, and City Council have, preliminarily, identified the Airport Area as an excellent candidate for integrating residential opportunities with the existing commercial uses. Quail Street Residences By Brookfield Homes 0 EXHIBIT 4: DRAFT REVISIONS TO PLANNED COMMUNITY TEXT ml STATISTICAL ANALYSIS " `` �_x�tuTtfa1 E. Landscaping -Open Space [ 18] The following is intended to show some of the variations possible. Site 1 2Use permits approved as of November 14, 1983, allow 468 hotel rooms with related restaurant, conference area, and other support facilities. Hotel suites included as part of the hotel room count may be converted to standard hotel rooms consistent with the specified hotel room limit, so long as the approved site plan is maintained. Location and size of restaurant, conference area, and other support facilities may also be revised if the plans meet the intent of the approved site plan and other conditions of approval. [l, 18] Page 13 s( One Story Development - 0.92 acres Two Story Development - 2.98 acres Three Story Development - 3.67 acres Four Story Development - 4.02 acres Five Story Development . - 4.22 acres Six Story Development 4.36 acres Seven Story Development - 4.46 acres Eight Story Development - 4.53 acres Nine Story Development - 4.59 acres Ten Story Development - 4.64 acres Eleven Story Development - 4.67 acres Twelve Story Development - 4.71 acres Thirteen Story Development - 4.73 acres The above analysis does not include support facilities utilized in many hotel operations. These facilities would also require parking not reflected in the parking requirement criteria. Page 14 7 Sub Total 6.46 acres Site 5 (4 story) - 0.75 acres Grand Total 7.21 acres F. Building Height [8, 9, 26, 31, 28.3] Building height of structures on Auto Center Site la and 2b shall be limited to a height of thirty -five feet (35 ft.). Building height of structures on General Commercial Site 1, 2, 3, 4 and 6'shall be limited to a height of thirty -five (35 ft.) and on General Commercial Site 5 shall be limited to a height of fifty feet (50 ft.). PART II COMMERCIAUSERVICE STATION" A. Building Site Site 1 1.2 acres "Reference Page 4, Part I, Item D. MWEA ,,II�r�N"��Ai3; I1 = Ip3ilrld1�rytng Feght r Page 16 35 Site 4 - 100 cars 0.83 acres Site 5 - 167 cars 139 acres Site 6 - 250 cars 2.08 acres 897 cars 7.47 acres E. Landscaping - Open Space [9, 26, 28.31 Site 1 - 1.03 acres Site 2 - 0.34 acres Site 3 - 1.18 acres Site 4 - 0.60 acres Site 5 (1 & 2 story) - 0.24 acres Site 6 - 2.58 acres Sub Total 5.97 acres Site 5 (3 story) 0.49 acres Sub Total 6.46 acres Site 5 (4 story) - 0.75 acres Grand Total 7.21 acres F. Building Height [8, 9, 26, 31, 28.3] Building height of structures on Auto Center Site la and 2b shall be limited to a height of thirty -five feet (35 ft.). Building height of structures on General Commercial Site 1, 2, 3, 4 and 6'shall be limited to a height of thirty -five (35 ft.) and on General Commercial Site 5 shall be limited to a height of fifty feet (50 ft.). PART II COMMERCIAUSERVICE STATION" A. Building Site Site 1 1.2 acres "Reference Page 4, Part I, Item D. MWEA ,,II�r�N"��Ai3; I1 = Ip3ilrld1�rytng Feght r Page 16 35 DEVELOPMENT STANDARDS: 1 -iCS r aaiiu c eTtiii� 44- het r> `��i P�i7� Qi)�3� SiYt'eL.a'i?IxX1' -.F:l r Page 44 3� Area Summary Industrial 40.2 ac. Office 64.8 ac. Retail/General Commercial 15.4 ac. Commercial /Restaurant 2.9 ac, Commercial/Hotel Motel 6.4 ac Service Station 1.2 ac. Residential 3.7 ac. Retail H16W Total Commercial Site i General Com Site ercial 134.6 ac. Site 1 } General C mmerclal Service 3 6 Station (• • : >" Slte t JI : Pro. & Bus. Office ite 6 Pr &Bus. . ,' .......... Site4:.:..... .;i.:... ::..: !: tSF eSite7 .. Pro .& BUS;:: !, Rests rant Site 1 SRe 5 :: Pro. &Bus. Industrial Office Sites ? & 2 Site 3A .:. Pro: &I Bus.. 'v 1 Offico ..: ,_. ! Pro. &BUS. .. ..... Office ire 8 S41eh General Commercial Site 4 Industrial.: be . Site 1A • General ommerclal e7 General Land Use Pfan ` Commercial .; -, Site 3 ...:. Newport Place Planned Community General Revised by Ordinance No. TBD Commercial General PC Text Amendment No. 2004 -005 suez y'`(' Commercial (PA2004 -251) Sitei Date: TBD °v N /200 -Newport Place i_U Exhi itP NDING.m d' 3� This page is blank EXHIBIT 5: PARKING STUDY 3-7 This page is blank w 4 �, QUAIL STREET RESIDENCES PARKING DEMAND STUDY Prepared By: n August 23, 2006 QUAIL STREET RESIDENCES PARKING DEMAND STUDY Table of Contents 1.0 Project Parking Requirements ................................................... ..............................1 1.1 INTRODUCTION ................................................................................... ..............................1 1.2 DESCRIPTION OF DEVELOPMENT ................................................... ..............................1 1.3 NEWPORT BEACH ZONING CODE OFF - STREET PARKING REQUIREMENTS .......... 3 2.0 Parking Demand Analysis .......................................................... ..............................4 2.1 METHODOLOGY .................................................................................. ..............................4 2.2 NATIONAL PARKING SURVEY DATA ............................................... ..............................4 2.3 COMPARISON OF OFF - STREET PARKING DATA ........................... ..............................5 2.4 AFFORDABLE HOUSING REDUCTIONS ........................................... ..............................5 2.5 ALTERNATIVE TRANSPORTATION MODE ANALYSIS ................... ..............................6 2.6 PROXIMITY TO EMPLOYMENT .......................................................... ..............................6 3.0 Analysis of Parking Configuration ............................................ ..............................8 4.0 Findings and Recommendations .............................................. .............................10 4.1 CONCLUSION N 10 PAGE II Y V QUAIL STREET RESIDENCES PARKING DEMAND STUDY 1.0 PROJECT PARKING REQUIREMENTS 11 INTRODUCTION This report documents the results of a parking demand study conducted for the proposed Quail Street Residences development in the City of Newport Beach. The proposed project will include 86 executive - style, multi - family condominium units on 3.7 acres. A parking demand analysis is required to assess the potential parking needs of the new development and to compare anticipated demand with the minimum parking requirements set forth in the City of Newport Beach Zoning Ordinance. This report consists of four sections: • Project Parking Requirements • Parking Demand Analysis • Parking Configuration Analysis • Findings and Recommendations 1.2 DESCRIPTION OF DEVELOPMENT The Quail Street Residential development is located on a 3.7 acre site at the corner of Quail Street and Spruce Street in Newport Beach as shown in Figure 1. This location provides direct access to Bristol Street and is in close proximity to State Highway 73, Interstate 405, MacArthur Boulevard, and Jamboree Road. The project will also be conveniently located next to the John Wayne Airport and prix Figure is vrotec[ vlcmlry map A PAGE 1 W QUAIL STREET RESIDENCES PARKING DEMAND STUDY The proposed development will include a total of 86 executive - style, condominium units located in two and three -story buildings. These buildings will be a mixture of 16, 12, and 10 -plex configurations as shown in Table 1. The condominiums will be 2- bedroom or 3- bedroom units, range in size from 900 to 1,900 square feet. Seventeen of the 86 units would be offered as affordable housing, consistent with City of Newport Beach requirements. A site plan and representative elevation view of the project is shown in Figure 2. Table 1: Residential Unit Summary Tr 16 -flex 2 32 12 -Plex 2 24 10 -Plex 3 30 TOTAL 7 86 Figure 2: Site Plan and Elevation View I PAGE 2 IB q2 QUAIL STREET RESIDENCES PARKING DEMAND STUDY In accordance with the City of Newport Beach Municipal Code, the off - street parking requirements for Multifamily Residential (MFR) units are two spaces per unit, and at least one space must be covered. For complexes containing more than four units, 0.5 guest spaces must be provided for every unit. Based on these requirements, Table 2 below shows the breakdown between provided parking and parking required by the City of Newport Beach. With a total of 217 spaces, the proposed development exceeds the City's requirements by two spaces. Table 2: Parking Requirements hOpJkdink.=VcodavhewpaWlndm.hhn PAGE 3 IBI ruocr 11 Resident 172 172 Covered 86 167 Guest/Open 43 45 Total 215 217 Source: Pe uIXS DWIned using Clty of Newood Beach Zonim Code. Secaon 20 66.0300H -Sheet Parkirm and Lo na Soaoes P ouired. hOpJkdink.=VcodavhewpaWlndm.hhn PAGE 3 IBI ruocr 11 QUAIL STREET RESIDENCES PARKING DEMAND STUDY 2.0 PARKING DEMAND ANALYSIS 2.1 METHODOLOGY This analysis calculates forecast parking demand based on two methodologies. The first method determines the number of parking spaces that would be required pursuant to the parking requirements of the Newport Beach Zoning Ordinance.. This total requirement was calculated in Section 1.3 and is presented in Table 3 as a per unit requirement. The second method involves application of off- street parking rates published by the Institute of Transportation Engineers (ITE) and American Planning Association (APA). The calculations from the two different methods are compared to determine whether the provisions of the Newport Beach Zoning Ordinance would result in an adequate or excess number of parking spaces to meet anticipated project demand. 2.2 NATIONAL PARKING SURVEY DATA Information published in the ITE Parking Generation Handbook' provides parking occupancy rates for land uses and building types based on actual parking surveys conducted for a variety of developments across the United States. These rates are based on field observations and reflect actual demand for parking as compared to the minimum parking requirements prescribed by a City's Municipal Code or Zoning Ordinance. These rates can be used as a reference and a guide for cities to determine an appropriate parking requirement for land uses within their jurisdiction. ITE rates for residential condominium units are listed in Table 3. This land use is similar to that proposed in the Quail Street Residential Project. Parking rates for the proposed residential uses are also estimated using data collected from the APA. The results of this analysis are presented in Table 3. Data obtained from the APA's Off- Street Parking Requirements Survey Repore was used to provide a comparison of off - street parking requirements for the proposed Quail Street development. The APA data is based on a survey of city parking requirements from 127 zoning ordinances. Since the APA rates are derived from city code requirements, the parking rates are anticipated to be higher than actual demand. Data from the APA Flexible Parking Requirements Survey Report' was used to determine parking rates for the residential land uses. This report contains parking studies conducted for similar mid and high density multi - family residential developments, and includes a survey of condominium owners, apartment residents and single - family developments to compare parking demand from several types of residential developments ' Parking Generation Handbook, 2"" Edition, Institute of Transportation Engineers, 1987 2 APA Planning Advisory Service Report Number 432 — Off-Street Parking Requirements a APA Planning Advisory Service Report Number 377 — Flexible Parking Requirements N PAGE 4 11414 QUAIL STREET RESIDENCES PARKING DEMAND STUDY Table 3: Parking Rate Comparison Table TLEZR _ II ll -- �N Institute of Transportation Engineers (ITE) I�� tlniQi I 162 Residential Land Use (City of Newport Beach) 215 —_ City of Newport Multi - Family Residential 2 5 NA Beach Code (> 4 Units) ITE Parking (230) Residential 1.11 0.20 —1.61 Generation Rate Condominium APA Off- Street Residential, Multifamily, 2 BedroomS2 1.8 1.6-2.0 Parking Requirements Residential, Multifamily, 3 2.0 1.8 Bedrooms2 DWim: I I t Vanung Gamnmon 2nd Munn, UU — dMiling unit •' e f f M? Based on ITE survey results and APA studies, the City of Newport Beach's residential parking requirements will likely exceed the anticipated parking demand generated by the Quail Street Residential development project. Table 4 provides a comparison of the estimated parking demand for the proposed Quail Street Residential development with the requirements contained in the City of Newport Beach's Municipal Code. Table 4: Off-Street Parking Demand Comparison Summary Table As noted in the introduction, 17 of the residential units will be classified as affordable, consistent with the requirements of the City of Newport Beach. Parking demand associated with affordable residential units is typically lower than demand associated with market -rate units. According to the Southern California Association of Non -Profit Housing, lower income families are less likely to require the use of more than one parking space, if that at air. These standards are derived from research that shows a strong correlation between income and vehicular ownership. Southern California cities such as Los Angeles, Santa Monica, Irvine, and San Diego have incorporated affordable housing parking standards into their parking requirements as summarized in Table 5. ° Parking Requirements Guide For Affordable Housing Developers, Southern California Association of Non -Profit Housing, Available online at: hftp:/AwAv.scanph.org/publications/index.htmi PAGE S 1R�1 l� Institute of Transportation Engineers (ITE) 96 American Planning Association (APA) 162 Residential Land Use (City of Newport Beach) 215 As noted in the introduction, 17 of the residential units will be classified as affordable, consistent with the requirements of the City of Newport Beach. Parking demand associated with affordable residential units is typically lower than demand associated with market -rate units. According to the Southern California Association of Non -Profit Housing, lower income families are less likely to require the use of more than one parking space, if that at air. These standards are derived from research that shows a strong correlation between income and vehicular ownership. Southern California cities such as Los Angeles, Santa Monica, Irvine, and San Diego have incorporated affordable housing parking standards into their parking requirements as summarized in Table 5. ° Parking Requirements Guide For Affordable Housing Developers, Southern California Association of Non -Profit Housing, Available online at: hftp:/AwAv.scanph.org/publications/index.htmi PAGE S 1R�1 l� QUAIL STREET RESIDENCES PARKING DEMAND STUDY Table 5: Affordable Housing Reductions by City MI q , HIM- 2 Bed 8 Bed Guest" Total Spots Los Angeles, CA -0.5 -0.5 0.0 -8 (4.0 %) Santa Monica, CA -0.5 -0.5 0.0 -8(4.2%) Irvine, CA -0.4 0 0.0 -6(-2.6%) San Diego, CA �Unr UmtRodid Y. B-- nM!EF.....:er -0.25 nr/�n ...:.....:..:..... -025 a -wM— i:n:, n/a c:�::-. r w.. 4(-2.2%) ,......,n�.,,,........ any Ua .-, .I Average Per Unit The Quail Street Residential Project includes 17 affordable homes that could qualify for potential parking reductions. Table 5 shows the reduction of spaces obtained when each various city affordable housing parking standards are applied to the Quail Street Residences Project. If the average percent of reduced parking spaces, 3.25 %, is applied to the total number of required spaces, 215, the result is an average suggested reduction of 7 spaces. 2.5 ALTERNATIVE TRANSPORTATION MODE ANALYSIS Access to transit services is an important component of services for mixed -use districts. The location of Quail Street Residences within a regional employment center provides potential residents with access to an extensive bus transit system. A number of Orange County Transportation Authority (OCTA) bus routes run close to the proposed site. Routes 57 (Bristol Street), 75 (Jamboree Road), 76 (MacArthur Boulevard), and 178 (Birch Street) operate in close proximity to the project site. These routes provide service to the area seven days a week, with connections to the Newport Transportation Center, Tustin Metrolink Station, South Coast Plaza, John Wayne Airport, the Block at Orange, and UC Irvine. Southern California is experiencing a growing trend of mid to high -rise condominium developments being built next to large employment centers. Home buyers are seeking ways to become less dependent on the automobile and live closer to where they work. Integrating various land uses is a key component to the smart growth principles guiding the regional growth strategy set forth by the Southern California Agency of Governments (SCAG). Newport Beach and the Irvine Business Complex (IBC) area currently support some of the highest employment concentrations in Southern California. As residential uses are introduced close to these employment districts, a modal shift is likely to occur, resulting in a possible reduction of vehicle use by neighboring residents. While increasing residential density in the employment area will help to reduce vehicle usage, research has also shown that increases in employment densities encouraged increases in walking, biking, or using transit alternatives for commuting. The study concludes that areas with a jobs/housing balance create a mixed -use environment that ultimately reduces vehicular usage. ' Dianne S. Schwager, An Evaluation of the Relationships Between Transit and Urban Form, Research Results Digest, Transit Cooperative Research Program, Transportation Research Board, June 1995. PAGE 6' IBI 4S QUAIL STREET RESIDENCES PARKING DEMAND STUDY An analysis of current commute- to-work travel behaviors and vehicle ownership data from the 2000 US Census supports these assumptions. Commute to work behavior was analyzed based on percent who walked to work and those whose travel time was less than ten minutes. Vehicle ownership was measured using percent of households with zero vehicles. The location of the project falls into Census Tract 626.10 of Orange County as seen in Figure 3. This Census Tract was compared with the City of Newport and the City of Irvine due to its proximity and influence from both cities. 1i��7 Cif 1.,eag$sp[�i'+- .4ifaY�illiig'1 � �ar�, , li 'ir pR/ Ot i _ NE a 11 IV 7.0 19.4 6.0 City of Newport Beach, CA 2.0 11.7 3.7 City of Irvine, CA 4.8 10.5 4.0 ' tip; .FgR P 4 8 }ro Lake �..� ay'y {!isU' T •• Fg ;. V� YilSd A.°1N.:'. . 530,09 f3 ;i)3 Newport s f 3CI Q' Ara"Pei##,� �- SITEL0CATION 'k Tox. d miiesacrq' 04 Source: 2000 U.S. Census Factlinder, Maps and Geography, Reference Maps v Jactlinder.census.gcv Figure 3: Census Tract 626.10 Boundary The results from the Census analysis are shown below in Table 6. These results show that proportionally, Tract 626.10 (7.0 %) had a much higher percentage of those who walked to work than both the cities of Newport Beach (2.0 %) and Irvine (4.8 %) as a whole. Tract 626.10 also had a much higher percentage of residents who lived within ten minutes of work. These results indicate that residents in Census Tract 626.10 tend to live closer to work and are able to walk as a result of location. Zero-vehicle ownership was also analyzed and found to be higher for Census Tract 626.10 (6.0 %) than both the cities of Newport Beach (3.7 %) and Irvine (4.0 %) as a whole. Table 6: 2000 US Census Comparisons i�]➢1 47 fi ME 14 R i�14i� kL.W I �l Yil�1 �� li 'ir pR/ Ot i _ NE Census Tract 626. 10, Orange County 7.0 19.4 6.0 City of Newport Beach, CA 2.0 11.7 3.7 City of Irvine, CA 4.8 10.5 4.0 Source: 2000 U.S- Census Factfinder, w Jactnnder.census.guv PAGE 7 IBI tJL QUAIL STREET RESIDENCES PARKING DEMAND STUDY 3.0 ANALYSIS OF PARKING CONFIGURATION The proposed Quail Street Residential Project includes a mixture of off - street parking in the form of covered and uncovered parking. Thirty -six of the 167 covered parking spaces will be in the form of interior tandem spots. Tandem parking is an efficient design solution that provides a compromise 'between building design and automobile storage. It is commonly used in high density areas where vertical development occurs and land tends to be expensive. A number of residential projects in the Newport Beach area have implemented tandem parking with success, particularly in the Cannery Village/McFadden Square District. All 36 proposed tandem spots would be fully enclosed and the proposed dimensions of the tandem spaces will exceed the standards established in the City of Newport Beach Zoning Code, Section 20.66.040, Parking Standards for Residential Districts, which is shown below in Figure 4. 17�- o, Figure 4: Tandem Parking Arrangement with Newport Beach Specifications N PAGE 8 1 QUAIL STREET RESIDENCES PARKING DEMAND STUDY Although tandem parking is allowed and specifically permitted in the MFR Zoning according to Chapter 20.66.040, concerns about its effectiveness and utilization to meet the project's parking needs may occur. Specifically, these issues may include restrictions to vehicle accessibility, added traffic circulation disruptions, and non -use or conversion of interior spot leading to residents occupying designated guest spots. All three are valid concerns which can be addressed for the proposed project. With the tandem parking configuration, the interior vehicle is blocked by the exterior vehicle and cannot be moved until the exterior vehicle is moved. This limits accessibility of the interior vehicle and also disrupts the ambient traffic around the parking location when both vehicles are displaced. This accessibility issue tends to be more of a concern when the project is of commercial nature and the vehicles or spots are independently owned. Since the proposed project is a residential use, and the tandem spots will be occupied by the same resident, the accessibility conflict will be resolved by internal coordination of the resident. No significant impacts to parking availability are anticipated. Disruptions in the traffic network will also be minimized due to the design of the project. All off - street parking will be accessed by a private on -site roadway. The development's design also incorporates gated entry points. With only resident and guest vehicular access to the proposed development, very low internal traffic will be present, thus reducing the concern for any disruption caused by tandem parking. Covenants, Conditions & Restrictions (CC &Rs) established and enforced by a Homeowners Association can also be a useful tool to ensure adequate parking supply and to avoid misuse of tandem parking garages. Parking enforcement policies established in the CC &Rs can require that each home owner maintain sufficient space within the garage area to park two vehicles (or a single vehicle in a one -car garage). The Quail Street Residences development will be implemented with CC &Rs that will require use of the tandem garage for parking only, ensuring that two parking spaces are available within each garage. Several Southern California cities have recognized the role tandem parking fulfills in an urban environment. The Cities of Irvine, Long Beach, and Anaheim permit tandem parking. Other cities, including Costa Mesa, Laguna Beach, and Huntington Beach will allow tandem parking on a case -by- case basis. These cities recognize that the elimination or preclusion of tandem parking would negatively impact work force and affordable housing units. Additionally, the design for urban housing types, such as town homes and condominiums, would be affected by the elimination of tandem parking. PAGE 9 TBI ,-j$ QUAIL STREET RESIDENCES PARKING DEMAND STUDY 4.0 FINDINGS AND RECOMMENDATIONS Based on the requirements set forth by the City of Newport Beach, the Quail Street Residences project will supply sufficient parking to meet the estimated demand generated by residents and guests. This conclusion is based on the number of parking spaces provided as part of the development, and parking data obtained from the Institute of Transportation Engineers and the American Planning Association. Additionally, the proposed location of the project with an established commercial and employment center will reduce automobile trip demand to and from the development. It is important to note that the proposed number of parking spaces provided as part of the project satisfies the minimum parking requirements set forth in the Newport Beach Zoning Ordinance. As noted in the previous section of this report, the allocation of a percentage of these spaces in tandem or single -car garages is not anticipated to impact overall parking availability for the project. A significant percentage of the tandem and single -car garage spaces are allocated to residential units designated as affordable. Affordable housing units typically have lower automobile ownership rates than market rate units. Additionally, the development will be implemented with a set of CC &Rs administered by the homeowner's association. The CC &Rs will include requirements related to maintaining sufficient space within the garage areas to park the appropriate number of automobiles. 4.1 CONCLUSION Parking demand results from a combination of many factors, which ultimately reflect the travel patterns of the people that utilize the area. The Quail Street Residential Project is the first residential development in the PC -11 zone of Newport Beach, making it unique to its surroundings. However, similar land use changes are occurring nearby in Irvine where numerous residential units are being developed in the IBC as part of an effort to create a mixed -use environment. The City of Newport Beach requires the proposed project to provide 215 off - street parking spaces. The current site plan provides 217 parking spaces. This number exceeds the city's minimum parking requirements. Additionally, this report identifies a possible 7 space reduction to the minimum parking requirements resulting from the 17 affordable housing units proposed as part of the development. While 36 of the proposed 167 covered parking spaces will be interior tandem spots, it has been found that with proper management, tandem parking will be utilized for its intended use and will not have significant impacts on parking availability. It is important to note that four of the interior spaces are designated for affordable housing units which have been identified as candidates for parking space reductions. In summary, the project is not expected to generate a greater parking demand than can be accommodated on site. Additionally, the proposed parking layout design is anticipated to efficiently accommodate anticipated parking demand. Therefore, the project does not create a significant impact and does not require mitigation measures. X PAGE 10 ��L j