HomeMy WebLinkAbout2013-10-01_2_NPB Gen Plan Adm - Jamboree Campus Site - Submittion LetterBELMONT
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SENIOR LIVING
8554 Katy Freeway
smr. 200
Huus., TX 77024
T,,1: 713.463.1700
Far: 713.647.9601
www.ixlanmtvillawx..
September 27, 2013
VIA ELECTRONIC MAIL
Mr. Edward Selich, Council Member
Chair, Land Use Element Advisory Committee
100 Civic Center Drive
Newport Beach, CA 92660
Re: General Plan Amendment - Land Use Element modifiation of 1.7 acre parcel at 4699 Jamboree
Road & 5190 Campus Drive, Newport Beach CA 92660 ( "Property").
Dear Council Member Selich:
Belmont Village, L.P. ("Belmont ") and the owners of the Property, WPI CAMPUS LLC & UAP
JAMBOREE LLC ( "WPI/UAP), respectfully request a modification of the allowed Floor Area Ratio
( "FAR") for development of an Assisted Living/Congregate Care facility as part of the proposed General
Plan Land Use Element Amendment ( "General Plan Amendment").
Belmont has participated in the Advisory Committee meetings from the start and has been advised by city
staff to locate a suitable site for its proposed development. Belmont proposes to develop an Assisted
Living/Congregate Care facility with a maximum of 170 residences on the Property and maintain traffic
neutrality.
Assisted Living/Congregate Care Needed: Newport Beach is an aging community and demographics
strongly support the need for more Assisted Living/Congregate Care. The Zoning Code allows Assisted
Living/Congregate Care in only a few sites zoned as Private Institutional. None of these sites are
available for redevelopment nor would they allow adequate FAR. A modification to the General Plan is
necessary to allow more development of Assisted Living/Congregate Care to address the future care
needs of senior citizens in Newport Beach.
Traffic Neutrality: The attached traffic study shows that an Assisted Living/Congregate Care facility
with 170 residences will produce the same daily traffic as the current entitlements on the Property, but
with substantially fewer AM and PM peak trips. We understand that the City has its own model to
calculate traffic, but traffic experts have advised that the traffic conversion from Commercial Office to
Assisted Living/Congregate Care will be very similar under any calculation model.
Belmont Village — General Plan Land Use Element
Page 2 of 3
FAR Modification: As part of the General Plan Amendment, we request an increase in FAR to 2.0 in
order to develop an Assisted Living/Congregate Care with a maximum of 170 residences on the Property.
The proposed project would be approximately 148,000 square feet in size which would require a FAR of
2.0. The proposed project can be built vertical (6 stories & 75 feet as proposed) as the existing zoning
allows building height up to 125 feet.
We have attached an example site -fit for the proposed project. The 6 story building would have a 25,000
sq, ft. footprint which fits nicely on the 1.7 acre (74,052 sq. ft.) parcel. The building footprint conforms
to the previously approved office building envelope and required setbacks of the Koll Specific Plan. The
facility would be approximately 148,000 sq. ft. with a maximum of 170 residences. All parking would
be underground.
Compatible Use: The proposed development would enhance the comer of Jamboree and Campus, a
major gateway to the city. Assisted Living/Congregate Care is an institutional type use and compatible
with the surrounding uses. Next to the Property are two non - residential uses including a County
Courthouse (Institutional) and commercial offices. An Assisted Living/Congregate Care facility will
serve as a buffer between those uses and the existing and planned multifamily developments across
Jamboree and Campus.
Koll Specific Plan: A subsequent zoning amendment to the Koll Specific Plan will also be necessary to
allow Congregate Care /Assisted Living on the Property.
We thank you for consideration of our request. Please do not hesitate to contact us with any questions or
comments.
Sincerely,
Y
Douglas 1 Lessard Jo Yo g
Senior Vice President Manager
Acquisitions & Investment WPI CAMPUS LLC;
Belmont Village Senior Living UAP JAMBOREE LLC
dlessard(a,belmontivllage.com 4699 Jamboree, Newport Beach CA 92660
CC: Kim Brandt
Brenda Wisneski
Greg Ramirez
Cora Newman
� I
Table C
TRIP GENERATION COMPARISON [11
46,000 SF OFFICE BUILDING
(PM PEAK HOUR EQUIVALENCY[
LAND USE
SIZE
DAD.V
TRIP ENDS [21
VOLUMES
AMPEAKHOUR
VOLUMES PI
PMPEAKHOUR
VOLUMES [21
M
OUT
TOTAL
IN
OUT
TOTAL
independeni/Assisted Living (31,[4]
170 DU
506
19
14
32
25
22
47
Multi- Family [5]
76 DU
505
8
31
39
31
16
47
Hotel [6)
56 Rooms
500
22
16
38
19
20
39
General Office [7]
46,000 GSF
507
63
9
72
12
57
69
[I] Source: nE "Trip Generation Manual', 9th Edition, 2012.
[21 Trips are one -way traffic movements, entering of leaving.
[3] ffE Land Use Code 252 (Senior Adult Housing - Attached) top generation average rates_
- Daily Trip Raze: 3.44 trips/DU; 50% inbound/50% outbound
-AM Peak Hour Trip Rate: 0 20 tripsMU; 346/a inbound/66 %outbound
-PM Peak Hour Trip Rate: 0.25 trips/DU; 54 %inbound /46% outbound
It is assumed that 55 of the 170 units are independent living units.
[4) ITE Land Use Code 254 (Assisted Living) trip generation average rates.
- Daily'frip Rate: 2.74 trips/Occupied Bed; 50 %inbounN50° /a outbound
- AM Peak Hour Trip Rate: 0.18 trips/Occupied Bed; 68% inbound/32 %outbound
-PM Peak Hour Trip Rate: 0.29 Mps/Occupied Bed; 50 %inbound/5094 outbound
The trip gcarnation forecast is based on one occupied bed per dwelling unit.
It is assumed that 115 ofthe 170 units are assisted living unity.
[5) rfE Land Use Code 220 (AparWent) trip generation average rates.
- Daily Trip Rate: 6.65 trips /dwelling unit; 50%inbound/50 %outbound
-AM Peak Hour Trip Rate: 0.51 hipsidwelling units; 20% inbound/80 %outbound
- PM Peak Hour Trip Rate: 0.62 trips/dwelling units; 65% inbound /35 %outbound
[fit rrE Land Use Cade 310 (Hotel) trip generation average razes.
- Daily Trip Raze: 8.92 trips /occupied rooms; 50 %inbound/50 %outbound
-AM Peak Hour Top Rate: 0.67 tops/oceupied rooms; 58% inbound/42% outbound
- PM Peak Hour Trip Rare: 0.70 uni slomupied rooms; 49% inbound151 %outbound
[71 ffE land Use Code 710 (General Office Building) trip generation average rates.
-Daily Trip Rate: 11.03 trips/1,000 SF of floor area; 50% inbound/50% outbound
-AM Peak Hour Trip Rate: 1:56 trips/I,000 SF of floor area; 88%inhound/12 %outbound
- PM Peak Hour Trip Rate: L49 bips/l,000 SF of Roar area; 17•A inbound183 %outbound
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1- 13- 4023 -1
Belmont Village Senior Living Facility Project
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