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HomeMy WebLinkAbout23 - Koll Conexant ICDP - September 28 2010 (City Council Approved with Changes)— 1a4 ° P1 � � ;rs �" f xS ..i•" �imK 4 rs 1F:_. R44� .#���.h � y �y ,may �' S�'°' ^"= Pr.�+�A � : r Tk k .F+ir+1 +' 'fir "" •�.]' ' .Ho . 4 r ��—N tvl: r T, J.. ii4 P ` mc # J ?` „ sr Y LIP AIRPORT BUSINESS AREA F: RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN FOR CONEXANT AND KOLL PROPERTIES SEPTEMBER 28, 2010 AIRPORT BUSINESS AREA RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN FOR KOLL AND CONEXANT PROPERTIES Introduction In 2006 the City of Newport Beach adopted a compre- hensive update to its General Plan, which includes a plan for infill development within the Airport Busi- ness Area, immediately east of John Wayne Airport, bounded by Jamboree Road, Campus Drive and Bristol Street. The policies promote the introduc- tion of residential and mixed -use development within this industrial and commercial district, provided that such development contributes to the creation of viable neighborhood clusters with appropriate infrastructure, pedestrian- oriented features and open spaces, and with a pattern of development that offers a strong sense of community and livability. The General Plan policies allow for a maximum of 2,200 units of housing within the Airport Business Area. All but 550 of these units must replace existing development so that there is no net gain of vehicular trips; the 550 "additive" units may be constructed on existing surface parking lots or areas not used for occupiable buildings located east of MacArthur Boule- vard. This area, referred to in the General Plan as the Conceptual Development Plan Area, has strong potential for the introduction of new residential devel- opment, as it includes two large tracts of assembled property, including the 75 -acre Koll property, and the 25 -acre Conexant site. The General Plan requires the property owners in this area to collaborate in the prep- aration of a single Conceptual Development Plan to "demonstrate the compatible and cohesive integration of new housing, parking structures, open spaces, recre- ational amenities, pedestrian and vehicular linkages, and other improvements with existing non - residential structures and uses." The purpose of this Integrated Development Plan is to allocate the additive units to properties within the Conceptual Development Plan Area and to satisfy the General Plan rquirements for a Conceptual Development Plan. Each of the principal property owners has prepared a Conceptual Development Plan for their properties which the City has evaluated in relation to the poli- cies and standards of the General Plan to formulate a recommended Integrated Conceptual Development Plan. General Plan Policies The General Plan provides policies for the orderly evolution of the Airport Business Area, from a single - purposed business park, to a mixed -use district with cohesive residential villages integrated within the existing fabric of office, industrial, retail, and airport - related businesses. The goal of the Plan is to create livable neighborhoods with a strong sense of place and community — "residential villages centering on neigh- borhood parks and interconnected by pedestrian walk- ways (with) a mix of housing types and buildings ... at a sufficient scale to achieve a complete neighborhood." In formulating the General Plan policies, there was concern that residential development not occur on a "piecemeal' basis, and that there be sufficient critical mass to enable each new increment of housing to stand alone as a viable and livable neighborhood. This was felt to be particularly important in the Airport Business Area where there has been no residential development, and where the predominant land use pattern has been commercial and industrial. 2 AIRPORT BUSINESS AREA: KOLL AND CONEXANT PROPERTIES The General Plan establishes several fundamental criteria for the configuration and design of new residen- tial villages in the Airport Business Area in general, and in the Conceptual Development Plan Area in particular: • Neighborhood Size: Each residential village shall be at least 10 -acres in size at build -out, and be organized around a neighborhood park and other similar amenities. The first phase of residential development in each village shall be at least five gross acres, exclusive of existing rights -of -way. Although the General Plan exempts the "Concep- tual Development Plan Area" from this minimum first phase requirement, it does require residential villages within this sub -area be able to be built out to a minimum area of 10 acres (LU6.15.6, LU6.15.10 and LUIS 15.11). • Neighborhood Densities: In addition to providing a minimum land area for residential development, the General Plan also establishes minimum densities to ensure that a sufficient critical mass of residential units is created within each 10 -acre village. As such, the overall minimum density for each village at build -out is 30 dwelling units per net acre, exclusive of existing and future rights -of -way, open spaces and pedestrian ways; a maximum net density of 50 units /acre is also established. The General Plan also establishes a minimum density of 45 units per acre for each five - acre first phase increment of residential develop- ment although the Conceptual Development Plan Area is exempt from this specific numerical require- ment, any first phase increment of residential development should demonstrate an appropriate critical mass (LU6.15.7, LU6.15.8 and LU6.15.9). • Diversity of Housing: Within the density enve- lope (30 to 50 du /ac), the General Plan promotes a diversity of building types, including row houses, and podium mid -rise and high rise buildings to accommodate a range of household types and incomes and to promote a variety of building masses and scales. (LU6.15.7). • Neighborhood Parks: The General Plan calls for residential villages to be centered on neighborhood parks to provide structure and a sense of commu- nity and identity. The General Plan requires that each park be a minimum of one acre in size, or at least eight percent of the total land area of the residential village, whichever is greater. In order to promote useable and cohesive open space, the General Plan also requires that each neighborhood park have a minimum dimension, no less than 150 feet, and 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. (LU6.15.13 and LU6.15.14). Integrated Conceptual Development Plan The Integrated Conceptual Development Plan (here- after referred to as the Plan), provides for the rede- velopment of the 25 -acre Conexant site, and for the redevelopment of a 12.7 -acre portion of the Koll Center office park between Birch Street and Von Karman Avenue with new residential development and open space, carefully integrated with existing office buildings and parking structures which will remain. Connectivity within and between the two properties will be provided with existing and new pedestrian ways, improved with parking lot screening, planting and /or enhanced pavings which are compatible between the Koll and Conexant properties (details of which will be included in the regulatory plans). The Plan is aimed at fulfilling the policies of the General Plan, ensuring cohesive and livable neighbor- hoods oriented to parks and pedestrian ways, and a finer - grained network of structures which will remain (Figure 1: Illustrative Plan). The Plan would result in a total of up to 1,504 new residential units; 1,244 of which are planned and could be developed on the Conexant site and the remaining 260 on the Koll property. All 260 of the new residential units on the Koll site would be "addi- tive" units since no existing office or industrial uses would be removed. On the Conexant site, up to 632 units would replace existing industrial and office uses that are planned to be demolished. The remaining 290 units would be additive. The Conexant plan includes the ability to construct up to 322 density bonus units onsite as an incentive to provide affordable housing in addition to that needed to satisfy the City's inclusionary housing requirements. Together, the two properties would use all of the 550 additive units prescribed for the Concep- tual Development Plan area by the General Plan. Conexant The plan for the Conexant site represents a complete redevelopment of the property from an industrial/ office complex to a residential village. The Plan calls for the 25 -acre site to be configured with a pattern of streets and blocks that provide a pedestrian - friendly environment, with strong connectivity to adjacent commercial /office areas. (Figure 2: Conexant Site Illustrative Plan). Several principles guide the organi- zation of the Conexant mixed -use village, building on the policies of the General Plan: • Establish a pattern of pedestrian - scaled streets and paseos that break up the large blocks and provide connectivity within and between neighborhoods and with community amenities. • Create a neighborhood park as the principal focal point of the village, with additional pocket parks that provide community identity and amenity. • Provide for building massing that creates a strong spatial definition along streets, and steps down to promote a pedestrian - scaled character. UNIT ALLOCATION SUMMARY Property Additive Replacement Density Bonus Totals Koll 260 11,500 Density Bonus Units 260 Conexant 290 632 322 1,244 Totals 550 632 322 11504 • Integrate residential with ground level uses that promote active and engaging street fronts. Parking should either be encapsulated or below grade. • Establish a diversity of housing types, including row houses, podium mid -rise and high -rise apartments. • Provide parking that reflects the mix of uses in the neighborhood. Encourage on- street parking to serve the neighborhood park and visitors. The Plan for the Conexant site provides a net develop- able residential land area of 18.45 acres, which would allow for a maximum program of 922 dwelling units (18.45 x 50 du /ac), of which 290 would be addi- tive units and up to 632 would be replacement units (Figure 3: Conexant Site Framework Plan). This density is consistent with General Plan policies. The precise number of replacement units will be finalized in the regulatory plan for development of the Conexant property, based on traffic analysis to comply with General Plan Policy LU 6.15.5. CONEXANT SITE ILLUSTRATIVE DEVELOPMENT PROGRAM Conexant Net Area (Acres) Residential (Dwelling Units) Commercial (Gross Sq. Ft.) Totals 18.45 922 11,500 Density Bonus Units 322 Total(s) 18.45 1,244 11,500 Total Park Area 2.01 i RECOMMENDED INTEGRATED CONCEPTUAL DEVELOPMENT PLAN: JUNE 2010 In addition to its residential program, the Conexant Village will allow up to 11,500 square feet of ground level retail and commercial uses located along A Street, and adjacent to the central neighborhood park. The precise amount of commecial square footage will be finalized in the regulatory plan for development of the Conexant property, based on traffic analysis to comply with General Plan Polciy LU6.15.5 To help meet the City's Housing Element goals, the Conexant portion of the Plan also proposes up to a maximum of 322 density bonus units. These units are in addition to the 922 residential units, and may be developed only to the extent that affordable housing units are provided to meet the standards of state density bonus law and density bonus provisions of the Newport Beach Municipal Code. The Conexant proposal provides a total of 2.01 acres of parks and open space, which meets the General Plan requirement of 2.0 acres or 8 percent of the land area of the residential village (i.e., 8% of 25 acres = 2.0 acres). A 1.49 acre neighborhood park is located at the center of the community; it is accessible to all residents of the neighborhood and is clearly public in nature, surrounded on all sides by public streets and by active ground level uses. An additional 0.51 acres is provided in two smaller pocket parks within the Conexant Site. Koll For the Koll property the Plan demonstrates how non- residential uses can be integrated with residential uses along with open space, parking and other amenities to create a livable and attractive neighborhood (Figure 4: Koll Site Illustrative Plan). In seeking to meet the intention of the General Plan policies for a mixed -use village on the Koll Property, the Plan has established and followed the following principles: Spatially organize new residential uses with existing office development in a way that creates an engaging neighborhood fabric of useable and defined open spaces, and pedestrian- friendly streets and promenades. • Balance the amount of surface parking with publicly accessible open spaces and streets, so that an appropriate residential environment is created, and the feeling of living in a parking lot is avoided. Provide replacement office parking for displaced surface parking in new structures that are encapsulated or screened. • Create a network of pedestrian - friendly streets and walkways that connect to existing and future activities within the area, and that give structure and organization to the village. • Create ground level retail and residential uses that promote active and engaging street fronts. Create a neighborhood park as a focal point of the village with pedestrian connectivity to existing amenities that contribute to the residential quality of the village. The mixed -use village shown on the Integrated Plan for the Koll Company property exceeds the 10 -acre minimum requirement and can be considered to encompass approximately 12.7 gross acres of land north of Von Karman Avenue and south of Birch Street. The village area would include several existing office buildings and would provide for the conversion of parking lots into residential development parcels along with the creation of new open space amenities and the connection of these to existing open spaces. 4 AIRPORT BUSINESS AREA: KOLL AND CONEXANT PROPERTIES It also calls for the modification of surface parking areas to create a better balance of buildings and open spaces, link existing and future open space amenities and to create a network of pedestrian friendly streets. The implementation of the Koll plan will utilize land that is currently used for surface parking, which must be replaced to serve the office uses that will remain. Parking requirements will be addressed in the regula- tory plan. The Plan provides for 5.78 net acres of new residential land, and as such will allow for the development of 260 units based on the minimum and maximum allowable densities in the General Plan. Three development areas comprise the 5.78 acres of residential land. To create an active street front, Koll is proposing to include 3,400 square feet of retail development in the village, with existing unused commercial entitlement in the General Plan and zoning. As existing entitlement, this square footage does not need to comply with General Plan Policy LU 6.15.5. The Koll Plan provides for the creation of a central neighborhood park of approximately 1.016 acres which meets the General Plan requirement of 8% of the land area of the residential village (i.e. 8% of 12.70 acres = 1.016 acres) General Plan policies require neighbor- hood parks be public in nature and must have public streets on at east two sides as well as be connected with adjacent residential development by pedestrian ways and streets. (LU 6.15.3 adn LU 6.15.14) The plan as proposed meets this land use policy. KOLL SITE ILLUSTRATIVE DEVELOPMENT PROGRAM Koll Site Area (Acres) Residential (Dwelling Units) Commercial (Gross Sq. Ft.) 'rotaFR—es-ide-n—ti-aT- 260 Total Park Area 1.016 The Plan also provides for enhanced access to existing amenities and destinations, pedestrian access into the existing office buildings, as well as revisions to the site's vehicular access. Implementation for the location of driveways, service and trash areas; a description of how commercial uses that enhance the residential uses will be incorporated; and how required parking is to be provided and treated so that it does not detract from the livability of the neighborhood and the quality of the pedestrian environment. They will also describe the proposed phasing of development and linkage of open space, street and infrastructure The approval of an Integrated Conceptual Development improvements in relation to development. Any use Plan by the City Council is a pre- requisite for the prep- of the City's density bonus provisions for affordable aration of the entitlement documents, called for in the General Plan. These documents include a Regulatory Plan and a Development Agreement. Once Council has reviewed and approved the Integrated Conceptual Development Plan, each property owner will be respon- sible to independently prepare and submit to the City, the proposed Regulatory Plan for their property. The Regulatory Plans, along with any required environ- mental clearance documents, will then be the subject of a public review process as established by the City and the basis for action by the City Council. The Regulatory Plans will, in substantial compliance with the Integrated Conceptual Development Plan, describe more fully the proposed design of buildings, parking, streets, pedestrian and bicycle ways, parks and open spaces, and how infrastructure, including parking, required to support the proposed develop- ment will be provided. The Regulatory Plans should include sufficient detail for the City to determine that the design of infrastructure connecting the two prop- erties is coordinated. They will also include provi- sionsto ensure compatibility with office, industrial and other nonresidential uses. The Regulatory Plan will thus provide a description of the location, inten- sity and density of allowable and conditional uses; the height and massing of buildings; required setbacks and stepbacks; the location, configuration and treatment of ground level uses; design standards and guidelines for streets, pedestrian ways and open spaces, including requirements for lighting and landscaping; standards and guidelines housing, or for the ransfer of development rights from other properties, will also be addressed in the Regula- tory Plan. Regulatory Plans must be in substantial compliance with the intent of the Integrated Conceptual Develop- ment Plan, particularly in terms of the number of addi- tive residential units, the connectivity between the Koll and Conexant residential villages and the maintaining of an access to Birch Street. In addition, the General Plan calls for Development Agreements with respect to residential projects in the Airport Business Area. Each applicant shall enter into a Development Agreement for all residential units in the Conceptual Develop- ment Plan Area. Such Development Agreements will "define the improvements and public benefits to be provided by the developer in exchange for the City's commitment for the number, density, and location of the housing units" (LU6.15.12). The Development Agreements will include performance provisions to ensure conformance with the commitments that have been made. They will also establish a time frame for meeting the performance provisions, as well as the phasing and linkage requirements of open space and infrastructure improvements. The City of Newport Beach has an interest in timely implementation of this Integrated Conceptual Devel- opment Plan to ensure implementation of its Housing Element and to provide unused development opportu- nities to property owners who have the interest and capacity to implement the City's plans. If, after a reasonable period of time as determined by the City Council, owners of property within the area of this Integrated Conceptual Development Plan do not submit and prosecute Regulatory Plans and Develop- ment Agreements, the City may initiate and adopt an amendment to this Plan to reallocate additive units. 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