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HomeMy WebLinkAbout2.0_Newport Airport Village_PA2014-225CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 23, 2020 Agenda Item No. 2 SUBJECT: Newport Airport Village (PA2014-225) •General Plan Amendment (GP2014-004) •Zoning Code Amendment (CA2014-009) •Planned Community Development Plan (PC2020-002) •Development Agreement (DA2014-003) •Addendum No. 1 to 2006 General Plan Update EIR and 2014 Land Use Element Amendment EIR (ER2020-002) SITE LOCATION: Northerly portion of the Campus Tract, generally bounded by Birch Street, Campus Drive, MacArthur Boulevard and the extension of Corinthian Way APPLICANT: Saunders Property Company c/o Starpointe Ventures OWNER: Saunders Property Company PLANNER: Gregg Ramirez, Principal Planner 949-644-3219, gramirez@newportbeachca.gov PROJECT SUMMARY The proposed Newport Airport Village Planned Community would cover approximately 16.46 acres of land generally located northwest of the intersection of MacArthur Boulevard and Birch Street near John Wayne Airport. Future redevelopment will include up to 444 residential units (including some affordable housing units) and up to 297,000 square feet of commercial and office development that will replace existing non-residential uses over time. The request is only for legislative approvals at this time. Future development would be required to comply with the development and use standards of the proposed planned community development plan. The subject property is currently developed with a mix of miscellaneous commercial uses, including retail, office, a bank, service uses, medical offices, a restau rant, and car rental facilities. Surrounding land uses, including office, hotels, auto rental facilities and retail uses. The John Wayne Airport (JWA) abuts Campus Drive to the north. The 7- to 10-story Radisson Hotel and Benihana Restaurant are located across Birch Street to the south of the project site. South of the hotel and restaurant, the site of the existing MacArthur Square shopping center, bounded by Scott Drive, Corinthian Way, and Dove Street, was recently approved (2018) for development of a five-story, 350-unit residential project (Newport Crossings). Office and hotel uses are located across MacArthur Boulevard to the east. Vicinity map is included as Attachment No. PC 1. 1 INTENTIONALLY BLANK PAGE2 Newport Airport Village (PA2014-225) Planning Commission Study Session, April 23, 2020 Page 2 Proximity to JWA limits the area where residential uses can be deve loped because of noise limitations and designated airport safety areas. This will further be discussed at the study session. The applicant, Saunders Property Company c/o Starpointe Ventures, requests approval of the following applications from the City of Newport Beach: • General Plan Amendment – To designate the site as an Anomaly on Table LU2 – Anomaly Locations of the Land Use Element to allow for the development of 329 dwelling units and to change the land use category from Airport Office and Supporting uses (AO) to Mixed Use Horizontal MU-H2. The proposed amendment includes no additional dwelling units beyond those currently allowed by the MU-H2 land use category of the General Plan with the exception of up to 115 density bonus units which, by state law, are allowed to exceed General Plan limits. • Zoning Code Amendment – To change the zoning district of the project site from OA (Office Airport) to PC (Newport Airport Village Planned Community). • Planned Community Development Plan – To adopt the Newport Airport Village Planned Community Development Plan (PCDP). The PCDP will include development and design standards to allow for mixed -use development with 329 dwelling units (plus up to 115 density bonus units) and office, retail and other commercial development and uses. The PCDP will take into account residential development constraints related to John Wayne Airport noise contours and safety zones. See Attachment No. PC 2 for the Newport Airport Village Conceptual Land Use Map. • Development Agreement – Development Agreement (DA) that would provide vested rights to develop the planned community while providing negotiated public benefits. • Addendum to 2006 General Plan Update and 2014 Land Use Element Amendment Environmental Impact Reports (EIRs)– To address reasonably foreseeable environmental impacts resulting from the legislative amendment requests. The City has determined that an addendum to these previously certified EIRs is warranted pursuant to the California Environmental Quality Act (CEQA). Once completed, the addendum to the EIRs will be made available on the City’s website. Public hearings with the Planning Commission and John Wayne Airport Land Use Commission are anticipated to occur in May or June 2020, with subsequent City Council consideration thereafter. The request does not include a specific development project at this time. Future projects consistent with the final adopted PCDP (site-specific zoning regulations), applicable provisions of the Zoning Code, and the Development Agreement will be reviewed consistent with the development review process provided in the PCDP. The applicant requests that future development projects go through the existing Zoning Code Site 3 Newport Airport Village (PA2014-225) Planning Commission Study Session, April 23, 2020 Page 3 Development Review process. Minor development might be approvable at the staff level and more significant projects will require a public hearing with either the Zoning Administrator or Planning Commission depending upon the size of the project. STUDY SESSION The purpose of the study session is to introduce the requested applications and provide the Planning Commission and general public with the opportunity to learn about the project. Additionally, the session will provide an opportunity to request additional information about the project in advance of a future public hearing . During the study session, staff will provide a brief overview of the proposed project, requested approvals, and the preliminary results of the environmental analysis. Additionally, staff will highlight how the public can participate in the process and future hearings. The applicant will provide a more detailed presentation of the proposed project. The draft PCDP and EIR Addendum are not complete at this time and will be made available prior to a future public hearing for review and consideration. The draft DA is similarly not available at this time as negotiations have not concluded. Again, the draft DA will be made available prior to a future public hearing by the Planning Commission. No action on either the project or EIR addendum can be taken by the Planning Commission at the study session. COURTESY NOTICE Although not required by the Municipal Code, a courtesy notice of this study session was mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant and an email select alert was sent to email subscribers of the Planning Division’s notification list. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: ATTACHMENTS PC 1 Vicinity Map PC 2 Newport Airport Village – Conceptual Land Use Map 4 Attachment No. PC 1 Vicinity Map 5 INTENTIONALLY BLANK PAGE6 397 5 400 1 402 3 406 0 410 0 420 0 404 3 406 3 410 1 4100403041204121180 1 190 1 440 0 420 0 4250420 0 43014299420 1 422 9 422 2 430 1 432 1 4251210 1 160 1 1660 4251425342551701 425 0 422 0 426 3(A- C )43434341(A-E)UNI T S 1 4 5 424 2 426 2 430 0 434 0 434 1 436 14401436 0 440 0 4500446 3 450 1 45 4 0 45 7 0 46 0 0 4545459046854 6 4 7 4 5 3 3 4 5 2 546 3 0 432 0 444 3 46674678 45004500(100-200) (300-400) (500-600) 430 0 ( 1 0 0 - 1 0 2 ) 430 0 ( 2 0 9 )4450CORINTHIA N W A Y MARTINGALE WAYMACARTHUR CTSCOTT DRBIRCH STMACARTHUR BLVDDO V E S TCAMPUS DR4 3 1 2 6 5 RW1L19R 6 65-dBCNELPA2014-225_Staff_Report_Map.mxd 0 310155 FeetI City of Newport BeachGIS DivisionApril 15, 2020 Vicinity Map - Newport Airport Village(PA2014-225) Legend Project Area 65 JWA CNEL JWA Safety Zones City Boundary 7 INTENTIONALLY BLANK PAGE8 Attachment No. PC 2 Newport Airport Village – Conceptual Land Use Map 9 INTENTIONALLY BLANK PAGE10 11 Planning Commission - April 23, 2020 Item No. 2a Additional Materials Received Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2a Additional Materials Received Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2b Additional Materials Received Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2b Additional Materials Received Newport Airport Village Planned Community (PA2014-225) April 22, 2020 Planning Commission City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: Agenda Item: 2. Newport Airport Village Planned Community (PA2014-225) Dear Planning Commission Members: The Kennedy Commission (the Commission) is a broad-based coalition of residents and community organizations that advocates for the production of homes affordable for families earning less than $20,000 annually in Orange County. Formed in 2001, the Commission has been successful in partnering and working with Orange County jurisdictions to create effective housing and land-use policies that has led to the new construction of homes affordable to lower income working families. We have reviewed the study session staff report for the proposed Newport Airport Village Planned Community rezoning of 16.46-acre site located at the northwest intersection of Macarthur Boulevard and Birch Street near John Wayne Airport. The Commission would like to provide the City of Newport Beach’s Planning Commission comments on the proposal. The proposed rezoning proposes to increase e the development capacity to approximately 444 residential units (including some affordable housing units) and up to 297,000 square feet of commercial and office development that will replace existing non-residential zoning over time. The Commission is encouraged that the proposal will expand housing development to help the City meet its future housing needs. The report does not contain much information regarding the levels of affordability of potential future developments. We strongly urge the City and Planning Commission to study this development opportunity area and allow for the Newport Airport Village Planned Community to help with the Cities affordable housing goals and objectives for the upcoming planning period. We strongly urge that a minimum of 20% of the units being planned for be affordable to low and very low income and extremely low income households. We would also ask that the City prioritize the housing needs of large families of very low and extremely low income, who encounter difficulties in finding decent, affordable housing in Orange County. The Commission looks forward to partnering with the City to create to increase and preserve affordable homes for lower income households in the City. If you have any questions, please free to contact me at (949) 250-0909 or cesarc@kennedycommission.org. Sincerely, Cesar Covarrubias Executive Director www.kennedycommission.org 17701 Cowan Ave., Suite 200 Irvine, CA 92614 949 250 0909 Working for systemic change resulting in the production of homes affordable to Orange County’s extremely low-income households Planning Commission - April 23, 2020 Item No. 2c Additional Materials Received Newport Airport Village Planned Community (PA2014-225) PA2014-225 Planning Commission Study Session April 23, 2019 Newport Airport Village Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Study Session Community Development Department -Planning Division 2 Discussion only –no action Staff presentation –summary Applicant presentation –project overview Public comments Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Site Overview Community Development Department -Planning Division 3 16.46 acres located in Campus Tract in the Airport Area O.5 FAR (358,000 sq. ft.) Exiting uses: Retail, service and restaurants Professional and medical office Vehicle rental facilities (storage, service offices) Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Vicinity Map 4 John Wayne Airport Office Car rental Retail Crossings Office Hotel/Retail Hotel Car Wash/Restaurant Office Office Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Requested Approvals Community Development Department -Planning Division 5 General Plan Amendment Change the land use designation from AO to MU-H2 Covert 61,000 sq. ft. of commercial floor area to 329 dwelling units 297,000 sq. ft. of commercial floor area Charter Section 423 -not applicable Planned Community Development Plan (Zoning) Rezone property form OA to PlannedCommunity (PC) Adopt new Newport Airport Village PC DevelopmentAgreement Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Project Overview Community Development Department -Planning Division 6 Commercial Floor Area -297,000 square feet 329 multi-unit dwellings Affordable housing component Up to 115 density bonus DU’s Future development to comply with PCDP development standards •Height limits •Parking•Land use regulations Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) MU-H2 Residential Community Development Department -Planning Division 7 Mixed-Use Horizontal 2—MU-H2 The MU-H2 designation applies to properties located in the Airport Area. It provides for a horizontal intermixing of uses that may include regional commercial office, multi-family residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. Residential: maximum of 2,200 units as replacement of existing office, retail, and/or industrial uses at a maximum density of 50 units per adjusted gross acre, of which a maximum of 550 units may be developed as infill. Nonresidential Uses: as defined by Table LU2 Replacement Units –1,650 Maximum•Conversion of underlying allowed uses into dwelling units•Trip neutral conversion•61,000 square feet = 329 dwelling units•Density bonus units not limited by GP development limits Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Residential Units Status Community Development Department -Planning Division 8 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) General Plan Amendment – Airport Area Community Development Department -Planning Division 9 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) General Plan Amendment – Airport Area Community Development Department -Planning Division 10 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) General Plan Amendment – Airport Area Community Development Department -Planning Division 11 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) General Plan Amendment – Airport Area Community Development Department -Planning Division 12 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) General Plan Amendment – Airport Area Community Development Department -Planning Division 13 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Community Development Department -Planning Division Zoning District Amendment 14 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Community Development Department -Planning Division Zoning District Amendment 15 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Community Development Department -Planning Division Zoning District Amendment 16 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Airport Policy and AELUP Community Development Department -Planning Division 17 No Residential Development with 65 CNEL noise contour No residential development within Safety Zones JWA Airport Land Use Commission (ALUC) review required Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Airport Policy and AELUP Community Development Department -Planning Division 18 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Airport Policy and AELUP Community Development Department -Planning Division 19 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Airport Policy and AELUP Community Development Department -Planning Division 20 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Airport Policy and AELUP Community Development Department -Planning Division 21 Safety Zone 65 CNEL Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Community Development Department -Planning Division Concept Plan – Community Development Plan 22 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Community Development Department -Planning Division Concept Plan – Community Development Plan 23 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) CEQA Review Addendum Community Development Department -Planning Division 24 2006 General Plan Update Program EIR•No Increase above approved General Plan•Adopted GP has less development than what was studied 2014Land Use Element Supplemental EIR•Increases of 329 DU’S and 238,000 sq. ft. of office studied No new impacts anticipated Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) What to Expect Community Development Department -Planning Division 25 o Planning Commission Public Hearing o Airport Land Use Commission Public Hearing o City Council Public Hearing Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) How to Comment Community Development Department -Planning Division 26 Public Comments: gramirez@newportbeachca.gov Gregg Ramirez, Planning Division 100 Civic Center Newport Beach, CA 92658 Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Gregg Ramirez, Principal Planner 949-644-3219 gramirez@newportbeachca.gov Community Development Department -Planning Division 27 Thank you! Questions? Planning Commission - April 23, 2020 Item No. 2d Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225) Planning Commission - April 23, 2020 Item No. 2e Additional Materials Presented Newport Airport Village Planned Community (PA2014-225)