HomeMy WebLinkAbout20190822_PC_Staff ReportCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
August 22, 2019
Agenda Item No. 5
SUBJECT: Transfer of Development Rights LCP Amendment (PA2019 -154)
Local Coastal Program Amendment No. LC2019-003
SITE LOCATION: Coastal Zone
APPLICANT: City of Newport Beach
PLANNER: Jaime Murillo, Senior Planner
949-644-3209, jmurillo@newportbeachca.gov
PROJECT SUMMARY
Local Coastal Program Amendment (LCPA) to include policy and regulations pertaining
to the transfer of development rights. Specifically, the proposed LCPA would: 1) include
a policy in the Coastal Land Use Plan allowing transfers; and 2) provide regulations within
the LCP Implementation Plan (Newport Beach Municipal Code Title 21).
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 21065 of CEQA and State CEQA Guidelines Sections 15060
(c)(2), 15060 (c)(3), and 15378. The proposed action is also exempt pursuant to State
CEQA Guidelines Section 15061(b)(3) because it has no potential to have a
significant effect on the environment; and
3)Adopt Resolution No. PC2019-026 (Attachment No. PC 1) recommending the City
Council authorize staff to submit Local Coastal Program Amendment No. LC2019-
003 to the California Coastal Commission.
INTRODUCTION
The Newport Beach General Plan provides for the potential transfer of development rights
from one site to another, subject to certain parameters and City Council review. The Local
Coastal Program (LCP) does not contain any provisions for a potential transfer and as a
result, General Plan policy allowing transfers in the coastal zone cannot be implemented.
On January 13, 2017, the California Coastal Commission (“Coastal Commission”)
effectively certified the City’s LCP and the City assumed coastal development permit-
issuing authority on January 30, 2017. Any amendments to the LCP must be reviewed
and approved by the City Council, with a recommendation from the Planning Commission,
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Transfer of Development Rights LCP Amendment (PA2019-154)
Planning Commission, August 22, 2019
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prior to submitting the amendment request to the Coastal Commission. The Coastal
Commission is the final decision-making authority on amendments to the certified LCP.
City Council Policy K-1 (General Plan and Local Coastal Program) provides that a City -
sponsored amendment to the certified LCP shall be initiated by the City Council. The
subject amendment was initiated by the City Council on April 23, 2019 (Attachment No.
PC 2), as one of six proposed amendments under Local Coastal Program Amendment.
No. LC2019-001 (PA2019-055).
DISCUSSION
What is a Transfer of Development Rights?
Transfer of Development Rights (TDR) is a method for controlling land use for more
effective growth management and conservation. TDRs may be utilized to direct new
development away from sensitive areas, including parcels that may contain historic
structures or other significant resources. Through a TDR program, property owners can
quantify and sell unused development rights from their sites to other landowners, who
can then increase the density or intensity of new construction in more appropriate
locations. Property owners may also transfer unused development rights to other
locations under their ownership.
How does Newport Beach currently regulate TDRs?
General Plan Land Use Element Policy LU 4.3 (Transfer of Development Rights)
establishes the City’s current TDR program in Newport Beach (Attachment No. PC 3).
NBMC Chapter 20.46 (Transfer of Development Rights) implements LU 4.3 and provides
the procedures for transferring development rights from a property owner to one or more
other properties (Attachment No. PC 4).
In summary, the current procedures allow for transfers within the same General Plan
Statistical Area. Statistical Areas are geographical areas in the General Plan used to track
density, development capacity and amendments pursuant to Charter Section 423 . For
example, a transfer of intensity may be permitted from one property in Balboa Village
(Statistical Area D3) to another property in same area, but would not be permitted to be
transferred to another property in McFadden Square area (Statistical Area B5). A
Statistical Area map is included as Attachment No. PC 5 for reference.
Pursuant to the General Plan and existing zoning regulations, the reduced
density/intensity on the donor site must provide some benefit to the City, such as, but not
limited to: 1) provision of extraordinary open space, public visual corridor(s), parking, or
other amenities; 2) preservation of a historic building or property or natural landscapes;
3) improvement of the area’s scale and development character; 4) consolidation of lots to
achieve a better architectural design than could be achieved without the lot consolidation;
and/or 5) reduction of local vehicle trips and traffic congestion.
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Furthermore, the increased growth transferred to the receiver site must complement and
be in scale with surrounding development, result in a project that complies with
community character and design policies contained in the General Plan, and does not
materially degrade local traffic conditions and environmental quality.
The review authority for TDRs is the City Council, with a recommendation from the
Planning Commission.
Why is an LCP Amendment needed?
Although TDRs are an established program in the City, TDR provisions were not included
in the adopted LCP. There is ambiguity as to whether or not a TDR can be processed in
the coastal zone in light of the absence of TDR provisions in the LCP. Therefore, t o
eliminate this ambiguity and provide clear authority for TDRs in the coastal zone, staff is
recommending that a new policy (Policy 2.1.1-2) be added to the Coastal Land Use Plan
and a new implementing chapter (Chapter 21.46 - Transfer of Development Rights) be
added to the Title 21 (LCP Implementation Plan) of the Municipal Code. The proposed
policy and code language is included as Exhibit “A” of Attachment No. PC 1. The
proposed Chapter 21.46 will maintain consistent procedures and findings for TDRs
consistent with Chapter 20.46 of Title 20 (Zoning Code). An additional finding has been
added to ensure that the TDR is consistent with the Coastal Land Use Plan.
Allowing for TDRs in the coastal zone may further the policies in the Coastal Land Use
Plan and provide potential benefits and incentives to coastal resource protection and
public access as follows:
Preservation of historic buildings or buildings with special character-defining
features that contribute to the visual qualities of the villages in the coastal zone,
such as in Balboa Village or McFadden Square, which are popular visitor
destination points;
Provisions for and/or protections for public view corridors and public access;
Incentivize the dedication or use of private parking lots for public use and access
to the coast;
Preservation of marine-dependent uses and industries, such as shipyards and
boat storage facilities; and
Incentivize planned retreat and dedication of open space as an adaptive strategy
for future coastal hazards, such as sea level rise.
This non-exclusive list of potential benefits are examples and would be dependent upon
the specifics of a particular request.
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The process for review in the Coastal Zone would be through a Coastal Development
Permit within the City Council’s review authority and a public hearing would be required.
Environmental Review
The action proposed herein is not a project subject to the California Environmental Quality
Act (CEQA) in accordance with Section 21065 of CEQA and State CEQA Gu idelines
Sections 15060 (c)(2), 15060 (c)(3), and 15378. The proposed action is also exempt from
the CEQA pursuant to State CEQA Guidelines Section 15061(b)(3), the general rule that
CEQA applies only to projects which have the potential for causing a sign ificant effect on
the environment. Lastly, pursuant to CEQA Guidelines Section 15265(a)(1), local
governments are exempt from the requirements of CEQA in connection with the adoption
of a Local Coastal Program. The Amendment itself does not authorize devel opment that
would directly result in physical change to the environment.
Public Notice
Pursuant to Section 13515 of the California Code of Regulations, a review draft of the
LCP Amendment was made available and a Notice of Availability was distributed on
August 8, 2019, to all persons and agencies on the Notice of Availability mailing list.
In addition, notice of this Amendment was published in the Daily Pilot as an eighth-page
advertisement, consistent with the provisions of the Municipal Code. The item also
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 Draft Resolution Recommending Approval of Amendment
PC 2 City Council Resolution No. 2019-41 Initiating Amendment
PC 3 Land Use Element Policy LU 4.3 (Transfer of Development Rights)
PC 4 NBMC Chapter 20.46 (Transfer of Development Rights)
PC 5 General Plan Statistical Area Map
01/12/18
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Attachment No. PC 1
Draft Resolution Recommending
Approval of Amendment
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RESOLUTION NO. PC2019-026
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING CITY
COUNCIL AUTHORIZE SUBMITTAL OF LOCAL COASTAL
PROGRAM AMENDMENT NO. LC2019-003TO THE CALIFORNIA
COASTAL COMMISSION TO AMEND TITLE 21 (LOCAL
COASTAL PROGRAM IMPLEMENTATION PLAN) OF THE CITY
OF NEWPORT BEACH MUNICIPAL CODE AND THE CITY OF
NEWPORT BEACH LOCAL COASTAL PROGRAM REGULATING
THE TRANSFER OF DEVELOPMENT RIGHTS (PA2019-055)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. Section 30500 of the California Public Resources Code requires each county and city
to prepare a local coastal program (“LCP”) for that portion of the coastal zone within its
jurisdiction.
2. The California Coastal Commission effectively certified the City of Newport Beach’s
(“City”) LCP on January 13, 2017, and the City added Title 21 (Local Coastal Program
Implementation Plan) to the City of Newport Beach Municipal C ode (“NBMC”) whereby
the City assumed coastal development permit-issuing authority on January 30, 2017.
3. An amendment to Title 21 and the City of Newport Beach Local Coastal Program is
necessary to allow for the transfer of development rights consistent with General Plan
Land Use Element Policy LU 4.3 and implementing regulations of Chapter 20.46 of Title
20 (“Zoning Code”) of the NBMC.
4. Pursuant to Section 13515 of the California Code of Regulations Title 14, Division 5.5,
drafts of the LCP Amendments were made available and a Notice of Availability was
distributed on August 8, 2019at least six (6) weeks prior to the anticipated final action
date.
5. A public hearing was held on August 22, 2019, in the Council Chambers located at 100
Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
public hearing was given in accordance with the California Government Code Section
54950 et seq. the (“Ralph M. Brown Act”) and Chapter 21.62of the NBMC. Evidence,
both written and oral, was presented to, and considered by, the Planning Commission
at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
The action proposed herein is not a project subject to the California Environmental Quality Act
(“CEQA”) in accordance with Section 21065 of the California Public Resources Code and
Sections 15060 (c)(2), 15060 (c)(3), and 15378 of the California Code of Regulations Title 14,
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Planning Commission Resolution No. PC2019-026
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Division 6, Chapter 3 (“CEQA Guidelines”). The proposed action is also exempt pursuant to
CEQA Guidelines Section 15061(b)(3), the general rule that CEQA applies only to projects
which have the potential for causing a significant effect on the environment. Lastly, pursuant to
CEQA Guidelines Section 15265(a)(1), local governments are exempt from the requirements
of CEQA in connection with the adoption of a Local Coastal Program. The Amendment itself
does not authorize development that would directly result in physical change to the
environment.
SECTION 3. FINDINGS.
1. Authorizing the amendment to Title 21 (Local Coastal Program Implementation Plan) of the
NBMC and the City of Newport Beach Local Coastal Program regulating the transfer of
development rights in the coastal zone (“LCP Amendments”) may further the policies in the
Coastal Land Use Plan and provide the following benefits and incentives to coastal resource
protection:
Preservation of historic buildings or buildings with special character-defining features
that contribute to the visual qualities of the villages in the coastal zone, such as in Balboa
Village or McFadden Square, which are popular visitor destination points;
Provisions for and/or protections for public view corridors and public access;
Incentivize the dedication or use of private parking lots for public use and access to the
coast;
Preservation of marine-dependent uses and industries such as shipyards and boat
storage facilities; and
Incentivize planned retreat and dedication of open space as an adaptive strategy for
future coastal hazards such as sea level rise.
2. The LCP Amendments shall not become effective until approval by the California Coastal
Commission and adoption, including any modifications suggested by the California Coastal
Commission, by resolution and/or ordinance of the City Council of the City of Newport Beach.
3. The LCP, including the proposed Amendment, will be carried out fully in conformity with the
California Coastal Act.
4. The recitals provided in this resolution are true and correct and are incorporated into the
operative part of this resolution.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission finds the project exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 21065 of CEQA and State CEQA Guidelines
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Planning Commission Resolution No. PC2019-026
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Sections 15060 (c)(2), 15060 (c)(3), and 15378. The proposed action is also exempt
pursuant to State CEQA Guidelines Section 15061(b)(3) because it has no potential to have
a significant effect on the environment.
2. The Planning Commission of the City of Newport Beach hereby recommends submittal of
Local Coastal Program Amendment No. LC2019-003, adding Chapter 21.46 (Transfer of
Development Rights) to Title 21 (Local Coastal Program Implementation Plan) of the Newport
Beach Municipal Code and amending the City of Newport Beach Local Coastal Program as
set forth in Exhibit “A,” which is attached hereto and incorporated herein by reference, to the
California Coastal Commission.
PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Erik Weigand, Vice Chair
BY:_________________________
Lee Lowry, Secretary
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Planning Commission Resolution No. PC2019-026
Page 4 of 6
EXHIBIT “A”
Proposed Amendment to the City of Newport Beach Local Coastal Program
Related to Transfer of Development Rights (LC2019-003)
Section 1: Amending Chapter 2.0 (Land Use and Development) of the Coastal Land Use
Plan to add Policy 2.1.1-2 as follows, with all other provisions of the Coastal Land Use Plan
remaining unchanged:
2.1.1-2 Permit the transfer of development rights from a property to one or more other
properties when the transfer does not result in adverse traffic impacts, results in
development that is compatible and in scale with surrounding development, and is
implemented in a manner consistent with the LCP and applicable policies from Chapter 3
of the Coastal Act.
Section 2: Amending Title 21 (Local Coastal Program Implementation Plan) of the
Newport Beach Municipal Code to include the addition of Chapter 21.46 (T ransfer of
Development Rights) as follows:
Chapter 21.46
TRANSFER OF DEVELOPMENT RIGHTS
Sections:
21.46.010 Purpose.
21.46.020 Applicability.
21.46.030 General Requirements.
21.46.040 Procedures.
21.46.050 Findings.
21.46.010 Purpose.
This chapter provides procedures for the transfer of development rights from a property to
one or more other properties.
21.46.020 Applicability.
The provisions of this chapter shall apply within all coastal zoning districts.
21.46.030 General Requirements.
A. Floor Area for a Donor Site. The maximum gross floor area allowed on a donor site shall
be reduced by the amount of the transfer of development intensity to the receiving site.
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Planning Commission Resolution No. PC2019-026
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B. Residential Uses. When the transfer of development rights involve residential units, the
transfer shall be on a unit-for-unit basis.
21.46.040 Procedures.
The following procedure shall be used for the transfer of development rights:
A. Application. The applicant shall submit a Coastal Development Permit application to the
Department that identifies the quantity of development (e.g., residential units, floor area, hotel
rooms, theater seats, etc.) to be relocated and the donor and receiving site (s). If the
requested transfer includes the conversion of nonresidential uses, the application shall also
identify the quantity of entitlement, by use category, before and after the transfer. The
Coastal Development Permit shall be processed in accordance with Chapters 21.50 and
21.52.
B. Traffic Analysis. The Traffic Engineer shall perform a traffic analysis to determine the
total number of p.m. peak hour trips that would be generated by development allowed with
and without the transfer. Trip generation rates shall be based on standard trip generation
values in the current version of the Institute of Traffic Engineers “Trip Generation,” unless the
Traffic Engineer determines that other rates are more valid for the uses involved in the
transfer.
C. Detailed Traffic Analysis. Depending on the location of the donor and receiving site(s),
the Traffic Engineer may determine that a more detailed traffic analysis is required to
determine whether adverse traffic impacts will result from the transfer. This analysis shall
demonstrate whether allowed development, with and without the transfer, would either cause
or make worse an unsatisfactory level of service at any primary intersections for which there
is no feasible mitigation.
D. Land Use Intensity Analysis. If the transfer request involves the conversion of use s, the
Director shall perform a land use intensity analysis to determine the floor area that could be
developed with and without the transfer.
E. Council to Consider. Applications for transfer of development rights shall be considered
by the Commission with a recommendation to the Council. The Council may approve a
transfer of development rights only if it makes all of the findings in Section 21.46.050.
F. Legal Assurances. A covenant or other legally binding agreement approved by the City
Attorney shall be recorded against the donor site assuring that all of the requirements of the
transfer of development rights will be met by the current and future property owners.
21.46.050 Findings.
When approving a coastal development permit authorizing a transf er of development rights,
the Council shall make all of the following findings:
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Planning Commission Resolution No. PC2019-026
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A. The reduced density/intensity on the donor site provides benefits to the City, for
example:
1. The provision of extraordinary open space, public view corridor(s), increased
parking, or other amenities;
2. Preservation of a historic building or property, or natural resources;
3. Improvement of the area’s scale and development character;
4. Reduction of local vehicle trips and traffic congestion; and
5. More efficient use of land.
B. The transfer of development rights will not result in any adverse traffic impacts and
would not result in greater intensity than development allowed without the transfer , and the
proposed uses and physical improvements would not lend themselves to conversion to
higher traffic generating uses;
C. The increased development potential transferred to the receiving site will be compatible
and in scale with surrounding development and will not create abrupt changes in scale or
character;
D. The receiving site is physically suitable for the development proposed taking into
consideration adjacent circulation patterns, protection of significant public views and open
space, and site characteristics, including any slopes, submerged areas, and sensitive
resources; and
E. The transfer of development rights decision is consistent with the Coastal Land Use
Plan and does not negatively impact public access, public views, or sensitive coastal
resources.
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Attachment No. PC 2
City Council Resolution No. 2019-41
Initiating Amendment
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RESOLUTION NO. 2019-41
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH, CALIFORNIA, INITIATING
AMENDMENTS TO TITLE 20 ENTITLED "PLANNING AND
ZONING" AND TITLE 21 ENTITLED "LOCAL COASTAL
PROGRAM IMPLEMENTATION PLAN" OF THE CITY OF
NEWPORT BEACH MUNICIPAL CODE RELATED TO
MINIMUM LOT SIZE AND DIMENSIONS, OVERLAY
ZONING DISTRICTS, PUBLIC HEARING NOTIFICATION,
CORRECTIONS TO SETBACK MAPS AND THE
TRANSFER OF DEVELOPMENT RIGHTS (PA2019-055)
WHEREAS, Newport Beach Municipal Code ("NBMC") Section 20.66.020
provides that the City Council of the City of Newport Beach ("City Council") may initiate
an amendment to the Zoning Code with or without a recommendation from the Planning
Commission;
WHEREAS, City Council Policy K-1 entitled "General Plan and Local Coastal
Program" requires amendments to the City of Newport Beach certified Local Coastal
Program codified in NBMC Title 21 to be initiated by the City Council; and
WHEREAS, the City Council desires to amend NBMC Title 20 and Title 21 to
modify regulations relating to minimum lot size and dimensions, overlay zoning districts,
public hearing notification, corrections to setback maps, and the transfer of
development rights.
NOW, THEREFORE, the City Council of the City of Newport Beach resolves as
follows:
Section 1: The City Council hereby initiates amendments to NBMC Title 20
Planning and Zoning" and Title 21 "Local Coastal Program Implementation Plan" to
modify regulations relating to minimum lot size and dimensions, overlay zoning districts,
public hearing notification, corrections to setback maps, and the transfer of
development rights.
Section 2: If any section, subsection, sentence, clause or phrase of this
resolution is for any reason held to be invalid or unconstitutional, such decision shall
not affect the validity or constitutionality of the remaining portions of this resolution. The
City Council hereby declares that it would have passed this resolution and each section,
subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be declared invalid or
unconstitutional.
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Resolution No. 2019-41
Page 2 of 2
Section 3: The recitals provided in this resolution are true and correct and are
incorporated into the substantive portion of this resolution.
Section 4: The City Council finds the adoption of this resolution is exempt from
environmental review under the California Environmental Quality Act ("CEQA") pursuant
to Section 15262 of the CEQA Guidelines, California Code of Regulations, Title 14,
Division 6, Chapter 3, because it involves feasibility or planning studies for possible
future actions which the agency, board, or commission has not approved or adopted.
Section 5: This resolution shall take effect immediately upon its adoption by
the City Council, and the City Clerk shall certify the vote adopting this resolution.
ADOPTED this 23rd day of April, 2019.
ATTEST:
40ki, Nr*-
Leilani I. Brown
City Clerk
APPROVED AS TO FORM:
CITY ATTORNEY'S OFFICE
S: -=L
Dia a B. Dixon
Mayor
14 o [A K m rvie24, /1
Aar n C. Harp
City Attorney
18
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the
whole number of members of the City Council is seven; the foregoing resolution, being Resolution
No. 2019-41 was duly introduced before and adopted by the City Council of said City at a regular meeting
of said Council held on the 23rd day of April, 2019; and the same was so passed and adopted by the
following vote, to wit:
AYES: Council Member Brad Avery, Council Member Joy Brenner, Council Member Duffy
Duffield, Council Member Jeff Herdman, Council Member Kevin Muldoon, Mayor
Diane Dixon
NAYS: None
RECUSED: Mayor Pro Tem Will O'Neill
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of
said City this 24th day of April, 2019.
Leilani I. Brown
City Clerk
Newport Beach, California
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Attachment No. PC 3
Land Use Element Policy LU4.3
(Transfer of Development Rights)
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LU 4.3 Transfer of Development Rights
Permit the transfer of development rights from a property to one or more other properties when:
a. The donor and receiver sites are within the same Statistical Area.
b. The reduced density/intensity on the donor site provides benefits to the City such as, but not
limited to, the (1) provision of extraordinary open space, public visual corridor(s), parking or
other amenities; (2) preservation of a historic building or property or natural landscapes; (3)
improvement of the area’s scale and development character; (4) consolidation of lots to
achieve a better architectural design than could be achieved without lot consolidation; and/or
(5) reduction of local vehicle trips and traffic congestion;
c. The increment of growth transferred to the receiver site complements and is in scale with
surrounding development, complies with community character and design policies contained
in this Plan, and does not materially degrade local traffic conditions and environmental quality.
d. Transfer of Development Rights in Newport Center is governed by Policy 6.14.3 (Imp 2.1, 5.1,
10.2)
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Attachment No. PC 4
NBMC Chapter 20.46
(Transfer of Development Rights)
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Chapter 20.46
TRANSFER OF DEVELOPMENT RIGHTS
Sections:
20.46.010 Purpose.
20.46.020 Applicability.
20.46.030 General Requirements.
20.46.040 Procedures.
20.46.050 Findings.
20.46.010 Purpose.
This chapter provides procedures for the transfer of development rights from a property to one or
more other properties. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)
20.46.020 Applicability.
The provisions of this chapter shall apply within all zoning districts. (Ord. 2010-21 § 1 (Exh. A)(part),
2010)
20.46.030 General Requirements.
A. Location. The donor and receiver sites shall be located within the same statistical area as
identified in the Land Use Element of the General Plan.
B. Floor Area for a Donor Site. The maximum gross floor area allowed on a donor site shall be
reduced by the amount of the transfer of development intensity to the receiver site.
C. Residential Uses. When the transfer of development rights involves residential units, the transfer
shall be on a unit for unit basis. (Ord. 2010-21 § 1 (Exh. A)(part), 2010)
20.46.040 Procedures.
The following procedure shall be used for the transfer of development rights:
A. Application. The applicant shall submit an application to the Department that identifies the
quantity of entitlement (e.g., floor area, hotel rooms, theater seats, etc.) to be relocated and the
sending and receiving sites. If the requested transfer includes the conversion of nonresidential uses,
the application shall also identify the quantity of entitlement, by use category, before and after the
transfer.
B. Traffic Analysis. The Traffic Engineer shall perform a traffic analysis to determine the total
number of p.m. peak hour trips that would be generated by development allowed with and without the
transfer. Trip generation rates shall be based on standard trip generation values in the current version
of ITE’s “Trip Generation,” unless the Traffic Engineer determines that other rates are more valid for
the uses involved in the transfer.
C. Detailed Traffic Analysis. Depending on the location of the sending and receiving sites, the
Traffic Engineer may determine that a more detailed traffic analysis is required to determine whether
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adverse traffic impacts will result from the transfer. This analysis shall demonstrate whether allowed
development, with and without the transfer, would either cause or make worse an unsatisfactory level
of service at any primary intersections for which there is no feasible mitigation. This analysis shall be
consistent with the definitions and procedures contained in Chapter 15.40 (Traffic Phasing
Ordinance), except that “unsatisfactory level of service” shall be as specified in the General Plan.
D. Land Use Intensity Analysis. If the transfer request involves the conversion of uses, the Director
shall perform a land use intensity analysis to determine the floor area that could be developed with
and without the transfer. For purposes of this analysis, theater use shall be allocated fifteen (15)
square feet per seat. Hotel use shall be allocated the number of square feet per room at which it is
included in the General Plan. When the General Plan does not specify intensity for hotel rooms, it
shall be as determined by the Director.
E. Council to Consider. Applications for transfer of development rights shall be considered by the
Commission with a recommendation to the Council. The Council may approve a transfer of
development rights only if it makes all of the findings in Section 20.46.050.
F. Legal Assurances. A covenant or other legally binding agreement approved by the City Attorney
shall be recorded against the donor site assuring that all of the requirements of the transfer of
development rights will be met by the current and future property owners. (Ord. 2010-21 § 1 (Exh. A)
(part), 2010)
20.46.050 Findings.
When approving a transfer of development intensity the Council shall make all of the following
findings:
A. The reduced density/intensity on the donor site provides benefits to the City, for example:
1. The provision of extraordinary open space, public view corridor(s), increased parking, or
other amenities;
2. Preservation of an historic building or property, or natural resources;
3. Improvement of the area’s scale and development character;
4. Reduction of local vehicle trips and traffic congestion; and
5. More efficient use of land.
B. The transfer of development rights will not result in any adverse traffic impacts and would not
result in greater intensity than development allowed without the transfer and the proposed uses and
physical improvements would not lend themselves to conversion to higher traffic generating uses;
C. The increased development potential transferred to the receiver site will be compatible and in
scale with surrounding development and will not create abrupt changes in scale or character; and
D. The receiver site is physically suitable for the development proposed taking into consideration
adjacent circulation patterns, protection of significant public views and open space, and site
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characteristics, including any slopes, submerged areas, and sensitive resources. (Ord. 2010-21 § 1
(Exh. A)(part), 2010)
The Newport Beach Municipal Code is current through
Ordinance 2019-10, passed June 25, 2019.
Disclaimer: The City Clerk's Office has the official version of the
Newport Beach Municipal Code. Users should contact the City
Clerk's Office for ordinances passed subsequent to the ordinance
cited above.
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Attachment No. PC 5
General Plan Statistical Area Map
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LU3_Statistical_Area_Map.mxd March 19, 2013 33
From:Laura Curran
To:Murillo, Jaime; Weigand, Erik; Brown, Leilani; Planning Commissioners
Cc:Dept - City Council
Subject:Transfer of Development Rights - proposed Amendment
Date:Friday, August 16, 2019 7:33:56 PM
Attachments:ITEM NO.pdf
Please include in Public Comments.
To the Planning Commission:
The proposed Amendment - Transfer of Development Rights - applies to the Coastal Zone. However, the Staff
Report does not identify the Coastal Zone, by address or neighborhood boundaries as part of the definitions (at least
that I could find). While the Local Coastal Plan (LCP) may include the relevent maps, the legislation should be
readable and understandable independent of the LCP.
I recommend that this item be postponed for a vote, so that the Staff Report can be republished with a Map and
definition of the the Coastal Zone.
Thank you
Laura Curran
Corona Del Mar
Planning Commission - August 22, 2019
Item No. 5a Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Planning Commission
From: Jaime Murillo, Principal Planner
Date: August 19, 2019
Re: Agenda Item No. 5 -Transfer of Development Rights LCP Amendment
(PA2019-154)
________________________________________________________________
In response to correspondence received by Laura Curran dated Friday, August 16,
2019, staff is distributing a Coastal Zoning Map illustrating properties located within
the coastal zone of the City. Properties in the coastal zone are in color.
As mentioned in the project staff report, the transfer of development rights is
currently permitted citywide pursuant to the General Plan policy and Municipal
Code Chapter 20.46. However, a clean-up amendment to the City’s recently
certified Local Coastal Program (LCP) is needed to clarify that the transfer of
development rights is also permissible within the coastal zone. The LCP only
applies to properties in the coastal zone.
Attachment:
A-Coastal Zoning Map
Planning Commission - August 22, 2019
Item No. 5b Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Tmplt:-02/05/15
Attachment A
Coastal Zoning Map
Planning Commission - August 22, 2019
Item No. 5b Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
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S EE DET AIL A
S EE DET AIL B
S EE DET AIL C
Detail B Detail C
Crystal Cove State Park
City of Newport BeachCoastal Z oning Map
Coastal Z one Boundary
City Boundary
SP-7 - S anta Ana Heights S pecific Plan
Overlay Coastal Zoning District
B - Bluff Development
C - Canyon Development
TS - S umerged L ands and T idelands
Residential Coastal Zoning Districts
Single-Unit Residential
R-A
R-1
R-1-6000
Two-Unit Residential
R-2
R-BI (Balboa Island)
R-2-6000
Multi-Unit Residential
RM
RM-6000
Commercial Coastal Zoning Districts
CN - Commercial Neighborhood
CC - Commercial Corridor
CG - Commercial General
CV - Commercial Visitor-S erving
CV-LV
CM - Commercial Recreational and Marine
OG - Office - General Commercial
Mixed-Use Coastal Zoning Districts
MU-V - Mixed U se Vertical
MU-CV/15TH ST - Cannery Village
MU-MM - Mariner's Mile
MU-W1 - Mixed U se Water Related
MU-W2 - Mixed U se Water Related
Special Purpose Coastal Zoning Districts
OS - Open S pace
PR - Park s and Recreation
PF - Public Facilities
PI - Private Institutions
PC - Planned Community
MHP - Mobile Home Park
:
0 10.5 Miles
Other Coastal Zoning District Symbols
Nonresidential Districts- A number following the district symbol designates the maximum floor area ratio allowed for the nonresidential area designated. Example: CG 0.5 or PI 0.5
Residential Districts-
A number following the district symbol designates the minimum site area required per dwelling unit if the requirement differs from the district standard minimum. Example: RM (2178)
T wo numbers following the district symbol indicates that both the minimum and maximum number of dwelling units is regulated. T he firstnumber designates the site area used to calculatethe minimum number of units required. T he second number designates the site area to be used to calculate the maximum number of dwellingunits allowed. Example: RM (3100 / 2420)
A number followed by the DU symbol indicates the maximum number of dwelling units allowed for the area designated. Where two numbersare shown, the first number represents the maximum number of units allowed, the second number represents the minimum number of units required. Example : RM 50 DU or RM 388 / 300 DU
1.
2.
3.
Planned Communities (PC) - Each PC Districtshown on the Z oning Map with a “PC” designatoralong with a sequential reference number. Example:PC - 27
MU-V
Name: Coastal_ Z oning_ Map_ IP November 22, 2016
Detail A
PC Number Planned Community Name
PC-1-MHP Bayside Village Mobile Home Park with Mobile Home Park Overlay - UP 463PC-2 Newport Harbor Lutheran Church PC-5 North Ford PC-6 Lido Peninsula - UP 1390, UP 1638PC-7 Park Newport - UP 1412, UP 1557PC-9 Bayside Village Boat Launch and Storage -UP 1481, UP 1667, UP 1943PC-10 Vesailles on the Bluff PC-12 Promontory Point - UP 1494PC-14 Newport Crest - UP1585PC-16 Newport Terrace - UP 1621PC-21 Sea Island Apartments PC-22 Westcliff Grove PC-25 Banning Newport Ranch PC-29 Corona del Mar Homes PC-30 Villa Point Apartments PC-32 Bayview PC-36 Emerald Village - UP 3342PC-37 Castaways MarinaPC-38 Hoag Hospital PC-39 Bayview Landing PC-40 Corporate Plaza West PC-41 Newporter North PC-42 San Diego Creek North PC-43 Upper Castaways PC-44 Upper Newport Bay Regional Park PC-45 Balboa Bay ClubPC-47 Newport Beach Country Club / Armstrong Nursery UP 3641PC-48 Newport Dunes PC-51 Marina Park PC-54 Santa Barbara Residential PC-55 Bayside Residential PC-58 Uptown NewportPC-59 Lido Villas
H Height Overlay
22 DU
22DU
8 DU
22DU
16 DU
10 DU
18 DU
8 DU
MAR
VIS
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DOMINGO D RIVEAMIGOS WAYJAMBOREED RIVECommercial Visitor- S erving L ido Village
S EE DET AIL D
Detail D
Revised: December 20, 2016 - Banning Ranch Deferred Certificaiton Area - (scrivener's error)
DevelopmentLimit (Sq.Ft.)DevelopmentLimit (Other)AdditionalInformationNote No.
1 103,470 CV-LV: 103,470 gross square feet not including a fire station. A firestation may not occupy more than 10% of the total project site.
L ast Revision: 08/09/2017
CC Ordinance No.CA No.Project No.Adopting Date Description * California Coastal Commission Approval
2017-9 LC2016-001 PA2016-061 04/26/2016(06/07/2017*)FOR THE PROPERTY LOCATED AT 3300 NEWPORT BLVDAND 475 32ND ST (LIDO HOUSE HOTEL) INCREASE THEMAXIMUM ALLOWABLE DEVELOPMENT OF THE SITE FROM98,625 SQUARE FEET TO 103,470 SQUARE FEET ( NOTE NUMBER 1 AS REFERENCED ON THIS MAP)
2016-22 LC2016-002 PA2016-127 12/13/2016(08/09/2017*)CHANGE PF TO MU-MM FOR THE PROPERTY LOACTEDAT 191 RIVERSIDE AVENUE
Planning Commission - August 22, 2019
Item No. 5b Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
From:Jurjis, Seimone
To:Lee, Amanda
Subject:Fwd: Proposed Amendment to LCP re Transfer of Development Rights--FOR THE PUBLIC RECORD
Date:Tuesday, August 20, 2019 5:09:17 PM
Public Comments
Begin forwarded message:
From: "Weigand, Erik" <eweigand@newportbeachca.gov>
Date: August 20, 2019 at 5:08:09 PM PDT
To: "Jurjis, Seimone" <sjurjis@newportbeachca.gov>
Subject: Fwd: Proposed Amendment to LCP re Transfer of Development Rights--FOR
THE PUBLIC RECORD
Sent from my iPhone
Begin forwarded message:
From: Denys Oberman <dho@obermanassociates.com>
Date: August 20, 2019 at 4:59:15 PM PDT
To: <jmurillo@newportbeachca.gov>, <eweigand@newportbeachca.gov>,
"Brown, Leilani" <LBrown@newportbeachca.gov>
Cc: <citycouncil@newportbeachca.gov>, Denys Oberman
<dho@obermanassociates.com>, Laura Curran <lauracurran@me.com>, JEAN
WATT <JWatt4@aol.com>
Subject: Proposed Amendment to LCP re Transfer of Development Rights--
FOR THE PUBLIC RECORD
PLEASE ENTER THIS INTO THE PUBLIC RECORD AS PUBLIC COMMENT.
I understand that staff is recommending a proposed Amendment to the City’s LCP, in
connection with the prospective Transfer of Development Rights.
In review of Staff’s proposal, examples of reuses are proposed which are conceptually
consistent with the purpose and scope of the Coastal Commission, and delegated
authorities to the LCP.
However, the Transfer of Development Rights by definition should be proposed,
considered and approved subject to a number of factors associated with the General
Plan and Land Use,
beyond those within the scope of the Coastal Commission and the LCP vehicle.
Fundamental changes to a particular Land Use or development ,other than those
explicitly relating to CCC mandate, should go through normal Planning review and
Planning Commission - August 22, 2019
Item No. 5c Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
public process, with permitting not subject to the blanket granting which staff has
interpreted for the LCP. The LCP can “weigh in”, but should certainly, not control all
proposed land /parcel Use changes.
As the City continues its Economic Development and Revitalization efforts, there may
be increasing,legitimate motivation to revisit existing Uses---through appropriate
Planning channels.
This is, and should be, applicable to both sites within and outside of the Coastal Zone.
We agree with Ms. Curran’s Public Comments. It would be helpful to see the sites that
are the subject of Staff’s proposal and interest. They should be fully vetted by the
public.
We also request that the Planning Commission and City Council carefully consider this.
Development Rights are entitlements of a long term nature, and their Transfer should
be carefully thought through beyond the Scope of the LCP.
Thank you for your consideration.
Denys Oberman
Resident and Community Stakeholder
Newport Beach
………………………………………………………….
NOTE- please disregard the signature block and Confidentiality Notice printed below.
Planning Commission - August 22, 2019
Item No. 5c Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
August 22, 2019, Planning Commission Item 5 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 5. TRANSFER OF DEVELOPMENT RIGHTS LCP
AMENDMENT (PA2019-154)
The existence of a compensating allowance for transfers of development rights played a key
role in the United States Supreme Court’s 1978 decision in Penn Central Transp. Co. v. New
York City, 438 US 104 that it was not necessarily a “taking” for cities to require retention of
historic structures on privately held land.
It is unclear if it was for that reason, or some other, but the idea of allowing transfers seems to
have been introduced into Newport Beach planning with the 1988 General Plan Land Use
Element (see City Council Resolution No. 89-95, page 17).
Although TDR’s in Newport Beach seem to have had a 30-year history, it should be noted that
former Planning Director Kimberly Brandt assured the public that despite the name, the
numbers available for transfer in the General Plan are not “development rights.” Instead, they
are “allocations” for possible future development.
In addition, it should be noted that TDR’s have a bad name among many citizens, because they
are seen to have been used to circumvent the Greenlight (City Charter Section 423)
development restrictions by effectively amending the General Plan without saying it is being
amended, and particular claiming a right to “convert” voter-approved non-residential allocations
into residential allocations without Greenlight analysis (even though the possibility of such a
process had been debated and rejected by the City Council at the time the present General
Plan was adopted).
It should also be noted that with Measure V in 2006 (see Resolution No. 2006-77) – the last
“successful” Greenlight vote in Newport Beach – voters were asked to approve very specific
land use allocations. They were not told about, nor where they asked to approve any right of the
Council (or anyone else) to alter what they had approved -- and have it still be regarded as
voter-approved for purposes of Charter Section 423 -- either by moving an allocation from the
voter-approved location to another, and most certainly not by “converting” an approved use
allocation into an allocation for something else.
Given that history, and the stigma attached to TDR’s, this item has a number of problems.
Perhaps the most obvious problem is that TDR’s are proposed to be effected through approval
of a Coastal Development Permit. However, local government CDP approvals are appealable to
the California Coastal Commission in only a limited portion of the Coastal Zone. So it appears
the City is asking for permission to alter the CCC-certified coastal land use plan and zoning, at
its own discretion, without (in many cases) any chance for appeal to the CCC. That does not
seem right.
Planning Commission - August 22, 2019
Item No. 5d Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
August 22, 2019, PC agenda Item 5 comments - Jim Mosher Page 2 of 2
Second, the bullet points on handwritten page 4 of the staff report list several noble-sounding
ways in which the existence of TDR’s might serve to further the objectives of the City’s Local
Coastal Program (improving access and preserving shipyards, for example), repeated as
Findings 3.1 (page 10), but I can find nothing in the proposed code that limits coastal TDR’s to
those purposes. Its possible application seems much broader. The proposed findings required
to approve the CDP (page 14) are identical to those in Title 20 (page 28) and contain nothing
coastal-specific.
Comparing to GP Policy LU 4.3 (page 23), the proposed CLUP Policy 2.1.1-2 (page 12) would
also seem to be a place to highlight the claimed reasons for allowing TDR’s (page 10). But it
does not do so.
Similarly, given the tension between the Zoning Code portion of TDR’s and Greenlight (the idea
that it’s possible for the Council to “change” the voter-approved General Plan without
“amending” it), it’s troubling the proposed Implementation Plan language (pages 12-14) omits
some of the words from the parallel TDR provisions (Attachment No. PC 4) in Title 20 (the
Zoning Code) – words that exist there to lessen that tension – nor is the proposed new Coastal
Land Use Plan policy (page 12) as restrictive as the General Plan one (Attachment No. PC 3,
which omits the special Newport Center rules, GP Policy LU 6.14.3, even though part of
Newport Center is in the Coastal Zone).
Similarly, TDR’s in Newport Beach have, throughout their history, been (in the absence of
express language to the contrary) limited to transfers between sites in close proximity to each
other. That concept seems absent from the proposed coastal language. Indeed, it is not even
clear both sites have to be in the Coastal Zone. In its current form, the allowable range for
TDR’s in Title 20 is tied to statistical areas (originating in the 1988 GP and illustrated in
Attachment No. PC 5). But the concept of statistical areas does not exist in the LCP.
Is the idea that a TDR can be used to ratify the transfer of development rights from a part of
Newport Center outside the Coastal Zone to or from a part inside? Or from the north side of
Pacific Coast Highway in Corona del Mar to or from the south side? And the Council’s decision
about that can’t be appealed?
Planning Commission - August 22, 2019
Item No. 5d Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
From:Matsler, Sean
To:Murillo, Jaime
Cc:Planning Commissioners
Subject:PC Agenda Item No. 5 (Transfer of Development Rights LCP Amendment)
Date:Wednesday, August 21, 2019 5:20:37 PM
Attachments:image001.png
Jaime,
As you know, I represent landowners and developers throughout the City on entitlement matters. I
am also a resident. I support the proposed Transfer of Development Rights LCP Amendment (TDR
amendment) to be considered by the Planning Commission on August 22nd. The proposed TDR
amendment will facilitate creative planning and encourage the provision open space, public visual
corridor(s), parking, and other amenities.
I write today to share a concern that the impact of the TDR amendment may be limited by the LCP’s
prohibition against ground-floor residential uses in the MU-V (Mixed-Use Vertical), MU-MM (Mixed-
Use Mariners’ Mile), and MU-CV/15th St. (Mixed-Use Cannery Village and 15th Street) zones. In
those zones, ground floor non-residential intensity is necessary for mixed use developments to
exist. Landowners in those zones need non-residential intensity and therefore may not take
advantage of the TDR amendment.
As the Commission and Council consider the TDR amendment, I would also encourage adoption of
procedure whereby the ground-floor residential prohibition in those zones could be waived provided
that the applicant can make findings similar to those required in connection with a TDR (e.g.,
furthers Coastal Act policies and would enable a public benefit, such as a view corridor).
Thanks for your consideration.
Sean
Sean Matsler
Cox, Castle & Nicholson LLP
3121 Michelson Drive | Ste 200 | Irvine, CA 92612
direct: 949.260.4652
main: 949.260.4600 | fax: 949.260.4699
smatsler@coxcastle.com | vcard | bio | website
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Planning Commission - August 22, 2019
Item No. 5e Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Planning Commission
From: Jaime Murillo, Principal Planner
Date: August 22, 2019
Re: Agenda Item No. 5 -Transfer of Development Rights LCP Amendment
Revised Draft Resolution (PA2019-154)
________________________________________________________________
Please see the attached revised Draft Resolution No. PC2019-026 for this item.
The revisions include minor edits to proposed Code Section 21.46.050 and the
addition of an Area Map (Area Map-15 Newport Center) to Section 21.80.010 of
the Newport Beach Municipal Code. The purpose of these revisions is to maintain
consistency with the findings necessary to approve a transfer of development
rights for properties in Newport Center, pursuant to General Plan Policy LU 6.14.3.
LU 6.14.3 Transfers of Development Rights
Development rights may be transferred within Newport Center, subject to the approval of
the City with the finding that the transfer is consistent with the intent of the General Plan
and that the transfer will not result in any adverse traffic impacts. (Imp 2.1)
Attachment:
Revised Draft Resolution
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Tmplt:-02/05/15
Attachment A
Revised Draft Resolution
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
REVISED
RESOLUTION NO. PC2019-026
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, RECOMMENDING CITY
COUNCIL AUTHORIZE SUBMITTAL OF LOCAL COASTAL
PROGRAM AMENDMENT NO. LC2019-003TO THE CALIFORNIA
COASTAL COMMISSION TO AMEND TITLE 21 (LOCAL
COASTAL PROGRAM IMPLEMENTATION PLAN) OF THE CITY
OF NEWPORT BEACH MUNICIPAL CODE AND THE CITY OF
NEWPORT BEACH LOCAL COASTAL PROGRAM REGULATING
THE TRANSFER OF DEVELOPMENT RIGHTS (PA2019-055)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.Section 30500 of the California Public Resources Code requires each county and city
to prepare a local coastal program (“LCP”) for that portion of the coastal zone within its
jurisdiction.
2.The California Coastal Commission effectively certified the City of Newport Beach’s
(“City”) LCP on January 13, 2017, and the City added Title 21 (Local Coastal Program
Implementation Plan) to the City of Newport Beach Municipal C ode (“NBMC”) whereby
the City assumed coastal development permit-issuing authority on January 30, 2017.
3.An amendment to Title 21 and the City of Newport Beach Local Coastal Program is
necessary to allow for the transfer of development rights consistent with General Plan
Land Use Element Policy LU 4.3 and implementing regulations of Chapter 20.46 of Title
20 (“Zoning Code”) of the NBMC.
4.Pursuant to Section 13515 of the California Code of Regulations Title 14, Division 5.5,
drafts of the LCP Amendments were made available and a Notice of Availability was
distributed on August 8, 2019at least six (6) weeks prior to the anticipated final action
date.
5.A public hearing was held on August 22, 2019, in the Council Chambers located at 100
Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the
public hearing was given in accordance with the California Government Code Section
54950 et seq. the (“Ralph M. Brown Act”) and Chapter 21.62of the NBMC. Evidence,
both written and oral, was presented to, and considered by, the Planning Commission
at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
The action proposed herein is not a project subject to the California Environmental Quality Act
(“CEQA”) in accordance with Section 21065 of the California Public Resources Code and
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Planning Commission Resolution No. PC2019-026
Page 2 of 7
Sections 15060 (c)(2), 15060 (c)(3), and 15378 of the California Code of Regulations Title 14,
Division 6, Chapter 3 (“CEQA Guidelines”). The proposed action is also exempt pursuant to
CEQA Guidelines Section 15061(b)(3), the general rule that CEQA applies only to projects
which have the potential for causing a significant effect on the environment . Lastly, pursuant to
CEQA Guidelines Section 15265(a)(1), local governments are exempt from the requirements
of CEQA in connection with the adoption of a Local Coastal Program. The Amendment itself
does not authorize development that would directly result in physical change to the
environment.
SECTION 3. FINDINGS.
1.Authorizing the amendment to Title 21 (Local Coastal Program Implementation Plan) of the
NBMC and the City of Newport Beach Local Coastal Program regulating the transfer of
development rights in the coastal zone (“LCP Amendments”) may further the policies in the
Coastal Land Use Plan and provide the following benefits and incentives to coastal resource
protection:
Preservation of historic buildings or buildings with special character-defining features
that contribute to the visual qualities of the villages in the coastal zone, such as in Balboa
Village or McFadden Square, which are popular visitor destination points;
Provisions for and/or protections for public view corridors and public access;
Incentivize the dedication or use of private parking lots for public use and access to the
coast;
Preservation of marine-dependent uses and industries such as shipyards and boat
storage facilities; and
Incentivize planned retreat and dedication of open space as an adaptive strategy for
future coastal hazards such as sea level rise.
2.The LCP Amendments shall not become effective until approval by the California Coastal
Commission and adoption, including any modifications suggested by the California Coastal
Commission, by resolution and/or ordinance of the City Council of the City of Newport Beach.
3.The LCP, including the proposed Amendment, will be carried out fully in conformity with the
California Coastal Act.
4.The recitals provided in this resolution are true and correct and are incorporated into the
operative part of this resolution.
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Planning Commission Resolution No. PC2019-026
Page 3 of 7
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission finds the project exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 21065 of CEQA and State CEQA Guidelines
Sections 15060 (c)(2), 15060 (c)(3), and 15378. The proposed action is also exempt
pursuant to State CEQA Guidelines Section 15061(b)(3) because it has no potential to have
a significant effect on the environment.
2. The Planning Commission of the City of Newport Beach hereby recommends submittal of
Local Coastal Program Amendment No. LC2019-003, adding Chapter 21.46 (Transfer of
Development Rights) to Title 21 (Local Coastal Program Implementation Plan) of the Newport
Beach Municipal Code and amending the City of Newport Beach Local Coastal Program as
set forth in Exhibit “A,” which is attached hereto and incorporated herein by reference, to the
California Coastal Commission.
PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF AUGUST, 2019.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Erik Weigand, Vice Chair
BY:_________________________
Lee Lowry, Secretary
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Planning Commission Resolution No. PC2019-026
Page 4 of 7
EXHIBIT “A”
Proposed Amendment to the City of Newport Beach Local Coastal Program
Related to Transfer of Development Rights (LC2019-003)
Section 1: Amending Chapter 2.0 (Land Use and Development) of the Coastal Land Use
Plan to add Policy 2.1.1-2 as follows, with all other provisions of the Coastal Land Use Plan
remaining unchanged:
2.1.1-2 Permit the transfer of development rights from a property to one or more other
properties when the transfer does not result in adverse traffic impacts, results in
development that is compatible and in scale with surrounding development, and is
implemented in a manner consistent with the LCP and applicable policies from Chapter 3
of the Coastal Act.
Section 2: Amending Title 21 (Local Coastal Program Implementation Plan) of the
Newport Beach Municipal Code to include the addition of Chapter 21.46 (Transfer of
Development Rights) as follows:
Chapter 21.46
TRANSFER OF DEVELOPMENT RIGHTS
Sections:
21.46.010 Purpose.
21.46.020 Applicability.
21.46.030 General Requirements.
21.46.040 Procedures.
21.46.050 Findings.
21.46.010 Purpose.
This chapter provides procedures for the transfer of development rights from a property to
one or more other properties.
21.46.020 Applicability.
The provisions of this chapter shall apply within all coastal zoning districts.
21.46.030 General Requirements.
A. Floor Area for a Donor Site. The maximum gross floor area allowed on a donor site shall
be reduced by the amount of the transfer of development intensity to the receiving site.
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Planning Commission Resolution No. PC2019-026
Page 5 of 7
B. Residential Uses. When the transfer of development rights involve residential units, the
transfer shall be on a unit-for-unit basis.
21.46.040 Procedures.
The following procedure shall be used for the transfer of development rights:
A. Application. The applicant shall submit a Coastal Development Permit application to the
Department that identifies the quantity of development (e.g., residential units, floor area, hotel
rooms, theater seats, etc.) to be relocated and the donor and receiving site (s). If the
requested transfer includes the conversion of nonresidential uses, the application shall also
identify the quantity of entitlement, by use category, before and after the transfer. The
Coastal Development Permit shall be processed in accordance with Chapters 21.50 and
21.52.
B. Traffic Analysis. The Traffic Engineer shall perform a traffic analysis to determine the
total number of p.m. peak hour trips that would be generated by development allowed with
and without the transfer. Trip generation rates shall be based on standard trip generation
values in the current version of the Institute of Traffic Engineers “Trip Generation,” unless the
Traffic Engineer determines that other rates are more valid for the uses involved in the
transfer.
C. Detailed Traffic Analysis. Depending on the location of the donor and receiving site(s),
the Traffic Engineer may determine that a more detailed traffic analysis is required to
determine whether adverse traffic impacts will result from the transfer. This analysis shall
demonstrate whether allowed development, with and without the transfer, would either cause
or make worse an unsatisfactory level of service at any primary intersections for which there
is no feasible mitigation.
D. Land Use Intensity Analysis. If the transfer request involves the conversion of use s, the
Director shall perform a land use intensity analysis to determine the floor area that could be
developed with and without the transfer.
E. Council to Consider. Applications for transfer of development rights shall be considered
by the Commission with a recommendation to the Council. The Council may approve a
transfer of development rights only if it makes all of the findings in Section 21.46.050.
F. Legal Assurances. A covenant or other legally binding agreement approved by the City
Attorney shall be recorded against the donor site assuring that all of the requirements of the
transfer of development rights will be met by the current and future property owners.
21.46.050 Findings.
When approving a coastal development permit authorizing a transf er of development rights in
Newport Center, the Council shall make Findings B and E below. In all other areas, the
Council shall make all of the following findings:
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Planning Commission Resolution No. PC2019-026
Page 6 of 7
A. The reduced density/intensity on the donor site provides benefits to the City, for
example:
1. The provision of extraordinary open space, public view corridor(s), increased
parking, or other amenities;
2. Preservation of a historic building or property, or natural resources;
3. Improvement of the area’s scale and development character;
4. Reduction of local vehicle trips and traffic congestion; and
5. More efficient use of land.
B. The transfer of development rights will not result in any adverse traffic impacts and
would not result in greater intensity than development allowed without the transfer , and the
proposed uses and physical improvements would not lend themselves to conversion to
higher traffic generating uses;
C. The increased development potential transferred to the receiving site will be compatible
and in scale with surrounding development and will not create abrupt changes in scale or
character;
D. The receiving site is physically suitable for the development proposed taking into
consideration adjacent circulation patterns, protection of significant public views and open
space, and site characteristics, including any slopes, submerged areas, and sensitive
resources; and
E. The transfer of development rights decision is consistent with the Coastal Land Use
Plan and does not negatively impact public access, public views, or sensitive coastal
resources.
Section 3: Amending Section 21.80.010 (Area Maps) of Title 21 (Local Coastal Program
Implementation Plan) of the Newport Beach Municipal Code to include Area Map A-15 –
Newport Center as follows:
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
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A-15 Newport Center 0 500 1,000 1,500250Feet
I
HWY
Name: A-15_Newport_Centrer
City of Irvine
City of Costa Mesa
City of Laguna Beach
Pacific Ocean
Portions ofNewport Center inCoastal Zone
Planning Commission - August 22, 2019
Item No. 5f Additional Materials Received
Transfer of Development Rights LCP Amendment (PA2019-154)
Transfer of Development Rights
LCP Amendment
Planning
Commission
Public Hearing
August 22, 2019
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
What is a
Transfer of
Development
Rights (TDR)?
Land use tool for growth management and
conservation
Direct development from sensitive areas or resources
Unused development transferred to other sites
Community Development Department -Planning Division 2
Source: NYC Planning Source: Fort Meyer Beach
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
How does
Newport
Beach regulate
TDRs?
General Plan Policy LU4.3
Public Benefits –examples:
Extraordinary open space, view corridor, parking, or
other amenities
Preservation of historic building or property, or natural
landscape
Improvement to areas scale and development character
Reduction of local vehicle trips and congestion
Scale and compatibility
No traffic impacts
TDR in Newport Center governed by GP Policy
LU6.14.3
Community Development Department -Planning Division 3
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
How does
Newport
Beach regulate
TDRs?
Zoning Code Chapter 20.46
Implements GP Policy LU4.3
City Council– review authority
Findings:
Public benefit
Traffic analysis –no adverse traffic impacts
Compatibility/ No abrupt changes in scale
Suitability of the site (circulation, views, site
characteristics)
Community Development Department -Planning Division 4
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Need for LCP
Amendment
Not included in LCP Adoption
Establishes authority for TDRs in coastal zone
Adds:
Policy 2.1.1-2 (Coastal Land Use Plan)
Chapter 21.46 (Implementation Plan)
Coastal Development Permit required
Findings
Similar to existing Zoning Code regulations
Adds compliance with CLUP and no impacts to public
access, views, and coastal resources
Community Development Department -Planning Division 5
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Revision for
Newport
Center
Separate findings from GP Policy LU4.3
Not subject to Zoning Code Chapter 20.46
Difference:
Public benefits
Compatibility of scale
Community Development Department -Planning Division 6
General Plan Policy Applicable to Newport Center:
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Revisions to
Draft LCP
Amendment
7
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Proposed Map
Addition
Newport Center
Community Development Department -Planning Division 8
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Recommended
Action
Find project exempt from CEQA
Adopt Revised Resolution No. PC2019-026
Next Steps:
City Council review
Submit LCP Amendment to California Coastal
Commission (CCC)
City Council adoption after CCC approval
Community Development Department -Planning Division 9
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
For more
information
Contact Questions?Jaime Murillo, AICP
949-644-3209
jmurillo@newportbeachca.gov
www.newportbeachca.gov
Community Development Department -Planning Division 10
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Statistical Area
Map
Community Development Department -Planning Division 11
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)
Statistical Area
Map
Community Development Department -Planning Division 12
Permissible
Not
PermissibleX
Planning Commission - August 22, 2019
Item No. 5g Additional Materials Presented At Meeting
Transfer of Development Rights LCP Amendment (PA2019-154)