HomeMy WebLinkAbout20200423_PC_Staff ReportCITY 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.
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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
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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
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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
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Attachment No. PC 2
Newport Airport Village – Conceptual Land
Use Map
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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)