Loading...
HomeMy WebLinkAbout20190418_MinutesPlanning Commission Minutes April 18, 2019 In answer to Commissioner Lowrey's inquiries, Mr. Alder advised that he is working with the Irvine Company regarding deed restrictions. The applicant now owns the property. Typically, tenants want the second bedroom to store their furniture and furnishings because they have typically moved from a much larger home. The memory care facility will be secured with restricted elevator access, keycard access, and alarms on stairwell doors. In response to Vice Chair Weigand's query, Mr. Alder indicated the Orange County Museum of Art was located on approximately 1.9 acres, and the Irvine Company donated one acre with special land use restrictions. Nancy Skinner remarked that the existing Vivante facility is quite exciting. Seniors often lack social interaction when they can no longer drive or their spouses have passed. Jim Mosher noted the senior residential units count as dwelling units, which raises questions about the Charter Section 423 analysis and Newport Center. He did not believe multi-bed memory care units were common. Commissioner Kleiman recalled that a new Commissioner could be appointed to the Planning Commission prior to the anticipated June hearing, in which case the new Commissioner will not have the benefit of information from the study session or have time to become familiar with the project. In answer to Commissioner Koetting's question, Associate Planner Nova stated the ratio of memory care beds to residential units seems comparable to the existing Vivante facility located in Costa Mesa. Vice Chair Weigand hoped Commissioners and the public will tour the existing Vivante facility. The Planning Commission recessed at approximately 7:06 p.m. and reconvened at approximately 7:21 p.m. ITEM NO. 4 Ford Road Residential (PA2017-228) Site Location: 4302 Ford Road (APN 458 36110) (at the southeastern corner of MacArthur Boulevard and Bonita Canyon Drive intersection) Summary: The project consists of the construction of 21 residential condominium units on vacant property located southeast of the MacArthur Boulevard and Bonita Canyon Drive intersection. The proposed development consists of a two-and three-story building over one level of subterranean parking and will include common amenity areas. The applicant, Hines, requests the following applications from the City of Newport Beach: • General Plan Amendment -To change the land use category from PF (Public Facilities) to RM (Multiple-Unit Residential). The proposed amendment also includes 21 additional dwelling units in Statistical Area M6. • Zoning Code Amendment -To change the zoning district from PF (Public Facilities) to RM (Multi-Unit Residential) and to revise the Zoning Map (Newport Beach Municipal Code [NBMC] Chapter 20.14 [Zoning Map]) to include a development limit of 21 dwelling units on the property. • Major Site Development Review -To allow the construction of 21 dwelling units with a tentative tract map and to ensure the site is developed in accordance with applicable zoning code development standards and regulations pursuant to NBMC Section 20.52.080 (Site Development Reviews). Also requested is an increase in allowable height for a corner tower element that would exceed the maximum height limit. • Tentative Tract Map -To allow the residential dwelling units to be sold separately. • Initial Study/Mitigated Negative Declaration (IS/MND) -To address reasonably foreseeable environmental impacts resulting from the legislative and project specific discretionary approvals, the City has determined that an Initial Study/Mitigated Negative Declaration (IS/MND) is warranted pursuant to the California Environmental Quality Act (CEQA) Guidelines. 5 of 8 Planning Commission Minutes April 18, 2019 Recommended Action: No action on either the project or draft IS/MND can be taken by the Planning Commission at the study session. Associate Planner Benjamin Zdeba reported the site is located adjacent to the AT&T switch station and Bonita Canyon Sports Park. Nearby residential neighborhoods include Belcourt/One Ford Road, Big Canyon, Harbor View Hills, and Bonita Canyon. The applicant proposes 21 residential dwelling units containing two to four bedrooms for the site. The gross square footage is 48,000-49,000 square feet, as well as 23,000 square feet of amenity space. _ All parking spaces will be located in a subterranean parking garage. The Zoning Code requires 53 parking spaces for 21 dwelling units; the applicant proposes 55 parking spaces, 13 of which will be guest parking spaces. Site improvements include landscaping, a pool and other amenities. No residential parking is allowed in the parking lot for Bonita Canyon Sports Park, and that could be a condition of approval. A fire access easement is proposed on the AT&T property to provide emergency access to the site. The project requires a General Plan amendment to change the land use from Public Facilities (PF) to Multiple-Unit Residential (RM); a Zoning Code amendment to change the zoning district from Public Facilities (PF) to Multi-Unit Residential (RM)· and to establish a maximum density of 21 dwelling units; a major site development review primarily to ensure compliance with development standards; and a tentative tract map to allow each residential unit to be sold separately as condominium units. The project as proposed does not exceed the Charter Section 423 thresholds. The applicant requests an increase in building height for a tower element on the corner nearest Bonita Canyon Drive. Otherwise, the buildings will comply with the maximum height of 33 feet in an RM zoning district. The City's environmental consultant, Kimley-Horn, has conducted an Initial Study and proposes a Mitigated Negative Declaration. Mitigation measures are required for the categories of biological resources, cultural resources, geology, noise, and tribal cultural resources. The IS/MND was released on April 17, and the comment period extends through May 6, 2019. The Planning Commission and Airport Land Use Commission will schedule public hearings for the project with a subsequent City Council public hearing scheduled tentatively for July or August 2019. Ray Lawler, applicant representative, advised that the project is an opportunity to conceal an unattractive utility building. The architecture will complement the architecture of Port Streets with a Nantucket style. The building will have two stories along Bonita Canyon Drive and three stories inward by the switch station. The project will have minimal traffic impacts. Pieter Berger, project architect, indicated the building will be set back 20 feet from the public right-of-way on Bonita Canyon Drive. A pull-out area near the entrance will provide off-street parking for delivery trucks. The building does not have a traditional lobby in order to discourage visitors from parking in the park's parking lot. The building can be accessed from the underground visitor parking through the centralized core. The security gate is located at the bottom of the garage ramp. A pool/spa and pool house are located within the courtyard. The units along Bonita Canyon Drive have been pulled back, and the roofline is lower. An amenity deck is located on the Bonita Canyon Drive side of the building. The project will utilize brown shingle siding to blend with the landscape. In reply to Commissioner Koetting's questions, Scott Peterson of Hines related that AT&T will relocate the monopole currently on the site. Mr. Berger did not believe lighting from the park will impact the project. Delivery trucks will drive into the pull-out area, unload, and back-out on to Ford Road. A walkway leads from the pull-out area into the building. The project does not include a service elevator; however, the two elevators are oversized, and one will likely be designated a service elevator. The courtyard will be screened from the sidewalk with a stone wall. HVAC equipment will be mounted on the roof and hidden behind the pitches. The roof deck will be a small viewing area. The roof pitch acts as a guardrail for the roof deck. Commissioner Koetting requested the applicant provide a detailed drawing of the pull-out area and a material board for the public hearing. In response to Commissioner Kleiman's inquiries, City Traffic Engineer Tony Brine reported the Ford Road cul-de- sac provides space for vehicles to turn around near the entrance to the project. During the week, Ford Road is lightly traveled. He did not have concerns regarding access to the project. Parking is prohibited on the north side of Ford Road near the project entry. The Fire Department does not have any issues with access to the site. Mr. Peterson advised that the environmental report for the project found no water or soil issues. The sale price will be in the range of $700-$800 per square foot. 6 of 8 Planning Commission Minutes April 18, 2019 Commissioner Kleiman requested the applicant provide more landscaping detail for the public hearing. Commissioner Ellmore requested the applicant provide information about wayfinding signage for the public hearing. In answer to Commissioner Ellmore's queries, Mr. Berger indicated delivery vehicles will park in the pull-out area. A call box will likely be located near the stairs for delivery drivers to contact residents. Depending on the market, the units may be condominiums or apartments. Community Development Director Jurjis added that the applicant will have the right to rent the units. Mr. Berger related that a pedestrian can exit the property along the driveway entrance or through a gate in the courtyard. The lighthouse elements will contain dwelling units and serve as wayfinding components. In response to Commissioner Lowrey's question, City Traffic Engineer Brine indicated the north side of Ford Road is clearly posted as no parking, but he was unsure of parking signage in the park. In reply to Commissioner Koetting's inquiries, Associate Planner Zdeba explained that the project does not exceed any of the thresholds contained in Charter Section 423. There have been no prior amendments in Statistical Area M6. Mr. Lawler reported heavy landscaping will screen the project from the AT&T switch station. In answer to Vice Chair Weigand's query, Mr. Lawler explained that AT&T will relocate the monopole to the other side of the building. Associate Planner Zdeba reported AT&T will need to file an application for a conditional use permit to relocate the monopole. A public hearing before the Planning Commission will be scheduled should AT&T file an application. Removal of the monopole would not require a planning application. He also stated that just prior to the study session, staff received an email citing concerns regarding traffic, parking, additional use of the park, the environmental component, and impacts on the school district. · Jerry Schmitt inquired regarding the zoning or future development for the lots located on the opposite side of the switch station from the project. Associate Planner Zdeba advised that the lots are designated open space. Mr. Schmitt encouraged the Planning Commission not to approve the project. The site would be perfect for an expansion of the park. Delivery vehicles backing from the site will be dangerous for pedestrians. Sean Hanna felt the project site would be better used as a park. The vehicle trips for the project are too low. He expressed concern about the impact on children bicycling to school. For a 1-acre parcel, four residential units would be better than 21 units. Jim Mosher assumed the applicant would purchase the property for the project should it receive the requested entitlements. The Planning Commission should understand Pacific Bell's plans for the monopole when considering the application. He did not understand the rationale for designing a pedestrian-unfriendly project when the park is adjacent to the project. He questioned the City's ability to prohibit members of the public from parking in a public parking lot. He inquired whether the windows at the top of the towers were decorative or functional and whether the added height for the towers is needed. Diane Hornby expressed concerns regarding visitors to the project parking in the lot for the park and traffic congestion in the mornings. In answer to Commissioner Koetting's queries, Mr. Peterson explained that the switch station controls cell phone signals. Mr. Lawler advised that an RF study confirmed the switch station does not produce a harmful electronic field. Mr. Lawler indicated the applicant would agree to a condition of approval that limits project residents' vehicle access to the parking lot for the park. The current park is adequate for users' needs. The parcel is owned by AT&T, and expanding the park onto the site is not an option at the current time. 7 of 8 Planning Commission Minutes April 18, 2019 In reply to Vice Chair Weigand's inquiry, Community Development Director Jurjis related that the City would have to purchase the property in order to convert the site to a park. A few years ago, the City was exploring the site for a dog park, but AT& T's sale price was cost prohibitive. Commissioner Koetting liked the architecture and the stepping of the stories, but added that wooden shingles deteriorate quickly. He acknowledged the layout as being creative and asserted that underground parking is necessary for the project. Commissioner Kleiman requested the applicant address its construction management plan during the public hearing for the project. Vice Chair Weigand suggested the applicant explore mitigations for traffic impacts and providing a public benefit. IX. STAFF AND COMMISSIONER ITEMS ITEM NO.5 None ITEM NO. 6 MOTION FOR RECONSIDERATION REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA. Community Development Director Jurjis reported the City Council will address preservation of beach-style cottages, third-story massing for residential structures, and construction impacts on residential streets in study sessions scheduled for April 23. On May 1, the General Plan Update Steering Committee will review responses to a Request for Proposals (RFP) for a consultant to facilitate the Listen and Learn process. Items are currently scheduled for Planning Commission hearings on May 9 and May 23. In answer to Commissioner Kleiman's inquiry, Community Development Director Jurjis advised that a decision regarding the proposal to prohibit Saturday construction has not been made. The Council has introduced and accepted an ordinance to limit the length of construction projects to three years and will consider adoption of the ordinance on April 23. Under the ordinance, a Hearing Officer can grant up to two 180-day extensions for construction projects, and the City Council will consider any additional extensions. If the Council adopts the ordinance on April 23, the ordinance will be effective at the end of May. Jim Mosher noted the City Council has called the Mesa Drive Townhomes project for review. ITEM NO. 7 REQUESTS FOR EXCUSED ABSENCES Commissioner Ellmore advised that he will not be present for the May 9 Planning Commission hearing . IX. ADJOURNMENT -8:23 p. m. The agenda for the April 18, 2019, Planning Commission meeting was posted on Friday, April 12, 2019, at 3:10 p.m. in the Chambers binder, on the digital display board located inside the vestibule of the ~h. a~bers at 100 Civic Center Drive, and on the City's website on Friday, April 12, 2019, at 3:09 ~· ! 8 of 8