HomeMy WebLinkAbout1442 -RECOMMEND APPROVAL OF GPA_LAND USE ELEMENT_DEVELOPMENT POLICY BRESOLUTION NO. 1442
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING APPROVAL
TO THE CITY COUNCIL OF AN AMENDMENT TO THE LAND
USE ELEMENT OF THE GENERAL PLAN TO SET EXISTING
FLOOR AREA RATIO LIMITS BY STATISTICAL AREA,
RATHER THAN BY PARCEL, AND TO REVISE POLICIES ON
VARIABLE FLOOR AREA RATIO LIMITS TO BE CONSISTENT
WITH ZONING CODE PROPERTY DEVELOPMENT
REGULATIONS [GENERAL PLAN AMENDMENT 96 -1 (D)]
WHEREAS, current land use policy establishes floor area limits for each of the City's
statistical areas to insure that traffic generated by commercial land uses does not cause the City's
circulation system to exceed desired levels of service; and
WHEREAS, that due to the mix of land uses and the development constraints of individual
parcels, the floor area limits of these statistical areas may not be reached; and
WHEREAS, it is desirable to allow this uncommitted development potential to be used on
parcels that can accommodate the additional floor area; and
WHEREAS, current land use policy must be amended in order for this to occur; and
WHEREAS, current land use policy establishes certain traffic generation limits that, which
if implemented literally, would preclude most types of commercial development within the City; and
WHEREAS, this land use policy must be amended to avoid conflicts with other land use
policies and practices; and
WHEREAS, pursuant to Section 707 of the Charter of the City of Newport Beach, the
Planning Commission has held a public hearing to consider a certain amendment to the Land Use
Element of the Newport Beach General Plan; and
WHEREAS, on July 18, August 8, August 25, September 5, September 19, and October 10,
1996, the Planning Commission of the City of Newport Beach held public hearings regarding General
Plan Amendment 96 -1 (D); and
WHEREAS, the public was duly noticed of the public hearing; and
WHEREAS, pursuant to the California Environmental Quality Act, it has been determined
that the previously certified Environmental Impact Report (EIR 140) prepared for the General Plan
update is adequate to serve as the environmental document for this project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Newport Beach that an amendment to the Land Use Element of the General Plan is recommended
for approval to the City Council to revise Development Policy B to read as follows:
Policy
B. To insure redevelopment of older or underutilized properties, and to preserve the value of
property, the floor area limits specified in the Land Use Element allow for some modest
growth. To insure that traffic does not exceed the level of service desired by the City,
variable floor area limits shall be established based upon the trip generation characteristics
of the use or uses preposedfm the site.
DISCUSSION
Traffic projections described and discussed in the report prepared by Austin Foust are based upon
the additional growth authorized in this Element and the trip generation characteristics of the various
uses that make up the four major land use categories. Analysis of existing development suggests that
retail and commercial areas typically generate 36 average daily trips for each 1,000 square feet of
building area.
Certain commercial and retail uses generate more average daily trips than others. For example,
restaurants and fast food outlets generate 6 to 10 times more P.M. peak traffic than hotel or motel
uses. General office more than 3 times the A.M. peak hour traffic than restaurant uses. Mini -marts
generate more average daily trips than any use, but the trips are spread out during the day with little
impact on peak hour traffic. To insure an appropriate mix of uses ILL! 4
gieate, incentive to engage in ases Mfich ate low traffic genciatom which wdl;ust overladen the
citeulatron syzsterxi floor area limits should be based, within limits, on the trip generation characteris-
tics of the use ar latu1 uses proposed for the site. However, the City must exercise strict control over
both the size of the structure and uses permitted to insure the trip generation characteristics of the
project do not exceed those anticipated for the "base Floor Area Ratio" limits established by this
element.
IlvIPLEMENTATION
The building intensity standards specified in this element establish a base floor area ratio on
properties within commercial areas and these limits shall be maintained except as provided in
this policy.
The City shall establish a variable floor area limits based upon the trip generation
characteristics of the usPc"r tad uses p, uposed fbi any pa, ticular parc . The variable floor
area ratio limits shall be based upon the following criteria:
a. The "base FAR" sets a square footage amount for the site
the estimated weekday vehicle trip 9"" W, W, rate and tha:ntumber OE Weekday N. hiI
trips during peak traffic hours LI affiC and 3 t, Ops pe, 1,000 square feet for peak hour
traffic. These factors shall establish the "Traffic Generation Limit" for the site r
statt qw aria in question.
G Land uses with significantly lower than average estimated weekday vehicle trip
generation rates or with a sigtficantly low number of vehicle trips during peak traffic
hours shall be increased to a maximum FAR calculated prorata on trip generation
characterisries.
Individual properties may be allowed to exceed the "base FAR' up to the "maximum
FAR" established for the statistical area in which the property is located if the mix of
existing and approved land uses does not exceed the statistical area's "base FAR" and
if there are no undeveloped or underdeveloped properties of sufficient size which, if
developed, would cause the statistical area's "base FAR" to be exceeded
d-e. The "base FAR" estabhsl ed for a; statvs69 area can be exceeded up to a the
"maximum FAR" defined fbL each specific we if it can be demonstrated that the
traffic generated from the proposed use does not exceed the "traffic generation limit"
either in terms of total or peak hour trips. The increased FAR would be subject to:
1) Discretionary review by the City;
2) A finding that the building tenants would be restricted to the uses upon which
the traffic equivalency was based;
3) A finding that the increased FAR does not cause abrupt scale relationships
with the surrounding area; and
4) The recordation of a restrictive covenant which would bind future owners to
the low -trip generation uses which justified exceeding the base FAR.
ADOPTED this 10th day of October, 1996, by the following vote, to wit:
AYES Thomson, RidQeway. Kranzlev, Adams,
Gifford. Selich, Ashley
NOES None
F.T.T,YAWI
BY`
Garold B. Adams, Chairman
J
BY
dward Selic Secretary
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