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HomeMy WebLinkAboutNEWPORT PLACE RESIDENTIAL JUSTIFICATION FOR WAIVER Justification for Waiver The Residences at Newport Place Newport Beach, California September 23, 2015 Prepared for NNeewwppoorrtt PPllaaccee RReessiiddeennttiiaall Prepared by The Residences at Newport Place Justification for Park Waiver Newport Beach, California by KHR Associates -1- Justification for Park Waiver The Residences at Newport Place Newport Beach, California September 23, 2015 The Residences at Newport Place is a proposed mixed-used development project that will replace a 40+year old existing shopping center known as “MacArthur Square.” The project site is located within the Newport Place Planned Community area of the City of Newport Beach, and is bounded by Dove Street, Scott Drive, Corinthian Way, and Martingale Way. The project site is subject to the Newport Place Planned Community Residential Overlay which allows multi- family residential uses. Justification for Waiver of Park Dedication Per the City of Newport Beach’s Land use policy 6.15.13, in each neighborhood, the first phase development is required to dedicate and improve at least 8 percent of the gross land area, or ½ acre, whichever is greater, as a neighborhood park. This requirement may be waived by the City where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents, and when an in-lieu fee is paid to the City for the acquisition and improvement of other properties as parklands to serve the Airport Area. The proposed project could introduce an additional 853 residents to the City based on the 2013 average of 2.22 people per household in the City of Newport Beach. Although the project will feature an abundance of on-site private open space and recreational amenities, the increase in population in the area could increase parkland demand. The Airport Area currently does not have any existing parkland due to the fact that there are currently no residential developments in this area. When completed, the recently approved Uptown Newport project, located within the Airport Area on the west side of Jamboree between Birch and MacArthur would introduce two 1-acre public parks to the Airport Area. The future residents within the Airport Area would most likely use existing facilities within the proposed project’s service area - Santa Ana Heights, which is currently identified as having a park shortage, and the Eastbluff and Big Canyon service areas, which are both identified as having substantial surpluses in park areas. After discussion with the City, it was determined that dedicating land for a 0.5-acre park would not adequately meet the goal and intent of the Neighborhood Park dedication requirement. This is due to the fact that the size and amenities would not coincide with the General Plan definition of a Neighborhood Park, as well as the park not being suitably located to service the needs of other residents within The Residences at Newport Place Justification for Park Waiver Newport Beach, California by KHR Associates -2- the City. Therefore, in the interest of best serving the parkland needs of larger numbers of residents, the project will instead pay an in-lieu park fee, computed per the City’s Municipal Code Section 19.52.070, and resulting in a fee amount of $1.25 million dollars. The payment of this fee will allow the City to acquire new parklands, extend access to parklands, and/or maintain and improve existing parklands.