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HomeMy WebLinkAbout09/09/1999CITY OF NEWPORT BEACH • Planning Commission Minutes September 9, 1999 Study Session Meeting - 6:00 p.m. ROLL CALL Commissioners Fuller, Tucker, Ashley, Selich, Gifford, Kranzley and Hoglund. Commissioner Hoglund arrived at 6:10 p.m. STAFF PRESENT: Sharon Z. Wood - Assistant City Manager, Economic Development Dan Ohl - Deputy City Attomey Rich Edmonston- Transportation and Development Services Manager Ginger A. Varin - Planning Commission Executive Secretary Patrick Alford - Senior Planner • Public Comments None Posting of the Agenda: The Planning Commission Agenda was posted on Friday, September3, 1999 0 NDEX Public Comments Posting of the Agenda • City of Newport Beach Planning Commission Minutes September 9, 1999 SUBJECT: Newport Center EIR Notice of Preparation Planning Commission review and comment on the Notice of Preparation for the Environmental Impact Report being prepared for the Newport Center General and Specific Plans. Assistant City Manager Sharon Wood commented that this the first of two meetings that are planned for the Notice of Preparation for the Environmental Impact Report. The second meeting will be held on Tuesday, September 14, 1999 at 7 p.m. in the City Council chambers. Mrs. Wood explained they wanted to have a special session for the Planning Commission because the Commissioners have indicated their interest in having study sessions on this project as we go along. Mrs. Wood introduced the consultant team. For Project Management, preparation of the General plan amendment and zoning document, the City has retained the firm of Hogle- Ireland. Hogle- Ireland has been working with City staff on phase I to get the project going. The contract for their continuing efforts is going to the City Council on Monday, September 13, 1999. Mrs. Wood introduced Larry Hogle, a principal of the firm, Roger Green, the Project Manager and Ray Brantley who will be managing the EIR process. . Mrs. Wood noted that a representative, Jason Brandman, from the environmental firm that was selected to do the environmental impact report, Michael Brandman and Associates, was in attendance this evening. Mr. Brantley commented that they were present this evening to receive questions and clarify any issues that the Planning Commission had with regard to the environmental review process and also, as part of the scoping process, to obtain input from the Planning Commission as well as members of the public who are in attendance at this meeting. Mr. Brantley noted that any specific questions regarding the project itself, that is the proposed physical development, will be addressed by Roger Green or Larry Hogle. Mr. Brantley stated that a Notice of Preparation was distributed to the public in the middle of August. The California Environmental Quality Act requires all lead agencies, in this case the City of Newport Beach, to initiate a Notice of Preparation process for input for the scoping of environmental impact reports. With regard to this particular project, the 30 days are up on September 15, 1999. As part of the process, input is also being solicited from various state, regional, national as well as other jurisdictions, and residents. Mr. Brantley explained that the format for the meeting next Tuesday will be less formal with charts from which members of the public may identify concerns and issues that they may have with the project. Those concerns and issues will be • placed on flip charts so that everyone can identify the composite of those INDEX Item No. 1 Discussion only City of Newport Beach • Planning Commission Minutes September 9, 1999 concerns Commissioner Fuller asked where the Avocado North site is as it is not on the map. He asked if it could be identified on the map. Mr. Green responded that they would add it to their maps. Commissioner Fuller then referred to handwritten page 29 and asked where the 166 residential units in the Newport Beach Country Club were located. Mr. Green responded there is a preliminary site plan, which he did not bring this evening, from the property owner and he could not answer as to the exact location. Mr. Green noted that he thought they would be located near the main entrance of the country club area where the clubhouse is located. Mrs. Wood commented that she thought they were more oriented to the tennis courts rather than the golf course. Commissioner Fuller referred to block 500 and noted that the proposed addition is 450,000 square feet and asked if that would be an 18 -story building? Mr. Green commented that his understanding was that it would be a 20 -story office building. Commissioner Fuller directed attention to handwritten page 16, in the middle of the first paragraph where it requests an 18 to 20 -story office building. He stated he was not sure if that was 18- stories in block 500 and one in block 700. Mr. Green commented that for block 500, The Irvine Company is proposing a 20 -story office building. For block 700 it would be an 18 -story building. Commissioner Ashley interjected that perhaps there was an error and perhaps there would be an 18 -story building in block 500 and a 20 -story in block 700? Mr. Green stated that what he hears from The Irvine Company representatives is that there will be an 18 -story office building in block 500. Mr. Green confirmed that the building in block 700 is also 18- stories. Commissioner Fuller referred to the first paragraph on page 16 and asked what was the 20 -story referred to? Mr. Green stated that is an error in the document and will be corrected on future documents. Commissioner Fuller referred to block 800 and the 180,000 square foot structure and asked how many stories it would be. Mr. Green responded that it is a 14 -story office building. Commissioner Fuller referred to block 600 with 150 residential units and asked if that would be apartments? Mr. Green responded that is correct. Commissioner Ashley for clarification, commented that the Commission was asked to review the General Plan process as a focus on planning goals and concepts and not to become specific on block by block allocations. In other words to make generalizations as to what we would like to see materialize in the Newport Center area. On handwritten page 29, there is some reference to the gross square footage summary, and it is on a block by block basis. If • we are to ignore that, even though it is before us, and only focus on • City of Newport Beach Planning Commission Minutes September 9, 1999 concepts, goals and generalizations, how do we do that? Mrs. Wood responded that we are trying to do some of each in this project. There were a number of individual General plan amendment applications submitted, and they were initiated by the City Council. We have a duty to proceed with those through the review process. The Planning Commission and City Council, during the joint study session, decided to combine all those specific projects into one comprehensive look at Newport Center. We are looking at the specific things over the near -term because those are requests that developers and property owners have made. Mrs. Wood stated that they are also looking at the longer term for Newport Center, and that is what will be done in a more general policy oriented way, trying to get away from our existing method of allocating square footages block by block. Commissioner Ashley asked if they could look at both in fact as this process proceeds, and at the end, it will all be reduced to an overall concept plan for Newport Center that can become a part of the amended General Plan? Mrs. Wood responded the long -range part of it, yes. But there will also be either a specific plan or a planned community document, some kind of zoning regulation document that will be unified for all of Newport Center for the nearer -term development that we know the specifics on now because we have property owner driven applications. • Commissioner Ashley asked if they are planning development agreements with the various owners of the property in Newport Center to establish that they will be able to get the kinds of densities or intensities that will come from this General plan amendment process. Mrs. Wood responded that they are assuming that each of the property owners who have a General plan amendment application will want a development agreement to protect any entitlement that is approved. Mrs. Wood emphasized that they are thinking of those only in terms of the nearer -term things that will be included in whatever kind of zoning amendment we do and not for the longer -term plan general concept, which will not be that specific property by property. Chairman Selich commented that he feels it is important for the Commission to keep in mind that they are doing a comprehensive zoning document along with the General plan amendment. Chairman Selich noted that they had talked about combining all the various planned community regulations into one comprehensive zoning document and therefore, views this at the level of a specific plan level as opposed to a general plan level. Commissioner Tucker referred to the retail segment in Fashion Island. He noted it is his understanding that The Irvine Company presently has 285,000 square feet of entitlement that is not built, and they are seeking another 200,000 square feet in Fashion Island, which is 485,000 square feet of additional space that could be built in Fashion Island. Commissioner Tucker commented that he would like to have some sense as to what is the concept, • rather than just approve 485,000 square feet. Commissioner Tucker expressed INDEX . City of Newport Beach Planning Commission Minutes September 9, 1999 concern about the ambiance of the retail segment of Fashion Island, and asked where is the 485,000 square feet going to go, how is it going to fit in with what is already there? If there are more benign general retail uses versus high traffic retail uses; it will certainly change the needs for where the parking would go, how much more parking is needed. Commissioner Tucker noted that there are places in Fashion Island, as more restaurants are being added, where it is difficult to find parking, and there are other places where it is not so difficult. Commissioner Tucker commented that as part of the overall environmental impact report, they would need more specifics on how the retail is going to fit together. Commissioner Tucker expressed that overall the parking in Fashion Island needs to be looked at to make sure the parking ratios that work are based upon the uses that are intended. Commissioner Tucker commented that he is not demeaning anything The Irvine Company is trying to do and stated he felt that they have done a fabulous job in making Fashion Island a great location. Commissioner Tucker expressed that the public needs to know what is in store in terms of what the feel of the project is going to be. Chairman Selich referred to the map and noted that he thought the map was somewhat in error. Chairman Selich commented that he thought the triangle on San Joaquin and Jamboree Road should be included as part of the • project description as it fits within the geographical boundary. The Texaco station is part of Fashion Island and has one of the entrance signs on it. Commissioner Selich stated he would like expansion on how the traffic analysis is going to be handled and what we will be doing there. Mr. Brantley commented that, for the traffic study, the City has hired consultant Austin - Faust to update the model for the traffic study to be prepared for this project, and to include the additional square footage being requested. The traffic study is intended to look at a range of alternatives and parking management and parking requirements for Newport Center. They are starting to get that process under way now. Chairman Selich asked if anything is being done to document traffic generation coming out of existing Fashion Island as part of that study or are standard criteria being used? How is that going to be handled? Mr. Brantley commented it is something they could look at as part of the preparation of the traffic study. Chairman Selich noted that it seems there is a lot of synergy between a lot of the uses at Fashion Island and that perhaps some of the standard traffic applications are not applicable. Mrs. Wood stated that she thought The Irvine Company has done some research into that question and will be providing us with some information. Commissioner Ashley commented, from the point of view of being somewhat pro- active, that he has heard a great deal of sentiment in this community expressing the need for more housing in Newport Center and perhaps less commercial development (aimed more at office development). Commissioner Ashley noted that in many ways, residential development is • very compatible with office development in terms of parking. He wondered if INDEX • City of Newport Beach Planning Commission Minutes September 9, 1999 there is going to be room in the general plan analysis that is going to be proposed for consideration on a pro- active basis for residential development in Newport Center as an alternative to some of the things that are being presently proposed by landowners? Mr. Brantley commented, if it is the sentiment of the Planning Commission, for inclusion in the environmental impact report, they could definitely consider that in terms of the alternatives that are selected for analysis. Mrs. Wood stated she thought that could be done either for the short-term, or since the property owners have not proposed very much residential over the short-term, that could be another thing to be looked at for the long -term general plan study for Newport Center. Chairman Selich asked Mrs. Wood if the way they were forming their alternatives was in a manner that they would need direction from the Commission to include that as an alternative? Mrs. Wood responded that they were still developing the alternatives and will be continuing to develop them as they receive some of the preliminary analysis and environmental information. She stated that it would be her preference not to have the Commission direct them to include a residential alternative at this point. Ms. Wood commented they would like direction to analyze and look at it and they could come back to the committee and perhaps to the whole Commission with some of the preliminary analysis then see if it makes sense to everyone to have that as an alternative. Chairman Selich asked Mrs. Wood • to note Commissioner Ashley's concern and if it does not take any action by the Commission? Mrs. Wood responded that was fine. Commissioner Ashley commented on the senior center, the Oasis, in Corona del Mar and funded by the City of Newport Beach. The Oasis Senior Center has made a survey of the senior citizens who are members of the Center to talk to them about their present housing situation. Commissioner Ashley noted that the survey has indicated to the Oasis management that the cost of housing is continually increasing. People, who are already on Social Security income and other kinds of pensions, do not have the ability to keep up with the soaring rents and costs. They have been asking for a senior housing center to be developed, especially at Newport Center. Commissioner Ashley expressed that The Irvine Company observed the same thing and proposed a senior housing center in what is called Newport Village. Recently there have been counter proposals that the Newport Center library would like to establish a cultural auditorium, parking structure and additional area adjacent or contiguous lot at Newport Center. The proposal would occupy some of the 12 -acre property, approximately 3- acres. Commissioner Ashley commented that there is another counter proposal from the City Council that has indicated that since The Irvine Company dedicated the property to the City, they would like to see the property put to a park. There is a lot of competing interest for this site. Commissioner Ashley stated that he would side with the idea that it should have been a senior center. It is directly across the street from medical office complex, a block from the public transportation center, a • block from the public library, adjacent to shopping and grocery store. 6 INDEX . City of Newport Beach Planning Commission Minutes September 9, 1999 Iheretore, it has a lot of the tocilities that seniors need to get around as a pedestrian. Commissioner Ashley stated that he considers this the best location in the City for a senior center, Newport Village. Mrs. Wood commented that all three of the uses mentioned would need be analyzed as alternatives because they have all been proposed and are being discussed. Commissioner Tucker referred to handwritten page 29, the paragraph after paragraph 8. It says that a number of property owners have outlined additional development on their property, and the last sentence says "...This level of development and a small additional amount to allow for minor additions will be included in the zoning document." Commissioner Tucker commented that there is 1,330,000 square feet plus 166 residential units, approximately. Commissioner Tucker asked if this is suggesting what is going to be approved? He asked if the environmental document is being done assuming that and it comes back to a hearing to decide what gets approved? Mr. Green agreed with Commissioner Tucker's last statement. Commissioner Tucker referred to Development Agreements where it says it is anticipated that most property owners requesting additional square footage will want to enter into a development agreement as part of this process. Commissioner Tucker asked what the City would get in return? Mrs. Wood • commented that specifics have not yet been discussed. Mrs. Wood noted that typically there have been circulation improvements above and beyond what would be required just from the traffic generated from that project. In the past, the City has received open space in that fashion. Commissioner Tucker asked if there was a quid pro quo for that? Mrs. Wood responded definitely. Commissioner Tucker commented on the form itself. He noted the words 'potentially significant impact' are used in some places when it really should be 'potentially significant unless mitigated.' Commissioner Tucker suggested comparing the checklist with the text. He commented that several were not consistent in the text versus the boxes that were checked. Commissioner Tucker referred to the Transportation and Traffic, "...complete study and model update will be performed consistent with standards of the City of Newport Beach requirements." Commissioner Tucker presumed this would be to judge the impacts of the additional footage on the entire city? He asked what the model calls for now, how for does it go? Mrs. Wood responded that the City's Traffic Engineer determines which of the intersections need to be analyzed. Mrs. Wood commented that it is not for the entire City but for a project of this magnitude it would be far- reaching. Commissioner Tucker referred again to the 1,330,000 square feet plus the 166 residential units are what is going to be analyzed? Mrs. Wood responded that would be called the project and there would be alternatives to that including • a no- project alternative. That would be something either a little more intense, 7 IP.11:1 City of Newport Beach • Planning Commission Minutes September 9, 1999 a little less intense, as well as whatever alternatives are put together for the longer -range general plan proposal. Chairman Selich referred to the paragraph that talks about a number of property owners have outlined additional development on the property and asked although it is not identified on the chart, are we considering the proposal that is the office proposal by the Granville Apartments? Mrs. Wood responded not as part of this project. She stated that was initiated separately and is a much smaller project and is going through the review process independently. Chairman Selich commented that he went to the site and has difficulty envisioning a bigger office building than is already allowed on it. He noted that he has a difficult time envisioning any office building that would allow the site to be developed and fall within the design guidelines that were setup on the entrance of Newport Center Drive. Chairman Selich stated that, to him, it should be analyzed as part of what they are doing and asked if it would be too late to include it here or if they could somehow get it on a parallel - processing track to evaluate it at the same time. Chairman Selich expressed that it is very important. Mrs. Wood commented that Patrick Alford is the planner on that project, and he could let us know the status. Commissioner Kranzley commented that he agrees that it should be included. Chairman Selich stated he thought the staff did not include it because the • square footage is so small but feels that even though the square footage is small, it has a major impact on a major entry to Newport Center. Commissioner Ashley asked if they should re -visit the 180 additional hotel rooms that were already approved for construction in block 600? Commissioner Selich noted that has already been approved, and this is a pending general plan amendment. Commissioner Ashley commented that there are impacts that will impact the traffic. Commissioner Ashley asked if that would be examined? Mrs. Wood responded that it would be examined in the cumulative analysis. Patrick Alford, Senior Planner, commented that he did not have a lot to report because, at this point, the application had not been filed. Mr. Alford noted that the amendment has been initiated but the applicant has not filed the general plan amendment. Mr. Alford pointed out that the applicant's representative expressed a keen interest in the design of the building and sees that as an offset to the additional square footage they are requesting. Mr. Alford noted they might possibly be interested in the design guidelines. At the initiation they were looking at an overlay as a vehicle which they could put some of the design features in with the application for the increased square footage.. Mr. Alford commented that the applicant might be interested in joining in and addressing those design issues as well. Chairman Selich commented that they should try and get it considered in what they are doing. • INDEX City of Newport Beach • Planning Commission Minutes September 9, 1999 Public hearing opened. Public hearing closed. Chairman Selich thanked the consultants for making their presentation to the Commission. Public Comments opened. Public Comments closed. Study Session adjourned to regular meeting at 7:00 p.m. *0* ADJOURNMENT: 6:45 p.m. RICHARD FULLER, SECRETARY • CITY OF NEWPORT BEACH PLANNING COMMISSION • INDEX Adjournment