HomeMy WebLinkAbout12/08/1977A
COMMISSIONERS
City of Newport Beach
• o,°�ps�3� Special Planning Commission Study Session
�� p Place: City Council Chambers
Time: 2:00 p.m.
Date: December 8, 1977
MOLL CALL
Present
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EX- OFFICIO MEMBERS
R. V. Hogan, Community Development Director
Benjamin B. Nolan, City Engineer
STAFF MEMBERS
David Dmohowski, Advance Planning Administrator
Bill Darnell, Traffic Engineer
Joanne Bader, Secretary
General Plan Review -- Discussion of Possible
Development Alternatives
R. V. Hogan, Community Development Director,
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advised that the purpose of this Special Study
Session is to obtain direction from the Plannin(
Commission as to proposed alternative land uses
for testing against the City's Traffic Model.
stated that the Traffic Model is being prepared
to show two things: 1) the existing traffic in
accordance with the Traffic Model, and 2) traff-
projections for 1995. He advised that there hai
been a direction from the City Council to propo
alternative land uses which would reduce the
traffic impact between now and 1995 both from a
phasing point of view and from an overall pl.ann
development point of view. Mr. Hogan then
reviewed in detail the charts prepared by staff
delineating proposed commercial development and
proposed residential development (.Exhibits I ani
II attached).
Mr. Hogan then advised that staff has made
proposals for the possible alternatives. He
stressed that these proposals are only for the
Planning Commission's consideration and for
testing purposes against the Traffic Model. Th,
proposals that staff has made have been in thei
entirety a reduction from the General Plan
permitted development as it exists at this time
except for those which require General Plan
approval, but it includes the proposals that
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City of Newport Beach
December 8, 1977
moo« CALL
have been made for that possible future
development even where General Plan approval has
not yet been given. Mr. Hogan then reviewed
the staff's proposed alternatives. Beginning
with Newport Center, because it is the largest
of the development sites, Mr. Hogan suggested
that an overall reduction of 500,000 sq. ft.
in the maximum allowable floor area be tested
using the Traffic Model. This represents an
11.6% reduction in the maximum allowable.floor
area. He then suggested that the maximum allowa
ble floor area for the Koll Center, Emkay;
and Aeronutronics -Ford sites be reduced for
testing purposes by that same proportion.
Relative to the Castaways property, Mr. Hogan
advised that staff is .proposing that a portion
of the property presently proposed for hotel
and commercial development be changed to
residential development except for approximately
10,000 sq. ft. of commercial development which
would provide commercial support for beach
visitors and access to the beach by the public.
Staff advised that this would involve approxi-
mately 125 DU's on 25 acres. At 5 DU's /acre,
as suggested by staff as a possible reduction
(See Exhibit II), this change would increase
the residential portion of the site from 40 to -
65 acres and result in a total of 325 DU's
proposed.
In answer to a question by the Planning Commiss
as to why staff is proposing to change the
Caltrans parcels in West Newport to 8 DU's /acre
instead of 5 DU's /acre like the other propertie,
Mr. Hogan answered that this property is
presently up for disposal by Caltrans as surplu
property. Immediately across Superior Avenue
from that property is the property that is
designated for park purposes. Both of these
properties are owned by Caltrans, so staff
is trying to work out a reasonable relationship
for development of that property which would
allow a dedication of the property on the south
side of Coast Highway equivalent to the area
that the City needs for park purposes in that
area. He advised that if the allowable DU's
is reduced to 5 DU's /acre, it would reduce the
dedication requirement and consequently increas
the cost. This would mean that the City would
have to pay for acquisition of a portion of
that property.
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City of Newport Beach
December 8, 1977
ROLL CALL
Mr. Hogan stated that perhaps the Planning
Commission would like to consider conversion of
the Bayview Landing property to residential
development at 5 DU's /acre, rather than any
commercial development, and conversion of the
San Diego Creek North property to industrial
development rather than restaurant /hotel. He
emphasized that these uses would be for testing
purposes against the Traffic Model only.
Commissioner Balalis voiced concern with staff'<,
proposal of allowing 8 DU's /acre for the Caltra
property in West Newport. He advised that
although he can understand staff's logic of
allowing 8 DU's /acre so that the City can acquit
a free park, he feels that 320 DU's in that aree
is too dense.
In answer to a question by the Planning Commis-
sion, Mr. Hogan explained that staff's proposed
11.6% reductions on commercial development
were taken from the Maximum Allowable Floor Area
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This was done so that part of that would be
absorbed in the proposed reduction that the
owner has already made.
Motion
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Following discussion, a motion was made that thl
Planning Commission accept staff's proposed
reductions with the following revisions:
1. That the Caltrans residential property in
West Newport be changed to 5 DU's /acre.
2. That the Bayview Landing property be chan_ge4
to residential development at 5 DU's /acre.
3. That the Castaways commercial property be
changed to residential development at 5 DU'
acre, except for 10,000 sq. ft. of commerci
4. That the San Diego Creek North property be
changed to industrial development.rather
than restaurant /hotel.
5. That a 500,000 sq. ft. reduction from the
total Proposed Additional Floor Area be
made for Newport Center, rather than from th
Maximum Allowable Floor Area as proposed by
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staff.
6. That the total Proposed Additional Floor Ar
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City of Newport Beach
December 8, 1977
MOLL CALL
for Koll Center Newport, Emkay- Newport
Place, and Aeronutronics -Ford be reduced
by the same percentage as Newport Center,
i.e., 21.4 %.
Commissioner Frederickson voiced concern that th
support systems are not being considered;
that is, utilities, sewers, etc.
Ben Nolan, City Engineer, advised that most of
the backbone utility systems have been based on
earlier planning and are largely completed. He
further advised that he does not think the City'
sewer and water systems would be a significant
constraint. He stated that although he is not
too familiar with the gas and electricity situ-
ation, he feels that traffic is probably the
biggest problem.
Community Development Director Hogan advised
that both the gas and electric companies have
indicated that they are well able to provide
the system itself within Newport Beach. The
constraint would be in the overall supply in
this particular region as far as the volume of
both electricity and gas are concerned.
Commissioner Hummel felt that the City should
make sure that the utility companies are talking
about the same kind of volume that the City is
talking about before it is assumed that the
supply is adequate. He feels that the support
systems situation should be included in the
Planning Commission's findings and recommendatic
Community Development Director Hogan advised
that staff feels, a baseline run should be made .
to determine what would happen if by 1995 none
of these major vacant land areas are developed.
A baseline run such as this would provide a
source of comparison between 1995 development in
accordance with the General Plan, a reduction
as approved by the Planning Commission this
afternoon, and no further development on any of
these properties.
Ben Nolan, City Engineer, suggested that the
Traffic Model also be used to examine the impact
of deleting selected links in the adopted
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City Of Newport Beach MINUTES
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ROLL CALL
circulation system, such as the extension of
University Drive and the San Joaquin Hills
Corridor. The Traffic Engineer estimated that
this additional work would cost around $1,000.
He also estimated that the total cost of
conducting the no- growth baseline projection
test, the reduction alternative test, and the
circulation system alternatives test would be
approximately $12,000.
Discussion was opened to the public and Dick
Reese, representing The Irvine Company, appeared
before the Planning Commission. He advised that
he feels that studying these alternatives for
re.sidential densities and commercial intensities
is a very logical thing to do. He then advised
that The Irvine Company agrees there is a proble
and that they, as a major land owner, are going
to have to participate in a solution to this
traffic problem. He stated that The Irvine
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Company is hopeful that the Traffic Model will
indicate that the problem is perhaps not so big
and that the required solutions are not so sever
as to require heavy reductions in land uses.
He advised that he feels Newport Center is one
of the areas most capable of handling the planne
intensity of.use. He further advised that
Newport Center is a regional transit terminal
and has one of the highest ridership experiences
of any transit stop in Orange County and he
believes that with the addition of a specific
transportation bus terminal, the ridership will
continue to increase. He then spoke in favor of
a baseline run presuming no additional.developme
on these major parcels as well as future open
work sessions such as this one.
Margot Skilling, resident of West Newport,
appeared before the Planning Commission and
brought notice to two large developments in
West Newport, i.e., Versailles and Newport Crest
She stated that Versailles is around 30 units
per acre having one - bedroom units and, therefore
not too crowded. However, Newport Crest, on
the other side of Superior, is 12 units per
acre having four bedrooms and a den per unit.
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She advised that the Traffic Model will not be
able to determine the input of units per acre
unless it can distinguish whether one - bedroom
units are being referred to or four - bedroom unit
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COMMISSIONERS
of Newport Beach
December 8, 1977
ROLL CALL
Bill Banning, of Beeco, Ltd., appeared before
the Planning Commission and questioned whether
there is a dramatic benefit by reducing density
to a particular level. He also questioned
whether the contribution to the overall traffic
from development in a particular region could bl
measured. In relation to the arbitrary
reductions, Mr. Banning felt that sometimes
these reductions can stay in people's minds in
saying that what's good for one area is good fol
another- -even though there may be no correlatiol
between them.
Tom Morrissey, representing Aeronutronics -Ford,
appeared before the Planning Commission and
spoke in favor of studying various alternatives
such as this. He then advised that perhaps
the Planning Commission should give some thought
to equalizing proposed build -out floor area
ratios among the similar types of land uses as
opposed to across - the -board cuts and advised of
his hope that the opportunity to examine this
possibility might arise.
There being no others desiring to appear and
be heard, the discussion was closed to the publi
Commissioner Cokas requested that Commissioner
Balalis' motion be revised to include a seventh
item to read as follows:
7. That the baseline runs as discussed by staff
be made.
Commissioner Balalis accepted this addition to
his motion.
Ayes
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Commissioner Balalis' amended motion was voted
and passed unanimously.
There being no further b iness, Planning
Commission adjourned th !eetingg Time: 4:55 p.
I1C
AUL L. B L ALISS,SSecretary
Planning Commission
City of Newport Beach
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