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HomeMy WebLinkAboutGeneral Plan Update-Land Use, Circulation Elements, Implementation Program & DEIRCITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No? May 18, 2006 TO: PLANNING COMMISSION FROM: City Manager's Office Sharon Wood, Assistant City Manager 949 -644 -3222, swood @city.newport- beach.ca.us SUBJECT: General Plan Update: Land Use and Circulation Elements, Implementation Program and Draft Environmental Impact Report APPLICANT NAME: City of Newport Beach RECOMMENDATION: Receive public comments on the referenced elements and Implementation Program of the Draft General Plan and Draft Environmental Impact Report (EIR); provide direction to staff on revisions to the referenced elements of the Draft General Plan; and continue public hearing to June 8, 2006. DISCUSSION: The Planning Commission continued their review of the Land Use Element on May 4, 2006 and made recommendations to the City Council regarding four sub areas: Airport Area, Newport Center /Fashion Island, Mariner's Mile and Old Newport Boulevard. The City Council considered those recommendations at their May 9, 2006 hearing. The Council decided on an alternative for all four sub - areas, each of which would result in the same or fewer daily trips than the existing General Plan, while still preserving densities and intensities that would result in patterns of development envisioned in GPAC's recommendations and the draft General Plan. Sub Areas for Discussion at this Hearing At this hearing, staff recommends that the Planning Commission consider the following sub areas: Balboa Peninsula, Balboa Village, West Newport Highway and Corona del Mar. With the City Council direction to consider revisions to the land use plan that will result in lower trip generation than the existing General Plan,.the staff and consultant team have prepared an option for each sub - area, except West Newport Highway, that achieve the goal of trip neutrality which are discussed below. General Plan Update May 18, 2006 Page 2 Balboa Peninsula The draft General Plan and the traffic study divided the Balboa Peninsula sub -area into three geographic areas. Lido Village — In area "A" (Figure LU 19 on page 3 -85), staff recommends to change the land use designation from mixed use to Medium Density Residential (RM -A) for the harbor- fronting lots between the existing office building (Olen Properties) and the Via Lido/Via Malaga intersection. We recommend that the most southerly lot in this reach be designated Recreational and Marine Commercial (CM -A). Both of these changes recognize the reduced likelihood for mixed use development at this end of Via Lido and reflect existing land uses that are not expected to change. The mixed use designation for the remainder of area "A" is recommended for 1.5 FAR, as opposed to the maximum of 2.0 in the draft plan. This FAR is consistent with existing development. Area 'B" is also at the far end of Via Lido and less likely to support commercial uses. Staff recommends that it be designated Medium Density Residential (RM) with a density of 18 units per acre. (This is the same density that the City Council applied to West Newport Mesa, and it will be a new RM sub - category.) The result for this portion of Balboa Peninsula would be a decrease of 112,559 square feet of commercial floor area and a decrease of 197 dwelling units from that studied in the EIR. The resulting impact on traffic would be a reduction of 4,985 daily trips from the EIR and 3,203 fewer trips than the existing General Plan. Cannery Village — For area "C, no change is proposed from the mixed -use designation included in the draft General Plan. Area "G" is designated for mixed use in the draft plan, but was studied as commercial in the traffic model. Staff believes that commercial is the more appropriate designation, and we recommend Neighborhood Commercial (CN) north of 32nd Street and Visitor Serving Commercial (CV -A) in the remainder. This does not result in a change from the traffic model results for this area, 3,848 fewer trips than the existing General Plan. McFadden Square — In reviewing this area again, it was discovered that mixed use along the bay front had not been input to the traffic model. Correcting for the 177 residential units that could be developed in this location adds 998 daily trips. For area "E" and area "F" south of 28th Street, staff recommends reducing the mixed use intensity from 2.0 FAR to 1.2 FAR (0.3 FAR for commercial uses and 0.9 FAR for residential uses). This would result in 143,748 square feet less than the draft plan and a reduction of 4,947 trips from the EIR projection. The net change in trips for the correction and recommended intensity change would be 3,949 fewer than the EIR, resulting in 549 more trips than the existing General Plan. For the Balboa Peninsula corridor, the recommended changes to the land use plan would decrease trips by 8,934 from EIR projections and 6,502 from the existing General Plan. Z General Plan Update May 18, 2006 Page 3 Balboa Villaae Staff recommends designating the future site of the Newport Harbor Nautical Museum (currently the Fun Zone) as Private Institution (PI -B) instead of commercial. The Museum owns the property and its long -term use is likely to be institutional. Additionally, staff recommends leaving the remainder of the waterfront area Visitor Serving Commercial (CV- A), as shown on Figure LU20 on page 3 -89. This area includes the Balboa Pavillion and marine support uses, which the Historic Resources and Harbor and Bay Elements encourage preserving, and staff does not believe that residential use is either appropriate or viable here. The traffic model had considered this area mixed use, as directed by the Planning Commission and City Council. The result of these two changes would be a decrease of 991 trips from the EIR and 123 fewer trips than the existing General Plan. West Newport Hinhwav The draft General Plan proposes to consolidate the commercial areas and add some multi- family residential. The net increase in daily trips is approximately 800 above the existing plan. Russell Fluter has requested that the rear portion of his property at 6100 West Coast Highway be designated for residential use, instead of Visitor Serving Commercial (CV -A), as proposed in the draft General Plan (Attachment 2). Making the change requested by Mr. Fluter would eliminate 387 daily trips, but it would be counter to the planning concept of concentrating retail uses in two centers at Prospect and Orange Streets. In addition, this change would foster separate development of lots that have already been consolidated, rather than facilitating development on larger lots to make it more feasible to provide appropriate parking and good site design. Staff believes that the slight increase in trips from the proposed General Plan in this area is justified by the potential for improvement to an area that is an entry to Newport Beach. In addition, previous reductions in floor area ratio and residential density made by the Planning Commission and City Council for the West Newport Mesa and Old Newport Boulevard areas more than offset the increase in trips from the West Newport Highway area. Therefore, we are recommending no changes from the draft plan in this area. Corona Del Mar The draft General Plan does not change the land uses in the Corona del Mar business area. In the course of our work to verify information and prepare new land use maps, staff identified three properties that are candidates for a change in land use designation. All of the changes would result in a decrease of daily trips. Sherman Gardens — Change the land use designation from Neighborhood Commercial (CN- B) to Private Institution (PI -B). The change would accurately reflect the current and anticipated future land use and :traffic generation characteristics. The change would result in a reduction of 2,303 trips from the EIR. (This trip reduction was already counted in the Newport Center traffic impact area, and will not be counted again for Corona del Mar.) 3 General Plan Update May 18, 2006 Page 4 Crown Cove Senior Care Community — Change the' land use designation from Neighborhood Commercial (CN -B) to Private Institution (PI -B). The change would accurately reflect the current and anticipated future land use and trip generation characteristics. The change will result in a reduction of 1,783 trips from the EIR. Galleo's and Vacant Lots (3900 -3928 East Coast Hiahway) — Change the land use designation from Neighborhood Commercial (CN -B) to Medium Density Residential (RM -B). These properties are the easternmost lots on the northern side of East Coast Highway. They are adjacent to residential uses, and so removed from the commercial center of Corona del Mar that it is unlikely they would be successfully developed for commercial uses. The change would result in a reduction of 477 trips from the EIR. The overall decrease in trips for the sub -area with changes to these three properties is 2,157 trips below the existing General Plan (without the reduction for Sherman Gardens). Environmental Review The Draft EIR for the proposed General Plan was released for public review on April 24, 2006, and the public review period will close on June 8. The Planning Commission should receive public comments on the Draft EIR, as well as make comments of their own. Public Notice: Notice of this public hearing, and subsequent public hearings on the General Plan update and EIR, was provided by a quarter page display advertisement in the Daily Pilot on May 6, 2006. Government Code Section 65091 provides that, when the number of property owners to whom notice would be required to be mailed is greater than 1,000 (which is the case with a comprehensive General Plan update), notice may be provided by placing a one - eighth page advertisement in the local newspaper. Submitted by: Sh ron Wood Assistant City Manager Attachments: 1. Daily Trip Generation Plan to Plan Comparison 2. Letter from Russell Fluter ig a W w J a F z O (/J Q a O U g IL O a J IL z O F w w z w a a J a 0 W 0 a° O a v s Nn o o 0m e o w 0 Cl) 0 n 0 CY) o 00n e e O o M z r M N LO V r o a 2 U ODmOaDMNCO W con �n�v n n w (� OfDn N a0 n V a0 O r W n (00N0 V_ O N OD ODr9 n a0 Cl) � A t7 z r Nc'M r V v ODR ODM N M a U F- OD mv0vA)2f'- 0 to (14 tO OD o0n N M om� 07 rn co o U O cc "m f) W. O- m M O 0 n 0 O r w ) aD N O N <Y r O r V' LLD u7 r U) In N r CO r V 6 V' LO C fD 40 y IL N 00 T aF F Or co ODnO 1n0 Cr nrO 00 N n (O cO ODO CO r M r � J v 00rd'OD � v Mc0 0C) OOr b h O F W nOiN •- N V r V to Mr r 1n W OC)i 01fDP V A� OD co N to y IL r LU IL LU IL R' a 8a z z v¢ mQ J a WM- a w J O z mw2 w ul Q W2�Q w Q C7UJ w�~F -=U-)w LL -JW tU)w =O�d000 ~w~ >waOaWzHCL3:o w 0 Z w z W 0 0 F- CD J amzz0 >z Q a Z1 -01-Q Q LL :0,,Wm M5 5 JzzwoR<0 Q Q a 0 0 0 U w J w p w 7 W_ ¢mm00m22z0� mRU ES -3 W .3 x W Q m O w v c a 0 a w �n c Q L S Russell E Fluter 2025 W. Balboa Blvd Newport Beach, CA 92663 May 1, 2006 Sharon Wood, Assistant City Manager City of Newport Beach 3200 Newport Blvd. Newport Beach, CA 92663 SUBJECT: General Plan and zone change for 6 lots on 61" and 62°d Street, currently zoned commercial. I am the owner of the 8 1/z lots at 6100 W. Coast Highway. Please consider my request to change the zoning of the back 6 lots to residential (R -1). This change would be an improvement to the area. Sincerely, Russell E. Fluter CC: Steve Rosansky Ed Selich Michael Toerge J E) • � O lAA D a 2 „ 02Lr) cv_ ' � Asa �. �� J\ 0 0 \ ` N U• rt a .a t _L 133NdS g \. , e ED v pp J O � �• n w •, ® " A \ � • � p 4 f. 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