HomeMy WebLinkAbout2013-09-17_3_The Hangars siteLUE Amendment CommittteeBURNS, MARLENE
From:
Wisneski, Brenda
Sent.
Monday, September 16, 2013 4:01 PM
To:
Burns, Marlene
Subject:
FW: The Hangars site /LUE Amendment Committtee
Attachments:
2013 -09 -13 Hangars Ltr to City.pdf
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From: Carol McDermott [mailto:carolCaleallcl.coml
Sent: Friday, September 13, 2013 3:40 PM
To: Selich, Edward; Wisneski, Brenda; Ramirez, Gregg; Brine, Tony
Cc: George Y. Ragheb
Subject: The Hangars site /LUE Amendment Committtee
Dear Chairman Selich and staff: we very much appreciate the staff recommendation to the committee
regarding The Hangars site and pledge to work with you on insuring the successful passage by the
voters of this important LUE update. While I know the packet for the committee has gone out, I have
also attached a letter indicating that we have hired a noted traffic consultant (Paul Wilkinson) to
assist in reviewing the potential for reasonable and justified adjustments to the traffic model for the
airport area. I am hopeful it can be distributed to the committee as well. Thank you for your
collective efforts on this important issue. cmmc
Carol Mentor McDermott, AICP
Founder & Principal
Entitlement Advisors, LLC
5000 Birch, Suite 400
Newport Beach, CA 9266o
(949) 717 -7939, office
(949) 422 -2303, cell
carol(cr�eallcl.com
From: Stephanie Makhlouf fmailto: Stephanie (clinsiterealtyadvisors.coml
Sent: Friday, September 13, 2013 3:32 PM
To: Carol McDermott
Subject: Hangars Letter
&Rpp� &4
Executive Assistant
InSite Realty Advisors
5000 Birch Street, Suite 400
Newport Beach, CA 92660
0: M9) 333 -95M
F: (949) 209- 2045
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GOVERNMENT
SOLUTIONS 'NC 1]
September 13, 2013
Mr. Ed Selich, Chairman
LUE Advisory Committee
Ms. Brenda Wisnewski, Deputy Director
Mr. Tony Brine, City Traffic Engineer
City of Newport Beach
loo Civic Center Drive
Newport Beach, C 92657
Re: Revised Proposal to allow The Hangars site to be included in the LUE
Amendment
Dear Mr. Selich, Ms. Wisnewski and Mr. Brine:
We appreciate the staff recommendation to the LUE Committee to "revise the
land use designation to CG by re- allocating "trips" available from the reductions
of other properties in the City (with corresponding revision of the Anomaly
table)" for The Hangars site on Birch between Dove and Quail.
Since the meeting held on September 9, 2013 with Brenda, Tony, Gregg Ramirez
and Marlie Whiteman regarding The Hangars site, we have continued to consider
how better to devise a land use proposal to allow for the local serving retail the
Airport Area needs at this 16 -acre site. While we have been requesting a change
from CO -G to CG, we are also open to a Mixed Use designation, whether the MU-
H2 as shown on surrounding property or a new MU category we might work with
you to create.
Responding to unmet demand for retail in the airport area of the city, but
needing to protect the existing office entitlement, we reviewed the current traffic
model traffic generation factors to determine how to increase the entitlement
while respecting the goal of traffic neutrality. We discovered that without
amending the traffic model to better reflect the capture of existing trips in the
area which can be expected to utilize the proposed retail, adding adequate retail
development potential could not be traffic neutral. However, we also recognized
that there are lo,000 s.f. of office allowed on the site but not built, which can be
traded for capacity in the traffic system. Therefore allocating the unused trips
from this site with saved trips from other reductions is a positive approach.
5000 Birch Street I Suite 400 1 Newport Beach I Califomia 192660
GOVERNMENT
SOLUTIONS INC
In addition, we are engaging the traffic consulting firm of LLG, Paul Wilkinson,
to work with us on how the Model Trip Generation Rates might be refined to
better address the conditions surrounding our site, recognizing how many trips
currently leave the airport area mid -day due to a lack of locally serving retail. The
findings from the study will not be available for a few weeks but we respectfully
request committee support for keeping this property on the list of proposed
amendments while we work with the consultant and the Staff to determine some
creative way to determine more realistic traffic assumptions for this site. It
continues to be our goal to retain the current office entitlement while adding the
maximum retail to the site.
While we recognize this letter is late for the mailing to the Committee, we
respectfully request the Committee's support for time to work with the staff and
consultant to consider a revised proposal of both the amount of square footage
for the site and the traffic assumptions that will support it. We thank you for your
efforts to work with us to address this issue.
Sincerely,
Carol McDermott
Consultant
Cc: Gregg Ramirez
Marlie Whiteman
5000 Birch Street I Suite 400 1 Newport Beach I California 192660