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Home My WebLink About24 - Final Tract Map 15584, Bonita Canyon (Irvine Apartment Communities) Located at the Northeast Corner of MacArthur Boulevard and Bonita Canyon Drive; Planning Area 26 (Bonita Canyon)�fq,ppRT CITY OF NEWPORT BEACH Hearing Date: January 11, 1999 p�` m COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.: 24 n PLANNING DEPARTMENT Staff Person: Scot E. Ferris J _ � moo NEWPORT BOULEVARD 644 -3231 NEWPORT BEACH, CA 92658 (714) 644-52 —% FAX (74) 644 -5250 REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: Final Tract Map No. 15584, Bonita Canyon (Irvine Apartment Communities) Located at the Northeast Corner of MacArthur Boulevard and Bonita Canyon Drive; Planning Area 26 (Bonita Canyon). SUMMARY Final approval of portions of the residential subdivision for Bonita Canyon (Irvine Apartment Communities). ACTION: Approve Final Map of Tract 15584, with the finding and subject to the condition of approval set forth in the attached Exhibit "A ". LEGAL DESCRIPTION: Lots 1, 2, 3 and Lettered Lots "A" through "D" and "F" of Tract 15317 ZONE: PC (Bonita Canyon) OWNER: The Irvine Company (Irvine Apartment Communities) Points and Authority • Final Map procedures are set forth in Chapter 19.16 of the Municipal Code. VICINITY MAP Final Tract Map No. 15 5 841 ' Subject Property and Surrounding Land Uses Current Development: Graded Vacant Lot To the north: Is the S.J.H.T.C. with vacant land (Commercial Land Use Designation) To the east: Are New Single Family Residential Homes To the south: Is Vacant Land with Single Family Residential Homes Beyond To the west: Are Single Family Residential Homes. Page 2 Background On January 12, 1998 the Newport Beach City Council approved a resolution to amend its sphere of influence to include Planning Areas 26, 27 and 28, and to annex Planning Area 26A (Bonita Canyon). The City Council also approved a development agreement with the Irvine Company and an Agreement Respecting Detachment/Annexation of Planning Area 26A with the City of Irvine. These agreements provide for the orderly transition of development responsibilities from Irvine to Newport Beach as land development takes place. At its meeting of March 19, 1998, the City of Irvine Planning Commission approved Tentative Tract Map No. 15584 for the subdivision of the parcel of land into 10 numbered lots and 14 lettered lots in conjunction with a 1,052 unit apartment development (a copy of the staff report is attached). A copy of the previously prepared environmental document and traffic study are available in the Planning Department for review of Planning Area 26 (Bonita Canyon). itreet Names The City's Subdivision Code requires the Planning Commission to review and approve the street names for new subdivisions. The Planning Commission reviewed and approved the street names for Tract 15584 at its November 19, 1998 meeting. Proposed Final Tract Map and Recommendation Procedures in Section 19.16.150 of the Municipal Code provide that if the City Council determines that a Final Map is in conformity with the Tentative Map and is satisfied with the plan of subdivision, it shall approve the map. The City of Newport Beach Planning and Public Works Departments have reviewed the Final Map of Tract Number 15584 and are satisfied with the plan of the subdivision. In addition, the required Subdivision Agreement and bonding have been submitted to and approved by the Public Works Department for the on -site improvements. Staff is of the opinion that the Final Map conforms with the approved Tentative Map and therefore, recommends approval of the Final Map, with the finding and condition set forth in the attached Exhibit "A ". Staff has not included an exhibit for denial, since the Final Map conforms with the tentative map. Submitted by: Prepared by: SHARON Z. WOOD SCOT E. FERRIS Assistant City Manager Associate Planner Attachments: xhibit "A" Excerpt of City of Irvine Planning Commission Staff Report dated March 19, 1998 Final Map of Tract No. 15584 Attachments available in the Planning Department: Environmental Impact Report for Planning Area 26 (SCH #95091032) Page 3 EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR FINAL TRACT MAP NO. 15584 Final Map of Tract No. 15584 Finding: That the Final Map of Tract No. 15584 substantially conforms to the Tentative Map of said Tract, with all changes permitted and all requirements imposed as conditions to its acceptance. Condition: That all conditions imposed by the City of Irvine Planning Commission in conjunction with its approval of the Tentative Map of Tract No. 15584 shall be fulfilled. Page 4 1 pp 4b REQUEST FOR COMMISSION ACTION �l e• PLANNING COMMISSION MEETING DATE: MARCH 19, 1998 SUBJECT: PUBLIC HEARING: VESTING TENTATIVE TRACT NO. 15584 (FILE NO. 31533 -TT) AND CONDITIONAL USE PERMIT 31532 -CPU FOR A 1,052 UNIT APARTMENT DEVELOPMENT WITH PRIVACY GATES; LOCATED AT THE NORTHEAST CORNER OF MACARTHUR BOULEVARD AND BONITA CANYON DRIVE; PLANNING AREA 26 ( BONITA CANYON); FILED BY IRVINE APARTMENT COMMUNITIES Director of Community Development RECOMMENDED ACTION 1. Open public hearing. 2. Receive staff report. 3. Receive public input. 4. Commission comments and questions. 5. Close public hearing. 6. Adopt a resolution entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF IRVINE APPROVING VESTING TENTATIVE TRACT NO. 15584 (FILE NO. 31533 -TT) TO SUBDIVIDE LOTS 1, 2, 3, A, B, C, D, AND F OF TRACT NO. 15317 INTO 10 NUMBERED LOTS AND 14 LETTERED LOTS FORA 1,052 UNIT APARTMENT DEVELOPMENT; LOCATED AT THE NORTHEAST CORNER OF MACARTHUR BOULEVARD AND BONITA CANYON DRIVE; PLANNING AREA 26 ( BONITA CANYON); FILED BY IRVINE APARTMENT COMMUNITIES 7. Adopt a resolution entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF IRVINE APPROVING CONDITIONAL USE PERMIT 31532 -CPU FOR THE DEVELOPMENT OF 1,052 UNIT APARTMENT DWELLING UNITS WITH PRIVACY GATES; LOCATED AT THE NORTHEAST CORNER OF MACARTHUR BOULEVARD AND BONITA CANYON DRIVE; PLANNING AREA 26 ( BONITA CANYON); FILED BY IRVINE APARTMENT COMMUNITIES 5 Planning Commission Staff Report March 19, 1998 Page 2 EXECUTIVE SUMMARY Irvine Apartment Communities has submitted an application for Conditional Use Permit 31532 - CPU and Vesting Tentative Tract No. 15584 to subdivide Lots 1, 2, 3, A, B, C, D, and F of Tract 15317 totaling 57.7 gross acres into 10 numbered and 14 lettered lots for the development of 1,052 apartment dwelling units with privacy gates. The lettered lots will be used as private streets, common areas, private drives, and landscaped lots. The proposed project is bounded by Bison Avenue to the north, MacArthur Boulevard to the west, Bonita Canyon Drive to the south, and the Arroyo active and passive neighborhood park to the east in Planning Area 26 (see PC Attachment 1, Vicinity Map). Normally, a residential project is reviewed through submittal of a Master Plan application. However, Zoning Ordinance Section V.E -404.8 requires approval of a Conditional Use Permit (CUP) to permit privacy gates for residential land uses. In circumstances where a project requires approval of a CUP in conjunction with a Master Plan, the two approvals may be combined into a single CUP, provided the CUP addresses all the Master Plan issues. The proposed vesting Tentative Tract Map and Conditional Use Permit are in compliance with the requirements of the Irvine Subdivision Ordinance, Irvine Subdivision Manual, and the City of Irvine Zoning Ordinance. For additional details on project acreage and adjacent land uses, please see PC Attachment 2, Information Sheet. Pursuant to Section 6 of the City of Irvine CEQA Procedures and Section 15168(e) of the State CEQA Guidelines, the project is covered by the previously certified Program EIR for Planning Area 26 Zone Change 18903 -ZC (SCH No. 95091032). The effects of the project were examined in the Program EIR, and all feasible mitigation measures and alternatives developed in the Program EIR are incorporated into this project. A copy of the environmental evaluation is attached for review and consideration (see PC Attachment 3). The Community Development Department has reviewed the applications and has determined them to be in conformance with all applicable standards. Staff recommends that the Planning Commission approve Vesting Tentative Tract No. 15584 and Conditional Use Permit 31532 -CPU. COMMISSION /ADVISORY BOARD RECOMMENDATION The Subdivision Committee reviewed Vesting Tentative Tract Map No. 15584 on February 25, 1998, and recommended Planning Commission approval of this application, subject to conditions. Since this recommendation was consistent with the staff recommendation, no summary of the Subdivision Committee's actions was prepared. STATEMENT OF THE ISSUES Issue 1: Detachment to the City of Newgort Beach On January 27, 1998, the City Council voted to detach Planning Area 26 to the City of Newport Beach. The City Council was interested in the City of Irvine reviewing and approving this (� apartment project prior to the detachment, which is scheduled to occur on May 4, 1998. Since Planning Commission Staff Report March 19, 1998 Page 3 ultimately the proposed project will be located in the City of Newport Beach, staff circulated plans to the City of Newport Beach for their review and comment. No comments from the City of Newport Beach were received in connection with the proposed project. Issue 2: Proiect Description The proposed project includes fifty -four buildings on nine lots. The project is divided into three different product types. Each product type cluster is labeled as a "village" on the site plan. The overall project density is 22.7 dwelling units per acre, which is less than the 31.0 dwelling unit per acre allowed in the 2.4 Medium High Density Residential zoning district. Access to the development will be taken from "A" Street, which is a spine road that intersects Bonita Canyon Drive to the south and Bayswater Street to the north. The "A" Street driveway entrance from Bonita Canyon Drive is not signalized and allows left -tums into the site, and right -in and right -out turning movements. The "A" Street driveway entrance from Bayswater Street allows full non- signalized access onto Bison. A second roadway, labeled as "B" Street, will provide full signalized access to MacArthur Boulevard. All entrances into the site will be gated to limit pedestrian and vehicular access. Boundary landscaping along Bison Avenue, MacArthur Boulevard and Bonita Canyon Drive will be provided by the master developer in lettered lots recorded with Vesting Tentative Tract No. 15317. No park dedications are required with this subdivision since parkland will be dedicated in accordance with conditions placed on Vesting Tentative Tract No. 15317 for Planning Area 26. The table below summarizes the proposed size of the units. TOTAL PROJECT Floor Plan Dwelling Units Total SF Studio 33 DU 529 SF 1 Bedroom 391 DU 670 SF - 1,213 SF 2 Bedroom 489 DU 1,002 SF - 1,581 SF 3 Bedroom 139 DU 1,273 SF - 1,559 SF Subtotal Village 1 1,052 DU The following tables list the distribution of units in each village VILLAGE 1 Floor Plan Dwelling Units Total SF Studio 33 DU 529 SF 1 Bedroom 219 DU 682 SF - 935 SF 2 Bedroom 214 DU 1,103 SF - 1,239 SF 3 Bedroom 47 DU 1,273 SF Subtotal Village 1 513 DU No. Bathrooms 1 Bath 1 Bath 2 Bath 2 -2.5 Bath No. Bathrooms 1 Bath 1 Bath 2 Bath 2 Bath I t Planning Commission Staff Report March 19, 1998 Page 4 Village 1 occupies the northern half of the project site. The dwelling units are configured among five 3 -story buildings. Each building is located over underground resident and visitor parking. Floor Plan 1 Bedroom 2 Bedroom Subtotal Village 2 Dwelling Units 172 DU 179 DU 351 DU VILLAGE 2 Total SF 670 SF - 1,213 SF- 1,002 SF - 1,241 SF No. Bathrooms 1 Bath 2 Bath Village 2 is located adjacent to Bonita Canyon Drive, between MacArthur Boulevard and "A" Street. The dwelling units are configured among nineteen 3 -story buildings. Resident parking consists of attached and detached single car garage spaces. Visitor parking is provided by uncovered surface parking. VILLAGE 3 Floor Plan 2 Bedroom 3 Bedroom Subtotal Village 3 Dwelling Units 96 DU 92 DU 188 DU TOTAL DEVELOPMENT 1,052 DU Total SF 1,166 SF - 1,581 SF 1,355 SF- 1,559 SF No. Bathrooms 2 Bath 2.5 Bath Village 3 is located adjacent to Bonita Canyon Drive, between "A" Street and the Arroyo passive neighborhood park. The dwelling units are configured among thirty 3 -story buildings. Resident parking consists of attached two car garages. Visitor parking is provided by uncovered surface parking. Issue 3: Parking The project meets the required resident and visitor parking as summarized in the table below. A detailed accounting of the parking requirements for each village is included in the Information Sheet (PC Attachment 2). Village Resident Visitor Required Provided Required Provided 1 758 spaces 927 spaces 128 spaces 171 spaces 2 528 spaces 528 spaces 133 spaces 178 spaces 3 338 spaces 376 spaces 47 spaces BA spaces Total 1,624 spaces 1,831 spaces 308 spaces 433 spaces I Planning Commission Staff Report March 19, 1998 Page 5 The Village 1 resident parking requirements are met by providing all required resident parking spaces in a covered parking garage with an additional 169 parking spaces. The Village 1 visitor parking requirements are exceeded with an additional 43 visitor parking spaces provided. The Village 2 resident parking requirements are met by providing at least one parking space in a one car garage with the remaining parking spaces in uncovered spaces or in detached one car garages. The visitor parking requirements are exceeded with an additional 45 visitor parking spaces provided. The Village 3 resident parking requirements are met by providing all resident parking in attached two car garages with direct access to the living units. The visitor parking requirements are exceeded with an additional 37 visitor parking spaces provided. On February 19, 1998, the Planting Commission reviewed proposed modifications to the parking ordinance. The Planning Commission recommended maintaining the current resident and visitor parking standards for attached residential development. Therefore, the project complies with the current and proposed parking standards. Issue 4: "A" Street Width "A" and "B" Streets are designed in accordance with Standard Plan No. 104 (Local Street). "A" Street includes landscape chokers, and parallel parking is allowed on both sides of the street. In accordance with Standard Plan No. 104, the width of the street must be eighteen (18.0) feet from center line to the curb. If the street is more than 1,000 feet in length, two (2) feet must be added to the half section roadway width. "A" Street is more than 1,000 feet in length; and at the time the Subdivision Committee reviewed the map, the roadway complied with the City's standard. Subsequent to the Subdivision Committee's review of the proposed tract map, the applicant requested to reduce the half width section of "A" Street by two feet. The City Engineer reviewed this request and recommends approval of the deviation with the condition that the intersection of "A" Street and `B" Street be designed as a 3 -way stop intersection. If stop signs are placed at `B" Street, the segment of "A" Street from the entry gate at Bonita Canyon Drive to `B" Street is equal to approximately 1,200 feet. The City Engineer has determined that the 200 feet of street length beyond the 1,000 foot threshold will not compromise public safety and recommends that the Planning Commission approve the reduced street width. Issue 5: Park Access The project provides pedestrian access to adjacent parks and residential areas with on- street sidewalks and a pedestrian trail from the apartment site to the passive "Arroyo" neighborhood park. The pedestrian trail is depicted on Sheet C -3 of the Conditional Use Permit site plans and was required by the Park Plan for Planning Area 26. The "Arroyo" neighborhood park provides trail links to the active public neighborhood parks located to the north near Bison Road and to the south at the comer of Buffalo Road and Ford Road. The maximum slope of the pedestrian trail is ten percent (10.0%). This slope is equal to the maximum allowable for a pedestrian trail within a less developed recreation area, according to published guidelines of the Americans with Disabilities Act (ADA) U.S. Access Board's recommendations for recreational and outdoor developed areas (July 1994). A less steep alternative M i; Planning Commission Staff Report March 19, 1998 Page 6 access route to the.Atroyo park is available along "X'- Street, which connects to the park access drive. Because an alternative route to the park is provided, staff supports the applicant's proposed trail location and design. Issue 6: Private On -Site Recreational Facilities In accordance with Condition 6.6 of the master map for Planning.Area 26A, this project must contain two tennis courts and one Junior Olympic swimming pool. The swimming pool must be deep enough to accommodate racing dives by competitive swimmers. The site plan identifies two tennis courts, and one Junior Olympic swimming pool as well as numerous other recreational facilities. Therefore, staff believes that Condition 6.6. has been satisfied. It should be noted that these facilities are in excess of the park dedication requirements for Planning Area 26 because all required park dedication was accomplished with the dedication of land for the public parks and the Mesa private park. Issue 7: Privacy Gates Privacy gates are proposed to be located at each entrance into the tract. A stacking analysis for the gates was prepared to ensure that vehicles waiting to enter the site during peak traffic periods will not queue and hinder the traffic flow on the surrounding streets. An enlarged drawing of each gated entry is provided on Sheet C-4 of the site plan, with a note specifying that a knox box be provided for emergency vehicles. In the event access is not available to a visitor, the entrance design ensures that sufficient room is available for vehicles to turn around without backing onto Bonita Canyon Drive. The stacking analysis is contained in PC Attachment 4. Issue 8: Historic Monument to William Pereira A preliminary design for a monument to honor William Pereira was approved as part of the Master Landscape Concept Plan for Bonita Canyon Village. The monument will be located at the comer of Bonita Canyon Drive and MacArthur Boulevard. The design included tall palm trees and a low wall that was to describe the history of the Irvine Ranch and the work of the late William Pereira. Ownership and maintenance of the monument would be the responsibility of the City. Assuming detachment of Planning Area 26 to the City of Newport Beach, Newport Beach would own and maintain this monument. Condition 6.7 of the master map for Planning Area 26A requires the Community Services Commission to review and recommend a final design for the William Pereira monument to the Planning Commission prior to approval of development on the adjacent lots. The Irvine Company has submitted a design of the monument to feature an eight foot bronze buffalo statue with a plaque that will discuss the history of the Irvine Ranch and William Pereira. Although timing for approval of the monument is linked to approval of development on the adjacent lots, the historic monument is a separate project from the proposed apartment development. The William Pereira monument design will be reviewed by the Community Services Commission at its meeting of April 1, 1998. Due to the City Council direction to complete processing of this project prior to the detachment of Planning Area 26A, staff did not consider it appropriate to delay the review of this project pending the Community Services Commission's review of the historic monument. Staff recommends that the Planning Commission approve the apartment development IN •y 1 • � Planning Commission Staff Report March 19, 1998 Page 7 in Planning Area 26A at this time, and consider the_ proposed William Pereira monument at the April 16, 1998 Planning Commission meeting. ALTERNATIVES CONSIDERED The Planning Commission could determine that "A" Street must comply with the City's standard for local roadway width, and that two (2.0) feet must be added to each half width section along each segment that extends beyond 1,000 feet in length. FINANCIAL IMPACT Not applicable. Report prepared by: Brent Cooper, AICP, Senior Planner Report reviewed by: Glen Worthington, AICP, Principal Planner Peggy Schneble, Manager of Planning and Development Services PC Attachments: 1. Vicinity Map 2. Information Sheet 3. Environmental Determination (Program Elk) 4. Stacking analysis for Gated Entries 5. Resolution Approving Tentative Tract No. 15584 (File No. 31533 -TT) 6. Resolution Approving Conditional Use Pemtit 31532 -CPU cc: Kevin Payne, Irvine Apartment Communities Vince Michaels, Irvine Apartment Communities, Douglas Bender, Douglas Bender and Associates, 22936 Mill Creek Drive, Suite A, Laguna Hills, CA 92653 Patricia Temple, Planning Director, City of Newport Beach, P.O. Box 1768, Newport Beach, CA 9265 8 -1 768 Richard Edmonston, City Traffic Engineer, City of Newport Beach, P.O. Box 1768, Newport Beach, CA 92658 -1768 Joe Bentley, Latham & Watkins, 650 Town Center, 20th Floor, Costa Mesa, CA 92626 Harbor View Knoll Association, c/o Common Interests, 3551 Camino Mira Costa, Suite N, San Clemente, CA 92672 Harbor View Association, c/o Mr. Locky Russell, 1800 Port Ashley Place, Newport Beach, CA 92660 Belcourt Master Association, P.O. Box 19530, Irvine, CA 92713 Pat Fierro, Manager of Community Services Files: 31533 -TT and 31532 -CPU be /iac 31533 sr pc INFORMATION SHEET VESTING TENTATIVE TRACT MAP NO. 15584 (FILE NO. 31533 -TT) AND CONDITIONAL USE PERMIT 31532 -CPU - File No: 31533 -TT, 31532 -CPU Applicant: Irvine Apartment Communities Planning Commission Hearing Date: March 19, 1998 Legal Description: Lots 1, 2, 3, "A", "B ", "C ", "D" and "F" of Tract 15317 General Plan: Multi -Use Existing Zoning: 2.4 Medium High Density Residential Existing Land Use: Vacant SURROUNDING LAND USES Zoning Desimation North: 4.2 Community Commercial South: 2.4 Medium High Density Res. East: 2.4 Medium High Density Res. West: City of Newport Beach Site Topography: Flat (graded) Total Gross Acreage: 57.7 Acres Project Density: Building Intensity: General Plan Land Use Community Commercial Medium High Density Res Medium High Density Res City of Newport Beach 22.7 dwelling units per net acre 1,052 apartment dwelling units PC ATTACHMENT 2 I� Irvine Apartment Communities Page 2 Development Standards Required/ 13 Allowed Proposed Notes Site Coverage N/A N/A Building Height 50' 50' Building Setbacks MacArthur Boulevard 50' 50' Bison Avenue 42' 42' Bonita Canyon Avenue 42' 42' Local Streets 15' 15' Between structures 10' 10' Project boundary 10' 10' Landscape setback at property lines 5' 5' Parking Standards The following table illustrates the distribution of required and provided resident and visitor parking for each village: VILLAGE 1 (513 DUl Parkine No. BR Parkin¢ Ratio Required Provided Studio 1.0 space/unit 15 spaces 15 spaces (1 covered ) 1 bedroom 1.4 space/unit 105 spaces 105 spaces (1 covered) 2 bedrooms 1.6 space /unit 324 spaces 324 spaces (1 covered) 3 bedrooms 2.0 space/unit 94 spaces 94 spaces (2 covered) Additional parking structure spaces N/A 169 spaces Subtotal Resident parking 758 spaces 927 spaces Visitor 0.25 space/unit 128 spaces 171 spaces Total parking 886 spaces 1,098 spaces 13 Irvine Apartment Communities Page 3 No. BR Parking Ratio 1 bedroom 1.4 space/unit (1 covered) 2 bedrooms 1.6 space /unit (1 covered) Subtotal Resident parking Visitor 0.25 space/unit Total parking No. BR Parkiniz Ratio 2 bedrooms 1.6 space /unit (1 covered) 3 bedrooms 2.0 space/unit (2 covered) Subtotal Resident parking Visitor 0.25 space /unit Total parking Effective Date: April 7, 1998 bc/31533- infosh eet -pc VILLAGE 2 (51 DU) Parking Required 241 spaces 287 spaces 528 spaces 133 spaces 661 spaces VILLAGE 3 (188 DT n Parkin Required 154 spaces 184 spaces 338 spaces 47 spaces 385 spaces Provided 241 spaces 287 spaces 528 spaces 178 spaces 706 spaces Provide 192 spaces 184 spaces 376 spaces 84 spaces 460 spaces 1�