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Home My WebLink About4.0 - Height Overlay District Code Amendment - PA2015-047 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 19, 2015 New Business Agenda Item 4 SUBJECT: Height Overlay District Zoning Code Amendment In West Newport Mesa (PA2015-047) Code Amendment No. CA2015-004 PLANNER: Fern Nueno, Associate Planner (949) 644-3227, fnueno@newportbeachca.gov PROJECT SUMMARY Discussion of a Zoning Code Amendment to allow increased residential building height in the Multiple Residential (RM) Zoning District within Statistical Area A2 in West Newport Mesa in conjunction with the provision of enhanced project design and amenities. RECOMMENDATION Discuss the proposed Code Amendment and provide direction to staff. VICINITY MAP { City of Costa Mesa City Boundary'.r-- •-- -r � . i . L a` 1 t H B.E 11 p n� �IL1L LN 9 r •� pt H iµ0 ` •,� v` 1 Height Overlay District Code Amendment (PA2015-047) Planning Commission, March 19, 2015 Page 2 INTRODUCTION Project Setting The proposed Code Amendment would be applicable to properties located in the Multiple Residential (RM) Zoning District within Statistical Area A2 in the West Newport Mesa area (See Attachment No. PC 1 for RM properties within Statistical Area A2). The area is developed with primarily multiple-unit residential, industrial, and medical office uses, ranging from one-story to three-stories. Background At the request of Council Member Petros, at the January 27, 2015 meeting, the City Council initiated a Code Amendment to increase building height for properties located west of Superior Avenue in the RM Zoning District within the West Newport Mesa Area. It was further stated that that the increased height would be subject to a discretionary application that would include findings that the proposed project provides increased building setbacks from streets and property lines and increased on-site recreational amenities for the residents. DISCUSSION Height Limit The height limit for the RM Zoning District is 28 feet for a flat roof and 33 feet for a sloped roof; this height limit accommodates most two-story and three-story designs with a sloped roof. Building heights may be increased up to 32 feet with a flat roof or 37 feet with a sloped roof with the approval of a Site Development Review or Planned Development Permit, subject to certain findings, including providing additional amenities such as increased setbacks and additional landscaped open space. Code Amendment The Code Amendment would create a Height Overlay District that would provide a mechanism to request additional height above the 32 flat/37 sloped roof limit for properties that meet certain criteria. The City has a pending application for a residential subdivision within the potential Height Overlay District. The design is a three-story building with a roof deck in order to better take advantage of views, which cannot be accommodated within the 32-foot guardrail height limit. This project brought about the Code Amendment. The request for increased height above the 32 flat/37 sloped roof limit would require discretionary review through either a Site Development Review or Planned Development Permit. The parameters for the Code Amendment include the following: Height Overlay District Code Amendment (PA2015-047) Planning Commission, March 19, 2015 Page 3 • The Height Overlay District includes properties located in the Multiple Residential (RM) Zoning District within Statistical Area A2. • Eligible properties must have a minimum lot size of one acre. • The maximum height limit is 40 feet for a flat or sloped roof and 3 stories maximum. • Additional required findings include: o The proposed project provides increased building setbacks from the streets and property lines; and o The proposed project provides project enhancements and on-site recreational amenities for the residents above code requirements. • For projects that include a subdivision, enhanced project design requirements shall include: Overall lot setbacks The RM setback requirements are applicable to the overall development lot Minimum front setback for 25 feet from property line abutting public streets primary structure Minimum side landscape 5 feet from property line abutting public streets to setback from street include trees, shrubs, and ground cover, but no fences, walls, or hedges adjacent to public streets 15-foot front setback to include trees, shrubs, and Street Enhancements ground cover. Fences, walls, or hedges permitted beyond 15' front setback. Minimum 8-foot sidewalks, meandering sidewalk Public Sidewalks preferred for lots greater than 300' wide (easement may be required for public access) Common Open Space Dedicated to Recreational 100 square feet per unit Amenities (does not include pathways) Recreation building, seating areas, barbecue/grill, fire pit/fireplace, swimming pool/spa, bicycle Recreational Amenities racks/storage, activity area (such as playing field/lawn, sport court, horseshoe pit, playground, etc.), or similar amenities Additional guest parking Guest parking above the code requirement that is where limited off-site on- distributed throughout site street parking is available Staff seeks input from the Commission on the parameters of the Height Overlay District and will return for a noticed public hearing where the Commission will review and make a recommendation to be forwarded to the Council. Height Overlay District Code Amendment (PA2015-047) Planning Commission, March 19, 2015 Page 4 Environmental Review No action will be taken by the Commission on this discussion item; therefore, this review is not subject to the California Environmental Quality Act. Public Notice Public notice is not required for this discussion item item. However, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: F&6 N ieno, Associate Planner Br n a Wisnes i,r ICP, Deputy Director ATTACHMENTS PC 1 Statistical Area A2 Zoning Map Attachment No. PC 1 Statistical Area A2 Zoning Map �� QP �� P P�" O� �� \�� OHMS WAY w Q o L51� � O -----� — I City of Costa Mesa I do PF P� w \ PRODUCTION PL Q ✓- \\ Q I z z LA w I Q J O RM RM 0 P 0M Q-- -� i 15TH ST W P � e- m U INTREPID MEDICAL V -13 RRIED I PC o Legend G ° - - City Boundary m Statistical Area A2HOSPITAL RD ,q S HOSPITAL RD MC HOSpIT RM > 1 acre T �� EL Z HOAG o AL �y GPc'L LN 3) 0 X002 0 500 1,000 ��wYoB� Height Overlay District iFeet 04 �� Statistical Area A2 Code Amendment No. CA2015-004 (PA2015-047) NL , ,�� I0ALBOAIMapsWcMaplplanninglVicinity MapsIPA2015-047_CA_Height.mxd 2 Planning Commission - March 19, 2015 Item No. 4a: Additional Materials Received Height Overlay District Zoning Code Amendment for West Newport Mesa (PA2015-047) 7. t6_,,qqM Still Protecting Our Newport Inspiring The Next Generation P O B o x 1 0 2 1 Balboa Island , CA 9 2 6 6 2 9 4 9 . 8 6 4 . 6 6 1 6 March 18, 2015 OFFICERS City of Newport Beach Planning Commission PRESIDENT c/o Larry Tucker, Chair Marko Popovich VICE PRESIDENT SUBJECT: HEIGHT OVERLAY DISTRICT ZONING CODE AMENDMENT FOR WEST Elaine Linhoff NEWPORT MESA (PA2015-047) TREASURER Dear Chairman Tucker and Members of the Commission: Dennis Baker SECRETARY Please consider the following comments in making your recommendation to staff on this Allan Beek subject. We request that you recommend that a new Specific Area Plan for Statistical Area 2 be prepared before and instead of consideration of piecemeal Amendments such as the above. BOARD MEMBERS This item is a proposed Zoning Code Amendment to allow increased residential building Nancy Alston heights in Statistical Area 2. This is proposed in conjunction with the provision of Iryne Black Sandy lack enhanced project design and amenities." Don Harvey Dorothy Kraus Statistical Area 2 has no Specific Area Plan. It is governed by the generic zoning code Donald Krotee covering height, floor area ratio, setbacks, parking etc., applicable to the City generally Andrea Lingle where there is no specific plan. It is undergoing significant change due to applications Bobby Lovell Jeanne Price by various property owners, and large development projects in Costa Mesa as well as Melinda Seely Newport Beach. Statistical Area 2 has the potential to benefit significantly from a Jack Skinner cohesive Specific Area Plan responsive to its unique circumstances. The issue of loss of Nancy Skinner affordable housing should also be considered. Jean Watt Portia Weiss Terry Welsh Most of Newport Beach is considered special because of its villages, each of which has certain designs, amenities and characteristics which make the residents take pride in STOP POLLUTING OUR NEWPORT(SPON) is a 501.c.3 non-profit public education organization working tostop protect and preserve the residential and environmental qualities of Newport Beach. o� H www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org v r auA FB SPON-Newport Beach I Twitter @SPONNewport Planning Commission - March 19, 2015 Item No. 4a: Additional Materials Received Height Overlay District Zoning Code Amendment for West Newport Mesa (PA2015-047) �- 6t _ Still Protecting Our Newport Inspiring The Next Generation P O B o x 1 0 2 1 Balboa Island , CA 9 2 6 6 2 9 4 9 . 8 6 4 . 6 6 1 6 March 18, 2015 Page Two the area and, in fact, fulfill many of the features called for in new planning practices. This West Newport Mesa area should become a place where the design features of the whole area make for a livable community with appropriate facilities included so as to fulfill the requirements of new planning laws calling for more "walkable, livable, sustainable" areas where people don't have to or want to get in their cars for every need. This particular Area is bounded already by very heavily traveled streets and intersections, and yet there is no design or community plan for the area that will allow the increasing residential population to provide for most of their needs within a short distance of home. In short, we believe there should be a new Specific Area Plan for Statistical Area 2 prior to piecemeal Amendments. Please consider our suggestions in the interest of once more keeping Newport Beach as a leader in good planning practices. Thank you for the opportunity to comment on this item, Marko Popovich President Copies To: Kory Kramer, Vice Chair Kim Brandt, Community Development Director Jay Myers, Secretary Brenda Wisneski, Dep. Community Development Director Tim Brown, Commissioner Fern Nueno, Associate Planner Bradley Hillgren, Commissioner Tony Petros, Council Member District 2 Peter Koetting, Commissioner Ray Lawler, Commissioner STOP POLLUTING OUR NEWPORT(SPON) is a 501.c.3 non-profit public education organization working to STOP protect and preserve the residential and environmental qualities of Newport Beach. o� www.SPON-NewportBeach.org I Info@SPON-NewportBeach.org a �' OUR FB SPON-Newport Beach I Twitter @SPONNewport Planning Commission - March 19, 2015 Height Overlav. District InnWestdI4e*pojTtrfALQdS&eeting Heht Overlay District in West Newport Mesa Cod's Amendment (PA2015-047) Code Amendment No. CA2015-004 ( PA2015-047) City of Costa Mesa City Boindary �i may. 1 Wl.N Um Of 5 O B I Planning Commission `�► .• New Business March 19, 2015 , : Planning Commission - March 19, 2015 HeightItem No. 4b: Additional Materials Preser eeting • • • • - Amendm& }. 14 RM Properties in A2 cq<i Fo I I L 1r-1 I — ` OHMS WAY w —� ; City of Costa Mesa PFiG j , ` ti°GsTR. I J y I W � P PRODUCTION PL C I r z W W o RM a P O� 15TH ST W g '9 CN Q K4 LYA R D U PC z zw 4 Legend o — - City Boundary f Statistical Area A2 HOSPITAL RD�- MC HOSPITA-L RD HOSPI74 � ST T IA RM > 1 acre NAL �C HOAG°R CPGL LN Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eting HeightmOverlay District in West Newport • • - Amendme -047) Height Limit 21 Current Height Limit 28' flat / 33' sloped 32' flat / 37' sloped with discretionary approval Code Amendment Increase height over 32 /37' Discretionary review required Allow for 3-story design with roof deck 3 Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eting (feitOve4adistri • • • • - Amend 14 Propose ui elines. Minimum lot size of 1 acre Maximum height limit of 40' R Maximum of 3 stories Additional findings required 4 Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eting (feitOve4adistri jp West Newport Mesa Code Amend me -047) Propose ull elines. Setbacks RM setbacks for overall lot Minimum 8' public sidewalks, meandering sidewalks for lots over 300' wide 25' front setback from PL abutting public streets ■ 15' front landscape setback 5' side setback from PL abutting public streets 5 Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eting (feitOve4adistri • • • • - Amend 14 Propose ui elines. Amenities 100 sf of common open space/unit � Recreational amenities such as : Recreation Building ■ Fire Pit and Barbecue Swimming Pool and Spa Activity Area ( lawn, playground, sport court, etc. ) Additional guest parking 6 Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eeting Heigl, Overlay District in West Newport Mesa Code Amendme -047) Photograpns � I Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eeting Heigl, Overlay District in West Newport Mesa Code Amendme -047) Photograpns I , AV - � ii Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eting Heigl, •,erla, listrict in West Ne,,,l Mesa Code ' - • 14 Photograpns u Cq<IFORN�P �s i 9 Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eeting Heigl, Overlay District in West Newport Mesa Code Amendme -047) Photograpns .m � Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eeting Heigl, Overlay District in West Newport Mesa Code Amendme -047) Photograpns I kyr. � .. " •,',, + ,t.li � a r a 1 � I r I Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eeting Heigl, Overlay District in West Newport Mesa Code Amendme -047) Photograpns r � o iEE ■ i Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eeting Height Overlay District in West Newport Mesa Code Amendme -047) Renderina kiwir i ' I of 1 - V a r h Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presen eting Hei,4t 0 1 yDi t in est Newport Mesa Code Amendme -047) vhea I Tentative Sc u e April 9t" : PC Public Hearing May 12 t" : CC Public Hearing May 26t" : CC Second Reading of Ordinance June 26t" : Ordinance Effective iy Planning Commission - March 19, 2015 Item No. 4b: Additional Materials Presented at Meeting Height Overlay Distrin+ in en/nc-t Newport Mesa Code Amendment (PA2015-047) • j For more information contact: Fern Nueno 949-644-3227 fnueno@newportbeachca.gov www.newportbeachca.gov