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HomeMy WebLinkAbout3.0 - Museum House Residential Project - PA2015-152 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 7, 2016 Meeting Agenda Item No.: 3 SUBJECT: Museum House Residential Project 850 San Clemente Drive (PA2015-152) APPLICANT: Related California Urban Housing, LLC OWNER: Orange County Museum of Art (OCMA) PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gramirez@newportbeachca.gov PROJECT SUMMARY Related California Urban Housing, LLC the Project Applicant, is seeking approval of a 100-residential unit condominium tower—the Museum House project (proposed project). The proposed project includes demolition of the existing Orange County Museum of Art building. The proposed tower consists of 25-floors totaling approximately 295 feet to the top of the roof-mounted equipment and two levels of subterranean parking. The project site is approximately two acres (86,942 square feet) and is located between Santa Cruz Drive to the east and Santa Barbara Drive to the west. The application includes requests for a General Plan Amendment, Zoning Code Amendment, Planned Community Development Plan Amendment, Tentative Tract Map, Traffic (TPO) Study, Site Development Review and a Development Agreement. STUDY SESSION The purpose of the study session is to provide the Planning Commission and general public an opportunity to review the project prior to future public hearings. No action on either the project or yet to be released DEIR will be taken by the Planning Commission at the study session. Prepared by: Submitted by: � *aWisnesltt, GreggR Irez ICP, Deputy Director Senior Planner Attachments: PC1 Illustrative Plans 1 V� QP �P Attachment No. PC 1 Illustrative Plan 3 V� QP �P _ r i y / t tt'ft": Nam r t •` � , - _ j -vr�.iy of , AA 9.4 , _ Y - Jia � - �. _ ,^►�e��"— _ �` -... �*vc�:. _ "[` I� �� � i r j }.�; .P_�7�• � - ./� Y 4A I Mi AWAV AI E �• L Cil t'� A - - ax Y i WL LA � - � � � ,. � I „ . .( �__ • t :� ' �. - �"- ie���y -'` ._- ^__.-�,` 1 �i moi` I •V- _ b mIs s Ap mop L - - - i !r — " ' ►c . r i s ^4 n/ � Y '• � 1 • ` w • • , - .-• A ' .� - � y � Imo`{ .a ro r _ , s f spy _ _y, ,•\ _ - tom. .�' '#r � � �✓` , � _r'q� �. - - _ _ _ - ,. . _ - y. - t - ,�:. - •fit ,- _ �l. 4 All g _ r - - k [ as..rte. i, s - r _ `.--f .,•-,_, _. �,i.ti l •'a::, 1 �+. w H U W U d' Q z LY W Q H LLJ W 07 O lY Cfl r N u MUSEUM HOUSE AERIAL VIEW LOOKING EAST THE RELATED COMPANIES 850 SAN CLEMENTE DRIVE ROBERT A . M . STERN ARCHITECTS NEWPORT BEACH , CA MARCH 28, 2016 MVE + PARTNERS L) TOP OF BUILDING ELEV. 295 '-0" 2- 5 24 ) 3 2- 2 j 21 1 _ [I F 20 4' 19 18 F117 16 I[] �F li 15 14 13 �a I I' 10 9 6 5 4 POOL TERRACE _) �. 3 AMENITY L 2 UNITS PER FL. LOBBY ■ 3 UNITS PER FL. BUILDING ENTRY 4 UNITS PER FL. ELEV. 0/-0f/ PARKING LEVEL 1 � 5 UNITS PER FL. J FIRE TURNABOUT PARKINGLu PARKING LEVEL 2 - - - SERVICE/MECH z uj w co AMENITY a CIRCULATION w co0 0 N 0 4' S' 16' 32' MUSEUM HOUSE BUILDING SECTION THE RELATED COMPANIES 850 SAN CLEMENTE DRIVE ROBERT A . M . STERN ARCHITECTS NEWPORT BEACH , CA MARCH 28, 2016 MVE + PARTNERS 0 - - - - - - - - - - - - - - - - - - - - - - - - - - LEGEND � Y fit! : r• t rk K ' GROUND LEVEL o "= Q ENTRY DRIVE & GATE HOUSE 4r O P © WATER FEATURE I F © DROP OFF OGARAGE ENTRY/EXIT ® O PRIVATE GARAGES I� R O PODIUM GARDEN II� 1y I h LAWN h OGARDEN TRELLIS OII O OLIVE ALLEE _ OO U F NTAIN PLAZA OSCULPTURE GARDEN ® - I DOG RUN B O BUFFER LANDSCAPE OPROJECT SIGNAGE i O LOADING DOCK i P S L ., i SERVICE TURN AROUND O . UPPER LEVELS ° O o INFINITY EDGE POOL TRELLIS — CABANA TRELLIS — DINING AREA iL NF �- O OUTDOOR LIVING SPACE k f.{.. �TRF/N/.. Ki SAN CLEMENTE DRIVE r SANTA MARIA DRIVE SITE PLANTHE RELATED COMPANIES FEBRUARY 22, 2016 0 C M A ROBERT A.M. STERN ARCHITECTS ORANGE COUNTY MUSEUM OF ART MVE + PARTNERS NEWPORT BEACH , CALIFORNIA PAMELA BURTON & COMPANY 7 Planning Commission -April 7, 2016 -- Item No. 3WAdditional Materials Received Museum House Residential Project (PA2015-152) .1A+...<4tar�lt.ri/.wC-.G�•� f7.>�'�aA- Y1 Dear Newport Beach Neighbors, The Board of Trustees of the Orange Coumy Museum of Art continues to pledge to the residents of Newport Beach our commitment to the redenelapment of the museum's current she in a responsible and sensitive manner Our Board which Includes a number of Newport Beach residents,had many options to develop our property.After an in-depth review process,we selected RRelated!Related!California and their plan fora residential conversi_W me space, --a,4(.411 / Related Is an Irvine-based company Mat is well known both for its selection of () highly regarded architects and his constructive engagement with communities. We are pleased that Related has selected Robert A.M.Stern,a world-renowned eF architect who is also the Dean of the Vale School of Architecture Stern's classicat design for 100 luxury condominiums,wthch is within the limits esters approvd 10 years agofits the existing architectural lantlscape of Fashion island.The bultding enU cot,pathe ex--;t;a�ti"est structure in Fashion Island or Newport Beach. 1/AEU[I%/A�matr+ (yMe�./.xL,dit— IT . E.MIgNb.[s`�tuhtR���rxA,trb We believe that a premier and beautiful roldendal offering provides a better future for Me site than an office or retail project We also feet Mat ptadog residemiat units close to Fashion Island's vadous amenittessI and adjacent to existing residential is a r smart move... Nhrl-N1 � �sfw�tl�.Ll� We look forward to continuing Wwork with�ths Comm"OUR plans progess. Board of Trustees ORANGE COUNTY MYEEUM OR ART ( CMA G R E L AT E16 Planning Commission,-April 7, 20 Item N 3a Additio I'Mate6ls Received Museum ou I ct,(PA21715-152) TIDW= tower leAl topic of brary,view deck and conci- erge: level 3 would have session additional common space, ss ion a garden and grilling terrace,` a fitness and spa area; a pool and Newport planners and deck with afireplace, residents will have a outdoor kitchen and a bar- becue area An outdoor roof thane to rview the terrace also is planned. Museum House project Dozens of residents before Public hearings. raised objections m the tower' during a scoping SY HANNAR FRY, meeting for the project's environinerital impact re- Newport,Beach planning com- port in February, asserting missioners on Thursday will get a U) the development would in- ' glimpse of plans for a-26 story 11 j crease housing density and condominium tower proposed to snarl traffic in Newport replace the Orange County Muse- Center and hamper,the' `', um of Art in Newport Center. ctty�s:effort to reducewater The tower, called Museum consumption. House, is planned-to reach 295 Residents took issue with feet tall,with an additiohal 20 feet the amount of develop- for equipment.It would be one of ment underway in Newport the tallestbuildings in orange Center and said another` County building would compound The Plann ng Cormniselons t, problems. meeting will"be a study'session, An Irvine Co. residential and members will not take formal �t development on San loa- action • qum Hills Road is under "The purpose of the study ses- © construction north of the sion is to provide the Planning museum property. A pro- Commission and generalublic posal for another develop- an opportunity to review the pmj- Qment which would include ect prior to.future public hear= 49 condominiums.in a sevt., ings," Deputy Community Devel- en-story building at Ne*-'% Director Brenda W,,add `© Port Center and Anacapa wrote irl an email to residents this drives,is expected to go be- week fore the Planning Commis The proposal, by Related Calf- aidn this yearforma Urban Housing Li.0 in- Thuraday's study session. eludes demo l shrbgtkie'ai kme will begin at 6:30 pm.at the tin's single story bufiitlt g on:a Newport.Beach Civic Cen- 2-acre parcel at 850 San Clemerife ter,300 QgcCeriter Drive. . Drive. The museum,which has called ^ the property home since 1977, plans to move to a new building in Costa Mesa on 1.64 acres near the Segerstroms Center for ,the Planning Commission - April 7, 2016 Item No. 3b Additional Materials Received Museum House Residential Project (PA2015-152) From: Rieff, Kim Sent: Thursday, April 07, 2016 1:00 PM To: Biddle, Jennifer Subject: FW: Potential Proposals for General Plan Amendments and New Development Throughout The City of Newport Beach Attachments: Comment Ltr to Newport Beach Planning Comm.pdf From: Cynthia Kellman [mailto:cpk(acbcearthlaw.comj Sent: Thursday, April 07, 2016 12:38 PM To: Kramer, Kory; Brown, Tim; Koetting, Peter; Hillgren, Bradley; Lawler, Ray; Weigand, Erik; Zak, Peter; Brandt, Kim; Wisneski, Brenda Cc: City Clerk's Office; Ramirez, Gregg; Nova, Makana; Aaron Harp; Torres, Michael; Doug Carstens Subject: Potential Proposals for General Plan Amendments and New Development Throughout The City of Newport Beach Dear Chairman Kramer and Honorable Members of the Planning Commission, Attached please find a comment letter from Douglas Carstens, regarding the above- listed subject, for your review. Please feel free to contact me with any questions or concerns. Thank you, Cynthia Kellman CHATTEN-BROWN & CARSTENS LLP 2200 Pacific Coast Highway, Ste. 318 Hermosa Beach, CA 90254 T: 310-798-2400 x6 F: 310-798-2402 t Planning Commission - April 7, 2016 Item No. 3b Additional Materials Received Museum House Residential Project (PA2015-152) Hermosa Beach Office Douglas Carstens Phone: (310)798-2400 (SK Email Address: Fax (310) 798-2402 Chatten-Brown & Carstens LLP dpc@cbcearthlaw.com San Diego Office 2200 Pacific Coast Highway, Suite 318 Phone: (858) 999-0070 Hermosa Beach, CA 90254 Direct Dial: Phone:(619)940-4522 www.cbcearthlaw.com 310-798-2400 En 1 April 7, 2016 Planning Commission City of Newport Beach Kory Kramer, Chair, kkramer@Aewportbeachca.gov Tim Brown, Vice Chair, tbrowngnewportbeachca.gov Peter Koetting, Secretary, pkoettingna newportbeachca.gov Bradley Hillgren, Commissioner, bhiflgwn(@nMortbeachca.gov Raymond Lawler, Commissioner, rlawlerftewportbeachca.gov Erik Weigand, Commissioner, eweigand(d),newportbeachca.gov Peter Zak, Commissioner,pzak@newportbeachca.gov Kim Brandt, Community Development Director, kbrandtAnewportbeachca.gov Brenda Wisneski, Assistant Community Development Director, bwisneski@newportheachca.gov Community Development Department Planning Division City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Re: Potential Proposals for General Plan Amendments and New Development Throughout The City of Newport Beach Dear Chairman Kramer and Honorable Members of the Planning Commission: These comments are submitted on behalf of Stop Polluting Our Newport (SPON) regarding potential General Plan amendments and proposed new development throughout the City of Newport Beach(City). Founded in 1974, SPON is non-profit public education organization dedicated to protecting and preserving the residential and environmental qualities of Newport Beach. We wrote to you previously in October 2015 about the Newport Center Villas Residential Project to construct 49 condominiums in a single seven-story building with three levels of subterranean parking on 1.26 acres located at the southwest corner of Newport Center Drive and Anacapa Drive. The concerns that prompt this letter include the Newport Center Villas Residential Project and the Museum House Project in Newport Center, but go well beyond those projects. Planning Commission - April 7, 2016 Item No. 3b Additional Materials Received Planning Commission Museum House Residential Project (PA2015-152) City of Newport Beach April 7, 2016 Page 2 SPON understands that new General Plan amendments are about to be proposed to allow residential development in Newport Center above the levels approved by voters in 2006. Although the City's Greenlight initiative (City Charter Section 423) allows 100 dwelling units to be added to the General Plan limits for a statistical area without voter approval every 10 years, evidence demonstrates that 79 of those discretionary units were already used when in 2012 the City Council approved the conversion of 79 (non- residential) hotel rooms that voters had approved at the Newport Beach Marriott (Anomaly 43) into an entitlement for 79 dwelling rooms. Those units were then transferred (along with other remaining residential entitlements) to Anomaly 48, but throughout the process without ever amending General Plan Table LU2. SPON is deeply concerned about this City practice of approving development inconsistent with the clear limits stated in General Plan Table LU2 and believe that the table needs to be amended to reflect the prior approvals. The general plan is the "constitution for future development." (DeVita v. Napa (1995) 9 Cal.4th 763, 773.) Any project approvals must be consistent with the General Plan. (Govt. Code § 65300.5; (Friends of"B"Street v. City of Hayward (1980) 106 Cal.App.3d 988, 998.) To be consistent, a project must be compatible with the objectives and policies of the general plan. (Families Unafraid to Uphold Rural Etc. County v. Board of Supervisors, 62 Cal.AppAth at p. 1336, 1341-1342; Endangered Habitats League, Inc. v. County of Orange (2005) 131 Cal.AppAth 777, 782 (Endangered Habitats League).) It appears that the prior conversions were approved in violation of the applicable zoning and Planned Community restrictions at the donor and receiving sites (in one case entirely prohibiting residential uses, and at the other prohibiting conversion of non- residential to residential uses). The General Plan Land Use Element must set forth allowable densities of development in the land use element. (Govt. Code § 65302 (a). ["The land use element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan."]) State law requires that separate parts of a general plan be fully integrated and relate internally without conflict. (Gov't Code § 65300.5) Internal consistency requires that the diagrams and tables in the open space, land use, and other elements reflect the written policies and programs of those elements. (Citizens Assn for Sensible Dev. Of Bishop Area v. County oflnyo (1985) 172 Cal.App.3d 151; Env. Council v. Board of Supervisors (1982) 135 Cal.App.3d 428; and Karlson v. City of Camarillo (1980) 100 Cal.App.3d 789.) Furthermore, the City of Newport Beach has a very specific requirement in section 20.10.030.0 requiring consistency of its Zoning Code with the Newport Beach General Plan and Coastal Land Use Plan. 2 Planning Commission - April 7, 2016 Item No. 3b Additional Materials Received Planning Commission Museum House Residential Project (PA2015-152) City of Newport Beach April 7, 2016 Page 3 At such time as an amendment to the General Plan is properly proposed, under the Greenlight rules, 80% of the added units will count towards the Greenlight quota for the next 10 years. As a result any amendment adding more than 36 dwelling units to the Newport Center area over the next 10 years would exceed the 100 unit limit and require voter approval. There are also many other issues related to deviations from the General Plan limits and questionable compliance with Greenlight since 2006. These include, but are not limited to, expansion of the Newport Beach Country Club by 59,000 square feet above limits approved by voters, numerous transfers and land use conversions not reflected in Table LU2, the counting of density bonus units, the absence of limits for the allowable size of public facilities under the 2006 General Plan, staff's implementation of 2008's Measure B by entitling a new Civic Center(again, without limits) without removing any entitlement from the donor site, and (closely related to this) approving a General Plan amendment for the new Lido House Hotel without accounting for the removal of the old City Hall entitlement. Therefore, we ask that you properly assess the current state of development in the City, including where it has been allowed in violation of General Plan restrictions, account for that development within the strictures of the Greenlight Initiative, and then examine any future development proposals subject to the continuing limits of Greenlight, and the requirement to hold an election if the General Plan is to be amended to allow more development. Thank you for your consideration of these comments. Sincerely, Douglas P. Carstens cc: Leilani Brown, City Clerk, cityclerk@newportbeachca.gov ,i Planning Commission - April 7, 2016 Item No. 3b Additional Materials Received Planning Commission Museum House Residential Project (PA2015-152) City of Newport Beach April 7, 2016 Page 4 Greg Ramirez, Senior Planner, gramirez@newportbeachca.gov Makana Nova, AICP, Associate Planner, mnova@newportbeachca.gov Aaron Harp, City Attorney, sharp@newportbeachca.gov Michael Torres, Assistant City Attorney, mtorres@newportbeachca.gov Planning Commission - April 7, 2016 ting Museum House idential Projec 52) WF Museum n { b • - . - - • O B PlanningCommission - - • U � April • • c � qGI FpRN\P Planning Commission - April 7, 2016 ting 52) Discussion Outline a a.C'dt/FORN�P Discussion purposes only - no action Staff Presentation — summary of project application Applicant Presentation — project overview Public Comments April 7, 2os6 Community Development Department - Planning Division 2 - • • ! • =. k ' - - • -• 11 - - • Vicinity Map �f an Cie r . te Dr 119 i Planning Commission - April 7, 2016 ting 52) Project • US a a.C'dt/FORNP Two acre site at 850 San Clemente Drive Existing Orange County Museum of Arts (OCMA) to be demolished (Approx. 24, 000 square feet) Proposed improvements & amenities Condominium tower — loo for-sale units (1,750-4, 950 SF) 25 stories (295 feet high) 238 parking spaces — two- level subterranean garage and two small surface lots (too residential, 38 visitors) Shared open space and amenities (pool) and private open space for some units April 7, 2016 Community Development Department - Planning Division 4 Planning Commission - April 7, 2016 ting 52) 2F�wvOkr c T � y H ' Site Plan 6 i' Cq`�p0.N`P LEGEND GROUND LEVEL CENTw oR,vEBwPE Nouse . � O w4iEP FEPiVFE i�. 6 • I ............. © OBOV aF GAVAGE ENLFV/EMIT MNATE WRAGES O PoOIUMGAROEN 11 •y� i © L.N T I OO GNNEN TNCLU1 OLIVEALLEE .yyl T I O FOUNTAIN PLAZA SCUIPIBe CARoeN LgGRVN (I QM BUFa-x uuosCAPE PROTECT SIGNAGE r T I OO LOMING OOC'N �lT)F sERv¢E ruan ABOUND L, UPPER LEVELS O INFINITY EOM POOL TNELLIS CABANA $O 1 B.5-INNING AREA i OVTOOORLrvINGSPAtE -� \ANoxnEAl April 7, 2os6 Community Development Department - Planning Division 5 Planning Commission - April 7, 2016 ting 52) Requested Entitlements ■ General Plan Amendment — Change the land use category from Private Institutional (PI) to Multi -Unit Residential (RM - soo) with a maximum development limit of soo units. ■ Planned Community Development Plan Amendment — Change the San Joaquin Plaza Planned Community (PC) land use designation from Civic/Cultural/Professional/Office to Multi- Unit Residential . Also includes residential development standards including a 300-foot height limit. ■ Tentative Tract Map — allows individual dwelling units to be sold separately. ■ Site Development Review — ensure site development is in accordance with the applicable planned community and zoning code development standards and regulations ■ Traffic Study ■ Development Agreement Community Development Department - Planning Division 6 Planning Commission - April 7, 2016 ting 52) Environmental Review ■ Notice of Preparation ( NOP) released February 5, 20:L6 . Comment period ended March 7, 2016 ■ Scoping meeting held February 22, 2016 ■ 50 + comment letters received Draft EIR to be released in June (tentative) A ri 17, 2016 Community Development Department - Planning Division 7 Planning Commission - April 7, 2016 ting 52) Tent • tive Schedule Draft Environmental Impact Report — June Planning Commission — August- September Airport Land Use Commission — September City Council - October April 7, 2016 Community Development Department - Planning Division 8 - • lillis=. kA ' - - • -• 11 - - • a a ti 4 WIT M For more information contact: - Gregg Ramirez 949-644-3219 — gramirez@a newportbeachca.gov www.newportbeachca.gov Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) r, E �WSKW`t, a X T ADD 1116 ,11F a DWI M! '�. .. ggyiy" 3w^ 3Aa� ... Naomi ; � 'gig _ . :5 .,, .. ;: :: KIAU ISP . .di{�H2 Yyc Als3 Af '� y In, 'I RUti® Yi .A - ..wwa .. 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N' R `>tiP"_. ^.. a i� >•GJif � r 11R L c� . . _ � _ v-,._...-.s.w.._ S .-- Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Agenda The History of Newport Center The Related Companies • Company Profile The Museum House • Robert A.M. Stern Architects • Project Site Plan & Renderings • Fashion Island Skyline • View Studies • Shadow Studies • Public Benefits GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) < rJww ask l ►� 4 - ti E r ` THE RELATED COMPANIES Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) The Related Companies Related has been selected as the Development Partner for Museum House: • Related entered into a Purchase and Sale Agreement to purchase the 2.0 acre site at 850 San Clemente Drive from the Orange County Museum of Art ("OCMA"). • Related is a premier real estate developer with California headquarters in Irvine. • Related California, founded by Bill Witte in 1989. • Related develops, finances, owns and operates best in class developments with a commitment to the highest quality. • Long-term stewards of our developments. • Community building and partnership. • Forefront for environmentally conscious development and operations. Related shares in OCMA's vision and commitment: • Redevelop the site in a responsible and sensitive manner. • Preserve Newport Beach's and Fashion Island's quality of life. • Protect views. • Employ the highest and most appropriate design and architectural standards. • State of the art sustainability features including commitment to LEED silver certification at a minimum. GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 HouseItem No. 3d Additional Materials Presented at Meeting Museum Residential • Bayview Landing, Newport HRELATED Museum 11 House • • Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Ocean Avenue South, Santa Monica, CA e e r 1 ' 1 _ n G RELATED Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) The Century, Century City, CA In ;mullAIR IN 02i N ��" 1 \qQ* 00 = 11 IN 1 27". \ P i [i GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) M 1114 oil N f p p� n3 1 b � �gg�✓ Ge � £g � � � 2 9 �ti,yam,` ,/$�J�6�'��4k� AsSyA� �5 ��� Ky. f b�J ..,�� � � 2 m"a fir 4 � „ !lI�CCC ��0` A� ti� l� b..h L � s �. E !�; _ $ # ° '� y ,� l Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Robert A.M. Stern Architects Robert A.M. Stern Architects: Design Architect • Industry leader. Best in class. Internationally recognized. • Environmentally sustainable design. • Commitment to innovation. • Extensive history working with Related. Robert A.M. Stern 1 • J.M. Hoppin Professor and Dean of the Yale School of Architecture. • Professor of Architecture and Director of Historic Preservation at Columbia University • Driehaus Prize Laureate. • Vincent Scully award winner from the National Building Museum. • Athena Award winner from the Congress for the New Urbanism. • Board of Directors' Honor from the Institute of Classical Architecture and Classical America. GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Museum House ✓ 100 luxury condominiums in a 295 feet tall, 25 story, LEED certified building. ✓ Best-in-class architecture and design that is an extension of the luxury brand of Fashion Island. ✓ Consistent with the General Plan's Policies regarding height in Newport Center. ✓ Located in the right part of Fashion Island where residential and high-rise buildings already exist. ✓ Complements Fashion Island's skyline. ✓ Least traffic impact. ✓ Residential generates the least amount traffic. ✓ Traffic generated is in the opposite direction of general traffic. ✓ Traffic generated is a negligible percentage of the traffic already present in Fashion Island. ✓ Within walking distance to Fashion Island - reduces potential vehicular trips. ✓ As the New Home project across Santa Barbara shows, luxury buyers tend to have other homes and only live here part time. ✓ Doesn't obstruct ocean views. ✓ Serves a demographic in need of quality housing that is within walking distance to amenities. ✓ Sponsored by a qualified developer with a proven track record. ✓ Minimum LEED Silver Certification GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Museum House - tie ,,. Newport Beach Museum House New GRELATED � p Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Museum House Site Plan -1"qo SAN JOAQUIN v11 APARTMENTS OqQ p�W V NEWPORT FIFE ~ DEPT Pa RKIxG SIRUCiuRE V CCMP '� %MCO PAIb.WO611E1CIWF I" AlT BBl6NIfI6B12� ��� IL .. If SAN CLEMEME DRIVE K" IyM a —I uvanu>ne � T�caaNr A ciANoxma APIAI1.ENi6 xEnxnraxw i GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Museum House Site Plan — � \ LEGEND GROUND LEVEL �� r I N fa`. unirvo..`.un.avl Y Q mN.oe.e...wao \ i © o.eN..rmra v�rv. �� QI am�uer `\ � rttwru.Rele Z I Q �.�VM WYCiM M 1 © CCOM.e� AA_1/J� I I I © 4CIE[1 MOIUK I O rYWFON E _4 L Q veru rvwuouo URRER LEVELS Op rowrrmae wn Q aur M N O a.WWSeR� N J � curmrn w+icvr¢ 1 �e eriv. GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Museum House Rendering n l 4 J'L.- 'I h ' . r W..n:- i• ; :. F 1 Vis±JI r 4e 4} GRE LAT E D Museum House Newport Beach Planning Commission - April • Item No. • Additional Materials Presented at Meeting HouseMuseum Residential • HouseMuseum • • .i WRELATED Lin r .l • r � � ! I t 4.�q. �4• 11i + 1 I yr 1 J 0 Museum HouseBeach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Museum House Sky Line Rendering rr s r .rr rn N • YYY us1 ■N Yr1 ' _ 6 - N � GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Skyline xxxnorrvxa —xealrwnwa xtwsaxrcwtu vRCro1FONROxc b ----------------- --------------- ------------s -------------- --- ---------------o ---------- ---- --------- ------- I? ------- ----I? 7V R TMU' 2J0'P 225d �.5. IIi'11' 216J' yf I mro � _r PROJECT SITE: OFFICE BUILDING ISLAND HOTEL OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING 850 SAN CLEMENTE DR. 680 NEWPORT CENTER DR. 690 NEWPORT CENTER DR, 630 NEWPORT CENTER DR. 620 NEWPORT CENTER OR. 610 NEWPORT CENTER DR. 520 NEWPORT CENTER DR. Museum House will appear significantly shorter than other buildings in the Fashion Island skyline: • —58 feet shorter than 520 Newport Center Drive (TIC). • —42 feet shorter than 630 Newport Center Drive (PIMCO). • —10 feet shorter than 610 Newport Center Drive. • About as tall as 620 and 660 Newport Center Drive. Museum House is 295 feet tall to the top of the rooftop mechanical enclosure. • 520 Newport Center Drive is 315 feet tall — 20 feet taller than Museum House. • 630 Newport Center Drive is 294 feet tall — approximately the same height as Museum House. GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Skyline If LEGEND .=1 0 Skyline Building Height In RNationsh4 0%0". • To 850 Sen Clemente Dr Uft L. -MNi �. aaf '� `/ •r:� NC (;'� 1-117'-0•• i a8 r� b10NG13 a ST 11' Wf� t_Al �. V 4IA !K7, GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Skyline Newport Beach 610 Newport 520 Newport 1401 Avocado 1441 Avocado Marriott Museum House Island Hotel PIMCO Center Dr. Center Dr. Ave. Ave. -��" lF• r.y�� er 4 �f i r. � � View from Sea Lane GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Views _ .. y ST. MARK PRESBYTERIAN C 1 View from MacArthur and San Joaquin Hills Road v „ View from San Miguel and Newport Center Drive GRE LAT E D Museum House Newport Beach r, �.�� •�Y i "moi, . _ `�� 10. _ � Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Views III View from Pacific Coast Highway and MacArthur Blvd. r View from Pacific Coast Highway and Avocado GRE LAT E D Museum House Newport Beach Planning Commission - April • HouseItem No. 3d Additional Materials Presented at Meeting Museum Residential • Views Fashion • WON Before After View from • • HouseHIRELATED Museum • • Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Views t bill W1 - View from PCH and Newport Center Drive GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Views s View from Big Canyon GRE LAT E D Museum House Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Fashion Island Views r. 'p.� .+s;; r4'f �"C' r w:,,,gbrG, n x�Mkb �bdrr'ah`i" "i � i. y f, I�* `. _ �i yiy1 .s-✓ .'�A.� .'1� ..° r'j •~ ' �. •� _ moi" Before i - s o Llkr ttir I a $' :iYl�wayatcrarw> M After Balboa Bay View Park GRE LAT E D Museum House Newport Beach �e• ',Irma si � �^.�"5�-+s.�.a.. _ q� `-eT... ..a.t.. `eh`-'�.�i1 .v,'�-.ate• >�'ii���•' Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Shadow Studies • Building is oriented in order to minimize the view impacts on San Joaquin Apartments. • Summer Months (Equinox) • No shadows are cast during the peak summer months. • None of the San Joaquin Apartments pools are affected. • Winter Months (Winter Solstice) • Shadows during the winter months have minimal impacts of San Joaquin Apartments. • The San Joaquin Apartments cast the same shadows over its pools as the Museum House from approximately 11:00 a.m. — 1 pm. • Pool usage is limited during the winter months. • The Colony Apartments are unaffected. GRE LAT E D Museum House I Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Shadow Studies - Equinox 11:00 AM 11:45 AM 12:30 PM 1:15 PM �� ♦♦ / �� 14* Z 0 ;*400 ♦ ♦,♦ LO1 N GRE LAT E D - - - - SAN JOAQUIN APARTMENT SHADOW OUTLINE Museum House Newport Beach CURRENT MASSING SHADOW OUTLINE Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Shadow Studies - Winter Solstice 11:00 AM 11:45 AM 12:30 PM 1:15 PM V '^ V41 z ~. r r - ---- --- i --- --- M zAWL - - - - -- -�- - -y- -- 40* 1004 40 4k M r r_ GRE LAT E D - - - - SAN JOAQUIN APARTMENT SHADOW OUTLINE Museum House Newport Beach CURRENT MASSING SHADOW OUTLINE Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) Public Benefits Opportunities for Public Benefits • Community Benefit Contribution • Property tax revenues • Provides new housing stock for current Newport residents looking to downsize. GRE LAT E D Museum House I Newport Beach Planning Commission - April 7, 2016 Item No. 3d Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) 492 Ali," d 3 r%x^r 'may .v. 4'�,. SNOM n : /,.� � ..�: . r'S.Y;`f �'•,• �. rl r RELATED ".. � � a TIT .00W gg , F a ', ,• WW "qF3 sxz,qa4 v a .,. ... ? ':SIN JjO �i 3 6p D j� .U;Qu MKS �. S aTsv� � � +�Y�i-✓^k««F__9i�....��{{'..°ym�� � �•SH^ 1. u ' '� ^a.w nt...d3VP1CeeY°�� 54.�'.iWffe•WT„\ ". .. a ims . ..'b.' ._�d .sy. # ,�,.:� x 'a%x.h V.'I V M Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) NEWPORT CENTER HISTORY & THE GREENLIGHT INITIATIVE Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) NEWPORT CENTER : GENERAL PLAN General Plan implements the original Newport Center design concept: LU 6. 1 4.4 — " Reinforce the original design concept for Newport Center by concentrating the greatest building mass and height in the northeasterly section along San Joaquin Hills Road, where the natural topography is highest and progressively scaling down building mass and height to follow the lower elevations toward the southwesterly edge along East Coast Highway." Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) NEWPORT CENTER : DESIGN CONCEPT Original Newport - Center design concept as prepared by the Irvine Company (including Ray Watson) in 1961 .J pov 44 Planning Commission - April • Item No. Additional Materials Presented at Meeting HouseMuseum • Project NEWPORT CENTER : HISTORY �t " Real Estate Masterwork Series" — 2015 ;'�"' '; REAL ESTATE MASTERWORK SERIES I pAEreur q HaNCentury Aerlal Photography Retrospective f0ilm� ;r development /' T rpt .. �, Ti•-y history ofNewportby Fred Emmert and Richard Frost ONE �. (foreword • Frank Newport Center/Fashion Island - `'- ��� �'Q�'' Newport Beach,California � "` ' ,` ft—� e Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: BACKGROUND Community - initiated "Measure S" approved by voters in 2000 Not a "no- growth" measure "Major" General Plan Amendments require a public vote Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: "MAJOR " AMENDMENTS "Major" General Plan Amendments are defined as: Over 100 new peak hour trips (traffic) ; or Over 100 new dwelling units ( density ) ; or Over 40,000 new square feet of floor area ( non - residential intensity ) Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: THRESHOLDS Greenlight thresholds are triggered by : ( 1 ) Increases from a proposed project, combined with . . . ( 2 ) 80% of the increases resulting from other approved General Plan Amendments affecting the same "Statistical Area " and adopted in the last 10 years Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: STATISTICAL AREA L1 1 Ll Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: TRACKING City 's Planning Division tracks Greenlight development increases July 1 , 2015 tracking table shows the following Greenlight capacity in Statistical Area LI : 100 Dwelling Units 100 AM Peak Hours 100 PM Peak Hour trips 23,200 sf non - residential "intensity" Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: TRACKING Statistical Area Ll Post 2006 General Plan Amendments Land Use Element Charter Section 423 Tracking July 1,2015 Project Name Date Project/GPA Amendment Square Footage Dwelling Unit AM Peak Hour PM Peak Hour Address Approved Number Description Change Change Trip Change Trip Change Civic Center and Park Site 11/25/2008 PA2008-152 CIS to PF N/A 0 N/A N/A GP2008-005 Newport Beach Country Club 1/24/2012 PA2008-152 PR(No Change) 21,000 0 N/A N/A (Clubhouse) GP2008-005 100%Totals 21,000 0 0 0 80%Totals 16,800 0 0 0 Remaining Capacity Without 28,200 100 SOD 100 Vote Planning Commission - April 7, 2016 Item No. 3e Additional Materials Presented at Meeting Museum House Residential Project (PA2015-152) GREENLIGHT: MUSEUM HOUSE Museum House is not a "Major" General Plan Amendment 100 dwelling units Approx. 34 AM Peak Hour trips Approx. 38 Peak Hour trips _ No non - residential "intensity"