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HomeMy WebLinkAbout- - UMP-12-02 Live/Work Units 1527 Newport B - 5/1/2012CITY COUNCIL AGENDA REPORT MEETING DATE: MAY 1, 2012 ITEM NUMBER: SUBJECT: URBAN MASTER PLAN SCREENING REQUEST (UMP -12-02) 40 ATTACHED LiVEANORK UNITS AT 1527 NEWPORT BOULEVARD (ANCHOR MOBILEHOME PARK) DATE: APRIL 24, 2012 FROM: PLANNING DIVISIONIDEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: CLAIRE FLYNN, ACTING ASST. DEVELOPMENT SERVICES DIRECTOR FOR FURTHER INFORMATION CONTACT: CLAIRE FLYNN, AICP (714) 754-5278 claire.flynn@costamesaca.gov RECOMMENDATION Provide feedback on the proposed 40 -unit, three-story, attached live/work development in the 19 West Urban Plan area. BACKGROUND 19 West urban Plan The property is located within the 19 West Urban Plan area. On April 4, 2006, City Council adopted the Urban Plan to allow incentives for the development of ownership housing and mixed-use development projects. The intent of the urban plan is to provide development/economic incentives for private property owners to reinvest and redevelop their properties. EVALUATION OF DEVELOPMENT CONCEPT This urban plan screening process will address the following issues: 1) Does the aroiect meet Council's ex ectations for Dmiects in the Urban Plan areas? The screening process is an opportunity to determine if the conceptual project meets Council's expectations for new projects in the urban plan areas. Council will be providing initial feedback to the applicants. 2) Does Council have any comments on any requested deviations? The screening process will highlight any requested deviations from the urban plans to Council's attention. The screening process allows the applicant to consider Council's initial comments and to refine the development concept based on their feedback. A project summary sheet is attached (Attachment 1) for reference. CONCLUSION The screening process enables Council to address the central question about the proposed development: Does the project concept meet Council's expectations for new development in the 19 West Urban Plan area? Council's general comments do not set precedent for approval/denial nor constitute final action on the development project. In addition, the applicant may expect the Planning Commission to have other comments/concerns on a proposed development concept that may not have been necessarily raised by City Council. The screening process allows the applicant to consider Council's initial comments and to refine the development concept based on their feedback. CLAIRE FLYNN;' KHANH*Deolor�ent Acting Asst. Dev. Services Director InterimSeryices Director L Attachments: 1. Urban Pian Screening Summary Sheet 2. Site Plan 3. Location Map (Aerial & Zoning) 4. Applicant Letter 5. FAQ — Mobile Home Park Closures cc: Chief Executive Officer Assistant Chief Executive Officer Economic Development Director Public Services Director City Attorney Transportation Svs. Manager City Engineer City Clerk Staff (4 ) File (2) ATTACHMENT ! UMP -12-02: FORTY LIVE/WORK UNITS AT 1527 NEWPORT BLVD. DEVELOPMENT CONCEPT The proposal involves closure of the Anchor Mobile Home Park and new development of a forty (40) unit, three-story, attached live/work development. Each unit will have a two -car enclosed garage and a minimum 300 to 400 square -foot work space on the ground floor. This development is anticipated for small home-based businesses which generate no or minimal customer traffic. These could include real estate appraisers, internet businesses, accountants, photographers, and other professions which do not require customer visits or commercial visibility. Anchor Mobile Home Park has approximately 43 spaces occupied by recreational vehicles and mobile homes. About 20% of these spaces are currently vacant. EXISTING LAND USE CONTEXT The site has access from Newport Boulevard and Superior Avenue, and it is with the 19 West Urban Plan area. The property is adjacent to auto repair, boat storage, and light industrial uses. The property is unique in that it is partially in both the General Commercial and light Industrial land use designations. TRAFFIC EVALUATION The Transportation Division completed a preliminary trip generation analysis to compare the proposed 40 unit live/work project to existing conditions (Anchor Mobile Home Park) and General Plan conditions (full build out). While the preliminary projections indicate that the proposed development would generate more trips compared to the existing 43 -unit mobile home park, the overall average daily trips would be significantly lower compared to the maximum allowable build out for a commercial/light industrial building pursuant to the General Plan land use designations. Table A — Preliminary Trip Generation Analysis AM PM Daily Existing Mobile Raine Park 43 Mobile Home Units Proposed Live Work Units Ota Live Work Units Trips for 40 Condominiums Trips for 7.4375 T.S.F. of General Office Trips for 7.43755 T.S.F. of 5pecia€ty Retail Subtotal Rate for 40 Proposed Live Work Units IC% Reduction Total Rate for 44 Proposed Live VWoik Units General Pian General Light Industrial / General Commercial General Light industrial Rate Rate for 7.405 T.S.F. of General Light Industrial _Gg?�eral Commercial Rate Rate for 15.812 T.S.F. of General Commercial Total Rate for General Plan MERITS OF THE URBAN PLAN SCREENING REQUEST Following is a summary of the merits of the proposal: 19 25 215 18 21 232 12 11 82 51 37 330 8o 69 644 8 7 64 72 62 580 1 1 7 7 7 52 2 6 !K 25 99 1074 32 146 1125 Proiect meets objectives of the 19 West Urban Plan. The project promotes a new type of urban housing (live/work units) that would be target -marketed to people seeking a hybrid living and working environment. The target market may be comprised of artists, designers, craftspeople, and other professionals who operate small home businesses with no or minimal customer traffic. 2. Project location would be appropriate for proposed land use. A live/work development on this site is considered compatible with existing surrounding industrial context. The project features sound walls and perimeter landscaping that would address compatibility with the industrial neighbors. The proposal would result in a lower -intensity live/work development compared to a potential industrial/commercial building that would be allowed under General Plan conditions. 3. Pronosed parking is comparable to the Urban Plan's minimum parking requirements. The SoBECA Urban Plan specifies the parking requirement for a 100% live/work development. Based on these requirements, the proposal is deficient 9 spaces. However, the applicant plans to modify the plans to bring the proposed development more in line with the required parking. Table B — Parking Summary (In Concept Only) 2 -Bedroom Parking Required Parking Proposed ■rk Unit (per SoBECA. . 19 units 57 spaces 48 spaces 1,466 square feet 21 units 63 spaces 53 spaces 1,622 square feet 120 spaces 111 spaces Net Shortfall - 9 spaces The minimum parking requirements assumes low -intensity live/work uses that primarily function as home offices with minimum customer traffic (i.e. internet business, interior designer's office, and other home offices for sole proprietors). The additional parking supply may allow more intensive nonresidential uses (i.e. medical office, photography studio, architect's studio, hair salon). A matrix of permitted businesses will be approved in conjunction with the Master Plan. MOBILE HOME PARE( CLOSURE Please refer to the attached FAQ on Mobile Home Park closures. 1. What agency is responsible for mobile home parks? The State of California Department of Housing and Community Development is responsible for the registration and regulation of mobiles home parks. Operation of mobile home parks, including closures, must adhere to the California Mobile home Residency Law (MRL), The City's role is to permit the use of land on which the mobile home park is situated. 2. What actions must the park ownerlmanagement take prior to closing a mobile home park? MRL section 798.56 contains some of the procedures that the owner must comply with to close a mobile home park. Prior to closing a mobile home park, a Closure Impact Report (CIR) shall be prepared that addresses the availability of adequate replacement housing in mobile home parks and mobile home relocation costs. The owner shall provide a copy of the CIR and a notice of closure to each tenant 12 -months prior to the closing of the park. 3. Does a mobile home park closure require City approval? No. The closing of a mobile home park does not require City approval or permits. Review of the CIR by the City is optional and done only when a request for review is made by either the owner or tenants of the closing park. When a review is requested, the City is limited to reviewing the CIR for its adequacy in providing reasonable mitigation measures for the displaced mobile home owners as outlined in California Govemment Code (GC) sections 65863.7-8. DEVIA TION FROM DEVEL OPMENT S TA NDA RDS The proposal is being considered in concept only at this time. Other than the parking deviation, no major deviations are identified at this early stage of review. 4 W D z W Q 0 W n J) NEWPORT BOULEVARD LIVE /WORK SITE SUMMARY -SITE STUDY 11 LOT AREA1.89 acres 82,387 of TOTAL RESIDENTIAL UNITS 40 TOTAL UNIT WORK SPACE GROSS SF 1�j'832 sl DENSITY x1.16 Lure FAR ALLOWABLE 111.00 FAR PROVIDED i PROGRAM SUMMARY LOT I UNITRESIDENiIAL UNIT WORK UNITTOTAL NETAREA UN IT RESIDENTIAL UNIT WOR,( UNITTOTAL GROSSAREA PARING REOUIRED FLAN DESCRIPLION ONTY NETAREA NET AREA NET AREA SUBTOTAL GROSS AREA GROSS PAEA GR033 AREA SUBTOTAL RATIO PPAKING A 2 BR 13.5 PA+DEN 19 ( 485.) ,466 of 310 of 1,777 of 33,755 of 1,560.1 330 of 1,890 sl 35,910 of 2.00 38 spaces LNE/WORK UNIT SIDE BY SIDE GARAGE B 2 BR/3.5 EA+DEN 7 ( 185) 1,622 of 382 of 2,003 of 14,022 of 1,725 of 406 of 2,131 of 14,917$1 2.00 14 spaces LIVE/ WORK UNIT SIDE BY SIDE GARAGE C 2 BR/3.5 BA+DEN 14 ( 355) 1,622 at 451 of 2,073sl 29,018 of 1,725 sl 480 of 2,205 at 30,870 of 2.00 28 spaces LIVE/ WORK UNIT SIDE BY SIDE GARAGE GUEST PARKING 0.5 per unit 20 spaces SUBTOTAL UNITS: 40 rpsidondsl unl:s 78,795 cl 81,697 sl 100 spacsa I required A_'* A1'eia0s unit ' unit GROSS 111 aP.- (II I 1,920 sl NET AREA 2,042 sl AREA Provided SITE YIELD STUDY 1 - A WITHEE MALCOLM ARCHITEC1.310.2f].On25TS, LLP 2ssl wca leB 04 7 10, 211 n�sa=_D4 i 310. ]. BBBS I NTFIACORP COMPANIES <Oe1 MneAMwBM.BNb 250 � NorvpM BawdyG92fifi0 i s:aln: to@�1'-P JOB NO. 82020 DAME Ap,p 04,2012 PRIMED: Apole.201a H krRxt -QST 3A City of Costa Mesa CITY OF COSTA MESA - [Created: 4/1812012 8:58:34 AM] [Scale: 236.7] [Page. 8.5 x 11 1 Portrait] Overview Map Map Display 01, r� }G I . ' A Legend Address 0V Froupw Street Names Water Wayro Small 0,/ mapr - Street Zoning Hewpon BLVD Centerlines AP I�d�d.ress Paints per, +;t Parcel Lines 4v Freeway H�rdre�lcgy ity 13l�eunda Ty :�` d2 Roads Channels � CL Mk. L' ar (cont). icont) _,�0602_1_6o2_6sH; �f �f03l Q I {C = 2042-2 www.GcoPrrse.H L r (C) 2002-2 Geo Prise. not [GeoVec, Inc.] - (866)422-2505 j W City of Costa Mesa 1527 NEWPORT - [Created: 412412012 2,43,26 PM] [Scale: 236.7] [Page- 8"5 x 11 1 Portrait] I Overview Map l Armffm&t 5,R Legend —114 A6dress V Freeway 0V Small Reads M*. MCOgDARY ct Cvinor ov [QaMvpWBLVD x_- Rydrology Poiness Points [cont) (cord) Chanrmis Map Display L . NEWPORT BEACH, �,j4 L{('i •2 www.{a�➢Dl3'fiSC.I (C) 2007-2 GeoPrise.net (GeoVec, Inc.) - {886}422-2505 ArF-N(0444N) 4 INTRAGDRP WHERE THE EXTRAORDINARY i5 DEVELOPING_ Apirl 18, 2012 Claire Flynn CITY OF COSTA MESA 77 Fair Drive PO BOX 1200 Costa Mesa, CA 92628-1200 Re: 1527 Newport Blvd Pre -Screening Application Leiter Dear Claire: Per Section 2 of the General Plan Screening application package, this letter is intended to describe our proposed development for the approximately 1.9 acre site located at 1527 Newport Blvd. Pursuant to the 19 West Plan, we are proposing to develop forty (40) live -work units. Intracorp as a company specializes and promotes urban infill development consistent with the vision of the 19 West Plan. More specifically, and to the 19 West Plan's credit, we are believers in the mounting groundswell of demand for live -work product as it relates to the "new reality" of coastal markets shifting to service based industries that, coupled with technological advances, allow people to work from home. Therefore, given the sites incredible location and its surrounding uses, we are envisioning a "modern industrial' look to the units with large glass office -fronts for the ground floor work space. We anticipate the units will total approximately 1,800sf on average and be three stories in height. The architecture is intended to be open and "lofty," yet consistent with the vision of the 19 West Plan. The net result will be a project that greatly enhances the street - scene along Newport Blvd over the site's current mobile home park use. With two decades of experience, over 240 collective years in the homebuilding industry and having delivered over 6,000 units, the Intracorp Family of Companies provides an unparalleled level of expertise in all aspects of development. Intracorp's success history is deeply rooted in creating value for our homebuyers and our ability to evolve with market dynamics, technological advancements and project specific challenges. Our award winning track record of success is well documented by the powerful market acceptance of our array of higher density multi and single family housing. We make it our mission to be responsive to the diversity of a neighborhood and client needs; a mission that is both a legacy and a goal for our company and our partners. Therefore, based on the above, we would like to pursue a Pre -Screening from the Costa Mesa City Council to further brainstorm on the development potential of 1527 Newport Blvd. Thank you for the opportunity to submit the attached, we look forward to working with you. Sincerely, Peter Lauener I Regional President INTRACORP COMPANIES 4041 MacArthur Blvd I Suite 250 1 Newport Beach, CA 92660 (949) 955-2370 Office 1 (949) 955-2380 www.intracorpcompanies.com i. 4041 MacArthur Boulevard I Suite 254 1 Newport Beath, CA 92660 1 Tel: (949) 9 55-2 370 1 Fax: (949) 955-2380 www.intracarpcompanies.com Cn a M Frequently Asked Questions from Displaced Tenants of Mobile Home Park Closure Contact Planning Division for more information at (714) 754-5245 1. What agency is responsible for mobile home parks? 2. What actions must the Dark owner/management take prior to closina a mobile home park? 3. hoes a mobile home park closure require City approval? 4. What impact does a mobile home park closure have on its residents? 5. What are my options when faced with a mobile home park closure? 6. Am 1 entitled to relocation benefits due to a mobile home_ ark closure? 7. Where can I find applicable state law pertaining to mobile home park closures? 'I. What agency is responsible for mobile home parks? The State of California Department of Housing and Community Development is responsible for the registration and regulation of mobiles home parks. Operation of mobile home parks, including closures, must adhere to the California Mobilehome Residency Law (MRL). The City's role is to permit the use of land on which the mobile home park is situated. 2. What actions must the park ownerimanagement take prior to closing a mobile home park? MRL section 798.56 contains some of the procedures that the owner must comply with to close a mobile home park. Prior to closing a mobile home park, a Closure Impact Report (CIR) shall be prepared that addresses the availability of adequate replacement housing in mobile home parks and mobile home relocation costs. The owner shall provide a copy of the CIR and a notice of closure to each tenant 12 - months prior to the closing of the park. 3. Does a mobile home park closure require City approval? No. The closing of a mobile home park does not require City approval or permits. Review of the CIR by the City is optional and done only when a request for review is made by either the owner or tenants of the closing park. When a review is requested, the City is limited to reviewing the CIR for its adequacy in providing reasonable mitigation measures for the displaced mobile home owners as outlined in California Government Code (GC) sections 65863.7-8. 4. What impact does a mobile home park closure have on its residents? Mobile home park closures typically result in the displacement of resident mobile home owners. Displaced residents are those residents who lawfully occupy their mobile home, through a rental agreement with the park owner, and must move their mobile home as a result of the park closure. State law requires that the park owner, and not the City, provide reasonable mitigation for displaced residents. 5. What are my options when faced with a mobile home park closure? A displaced tenant may accept any of the mitigation options offered by the park owner in the CIR. Mitigation measures vary by park owner but most often include payment of reasonable relocation costs to move resident mobile home owner and mobile home to a mobile home park or resident mobile home owner may sell the mobile home to a third party who removes the home from the park. (Additional information regarding resident mobile home owner's options is outlined in MRL section 798.56.) 6. Am I entitled to relocation benefits due to a mobile home park closure? The provisions of state laws governing mobile home parks closures are specific in providing that "displaced mobile home park residents" receive relocation mitigation benefits. The amount of the relocation benefit is contingent upon the type, age, length of the mobile home and to where the mobile home will be relocated. Motor homes, truck campers and camping trailer do not have the benefits or protection of the mobile home residency and other laws governing park closures. 7. Where can I find applicable state law pertaining to mobile home park closures? See MRL section 798.56 in the California Civil Code and GC sections 65852.7, 65863.7-8. and 66427.45 at http:llwww.leginfo.ca.gov/calaw.htm1.