HomeMy WebLinkAbout15 - NB-1 - Attachment 1 - 5/20/2014GPS-14-02 2277 Harbor Boulevard ATTACHMENT 1
GENERAL PLAN SCREENING REQUEST
The project site is a 4.95- acre parcel in the General
Commercial land use designation developed with a
two-story 236-unit motel building and surface
parking. The request is to amend the General Plan
to allow a high density residential development (59
du/ acre). The site is a rectangular shaped property
bounded by the Cost Mesa Golf Course on the
north, commercial uses to the south and medium
density residential uses to the west and commercial
uses across Harbor Boulevard to the east.
TRAFFIC EVALUATION
Two vehicular access points are proposed from Harbor Boulevard, a main entrance to the parking structure for
guests and future residents and a secondary resident access on the south end of the property. A preliminary
trip generation concluded that the proposed project is expected to result in 1,569 Average Daily Trips, 694
ADTs fewer than commercial development build out and 984 ADTs more than office development build out.
The ITE trip rates for Motels were applied to the existing 236-roam motel (assuming all rooms are occupied).
Comparing the existing trips against the project's trip generation potential indicates that the project would
result in a reduction of 581 daily trips and 30 AM peak hour trips, and an increase of 9 PM peak hour trips. The
trip increment during the PM peak hour is insignificant. On that basis, the preliminary study concluded that
proposed project is not expected to significantly impact any intersections or roadways in the area.
General Plan Land
Development Description
AM Peak
PM Peak Hr
Total Avg
Use Designation
Hr Trie
Trips
Daily Trips
General Plan Allowance:
Scenario 1
General Plan allows Max. 0.30 FAR
51
196
2,263
General Plan maximum
— 53,002 SF retail use
build out (Commercial)
Scenario 2
53,002 SF office use
83
79
585
General Plan maximum
build out (Office)
Scenario 2
Existing Development
236-room motel
151
137
2,150
Scenario 3
y
Proposed project
236-unit apartment project
121
146
1,569
59 du/acre
Difference between GP build out and Proposed Project
(38)
(50)
(113)
A full traffic study will be prepared for the project and the impacts to adjacent roadways will be further analyzed
as part of the development application and environmental assessment.
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PROJECT COMPLIES WITH GOALS OF THE GENERAL PLAN
Staff believes that the proposed project is compliance with the following goals of the City's General Plan:
General Plan Housing Objective HOU-3.1. Encourage the conversion of existing marginal land to
residential where feasible and consistent with environmental conditions that are suitable for new
residential development. The project site is a 1970s two-story motel building in the C1 Commercial zoning.
The proposed residential development is located on a parcel that is bounded by the Golf Course and
medium density residential uses on the west; commercial uses to the south are separated by a wide
driveways accessing the parking. The proposed project will replace the motel with residential development
in an area that is not impacting low density residential uses and is in close proximity to transit corridors, In
addition, proximity to the golf course and pedestrian/ bike trail makes this a desirable location for
residential development.
2. General Plan Land Use Objective LU-1A1. Provide for the development of a mix and balance of
housing opportunities, commercial goods and services, and employment opportunities in consideration
of the needs of the business and residential segment of the community. The proposed residential
development will contribute to jobs and housing balance within the community. The housing will be in
close proximity to Harbor Boulevard commercial and transit corridor and major freeways.
3. General Plan Housing Objective HOU-3.2. Provide opportunities for the development of well planned
and designed proiects which, through vertical or horizontal integration, provide for the development of
compatible residential commercial industrial institutional or ublic uses within a sin le proiect or
net hborhood. The proposed project provides on -site amenities for the residents in an integrated
structure. The residential units will be provided within three-story structures with private and common
open space and recreation areas on a site in close proximity to employment opportunities and service
uses.
4. General Plan Land Use LU-1 C.2. Limit building height to four stories above grade south of the 405-
_Freeway, except for special purpose housing such as elderly, affordable, or student housing. The
proposed building meets this criteria in that the buildings are three stories above a podium garage for
an overall height of 55 feet and four stories above grade.
5. The project satisfies the General Plan Acceptance Screening Criteria since the preliminary trip generation
assessment concluded that the project is not expected to si_gni�cantk impact any roadways in the area. In
comparison with existing development and General Plan build out the project will reduce average daily
vehicle trips. There is a potential for an incremental increase in PM peak hour that will be further studied
with the development application. The traffic study will also include analysis of the proposed two access
points to the site and queuing associated with the resident gates.
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