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HomeMy WebLinkAbout07 - Camco Pacific Construction Company - PA2001-157 - 1811 Quail Street. rEW"Pk, CITY OF NEWPORT BEACH Hearing Date: January 8, 2002 PLANNING DEPARTMENT Agenda Item: 23 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber NEWPORT BEACH, CA 92658 (949) 644 -3209 (949) 644 -3200; FAX (949) 644.3229 REPORT TO THE CITY COUNCIL PROJECT: Camco Pacific Construction Company (PA2001 -157) 1811 Quail Street SUMMARY: A request for a General Plan Amendment and Planned Community Development Text Amendment to increase the development allocation within the Airport Area 2 -7 (Statistical Area L -4), Newport Place Planned Community Block G & H, which would permit a 1,590 net square foot addition to an existing office building located at 1811 Quail Street. ACTION: For the meeting of January 8, 2002: Hold the public hearing and adopt a Resolution to approve General Plan Amendment No. 2001 -004 and Planned Community Development Text • Amendment 2001 -002; and Introduce Ordinance No. 2002 -_, and pass to second reading on January 22, 2002. For the meeting of January 22, 2002: Adopt Ordinance No. 2002 -___. thereby approving General Plan Amendment No. 2001 -004 and Planned Community Development Text Amendment No. 2001 -002. APPLICANT: Mr. Tom Bethman, Project Engineer Camco Pacific Construction Company LOCATION: The subject property is located south of John Wayne Airport (JWA) along the southwest side of Quail Street between Birch Street and Westerly Place. LEGAL DESCRIPTION: Parcel 1 of Parcel Map No. 45 -46, or APN 427 - 231 -02 GENERAL PLAN: Administrative, Professional Financial Commercial •ZONING DISTRICT: Newport Place Planned Community (PC — 11) District General Plan Amendment GP2001 -004 Planned Community Development Text Amendment PD2001 -002 (PA2001 -157) 1811 Quail Street Current Development: Two-story office building and associated parking lot �pAp Administrative, Professional, and Financial uses across Quail Street To the east: Administrative, Professional, and Financial uses across Quail Street To the south: Industrial and Office uses within the same block Subject Property j Industrial and Office uses within the same block CD^A1 B A s eg x o ®o Feet VICINITY MAP W E 5 General Plan Amendment GP2001 -004 Planned Community Development Text Amendment PD2001 -002 (PA2001 -157) 1811 Quail Street Current Development: Two-story office building and associated parking lot To the north: Administrative, Professional, and Financial uses across Quail Street To the east: Administrative, Professional, and Financial uses across Quail Street To the south: Industrial and Office uses within the same block To the west: Industrial and Office uses within the same block F General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 Ilk January 8, 2002 Page 2 • Introduction At the meeting of December 6, 2001, the Planning Commission voted unanimously to recommend to the City Council the approval of General Plan Amendment No. 2001 -004 and Planned Community Development Text Amendment No. 2001 -002. Prior to and at the Commission meeting there was no public opposition to the request. A copy of the staff report from that meeting, which describes the proposal in detail, and the minutes from that meeting are attached for consideration. Proposed Amendment The applicant desires to add 1,590 square feet to an existing office building. Existing development within Blocks G & H of the Newport Place Planned Community is at the limit of what is allowed by the City's General Plan and Planned Community Development Text. Therefore, the requested 1,590 net square foot addition requires an amendment to the General Plan and an amendment to the Newport Place Planned Community Development Text to increase the authorized development allocations included within both documents. No other changes to the General Plan or Newport Place Planned Community Development Standards are requested. Measure S Analysis (Greenlight) • This discussion is for informational purposes only and is not to be considered in the decision to approve or deny the project. Statistical Division L -4 has a current General Plan limit of 8,102,562 square feet. The project will add 1,590 net sq. ft. of non - residential intensity, approximately three a.m. peak hour trips and three p.m. peak hour trips. Therefore, none of the three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. If the City Council approves the recommended amendment, it will become a "previous amendment" that will be tracked for ten years. During this time period, the floor area and traffic will be added to any future amendments to determine if a threshold is exceeded and a vote is required. Environmental Review The project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA). It is considered a minor addition as it does not exceed 50% of the existing building area and is less than 2,500 total sq. ft. in size. • General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 January 8, 2002 Page 3 Recommendation Based upon the information associated with the proposed project and the policies of the General Plan, staff is recommending that the Council approve the applicant's request, subject to the findings and revised table for the Airport Area, Statistical Area L4, within the City's General Plan as attached to the Resolution noted as Exhibit No. "1" and the updated statistical tables and information attached to Ordinance No. 2002 -_ (Exhibit No. "2 "). Submitted by: Prepared by: PATRICIA L. TEMPLE TODD M. WEBER Planning Director Associate Planner Exhibits 1. Resolution No. 2002- 2. Draft Ordinance No. 2002- 3. Planning Commission staff report dated December 6, 2001. • 4. Excerpt of DRAFT Planning Commission minutes dated December 6, 2001. F: \UsenNP1n\Shared \PA's \PA2001 - 157 \GP2201- 004_Camco Pacific cc,pt.doc General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 January 8, 2002 Page 4 0 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING GENERAL PLAN AMENDMENT NO. 2001 -04 AMENDING THE TABLE TITLED "ESTIMATED GROWTH FOR STATISTICAL AREA L4" WITHIN THE LAND 'USE ELEMENT OF THE GENERAL PLAN TO REFLECT THE CORRECT BUILDOUT GROWTH FIGURES FOR AIRPORT AREA 2 -7, NEWPORT PLACE BLOCKS G & H WHEREAS, as part of the development and implementation of the Newport Beach General Plan, the Land Use Element has been prepared; and WHEREAS, the Land Use Element sets forth objectives, supporting policies and limitations for development in the City of Newport Beach; and WHEREAS, the Land Use Element designates the general distribution and general location and extent of the uses of land and building intensities in a number of ways, including commercial floor area limitations; and, WHEREAS, the City's General plan dictates that the City shall provide for sufficient diversity of land uses so that schools, employment, recreation areas, public facilities, churches and neighborhood shopping centers are in close proximity to each resident of the community. The proposed project consists of expanding an existing commercial office building by 1,590 square feet. The proposed project would assist the City's efforts to provide schools, employment, recreation areas, public facilities, churches, and neighborhood shopping centers in close proximity to each resident of the community. Therefore, the proposed project is consistent with this policy. WHEREAS, the City's General plan dictates that the City shall insure redevelopment of older or underutilized properties, and to preserve the value of property, the floor area limits specified in the Land Use Element allow for some modest growth. To insure that traffic does not . exceed the level of service desired by the City, variable floor area limits shall be established based upon the trip generation characteristics of land uses. The implementation of the proposed Exhibit No. 1 project will result in a modest intensification of a commercial office usage of the project site by a Ip maximum of 1,590 square feet, which is within the projected capacity and levels of service of the circulation system. Therefore, the proposed project is consistent with this policy. WHEREAS, the City's General Plan indicates that land use designations and building intensity standards included in the Land Use Element reflect limits on John Wayne Airport imposed by the Airport Settlement Agreement. The proposed project is consistent with this policy, as implementation will result in an increase of two employees in the building which will not impact the level of passenger traffic at the airport. WHEREAS, in conjunction with the consideration of the subject amendment to the Land Use Element of the General Plan, the proposed project has been determined to be Categorically Exempt under the Class 3 (New Construction or Conversion of Small Structures) requirements of the California Environmental Quality Act (CEQA), and the State CEQA Guidelines; and, WHEREAS, the Planning Commission has held a duly noticed public hearing on December 6, 2001 to consider General Plan Amendment No. 2001 -004 and recommended approval to the City Council; and, WHEREAS, the City Council has held a duly noticed public hearing on January 8, 2002 to consider General Plan Amendment No. 2001 -004; and, NOW THEREFORE the City Council of the City of Newport Beach does hereby resolve as follows: Section 1: The amendment is consistent with the intent of the General Plan. Section 2: The amendments proposed under the application for General Plan Amendment No. 2001 - 004 are approved, as shown in Attachment No. "1" referenced and incorporated herein. 0 • Section 3: The amendments proposed under the application for General Plan Amendment No. 2001 -004 are approved, as shown in Attachment No. "1" referenced and incorporated herein, for the property identified as 1811 Quail Street. This resolution shall take effect immediately upon adoption. Passed and adopted by the City Council of Newport Beach at a regular meeting held on the _day of 2002 by the following vote to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS • ABSENT, COUNCIL MEMBERS ATTEST: CITY CLERK MAYOR I Attachment No. "I" To Resolution No. 2002 - For General Plan Amendment No. 2001 -004 I. Proposed changes to the General Plan (strikeout /underline format): Airport Area (Statistical Area L4) 2 -7. NP Blocks G & H. Block G & H are bounded by Birch Street, Quail Street, Spruce Street and Bristol Street North. The site is designated for Administrative, Professional and Financial Commercial land use and is allocated 295,952 344,231 sq. ft. 1P Wf, ESTIMATED GROWTH FOR STATISTICAL AREA L4 Residential (in du's) Commercial (in sq. ft.) Existing Gen. Plan Projected Existing Gen. Plan Projected 01/01/1987 Projection Growth 01/01/1987 Projection Growth 1 -1. KCN OS A 0 0 0 874,346 889,346 15,000 1 -2. KCN OS B 0 0 0 1,060,898 1,060,898 0 1 -3. KCN OS C 0 0 0 734,641 734,641 0 1 -4. KCN OSD 0 0 0 250,176 250,176 0 1 -5. KCN OS E 0 0 0 27,150 32,500 5,350 1 -6. KCN OS F 0 0 0 31,816 34,500 2,684 1 -7. KCN OS G 0 0 0 81,372 81,372 0 1 -8. KCN IND 1 0 0 0 377,520 442,775 65,255 1 -9. KCN RS 1 0 0 0 52,086 120,000 67,914 1 -10. Court House 0 0 0 69,256 90,000 20,744 2 -1. NP BLK A 0 0 0 349,000 380,362 31,362 2 -2. NPBLK B 0 0 0 10,150 11,950 1,800 2 -3. NP BLK C 0 0 0 211,487 457,880 246,393 2 -4. NP BLK D 0 0 0 274,300 288,264 13,964 2 -5. NP BLK E 0 0 0 834,762 834,762 0 2 -6. NP BLK F 0 0 0 225,864 228,214 2,350 2 -7. NP BLK G & H 0 0 0 255,001 295,952 344.231 48.951- 1.590 2 -8. NP BLK I 0 0 0 99,538 378,713 279,175 2 -9. NP BLK J 0 0 0 190,500 228,530 38,030 3. Campus Drive 0 0 0 885,202 1,261,727 376,525 TOTAL 0 0 0 6,943,344 8,!69,84! 8.199.120 1,207,,497 1,168.136 Population 0 0 0 Updated: 12 /06/2001 1P Wf, • ORDINANCE NO. 2002-_ A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AMENDMENT NO. 33 TO THE NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT TEXT TO UPDATE THE COMMERCIAL /PROFESSIONAL & BUSINESS OFFICES STATISTICAL ANALYSIS BY ALLOWING A 1,590 SQAURE FOOT BUILDING ADDITION AT THE SUBJECT PROPERTY IDENTIFIED AS 1811 QUAIL STREET. WHEREAS, amendments to Title 20 and any adopted Planned Community Development Text must be approved by a Resolution of the Planning Commission setting forth full particulars of the amendment; and, WHEREAS, the Planning Commission has held a duly noticed public hearing on December 6, 2001 to consider Planned Community Development Text Amendment No. 2001- 002 for a 1,590 square foot building expansion on the subject property located at 1811 Quail Street, legally described as Resubdivision 350 of Parcel Map 45 -46, and recommended approval to the City Council; and, WHEREAS, in conjunction with the consideration of the subject amendment to the Zoning Code, the proposed project has been determined to be Categorically Exempt under the Class 3 (New Construction or Conversion of Small Structures) requirements of the California Environmental Quality Act (CEQA), and the State CEQA Guidelines; and, WHEREAS, the City Council has held a duly noticed public hearing on January 8, 2002 regarding Planned Community Development Text Amendment No. 2001 -002 (Amendment No. 33 to the Newport Place Planned Community - Development Text), amending the Commercial/Professional & Business Offices Statistical Analysis by allowing a 1,590 square foot addition to an existing building located on the subject property identified as 1811 Quail Street. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: Section 1: The Newport Place Planned Community Development Text Commercial/Professional & Business Offices Statistical Analysis shall be amended to allow the subject property a 1,590 square foot addition, as provided in Attachment No. 1. Section 2: The Mayor shall sign and the City Clerk shall attest to the passage of this . Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. Exhibit No. 2 Ordinance No. 2002 - Page 2 of 3 This Ordinance was introduced at a regular meeting of the Citv Council of the City of Newport Beach held on January 8, 2002, and was adopted on the 22" day of August by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK 10 • • Ordinance No. 2002- Page 3 of 3 Attachment No. 1 To Ordinance No. 2002 - For Planned Community Development Text No. 2001 -002 (Newport Place Planned Community Development Text Amendment No. 33) Proposed changes to the Newport Place Planned Community Development Text (strikeout/underline format): STATISTICAL ANALYSIS PART II. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES B. Buildine Area Site 1 & 2 860,884 square feet [5,14,17,30] Site 2A 109,200 square feet [31] Site 3A 1- 15,530 117.120 square feet [5,33] Site 4 228,214 square feet [32] Site 5 268,743 square feet [16,19,21,24,25] Site 6 42,420 square feet Site 7 55,860 square feet Site 8 54,000 square feet [20] Im 1,736,441 square feet [21,30,31,32,33] D. Parking (Criteria: 1 space /225 sa ft . (eb, 363 so ft /snacel Site 1 &2 3,827 cars 31.89 acres [5,14,30] Site 2A 474* cars 1.26"* acres [3 1] Site 3A 514 519 cars 4.28 4.33 acres [5,33] Site 4 905 cars 7.54 acres [32] Site 5 1,234 cars 6.13 acres [21] Site 6 188 cars 1.57 acres Site 7 248 cars 2.07 acres Site 8 231 cars 1.34 acres [20] ;-,6247 626 cars 56.08 56_13 acres [21,31,32,33] * Based on net square footage of 106,455. [31]. ** Includes surface parking and first floor of existing parking structure only, does not include upper levels of parking structure.[3 1]. �E°VPpa, CITY OF NEWPORT BEACH PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 ' (949) 644 -3200; FAX (949) 644 -3229 Hearing Date: December 6, 2001 Agenda Item: 2 Staff Person: Todd M. Weber (949) 644 -3209 Council Review: Automatic REPORT TO THE PLANNING COMMISSION PROJECT: Cameo Pacific Construction Company (PA2001 -157) 1811 Quail Street SUMMARY: A request for a General Plan Amendment and Planned Community Development Text Amendment to increase the development allocation within the Airport Area 2 -7 (Statistical Area L-4), Newport Place Planned Community Block G & H, which would permit a 1,590 net square foot addition to an existing office building located at 1811 Quail Street. ACTION: Recommend that the City Council approve General Plan Amendment No. 2001 -004 and Planned Community Development Text Amendment 2001- 002 by adopting Resolution No. entitled, "A Resolution of the Planning Commission of the City of Newport Beach recommending that the City Council approve GP No. 2001 -004 and PD 2001 -002 for Property • Located at 1811 Quail Street." APPLICANT: Mr. Tom Bethman, Project Engineer Cameo Pacific Construction Company LOCATION: The subject property is located south of John Wayne Airport (JWA) along the southwest side of Quail Street between Birch Street and Westerly Place. LEGAL DESCRIPTION: Parcel 1 of Parcel Map No. 45 -46, or APN 427 - 231 -02 GENERAL PLAN: Administrative, Professional Financial Commercial ZONING DISTRICT: Newport Place Planned Community (PC —11) District Exhibit No. 3 a 0 General Plan Amendment GP2OO1 -004 Planned Community Development Text Amendment PD2OO1 -002 (PA2001 -157) 1811 Quail Street Current Development: Two-story office building and associated parking lot To the north: Administrative, Professional, and Financial uses across Quail Street To the east: PIP To the south: Industrial and Office uses within the same block To the west: Industrial and Office uses within the same block General Plan Amendment GP2OO1 -004 Planned Community Development Text Amendment PD2OO1 -002 (PA2001 -157) 1811 Quail Street Current Development: Two-story office building and associated parking lot To the north: Administrative, Professional, and Financial uses across Quail Street To the east: Administrative, Professional, and Financial uses across Quail Street To the south: Industrial and Office uses within the same block To the west: Industrial and Office uses within the same block General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 December 6, 2001 Page 2 15 Proposed Amendment The applicant desires to add 1,590 square feet to an existing office building. Existing development within Blocks G & H of the Newport Place Planned Community is at the limit of what is allowed by the City's General Plan and Planned Community Development Text. Therefore, the requested 1,590 net square foot addition requires an amendment to the General Plan and an amendment to the Newport Place Planned Community Development Text to increase the authorized development allocations depicted within both documents. Camco Pacific Construction Company has submitted a request to amend the City's General Plan for Block G & H of the Airport Area within the Newport Place Planned Community (PC — 11) District (Exhibit No. 1). The proposed amendments would allow the issuance of building permits for an addition to the existing two -story office building located at 1811 Quail Street. No other changes to the General Plan or Newport Place Planned Community Development Standards are requested. The proposed additions are considered minor and the building footprint will only be slightly modified to extend the front door at the main entrance flush with the remainder of the building face. The proposed design includes the required parking for the project. The project also qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA). Background 4P The City Council initiated the applicant's request as required by Council Policy K -1 on September • 25, 2001. Site Overview The subject property, addressed as 1811 Quail Street, is located due south of John Wayne Airport (JWA) along the southwest side of Quail Street between Birch Street and Westerly Place. The property is found within Blocks G & H in the Newport Place Planned Community District (PC — 11). The existing site is approximately 30,000 sq. ft. in size. The property is developed with a two - story, 10,406 sq. ft. building and associated parking lot with 43 total parking spaces. Site access is provided through a driveway positioned at the northernmost portion of the property. The parking areas are located along the northwesterly side yard property line and the rear yard property line (Exhibit 2). General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 December 6, 2001 Page 3 1� • Analysis Project Characteristics There are two separate additions proposed for the building along with expanding the parking area. Both of the additions comply with all setback provisions and development standards of the Newport Place Planned Community Development Text. The proposed addition to the first level involves a slight modification to the building footprint where the front door is located. The building's main entrance would become flush with the remainder of the front building face. The addition to the front entry would be 90 net sq. ft. The larger of the additions is proposed for the second level of the building, toward the rear parking area. The addition is 1,500 net sq. ft. The maximum building height for the property is 35' and the existing structure extends up to this height at the stairwell shafts only. For the majority of the existing building, the roofline is 28' -6 ". The addition to the second level will match this height so the building maintains a consistent appearance. The building expansion will utilize materials and colors that will also match those existing. Color photos of the existing building elevations are attached (Exhibit 3). The use of the space will be for office area, which will accommodate an additional 2 employees. is Parking From the site plan supplied by the applicant, the site will provide sufficient parking. As provided for within the development standards enumerated in the Planned Community Development Text, parking space requirements are calculated on a net square footage basis. For office uses, 1 parking space is required for every 225 sq. ft. of net floor area constructed. The size for the proposed addition is 1,590 sq. ft., which would bring the square footage of total net building area to 10,800. This means that 48 total spaces would be required. The -site has 43 existing parking spaces. An additional 5 spaces are proposed in conjunction with the project, 2 reserved for van accessible handicapped parking, in order to comply with the required parking standards. General Plan The project is located within Statistical Area L -4 within an area identified as Newport Place Blocks G & H, or Airport Area 2 -7. The General Plan enumerates that 255,001 sq. ft. was the total existing square footage at the time of adoption. The anticipated development within Blocks G & H was shown as 40,951 to cause the build out of Blocks G & H to occur at 295,952 total square feet. However, the actual statistics for existing development already exceeded this limit. This is due to an underestimation of the square footage existing in 1987 when the comprehensive General Plan Update was adopted. It was understood that the total area was an estimate and may not have been completely accurate but was based upon the best available data. Often times in the past net square . General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 December 6, 2001 Page 4 15 footage was indicated on Building Permits as opposed to gross floor area which led to the inaccurate estimation. The permitted growth of Blocks G & H was 40,951 sq. ft. This was constructed between the late 1980's and early 1990's. Today the blocks are considered built out. Amendments to the General Plan may be approved with the finding that the amendment is consistent with the intent and policies of the General Plan. The proposed project requires an amendment to the Land Use Element to increase the entitlement in Blocks G & H by 1,590 sq. ft. of office space. The General Plan Land Use Designation and policies applicable to this proposal are discussed below. The General Plan designates the property as an Administrative, Professional and Financial Commercial land use. The proposed project involves minor expansions to the building and parking areas consistent with this designation. General Plan Policy A reads that the City shall provide for sufficient diversity of land uses so that employment is within close proximity of each resident of the community. The proposed project involves minor additions to the existing commercial office building which are anticipated to accommodate two additional employees. General Plan Policy B allows for growth of underdeveloped properties provided that traffic does not exceed the level of service desired by the City. The minor size of the proposed additions, a total of an additional 1,590 sq. ft., does not warrant a traffic analysis, as the use of the space will not • change from existing. There will be no change in the level of service (LOS) as the trips generated by the additional office space are calculated to be three for both the peak a.m. and peak p.m. periods. General Plan Policy F prescribes that the City "develop and maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and undergrounding of utilities and other development standards to ensure that... commercial and office projects are aesthetically pleasing and compatible with surrounding land uses and that the appearance of, and activities conducted within, industrial development are also compatible with surrounding land uses and consistent with the public health, safety, and welfare." The design and locations proposed for the building additions and parking lot modifications appear to be consistent with this policy. The larger building addition will maintain a consistent profile for the building relative to massing and finished appearance. There is no change in use. General Plan Policy K prescribes that the land use designations and building intensity standards reflect limits on John Wayne Airport (JWA) imposed by the Airport Settlement Agreement. The project's addition of two employees will not adversely impact the level of passenger traffic at John Wayne Airport. General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 December 6, 2001 Page 5 '(x • Planned Community Development Te.Yt The Newport Place Planned Community Development Text is intended to implement the policies and development limitations of the General Plan. If the Planning Commission determines that the General Plan Amendment is appropriate, the Planned Community Development Text Amendments related to the increased entitlement would also coincide with the purpose and policies of the General Plan. These amendments include "housekeeping measures" designed to update the figures depicted for the development statistics applicable to the site. The project site is designated as part of Industrial Site 3A within Newport Place Planned Community. Currently, the Planned Community Development text lists the maximum building area within Site 3A as 296,208 total sq. ft., which was based upon the General Plan assessment of existing conditions within Blocks G & H in 1987 plus projected growth. As was mentioned above, the General Plan figures were estimates based upon on best available data but were not completely accurate. This amendment would revise this figure by including the correct building and parking statistics, including the additions proposed by this request, should the Commission approve it. As mentioned previously, no other changes to the General Plan or Newport Place Planned Community Development Text are requested. • Measure S Analysis (Greenlight) This discussion is for informational purposes only and is not to be considered in the decision to approve or deny the project. Statistical Division L -4 has a current General Plan limit of 8,102,562 square feet. The project will add 1,590 net sq. ft. of non - residential intensity, approximately three a.m. peak hour trips and three p.m. peak hour trips. Therefore, none of the three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. If the amendment is approved by the City Council, it will become a "previous amendment" that will be tracked for ten years. During this time period, the floor area and traffic will be added to any future amendments to determine if a threshold is exceeded and a vote is required. Environmental Review The project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA). It is considered a minor addition as it does not exceed 50% of the existing building area and is less than 2,500 total sq. ft. in size. • General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 December 6, 2001 Page 6 11 Recommendation 1P Based upon the information associated with the proposed project and the policies of the General Plan, staff is recommending that the Commission approve the applicant's request, subject to the findings and conditions listed in the attached Resolution. The proposed text amendments for both the General Plan and the Planned Community Development Text have been included in the Resolution as well. Submitted by: PATRICIA L. TEMPLE Planning Director Prepared by: TODD M. WEBER Associate Planner Exhibits 1. Initiation request from Cameo Pacific. 2. Proposed site plan and elevations for 1811 Quail Street. 3. Color photos of the existing building elevations for 1811 Quail Street. 4. Resolution No. General Plan Amendment (GPA) No. 2001 -004 Planned Community Development Text Amendment No. 2001 -002 December 6, 2001 Page 7 • City of Newport Beach Planning Commission Minutes December 6, 2001 `.. Motion was made by Commissioner Kiser to continue this item to Janu Ayes: McDaniel, Kiser, Agajanian, Tucker Gifford, Seli Noes: None Abstain: Kranzley SUBJECT: Carrico Pacific Construction Company 1811 Quail Street A request for a General Plan Amendment and Planned Community Development Text Amendment to increase the development allocation within the Airport Area 2 -7 (Statistical Area L -4), Newport Place Planned Community Block G & H, which would permit a 1,590 net square foot addition to an existing office building located at 1811 Quail Street. • Public comment was opened and closed. r�L Motion was made by Commissioner Selich to recommend approval of General Plan Amendment No. 2001 -004 and Planned Community Development Amendment 2001 -002 by adopting Resolution No. 1543. Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Selich Noes: None Absent: Kranzley SUBJECT: Design Standards for Mobile Homes on Individual Lots • PA 2001 -223 An amendment to Chapter 20.60 (Site Regulations) to establish design for mobile homes on individual lots. / Commissioner Agajanian asked if there was a floor area size for the manufactured homes? Ms. Temple answered that are regulated to the same extent as any other conventional single- y development, which has no minimum size. The only minimum is t very individual unit must have two parking spaces. 11 INDEX Item No. 2 PA2001 -157 Recommended for approval Item No. 3 Recommended for approval DRAFT Exhibit No. 4 11