HomeMy WebLinkAbout04 - Camco Pacific Construction Company - 1811 Quail Street• �� °aw, CITY OF NEWPORT BEACH Hearing Date: March 26, 2002
o PLANNING DEPARTMENT Agenda Item: 19
s
3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
NEWPORT BEACH, CA 92658 (949) 644 -3209
(949) 644 -3200; FAX (949) 6443229
REPORT TO THE CITY COUNCIL
PROJECT: Camco Pacific Construction Company (PA2001 -157)
1811 Quail Street �-
SUMMARY: Re- adoption of a Planned Community Development Text Amendment to
Newport Place Planned Community Block G & H, permitting a 1,590 net
square foot addition to an existing office building located at 1811 Quail
Street.
ACTION: For the meeting of March 26, 2002:
Hold the public hearing and introduce Ordinance No. 2002-_ thereby re-
adopting Planned Community Development Text Amendment 2001 -002 for
property located at 1811 Quail Street; and
• For the meeting of April 9.2002:
•
Adopt Ordinance No. 2002-. thereby approving Planned Community
Development Text Amendment No. 2001 -002 as intended.
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. 4546, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC —11) District
Background
On January 22, 2002, the City Council approved Planned Community Development Text • 1
Amendment No. 2001 -002. The ordinance adopted by the City Council inadvertently amended the
incorrect statistical analysis section of the Newport Place Planned Community text. The
commercial/professional and business office section was incorrectly amended as opposed to the
industrial section as was intended. This item corrects this error by recommending that the previous
ordinance be rescinded and the correct amendment be adopted. The Planning Commission
unanimously recommended the Council enact this corrective action at the March 7" meeting.
Recommendation
Staff recommends that the Council conduct a public hearing and introduce Ordinance No. 2002-
Submitted by: Prepared by:
PATRICIA L. TEMPLE TODD M. WEBER
Planning Director Associate Planner
Exhibits •
1. Draft Ordinance No. 2002-
2. Planning Commission staff report and DRAFT minutes dated March 7, 2002.
3. City Council staff report and minutes dated January 8, 2002 (includes Planning Commission
staff report and minutes dated December 6, 2001).
F:\ Users\ Pln\Shamd \PA's\PA2001- 157\GP2201 -004 Camco Pacific_cc2rptdm
Planned Community Development Text Amendment No. 2001 -002 •
March 26, 2002
Page 2
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Exhibit 1
ORDINANCE NO.2002-
•
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH APPROVING AMENDMENT TO
THE NEWPORT PLACE PLANNED COMMUNITY
DEVELOPMENT TEXT TO UPDATE THE INDUSTRIAL
STATISTICAI, ANALYSIS BY ALLOWING A 1,590
SQUARE 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, 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, Ordinance No. 2002 -3 inadvertently amended the incorrect statistical
analysis section of the Newport Place Planned Community text; and,
WHEREAS, the Planning Commission has held a duly noticed public hearing on March
7, 2002 to consider the revised Ordinance, which would rescind Ordinance No. 2002 -3, and
would approve Planned Community Development Text Amendment No. 2001 -002, for property
located at 1811 Quail Street, and recommended approval to the City Council; and,
WHEREAS, the City Council has held a duly noticed public hearing on March 26, 2002
regarding Planned Community Development Text Amendment No. 2001 -002 (Amendment No.
33 to the Newport Place Planned Community Development Text), amending the Industrial
Statistical Analysis by allowing a 1,590 square foot addition to an existing building located on
the subject property identified as 1811 Quail Street; 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.
•
Ordinance No. 2002 -
Page 2 R-3
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY •
ORDAIN AS FOLLOWS:
Section 1: Ordinance No. 2002 -3 is hereby rescinded.
Section 2: The Newport Place Planned Community Development Text Industrial
Statistical Analysis shall be amended to allow the subject property a 1,590 square foot addition,
as provided in Attachment No. 1.
Section 3: 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.
This Ordinance was introduced at a regular meeting of the City Council of the City of Newport
Beach held on March 26, 2002, and was adopted on the 90s day of April by the following vote, to
wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
17U VMCITRI
ATTEST:
CITY CLERK •
Ordinance No. 2002 -
Page 3 of —3
• Attachment No. l
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
Lstrikeout/underline format):
STATISTICAL ANALYSIS
PART I. INDUSTRIAL*
A. Building Sites
Site IA 2.0 acres [3, 9]
Site 3A 21.3 acres [2.4]
Site 4 16.9 acres ....................43.9 acres [9]
B. Building Area
Site lA 34,130 sq. ft .......................0.8 ac. [3, 9]
* *Site 3A 296,298 297.798 sq. ft ......... 6.8 ac. [2,4,14 33]
• Site 4 288,264 sq. ft .....................6.6 ac.
584,47-2 586.062 sq. ft.....+3A 13.5 ac. [9,14,31 331
The following statistics are for information only. Development may include but shall not be limited to the following.
C. Parking (Criteria: 3 spaces /1000 sq. ft. 0 363 sq. ft/space)
Site IA 102 cars ...............0.9 acres [3, 9]
Site 3A 889 894 cars ......... .7:4 7_5 ac. [2,4,1433]
Site 4 865 cars .............. 7.2 ac.
4-,;L54 1 759 cars..4I4:6 15.6 ac.[9,14,31 33]
D. Landscaped - Open Space
Site IA ..................0.30 acres [3, 9]
Site 3A ..................6-.6 6_5 acres [2,4,14, 33]
Site 4 ................... 3.1 acres [9]
94 9_9 acres [9,14,31 33 Net Open
-3.8 acres ..............Space.....3.9 6_1 ac. *(14,31,L3]
* 3.8 acres have been allotted for service stations exclusive of permitted building acres and subject to use
permit.
** Industrial site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the allowable building area
for Parcel No. 3 of Resubdivision 529. The allowable building area for Parcel No. 3 of Resubdivision 529 is
now 61,162 sq. ft [14].
Industrial Site 3A was then increased by 1,590 square feet in 2002 1331.
•
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Exhibit 2
0
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�s�paq CITY OF NEWPORT BEACH Hearing Date: March 7, 2002
• ° PLANNING DEPARTMENT Agenda Item: 1
3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
NEWPORT BEACH, CA 92658 (949) 644 -3209
(949) 6443200; FAX (949) 644 -3229 Council Review: Automatic
REPORT TO THE PLANNING COMMISSION
PROJECT: Cameo Pacific Construction Company (PA2001 -15F I L E COPY
1811 Quail Street
•
•
SUMMARY: Re- adoption of a Planned Community Development Text Amendment to
Newport Place Planned Community Block G & H, permitting a 1,590 net
square foot addition to an existing office building located at 1811 Quail
Street.
ACTION: Recommend that the City Council adopt an ordinancetescinding Ordinance
No. 2002 -003 and re -adopt Planned Community Development Text
Amendment No. 2001 -002 as depicted in the attached industrial statistical
analysis by adopting Resolution No. entitled, "A Resolution of the
Planning Commission of the City of Newport Beach recommending that the
City Council Rescind Ordinance No. 2002 -003 and adopt an ordinance
approving Planned Community Development Text Amendment No. 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 l of Parcel Map No. 45-46, or APN 427 - 231 -02
GENERALPLAN: Administrative, Professionl and Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC —11) District
1�
Background
On January 22, 2002, the City Council approved the request by Camco Pacific Construction
Company, Inc., for a General Plan Amendment and a Planned Community Development Plan
Amendment to increase the development allocation within Airport Area 2 -7 of Statistical Area
L-4: Newport Place Block G & H. The amendments would allow a proposed 1,590 square foot
addition to an existing office bgilding located at 1811 Quail Street.
The ordinance adopted by the City Council inadvertently amended the incorrect statistical
analysis section of the Newport Place Planned Community text The commercial/pnofessional
and business office section was incorrectly amended as opposed to the indutrial section as was
intended. This item corrects this error by recommending that the previous ordinance be rescinded
and the corrected amendment be adopted.
Recommendation
Staff recommends that the Commission approve the attached resolution, thereby recommending
that the City Council adopt the attached corrected ordinance.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
OF, 0 MEN 91M.-A!
Exhibits
Prepared by:
TODD M. WEBER
Associate Planner
2.— Manning- erntnission -S ff-repert-dated-Deeernber6,-20%.
Planned Community Development Text Amendment No. 2001 -002
March 7, 2002
Page 2
•)
tia
J
•
RESOLUTION NO. _
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THE CITY COUNCIL RESCIND
ORDINANCE NO. 2002-003 AND ADOPT AN ORDINANCE APPROVING
PLANNED COMMUNITY DEVELOPMENT TEXT AMENDMENT NO.
2001 -002 FOR PROERTY LOCATED AT 1511 QUAIL STREET
WHEREAS, Camco Construction Company, the applicant, received approval for
General Plan Amendment No. 2001 -004 and Planned Community Development Text
Amendment No. 2001 -002, which increased the development allocation by 1,590 square feet for
an addition to the commercial property identified as 1S11 Quail Street in Industrial Site 3A,
Newport Beach; and
WHEREAS, the Ordinance approved by the City Council inadvertently modified the
statistical analysis and development allocation for properties designated for
• commercial/professional and business offices when it should have modified the statistical
analysis and development allocation for industrial designated properties as the application
requested; and
WHEREAS, this action constitutes a corrective measure for the Planned Community
Development Text document only, and does not involve any change to the physical project or
previous approvals other than amending the correct statistical analysis section of the Newport
Place Planned Community Development Text; and
WHEREAS, the previous action was determined to be Categorically Exempt under Class
3 (New Construction or Conversion of Small Structures) of the requirements of the California
Environmental Quality Act (CEQA) and the State CEQA Guidelines; and
WHEREAS, pursuant to Section 20.94, the Planning Commission has held a duly
. noticed public hearing on March 7, 2002 to consider Planned Community Development Text
Amendment No. 2001 -002 and recommended approval to the City Council. 13
Exhibit No. 1
NOW THEREFORE, the Planning Commission of the City of Newport Beach does •
hereby resolve as follows:
Section 1: The Planning Commission recommends that the City Council hereby
rescind Ordinance No. 2002;003 and adopt an ordinance approving Planned Community
Development Text Amendment No. 2001 -002 as shown in Attached "A," referenced and
incorporated herein.
This resolution shall take effect immediately upon adoption. Passed and adopted by the Planning
Commission of Newport Beach at a regular meeting held on the 7d' day of March 2002 by the
following vote to wit:
ATTEST:
M
Lary Tucker, Chairman
BY:
Earl McDaniel, Secretary
AYES:
NOES:
ABSENT:
• i
jq
Attachment "A"
• To Resolution
I. Proposed changes to the Newport Place Planned Community Development Text:
STATISTICAL ANALYSIS
PART I. INDUSTRIAL*
A. Building Sites
Site IA 2.0 acres [3, 9]
Site 3A 21.3 acres [2.4]
Site 4 16.9 acres ....................43.9acres [9]
B. Building Area
Site IA 34,130 sq. ft .................0.8ac. [3,9]
* *Site 3A '° 297,798 sq. ft ...............6.8ac. [2,4,14 3L3]
Site 4 .288,264 sq. ft ...............6.6ac.
384;472 586,062 sq. ft ........... 44413.5 ac. [9,14,31 33
• The following statistics are for information only. Development may include but shall not be limited
to the following.
C. Parking (Criteria: 3 spaces/1000 sq. ft. na, 363 sq. ft/space)
Site IA 102 cars.......... 0.9 acres [3, 9]
Site 3A M 894 cars......... �4 7_5 ac. [2,4,14,
Site 4 865 cars......... 7.2 ac.
4-,7-541, 559 cars ....... 44.615.6 ac.[9,14,31 33
D. Landscaped - Open Space
Site IA ..................0.30acres [3, 9]
Site 3A ..................6-.6 6_5 acres [2,4,14, 33]
Site 4 ................... 3.1 acres [9] --
94 9_9 acres [9,14,31 33 ] Net Open
-3.8 acres .............. Space.....39 6_1 ac. * [14,31 33
* 3.8 acres have been allotted for service stations exclusive of permitted building acres and
subject to use permit.
** Industrial site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the
allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area
for Parcel No. 3 of Resubdivision 529 is now 61,162 sq. ft. [14].
• Industrial Site 3A was then increased by 1,590 square feet in 2002 [331.
E
•
Exhibit 3
•
11
• �aE"7°ORr CITY OF NEWPORT BEACH Hearing Date: January 8, 2002
s o PLANNING DEPARTMENT Agenda Item:
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 FILE Cup. i I
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 I of Parcel Map No. 4546, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional Financial Commercial
• ZONING
DISTRICT: Newport Place Planned Community (PC — 1 I) District
11
General Plan Amendment GP20O1 -004
Planned Community Development Text Amendment PD20O1 -002
(PA2001 -157)
1811 Quail Street
Current Develo rnent:
Two -story office building and associated parking lot
To the north:
Administrative, Professional, and Financial uses across Quail Street
To the east:
WWI
To the south:
Industrial and Office uses within the same block
OVA
Industrial and Office uses within the same block
General Plan Amendment GP20O1 -004
Planned Community Development Text Amendment PD20O1 -002
(PA2001 -157)
1811 Quail Street
Current Develo rnent:
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
January S. 2002
Pa ,ve 2
•e
�0
• 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
Commimity 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 Analvsis (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. R. 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 2 "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
A
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
finding's 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:
PATRICIA L. TEMPLE
Planning Director
Exhibits
Prepared by: .
TODD M. WEBER
Associate Planner
.s.
3. Planning Commission staff report dated December 6, 2001.
4. Excerpt of DRAFT Planning Commission minutes dated December 6, 2001.
a]UGi- ;97.62 = 301404 CWMCO ?acitic ccrPtdM
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002 •
January 8, 2002
Page 4
aP-,
60
z CITY OF NEWPORT BEACH Hearing Date: December 6, 2001
PLANNING DEPARTMENT Agenda Item: 2
b 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
REPORT TO THE PLANNING COMMISSION
PROJECT: Camco Pacific Construction Company (PA2001 -157)
1811 Quail Street
SUivIiVIARY: 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
Carrico 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
• ibit No. 3
Exh
C..,* ;
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 nail Street
To the east:
i
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 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 nail Street
To the east:
Administrative, Professional, and Financial uses across QuaiI Street
To the south:
Industrial and Office uses within the same block
To the west:
Industrial and Office uses within the same block
0
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 2
�J
C.:
• 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. Carrico 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 tjte project. The project
also qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA).
Background
• 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 1311 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 s
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' -V. 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.
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,
parkin --a space requinm:a s art calculated on a net square footage basis. For office uses, I 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 L4 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 deyelopment 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
e J
{ 7
• 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 standard';'
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 a,
/`
Planned Community Development Text
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
E
r'i
:.}'
Recommendation
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
Exhibits
1. Initiation request from Camco Pacific.
Prepared by:
TODD M. WEBER
Associate Planner
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
�v
City of Newport Beach
Planning Commission Minutes
December 6, 2001
DRAFT
Motion was made by Commissioner Kiser to continue this item to
Ayes: McDaniel, laser, Agajanian, Tucker Gifford, Seri
Noes: None
Abstain: Kronzley
SUBJECT: Comco Pacific Construction Company
1811 Quail Street
Q.l
A request for a General Plan Amendment and Planned Community Developjnent
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.
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 ' ' m 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 isjDaKdvery individual unit must have two parking spaces.
INDEX
Item No. 2
PA2001 -157
Recommended for
approval
Item No. 3
Recommended for
approval
I1
DRAFT Exhibit No. 4