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HomeMy WebLinkAbout05 - Pacific Republic Capital Office Building - 1150 Granville DriveCITY OF NEWPORT BEACH Hearing Date: April 9, 2002 PLANNING DEPARTMENT Agenda Item: 5 o _ 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber Fnar`� NEWPORT BEACH, CA 92658 949 -644 -3209 (949) 644 -3200; FAX (949) 644 -3229 Appeal Period: None REPORT TO THE CITY COUNCIL PROJECT: Pacific Republic Capital Office Building (PA2001 -161) 1150 Granville Drive SUMMARY: Adoption of a resolution for Site Plan Review No 2002 -001 and Modification Permit No. 2002 -029 for an 8,000 square foot professional office building approved on March 26, 2002. RECOMMENDED ACTION: 1. Adopt Resolution No. 2002- _ to approve Site Plan Review No. 2002 -001 and Modification Permit No. 2002 -029 for the property identified as 1150 Granville Drive. 2. Adopt Ordinance No. 2002- 7 approving Code Amendment No. 2001 -003 (introduced March 26, 2002). Introduction & BackM_und On March 26, the City Council approved the applicant's request to increase the development allocation from 5,000 square feet (sq. ft.) to 8,000 sq. ft. for the property identified as 1150 Granville Drive. The Council conducted the public hearing and approved the General Plan Amendment and Zoning Code Amendment to authorize the increase in allowable development for the site, in addition to reducing the rear yard setback along Newport Center Drive from 35 feet to 25 feet. While the project was reviewed in its entirety, the agenda packet did not contain a resolution to approve Site Plan Review No. 2002 -001 or Modification Permit No. 2002 -029. A Resolution to approve both of those items, subject to the recommended conditions of approval by the Planning Commission, has been included for City Council adoption in conjunction with the second reading and adoption of Ordinance No. 2002 -07. The staff report from the March 26 City Council meeting has been attached for Council reference. Submitted by: PATRICK J. ALFORD Se ' j er Exhibits Prepared by: TODD M. WEBER Associate Planner 1. Resolution No. 2002 -_, including findings and conditions of approval 2. Ordinance No. 2002 -_ 3. City Council Staff Report dated March 26, 2002. Exhibit No. 1 Resolution for Site Plan Review 2002 -001 and Modification Permit No. 2002 -029 K RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING SITE PLAN REVIEW NO. 2002 -001 AND MODIFICATION PERMIT NO. 2002 -029 PERTAINING TO THE APPROVED INCREASE IN DEVELOPMENT ALLOCATION FOR THE COMMERCIAL OFFICE BUILDING TO BE CONSTRUCTED ON PROPERTY IDENTIFIED AS 1150 GRANVILLE DRIVE (LOT NO. 10 OF TRACT MAP NO. 14839) WHEREAS, as part of the process for the approved increase in development allocation for the property identified as 1150 Granville Drive, the Site Plan Review (SPR) Overlay was applied to the project site; and WHEREAS, on March 7, 2002, the Planning Commission held a duly noticed public hearing on the application for Site Plan Review No. 2002 -001 and Modification Permit No. 2002 -029, and recommended approval to the City Council subject to certain findings and conditions of project approval; and WHEREAS, the approvals of Site Plan Review No. 2002 -001 and Modification Permit No. 2002 -029 indicate that the City shall maintain suitable and adequate standards for landscaping, sign control, site and building design, parking and undergrounding of utilities to ensure that the quality character of residential neighborhoods are maintained and that commercial and office projects are aesthetically pleasing and compatible with surrounding land uses. The proposed project is consistent with this policy as reviewed through the Site Plan Review process; and WHEREAS, development of the site is required to comply with the applicable City standards as outlined in the Zoning Code, for building height, setbacks, and required parking unless otherwise approved or modified. The proposed project received approval for an increase in authorized development allocation and a reduction to the rear yard setback along Newport Center Drive, three separate encroachments into the reduced rear yard setback, and an additional monument sign along Newport Center Drive. The proposed project complies with all other applicable development standards; and 5 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, pursuant to Section 20.94, the City Council has held a duly noticed public hearing on March 26, 2002 to consider General Plan Amendment No. 2001 -003, Code Amendment No. 2001 -003, Site Plan Review No. 2002 -001, and Modification Permit No. 2002- 029; and WHEREAS, the City Council approved the requests for General Plan Amendment No. 2001 -003, Code Amendment No. 2001 -003, Site Plan Review No. 2002 -001, and Modification NOW THEREFORE the City Council of the City of Newport Beach does hereby resolve as follows: Site Plan Review: Development of the proposed project will not preclude implementation of specific General Plan or specific plan district objectives and policies. The project has been reviewed in comparison with the policies of the General Plan and does not include a change in land use designation. The project is deemed to meet with the intent of the General Plan and does not conflict with adopted objectives or policies. 2. The value of property is protected by preventing development characterized by inadequate and poorly planned landscaping, excessive building bulk, inappropriate placement of structures and failure to preserve, where feasible, natural landscape features, open spaces, and the like, resulting in the impairment of the benefits of occupancy and use of existing properties in such area. The design of this project has taken into consideration the proximity and character of the neighboring residential development by agreeing to a Site Plan Review process for the project. The location and the design of the building, the partially subterranean parking area, and all other related improvements are sensitive to the character of the nearby residential development by providing adequate separation, a large degree of open space and landscaping, and an enhanced building design. 3. The benefits derived from expenditures of public funds for improvement, acquisition and beautification of streets, parks, and other public facilities are maximized by the exercise of reasonable controls over the layout and site location characteristics of private buildings, structures and open spaces. The project has been reviewed against all applicable standards for public improvements and has been conditioned to comply with them. 4. Unique site characteristics are protected in order to ensure that the community may benefit from the natural terrain and existing vegetation to preserve and stabilize any associated aesthetic impacts resulting from the project, and to protect the environmental resources of the City. The slope and existing landscaping material to the rear of the property as it abuts Newport Center Drive will be maintained as much as possible while observing other site limitations and Municipal Code requirements. Modification Permit: 1. That the establishment, maintenance or operation of the use of the property or building will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed modification is consistent with the legislative intent of this code. The encroachments to the approved rear yard setback of 25 feet will not be visible from off site and serve to provide accessible parking requirements in addition to the maintaining the building's architecture style and finished appearance. The additional monument sign will serve to better identify the project by patrons and employees. Section 2: The City Council hereby approves Site Plan Review No. 2002 -001 and Modification No. 2002 -029, subject to the conditions of project approval depicted in Attachment "A," referenced and incorporated herein. VI 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 9th day of April 2002 by the following vote to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK I Attachment "A" To Resolution No. CONDITIONS OF APPROVAL Site Plan Review 2002 -001 & Modification Permit No. 2002 -029 (PA2001 -161) The development shall be in substantial conformance with the approved plot plan, building plans, and elevations dated January 8, 2002. There shall be no more than two (2) parking spaces at grade level or outside of the subterranean parking structure. Additionally, any change to the materials listed on the elevation requires Planning Director review and approval. 2. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans, including the provisions for parking stalls, must meet all applicable State requirements for disability access. Adequate access and existing must be cleared through the Building Department. Specifically, the building must be constructed with a fire sprinkler system that satisfies the requirements of the Fire Department. Additionally, an appropriate exit must be provided at the northeast corner of the building that satisfies the requirements of the Building Department. Additional Building Department requirements include: a. The elevator is required to be 54 inches by 80 inches, minimum, with a 42 inch minimum access doorway; and b. The number of bathroom fixtures must comply with 4 -1 of the Uniform Plumbing Code (U.P.C.). 4. That all public improvements shall be constructed as required by Ordinance and the Public Works Department. Specifically, the proposed driveway requires that an easement be recorded due to the fact that Granville Drive is a private street. 5. Additional Public Works/TIaffic Engineering requirements include: a. With the proposed relocation of the existing fire hydrant, City Council Policy L-2 must be observed which requires a minimum separation distance of 5 feet from constructed improvements to fire hydrants, streetlights, or public utility system appurtenance; b. The angle and the slope of the driveway must comply with City requirements; C. The curb radius along the exit lane must be of adequate size to provide the minimum separation needed between entering and exiting vehicles; d. A back up distance of at least 7 feet shall be provided for the end stalls in the parking garage. One end stall shall be provided for a turn around; e. If the garage is to be gated, the Traffic Engineer shall review and approve the proposed gate location; and f. The auxiliary circulation loop must be enlarged if it is to be used by delivery trucks. 6. The size of the building at the time of permit issuance must meet with all applicable requirements for number of parking stalls, parking stall size, egress /ingress, access points and backing distances. 7. Deliveries shall be scheduled outside of peak operating hours of the use so that all access will not be blocked. No deliveries shall be permitted before 7:00 am or after 10:00 pm. 8. The Planning Director shall review and approve the post - construction landscape plan. Any landscaping affected by the proposed driveway shall be relocated or replaced at the applicant's expense. 9. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero cut -off fixtures. 10. The site shall not be excessively illuminated based on the illuminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Director prior to the issuance of a building permit. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 11. Plans for exterior lighting and signage shall be submitted to the Planning Department for review and approval. The lighting plan shall be designed to eliminate light spillage and glare onto adjacent properties or uses. The lighting plan shall be prepared and signed by a licensed Electrical Engineer acceptable to the City with a letter from the engineer stating that, in his professional opinion, this requirement has been met. Prior to the issuance of a certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified in the lighting plans. 12. Storage outside of the building in the front or at the rear of the property shall be prohibited. 13. All trash shall be stored within the building or within trash containers stored within the trash (container) enclosure (i.e., three masonry walls and a self - locking gate), or otherwise screened from view by neighboring properties except when placed for pick -up by refuse collection agencies. The trash containers shall have a lid or top that remains closed at all times, except when being loaded or while being collected by the refuse collection agency. The design of the trash enclosure shall incorporate self - locking gates and the Traffic Engineer must approve the location. 14. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 15. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 16. The developer is responsible for all applicable Fair Share and San Joaquin Hills Transportation Corridor Agency fees. F: \USERS\PLN\ Shared \PA's\PA2001 - 161 \SP2002 -001 ccresolution.doc Exhibit No. 2 Ordinance No. 2002- 13 ORDINANCE NO.2002- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING AN AMENDMENT TO THE DISTRICT MAPS WITHIN THE ZONING CODE TO INCREASE THE DEVELOPMENT ALLOCATION AND REDUCE THE SETBACK ALONG NEWPORT CENTER DRIVE FOR THE PROPERTY IDENTIFIED AS 1150 GRANVILLE DRIVE WHEREAS, amendments to Title 20 must be adopted by approved by a Resolution of the Planning Commission setting forth full particulars of the amendment; and WHEREAS, the applicant, Pacific Republic Capital, has submitted a request to increased the development allocation from 5,000 square feet (sq. ft.) to 8,000 sq. ft., and reduce the setback along Newport Center Drive from 35 feet to 25 feet for the property identified as 1150 Granville Drive; 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 Planning Commission has held a duly noticed public hearing on March 7, 2002 to consider the applicant's request for Code Amendment No. 2001 -003 and recommended approval to the City Council; and WHEREAS, the City Council duly noticed a public hearing on March 26, 2002 regarding Code Amendment No. 2001 -003, amending District Map No. 48 within the Zoning Code for the property identified as 1150 Granville Drive. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: Section 1: That Code Amendment No. 2001 -003 is approved as depicted 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. 15 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 91h day of April by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK �6 Attachment No. l Ordinance No. 2002 -_ for Code Amendment No. 2001 -003 11 ` m s a CL ' CL Ai $� s e it NE waoar SLY I� :c• °p• A 'OA •'s O 9gca[v .5 • : e t5 } ?d'8ag3- Q di •�A 6 W •sq:epa: ,• � � to o'prc7: § =e� siei�ge! $' 5 •t c s- °� H iqc "' -•E;.. � 8 F.. a 1 1, i-• ?s•s 4is8 ° p d Z o!'I1 i�'tio d 1° ` q 3vgqd11' ,,; w V ,ett °t9q ,-- tai t 'a - a °;a: ycs a � 9 P .a { vet 33dD9iYC! � ii m¢ a i a d- Cr : ln� I lrrl q 11 Exhibit No. 3 City Council Staff Report dated March 26, 2002 0 SUMMARY: Development of an 8,000 square foot professional office building with below grade parking. The application includes a General Plan Amendment and a Zoning Code Amendment to increase the existing development allocation from 5,000 square feet to 8,000 square feet. The Code amendment includes a request to reduce the rear yard setback of 35 feet along Newport Center Drive to 25 feet. The project involves the establishment of a Site Plan Review (SPR) Overlay District for the project site to allow Planning — -- - — -- Commission review of the project. A Modification Permit is requested for 3 different encroachments into the proposed 25 -foot rear yard setback along Newport Center Drive and an additional monument sign. RECOMMENDED ACTION: Fnr the meet;nv of March 'IF 7001 1) Hold a public hearing. 2) Affirm, reverse, or modify the recommendation of the Planning Commission to approve General Plan Amendment No. 2001 -003, Site Plan Review No. 2002 -001, and Modification Permit No. 2002 -029 (PA2001 -161) for the property identified as 1 150 Granville Drive; and 3) Introduce Ordinance No. 2002 - , which would rescind Ordinance No. 2002 -003 and grant approval to Code Amendment 2001 -002. Adopt Ordinance No. 2002- approving Code Amendment No. 2001 -002 as intended. APPLICANT: Pacific Republic Capital, Newport Beach In 1994, the City Council re- designated the land use of the property from Multi - Family Residential to Administrative, Professional, & Financial Commercial, in conjunction with the conversion of the Granville apartments to condominiums. At that time, the site was allowed a� CITY OF NEWPORT BEACH Hearing Date: March 26, 2002 PLANNING DEPARTMENT Agenda Item: 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber roar`s NEWPORT BEACH, CA 92658 949 - 644 -3209 (949) 644 -3200; FAX (949) 644.3229 A eal Period: No/nee REPORT TO TAE CITY COII NTT. FILE C 0 f+ Y // PROJECT: Pacific Republic Capital Office Building (PA2001 -161) 1150 Granville Drive SUMMARY: Development of an 8,000 square foot professional office building with below grade parking. The application includes a General Plan Amendment and a Zoning Code Amendment to increase the existing development allocation from 5,000 square feet to 8,000 square feet. The Code amendment includes a request to reduce the rear yard setback of 35 feet along Newport Center Drive to 25 feet. The project involves the establishment of a Site Plan Review (SPR) Overlay District for the project site to allow Planning — -- - — -- Commission review of the project. A Modification Permit is requested for 3 different encroachments into the proposed 25 -foot rear yard setback along Newport Center Drive and an additional monument sign. RECOMMENDED ACTION: Fnr the meet;nv of March 'IF 7001 1) Hold a public hearing. 2) Affirm, reverse, or modify the recommendation of the Planning Commission to approve General Plan Amendment No. 2001 -003, Site Plan Review No. 2002 -001, and Modification Permit No. 2002 -029 (PA2001 -161) for the property identified as 1 150 Granville Drive; and 3) Introduce Ordinance No. 2002 - , which would rescind Ordinance No. 2002 -003 and grant approval to Code Amendment 2001 -002. Adopt Ordinance No. 2002- approving Code Amendment No. 2001 -002 as intended. APPLICANT: Pacific Republic Capital, Newport Beach In 1994, the City Council re- designated the land use of the property from Multi - Family Residential to Administrative, Professional, & Financial Commercial, in conjunction with the conversion of the Granville apartments to condominiums. At that time, the site was allowed a� k The project involves 4 discretionary applications, which are listed as follows: 1. General Plan Amendment No. 2001 -003 The General Plan would need to be amended to reflect the increased development allocation. 2. Code Amendment No. 2001 -003 The District Maps within the Zoning Code would need to be amended to reflect both the increased development allocation and the reduced setback along Newport Center Drive. 3. Site Plan Review No. 2001 -001 Site planning and building design protection for the property in conjunction with the increased development allocation. 4. Modification Permit No. 2002 -029. Request for the following: (I) an encroachment of 5 feet into the proposed 25 foot rear yard setback along Newport Center Drive for a portion of the partially subterranean parking to provide access from the disabled parking spaces to the elevator; (2) an encroachment of 5 feet into the proposed 25 foot rear yard setback along Newport Center Drive for the second -story balcony along the rear of the building; (3) an encroachment of 5 feet into the proposed 25 foot rear yard setback along Newport Center Drive for the second -story roof eave along the rear of the building; and (4) an additional monument sign. Discussion The project site is identified as Lot No. 10 of Tract Map No. 14839 (Granville Condominiums) and is surrounded on three sides by streets; Granville Drive to the west and south and Newport Center Drive to the east. The project site is included within Block 900 — Hotel Plaza in Newport Center (Statistical Area LI) in the Land Use Element (LUE) of the General Plan. The LUE specifies office development for this particular property. The Zoning Code designates the property as Administrative, Professional, and Financial Commercial. The property is within the Coastal Zone. A full and complete project and site description are contained with the March 7, 2002 staff report to the Planning Commission (Exhibit No. 6). It should be noted that only the additional monument sign was included under the requested Modification Permit within the public hearing notice for the Planning Commission meeting. Prior to the meeting, it was discovered that other aspects of the project that needed to be included in the request for the Modification Permit. All three encroachments, as listed in the summary above, are along the rear side of the building and contribute to the project's ability to provide partially subterranean parking and a rear balcony while also maintaining the roof design for the entire building. After a review of the entire project, the Commission felt that the additional requests under Modification Permit No. 2002 -029 were appropriate and integral to the design for the proposed building. It was the consensus of the Commission that the additional modifications were not significant enough to warrant a continuance for re- noticing purposes as long as they were included in the notice of public hearing for the City Council meeting. Pacific Republic Capital (PA2001 -161) March 26, 2002 Page 2 of 4 r Planning Commission review of the project centered on the justification for the requested increase to the development allocation from 5,000 square feet (sq. ft.) to 8,000 sq. ft. It was noted that the project could be built at 5,000 sq. ft; with no City review of, or control over, the final design (both the building and site). The project architect stated that a 5,000 sq. ft. building was not going to meet with the owner's intent to construct a building to be used as the company's new headquarters. Additionally, a building at 5,000 sq. ft. would make it financially infeasible to construct the parking below the building. The Commission felt that a large, surface parking lot would result from project implementation under the existing regulations. It was the consensus of the Commission that the additional 3,000 sq. ft. makes it possible to develop the site as designed with increased landscaping and open space as opposed to parking. The setback reduction and modifications sought offer the project-the ability to place the building further back from Granville Drive, which was requested by the Granville Community Association should the project be received favorably (Exhibit No. 5). The Planning Commission unanimously recommended approval of the applicant's request, subject to several conditions of approval. The accompanying Resolution and Ordinance would enact the Commission's recommendation. 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 L1 has a current General Plan limit of 6,801,321 sq. ft. The project will add 3,000 sq. ft. of non - residential intensity, approximately 6 AM peak hour trips and 6 PM 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 or other applicable changes (results of General Plan update) to determine if a threshold is exceeded and a vote is required. Environmental Review This project has been previously reviewed, and it was determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures). While the proposal involves construction of a new office building, the project and its eventual use are proposed for a lot where all necessary" public services are available. Furthermore, the property site is located in an urbanized area which is not environmentally sensitive. Recommendation Based upon the review of the various documents to be amended as well as the proposed project specifics, staff recommends that the City Council approve the request by adopting the attached Resolution and Ordinance. Pacific Republic Capital (PA2001 -161) March 26, 2002 Page 3 of 4 Recommendation Based upon the review of the various documents to be amended as well as the proposed project specifics, staff recommends that the City Council approve the request by adopting the attached Resolution and Ordinance. Submitted by: Prepared by: PATRICIA L. TEMPLE TODD M. WEBER Planning Director. Associate Planner 1ansb4�ni,l Exhibits Pacific Republic Capital (PA2001 -161) 24 March 26, 2002 � Page 4 of 4 z ''