HomeMy WebLinkAbout03 - Master Development Corporation Office ExpansionCITY OF NEWPORT BEACH COUN51L AGENDA
CITY COUNCIL STAFF REPORT �'
8"1 a5
Agenda Item No. is
July 26, 2005
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
Rosalinh Ung, Associate Planner
(949) 644 -3208
rung @city.newport- beach.ca.us
SUBJECT: General Plan Amendment No. 2004 -006 and Code Amendment No. 2005 -006
Master Development Corporation Office Expansion, 4200 Von Karman Ave.
(PA2004 -231)
APPLICANT: Master Development Corporation
ISSUE
•Should the City Council approve a General Plan Amendment to Statistical Area L4 (Koll
Center Newport Office Site B) of the Land Use Element to increase the maximum allowable
gross office area by 1,750 square feet? Additionally, a Code Amendment to the Professional
and Business Office Site B of the Koll Center Planned Community Text (PC -15) to increase the
maximum allowable net office area by 1,367 square feet is necessary to allow the applicant to
replace an existing one -story 1,330 square feet office building with a 3,080 square feet office
building.
RECOMMENDATION
Staff recommends that the City Council hold a public hearing and approve the request by
approving Resolution No. 2005 - for General Plan Amendment No. 2004 -006 and
introducing Ordinance No. 2005 - for Code Amendment No. 2005 -006, and passing the
ordinance to a second reading for adoption on August 9, 2005,
DISCUSSION
On July 7, 2005, the Planning Commission voted 6 ayes (one absent) to recommend
approval of the proposed amendments to the City Council. The Planning Commission
originally considered this application on June 9, 2005. After receiving public testimony, the
Planning Commission moved to continue the application to July 7, 2005, in order for the
applicant and the Koll Company to resolve several outstanding issues relating to parking.
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Master Development Corporation Office Expansion
July 26, 2005
Page 2
General Plan Amendment
The subject site is located within Statistical Area L4 (Koll Center Newport Office Site B),
which is presently allocated 1,006,432 square feet of development. The existing entitlement
has been fully utilized. Therefore, an increase in entitlement is necessary to accommodate
the proposed 1,750 gross square foot addition.
The Land Use Element of the General Plan designates the project site as Administrative,
Professional and Financial. The proposed office development is consistent with this
designation.
The objective of the Land Use Element is to provide an orderly balance of residential and
commercial uses with an emphasis on maintaining a high quality environment for people
living, working and visiting the City. Amendments can be approved upon finding that they are
consistent with the surrounding land uses and the policies of the Land Use Element. The
June 9, 2005 Planning Commission Staff Report discusses several of the general
development policies of the Land Use Element applicable to the project. Staff finds that,
based on the analysis of the Land Use Element policies, the proposed project is consistent
with the General Plan and the increase in development allocation can be approved.
Charter Section 423 Analysis
Statistical Area L4 has a current General Plan limit of 8,102,562 square feet. The project will
add 1,750 gross square feet of non - residential intensity in Koll Center Newport Office Site B.
Council Policy A -18 requires that proposed General Plan amendments be reviewed to
determine if the 100 peak hour trip, 40,000 square foot, or 100 dwelling unit thresholds are
exceeded.
Based on the trip generation rates contained in the Council Policy A -18, the proposed project
is forecast to generate 19 additional daily trips, of which 2 are expected in the AM peak and 2
trips in the PM peak.
Although the proposed project does not exceed the 100 peak hour trip threshold, Section 423
of the Charter requires that all General Plan Amendments be tracked as "Prior Amendments"
for ten years to determine if minor amendments in a single Statistical Area cumulatively
exceed the thresholds. Eighty - percent of the increases attributable to prior amendments are
added to the increases of the proposed project to determine if any thresholds have been
exceeded. There were two prior amendments approved for Statistical Area L4, and the
following chart shows the area and peak hour trips analysis.
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Master Development Corporation Office Expansion
July 26, 2005
Page 3
As indicated in the preceding chart, the resulting total of the proposed amendment and the
"prior amendments" is an additional 19.5 — A.M. peak hour trips and 27.2 — P.M. peak hour
trips and a total increase of 3,022 square feet. Since the totals do not exceed the 100 peak
hour trip or 40,000 square foot thresholds, a vote pursuant to Charter Section 423 is not
required. If the City Council approves the proposed amendment, it too will become a "prior
amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office Site B
are shown as Exhibit "A" of the draft City Council Resolution (Attachment A).
• Planned Community Text Amendment
The Koll Center Newport Planned Community District Regulations were adopted by the City
of Newport Beach on August 14, 1972. The applicant is proposing to amend Section I of Part
II — Commercial pertaining to site and building areas. This particular section of the PC Text
has been amended twice, once in 1980 and in 1984. The proposed amendment would
increase the allowable net building area by 1,367 square feet (the amount necessary to
construct the proposed building) in Office Site B from 963,849 to 965,216 net square feet.
The proposed change in building area within the PC Text affects the Statistical Analysis
Section and these changes have been included.
The proposed changes to Section I of Part II of the PC Text are shown as Exhibit "A" of the
draft Ordinance (Attachment B).
Environmental Review
Pursuant to the California Environmental Quality Act, the project has been reviewed, and it has
been 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).
This class allows for new construction of up to 10,000 square feet in urbanized areas where all
necessary public services and facilities are available and the surrounding area is not
environmentally sensitive.
•
Area
A.M. Peak Hour Trips
P.M. Peak Hour Trips
Prior Amendment
GP2001 -004
1,272 s.f. 80%
2.3(80%)
2.2(80%)
Prior Amendment
GP2004 -004
0
15.2(80%)
23(80%)
Proposed
Amendment
1,750 s.f. (100 %)
2(100%)
2(100%)
Total
3,022 s.f.
19.5
27.2
As indicated in the preceding chart, the resulting total of the proposed amendment and the
"prior amendments" is an additional 19.5 — A.M. peak hour trips and 27.2 — P.M. peak hour
trips and a total increase of 3,022 square feet. Since the totals do not exceed the 100 peak
hour trip or 40,000 square foot thresholds, a vote pursuant to Charter Section 423 is not
required. If the City Council approves the proposed amendment, it too will become a "prior
amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office Site B
are shown as Exhibit "A" of the draft City Council Resolution (Attachment A).
• Planned Community Text Amendment
The Koll Center Newport Planned Community District Regulations were adopted by the City
of Newport Beach on August 14, 1972. The applicant is proposing to amend Section I of Part
II — Commercial pertaining to site and building areas. This particular section of the PC Text
has been amended twice, once in 1980 and in 1984. The proposed amendment would
increase the allowable net building area by 1,367 square feet (the amount necessary to
construct the proposed building) in Office Site B from 963,849 to 965,216 net square feet.
The proposed change in building area within the PC Text affects the Statistical Analysis
Section and these changes have been included.
The proposed changes to Section I of Part II of the PC Text are shown as Exhibit "A" of the
draft Ordinance (Attachment B).
Environmental Review
Pursuant to the California Environmental Quality Act, the project has been reviewed, and it has
been 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).
This class allows for new construction of up to 10,000 square feet in urbanized areas where all
necessary public services and facilities are available and the surrounding area is not
environmentally sensitive.
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Master Development Corporation Office Expansion
July 26, 2005
Page 4
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300
feet of the property and posted at the site a minimum of 10 days in advance of this hearing
consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this
meeting, which was posted at City Hall and on the city website.
Prepared by:
R salinh M. Ung/
A sociate Planner
Submitted by:
Patricia L. Temple
Planning Director
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Attachments: A. Draft City Council Resolution with revisions to Statistical Area L-4
B. Draft City Council Ordinance with revisions to PC Text
C Planning Commission Resolution No. 2005 -1669 •
D Excerpt of the draft minutes from the June 9 and July 7, 2005, Planning
Commission meetings
E Planning Commission Staff Reports from the June 9 and July 7, 2005
F Plans
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ATTACHMENT A
DRAFT CITY COUNCIL RESOLUTION
• RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING GENERAL PLAN AMENDMENT NO. 2004 -006 TO THE
LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN TO
INCREASE THE DEVELOPMENT ALLOCATION OF KOLL CENTER
NEWPORT OFFICE SITE B OF AIRPORT AREA (STATISTICAL AREA L4) BY
1,750 GROSS SQUARE FEET (PA2004 -231)
WHEREAS, an application was filed by Master Development Corporation with respect to
property located at 4200 Von Karman Avenue, and legally described as Parcel 3 of Parcel Map
No. 82 -713 map filed in Book 181, Pages 13 through 19, proposing to amend the Statistical
Area L4 (Koll Center Newport Office Site B) of the Land Use Element to increase the
development allocation by 1,750 gross square feet. The applicant also requests an
amendment to the Koll Center Planned Community Text (PC -15) to increase the maximum
allowable net area by 1,367 square feet. These requests are necessary to allow the applicant
to replace the existing one -story 1,330 square foot with a new 2 -story 3,080 square foot office
building.
WHEREAS, on June 9, 2005, the Planning Commission conducted a public hearing in
the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice
of time, place and purpose of the meeting was given in accordance with the Municipal Code.
Evidence, both written and oral, was presented to and considered by the Planning
•Commission at this meeting. After receiving public comments, the Planning Commission
continued the application to July 7, 2005 in order for the applicant to resolve several outstanding
issues with the Koll Company.
WHEREAS, on July 7, 2005, the Planning Commission received further public comments
and with a vote of 6 ayes (one absent) recommended approval of General Plan Amendment No.
2004 -006 and Code Amendment No. 2005 -006 to the City Council.
WHEREAS, the property is designated Administrative, Professional, & Financial
Commercial by the General Plan Land Use Element. The City has adopted Planned Community
District Regulations (PC -15 Koll Center) that establish development standards and use
regulations to implement the General Plan. The property is presently improved with a one -story
1,330 square foot professional office building.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code, the City
Council held a noticed public hearing on July 26, 2005 to consider the proposed amendment
to the Statistical Area L4 (Koll Center Newport Office Site B) of the Land Use Element and the
recommendations of the Planning Commission.
WHEREAS, the City Council finds:
1. As part of the development and implementation of the Newport Beach General Plan,
• the Land Use Element has been prepared which, sets forth objectives, supporting
policies and limitations for development in the City of Newport Beach and designates
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Page 2 of 5
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.
2. The General Plan provides for a 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
amendment does not impact the diversity of land uses but only modestly increases the
intensity of existing uses.
3. The Land Use Element of the General Plan allows for the redevelopment of older or
underutilized properties to preserve the value of property by allowing for some modest
growth, while maintaining acceptable levels of traffic service. The project consists of an
increase in the development allocation of 1,750 gross square feet, which will not result
in an increase in traffic levels beyond the projected capacity and levels of service of the
circulation system as the project is anticipated to generate 19 additional daily trips, with
2 — A.M. peak hour trips and 2 - P.M. peak hour trips, which are insignificant increases.
4. The City's General Plan indicates 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 City implements this policy
through the Koll Center Planned Community Text. Other than the modest increase in
intensity, the project meets all applicable development standards. The project has also •
been designed to be physically compatible with the existing and surrounding
professional office and commercial developments.
5. Charter Section 423 requires all proposed General Plan Amendments to be reviewed to
determine if the square footage, peak hour vehicle trip or dwelling unit thresholds have
been exceeded and a vote by the public is required. This project has been reviewed in
accordance with Council Policy A -18 and a voter approval is not required as the project
represents an increase of 2 — A.M. and 2 — P.M. peak hour trips, 1,750 gross square
feet of non - residential floor area and zero residential units. These increases, when
added with 80% of the increases attributable to two previously approved amendments,
result in a total of 19.5 — A.M. peak hour trips and 27.2 — P.M. peak hour trips and a
total increase in 3,022 square feet do not cumulatively exceed Charter Section 423
thresholds for a vote.
6. Pursuant to the California Environmental Quality Act, the project has been reviewed, and
it has been 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). This class allows for new constructions of up to 10,000 square feet in
urbanized areas where all necessary public services and facilities are available and the
surrounding area is not environmentally sensitive.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Newport •
Beach does hereby amend the Land Use Element, Statistical Area L4, KCN- Office Site B, and
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•the Estimated Growth for Statistical Area L4 Table of the General Plan as depicted in Exhibit "A"
and subject to the standard code requirements listed in Exhibit "B"
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 26th day of July 2005 by the
following vote to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT, COUNCIL MEMBERS
ATTEST:
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CITY CLERK
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MAYOR
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Exhibit "A"
Airport Area (Statistical Area 1-4)
Page 4 of 5
1 -2. KCN Office Site B. This site is designated for Administrative, Professional and Financial
Commercial land use and is allowed 1,062,648 sq. ft. Support retail commercial uses are
allowed within this allocation.
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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
889,346
889,346
15,000
1 -2.
KCN OS B
0
0
0
1,060,898
1,062,648
1,750
1 -3.
KCN OS C
0
0
0
734,641
734,641
0
1 -4.
KCN OS D
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 OS 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.
NPBLKB
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
860,884
26,122
2 -6.
NP BLK F
0
0
0
225,864
228,214
2,350
2 -7.
NP BLK G& H
0
0
0
* 342,641
344,231
1,590
2 -8.
NP BLK 1
0
0
0
160,578
160,578
0
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
7,058,745
7,958,8282
916,833
Population
0
0
0
* Existing square footage as of 01122/2002
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Page 5 of 5
• Exhibit "B"
STANDARD CODE REQUIREMENTS
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of 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 including but not limited to the provisions of access
stairways and bathrooms.
3. A Fire Department connection shall be required and located at Von Karman Avenue if
providing automatic fire extinguishing system.
4. Public fire hydrant shall be provided within 150 feet and on same side of street as Fire
Department connection.
5. The submitted plans shall include the existing utilities, bicycle and pedestrian easements
within and adjacent to the development site.
6. The detailed curb access ramps reconstruction work required along Von Karman Avenue
is at Parking Access Road shall be shown on the submitted plans.
7. The final on -site parking, vehicular and pedestrian circulation systems shall be reviewed
and approved by the City Traffic Engineer.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. The proposed new sidewalk alignment shall be such that extraordinary efforts will not be
required of wheelchair users when they wish to travel over the existing 'turf mound"
located between the parking lot and Access Road.
10. A water meter and a sewer cleanout shall be installed for the new building.
11. An encroachment permit shall be required for any work activities within the public right -of-
way.
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ATTACHMENT B
DRAFT CITY COUNCIL ORDINANCE
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• ORDINANCE NO.2005-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING CODE AMENDMENT NO. 2005 -006 TO
INCREASE THE DEVELOPMENT ALLOCATION FOR PROFESSIONAL
AND BUSINESS OFFICES OF SITE B IN THE KOLL CENTER
PLANNED COMMUNITY DISTRICT (PC -15) BY 1,367 NET SQUARE
FEET (PA2004 -231)
WHEREAS, an application was filed by Master Development Corporation with
respect to property located at 4200 Von Karman Avenue, and legally described as Parcel
3 of Parcel Map No. 82 -713 map filed in Book 181, Pages 13 through 19, proposing to
amend the Koll Center Planned Community Text (PC -15) to increase the maximum
allowable net office area by 1,367 square feet. The applicant also requests a General
Plan Amendment to the Statistical Area L4 (Koll Center Newport Office Site B) of the
Land Use Element to increase the development allocation by 1,750 gross square feet.
These requests are necessary for the applicant to replace the existing one -story 1,330
square foot with a new 2 -story 3,080 square foot office building.
WHEREAS, on June 9, 2005, the Planning Commission conducted a public
hearing in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach,
• California. A notice of time, place and purpose of the meeting was given in accordance
with the Municipal Code. Evidence, both written and oral, was presented to and
considered by the Planning Commission at this meeting. After receiving public
comments, the Planning Commission continued the application to July 7, 2005 in order for
the applicant to resolve several outstanding issues with the Koll Company.
WHEREAS, on July 7, 2005, the Planning Commission received further public
comments and with a vote of 6 ayes (one absent) recommended approval of General Plan
Amendment No. 2004 -006 and Code Amendment No. 2005 -006 to the City Council.
WHEREAS, the property is designated Administrative, Professional, & Financial
Commercial by the General Plan Land Use Element. The City has adopted Planned
Community District Regulations (PC -15 Koll Center) that establish development standards
and use regulations to implement the General Plan. The property is presently improved
with a one -story 1,330 square foot professional office building.
WHEREAS, pursuant to Section 20.94 of the Newport Beach Municipal Code,
the City Council held a noticed public hearing on July 26, 2005 to consider the proposed
amendment to the Koll Center Planned Community District Regulations and the
recommendations of the Planning Commission.
WHEREAS, the City Council finds:
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1. The proposed Code Amendment request for the office expansion of 1,367 net
square feet in the Koll Center Office Site B is consistent with the General Plan •
Policy "F" as the proposed building meets all the development standard specified in
the Koll Center Planned Community development standards and will not be
detrimental to the surrounding office developments in the Koll Center.
2. The proposed project does not change the diversity of land use and the
continuation of office development is consistent with those intended by the Koll
Center Planned Community. The project site is located within a fully developed
business park in Koll Center Newport.
3. Pursuant to the California Environmental Quality Act, the project has been
reviewed, and it has been 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). This class allows for new
constructions of up to 10,000 square feet in urbanized areas where all necessary
public services and facilities are available and the surrounding area is not
environmentally sensitive.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: The Koll Center Newport Planned Community District Regulations
(PC -15) shall be revised as provided in Exhibit "A ", with all other provisions of the •
existing Planned Community District Regulations remaining unchanged and in full force
and effect.
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.
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• This Ordinance was introduced at a regular meeting of the City Council of the
City of Newport Beach held on , and adopted on the day
of 2005, by the following vote, to wit:
ATTEST:
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CITY CLERK
FJ
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
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Exhibit "A"
( *) Proposed KCN P.C. Text Amendment
PART II COMMERCIAL
Section I. Site Area and Building Area
Group l PROFESSIONAL & BUSINESS OFFICES
Acreages shown are net buildable land area including landscape setbacks
with property lines. (4)
a
Site A
Site B
Site C
Site D
Site E
Site F
Site G
Fal
Site A
Site B
Site C
Site D
Site E
Site F
Site G
L
Building Sites (4)
Total Acreage
30.939 acres
43.703 acres (11)
18.806 acres (10)
19.673 acres
2.371 acres
1.765 acres
5.317 acres (8)
122.574 acres (8)(10)(11)
Allowable Building Area
Office Acreage
30.939 acres
43.703 acres (11)
18.806 acres (10)
19.673 acres
2.371 acres
1.765 acres
5.317 acres (8)
122.574 acres(8)(10)(11)
340,002 square feet (16)(26)
96349 965,216 square feet (13)(16)( *)
674,800 square feet (10)(15)
240,149 square feet (8)(13)
32,500 square feet (4)
24,300 square feet (4)
45,000 square feet (8)
2,320,609 2,321,967 square feet (15)( *)
Statistical Analysis (4)
The following statistics are for information only.
Development may include but shall not be limited to the following:
Story heights shown are average heights for possible development.
The buildings within each parcel may vary.
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Assumed Parking Criteria:
a. One (1) space per 225 square feet of net building area @ 120
cars per acre for Sites C, D, E, F and G.
"(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and
motel and 2.0 acres of lake within Office Site A. Therefore, there are
30.939 acres net within Office Site A. (3)(4)(16)
b. One (1) space per 300 square feet of net building area @
120 cars per acre for Sites A, B and C. (11)
1. Site A
Allowable Building Area ....... 340,002 square feet (16)(26)
Site Area ...... 19.399 acres *(3)(4)(16)
a
R1
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Parkinq
1,133 cars
Land Coverage (16)
............... 3.90 acres
............... 2.60 acres
............... 1.95 acres
............... 1.56 acres
............... 1.30 acres
............... 1.11 acres
............... 0.97 acres
............... 0.87 acres
............... 0.78 acres
............... 0.71 acres
............... 0.65 acres
Land Coverage
............... 9.44 acres (11)(16)
C. Landscaped Open Space (4) (11) (16) Land Coverage
Two story development ...............
6.06 acres
Three story development ...............
7.36 acres
Four story development ...............
8.01 acres
Five story development ...............
8.40 acres
Six story development ...............
8.66 acres
Seven story development ...............
8.85 acres
Eight story development ...............
8.99 acres
Nine story development ...............
9.09 acres
Ten story development ...............
9.18 acres
Eleven story development ...............
9.25 acres
Twelve story development ...............
9.31 acres
I
(13)(16)( *)
2. Site B
Allowable Building Area ..... 963,-849 965,216 square feet
Site Area .........43.703 acres (4) (11)
III
C.
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Parking
3;313 3,218 cars
Landscaped Open Space (11)
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
3. Site C (10)
Land Coverage (16)( *)
....... 11.06 11.08 acres
.........738 7.39 acres
.........5:53 5.54 acres
.........4.43 acres
.........3.69 3.69 acres
.........3 -16 3.17 acres
....... 2.77 acres
.........2.46 acres
.........2:24 2.22 acres
.........2.01 acres
.........1- 841.85 acres
Land Coverage (11)(13)(16)( *)
...........26:77 26.82 acres
Land Coverage (11)(13)(16)( *)
...............5,87 5.80 acres
...............8:35 9.49 acres
...............11. 4011.34 acres
...............42.5 12.45 acres
...............13:2413.19 acres
...............137713.71 acres
...............14.16 14.11 acres
............... 14.47- 14.42 acres
...............14.7214.66 acres
............... 14.92 14.87 acres
............... 45.09 15.03 acres
Allowable Building Area ......... 674,800 square feet (15) (17)*
Site Area ......... 18.806 acres (4)
a. Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Land Coverage (15)
............... 7.75 acres
............... 5.16 acres
............... 3.87 acres
............... 3.10 acres
............... 2.58 acres
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Seven story development
is Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
•
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............... 2.21 acres
............... 1.94 acres
............... 1.72 acres
............... 1.55 acres
............... 1.41 acres
............... 1.29 acres
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ATTACHMENT C
PLANNING COMMISSION RESOLUTION
A3
RESOLUTION NO. 1669
• A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN
AMENDMENT NO. 2004 -006 TO INCREASE THE DEVELOPMENT
ALLOCATION OF KOLL CENTER NEWPORT OFFICE SITE B OF AIRPORT
AREA (STATISTICAL AREA L4) BY 1,750 SQUARE FEET AND CODE
AMENDMENT NO. 2005 -006 TO INCREASE THE DEVELOPMENT
ALLOCATION FOR PROFESSIONAL AND BUSINESS OFFICES OF SITE B
IN THE KOLL CENTER PLANNED COMMUNITY DISTRICT (PC -15) BY 1,367
NET SQUARE FEET (PA2004 -231)
WHEREAS, an application was filed by Master Development Corporation with respect to
property located at 4200 Von Karman Avenue, and legally described as Parcel 3 of Parcel map
No. 82 -713 map filed in Book 181, Pages 13 through 19, proposing to amend the Statistical
Area L4 (Koll Center Newport Office Site B) of the Land Use Element to increase the
development allocation by 1,750 gross square feet and the Koll Center Planned Community
Text (PC -15) by 1,367 net square feet in order to accommodate the construction of 3,080
square foot office building. The applicant proposes to replace the existing one -story 1,330
square foot with a new 2 -story 3,080 square foot office building.
WHEREAS, at the June 9, 2005 meeting, the Planning Commission received public
comments and continued the application to July 7, 2005. The continuance was necessary for
• the applicant to resolve several outstanding issues with the Koll Company.
WHEREAS, a public hearing was held on July 7, 2005, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to and considered by the Planning Commission at this
meeting.
WHEREAS, the property is designated Administrative, Professional, & Financial
Commercial by the General Plan Land Use Element. The City has adopted Planned Community
District Regulations (PC -15 Koll Center) that establish development standards and use
regulations to implement the General Plan. The property is presently improved with a one -story
1,330 square foot professional office building.
NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS:
Section No. 1. The Planning Commission makes the following findings:
1. As part of the development and implementation of the Newport Beach General Plan,
the Land Use Element has been prepared which, sets forth objectives, supporting
policies and limitations for development in the City of Newport Beach and 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.
A5
Planning Commission Resolution No. _
Page 2 of 9
2. The General Plan provides for a 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
amendment does not impact the diversity of land uses but only modestly increases the
intensity of existing uses.
3. The Land Use Element of the General Plan allows for the redevelopment of older or
underutilized properties to preserve the value of property by allowing for some modest
growth, while maintaining acceptable levels of traffic service. The project consists of
an increase in the development allocation of 1,750 gross square feet, which will not
result in an increase in traffic levels beyond the projected capacity and levels of
service of the circulation system as the project is anticipated to generate 19 additional
daily trips, with 2 — A.M. peak hour trips and 2 - P.M. peak hour trips, which are
insignificant increases.
4. The City's General Plan indicates 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 City
implements this policy through the Koll Center Planned Community Text. Other than
the modest increase in intensity, the project meets all applicable development
standards. The project has also been designed to be physically compatible with the •
existing and surrounding professional office and commercial developments.
5. Charter Section 423 requires all proposed General Plan Amendments to be reviewed
to determine if the square footage, peak hour vehicle trip or dwelling unit thresholds
have been exceeded and a vote by the public is required. This project has been
reviewed in accordance with Council Policy A -18 and a voter approval is not required
as the project represents an increase of 2 — A.M. and 2 — P.M. peak hour trips, 1,750
gross square feet of non - residential floor area and zero residential units. These
increases, when added with 80% of the increases attributable to two previously
approved amendments, result in a total of 19.5 — A.M. peak hour trips and 27.2 — P.M.
peak hour trips and a total increase in 3,022 square feet do not cumulatively exceed
Charter Section 423 thresholds for a vote.
6. Pursuant to the California Environmental Quality Act, the project has been reviewed,
and it has been 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). This class allows for new constructions of up to 10,000 square feet in
urbanized areas where all necessary public services and facilities are available and the
surrounding area is not environmentally sensitive.
Section No. 2. Based on the aforementioned findings, the Planning Commission
hereby recommends approval of General Plan Amendment No. 2004 -006 per the revised
estimated growth table depicted in Exhibit "A" and Code Amendment No. 2005 -006 per the •
55
Planning Commission Resolution No. _
Page 3 of 9
• revised Koll Center Newport Planned Community District regulations depicted in Exhibit "B"
subject to the standard code requirements listed in Exhibit "C ".
PASSED, APPROVED AND ADOPTED THIS 7th DAY OF JULY 2005.
0
•
Michael Toerge, Chairman
Barry Eaton, Secretary
AYES: Eaton, Hawkins, Cole, Toerge
Tucker and Henn
ABSENT: McDaniel
NOES: None
A'\
Planning Commission Resolution No. _
Page 4 of 9
Exhibit "A"
The following changes will be made to the Land Use Element and all other provisions of the
Land Use Element shall remain unchanged:
Airport Area (Statistical Area 1-4)
1 -2. KCN Office Site B. This site is designated for Administrative, Professional and Financial
Commercial land use and is allowed 1,062,648 (1,060,898 + 1,750) sq. ft. Support retail
commercial uses are allowed within this allocation.
•
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•
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
889,346
889,346
15,000
1 -2.
KCN OS B
0
0
0
1,060,898
1,062,648
1,750
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 OS 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
860,884
26,122
2 -6.
NP BLK F
0
0
0
225,864
228,214
2,350
2 -7.
NP BLK G& H
0
0
0 *
342,641
344,231
1,590
2 -8.
NP BLK I
0
0
0
160,578
160,578
0
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
7,058,745
7,958,8282
916,833
Population
0
0
0
* Existing square footage as of 01122[2002
•
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Planning Commission Resolution No.
Page 5 of 9
• Exhibit "B"
The following changes will be made to Part II, Section I, Group I Professional & Business
Offices of the Koll Center Newport Planned Community Development Standards and all other
provisions of the PC Text shall remain unchanged.
•
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( *) Proposed KCN P.C. Text Amendment
PART II COMMERCIAL
Section I. Site Area and Building Area
Group I PROFESSIONAL & BUSINESS OFFICES
Acreages shown are net buildable land area including landscape setbacks with
property lines. (4)
A. Building Sites (4)
Total Acreage
Site
30.939 acres'
Site B
43.703 acres (11)
Site C
18.806 acres (10)
Site D
19.673 acres
Site E
2.371 acres
Site F
1.765 acres
Site G
5.317 acres (8)
122.574 acres (8)(10)(11)
B. Allowable Building Area
Office Acreage
30.939 acres
43.703 acres (11)
18.806 acres (10)
19.673 acres
2.371 acres
1.765 acres
5.317 acres (8)
122.574 acres (8)(10)(11)
Site
A
340,002 square feet (16)(26)
Site
B
963,849 965,216 square feet (13)(16)( *)
Site
C
674,800 square feet (10)(15)
Site
D
240,149 square feet (8)(13)
Site
E
32,500 square feet (4)
Site
F
24,300 square feet (4)
Site
G
45,000 square feet (8)
2,92600 2,321,967 square feet (15)( *)
C. Statistical Analysis (4)
The following statistics are for information only.
Development may include but shall not be limited to the following:
Story heights shown are average heights for possible development. The
buildings within each parcel may vary.
Planning Commission Resolution No. _
Page 6 of 9
Assumed Parking Criteria:
a. One (1) space per 225 square feet of net building area @ 120 cars
per acre for Sites C, D, E, F and G.
'(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel
and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net
within Office Site A. (3)(4)(16)
b. One (1) space per 300 square feet of net building area @
120 cars per acre for Sites A, B and C. (11)
1. Site A
Allowable Building Area ....... 340,002 square feet (16)(26)
Site Area ...... 19.399 acres *(3)(4)(16)
a. Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
b. Parking
1,133 cars
Land Coverage (16)
............... 3.90 acres
............... 2.60 acres
........... 1.95 acres
........... 1.56 acres
........... 1.30 acres
............... 1.11 acres
............... 0.97 acres
............... 0.87 acres
............... 0.78 acres
............... 0.71 acres
............... 0.65 acres
Land Coverage
............... 9.44 acres (11)(16)
C. Landscaped Open Space (4) (11) (16) Land Coverage
Two story development ...............
6.06 acres
Three story development ...............
7.36 acres
Four story development ...............
8.01 acres
Five story development ...............
8.40 acres
Six story development ...............
8.66 acres
Seven story development ...............
8.85 acres
Eight story development ...............
8.99 acres
Nine story development ...............
9.09 acres
Ten story development ...............
9.18 acres
Eleven story development ...............
9.25 acres
Twelve story development ...............
9.31 acres
•
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2.
3
Site B
Allowable Building Area
Site Area
Planning Commission Resolution No.
Page 7 of 9
.... 963,49 965,216 square feet (13)(16)( *)
........43.703 acres (4) (11)
a. Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Land Coverage (16)( *)
.......41 0611.08 acres
.........778 7.39 acres
.........573 5.54 acres
.........4.43 acres
.........3.69 3.69 acres
.........3a 6 3.17 acres
....... 2.77 acres
.........2.46 acres
.........2:24 2.22 acres
.........2.01 acres
......... 4784 1.85 acres
b. Parking
Land Coverage (11)(13)(16)( *)
3;243 3,218 cars
...........2677 26.82 acres
C. Landscaped Open Space (11)
Land Coverage (11)(13)(16)( *)
Two story development
...............687 5.80 acres
Three story development
...............9:55 9.49 acres
Four story development
............... 11.40 11.34 acres
Five story development
...............42.5 12.45 acres
Six story development
............... 13.24 13.19 acres
Seven story development
...............43. 713.71 acres
Eight story development
...............44.16 14.11 acres
Nine story development
...............444714.42 acres
Ten story development
............... 14.72 14.66 acres
Eleven story development
............... 14.92 14.87 acres
Twelve story development
............... 45.09 15.03 acres
Site C (10)
Allowable Building Area ......... 674,800 square feet (15) (17)*
Site Area ......... 18.806 acres (4)
III
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Land Coverage 05)
............... 7.75 acres
............... 5.16 acres
............... 3.87 acres
............... 3.10 acres
............... 2.58 acres
............... 2.21 acres
............... 1.94 acres
5k
Planning Commission Resolution No. _
Page 8 of 9
Nine story development ............... 1.72 acres •
Ten story development ............... 1.55 acres
Eleven story development ............... 1.41 acres
Twelve story development ............... 1.29 acres
•
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Planning Commission Resolution No. _
Page 9 of 9
• Exhibit "C"
STANDARD CODE REQUIREMENTS
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of 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 including but not limited to the provisions of access
stairways and bathrooms.
3. A Fire Department connection shall be required and located at Von Karman Avenue if
providing automatic fire extinguishing system.
4. Public fire hydrant shall be provided within 150 feet and same side of street as Fire
Department connection.
5. The submitted plans shall include the existing utilities, bicycle and pedestrian easements
within and adjacent to the development site.
6. The detailed curb access ramps reconstruction work required along Von Karman Avenue
is at Parking Access Road shall be shown on the submitted plans.
7. The final on -site parking, vehicular and pedestrian circulation systems shall be reviewed
and approved by the City Traffic Engineer.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. The proposed new sidewalk alignment shall be such that extraordinary efforts will not be
required of wheelchair users when they wish to travel over the existing "turf mound"
located between the parking lot and Access Road.
10. A water meter and a sewer cleanout shall be installed for the new building.
11. An encroachment permit shall be required for any work activities within the public right -of-
way.
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ATTACHMENT D
MINUTES EXCERPTS FROM
JUNE 9T" & JULY 7T" MEETINGS
35
Plarming Commission Minutes 06/09/2005 Page 10 of 23
iscussion followed on the timing and methodology of a parking management
ki,' Chairperson Tucker asked for a straw vote on the issue of a review.
ommissioner Hawkins - bring back for a review.
ommissionerMcDaniel, - bring back for a review.
ommissioner Hawkins - bring back for a review.
ommissioner Eaton - sup orts a review.
ommissioner Cole - supports a review noting this is a landlord /tenant issue.
ommissioner Toerge - support a one year review adding that the other
perators have a forum here to be sure that the plan works.
hairperson Tucker suggested that the plan be presented by the property owner
> the adjoining businesses so that their input is included.
Ir. Harp added that condition 37 will include a requirement that they comp)
uring all hours of operation with the approved plan.
lotion was made by Chairperson Tucker to approve Use Permit No. 2005 -008
'A2005 -036) subject to the findings and conditions with the addition requested
y Commissioner Hawkins and a condition that the matter comes ' back fori
,view by the Planning Commission within a year of the date of opening;. and
,ith the suggested changes by the Assistant City Attorney.
Mr. Cho and Mr. Ingram agreed to this motion
Ayes: Eaton, Cole, Toerge, Tucker, Selich, McDaniel and Hawkins
Noes: None
Absent: None
Abstain: None
x e z
SUBJECT: Master Development Corporation (MDC) ITEM NO. 5
4200 Von Karman Avenue PA2004 -231
General Plan Amendment to Statistical Area L4 (Koll Center Newport Office Continue to
e B) of the Land Use Element to increase the maximum allowable gross office 07/07/2005
=a by 1,750 square feet, and a Planned Community Text Amendment in
ofessional and Business Office Site B by 1,367 net square feet in order to
)lace an existing one -story 1,330 square feet office building with a 3,080
uare foot office building.
airperson Tucker noted this item has two issues identified, one is related tc
rking and the other is a change to the General Plan to conform the Genera
in with what has been built, and that would result in a reduction of footage.
at item, in my opinion, has nothing to do with the Master Development office
3ansion proposal and I suggest that we table that item and let it come forwar(
)arately so we are not talking about something that is not an issue betweei
file: //H:\Plancomm \2005 \060905.htm 07/19/2005 31
Planning Commission Minutes 06/09/2005
applicant and those involved in the Koll Center. It is really a staff clean
i. The application has questions that have come up and the Commission
the discussion to what is before us.
Temple noted that there has not yet been an agreement between the tw(
)erty owners related to the ability to make changes to the parking area
;h is not part of the applicant's parcel. Because this is a General Plan an(
ing action we are unable to attach conditions of approval. Therefore, if we
-ove the General Plan and Zoning Amendments we will be creatinc
itional entitlement. If they are unable to achieve whatever agreement i;
:ssary for the additional parking that is required then that square footage i!
[able in that block pool and can be implemented by other parties. That ie
a major concern of staff, but if it is a concern of the Commission for thi:
-oval, then you should continue this until the agreement regarding the
;ing lot improvements is agreed to between the two owners. However, w4
Id not issue a building permit for the addition without approving thi
juacy of parking.
hairperson Tucker noted that if the General Plan was approved then anyone
is area could use that footage if the applicant did not, it is not just attached
eir parcel?
Temple answered yes, it's an office site vehicle center, so anybody co
it. If there is no agreement regarding the additional parking, that squa
ige stays in Office Site B and anyone who could prove that they h
-lent parking to support that additional square footage could implement it.
;. Temple added that in Koll Center Newport a high number of office and othe
ildings are on what is called postage stamp lots that provide sufficient land fc
building and whatever Building Code setbacks are required. Most of th
rking is owned by Koll Center and is managed on a pool basis. The applicai
s to find a place to add 5 additional parking spaces and they do not yet hau
agreement with Koll Company for access to the pool.
hairperson Tucker asked if the parking for the entire Office Site B is exactly
ode now? Are there more or less spaces than required?
s. Temple answered we do not have the full records as to the precise num
parking spaces in the pool. The need for an additional 5 spaces is based
e increase that is proposed.
ommissioner Hawkins queried that if we approve the General I
mendment and the applicant is unsuccessful in getting their parking, we
A have a parking waiver, it is that the applicant will not be able to impler
e plan, is that correct?
;. Temple answered yes, we would not issue the Building Permit withou
owing that sufficient parking is being provided. The entitlement would still bE
ire. At Commission inquiry, she noted that parking for Koll Center Newport is
sed on a special office pool /sliding scale that is based on square footage.
cause this is an addition to a pool of development square footage in excess
Page 11 of 23
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file: //H: \Plancomm\2005 \060905.htm 07/19/2005 3D
Planning Commission Minutes 06/09/2005
375,000 square feet, the requirement is 1 parking space for 300 square feet.
McDonald, applicant, noted the following:
. He has been operating his business for over ten years at this site
purchased the property 20 months ago with the intent to add 1,300 sq
feet to the building.
. He made an informal presentation to the Koll Center (declarant)
November and they responded as well as other submittals in full detail.
is his intent to get Koll approval.
. The complex is over a million square feet. He and his partner are
owners of a postage stamp lot along with 20 other small and large build
owners.
. The parking lot is a sprawling legal lot that has thousands of
stalls.
. Staff, over a number of years, has amended the Planned Community text
to get all these buildings built within Koll Center. This is not the first time e
building has been built or re- built.
. Koll Company owns the parking lot.
. There is a set of CC and R's that control what goes on in the Center
as use, setbacks and parking.
. We all as owners, enjoy common area rights, full beneficial rights
undivided interest rights to every parking stall in the center.
. What our CC and R's say is a private matter between two parties.
. The CC and R's clearly state what a building site owner can do witl
reference to landscape and parking. As an owner I can do that, providing
am only modifying my development area, which is appurtenant to the sit(
area that I own. We have an agreement in place, which is the CC and R'
document.
. Staff noted that we would be required to get the declarant's approva
before the City allows a building permit on site.
. We are adding five stalls on our site plan located against the building.
. We are maintaining the harmony of the footprint and glass scheme of
building; we are adding a second story on it, and are upgrading a si
building that was built in 1974.
. We have a small impact of 1,000 against 1,000,000 square feet,
impacting the traffic, and are within the development standards of the
Center Community text.
file: //H: \Plancomm \2005 \060905.htrn
Page 12 of 23
07/19/2005
30,
Planning Commission Minutes 06/09/2005
. We have talked with Koll and intend to get their approval, and if we d
then we will fail to pull a building permit.
. He then noted his correspondence with Koll and asked that this
Plan issue be solved.
ommissioner Cole asked where the parking stalls were and was referred
age 2 where the stalls were closer to the building. He then asked if
)plicant questions the requirement of 5 parking stalls?
McDonald added there will be a small amount of people in the builc
where between 8 to 10 and they have 16 parking stalls that are required.
s not question the Code, he is stating that the use of his building is light
as heavy as what the Code requires.
issioner Hawkins asked if the proposed additional parking is not on
that you own or control. Is that right?
r. McDonald answered that we do not have the legal ownership of it, but s
nmers within the Koll Center Newport have the undivided interest of the fre
id unfettered use of all parking and all landscaping on that lot. The fact th
e ownership is held under the declarant's name is a twist to what is normal
i association purview of which all owners would own a percentage of that b
xawling lot. In this case, we have a perpetual easement for all landscape ar
3e of the parking area. The CC and R's define that we can modify that area
relates to our development if approved by the City of Newport Beach.
ommissioner Hawkins noted his concern if the Commission
iditional square footage and the applicant is unsuccessful in
3reement, that square footage remains and someone else may
ilize it.
lic comment was opened.
entitled
getting
be able
arol Hoffman of Government Solutions representing Koll Company noted tl
oll Company prefers to have this parking issue resolved before the Planni
ommission takes action. Koll Company has concerns about the sque
iotage adjustment in the General Plan and if this is separate we c
iderstand what it means as well as the ramifications, and what the st
search was with the building permits. The applicant has sent a let
:questing approval from the Koll Company, which they are not ready
-ovide. I am hopeful that something that can be worked out, but we are not
position to guarantee that the applicant would have that available parking
is point. She then asked that this matter be continued so that this issue cot
resolved. She added that the square footage does not harm the K
ompany interest.
iairperson Tucker noted that if we grant that approval, the square footage
t there and the applicant can't go use the footage until the parking issue
>olved. We have stayed out of the middle of private matters and that is
r preference. Because of the Greenlight issue we may need to look at thin
Page 13 of 23
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•
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•
Planning Commission Minutes 06/09/2005
connection with granting of rights when effectively two parties within c
tistical area are fighting about the same footage. In this particular case,
ie one that is fighting for 1,750, which is a tiny increase and the increi
res to the statistical area. I am not seeing the basis of not allowing it to
,yard if staff says the applicant needs to have the parking evidenced in so
hion in order to get a building permit.
arol Hoffman noted that Koll Company had not heard of this item on tonight':
3enda. It was surprise information and Koll Company was caught unawares.
its is a situation that they thought would be best resolved privately an(
sparately from any action that the Planning Commission takes.
airperson Tucker noted this is a legislative act that goes onto the Council.
ommissioner Selich noted that the objection of Koll Company was that 1,'
luare feet was going to be taken away from the 40,000 square feet, but
iid the 1,750 gets added to the Koll Center so that means Koll goes up
750 square feet, is that correct?
Temple answered that we would be increasing the City's General K
ement for Office Site B in that Statistical Division L4 by the 1,750 squa
What Koll's letter was referring to was that once approved that
,idered a prior amendment pursuant to Charter Section 423. We keep
that carries 80% of any approved General Plan Amendments for ea
stical division in the cumulative table that is kept for 10 years so that
equent amendment after this would not have a full 40,000 square feet
under the voting threshold for square footage, it would be the 1750 squa
times 80% and that 40,000 would be reduced by that amount for the ne
ndment that came through the City's process. We have not approved a
eral Plan Amendments in Koll Center; however, the 40,000 square feet h
i eroded by a couple of smaller General Plan Amendments that ha,
rred in Newport Place.
immissioner Eaton ascertained that there was no timing of a potentia
reement between the Koll Company and the applicant.
hairman Tucker noted that the Commission is looking at a particular building
id the question for us is the General Plan Amendment consistent with ou
Acies and I think the answer is yes. Nothing is static and the concern abou
is interfering with the rights Koll Company has, it doesn't interfere at all. Koll is
ill going to assert the same position that the applicant does not have a right b
anything on that property. We are looking at the applicant's request. Th
ity's vested interest in it is if its parked properly. It is a little more office span
a giant office area and the applicant's plan parks it properly. Whether he cal
;tually use those spaces is something that he and the Koll Company wi
Hoffman noted that the hope was for a continuance so that there might
e resolution between the two parties.
Tucker noted that it is going to be an addition of 1,750 square feet.
file: //H: \Planeomm \2005 \060905.htm
Page 14 of 23
07/19/2005
.4t
Planning Commission Minutes 06/09/2005
issue is not going to change 30 days from now.
-ian Bentrot of Master Development noted that we have been implementi
is plan for our building expansion since 2004. Since we were going to pay
ese parking stalls and enhance the building, we were perplexed at Ko
sponse. I am not sure why they feel they can come to a solution within
iys when they have already have had over 6 months to do it.
lic comment was closed.
ommissioner McDaniel noted his concern of the two parties not coming
)me sort of agreement. He noted his support of continuing this item for
ays to allow the parties to come to some sort of arrangement.
ommissioner Hawkins noted his support of a continuance.
ommissioner Selich noted this is a minor General Plan Amendment and to g
volved with an agreement between two parties, he is reluctant. If we approl
e General Plan Amendment and the parking was not worked out then it wou
A go into affect and the square footage would be there for someone else
>e. He is inclined to go long with the applicant now but if it does came ba
ter 30 days without an agreement then he would go along with the applicant
at point.
hairperson Tucker noted he does not have confidence that since this has be
)ing on for 6 months that it would get worked out in 30 days. He sees no ha
do the General Plan Amendment of 1,750 square feet and it doesn't need I
ommission as a referee. He stated he would move the item and let it go on
e City Council where they would have their 30 days.
Toerge noted his support of a continuance.
imissioner Cole noted that the applicant has gone through the prop
:ess with staff and complied with what they were supposed to do. It is
est increase and does not change the use. Koll Company has a veto
relative to parking, so they have some leverage. Granting the General PI;
mdment does not hurt the Koll Company. I am in favor of voting on tl
sct now.
imissioner Eaton noted his support of a continuance as the Council likes
issues cleared up.
srson Tucker noted that this item should be voted on tonight and
re approve the motion.
lnmissioner Hawkins noted that there are efforts in that area. My hope in
day window is that Koll Company does not wait to see what additional u
up there in the planning process with Roma. Motion was made
nmissioner Hawkins to continue this item to July 7, 2005.
Eaton, Toerge, Selich, McDaniel and Hawkins
Tucker and Cole
Page 15 of 23 .-
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•
is
•
p-
Planning Commission Minutes 06/09/2005
Absent: I None
bstain: None
IECT: Traffic and
Use Alternatives
Analysis of Genera
hairpe� son Tucker noted this item is a continuation of materials presented
1
Wood stated that the presentation tonight would be an overview of
study coJkring details of trip generation as well as the model runs of
num and makj.mum alternatives.
iairperson Tucker noted that at some point we are going to come up with
)jest description for vhat it is we are going to study; we will come up wi
ernatives for the alternatives analyses for the General Plan EIR. He asked
at project description is gong to have a traffic study that is particularly tailore
the specific project description that we have.
GIs. Wood answered it will once'toe project description is approved. What we
ire looking at from here on, you.will received the traffic and environmenta
nformation tonight, the City Council will receive it Tuesday night. On Saturday
lune 25th we have an all day public workshop that will present the same info tc
he public and we will ask for their input.` -Then we have two Saturday session:
tlanned with the General Plan Advisory Cogmittee on July 16th and July 23rd.
n preparation for those meetings, it is ouf intent between staff and thf
pnsultant team to convert all these alternative".,with all the information that we
lave received on their impacts and how people feol about them into a preferrec
and use plan.
>airperson Tucker noted staff confirmed that the preferred land use plan woudc
lave its own traffic study to analyze the environmental impacts of the preferrec
and use plan. The traffic information we have tonight gives us backgrounc
nformation on the alternatives that will assist us in terms of the preferred Ian(
ise plan that is ultimately selected.
GIs. Wood answered yes. �
,ommissioner Toerge noted the definition of ICU (intersection) is conf slog an(
;uggested that the definition on page 1 -6 of the report be made more clear. HE
;fated that as he had read this definition it appeared that with an ICU of�.86
foes that mean it will take me 50 minutes to get through the intersection? Thi;
iefinition as I read it is confusing.
r. Waters said it means that 86% of the capacity to move cars through that
tersection during the course of the hour is being utilized by the traffic that is
ojected and that the hour is the timeframe for which the analysis is
inducted. He added that he would work with staff on that definition to make it
ore clear.
r. Waters continued noting this is the second report as part of the Genera
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Page 16 of 23
ITEM NO. 6
Discussion Item
` I
07/19/2005
Planning Commission Minutes 07/07/2005
Page 2 of 17
HEARING ITEMS
SUBJECT: Master Development Corporation (MDC) (PA2004 -231) ITEM NO. 2
4200 Von Karman Avenue PA2004 -231
A General Plan Amendment to Statistical Area L4 (Koll Center Newport Office Site B) of Recommended •
the Land Use Element to increase the maximum allowable gross office area by 1,750 for approval
square feet, and a Planned Community Text Amendment in Professional and Business
Office Site B by 1,367 net square feet in order to replace an existing one -story 1,33
square feet office building with a 3,080 square foot office building.
Is. Ung gave an update of the staff report noting the applicant has received from the
:oll Company an initial approval of the project and that it had been forwarded via email
> the Commission, With regard to the square footage adjustment request, it has been
emoved per the Commission's direction of the June 9th meeting. She then noted
DR
Y
Bvised Exhibits A and B that were distributed. Exhibit A has the square footage
djustment removed to reflect the existing condition plus the proposed increase in
quare footage; in Exhibit B, the gross square footage has been removed that had been
dded for reference only.
:ommissioner Hawkins asked if the letter referenced in that email had been forwarded.
le was answered, no.
:ommissioner Tucker noted the original staff report had a reduction in Exhibit A from
,060,898 to 1,062,648 and now that is back to 1,062,648 so that hasn't changed and is
> remain as it is today. Ms. Ung answered yes.
:ontinuing, Commissioner Tucker noted that on Exhibit B on Site B, it said 965,21
quare feet and in parenthesis 1,008,182 and the change has the 965, 216 but i
oesn't look the same.
•
Is. Ung answered, that is correct, staff just removed the gross square footage as a
Bference, since we are not using that number in keeping the PC text the same. I
asn't changed.
ruce McDonald, applicant, noted that he has met with the Koll Company and they no
upport his application as they have stated they will be submitting a formal letter of
pproval with some minor architectural recommendations and other construction detail
iey need. He asked that the Commission approve the General Plan Amendment and
tanked Ms. Ung for her efforts and time. He noted he understands the square footage
i the PC text and concurs with the proposed changes to the exhibits.
:ommissioner Hawkins noting the letter to be received from the Koll Company asked if
ny other documents, in particular a parking agreement is expected, or is the letter
oing to be sufficient for his needs?
Ir. McDonald answered that it is an architectural submittal that he made and it is Koll'
Bview rights as the declarant to review the project and the surrounding modifications to
ie parking area as well as the new building. There is certain protocol within the CC
nd R's on the steps to take. He then gave a brief overview of the protocol and
Bquirements.
:hairperson Tucker asked the applicant if he had read the code requirements in exhibit
of the resolution.
44
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Ptanning Commission Minutes 07/07/2005 Page 3 of 17
IMr. McDonald answered yes, he has read and accepts the conditions.
is comment was opened.
"ol Hoffman of Government Solutions, representing the Koll Company, noted
y agree with everything the applicant has indicated. She noted the process
es that have been agreed upon. She also noted agreement with the changes n
Exhibits A and B that had been made for clarification. At Commission inquiry,
ed that the letter form is what is required under the documents and that there I
be a series of letters.
?I Baines, on behalf of the neighboring property at 4220 Von Karman
about:
. Review of plans and elevations.
• Intended end use of property and whether this is a
development that will be leased to someone who is unknown.
hairperson Toerge noted that plans and elevations are part of the package a
at the speaker can also come to the Planning Department to review them.
the occupant, that is not under the purview of the Planning Commission. T
ming allows for certain uses. Any application for use not consistent with 1
ming would require an additional public hearing.
comment was closed.
Lion was made by Commissioner Toerge to recommend approval of Gei
No. 2004 -006 and Code Amendment No. 2005 -006 to the City Council
modifications to exhibits A and B.
Ayes:
Noes:
Absent:
Abstain:
Eaton, Hawkins, Cole, Toerge, Tucker and Henn
None
McDaniel
None
SUBJECT: Steven Fischer ( PA2005 -098)
ITEM NO. 3
3600 E. Coast Highway
PA2005 -098
Use Permit approval -to allow a waiver of 4 off - street parking spaces for the
Approved
development of a new two- stqy, 3,250 square -foot commercial building.
Ms. Ung noted that this item had been continued from the June 23rd meeting in
order for the applicant to work with the City's traffic c engineer to revise the on -site
circulation for the proposed project. Since then, we "have received a revised site
plan, which has been reviewed by the traffic engineer who,firtds that it is
acceptable. Although the parking layout is improved, staff doesliot support the
parking waiver and maintains the recommendation for denial. The atfacfted
resolution for approval has been modified adding a condition pertaining tothe..
kprovements on the landscaping along the screen wall in front should the
lanning Commission choose to approve this project.
-�5
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0
ATTACHMENT E
STAFF REPORTS FROM
JUNE 9T" & JULY 7 T" MEETINGS Al
CITY OF NEWPORT BEACH
• PLANNING COMMISSION STAFF REPORT
Agenda Item No. 5
June 9, 2005
TO: PLANNING COMMISSION
FROM: Rosalinh Ung, Associate Planner
(949) 644 -3208
rung @city.newport- beach.ca.us
SUBJECT: Master Development Corporation Office Expansion
4200 Von Karman Avenue
General Plan Amendment No. 2004 -006 &
Code Amendment No. 2005 -006
(PA2004 -231)
APPLICANT: Master Development Corporation
REQUEST
• The applicant plans to replace an existing one -story 1,330 square foot office building
with a new 2 -story 3,080 square foot building at 4200 Von Karman Avenue. In order to
accomplish this, Statistical Area L4 (Koll Center Newport Office Site B) of the Land Use
Element would need to be amended to increase the maximum allowable gross office
area by 1,750 square feet and an Amendment to the Koll Center Planned Community
Text (PC -15) by 1,367 net square feet is necessary.
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of General Plan
Amendment No. 2004 -006 and Code Amendment No. 2005 -006 to the City Council by
adopting the attached draft resolution.
DISCUSION
Site Background
The subject property is located at the southeast corner of Von Karman Avenue and
MacArthur Boulevard in Koll Center Newport and is currently developed with a 1,330
square -foot, single -story office building. The 15 -foot high building was originally
constructed in 1974 and is situated entirely within its own parcel. Vehicular access to
the property is from the adjacent common driveway via Von Karman Avenue.
•
Al
It
As,
L
4040
Master Development Corporation Office Expansion
June 9, 2005
Page 3
• Site /Project Characteristics
Lot Area:
3,307 Square Feet
Building Square Footage:
Existing: 1,330 square feet
(Gross)
development allocation by 1,750 gross square feet
recreation areas, public facilities, churches and
Proposed: 3,080 square feet
Parking Required: 5 spaces to be added
Existing: 11 spaces
to the existing parking pool
proposed project does not change the diversity of
Proposed New Parking: 5 spaces
Total Parking: 16 spaces
Analysis
General Plan
The subject site is located within Statistical Area L4 (Koll Center Newport Office Site B),
which is presently allocated 1,006,432 square feet of development. The existing
entitlement has been fully utilized. Therefore, an increase in entitlement is necessary to
accommodate the proposed 1,750 gross square foot addition.
The Land Use Element of the General Plan designates the project site as
• Administrative, Professional and Financial. The proposed office development is
consistent with this designation.
•
The objective of the Land Use Element is to provide an orderly balance of residential
and commercial uses with an emphasis of maintaining a high quality environment for
people living, working and visiting the City. Amendments can be approved upon finding
that they are consistent with the surrounding land uses and the policies of the Land Use
Element. The following table discusses several of the general development policies of
the Land Use Element applicable to the project.
General Plan Policy
Policy Analysis
A. The City shall provide for sufficient diversity
The proposed project would increase the
of land uses so that schools, employment,
development allocation by 1,750 gross square feet
recreation areas, public facilities, churches and
for professional office use. The proposed project is
neighborhood shopping centers are in close
consistent with this policy in the fact that the
proximity to each resident of the community.
proposed project does not change the diversity of
land use and the continuation of office development
is consistent with those intended by the General
Plan.
B. To insure redevelopment of older or
The project proposes a modest increase in the
underutilized properties, and to preserve the value
development allocation by 1,750 gross square feet.
of property, the floor area limits specified in the
Office Site B is already authorized for 1,006,432
Land Use Element allow for some modest growth.
square feet of administrative professional and
7`
.IS
Master Development Corporation Office Expansion
June 9, 2005
Page 4
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 the use or uses proposed for the
site.
D. The siting of new buildings and structures
shall be controlled and regulated to ensure, to the
extent practical, the preservation of public views,
the preservation of unique natural resources, and
to minimize the alteration of natural landforms
along bluffs and cliffs.
F.. The City shall develop and maintain
suitable and adequate standards for landscaping,
sign control, site and building design, parking,
undergrounding of utilities, and other development
standards to ensure that the beauty and charm of
existing residential neighborhoods are maintained,
that commercial and office projects are
aesthetically pleasing and compatible with
surrounding land uses, and that the appearance of,
and activities conducted within industrial
developments are also compatible with surrounding
land uses and consistent with the public health,
safety and welfare.
L. The City shall encourage its community
commercial districts to reflect and complement the
high quality of its residential areas. The City shall
promote the prosperity of its several community
commercial districts through the adoption and
application of its planning, zoning, building and
public works codes, regulations, policies and
activities.
financial commercial development. The Traffic
Engineer has determined that the proposed
increase in the development allocation would result
in less than significant traffic impacts on existing
levels of service at intersections within the City.
The project site is located within a fully developed
business park in Koll Center Newport. No
significant natural landforms, including coastal
bluffs and cliffs, are located on the site or in the
immediate area nor will the increase of 1,750 gross
square feet of development allocation impact public
views.
Development and use standards applicable to the
project site have been adopted (Koll Center PC
Text). The project meets all applicable
development standards.
With the exception of the request for an increased
development allocation the project will comply with
the PC -15 development regulations.
Staff believes that, based on the analysis of the Land Use Element policies, the
proposed project can be found consistent with the General Plan and the increase in
development allocation can be approved.
Statistical Area
project will add
Newport Office
Charter Section 423 Analysis
L4 has a current General Plan limit of 8,102,562 square feet. The
1,750 gross square feet of non- residential intensity in Koll Center
Site B. Council Policy
amendments be reviewed to determine if
A -18 requires that proposed General Plan
the 100 peak hour trip, 40,000 square foot or
100 dwelling unit thresholds are exceeded.
•
•
•
5�
Master Development Corporation Office Expansion
June 9, 2005
Page 5
• Based on the trip generation rates contained in the Council Policy A -18, the proposed
project is forecast to generate 19 additional daily trips.
Although the proposed project does not exceed the 100 peak trip threshold, Section 423
of the Charter requires that all General Plan Amendments be tracked as "Prior
Amendments" for ten years to determine if minor amendments in a single Statistical
Area cumulatively exceed the thresholds. Eighty - percent of the increases attributable to
prior amendments are added to the increases of the proposed project to determine if
any thresholds have been exceeded. There were two prior amendments approved for
Statistical Area L4, and the following chart shows the area and peak hour trips analysis.
As indicated in the preceding chart, the resulting total of the proposed amendment and
is the "prior amendments" is an additional 21.4 — A.M. peak hour trips and 29.2 — P.M.
peak hour trips and a total increase of 3,022 square feet. Since the totals do not exceed
the 100 peak hour trip or 40,000 square foot thresholds a vote pursuant to Charter
Section 423 is not required. If the City Council approves the proposed amendment, it to
will become a "prior amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office
Site B are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1).
Planned Community Text Amendment
The Koll Center Newport Planned Community District Regulations were adopted by the
City of Newport Beach on August 14, 1972. The applicant is proposing to amend
Section I of Part II — Commercial pertaining to site and building areas. This particular
section of the PC Text has been amended twice, once in 1980 and the latter in 1984.
The proposed amendment would increase the allowable net building area by 1,367
square feet (the amount necessary to construct the proposed building) in Office Site B
from 963,849 to 965,216 net square feet. The proposed change in building area within
the PC Text affects the Statistical Analysis Section and that these changes have been
included.
The proposed changes to Section I of Part II of the PC Text are shown as Exhibit "B" of
• the draft Planning Commission Resolution (Exhibit 1).
�3
Area
A.M. Peak Hour Trips
I P.M. Peak Hour Trips
Prior Amendment
GP2001 -004
1,272 s.f. 80%
2.4(80%)
2.4(80%)
Prior Amendment
GP2004 -004
0
17.0(80%)
24.8(80%)
Proposed
Amendment
1,750 s.f. 100 1/6)
2(100%)
2(100%)
Total
3,022 s.f.
121.4
29.2
As indicated in the preceding chart, the resulting total of the proposed amendment and
is the "prior amendments" is an additional 21.4 — A.M. peak hour trips and 29.2 — P.M.
peak hour trips and a total increase of 3,022 square feet. Since the totals do not exceed
the 100 peak hour trip or 40,000 square foot thresholds a vote pursuant to Charter
Section 423 is not required. If the City Council approves the proposed amendment, it to
will become a "prior amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office
Site B are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1).
Planned Community Text Amendment
The Koll Center Newport Planned Community District Regulations were adopted by the
City of Newport Beach on August 14, 1972. The applicant is proposing to amend
Section I of Part II — Commercial pertaining to site and building areas. This particular
section of the PC Text has been amended twice, once in 1980 and the latter in 1984.
The proposed amendment would increase the allowable net building area by 1,367
square feet (the amount necessary to construct the proposed building) in Office Site B
from 963,849 to 965,216 net square feet. The proposed change in building area within
the PC Text affects the Statistical Analysis Section and that these changes have been
included.
The proposed changes to Section I of Part II of the PC Text are shown as Exhibit "B" of
• the draft Planning Commission Resolution (Exhibit 1).
�3
Master Development Corporation Office Expansion
June 9, 2005
Page 6
•
Parking
Parking for the existing office is being provided on a contiguous parcel, at the southerly
side of the subject property. The parking parcel presently has a total of 11 parking
spaces and is a part of Office Site B's common area parcel which is in accordance with
the PC Text's parking pool allowance. To accommodate the new and larger office
building and to comply with the parking pool criteria, the applicant is proposing to
provide 5 additional parking spaces to the existing parking pool parcel. The proposed
office development, therefore, will have adequate off - street parking as required for the
business and professional office buildings within the Koll Center Newport.
Square Footage Adjustment
The Planning Department with the assistance from the Building Department recently
completed a review of all existing building permits for Statistical Area L4 including Koll
Center Newport Office Site B. The review revealed that the overall building gross floor
area of this block is approximately 1,006,432 square feet and 54,466 square feet less
than the Land Use Element currently indicates. This number was derived from a
combination of building plans and permits and staff believes the current area total is
accurate. Therefore, staff is suggesting to change the maximum area allocated in the •
Koll Center Newport Office Site B from 1,060,898 to 1,006,432 gross square feet (not
including the proposed increase allocation). With the proposed General Plan
Amendment, the total gross square footage would be 1,008,182 (1,006,432 + 1,750).
Staff also suggests that the overall gross square footage for this area should be added
to the PC Text for reference purposes as the PC Text was adopted in 1972 prior to the
adoption of the General Plan Land Use Element in 1987 and it contains allowable
development in the form of net square footage.
Environmental Review
Pursuant to the California Environmental Quality Act, the project has been reviewed, and
it has been 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). This class allows for new constructions of up to 10,000 square feet in
urbanized areas where all necessary public services and facilities are available and the
surrounding area is not environmentally sensitive.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property (excluding roads and waterways) and posted at the site a
minimum of 10 days in advance of this hearing consistent with the Municipal Code.
5
0
•
•
•
Master Development Corporation Office Expansion
June 9, 2005
Page 7
Additionally, the item appeared upon the agenda for this meeting, which was posted at
City Hall and on the city website. No written correspondence or any public inquiries
have been received as of the writing of this report.
Summary
Staff believes the proposed General Plan Amendment does not conflict with the policies
identified in the Land Use Element, does not exceed any of the thresholds for a vote
established by Charter Section 423 and that the modest 1,750 gross square foot
increase in floor area within the statistical area can be supported. Additionally, staff
believes that the Code Amendment request for the office expansion of 1,367 net square
foot can also be supported, as the proposed building meets all the development
standards specified in the Koll Center Planned Community development standards and
will not be detrimental to the surrounding office developments.
Prepared by:
i
alinh M. Ung, ss ciate Planner
Exhibits:
Submitted by:
atricia L. Temple, Plai ning Director
1. Planning Commission Resolution No. 2005-
2. Applicant's letter of request
3. Project Plans
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 2
July 7, 2005
TO: PLANNING COMMISSION
FROM: Rosalinh Ung, Associate Planner
(949) 644 -3208
rung @city.newport- beach.ca.us
SUBJECT: Master Development Corporation Office Expansion
4200 Von Karman Avenue
General Plan Amendment No. 2004 -006 &
Code Amendment No. 2005 -006
(PA2004 -231)
APPLICANT: Master Development Corporation
On June 9, 2005, the Planning Commission considered an application from Master
Development Corporation to increase the maximum allowable office square footage for
the subject property located at 4200 Von Karman Avenue.
After receiving public testimony, the Planning Commission moved to continue the
application to July 7, 2005, in order for the applicant and the Koll Company to resolve
several outstanding issues.
As of June 30, 2005, staff has not received any further communication from the
applicant nor the Koll Company pertaining to the application.
Prepared by:
Ro alinh M. Ung, s ociate Planner
Submitted by: 'I
O , )-
Patricia L. Temple, Pla ning Director
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•
•
W