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24 - Newport Commerce Plaza (PA2010-007)
CITY OF NEWPORT BEACH SUPPLEMENTAL CITY COUNCIL STAFF REPORT Agenda Item No. 24 September 14, 2010 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Russell Bunim, Assistant Planner 949 - 644 -3233, rbunim @newportbeachca.gov SUBJECT: Newport Commerce Plaza Planned Community Development Plan Amendment (PA2010 -007) ISSUE The application is for an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial" to "office" and to change the on -site parking requirement ratio. BACKGROUND An ordinance for this project was introduced to the City Council on August 10, 2010, and was continued to the September 14, 2010, City Council hearing. The project is back to the City Council for a public hearing and second reading of the ordinance. RECOMMENDATION a) Conduct a public hearing; and b) Adopt an ordinance approving Planned Community Development Plan Amendment No. PD2010 -002. 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 ten 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: Submitted by: V Russell Bunim, Assistant Planner Ja es W. CampbEA, Acting fanning Director Agenda Item No. 24 September 14, 2010 CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 20 August 10, 2010 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Russell Bunim, Assistant Planner 949 - 644 -3233, rbunim @newport- beachca.gov SUBJECT: Newport Commerce Plaza ISSUE The application is for an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial" to `office" and to change the on -site parking requirement ratio. RECOMMENDATION 1) Conduct a public hearing; and 2) Introduce an ordinance approving Planned Community Development Plan Amendment No. PD2010 -002 and pass to a second reading for adoption on September 14, 2010 (Attachment No. CC 1). Newport Commerce Plaza August 10, 2010 Page 2 LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE General Commercial Office CO -G Newport Place Planned Community PC -11 - Industrial Office General Commercial (CG) and NORTH Mixed Use Horizontal MU -H2 (PC -11) Retail SOUTH CO -G PC -11 Office EAST CO -G and MU -H2 bey PC -11 Office Airport Office and Supporting Administrative Professional WEST Uses (AO) Financial (APF) with Retail Retail Service Commercial (RSC) Newport Commerce Plaza August 10, 2010 Page 3 DISCUSSION Planning Commission On July 22, 2010, the Planning Commission voted (4 ayes 3 nays) to recommend approval of the proposed project to the City Council. (Refer to Attachment No. CC5 for the Planning Commission Staff Report and Resolution.) Project Setting The subject property is Newport Commerce Plaza (NCP), which is located within the Newport Place Planned Community (NPPC). NCP is bounded by Birch Street, Waverly Place, Quail Street and Dove Street and encompasses 16.9 acres. The site is located near John Wayne Airport. Proiect Description The applicant is requesting the following changes within the NPPC: 1) Change the land use designation from "Industrial Site No. 4" to "Office Site No. 9 ", which is consistent with the General Plan land use designation of General Commercial Office (CO -G) (Attachment No. CC1 Exhibit "A" — Newport Place Land Use Map and Text). 2) Change the parking requirement in NCP from one space per 250 square feet of net public area to one space per 281 square feet of net public area for office uses within NPC. (Refer to "Attachment No. CC2 — Site Plan" for proposed parking layout) 3) Add a provision to the NPPC that requires Planning Director's review of the proposed on -site parking plans in NPC. Changes to the Newport Place Planned Community text (Attachment No. CC2) are highlighted in gray, which include statistical data for land uses that coincide with the request. Background In the early 1970's, Newport Commerce Plaza was built as a business park when the General Plan Land Use Element designation for the site was Industrial. The development included buildings designed for tenants with both industrial and office components. The market demand for the industrial /research /storage component of the tenant suites apparently never materialized. Parking spaces were added to the site through the approval of modification permits so office uses could expand into areas Newport Commerce Plaza August 10, 2010 Page 4 originally intended for non -office use. More information regarding the modification permits is in Attachment No. CC3 — Background. In 1988, the General Land Use Element for the site was changed to Administrative Professional Financial (APF). Industrial uses within NCP became nonconforming. The NPPC land use classification for NCP has not been updated to be consistent with the General Plan update. Currently, approximately half of the 18 buildings in NPC are vacant. The other half are occupied by office uses with the exception of two industrial tenants. General Plan The Land Use Element of the 2006 General Plan (GP) designates the subject site as General Commercial Office (CO -G), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed land use designation of "office" within the NPPC would be consistent with the CO -G designation in the GP. The two existing industrial uses within NCP are nonconforming, and would be nonconforming under the NPPC land use classification as well; however, these industrial uses would be eliminated over time when leases expire. Parkin The parking lot does not contain a sufficient number of parking spaces per the NPPC requirements for all the buildings to be occupied with office uses. The applicant has proposed to address this by changing the parking requirements for NCP from one space per 250 square feet to one space per 281 square feet, which would allow all of the buildings to be occupied with office uses. The applicant also proposes to redesign the 867 -space parking lot in order to eliminate all 206 compact -sized spaces and replace them standard -sized spaces, and change the parking configuration in some areas. The result would be an increase of 40 parking spaces (907 total). A provision would be added to the NPPC requiring Planning Director review of the parking configuration to ensure compliance. Staff supports the proposed parking requirement based on the studies by the Institute of Transportation Engineers (ITE)t that suggest estimates of peak parking demands for office parks (Attachment No. CC4 — ITE Parking Generation Study). Using the survey data and equation given by ITE, a project site with 266,697 gross square feet would fall within the 85th percentile for periods of peak demand if 918 parking spaces are provided. The applicant proposes to provide 907 parking spaces, which is within the range of the ITE 85th percentile estimation. ' McCourt, P.E., PTOE, Ransford S., Institute of Traffic Engineers (ITE) — Parking Generation 3"' Edition, 2004. Newport Commerce Plaza August 10, 2010 Page 5 Traffic AnalVsis The Traffic Phasing Ordinance (TPO) requires that a traffic study be prepared if a project generates more than 300 daily trips. Light Industrial land uses generate approximately 6.97 daily trips per 1,000 square feet. Office land uses generate 11.01 daily trips per 1,000 square feet. The intensification from industrial land use to office land use is approximately 4.04 daily trips per 1,000 square feet. Therefore, approximately 74,260 square feet of industrial can be converted into office before a project would hit the threshold of requiring a traffic study. The proposed intensification of use is limited to the 12,700 square feet of industrial use that is being converted from industrial to office. A traffic study is not required. Fair share fees will be assessed upon the submittal of tenant improvement permits. Summary Staff recommends that the City Council adopt an ordinance that: • Changes the land use classification of Newport Commerce Plaza in the Newport Place Planned Community from `Industrial Site No. 4" to "Office Site No. 9" • Changes the parking requirement for Newport Commerce Plaza to one space per 281 square feet. • Adds a provision to the NPPC that requires Planning Director review of proposed on -site parking plans for Newport Commerce Plaza. ENVIRNOMENTAL REVIEW The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations). The project is simply an administrative action for consistency between the Zoning Code and General Plan land use designation. 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 ten 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: Russell Bunim, Assistant Planner Newport Commerce Plaza August 10, 2010 Page 6 Submitted by: -A�� - David Lepo, Plan g Director Attachments: CC 1 — Draft Ordinance CC 2 — Site Plan CC 3 — Background CC 4 — ITE Parking Generation Study CC 5 — Planning Commission Staff Report and Resolution ORDINANCE FOR PD2010 -002 ATTACHMENT No. CC 1 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH AMENDING THE NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT STANDARDS BY CHANGING THE LAND USE DESIGNATION OF INDUSTRIAL SITE NO. 4 TO OFFICE SITE NO. 9, CHANGING THE ON -SITE PARKING REQUIREMENT FOR OFFICE SITE NO. 9 TO ONE SPACE PER 281 SQUARE FEET FOR OFFICE USES AND REQUIRING PLANNING DIRECTOR APPROVAL OF THE PARKING LAYOUT. THE PROPERTY IS LOCATED AT 1800 QUAIL STREET (PD2010 -007 / PA2010 -007) WHEREAS, an application was filed by Greenlaw Partners, the owner of the property located at 1800 Quail Street, legally described as Lot 36 of Tract 1701, and bounded by Birch Street, Waverly Place, Quail Street and Dove Street, requesting approval of a Code Amendment; and WHEREAS, the applicant is requesting a Planned Community Development Plan Amendment to changing the land use designation of Industrial Site No. 4 to Office Site No. 9, changing the on -site parking requirement for Office Site No. 9 to one space per 281 square feet for office uses and requiring Planning Director approval of the parking layout; and WHEREAS, on July 22, 2010, 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 Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting; and WHEREAS, at the July 22, 2010, public hearing, the Planning Commission received public comments and voted (4 ayes and 3 nays) to adopt Resolution No. 1812 recommending approval of the proposed Planned Community Development Plan Amendment; and WHEREAS, a public hearing was held by the Newport Beach City Council on August 10, 2010, 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 and State Law. Evidence, both written and oral, was presented to and considered by the City Council at this meeting; and WHEREAS, the subject property is designated General Commercial Office (CO -G) in the Land Use Element of the General Plan and the Planned Community "Office" classification will be consistent with the General Plan; and THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: The Newport Place Planned Community text shall be amended as provided in Exhibit "A" (highlighted gray), with all other provisions of the existing text remaining unchanged. SECTION 2: If any section, subsection, sentence, clause or phrase of this ordinance is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance, and each section, subsection, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses and phrases be declared unconstitutional. SECTION 3: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on August 10, 2010, and adopted on September 14, 2010, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK APPR/�O�V}E�D AS TO FORM: CITY ATTORN Exhibit "A" NEWPORT PLACED PLANNED COMMUNITY DEVELOPMENT PLAN TEXT EXHIBIT - A PLANNED COMMUNITY DEVELOPMENT STANDARDS NEWPORT PLACE Emkay Development Company, Inc. Newport Beach, California PROPOSED AMENDMENT NO. 35 Prepared by Langdon Wilson For WB Commerce Plaza Owner, LLC (Greenlaw Partners) June 29, 2010 i Amendment No. 24 Approved on July 22, 1991 by Resolution No. 91 -83 (A -740) Amendment No. 25 Approved on March 9, 1992 by Resolution No. 92 -20 (A -749) Amendment No. 26 Approved on June 8, 1992 by Resolution No. 92 -58 (A -745) Amendment No. 27 Approved on September 13, 1993 by Resolution No. 93 -69 (A -783) Amendment No. 28 Approved on January 22, 1996 by Resolution No. 96 -10 (A -833) Amendment No. 28.1 Approved on September 9, 1996 by Resolution No. 96 -78 (A849) Amendment No. 28.2 Approved on March 24, 1997 by Resolution 97 -25 (A858) Amendment No. 28.3 Approved on July 28, 1997 by Ordinance No. 97 -29 (A861) Amendment No. 29 Approved on June 18, 1998 by Ordinance No. 98 -16 (A 875) Amendment No. 30 Approved on January 11, 1999 by Ordinance No. 98 -28 (A -877) Amendment No. 31 Approved on February 8, 1999 by Ordinance No. 99 -4 (A -880) Amendment No. 32 Approved on April 12, 1999 by Ordinance No. 99 -11 (A -883) Amendment No. 33 Approved on March 26, 2002 by Ordinance No. 2002 -6 (PD2001 -002) Amendment No. 34 Approved on June 14, 2005 by Ordinance No. 2005 -8 (PD2004 -003) Amendment No. 35 Approved on --------- - - - - -- by Ordinance No. --------------------------- v STATISTICAL ANALYSIS PART I. INDUSTRIAL* A. Building Sites Site IA 2.0 acres [3, 9] Site 3A 21.3 acres [2.4] Site 4 16.9aeres ....................40.2 aeres [9] 23.3 acres [9, 351 B. Building Area Site IA 34,130 sq. ft .................0.8 ac. [3, 9] * *Site 3A 297,798 sq. ft ...............6.8 ac. [2, 4, 14, 3 3 Site 4 288,264 sq. 6.6 ae. 386,062 sq. 41 ........... 14.2ac. [9 1 n 31 33,] 331,928 sq. ft ............ 7.6 ac. [9, 14, 31, 33, 35]', The following statistics are for information only. Development may include but shall not be limited to the following. C. Parkin (Criteria: 3 spaces/ 1000 sq. ft. na, 363 sq. ft/space) Site lA 102 cars.......... 0.9 acres [3, 9] Site 3A 894 cars......... 7.5 ac. [2, 4, 14, 33] Site 4 865 ears......... 7.2 ac—. 1,861 ears ....... 15.6 ae .[9, 14, 31, 331 996 cars........ ,.8.4 ac [9, 14, 31, 33, 35] D. Landscaped - Open Space Site 1A ..................0.30 acres [3, 9] Site 3A ..................6.5 acres [2,4,14,33] Site 4 ................... 3.1 acres [9] 6.8 acres [9,14,31, 33, 35] Net Open -3.8 acres .............. Space.....6.1 a . *[14, z, zz , 3.0 ac. ' *[14, 31, 33, 351 * 3.8 acres have been allotted for service stations exclusive of permitted building acres and subject to use permit. ** Industrial Site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area for Parcel No. 3 of Resubdivision 529 is now 61,162 sq. ft. [14]. Industrial Site 3A was then increased by 1,590 square feet in 2002 [33]. M STATISTICAL ANALYSIS PART II. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES A. Building Site Site 1 &2 ........ 38.5 acres Site 2A............3.9 acres [3 1] Site 4 ..................9.0 acres Site 5 ..................7.4 acres Site 6 ..................1.9 acres Site 7 ..................2.5 acres Site 8 ..................1.64 acres Site 9. .........16.9 acres [35] 64.84 f2@1 aeres 81.74 acres [20, 351 B. Building Area Site 1 & 2 ......... 860,884 square feet [5, 14, 17, 30] Site 2A ............ 109,200 square feet [3 1] Site 4 .................228,214 square feet [32] Site 5 .................268,743 square feet [16, 19, 21, 24, 25] Site 6 ....................42,420 square feet Site 7 .................. 55,860 square feet Site 8 ..................54,000 square feet [20] Site 9. ............ 288,264 square feet [351 1,619,321 feet [21, 40 41 32,441 1,907,585 square feet [21, 30, 31, 32, 33 35] 'CommerciaUProfessional and Business Office Site 1 and 2 have been reduced by 36,119 feet with the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585. The allowable building area for Parcel 1 & 2 of Resubdivision 585 is now 272,711 square feet. [14] 2If commercial uses are constructed on Cormnercial/Professional and Business Office Site 5 which are ancillary to and in the same building as office uses, additional development up to a maximum of 294,600 sq. ft. may be developed, so long as office use does not exceed 268,743 sq. ft. [21, 24, 25] 5 b. Three Story ....................... 0.32 acres c. Four Story ......................... 0.24 acres d. Five Story ..........................0.19 acres e. Six Story .......................... 0.16 acres Site 7 .....................55,860 square feet a. Two Story ........................... 0.64 acres b. Three Story ...................... 0.43 acres c. Four Story . ...........................0.32 acres d. Five Story ...........................0.26 acres e. Six Story ... ...........................0.21 acres Site 8 ..................54,000 square feet [20] a. Four Story . ...........................0.30 acres Site 9. .......`_.288,264 square feet [35] a. Two Story..:' . ................3.31 acres b. Three Story :. ...............2.21 acres c. Four Story.... ............... 1.65 acres d. Five Story..'.. .................1.32 acres e. Six Story ....: .......:_.......1.10 acres D. Parking (Criteria: 1 space /225 sq. ft. n 363 sq. ft/space) Site 1 &2 ..... 3,827 cars......... 31.89 acres [5, 14, 30] Site 2A ......... 474 cars *....... 1.26 acres' [3 11 Site 4 .............. 905 cars.......... 7.54 acres [32] Site 5 ............ 1,234 cars......... 6.13 acres [21] Site 6 .............. 188 cars........ 1.57 acres Site 7 .............. 248 cars.......... 2.07 acres Site 8 .............. 231 cars.......... 1.34 acres [20] Site 9 ..........1,281 cars ........10.68 acres [35]' 7,626 ears 16- 11- 3e32g2 PI 11 3-2>�I 8,388 cars � 62.48 acres [21,31, 32, 33, 35] s Includes surface parking and first floor of existing parking structure only, does not include upper levels of parking structure. [31]. 4 Based on net square footage of 106,455. [31]. 9 Net ...................0.33 acres Two Story .......... . 49 acres...... N/A Three Story ........ .32 acres...... 0.01 acres Four Story ............ 24 acres...... 0.09 acres Five Story .......... . 19 acres...... 0.14 acres Six Story .............16 acres....... 0.17 acres Site 7 Gross Site......... 2.50 acres Parking .............2.07 acres Net .................... 0.43 acres Two Story ........... 0.64 acres...... N/A Three Story ...... Four Story ........ Five Story ........ Six Story .......... Site 8 Gross S Parking Net....... 0.43 acres...... 00 acres 0.32 acres...... 0.11 acres ...0.26 acres....... 0.17 acres .. 0.21 acres...... 0.22 acres te ......... 1.64 acres ............1.34 acres .............30 acres Four Story ......................30 acres...... N/A [20] Site 9 [35] Gross Site...... 16.90 acres Parking ......... 10.68 acres Net...... 6.22 acres Two Story......... 3.31 acres...... 2.91 acres Three Story......:: 2.21 acres ....... 4.O1 acres Four Story ......... 1.65 acres....... 4.57 acres Five Story ......... 1.32 acres....... 4.90 acres Six Story ........... 1 10 acres....... 5.12 acres F. Building Height [5, 12, 15, 21, 31] Maximum building height shall not exceed six (6) stories above ground level except for Parcel No. 1 of Resubdivision No. 585 which shall have a maximum building height of ten (10) stories above ground level, for Parcel No. 2 of Resubdivision No. 585 which shall have a maximum building height of seven (7) stories above ground level, and for Site 5 which shall have a maximum of nine (9) stories /167 feet above ground level. Maximum building height for Professional & Business Office Site 2A shall not exceed 95 feet above ground level. I * *Reference Page 4, Part I, Item D. 2. Manufacture, research assembly, testing and repair of components, devices, equipment and systems and parts and components such as but not limited to the following list of examples: Coils, Tubes, Semi- Conductors Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems, Guidance Equipment and Systems Data Processing Equipment and Systems Glass Edging, Beveling, and Silvering Graphics, Art Equipment Metering Instruments Optical Devices, Equipment and Systems Phonographs, Audio Units, Radio Equipment and Television Equipment Photographic Equipment Radar, infra -red and Ultra- Violet Equipment and Systems Scientific and Mechanical Instruments Testing Equipment B. To allow the location of offices and areas associated with and accessory to the permitted uses listed under A. Administrative, professional and business offices. 2. Regional or home offices of industries which are limited to a single use. 3. Blueprinting, Photostatting, photo engraving, printing, publishing and bookbinding, provided that no on -site commercial services is associated with said uses. 4. Cafeteria, cafe, restaurant or auditorium. 5. Service stations will be permitted, subject to a use permit provided that no on -site commercial service is associated with said uses. * & * *6. (Transferred to Part II Commercial, Section II, Group I) [28.2, 35] C. Service stations subject to a use permit. M eaeh case. *This ifflqp shall bp, li" ed to Industrial Site Na 4 arAy and does not appb, to any other industrial sites. (28.2 e shall be 1�nited to preN,idiag sen,iees ch-i'd-ren be ie adult clientele enb,, any use dedieated to sen,ing suhaa4 aged and- m-inar shall prohibited. (28.2) C. Service stations subject to a use permit. M B. Business Offices 1. Advertising agencies 2. Banks 3. Economic consultants 4. Employment agencies 5. Escrow offices 6. Insurance agencies 7. Laboratories: a. Dental b. Medical c. X -Ray d. Biochemical e. Film, wholesale only f Optometrical 8. Stock Brokers 9. Studios for interior decorators, photographers, artists and draftsmen. 10. Telephone answering services 11. Tourist information and travel agencies and ticket reservation services but not to include any airline terminal services or facilities for the transport of passengers, baggage or freight. [2] 12. Business and trade schools subject to the approval of a Director's Use Permit [29] 13. Any other general business offices. [3 1] * & * *- 14. Remedial driving instruction and counseling facility, subject to a use permit in each case. [28.2, 35] Exception [35] Permitted uses within to Section II, Group I, A and B and shall be permitted within Professional and Business Office Site 9 only. *This use shall be limited to Professional and Business; Offices Site 9 only and does not apply to any other industrial sites. [28.2, 351 * *That all uses, including remedial driving instruction/counseling facilities, located within Industrial Site No. 4 shall be limited to providing services to adult clientele only, any use dedicated to 'serving school aged and minor children shall be prohibited. [28.2, 35] 32 2. Professional Offices One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modification committee. Exceptions: [35] The following parking requirements are applicable to ,Professional and Business Office Site No. 9 • One (1) space for each 281 square feet of net floor area • Changes to the on -site parking plans shall be reviewed by the Planning Director. 3. Lodge, Halls, Private Clubs, Union Head uq arters One (1) space for each 75 square feet of gross floor area plus one (1) space for each 250 square feet of gross office floor area. 4. Restaurants, Outdoor, Drive -In and Take -Out Restaurants. [7] Restaurant parking shall be in accordance with Section 20.38.030(d) of the Newport Beach Municipal Code, except as noted under "b" and "c" below. M g. Establish a side yard, comer lot setback for Hotel/Motel uses of a 14 1/2 foot minimum, provided that the average setback for all buildings along the linear street frontage is 27 feet. h. Establish a side yard setback for Hotel/Motel uses of a ten (10) foot minimum. Provide that landscaping in parking areas be provided in surface parking areas. [32] Planned Community Text Amendment No. 32, approved by the City Council on April 12, 1999, incorporated the following changes: a. Establish the permitted gross floor area for Professional and Business Offices Site 4 at 228,214 square feet. [33] Planned Community Text Amendment No. 33, introduced at the City Council meeting on March 26, 2002 and adopted on the 9th of April 2002: a. Update The Industrial Statistical Analysis by allowing a 1,590 square foot building addition at the subject property identified as 1811 Quail Street. [34] Planned Community Text Amendment No. 34,adopted on the 14th of June 2005: a. Revising the Land Use Plan, permitted uses, and development standards of the Newport Place Planned Community as they relate to the Newport Lexus Dealership. [35] Planned Community Text Amendment No. 35, adopted on a. Redesignate Industrial Site 4 to Professional and Business Offices Site 9. b. Change the parking requirement for office uses within Professional and Business Offices Site No. 9 to one space per 280 square feet, which allows all of the buildings to be occupied with office uses. b. Revising the Land Use Plan, permitted uses and development standards of the Newport Place Planned Community as they relate to the Newport Commerce 16.9 acre site bounded by Birch Street, Dove Street, Westerly Place and Quail Street. f: \planning \gvarin \pctext \NP Place 52 Area Summary , , i� , Industrial 2 23.3 ac. Office 8 81.7 ac. ' ' Retail /General Commercial 1 15.4 ac. Commercial /Restaurant 2 2.9 ac. Commercial /Hotel Motel 1 10.1 ac Service Station 1 1.2 ac. Retail Commercial Total 1 134.6 ac. S Site 1 [Vervice .1 LWI n r: ,rro. :& taus.,:,- u IndtistriaF ©ffice SIteS 1 & 2 Site 3A V:.. 54 Industrial Site 1A General Land Use Plan `°"'te3'a' Newport Place - Planned Community General � Commercial General PC Text Amendment No.PD2010 -002 Sitez Commercial (PA2010 -007) j Site 1 N Pro. & Bus. Office Site 6 Pro. & Bus. Office Site 7 Restaurant Site 1 Pro. & Bus. Office Site 8 i • -:Y i General Commercial Site 7 SITE PLAN ATTACHMENT No. CC 2 r BIRCH STREET N I BUILDING #'9 ea+ s. eWmL p TIUWIIIWO 011llllllllldfulnlnn�IllLUiuuL�l 1 1il' ?rnilllnfniil IlnnnIll�F "EEL SIVS elll all I F.7- �I Ja s1 -r • .r a :- .Irr a I xi�:nsi�i`x l *I IILInS I I I I I I I I I I I I I I I I I YN Fl.7 — — - -- — -- WESTERLY -P -LACE EXISTING SITE PIAN 1 cTvwrt.oXV I'•M' r`I"1�1 PROPERTY DATA (EXISTING) VICINITY MAP COMPACT PARKING STALL 3 STANDARD PARKING STALL 2 W -17 W-1- pl1— '.''.1, MI.0 m ] .1 IaW pmna nsr m:une. v. n ca:::4ax nnz. oNxLV. Llc NEWPORT COMMERCE I/ QLARX4N v14nLXz Y vW YiYYI AY R4. xCVr4xl &Aa, u 9]s4o 111X ( : HLR YYtlV.M (919o) 151 -115 9 .lgyllLtl: M LLV am Ne54X LL RVW[U91611 XRX: J. IAIWUILLduxIR ,W.J R44 0[Y4VIpX: VAALR YV Ip. ]LM -]N 4[rHi4 FLX W11 YSG RXLW. OWURCVt tlrlL[ IW'GI i4NW4: AI d IIn Lp I (O XI WLl5Rl4 4R [.GST.IWL) LR W(l 169 ISA[5 ELXWL (4(HWYtl1I $f.) (1. MISS, [g511N4 RWP IAFA dOSS S4. R. IMA:0 [1111WL IIOLN WL/. MR: 2111,1 ]sll]s 54. Il. [pSJIM4 nuloxvq slo sruJs vlcrlN ]M Sws Igxolru v nu,s IL(LL M151LLL5 LANGDON WILSON A R CHI T C T O RE P L A N N I N G I N T E R 1 0 R 5 NEWPORT COMMERCE NEWPORT BEACH, CALIFORNIA SITE ING SITE PUN SHEET 1 OF 2 J BIRCH STREET (IrII�fi `ml«_ IT LfIIIlll11L11 §fL1LLlfihl �. <. Tr 1 F llrr7 -i- m-l-T ffl-ITUTFMTM -n TIT N Al C BUILDING A, T. 1900 QUAIL ST@9F- o VMT V TFUT L_ uJill t A11 I I i I I ITITTI-IT Tq �Ij JI Ifli H 2 TTF111 A.. Z rr`Tfl TIlA "A IAI 111111111 LU III I I I I I I I I I I MLM: PROPOSED PARKING PLAN WESTERLY PLACE VICINITY MAP NOTES: PROPERTY DATA VAN.; A 1, IA, lAlIO .1 . A l.. 11. A, ,.Tl .. lA�1. I Ill- K All. . 11.11 14 NXEGGxII.tifIMmRS A, —A TTI 1-1-1111 IlAI 1. njI LEI iI UJJJ A LANGDON WILSON ARCHITECTURE P I A N N I N G I N T f R 1 0 R S -----AAA NEWPORT COMMERCE M I All Aln4 Al. (A,,) xMX[P.S4 91611 p PROPOSED PARKING PLAN ACCESSIBLE PARKING STANDARD PARKING STALL .1 .A ."l, ('..All' W.' S'.) 164161 SA [I. "ll'Al .11 AX A.q .Ill. . l AlEl, KT: 111.115 .l... 21 s1u1S I slue IEru 66]'T4 W Sruls 7o S'W— l" W. 5E] , TA,/,- -r I.Al ASJ` LANGDON WILSON ARCHITECTURE P I A N N I N G I N T f R 1 0 R S -----AAA NEWPORT COMMERCE NEWPORT BEACH CALIFORNIA I All IM PROPOSED PARKING PLAN ACCESSIBLE PARKING STANDARD PARKING STALL I (1) '8A UCT 11"o. lAm 11l-1. 1. A.. llo. . IA V.5 ON, 21 P.11. LANGDON WILSON ARCHITECTURE P I A N N I N G I N T f R 1 0 R S -----AAA NEWPORT COMMERCE NEWPORT BEACH CALIFORNIA A.t IM PROPOSED PARKING PLAN SHEET 2 OF 2 7 I BACKGROUND ATTACHMENT No. CC 3 BACKGROUND Project Timeline Regarding Parking and Office Uses In order to understand the situation at the subject property and the status of the project, the timeline of City approvals is significant. The timeline and chart below shows how parking spaces were added to accommodate office uses within the buildings at NPC. 1971 — Original Project Approval Modification Permit No. 339 — Reduced the 30 -foot wide landscape belt requirement adjacent to Birch Street to 10 feet, and utilized that 20 -foot portion, not devoted to landscaping, for parking. 1972 — Off - Street Parking Requirement Adjustment Approval Modification Permit No. 573 — Lowered the off - street parking requirement for office use from one space per 225 square feet of net floor area to one space per 250 square feet of net floor area and added parking spaces, which created dead - end drive aisles. The approval allowed more square feet within buildings to be occupied as office uses. 1983 — Compact -Sized Parking Space Approval Modification Permit No. 2839 — Introduced the allowance of 25 percent of the parking spaces to be compact- sized. Again, as additional parking spaces were permitted, more square feet within the buildings were allowed to be occupied as office uses. Parking Summary Year City Approval Compact Total Office Maximum Remainder Total Spaces Spaces Parking Office Industrial Sq Ft Requirement Sq Ft Allowed Sq Ft 1971 Mod. No. 339 0 850 1 space per 172,953 81,322 254,275 225 Sq Ft 1 per 225 1972 Mod. No. 573 0 942 1 space per 229,242 25,033 254,275 250 Sq Ft 1 per 250 1983 Mod. No. 2839 242 979 1 er250 241,575 12,700 254,275 2010 Existin La out 206 867 1 er 250 204,242 50,033 254,275 Transition from Industrial to Office Park As part of a subdivision process in 2003, the applicant created parcels for the sale of individual buildings. The applicant upgraded the project site to function as an office park which included the following: • Remodel of the exterior of the buildings by painting and adding new windows, doors and mechanical screening on the roofs. • New sign program. • Improved disabled access. INSTITUTE OF TRAFFIC ENGINEERS PARKING GENERATION STUDY ATTACHMENT No. CC 4 Land Use. 701 Office Building Land Use Description ITE defines office uses in several categories. In reviewing the statistics for office parking demand, it was found that five of the basic office land uses had virtually no difference in parking demand characteristics. The following section merges these uses together for analysis purposes. Analysts should continue to record the specific lTE land use category for data that they submit. 710: General Office Building —A general office building houses multiple tenants; it is a location where affairs of businesses, commercial or industrial organizations, or professional persons or firms are conducted. An office building or buildings may contain a mixture of tenants including professional services; insurance companies; investment brokers; and tenant services, such as a bank or savings and loan institution, a restaurant or cafeteria and service retail facilities. Corporate headquarters (Land Use 714), single tenant office building (Land Use 715), office park (Land Use 750) and research and development center (Land Use 760) are related uses. 714: Corporate Headquarters Building —A corporate headquarters building is a single tenant office building that houses the corporate headquarters of a company or organization, which generally consists of offices, meeting rooms, space for file storage and data processing, a restaurant or cafeteria and other service functions. General office building (Land Use 710), single tenant office building (Land Use 715), office park (Land Use 750) and research and development center (Land Use 760) are related uses. 715: Single Tenant Office Building —A single tenant office building generally contains offices, meeting rooms and space for file storage and data processing for a single business or company, and possibly other service functions, including a restaurant or cafeteria. General office building (Land Use 710), corporate headquarters building (Land Use 714), office park (Land Use 750) and research and development center (Land Use 760) are related uses. 750: Office. Park —Office parks are usually suburban subdivisions or planned unit developments containing general office buildings and support services, such as banks, restaurants and service stations, arranged in a park- or campus -like atmosphere. General office building (Land Use 710), corporate headquarters building (Land Use 714), single tenant office building (Land Use 715) and research and development center (Land Use 760) are related uses. 760: Research and Development Center — Research and development centers are facilities or groups of facilities devoted almost exclusively to research and development activities. The range of specific types of businesses contained in this land use varies significantly. Research and development centers may contain offices and light fabrication areas. General office building (Land Use 710), corporate headquarters building (Land Use 714), single tenant office building (Land Use 715) and office park (Land Use 750) are related uses. Database Description The database consisted of a mix of suburban and urban sites. Parking demand differed between the area types for one independent variable (1,000 sq. ft. GFA) but not for another (employees). Therefore, parking demand was analyzed separately for 1,000 sq. ft. and was combined for employees. • Average parking supply ratios: 4.0 spaces per 1,000 sq. ft. GFA (84 study sites) and 1.1 spaces per employee (48 study sites). • Average employee density: 3.3 employees per 1,000 sq. ft. GFA (54 study sites). Employee densities for corporate headquarter buildings and research and development centers tended to be slightly lower than the average. Institute of Transportation Engineers 169 f" Parking Generation, 3rd Edition Land Use: 701 office Building As noted, peak parking demand rates were different between sites located in suburban settings and � located those of enable) a quantitative t explanation oPtha factors rithat caused ed he difference. One ivpotential surveys did pedestrian) available attthelueban sites. Of the availability tudies with data ton transit t availability and presence kof a d TDM program, the suburban sites reported about 55 percent with available transit services and 20 percent with TDM programs. The urban sites reported 100 percent with available transit and 83 percent with TDM programs of some form. was parking demand percent of data eak weekday demand study sites. same site one At the other site. the Saturday and d Sunday demand approached 90 percent of the weekday peak demand for the same site. It was not possible to derive reliable weekend parking demand rates due to lack of information on the nature of work conducted during the weekend at the two sites. The size of one site (1.9 million sq. ft. GFA) resulted in a data plot with a scale that did not allow the 12 data points for sites less than 500,000 sq. ft. GFA to b dot forourbaln sites. Thep peak parking demand rate Therefore, the large site was not included in the data p for the 1.9 million sq. ft. GFA site was 2.58 vehicles per 1,000 sq. ft. GFA, which was approximately the same as the average for the. other 12 study sites. The following table presents the time -of -day distributions of parking demand variation for suburban and hours of parking delmand observations lt(n (note: the majority of the parking demand tdata in the overall urban sites. The .. , „, hmn hnurly observations). data Perk7ea Generation, 3r6 Edition The parking demand studies in the database for this land use were conducted from 1970 through 2001. The following table summarizes the age of the data set and presents the average weekday peak period parking demand ratio for each chronological time period. Suburban and urban sites are mixed in the table data set. It is evident from the table that parking demand for this land use has not changed substantially over time (in terms of vehicles per building square footage). An examination of the day -of -week trends of parking demand for all study sites in this land use indicated that weekday peak period parking demand tended to be at its highest for a site on a Friday. The next highest weekday for parking demand was observed to be on a Tuesday. Data were provided for a television station and office in a suburban location. Its peak period demand appeared to differ from otheroffices in this land use and was therefore excluded from the database. The site was 8,240 sq. ft. GFA and had 86 employees, with parking supply ratios of 6.8 spaces per 1,000 sq. ft. GFA and 0.65 spaces per employee. Peak parking demand was counted for 12 consecutive hours during two weekdays and the site's peak parking period was between 4:00 and 5:00 p.m. The peak parking demand ratios were 8.25 vehicles per 1,000 sq. ft. GFA and 0.79 vehicles per employee. Data were provided for a credit card processing office in a. suburban location. Its peak period demand appeared to differ from other offices in this land use and was therefore excluded from the database. The site was 73,300 sq. ft. GFA, with a parking supply ratio of 3.7 spaces per 1,000 sq. ft. GFA. Peak parking demand was counted for 11 consecutive hours during two weekdays and the site's peak parking period was between 9:00 and 10:00 a.m. The peak parking demand ratio was 5.57 vehicles per 1,000 sq, ft. GFA. Institute of Transportation Engineers 171 Parking Generation, 31d Edition Additional Data Specific studies conducted in downtown areas documented parking ratios between 1.0 and 2.0 vehicles per 1,000 sq. ft. GFA in settings with priced parking and where high quality transit options exist.' A stud Y2 conducted by King County Metro in Seattle, WA indicated that approximately 6.5 percent of the peak parking demand was generated by visitor parking. This study included visitor - parking observations from 23 office buildings in both the morning and afternoon peak demand periods. Study Sites[Years Canada: Calgary, AL (1978) United States: Newport Beach, CA (1970); Hinsdale, IL (1974); Schiller Park, IL (1974); Dallas, TX (1976); Overland Park, KS (1978); Indianapolis, IN (1979); Concord, CA (1981); Danville, CA (1981); Dublin, CA (1981); Houston, TX (1981); La Plama, CA (1981); Lafayette, CA (1981); Naperville, IL (1981); Orinda, CA (1981); Palm Beach, FL (1981); Rolling Meadows, IL (1981); San Ramon, CA (1981); Schaumburg, IL (1981); Skokie, IL (1981); Walnut Creek, CA (1981); Aurora, CO (1982); Bellevue, WA (1982); Burlingame, CA (1982); Greenwood, CO (1982); Goleta, CA (1982); Houston, TX (1982); Newport Beach, CA (1982); Phoenix, AZ (1982); San Antonio, TX (1982); San Mateo, CA (1982); Santa Ana, CA (1982); Schaumburg, IL (1982); Seattle, WA (1982); Walnut Creek, CA (1982); Addison, TX (1983); Century City, CA (1983); Dallas, TX (1983); Denver, CO (1983); Foster City, CA (1983); Houston, TX (1983); Newport Beach, CA (1983); Phoenix, AZ (1983); San Ramon, CA (1983); Aurora, CO (1984); Bridgeport, CT (1984); Brook, NY (1984); Clark, NJ (1984); Dallas, TX (1984); Foster City, CA (1984); Harrisburg, PA (1984); Livermore, CA (1984); Milford, CT (1984); Norwalk, CT (1984); Pleasanton, CA (1984); Provo, UT (1984); Rye Wilton, CT (1984); San Ramon, CA (1984); Schaumburg, IL (1984); Stamford, CT (1984); Syracuse, NY (1984); Cobb County, GA (1985); Dublin, CA (1985); Milpitas, CA (1985); San Bruno; CA (1985); IL (1985); Armonk, NY (1986); Deerfield, IL (1986); Bellevue, WA (1987); Dallas, TX (1987); Irving, TX (1987); Kirkland, WA (1987); North Syracuse, NY (1987); Oklahoma City, OK (1987); Dallas, TX (1989); Glenview, IL (1990); Walnut Creek, CA (1988); Anaheim, CA (1991); Bellevue, WA (1991); Bothell, WA (1991); Federal Way, WA (1991); Montlake Terrace, WA (1991); Redmond, WA (1991); Renton, WA (1991); Seattle, WA (1991); Snohomish Co., WA (1991); Tukwila, WA (1991); Lake Oswego, OR (1994); Goleta, CA (1995); Walnut Creek, CA (1996); Cleveland, OH (1998); Goleta, CA (1998); Goleta, CA (1999); Saratoga, CA (2000); Santa Barbara, CA (2001) 1 Downtown Portland Older and Historic Building Parking Demand Study. Portland Development Commission, by DKS Associates. June 1992, page 4 -13 (notes parking ratio of 1.3 spaces per 1000 sq. ft. GFA); Oakland Central District Development Program —Tech Memo #2: Parking Analysis and Recommended Parking Plan. City of Oakland, by DKS Associates. October 1985, page 9 (office parking ratio range of 1.11 to 1.49 vehicles /KSF); Levinson, Herbert & Robert Weant. Parking. Eno Foundation, 1990, Table 6 -8, page 104 (estimates ranges in CBD parking ratios with varying transit usage: 2.2 -2.6 spaces per 1000 GLA for 20 percent transit; 1.6 -2.0 spaces per 1000 GLA for 40 percent transit and 1.0 -1.4 spaces per 1000 GLA for 60 percent transit); Holdsworth, Glen. CBD Parking Policy: Development Policy or Parking Policy. 2001 ITE Annual Meeting, August 2001, page 11 (notes range of Australian CBDs of 1.0 to 2.0 spaces per 100 sq. m. or 0.93 to 1.86 spaces per 1000 sq. ft. GFA). 2 1991 Parking Utilization Study in Seattle. King County Metro, June 1992, Appendix B. v.Mnn renerafion. 3rd Edilicn Land Use: 701 Office Building Average Peak Period Parking Demand vs: 1,000 sq. ft. GFA On a: Weekday Location: Suburban Weekday Suburban Peak Period Parking Demand w 2000 d + s 1500 ' �i 1000 + ' MV. M 500 �t' '• P= 2.51x +27 M 0 +� R2 =0.91 0 200 400 600 800 x = 1,000 sq. ft. GFA /4 Mal uew romcs Fitted Curve inafihrte of Transportation Engineers - -- Average Rate 173 - Parking GeneraGan, 3rd Edition G�f PLANNING COMMISSION STAFF REPORT AND RESOLUTION ATTACHMENT No. CC 5 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT July 22, 2010 Agenda Item No. 4 SUBJECT: Newport Commerce Plaza - (PA2010 -007) 1800 Quail Street • Planned Community Development Plan Amendment No. PD2010- 002 APPLICANT: Greenlaw Partners PLANNER: Russell Bunim, Assistant Planner (949)644- 3233rbunim @newportbeachca.gov PROJECT SUMMARY The application is for an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial" to 'office" and to change the on -site parking requirement ratio. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. recommending City Council adoption of Planned Community Development Plan Amendment No. PD2010 -02 (Attachment No. PC1) to change the land use designation of Industrial Site No. 4 from "industrial' to "office" and to change the on -site parking requirement ratio. I J11 z, s, f � vp s _ s w Lxv- Newport Commerce Plaza July 22, 2010 Page 3 INTRODUCTION Project Setting The subject property is Newport Commerce Plaza (NCP), which is located within the Newport Place Planned Community (NPPC). NCP is bound by Birch Street, Waverly Place, Quail Street and Dove Street and encompasses 8.61 acres. The site is located near John Wayne Airport. Project Description The applicant is requesting the following changes within the NPPC: 1) Change the land use designation from 'Industrial Site No. 4° to "Office Site No. 9 ", which is consistent with the General Plan land use designation of General Commercial Office (CO -G) (Attachment No. PC2 — Newport Place Land Use Map and Text). 2) Change the parking requirement in NCP from one space per 250 square feet of net public area to one space per 281 square feet of net public area for office uses within NPC. 3) Add a provision to the NPPC that requires Planning Director's review of the proposed on -site parking plans in NPC. Background In the early 1970's, Newport Commerce. Plaza was built as a business park when the General Plan Land Use Element designation for the site was Industrial. The development included buildings designed for tenants with both industrial and office components. The market demand for the industrial /research /storage component of the tenant suites apparently never materialized. Parking spaces were added to the site through the approval of modification permits so offices uses could expand into areas originally intended for non - office use tenant spaces. More information regarding the modification permits are in Attachment No. PC 4 — Background. In 1988, the General Land Use Element for the site was changed to Administrative Professional Financial (APF). Industrial uses within NCP became nonconforming. The NPPC land use classification for NCP has not been updated to be consistent with the General Plan update. Currently, approximately half of the 18 buildings in NPC are vacant. The other half are occupied by office uses with the exception of two industrial tenants. S Newport Commerce Plaza July 22, 2010 Page 4 General Plan The Land Use Element of the 2006 General Plan (GP) designates the subject site as General Commercial Office (CO -G), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed land use.designation of "office" within the NPPC would be consistent with the CO -G designation in the GP. The two existing industrial uses within NCP are nonconforming, and would be nonconforming under the NPPC land use classification as well; however, these industrial uses would be eliminated over time when leases expire. Parking The parking lot does not contain a sufficient number of parking spaces per the NPPC requirements for all the buildings to be occupied with office uses. The applicant has proposed to address this by changing the parking requirements for NCP from one space per 250 square feet to one space per 281 square feet, which would allow all of the buildings to be occupied with office uses. The applicant also proposes to redesign the 867 -space parking lot in order to eliminate all compact -sized spaces and replace them standard -sized spaces, and change the parking configuration in some areas. The result would be an increase of 40 parking spaces (907 total). A provision would be added to the NPPC requiring Planning Director review of the parking configuration to ensure compliance. Staff supports the proposed parking requirement based on the studies by the Institute of Transportation Engineers (ITE)' that suggest estimates of peak parking demands for office parks (Attachment No. PC 5 — ITE Parking Generation Study). Using the survey data and equation given by ITE, a project site with 254,275 square feet would fall within the 85th percentile for peak demand times if 875 parking spaces are provided. The applicant proposes to provide 907 parking spaces, which exceeds the ITE 85th percentile estimation. Traffic Analysis The Traffic Phasing Ordinance (TPO) requires that a traffic study be conducted if a project generates more than 300 daily trips. Light Industrial land uses generate approximately 6.97 daily trips per 1,000 square feet. Office land uses generate 11.01 daily trips per 1,000 square feet. The intensification from industrial land use to office land use is approximately 4.04 daily trips per 1,000 square feet. Therefore, approximately 74,260 square feet of industrial can be converted into office before a ' McCourt, P.E., PTOE, Ransford S., Institute of Traffic Engineers (ITE) — Parking Generation 3b Edition, 2004. I Newport Commerce Plaza July 22, 2010 Page 5 project would hit the threshold of requiring a traffic study. The proposed intensification of use is limited to the 12,700 square feet of industrial use that is being converted from industrial to office. A traffic study is not required. Fair share fees will be assessed upon the submittal of tenant improvement permits. Summary Staff recommends that the Planning Commission recommend City Council adoption of an ordinance that: • Changes the land use classification of Newport Commerce Plaza in the Newport Place Planned Community from "Industrial Site No. 4" to "Office Site No. 9" • Changes the parking requirement for Newport Commerce Plaza to one space per 281 square feet. Adds a provision to the NPPC that requires Planning Director review of proposed on -site parking plans for Newport Commerce Plaza, Alternative Pursuant to the current parking requirement of one space per 250 square feet, the existing parking lot only contains a sufficient number of parking spaces (867) for 216,750 square feet to be occupied with office use. Therefore, 37,525 square feet would have to remain vacant or approximately three buildings would need to be demolished to create more parking area if the parking requirement change is not approved. Environmental Review The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - iClass 5 (Minor Alterations in Land Use Limitations). The project is simply an administrative action for consistency between the Zoning Code and General Plan land use designation. 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 ten 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: n Russell Bunim, Assistant Planner ATTACHMENTS Submitted by: Newport Commerce Plaza July 22, 2010 Page 6 PC 1 Draft Resolution PC 2 Newport Place Land Use Map and Text PC 3 Site Plan PC 4 Background PC 5 Institute of Traffic Engineers Parking Generation Study Tmpft: 11/23109 FQAV F: \USERS \PLN \Shared \PA's \PAs - 2010 \PA2010- 007\PD2010 -002 PC REPORT.doc 11 RESOLUTION FOR PD2010 -002 ATTACHMENT No. PC 1 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING CITY COUNCIL ADOPTION OF AN ORDINANCE AMENDING THE NEWPORT PLACE PLANNED COMMUNITY DEVELOPMENT STANDARDS BY CHANGING THE LAND USE DESIGNATION OF INDUSTRIAL SITE NO. 4 TO OFFICE SITE NO. 9 AND CHANGING THE ON -SITE PARKING REQUIREMENT FOR OFFICE SITE NO. 9 TO ONE SPACE PER 281 SQUARE FEET FOR OFFICE USES. THE PROPERTY IS LOCATED AT 1800 QUAIL STREET (PD2010 -0071 PA2010 -007) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Greenlaw Partners, with respect to property located at 1800 Quail Street, requesting approval of a Planned Community Development Plan Amendment for Newport Place Planned Community, which is bounded by Birch Street, Waverly Place, Quail Street and Dove Street. 2. The applicant proposes to change the land use designation from Industrial Site No. 4 to Office Site No. 9 and change the parking requirement to one space per 281 square feet for office uses for the site. Also included in the application is a provision in the NPPC that requires Planning Director review of the proposed on -site parking configuration at Office Site No. 9. 3. The subject property is located within the Newport Place Planned Community (PC -11) and the General Plan Land Use Element category is General Commercial Office (CO- G). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on July 22, 2010, 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 Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - iClass 5 (Minor Alterations in Land Use Limitations). The project is simply an administrative action for consistency between the Zoning Code and General Plan land use designation. Planning Commission Resolution No. _ Paa of e 2 2 SECTION 3. REQUIRED FINDINGS. 1. Code amendments are legislative acts. Neither the City nor State Planning Law set forth any required findings for either approval or denial.of such amendments. 2. The institute of Transportation Engineers (ITE)1 that suggest estimates of peak parking demands for office parks (Attachment No. PC 5 — ITE Parking Generation Study). Using the survey data and equation given by ITE, a project site with 254,275 square feet would fall within the 85th percentile for peak demand times if 875 parking spaces are provided. The applicant proposes to provide 907 parking spaces, which exceeds the ITE 85th percentile estimation. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission hereby recommends City Council adoption of an ordinance amending the Newport Place Planned Community development standards by changing the land use designation of Industrial Site No. 4 to Office Site No. 9 and changing the on- site parking requirement for Office Site No. 9 to one space per 281 square feet for office uses. PASSED, APPROVED AND ADOPTED THIS 22 DAY OF JULY, 2010. AYES: NOES: ABSTAIN ABSENT: 13� M Robert Hawkins, Chairman Charles Unsworth, Secretary ' McCourt, P.E., PTOE, Ransford S., Institute of Traffic Engineers (ITE) — Parking Generation 3"' Edition, 2004. Tmplt: 04/14/10 L� ;4zy NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, September 14, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following application: Newport Commerce Plaza - an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial' to "office" and to change the on- site parking requirement ratio. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the Planning Department (Building C, 2nd Floor), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newportbeachca.gov on the Monday prior to the hearing. For questions regarding details of the project please contact Russell Bunim, Assistant Planner, at (949) 644- 3233 rbunim @newportbeachca.gov. Project File No.: PA2010 -007 Zone: Newport Place Planned Community (PC -11) Location: 1800 Quail Street Activity No.: PD2010 -002 General Plan: General Commercial Office (CO -G) Applicant: Greenlaw Partners Leilani Brown, City derk City of Newport Beach NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, September 14, at 7:00 p.m., a pudic hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following application: Newport Commerce Plaza - an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from 'industrial' to 'office' and to change the on -site parking requirement ratio. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Gass 5 (Minor Alterations in Land Use Limitations). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, al, or prior to, the pudic hearing. The agenda, staff report, and documents may be reviewed at the Planning Department (Budding C, 2n0 Floor), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newoor beachca.y_ov on the Monday prior to the hearing. For questions regarding details of the project please contact Russell Bunim, Assistant Planner, at (949) 6443233 rbunim @newportbeachca.gov. Project File No.: PA2010 -007 Zone: Newport Place Planned Community (PC -11) Location: 1800 Quail Street Activity No.: PD2010 -002 General Plan: General Commerciaygffice O -G) Applicant: Greenlaw Partner Leilani Brown, City Clerk City of Newport Beach NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, September 14, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following application: Newport Commerce Plaza - an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial" to "office" and to change the on -site parking requirement ratio. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the Planning Department (Building C, 2nd Floor), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newoortbeachca.cov on the Monday prior to the hearing. For questions regarding details of the project please contact Russell Bunim, Assistant Planner, at (949) 6443233 rbunim@newpoftbeachca.gov. Project File No.: PA2010 -007 Zone: Newport Place Planned Community (PC -11) Location: 1800 Quail Street Activity No.: PD2010 -002 General Plan: General Commercial Office (CO -G) Applicant: Greenlaw Partners NOTICE OF PUBLIC HEARING �e Leilani Bitown, City Clerk City of Newport Beach NOTICE IS HEREBY GIVEN that on Tuesday, September 14, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following application: Newport Commerce Plaza - an amendment to the Newport Place Planned Community Development Plan to change the land use designation in Industrial Site No. 4 from "industrial- to "office' and to change the on -site parking requirement ratio. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines - Class 5 (Minor Alterations in Land Use Limitations). All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the Planning Department (Building C, 2nd Floor), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newoortbeachca.cov on the Monday prior to the hearing. For questions regarding details of the project please contact Russell Bunim, Assistant Planner, at (949) 644 -3233 rbunim@newponbeachca.gov. Project File No.: PA2010 -007 Zone: Newport Place Planned Community (PC -11) Location: 1800 Quail Street Activity No.: PD2010 -002 General Plan: General CommerrcciayOffice (G.0-G) Applicant: Greenlaw Partner I I ,U VvU Leilani Brown, Cky Clerk City of Newport Beach 1• f luawa6je4s 009LS OA83AV 1!lege6 at zas!!in A83Atl-09-008'L widn -0ad plogaj a1 ia!anaJ ap suas ja!ad P same{ sallanb!lj wOYAlaAe'MMM op u!la ewnglaq e! 0 ragday - APPLICANT — BLUE CARD Greenlaw Partners Attn: Scott Murray 4440 Von Karman, Suite 150 Newport Beach, CA 92660 CONTACT — BLUE CARD OWNER — BLUE CARD Langdon Wilson WB Commerce Plaza Owner, LLC Attn: J. Patrick Allen c/o Green Law Partners 18800 Von Karman Ave, Suite 200 4440 Von Karman, Suite 150 Irvine, CA 92612 Newport Beach, CA 92660 1 I� 427- 12: -27 E & Gloria Spinney 712 Harbor Island Dr Newport Beach, CA 92660 -7227 427-131-01 Four i.lc 1600 Dove St Ste 480 Newport Beam, CA 92G60 -2432 427 - 181 -03 1600 Dove Lp 1600 Dove St Ste 480 Newport Beach, CA 92660 -2432 427- 221 -01 Nf Dove Llc 4425 Jamboree Newport Beach, Rd CA 92660 -3024 42 "7- 131 -09 427 - 221 -02 Family Perimucter Anaheim Investors Llc Po Box 8414 2235 Faraday Ave Ste 0 Newport Beach, CA 92658 -8414 Carlsbad, CA 92008 -7215 427- 131 -12 427- 221 -16 Ronald Beard Miref 1500 Quail Llc, 3208 Ocean B:vd 425 Market St Ste 1600 Corona Del Mar, CA 9 ^"6"2..5 -3239 San Francisco, CA 94105 -2498 42 "1- 13: -.3 42 7- 231 -01 `yy Hertz Corp Automobile Club Of Southern Ca ^V 225 Brae Blvd 3333 Fairview Rd # A379 'Park Ridge, N,: 07656 -1870 Costa Mesa, CA 92626 -1610 427- 131 -14 0919!09190 Many aane alg1ledw03 ww L9 z ww SZ 1ew1o1 ap a490113 09181091SwlOany guns alglledwoo .,815 Z x ,.1 a1 s lager Birch Skye Lic 421- 121 -26 427- 172 -03 427 - 231-25 Birch & •^.ar.pus Lp Mac Arthur Square 3636 Birch Street Property L1( 636 Harlor Island Dr 17631 Fitch 8383 Wilshire Blvd Ste 210 Nowoort Beach, CA 92660 -7226 Irvine, CA 92614 -602: Beverly hills, CA 90211 -2425 427- 12: -27 E & Gloria Spinney 712 Harbor Island Dr Newport Beach, CA 92660 -7227 427-131-01 Four i.lc 1600 Dove St Ste 480 Newport Beam, CA 92G60 -2432 427 - 181 -03 1600 Dove Lp 1600 Dove St Ste 480 Newport Beach, CA 92660 -2432 427- 221 -01 Nf Dove Llc 4425 Jamboree Newport Beach, Rd CA 92660 -3024 42 "7- 131 -09 427 - 221 -02 Family Perimucter Anaheim Investors Llc Po Box 8414 2235 Faraday Ave Ste 0 Newport Beach, CA 92658 -8414 Carlsbad, CA 92008 -7215 427- 131 -12 427- 221 -16 Ronald Beard Miref 1500 Quail Llc, 3208 Ocean B:vd 425 Market St Ste 1600 Corona Del Mar, CA 9 ^"6"2..5 -3239 San Francisco, CA 94105 -2498 42 "1- 13: -.3 42 7- 231 -01 `yy Hertz Corp Automobile Club Of Southern Ca ^V 225 Brae Blvd 3333 Fairview Rd # A379 'Park Ridge, N,: 07656 -1870 Costa Mesa, CA 92626 -1610 427- 131 -14 427 - 231 -02 Birch Skye Lic 1811 Quail Llc 3975 Bir ch St. S t c D 305 N Star Ln Newport Beach, CA 92660 -2233 Newport Beach, CA 92660 -5716 x 427 - 131 -16 427- 231 -03 W Birch Development Co Glacias Llc 22S Brae Blvd 3 "701 Quail St e F Park Ridge, NJ 07G56 -1870 Newport Beach, CA 92660 -2728. N O O CD N 427 - 157 -09 •927- 231 =16 0i J yUq � Industrial University Myers O Hill Ltd OC � 1t, 3835 Birch St 1 Upper Newport Plz < O Newport Peach, CA 92660 -2616 Newport Beach, CA 92660 -2630 p"a„ U 427- 171 -C2 427- 231 -17 Beacon Bay Entrprs Inc Myers - 0 Hill Ltd 1600 Sunflower Ave Ste 110 2 Upper Newport Plz Costa Mesa, CA 92626 -1544 Newport Beach, CA 92660 -2629 label sae 1" x 2 518" compatible with Avery 15160!8160 t`Iiniiattn An format 7F mm v F7 mm rmm�nfihln m,u' 6ro� QM.1fJ1lA1fJ1 AFFIDAVIT OF POSTING On g —ZT , 2010, I posted the Notice of Public Hearing regarding: Newport Commerce Plaza Date of Hearing: September 14, 2010 Authorval to Publish Adverliwments of all kinds including public notices by Decree of Ihc- Superior Court of Orange County. ('ahlornia. Number A 0214, September 29. 1961, and A -24831 Junc 11. 1963. PROOF OF PUBLICATION STATE OF CALIFORNIA) ) ss. COUNTY OF ORANGE ) I am a Citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the below entitled matter. I am a principal clerk of the NEWPORT BEACH - COSTA MESA DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa, County of Orange, State of California, and that attached Notice is a true and complete copy as was printed and published on the following dates: September 4, 2010 I declare, under penalty of perjury, that the foregoing is true and correct. Executed on September 8, 2010 at Costa Mesa, California. Sig re RECEIVED 7010 SR 10 AN 8: 42 Or7 +CE OF TH- GTY aERK CITY 0 ,:,y(,a pT SEA(A NMOFMRKMM N ring K merry 011feN that on Toosslwy, t{, at 7100 ls� a public hearing wl I be conducled in the iC ty Council Chambers (Budding A) at 3300 Newport Boulevard, New- port Beach The City Council of the City of NAwport Beach will consider the following hntwn: Cee Place l lane Community amendment to t Plan Place Planned nd use designation nation ant Plan to to No the land use stoal*to ndustnel Site No a hom industrial' to Pica' and to change the on site parking re6Virement ratio. ' The propct is catelonally exempt under Section 15305, of the Caldama Environmental Quality Act (CEQA) Guidelines Class 5 (Mina Alter abons in Land Use Limdations) All interested parties may appear and present t}slimony in regard to this application B you 0111,nge this propct in court. you may be ludited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written cc, respondence delivered to the City, at. or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the Plannmy gspartmenl (Building C. 2nd Floor). 3300 Newport Boulevard, Newport Beach. California. 92663 or at the City of Newport Beach websde A www.irew"m onchon.Oev on the Monday prior to the hearing. Epr questions regarding details of the protect Zsse contact Russell Bunim. Assistant Planner. 919) 644 3233 rbunim newpormaaehca.lov. peIM File No. PA2010 007 =V!�[Hvey No. : P020I0 002 Newport Place Planned Community (PC - 11) Ywwrd Mew. General Commercial Office (CO G) lwMwin 1800 Quad Street "fork Greenlaw Partners Lsnlam Brown. City Clerk City of Newport Beach 'Published Newport Beach /Costa Mesa Daily Pilot September /, 2010 Sa528