HomeMy WebLinkAboutTPO028_NEWPORT PLACE (QUAL ST. PTNRS) TP0028
&Y OF .NEWPORT -BLS=CH
COUNCIL MEMBERS MINUTES
\CALpApril 23, 1984ROLL INDEX
\LChristiue,
ert Longacre, 701 Carnation
enue
in Fox, 519 Carnation Avenue
submitted a petition opposing
tension of the operating hours)
ald Augustin, 2431-4th Avenue
Christine, 707 Begonia
Motion x g d cussion, motion was made to
the h aring to May 29, with the
that the olice Department
ack on any fter-hours
es at the su set location, and
r information emed appropriate
for Council consideration
Motion x Substitute motion was made to ustain
Ayes x the action of the City Council
Noes x x x x x February 13, 1984, relative to th hours
of operation, which motion FAILED.
Ayes x x x x x The motion on the floor was voted on an
Abstain x carried.
2. Mayor Hart opened the public hearing and Npt Pl/
City Council review of NEWPORT PLACE Tfk Phsg
TRAFFIC PHASING PLAN AMENDMENT NO. 6, a Pln Amnd#6
request of QUAIL STREET PARTNERS, (94)
Newport Beach, to approve an amendment
to the NEWPORT PLACE TRAFFIC PHASING
PLAN to permit the construction of
additional office space at 1100 Quail
Street beyond that presently permitted
by the approved Traffic Phasing Plan;
AND
1
PLANNING COMMISSION AMENDMENT NO. 597, a PCA 597
request of-QUAIL STREET PARTNERS,�r
Newport Beach, to amend the
previously-approved NEWPORT PLACE
PLANNED COMMUNITY DISTRICT REGULATIONS
so as to allow the expansion of an
existing office building located in
"Professional and Business Office Sites
1 and 2" and the acceptance of an
environmental document.
Report from the Planning Department, was
presented.
Steve Mueller, representing the
applicant, addressed the Council and
stated that they were in agreement with
the conditions and findings, as set
forth in the staff report.
Hearing no one else wishing to address
the Council, the public hearing was
closed.
Volume 38 - Page 116
*TY OF NEWPORT MACH
COUNCIL MEMBERS MINUTES
REGULAR COUNCIL MEETING
\CAL
PLACE: Council Chambers
TIME: 7:30 P.M.
� � DATE: April 23, 1984
ROLL INDEX
Present x 8 x x x x ROLL CALL.
Absent x
Motion x B. The reading of the Minutes of the
All Ayes Meeting. of April 9, 1984, was waived,
approved as written, and ordered filed.
Motion x C. a reading in full of all ordinances
All Ayes a d resolutions under consideration was
wa ved, and the City Clerk was directed
to ead by titles only.
Mayo Hart announced that Council Member Parking/
Ruthe yn Plummer was ill and had Residential
reque ad that Agenda Item J-3, under Permit
Curren Business, pertaining to report (63)
from Tr ffic Engineer regarding WEST
NEWPORT ARKING PROGRAM, be deferred, to
May 14, 1 84.
Motion x Motion was made to continue the WEST
All Ayes NEWPORT P ING PROGRAM (Agenda Item
J-3) to May 4, 084, as requested.
D, HEARINGS:
1. Mayor Hart open d the public hearing and U/P 3072
City Council re ew of a request by ($8)
LOOMIS FOODS, IN ., Corona 'del Mar, that
the City Council econsider its action
of February 13, 1 Q4, as it pertains to
USE PERMIT NO. 307A and the hours of
operation of the "PQK BAR AND GRILL"
restaurant located aX 2515 East Coast
Highway, on the soutilpasterly
corner of
East Coast Highway an Carnation Avenue
in Corona del Mar; zon d C-1.
Report from the Plannin Department, Was
presented.
Hugh Coffin, Attorney, rep esenting the
applicant, addressed the Cc ncil and
requested the hearing be co tinued to
May 14 or 29 because of the omplex
issues involved. He stated t at he has
had difficulty in meeting with the
owners of the restaurant to re lve some
of their concerns, and therefor , would
appreciate additional time.
The following persons addressed t e
Council, spoke in opposition to th
request, and urged that the action aken
by the City Council on February 13, 984
be sustained:
Volume 3a - Page 115
AY OF NEWPORT B&H
COUNCIL MEMBERS MINUTES
\CAL
dw April 23, 1984
ROLL INDEX
Motion x Motion was made to agprove Amendment No.
All Ayes 6 to the Newport' Place Traffic Phasing
Plan, adopt Resolution No. 84-30
amending the Newport Place P-1103ee
oC"mmunfty D sstricit egulations and
accept fhe Environmental Document:
3. Mayor Hart opened the public hearing and PA 83-2(c)
City Council review of GENERAL PLAN (45)
AMENDMENT 83-2(c) Portion -
Consideration of amendments to the Land
Use ,and Residential Growth Elements of
the Newport Beach General Plan,
redesignating the site on the
northeasterly corner of East Coast
ighway and Jamboree Road from
ow-Density Residential" to
" ecreational and Marine Commercial,"
in tiated by the City of Newport Beach,
fo the purpose of consistency with the
Cer fled Land Use Plan of the Newport -
Be Local Coastal Program; and the
accep nce, approval and certification
of an nvironmental Impact Report;
AND
PLANNING MMISSION AMENDMENT NO. 605 PCA 605
(PROPOSED INANCE NO. 84-13) - A
request to stablish Planned Community
Development tandards and adopt a
Planned Commu ity Development Plan for
property locat d at the northeasterly
corner of East oast Highway and
Jamboree Road;
TRAFFIC STUDY - A r quest to consider a Traffic Stdy
traffic study for a 54 unit residential
condominium developme t;
AND
TENTATIVE MAP OF TRACT 0. 11937 - A TMpTr 11937
request of IRVINE PACIFI Newport
Beach, to subdivide 11.2 cres of land
into a single lot for resi ential
condominium purposes so as o allow the
construction of a 154 unit, sidential
development;
AND
RESIDENTIAL COASTAL DEVELOPMENT ERMIT Residential
NO. 9, - A request to consider a CstlDvlp
Residential Coastal Development P it Perm#9
for the purpose of establishing pr 'ect
compliance for a 154 unit residents
condominium development pursuant to he
Administrative Guidelines for the
Volume 38 - Page 117
C*Y OF NEWPORT BACH
COUNCIL MEMBERS MINUTES
.f.
ROLL\rAL
,p � d'0 April 23, 1984 INDEX
_
implementation of the State law relative GPA 83-2(c)
to low-and moderate-income housing
within the Coastal Zone.
Report from the Planning Department, was
presented.
he City Clerk reported that after the
a ends was printed, a letter was
r ceived from the Legal Aid Society of
Or nge County requesting Tentative Tract
Map No. 11937 be denied.
Dave mohowski of The Irvine Company,
addre sed the Council concerning certain
Condit ons of Approval.
With re set to Condition No. 44
pertaini g to "fair share," he requested
that an a ditional sentence be added as
follows: "Further, this dedication of
right-of-w will meet the future
'fair-share contribution for the
commercial p reel northeast of the
intersection f Coast Highway and
Jamboree Road "
Regarding Cgndi ion No. 48 pertaining to
park dedication, Mr. Dmohowski stated
that it is their intent to dedicate land
in the Mouth of B g Canyon to satisfy
this requirement. Relative to Condition
No. 41 regarding 952, he stated that
they did not feel t is condition was
appropriate; however they are not
objecting to it that trongly.
In response to questio raised regarding
the County Mortgage Rev nue Bond
Program, Mr. Dmohowski ated that it is
their desire to utilize is program to
finance this project, and if the funding
is available, 20% of the u its on site
would be affordable units. The rental
units are estimated to be f om $1,000 to
$1,800 per month.
With respect to Condition No. 4, it was
recommended by staff that addi onal
language be added to the effect that
"credit shall not exceed .5 time
buildable."
Barney Larks, 1901 Beryl Lane, add eased
the Council regarding low- and
moderate-income housing within the
subject project, wherein it was note
that 80% 'of the available units will e
affordable to County-median family
Volume 38 - Page 118
0
RESOLUTION -No. 84-30
Cry
9 NRVPOf
A RESOLUTION OF THE CITY COUNCIL OF THE CA(�BE'ACry,
CITY OF NEWPORT BEACH AMENDING THE NEWPORT PL 57
PLANNED COMMUNITY DEVELOPMENT STANDARDS SO AS T 0) tr
ADD 1,091 sq.ft. OF NET FLOOR AREA OF OFFICE SPACE IN THE
PLANNED COMMUNITY, AND THE ACCEPTANCE OF AN
ENVIRONMENTAL DOCUMENT
(PLANNING COMMISSION AMtNDMENT No. 597)
WHEREAS, Section 20.51.045 of the Newport Beach Municipal Code
provides that final amendments to a Planned Community Development Plan must be
approved by a Resolution of the City Council, setting forth full particulars of
the amendment; and
WHEREAS, the Planning Commission conducted a public hearing on March
22, 1984, at which time it considered a certain amendment to the Planned
Community Development Standards for the Newport Place Planned Community so as
to permit the construction of an additional 1,091 sq.ft. of office net floor
area in "Professional and Business Office Sites 1 and 2"; and
WHEREAS, at said public hearing the Planning Commission adopted a
resolution recommending to the City Council that a certain amendment to the
Planned Community Development Plan for the Newport Place Planned Community
Development, as set forth in the Planning Commission Minutes of the March 22,
1984 meeting, be adopted; and
WHEREAS, the City Council finds and determines that said .amendment to
the Planned Community Development Standards for the Newport Place Planned
Community, as set forth in the Planning Commission Minutes of the March 22,
1984 meeting, is desirable and necessary; and
WHEREAS, the City of Newport Beach has conducted a public hearing on
the proposed amendment in accordance with all provisions of the law;
NOW, ITHERWORE, BE IT RESOLVED that the City Council of the City of
Newport Beach hereby approves the proposed amendment to the Planned Community
Development Standards for the Newport Place Planned Community Development, .as
reflected in the• Planning Commission Minutes of the March 22, 1984 meeting.
ADOPTED this 23rd day of April, 1984.
MAYOR Pro lem
ATTEST:
CITY CLERK
2
WRL/kk
4/17/84
• City Council Meet April 23, 1984
Agenda Item No. D-2
CITY OF NEWPORT BEACH
TO: City Council
FROM: Planning Department
SUBJECT: Newport Place Traffic Phasing Plan Amendment No. 6
A request to approve an amendment to the Newport Place Traffic-
Phasing Plan to permit the construction of additional office
space at 1100 Quail Street beyond that presently permitted by
the approved Traffic Phasing Plan.
AND
Amendment No. 597
A request to amend the previously-approved Newport Place Planned
Community District Regulations so as to allow the expansion of
an existing. office building located in "Professional and
Business Office Sites 1 and 2" and the acceptance of an
environmental document.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No. ' 363) , '
located at 1100 Quail Street, on the northeasterly side of Quail
Street, between Westerly Place and Dove Street, in the Newport
Place Planned Community.
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as Applicant
Applications
These applications are requests to permit the construction of an additional
6,588 sq.ft, of office space within "Professional and Business Office Sites, 1
and 2" in the Newport Place Planned Community. In order to develop the site as
proposed, both the Newport Place Traffic Phasing Plan and the Newport Place
Planned Community District Regulations must be appropriately amended to reflect
the additional 6,588 sq.ft. of office space requested. A modification to the
Zoning Code so as to allow compact parking spaces is also requested. Traffic
Phasing Ordinance procedures are set forth in Section 15,40' of the Municipal
Code. Amendment procedures are set forth in Section 20.84 of the Code.
Modification procedures are set foith- in Section 20.81 of the Code.
Suggested Action
Hold hearing; close hearing; if desired, approve Amendment No. 6 to the Newport
Place Traffic Phasing Plan, adopt a resolution amending the Newport Place
Planned Community District Regulations, and accept .the environmental document.
TO; City Cecil - 2. •
Planning Commission Recommendation
At its meeting of March 22, 1984, the Planning Commission voted (all ayes) to
recommend the approval of Amendment No. 597 to the City Council. The proposed
amendment, as approved by the Planning Commission, will permit the addition of
1,091 sq.ft. (net) of office space on property located in the Newport Place
Planned Community. The Commission also recommended the approval (all ayes) of
an amendment to the Newport Place Traffic' Phasing Plan so as to permit said
office addition and a modification to the Zoning Code so as to permit 25% of
the total number of on-site parking spaces to be compact spaces. •These
t applications were approved with the Findings and subject to the Conditions of
IS Approval as follows:
ENVIRONMENTAL DOCUMENT
FINDINGS:
1. That an Initial Study and Negative Declaration have been prepared in
compliance with the California Environmental Quality Act and that their
contents have been considered in the decisions on this project.
2. That based upon the information contained in the environmental document,
the proposed project will not have a significant environmental impact.
The project incorporates sufficient mitigation measures so that any
presently anticipated negative environmental effects of the project would
be eliminated.
TRAFFIC PHASING PLAN
FINDINGS:
1. That environmental documentation on this proposed project has been pre-
pared in compliance with the California Environmental Quality Act and City
Policy K-3 and that its contents have been considered in decisions on this
project.
2. That the Phasing Plan is consistent with the Newport Beach General Plan
and the Planned Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting information submitted
therewith, there is a reasonable correlation between projected traffic at
time of completion and the capacity of affected intersections.
4. That 25% of the parking spaces for compact parking space is consistent
with previous actions by the City and in this case the proposal would not
be detrimental to persons, property, and improvements in the neighborhood,
and that the applicants' request would be consistent with the legislative
intent of Title 20 of the Newport Beach Municipal Code.
5. That the proposed development will generate an increase in daily trips
sufficient in magnitude to warrant a fair share assessment to mitigate the
increased traffic congestion and traffic noise resulting from the
cumulative affect of additional traffic generated by commercial and office
development in the center.
f TO: City Moil - 3.
CONDITIONS:
1. That development shall be in substantial conformance with a revised plot
plan with parking provided at a ratio of at least one parking space for
each 225 sq.ft. of net floor area. Floor plans may also be revised.
However, a maximum of 21,375 sq. ft. of net floor area shall be permitted
on the subject property.
2. That a maximum of 25 percent of the parking spaces be compact size spaces.
3. All mechanical equipment and trash areas shall be screened from public
streets, or adjoining properties.
4. The following disclosure statement of the City of Newport Beach's policy
regarding the John Wayne Airport shall be included in all leases or
sub-leases for space in the project and shall be included in any Covenants
Conditions, and Restrictions which may be recorded against the site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein, acknowledge that:
a) The John Wayne Airport may not be able to provide adequate air
service for business establishments which rely on such service;
b) When an, alternate air facility is available, a complete phase
out of jet service may occur at the John Wayne Airport]
c) The City of Newport Beach will continue to oppose additional
commercial area service expansions at the John Wayne Airport]
d) Lessee, his heirs, successors and assigns, will not actively
oppose any action taken by the City of Newport Beach to phase out or
limit jet air service at the John Wayne Airport.
5. Prior to issuance of any building permits authorized by the approval of
this use permit, the applicant shall deposit with the City Finance
Director the sum proportional to the percentage of future additional
traffic related to the project in the subject area (i.e. $300.00) , to be
used for the construction of a sound attenuation barrier on the westerly
side of Jamboree Road between East Bluff Drive and Ford Road, and along
the southerly side of Pacific Coast Highway adjacent to Irvine Terrace and
in West Newport.
6. Development of the site may be subject to a grading permit to be approved
by the Building and Planning Departments.
7. The Fire Department shall review design.plans to ensure adequate access
and emergency access exists.
S. That the on-site vehicular and pedestrian circulation systems and parking
lot plan be approved by the' City Traffic Engineer.
9. Handicap and compact parking spaces shall be designated by a method
approved by the City Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall .comply with all City Codes. ,
TO: City encil - 4.
10. Parking arrangements during the construction period shall be approved by
the Planning Department and the Traffic Engineer prior to the issuance of
any grading and/or building permits.
11. The project shall contribute a sum equal to its "fair-share" of future
circulation system improvements, (i.e. $3,210.00) , as shown on the City's
Master Plan of Streets and Highways.
AMENDMENT NO. 597
E
FINDINGS:
1. That the request to add 1,091 sq.ft. to the total permitted building area
is consistent with the Newport Beach General Plan.
2. That the proposed parking standard of one parking space for each 300
sq.ft. of net floor area upon securing a Use Permit is contrary to sound
planning principles and will result in a shortage of parking spaces in the
Newport Place Planned Community.
It should be noted that the original application included a request to amend
those portions of the Newport Place Planned Community Regulations related to
off-street parking requirements so as to permit a reduction in the parking
standard from one space for each 225 sq.ft. of floor area to one space for each
300 sq.ft. of floor area, subject to the approval of a use permit in each case.
Approval of a use permit was requested pursuant to the proposed amendment to
the Planned Community District Regulations. The use permit was removed from
the Planning Commission calendar inasmuch as the Planning .Commission approval
of the project at the one space for each 225 sq.ft. parking standard made the
use permit unnecessary.
Background
At its meeting of March 26, 1984, the City Council called up for review the
Newport Place Traffic Phasing Plan Amendment No. 6 so as to be scheduled for
public hearing with Amendment No. 597.
Attached for the information and review of the City-Council is an excerpt of
the Planning Commission minutes of March. 22, 1984, and a copy of the Planning
Commission staff report which describes 'the applicant"s request.
i
Respectfully submitted,
PLANNING DEPARTMENT
JAMES HEWICKER, Director
b
H S 0 GUSTIN
Senior Planner CG/kk
Attachments for City Council Only:"
Excerpt from Planning Commission Minutes of March 22, 1984
Planning Commission Staff Report with attachments, including
Revised Pages of the P-C Regulations
COMNUSSIONERS • • MINUTES
March 22, 1984
n x •
a m v
3 9 City-of Newport Beach
ROIL CALL INDEX
A. Newport Place Traffic Phasing Plan Amendment No. 6 Item 02
(Continued Discussion)
Request to approve an amendment to the Newport Place NEWPORT
Traffic Phasing Plan to permit the construction of PLACE
additional office space at 1100 Quail Street beyond TPP #6
that presently permitted by the approved Traffic
Phasing Plan. APPROVED
CONDI-
AND TIONALLY
B. Amendment No. 597 (Continued Public Hearing)
AND
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The AMENDMENT
proposal also includes a request to amend the No. 597
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use APPROVED
permit, and the acceptance of an environmental
document.
AND
AND
C. Use Permit No. 3080 (Continued Public Hearing) USE PERMIT
NO. 3080
Request to consider a reduction of the number of
required off-street parking spaces from one parking REMOVED
space for each 225 sq. ft. of net floor area to one gF3
parking space for each 283 1sq. ft. of net floor area. CALENDAR
The proposal also includes a modification to the zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
! building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Yarcel. NO. 1 of Parcel Map 48-11,
(Resubdivisi6n No. 363) located at 1100'
Quail Street, on the northeasterly side
of Quail Street, between Westerly Place
and Love Street, in the Newport Place
Planned Community.
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COMNUSSIONtI� MINUTES
• March 22, 1984 •
C
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City Of NeNmt Beach
ROLL CALL INDEX
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
Planning Director Hewicker suggested revisions to
Exhibit "A", in the event the Planning Commission
approved the project adhering to the parking
requirement of one parking space per each 225 square
feet, which is the existing parking requirement, with a
maximum of 25 percent compact spaces. He stated that
this will allow for an additional 1,091 square feet to
be added to the project.
Planning Director Hewicker suggested an additional
Finding for the Traffic Phasing Plan as follows: 5)
That the proposed development will generate an increase
in daily trips sufficient in magnitude to warrant a.
fair share assessment to mitigate the increased traffic
congestion and ' traffic noise resulting from the
cumulative affect of additional traffic generated by
commercial and office development in the center. He
suggested that the following conditions be revised for
the Traffic Phasing Plan: Condition No. 1 to be
revised to reflect 21,375 square feeti Condition No. 5
to be revised to reflect $300.00; and, Condition No. 11
to be revised to reflect $3,210.00. He further
suggested that Finding No. 1 for Amendment No. 597, be
revised to reflect 1,091 square feet.
Planning Director Hewicker further stated that the use
permit request would no longer be necessary and
suggested that the use permit request be removed from
the calendar.
Mr. David Neish, representing the applicant, appeared
before the commission. Mr. Neish stated that they
concur with the revisions as suggested by staff.
In response to a question posed by Chairman King,
Planning Director Hewicker stated that the additional
1,091 square feet would comply with the existing
development standards of the Newport Place Planned'
Community.
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COMMIS51CXvtltb • • MINUTES
March 22, 1984
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s o City Of NeNwt Beach
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ROLL CALL INDEX
Mr. Leon Klatzkin, owner of the building located at
1200 Quail Street, adjacent to the proposed request,
appeared before the Commission. Mr. Klatzkin expressed
his concern that it will be difficult to police the use
` of the compact Parking spaces. He further expressed
11 his concern with fire access of the project.
Planning Director Hewicker referred to Condition No. 7
of the Traffic Phasing Plan and stated that the Fire
Department will review the design plans to ensure
adequate access and emergency access exists.
Motion Motion was made for approval of the Environmental
All Ayes X X X 11 11 X X Document and the Newport Place Traffic Phasing Plan
Amendment No. 6, for the addition of 1,091 square feet
and allowing 25 percent compact -spaces, subject to the
findings and conditions of Exhibit "A", and as revised
by staff, which MOTION CARRIED:
ENVIRONMENTAL DOCUMENT
FINDINGS:
1. That an Initial Study, and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act and that
their contents have been considered in the
decisions on -this project.
2. Tha4 based upon the information contained in the
environmental document, the propdsed project will
not have a significant environmental impact. The
project incorporates sufficient mitigation
measures so that any presently anticipated
` negative environmental effects of the project,
would be eliminated.
TRAFFIC PHASING PLAN
FINDINGS:
1. That environmental documentation on this proposed
project has been prepared in compliance with the
California Environmental Quality Act and City
Policy K-3 and that its contents have been
considered in decisions on this project.
t i
COMMISSK7Ntit) .March 22, 1984 MINUTES
3 x
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R CityOf N t Beach
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ROLL CAL INDDC
2. That the Phasing Plan is consistent with the
Newport Beach General Plan and the Planned
Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting
information submitted therewith, there is a '
reasonable correlation between projected traffic
at time of completion and the capacity of affected
intersections.
4. That 25% of the parking spaces for compact parking
space is consistent with previous actions by the
City and in this case the proposal would not be
detrimental to persons, property, and improvements
in the neighborhood, and that the applicants'
request .would be consistent with the legislative
intent of Title 20 of the Newport Beach Municipal
Code.
5. That the proposed development will generate an
increase in daily trips sufficient in magnitude to ,
warrant a fair share assessment to mitigate the
increased traffic congestion and traffic noise
resulting from the cumulative affect of additional
traffic generated by commercial and office
development in the center.
CONDITIONS:
1. That development shall be in substantial
conformance with a revised plot plan with parking
j provided at a ratio of at least one parking space
l for each 225 sq.ft, of net ' floor area. Floor
plans may also be revised. However, a maximum of
21,3<75 , sq. ft. of net floorY area shall be
pernd.tted on the subject property
2. That a maximum of 25 percent of the parking spaces
be compact size spaces.
3. All mechanical equipment and trash areas shall be
screened from public streets, or adjoining
properties.
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i
COMMISSIOI�RS MINUTES
• March 22, 1984 •
a 3 S a n i q• VI NewW
{. Beach
ROLL CALL INDEX
4. The following disclosure statement of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that:
a.) The John Wayne Airport may not be able to
provide adequate air service for business
establishments which rely on such services
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
a.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach to phase out or limit jet
air service at the John Wayne Airport.
5. Prior to issuance of any building permits
authorized by the approval of this use permit, the
applicant shall deposit with the City Finance
Director the sum proportional to the percentage of
future additional traffic related to the project
in the subject area (i.e. $300.00) , to be used for
the construction of a sound attenuation barrier on
the westerly side of Jamboree Road between East
Bluff Drive and 'Ford Road, and along the southerly
side of Pacific Coast Highway adjacent to Irvine
Terrace and in West Newport.
6. Development of the site may be subject to a
grading permit to be approved by the Building and
Planning Departments.
7. The Fire Department shall review design plans to
ensure adequate access and emergency access
exists.
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COMMISSIONERS • • MINUTES
March 22, 1954
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CI Of N t Beach
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RCMl CALL INDEX.
B. That the on-site vehicular and pedestrian.
circulation systems and parking lot plan be
approved by the City Traffic Engineer.
9. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
10. Parking arrangements during the construction
period shall be approved by the Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
11. The project shall contribute a sum equal to its
"fair-share" of future circulation system
improvements, (i.e. $3,210.00) , as shown on the
City's Master Plan of Streets and Highways.
AMENDMENT No. 597
Motion X Motion was made to adopt Resolution No. 1117, RESOLUTION
All Ayes X X X K X X X recommending to the City Council approval of Amendment NO. 1117
No. 597, • subject to the Findings of Exhibit "A", as
revised by staff, which MOTION CARRIED:
FINDINGS:
1. That the request to add 1,091 sq.ft. to the total
permitted building area is consistent with the'
Newport Beach General Plan.
2. That the proposed parking standard of one parking
space for each 300 sq.ft, of net floor area upon
securing a Use Permit is contrary to sound
planning principles and will result in a shortage
of parking spaces in the Newport Place Planned
Community.
Chairman King noted that the use permit was removed
from the calendar, inasmuch as it was no longer
necessary.
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Planning Commission Meeting March 22, 1984
Agenda Item No. 2
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
(Continued Discussion)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
additional office space at 1100 Quail Street beyond
that presently permitted by the approved Traffic
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The
proposal also includes a request to amend the
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental
document.
AND e
r
C. Use Permit No. 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATIO14: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No.
363) located at 1100 Quail Street, on: the northeasterly
side of Quail Street, between westeYly Place and Dove
Street, in the Newport Place Planned Community.
TO: Pl ing Commission -2. •
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
Applications
These are requests to permit the construction of an additional 6,588
sq.ft, of office space within "Professional and Business Office Sites
1 and 2" in the Newport Place Planned Community. In order to develop '
the site as proposed, both the Newport Place Traffic Phasing Plan and
the Newport Place Planned Community District Regulations must be
appropriately amended to reflect the additional 6,588 sq.ft. of office,
space requested. Further, the applicants are requesting that those
portions of the Newport Place Planned Community District Regulations
related to parking requirements be amended so as to permit a reduction
in the parking standard from one space for each 225 sq.ft. of floor
area to one space for each 300 sq.ft. of floor area, subject to the
approval of a Use Permit in each case. Approval of a use permit is
also requested pursuant to the proposed amendment to the Planned
Community District Regulations so as to permit one parking space for
each 283 sq:ft. of net floor area. A modification to the- Zoning Code
so as to allow compact parking spaces is also requested, Traffic
Phasing Ordinance procedures are set forth in Section 15.40 of the
Municipal Code. Amendment procedures are• set forth in Section 20.84 of
the Code. Use Permit procedures are set forth in Section 20.80 of the
Code. Modification procedures• are set forth in Section 20.81 of the
Code.
Environmental Significance
An Initial Study has been prepared for the proposed development
pursuant to the California Environmental Quality Act and City Council
Policy K-3. Based upon information contained in the Initial Study, it
has been determined that the project will not result in a significant
effect on the environment. A Negative Declaration has been prepared
and is attached for Planning Commission review and consideration.
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for
"Administrative, Professional, and Financial Commercial" uses. The
proposed development is consistent with this land use designation.
Subject Property and Surrounding Land Use
The subject property is currently developed with a two story office
building and related off-street parking area. The site is surrounded
in all directions by, other commercial uses in the Newport Place
Planned Community.
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AtZ
TO: PlIang Commission -3. •
Background
During the course of preparing this revised staff report for the
subject development, additional information has been found pertaining
not only to the subject property, but to other parcels in Newport
Place as well. A total of seven Modifications to the Zoning Code have
been approved in Newport Place for development to provide parking
within the prescribed ratio of one space for each 225 sq.ft. to one
space for each 250 sq.ft. of net floor area.
At its meeting of March 20, 1973, the Modifications Committee approved
Modification No. 624, a request to permit a parking ratio of one space
for each 234 sq.ft of net floor'area an the subject property, with the
following findings:
1. The request is very minor in that it represents a reduction
of only three spaces from the requirement of the Planned
Community text.
2. The parking requirement could be met, however, it would
necessitate a reduction in the width of each stall from 9
feet to the minimum requirement of 8� feet and elimination
of landscaping in the parking areas.
Building permits were issued and construction commenced shortly
thereafter.
The following outline sets forth the pertinent information of each
Modification:
Modification No. 624 - 1100 Quail Street (subject property)
One space for each 234 sq.ft. of net floor area, a reduction of
three spaces from 95 required spaces to 92 spaces provided.
Modification No. 757 - 1600 Dove Street
One space for each 233 sq.ft. of net floor area, a reduction of
eight spaces from 231 required to 223 spaces provided. This was
consideired minor in nature, and would provide better on-site
vehicular circulation.
Modification No. 2309 - 1301 Dove Street
One space for each 250 sq.ft. of net floor area, a reduction of
93 spaces from 931 required spaces to 838 spaces provided. This
item was approved inasmuch as the parking was in excess of the
need for the 209,500 sq.ft.t ten story building on the property
as demonstrated by a study performed by Weston Pringle and
Associates. Furthermore, the approval provided approximately 58
additional area in landscaping.
Modification No. 2535 - 1501 Quail Street
One space for each 250 sq.ft. of net floor area, a reduction of
22 spaces, from 212 spaces required to 190 spaces provided. The
primary factor in approving this request in conjunction with the
engineering office complex on the site was that the proposed
development included many non-office areas and a large employee
cafeteria:
/3
TO: Wing Commission -4.
Modification No. 2657 - 1500 Quail Street
One space for each 229 sq.ft. of net floor area, a reduction of 7
spaces from 364 spaces required to 357 spaces provided. This was
considered minor in nature, and would increase the amount of
landscaping on the site.
Modification No. 2663 - 4001 Mac Arthur Boulevard
The Planning Commission approved a parking ratio of one space for
each 247 sq.ft. of net floor area, a reduction of 19 spaces, from
209 •spaces required to 190 spaces provided. It was the
determination of the Planning Commission that there would be an
adequate number of parking spaces provided on-site for the
expanded 47,000 sq.ft.t building, as demonstrated by a study
performed by Basmaciyan-Darnell, Inc.
Modification No. 2839 - 4120 Westerly Place
One space for each 238 sq.ft. of net floor area for the office
uses was approved, a reduction of 56 spaces, from 1,015 spaces
required to 959 spaces provided. It was determined in this case
that the entire site was under one ownership, all of the parking
spaces were accessible to all employees and visitors, and
significant portions of the structures were devoted to warehouse
space.
Traffic Phasing Plans
At its meeting of November 27, 1978, the City Council adopted
Resolution No. 9472 amending the development standards of various
Planned Communities, including Newport Place, to require the
preparation of Traffic Phasing Plans consistent with the Circulation
Element of the General Plan.
At its meeting of March 12, 1979, the City Council approved the
Traffic Phasing Plan for the remaining allowable development on vacant
parcels in the Newport Place Planned Community, pursuant to Resolution
No. 9472.
Subsequently, the approved Traffic Phasing Plan has been amended five
times, with an additional amendment to be considered by the City
Council as noted in the following outline:
Boyle Engineering - 1501 Quail Street
add 12,000 sq.ft. (net) for occupancy in 1981
Lucas Development Co. - 1101 Quail Street
add 17,000 sq.ft. (net) for occupancy in 1981
Far West Savings and Loan - 4100 Mac Arthur Blvd.
add 17,000 sq.ft. (net) for occupancy in 1982
University Athletic Club - 1701 Quail street
add 516 sq.ft, conference room
TO: Ping Commission -5.
Sheraton Hotel - 4545 Mac Arthur Blvd.
add 185 rooms for occupancy in 1985
1400 Dove Street
add 16,145 sq.ft. of office use ,
(The City Council will, consider this
amendment at its meeting of March 26, 1984)
Prior to the March 8, 1984 Planning Commission meeting, the applicant
requested that the subject items be considered at the Planning
Commission meeting of March 22, 1984.
At its meeting of February 9, 1983 the Planning Commission first
considered these applications. During the course of the public
hearing, several questions were raised. Specifically, the parking
requirements for surrounding buildings and other Planned Communities
was requested.
Staff reviewed the parking requirements for the surrounding buildings
and it was determined that with the exception of the subject property
and those other six sites discussed above in this report for which
modifications to the parking requirements have been approved, all
other office buildings in the Newport Place Planned Community have
been developed at the ratio of one parking space for each 225 sq.ft.
of net floor area.
CommerceBank Building
Concerning the 'CommerceBank building at 1201 Dove Street, the six
story multi-tenant structure to the rear of the subject property, City
records indicate that a parking ratio of one space for each 225 sq.ft.
of net floor area is provided. A drive-up teller is also available
on-site, however, this was permitted in 1973 when the building was
constructed without the requirement of a use permit. It should be
noted that parking lot controls were installed in the parking area
without Planning Department or Traffic Engineering approval. Of the
346 total parking spaces, only 74 spaces (21%) are available to
visitors to the site. The City Traffic Engineer has indicated that
access controls such as these are not desirable in small parking lots,
primarily because there is no reliable method of determining
accurately the mix between tenants, employees, or visitors. What
typically happens, just as is occurring at the CommerceBank property,
is insufficient space is allocated for visitors because of the high
numbers of tenants and employees, when insufficient parking spaces
are available for either tenants, employees, or visitors, adjoining
properties must accommodate the overflow parking in those areas where
on-street parking is prohibited.
Office Parking Requirements
As also requested by the Planning Commission, the following outline
sets forth the parking requirements for office uses within the various
Planned Communities and Commercial Districts in the City:
Newport Place: 1 space for each 225 sq.ft. of net floor area; or 1
TO: Oning Commission -6. •
space for each 250 sq.ft. of net floor area upon review
and approval of the Modifications Committee.
Koll Center: 1 space for each 225 sq.ft. of net floor areal or 1
space for each 250 sq.ft. of net floor area upon review
and approval?of the Modifications Committee.
OR
When the net floor area or areas served exceed 100,000
sq.ft., the pool parking concept may ,be used, as
follows:
a. first 125,000 sq.ft. at one space for each 250
sq.ft. of net floor area
b. next 300,000 sq.ft. at one space for each 300
sq.ft. of net floor area
C. any additional area at one space for each 350
sq.ft. of net floor area
d. over 425,000 sq.ft. of net floor area, the
Planning Commission may,, by use permit, approve a
parking formula on a demonstrated formula.
Newport Center
Blocks 400 and
800: 1 space for each 250 sq.ft. of net floor area or the
"pool parking" concept.
Corporate
Plaza: 1 space for each 250 sq.ft. of net floor area or the
"pool parking" concept.
Civic Plaza: 1 space for each 250 sq.ft. of net floor area -or the
"pool parking" concept.
North Ford: 1 space for each 250 sq.ft. of gross floor area.
Aeronutronic
Ford: 1 space for each 350 sq.ft. of gross floor area for all
buildings.
Banning: 1 space for each 250 sq.ft. of net floor area or the
"pool parking" -concept.
A-P, C-N, C-0,
C-1, C-2, Sp-4
(Newport Shores) ,
and SP-5 (Mariners
Mile) : 1 space for each 250 sq.ft. of net floor area or the
"pool parking" concept.
C-1-2: 1 space for each 350 sq.ft. of net floor area
TO: .arming Commission -7. •
1 space for each 225 sq.ft. of net floor
area; or 1 space for each 250 sq.ft. of net floor area
upon review and approval of the Modifications Committee
It is important to note that in the cases of the Newport Place and
Koll Center Newport Planned Communities, the developers requested the
more restrictive parking requirements for these areas when the Planned
Community Districts were established. The City approved the
.development standards as requested.
On-street parking is prohibited in Newport Place, Koll Center Newport,
Block 800, Corporate Plaza, Civic Plaza and other areas of Newport
Center (except on San Nicholas Drive) . However, because of the large
common parking areas available in Koll Center Newport, Block 800,
Corporate Plaza, Civic Plaza, and Newport Center, adequate parking is
generally available. Koll Center Newport was also developed with an
excess of parking spaces over the Code requirements, as were portions
of Newport Center.
Subsequent to the, February 9, 1984, Planning Commission meeting, staff•
met with the project developer to discuss various design alternatives
to the proposed structure that would reduce the net floor area and the
required amount of off-street parking. Among the alternatives
discussed was opening the 'lobby areas and corridors. Based on these
discussions, staff anticipated the submittal of revised plans.
However, neither revised plans nor additional evidence to support a
reduced parking ratio has been submitted for consideration.
Analysis
The following outline reflects the major physical characteristics of
the proposed development, based upon the plans originally submitted:
LOT SIZE: 1761 (w) x 2851 (d) 50,160 sq.ft. (1.151 ad.)
SETBACKS: REQUIRED PROPOSED
Front: 30' 30'
Sides: 0' 50' North
f 50' South
Rear: 01 , 131t
BUILDABLE AREA: 44,880:sq.ft.
NET FLOOR AREA:
Existing: 20,284 sq.ft.
Proposed: 26,872 sq.ft.
GROSS .FLOOR AREA:
Existing: 21,212 sq.ft.
Proposed: 27,770 sq.ft.
FLOOR AREA RATIO:
Existing: .42 x buildable area
Proposed: .55 x buildable area
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TO: B,ning Commission -8. •
BUILDING HEIGHT:
Existing: 33'-6"
Proposed: 33'-6"
OFF STREET PARKING:
Required: 1 space/225 sq.ft., or 120 spaces
Proposed:. 1 space/283 sq.ft., or 95 spaces '
Standard spaces: 68
Handicapped spaces: 3
Compact spaces: 24, or 25% of the total number of spaces.
This, is consistent with other projects approved
by the Planning Commission.
Maximum Floor Area Permitted Use Parking Constraints:
95 spaces x 225 sq.ft. = 21,375 sq.ft. of net floor area.
The proposed expansion represents a 24 percent increase in net floor
area, with three additional parking spaces being provided.
Amendment No. 6 to the Traffic Phasing Plan
The applicants are requesting approval of a traffic study and
amendment to the previously approved Newport Place Traffic Phasing
Plan. The applicants propose to add 6,588 sq.ft. of net floor area on
a developed site that has been identified in the Newport Place Traffic
Phasing Plan as having no more development rights.
A Traffic Study was prepared for this proposal by Weston Pringle and
Associates to assess potential impacts of the project on the existing
circulation system. For purposes of this analysis, the City Traffic
Engineer identified 11 intersections as potentially impacted by
development in the project area, and provided estimated volumes of
existing daily traffic and ICU (Intersection Capacity Utilization)
values for the roadway system in the project vicinity. In addition to
project-related traffic generation, this analysis included committed
project traffic and regional growth traffic as required. This
analysis indicated that none of the it intersections identified by the.
City Traffic Engineer would be impacted by the proposed project. As a
result, no detailed intersection analyses are required.
The applicants have indicated that should the proposed expansion be
approved, it is their intention to occupy the expansion space as soon
as possible.
Amendment No. 597
There are two elements to the requested amendment to the Newport Place
Planned Community Development Standards. The first portion involves
adding the additional 6,568 sq.ft. of floor area to the total amount
permitted in "Business and Professional Office Sites 1 and 2." As
previously indicated, a, traffic analysis was conducted for this
request and it has been determined that the project will not impact
' fO
TO: Oning Commission -9. •
any of the li critical intersections identified by the City Traffic
Engineer. Staff therefore has no objections to the applicant's'
request to add the additional square footage as proposed.
Staff does, however, have several concerns regarding the applicants'
proposal to amend that section of the Newport Place Planned Community
Development Standards pertaining to off-street parking.
Currently, for office uses, . off-street parking must be provided at a
ratio of one space for each 225 sq.ft. of net floor area. The parking
requirement may be lowered to one space for each 250 sq.ft. of net
floor area upon review and approval of the Modifications Committee.
The applicants are, requesting that the Planned Community Development
Standards be further amended to add language whereby a parking ratio
of up to one space for each 300 sq.ft. 'of floor area would. be
permitted upon securing a use permit in each case.
Staff is opposed to this portion of the requested amendment. When the
Newport Place Planned Community was originally established, the
developers requested a parking ratio of one space for each 225 sq.ft.
of net floor area in order to insure that adequate parking was
available. The lack of on-street parking, which eliminated any
potential overflow parking, also contributed to the developer's
request for higher parking requirements.
Further, the majority of building sites in Newport Place including the
subject property, are small parcels with physical barriers such as
berms or landscaping separating the sites. Inasmuch as there are few
reciprocal parking or circulation agreements between the property
owners, staff is of the opinion that each site should accommodate all
employees and visitors vehicles on- site.
As previously discussed, in the majority of commercial districts
throughout the City, a minimum of one parking space for each 250
sq.ft. of net floor area is permitted. This is an acceptable standard
nationwide, and generally provides adequate parking, especially in
those areas where on-street parking is available or in the areas where
i reciprocal parking agreements are in.effect.
Under the "parking pool" concept permitted under Section 20.30.035 C.
of the Municipal Code and in some Planned Communities as previously
discussed, a parking ratio of one parking space for each 250 sq.ft. of
floor area is required for the first 125,000 sq.ft. of office net
floor area. This results in parking areas with a minimum of 500
parking spaces prior to' allowing "pool parking". The next 300,000
sq.ft. of net floor area permits a parking ratio of one space for each
300 sq.ft. of floor area. For any additional floor area, one parking
space for each 350 sq.ft. of net floor area is permitted. For pools
based on more than 425,000 sq.ft. of net floor area, the Planning
Commission may modify the parking formula by use permit, based on a
demonstrated formula. There are several areas in Newport Center and
Koll Center where this "parking pool" concept has been applied, and by
virt0e of the large number of parking spaces, adequate parking exists.
�9
TO: 9nning Commission -10. •
Because revised plans have not been submitted, staff must assume that
the applicants are proceeding with their original request, which
included a request to approve a use permit to establish a' parking
ratio of one space for each 283 sq.ft. of net floor area for the
subject property, subject to the approval of the proposed Amendment
No. 597 and Use Permit No. 3080. In order to justify the request, the
applicants had a parking analysis performed for the subject building
site by Weston Pringle and Associates, which is attached for
Commission review. Two adjacent office properties on either side of
the proposed project were also surveyed for comparative purposes.
Field studies were conducted during two morning periods and two
afternoon, periods only. It is important to note that the analysis•
does not indicate the building occupancy data, the number of
employees, or other 'pertinent data, but simply the number of vehicles
parked in the parking areas. A ratio was established using the
estimated square footage of each building and the number of vehicles
parked at each location.
Staff is of the opinion that this portion of the amendment request is
based partially on the desire for a larger building on the subject
property where a finite amount of parking can be provided. Further,
approval of this amendment and use permit will establish a precedent
for other developments in Newport Place, that could result in a lack
of parking available throughout the Newport Place Planned Community.
As previously indicated, staff believes the current parking standards
in the various Planned Community Districts where one space for each
225 sq.ft. is required, and in the commercial districts where one
space for each 250 sq.ft is required, are minimum' standards. These
standards are also fairly consistent nationwide. Should the Planning
Commission feel that there is merit in the request to provide a lower
amount of off-street parking than currently required, staff is of the
opinion that a comprehensive, city-wide parking analysis should be
conducted. Staff does not feel that the two day parking analysis
conducted for this project provides a clear picture of the parking
needs at the subject property.
Staff is of the opinion that a parking ratio of one space for each 225
sq.ft. of net floor area should be required for the proposed
development on the subject property. No evidence has been submitted
that would 'justify any lower parking standard than that required by
the Planned Community Development Standards.
Staff has no objections ,to a maximum of 25 percent compact parking
spaces. This is also consistent with previous actions for similar
developments,
"Fair-Share" of Circulation System Improvement
The "fair-share" allocations are' for the purpose of mitigating the
increased traffic congestion and traffic noise, resulting from the
cumulative effect of additional traffic generated by commercial and
office developments in the City. Based upon an estimated additional
daily trip generation of 86 trips per day (based upon 13 trips per
1,000 sq.ft. of net floor area, with 6,588 sq.ft. of additional floor
TO: Ping Commission -11. •
area) , this project's "fair-share" allocation for ultimate circulation
improvements will be approximately $18,404.00. This figure is based
on an allocation of $214.00 per daily trip generated. The
"fair-share" allocation for sound walls is based on $20.00 per daily
trips and would be approximately $1,720.00. The total "fair-share"
allocation would therefore be $20,124.00.
Staff Recommendation
Staff recommends the approval of Amendment No. b to the Newport Place
Traffic Phasing Plan and has provided the necessary findings for
approval in Exhibit "A". Exhibit "A" also contains findings and
conditions of approval pertaining to that portion of Amendment No. 597
which staff has no objections; specifically, the additional square
footage added to the maximum amount allowable in "Professional and
Business Offices Sites 1 and 2". Because staff is opposed to the
inclusion of a use permit for a lower parking standard, yet not
opposed to the proposed 25% compact parking spaces, Exhibit "A"
includes findings for denial of Use Permit No. 3080. The findings for
approval of a modification to the Zoning Code are included within the
Traffic Phasing findings. As previously indicated, no satisfactory
evidence has been submitted by the applicant supporting a lower
parking standard than the required one space for each 225 sq.ft. of
net floor area, therefore 'staff must recommend the denial of this
portion of the request. Exhibit "A" contains the findings and
conditions of approval of the development as recommended by staff.
Should the. Planning Commission desire to approve these applications as
submitted by the applicant, the findings and conditions of approval as
set forth in the attached Exhibit "B" are suggested.
If it is the desire ,of the Planning Commission to approve these
applications, perhaps the Commission could provide staff with guidance
for future requests.
PLANNING DEPARTMENT Attachments:
JAMES D. HEWICRER, Director Exhibit "A"
Exhibit "B"
�Q Vicinity Nap
By Negative Declaration
Chris Gustin, WA - Revised pages - P-C Regulations
Associate Planner Excerpt from Planning Commission
minutes dated February 9, 1984.
CG:tn Parking Analysis
Tenant Analysis submitted by the
Applicant
TO: *ing Commission -12. .
EXHIBIT ^A°
FINDINGS AND CONDITIONS OF APPROVAL
AMENDMENT NO. 6 to the NEWPORT PLACE
TRAFFIC PHASING PLAN and
AMENDMENT NO. 597 and
FINDINGS' FOR DENIAL
FOR USE PERMIT NO. 3080
Environmental Document:
FINDINGS:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act and that
their contents have been considered in the
decisions on this project.
2. That based upon the information contained in the
environmental document, the proposed project will
not have. a significant environmental. impact. The
project incorporates sufficient mitigation
measures so that any presently anticipated
negative environmental effects of the project
would'be eliminated.
Traffic Phasing Plan
FINDINGS:
1. That environmental documentation on this proposed
project has been prepared in compliance with the
California Environmental Qual�ty Act and City
Policy K-3 and that its contents have been
considered in decisions on this-project.
2. That the Phasing Plan is consistent with the
Newport Beach General Plan' and the Planned
Community Development Plan for. Newport Place.
3. That' based on the Phasing Plan and supporting
information submitted therewith, there is a
reasonable correlation between projected 'traffic
at time of completion 'and the capacity of affected
intersections.
4. That 25% of the parking spaces for compact parking
space is consistent with previous actions by the
City and in this case the proposal would not be
detrimental to persons; property, and improvements
in the neighborhood, and that the applicants'
request would be consistent with the' legislative
intent 'of Title 26 of the Newport Beach Municipal
•Code:
TO: loning Commission -13.
CONDITIONS:
1. That development shall be in substantial
conformance with a revised plot plan with parking
provided at a ratio of at least one parking space
for each 225 sq.ft. of net floor area. Floor
plans may also be revised. However, a maximum of
26;812 sq.ft. of net floor area shall be permitted
on the subject property.
2. That a maximum of 25 percent of the parking spaces
be compact size spaces.
3. All mechanical equipment and trash areas shall be
screened from public streets,, or adjoining
properties.
4. The following disclosure statement of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that: "
a.) ' The John Wayne Aitport may not be able to
provide adequate air servi'oe for business
establishments which rely on su� servicer
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach to phase out or limit jet
air service at the John Wayne Airport.
5. Prior to issuance of any building permits
authorized by the approval of this use permit, the
applicant shall deposit with the City Finance
Director the sum proportional to the percentage of
future additional traffic related.'to the project
in the subject area (i.e. $1,720.00) , to be used
for the construction of a sound attenuation
Ta: Oning Commission -14.
barrier on the westerly side of Jamboree Road
between East Bluff Drive and Ford Road, and along
the southerly side of Pacific Coast Highway
adjacent to Irvine Terrace and in West Newport.
6. Development of the site. may be subject to a
grading permit to be approved kiy the Building and
Planning Departments.
z
7. The' Fire Department shall review design plans to
ensure adequate access and emergency exists.
8. That the on-site vehicular and pedestrian
circulation systems and parking lot plan be
approved by the City Traffic Engineer.
9. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
10. Parking arrangements during the construction
period shall be approved by -the Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
11. The project shall contribute a sum equal to its
"fair=share" of future circulation system
improvements, (i.e. $18,404.00) , as shown on the
City's Master Plan of Streets and Highways.
Amendment No. 597
FINDINGS:
1. That the request to add 6,588 sq.ft. to the total
permitted building ;area is consistent with the
Newport Beach Generai Plan.
2. That the proposed parking standard of one parking
space for, each 300 sq.ft. of net floor area upon
securing .'a Use Permit is contrary to sound
planning principles and will result in a shortage
of parking spaces in the Newport Place Planned
Community.
Use Permit No. 3080
FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan. However, the
reduced parking standard is not compatible with
the surrounding land uses that provide adequate
off-street parking.
TO: 0aning Commission -15. •
2. Adequate off-street parking will not be availbble
for the proposed uses on the site.
3. That providing only one parking space for each 283
sq.ft. of net 'floor area will, under the
circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use and be
detrimental or injurious to property and
improvements in the neighborhood and the general
welfare of the City.
TO: Oning Commission -16. •
EXHIBIT "B"
FINDINGS AND CONDITIONS OF APPROVAL
AMENDMENT NO. 6 to the NEWPORT PLACE
TRAFFIC PHASING PLAN and
AMENDMENT NO. 597 and
FINDINGS AND CONDITIONS OF APPROVAL
FOR USE PERMIT •NO. 3080
Environmental Document:
FINDINGS:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act and that
their contents have been considered in the
decisions on this project.
2. That based upon the information contained in the
environmental document, the proposed project will
not have a significant environmental impact. The
project incorporates sufficient mitigation
measures so that any presently anticipated
negative environmental effects of the project
would be eliminated.
Traffic Phasing Plan
FINDINGS:
1. That environmental documentation on this proposed
project has been prepared in compliance with the
California Environmental Quality Act and City
Policy K-3 and that its contents have been
considered in decisions on this project.
2. That the Phasing Plan is consistent with the
Newport Beach General Plan and the Planned
Community Development Plan for •Newport Place.
3. That based on the Phasing Plan and supporting
information submitted therewith, there is a
reasonable correlation between projected traffic
at time of completion and the capacity of affected
intersections.
Amendment No. 597
FINDINGS:
1. That the request to add 6,588 sq.ft. to the total
permitted building area is consistent with the
Newport Beach General Plan. .
TO: *n#g Commission -17. •
2. That based upon the information contained in the
Traffic Study, the proposed additional building
area will not result in an adverse impact to the
existing circulation system in the vicinity of the
subject property.
3. That the Planning Commission or City Council upon
review or appeal, shall determine, based upon the
circumstances of the particular case, whether a
parking standard of one spaces for each 300 sq.ft.
of floor area is appropriate, and shall approve or
deny a use permit accordingly.
Use Permit No. 3080
FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan and is compatible
with surrounding land uses.
2. That the establishment, maintenance, or operation
of the use of the property or building will not,
under the circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use or be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City, and further that the proposed
modification to permit a maximum of 25 percent
compact parking spaces is consistent with the
legislative intent of Title 20 of the Municipal
Code.
3. Adequate off-street parking and related vehicular
circulation are being provided in conjunction with
the proposed development. '
4. The proposed number of compact car spaces
constitutes 25 percent of the parking requirements
which is within limits generally accepted by the
Planning Commission relative to previous similar
applications.
5. The approval of Use Permit No. 3080 will not under
the circumstances of, this case be detrimental to
the health, safety, peace, morals, comfort and
general welfare of persons residing and working in
the neighborhood or be detrimental or injurious to
property or improvements in the neighborhood or
the general welfare 'of the City.;:
SF
r �/
TO: Wing Commission -18. •
CONDIT ONS:
1. That development shall be in substantial
conformance with the. approved plot plan, floor
plans, and elevations, except as may be noted
below.
2. That a maximum of 26,872 sq.ft. of net floor area
be permitted on the subject property.
3. That a parking ratio of one space for each 283
sq.ft. of net floor ' area be permitted on the
subject property.
4. That a maximum of 25 percent of the parking spaces
be compact size spaces.
5. All mechanical equipment and trash areas shall be
screened from public streets, or adjoining
properties.
6. The following disclosure statement of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-lease's for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that:
a.) The John Wayne Airport may not be able to
provide adequate air service for business
establishments which rely on such service;
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach to phase out or limit jet
air service at the John Wayne Airport.
6. Prior to issuance of any building permits
authorized by the approval of this use permit, the
applicant shall deposit with ;the City Finance
Director the sum proportional to the percentage of
TO: Wing Commission -19. • j
future additional traffic related to the project
in the subject area (i.e. , $1,720.00) , to be used
for the construction of a sound attenuation
barrier on the westerly side of Jamboree Road
between East Bluff Drive and Ford Road, and along
the southerly side of Pacific Coast Highway
adjacent to Irvine Terrace and in West Newport.
S. Development of the site may- be subject to a
grading permit to be approved by the Building and
Planning Departments.
9. The Fire .Department shall review design plans to
ensure adequate access and emergency exists.
10. That the on-site vehicular and pedestrian
circulation systems "and parking lot plan be
approved by the City Traffic Engineer.
11. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
12. Parking arrangements during the construction
period shall be approved by the City Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
13. The project shall contribute a sum equal to its
"fair-share" of future circulation system
improvements, (i.e. $18,404.00) , as shown on the
City's Master Plan of Streets and Highways.
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U Sc Pokwir JUd. 3080
NEGATIVE DECLARATION
� -
TO: Secretary for Resources FROM: • Planning Department
1400 Tenth Street City of Newport Beach
Sacramento, CA 95814 3300 Newport Boulevard
Newport Beach, CA 92663
Clerk of the Board of
Supervisors
P. 0. Box 687
9 1 street Partners Building Expansion ( P.P. Amend NA.
NAME OF PROJECT:
�i (UUsese Perm3:t 3080 - A 57)
PROJECT LOCATION: 1100 Quail street
PROJECT DESCRIPTION:
SSE ATTACHED
FINDING: Pursuant to the provisions of City CounFil Policy K-3 pertaining to
procedures and guidelines to implement the California Environmental Quality
Act, the Environmental Affairs Committee has evaluated the proposed project
and determined that the proposed project will not have a significant effect
on the environment.
MITIGATION MEASURES:
All Mitigation Measures are set forth in Appendix "B" of 'the Initial
Study, and are incorporated herein by reference.
INITIAL STUDY PREPARED BY: city of Newport Beach
INITIAL STUDY AVAILABLE FOR REVIEW AT: .3300 Newport Boulevard, Newport Beach, CA
DATE RECEIVED FOR FILING:
Fred ar co,
Environmental Coordinator,
Date: January 19, 1984
J"+
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
(Discussion)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
additional office space at 1100 Quail Street beyond
that presently permitted by the approved Traffic
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The
proposal also includes a request to amend the
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental'
document.
AND
f
C. Use Permit No: 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space • for each 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No.
363) located at 1100 Quail Street, on the northeasterly
side of Quail Street, between Westerly Place. and Dove
Street, in the Newport Place Planned Community.
5. Multi Tenant Directory Sign:
One (1) directory sign listing only the name of the-firms
or businesses on a site shall be allowed. Said sign shall be
limited to a maximum height of twenty (20) feet. Panels
identifying each individual story shall be no longer than.
one (1) foot in width and five (5) feet in length.
6. Special Purpose Sign:
Subject to the standards established in Part I;-Section ill,
Item C.4.
7. Constriction Sign:
Subject to the standards established in Part 1, Section III,
Item C.6.
8. Future Tenant Identification:
Subject to the standards established in Part 1, Section 111,
Item C.7.
C ) 9. Community Direction an
d/or Identification Sign:
Subject to the standards established in Part 1, Section III,
Item C.B.
C. Sign Standards
Except as noted above, the some sign standards as outlined in
Sub-Section D, Section 111, Part 1 of this ordinance, s}rolI
prevail for developments in this area.
D. Parking •
1. Medical and Dental ,)
Five (5) spaces for each doctor or one (1) space for each,
200 square feet of gross floor area whichever is greater.
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. me parking requirement
aERL hie ]gfP2;94 to.one a)••space for•peach- 300-sguard•feet
of:rLet;;Excsar,ax0a^upon-Y•aview-wid 'a proyaV,df a illid-Permit.
i
STATisnCAL ANALYSIS
PAu 11. COMMERam/?ROFESSIONAL&BUSINESS OFFICES"
A. Building Sites
Site 1 3 2....38.5 acres
Site 3A..e...*.5*2 ocres(S)
Side 4e.........9.0 acres
Site 5.........7.4 ocres
i Site 6 ....0... 1.9 acres
t Site 7..*.*... 2.5 ocres..................................64.5 oeres
B. Building Area
*Site 16 2.a q93;'111 square feet(5) (14) 739,999
Site 3A .... . 115,530 square feet(5)
Site 4.... .. 201,180 square feet
Site 5..... . 165-,488 square feet 181,634**
Site 6.... .. 42,420 square feet 1,336,623
Site 7.. . ... 55,860 square feet :. . .. . .. .. .....*.i9B6re36_ square feet
The following statistics are for-informatign only. Development may Include but
shall not be limited to the following.
C. Bullfto Area
Story heights shown are on average building height. The buildings
within each parcel may vary within these ranges.
Site 1 & 2 . . .. : . . . .---731r444-Wuare feet( 44)• 739,999 square feet
a. Two Story . .,. . . . . . . . . . . . 8.42 acres
b. Three Story . . . . . . .. . . ..., 5.61 acres
C. Four Story . . . . . . . . .. . . .. 4.21 acres
d. Five Story . . . . . . . . . . . . . . 3.37 acres
e. Sbc Story . . . . . . . a . . a . . e e Lai acres
Site 3A . . . . . . . . . . . 115,530 square feat(5)
a. Two Story . . . . . . . . . . . . . . 1.33 acres
b. Three Story . . . . . ... . . . . . ..88 acres
C. Four Story . . . . . . . . . . . . . . .66 acres
d. Five Story . . . . . . . . . . . .. . .53 acres
e. Six Story . . . . . . . . . . . . . . . .44 acres
f: Seven Story . . . . . . . . . . . . . .37 acres
g, tight Story . . . . . . . . . . . . . . •.33 acres
*Commercial/Professional and Business Office Site 1 and 2 have been reduced
by 86,119 feet with the reduction allocated to the allowed building area for
Parcels 1 6 2 of Resubdtvision 585. The allowable building area far Parcel
1 6 2 of Resubdivision 585 is now 272,711 square feet. (14)
** Pending City Council approval of Amendment No. 604 at its meeting-
of March 26, 1984. .5-
t
COMMISSIONERS • . MINUTES
February 9, 1984
x
� i m
n C' of N t Beach
ROLL CAU INDDC
A. Newport Place Traffic Phasing Plan Amendment 'No. 6 Item #3
(Discussion)
Request to approve an amendment to the Newport Place
i Traffic Phasing Plan to permit the construction of TPP #6
additional office space at 1100 Quail Street beyond A 597
that presently permitted by the approved Traffic UP 308U
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
All
Request to amend the previously approved Newport Place Continued
Planned Community District. Regulations so as to allow toto Febru
the expansion of an existing office building located in a y 23,
"Professional and Business Office Sites 1 and 2." The 1984
proposal also includes a request to amend the
requirements for off-street parking for office uses .
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of at use
permit, and the acceptance of an environmental
document.
AND
C. Use Permit No. 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street ' parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 20, of the Newport Place Planned
Community.
LOCATION: Parcel No. .l of Parcel Map 48-11,
(Resubdivieion No. 363) located at 1100
Quail Street, on the northeasterly side
of Quail Street, between Westerly Place
and Dove Street, in the Newport Place
Planned Community.
-29-
C0Mt*445510rER5 MINUTES
February 9, 1984
n = G of N&Nport Beach
o
IM CAU, INDEX
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
1
The public hearing opened in connection with this item
and Mr. David Neish, of urban Assist, Inc.,
representing the applicant, appeared before the
• Commission. Mr. Neish presented background information
on this request. He stated that in 1970 the Newport
Place Planned Community was the first commercial
planned community to be adopted by the City. He stated
that the parking requirement of one parking space per
every 250 square feet is the commonly accepted standard
for the commercial planned communities within the City
and throughout Southern California. He expressed the
concern that the Newport Place Planned Community is the
only area within the City where the parking requirement
is one parking space per every 225 square feet.
Mr. Neish distributed a tenant analysis for the 1100
Quail Street Building and stated that the facility is
currently 93.5 percent occupied.
Motion Ayes Y X I A X Motion was made to allow Mr. Neish an additional five
Noss X minutes for his presentation; which NOTION CARRIED.
Abstain X Mr. Neish referred to the parking study which was
prepared for this item and stated that the study
indicates that the most vehicles observed at the site
was 53 vehicles, or 48 percent less than the
requirement of one parking space per every 225 square
feet. He stated that the parking study concludes that
the existing parking supply and the 25 percent compact
parking is adequate to accommodate the proposed
addition. He stated that each project should be judged
upon its own merit and requested approval of this item
as proposed.
Planning Director •Hewicker discussed the proposed
request. He stated the Code provides through the
modification procedure, to change the office parking
requirement from one parking space per every 225 square
feet of net floor area down to one parking space per
every 250 square feet of net floor area. He stated
that perhaps it is the applicant's intent to ask for
the modification procedure to change the parking
requirement and eliminate the use permit request.
-30-
COMN6SKWS • February 9, 1984 • MINUTES
� x
to.
� 'SS Xa
ROLL C/a l INDDC
Mr. Leon Klatzkin, owner of the building located at
1200 Quail Street, adjacent to the proposed request,
appeared before the Commission. He expressed his
concern that there is not sufficient parking in the
o area and that persons utilizing the existing office
building park their vehicles in his parking lot and
cross through the shrubs to gain access to the existing
office building. He further expressed his concern that
it will be difficult to police the. use of the compact
parking spaces. He stated that the types of tenants in
the existing office building create a heavy parking
demand.
In response to a question posed by Commissioner
Balalis, Mr. Klatzkin stated that his office building
contains 16,650 square feet and 75 parking spaces. Mr.
Klatzkin stated that he has excess parking spaces
because his tenants do not create a heavy parking
demand.
Chairman King referred to the tenant analysis sheet
distributed by Mr. Neish and stated that if all of the
tenant employees reported for work at the same time,
there would be a surplus of 27 parking spaces under the
existing parking requirement. Mr. Neish concurred and
stated that there are currently 92 parking spaces on
the site.
In response to a question posed by Commissioner
Balalis, Planning Director Hewicker stated that the
recent planned communities allow for an automatic 20 to
25 percent of compact parking spaces. However, he
stated that this particular planned community was one
of the first adopted and the provision for compact
parking spaces was not included. He stated that staff
is comfortable with the provision of 25 percent compact
parking spaces.
Mr. Richard Gardner, owner of two office buildings
adjacent to the proposed request, stated that his
buildings provide 4 spaces per 1,000 square feet as the
parking requirement. He expressed his concern with the
increase of parking congestion *in the area and stated
that his parking lots are constantly full. He stated
that reducing the parking requirement will be a
detriment to the surrounding area.
-31-
-�7
] CC►MN�S
• � February 9, 1984 • MINUTES
• o
Il; f i t � ' = C' of t Beach
0
n � �
RM CALL I J I I I INDEX
In response to a question posed by Commissioner
Winburn, Planning Director Hewicker stated that the
proposed expansion of the existing office building will
not exceed 6,600 square feet.
t
Mr. Neish stated that the types of clientele attracted
to this specific office building would not generate a
large amount of employees and therefore would not
impact the parking. He stated that the environmental
document and the traffic analysis prepared on this item
indicates that the proposed project will not have a
significant environmental impact.
Mr. Elatzkin stated that he is not only concerned with
the parking needs of the employees of the office
building, but also with parking needs of the clients
which would be generated by the office uses.
In response to a question posed by Commissioner Person,
Mr. William Laycock, Current Planning Administrator,
stated that Exhibit "A" contains findings and
conditions which would approve the additional square
footage, maintaining one parking space per every 225
square feet of net floor area.
In response to a question posed by Commissioner
Halalis, Planning Director Hewicker stated that there
are currently a variety of parking requirements for
office uses within the City. He also discussed the
"pool parking" concept which has been utilized in
Newport Center and Koll Center.
Commissioner Halalis asked if this request were to be
analyzed under a new planned community today, what
parking requirements would be recosmanded. Planning
Director Hewicker stated that until he could be
convinced what is causing the change in the parking, he
would recommend that one parking space per 225 square
feet of net floor area for office development be
utilized.
Commissioner Balalis suggested that additional time be
granted to review and perhaps visit the area in
question, relating to the current parking situation.
He. further suggested that additional information be
obtained relating to the parking requirements of the
other planned communities within the city.
-32-
C�MN6 • February 9, 1984 • MINUTES
Ck CityofNeNWt Beach
Iaol.t. CAU mIDE>c
Chairman King suggested that information be obtained
relating to the parking requirements across the street
in MacArthur Court and the surrounding area, in order
to be consistent in the review. He stated that- the '
Commerce Bank is located directly behind the subject
site and stated that last year the parking was,
restricted on the lot for employee parking with a gated
entry. He expressed his concern that this is a five
story office building and that there is only a small
area on the southeast .side of the building for public
parking. He stated this situation may be contributing
to the parking congestion in the area and suggested
that this concern be addressed. Commissioner Balalis
concurred.
Mr. Neisb stated that they are not advocating that a
full study be made relating to the parking requirements
for the entire City. He stated that their request is
based upon the data pertaining solely to their
property. ,Re stated that the proposed request must be
kept in its proper perspective when considering the
parking requirements of other areas within the City.
Motion X Motion was made to continue this item to the Planning
Ayes X X X I X X Commission Meeting of February 23, 1984, in order to
Noes X obtain the requested information, which MOTION CARRIED.
A. General Plan Amendment No. 83-1(c) (Public Nearing) item #4
Request an amendment to the Newport Beach General Plan
for property located adjacent to Medical Lane, so as to
redesignate said property' from "Multiple Family
Residential" uses to "Administrative, Professional and GPA 83-1(c)
Financial Commercial" uses, and the acceptance of an A 601
environmental document. TS
T 11018
PROPONENT: Neltser Enterprises, Los Angeles DP 3081
INITIATED BY: The City Of Newport Beach
AND
-33-
W + �
A Weatu Nagee and AabaiaW
TRAFFIC a TRANSPORTATION ENGINEERING,
December 19, 1983
Ms. Marie Gilliam
1825 Westcliff, Suite 177
Newport Beach. CA 92660
Dear Ms. Gilliam:
In response to your request, we have reviewed parking requirements for the
1100 Quail Street proposal in the City of Newport Beach. The review was
completed to assist in evaluating parking needs for the expansion of the
existing office building.
The existing building at 1100 Quail contains 23,300 gross square feet and
has parking provisions for 94 vehicles. This parking supply includes one
handicapped space and no samllicae spaces. The proposed expansion would
add 5,243 gross square feet" to the existing building; however, no additional
parking is proposed.
In order to determine existing parking demands, field studies were conducted
on two morning periods and two afternoon periods. These field studies in-
cluded the1100 Quail building and the two adjacent buildings. The results
of the field studies are summarized in Table 1 . For comparison purposes,
ratios of parking demand per 1,000 square feet of gross building area were
calculated and are included in Table 1. While building occupancy data are
not available, it was noted that the 1200 Quail building did not have an
advertisement for available space. -
Review of Fable 1 indicates that current parking demand ratios vary from 1 .8
to 3.7 spaces" per 1,000 square feet of .gross building area. The average ratio
was 2.7 for all three buildings. Current parking demands for the 1100 Quail
building were also found to be lower than either of the adjacent buildings.
2551 EAST CHAPMAN AVENUE SUITE 110 • FULLERTON. CALIFORNIA 92531 • 1714) 871.2931'
-3-
The proposed expansion of the 1100 Quail building would increase the gross
building area to 28,543 square feet- If the 94 parking spaces remain to
serve the expanded building, a ratio of 3.3 spaces per 10000 feet of gross
building area would exist. This ratio is above the current observed average
and below the observed peak. These comparisons would indicate that the
existing parking supply will be adequate to accommodate the expanded faci-
lity. It is recommended that consideration be given to providing some
small car spaces to increase the supply. This would allow for fluctuations
in demands due to various tenants over a period of time.
In summary, the proposed parking ratio for the expanded 1100 Quail building
would be above the average found for the area arid less than the observe peak
ratio. Since there are no small car spaces at present,.it is reamaerid that the existing layout be reviewed for the potential of increasicang theed
Parking supply with small car spaces. An incredse would Prdvide for 1►oten-
• tial increases and demand fluctuations due to varying building occupants.
We trust that this review will be of assistance to you. If you have any questions
or require additional information, please contact us.
Respectfully submitted,
WESTON PRINGLE 8 A F
OCIATES
-Weston S. Pringle, P.E.
Registered Professional Engineer
State of California Numbers C16828 8 T11565
WSP:bas
#83400
Table 1
PARKING SURVEY SUMMARY
1100 Quail
1000 Quail 1) 1100 Quail (2) 1200 uail )
DATE TIMEVehicles atio e c es atio epic es atio 3
12/12/83 2:15 PM 91 3.7 52 2.2 46 2.6
1
12/13/83 10:05 AM 77 3.2 53 2.3 47 2.7
12/13/83 3:10 PM 83 3.4 43 1.8 41 2.3
12/14/83 10:00 AM 81 3.3 53 2.3 55 3.1
(1) Based upon 24,899 square feet. j
Q) Based upon 23,300 square feet.
(3) Based upon 17,668 square feet.
TABLE F
1100 A REET
PARKING UTILIZATION =VEY
1000 Quail St. 1100 Quail St. 1200 nail St.
Date at o i �ati'o71000 _ Ratio/1000
Surveyed Time Vehicles Net Sq.Ft. Vehicles Net Sq.Ft. Vehicles , Net Sq.Ft.
12/12/83 2:15 PM 91 3.9 52 2.6 46 2.8
12/13/83 10:05 AM 77 3.3 53 2.6 47 2.8
12/13/83 3:10 PM 83 3.5 43 2.1 41 2.5
12/14/83 10:00 AM 81 3.5 53 2.6 55 3.3
1 - Parking utilization ratio based upon a 6% conversion of gross square footage to net. This is the ratio
established by the proposed project (1100 Quail Street).
SOURCES: Weston Pringle & Associates, December 19, 1983
— Marie E. Gilliam, AICP, January 1984
• . 2/1/84
1100 QUAIL STREET BUILDING
Tentant Analysis
i of Tenants Leased
Tenant Suite sq. Ft. Employ. Since Until
1. Executive Suite 100 & 200 5,472 18
2. Delores Parra 101 408 2 9/74
�3. Corporate Finance 102 408 1 8/82 Mo.-Mo.
4. Wanefield S Assoc. 103 280 3 5/81 7/84
S. Quasar Systems 104 432 2 1/82 1/85
6. Western Energy 105 480 2 4/82 2/84
7. Vacant 107 560
8. William Robinson 108 600 3 12/82 MO.-MO.
9. Meridian Medical 109 240 2 12/83 12/84
10. Champion Spark Plugs 110 796 3 10/82 10/85
11. Dr. Charles Galbo 111 240 1 12/83 12/84
12. R. Dickson 114 544 2 I 3/82 Mo.-Mo.
13. The Marshall Group 117 840 3 11/83 11/84
14. Vacant 201 408
15. Vacant 202 408
16. Keyth Hart, Inc. 203 480 2 9/82 8/84
17. Newport Commodities 204. 1,064 5 8/80 8/84
18. Quantum 205 S32 2 2/84 2/8S
19. Dennis Ricketts F, Assoc. 206 372 2 7/83 7/84
20. Vlcek $ Co. 208 840 2 7/82 Mo.-Mo.
21. C. Whitney 209 672, 2 = 9/82 9/84
22. Future Cost Analysts 210 556 4/83 4/8S
23. Future Cost Analysts 211 $ 215 960 3 4/83 4/85
24. The Muller Company 217 1,404 5 5/83 5/86•
Total Sq. Ft. (less 160 sq. it. for conference room) 18,996 sq. ft.
Total Net Leased = 17,620 gq. ,ft.
Total Vacant 1,376 sq. ft..,
240 sq. ft. - S60 sq. ft. :i 15'
S61 sq. ft. - 1,000 sq. ft. - 6
1,000+ sq. ft. = 3
4. may.
ATY OF NEWPORT BACH
COUNCIL MEMBERS MINUTES
\CAL
��G� 9,9 3�n� Git's, April 9, 1984fNDEX
ROLL
"Recreational and Marine
Commercial," initiated by the City
of Newport Beach, for the purpose
of consistency with the Certified
Land Use Plan of the Newport Beach
ocal Coastal Program; and the
} a ption of an Environmental
Doc \VE
D
TENTTRACT NO. 11937 - TMpTr 11937
A reivide 11.2 acres
of lngle lot for
resi \DEVELOP
poses so
as to allow the cn of a
154 unit residentpment.
(This project incNING PCA 605/
COMMISSION AMENDM5, AND TrfkStdy/
ALSO A TRAFFIC ST RsdntlODev
RESIDENTIAL COASTNT Prmtll9
PERMIT NO. 9, which have been
called up for City Council revi
and public hearing on April 23,
1984.) (Report from Planning
Department)
(b) PLANN•ING COMMISSION N AMENDMENT NO. PCA 597
997 - A request of QUAIL STREET ,
PARTNERS, Newport Beach, to amend
the previously-approved Newport
Place Planned Community District
Regulations so as to allow the
expansion of an existing office
building located in "Professional
and Business Office Sites 1 and 2"
and the acceptance of an
Environmental Document. (This
project also includes the NEW_PO_R_T NptPlTrfk
PLACE TRAFFIC PHASING PLAN Phsg Pln/
AMENDMENT N0.6, which has been Amnd#6
ca3`1`eaup for City Council_review
and public hearing on_ _ARril_,23,
1984 (Report from Planning
Department)
11. NONSTANDARD IMPROVEMENT AGREEMENT FOR A Permit/
DRIVEWAY AT 801 CLIFF DRIVE - Authorize Drvwy
the execution of a nonstandard (65)
rovement agreement for the
con ruction of a brick driveway in the
public ight-of-way. (Report from
Public W s)
12. RESUBDIVISION 0. 735 Approve a Resub 735
subdivision agre ent guaranteeing
completion of the p lic improvements
required with Resubdi sion No. 735;
authorize the Mayor and ty Clerk to
execute said agreement; an accept the
Volume 38 - Page 110
i
'9TY OF NEWPORT BIACN
COUNCIL MEMBERS MINUTES
\CAL
9� April 9, 1984ROLL INDEX
offer of dedication of an easement for
public emergency and security, ingress,
egress and public utility purposes over
Parcel 4. (Report from Public Works)
13 LIDO ISLE BRIDGE REHABILITATION CONTRACT Lido Is Brdg
NO. 2345 - Confirm Public Works Rehab
1 Department approval of additional work; C-2345
nd approve Budget Amendment 066 (38)
ransferring funds for the additional
w rk. (Report from Public Works)
14. LI E BALBOA ISLAND BRIDGE Little Bal
ILITATION CONTRACT NO. 2209 - Is Brdg Hebb
Conf rm Public Works Department approval C-2209
of a itional work; and approve Budget (38)
Amend at 065 transferring funds for the
additi al work. (See report with
Agenda tem F-13, above)
15. HARBOR P AMIT APPLICATION 0221-2806 BY Harbor Perm
GILLIS ANA DERBY, MARINE CONTRACTORS TO Apl#221-2806
REVISE CO RCIAL DOCKS BAYWARD OF 2806 (51)
and 2804 L AYETTE - Approve application
subject to a recommendations in the
staff report. (Report from Marine
Department)
16. NEWPORT OUTRI R CANOE CLUB - Approve Npt0trgr
request, subjec to the conditions of Canoe Clb
approval in the taff report, to store (51)
and launch outrig er canoes on the
public bay beach n ar .the street-end at
18th and Bay. (Re rt from Marine
Department)
17. Removed from the Cons at Calendar.
18. BUDGET AMENDMENTS - Fo approval: (25)
BA-064, $5,000 - Decreas in
Unappropriated Surplus a Increase in
Budget Appropriations, ad itional funds
needed for the proposed Ci y Hall/Lobby
refurbishment; Nondepartmen al-Special
Departmental Expense Fund.
BA-065, $16,000 - Transfer in Budget
Appropriations to provide for xtra work
authorized on Little Balboa Is ad
Bridge Rehabilitation, Contract o.
2209.
BA-066, $24,000 - Transfer in Bud t
Appropriations to provide for extr work
authorized on Lido Isle Bridge
Rehabilitation.
Volume 38 - Page 111
v
City Council Meeting April 9, 1984
Agenda Item No. F-10(b)
CITY OF NEWPORT BEACH
TO City Council
FROM: Planning Department
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
Request to approve an amendment to the Newport Place Traffic
Phasing Plan to permit the construction of additional office
space at 1100 Quail Street beyond that presently permitted by
the approved Traffic Phasing Plan. The proposal also includes a
modification to the Zoning Code so as to allow the use of
compact car spaces for a portion of the required off-street
parking.
AND
B. Amendment No. 597
Request to amend the previously-approved Newport Place Planned
Community District Regulations so as to allow the expansion of
an existing office building located in "Professional and
Business Office Sites 1 and 2," and the acceptance of an envi-
ronmental document.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No. 363) ,
located at 1100 Quail Street, on the northeasterly side of Quail
Street, between Westerly Place and Dove Street, in the Newport
Place Planned Community.
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
Applications
These are requests to permit the construction of an additional 1,091 sq.ft. of
office space within "Professional and Business Office Sites 1 and 2" in the
Newport Place Planned Community. In order to develop the site as proposed,
both the Newport Place Traffic Phasing Plan and the Newport Place Planned
Community District Regulations must be appropriately amended to reflect the
additional 1,091 sq.ft. of office space requested. A modification to the
Zoning Code so as to allow compact parking spaces is also requested. Traffic
Phasing Ordinance procedures are set forth in Section 15.40 of the Municipal
Code. Amendment procedures are set forth in Section 20.84 of the Code.
Modification procedures are set forth in Section 20.81 of the Code.
TO: City Council - 2.
Suggested Action
If desired, set for public hearing on April 23, 1984.
Planning Commission Recommendation
At its meeting of March 22, 1984, the Planning Commission voted unanimously to
recommend the approval of the subject applications.
Copies of the proposed amendment, the staff report, and an excerpt of the
Planning Commission minutes will be forwarded to the City Council at the time
of the hearing.
Respectfully submitted,
PLANNING DEPARTMENT
JAMES GD1.)HEWICKER, Director
By
WILLIAM R. LAYCOCK
Current Planning Admini trator
WRL/kk
Planning Commission Meeting March 8, 1984
Agenda Item No. 1
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
(Continued Discussion)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
additional office space at 1100 Quail Street beyond
that presently permitted by the approved Traffic
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The
proposal also includes a request to amend the
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental
document.
AND
C. Use Permit No. 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No.
363) located at 1100 Quail Street, on the northeasterly
side of Quail Street, between Westerly Place and Dove
Street, in the Newport Place Planned Community.
TO: Planning Commission -2.
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
Recommendation
The applicants have requested that this matter be continued to the
Planning Commission meeting of March 22, 1984, in order to .submit
revised project plans. Staff has no objections with the applicant's
request.
PLANNING DEPARTMENT
JAMES D. HEWICKER, DIRECTOR
� A - - At4p,— ,
B
Chris Gust' ,
Associate Planner
CG:tn
Planning Commission Meeting February 23, 1984
Agenda Item No. 1
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
(Continued Discussion)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
additional office space at 1100 Quail Street beyond
that presently permitted by the approved Traffic
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The
Pr posal also, . includes a request to amend the
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental
document.
AND
C. Use Permit No. 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each 225 sq. ' ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No.
363) located at 1100 Quail Street, on the northeasterly
side of Quail Street, between Westerly Place and Dove
Street, in the Newport Place Planned Community.
TO: Planning .Commission -2.
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
Recommendation
The applicants have requested that this matter be continued to the
Planning Commission meeting of March 8, 1984. Staff has no objections
with the applicant's request.
PLANNING DEPARTMENT
JAMES D. HEWICKER, D�IJRECTOR
BY___'`�r�� ""� Y Ac•
William R. Laycoc)c,
Current Planning Admini rator
WRL:kln
i
COMAMSSIONERS •
•. February 9, 1984 MINUTES
4 = a m City of Newport Beach
ROLL CALL INDEX
A. Newport Place Traffic Phasing Plan Amendment 'No. 6 Item #3
(D3scussion _ . .... - -
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
TPP #6
additional office space at 1100 Quail Street beyond
A 597
that presently permitted by the approved Traffic UP 3080
Phasing Plan:
AND
B. Amendment No. 597 (Continued Public Hearing)
All
Request to amend the previously approved Newport Place Continued
Planned Community District Regulations so as to allow to Febru-
the expansion of an existing office building located in any 23,
"Professional and Business Office Sites 1 and 2." The 1984
proposal also includes a request to amend the —
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental
document.
AND
C. Use Permit No. 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Parcel No. 1 of Parcel Map 48-11,
(Resubdivision No. 363) located at 1100
Quail Street, on the northeasterly side
of Quail Street, between Westerly Place
and. Dove Street, in the Newport Place
Planned Community.
-29-
` COMMISSIONERS • • MINUTES
February 9, 1984
�
a �7, 00 Cityof Newport Beach
O O
ROLL CALL INDEX
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
The public hearing opened in connection with this item
I and Mr. David Neish, of Urban Assist, Inc. ,
representing the applicant, appeared before the
Commission. Mr. Neish presented background information
on this request. He stated that in 1970 the Newport
Place Planned Community was the first commercial
planned community to be adopted by the City. He stated
that the parking requirement of one parking space per
every 250 square feet is the commonly accepted standard
for the commercial planned communities within the City
and throughout Southern California. He expressed the
concern that the Newport Place Planned Community is the
only area within the City where the parking requirement
is one parking space per every 225 square feet.
Mr. Neish distributed a tenant analysis for the 1100
Quail Street Building and stated that the facility is
currently 93.5 percent_occupied.
Motion Ayes X X X X Motion was made to allow Mr. Neish an additional five
Noes X minutes for his presentation, which MOTION CARRIED.
Abstain X Mr. Neish referred to the parking study which was
prepared for this item and stated that the study
indicates that the most vehicles observed at the site
was 53 vehicles, or 48 percent less than the
requirement of one parking space per every 225 square
feet. He stated that the parking study concludes that
the existing parking supply and the 25 percent compact
parking is adequate to accommodate the proposed
addition. He stated that each project should be judged
upon its own merit and requested approval of this item
as proposed.
Planning Director Hewicker discussed the proposed
request. He stated the Code provides through the
modification procedure, to change the office parking
requirement from one parking space per every 225 square
feet of net floor area down to one parking space per
every 250 square feet of net floor area. He stated
that perhaps it is the applicant's intent to ask for
the modification procedure to change the parking
requirement and eliminate the use permit request.
-30-
COMMISSIONERS i • MINUTES
February 9, 1984 II
n 7C
� r
� m m
u City of Newport Beach
ROLL CALL INDEX
Mr. Leon Klatzkin, owner of the building located at
1200 Quail Street, adjacent to the proposed request,
appeared before the Commission. He expressed his
concern that there is not sufficient parking in the
area and that persons utilizing the existing office
building park their vehicles in his parking lot and
cross through the shrubs to gain access to the existing
office building. He further expressed his concern that
it will be difficult to police the use of the compact
parking spaces. He stated that the types of tenants in
the existing office building create a heavy parking
demand.
In response to a question posed by Commissioner
Balalis, Mr. Klatzkin stated that his office building
contains 16,650 square feet and 75 parking spaces. Mr.
Klatzkin stated that he has excess parking spaces
because his tenants do not create a heavy parking
demand.
Chairman King referred to the tenant analysis sheet
distributed by Mr. Neish and stated that if all of the
tenant employees reported for work at the same time,
there would be a surplus of 27 parking spaces under the
existing parking requirement. Mr. Neish concurred and
stated that there are currently 92 parking spaces on
the site.
In response to a question posed by Commissioner
Balalis, Planning Director Hewicker stated that the
recent planned communities allow for an automatic 20 to
25 percent of compact parking spaces. However, he
stated that this particular planned community was one
of the first adopted and the provision for compact
parking spaces was not included. He stated that staff
is comfortable with the provision of 25 percent compact
parking spaces.
Mr. Richard Gardner, owner of two office buildings
adjacent to the proposed request, stated that his
buildings provide 4 spaces per 1,000 'square feet as the
parking requirement. He expressed his concern with the
increase of parking congestion in the area and stated
that his parking lots are constantly full. He stated
that reducing the parking requirement will be a
detriment to the surrounding area.
-31-
COMMISSIONERS 0 MINUTES
February 9, 1984
o x �
v � m
a � o u Cityof Newport Beach
m -
ROLL CALL INDEX
In response to a question posed by Commissioner
Winburn, Planning Director Hewicker stated that the
proposed expansion of the existing office building will
not exceed 6,600 square feet.
Mr. Neish stated that the types of clientele attracted
to this specific office building would not generate a
large amount of employees and therefore would not
impact the parking. He stated that the environmental
document and the traffic analysis prepared on this item
indicates that the proposed project will not have a
significant environmental impact.
Mr. Klatzkin stated that he is not only concerned with
the parking needs of the employees of the office
building, but also with parking needs of the clients
which would be generated by the office uses.
In response to a question posed by Commissioner Person,
Mr. William Laycock, Current Planning Administrator,
stated that Exhibit "A" contains findings and
conditions which would approve the additional square
footage, maintaining one parking space per every 225
square feet of net floor area.
In response to a question posed by Commissioner
Balalis, Planning Director Hewicker stated that there
are currently a variety of parking requirements for
office uses within the City. He also discussed the
"pool parking" concept which has been utilized in
Newport Center and Koll Center.
Commissioner Balalis asked if this request were to be
analyzed under a new planned community today, what
parking requirements would be recommended. Planning
Director Hewicker stated that until he could be
convinced what is causing the change in the parking, he
would recommend that one parking space per 225 square
feet of net floor area for office development be
utilized.
Commissioner Balalis suggested that additional time be
granted to review and perhaps visit the area in
question, relating to the current parking situation.
He further suggested that additional information be
obtained relating to the parking- requirements of the
other planned communities within the City.
-32-
comMSSIONERS • . • MINUTES
February 9, 1984
v
m m
m 4 City of Newport Beach
ROLL CALL INDEX
Chairman King suggested that information be obtained
relating to the parking requirements across the street
in MacArthur Court and the surrounding area, in order
to be consistent in the review. He stated that the
Commerce Bank is located directly behind the subject
site and stated that last year the parking was
restricted on the lot for employee parking with a gated
entry. He expressed his concern that this is a five
story office building and that there is only a small
area on the southeast side of the building for public
parking. He stated this situation may be contributing
to the parking congestion in the area and suggested
that this concern be addressed. Commissioner Balalis
concurred.
Mr. Neish stated that they are not advocating that a
full study be made relating to the parking requirements
for the entire City. He stated that their request is
based upon the data pertaining solely to their
property. He stated that the proposed request must be
kept in its proper perspective when considering the
parking requirements of other areas within the City.
Motion X Motion was made to continue this item to the Planning
Ayes X X X I X X Commission Meeting of February 23, 1984, in order to
Noes X obtain the requested information, which MOTION CARRIED.
A. General Plan Amendment No. 83-1(c) (Public Hearing) Item #4
Request an amendment to the Newport Beach General Plan
for property located adjacent to Medical Lane, so as to
redesignate said property' from "Multiple Family
Residential" uses to "Administrative, Professional and GPA 83-1(c)
Financial Commercial" uses, and the acceptance of an A Gol
environmental document. TS
T 11018
PROPONENT: Heltzer Enterprises, Los Angeles UP 3 881
INITIATED BY: The City of Newport Beach
AND
-33-
PlanningCommission Meeting February 9 1984
g Y
Agenda Item No. 3
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
(Discussion)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
additional office space at 1100 Quail Street beyond
that presently permitted by the approved Traffic
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The
proposal also includes a request to amend the
requirements for off-street parking for office uses
from one parking space per 225 sq, ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental
document.
AND
C. Use Permit No. 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each - 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft, of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No.
363) located at 1100 Quail Street, on the northeasterly
side of Quail Street, between Westerly Place and Dove
Street, in the Newport Place Planned Community.
s
TO: PlaA$ng Commission -2.
ZONE: P-C
APPLICANT: Quail Street Partners, Newport Beach
OWNER: Same as applicant
Applications
These are requests to permit the construction of an additional 6,588
sq.ft. of office space within "Professional and Business Office Sites
' 1 and 2" in the Newport Place Planned Community. In order to develop
the site as proposed, both the Newport Place Traffic Phasing Plan and
the Newport Place Planned Community District Regulations must be
appropriately amended to reflect the additional 6,588 sq.ft. of office
space requested. Further, the applicants are requesting that those
portions of the Newport Place Planned Community District Regulations
related to parking requirements be amended so as to permit a reduction
in the parking standard from one space for each 225 sq.ft, of floor
area to one space for each 300 sq.ft, of floor area, subject to the
approval of a Use Permit in each case. Approval of a use permit is
also requested pursuant to the proposed amendment to the Planned
Community District Regulations so as to permit one parking space for
each 283 sq.ft. of net floor area. A modification to the Zoning Code
so as to allow compact parking spaces is, also requested. Traffic
Phasing Ordinance procedures are set forth in Section 15.40 of the
Municipal Code. ,Amendment procedures are set forth in Section 20.84 of
the Code. Use Permit procedures are set forth in Section 20.80 of the
Code. Modification procedures are set forth in Section 20.81 of the
Code.
Environmental Significance
An Initial Study has been prepared for the proposed development
pursuant to the California Environmental Quality Act and City Council
Policy K-3. Based upon information contained in the Initial Study, it
has been determined that the project will not result in a significant
effect on the environment. A Negative Declaration has been prepared
and is attached for Planning Commission review and consideration.
Conformance with the General Plan
The Land Use Element of the General Plan designates the site for
"Administrative, Professional, and Financial Commercial" uses. The
proposed development is consistent with this land use designation.
Subject Property and Surrounding Land Use
The subject property is currently developed with a two story office
building and related off-street parking area. The site is surrounded
in all directions by other commercial uses in the Newport Place
Planned Community.
I
TO: Aming Commission -3.
Background
At its meeting of November 27, 1978, the City Council adopted
Resolution No. 9472 amending the development standards of various
Planned Communities, including Newport Place, to require the
preparation of Traffic Phasing Plans consistent with the Circulation
Element of the General Plan.
At its meeting of March 12, 1979, the City Council approved the
Traffic Phasing Plan for the remaining allowable development on vacant
parcels in the Newport Place Planned Community, pursuant to Resolution
No. 9472.
Subsequently, the approved Traffic Phasing Plan has been amended five
times, as noted in the following outline:
Boyle Engineering - 1501 Quail Street
add 12,000 sq.ft. (net) for occupancy in 1981
Lucas Development Co. - 1101 Quail Street
add 17,000 sq.ft. (net) for occupancy in 1981
Far West Savings and Loan - 4100 Mac Arthur Blvd.
add 17,000 sq.ft. (net) for occupancy in 1982
University Athletic Club - 1701 Quail Street
add 516 sq.ft. conference room
Sheraton Hotel - 4545 Mac Arthur Blvd.
add 185 rooms for occupancy in 1985
Analysis
The following outline reflects the major physical characteristics of
the proposed development:
LOT SIZE: 1761 (w) x 285' (d) 50,160 sq.ft. (1.151 ac.)
SETBACKS: REQUIRED PROPOSED
Front: 30' 30'
Sides: 0' 50' North
50' South
Rear: Of 131±
BUILDABLE AREA: 44,880 sq.ft.
NET FLOOR AREA:
Existing: 20,284 sq.ft.
Proposed: 26,872 sq.ft.
GROSS FLOOR AREA:
Existing: 21,212 sq.ft.
Proposed: 27,770 sq.ft.
TO: Pling Commission -4.
FLOOR AREA RATIO:
Existing: .42 x buildable area
Proposed: .55 x buildable area
BUILDING HEIGHT:
Existing: 33176"
Proposed: 33'-6"
OFF STREET PARKING:
Required: 1 space/225 sq.ft. , or 120 spaces
Proposed: 1 space/283 sq.ft. , or 95 spaces
Standard spaces: 68
Handicapped spaces: 3
Compact spaces: 24, or 25% of the total number of spaces.
This is consistent with other projects approved
by the Planning Commission.
Maximum Floor Area Permitted Use Parking Constraints:
95 spaces x 225 sq.ft. = 21,375 sq.ft. of net floor area.
Amendment,No. 6 to the Traffic Phasing Plan
The applicants are requesting approval of a traffic study and
amendment to the previously approved Newport Place Traffic Phasing
Plan. The applicants propose to add 6,588 sq.ft. of net floor area on
a developed site that has been identified in the Newport Place Traffic
Phasing Plan as having no more development rights.
A Traffic Study was prepared for this proposal by Weston Pringle and
Associates to assess potential impacts of the project on the existing
circulation system. For purposes of this analysis, the City Traffic
Engineer identified 11 intersections as potentially impacted by
development in the project area, and provided estimated volumes of
existing daily traffic and ICU (Intersection Capacity Utilization)
values for the roadway system in the project vicinity. In addition to
project-related traffic generation, this analysis included committed
project traffic and regional growth traffic as required. This
analysis indicated that none of the 11 intersections identified by the
City Traffic Engineer would be impacted by the proposed project. As a
result, no detailed intersection analyses are required.
The applicants have indicated that should the proposed expansion be
approved, it is their intention to occupy the expansion space as soon
as possible.
Amendment No. 597
There are two elements to the requested amendment to the Newport Place
Planned Community Development Standards. The first portion involves
adding the additional 6,588 sq.ft. of floor area to the total amount
permitted in "Business and Professional Office Sites 1 and 2." As
previously indicated, a traffic analysis was conducted for this
request and it has been determined that the project will not impact
TO: Ping Commission -5. •
any of the 11 critical intersections identified by the City Traffic
Engineer. Staff therefore has no objections to the applicants'
request to add the additional square footage as proposed.
Staff does, however, have several concerns regarding the applicants'
proposal to amend that section of the Newport Place Planned Community
Development Standards pertaining to off-street parking.
Currently, for office uses, off-street parking must be provided at a
ratio of one space for each 225 sq.ft. of net floor area. The parking
requirement may be lowered to one space for each 250 sq.ft. of net
floor area upon review and approval of the Modifications Committee.
The applicants are requesting that the Planned Community Development
Standards be further amended to add language •whereby a parking ratio
of one space for each 300 sq.ft. of floor area would be permitted upon
securing a use permit in each case.
Staff is opposed to this portion of the requested amendment for
several reasons. The primary reason for establishing the parking
ratio of one space for each 225 sq.ft. of floor area in the Newport
Place Planned Community was because there is no on-street parking
permitted in the Planned Community, thereby eliminating any potential
overflow parking.
Further, the majority of building sites in Newport Place are small
parcels with physical barriers such as landscaping separating the
sites. .Inasmuch as there are few reciprocal parking or circulation
agreements between the property owners, staff is of the opinion that
each site should accommodate all employees and visitors vehicles on-
site.
In the majority of commercial districts throughout the city, a minimum
of one parking space for each 250 sq.ft. of floor area is permitted.
This is an acceptable standard nationwide, and generally provides
adequate parking, especially in those areas where on-street parking is
available or in the areas where reciprocal parking agreements are in
effect.
Under the "parking pool" concept permitted under Section 20.30.035 C.
of the Municipal Code, a parking ratio of one parking space for each
250 sq.ft. of floor area is required for the first 125,000 sq.ft. of
office net floor area. This results in parking areas with a minimum
of 500 parking spaces prior to allowing "pool parking". The next
300,000 sq.ft. of net floor area permits -a parking ratio of one space
for each 300 sq.ft. of floor area. For any additional floor area, one
parking space for each 350 sq.ft. of net floor area is permitted. For
pools based on more than 425,000 sq.ft. of net floor area, the
Planning Commission may modify the parking formula by use permit,
based on a demonstrated formula. There are several areas in Newport
Center and Koll Center where this "parking pool" concept has been
applied, and by virture of the large number of parking spaces,
adequate parking exists.
TO: Plc*ng Commission -6.
Since the establishment of the Newport Place Planned Community and the
adoption of the Development Standards, only three Modifications have
been approved for reduction in the parking standard. Modification No.
757, approved at the Modifications Committee meeting of December 26,
1973, permitted a parking ratio of one space for each 233 sq.ft. of
floor area. This resulted in a reduction of eight spaces which was
considered minor in nature, and would provide better on-site vehicular
circulation. Modification No. 2535, approved at the Modifications
Committee meeting of May 6, 1980, permitted a parking ratio of one
space for each 250 sq.ft. The primary factor in approving this
request was that a very large employee cafeteria existed on the second
floor and there were other non-office areas throughout the building.
it was determined that these areas would not generate additional
employees or vehicles, and that a reduced parking ratio was justified.
Modification No. 2839, approved at the Modifications Committee meeting
of March 22, 1983, permitted a parking ratio of one space for each 250
sq.ft, of floor area at a site bounded by Westerly Place, Quail
Street, Birch Street, and Dove Street. It was determined in this case
that the entire site was under one ownership, all of the parking
spaces (979 spaces) were accessible to all employees and visitors, and
significant portions of the structures were devoted to warehouse
space. All other requests for approval of modifications to reduce the
required off-street parking to one space for each 250 sq.ft have been
denied.
The applicants are requesting approval of a use permit to establish a
parking ratio of one space for each 283 sq.ft. of net floor area for
the subject property, subject to the approval of the .proposed
Amendment No. 597 and Use Permit No. 3080. In order to justify the
request, the applicants had a parking analysis performed for the
subject building by Weston Pringle and Associates, which is in the
Initial Study, attached for Commission review. Two adjacent office
properties on either side, of the proposed project were also surveyed
for comparative purposes. Field studies were conducted during two
morning periods and two afternoon periods only. It is important to
note that the analyses do not indicate the building occupancy data,
the number , of employees, or other pertinent data, but simply the
number of vehicles parked in the parking areas. A ratio was
established using the estimated square footage of each building and
the number of vehicles parked at each location.
Staff is of the opinion that this portion of the amendment request is
based partially on the desire for a larger building on the subject
property where a finite amount of parking can be provided. Further,
approval of this amendment and use permit.will establish a precedent
for other developments in Newport Place, that could result in a lack
of parking available throughout the Newport Place Planned Community.
As previously indicated, staff believes the current parking standards
in the various Planned Community Districts where one space for each
225 sq.ft. is required, and in the commercial districts where one
space for each 250 sq.ft is required, are minimum standards. These
standards are also fairly consistent nationwide. Should the Planning
Commission feel that there is merit in the request to provide a lower
amount of off-street parking than currently required, staff is of the
TO: PAing Commission -7. .
opinion that a comprehensive, city-wide parking analysis should be
conducted. Staff does not feel that the two day parking analysis
conducted for this project provides a clear picture of the parking
needs at the subject property.
Staff is of the opinion that a parking ratio of one space for each 225
sq.ft. of net floor area should be required for the proposed
development on the subject property. No evidence has been submitted
that would justify any lower parking standard than that required by
the Planned Community Development Standards.
Staff has no objections to a maximum of 25 percent compact parking
spaces. This is also consistent with previous actions for similar
developments.
Staff Recommendation
Staff recommends that approval of Amendment No. 6 to the Newport Place
Traffic Phasing Plan and has provided the necessary findings for
approval in Exhibit "A". Exhibit "A" also contains findings and
conditions of approval pertaining to that portion of Amendment No. 597
which staff has no objections; specifically, the additional square
footage added to the maximum amount allowable in "Professional and
Business Offices Sites 1 and 2". In addition, Exhibit "A" also
contains findings and conditions of approval for Use Permit No. 3080
in conjunction with the use of compact car spaces on-site.
As previously indicated, staff is opposed to that portion of the
amendment request wherein the parking standards could be lowered to
one space for each 300 sq.ft. of net floor area upon approval of a use
permit. Should the Planning Commission concur with staff's
recommendation, the Findings and Conditions of approval of Amendment
No. 6 to the Newport Place Traffic Phasing Plan and Amendment No. 597,
and Use Permit No. 3080 area set forth in Exhibit "A". However,
should .the Planning Commission desire to approve these applications as
requested, then the findings and conditions of approval as set forth
in Exhibit "B" are suggested.
PLANNING 'DEPARTMENT
JAMELHEIC11ER, Director
By
C ris Gusti ,
Associate Planner
CG:tn
Attachments: Exhibit "A"
Exhibit "B"
vicinity Map
Initial Study containing Traffic Study and
Parking Analysis
Negative Declaration
Revised pages - P-C Regulations
Plot Plan, Floor Plan and Elevations
TO: P116ing Commission -8. 0
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL
AMENDMENT NO. 6 to the NEWPORT PLACE
TRAFFIC PHASING PLAN and
AMENDMENT NO. 597 and
FINDINGS AND CONDITIONS OF APPROVAL
FOR USE PERMIT NO. 3080
Environmental Document:
FINDINGS:
1. That an Initial Study and Negative Declaration
have been prepared in compliance with the
California Environmental Quality Act and that
their contents have been considered in the
decisions on this project.
2. That based upon the information contained in the
environmental document, the proposed project will
not have a significant environmental impact. The
project incorporates sufficient mitigation
measures so that any presently anticipated
negative environmental effects of the project
would be eliminated.
Traffic Phasing Plan
FINDINGS:
1. That environmental documentation on this proposed
project has been prepared in compliance with the
California Environmental Quality Act and City
Policy K-3 and that its contents have been
considered in decisions on this project.
2. That the Phasing Plan is consistent with the
Newport Beach General Plan and the Planned
Community Development Plan for Newport Place.
3. That based on the Phasing Plan and supporting
information submitted therewith, there is a
reasonable correlation between projected traffic
at time of completion and the capacity of affected
intersections.
TO: P.&ing Commission -9. •
Amendment No. 597
FINDINGS:
1. That the request to add 6,588 sq.ft. to the total
permitted building area is consistent with the
Newport'Beach General Plan.
2. That based upon the information contained in the
Traffic Study, the proposed additional building
area will not result in an adverse impact to the
existing circulation system in the 'vicinity of the
subject property.
3. That the proposed parking standard of one parking
space for each 300 sq.ft. of floor area upon
securing a Use Permit is contrary to sound
planning principles and will result in a shortage
of parting spaces in the Newport Place Planned
Community.
Use Permit Np. 3080
FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan. However, the
reduced parking standard is not compatible with
the surrounding land uses that provide adequate
off-street parking.
2. Adequate off-street parking will not be available
for the proposed uses on the site.
3. The proposed number of compact car spaces
constitutes 25 percent of the parking requirements
which is within limits generally accepted by the
Planning Commission relative to previous similar
applications.
A. That as conditioned, the establishment,
maintenance or operation of the use of the
property or building will not, under the
circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use or be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City, and further that the proposed
modification to permit a maximum of 25 percent
compact parking spaces is consistent with the
legislative intent of Title 20 of the Municipal
Code.
TO: Plal*ng Commission -10.
CONDITIONS:
1. That parking be provi4ed at a ratio of at least
one parking space for each 225 sq.ft. of net floor
area.
2. That a maximum of 25 percent of the parking spaces
be compact size spaces.
3. All mechanical equipment and trash areas shall be
screened from public streets, alleys, or adjoining
properties.
4. The following disclosure statement of the City of
Newport Beach's policy regarding. the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which 'may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, his heirs, successors and assigns, herein,
acknowledge that:
a.) The John Wayne Airport may not be able to
provide adequate air service for business
establishments which rely on such service;
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach to phase out or limit jet
air service at the John Wayne Airport.
5. Prior to issuance of any building permits
authorized by the approval of this use permit, the
applicant shall deposit with the City Finance
Director the sum proportional to the percentage of
future additional traffic related to the project
in the subject area, to be used for the
construction of a sound attenuation barrier on the
westerly side of Jamboree Road between-East Bluff
Drive and Ford Road, and along the southerly side
of Pacific Coast Highway adjacent to Irvine
Terrace and in West Newport.
TO: P0ning Commission -11. •
6. Development of the site may be subject to a
grading ,permit to be approved by the Building and
Planning Departments.
7. The' Fire Department shall review design plans to
ensure adequate access and emergency exists.
8. The final layout and composition of surface
parking shall be subject to the review and
approval of the City Traffic Engineer and the
Planning Department.
9. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
10. Parking arrangements during the construction
period shall be approved by the City Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
11. The project shall contribute a sum equal to its
"fair-share" of future circulation system
improvements, as shown on the City's Master Plan
of Streets and Highways.
TO: Pl*ng Commission -12.
EXHIBIT "B"
FINDINGS AND CONDITIONS OF APPROVAL
AMENDMENT NO. 6 to the NEWPORT PLACE
TRAFFIC PHASING PLAN' and
AMENDMENT NO. 597 and
FINDINGS AND CONDITIONS OF APPROVAL
FOR USE PERMIT NO. 3080
Amendment No. 597
FINDINGS:
1. That the request to add 6,588 sq.ft. to the total
permitted building area is consistent with the
Newport Beach General Plan.
2. That based upon the information contained in the
Traffic Study, the proposed additional building
area will not result in an adverse impact to the
existing circulation system in the vicinity of the
subject property.
3. That the Planning Commission or City Council upon
review or appeal, shall determine, based upon the
circumstances of the particular case, whether a
parking standard of one spaces for each 300 sq.ft.
of floor area is appropriate, and shall approve or
deny a use permit accordingly.
Use Permit No. 3080
FINDINGS:
1. That the proposed use is consistent with the Land
Use Element of the General Plan and is compatible
with surrounding land uses.
2. That the establishment, maintenance, or operation
of the use of the property, or building will not,
under the circumstances of the particular case, be
detrimental to the health, safety, peace, comfort
and general welfare of persons residing or working
in the neighborhood of such proposed use or be
detrimental or injurious to property and
improvements in the neighborhood or the general
welfare of the City, and further that the proposed
modification to permit a maximum of 25 percent
compact parking spaces is consistent with the
legislative intent of Title 20 of the Municipal
Code.
TO: Ping Commission -13.
3. Adequate off-street parking and related vehicular
circulation are being provided in conjunction with
the proposed development.
4. The proposed number of compact car spaces
constitutes 25 percent of the parking requirements
which is within limits generally accepted by the
Planning Commission relative to previous similar
applications.
5. The approval of Use Permit No. 3080 will not under
the circumstances of this case be detrimental to
the health, safety, peace, morals, comfort and
general welfare of persons residing and working in
the neighborhood or be detrimental or injurious to
property or improvements in the neighborhood or
the general welfare of the City.
CONDITIONS:
1. That development shall be in substantial
conformance with the approved plot plan, floor
plans, and elevations, except as may be noted
below.
2. That a maximum of 26,872 sq.£t. of net floor area
be permitted on the subject property.
3. That a parking ratio of one space for each 283
sq.ft. of net floor area be permitted on the
subject property'.
4. That the on-site vehicular and pedestrian
circulation systems and parking lot plan be
approved by the City Traffic Engineer.
4. All mechanical equipment and trash areas shall be
screened from public streets, alleys, or adjoining
properties.
5. The following disclosure statement,of the City of
Newport Beach's policy regarding the John Wayne
Airport shall be included in all leases or
sub-leases for space in the project and shall be
included in any Covenants Conditions, and
Restrictions which may be recorded against the
site.
DISCLOSURE STATEMENT
The lessee, 'his heirs, successors and assigns, herein,
acknowledge that:
To: Pla.ng Commission -14.
a.) The John Wayne Airport may not be able to
provide adequate air service for business
establishments which rely on such service;
b.) When an alternate air facility is available,
a complete phase out of jet service may occur at
the John Wayne Airport;
c.) The City of Newport Beach will continue to
oppose additional commercial area service
expansions at the John Wayne Airport;
d.) Lessee, his heirs,, successors and assigns,
will not actively oppose any action taken by the
City of Newport Beach to phase out or limit jet
air service at the John Wayne Airport.
6. Prior to issuance of any building permits
authorized by the approval of this use permit, the
applicant shall deposit with the City Finance
Director the sum proportional to the percentage of
future additional traffic related to the project
in the subject area, to be used for the
construction of a sound attenuation barrier on the
westerly side of Jamboree Road between East Bluff
Drive and Ford Road, and along the southerly side
of Pacific Coast Highway adjacent to Irvine
Terrace and in West Newport.
7. Development of the site may be subject to a
grading permit to be approved by the Building and
Planning Departments.
8. The Fire Department shall review design plans to
ensure adequate access and emergency exists.
9. The final layout and composition of surface
parking shall be subject to the review and
approval of the City Traffic Engineer and the
Planning Department.
10. Handicap and compact parking spaces shall be
designated by a method approved by the City
Traffic Engineer and the Planning Department. The
quantity and design of such spaces shall comply
with all City Codes.
11. Parking arrangements during the construction
period shall be approved by the City Planning
Department and the Traffic Engineer prior to the
issuance of any grading and/or building permits.
•12. The project shall contribute a sum equal to its
"fair-share" of future circulation system
improvements, as shown on the City's Master Plan
of Streets and Highways.
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NEGATIVE DECLARATION •
TO: ] Secretary for Resources FROM: • Planning 'Department
1400 -Tenth Street City of Newport Beach
Sacramento, CA 95814 3300 Newport Boulevard
Clerk of the Board of Newport Beach, CA 92663
[�
Supervisors
P. 0. Box'687
Santa Ang. CA 92702
NAME OF PROJECT: Quail Street Partners BuildingE (N.P.T.P.P. Amend No. 6)
Expansion (Use Permit 3080 - A 597)
PROJECT LOCATION: 1100 Quail Street
PROJECT DESCRIPTION:
SEE ATTACHED
FINDING: Pursuant to the provisions of City Counpil Policy pertaining K-3 ertainin to
procedures and guidelines to implement the California Environmental Quality
Act, the Environmental Affairs Committee has evaluated the proposed project
and determined that the proposed project will not have a significant effect
on the environment.
MITIGATION MEASURES:
All Mitigation Measures are set forth in Appendix "B" of'the initial
'Study, and are incorporated herein by reference.
INITIAL STUDY PREPARED BY: City of Newport Beach -
INITIAL STUDY AVAILABLE FOR REVIEW AT: .3300 Newport Boulevard, Newport Beach, CA
DATE RECEIVED FOR FILING:
Fred Ta arico,
Environmental Coordinator
Date: January 19, 1984
r'.':tYvr►+,r�y"a;'(y' 4wi„
wa• . s�x
SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 6
(Discussion)
Request to approve an amendment to the Newport Place
Traffic Phasing Plan to permit the construction of
additional office space at 1100 Quail Street beyond
that presently permitted by the approved Traffic
Phasing Plan.
AND
B. Amendment No. 597 (Continued Public Hearing)
Request to amend the previously approved Newport Place
Planned Community District Regulations so as to allow
the expansion of an existing office building located in
"Professional and Business Office Sites 1 and 2." The
proposal also includes a request to amend the
requirements for off-street parking for office uses
from one parking space per 225 sq. ft. to one parking
space per 300 sq. ft. subject to the approval of a use
permit, and the acceptance of an environmental
document.
AND
C. Use Permit No., 3080 (Continued Public Hearing)
Request to consider a reduction of the number of
required off-street parking spaces from one parking
space for each 225 sq. ft. of net floor area to one
parking space for each 283 sq. ft. of net floor area.
The proposal also includes a modification to the Zoning
Code so as to allow the use of compact car spaces for a
portion of the required off-street parking in
conjunction with an addition to an existing office
building located in "Professional and Business Office
Sites No. 1 and 2", of the Newport Place Planned
Community.
LOCATION: Parcel No. 1 of Parcel Map 48-11, (Resubdivision No.
363) located at 1100 Quail Street, on the northeasterly
side of Quail Street, between Westerly Place and Dove
Street, in the Newport Place Planned Community.
5. Multi-Tenant Directory Sign:
One (1) directory sign listing only the name of the firms
or businesses on a site shall be ol[owed'. Said sign shall be
limited to a maximum height of twenty (20) feet. Panels
identifying each individual story shall be no longer than.
one (1) foot in width and five (5) feet in length.
6. Special Purpose Sign:
Subject to the standards established in Part 1, Section III,
Item C.4.
7. Construction Sign:
Subject to the standards established in Part 1, Section III,
Item C.6,
S. Future Tenant Identification:
Subject to the standards established in Part 1, Section III,
Item C.7.
Community Direction and/or Identification Sign:
Subject to the standards established in Part I, Section III,
Item C.8.
C. Sign Standards
Except as noted above, the some sign standards as outlined in
Sub-Section D, Section 111, Part I of this ordinance, shall
prevail for developments in this area.
D. Parking
1. Medical and Dental
Five (5) spaces for each doctor or one (1) space for each
200 square feet of gross floor area whichever is greater.
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. zhe parking requirement
mdy„be,JQwered to.ono 11-1-space- for- each. 300-tquard feet
Of net;,.fXo0*.area-upvn"revlev-arid apprdVaT•df 4tUt 'Permit. '
` /'
STATISTICAL ANALYSIS
PART 11. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES
A. Building Sites
Site 1 8, 2.... 38.5 acres
Site 3A........5.2 acres(5)
Site 4......... 9.0 acres
Site 5.........7.4 acres
Site 6 ... ..... 1.9 acres
Site 7........ 2.5 acres .......................... ........ 64.5 acres
B. Building Area
Site 1 $ 2 .... ,5 Feei!(S) 826,118 square feet
Site 3A ...... 115,530 square feet(5)
Site 4 ........201,180 square feet
Site 5 ....... 165,480 square feet
Site 6 ........ 42,420 square feet
Site 7......... 55,860squgre feet................. 1,400,000square feet
The following statistics are for information only. Development may
include but shall not be limited to the following.
C. Building Area
Story heights shown are on average building height. The
buildings within each parcel may vary within these ranges.
Site 1 & 2 .. ..819,530 square feet(5)
a. Two Story ............ ..... 9.41 acres ,
b. Three Story 6.27 acres
_ C. Four Story ................. 4.70 acres
— d. Five Story ................. 3.76 acres
= . e. Six Story ..:........... ....3.14 acres
Site 3A ....... 115,530 square feet(5)
a. Two Story ..................1.33 acres
b. Three Story.......... ....... .88 acres
C. Four Story ................. .66 acres
d. Five Story ........... ...... .53 acres
e. Six Story . .......... ....... .44 acres
f. Seven Story .........:...... .37 acres
g. Eight Story ................. .33 acres
- 2/l/84
1100 QUAIL STREET BUILDING
Tentant Analysis
# of Tenants Leased
Tenant Suite Sq. Ft. Employ. Since Until
1. Executive Suite 100 & 200 5,472 18
2. Delores Parra 101 408 2 9/74
3. Corporate Finance 102 408 1 8/82 Mo.-Mo.
4. Wanefield $ Assoc. 103 280 3 5/81 7/84
S. Quasar Systems 104 432 2 1/82 1/85
6. Western Energy 105 480 2 4/82 2/84
7. Vacant 107 560
8. William Robinson 108 600 3 12/82 Mo.-Mo.
9. Meridian Medical 109 240 2 12/83 12/84
10. Champion Spark Plugs 110 796 3 10/82 10/85
11. Dr. Charles Galbo ill 240 1 12/83 12/84
12. R. Dickson 114 544 2 3/82 Mo.-Mo.
13. The Marshall Group 117 840 3 11/83 11/84
14. Vacant 201 408
15. Vacant 202 408
16. Keyth Hart, Inc. 203 480 2 9/82 8/84
17. Newport Commodities 204 1,064 S 8/80 8/84
18. Quantum 205 532 2 2/84 2/85
19. Dennis Ricketts $ Assoc. 206 372 2 7/83 7/84
20. Vlcek $ Co. 208 840 2 7/82 Mo.-Mo.
21. C. Whitney 209 672 2 9/82 9/84
22. Future Cost Analysts 210 556 4/83 4/85
23. Future Cost Analysts 211 & 215 960 3 4/83 4/85
24. The Muller Company 217 1,404 5 5/83 5/86
Total Sq. Ft. (less 160 sq. ft. for conference room) = 18,996 sq. ft.
Total Net Leased = 17,620 sq. ft.
Total Vacant = 1,376 sq. ft.
240 sq. ft. - 560 sq. ft. = 15
561 sq. ft. - 1,000 sq. ft. = 6
1,000+ sq. ft. = 3
W + 6b •
s P A wealm P►ciHgee ad AaaaiaW
TRAFFIC & TRANSPORTATION ENGINEERING
December 19, 1983
Ms. Marie Gilliam
1825 Westcliff, Suite 177
Newport Beach, CA 92660
Dear Ms. Gilliam:
In response to your request, we have reviewed parking requirements for the
1100 Quail Street proposal in the City of Newport Beach. The review was
completed to assist in evaluating parking needs for the expansion of the
existing office building.
The existing building at 1100 Quail contains 23,300 gross square feet and
has parking provisions for 94 vehicles. This parking supply includes one
handicapped space and no samll car spaces. The proposed expansion would
add 5,243 gross square feet to the existing building; however, no additional
parking is proposed.
In order to determine existing parking demands, field studies were conducted
on two morning periods and two afternoon periods. These field studies in-
cluded the1100 Quail building and the two adjacent buildings. The results
of the field studies are summarized in Table 1 . For comparison purposes,
ratios of parking demand per 1 ,000 square feet of gross building area were
calculated and are included in Table 1 . While building occupancy data are
not available, it was noted that the 1200 Quail building did not have an
advertisement for available space.
Review of Table 1 indicates that current parking demand ratios vary from 1 .8
to 3.7 spaces per 1 ,000 square feet of .gross building area. The average ratio
was 2.7 for all three buildings. Current parking demands for the 1100 Quail
building were also found to' be lower than either of the adjacent buildings.
2651 EAST CHAPMAN AVENUE • SUITE 110 • FULLERTON, CALIFORNIA 92631 0 (714) 871-2931 '
-3-
The proposed expansion of the 1100 Quail building would increase the gross
building area to 28,543 square feet. If the 94 parking spaces remain to
serve the expanded building, a ratio of 3.3 spaces per 1 ,000 feet of gross
building area would exist. This ratio is above the current observed average
and below the observed peak. These comparisons would indicate that the
existing parking supply will be adequate to accommodate the expanded faci-
litY• It is recommended that consideration be given to providing some
small car spaces to increase the supply. This would allow for fluctuations
in demands due to various tenants over a period of time.
In summary, the proposed parking ratio for the expanded 1100 Quail building
would be above the average found for the area and less than the observe peak
ratio. Since there are no small car spaces at present,,it is recommended
that the existing layout be reviewed for the potential of increasing the
Parking supply with surall car spaces. An iocr•easc would provide for poten-
tial increases and demand fluctuations due to varying building occupants.
We trust that this review will be of assistance to you. If you have any questions
or require additional information, please contact us.
Respectfully submitted,
WESTON PRINGLE & A SOCIATES
-Weston S. Pringle, P.E.
Registered Professional Engineer
State of California Numbers C16828 & TR565
WSP:bas
#83400
Table 1
PARKING SURVEY SUMMARY
1100 Quail
1000 Quail T(1 ) 1100 uai] (2) 1200 uail (3)
DATE TIMEVehicles Ratio Vehic es Ratio Ve icles Ratio
12/12/83 2:15 PM 91 3.7 52 2.2 46 2.6
12/13/83 10:05 AM 77 3.2 53 2.3 47 2.7
12/13/83 3:10 PM 83 3.4 43 1 .8 41 2.3
12/14/83 10:00 AM 81 3.3 53 2.3 55 3.1
(1 ) Based upon 24,899- square feet.
(2) Based upon 23,300 square feet.
(3) Based upon 17,668 square feet.
TABLE F
1100 QUAIL STREET
PARKING UTILIZATION SURVEY
1000 Quail St. 1100 Quail St. 1200 Quail St.
Date Ratio/1000 Ratio/1000 Ratio/1000
Surveyed Time Vehicles Net Sq.Ft. Vehicles Net Sq.F.t. Vehicles Net Sq.Ft.
• 12/12/83 2:15 PM 91 3.9 52 2.6 46 2.8
12/13/83 10:05 AM . 77 3.3 53 2.6 47 2.8
12/13/83 3:10 PM 83 3.5 43 2.1 41 2.5
12/14/83 10:00 AM 81 3.5 53 2.6 55 3.3
1 - Parking utilization ratio based upon a 6% conversion of gross square footage to net. This is the ratio
established by the proposed project (1100 Quail Street).
SOURCES: Weston Pringle & Associates, December 19, 1983
Marie E. Gilliam, AICP, January 1984