HomeMy WebLinkAbout1777 - RECOMMEND APPROVAL OF CA__4200 CAMPUS DRIVERESOLUTION NO. 1777
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF CODE AMENDMENT NO. 2008 -002
ESTABLISHING THE INTERIM STUDY (IS) OVERLAY DISTRICT
AND STUDY PLAN (PA 2008 -124)
WHEREAS, an application was filed by Avis Rental Car LLC, with respect to property
located at 4200 Campus Drive, and legally described as Lot 23, Tract 3201, as shown on
Miscellaneous Map Recorded in Book 130, Pages 25 -30, requesting approval of a Code
Amendment to revise the Districting Map by applying the Interim Study (IS) Overlay District to
the current Administrative, Professional, Financial (APF) District on the subject property and
approval of a Study Plan; and
WHEREAS, a public hearing was held on January 8, 2008, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at this
meeting; and
WHEREAS, the updated General Plan ( "General Plan ") contains land use categories
inconsistent with those in the existing Zoning Code (Newport Beach Municipal Code Title 20);
and
WHEREAS, Section 10 of Resolution No. 2006 -76 directs the Planning Department to
begin the preparation of revised zoning and other ordinances necessary to implement the new
General Plan, accepting that applications will be made before the implementing ordinances are
in place; and
WHEREAS, Section 11 of Resolution No. 2006 -76 declares the General Plan the
officially adopted policy for the growth, land use, development and protection of Newport Beach
such that if it is in conflict with any other City ordinance or action the General Plan shall take
precedence; and
WHEREAS, the subject property is designated Airport Office and Supporting Uses (AO)
by the Land Use Element of the updated General Plan (General Plan) which is intended to
provide for the development of properties adjoining the John Wayne Airport for uses that
support or benefit from airport operations including the primary use of a vehicle rental facility;
and
WHEREAS, the subject property is designated with an Administrative, Professional,
Financial (APF) Zoning District which is intended primarily for office uses, but which also
accommodate support retail and service uses. The APF District permits a vehicle rental facility
as an ancillary use with the approval of a use permit; and
Planning Commission Resolution No. _
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WHEREAS, the Interim Study (IS) Overlay will apply to the APF District for the subject
property including a Study Plan that provides development regulations that are in accordance
with all of the goals and policies of the General Plan; and
WHEREAS, a Code Amendment to revise the Districting Map by applying the Interim
Study (IS) Overlay District to the current Administrative, Professional, Financial (APF) District
on the subject property. A Study Plan is provided pursuant to Resolution No. 2007 -003 and
Chapter 20.53 of the Zoning Code. The Study Plan establishes development regulations to
create Zoning Code consistency with the General Plan by permitting the sole use of the
subject property as a vehicle rental facility with the approval of a use permit. In order to
recommend City Council approval of the Code Amendment and Study Plan, the Planning
Commission must make mandatory findings. These findings and facts in support of these
findings are discussed below:
1. Finding: That the proposed plan implements and is in compliance with all applicable
policies of the General Plan.
The Airport Area is specifically addressed in Goal LU 6.15 of the General Plan which
provides policies that focus on re- development (identifies preferred primary uses) and
visual improvement of properties to support the needs of John Wayne Airport (JWA)
while minimizing impacts and creating a cohesive environment for local residents and
visitors. The proposed plan is in compliance with the applicable General Plan policies
as follows: it establishes a primary use of a vehicle rental facility as described within
LU 6.15.24; it enhances landscaping and visual improvements of the subject property;
it enhances landscaping surrounding adjacent parcels to the north and east (Avis
service site); it incorporates internal circulation created between the Avis service site
and the subject property which promotes connectivity between all of the parcels and
does not require use of public right -of -ways to move vehicles between the parcels; it
improves operation between subject property, Avis service site, and Avis on- airport
rental facility via use of a shuttle bus.
The project was found to be consistent with the Airport Environs Land Use Plan
(AELUP) by the Airport Land Use Commission (ALUC).
2. Finding: The proposed plan conforms to all applicable design guidelines, such as those
included in the Mariners Mile Design Framework and any existing Speck Plan design
guidelines.
The proposed plan is not within an area that is within an existing Specific Plan nor is it
subject to any design guidelines. However, there are the General Plan policies LU
6.15.26 Automobile and Supporting Uses and LU 6.15.27 Site Planning and Architecture
that have design requirements for the subject property. The proposed plan is in
compliance with these polices as it includes upgrading street frontages along Campus
Drive and Dove Street with additional landscaping and adding a wall that screens the
enlarged rental vehicle parking and shuttle bus circulation areas of the proposed project
from public view. Additionally, the plan provides enhanced landscaping along the street
Planning Commission Resolution No.
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frontages of the adjacent parcels identified as the Avis service site, along Campus Drive
and Birch Street. The signage of the subject property is updated and uniform.
3. Finding: Any changes from existing zoning regulations that otherwise would apply are
justified by compensating benefits of the proposed plan.
The uses described within the General Plan AO Land Use Category provide for uses
that support or benefit from JWA airport operations, including vehicle rental facilities.
Furthermore, General Plan Policy LU 6.15.24 Primary Uses explains that vehicle rental
facilities should be an accommodated use in the Airport Area. The proposed
development standards within the Study Plan are consistent with the existing Zoning
Code except for the change in permitted uses to permit a vehicle rental facility with the
approval of a use permit.
4. Finding: The proposed development and /or use and its development and operation as
proposed in the Study Plan will not be detrimental to the public health, safety and welfare
of the persons residing in or working in the proposed structures or in developments
adjacent to the proposed project, properties or improvements in the vicinity or to the
general welfare of the City.
The proposed vehicle rental facility is designed to conform with the General Plan. The
facility implements several General Plan policies that improve the design, aesthetics,
and functionality of the site as well as contribute to the improvement of the area. The
facility will improve vehicle rental services to meet the needs of residents and
travelers. Therefore, the proposed vehicle rental facility will not be detrimental to the
public health, safety and welfare of persons residing in or working in the area,
properties or improvements in the vicinity, or to the general welfare of the City.
WHEREAS, the project qualifies for a Categorical Exemption pursuant to Section 15305.
(Class 5 Minor Alterations in Land Use Limitation) of the Implementing Guidelines of the
California Environmental Quality Act (CEQA); The Code Amendment applying the IS Overlay
District does not result in the creation of a new parcel and will not increase the density which
could potentially affect the environment.
NOW THEREFORE, BE IT RESOLVED:
Section 1. The Planning Commission of the City of Newport Beach hereby recommends City
Council approval of Code Amendment No. 2008 -002 establishing the Interim Study Overlay
District by revising Districting Map No. 35 and recommending City Council approval of the Study
Plan.
Section 2. This action shall become final and effective upon the effective date of the
Ordinance implementing Code Amendment No. 2008 -002 in accordance with the provisions
of Title 20 Planning and Zoning, of the Newport Beach Municipal Code.
Planning Commission Resolution No.
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PASSED, APPROVED AND ADOPTED THIS 81h DAY OF JANUARY 2004.
BY: 4W14 �—
Chairman
BY:
Secretary
AYES: Eaton Unsworth, Hawkins. Peotter and
McDaniel, Toerge and Hillgren
NO: None