HomeMy WebLinkAbout1552 - RECOMMEND APPROVAL OF GPA, CA, SD_1150 GRANVILLE DRIVERESOLUTION NO. 1552
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THE CITY COUNCIL
APPROVE GENERAL PLAN AMENDMENT NO. 2001 -003, CODE
AMENDMENT NO. 2001 -003, AND SITE PLAN REVIEW 2002 -001,
THEREBY AMENDING THE LAND USE ELEMENT OF THE GENERAL
PLAN AND THE DISTRICTING MAPS IN THE ZONING CODE
PERTAINING TO DEVELOPMENT ALLOCATION AND SETBACKS,
AND RECOMMENDING APPROVAL OF A SITE PLAN REVIEW FOR
PROPERTY IDENTIFIED AS 1150 GRANVILLE DRIVE (LOT NO. 10 OF
TRACT MAP NO. 14839)
WHEREAS, as part of the development and implementation of the Newport Beach
General Plan, the Land Use Element has been prepared; and
WHEREAS, the Land Use Element sets forth objectives, supporting policies and
limitations for development in the City of Newport Beach; and
WHEREAS, the Land Use Element designates the general distribution and general
location and extent of the uses of land and building intensities in a number of ways, including
commercial floor area limitations; and
WHEREAS, the City's General Plan dictates that the City shall provide for sufficient
diversity of land uses so that schools, employment, recreation areas, public facilities, churches
and neighborhood shopping centers are in close proximity to each resident of the community.
Since the intended land use and the Administrative, Professional, Financial (APF) Commercial
designation for the property will not change, the proposed project is consistent with this policy;
and
WHEREAS, the City's General Plan dictates that the City insure redevelopment of
older or underutilized properties and preserve the value of property by allowing for some modest
growth, while maintaining acceptable levels of traffic service. The implementation of the
proposed project will result in an increase to the existing development allocation for a
commercial office site by 3,000 square feet, which would have a less than significant impact on
the projected capacity and levels of service of the circulation system. Therefore, the proposed
project is consistent with this policy; and
WHEREAS, the City's General Plan indicates that the City shall maintain suitable and
adequate standards for landscaping, sign control, site and building design, parking and
undergrounding of utilities to ensure that the quality character of residential neighborhoods are
maintained and that commercial and office projects are aesthetically pleasing and compatible
with surrounding land uses. The proposed project is consistent with this policy; and
WHEREAS, development of the site is required to comply with the applicable City
standards as outlined in the Zoning Code, for building height, setbacks, and required parking.
The proposed project is requesting an increase in authorized development allocation, a reduction
to the rear yard setback along Newport Center Drive, and an additional monument sign along
Newport Center Drive. The proposed project complies with all other applicable development
standards; and
WHEREAS, in conjunction with the consideration of the subject amendment to the Land
Use Element of the General Plan, the proposed project has been determined to be Categorically
Exempt under the Class 3 (New Construction or Conversion of Small Structures) requirements of
the California Environmental Quality Act (CEQA), and the State CEQA Guidelines; and,
WHEREAS, pursuant to Section 20.94, the Planning Commission has held a duly
noticed public hearing on March 7, 2002 to consider General Plan Amendment No. 2001 -003,
Code Amendment No. 2001 -003, and Site Plan Review No. 2002 -001 and recommended
approval of all three applications to the City Council.
NOW THEREFORE the Planning Commission of the City of Newport Beach does
hereby resolve as follows:
Section 1. The Planning Commission finds as follows:
General Plan and Code Amendment:
1. The proposed amendments are consistent with the intent of the General
Plan. The project consists of an increase in the development allocation of
3,000 square feet and a reduction of 10 feet to the rear yard setback of 35
feet for the site. The project does not include a change in land use
designation.
2. The Code Amendment is necessary to maintain consistency with the
General Plan while also authorizing setbacks that allow the building to be
located closer to Newport Center Drive. These factors facilitate the overall
design of the project.
Site Plan Review:
3. Development of the proposed project will not preclude implementation of
specific General Plan or specific plan district objectives and policies. The
project has been reviewed in comparison with the policies of the General
Plan and does not include a change in land use designation. The project is
deemed to meet with the intent of the General Plan and does not conflict
with adopted objectives or policies.
4. The value of property is protected by preventing development
characterized by inadequate and poorly planned landscaping, excessive
building bulk, inappropriate placement of structures and failure to
preserve, where feasible, natural landscape features, open spaces, and the
like, resulting in the impairment of the benefits of occupancy and use of
existing properties in such area. The design of this project has taken into
consideration the proximity and character of the neighboring residential
development by agreeing to a Site Plan Review process for the project.
The location and the design of the building, the partially subterranean
parking area, and all other related improvements are sensitive to the
character of the nearby residential development by providing adequate
separation, a large degree of open space and landscaping, and an enhanced
building design.
5. The benefits derived from expenditures of public funds for improvement,
acquisition and beautification of streets, parks, and other public facilities
are maximized by the exercise of reasonable controls over the layout and
site location characteristics of private buildings, structures and open
spaces. The project has been reviewed against all applicable standards for
public improvements and has been conditioned to comply with them.
6. Unique site characteristics are protected in order to ensure that the
community may benefit from the natural terrain, harbor and ocean, to
preserve and stabilize the natural terrain, and to protect the environmental
resources of the City. The slope to the rear of the property as it abuts
Newport Center Drive has been maintained as much as possible while
observing other site limitations and Municipal Code requirements.
Section 2: The Planning Commission recommends that the City Council hereby approve
General Plan Amendment No. 2001 -003 as depicted in Attachment "A ", Code Amendment No.
2001 -003 as depicted in Attachment `B ", and Site Plan Review No. 2002 -001 subject to the
conditions of project approval depicted in Attachment "C," referenced and incorporated herein.
This resolution shall take effect immediately upon adoption. Passed and adopted by the Planning
Commission of Newport Beach at a regular meeting held on the 7`h day of March 2002 by the
following vote to wit:
AYES: McDaniel, Kiser, Agaianian, Tucker
Gifford, Kranzley, Selich
NOES: None
ABSENT: None
ATTEST:
BY: -�0 "Z -T—Z
Lan `Tucker, Chairman
Y'
Earl McDaniel, Secretary
Attachment "A"
To Resolution No.
I. Proposed changes to the General Plan:
JAMBOREE ROAD/MACAURTHUR BOULEVARD AREA (Statistical Division L)
Newport Center (Statistical Area L1)
10. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the Balboa Bay
Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Barbara Drive.
The site is designated for Administrative, Professional and Financial Commercial and
Multi - Family Residential land uses. The allowed development is 611 hotel rooms with
ancillary hotel support facilities and 16,630 19,630 sq.ft. of office development [GPA 94 -1
(A)]. The residential site is allocated 67 dwelling units.
ESTIMATED GROWTH FOR STATISTICAL AREA Ll
Residential (in du's)
Commercial
(in sq. ft.)
Existing
Gen. Plan
Projected
Existing
Gen. Plan
Projected
01/01/1987
Projection
Growth
01/01/1987
Projection
Growth
1. Block 0
0
0
0
246,146
432,320
186,174
2. Block 100
0
0
0
196,545
196,545
0
3. Block 200
0
0
0
207,781
207,781
0
4. Block 300
0
0
0
130,408
134,908
4,500
5. Block 400
0
0
0
440,118
440,118
0
6. Block 500
0
0
0
377,170
377,170
0
7. Block 600
0
0
0
1,284,134
1,426,634
0
8. Block 700
0
0
0
327,671
327,671
0
9. Block 800
0
245
245
253,984
253,984
0
10. Block 900
67
67
0
616,630
62630
6;809
625,630
9000
11. Civic Plaza
0
0
0
365,160
456,710
91,550
12. Corporate Plaza
0
0
0
15,000
115,000
100,000
13. Tennis Club
0
0
0
0
0
0
14. NB Country Club
0
0
0
0
0
0
15. Amling's
0
0
0
3,960
5,000
1,040
16. Villa Point
0
228
228
0
0
0
17. Sea Island
132
132
0
0
0
0
18. Fashion Island
0
0
0
1,603,850
1,633,850
30,000
19. Newport Village
0
0
0
55,000
170,000
115,000
TOTAL
199
672
473
6,123,557
6,80 0,311
534,264
6,803,321
537,264
Population
394
1,331
937
Revised
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Attachment "B"
To Resolution No. 1552
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Attachment "C"
To Resolution No.
CONDITIONS OF APPROVAL
Site Plan Review 2002 -001 (PA2001 -161)
The development shall be in substantial conformance with the approved plot plan, building
plans, and elevations dated January 8, 2002. Additionally, any change to the materials listed
on the elevation requires Planning Director review and approval.
2. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City- adopted
version of the California Building Code. The construction plans, including the provisions for
parking stalls, must meet all applicable State requirements for disability access. Adequate
access and existing must be cleared through the Building Department. Specifically, the
building must be constructed with a fire sprinkler system that satisfies the requirements of
the Fire Department. Additionally, an appropriate exit must be provided at the northeast
comer of the building that satisfies the requirements of the Building Department.
3. Additional Building Department requirements include:
a. The elevator is required to be 54 inches by 80 inches, minimum, with a 42
inch minimum access doorway; and
b. The number of bathroom fixtures must comply with 4 -1 of the Uniform
Plumbing Code (U.P.C.).
4. That all public improvements shall be constructed as required by Ordinance and the Public
Works Department. Specifically, the proposed driveway requires that an easement be
recorded due to the fact that Granville Drive is a private street.
5. Additional Public Works/Traffic Engineering requirements include:
a. With the proposed relocation of the existing fire hydrant, City Council
Policy L -2 must be observed which requires a minimum separation distance
of 5 feet from constructed improvements to fire hydrants, streetlights, or
public utility system appurtenance;
b. The angle and the slope of the driveway must comply with City
requirements;
C. The curb radius along the exit lane must be of adequate size to provide the
minimum separation needed between entering and exiting vehicles;
d. A back up distance of at least 7 feet shall be provided for the end stalls in the
parking garage. One end stall shall be provided for a turn around;
e. If the garage is to be gated, the Traffic Engineer shall review and approve the
proposed gate location; and
f. The auxiliary circulation loop must be enlarged if it is to be used by delivery
trucks.
6. The size of the building at the time of permit issuance must meet with all applicable
requirements for number of parking stalls, parking stall size, egress/ingress, access points
and backing distances.
7. Deliveries shall be scheduled outside of peak operating hours of the use so that all access
will not be blocked. No deliveries shall be permitted before 7:00 am or after 10:00 pm.
8. The Planning Director shall review and approve the post - construction landscape plan. Any
landscaping affected by the proposed driveway shall be relocated or replaced at the
applicant's expense.
9. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct
rays or glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero
cut -off fixtures.
10. The site shall not be excessively illuminated based on the illuminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Planning Director, the illumination creates an unacceptable negative impact on
surrounding land uses or environmental resources. The applicant shall prepare
photometric study in conjunction with a final lighting plan for approval by the Planning
Director prior to the issuance of a building permit. The Planning Director may order the
dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
11. Plans for exterior lighting and signage shall be submitted to the Planning Department for
review and approval. The lighting plan shall be designed to eliminate light spillage and
glare onto adjacent properties or uses. The lighting plan shall be prepared and signed by a
licensed Electrical Engineer acceptable to the City with a letter from the engineer stating
that, in his professional opinion, this requirement has been met. Prior to the issuance of a
certificate of occupancy or final of building permits, the applicant shall schedule an
evening inspection by the Code Enforcement Division to confirm control of light and
glare specified in the lighting plans.
12. Storage outside of the building in the front or at the rear of the property shall be
prohibited.
13. All trash shall be stored within the building or within trash containers stored within the
trash (container) enclosure (i.e., three masonry walls and a self - locking gate), or
otherwise screened from view by neighboring properties except when placed for pick -up
by refuse collection agencies. The trash containers shall have a lid or top that remains
closed at all times, except when being loaded or while being collected by the refuse
collection agency. The design of the trash enclosure shall incorporate self - locking gates
and the Traffic Engineer must approve the location.
14. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
15. All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets, and shall be sound attenuated in accordance with Chapter 10.26 of the
Newport Beach Municipal Code, Community Noise Control.
16. The developer is responsible for all applicable Fair Share and San Joaquin Hills
Transportation Corridor Agency fees.
F: \USERS\PLMShared \PA's\PA2001- 161 \GP2001- 003_CA2001- 003_SP2002 -001 puesolution.doc