HomeMy WebLinkAbout1669 - RECOMMEND APPROVAL OF GPA AND CA TO KOLL CENTER PC (PC-15)RESOLUTION NO. 1669
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN
AMENDMENT NO. 2004 -006 TO INCREASE THE DEVELOPMENT
ALLOCATION OF KOLL CENTER NEWPORT OFFICE SITE B OF AIRPORT
AREA (STATISTICAL AREA L4) BY 1,750 SQUARE FEET AND CODE
AMENDMENT NO. 2005 -006 TO INCREASE THE DEVELOPMENT
ALLOCATION FOR PROFESSIONAL AND BUSINESS OFFICES OF SITE B
IN THE KOLL CENTER PLANNED COMMUNITY DISTRICT (PC -15) BY 1,367
NET SQUARE FEET (PA2004 -231)
WHEREAS, an application was filed by Master Development Corporation with respect to
property located at 4200 Von Karman Avenue, and legally described as Parcel 3 of Parcel map
No. 82 -713 map filed in Book 181, Pages 13 through 19, proposing to amend the Statistical
Area L4 (Koll Center Newport Office Site B) of the Land Use Element to increase the
development allocation by 1,750 gross square feet and the Koll Center Planned Community
Text (PC -15) by 1,367 net square feet in order to accommodate the construction of 3,080
square foot office building. The applicant proposes to replace the existing one -story 1,330
square foot with a new 2 -story 3,080 square foot office building.
WHEREAS, at the June 9, 2005 meeting, the Planning Commission received public
comments and continued the application to July 7, 2005. The continuance was necessary for
the applicant to resolve several outstanding issues with the Koll Company.
WHEREAS, a public hearing was held on July 7, 2005, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to and considered by the Planning Commission at this
meeting.
WHEREAS, the property is designated Administrative, Professional, & Financial
Commercial by the General Plan Land Use Element. The City has adopted Planned Community
District Regulations (PC -15 Koll Center) that establish development standards and use
regulations to implement the General Plan. The property is presently improved with a one -story
1,330 square foot professional office building.
NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS:
Section No. 1. The Planning Commission makes the following findings:
1. As part of the development and implementation of the Newport Beach General Plan,
the Land Use Element has been prepared which, sets forth objectives, supporting
policies and limitations for development in the City of Newport Beach and designates
the general distribution and general location and extent of the uses of land and
building intensities in a number of ways, including commercial floor area limitations.
Planning Commission Resolution No. _
Page 2 of 9
2. The General Plan provides for a sufficient diversity of land uses so that schools,
employment, recreation areas, public facilities, churches and neighborhood shopping
centers are in close proximity to each resident of the community. The proposed
amendment does not impact the diversity of land uses but only modestly increases the
intensity of existing uses.
3. The Land Use Element of the General Plan allows for the redevelopment of older or
underutilized properties to preserve the value of property by allowing for some modest
growth, while maintaining acceptable levels of traffic service. The project consists of
an increase in the development allocation of 1,750 gross square feet, which will not
result in an increase in traffic levels beyond the projected capacity and levels of
service of the circulation system as the project is anticipated to generate 19 additional
daily trips, with 2 — A.M. peak hour trips and 2 - P.M. peak hour trips, which are
insignificant increases.
4. The City's General Plan indicates that the City shall maintain suitable and adequate
standards for landscaping, sign control, site and building design, parking and
undergrounding of utilities to ensure that the quality character of residential
neighborhoods are maintained and that commercial and office projects are
aesthetically pleasing and compatible with surrounding land uses. The City
implements this policy through the Koll Center Planned Community Text. Other than
the modest increase in intensity, the project meets all applicable development
standards. The project has also been designed to be physically compatible with the
existing and surrounding professional office and commercial developments.
5. Charter Section 423 requires all proposed General Plan Amendments to be reviewed
to determine if the square footage, peak hour vehicle trip or dwelling unit thresholds
have been exceeded and a vote by the public is required. This project has been
reviewed in accordance with Council Policy A -18 and a voter approval is not required
as the project represents an increase of 2 — A.M. and 2 — P.M. peak hour trips, 1,750
gross square feet of non - residential floor area and zero residential units. These
increases, when added with 80% of the increases attributable to two previously
approved amendments, result in a total of 21.4 —A.M. peak hour trips and 29.2 — P.M.
peak hour trips and a total increase in 3,022 square feet do not cumulatively exceed
Charter Section 423 thresholds for a vote.
6. Pursuant to the California Environmental Quality Act, the project has been reviewed,
and it has been determined that it is categorically exempt from the requirements of the
California Environmental Quality Act under Class 3 (New Construction or Conversion of
Small Structures). This class allows for new constructions of up to 10,000 square feet in
urbanized areas where all necessary public services and facilities are available and the
surrounding area is not environmentally sensitive.
Section No. 2. Based on the aforementioned findings, the Planning Commission
hereby recommends approval of General Plan Amendment No. 2004 -006 per the revised
estimated growth table depicted in Exhibit "A" and Code Amendment No. 2005 -006 per the
Planning Commission Resolution No.
Page 3 of 9
revised Koll Center Newport Planned Community District regulations depicted in Exhibit "B"
subject to the standard code requirements listed in Exhibit "C ".
PASSED, APPROVED AND ADOPTED THIS 7th DAY OF JULY 2005.
AYES: Eaton, Hawkins, Cole, Toerge
Tucker and Henn
ABSENT: McDaniel
NOES: None
BY: &�
Michael Te rge, Chairman
Barry Eato , Secretary
Planning Commission Resolution No.
Page 4 of 9
Exhibit "A"
The following changes will be made to the Land Use Element and all other provisions of the
Land Use Element shall remain unchanged:
Airport Area (Statistical Area L4)
1 -2. KCN Office Site B. This site is designated for Administrative, Professional and Financial
Commercial land use and is allowed 1,062,648 (1,060,898 + 1,750) sq. ft. Support retail
commercial uses are allowed within this allocation.
ESTIMATED GROWTH FOR STATISTICAL AREA L4
Residential (in du's)
Commercial
(in sq. ft.)
Existing
Gen. Plan
Projected
Existing
Gen. Plan
Projected
01/01/1987
Projection
Growth
01/01/1987
Projection
Growth
1 -1.
KCN OS A
0
0
0
889,346
889,346
15,000
1 -2.
KCN OS B
0
0
0
1,060,898
1,062,648
1,750
1 -3.
KCN OS C
0
0
0
734,641
734,641
0
14.
KCN OS D
0
0
0
250,176
250,176
0
1 -5.
KCN OS E
0
0
0
27,150
32,500
5,350
1 -6.
KCN OS F
0
0
0
31,816
34,500
2,684
1 -7.
KCN OS G
0
0
0
81,372
81,372
0
1 -8.
KCN OS 1
0
0
0
377,520
442.775
65,255
1 -9.
KCN RS 1
0
0
0
52,086
120.000
67,914
1 -10.
Court House
0
0
0
69,256
90,000
20,744
2 -1.
NP BLK A
0
0
0
349,000
380,362
31,362
2 -2.
NPBLK B
0
0
0
10,150
11,950
1,800
2 -3.
NP BLK C
0
0
0
211,487
457,880
246,393
2 -4.
NP BLK D
0
0
0
274,300
288,264
13,964
2 -5.
NP BLK E
0
0
0
834,762
860,884
26,122
2 -6.
NP BLK F
0
0
0
225,864
228,214
2,350
2 -7.
NP BLK G& H
0
0
0 *
342,641
344,231
1,590
2 -8.
NP BLK I
0
0
0
160,578
160.578
0
2 -9.
NP BLK J
0
0
0
190,500
228,530
38,030
3
Campus Drive
0
0
0
885,202
1,261,727
376,525
TOTAL
0
0
0
7,058,745
7,960,578
916,833
Population
0
0
0
7,960,578
* Existing square footage as of 0112212002
Revised
07/07/2005
Planning Commission Resolution No.
Page 5 of 9
Exhibit "B"
The following changes will be made to Part II, Section 1, Group I Professional & Business
Offices of the Koll Center Newport Planned Community Development Standards and all other
provisions of the PC Text shall remain unchanged.
( *) Proposed KCN P.C. Text Amendment
PART II COMMERCIAL
Section I. Site Area and Building Area
Group I PROFESSIONAL & BUSINESS OFFICES
Acreages shown are net buildable land area including landscape setbacks with
property lines. (4)
A. Building Sites (4)
Total Acreage
Site A
30.939 acres *
Site B
43.703 acres (11)
Site C
18.806 acres (10)
Site D
19.673 acres
Site E
2.371 acres
Site F
1.765 acres
Site G
5.317 acres (8)
122.574 acres (8)(10)(11)
B. Allowable Building Area
Office Acreage
30.939 acres
43.703 acres (11)
18.806 acres (10)
19.673 acres
2.371 acres
1.765 acres
5.317 acres (8)
122.574 acres (8)(10)(11)
Site A
340,002 square feet (16)(26)
Site B
963,949 965,216 square feet (13)(16)( *)
Site C
674,800 square feet (10)(15)
Site D
240,149 square feet (8)(13)
Site E
32,500 square feet (4)
Site F
24,300 square feet (4)
Site G
45,000 square feet (8)
2-,328-,609 2.321,967 square feet (15)( *)
C. Statistical Analysis (4)
The following statistics are for information only.
Development may include but shall not be limited to the following:
Story heights shown are average heights for possible development. The
buildings within each parcel may vary.
Planning Commission Resolution No.
Page 6 of 9
Assumed Parking Criteria:
a. One (1) space per 225 square feet of net building area @ 120 cars
per acre for Sites C, D, E, F and G.
*(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel
and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net
within Office Site A. (3)(4)(16)
b. One (1) space per 300 square feet of net building area @
120 cars per acre for Sites A, B and C. (11)
1. Site A
Allowable Building Area .....
Site Area
a. Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
b. Parking
1.133 cars
340,002 square feet (16)(26)
...... 19.399 acres "(3)(4)(16)
Land Coverage (16)
.............. 3.90 acres
.............. 2.60 acres
.............. 1.95 acres
.............. 1.56 acres
.............. 1.30 acres
.............. 1.11 acres
.............. 0.97 acres
.............. 0.87 acres
.............. 0.78 acres
.............. 0.71 acres
.............. 0.65 acres
Land Coverage
............... 9.44 acres (11)(16)
C. Landscaped Open Space (4) (11) (16)
Two story development ...........
Three story development ...........
Four story development ...........
Five story development ...........
Six story development ...........
Seven story development ...........
Eight story development ...........
Nine story development ...........
Ten story development ...........
Eleven story development ...........
Twelve story development ...........
Land Coverage
6.06 acres
7.36 acres
8.01 acres
8.40 acres
8.66 acres
8.85 acres
8.99 acres
9.09 acres
9.18 acres
9.25 acres
9.31 acres
2.
Site B
Allowable Building Area
Site Area
Planning Commission Resolution No.
Page 7 of 9
..... 963,949 965,216 square feet (13)(16)( *)
.........43.703 acres (4) (11)
a. Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
Land Coverage (16)( *)
....... 41- 0611.08 acres
.........7 -38 7.39 acres
a a3 5.54 acres
.........4.43 acres
.........3-69 3.69 acres
36 3.17 acres
....... 2.77 acres
.........2.46 acres
.........2-24 2.22 acres
.........2.01 acres
......... 4- 841.85 acres
b. Parking
Land Coverage (11)(13)(16)( *)
3 3,218 cars
...........26.77 26.82 acres
C. Landscaped Open Space (11)
Land Coverage (11)(13)(16)( *)
Two story development
...............5 -.P 5.80 acres
Three story development
...............9555 9.49 acres
Four story development
...............41 40 11.34 acres
Five story development
...............425912.45 acres
Six story development
............... 13.24 13.19 acres
Seven story development
...............13 13.71 acres
Eight story development
...............44 1614.11 acres
Nine story development
...............44 4714.42 acres
Ten story development
...............4472 14.66 acres
Eleven story development
...............449214.87 acres
Twelve story development
...............450515.03 acres
3. Site C (10)
Allowable Building Area ......... 674,800 square feet (15) (17)*
Site Area ......... 18.806 acres (4)
a
Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Land Coverage (15)
............... 7.75 acres
............... 5.16 acres
............... 3.87 acres
............... 3.10 acres
............... 2.58 acres
............... 2.21 acres
............... 1.94 acres
Planning Commission Resolution No.
Page 8 of 9
Nine story development ...............
1.72 acres
Ten story development ...............
1.55 acres
Eleven story development ...............
1.41 acres
Twelve story development ...............
1.29 acres
Planning Commission Resolution No.
Page 9 of 9
Exhibit "C"
STANDARD CODE REQUIREMENTS
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City- adopted
version of the California Building Code including but not limited to the provisions of access
stairways and bathrooms.
3. A Fire Department connection shall be required and located at Von Karman Avenue if
providing automatic fire extinguishing system.
4. Public fire hydrant shall be provided within 150 feet and same side of street as Fire
Department connection.
5. The submitted plans shall include the existing utilities, bicycle and pedestrian easements
within and adjacent to the development site.
6. The detailed curb access ramps reconstruction work required along Von Karman Avenue
at Parking Access Road shall be shown on the submitted plans.
7. The final on -site parking, vehicular and pedestrian circulation systems shall be reviewed
and approved by the City Traffic Engineer.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. The proposed new sidewalk alignment shall be such that extraordinary efforts will not be
required of wheelchair users when they wish to travel over the existing "turf mound"
located between the parking lot and Access Road.
10. A water meter and a sewer cleanout shall be installed for the new building.
11. An encroachment permit shall be required for any work activities within the public right -of-
way.