Loading...
HomeMy WebLinkAbout1691 - RECOMMEND APPROVAL OF GPA AND PD _4343 VON KARMAN AVERESOLUTION NO. 1691 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2005 -007 TO INCREASE THE DEVELOPMENT ALLOCATION OF KOLL CENTER NEWPORT OFFICE SITE A WITHIN STATISTICAL AREA L4 BY 17,733 SQUARE FEET AND PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2005 -005 TO INCREASE THE DEVELOPMENT ALLOCATION FOR PROFESSIONAL AND BUSINESS OFFICES OF SITE A IN THE KOLL CENTER PLANNED COMMUNITY DISTRICT (PC -15) BY 2,129 NET SQUARE FEET (PA 2005 -293) WHEREAS, an application was filed by Steadfast Investment Properties with respect to property located at 4343 Von Karman Avenue, and legally described as Lot 2 of Tract No. 9063, proposing to amend the Statistical Area L4 (Koll Center Newport Office Site A) of the Land Use Element to increase the development allocation by 1,740 gross square feet and the Koll Center Planned Community Text (PC -15) by 1,625 net square feet in order to accommodate the interior expansion to an existing three -story building. The applicant proposes to infill a multi -floor lobby area, resulting in no changes to height or the physical exterior appearance of the building, and WHEREAS, a public hearing was held on June 22, 2006, 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 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 three - story 53,445 square foot professional office building, and WHEREAS, 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, and WHEREAS, 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, and WHEREAS, 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 Planning Commission Resolution No. 1691 Page 2of8 an increase in the development allocation of 1,740 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 24 daily trips, and 3 — A.M. peak hour trips and 3 - P.M. peak hour trips, which are insignificant increases, 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 City implements this policy through the Koll Center Planned Community Text. Other than the modest increased interior expansion, the project meets all applicable development standards. The project will remain physically compatible with the existing and surrounding professional office and commercial developments, as the expansion occurs completely within the interior of the existing office building, and WHEREAS, the 15,993 square foot increase to the existing square footage estimate for Sub -Area 1 -1 is not subject to Charter Section 423 because the change is proposed to accurately correct the discrepancy between the existing floor area estimate of the Land Use Element and the recent review of all existing building permits. Floor area estimates that were included in the update of the Land Use Element in 1988 were based upon available information to the City at that time, which included building permits, building plans, air photographs and field reconnaissance. With the adoption of the 1988 Land Use Element, the City acknowledged that every care was taken in the preparation of the floor area estimates given the limits of the source information and that there was a possibility for errors. Furthermore, the total existing gross floor area of the Sub -Area 1 -1 has not changed from 1987 as no permits for additions have been granted since that time, with the exception of a 15,000 square foot expansion allocation authorized specifically on behalf of the Pacific Club in 2000[GPA97- 3(E)]. The Pacific Club amendment revised the 1988 estimate of 403,346 square feet to 418,346 square feet consistent with the 15,000 square foot expansion approval. To date, the Pacific Club has only constructed 43,777 gross square feet, leaving an unbuilt allocation of 1,222 square feet available for the sole use of the Pack Club. Therefore, the difference between the actual gross floor area authorized and the current estimate (434,339 - 418,346 = 15,993 sq. ft.) is attributable to an error in the original 1988 estimate. Therefore, increasing the current estimate by 15,993 square feet to more accurately reflect the total gross floor area does not constitute an increase in permitted entitlement, especially since the floor area was actually in existence at the time of the identification of the Land Use Element limit in 1988 (with the exception of the Pacific Club addition specifically authorized by GPA97 -3E) and will not lead to new development; and WHEREAS, 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 3 — A.M. and 3 — P.M. peak hour trips, 1,740 gross square feet of non - residential floor area and zero residential units. These increases, when added with 80% of the increases attributable to three previously approved amendments (GP 2001- Planning Commission Resolution No. 1691 Page 3 of 8 004, GP 2004 -004, and GP 2004 -006), result in a total of 23.1 — A.M. peak hour trips and 31.1 — P.M. peak hour trips and a total increase in 4,412 square feet do not cumulatively exceed Charter Section 423 thresholds for a vote, and WHERAS, after reviewing the building permits for Office Site A, staff has determined that an error exists in the Koll Center Planned Community Text in that the actual net floor area of the office buildings was developed at 340,506 square feet, or 504 net square feet more than 340,002 currently permitted. Therefore, an increase of 2,129 net square feet to the maximum allowable net floor area for office uses within Office Site A is necessary to account for the minor discrepancy in authorized net floor area and the proposed expansion (340,002 s.f. + 504 s.f. + 1,625 s.f. = 342,131 sq. ft.); and WHEREAS, the project qualifies for a Categorical Exemption pursuant to Section 15301 (Existing Facilities) of the Implementing Guidelines of the California Environmental Quality Act as the project will result in an addition less than the 2,500 square foot threshold permitted under this exemption; and NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. Based on the aforementioned findings, the Planning Commission hereby recommends approval of General Plan Amendment No. 2005 -007 per Exhibit "A" and Planned Community Development Plan Amendment No. 2005 -005 per the 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 22nd DAY OF JUNE 2006. AYES: Eaton Hawkins, Cole, Toerge, McDaniel and Henn ABSENT: Tucker NOES: None BY: Mich Toerge, Chairman BY: ABar Eat Planning Commission Resolution No. 1691 Page 4 of 8 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 -1. KCN Office Site A. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 418,946 436,079 sq. ft. plus 471 hotel rooms. [GPA97- 3(E)] [GP 2005 -0071. 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 0 874;346 * ** 780,223 889,346 781,963 15,000 1,740 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 1 -4. 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 I 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 1 0 0 0 99,538 378,713 279,175 2 -9. NP BLK J 0 0 0 ** 203,528 228,530 25,002 3 Campus Drive 0 0 0 885,202 1,261,727 376,525 TOTAL 0 0 0 6,995,733 6,901,610 8'! 78,713 8,071,330 4,182,980 1,169,720 Revised Population 0 0 0 06/22/2006 - Existing as of 05/24/2005 ' Existing square footage as of 01/202002 -Existing as of 06/22/2006 Planning Commission Resolution No. 1691 Page 5 of 8 Exhibit "B" The following changes will be made to Part 11, Section I, 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. 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) Site A Site B Site C Site D Site E Site F Site G Site A Site B Site C Site D Site E Site F Site G Building Sites (4) Total Acreage 30.939 acres (29) 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) Allowable Building Area 965,216 square feet (13)(16) 674,800 square feet (10)(15) 240,149 square feet (8)(13) 32,500 square feet (4) 24,300 square feet (4) 45,000 square feet (8) 2,321,967 squ 2,324.096 square feet (29) C. Statistical Analysis (4) Office Acreage 30.939 acres (29) 43.703 acres (11) 18.806 (10) 19.673 acres 2.371 acres 1.765 acres 5.317 acres (8) 122.574 acres (8)(10)(11) 342,131 square feet (16)(29) The following statistics are for information only. Development may include but shall not be limited to the following: Planning Commission Resolution No. 1691 Page 6 of 8 Story heights shown are average heights for possible development. The buildings within each parcel may vary. 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 ....... 340,002 square r �342,131 square feet (16)(29) Site Area .......19.399 acres *(3)(4)(16) 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 ', ",--. 3 ears 1,139 cars (29) Land Coverage (16)(29) ........... 3.90 aefes 3.92 acres ...........2 0 aeres 2.61 acres ........... 1.°-,- 5 aeies 1.96 acres ........... - , aere-�-a�� 1.57 acres ...........'z 0 aeres 1.31 acres ........... ' .'tires 1.12 acres ........... 0.97 aeres 0.98 acres ...........0.°o o - acres 0.87 acres ...........0.''o 78 acres 0.78 acres ...........0.71 acres 0.71 acres ........... 0.65 aeFeS 0.65 acres Land Coverage .........9." 9.49 acres(29) C. Landscaped Open Space(4)(11)(16)(29) Land Coverage Two story development ...........6:96 acres 5.99 acres Three story development ........... 7.36 aeres 7.30 acres Four story development ........... °.0yes 7.95 acres Five story development ........... 8:40 -acres 8.34 acres Six story development ...........8o 66 aeres 8.60 acres Seven story development ...........9.85 ae es 8.79 acres Eight story development ........... 8.� 99 aefes 8.93 acres Nine story development ...........9.09 aef°es 9.04 acres Ten story development ........... 9.'��vaeres 9.13 acres Eleven story development ........... °.''25 acres 9.20 acres Planning Commission Resolution No. 1691 Page 7 of 8 Twelve story development 2. Site B Allowable Building Area.... Site Area ........... 9.3 i aefes 9.26 acres 965,216 square feet (13)(16) 43.703 acres (4)(11) Planning Commission Resolution No. 1691 Page 8of8 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 development shall be in substantial conformance with the approved site plan and floor plans stamped with the date of approval. (Except as modified by applicable conditions of approval.) 3. 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 must meet all applicable State Disabilities Access requirements. 4. The proposed van accessible handicapped parking spaces shall be covered and shall maintain a minimum 8 -foot 2 -inch vertical clearance. 5. In addition to the existing 3`d floor automatic fire sprinklers, sprinklers shall be provided on the 15t and 2nd floors in conjunction with the expansion. 6. The proposed parking layout shall comply with City Parking Standard STD - 805 -L -A and STD - 805 -L -B, and shall be reviewed and approved by the City Traffic Engineer. 7. The final on -site parking, vehicular and pedestrian circulation systems shall be reviewed and approved by the City Traffic Engineer. 8. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions.