The URL can be used to link to this page

Home My WebLink About1809 - RECOMMEND ADOPTION OF PD AND TS_3501 JAMBOREE ROAD AND 301 BAYVIEW CIRCLERESOLUTION NO. 1809 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING ADOPTION OF PLANNED COMMUNITY AMENDMENT NO. PD2010 -004 AND TRAFFIC STUDY NO. TS2010 -002 IN COMPLIANCE WITH THE TRAFFIC PHASING ORDINANCE FOR A BAYVIEW PLANNED COMMUNITY TEXT AMENDMENT TO ADD OUTPATIENT SURGERY AND MEDICAL OFFICE AS PERMITTED USES AND TO ADD A PARKING REQUIREMENT OF 1/200 SQUARE FEET FOR SUCH USES. A TRAFFIC STUDY HAS BEEN PREPARED PURSUANT TO THE TRAFFIC PHASING ORDINANCE FOR THE CONVERSION OF 38,759 SQUARE FEET OF EXISTING GENERAL OFFICE AND RETAIL SPACE TO AN OUTPATIENT SURGICAL CENTER INCLUDING AN IMAGING CENTER, ADMINISTRATIVE OFFICES, AND A SOFT - TISSUE PHYSICAL THERAPY CENTER LOCATED AT 3501 JAMBOREE ROAD AND 301 BAYVIEW CIRCLE (PA2010 -062) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Rick Wood on behalf of SK Hart Bayview LLC. (the "Applicant "), regarding property located at 3501 Jamboree Road and 301 Bayview Circle, and legally described as Lot 3, Tract 12528 and Lot 7 Tract 12528 (the "Application "). The Application sought approval of a Planned Community Amendment discussed below and a traffic study performed pursuant to the City's Traffic Phasing Ordinance. 2. The Applicant proposes the following changes to the Bayview Planned Community (PC- 32) text: (a) to add medical office and outpatient surgery as permitted uses; and (b)to add a parking requirement ratio of 1/200 square feet for such uses as follows: On Page 12 of the PC -32 text insert the following under Permitted Uses: 11. Medical Offices 12. Outpatient Surgery Facility On Page iv. of the Bayview Parking Plan insert the following under Table ii: Medical Office 1 SP /200 SF Outpatient Surgery Facility 1 SP /200 SF A traffic study has been prepared pursuant to the Traffic Phasing Ordinance for the conversion of 38,759 square feet of existing general office and retail space to an Planning Commission Resolution No. 1809 Page 2 of 4 outpatient surgical center including an imaging center, associated administrative offices, and a soft - tissue physical therapy center. 3. The subject property is located within the Bayview Planned Community (PC -32) Zoning District and the General Plan Land Use Element category is General Commercial Office (CO -G). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is General Commercial Office (COG -C- 0.0 - 1.30 FAR). 5. A public hearing before the Planning Commission was held on June 3, 2010 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 Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). 2. The proposed amendment which allows the conversion of existing general office space to an outpatient surgical center and supporting medical offices allows only a negligible expansion of the use. Sufficient parking is provided on site and the traffic study indicates that the project will not create a significant traffic impact. SECTION 3. REQUIRED FINDINGS. 1. Municipal Code Chapter 15.40 (Traffic Phasing Ordinance, or TPO) requires that a traffic study be prepared and findings be made before building permits may be approved for projects that will generate an excess of 300 average daily trips (ADT). For the purposes of preparing the traffic analysis for this project, 38,759 square feet of medical office use was used as the project size and was forecasted to generate 722 additional trips per day, including 31 additional a.m. peak -hour trips and 53 additional p.m. peak -hour trips: Finding: A. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A. Facts in Support of Finding: A -1. A traffic study, entitled 'Traffic Impact Analysis Bayview Plaza — PC 32 Amendment Newport Beach, California dated May 14, 2010" was prepared by FAUsers\PMShared\PA's\PAs - 2010 \PA2010 -062 Planning Commission Resolution No. 1809 Paae 3 of 4 LSA Associates, Inc., under the supervision of the City Traffic Engineer pursuant to the TPO and its implementing guidelines (Attachment No. PC3). A -2. Pursuant to the TPO, only primary intersections in the City of Newport Beach are required to be analyzed; however, for the purposes of assessing project - related impacts pursuant to CEQA, the traffic analysis also analyzed intersections in the City of Irvine and included a cumulative impact analysis. Based on consultation between staffs of the Cities of Newport Beach and Irvine, a total of 29 intersections were evaluated. Finding: B. That based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) can be made: 15.40.030.8.1 Construction of the project will be completed within 60 months of project approval; and 15.40.030.B.1(a) The project will neither cause nor make an unsatisfactory level of traffic service at any impacted intersection. Facts in Support of Finding: B -1. If the project is not completed within sixty (60) months of this approval, preparation of a new traffic study will be required. However, the project is anticipated to open in 2010. B -2. The traffic study included twenty -one primary intersections within the City of Newport Beach and eight intersections within the City of Irvine. B -3. The traffic study indicates that the project is forecast to contribute one percent (1 %) or more to the traffic volume at five primary intersections within the City of Newport Beach during peak hour periods one year after the completion of the project. These intersections required further analysis. In addition, all of the identified intersections within the City of Irvine (including three shared intersections between Newport Beach and Irvine) required further analysis. B-4. Utilizing the Intersection Capacity Utilization (ICU) analysis specified by the Traffic Phasing Ordinance determined that the five primary intersections within the City of Newport Beach and the eight intersections within the City of Irvine (including the three shared intersections between the City of Newport Beach and the City of Irvine) will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance, and no mitigation is required. B -5. Based on the weight of the evidence in the administrative record, including the traffic study, the implementation of the proposed project will neither cause nor F:Wsers \PLN \Shared\PA's\PAS - 2010TA2010 -062 Planning Commission Resolution No. 1809 Paqe 4 of 4 make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach. Finding: C. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Facts in Support of Finding: C -1. Since implementation of the proposed project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach, no improvements or mitigations are necessary. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach does hereby recommend that the City Council approve Planned Community Amendment No. PD2010 -004. 2. The Planning Commission herby recommends that the City Council find that the Project complies with the Traffic Phasing Ordinance, based on the weight of the evidence in the administrative record, including Traffic Study No. TS2010 -002. PASSED, APPROVED AND ADOPTED THIS 3rd DAY OF JUNE, 2010. AYES: Eaton, Unsworth, Peotter, Hawkins, McDaniel, Toerge, and Hillgren NOES: None BY: DLC Robert Hawkins,`Chairman BY: Charles Unsworth, Secretary FAUsers\PLN \Shared \PA's\PAs - 2010 \PA2010 -062