HomeMy WebLinkAboutSteadfast Investment Properties Office Expansion (PA2005-293) 4343 Von Karman AvenueCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3
June 22, 2006
TO: PLANNING COMMISSION
FROM: Jaime Murillo, Associate Planner
(949) 644 -3209
jmurillo@city.newport-beach.ca.us
SUBJECT: Steadfast Investment Properties Office Expansion
4343 Von Karman Avenue
General Plan Amendment No. 2005 -007 &
Planned Community Development Plan Amendment No. 2005 -005
(PA 2005 -293)
APPLICANT: Steadfast Investment Properties
ISSUE
Should the City approve a General Plan Amendment to increase the maximum
allowable floor area of Sub -Area 1 -1 (Koll Center Newport Office Site A) of Statistical
Area L -4 (Airport Area) of the Land Use Element of the City's General Plan to
accommodate a 1,740 square foot expansion of gross floor area? The applicant is
proposing to fill in a multi -floor lobby area (spanning the 1st and 2 "d floors) within an
existing three -story office building. Additionally, a Planned Community Development
Plan Amendment is requested to increase the maximum allowable net floor area of
Office Site A of the Koll Center Planned Community Text by 1,625 square feet.
Staff recommends that the Planning Commission recommend approval of General Plan
Amendment No. 2005 -007 and Planned Community Development Plan Amendment No.
2005 -005 to the City Council by adopting the attached draft resolution.
DISCUSSION
Proiect Background
This item was originally scheduled for the April 6, 2006 Planning Commission meeting,
but was then continued to allow for the possibility of a consolidated General Plan
Steadfast Investment Properties Office Expansion
June 22, 2006
Page 3
Amendment application with The Koll Company. That application would have included
the Steadfast request and involved transferring undeveloped floor area from Koll Center
Office Site B to Office Site A, to accommodate the construction of an office building to
function as the new corporate headquarters for The Koll Company. After performing a
thorough analysis of the projects, staff has determined that The Koll Company's
application is far more complex than originally anticipated and will result in an
unnecessary delay in the processing of Steadfast's original request. Therefore, the
projects have been separated and will be processed independently. This report is
intended to replace staffs April 6, 2006 report to the Planning Commission and contains
revised numbers as a result of staffs additional research in preparing the consolidated
amendment.
Site Backaround
The subject property is centrally located in Office Site A of the Koll Center Newport
Planned Community, which is more specifically bounded by Von Karman Avenue to the
east and south, MacArthur Boulevard to the west, and Birch Street to the north. The site
is currently developed with a 53,445 square foot, three -story building, that was
constructed by The Koll Company in 1975. The building originally served as the
corporate headquarters for Smith International and then subsequently served as The
Koll Company's corporate offices. The building was recently purchased by The
Steadfast Company to serve as their corporate headquarters.
The building is located on its own footprint lot; however, the landscaping and parking
are located within the surrounding common parcel of Koll Center's Office Site A. The
surrounding buildings are also fully improved and located with Office Site A, and
primarily consist of similar office buildings on their own footprint lots. The common
parking area and number of parking spaces is based on the Koll Center Planned
Community parking pool requirements.
Proiect Description
To properly space plan and accommodate the departmental workflow on the second
floor, the applicant is proposing to fill in the existing muiti -floor portion (spanning the 18t
and 2nd floors) of the building's lobby area and eliminate the existing opening on the
second floor. Additionally, a new opening in the second floor is proposed to
accommodate an open stair way to the second floor to improve inter -floor circulation.
These improvements will occur completely within the interior of the existing building with
no changes in the exterior appearance. The project results in a 1,740 square foot
increase in gross floor area and a 1,625 square foot increase in net floor area.
The applicant is proposing to add six additional parking spaces to support the increase
in floor area. The changes include relocation of the four existing handicapped parking
spaces adjacent to the building's entry plaza with walkway changes for compliance with
Steadfast Investment Properties Office Expansion
June 22, 2006
Page 4
current Title 24 and ADA accessibility path of travel requirements. Project plans have
been attached as Exhibit 2 for reference.
Analysis
General Plan
The Land Use Element of the General Plan designates the project site as
Administrative, Professional and Financial. The proposed office development is
consistent with this designation.
The subject site is located within Sub -Area 1 -1 (Koll Center Newport Office Site A) of
Statistical Area L4 (Airport Area) and is presently allocated a maximum of 418,346
gross square feet of development plus 471 hotel rooms. A recent review of all existing
building permits for Statistical Area L4, including Koll Center Newport Office Site A,
revealed that the overall building gross floor area of this Sub -Area is approximately
433,117 square feet, with an additional 1,222 square feet of remaining entitlement for
the Pacific Club, for a total allocation of 434,339 gross square feet. The actual total
allocation of 434,339 square feet of authorized development for Office Site A is 15,993
square feet more than the current maximum contained within the Land Use Element.
The total existing floor area was derived from a combination of building plans and
permits, and staff believes the current total is more accurate than the estimate used for
the 1988 Land Use Element update. 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 technology and 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 or new construction have been granted
since that time with the exception of a 15,000 square foot expansion authorized
specifically on behalf of the Pacific Club in 2000 [GPA97- 3(E)j. The Pacific Club
amendment increased the maximum allowable floor area from 403,346 square feet to
418,346 square feet consistent with the request for the additional 15,000 square feet. 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 Pacific Club. Therefore, in
addition to increasing the total allowable floor area to accommodate the proposed 1,740
gross square foot addition, staff is suggesting to correct the maximum area allocated
from 418,346 to 434,339 gross square feet (not including the proposed increase
allocation) to account for the discrepancy. With the proposed application, the total gross
square footage would be 436,079 (434,339 + 1,740).
The objective of the Land Use Element is to provide an orderly balance of residential
and commercial uses with an emphasis of maintaining a high quality environment for
people living, working and visiting the City. Amendments can be approved upon finding
that they are consistent with the surrounding land uses and the policies of the Land Use
1!
Steadfast Investment Properties Office Expansion
June 22, 2006
Page 5
Element. The following table discusses the general development policies of the Land
Use Element applicable to the project.
General Plan Policy
Policy Analysis
A. The City shall provide for sufficient diversity
The proposed project would increase the
of land uses so that schools, employment,
development allocation by 1,740 gross square feet
recreation areas, public facilities, churches and
for professional office use. The proposed project is
neighborhood shopping centers are in close
consistent with this policy in the fact that the
proximity to each resident of the community.
proposed project does not change the diversity of
land use and the continuation of office development
is consistent with those intended by the General
Plan.
B. To insure redevelopment of older or
The project proposes a modest increase in the
underutilized properties, and to preserve the value
development allocation by 1,740 gross square feet.
of property, the floor area limits specified in the
Office Site A is already authorized for 418,346
Land Use Element allow for some modest growth.
(434,339 actual) square feet of administrative,
To insure that traffic does not exceed the level of
professional and financial commercial
service desired by the City, variable floor area limits
development. The Traffic Engineer has determined
shall be established based upon the trip generation
that the proposed increase in the development
characteristics of the use or uses proposed for the
allocation would result in less than significant traffic
site.
impacts on existing levels of service at
intersections within the City.
Staff believes that, based on the analysis of the Land Use Element policies, the
proposed project can be found consistent with the General Plan and the increase in
development allocation can be approved.
Charter Section 423 Analysis
Statistical Area L4 has a current General Plan limit of 8,178,713 square feet. The
project will add 1,740 gross square feet of non - residential intensity in Koll Center
Newport Office Site A. Council Policy A -18 requires that proposed General Plan
amendments be reviewed to determine if the 100 peak hour trip, 40,000 square foot or
100 dwelling unit thresholds are exceeded.
Based on the trip generation rates contained in the Council Policy A -18 (ITE Rate 715 -
Single Tenant Office Building), the proposed project is forecast to generate an
additional 3 AM peak hour trips (1.740 x 1.78 = 3.09) and 3 PM peak hour trips (1.740 x
1.72 = 2.99).
Although the proposed project does not exceed the 100 peak trip threshold, Section 423
of the Charter requires that all General Plan Amendments be tracked as "Prior
Amendments" for ten years to determine if minor amendments in a single Statistical
Area cumulatively exceed the thresholds. Eighty- percent of the increases attributable to
prior amendments are added to the increases of the proposed project to determine if
7
Steadfast Investment Properties Office Expansion
June 22, 2006
Page 6
any thresholds have been exceeded. There were three prior amendments approved for
Statistical Area L4, and the following chart shows the area and peak hour trips analysis.
As indicated in the preceding chart, the resulting total of the proposed amendment and
the "prior amendments" is an additional 23. 1 — A.M. peak hour trips and 31.1 — P.M.
peak hour trips and a total increase of 4,412 square feet. Since the totals do not exceed
the 100 peak hour trip or 40,000 square foot thresholds a vote pursuant to Charter
Section 423 is not required. If the City Council approves the proposed amendment, it
will become a "prior amendment" that will be tracked for ten years.
The 15,993 square foot increase to the existing square footage estimate for Sub -Area 1-
1 is not subject Charter Section 423 because as previously discussed, the change is
proposed to accurately correct the discrepancy between the actual gross floor area
authorized and the current estimate(434,339 - 418,346 = 15,993 sq. ft.). Therefore,
updating the current estimate 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.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office
Site A are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1).
Planned Community Text Amendment
The Koll Center Newport Planned Community District Regulations were adopted by the
City of Newport Beach on August 14, 1972. The applicant is proposing to amend
Section I of Part II (COMMERCIAL) pertaining to the allowable building area of
Professional and Business Office uses of Office Site A, by increasing the allowable net
floor area by 1,625 square feet (the net floor area of the interior expansion). This section
allows a maximum of 418,346 square feet; however, in researching this project, staff
has discovered an error within the PC Text that must be corrected.
P61
Area
A.M. Peak Hour Trips
P.M. Peak Hour Trips
Prior Amendment
GP 2001 -004
1,272 s.f. 80%
2.4(80%)
2.4(80%)
Prior Amendment
GP 2004 -004
0
15.3 80%
23.3(80%)
Prior Amendment
1,400 s.f. (80 %)
2.4(80%)
2.4(80%)
GP 2004 -006
Proposed
Amendment
11, 740 s.f. 100%
3(100%)
3 100%
Total
14,412 s.f.
23.1
31.1
As indicated in the preceding chart, the resulting total of the proposed amendment and
the "prior amendments" is an additional 23. 1 — A.M. peak hour trips and 31.1 — P.M.
peak hour trips and a total increase of 4,412 square feet. Since the totals do not exceed
the 100 peak hour trip or 40,000 square foot thresholds a vote pursuant to Charter
Section 423 is not required. If the City Council approves the proposed amendment, it
will become a "prior amendment" that will be tracked for ten years.
The 15,993 square foot increase to the existing square footage estimate for Sub -Area 1-
1 is not subject Charter Section 423 because as previously discussed, the change is
proposed to accurately correct the discrepancy between the actual gross floor area
authorized and the current estimate(434,339 - 418,346 = 15,993 sq. ft.). Therefore,
updating the current estimate 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.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office
Site A are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1).
Planned Community Text Amendment
The Koll Center Newport Planned Community District Regulations were adopted by the
City of Newport Beach on August 14, 1972. The applicant is proposing to amend
Section I of Part II (COMMERCIAL) pertaining to the allowable building area of
Professional and Business Office uses of Office Site A, by increasing the allowable net
floor area by 1,625 square feet (the net floor area of the interior expansion). This section
allows a maximum of 418,346 square feet; however, in researching this project, staff
has discovered an error within the PC Text that must be corrected.
P61
Steadfast Investment Properties Office Expansion
June 22, 2006
Page 7
One error occurred with Amendment No. 890, associated with GPA97 -3(E), for the
Pacific Club expansion identified above. The amendment was adopted in 2000 and it
increased the permitted level of development for the Private Club uses within Koll
Center Office Site A by 15,000 square feet. The PC text was incorrectly revised by
changing the net allowable building area for office uses within Office Site A from
340,002 square feet to 418,346 square feet to coincide with the maximum allowable
gross floor area of the Land Use Element. At the time, it was believed that the net floor
area identified for Office Site A for office uses was the total gross floor area for all uses
within the block including the private club.
Prior to the amendment, the maximum allowable net floor area for office uses was
340,002 square feet and should not have been increased as the area for the Pacific
Club falls within a different use category (Private Club) that was correctly increased by
15,000 gross square feet. In conclusion, the revised allowable net floor area for Office
Site A should be corrected to read 341,627 square feet (340,002 s.f + 1,625 net s.f.
expansion = 341,627 s.f.) which incorporates the proposed expansion with the allowable
square footage as originally intended to read.
However, after reviewing the building permits for Office Site A, staff has determined that
the actual net floor area of the office buildings was developed at 340,506 square feet, or
504 net square feet more than permitted. Staff suggests increasing the maximum
allowable net floor area for office uses within Office Site A to 342,131 square feet
(340,002 s.f. + 504 s.f. + 1,625 s.f.) as the increase is minor and will not lead to
additional development beyond the proposed project, since the floor area currently
exists.
The proposed change in allowable building area within the PC Text affects the
Statistical Analysis Section for Office Site A, which has been revised accordingly. The
proposed changes to Section I of Part II of the PC Text are shown as Exhibit W of the
draft Planning Commission Resolution (Exhibit 1). No changes to any other
development regulations are proposed or necessary to implement this project.
Parking
Parking for the existing office building is provided through the use of a parking pool on
the surrounding Koll Center common parcel for Office Site A, with the subject building
utilizing the parking immediately available on the northerly side of the property. A
parking survey was prepared in 1999 and illustrates that the parking pool currently
provides approximately 1,314 parking spaces for the use of Office Site A. An existing
surplus of approximately 97 spaces presently exists (1,314 spaces provided — 1,217
spaces required = 97 space surplus). However, as required by The Koll Company, the
applicant is providing an additional 6 parking spaces to the common parking pool in
accordance with the PC Text's parking pool requirements for Business and Professional
T
Steadfast Investment Properties Office Expansion
June 22, 2006
Page 8
Offices (1,625 / 300 s.f. /stall = 5.41 or 6 spaces) to accommodate the proposed
expansion.
Environmental Review
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.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property (excluding roads and waterways) and posted at the site a
minimum of 10 days in advance of this hearing consistent with the Municipal Code.
Additionally, the item appeared upon the agenda for this meeting, which was posted at
City Hall and on the city website.
Summary
Staff believes the proposed General Plan Amendment does not conflict with the policies
identified in the Land Use Element, does not exceed any of the thresholds for a vote
established by Charter Section 423 and that the modest 1,740 gross square foot
increase in floor area within the statistical area can be supported. Additionally, staff
believes that the Planned Community Development Plan Amendment request for the
office expansion of 1,625 net square foot can also be supported, as the proposed
building meets all the development standards specified in the Koll Center Planned
Community development standards and will not be detrimental to the surrounding office
developments as the expansion is nominal and occurs completely within the interior of
the existing office building. And although a parking surplus currently exists, the project
will provide additional parking to further support the addition and no traffic impacts are
expected due to the relative small size of the expansion.
Prepared by:
mime Murillo, Associate Planner
Exhibits:
Submitted by:
paive-i&
A.
Patricia L. Temple, PI nning Director
1. Planning Commission Resolution No. 2006 -_
2. Project Plans
L
RESOLUTION NO.
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
13
Planning Commission Resolution No.
Page 2 of 8
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 Pack
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 Pacific 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.
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 2,5.00 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:
ABSENT:
NOES:
Michael Toerge, Chairman
BY:
Barry Eaton, Secretary
15
Planning Commission Resolution No. _
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 418,346 436,079 sq. ft. plus 471 hotel rooms. [GPA97-
3(E)] [GP 2005 -007].
I
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
87.4;346
* ** 780,223 889,946
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
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 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.
NPBLKB
0
0
0
10,150
11,950
1,800
2 -3.
NP BLK C
0
0
0
211,487
457,880
246,393
24.
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
99,538
378,713
279,175
2 -9.
NP BLK 1
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
c 6,995,7;3
6,901,610
c t�3
8,071,330
1,182,980
1,169,720
Revised
Population
0
0
0
06/22/2006
' "Existing as of 05/24/2005
*
Existing square footage as of 01/22/2002
"Exisdng "Existing
as of 0611212006
I
Planning Commission Resolution No. _
Page 5 of 8
Exhibit `B"
The following changes will be made to Part II, 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)
A. Building Sites (4)
B. Allowable Building Area
Site A
Total Acreage
Site A
30.939 acres (29)
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
Site A
418,346 sqwxe4eet+j6)
Site B
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)
2.321.967
so
2.324.096 square feet (29)
C. Statistical Analvsis (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:
11
Planning Commission Resolution No.
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)
Site A
Allowable Building Area ....... 340,002 ..,...,..b feet ( 6) 42,131 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
',133 eex-s 1,139 cars (29)
C. Landscaped Open S12ace(4)
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
Land Coverage (16)(29)
.......... 13."T� 3.92 acres
........... 2.60 awes 2.61 acres
........... L95 aeres 1.96 acres
........... 1.36 aeNs 1.57 acres
........... i.'. 0 ass 1.31 acres
........... i . i I aefes 1.12 acres
0.97 acres 0.98 acres
........... 0- 87 -seres 0.87 acres
...........0.78 aeres 0.78 acres
........... 0o- 1 aefes 0.71 acres
...........0.65 awes 0.65 acres
Land Coverage
........... 9.4 4 ..,...o.. (I nn6)9.49 acres(29)
(11)(16)(29) Land Coverage
...........6.06 acres 5.99 acres
...........7.36 acres 7.30 acres
...........8.0i aeres 7.95 acres
...........&:40 -acres 8.34 acres
...........8.66 aeres 8.60 acres
...........8.85 aeres 8.79 acres
........... 8.9 9 8.93 acres
........... 9.09aefes 9.04 acres
........... 9.'es 9.13 acres
...........^ 25 aefes 9.20 acres
1
Planning Commission Resolution No. _
Page 7 of 8
Twelve story development
2. Site B
Allowable Building Area.......
Site Area .......
...........9.3 1 aeres 9.26 acres
965,216 square feet (13)(16)
43.703 acres (4)(11)
Planning Commission Resolution No.
Page 8 of 8
Exhibit "C"
STANDARD CODE REQUIREMENTS
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 3rd floor automatic fire sprinklers, sprinklers shall be provided on
the 1"' and 2 "d 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.
11
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