HomeMy WebLinkAboutMaster Development Corp (MDC) (PA2004-231) 4200 Von KarmanCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 5
June 9, 2005
TO: PLANNING COMMISSION
FROM: Rosalinh Ung, Associate Planner
(949) 644 -3208
rung@city.newport-beach.ca.us
SUBJECT: Master Development Corporation Office Expansion
4200 Von Karman Avenue
General Plan Amendment No. 2004 -006 &
Code Amendment No. 2005 -006
(PA2004 -231)
APPLICANT: Master Development Corporation
REQUEST
The applicant plans to replace an existing one -story 1,330 square foot office building
with a new 2 -story 3,080 square foot building at 4200 Von Karman Avenue. In order to
accomplish this, Statistical Area L4 (Koll Center Newport Office Site B) of the Land Use
Element would need to be amended to increase the maximum allowable gross office
area by 1,750 square feet and an Amendment to the Koll Center Planned Community
Text (PC -15) by 1,367 net square feet is necessary.
Staff recommends that the Planning Commission recommend approval of General Plan
Amendment No. 2004 -006 and Code Amendment No. 2005 -006 to the City Council by
adopting the attached draft resolution.
DISCUSION
Site Backoround
The subject property is located at the southeast corner of Von Karman Avenue and
MacArthur Boulevard in Koll Center Newport and is currently developed with a 1,330
square -foot, single -story office building. The 15 -foot high building was originally
constructed in 1974 and is situated entirely within its own parcel. Vehicular access to
the property is from the adjacent common driveway via Von Karman Avenue.
Will,
Master Development Corporation Office Expansion
June 9, 2005
Page 3
Site /Project Characteristics
Lot Area:
3,307 Square Feet
Building Square Footage:
Existing: 1,330 square feet
(Gross)
development allocation by 1,750 gross square feet
recreation areas, public facilities, churches and
Pro osed: 3,080 square feet
Parking Required: 5 spaces to be added
Existing: 11 spaces
to the existing parking pool
proposed project does not change the diversity of
Proposed New Parking: 5 spaces
Total Parking: 16 spaces
Analysis
General Plan
The subject site is located within Statistical Area L4 (Koll Center Newport Office. Site B),
which is presently allocated 1,006,432 square feet of development. The existing
entitlement has been fully utilized. Therefore, an increase in entitlement is necessary to
accommodate the proposed 1,750 gross square foot addition.
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 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
Element. The following table discusses several of 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 1,750 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 1,750 gross square feet.
of property, the floor area limits specified in the
Office Site B is already authorized for 1,006,432
Land Use Element allow for some modest growth.
square feet of administrative, professional and
Master Development Corporation
To insure that traffic does not exceed the level of
service desired by the City, variable floor area limits
shall be established based upon the trip generation
characteristics of the use or uses proposed for the
site.
D. The siting of new buildings and structures
shall be controlled and regulated to ensure, to the
extent practical, the preservation of public views,
the preservation of unique natural resources, and
to minimize the alteration of natural landforms
along bluffs and cliffs.
F. The City shall develop and maintain
suitable and adequate standards for landscaping,
sign control, site and building design, parking,
undergrounding of utilities, and other development
standards to ensure that the beauty and charm of
existing residential neighborhoods are maintained,
that commercial and office projects are
aesthetically pleasing and compatible with
surrounding land uses, and that the appearance of,
and activities conducted within industrial
developments are also compatible with surrounding
land uses and consistent with the public health,
safety and welfare.
L. The City shall encourage its community
commercial districts to reflect and complement the
high quality of its residential areas. The City shall
promote the prosperity of its several community
commercial districts through the adoption and
application of its planning, zoning, building and
public works codes, regulations, policies and
activities.
Office Expansion
June 9, 2005
Page 4
financial commercial development. The Traffic
Engineer has determined that the proposed
increase in the development allocation would result
in less than significant traffic impacts on existing
levels of service at intersections within the City.
The project site is located within a fully developed
business park in Koll Center Newport. No
significant natural landforms, including coastal
bluffs and cliffs, are located on the site or in the
immediate area nor will the increase of 1,750 gross
square feet of development allocation impact public
views.
Development and use standards applicable to the
project site have been adopted (Koll Center PC
Text). The project meets all applicable
development standards.
With the exception of the request for an increased
development allocation the project will comply with
the PC -15 development regulations.
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 PI
project will add 1,750 gross square feet of
Newport Office Site B. Council Policy A -18
amendments be reviewed to determine if the 1
100 dwelling unit thresholds are exceeded.
an limit of 8,102,562 square feet. The
non - residential intensity in Koll Center
requires that proposed General Plan
00 peak hour trip, 40,000 square foot or
m
Master Development Corporation Office Expansion
June 9, 2005
Page 5
Based on the trip generation rates contained in the Council Policy A -18, the proposed
project is forecast to generate 19 additional daily trips.
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
any thresholds have been exceeded. There were two 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 21.4 — A.M. peak hour trips and 29.2 — P.M.
peak hour trips and a total increase of 3,022 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 to
will become a "prior amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office
Site B 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 site and building areas. This particular
section of the PC Text has been amended twice, once in 1980 and the latter in 1984.
The proposed amendment would increase the allowable net building area by 1,367
square feet (the amount necessary to construct the proposed building) in Office Site B
from 963,849 to 965,216 net square feet. The proposed change in building area within
the PC Text affects the Statistical Analysis Section and that these changes have been
included.
The proposed changes to Section 1 of Part 11 of the PC Text are shown as Exhibit "B" of
the draft Planning Commission Resolution (Exhibit 1).
1
Area
A.M. Peak Hour Trips
P.M. Peak Hour Trips
Prior Amendment
GP2001 -004
1,272 s.f. 80%
2.4(80%)
2.4(80%)
Prior Amendment
GP2004 -004
0
17.0(80%)
24.8(80%)
Proposed
Amendment
1,750 s.f. 100%
2(100%)
2(100%)
Total
3,022 s.f.
21.4
29.2
As indicated in the preceding chart, the resulting total of the proposed amendment and
the "prior amendments" is an additional 21.4 — A.M. peak hour trips and 29.2 — P.M.
peak hour trips and a total increase of 3,022 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 to
will become a "prior amendment' that will be tracked for ten years.
The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office
Site B 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 site and building areas. This particular
section of the PC Text has been amended twice, once in 1980 and the latter in 1984.
The proposed amendment would increase the allowable net building area by 1,367
square feet (the amount necessary to construct the proposed building) in Office Site B
from 963,849 to 965,216 net square feet. The proposed change in building area within
the PC Text affects the Statistical Analysis Section and that these changes have been
included.
The proposed changes to Section 1 of Part 11 of the PC Text are shown as Exhibit "B" of
the draft Planning Commission Resolution (Exhibit 1).
1
Master Development Corporation Office Expansion
June 9, 2005
Page 6
Parking
Parking for the existing office is being provided on a contiguous parcel, at the southerly
side of the subject property. The parking parcel presently has a total of 11 parking
spaces and is a part of Office Site B's common area parcel which is in accordance with
the PC Text's parking pool allowance. To accommodate the new and larger office
building and to comply with the parking pool criteria, the applicant is proposing to
provide 5 additional parking spaces to the existing parking pool parcel. The proposed
office development, therefore, will have adequate off- street parking as required for the
business and professional office buildings within the Koll Center Newport.
Square Footage Adjustment
The Planning Department with the assistance from the Building Department recently
completed a review of all existing building permits for Statistical Area L4 including Koll
Center Newport Office Site B. The review revealed that the overall building gross floor
area of this block is approximately 1,006,432 square feet and 54,466 square feet less
than the Land Use Element currently indicates. This number was derived from a
combination of building plans and permits and staff believes the current area total is
accurate. Therefore, staff is suggesting to change the maximum area allocated in the
Koll Center Newport Office Site B from 1,060,898 to 1,006,432 gross square feet (not
including the proposed increase allocation). With the proposed General Plan
Amendment, the total gross square footage would be 1,008,182 (1,006,432 + 1,750).
Staff also suggests that the overall gross square footage for this area should be added
to the PC Text for reference purposes as the PC Text was adopted in 1972 prior to the
adoption of the General Plan Land Use Element in 1987 and it contains allowable
development in the form of net square footage.
Environmental Review
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.
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.
[]
Master Development Corporation Office Expansion
June 9, 2005
Page 7
Additionally, the item appeared upon the agenda for this meeting, which was posted at
City Hall and on the city website. No written correspondence or any public inquiries
have been received as of the writing of this report.
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 1,750 gross square foot
increase in floor area within the statistical area can be supported. Additionally, staff
believes that the Code Amendment request for the office expansion of 1,367 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.
Prepared by:
INT alinh M. Ung, ss ciate Planner
Exhibits:
Submitted by:
0
atricia L. Temple, Play ning Director
1. Planning Commission Resolution No. 2005 -_
2. Applicant's letter of request
3. Project Plans
II
RESOLUTION NO.
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, a public hearing was held on June 9, 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.
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.
Planning Commission Resolution No. _
Page 2 of 9
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
revised Koll Center Newport Planned Community District regulations depicted in Exhibit "B"
subject to the standard code requirements listed in Exhibit "C ".
Pa
Planning Commission Resolution No.
Page 3 of 9
PASSED, APPROVED AND ADOPTED THIS 9th DAY OF JUNE 2005.
M
w
Larry Tucker, Chairman
Jeffrey Cole, Secretary
AYES:
��,61,I�
NOES:
13
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 1-4)
1 -2. KCN Office Site B. This site is designated for Administrative, Professional and Financial
Commercial land use and is allowed 1,060,898 1,008,182 sq. ft. Support retail commercial uses
are allowed within this allocation.
1�
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
1,006,432
1,008,182
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.
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
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
7,004,279
7,906,112
916,833
Population
0
0
0
• Existing square footage as of 01/2212002
1�
Planning Commission Resolution No.
Page 5 of 9
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.
( *) Proposed KCN P.C. Text Amendment
PART II COMMERCIAL
Section I. Site Area and Building Area
Group 1 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)
Site G
122.574 acres (8)(10)(11)
B. Allowable Building Area
Office Acreaae
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
9649 965,216 square feet (13)(16)( *)
(1,008,182 gross square feet)
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-,320,609 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:
I�
Planning Commission Resolution No. _
Page 6 of 9
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 feet (16)(26)
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
Parking
1,133 cars
Land Coverage (16)
............... 3.90 acres
............... 2.60 acres
............... 1.95 acres
.......... I.... 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) Land Coverage
Two story development
............... 6.06 acres
Three story development
............... 7.36 acres
Four story development
............... 8.01 acres
Five story development
............... 8.40 acres
Six story development
............... 8.66 acres
Seven story development
............... 8.85 acres
Eight story development
............... 8.99 acres
Nine story development
............... 9.09 acres
Ten story development
............... 9.18 acres
Eleven story development
............... 9.25 acres
f(0
Planning Commission Resolution No. _
Page 7 of 9
Twelve story development ............... 9.31 acres
2. Site B
Allowable Building Area ..... 963,849 965,216 square feet (13)(16)( *)
Site Area .........43.703 acres (4) (11)
a.
31
C.
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
Parking
3443 3,218 cars
Landscaped Open Space (11)
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
3. Site C (10)
Land Coverage (16)( *)
.......41. 8611.08 acres
...........38 7.39 acres
.........5:53 5.54 acres
.........4.43 acres
.........3:69 3.69 acres
.........3:46 3.17 acres
.....1. 2.77 acres
.........2.46 acres
......... 2� 2.22 acres
.........2.01 acres
......... a- 7141.85 acres
Land Coverage (11)(13)(16)( *)
...........26 77 26.82 acres
Land Coverage (11)(13)(16)( *)
...............5-87 5.80 acres
...............965 9.49 acres
...............41:4911.34 acres
...............42.6012.45 acres
............... 13.24 13.19 acres
...............437713.71 acres
............... 14.16 14.11 acres
............... 14.47 14.42 acres
............... 14.72 14.66 acres
...............14.92 14.87 acres
...............45:8915.03 acres
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
Land Coverage (15)
....... I....... 7.75 acres
............... 5.16 acres
............... 3.87 acres
............... 3.10 acres
............... 2.58 acres
�I
Planning Commission Resolution No. _
Page 8 of 9
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
.......... 2.21 acres
.......... 1.94 acres
..............1 1.72 acres
............... 1.55 acres
............... 1.41 acres
............... 1.29 acres
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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.
0
EXHIBIT 2
APPLICANT'S LETTER OF REQUEST �t
LANGDON
WILSON
ARCHITECTURE
P L A N N I N G
INTERIORS
Partners September 20, 2004
J. Patrick Allen, AIA
Asad M. Khan
Ms. Patricia L. Temple
Michael Schroeder, AIA Director, Planning Department
Community and Economics Development
City of Newport Beach
3300 Newport Boulevard
P.O. Box 1768
Newport Beach, California 92658 -8915
Reference: General Plan and KCN Planned Community Amendments
4200 Von Karman Avenue
Newport Beach, California
Dear Ms. Temple:
J. Patrick Allen, AIA
Architect 2�
v'
On behalf of Master Development Corporation (MDO, Langdon Wilson has
developed a design concept to expand or replace the existing one -story office
buildings located at 4200 Von Karman. This is the property we recently discussed via
telephone, which is located in the Koll Center Newport Planned Community
Development. MDC is the owner of the property and desired to construct a 3,080
s.f. two -story office building for their corporate offices, which requires a 1,750 s.f.
Offices
entitlement increase to the existing 1, 330 s.f. building. The following is enclosed to
Los Angeles
initiate the entitlement process:
(213) 2501186
G.P.A. Application
Orange County
• Part 1: Cover Page
(949) 833 -9193
• Part II: Project Data Sheet
Phoenix
• Part III: Plans (20 sets —11 " x 17 ")
1602) 2522555
• Environmental Information form
• $2,200 deposit for Minor G.P.A. Application
• Property Owner's List and Aassor's Parcel Maps
Von Karman Ave- 18800
Site 200
P.C. Text Amendment
Irvine, California
• Pages 14,15, and 16 of the Koll Center Newport Planned Development Standards
with proposed changes to add 1,750 s.f. to KCN's Office Site B.
92612 -1517
(949) 833 -9193
FAX(949)833 -3098
E-Mail:
Name ®Iw•ocmnr
J. Patrick Allen, AIA
Architect 2�
v'
LANGDON
WILSON
ARCHITECTURE
P L A N N I N E
I N T E R 1 0 R S
Ms. Patricia L. Temple
City of Newport Beach
September 20, 2004
Page 2
The enclosed conceptual plans are supplemental to the General Plan Amendment
Application. They illustrate the project's proposed building footprint, mass and
general design intent, but are not intended to represent the final design.
We believe that the enclosed provides the required information for initiation of the
General Plan Amendment process. However, if there are any questions or additional
information required, please give Mr. Kealii Beck or me a call at (949) 833 -9193.
Sincerely,
J. Patrick Allen, AIA
Partner
cc w /enc: Bruce McDonald — President MDC
Kealii Beck— Langdon Wilson
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