HomeMy WebLinkAboutGPA Initiation (PA2003-010)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 2
January 23, 2002
TO: PLANNING COMMISSION
FROM: James Campbell, Senior Planner, (949) 6544 -3210
iampbell &- city.newport- beach.ca.us
SUBJECT: General Plan Amendment Initiation No. 2003 -001 (PA2003 -010)
APPLICANT NAME: Dan Perlmutter, DMP Properties
ISSUE:
Should the City Initiate a General Plan Amendment to include self- storage facilities in
the range of permitted uses in the Campus Drive area of Statistical Area L4 (Airport
Area)?
RECOMMENDATION:
Recommend that the City Council approve General Plan Amendment Initiation No.
2003 -001.
DISCUSSION:
The applicant desires to develop a self- storage facility in conjunction with retail
commercial and fast food uses at 2101 Dove Street (Exhibit Nos. 1 & 2). The site
presently is developed with a vacant industrial building that the applicant proposes to
renovate to accommodate the proposed self - storage use. Surrounding land uses
include a mixture of office and retail uses, a carwash /gasoline station and John Wayne
Airport. A Vicinity Map has been prepared to show the location of the proposed use
(Exhibit No. 3).
The site is designated Administrative Professional and Financial by the Land Use
Element of the General Plan and is zoned APF. A self - storage 'use requires the
approval of a Use Permit provided that the use is specifically permitted by the General
Plan (Section 20.15.020, limitation Q. Without a specific reference permitting a self-
storage use for the site or general area, the self- storage portion of the overall project
cannot be considered. The applicant requests to change the text of the Land Use
Element of the General Plan for the Campus Area of Statistical Area L4 (Airport Area) to
permit self- storage uses at 2101 Dove Street. If the suggested amendment is initiated,
the Amendment application will be accompanied by a Use Permit application that would
G12003-001
January 23, 2003
Page 2
provide the City with specific development plans to consider. The other uses proposed
for the site, retail and fast food uses, are permitted uses.
The proposed amendment will not increase the development allocation but merely
expand the list of uses that can possibly be allowed at the site. Self- storage uses
generate traffic at a much lower rate than office or commercial uses that are already
permitted uses for the site. Therefore, the suggested amendment will be considered
minor General Plan Amendment pursuant to Council Policy A -18 (Measure S
Guidelines) with no increase in traffic or development to be tracked for 10 years.
Environmental Review:
A request to initiate a General Plan Amendment is considered a feasibility or planning
study by staff, which is statutorily exempt pursuant to Section 15262 of the
Implementing Guidelines for the California Environmental Quality Act. It is anticipated
that the project, if initiated, will require the preparation of an environmental document as
required by CEQA.
Public Notice:
Notice is not required for a request to initiate a General Plan Amendment. Should the
request be approved by the City Council, the follow -up application will require noticed
public hearings at the Planning Commission and City Council.
Alternatives:
The Planning Commission has the option to recommend denial of the request.
Conclusion
Should the Planning Commission believe the project worthy of consideration, staff
suggests that a recommendation to approve General Plan Amendment Initiation No. 2003-
001 be forwarded to the City Council.
Prepared by:
iAMtSW—CA-MlJBELL
Senior Planner
Exhibits 1. Letter of request
2. Conceptual plans
3. Vicinity map
Submitted by:
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PATRICIA L. TEMPLE
Planning Director
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DMP PROPERTIES
Commercial Property Management • Real Estate Investments
January 7, 2003
Ms. Patricia L. Temple, Planning Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
450 Newport Center Drive • Suite 440
Newport Beach • CA 92660
P.O. Box 8414 • Newport Beach • CA 92658 -8414
(949) 720.8166 • (949) 640-0696 • FAX (949) 720.8184
RE: 2101 Dove Street — Redevelopment/Mixed Use Project
Dear Ms. Temple:
RECEIVED By
PLANNING DEPARTAIEN7
CITY f)c rie•.e c �r,.:�G.
JAN 0 p 2003
AM PM
718;9;10 li 1;121: iz1311;S16
Please consider this letter as a formal request to initiate a text change in the General
Plan for the Campus district.
As you know from our previous meetings, DMP Properties is the owner of the
property at 2101 Dove, which was previously occupied by Edler Industries. Since
Edler moved out last year, we have diligently tried to find uses that would benefit both
the City and DMP Properties. Car dealerships, retail tenants (i.e., Office Depot) and
several other major tenants have been pursued without success.
During our market study process and search for a new tenant, we discovered a
strong need and desire for a self- storage facility for office /business users in the area.
There is also a need for additional food (including a fast food facility) and retail
services for these same users. The current zoning permits these uses but the
General Plan text does not. We are not seeking additional building space only a text
change to the General Plan. Once changed, we will apply for a use permit as
required by the current zoning. Of course, additional details will be submitted when
the Planning Commission and the City Counsel authorize the initiation of a text
change to the General Plan.
Thank you for your consideration and assistance in this matter.
Sincerely,
Dan . Perlmu er
cc: Jim Campbell
Enclosures: Proposed Site Plan
Rendering
DMP:ske Exhibit 1
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Office Uses
G12003-001
2001 Dove Street
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