HomeMy WebLinkAboutCamco Pacific Construction Company (PA2001-157)CITY OF NEWPORT BEACH Hearing Date: March 7, 2002
- PLANNING DEPARTMENT Agenda Item: 1
3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
�crconp`� NEWPORT BEACH, CA 92658 (949) 644 -3209
(949) 644 -3200; FAX (949) 644 -3229 Council Review: Automatic
REPORT TO THE PLANNING COMMISSION
PROJECT: Cameo Pacific Construction Company (PA2001 -157)
1811 Quail Street
SUMMARY: Re- adoption of a Planned Community Development Text Amendment to
Newport Place Planned Community Block G & H, permitting a 1,590 net
square foot addition to an existing office building located at 1811 Quail
Street.
ACTION: Recommend that the City Council adopt an ordinance rescinding Ordinance
No. 2002 -003 and re -adopt Planned Community Development Text
Amendment No. 2001 -002 as depicted in the attached industrial statistical
analysis by adopting Resolution No. entitled, "A Resolution of the
Planning Commission of the City of Newport Beach recommending that the
City Council Rescind Ordinance No. 2002 -003 and adopt an ordinance
approving Planned Community Development Text Amendment No. 2001-
002 for Property Located at 1811 Quail Street "
APPLICANT: Mr. Tom Bethman, Project Engineer
Camco Pacific Construction Company
LOCATION: The subject property is located south of John Wayne Airport (JWA) along
the southwest side of Quail Street between Birch Street and Westerly Place.
LEGAL
DESCRIPTION: Parcel 1 of Parcel Map No. 45 -46, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional and Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC — 11) District
Background
On January 22, 2002, the City Council approved the request by Cameo Pacific Construction
Company, Inc., for a General Plan Amendment and a Planned Community Development Plan
Amendment to increase the development allocation within Airport Area 2 -7 of Statistical Area
L4: Newport Place Block G & H. The amendments would allow a proposed 1,540 square foot
addition to an existing office building located at 1811 Quail Street.
The ordinance adopted by the City Council inadvertently amended the incorrect statistical
analysis section of the Newport Place Planned Community text. The commercial/professional
and business office section was incorrectly amended as opposed to the indutrial section as was
intended. This item corrects this error by recommending that the previous ordinance be rescinded
and the corrected amendment be adopted.
Recommendation
Staff recommends that the Commission approve the attached resolution, thereby recommending
that4he City Council adopt the attached corrected ordinance.
Submittedby: Prepared by:
PATRICIA L. TEMPLE TODD M. WEBER
Planning Director Associate Planner
Gtr A� ^f
Exhibits
1. Resolution
2. Planning Commission Staff report dated December 6, 2001.
Planned Community Development Text Amendment No. 2001 -002
March 7, 2002
Page 2
RESOLUTION NO. _
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THE CITY COUNCIL RESCIND
ORDINANCE NO. 2002-003 AND ADOPT AN ORDINANCE APPROVING
PLANNED COMMUNITY DEVELOPMENT TEXT AMENDMENT NO.
2001 -002 FOR PROERTY LOCATED AT 1811 QUAIL STREET
WHEREAS, Camco Construction Company, the applicant, received approval for
General Plan Amendment No. 2001 -004 and Planned Community Development Text
Amendment No. 2001 -002, which increased the development allocation by 1,590 square feet for
an addition to the commercial property identified as 1811 Quail Street in Industrial Site 3A,
Newport Beach; and
WHEREAS, the Ordinance approved by the City Council inadvertently modified the
statistical analysis and development allocation for properties designated for
commerciallprofessional and business offices when it should have modified the statistical
analysis and development allocation for industrial designated properties as the application
requested; and
WHEREAS, this action constitutes a corrective measure for the Planned Community
Development Text document only, and does not involve any change to the physical project or
previous approvals other than amending the correct statistical analysis section of the Newport
Place Planned Community Development Text; and
WHEREAS, the previous action was determined to be Categorically Exempt under Class
3 (New Construction or Conversion of Small Structures) of the requirements of the California
Environmental Quality Act (CEQA) and the State CEQA Guidelines; and
WHEREAS, pursuant to Section 20.94, the Planning Commission has held a duly
noticed public hearing on March 7, 2002 to consider Planned Community Development Text
Amendment No. 2001 -002 and recommended approval to the City Council. . 3
Exhibit No. 1
NOW THEREFORE, the Planning Commission of the City of Newport Beach does
hereby resolve as follows:
Section 1: The Planning Commission recommends that the City Council hereby
rescind Ordinance No. 2002 -003 and adopt an ordinance approving Planned Community
Development Text Amendment No. 2001 -002 as shown in Attached "A," referenced and
incorporated herein.
This resolution shall take effect immediately upon adoption. Passed and adopted by the Planning
Commission of Newport Beach at a regular meeting held on the 7`' day of March 2002 by the
following vote to wit:
ATTEST:
FIV
Larry Tucker, Chairman
Earl McDaniel, Secretary
AYES:
NOES:
ABSENT:
1
Attachment "A"
To Resolution
I. Proposed changes to the Newport Place Planned Community Development Text:
STATISTICAL ANALYSIS
PART I. INDUSTRIAL*
A. Building Sites
Site lA 2.0 acres [3, 9]
Site 3A 21.3 acres [2.4]
Site 4 16.9 acres ....................43.9acres [9]
B. Building Area
Site lA 34,130 sq. ft .................0.8ac. [3, 91
* *Site 3A 296;208 297,798 sq. ft ............... 6.8ac. [2,4,14, 33]
Site 4 288,264 sq. ft ...............6.6ac.
584,472 586, 062 sq. ft ........... 4- 3413.5 ac. [9,14,31
The following statistics are for information only. Development may include but shall not be limited
to the following.
C. Parking (Criteria: 3 spaces/ 1000 sq. ft. (a) 363 sq. fUspace)
Site IA 102 cars.......... 0.9 acres [3, 91
Site 3A 889 894 cars......... �4 7.5 ac. [2,4,14,_L3]
Site 4 865 cars......... 7.2 ac.
1-,7-54 1,759 cars ....... 44- .615.6 ac.[9,14,31 331
D. Landscaped- Open Space
Site IA ..................0.30acres [3, 9]
Site 3A ..................6:6 6.5 acres [2,4,14 33
Site 4 ................... 3.1 acres [9]
9-.7 9_9 acres [9,14,31, 331 Net Open
-3.8 acres ..............Space.....5 -9 6.1 ac. *[14,31, 331
* 3.8 acres have been allotted for service stations exclusive of permitted building acres and
subject to use permit.
** Industrial site 3A has been reduced by 20,000 sq. ft. with the reduction allocated to the
allowable building area for Parcel No. 3 of Resubdivision 529. The allowable building area
for Parcel No. 3 of Resubdivision 529 is now 61,162 sq. ft. [14].
Industrial Site 3A was then increased by 1,590 square feet in 2002 [331.
�tiW°PR, CITY OF NEWPORT BEACH Hearing Date: December 6, 2001
PLANNING DEPARTMENT Agenda Item: 2
G - 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
C9[IFOA'I`t NEWPORT BEACH, CA 92658 (949) 644 -3209
(949) 644 -3200; FAX (949) 644 -3229 Council Review: Automatic
REPORT TO THE PLANNING COMMISSION
PROJECT: Camco Pacific Construction Company (PA2001 -157)
1811 Quail Street
SUMMARY: A request for a General Plan Amendment and Planned Community
Development Text Amendment to increase the development allocation
within the Airport Area 2 -7 (Statistical Area L -4), Newport Place Planned
Community Block G & H, which would permit a 1,590 net square foot
addition to an existing office building located at 1811 Quail Street.
ACTION: Recommend that the City Council approve General Plan Amendment No.
2001 -004 and Planned Community Development Text Amendment 2001-
002 by adopting Resolution No. entitled, "A Resolution of the
Planning Commission of the City of Newport Beach recommending that the
City Council approve GP No. 2001 -004 and PD 2001 -002 for Property
Located at 1811 Quail Street."
APPLICANT: Mr. Tom Bethman, Project Engineer
Camco Pacific Construction Company
LOCATION: The subject property is located south of John Wayne Airport (JWA) along
the southwest side of Quail Street between Birch Street and Westerly Place.
LEGAL
DESCRIPTION: Parcel 1 of Parcel Map No. 45-46, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC —11) District
Exhibit No. 2 c0
General Plan Amendment GP2001 -004
Planned Community Development Text Amendment PD2001 -002
(PA2001 -157)
1811 Quail Street
Current Development:
Two-story office building and associated parking lot
W NMI. �IIIIM'' ., '�la�
ty uy �•� ` n I l�iji� �ja� E�
Administrative, Professional, and Financial uses across Quail Street
To the east:
�II-'��
III
,
To the south:
Industrial and Office uses within the same block
Subject Property
Industrial and Office uses within the same block
', I1
Pll
F
1 j
N
oho Feet VICINITY MAP W.E
General Plan Amendment GP2001 -004
Planned Community Development Text Amendment PD2001 -002
(PA2001 -157)
1811 Quail Street
Current Development:
Two-story office building and associated parking lot
To the north:
Administrative, Professional, and Financial uses across Quail Street
To the east:
Administrative, Professional, and Financial uses across Quail Street
To the south:
Industrial and Office uses within the same block
To the west:
Industrial and Office uses within the same block
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 2
1
Proposed Amendment
The applicant desires to add 1,590 square feet to an existing office building. Existing development
within Blocks G & H of the Newport Place Planned Community is at the limit of what is allowed
by the City's General Plan and Planned Community Development Text. Therefore, the requested
1,590 net square foot addition requires an amendment to the General Plan and an amendment to the
Newport Place Planned Community Development Text to increase the authorized development
allocations depicted within both documents. Cameo Pacific Construction Company has submitted a
request to amend the City's General Plan for Block G & H of the Airport Area within the Newport
Place Planned Community (PC — 11) District (Exhibit No. 1). The proposed amendments would
allow the issuance of building permits for an addition to the existing two -story office building
located at 1811 Quail Street.
No other changes to the General Plan or Newport Place Planned Community Development
Standards are requested. The proposed additions are considered minor and the building footprint
will only be slightly modified to extend the front door at the main entrance flush with the remainder
of the building face. The proposed design includes the required parking for the project. The project
also qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA).
Background
The City Council initiated the applicant's request as required by Council Policy K -1 on September
25, 2001.
Site Overview
The subject property, addressed as 1811 Quail Street, is located due south of John Wayne Airport
(JWA) along the southwest side of Quail Street between Birch Street and Westerly Place. The
property is found within Blocks G & H in the Newport Place Planned Community District (PC —
11). The existing site is approximately 30,000 sq. ft. in size. The property is developed with a two -
story, 10,406 sq. ft. building and associated parking lot with 43 total parking spaces. Site access is
provided through a driveway positioned at the northernmost portion of the property. The parking
areas are located along the northwesterly side yard property line and the rear yard property line
(Exhibit 2).
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 3
I
Analysis
Project Characteristics
There are two separate additions proposed for the building along with expanding the parking area.
Both of the additions comply with all setback provisions and development standards of the
Newport Place Planned Community Development Text.
The proposed addition to the first level involves a slight modification to the building footprint
where the front door is located. The building's main entrance would become flush with the
remainder of the front building face. The addition to the front entry would be 90 net sq. ft.
The larger of the additions is proposed for the second level of the building, toward the rear parking
area. The addition is 1,500 net sq. ft. The maximum building height for the property is 35' and the
existing structure extends up to this height at the stairwell shafts only. For the majority of the
existing building, the roofline is 28' -6 ". The addition to the second level will match this height so
the building maintains a consistent appearance. The building expansion will utilize materials and
colors that will also match those existing. Color photos of the existing building elevations are
attached (Exhibit 3).
The use of the space will be for office area, which will accommodate an additional 2 employees
Parking
From the site plan supplied by the applicant, the site will provide sufficient parking. As provided
for within the development standards enumerated in the Planned Community Development Text,
parking space requirements are calculated on a net square footage basis. For office uses, 1 parking
space is required for every 225 sq. ft. of net floor area constructed. The size for the proposed
addition is 1,590 sq. ft., which would bring the square footage of total net building area to 10,800.
This means that 48 total spaces would be required. The site has 43 existing parking spaces. An
additional 5 spaces are proposed in conjunction with the project, 2 reserved for van accessible
handicapped parking, in order to comply with the required parking standards.
General Plan
The project is located within Statistical Area L -4 within an area identified as Newport Place Blocks
G & H, or Airport Area 2 -7. The General Plan enumerates that 255,001 sq. ft. was the total existing
square footage at the time of adoption. The anticipated development within Blocks G & H was
shown as 40,951 to cause the build out of Blocks G & H to occur at 295,952 total square feet.
However, the actual statistics for existing development already exceeded this limit. This is due to
an underestimation of the square footage existing in 1987 when the comprehensive General Plan
Update was adopted. It was understood that the total area was an estimate and may not have been
completely accurate but was based upon the best available data. Often times in the past net square
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 4
I
footage was indicated on Building Permits as opposed to gross floor area which led to the
inaccurate estimation. The permitted growth of Blocks G & H was 40,951 sq. ft. This was
constructed between the late 1980's and early 1990's. Today the blocks are considered built out.
Amendments to the General Plan may be approved with the finding that the amendment is
consistent with the intent and policies of the General Plan. The proposed project requires an
amendment to the Land Use Element to increase the entitlement in Blocks G & H by 1,590 sq. ft. of
office space. The General Plan Land Use Designation and policies applicable to this proposal are
discussed below.
The General Plan designates the property as an Administrative, Professional and Financial
Commercial land use. The proposed project involves minor expansions to the building and parking
areas consistent with this designation.
General Plan Policy A reads that the City shall provide for sufficient diversity of land uses so that
employment is within close proximity of each resident of the community. The proposed project
involves minor additions to the existing commercial office building which are anticipated to
accommodate two additional employees.
General Plan Policy B allows for growth of underdeveloped properties provided that traffic does
not exceed the level of service desired by the City. The minor size of the proposed additions, a total
of an additional 1,590 sq. ft., does not warrant a traffic analysis, as the use of the space will not
change from existing. There will be no change in the level of service (LOS) as the trips generated
by the additional office space are calculated to be three for both the peak a.m. and peak p.m.
periods.
General Plan Policy F prescribes that the City "develop and maintain suitable and adequate
standards for landscaping, sign control, site and building design, parking and undergrounding of
utilities and other development standards to ensure that... commercial and office projects are
aesthetically pleasing and compatible with surrounding land uses and that the appearance of, and
activities conducted within, industrial development are also compatible with surrounding land uses
and consistent with the public health, safety, and welfare." The design and locations proposed for
the building additions and parking lot modifications appear to be consistent with this policy. The
larger building addition will maintain a consistent profile for the building relative to massing and
finished appearance. There is no change in use.
General Plan Policy K prescribes that the land use designations and building intensity standards
reflect limits on John Wayne Airport (JWA) imposed by the Airport Settlement Agreement. The
project's addition of two employees will not adversely impact the level of passenger traffic at John
Wayne Airport.
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 5
1�
Planned Community Development Text
The Newport Place Planned Community Development Text is intended to implement the policies
and development limitations of the General Plan. If the Planning Commission determines that the
General Plan Amendment is appropriate, the Planned Community Development Text Amendments
related to the increased entitlement would also coincide with the purpose and policies of the
General Plan. These amendments include "housekeeping measures" designed to update the figures
depicted for the development statistics applicable to the site.
The project site is designated as part of Industrial Site 3A within Newport Place Planned
Community. Currently, the Planned Community Development text lists the maximum building area
within Site 3A as 296,208 total sq. ft., which was based upon the General Plan assessment of
existing conditions within Blocks G & H in 1987 plus projected growth. As was mentioned above,
the General Plan figures were estimates based upon on best available data but were not completely
accurate. This amendment would revise this figure by including the correct building and parking
statistics, including the additions proposed by this request, should the Commission approve it.
As mentioned previously, no other changes to the General Plan or Newport Place Planned
Community Development Text are requested.
Measure S Analysis (Greenlight)
This discussion is for informational purposes only and is not to be considered in the decision to
approve or deny the project. Statistical Division L -4 has a current General Plan limit of
8,102,562 square feet. The project will add 1,590 net sq. ft. of non - residential intensity,
approximately three a.m. peak hour trips and three p.m. peak hour trips. Therefore, none of the
three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. If the
amendment is approved by the City Council, it will become a "previous amendment' that will be
tracked for ten years. During this time period, the floor area and traffic will be added to any
future amendments to determine if a threshold is exceeded and a vote is required.
Environmental Review
The project qualifies for a Categorical Exemption from the California Environmental Quality Act
(CEQA). It is considered a minor addition as it does not exceed 50% of the existing building area
and is less than 2,500 total sq. ft. in size.
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 6
Recommendation
Based upon the information associated with the proposed project and the policies of the General
Plan, staff is recommending that the Commission approve the applicant's request, subject to the
findings and conditions listed in the attached Resolution. The proposed text amendments for both
the General Plan and the Planned Community Development Text have been included in the
Resolution as well.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
Prepared by:
TODD M. WEBER
Associate Planner
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 7
1 0�