HomeMy WebLinkAboutPacific Republic Capital Office Building (PA2001-161)CITY OF NEWPORT BEACH Hearing Date: March 7, 2002
PLANNING DEPARTMENT Agenda Item: 2
3 _ 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
NEWPORT BEACH, CA 92658 949 - 644 -3209
(949) 644 -3200; FAX (949) 644 -3229 Council Review: Automatic
REPORT TO THE PLANNING COMMISSION
PROJECT: Pacific Republic Capital Office Building (PA2001 -161)
1150 Granville Drive
SUMMARY: Development of an 8,000 square foot professional office building with
below grade parking. The application includes a General Plan Amendment
and a Zoning Code Amendment to increase the existing development
allocation from 5,000 square feet to 8,000 square feet. The Code amendment
includes a request to reduce the rear yard setback of 35 feet along Newport
Center Drive to 25 feet. The project involves the establishment of a Site
Plan Review (SPR) Overlay District for the project site to allow Planning
Commission review of the project. A Modification Permit is requested
sought for an additional monument sign.
RECOMMENDED
ACTION: Approve General Plan Amendment (GP2001 -003), Code Amendment
(CA2001 -003), and Site Plan Review 2002 -001 (PA2001 -161) subject to
the findings and conditions of approval in the draft resolution attached as
Exhibit 1.
APPLICANT: Pacific Republic Capital, Newport Beach
LOCATION: Northwest corner of the intersection of Granville Drive and Newport Center
Drive intersection.
LEGAL
DESCRIPTION: Lot No. 10, Tract No. 14839
GENERAL PLAN: Administrative, Professional, and Financial Commercial Uses
ZONING
DISTRICT: APF
M
0 , 2�00 400 Feet
VICINITY MAP
General Plan Amendment (GP2001 -003) & Code Amendment
(CA2001 -003) & Site Plan Review (SP2002 -001)
(PA2001 -161)
1150 Granville Drive
Current
Development:
Vacant landscaped lot along the entrance to Granville Drive
To the north:
Existing residential uses called the Granville Condominiums
To the east:
Existing Administrative, Professional, and Financial Commercial uses within Block
100 across Newport Center Drive
To the south:
Existing Administrative, Professional, and Financial Commercial uses within
Corporate Plaza West across Granville Drive
To the west:
Existing Recreational uses across Granville Drive
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 2 of 13
Introduction& Background
The project involves a request to increase the development allocation from 5,000 square feet to
8,000 square feet, allowing an office building to be constructed on a lot that has been landscaped
through the development of neighboring properties. The project includes a code amendment to
establish the Site Plan Review (SPR) Overlay District and to reduce the rear yard setback along
Newport Center Drive from 35 feet to 25 feet. The Site Plan Review will ensure that the finished
appearance and design of the building is compatible with the surrounding development. Lastly,
the project also contains a request for a Modification Permit for the second monument sign.
In 1994, the City Council re- designated the land use of the property from Multi - Family
Residential to Administrative, Professional, & Financial Commercial, in conjunction with the
conversion of the Granville apartments to condominiums. At that time, the site was allowed
5,000 square feet of commercial office development. On June 28, 1999, the Council approved the
initiation of a General Plan Amendment that authorized this request to proceed.
Site Overview
The project site is identified as Lot No. 10 of Tract Map No. 14839 and is surrounded on three
sides by streets; Granville Drive to the west and south and Newport Center Drive to the east. The
project site is included within Block 900 — Hotel Plaza in Newport Center (Statistical Area L I) in
the Land Use Element (LUE) of the General Plan. The LUE specifies office development for this
particular property. The Zoning Code designates the property as Administrative, Professional,
and Financial Commercial. The property is within the Coastal Zone.
The property is improved with landscaping but has no existing buildings. There are
approximately a dozen mature trees of varying species spanning the site. The nearest existing
building is the guard gate at the entrance of the Granville condominiums.
There is an existing slope towards the rear of the property, adjoining the improvements along
Newport Center Drive, which was constructed at a higher elevation than Granville Drive. Those
improvements include a sidewalk and landscaping that acts to screen the site from Newport
Center Drive.
Finally, the site was improved with a rolled curb and gutter system, which has been painted red
along the entire stretch of Granville Drive to preclude on -street parking. The nearest traffic signal
is located at the Newport Center Drive and Granville/Farallon Drive intersection. There are no
existing curb cuts that lead into the property but there is an existing storm drain and fire hydrant
that abut the site.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 3 of 13
Project Overview
The increased development allocation is sought so that a 7,770 square foot, two -story office
building with a level of partially subterranean parking may be constructed. Some of the existing
trees would need to be removed or relocated in order to accommodate the development.
The two -story building is proposed to be at a maximum height of 26 feet above existing grade.
The plans indicate that the maximum building height at the four corners of the building (using an
average of the varying grades at those points) is 23 feet. The building's architecture utilizes a
sloped roof design that includes two separate skylight elements. The exterior roof material is
proposed to be file or slate. Other aspects of the finished appearance for the roof include the use
of copper gutters and accents. Stone veneer is proposed as a base material for the front building
elevation (along Granville Drive).
The partially submerged parking area includes 29 spaces. Another two spaces are proposed along
an auxiliary circulation loop connected to the main drive driveway that leads from the street to
the parking area. The driveway has been placed where the existing fire hydrant is located, and
therefore, the hydrant will be relocated.
The applicant originally proposed a Development Agreement (DA) as a mechanism to ensure
that the project would result in a site and building design that is compatible with the other
existing developments in Newport Center. This was requested of the applicant by the Granville
Community Association to ensure that the development would be subject to review by the City.
Upon further review, staff deemed this mechanism was not appropriate because there was no
public benefit resulting from the project that justified consideration of a Development
Agreement. The desired result could be achieved by applying the Site Plan Review Overlay
District to the project site, with a review of the proposal based upon those criteria.
Ana s4
General Plan
The General Plan designates the land use for the site as Administrative, Professional, and
Financial commercial. The project conforms to the land use designation, but the size currently
proposed is 3,000 square feet beyond what was approved in 1994. The applicant is, therefore,
requesting approval of a General Plan Amendment to allow the project.
The General Plan contains 12 general development policies that are discussed within the
following table:
A. The City shall provide for sufficient diversity of land uses The proposed project proposes an increase to the development
so that schools, employment, recreation areas, public facilities, allocazion by 3,000 square feet for a commercial office project already
churches and neighborhood shopping centers are in close proximity ro authorized at 5,000 square feet. The proposed project is consistent
each resident of the community. with this policy in the fact that the intended land use will not change.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 4 of 13
is eaeral Plan Policy
Policy e4�alysLC
B. To insure redevelopment of older or underutilized
The project proposes to increase the development allocation to 8,000
properties, and to preserve the value of property, the floor area limits
square feet for a property already authorized for 5,000 square feet of
specified in the Land Use Element allow for some modest growth. To
APF commercial development The request includes an amendment to
insure that traffic does not exceed the level of service desired by the
the Land Use Element of the General Plan and the Zoning Code. It is
City, variable floor area limits shall be established based upon the trip
anticipated that the increase in development allocation would result in
generation characteristics of the use or uses proposed for the site.
an increase of approximately 112 trips per day (16 AM Peak and 15
PM peak). 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.
C. Commercial, recreation or destination visitor serving
Not Applicable. While the property is located within the Coastal
facilities in and around the harbor shall be controlled and regulated to
Zone, it does not abut the harbor nor is it located near the harbor or
minimize traffic congestion and parking shortages, to ensure access to
any harbor - related, recreation or destination visitor serving facilities.
the water for residents and visitors, as well as maintain the high
quality of life and the unique and beautiful residential areas that
border the harbor.
D. The siting of new buildings and structures shall be
No significant natural landfbrms, including coastal bluffs and cliffs,
controlled and regulated to ensure, to the extent practical, the
are located on the site or in the immediate area. No designated or
preservation of public views, the preservation of unique natural
otherwise significant public view exists presently. The property
resources, and to minimize the alteration of natural landforms along
slopes upwards to the rear of the property where it connects to
bluffs and cliffs.
Newport Center Drive. Public views of the project site will be limited
mainly to Granville Drive, as the existing mature landscaping along
Newport Center Drive will limit views of the site to those when
traveling northbound on Newport Center Chive.
E. Provisions shall be made for the encouragement or
Not Applicable. Even though the project site is located within the
development of suitable and adequate sites for commercial marine-
Coastal Zone, the Newport Center area does not contain marine
related facilities so as to continue the City's historical and maritime
related uses nor a historical maritime atmosphere.
atmosphere, and the charm and character such business have
traditionally provided the City.
F. The City shall develop and maintain suitable and adequate
The project will be required to comply the with design standards
standards for landscaping, sign control, site and building design,
prescribed by the Site Plan Review process. The site is already
parking and undergrounding of utilities and other development
improved and ready for development with undergrounded utilities.
standards to ensure that the beauty and charm of existing residential
The two -story office building has been designed to resemble elements
neighborhoods are maintained, that commercial and office projects
of both the neighboring residential and commercial development in
are aesthetically pleasing and compatible with surrounding land uses
it's use of architecture, colors and materials. The project attempts to
and that the appearance of, and activities conducted within industrial
provide a pleasing transition between the different uses.
developments are also compatible with surrounding land uses and
consistent with the public health, safety and welfare.
G. Prohibit or restrict certain types of land use conversions or
Not Applicable.
forms of ownership which, by their nature, reduce available housing,
are incompatible with residential uses, or present police, health, or
safety problems.
H. Continue to oppose the lease of offshore tracts to oil
Not Applicable.
producers and prohibit the construction of new onshore oil facilities
except as may be necessary in conjunction with the operation of the
West Newport oil field.
1. Restrict and control development in flood hazard areas.
The site is not in a flood hazard area; therefore the policy is not
applicable.
J. The City shall aggressively pursue annexation of territory
Not Applicable.
within its sphere of influence with due consideration given to costs
and benefits associated with incorporation.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 5 of 13
K. The land use designations and building intensity standards Not Applicable.
in this Element reflect limits on John Wayne Airport imposed by the
Airport Settlement Agreement and the provisions of that Agreement
have become an integral part of the land use and planning process of
the City of Newport Beach. The City should take all steps necessary
to preserve and protect the Agreement, as well as assist in the
selection of a second commercial airport, which, in conjunction with
John Wayne Airport, could serve a majority of the County's short-
and medium -haul demand.
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.
Local Coastal Plan (LCP)
With the exception of the requests for an increased development
allocation and the reduced setback along Newport Center Drive, the
project is consistent with existing development standards.
The project site is situated within the designated Coastal Zone. However, the site is not
designated in the Local Coastal Program (LCP) as an environmentally sensitive habitat area or a
unique coastal resource. This fact supports the Categorical Exemption determination under the
California Environmental Quality Act (CEQA) proposed by staff for the project. The site is
somewhat inland from the coast and does not include bluffs or cliffs as it is situated within a
built, urban environment. Project implementation would not involve diking, dredging, filling or
shoreline structures. Public access and circulation are issues not in conflict with the proposed
commercial office project, which would be located within an existing street system.
Office buildings are recognized as a permitted use under the existing APF designation. The
adopted LCP included an amendment to authorize development on the project site at 5,000
square feet (LCP 34). If approved, the LCP would need to incorporate the proposed increase in
development allocation of 3,000 square feet as well.
Zoning Code Amendment
The property is zoned Administrative, Professional, and Financial Commercial. A Code
Amendment is requested for the project for two purposes. First, the District Map for the site
reflects a development allocation of 5,000 square feet. If this project were approved, this map
would need to be updated to reflect the new entitlement requested.
Furthermore, as a result of the General Plan Amendment in 1994, the project site was assigned
specific and unique setback requirements as follows: front yard setback of 20 feet along
Granville Drive, street side setback of 35 feet also along Granville Drive, and a rear yard setback
of 35 feet along Newport Center Drive. It is the understanding of staff that in 1994 the assigned
setbacks were increased along the front, street side and rear setbacks in an attempt to exercise
some control over the placement of future buildings, which would affect the site design. The
applicant is now proposing to reduce the setback requirement along Newport Center Drive from
35 to 25 feet (minimum). This is proposed along with the increase in the development allocation.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 6 of 13
The applicant feels that the proposed rear setback of 25 feet is consistent with other buildings in
the immediate vicinity.
DevelopmentStandards
The interdepartmental review of the project focuses on applying the prescribed development
standards to the specific characteristics of the proposed office building and any ancillary
improvements. The project proposes a two -story office building, 8,000 square feet in size, along
with a partially submerged parking area below the ground level floor. The subject property is
surrounded on three sides by streets.
Setbacks
With the exception of the rear yard setback from Newport Center Drive for this property, the plans
submitted for the office building comply with the setbacks established in 1994. Without the
setbacks listed on the District Map, the standard setbacks would apply. They are: 15 feet in the front
yard along Granville Drive, 15 feet in the rear along Newport Center Drive, 5 feet on the interior
side abutting the Granville Community Association, and 15 feet along the street side also along
Granville Drive. The consistent application of the setback of 15 feet is due to the fact that the
project site is surrounded on three sides by streets, effectively making each side a front. The
applicant's justification for the reduction is the proposed design and the voluntary applicationof the
Site Plan Review (SPR) Overlay to the site, which will ensure proper design for the building itself
as well as compatibility with the surrounding urban environment.
An examination of the existing site conditions helps to understand the effect of the reduced rear
yard setback requested. While a corner of the building makes a modest cut into a portion of the
steep slope to the rear of the property, the majority of this steep slope is outside of the proposed
building footprint and is in the area that is 25 feet from the rear yard property line. At that point,
the property slopes upward approximately 12 feet behind the proposed building as it extends
toward Newport Center Drive. Additionally, with the exception of the removal of two existing
Eucalyptus trees that are approximately 24 feet in height, all of the existing and mature landscape
along Newport Center Drive will remain. This landscaping has grown into what is effectively
termed a "living" wall that significantly screens the site from Newport Center Drive. The request
for the reduced setback seems acceptable in that: no major cuts into the existing slope would
occur, no portion of the building would be raised up by being placed upon a part of the steep
slope, and the condition of the existing landscape on site effectively would screen the proposed
building from views along Newport Center Drive.
Building Height
The maximum building height prescribed for the project site is 32 feet. The cross section provided
in the plan set shows a maximum building height of 26 feet above the established grade, of which
the partially submerged parking structure will extend 2 to 3.5 feet above grade.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 7 of 13
Parking & Traffic
The project plans show a total of 31 parking spaces provided. The code requires at least 1 space for
every 250 square feet of building area, which would result in 32 spaces required for an 8,000 square
foot building. The project is deficient 1 space as shown. The applicant has expressed that the
construction plans will comply with all applicable parking requirements, meaning the building
would have to be reduced to 7,750 square feet utilizing the current parking design. A condition of
approval has been proposed which would require either the building to be reduced so that only 31
spaces are needed or that the total parking spaces are increased to 32.
The Traffic Engineer reviewed the project and determined that an insignificant amount of peak hour
trips would result from project implementation. For an office use that is 8,000 square feet, it was
concluded that the increase in AM peak hour trips would be 16 total and the increase in PM peak
hour trips would be 15 total. The overall daily increase would be 112 additional trips generated.
Other conditions were incorporated as a result of this review to ensure that site circulation and
access are compatible with the existing surrounding development.
Site Plan Review (SPR) Overlay and Additional Development Standards
In order to apply the Site Plan Review (SPR) Overlay District to the site, one of the following
criteria must be present:
A. The site contains areas having a slope in excess of 26.6 degrees (50 percent slope).
B. The site contains or is immediately adjacent to coastal bluffs.
C. Development of the site has the potential to affect public views.
D. Development of the site has the potential to affect environmentally sensitive areas including:
1. Areas supporting species which are rare, endangered, of limited distribution, or
otherwise sensitive.
2. Riparian areas.
3. Freshwater marshes.
4. Saltwater marshes.
5. Intertidal areas.
6. Other wetlands.
7. Unique or unusually diverse vegetative communities.
E. The site is located in a geologic hazard area, as described in the General Plan.
F. The site is in a residential district subject to noise levels greater than the 60 Community Noise
Equivalent Level (CNEL).
G. The site contains significant historical or archaeological resources or is in an area of unique
historical or archaeological interest.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 8 of 13
H. The site is immediately adjacent to a thoroughfare designated as a Scenic Highway or Scenic
Drive in the Recreation and Open Space Element of the General Plan.
I. The site is immediately adjacent to the ocean or bay.
J The site directly abuts a residential district, but is located in a district designated for
nonresidential use.
K A density bonus is proposed, or has been granted, for the site.
The project site qualifies under Criteria "J." While the parcel is designated APF, it abuts property
containing the Granville Community Association that is designated as Multiple Family
Residential (MFR).
As mentioned above, the Granville Community Association requested that the City require the
Applicant to enter into a Development Agreement to ensure that the project would be subject to
some form of discretionary review. If the project were to remain at the approved development
allocation of 5,000 square feet, it would not be subject to any form of discretionary review, rather
it would only be evaluated against the development standards within the Zoning Code.
Staff believes that there are no public benefits that warrant the approval of a Development
Agreement. Furthermore, it was concluded that a Development Agreement was not the right
mechanism to require an enhanced review of the project to ensure a compatible design with the
neighboring residential development. Both staff and the applicant felt the Site Plan Review
process would accomplish this same end result.
The SPR process establishes 12 standards for review of projects. Their applicability to the project
is discussed below:
A. Sites subject to site plan review under the provisions of this chapter shall be graded and
developed with due regard for the aesthetic qualities of the natural terrain, harbor, and
landscape, giving special consideration to waterfront resources and unique landforms
such as coastal bluffs or other sloped areas; trees and shrubs shall not be
indiscriminately destroyed: The project site is not located next to the harbor or any other
waterfront. Instead, it is proposed on a landscaped lot, previously graded, that is located
within a built, urban setting. The site is not located next to any designated bluff or cliff area.
The project proposes to maintain, as much as possible, the existing on site pad grades and
the upward slope towards the rear of the property where it connects to Newport Center
Drive. A number of large trees will need to be removed as part of project implementation
and the Planning Commission must determine an appropriate means of restitution.
B. Development shall be compatible with the character of the neighborhood and surrounding
sites and shall not be detrimental to the orderly and harmonious development of the
surroundings and of the City: The development is relatively small as compared to the
intensity of other office properties across Granville Drive and Newport Center Drive. The
building location at it closest point is set back approximately 65 feet from the property line
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 9 of 13
abutting the Granville Condominiums. The proposed building design appears to be of
above - average quality based upon the model created for the project. The proposed
building height is 6 feet under the maximum permitted and its design incorporates elements
typical of residential development (i.e., sloped roofs, enhanced landscaping, etc.).
Additionally, the applicant suggests that the building, as designed, will appear to be
single -story from the front elevation along Granville Drive. The design could be
perceived as providing a transition in building height and design between the nearby
multilevel office buildings and the Granville Condominiums. Approximately 64% of the
site will remain as landscaped open space. With the exception of the proposed reduction of
10 feet to the rear yard setback of 35 feet, staff feels the project is consistent with the
development standards applicable to the site. All of these factors lead staff to conclude that
the project is sensitive to and compatible with the neighboring residential development,
taking into consideration the applicable development standards and other site limitations.
Should the project be approved, it would be conditioned in a manner that ensures all other
applicable development standards are adhered to.
C. Development shall be sited and designed to maximize protection of public views, with
special consideration given to views from public parks and from roadways designated as
Scenic Highways and Scenic Drives in the Recreation and Open Space Element of the
General Plan: While the project site is surrounded on 3 sides by streets, there are no scenic
highways, drives or roadways abutting or near the project site. There are no public parks
abutting or near the project site. The project site is separated from the abutting Granville
condominium development by a guard gate and a wall associated with that development.
D. Environmentally sensitive areas shall be preserved and protected. No structures or
landform alteration shall be permitted in environmentally sensitive areas unless specific
mitigation measures are adopted which will reduce adverse impacts to an acceptable
level or the Planning Commission finds that the benefits outweigh the adverse impact:
The site is not within a designated Environmental Sensitive Area (ESA).
E. No structures shall be permitted in areas of potential geologic hazard unless specific
mitigation measures are adopted which will reduce adverse impacts to an acceptable
level or the Planning Commission finds that the benefits outweigh the adverse impacts:
The Public Safety Element of the General Plan indicates the project site is not located in
an area of slope instability but may he subject to stronger shaking potential with regard to
seismic hazards. Furthermore, the project site is located in an area of moderately high
expansive soils but with only a slight potential for erosion. However, if approved,
construction of the project would be subject to all applicable seismic development
standards incorporated into the 1997 Uniform Building Code (U.B.C.).
F. Residential development shall be permitted in areas subject to noise levels greater than
60 CNEL only where specific mitigation measures will reduce noise levels in exterior
areas to less than 60 CNEL and reduce noise levels in the interior of residences to 45
CNEL or less: The proposed project does not include residential development and,
therefore, this standard is not applicable to the project.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 10 of 13
G. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways,
and other site features shall give proper consideration to functional aspects of site
development: The project has been reviewed by the various City departments with regard to
setbacks, parking areas, vehicular access ways and other site - specific conditions that could
affect project development. Staff believes that the location of the access to both the site and
building for pedestrians and vehicles are functional. Additionally, they appear to be
sensitive to the neighboring residential development by being located on the building
elevation opposite from the Granville Condominiums. The Traffic Engineer has submitted a
set of conditions applicable to the project that have been incorporated into the attached
resolution should the Commission approve the project. These conditions will require
compliance with all applicable development policies and standards, except where approved
as modified.
H. Development shall be consistent with specific General Plan and applicable specific plan
district policies and objectives, and shall not preclude the implementation of those policies
and objectives: This topic has been discussed previously in this report and the site is not
subject to a Specific Plan.
I. Development shall be physically compatible with the development site, taking into
consideration site characteristics including, but not limited to, slopes, submerged areas,
and sensitive resources: The proposed design for the site attempts to minimize the
intrusion of the building, including the partially submerged parking area, into the existing
upward slope towards Newport Center Drive. A review of the vehicular access to and from
the site has been conducted in the context of the existing urbanized area surrounding the
project. The pedestrian and vehicle access to both the building and site are located on the
building elevation opposite from the neighboring residential development where the site
experiences only slight grade changes. There are no known sensitive areas or resources
applicable to the project. The project does not require significant alteration of the site
outside of the building footprint and attempts to maintain existing grades where the
partially submerged parking area and building above are located. Therefore, the project
appears compatible with the site.
J. When feasible, electrical and similar mechanical equipment and trash and storage areas
shall be concealed: The project plans indicate that the trash enclosure will be concealed
from off -site views. Additionally, the applicant has indicated that there will be no
equipment visible from off site and the conditions of approval require that all electrical
and mechanical equipment be concealed from off -site view.
K Archaeological and historical resources shall be protected to the extent feasible; No
known archaeological and historical resources are known to exist on site. Additionally,
the lot has been graded and improved with irrigation and landscaping. Therefore,
archaeological and historical resources are unlikely to exist due to the improved nature of
the sits.
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 11 of 13
L. Commercial development shall not have significant adverse effects on residences in an
abutting residential district: The discussion under SPR development standard "B" above
addresses this requirement by demonstrating that the project, as proposed, will not have
significant adverse effects on the Granville Condominiums.
In summary, the project consists of increasing the development allocation for an improved or
landscaped lot that is ready for construction. By applying the site plan review procedures to the
project, it appears that the increase can be accommodated based upon the staff recommended
conditions of approval. Therefore, based upon this information, the Planning Commission must
make the following findings in confirming the staff recommendations:
A. Development of properties will not preclude implementation of specific General Plan
or specific plan district objectives and policies.
B. The value of property is protected by preventing development characterized by
inadequate and poorly planned landscaping, excessive building bulk, inappropriate
placement of structures and failure to preserve, where feasible, natural landscape
features, open spaces, and the like, resulting in the impairment of the benefits of
occupancy and use of existing properties in such area.
C. The benefits derived from expenditure of public funds for improvement, acquisition
and beautification of streets, parks, and other public facilities are maximized by the
exercise of reasonable controls over the layout and site location characteristics of
private buildings, structures and open spaces.
D. Unique site characteristics are protected in order to ensure that the community may
benefit from the natural terrain, harbor and ocean, to preserve and stabilize the natural
terrain, and to protect the environmental resources of the City.
Modification Permit
The Sign Ordinance only permits one monument sign per commercial property as outlined in
Zoning Code Section 20.67.030. The property has the unique feature that it is surrounded on
three sides by streets and that the front of the project is not visible from Newport Center Drive or
the intersection of Newport Center Drive and Granville Drive. The applicant proposes a single
sided monument sign near the intersection and a double -sided monument sign near the main
entrance to the proposed building along Granville Drive. It could be argued that the monument
sign near the intersection is needed to better identify the property, as the site is difficult to see
when approaching from Newport Center Drive.
The Public Works Department has reviewed the proposed location for this monument sign near
the intersection and found it to be in compliance with site distance standards. The other
monument sign is typical of this type of development and identifies the project from the front
entry driveway. Public Works also finds that the sign meets applicable site distance
requirements. Together, the total combined sign area of 120 square feet is well under the
maximum of 200 allowed by code for a single monument sign. Based upon these factors, staff
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 12 of 13
feels the request for a Modification Permit to allow the second monument sign is reasonable and
should not be detrimental to the Granville Condominium community, or to the City.
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 LI has a current General Plan limit of 6,801,321
square feet. The project will add 3,000 square feet of non - residential intensity, approximately 6
AM peak hour trips and 6 PM peak hour trips. Therefore, none of the three thresholds to require
a vote pursuant to Measure S (Greenlight) are exceeded. If the City Council approves the
recommended amendment, 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
This 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). While the proposal involves constructionof a new office building,
the project and its eventual use are proposed for a lot where all necessary public services are
available. Furthermore, the property site is located in an urbanized area which is not
environmentally sensitive.
Recommendation
Based upon the review of the various documents to be amended as well as the proposed project
specifics, staff recommends that the Planning Commission approve the applicant's request by
adopting the attached Resolution, subject to the conditions of approval included therein.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
Prepared by:
TODD M. WEBER
Associate Planner
z�//
1. ResolutionNo. including findings and conditions of approval
2. Plans
3. Color photographs of the model prepared for the project
(Pacific Republic Capital (PA2001 -161))
(March 7, 2002)
Page 13 of 13
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THE CITY COUNCIL
APPROVE GENERAL PLAN AMENDMENT NO. 2001 -003, CODE
AMENDMENT NO. 2001 -003, AND SITE PLAN REVIEW 2002 -001,
THEREBY AMENDING THE LAND USE ELEMENT OF THE GENERAL
PLAN AND THE DISTRICTING MAPS IN THE ZONING CODE
PERTAINING TO DEVELOPMENT ALLOCATION AND SETBACKS,
AND RECOMMENDING APPROVAL OF A SITE PLAN REVIEW FOR
PROPERTY IDENTIFIED AS 1150 GRANVILLE DRIVE (LOT NO. 10 OF
TRACT MAP NO. 14839)
WHEREAS, as part of the development and implementation of the Newport Beach
General Plan, the Land Use Element has been prepared; and
WHEREAS, the Land Use Element sets forth objectives, supporting policies and
limitations for development in the City of Newport Beach; and
WHEREAS, the Land Use Element 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 City's General Plan dictates that the City shall provide for 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.
Since the intended land use and the Administrative, Professional, Financial (APF) Commercial
designation for the property will not change, the proposed project is consistent with this policy;
and
WHEREAS, the City's General Plan dictates that the City insure redevelopment of
older or underutilized properties and preserve the value of property by allowing for some modest
growth, while maintaining acceptable levels of traffic service. The implementation of the
proposed project will result in an increase to the existing development allocation for a
commercial office site by 3,000 square feet, which would have a less than significant impact on
Exhibit No. 1
14
the projected capacity and levels of service of the circulation system. Therefore, the proposed
project is consistent with this policy; 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 proposed project is consistent with this policy; and
WHEREAS, development of the site is required to comply with the applicable City
standards as outlined in the Zoning Code, for building height, setbacks, and required parking.
The proposed project is requesting an increase in authorized development allocation, a reduction
to the rear yard setback along Newport Center Drive, and an additional monument sign along
Newport Center Drive. The proposed project complies with all other applicable development
standards; and
WHEREAS, in conjunction with the consideration of the subject amendment to the Land
Use Element of the General Plan, the proposed project has been determined to be Categorically
Exempt under the Class 3 (New Construction or Conversion of Small Structures) 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 General Plan Amendment No. 200I -003,
Code Amendment No. 2001 -003, and Site Plan Review No. 2002 -001 and recommended
approval of all three applications to the City Council.
15
NOW THEREFORE the Planning Commission of the City of Newport Beach does
hereby resolve as follows:
Section 1. The Planning Commission finds as follows:
General Plan and Code Amendment:
1. The proposed amendments are consistent with the intent of the General
Plan. The project consists of an increase in the development allocation of
3,000 square feet and a reduction of 10 feet to the rear yard setback of 35
feet for the site. The project does not include a change in land use
designation.
2. The Code Amendment is necessary to maintain consistency with the
General Plan while also authorizing setbacks that allow the building to be
located closer to Newport Center Drive. These factors facilitate the overall
design of the project.
Site Plan Review:
3. Development of the proposed project will not preclude implementation of
specific General Plan or specific plan district objectives and policies. The
project has been reviewed in comparison with the policies of the General
Plan and does not include a change in land use designation. The project is
deemed to meet with the intent of the General Plan and does not conflict
with adopted objectives or policies.
4. The value of property is protected by preventing development
characterized by inadequate and poorly planned landscaping, excessive
building bulk, inappropriate placement of structures and failure to
preserve, where feasible, natural landscape features, open spaces, and the
like, resulting in the impairment of the benefits of occupancy and use of
existing properties in such area. The design of this project has taken into
consideration the proximity and character of the neighboring residential
development by agreeing to a Site Plan Review process for the project.
The location and the design of the building, the partially subterranean
parking area, and all other related improvements are sensitive to the
character of the nearby residential development by providing adequate
separation, a large degree of open space and landscaping, and an enhanced
building design.
5. The benefits derived from expenditures of public funds for improvement,
acquisition and beautification of streets, parks, and other public facilities
are maximized by the exercise of reasonable controls over the layout and
Ell
site location characteristics of private buildings, structures and open
spaces. The project has been reviewed against all applicable standards for
public improvements and has been conditioned to comply with them.
6. Unique site characteristics are protected in order to ensure that the
community may benefit from the natural terrain, harbor and ocean, to
preserve and stabilize the natural terrain, and to protect the environmental
resources of the City. The slope to the rear of the property as it abuts
Newport Center Drive has been maintained as much as possible while
observing other site limitations and Municipal Code requirements.
Section 2: The Planning Commission recommends that the City Council hereby approve
General Plan Amendment No. 2001 -003 as depicted in Attachment "A ", Code Amendment No.
2001 -003 as depicted in Attachment `B ", and Site Plan Review No. 2002 -001 subject to the
conditions of project approval depicted in Attachment "C," 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 7t' day of March 2002 by the
following vote to wit:
ATTEST:
Kra
I:Vd
Larry Tucker, Chairman
Earl McDaniel, Secretary
AYES:
NOES:
ABSENT:
1I
Attachment "A"
To Resolution No.
I. Proposed changes to the General Plan:
JAMBOREE ROAD/MACAURTHUR BOULEVARD AREA (Statistical Division L)
Newport Center (Statistical Area LI)
10. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the Balboa Bay
Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Barbara Drive.
The site is designated for Administrative, Professional and Financial Commercial and
Multi- Family Residential land uses. The allowed development is 611 hotel rooms with
ancillary hotel support facilities and 16,630 19,630 sq.ft. of office development [GPA 94 -1
(A)]. The residential site is allocated 67 dwelling units.
Id
ESTIMATED GROWTH FOR STATISTICAL AREA L1
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. Block 0
0
0
0
246,146
432,320
186,174
2. Block 100
0
0
0
196,545
196,545
0
3. Block 200
0
0
0
207,781
207,781
0
4. Block 300
0
0
0
130,408
134,908
4,500
5. Block 400
0
0
0
440,118
440,118
0
6. Block 500
0
0
0
377,170
377,170
0
7. Block 600
0
0
0
1,284,134
1,426,634
0
8. Block 700
0
0
0
327,671
327,671
0
9. Block 800
0
245
245
253,984
253,984
0
10. Block 900
67
67
0
616,630
62630
6400
625,630
9_1000
11. Civic Plaza
0
0
0
365,160
456,710
91,550
12. Corporate Plaza
0
0
0
15,000
115,000
100,000
13. Tennis Club
0
0
0
0
0
0
14. NB Country Club
0
0
0
0
0
0
15. Amling's
0
0
0
3,960
5,000
1,040
16. Villa Point
0
228
228
0
0
0
17. Sea Island
132
132
0
0
0
0
18. Fashion Island
0
0
0
1,603,850
1,633,850
30,000
19. Newport Village
0
0
0
55,000
170,000
115,000
TOTAL
199
672
473
6,123,557
6,800,321
524,264
6,803,321
537,264
Population
394
1,331
937
Revised
0619294998
03/0712002
Id
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Attachment "B"
To Resolution No.
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Attachment "C"
To Resolution No.
CONDITIONS OF APPROVAL
Site Plan Review 2002 -001 (PA2001 -161)
The development shall be in substantial conformance with the approved plot plan, building
plans, and elevations dated January 8, 2002. Additionally, any change to the materials listed
on the elevation requires Planning Director review and 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. The construction plans, including the provisions for
parking stalls, must meet all applicable State requirements for disability access. Adequate
access and existing must be cleared through the Building Department. Specifically, the
building must be constructed with a fire sprinkler system that satisfies the requirements of
the Fire Department. Additionally, an appropriate exit must be provided at the northeast
comer of the building that satisfies the requirements of the Building Department.
3. Additional Building Department requirements include:
a. The elevator is required to be 54 inches by 80 inches, minimum, with a 42
inch minimum access doorway; and
b. The number of bathroom fixtures must comply with 4 -1 of the Uniform
Plumbing Code (U.P.C.).
4. That all public improvements shall be constructed as required by Ordinance and the Public
Works Department. Specifically, the proposed driveway requires that an casement be
recorded due to the fact that Granville Drive is a private street.
5. Additional Public Works /Traffic Engineering requirements include:
a. With the proposed relocation of the existing fire hydrant, City Council
Policy L -2 must be observed which requires a minimum separation distance
of 5 feet from constructed improvements to fire hydrants, streetlights, or
public utility system appurtenance;
b. The angle and the slope of the driveway must comply with City
requirements;
C. The curb radius along the exit lane must be of adequate size to provide the
minimum separation needed between entering and exiting vehicles;
d. A back up distance of at least 7 feet shall be provided for the end stalls in the
parking garage. One end stall shall be provided for a turn around;
e. If the garage is to be gated, the Traffic Engineer shall review and approve the
proposed gate location; and
f. The auxiliary circulation loop must be enlarged if it is to be used by delivery
trucks.
a0
6. The size of the building at the time of permit issuance must meet with all applicable
requirements for number of parking stalls, parking stall size, egress/ingress, access'points
and backing distances.
7. Deliveries shall be scheduled outside of peak operating hours of the use so that all access
will not be blocked. No deliveries shall be permitted before 7:00 am or after 10:00 pm.
8. The Planning Director shall review and approve the post - construction landscape plan. Any
landscaping affected by the proposed driveway shall be relocated or replaced at the
applicant's expense.
9. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct
rays or glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero
cut -off fixtures.
10. The site shall not be excessively illuminated based on the illuminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Planning Director, the illumination creates an unacceptable negative impact on
surrounding land uses or environmental resources. The applicant shall prepare
photometric study in conjunction with a final lighting plan for approval by the Planning
Director prior to the issuance of a building permit. The Planning Director may order the
dimming of light sources or other remediation upon finding that the site is. excessively
illuminated.
11. Plans for exterior lighting and signage shall be submitted to the Planning Department for
review and approval. The lighting plan shall be designed to eliminate light spillage and
glare onto adjacent properties or uses. The lighting plan shall be prepared and signed by a
licensed Electrical Engineer acceptable to the City with a letter from the engineer stating
that, in his professional opinion, this requirement has been met. Prior to the issuance of a
certificate of occupancy or final of building permits, the applicant shall schedule an
evening inspection by the Code Enforcement Division to confirm control of light and
glare specified in the lighting plans.
12. Storage outside of the building in the front or at the rear of the property shalt be
prohibited.
13. All trash shall be stored within the building or within trash containers stored within the
trash (container) enclosure (i.e., three masonry walls and a self - locking gate), or
otherwise screened from view by neighboring properties except when placed for pick -up
by refuse collection agencies. The trash containers shall have a lid or top that remains
closed at all times, except when being loaded or while being collected by the refuse
collection agency. The design of the trash enclosure shall incorporate self - locking gates
and the Traffic Engineer must approve the location.
14. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
'0
15. All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets, and shall be sound attenuated in accordance with Chapter 10.26 of the
Newport Beach Municipal Code, Community Noise Control.
16. The developer is responsible for all applicable Fair Share and San Joaquin Hills
Transportation Corridor Agency fees.
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