HomeMy WebLinkAbout2006-21 - Approving Planned Community Development Amendment No. 2006-001 to Increase the Development Allocation for Professional and Business Offices of Site A by 24,016 Square Feet and Eliminate the Entire Retail Site #1, an Undeveloped Portion of RestauORDINANCE NO. 2006 -21
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT AMENDMENT
NO. 2006 -001 TO INCREASE THE DEVELOPMENT ALLOCATION FOR
PROFESSIONAL AND BUSINESS OFFICES OF SITE A BY 24,016 SQUARE
FEET AND ELIMINATE THE ENTIRE RETAIL SITE #1, AN UNDEVELOPED
PORTION OF RESTAURANT SITE #2 AND THE ENTIRE RESTAURANT
SITE #5 (PA 2006 -095)
WHEREAS, an application was filed by The Koll Company with respect to Office Sites A
and B of the Koll Center Newport Planned Community generally bounded by MacArthur
Boulevard to the west, Birch Street to the north and northeast and Jamboree Road to the
southeast, requesting a General Plan Amendmend to increase the maximum gross floor area
permitted in Sub -Area 1 -1 (Office Site A) of the Airport Area (Statistical Area L4) by 24,016
square feet and an amendment to the Koll Center Newport Planned Community (PC -15) to allow
the transfer of 24,016 gross square feet of unused retail, restaurant and office square footage
from Office Site B to Office Site A. The aplications are requested to facilitate the construction of a
21,311 square foot, two -story office building over a subterranean parking garage on a 1.49 -acre
site at 4450 MacArthur Boulevard; and
WHEREAS, on September 7, 2006, the Planning Commission conducted a public hearing
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. After receiving public comments, the Planning Commission closed
the public hearing and continued the project to the September 21, 2006 meeting;
WHEREAS, at the September 21, 2006 meeting, the Planning Commission, with a vote of
4 ayes (2 absents and one abstain), recommended approval of Planned Community
Development Amendment No. 2006 -001 to the City Council; and
WHEREAS, a public hearing was held by the Newport Beach City Council on October 10,
2006 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A
notice of time, place and purpose of the meeting was given in accordance with the Municipal
Code. Evidence, both written and oral, was presented to and considered by the City Council at
this meeting; and
WHEREAS, the project site 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 paved
common parking area for Office Site A; 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
Page 2 of 10
with surrounding land uses. The City implements this policy through the Koll Center Planned
Community Text. The project is designed to meet all applicable development standards
contained within. The proposed building height, size, and, architectural design of the project
will be physically compatible with the existing and surrounding professional office and
commercial developments; and,
WHEREAS, an amendment to the Koll Center Planned Community Text to allow the
conversion of retail site #1, an undeveloped portion of restaurant site #2 and the entire
restaurant site #5 from Office Site B, a total of 24,016 square feet, to professional and
business office use is consistent with the provisions stated in Group V and VI of the Planned
Community Development Standards that allow retail and restaurant acreage not utilized for
that purpose to be developed as office use; and
WHEREAS, the proposed office development meets all the development standards for
building setbacks and on -site parking; and
WHEREAS, an Initial Study and Mitigated Negative Declaration (MIND) have been
prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA
Guidelines; and, City Council Policy K -3. The Draft MIND was circulated for public comment
between August 4 and September 5, 2005. Comments were received from Orange County
Airport Land Use Commission, City of Irvine and California Cultural Resource Preservation
Alliance, Inc. The contents of the environmental document, including comments on the
document, have been considered in the various decisions on this project; and,
WHEREAS, on the basis of the entire environmental review record, the proposed
project will have a less than significant impact upon the environment and there are no known
substantial adverse affects on human beings that would be caused. Additionally, there are no
long -term environmental goals .that would be compromised by the project, nor cumulative
impacts anticipated in connection with the project. The mitigation measures identified and
incorporated in the Mitigation Monitoring and Reporting Program are feasible and reduce
potential environmental impacts to a less than significant level.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1: The Koll Center Newport Planned Community District Regulations (PC-
15) shall be revised as provided in Exhibit "A ", with all other provisions of the existing Planned
Community District Regulations remaining unchanged and in full force and effect.
SECTION 2: The Mayor shall sign, and the City Clerk shall attest to, the passage of
this Ordinance. This Ordinance shall be published once in the official newspaper of the City,
and the same shall become effective thirty (30) days after the date of its adoption.
Page 3 of 10
This Ordinance was introduced at a regular meeting of the City Council of the City of
Newport Beach held on October 10, 2006, and adopted on the 24th day of October 2006, by
the following vote, to wit:
AYES, COUNCIL MEMBERS Curry, Selich, Rosansky,. Ridgeway,
Daigle, Nichols, Mayor Webb
NOES, COUNCIL MEMBERS "'
ABSENT, COUNCIL MEMBERS
2- (off
MAYOR
ATTEST:
Page 4 of 10
Exhibit "A"
PART II COMMERCIAL
Section I. Site Area and Building Area
Group I PROFESSIONAL & BUSINESS OFFICES
Acreages shown are net buildable land area including landscape setbacks with property lines. (4)
A. Building Sites (4)
B. Allowable Building Area
Site A 366,147 (16) (29) (30) square feet
Site B 967,803 (13) (16) (28) (30) 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)
2,350,699 square feet
C. Statistical Analysis (4)
The following statistics are for information only.
Development may include but shall not be limited to the following:
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.
(Text Page) 15
Total Acreage
Office Acreage
Site A
30.939 acres *
30.939 acres
Site B
43.703 acres (11)
43.703 acres (11)
Site C
18.806 acres (10)
18.806 (10)
Site D
19.673 acres
19.673 acres
Site E
2.371 acres
2.371 acres
Site F
1.765 acres
1.765 acres
Site G
5.317 acres (8)
5.317 acres (8)
122.574 acres (8)(10 11)
122.574 acres (8)(10) 111
B. Allowable Building Area
Site A 366,147 (16) (29) (30) square feet
Site B 967,803 (13) (16) (28) (30) 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)
2,350,699 square feet
C. Statistical Analysis (4)
The following statistics are for information only.
Development may include but shall not be limited to the following:
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.
(Text Page) 15
*(3)(4)
Page 5 of 10
In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and 2.0 acres of lake
within Office Site A. Therefore, there are 30.939 acres net within Office Site A. (3)(4)(16)
b. One (1) space per 300 square feet of net building area @
120 cars per acre for Sites A, B and C. (11)
Site A
Allowable Building Area ...... 366,147 square feet (16)(29)(30)
Site Area ...... 19.399 acres *(3)(4)(16)
a. Building Height
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
b. Parkin
1,221 cars
C. Landscaued Onen Soace(4)
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven story development
Twelve story development
2. Site B
Land Coverage (16)(29)(30)
4.20 acres
2.80 acres
2.10 acres
1.68 acres
1.40 acres
1.20 acres
1.05 acres
0.93 acres
0.84 acres
0.76 acres
0.70 acres
Land Coverage
10.18 acres (11)(16)(29)(30)
(11)(16)Land Coverage (29)(30
5.02 acres
6.42 acres
7.12 acres
7.54 acres
7.82 acres
8.02 acres
8.17 acres
8.29 acres
8.38 acres
8.46 acres
8.52 acres
Allowable Building Area ........967,803 square feet (13)(16) (28)(30)
Site Area ........43.703 acres (4)(11)
(Text Page) 16
3
a. Building Heipht
Two story development
Three story development
Four story development
Five story development
Six story development
Seven story development
Eight story development
Nine story development
Ten story development
Eleven . story development
Twelve story development
b. Parking
3,226 cars
C. Landscaped Open Space
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
Site C 10
Page 6 of 10
Land Coverage (16) (28) (30)
.....11.11 acres
.......7.41 acres
.......5.55 acres
.......4.44 acres
.......3.70 acres
.......3.17 acres
.......2.78 acres
.......2.47 acres
.......2.22 acres
.......2.02 acres
.......1.85 acres
Land Coverage 01) 03) (16) (28)(30)
.......26.88 acres
l 1) Land Coverage (11) 03) (16) (28) (30
.......5.71 acres
.......9.41 acres
.....11.27 acres
.....12.38 acres
.....13.12 acres
.....13.65 acres
.....14.04 acres
.....14.35 acres
.....14.60 acres
.....14.80 acres
.....14.97 acres
Allowable Building Area .......674,800 square feet (15) (17)*
Site Area .........18.806 acres (4)
a. Building g eight
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
(Text Page) 17
Land Coverage (15)
.......7.75 acres
.......5.16 acres
.......3.87 acres
.......3.10 acres
.......2.58 acres
.......2.21 acres
.......1.94 acres
.......1.72 acres
.......1.55 acres
.......1.41 acres
.......1.29 acres
Page 7 of 10
E. Building Height
Maximum building height shall not exceed height limits set by the
Federal Aviation authority for Orange County Airport.
Group IV. SERVICE STATIONS
A. Building Sites (4) (5) (11)
Site 3: 1.765 acres 1.765 acres
Service station site 3 shall be located within Office Site F and shall not exceed 1.765 acres in
size. Any portion or all of Site 3 not utilized for service station use shall revert to either
professional and business office use or restaurant use. (4)
Group V. RESTAURANTS (1) (4)
A. Building Sites
Maximum acreages for Site 2 shall not exceed 1.25 (18) acres. Maximum acreage for Site 3:
1.765 acres. Maximum acreages for Sites 4 and 5 shall not exceed 3.0 acres.
Maximum acreage for Sites 6 and 7 shall not exceed 2.2 acres. (8)
(The following acreages are for information only.)
Site 1 Deleted see Group VII (18)
Site 2 1.25 acres
Site 3
1.765 acres
Site 4
Deleted (30)
Site 5
Deleted (30)
Site 6
1.50 acres (8)
Site 7
0.70 acres (8)
5.215 acres (
Site 1 Deleted see Group VII Private Club (18)
Site 3 located within Office Site "F". (4)
Site 2 (4101 Jamboree — Taco Bell) located within Office Site `B" (4)(16)(30)
Site 4 (4300 Von Karman Avenue — Koto Restaurant) deleted and reverted to Site B
Professional and Business Office Allowable Building Area. (30)
Site 5 deleted from Office Site `B" and transferred to Office Site "A" as Professional and
Business Office Allowable Building Area (30)
Sites 6 and 7 located within Office Site "G ". (8)
Any portion or all of the restaurant, bar, theater /nightclub acreage for Sites 2, 4, 5,
6 or 7 not utilized for that purpose shall revert to professional and business office
use. Any portion or all of the restaurant acreage for Site 3 not utilized for that
purpose shall revert to either professional and business office use or service
station use. (4) (8) (18)
(Text Page) 22
F]
A
0
E.
Page 8 of 10
The following statistics are for information only. Development may include but shall not
be limited to the following.
Building Area (4)
Parking
Site 2
2,397 sq. ft...........
0.06 acres (30)
Site 3
10,000 sq. ft...........
0.22 acres
Site 6 (8)
7,000 sq. ft...........
0.16 acres
Site 7 (8)
3,000 sq. ft..........
0.07 acres
22397 sa ft .............0.51
acres (8) (18) (30)
Criteria: 300 occupants/ 10,000 sq. ft.
I space/3 occupants and 120 cars per acre.
Site 2
24 cars ..................
0.20 acres (30)
Site 3
100 cars ..................
0.84 acres
Site 6 (8)
70 cars ..................
0.58 acres
Site 7 (8)
30 cars .................
0.25 acres
224--cars
1.87 acresl.87 acres (8) (18) (30)
Landscaped Open Space (4)
Site2 ..............................
...........................0.99 acres (30)
Site 3 ....................... ...............................
0.70 acres
Site 6 (8) ...........................
...........................0.76 acres
Site 7 ( 8) ................... ...............................
0.38 acres
2.83 acres (8) (18) (30)
Building Height
Building height of structures shall be limited to a height of thirty -five (35) feet.
Group VI. RETAIL & SERVICE CENTER
A. Building Site (4) (5)
(Text Page) 23
Page 9 of 10
Site I ............................. 5.026 acres
Site 2 ............................. Deleted (30)
5.026 acres (30)
Site 2 shall be located within Office Site `B." any portion or all of the retail and service Site 2 acreage not
utilized for that purpose shall revert to professional and business office use. (4) (16)
Site 2 deleted from Office Site `B" and transferred to Office Site "A" as Professional and Business Office
Allowable Building Area. (30)
III
C.
10
Allowable Building Area (5)
*Rei I Site No. I .................. 102,110 sq. ft. (14)(27)(30)
*Retail Site No. I (S. Ft.)
Parcel
Existing
Total
Parcel I,R/S 588 (H) (H) 70,630
Parcel 3,R/S 506 (R) (R) 0
(0) (0) 22,000
Parcel 4, R/S 506 (R)
4,115
(R)
21,896
(0)
0
(0)
5,474
Subtotal (R)
12,315
(R)
21,896
(0)
0
(0)
27,474
(H)
70,630
Total 120,000 (14)(27)
(R) = Retail (0) = Office (H)= Hotel
Landscape Area (5)
Twenty -five (25) percent of the 5.026 acres constituting retail and service center Site No. I
shall be developed as landscape area.
If twenty -five (25) percent of the 5.026 acres constituting retail and service center Site No. I
is not developed as landscape area, a specific site plan shall be submitted to the City
of Newport Beach Planning Commission for approval prior to the issuing of a
building permit.
Statistical Anal, (5)
The following statistics are for information only. Development may include but shall not be
limited to the following.
(Text Page)24
Page 10 of 10
Assumed parking criteria: One (1) space per 200 square feet of net building area at 120
cars per acre.
1. Site 1
Allowable Building Area ............................... ............................... 120,000 sq. ft.(24)(27)
(14)
SiteArea ......................................................... ............................... 5.026 acres
a. Building Height (14)
Two story development ..........................1.17
acres
Three story development ........................0.78
acres
Four story development ..........................0.59
acres
Five story development ...........................0.47
acres
b. Parking (14)
460 cars ........................ ...........................3.83 acres
C. Landscaped Oven Space (14)
Two story development ..........................0.03
acres
Three story development ........................0.87
acres
Four story development ..........................0.61
acres
Five story development ...........................0.73
acres
2. Site 2 (30)
E. Building Height
Building height of structures shall be limited to a height of thirty -five (35) feet
above mean existing grade as shown on Exhibit `B." (5)
Group VII. PRIVATE CLUB (18)
A. Building Site
Site 1 .....................2.0 acres ................................... 2.0 acres
(Text Page) 25
STATE OF CALIFORNIA }
COUNTY OF ORANGE } ss.
CITY OF NEWPORT BEACH }
I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
ordinance, being Ordinance No. 2006 -21 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the
24th day of October 2006, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Curry, Selich, Rosansky, Ridgeway, Daigle, Nichols, Mayor Webb
Noes: None
Absent: None
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 25th day of October 2006.
(Seal)
jig • I
City Clerk
City of Newport Beach, California
CERTIFICATE OF PUBLICATION
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby
certify that Ordinance No. 2006 -21 has been duly and regularly published according to law and the
order of the City Council of said City and that same was so published in The Daily Pilot, a daily
newspaper of general circulation on the following date, to wit: October 28, 2006. I
In witness whereof, I have hereunto subscribed my name this day of }
arA J
2006.
City Clerk
City of Newport Beach, California