HomeMy WebLinkAbout05_North Newport Center Planned Community Development Agreement Annual Review_PA2009-023 o���WP°Re COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
i 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
e. (949) 644-3200 Fax: (949) 644-3229
cq<iFon`'�r www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 26, 2017
Agenda Item No. 5
SUBJECT: Annual Review of the North Newport Center Zoning Implementation and
Public Benefit Agreement (Development Agreement) (PA2009-023)
APPLICANT: Irvine Company
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
(949) 644-3253, bzdeba@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• General Plan: CR (Regional Commercial), CO-R (Regional Commercial Office),
CO-M (Medical Commercial Office), RM (Multiple Residential), and MU-1-13 (Mixed-
Use Horizontal)
• Zoning District: PC-56 (North Newport Center Planned Community)
PROJECT SUMMARY
An annual review of the Zoning Implementation and Public Benefit Agreement for North
Newport Center, pursuant to Section 15.45.080 (Development Agreements — Periodic
Review) of the Municipal Code and Section 65865.1 of the California Government
Code.
RECOMMENDATION
1) Conduct a public hearing;
2) Find the review exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 25321 (Class 21 — Enforcement Actions by Regulatory
Agencies) of the CEQA Guidelines;
3) Find that the applicant has demonstrated good faith compliance with the terms of the
Zoning Implementation and Public Benefit Agreement; and
4) Receive and file the North Newport Center Zoning Implementation and Public
Benefit Agreement Annual Report Year 2015 (Attachment No. ZA 2).
1
Annual Review of the North Newport Center
Development Agreement (PA2009-023)
Zoning Administrator, January 26, 2017
Page 2
DISCUSSION
Section 15.45.080 of the Municipal Code requires the City to periodically review
development agreements to determine if the applicant has complied with the terms of
the agreement. This review should be conducted at least once every 12 months. The
applicant is required to demonstrate good faith compliance with the terms of the
agreement, and should the Zoning Administrator believe the applicant has not complied
in good faith with the agreement, the Zoning Administrator should refer the matter to the
City Council.
Background
On December 18, 2007, the City Council adopted Ordinance No. 2007-21 approving
Development Agreement No. DA2007-002 (DA) between the City and Irvine Company.
The DA granted Irvine Company entitlement and transfer rights within the North
Newport Center Planned Community (NNCPC). At the time the DA was approved,
NNCPC consisted of Fashion Island, Block 600, and portions of Block 500 and San
Joaquin Plaza. Since then, portions of Block 100, Block 400, and the entirety of Block
800 have been incorporated into the NNCPC. On June 6, 2012, the City Council
approved an amendment to the DA, which incorporated these additional remaining Sub-
Areas within the NNCPC. On November 10, 2015, the North Newport Center Planned
Community was expanded to include two existing buildings within the 500 block of
Newport Center Drive; however, the DA was not amended to include the expanded
area.
The DA specifies the permitted uses, density and intensity of development through the
application of the NNCPC text, circulation improvements, public benefits, and dedication
of street rights-of-way and open space. The DA vests Irvine Company's right to develop
regional commercial, office, mixed-use, and residential uses in North Newport Center as
depicted in Table 1. The term of the DA is 25 years and it expires in 2032.
The DA is available online at: http://www.newportbeachca.gov/developmentagreements.
The last annual review, conducted on May 28, 2015, covered activities occuring in
2014, and the Zoning Administrator found Irvine Company to be in good faith
compliance with the agreement. This review is for activities occurring during the 2015
calendar year.
2015 Development Activity
Table 1 summarizes the entitlement and building activity for the NNCPC that occurred in
2015. Several projects are under construction within the planned community, but only
completed activities with certificates of occupancy are included in Table 1 .
TmpIt:10-15-13
Annual Review of the North Newport Center
Development Agreement (PA2009-023)
Zoning Administrator, January 26, 2017
Page 3
Irvine Company applied for a Planned Community Development Plan Amendment and a
Transfer of Development Rights under activity numbers PD2015-003 and TD2015-001,
respectively. The Amendment updated development limits to reflect past transfers and
added 2071 and 2101 San Joaquin Hills Road to Block 500 while also modifying height
limits, allowed uses, parking requirements and sign regulations. The Transfer of
Development Rights reallocated unbuilt development from the Corporate Plaza and
Corporate Plaza West Planned Communities to the 100 Block of the NNCPC. Those
activities were both approved on November 10, 2015, by the City Council. The
approved changes are reflected in Table 1 as it occured inside of the 2015 review
period.
Table 1: 2015 Development Activity Summary
Sub- Existing Remaining
Area Entitlement Completed Activity Development Entitlement
(12/31/2015) (12/3112015)
1,523,416
Fashion of regional Constructed: 802 sfl 1,519,157 sf 4,259 sf
Island commercial
680 theater seats 680 theater 0 theater
seats seats
Transferred: 21,161 sf
Block 121,114 sf (inbound from Corporate
100 of office/commercial Plaza and Corporate 121,114 sf 0 sf
Plaza West PCs
Block 91,727 sf 91,727 sf 0 sf
400 of office/commercial
Transferred: 24,000
Block 623,525 sf (inbound from Block 500 622,622 sf 903 sf
500 of mixed use Newport Center PC)
Constructed: -903 sf2
1,600,327 sf 1,313,191 sf 0 sf
Block of mixed use
600 295 hotel
295 hotel rooms 0 hotel rooms
rooms
Block 286,166 sf 286,166 sf 0 sf
800 of office/commercial
245 residential units 245 units 0 units
95,550 sf 95,550 sf 0 sf
San of office/commercial
Joaquin 524 units
Plaza 524 residential units Under construction (under 0 units
construction)
(see subsequent page for footnotes)
TmpIt:10-15-13
Annual Review of the North Newport Center
Development Agreement (PA2009-023)
Zoning Administrator, January 26, 2017
Page 4
1) In 2014, the plans for permits X2014-1741 and X2014-3266 ("Sushi Roku")appeared to show construction of an outdoor dining
patio that resulted in a net decrease in the existing gross floor area of 802 sq.ft.for 327 Newport Center Drive of the Fashion Island
Sub-Area consistent with the NNCPC Development Plan Section 11.8.1 and was reported as such in the 2014 Annual Report. At
completion of construction in 2015, it was determined this area was not outdoor patio;therefore,802 sq.ft. has been added back to
the existing development.
2)903 square feet of existing development area was converted to a caf9, which is considered a support use. Per Section 11.6.3 of
the North Newport Center Planned Community Development Plan, support uses are not included in the square footage development
limits and shall not require parking.
Development Discrepancy
Staff worked with Irvine Company regarding a discrepancy that was identified as part of
the current review. In 2006, the City adopted its updated General Plan, which identified
the commercial floor area development limit for Block 600 as 1,426,634 square feet.
This total number is comprised of commercial, office and hotel floor area and there is no
individual limit for any of these component uses.
The error occurred when the total office development limit was first identified in 2007,
through the adoption of the NNCPC and the DA. There were 100 hotel rooms that were
previously authorized by a General Plan Amendment for the Four Seasons Hotel in
1995, but they were never built. As part of the adoption of the NNCPC and DA in 2007,
the City Council authorized the conversion of these unbuilt rooms to commercial office
area. The problem arose when an incorrect conversion rate was applied in the original
2007 Planned Community Development Limits table, thereby inadvertently reflecting
42,500 additional square feet of office area than was ever intended. The area was never
identified as remaining development with subsequent transfer or development rights
analysis, and as a result, the 42,500-square-foot scrivners error was not constructed.
Staff brought this scrivners error to the attention of Irvine Company and they agree an
error took place. They also acknowledge they have no ability to construct the square
footage as it would result in total commercial, office and hotel floor area in excess of the
Block 600 General Plan Development Limit (Attachment No. ZA 3). The error has been
corrected in the most recent development transfer tracking table (Attachment No. ZA 4)
and will be reflected in the proceedings for this and future annual reviews. The NNCPC
will be corrected with an ordinance in the future.
Future Activities
Any remaining terms and conditions shall be completed pursuant to the timing/milestone
requirements depicted in the Annual Report (Attachment No. ZA 2). After reviewing the
Annual Report and applicable documents, staff believes that Irvine Company has
complied in good faith with terms and conditions of the DA.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15321 (Class 21 — Enforcement Actions by Regulatory Agencies) of the
Tmpit:10-15-13
J
Annual Review of the North Newport Center
Development Agreement (PA2009-023)
Zoning Administrator, January 26, 2017
Page 5
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment. This section exempts
actions by regulatory agencies to enforce or revoke a lease, permit, license, certificate,
or other entitlement for use issued, adopted, or prescribed by the regulatory agency or
enforcement of a law, general rule, standard, or objective, administered or adopted by
the regulatory agency.
PUBLIC NOTICE
Notice of this review was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways) including the applicant and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
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ssociate anner
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Attachments: ZA 1 Vicinity Map
ZA 2 Annual Report
ZA 3 Block 600 Entitlement Letter from Irvine Company
ZA 4 Development Rights Tracking Table (TD2015-01)
TmpIt:10-15-13
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Attachment No. ZA 1
Vicinity Map
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DA2007-002 - North Newport Center
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Document Name:PA2009-023 North Newport PC pare:051212015
Attachment No. ZA 2
Annual Report
North Newport Center
Zoning Implementation and Public Benefit Agreement
Annual Report
Year 2015 (January 2015-December 2015)
Prepared for:
City of Newport Beach
Planning Division
Contact: Gregg Ramirez
(949) 644-3219
Submitted by:
Irvine Company
550 Newport Center Drive
Newport Beach, CA 92660
Contact: Dan Miller
(949) 720-2000
Prepared by:
CAA Planning, Inc.
65 Enterprise, Suite 130
Aliso Viejo, CA 92656
Contact: Shawna Schaffner
(949) 581-2888
9
Contents
Introduction..............................................................................................................................1
Figure 1 — Sub-Areas in North Newport Center Planned Community.........................1
Summary Table — North Newport Center as of December 31, 2015 ..........................2
DevelopmentSummary ...........................................................................................................2
FashionIsland............................................................................................................3
Block100 ...................................................................................................................3
Block400 ...................................................................................................................4
Block500 ...................................................................................................................4
Block600 ...................................................................................................................4
Block800 ...................................................................................................................4
SanJoaquin Plaza .....................................................................................................4
PublicBenefits.........................................................................................................................5
PublicBenefits Table..................................................................................................5
Ongoing Obligations and Public Benefits...............................................................................14
CityConcurrence...................................................................................................................16
Annual Report Distribution.....................................................................................................16
4.4 Circulation Enhancements to Public Right of Way— Completed 2013..............................17
4.9 B. Fashion Island Water Quality Enhancements— Fashion Island Parking Areas ............18
Fashion Island Non-Development Water Quality Treatment— Completed 2014.......18
Compliance To Date, Section 4.9, Paragraph B — Development Agreement............18
10
Introduction
The purpose of the 2015 Annual Report (AR) for North Newport Center is to provide an accurate
record of the development that has occurred within North Newport Center during 2015. The North
Newport Center Planned Community Development Plan (NNCPC) as approved in 2007 included the
following sub-areas: Fashion Island, Block 500, Block 600 and San Joaquin Plaza. The NNCPC was
subsequently amended in November 2009 to include portions of Blocks 100, 400, 800 and an open
space parcel from the Newport Village Planned Community. The NNCPC was amended again in 2011
to expand Block 800 to include the Pacific Mutual Financial Center. Subsequently in 2012, the NNCPC
was amended to increase the allowable residential development intensity by a total of 94 units and
allocating the 94 units plus the 430 residential units already allocated to the MU-H3 portions of the
NNCPC solely to San Joaquin Plaza. In connection with the amendment to the NNCPC, an amend-
ment to the Zoning Implementation and Public Benefit Agreement DA2007-002 (Development
Agreement) was approved. The Development Agreement amendment included the incorporation of
portions of Blocks 100, 400, the open space parcel in Newport Village, Block 800 in its entirety, as well
as the additional 94 residential units. In 2015, the NNCPC was amended for a fourth time to allow for a
transfer of development intensity from outside the NNCPC, to include a portion of Block 500, and to
update various regulations. This AR contains several tables that show development within North
Newport Center as a whole and development by sub-area. The tables provide a comprehensive
review of the development within North Newport Center in terms of existing development, maximum
development (allowed by the General Plan) and development that has occurred during 2015. The
tables break down each sub-area of North Newport Center individually and track the area developed
by land use, as applicable. A map that depicts the sub-areas within the NNCPC covered by this AR is
shown as Figure 1.
Figure 1 — Sub-Areas in North Newport Center Planned Community
0
San Joaquin
Plaza xrncauz ov
Block
680 �
Blod
800 9a
Fashion Island &ae
Regional Center Sep
9�
c 9d
«
Block
P
E] Sub-Areas under Zoninglmplementatlon
and Public Benefit Agreement
22
Summary Table — North Newport Center as of December 31, 2015
Development
Sub-Area Entitlement Existing Development during 2015 Remaining Entitlement
Fashion Island 11523,416 1,519,157 Constructed:8021 4,259
680 theater seats 680 theater seats 0
Block 100 121,114 121,114 Transferred:21,1612 0
Block 400 91,727 91,727 0
Block 500 623,525 622,622 Transferred:24,0003 903
Constructed:-9034
Block 600 1,605,8995 1,310,899 0
295 hotel rooms 295 hotel rooms 0
Block 800 286,166 286,166 0
245 residential units 245 residential units
San Joaquin Plaza 95,550 95,550 — 0
524 residential units -- Under construction 0
All numbers in this table are shown in square feet(s.f.)unless otherwise indicated.
1 In 2014 the plans for permits X2014-1741 and X2014-3266("Sushi Roku")appeared to show the construction of an outdoor patio that resulted in a net
decrease in the existing gross floor area of 802 s.f.for 327 Newport Center Ddve consistent with NNCPC Development Plan Section I I.B.1 and was
reported as such in the 2014 Annual Report.At the completion of construction in 2015 it was determined that this area was not outdoor patio and the
construction did not result in a decrease in the existing gross floor area in Fashion Island.Therefore,the 802 s.f.of gross floor area has been added back
into the existing gross floor area for Fashion Island.
2 21,161 recovered with the approval of the 4t Amendment to the North Newport Center Planned Community Development Plan via 15,468 s.f.transferred
from the Corporate Plaza Planned Community(PC-17)and 5,693 s.f.transferred from the Corporate Plaza West Planned Community(PC-40).
3 Two office buildings totally 24,000 s.f.in gross floor area were transferred into the North Newport Planned Community(PC-56)from the Block 500 Planned
Community(PC46)per the 45 Amendment to PC-56 which was approved by the City Council on 11110115.These properties are not subject to the
Development Agreement.
4 Tenant improvement permit X2015-2068 for a cafe resulted in a net decrease in gross floor area of 903 s.f.because the cafA is a support use that does not
count as square footage consistent with NNCPC Development Plan Section II.B.2.
5 The General Plan entitlement figure includes allocations for hotel square footage,which is not represented in the Existing Development or Remaining
Entitlement columns.
Development Summary
Annual monitoring of development is required by Development Agreement 2007-002 between the City
of Newport Beach and Irvine Company as part of the North Newport Center Project which is in effect
until 2032. Below is a list of permits that were issued within North Newport Center between January
and December 2015. Note that the City bases the building permit gross floor area (g.f.a.) calculations
on the Building Code definition and not the entitlement g.f.a. on the definition contained in the NNCPC,
4`h Amendment, which is slightly different from the Building Code and excludes support uses
(Section 11.3).
12
Date Sub-Area Summary of Action
Fashion Island
Sept 2014 (Final) 327 Newport Center Drive(X2014-1741)1
Nov 2014 (Final) 327 Newport Center Drive(X2014-3266)1
Sept 2015 (Issued) 835 Newport Center Drive(X2015-2011)2
Oct 2015 (Final) 1001 Newport Center Drive(X2015-1793)2
Block 500
Aug 2015 1 (Final) 1 520 Newport Center Drive-903 s.f. (X2015-2068)3
Block 600
Sept 2015 (Issued) 600 Newport Center Drive(X2015-2003)4
1 In 2014 the plans for permits X2014-1741 and X2014-3266("Sushi Roku")appeared to show the construction of an outdoor patio that resulted in a net
decrease in the existing gross floor area of 802 s.f.for 327 Newport Center Ddve consistent with NNCPC Development Plan Section I I.B.1 and was
reported as such in the 2014 Annual Report.At the completion of construction in 2015 it was determined that this area was not outdoor patio and the
construction did not result in a decrease in the existing gross floor area in Fashion Island.Therefore,the 802 s.f.of grass floor area has been added back
into the existing gross floor area for Fashion Island as"Development during 2015"in the Summary Table and as"Built'in the Development Summary.
2 Permits X2015-2011 ("Anthropologie")and X2015-1793("Juice Served Here")did not result in a change in the existing gross floor area in Fashion Island.
3 Permit X2015-2068 for a cafe at 520 Newport Center Drive resulted in a net decrease in the existing gross floor area of 903 s.f.in Block 500 because the
cafe is a non-entitlement accessory use.
4 Permit X2015-2003("Newport Fitness Facility")did not result in a change in the existing gross floor area in Block 600.
The tables below display track development within North Newport Center by sub-area. All numbers are
shown in gross square feet unless otherwise indicated. The tables are intended to track development
annually and provide a comprehensive listing of development by land use. The "Demolished" column
reflects the final square footage demolished, not the square footage stated in a demolition permit.
Similarly, the "Built" column reflects the square footage provided in a Certificate of Use and
Occupancy and not the square footage stated in a building permit.
Fashion Island
Entitlement Existing Existing Entitlement
January Development Transferred/ Permitted Tracking Development December
2015 January 2015 Converted Demolished (Demo/New) Built Number December 2015 2015
Land Use
Regional Commercial 1,523,416 1,518,355 802' 1,519,157 1,523,416
Theater Seats 680 680 680 680
' In 2014 the plans for permits X2014-1741 and X2014.3266("Sushi Roku")appeared to show the construction of an outdoor patio that resulted in a net
decrease in the existing gross floor area of 802 s.f.for 327 Newport Center Ddve consistent with NNCPC Development Plan Section II.B.i and was reported
as such in the 2014 Annual Report.At the completion of construction in 2015 it was determined that this area was not outdoor patio and the construction did
not result in a decrease in the existing gross floor area in Fashion Island.Therefore,the 802 s.f.of gross floor area has been added back into the existing
gross floor area for Fashion Island
Block 100
Entitlement Existing Existing Entitlement
January Development Transferred/ Permitted Tracking Development December
2015 January 2015 Converted Demolished (Demo/New) Built Number December 2015 2015
Land Use
Office/Commercial 99,953 99,953 21,161* 121,114 121,114
The 0 Amendment to the North Newport Center Planned Community Development Plan,approved on November 10,2015,transferred 15,468 s.f.from the
Corporate Plaza Planned Community(PC-17)and 5,693 s.f.from the Corporate Plaza West Planned Community(PC-40)into Block 100 resulting in an
increase of 21,161 s.f.in Existing Development and Entitlement.This increase allowed for the re-occupancy of one 21,161-gross-square-foot office building
that was previously rendered non-habitable per Covenants Rendering Square Footage Non-Habitable dated March 21 and November 27,2012.
T3
Block 400
Entitlement Existing Existing Entitlement
January Development Transferred] Permitted Tracking Development December
2015 January2014 Converted Demolished (Demo/New) Built Number December 2014 2015
Land Use
Office/Commercial 91,727 91,727 91,727 91,727
Block 500
Entitlement Existing Existing Entitlement
January Development Transferred/ Permitted Tracking Development December
2015 January2015 Converted Demolished (Demo/New) Built Number December 2015 2015
Land Use _
Mixed Use Horizontal 599,525 599,525 24,000- 622,622 623,525
3(MU-H3) 903'
Residential Units 0 0 0 0
Two office buildings totally 24,000 s.f.in gross floor area were transferred into the North Newport Planned Community(PC-56)from the Block 500 Planned
Community(PC-46)per the 0 Amendment to PC-56 which was approved by the City Council on 11/10/15;Cafe tenant improvement X2015-2068 at 520
Newport Center Drive converted 903 s.f.of gross floor area into a support use that does not count as square footage consistent with NNCPC Development
Plan Section II.6.2.These properties are not subject to the Development Agreement.
Block 600
Entitlement Existing Existing Entitlement
January Development Transferred/ Permitted Built/ Tracking Development December
2015 January 2015 Recovered Demolished (Demo/New) C of 0 Number December 2015 2015
Land Use
Mixed Use Horizontal 1,605,899' 1,310,899 1,310,899 1,605,899
3(MU-H3)
Residential Units 0 0 0 0
Hotel Rooms 295 295 j L 295 295
The General Plan entitlement figure includes allocations for hotel square footage,which is not represented in the Existing Development or Remaining
Entitlement columns.
Block 800
Entitlement Existing Existing
January Development Transferred/ Permitted Tracking Development Entitlement
2015 January2015 Converted Demolished (Demo/New) Built Number December2015 December2015
Land Use
Office/Commercial 286,166 286,166 286,166 286,166
Residential Units 245 245 245 245
San Joaquin Plaza
Entitlement Existing Existing
January Development Transferred/ Permitted Tracking Development Entitlement
2015 January 2015 Converted Demolished (Demo/New) Built Number December 2015 December 2015
Land Use
Mixed Use Horizontal 95,550 95,550 95,550 95,550
3(MU-H3)
Residential Units 524 524' 524' 524
524 units are permitted and under construction.
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City Concurrence
By signing below, the City acknowledges its concurrence with the information presented in the
Annual Report.
City Acknowledgement
Signature Date
Title
Annual Report Distribution
A complete Annual Report for North Newport Center shall be completed and distributed no later
than January 18 following each prior year to the individuals listed below.
City of Newport Beach
100 Civic Center Drive
Post Office Box 1768
Newport Beach, California 92658-8915
Attn: City Manager
City of Newport Beach
100 Civic Center Drive
Post Office Box 1768
Newport Beach, California 92658-8915
Attn: City Attorney
Irvine Company
550 Newport Center Drive
Newport Beach, California 92660-0015
Attn: Dan Miller
Latham &Watkins LLP
600 West Broadway, Suite 1800
San Diego, California 92101-3375
Attn: Christopher W. Garrett
20
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27
4.9 B. Fashion Island Water Quality Enhancements - Fashion Island Parking Areas
Fashion Island WQMP Master Plan and Treatment - A master treatment plan has been created
for all parking lot surface areas in Fashion Island, taking into consideration timing of development
phasing, maximizing treatment potential for non-development areas and implementing construction
efficiencies for cost minimization.
Technical oversight on treatment design and selection to meet State Water Quality Treatment
requirements utilizing bio-retention, media filtration and other technology was provided by Stantec
Civil Engineering, NMG Soil Engineering and Geosyntec Engineering, a leading bio-retention
engineering company.
The proposed treatment plan when fully implemented would treat 95% of the parking lot surface
areas and 95% of building and hardscape areas. The treatment design will include four bio-retention
systems and six media cartridge vault systems designed to treat a total tributary area of 1,687,617
square feet of surface parking area, including 1,539,099 square feet of Non- velopment area. An
additional 1,283,180 square feet of retail building area, including 1,09 65 are feet of Non-
Development area, will be treated as a result of utilization of exist; s li stems. Nineteen
percent of non-development tributary area will be treated by I ete ion systems with the
remaining 81% treated by media cartridge vault. Additional if improvements will occur in
future years.
The following tables identify the Non-Develo n er Quality Treatment from 2008 through
December 31, 2014, and the compliance to vith in 4.9, Paragraph B of the Development
Agreement. Water quality treatment is 'n 2 114 Include maintenance of the water quality
treatment systems.
Fashion Island Non-D n cer Quality Treatment - Completed 2014
No
TributaryD n t I perational Total Cost Total Cost Total Cost Total Cost Total Cost Total Cost Total Cost
Location/Name Area(sf)1_ re ) s Cost Total Cost 2008 2009 2010 2011 2012 2013 2014
1 Bldg.B 174,2 121,709 - $121,709 - - - - $121,709 -
and C
3 Frontage 4,251 1 16,273 $10,932 $10,932 - $10,932 - -
3 Bldg.D 5 , 4,000 $88,748 $88,748 $88,748
4 PS2 160,453 102,727 $99,020 $99,020 - $99,020 - -
5,6 Center 406,642 349,787 $217,957 $217,957 - - $217,957
Drive
7,8 Eastside 871,133 432,234 $282,158 $250 $282,408 $112,961 $169,447 - - -
Maintenance 1 - - - - - - - $34,000 $34,000 $47,300 $47,300 $47,300
Total $731,776 $250 $732,026 $112,961 $279,399 $34,000 $34,000 $386,966 $136,048 $47,300
1 This figure represents the total area treated and includes Development and Non-Development areas.
2 This figure represents only the Non-Development parking lot surface areas treated.
Compliance To Date, Section 4.9, Paragraph B - Development Agreement
2014 Commitment
Commitment Existing Enhancement Enhancement To-Date Remaining Commitment
$1,000,000 $983,374 $47,300 $1,030,674 $0
22
Attachment No. ZA 3
Block 600 Entitlement Letter from Irvine Company
29
IRVINE COMPANY
Since 18�,ie1veo ey
COMMUNITY
October 10, 2016
OCT 13 2016
Mr. Jim Campbell clDEVELOPMENT r
Principal Planner '�i �Pa
City of Newport Beach of Ali WPOV,j e
100 Civic Center Drive
Newport Beach, CA 92660
Subject: Block 600 Entitlement
Dear. Mr. Campbell:
As part of the preparation for the 2015 Annual Monitoring Report for the North Newport Center
Development Agreement, it has come to Irvine Company's attention that there is a 42,500 square
foot difference in the development limit shown in the original North Newport Center Planned
Community Development Plan (PC Text) and the original Annual Report for the Block 600 Sub-
Area. This difference in the development limit is the result of a math error which has been
carried forward in subsequent amendments to the PC Text and Annual Reports.
The City's 2006 General Plan Amendment established the Development Limit for the Block 600
Sub-Area of the North Newport Center Planned Community (PC) at 1,426,634 square feet,
which represents the entitlement limit for commercial floor area and 425 hotel rooms within the
Block 600 Sub-Area. Of this amount, 959,134 square feet was established for commercial floor
area and 467,500 square feet(425 rooms)was established for hotel rooms.
Specifically, an incorrect conversion factor was used to establish the commercial floor area
equivalent for the hotel room entitlement within Block 600 Sub-Area which resulted in the larger
commercial floor area entitlement as illustrated in the following table. The hotel room expansion
(GPA 97-3-D) of 100 rooms was incorrectly calculated at 1,000 square feet per room instead of
1,425 square feet per room. Therefore, the PC Text, adopted on 12/18/07, incorrectly established
the entitlement limit for commercial floor area at 1,001,634 square feet instead of 959,134 square
feet due to a math error.
North Newport 2008 Annual Report Difference
Center P.C.
Sub-Area Development 1,426,634 s.f. 1,426,634 s.f. 0
Limit
Hotel Room Equivalent 425,000 s.f. 467,500 s.f. 2 -42,500
Commercial Limit 1,001,634 s.f. 959,134 s.f. +42,500
'Incorrect calculation using 1,000 s.f/room for all 425 rooms(425 rooms x 1,000 s.f./room=425,000 s.f)
'Correct calculation using 1,000 s.f./room for 325 rooms and 1,425 s.f./room for 100 rooms per GPA 97-3-D(325 rooms x 1,000 s.f./room+100
rooms x 1,425 s.f./room=467,500 s.f)
550 Newport Center Drive, Newport Beach, CA 92660 949.720.2000 30
Mr. Jim Campbell
October 7, 2016
Page 2 of 2
While the commercial limit was incorrectly stated in the PC Text, the total sub-area development
limit was and remains correct. The initial transfer of development rights, documented in
Tracking Table TD2008-1, converted and transferred all unused hotel square footage (142,500
square feet) available within the General Plan entitlement for Block 600 and used the correct
commercial limit of 959,134 square feet.
In conclusion, this error did not affect any subsequent transfers of commercial or hotel
development rights because all documentation related to the transfers of development rights used
the correct floor area of 959,134 square feet.
Sincerely,
Dan Miller
Sr. Vice President
Entitlement and Public Affairs
c: Shawna Schaffner, CAA Planning
31
Attachment No. ZA 4
Development Rights Tracking Table (TD2015-01)
32
Tracking Development Rights
North Newport Center Planned Community Date: May 31, 2016
Tracking No: TD2015-01
Brief description of action: Transfer 15,468 square feet from Corporate Plaza to Sub-Area Block 100 Transfer 5,693 square feet from Corporate Plaza West to Sub-Area Block 100 and add 24,000 square feet to Sub-Area Block 500 from the Block 500 Planned
Community per City Council Resolution 2015-92.
Transfer Post Transfer;
Sub-Area Entitlement« Existing Development_ Rememmg Entitlement Suspended Donor Recipient Entitlement,, ; ' r Existing Develdprnent ", "Remaining,Entitlement;'
�shibn Isla`ndl �
h-
Regional Commercial1 523`416 w 1'5191,57, 4,259 w. 's 0 __ s1,523,416, 1,519157 4259,;
Theater Seats i680r ' 680 0 0 ;680 r�,° 680`
BIo00 99953 ° 99,953 0 (15,4682+5,6933)21 1614 121,1,14 ` ''' 121,114. 0'
(Block 400 - 91 727 r , x,391,727 _, 0_ ,. 0 91;727J
Block 5001'
,
Of6'ce/Commercial '5y9 525 598 4965 ;,0 r 0 24,0006 "_` 623;525 -)622,622` 903
Residential Units ��0 0' 0 0 rr 0 0`
Office/Commercial 1310899x " 1x310899 `., ,Oe 0 1,310;899 1,310,899 �, p
Hotel Rooms 295 295 0,
0 295 „ 295
Residential Units 0" _ , 0 0 , 0 0yr 0' 0 -
Office/Commercial 286166 x;286166 0. 0 X286;1_ 6 286,166 , Q
Residential Units ;245 , 245 0 0 245 , 245 0,
San Joagriinl Pla`zal
Office/Commercial 95,550 , , 1195,550 0 0 : 95(550 951550' a'- 0
Residential Units '524 05248 0 ,5248`
The table above is intended to track development within the North Newport Center Planned Community district.The table shall be submitted to the City of Newport Beach in conjunction with building permit applications.The table shall be updated following issuance of Certificate of Occupancy to ensure any
discrepancies between the development permitted and the development constructed are reflected.The Zoning Implementation and Public Benefit Agreement addresses the transfer of development rights from existing buildings to new buildings.The relevant language appears in Section 6.1 of the development
agreement as follows:
Notwithstanding any other provision in this Agreement to the contrary, if at any time during the Term of this Agreement,Landowner transfers a development right from a building or buildings anywhere within the Property to any other building within the Property, the building(s)from which the development
right is transferred must be demolished and cleared or transformed into an authorized non-habitable use that does not count as development intensity under the General Plan before Landowner can obtain final building permit approval or a certificate of occupancy for the new building(s).
The movie theater building(680 Theater Seats)is equivalent to and may be converted to 11,000 square feet of retail development pursuant to Section II.A.1 of the North Newport Center Planned Community.
215,468 square feet was unbuilt floor area from Corporate Plaza(Anomaly No.34).The resulting maximum allowed gross floor area for Corporate Plaza is 468,880 square feet.Existing buildings total 466,510 square feet. City knowledgement
Remaining floor area that can be developed is 2,370 square feet. See City Council Resolution No.2015-092 and Ordinance No. 2015-31.
3 5,693 square feet was unbuilt floor area from Corporate Plaza West(Anomaly No.45).The resulting maximum allowed gross floor area for Corporate Plaza West is 156,671 square feet. Existing buildings total
156,671 square feet so there is no remaining floor area to be developed without demolition of existing buildings. See City Council Resolution No. 2015-092 and Ordinance No. 2015-31.
4 21,161 square feet was previously vacated and rendered non-habitable per Section 6.1 of the Zoning Implementation and Public Benefit Agreement.This area was previously and shown as suspended and TD2015-01 Slg ature Date
allowed for re-occupation of the last remaining building previously rendered non-habitable.
5 Existing development was previously reported to be 599,525 square feet and tenant improvement permit X2015-2068 for a cafe at 520 Newport Center Drive resulted in a net decrease in gross floor area of 903 square feet James Campbell, Principal Planner
because it is a support use that does not count as square footage consistent with NNCPC Development Plan Section II.6.2. Name and Title
6 2071 and 2101 San Joaquin Hills Road(totaling 24,000 square feet)were removed from the Black 500 Planned Community and added to the Block 500 Sub-Area of the North Newport Center Planned Community
by City Council Ordinance Nos. 2015-31 and 2015-32.
r Table 2 of the North Newport Center Planned Community Text incorrectly identifies a maximum entitlement for office/commercial in Block 600 as 1,353,399 square feet,which overstates the entitlement
by 42,500 square feet. This scrivener's error will be corrected when the NNCPC is amended in the future.
8 The 524 residential units are under construction.
Community Development Department
33