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HomeMy WebLinkAbout1400 DOVE111111111 lill 11111111111111111111111111 lill III lill *NEW FILE* 1400 Dove t*lp. cp rqvT• - 4 - o r -� - - -- - 5�ati wz _ 17.5 x 4.6 _ -_-7 i I I lolol- - 4 l I' I -f4. d5£e4!!:;NP - M QI N Aft4 -741- k" - x ! 2 3' -8" '• --a I a-Z . 12 � l i _ — ,� 2 w e4 v%v 7 �gm I 'tip 1 I : I , I I I _- , �II I I k f •5 7 BISHOP GRAPHICSIACCUPRESS _ REORDER NO. A26284 3 I ISILDIW:r TO ANFU--H. ID ark. CIWNRML.... Tyr'tAA S-ReE+1 H -P;Zgj 6 5 44! Cab co -77. A. < / r- --� - i �� C1�N'T'�.RGyOrINC� - ' . = It .,tt, 7 UU0 C•'t co N9 -rf2,r--AT .0 ' - -- it M-4 P f;WeF H^7r4H-- _�T > F MOP A9;vurTrfm1t_v' 11 `57 G- -E(Szdlr, 5:'M� cv I EQUIP. SCREEN DOORx'LxOV -1/.7 0 'C' --- ---- r —i A I IF io1\1 0 11 BISHOP GRAPHICS/ACCUPRESS ORDER NO. A26284 A00f DIM & OVERFLOW I! ot oll trAT *is 2&6k 6ALY. x Iva x 18 6A. &AkM d::;W44M'. -Tyr. C '116� 0.6. 2-ot 12 os�;Fe mi(p AN114. F_%A. CO Nq FeT IOW 14 -Tyr C1+'A'wlttsL. gsST IN Akeve' 0--i N1910 :2 'Wx 4' LA6tt reL-75� RA, 151,4:;k 2 xe x I L,4' t� W/FrJLL __.ORM�Mg A""SIVE-5 s0/e-4NT, peolop I& W/ .2 - ON&" it x 51 L,&& Was - I OVF-M -Tyr wl,:wo.�w RxwerF-fr- UR'SCREEN _Ism DEVELOPERS AND BUILDERS EMKAY DEVELOPMENT COMPANY, INC. A MORRISON•KNUDSEN COMPANY r� 1301 DOVE STREET, SUITE 3001 P.O. BOX 2390 NEWPORT BEACH. CALIFORNIA 82660/U.S A. PHONE: (714) 833-8680 August 1, 1984 Mr. Lawrence R. Armstrong Ware & Malcomb Architects, Inc. 18002 Cowan Irvine, CA 92714 Re: Newport Place Design Review McLachlan Newport Place - New Building Dear Larry: Y RECEIV 0 PlanningED Dapartm AU r ent Cin OF 1984 N CALIF. EACH This constitutes the initial review of the project referenced above and is based on the following fee drawings and sample board. - Ware & Malcomb drawings dated June 26, 1984, sheets 2, 4, 7 & 8 - William H. Pactrick landscape drawing dated June 29, 1984 sheet Lr3 - Exterior materials board We hereby notify you that Emkay does'not approve this project, based on the following: 1. Setbacks: The proposed project violates the P.C. Text required landscape setback along interior property lines. A minimum of three (3) feet is required (see Newport Place Landscape Standards dated September 17, 1971). This site was reviewed once before when Bank of America proposed a parking structure with no landscape setbacks. It was not approved by Emkay. The Daon parking garage is set back five (5) to ten (10) feet from the Far West properly line so as to accomrodate adequate landscape screening and not detract from adjacent property values. The proposed block wall on the north and east line would definitely have a negative impact on the adjacent property. There should be adequate screening of these two property lines to soften the proposed opaque masonry block walls. Due to the impact of this wall there should be more than the minim= number of required property line trees, as well as ground cover, shrubs and especially vines. We would recommend a vine such as the Boston Ivy used at the new Bank of America Building. EMKAY DEVELOPMENT COMPANY, INC. Page 2 Mr. Larry Armstrong August 1, 1984 The P.C. Text does not require a setback on side and rear property lines under the building setback section; however, the landscape section does. This latter requirement has historically taken precedent through the CC&R's authority and we require that this precedent be followed. This is especially true since a higher density of development is being proposed for this site than was originally contemplated by the P.C. Text. East Property'Line Adjacemit'to'Existing Building: This area indicates a three (3) foot tapering to two (2) foot six (6) inch landscape setback with none of the required property line trees. We require that the curb be moved two (2) feet into the required stall depths to act as a wheel stop, thus creating a minim= of five (5) feet of landscape and that the required trees be added. 3. Landscape: In addition to the comments above, we require that the Dove Street park- way trees north of the entry drive be changed to Pinus canariensis which is the approved and required tree per the enclosed street tree master plan. Per this plan, these trees are to be the dominant tree between Newport Place Drive and Dolphin Striker Way. This is too short a distance to introduce a new landscape plan. We also require that the parking lot retaining wall parallel to Dove be raised to allow the turf area to slope. 4. Miscellaneous Comments: There is no data on the enclosed drawings indicating the building area, number of parking spaces, including compacts, etc. We understand that McLachlan is processing a P.C. Text Amendment with the city covering these issues and that the city staff will adequately address them. However, we require that this information be submitted to Emkay for its review and approval or disapproval. The drawings indicate a mechanical enclosure fence. It must be of sufficient height to screen all equipment from the horizontal line of sight. All exterior signage must be submitted for Emkay's review and approval or disapproval when this information becomes available. eloRRISON KNUDSEN C"."zNr EMKAY DEVELOPMENT COMPANY. INC. Page 3 Mr. Larry Armstrong August 1, 1984 Again, we state that this project i$'not approved and that the proposed additional density is not justification for reductions in the P.C. Text and CC&R setback and landscape requirements historically imposed on Newport Place projects. Sin ely, Gary A. eiler Project Manager = 71 Enclosures �. J'im Hewicker Plan Check No. 0'v 5--� -,�' COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS By: Tracy Williams, Associate Planner Telephone (714) 640-2210 Date: g'O/'gam Address: 820- Corrections Required Legal Description: Lot Block Section Tract Lot Size ^0 .I �np= �O, o<Ve�' Zone '--G Proposed Use Required Setbacks Front 3� �G✓•�Wi�o.2'� �'�A •«-J Rear Right Side ' Left Side Buildable Area Maximum Permitted Structural Area: Godars,�h+? •irU�� T.r AvClyd2� !fiCc�G�ri��/ ca'/l-v/NrrE�s 6� �i�a rlr�.c Proposfed Area: Gross Net Required Parking / h0'r'4 Sjfl, 7 Building height measured from natural grade to average and maximum roof height -// �© �aa�d� �irr�hL- �3 S7orrFSJ Natural grade line shown on all elevations Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Special approval required/obtained '* 011 /f//ir�///ri,�'or iS/O• � �� %'� �r`Z!tGe'-/e—� �irn•-��'-�--' Fair S are Contribution 4ze /. r0 paw jrf , �inrs diy Pri�� /c /ssr�llidl� �r< crry /xsi�i//sJ ■/�t�� Additional approval required from: V Grading Engineer ///��� J'i�H�4/7 L9.rr/� �•/<e �/.fisfi �.rt,� Q�roc�' /i fib' $.� ,�1,- ParksPi�`;^B ches,. & Recreation Dept.(Landscape & Irrigation Plans) pyr a/irrsy�i�� ,•ri. .P��fi/vJ ��j�s,,e-/ i ��CS � 6t-e ,. Public Works ✓ �� Traffic Engineer Ngt Floor Area: Existing: Proposed: Total .wee 14,068 sq.ft.( 16,297 sq.ft. 30,365 sq.ft. (1) This figure includes the 3,672 sq.ft. addition approved in con- junction with Amendment No. 604 although it has not been constructed June 7, 1984/%`/ f`y .;, 2}- W MINUTES s (�^ /'fir 'AA'�A, IL /��p�'�(` g91" - n - e VIty Vl 1 ®IiYY I. iJ�.�k1..� A. INDEX Item #7 �\ Newport Request to approve an amendment t the Newport Place Traf- fic Phasing Plan so as to transfer development space from Place Traffic "General Commercial Site 4" to "Professional an Business Phasing Offices Site 5". Plan \ Amendment AND No. 8 B. Amendment No. 608•(Public Hearing) Approved Condi- Request to amend the Newport Place Planned Community tionally Development Standards so as to transfer the remaining 4,130 sq. ft. of allowable building area from "General AND Commercial Site 4" to "Professional and Business Offices Site 5". The proposal also includes the acceptance of Amendment an environmental document. No. 608 LOCATION: Parcel No. 1 of Parcel Map 57-12 (Resub- Approved division No. 386) and Parcel No. 1 of Parcel Map 40-31 (Resubdivision No. 319) located at the northwesterly corner of MacArthur Boulevard and Newport Place Drive in "Professional and Business Offices Site 5" of the Newport Place Planned Community. ZONE: P-C APPLICANT: Bill Langston, Newport Beach OWNER: McLachlan Investment Company, Newport Beach The public hearing was opened in connection with this item and Bill Langston, Applicant, appeared before the Planning Commission and requested clarification of Condition No. 1 and Condition No. 6 of the staff report, which pertain to the total development permitted on the subject building site, and the Fair -Share contribution for circulation system improvements and noise walls, respectively. ,44- 3 1 I. June 7, 1984 MINUTES Motion Ayes Absent r� �; �• M Ix M I There being no,others desiring to appear and be heard, the public hearing was closed. Motion was made that the Planning Commission accept the Environmental Document and approve the Traffic Phasing Plan, subject to the Findings and Conditions contained in Exhibit "A", which MOTION CARRIED. Environmental Document: Findings: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Envi- ronmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environmental document, the proposed project will not have a significant environmental impact. The project incorporates sufficient mitigation measures so that any presently anticipated negative environmental effects of the project would be eliminated. Traffic Phasing Plan: Findings: 1. That environmental documentation on this proposed.pro- ject has been prepared in compliance with the Cali- fornia Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Develop- ment Plan for Newport Place. 7bM GOMMISSIONERS1 June 7, 1984 MINUTES INDEX 3. That based on the Phasing Plan and supporting informa- tion submitted therewith, there is a reasonable cor- relation between projected traffic at time of comple- tion and the capacity of affected intersections: 4. That the establishment, maintenance of operation of the use of the property or building will not, under the circumstances of the particular case, be detri- mental to the health, safety; peace, comfort and gen welfare of persons residing or working in the neigh- borhood of such proposed use or be detrimental or injurious to property and improvements in the neigh- borhood or the general welfare of the City. Conditions: V.That the total development permitted on the subject building site shall not exceed 30,365 sq. ft. of net floor area (and 185,764 sq. ft. of net floor area for the entire area of "Professional and Business Offices Site 5") as defined in Section 20.87.184 of the Newport Beach Municipal Code. 9r That parking be provided at a ratio of at least one parking space for each 225 sq. ft. of net floor area. That a maximum of 25 percent of the parking spaces be compact size spaces. +4*"�All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants, Conditions, and Restrictions which may be recorded against the site. -46- S � COMMNSSKMS1 June 7, 1984 MINUTES r � r v • m c S � v � � • P ? Q P DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a) The John Wayne Airport may not be able to pro- vide adequate air service for business estab- lishments which rely on such service; b) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; c) The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d) Lessee, his heirs, successors and assigns, will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. 6. The project shall contribute to Fair -Share for circu- lation system improvements and noise walls, to be established by ordinance adopted by -the City Council. 7. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. 8. The Fire Department shall review design plans to ensure adequate access and emergency exits. 9. The final design and composition of on -site parking, vehicular circulation and pedestrian circulation sys- tems shall be subject to the review and approval of the City Traffic Engineer. 10. Handicap and compact parking spaces shall be desig- nated by a method approved by the City'Traffic Engi- neer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be approved by the City Planning Department and the Traffic Engineer prior to the issuance of any grading and/or building permits. -47- 2-1 CiOMMSSIONERSI June 7, 1984 MINUTES � r v • m c R a 0 j O - M 12. That all improvements be constructed as required by ordinance and the Public Works Department. 13. That each building be served with individual water services and sewer laterals unless otherwise approved by the Public Works Department. 14. That arrangements be made with the Public Works Department in order to guarantee satisfactory com- pletion of the public improvements if it is desired to obtain a building permit prior to completion of the public improvements. 15. That the intersection of the streets and drives be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscaping, walls and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight distance line shall not exceed twenty-four inches in height. The sight distance requirement may be appropriately modified at non -critical locations, subject to approval of the Traffic Engineer. 16. That landscape plans shall be subject to review hnd approval of the Parks, Beaches and Recreation Depart- ment and Public Works Department. 17. That the drive approaches be constructed or recon- structed to conform with City Std. DWG 166-L and any unused drive aprons be removed and replaced with curb, gutter and sidewalk along the Dove Street and Newport Place Drive frontages, and that all the work be com- pleted under an encroachment permit issued by the Public Works Department. 18. That an access ramp be constructed per City Std. 181-L at the intersection of Newport Place Drive and Dove Street under an encroachment permit issued by the Public Works Department. 19. That prior to issuance of any grading or building permits for'the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facil ties will be available for the project. Such demon- stration shall include verification from the Orange County Sanitation District and the City's Utilities Department. W910 -48- June 7, 1984 MINUTES Motion Ayes Absent x � x r 9 C m a n o C'ety of Ne►v at Bich s x 20. That all on -site drainage be put directly into the public storm drain system unless otherwise approved by the Public Works Department. 21. That the maximum slope of ramps shall be fifteen percent and that ramps with direct access to parking stalls shall not exceed five percent slope. Motion was made for approval of Amendment No. 608, subject to the Findings contained in Exhibit "A", which MOTION CARRIED. Findings: 1. That the request to transfer 4,130 sq. ft. from "General Commercial Site 4" to the total permitted building area in "Professional and Business Offices Site 5" is consistent with the Newport Beach General Plan. 2. That based upon the information contained in the Traffic Study, the proposed transfer of building area will not result in an adverse impact to the existing circulation system in the vicinity of the subject property. 3. That the design of the proposed improvements will not conflict with any, easements acquired by the public at large for access through or use of property within the proposed development. INDEX 54= MCLACHLAN INVESTMENT COMPANY September 12, 1984 Ms. Tracey Williams Planning Department CITY OF NEWPORT BEACH 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA, 92658-8215 Dear Ms. Williams: Please be advised we agree to act in accordance with your request to; 1. Advise tenants of the airport restrictions and to include such language in leases. 2. Screen mechanical equipment and trash enclosures. Should you have questions or further requests please advise me. Yours sincerely, MIC DOVE STREET ASSOCIATES Donald Russell DR:lt 1400 Dove STREET, NENPORT BEACH, CALIFORNIA 92660 (714) 476-3200 City Council Meeting March 26, 1984 TO: FROM: SUBJECT: Agenda Item No. CITY OF NEWPORT BEACH City Council Planning Department Newport Place Traffic Phasing Plan Amendment No. 7 D-1 Request to approve an amendment to the Newport Place Traffic Phasing Plan to permit the construction of an additional 16,154 sq.ft.(net) of office space on property located in "Profes- sional and Business Offices Site 5." A modification to the Zoning Code is also requested so as to permit a portion of the parking spaces to be compact -sized parking spaces. iV�i7 Amendment No. 604 Request to amend the previously -approved Newport Place Planned Community regulations so as to allow the construction of an additional 16,154 sq.ft.(net) of office space on property located in the "Professional and Business Offices Site 5," and the acceptance of an environmental document. LOCATION: Parcel No. 1 of Parcel Map located at 1400 Dove Street, Newport Place Drive and Dove Planned Community. ZONE: P-C APPLICANT: Bill Langston, Newport Beach 40-31 (Resubdivision No. 139), on the northeasterly corner of Street, in the Newport Place OWNER: McLachlan Investment Company, Newport Beach Applications These applications are requests to permit the construction of an additional 16,154 sq.ft. of office space within "Professional and Business Office Site 5" in the Newport Place Planned Community (consisting of a 3,672 sq.ft. expansion of the existing building on the property and a new 12,482 sq.ft. structure). In order to develop the site as proposed, both the Newport Place Traffic Phasing Plan and the Newport Place Planned Community District Regulations must be amended appropriately to reflect the additional 16,154 sq.ft. of office space requested. A modification to the Zoning Code is also requested so as to allow compact parking spaces. Traffic Phasing Ordinance procedures are set forth in Section 15.40 of the Municipal Code. Amendment procedures are set forth in Section 20.84 of the Code. Modifigation procedures are set forth in Section 20.81 of the Code. TO: City Council - 2. Suggested Action Hold hearing; close hearing; if desired, accept the environmental document, approve the amendment to the Newport Place Traffic Phasing Plan and adopt Resolution No. , amending the Newport Place Planned Community Regulations as recommended by the Planning Commission. Planning Commission Recommendation At its meeting of March 8, 1984, the Planning Commission voted (5 Ayes, 2 Absent) to recommend the approval of Amendment No. 604 to the City Council. The proposed amendment will permit the addition of 16,154 sq.ft.(net) of office space on property located in the Newport Place Planned Community. The Commission also recommended the approval (5 Ayes, 2 Absent) of an amendment to the Newport Place Traffic Phasing Plan so as to permit said office addition and a modification to the Zoning Code so as to permit 25% of the total number of on -site parking spaces to be compact spaces. These applications were approved with the Findings and subject to the Conditions of Approval as follows: ENVIRONMENTAL DOCUMENT FINDINGS: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environmental document, the proposed project will not have a significant environmental impact. The project incorporates sufficient mitigation measures so that any presently anticipated negative environmental effects of the project would be eliminated. TRAFFIC PHASING PLAN FINDINGS: 1. That environmental documentation on this proposed project has been pre- pared in compliance with the California Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. TO: City Council - 3. 4. That the establishment, maintenance of operation of the use of the pro- perty or building will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further, that the proposed modification to permit 25% of the parking spaces to be compact -sized spaces is consistent with the legislative intent of Title 20 of the Municipal Code. CONDITIONS• 1. That the total development permitted on the site shall not exceed 26,550 sq.ft. of net floor area as defined in Section 20.87.184 of the Newport Beach Municipal Code. 2. That parking be provided at a ratio of at least one parking space for each 225 sq.ft. of net floor area. 3. That a maximum of 25 percent of the parking spaces be compact size spaces. 4. All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. 5. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against the site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a. The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such service; b. When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; C. The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d. Lessee, his heirs, successors and assigns, will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. 6. Prior to issuance of any building permits authorized by the approval of this application, the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound -attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive and Ford Road, and along the southerly side of West Coast Highway adjacent to Irvine Terrace and in West Newport. T0: City Council - 4. 7. Development of the site may be subject to a grading permit to be approved by the Building and Planning Departments. 8. The Fire Department shall review design plans to ensure adequate access and emergency exits. 9. The final layout and composition of surface parking shall be subject to the review and approval of the City Traffic Engineer and the Planning Department. 10. Handicap and• compact parking spaces shall be designated by a method approved by the City Traffic Engineer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be approved by the City Planning Department and the Traffic Engineer prior to the issuance of any grading and/or building permits. 12. That prior to the issuance of grading or building permits the project shall contribute a sum equal to its "fair -share" of future circulation system improvements, as shown on the City's Master Plan of Streets and Highways. 13. That all improvements be constructed as required by ordinance and the Public Works Department. 14. That each building be served with individual water services and sewer laterals unless otherwise approved by the Public Works Department. 15. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements if it is desired to obtain a building permit prior to completion of the public improvements. 16. That the intersection of the streets and drives be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscaping, walls and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight distance line shall not exceed twenty-four inches in height. The sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. 17. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 18. That the drive approaches be constructed or reconstructed to conform with City Std. DWG 166-L and any unused drive aprons be removed and replaced with curb, gutter and sidewalk along the Dove Street and Newport Place Drive frontages, and that all the work be completed under an encroachment permit issued by the Public Works Department. 19. That an access ramp be constructed per City Std. 181-L at the intersection of Newport Place Drive and Dove Street under an encroachment permit issued by the Public Works Department. TO: City Council - 5. 20. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. AMENDMENT NO. 604 FINDINGS: 1. That the request to add 16,154 sq.ft. to the total permitted building area in "Professional and Business Site 5" is consistent with the Newport Beach General Plan. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. Background At its meeting of March 12, 1984, the City Council called up for review the Newport Place Traffic Phasing Plan Amendment No. 7 so as to be scheduled for public hearing with Amendment No. 604. Attached for the information and review of the City Council is an excerpt of the draft Planning Commission minutes of March 8, 1984 and a copy of the Planning Commission staff report which describes the applicant's request. Respectfully submitted, PLANNING DEPARTMENT JAMES D. HEWICKER, Director by WILLIAM R. LAYCOC Current Planning Administrator WRL/kk Attachments for City Council Only: Excerpt from the Draft Planning Commission Minutes of March 8, 1984 Planning Commission Staff Report with Attachments, including Revised Pages of the P-C Regulations 7V\/VUJJIVIVLN March 8, 1984 i} 9 e DRAFT Oo x o O n.......... _..... m a City of Newport Real li- MINUTES I ROLL CALL I III IIII I INDEX Plan Amendment No. 7 Request to approve an amendment to the Newport Place Traffic Phasing Plan to permit the construction of a 16,154 sq. ft. (net) office building on property located in "Professional and Business Offices Site 5". A modification to the Zoning Code is also requested so as to permit a portion -of the parking spaces to be compact sized parking spaces. "bN B. Amendment No. 604 (Continued Public Hearing) Item #2 NEWPORT PLACE TPP #7 Request to amend the previously approved Newport Place AMENDMENT Planned Community -regulations so as to allow the NO. 604 construction of a 16,154 sq. ft. (net) office building on property located in the "Professional and Business Offices Site 5", and the acceptance of an'environmental document. LOCATIONS Parcel, No. 1 of Parcel Map 40-31 (Resubdivision No. 319), located at 1400 BOTH j Dove Street, on the northeasterly corner APPROVED of Newport Place Drive and Dove Street, CONDI- in the Newport Place Planned Community. TIONALLY ZONE: P-C APPLICANT: Bill Langston, Newport Beach OWNER: McLachlan Investment Company, Newport Beach The public hearing opened in connection with this item and Mr. Bill Langston, the applicant, appeared before the Commission. Mr. Langston stated that the total square footage of net floor area proposed on the site in the two structures will be .5 times the buildable area of the site, which is an acceptable and reasonable ratio. He further stated that the parking will remain surface parking. Planning Director Hewicker referred to Exhibit "A" for Amendment No. 604, and suggested that Finding No. 2 be deleted. -.tit.µ';•` .. ... ... -4- �.'z:�,.r.. ,�•: t- JNVUJDK"ANrK.3 MINUTES March 8, 1984 c;i 7c r- a a n p City of Newport Beach m�o ROLL CALL INDEX Mr. William Laycock, Current Planning Administrator, stated that the fair -share contribution for the circulation improvements and the sound attenuation barrier for the new building would be approximately $38,142.00. He stated that the fair -share contribution for the circulation improvements and the sound 4: attenuation barrier for the expanded, existing building would be approximately $11,232.00. He stated that the total fair -share contributions for circulation improvements and sound attenuation barrier would amount to approximately $49,374:00. In response to a question posed by Chairman King, Planning Director Hewicker explained how the fair share contributions are calculated. He stated that credit is given for the existing building, as it currently exists. He stated that the fair -share contribution is . calculated by the increase in the new square footage. �...:LSt •.y.li l: a .. Motion X Motion was made for approval of the Environmental Ayes X X X X X Document -and the Traffic Phasing Plan, subject to the Absent * * following findings and conditions, which MOTION CARRIED: ENVIRONMENTAL DOCUMENT ..F.• e. FINDINGS: 1. That an Initial Study and Negative Declaration f have been prepared in compliance with the California Environmental Quality Act and that their contents have been considered in the decisions on this project.' 2. That based upon the information contained in the environmental document, the proposed project will not have a significant environmental impact. The project incorporates sufficient mitigation measures so that any presently anticipated negative environmental effects of the project would be eliminated. MINUTES March 8, 1984 e x • m City of Newport Beach ROLL. CALL INDEX TRAFFIC PHASING PLAN FINDINGS: 1. That environmental documentation on this proposed project has been prepared in compliance with the ". California Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the. ,Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. 4. That the establishment, maintenance of operation of the use of the property or building will not, -under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use of be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed modification to permit 25% of the parking spaces to be compact sized spaces is consistent with the legislative intent of Title 20 of the Municipal Code. CONDITIONS: 1. That the total development permitted on the site shall not exceed 26,550 sq.ft. of net floor area as defined in Section 20.87.184 of the Newport Beach Municipal Code. 2. That parking be provided at a ratio of at least one parking space for each 225 sq.ft. of net floor area. 3. That a maximum of 25 percent of the parking spaces be compact size spaces. 4. All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. -6- �.Vl • \! � MJJI V 1 i.v March 8, 1984 r ' n o a Gty of Newport Beach 5. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against the ' site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a.) The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such service] ".; b.) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; • • • c.) The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d.) Lessee, his heirs, successors and assigns, will •not actively oppose any action taken by the City of Newport Beach to phase out or' limit jet air service at the John Wayne Airport. 6. ' Prior to issuance of any building permits authorized by the approval of this application, the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the westerly side of Jamboree Road between Eastbluf£ Drive and Ford Road, and along the southerly side of West Coast Highway adjacent to Irvine Terrace and in West Newport. 7. Development of the site may be subject to a grading permit to be approved by the Building and Planning Departments. S. The Fire Department shall review design plans to ensure adequate access and emergency exits. MINU 1 t3 INDEX nYY.Y1W MINUTES March 8, 1984 r o � v a o i g n o City of Newport Beach s 6 O INDEX 9. The final layout and composition of surface parking shall be subject to the review and approval of the City Traffic Engineer and the Planning*Department. • 10. Handicap and compact parking spaces shall be designated by a method approved by the City : _ Traffic Engineer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be. approved by the City Planning Department and the Traffic Engineer prior to the ;;•; issuance of any grading and/or building permits. 12. That prior to the issuance of grading or building permits the project shall contribute a sum equal to its "fair -share" of future circulation, system improvements, as shown on the City's Master Plan of Streets and Highways. 13. That all improvements be constructed as required by ordinance and the Public Works Department. 14. That each building be served with individual water services and sewer laterals unless otherwise approved by the Public Works Department; 15. That arrangements be made with the Public Works " Department in order to guarantee satisfactory completion of the public improvements if it is desired to obtain a building permit prior to completion of the public improvements. 16. That the intersection of the streets and drives be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscaping, walls and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight distance line shall not exceed twenty-four inches in height. The sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. 17. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. MINUTES Motion` Ayes Absent i March 8, 1984 n x r fv■ In; City of Newport Beach 18. That "the drive approaches be constructed or reconstructed to conform with City Std. DWG 166-L and any* unused drive aprons be removed and replaced with curb, gutter and sidewalk along the Dove Street and Newport Place Drive frontages, and that all the work be completed under an encroachment permit issued by the Public Works Department. 19. That an access ramp be constructed per City Std. 181-L at the intersection of Newport Place Drive and Dove Street under an encroachment permit issued by the Public Works Department. 20. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. i INDEX AMENDMENT No. 604 X Motion was .made to adopt ' Resolution No. 1114, RESOLUTIO1 X X X X recommending approval of Amendment No. 604 to the City NO. 1114 Council, to amend the Newport Place Planned Community Regulations, deleting Finding No. 2 as suggested by staff, which MOTION CARRIED, as follows: FINDINGS: 1. That the request to add 16,154 sq.ft. to the total permitted building area in "Professional and Business Site 5" is consistent with the Newport Beach General Plan. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. '�h f Planning Commission Meeting March 8, 1984 Agenda Item No. 2 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No. 7 (Continued Public Hearing) Request to approve an amendment to the Newport Place Traffic Phasing Plan to permit the construction of a .16,154 sq.ft. (net) office building on property located in "Professional and Business Offices Site 5". A modification to the Zoning Code is also requested so as to permit a portion of the parking spaces to be compact sized parking spaces. AND B. Amendment No. 604 (Continued Public Hearing) Request to amend the previously approved Newport Place Planned Community regulations so as to allow the construction of a 16,154 sq.ft.(net) office building on property located in the "Professional and Business Offices Site 5", and the acceptance of an environmental document. LOCATION: Parcel No. 1 of Parcel Map 40-31 (Resubdivision No. 319), located at 1400 Dove Street, on the northeasterly corner of Newport Place Drive and Dove Street, in the Newport Place Planned Community. ZONE: P-C APPLICANT: Bill Langston, Newport Beach OWNER: McLachlan Investment Company, Newport Beach Applications These are requests to permit the construction of an additional 16,154 sq.ft. of office space within "Professional and Business Office Site 5" in the Newport Place Planned Community. In order to develop the site as proposed, both the Newport Place Traffic Phasing Plan and the Newport Place Planned Community District Regulations must be appropriately amended to reflect the additional 16,154 sq.ft. of office space requested. A modification to the Zoning Code so as to allow compact parking spaces is also requested. Traffic Phasing TO: Planning Commission -2. Ordinance procedures are set forth in Section 15.40 of the Municipal Code. Amendment procedures are set forth in Section 20.84 of the Code. Modification procedures are set forth in Section 20.81 of the Code. Environmental Significance An Initial Study has been prepared for the proposed development pursuant to the California Environmental Quality Act and City Council Policy K-3. Based upon information contained in the Initial Study, it has been determined that the project will not result in a significant effect on the environment. A Negative Declaration has been prepared and is attached for Planning Commission review and consideration. Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional, and Financial Commercial" uses. The proposed development is consistent with this land use designation. Subject Property and Surrounding Land Use The subject property is currently developed with a two story office building and related off-street parking area. The site is surrounded in all directions by other commercial uses in the Newport Place Planned Community. Background At its meeting of November 27, 1978, the City Council adopted Resolution No. 9472 amending the development standards of various Planned Communities, including Newport Place, to require the preparation of Traffic Phasing Plans consistent with the Circulation Element of the General Plan. At its meeting of March 12, 1979, the City Council approved the Traffic Phasing Plan for the remaining allowable development on vacant parcels in the Newport Place Planned Community, pursuant to Resolution No. 9472. Subsequently, the approved Traffic Phasing Plan has been amended five times, as noted in the following outline: Boyle Engineering - 1501 Quail Street add 12,000 sq.ft. (net) for occupancy in 1981 Lucas Development Co. - 1101 Quail Street add 17,000 sq.ft. (net) for occupancy in 1981 Far West Savings and Loan - 4100 Mac Arthur Blvd. add 17,000 sq.ft. (net) for occupancy in 1982 University Athletic Club - 1701 Quail Street add 516 sq.ft, conference room 1-:3 TO: Planning Commission -3. Sheraton Hotel - 4545 Mac Arthur Blvd. add 185 rooms for occupancy in 1985• It should be noted that Amendment No. 6, a request to permit the construction of additional office space at 1100 Quail Street is to be discussed at the Planning Commission meeting of March 22, 1984. This request was originally on the Planning Commission Agenda of February 23, 1984, but was continued to this meeting in order to mail out revised public notices concerning the proposed compact parking spaces. Analysis The following outline reflects the major physical characteristics of the proposed development: LOT SIZE: SETBACKS: Front: (Newport Place Dr Sides: Rear: BUILDABLE AREA: NET FLOOR AREA: Existing: Proposed: Proposed Second Building: TOTAL PROPOSED: GROSS FLOOR AREA: Existing: Proposed: Proposed Second Building: FLOOR AREA RATIO: Existing: Proposed: Expanded Building: Proposed Building: 2001(w) x 300'(d) REQUIRED 30' 0' 0' 10,396 sq.ft. 14,068 sq.ft. 12,482 sq.ft. 26,550 sq.ft. 10,659 sq.ft. 14,534 sq.ft. 60,000 sq.ft. (1.37 ac.) PROPOSED 30' 33't West 43't East 11't 54,000 sq.ft. Detailed Plans have not been submitted. The applicants are requesting to establish a precise floor area limitation for this building. The proposed building design is shown on the plans submitted. 26 x buildable area .27 x buildable area .23 x buildable area TO: Planning Commission -4. Total on Site: .50 x buildable (based upon net floor area) BUILDING HEIGHT: Existing Building: 261t Proposed Building: 351t OFF STREET PARKING: Required: 1 space/225 sq.ft. Proposed: Standard spaces: 85 Handicapped spaces: 3 Compact spaces: 30, or 25% of the Total No. of Spaces. This is consistent with other projects approved by the Planning Commission. TOTAL: 118 Maximum Development Permitted using Parking Constraints: 118 spaces x 225 sq.ft. = 26,550 sq.ft. of net floor area. It should be noted that implementation of the proposed parking lot plan will result in the removal of several of the existing 30, wide landscaping berms. Parking spaces are proposed to be located 10 feet from the Dove Street and Newport Place Drive property lines. However, this location is permitted within the Newport Place Planned Community. Amendment No. 7 to the Traffic Phasing Plan The applicants are requesting approval of a traffic study and amendment to the previously approved Newport Place Traffic Phasing Plan. The applicants propose to add 16,154 sq.ft. of net floor area on a building site that had been identified in the Newport Place Traffic Phasing Plan as having no more development rights, because of the building which existed prior to the adoption of the Traffic Phasing Plan. A Traffic Study was prepared for this proposal by Weston Pringle and Associates to assess potential impacts of the project on the existing circulation system. For purposes of this analysis, the City Traffic Engineer identified 13 intersections as potentially impacted by development in the project area, and provided estimated volumes of existing daily traffic and ICU (Intersection Capacity Utilization) values for the roadway system in the project vicinity. In addition to project -related traffic generation, this analysis included committed project traffic and regional growth traffic as required. This analysis indicated that none of the 13 intersections identified by the City Traffic Engineer would be impacted by the proposed project. As a result, no detailed intersection analyses are required. The applicants have indicated that should the proposed expansion be approved, it is their intention to occupy the expansion space within the existing building as soon as possible, with construction and occupancy of the second building approximately 1-2 years later. 1: TO: Planning Commission -5. Amendment No. 604 In order to expand the existing building by,3,672 sq.ft. and construct a second building on the site containing 12,482 sq.ft. of net floor area it will be necessary to amend those sections of the Newport Place Planned Community Development Standards pertaining to the total square footage permitted in "Business and Professional Office Site No. 5". As previously indicated, a traffic analysis was conducted for this request and it has been determined that the project will not impact any of the 13 critical intersections identified by the City Traffic Engineer. Staff therefore has no objections to the applicants' request to add the additional square footage as proposed. It is important to note that the total square footage of net floor area proposed on the site in the two structures, 26,550 sq.ft., is .5 x the buildable area of the site. Staff is of the opinion that this is an acceptable and reasonable ratio. Further, the subject property consists of 1.37 acres, or 20.2 percent of the 6.757 acre "Business and Professional Office Site No. 5". A total of 165,480 sq.ft. of total development is permitted in Site 5. The total of 26,550 sq.ft. of net floor area proposed represents 16 percent of the total development permitted. Construction of the proposed expansion area and the new building will result in the development of the site to its maximum extent practicable at this time. In order to increase the development on -site beyond that which is existing and proposed, it will undoubtedly be necessary to clear the site and construct either subterranean or structured parking to meet the parking code requirements for any additional building area beyond the 26,550 sq.ft. Staff Recommendation Staff recommends the approval of Amendment No. 7 to the Newport Place Traffic Phasing Plan and Amendment No. 604. Should the Planning Commission concur with staff's recommendation, the Findings and Conditions of Approval set forth in the attached Exhibit "A" are suggested. PLANNING DEPARTMENT Attachments: Exhibit "A" JAMES D EWICKER, Director Vicinity Map Negative Declaration Revised pagesof the P-C Regulations By Initial Study kris Gustin, containing Traffic Associate Planner Study Plot Plan, Floor CG:tn Plans, & Elevations TO: Planning Commission -6. EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL AMENDMENT NO. 7 to the NEWPORT PLACE TRAFFIC PHASING PLAN and AMENDMENT NO. 604 Environmental Document: FINDINGS: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environmental document, the proposed project will not have a significant environmental impact. The project incorporates sufficient mitigation measures so that any presently anticipated negative environmental effects of the project would be eliminated. Traffic Phasing Plan FINDINGS: 1. That environmental documentation on this proposed project has been prepared in compliance with the California Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. 4. That the establishment, maintenance of operation of the use of the property or building will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use of be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed modification to perm# 25% of the parking spaces 17 TO: Planning Commission -7. to be compact sized spaces is consistent with the legislative intent of Title 20 of the Municipal Code. CONDITIONS: 1. That the total development permitted on the site shall not exceed 26,550 sq.ft. of net floor area as defined in Section 20.87.184 of the Newport Beach Municipal Code. 2. That parking be provided at a ratio of at least one parking space for each 225 sq.ft. of net floor area. 3. That a maximum of 25 percent of the parking spaces be compact size spaces. 4. All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. 5. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against the site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a.) The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such service; b.) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; c.) The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d.) Lessee, his heirs, successors and assigns, will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. 6. Prior to issuance of any building permits authorized by the approval of this application, the applicant shall deposit with the City Finance Director the sum proportional to the percentage of No TO: Planning Commission -8. future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive and Ford Road, and along the southerly side of West Coast Highway adjacent to Irvine Terrace and in West Newport. 7. Development of the site may be subject to a grading permit to be approved by the Building and Planning Departments. 8. The Fire Department shall review design plans to ensure adequate access and emergency exits. 9. The final layout and composition of surface parking shall be subject to the review and approval of the City Traffic Engineer and the Planning Department. 10. Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be approved by the City Planning Department and the Traffic Engineer prior to the issuance of any grading and/or building permits. 12. That prior to the issuance of grading or building permits the project shall contribute a sum equal to its "fair -share" of future circulation system improvements, as shown on the City's Master Plan of Streets and Highways. 13. That all improvements be constructed as required by ordinance and the Public Works Department. 14. That each building be served with individual water services and sewer laterals unless otherwise approved by the Public Works Department. 15. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements if it is desired to obtain a building permit prior to completion of the public improvements. 16. That the intersection of the streets and drives be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscaping, walls i9 TO: Planning Commission -9. and other obstructions shall be considered.in the sight distance requirements. Landscaping within the sight distance line shall not exceed twenty-four inches in height. The sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. 17. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 18. That the drive approaches be constructed or reconstructed to conform with City Std. DWG 166-L and any unused drive aprons be removed and replaced with curb, gutter and sidewalk along the Dove Street and Newport Place Drive frontages, and that all the work be completed under an encroachment permit issued by the Public Works Department. 19. That an access ramp be constructed per City Std. 181-L at the intersection of Newport Place Drive and Dove Street under an encroachment permit issued by the Public Works Department. 20. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include• verification from the Orange County Sanitation District and the City's Utilities Department. AMENDMENT NO. 604 FINDINGS: 1. That the request to add 16,154 sq.ft. to the total permitted building area in "Professional and Business Site 5" is consistent with the Newport Beach General Plan. 2. That based upon the information contained in the Traffic Study, the proposed additional building area will not result in an adverse impact to the existing circulation system in the vicinity of the subject property. 3. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. ,:Ra .OfN.. 43.a K NSfJ QF K M.cvJ 1. K MMI.iI NWM (}..1.. IG7 K IIIJ{ If IMJIItM.. {. v li(ION( uIJ .1 �S.I.Y /..o n�•�.�r ~C K IIM1V I.KIIJ MYOl10 IN/u•.. �1 . K /Y0I( JYJYMF JI 1MM M{ N`C 1 NOVS-6» �eVI ; •�� / / �u. f i '�7�,'J'�lL PJKf1uRY I .nuwwu �' f I v,rE SIT N wize A,K 3, r. ... it NEWPORT PLACE LAND USE ,,,aN�wres[ WRIT NEWPORT BEACH. CALIFORNIA NneYN�i1r.... T'i�r_���t�� EMKAY DEVELOPMENT AND REALTY COMPANY"'— = �E=� E msoE T'2A,P i =[C p**s1-outi PC�►,.J A.►���•no+ur IUo.bO� ' NEGATIVE DECLARATION TO: N Secretary for Resources 1416 Tenth Street Sacramento, CA 95814 Clerk of the Board of Supervisors P. 0. Box 687 FROM: -Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 ' NAME OF PROJECT:Amenamenc No. ous Amendment No. 7 to the Newport Place Traffic Phasing Plan PROJECT LOCATION: 1400 Dove:street, Newport Beach PROJECT DESCRIPTION: SEE ATTACHED FINDING: Pursuant to the provisions of City Counpil Policy K-3 pertaining to procedures and guidelines to implement the California Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project will not have a significant effect on the environment. MITIGATION MEASURES: SEE ATTACHED SUBJECT: A. Newport Place Traffic Phasing Plan Amendment No._7 Request to approve an amendment to the Newport Place Traffic Phasing Plan to permit the construction of a 16,154 sq.ft. (net) office building on property located in "Professional and Business Offices Site 5". A modification to the Zoning Code is also requested so as to permit a portion of the parking spaces to be compact sized parking spaces. B. Amendment No. 604 (Continued Public Hearin Request to amend the previously approved Newport Place Planned Community regulations so as to allow the ' construction of a 16,154 sq.ft.(net) office building on property located in the "Professional and Business Offices Site 5", and the acceptance of an environmental document. LOCATION: Parcel No. 1 of Parcel Map 40-31 (Resubdivision No. 319), located at 1400 Dove Street, on the northeasterly corner of Newport Place Drive and Dove Street, in, the Newport Place Planned Community. MITIGATION MEASURES A604 A7 to NPTPP 1. That the total development permitted on the site shall not exceed 26,550 sq.ft. of net floor area as defined in Section 20.87.184 of the Newport Beach Municipal Code. 2. That parking be provided at a ratio of at least one parking space for each 225 sq.ft. of net floor area. 3. That a maximum of 25 percent of the parking spaces be compact size spaces. 4. All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. 5. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against the site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a.) The John Wayne Airport may not be able 'to provide adequate air service for business establishments which rely on such service; b.) When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; c.) The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d.) Lessee, his heirs, successors and assigns, will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service,at the John Wayne Airport. 6. Prior to issuance of any building permits authorized by the approval of this application, the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive and Ford Road, and along the southerly side of West Coast Highway adjacent to Irvine Terrace and in West Newport. 7. Development of the site may be subject to a grading permit to be approved by the Building and Planning Departments. B. The Fire Department shall review design plans to ensure adequate access and emergency exits. 9. The final layout and composition of surface parking shall be subject to the review and approval of the City Traffic Engineer and the Planning Department. 10. Handicap and compact parking spaces shall be. designated by a method approved by the City Traffic Engineer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be approved by the City Planning Department and the Traffic Engineer prior to the issuance of any grading and/or building permits. 12. The project shall contribute a sum equal to its "fair -share" of future circulation system improvements, as shown on the City's Master Plan of Streets and Highways. STATISTICAL ANALYSIS PART 11. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES' A. Building Sites Site 1 & 2 .... 38.5 acres Site 3A........ 5.2acres(5) Site 4..........9.0 acres Site 5......... 7.4 acres Site 6 ......... 1.9 acres Site 7......:. 2.5 acres..................................64.5 owes B. Building Area *Site 1 & 2... 733,411square feet(5) (14) Site 3A ..... 115,530 square feet(5) Site 4 ...... 201,180 square feet Site 5 ...... *66f460 square feet• 181,634 Site 6..... : 42,420 square feet 1,330,035 Site 7 ...... 55,860 square feet t ............. r}36T88}- square feet The following statistics are for Information only. Development may include but shall not be limited to the following. 1 C. ' Building Area Story heights shown are an average building height. The buildings within each parcel may varyvirtthln these ranges. Site 1 & 2** ... * * . * • 733,411 square feet(5)(14) a. Two Story .............. 8.42 acres b. Three Story ............. 5.61 sues C. Four Story .............- 4.21 acres d. Five Story ............... 3.37 acres e. Six Story . ....... 2.81 acres Site 3A ........... 115,530 square feet(5) a. Two Story .............. 1.33 acres b. Three Story .......:...... ..88 acres C. Four Story .............. .66 acres d. Five Story .............. .53 acres e. Six Story . . 0 .. 0 .......... .44 acres f. Seven Story ....... ....... .37 acfes g. Eight Story .. ...... .... .. •.33 acres *Commercial/Professional and Business Office Site 1 and 2 have been reduced by 86,119 feet with the reduction allocated to the allowed building area for Parcels 1 & 2 of Resubdivision 585. The allowable building area for Parcel 1 & 2 of Resubdivision 585 is now 272,711 square feet. (14) N. 5� 0 Site 4 ........ Mil 180 square feet a. Two Story .................. 2.31 acres b. Three Story ................ 1.54 acres C. Four Story.................. 1.15 acres d. Five Story ...............0 . .92 acres e. • Sac Story ................. .77 acres Site 5 ....... 165;rMsquarc feet 181,634 a. TWO Story ................. 1.90 acres b. Three Story ................ 1.27 acres C. Four Story ................. .95 acres d. Five Story ................ .76 acres e. • Six.Story ................. .63 acres Site 6 ......:..42,,420 square feet a. Two Story ................. .49 acres b. Three Story ................ .32 acres C. Four Story,. . *.* e. e. e. *.. .24 acres d. Five Story ................. .19 acres e. Six Story .............:... .16 acres Site 7.... :.... 55#860 square feet a. Two Story ................ 0 .64 acres b. Three Story ................ .43 acres C. Four Story' ..........:..... .32 acres d. Five Story ................. .26 acres e. Six .21 Acres D. Parking (Criteria: 1 space/225 sg ft @ 363 sg ft /space) Site 1 6 2 ..... 3,260 cars ........• 27.17 acres (5,14) Site 3A ....... 514 cars ........ 4.28 acres(5) Site 4 ........ 894 cars ........ 7,45 acres Site 5 ........ 735 cars ........ 6.13 acres Site 6 ........ 188 cars ........ 1.57 acres Site 7 ........ 248 cars ........ 2.07 acres 5,839 cars ...e ...... :....... ....... 48.67 acres 0 sl NEGATIVE DECLARATION TO: Q Secretary for Resources 1416 Tenth Street Sacramento, CA 95814 (x Clerk of the Board of Supervisors P. 0: Box 687 FROM: PLANNING DEPARTMENT CITY OF NEWPORT BEACH P.O. BOX 1768 NEWPORT BEACH, CA 92658-8915 INAME OF PROJECT: ' Newport Place Traffic Phasing Plan Amendment No. 8 and Amendment No. eDS1 PROJECT LOCATION: 1400 Dove Street, Newport Beach CA PROJECT DESCRIPTION: SEE ATTACHED FINDING: Pursuant to the provisions of Fity Council Policy K-3 pertaining to procedures and guidelines to implement the California Environmental Quality Act, the Environmental Affairs Committee has evaluated the proposed project and determined that the proposed project will not have a significant effect on the environment. MITIGATION MEASURES: SEE ATTACHED INITIAL STUDY PREPARED BY: CITY OF NEWPORT BEACH INITIAL STUDY AVAILABLE FOR REVIEW AT: 3300 Newport Boulevard, Newport Beach, CA DATE RECEIVED FOR FILING: Patricia Tea a V110c- Environmentalp Coordinator Date: May 15, 1984 ...., - �%(n� `fit 0 s1 Phase l pp; City Council - 2. ����� (� C'mJ �d . ~ �^' I� / Suggested Action r, a,se l v4, �& t3 2' Cg3 Hold hearing; close hearing; if desired, accept the environmental document, approve the amendment to the Newport Place Traffic Phasing Plan and adopt Resolution No. , amending the Newport Place Planned Community Regulations as recommended by the Planning Commission. Planning Commission Recommendation At its meeting of March 8, 1984, the Planning Commission voted (5 Ayes, 2 Absent) to recommend the approval of Amendment No. 604 to the City Council. The proposed amendment will permit the addition of 16,154 sq.ft.(net) of office space on property located in the Newport Place Planned Community. The Commission also recommended the approval (5 Ayes, 2 Absent) of an amendment to the Newport Place Traffic Phasing Plan so as to permit said office addition and a modification to the Zoning Code so as to permit 25% of the total number of on -site parking spaces to be compact spaces. These applications were approved with the Findings and subject to the Conditions of Approval as follows: DOCUMENT FINDINGS: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environmental document, the proposed project will not have a significant environmental impact. The project incorporates sufficient mitigation measures so that any presently anticipated negative environmental effects of the project would be eliminated. TRAFFIC PHASING PLAN FINDINGS: 1. That environmental documentation on this proposed project has been pre- pared in compliance with the California Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. .a TO: City Council - 3. 4. That the establishment, maintenance of operation of the use of the pro- perty or building will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further, that the proposed modification to permit 25% of the parking spaces to be compact -sized spaces is consistent with the legislative intent of Title 20 of the Municipal Code. CONDITIONS: 1. That the total development permitted on the site shall not exceed 26,550 sq.ft. of net floor area as defined in Section 20.87.184 of the Newport Beach Municipal Code. 2. That parking be provided at a ratio of at least one parking space for each 225 aq.ft. of net floor area. 3. That a maximum of 25 percent of the parking spaces be compact size spaces. 4. All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. S. The following disclosure statement of the City of Newport Beach's policy l ' iti- regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against the site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a. The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such services b. When an alternate air facility is available# a complete phase out of jet service may occur at the John Wayne Airport; C. The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d. Lessee, his heirs, successors and assigns, will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. 6. Prior to issuance of any building permits authorized by the approval of this application, the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound -attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive and Ford Road, and along the southerly side of West Coast Highway adjacent to Irvine Terrace and in West Newport. ,,y�,d V % � t4tJ-) , 1C�v-C "d �✓% � '�tV ho w t l�►�� i } TD; City Council - 4. 7. Development of the site may be subject to a grading permit to be approved by the Building and Planning Departments. 8. The Fire Department shall review design plans to ensure adequate access and emergency exits. 9. The final layout and composition of surface parking shall be subject to the review and approval of the City Traffic Engineer and the Planning Department. 10. Handicap and compact parking spaces shall be designated by a method. approved by the City Traffic .Engineer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be approved by the City Planning Department and the Traffic Engineer prior to the issuance of any grading and/or building permitsghay [9✓ 12. That prior to the issuance of grading or building permits the project shall contribute a sum equal to its "fair -share" of future circulation system improvements, as shown on the City's Master Plan of Streets and Highways. 2M_7&,I5Lon -(CW po-v_L It1Or27Z "' f&,o KA. _V wcd %tv-1 1,e52 13. That all improvements be constructed as required by ordinance and the Public Works Department. 14. That each building be served with individual water services and sewer laterals unless otherwise approved by the Public Works Department. 15. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements if it is desired to obtain a building permit prior to completion of the public improvements. 16. That the intersection of the streets and drives be designed to provide sight distance for, a speed of 35 miles per 'hour. Slopes, landscaping, walls and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight distance line shall not exceed twenty-four inches in height. The sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. 17. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 18. That the drive approaches be constructed or reconstructed to conform with City Std. DWG 166-L and any unused drive aprons be removed and replaced with curb, gutter and sidewalk along the Dove Street and Newport Place Drive frontages, and that all the work be completed under an encroachment permit issued by the Public Works Department. 19. That an access ramp be constructed per City Std. 181-L at the intersection of Newport Place Drive and Dove Street under an encroachment permit issued by the Public Works Department. t TO: City Council - 5. 20. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. olL. �'vrn cam, am Pt6 . S 5t VAA bol AMENDMENT NO. 604 FINDINGS: 1. That the request to add 16,154 sq.ft. to the total permitted building area in "Professional and Business Site 5" is consistent with the Newport Beach General Plan. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. Background At its meeting of March 12, 1984, the City Council called up for review the Newport Place Traffic Phasing Plan Amendment No. 7 so as to be scheduled for public hearing with Amendment No. 604. Attached for the information and review of the City Council is an excerpt of the draft Planning Commission minutes of March 8, 1984 and a copy of the Planning Commission staff report which describes the applicant's request. Respectfully submitted, PLANNING DEPARTMENT JAMES D. HEWICKER, Director by "W tYC � 20-1 Z� wILLIAM R. LAYCOC Current Planning Administrator WRL/kk Attachments for City Council Only: Excerpt from the Draft Planning Commission Minutes of March 8, 1984 Planning Commission Staff Report with Attachments, including Revised Pages of the P-C Regulations - -~- - - _ CITY OF NEWPORT BEACH RECEIPT D�ap,WFORA NEW PORT BEACH. CALIFORNIA 92683 No. 03342 w 0— 19� DATE RECEIVED FROM FOR: N 7mv. BYn'N Ware&MalcombWn Architects, Inc. April 2, 1984 CITY OF NEWORT BEACH 3300 Newport Boulevard Newport Beach, California 92663-3884 ATTN: SHERI VANDER DUSSEN ASSOCIATE PLANNER RE: 1400 DOVE STREET AMENDMENT N0. 604; CONDITION OF APPROVAL NO. 17 Dear Ms. Vander Dussen: In lieu of submittal at this titre of landscape plans per the Conditions of Approval for this total project, we will submit full landscape plans as part of the development plans for the new building. In the interim, the existing landscaping will be protected and maintained. This has already been approved by the Parks, Beaches and Recreation Department. We hope that this also meets with your approval. Mrw/ I i1l�t% .,ilSenior Associate IM: . 18002 Cowan Irvine, CA 92714 714J6b0-9128 VICLACHLAN INVESTMENT COMPANY, INC. 1400 Dove Street, Newport Beach, California 92660 (714) 553-8101 April 4, 1984 Ms. Sheri Vander Dussen Associate Manager City of Newport Beach P.O. Box 1768 Newport Beach, California 92663 Re: 1400 Dove Street, Newport Beach Amendment No. 604, Compliance with Condition No. 5 Dear Ms. Vander Dussen: This letter shall serve as our letter of confirmation that all lease or sublease agreements entered into on the above - mentioned property shall include the following disclosure statement. "The lessee, his heirs, successors and assigns, herein, acknowledge that: a. The John Wayne Airport may not be able to provide adequate air service for business establish- ments which rely on such service; b. When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; C. The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airport; d. Lessee, his heirs, successors and assigns, will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport. Ms. Sheri Vander Dussen City of Newport Beach April 4, 1984 Page Two Should you have any questions, please contact me at your convenienre- DBM:jl s fo: City Council - 2. Suggested Action Hold hearing; close hearing; if desired, accept the environmental document, approve the amendment to the Newport Place Traffic Phasing Plan and adopt Resolution No. , amending the Newport Place Planned Community Regulations as recommended by the Planning Commission. Planning Commission Recommendation At its meeting of March 8, 1984, the Planning Commission voted (5 Ayes, 2 Absent) to recommend the approval of Amendment No. 604 to the City Council. The proposed amendment will permit the addition of 16,154 sq.ft.(net) of office space on property located in, the Newport Place Planned Community. The Commission also recommended the approval (5 Ayes, 2 Absent) of an amendment to the Newport Place Traffic Phasing Plan so as to permit said office addition and a modification to the Zoning Code so as to permit 25% of the total number of on -site parking spaces to be compact spaces. These applications were approved with the Findings and subject to the Conditions of Approval as follows: ENVIRONMENTAL DOCUMENT FINDINGS: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the California Environmental Quality Act and that their contents have been considered in the decisions on this project. 2. That based upon the information contained in the environmental document, the proposed project will not have a significant environmental impact. The project incorporates sufficient mitigation measures so that any presently anticipated negative environmental effects of the project would be eliminated. TRAFFIC PHASING PLAN FINDINGS: 1. That environmental documentation on this proposed project has been pre- pared in compliance with the California Environmental Quality Act and City Policy K-3 and that its contents have been considered in decisions on this project. 2. That the Phasing Plan is consistent with the Newport Beach General Plan and the Planned Community Development Plan for Newport Place. 3. That based on the Phasing Plan and supporting information submitted therewith, there is a reasonable correlation between projected traffic at time of completion and the capacity of affected intersections. TO: City Council - 3. 4. That the establishment, maintenance of operation of the use of the pro- perty or building will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further, that the proposed modification to permit 25% of the parking spaces to be compact -sized spaces is consistent with the legislative intent of Title 20 of the Municipal Code. CONDITIONS: 1. That the total development permitted on the site shall not exceed 26,550 sq.ft. of net floor area as defined in Section 20.87.184 of the Newport Beach Municipal Code. /,`� '/That parking be provided at a ratio of at least one parking space for each V 225 sq.ft. of net floor area. 3. That a maximum of 25 percent of the parking spaces be compact size spaces. 4. All mechanical equipment and trash areas shall be screened from public streets, or adjoining properties. 5. The following disclosure statement of the City of Newport Beach's policy regarding the John Wayne Airport shall be included in all leases or sub -leases for space in the project and shall be included in any Covenants Conditions, and Restrictions which may be recorded against the site. DISCLOSURE STATEMENT The lessee, his heirs, successors and assigns, herein, acknowledge that: a. The John Wayne Airport may not be able to provide adequate air service for business establishments which rely on such services b. When an alternate air facility is available, a complete phase out of jet service may occur at the John Wayne Airport; C. The City of Newport Beach will continue to oppose additional commercial area service expansions at the John Wayne Airports d. Lessee, his heirs, successors and assigns, Will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet air service at the John Wayne Airport, 6. Prior to issuance of any building permits authorized by the approval of this application, the applicant shall deposit with the City Finance Director the sum proportional to the percentage of future additional traffic related to the project in the subject area, to be used for the construction of a sound -attenuation barrier on the westerly side of Jamboree Road between Eastbluff Drive and Ford Road, and along the southerly side of West Coast Highway adjacent to Irvine Terrace and in West Newport, ,}x n�r 1 0L%V\­1 h 3apo , ` To: City Council - 4. 7. Development of the site may be subject to a grading permit to be approved by the Building and Planning Departments. 8. The Fire Department shall review design plans to ensure adequate access and emergency exits. 9. The final layout and composition of surface parking shall be subject to the review and approval of the City Traffic Engineer and the Planning Department. 10. Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer and the Planning Department. The quantity and design of such spaces shall comply with all City Codes. 11. Parking arrangements during the construction period shall be approved by the City Planning Department and the Traffic Engineer prior to the issuance of any grading and/or building permits. 2. That prior to the issuance of grading or building permits the project shall contribute a sum equal to its "fair -share" of future circulation system improvements, as shown on the City's Master Plan of Streets and Highways.���2�2 QCU�IV�`6t q� �y`� 3�i �YiZ 2VICA, V d�, 13. That all improvements be constructed as required by ordinance and the Public Works Department. 14. That each building be served with individual water services and sewer laterals unless otherwise approved by the Public Works Department. 15. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements if it is desired to obtain a building permit prior to completion of the public improvements. 16. That the intersection of the streets and drives be designed to provide sight distance for a speed of 35 miles per hour. Slopes, landscaping, walls and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight distance line shall not exceed twenty-four inches in height. The sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. 17. That landscape plans shall be subject to review and approval of the Parks, Beaches and Recreation Department and Public Works Department. 18. That the drive approaches be constructed or reconstructed to conform with City Std. DWG 166-L and any unused drive aprons be removed and replaced with curb, gutter and sidewalk along the Dove Street and Newport Place Drive frontages, and that all the work be completed under an encroachment permit issued by the Public Works Department. 19. That an access ramp be constructed per City Std. 181-L at the intersection of Newport Place Drive and Dove Street under an encroachment permit issued by the Public Works Department. TO: City Council - 5. 20. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District and the City's Utilities Department. AMENDMENT NO. 604 FINDINGS: 1. That the request to add 16,154 sq.ft. to the total permitted building area in "Professional and Business Site 5" is consistent with the Newport Beach General Plan. 2. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. Background At its meeting of March 12, 1984, the City Council called up for review the Newport Place Traffic Phasing Plan Amendment No. 7 so as to be scheduled for public hearing with Amendment No. 604. Attached for the information and review of the City Council is an excerpt of the draft Planning Commission minutes of March S, 1984 and a copy of the Planning Commission staff report which describes the applicant's request. Respectfully submitted, PLANNING DEPARTMENT JAMES D. HEWICKER, Director by WILLIAM R. LAYCOCK Current Planning Admi istrator WRL/kk Attachments for City Council only: Excerpt from the Draft Planning Commission Minutes of March 8, 1984 Planning Commission Staff Report with Attachments, including Revised Pages of the P-C Regulations Plan Check No. H;5ga-tj-5 COMMERCIAL/INDUSTRIAL ZONING By: Sheri Vander Dussen, Associate Planner Telephone (714) 640-2210 Date: /( Q,4ch Zcl Address: (40C) j)CjVp_. S(L1^_eP_t Corrections Cd N pou�- PAO'LL Dr' Required ParceA ( PMA-c,e mop 4c)- 3-t ckwv b , ( 3q Legal Description: of Block Section Trac Lot Size Zone PC1 Proposed Use Required Setbacks Front *30 CN&U E)Yt Ptf— fir.) Rear D Right Side 6) ' Left Side D 6UW �W Qk� v/l�-t : % N (2 3 7i Buildable Area 5.1nLL���y./,Ap,�,`[�'��,,,"'�"^,�Q/> 'Maximum Permitted Structural Area: �l E L wJ Proposed Area: Gross ( rj 34Net GYv (3 Required Parking li77 Building height measured from natural grade to average and maximum roof height Natural grade line shown on all elevations Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Special approval required/obtained Akotod, A/©„LO04, Mph aAlo.-J, T--� Aj aI(2 cs�aw� cir.c�csz�rc�xz�Rc�c� 1'�ee I�eP.$) Additional approval required from: Grading Engineer Parks, Beaches, & Recreation Dept.(Landscape & Irrigation Plans)(Gr<dm.17 Public Works looc(,Z0) Traffic Engineer 1) Ft,v2. (lc�t CCe%,c .65 FYW�cIx vU�r c � �� C�w�riew H c� 4 Cev JAU--\ ",( Sar P�vev�cs C r f�' �GU`J', x' k r � (ems rk�d -Jt ay.cl�lu,n *-(o) GUVOK,n * lLX wL G[tflfii �13 1 - yr P/r`e kb ypeti Grid _ U/ pv iAc x rVAA/2t .Fp,f pG.�rle.v,k t7� '�� � C1�C,( •'" l2� i��'t3�/t,CA-t C9-ti-��t,c0�-u`.` �(,et(y ..(J� CF3i'icQ . �' .Zo , Prbcectu�R -t-ur �cu�d2't,�-(u' P-P.C�'� ; �^y'"�'•�- 2 csp� too Ja-ch— �s�sk-o ,.cn UJo Plan Check No.� ^ g� COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS By: Sheri Vander Dussen, Associate Planner Telephone (714) 640-2210 Date:_NQU, 1q e?� -7 Address: t/OQ4& E Corrections Required Legal Description: Lot Block Section Tract Lot Size Zone Proposed Use Required Setbacks Front Rear Right Side Left Side Buildable Area Maximum Permitted Structural Area: Proposed Area: Gross Net Required Parking " Building height measured from natural grade to average and maximum roof height Natural grade line shown on all elevations Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Special approval required/obtai-ned-'p`c)ilnl IQ t•,.0V7WV1kSSL V% (1,1-l„ fr, mnrA I took N it 0 C,0P n-t Tk jrt ( pTI-I.i _ Additional approval required from: Grading Engineer Parks, Beaches, & Recreation Dept.(Landscape & Irrigation Plans) Public works Traffic Engineer a N SEW PORT / - @� u i °�c�soaN`r CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH. CA 92603.3884 PLANNING DEPARTMENT 640-2197 October 31, 1983 Donald Russell McLachlan Investment Company, Inc. 1400 Dove Street Newport Beach, CA 92660 SUBJECT: "Former Bank of America Building" Newport Place P-C District Dear Mr. Russell: Pursuant to your letter of October 26, 1983 we have reviewed the Planned Community (P-C) Development Plan and the Traffic Phasing Plan for Newport Place. The property is a portion of Professional and Business Site No. 5 of the P-C District. Offices are a permitted use in the designation. The Newport Pla ' Tra£f. Phasing Plan indicates that there is no future all6wable deVelopden permitted.on the site. General Commercial Site No. 4 of the Newport Place Planned Community (P-C) District contains- an additional 4,310 sq.ft. of development rights under the Traffic Phasing Plan. Your letter of October 26, 1983 indicates you wish to develop 4,000 sq.ft. of additional development in the former "Bank of America Building". In order to accomplish this the following actions would need to be taken: 1. The preparation of an Initial Study pursuant to the California Environmental Quality Act (CEQA) and City Policies. 2. The Amendment of the Newport Place P-C Traffic Phasing Plan to transfer development rights from one site to another. 3. An Amendment to the Newport Place P-C District to transfer development rights from one site to another. The actions above will require the approval of the Newport Beach Planning Commission and City Council. It will be necessary to provide appropriate documentation to the City related to ownerships of each parcel to be affected. Fees will be those that have been established by the City Council. A Traffic Study will need to be submitted in conjunction with Items No. 1 & 2 above. 3300 Newport Boulevard, Newport Beach .4v• October 31, 1983 Page 2 D.Russell The ability of the applicants to obtain building permits will be limited to receipt of favorable actions by the Planning Commission and City Council. Presently staff does not have a position of this request. However, if the Traffic studies indicate that no adverse consequences are anticipated we would anticipate making a favorable recommendation on this type of request. If we can be of any further assistance in this matter, please feel free to contact me. Very truly yours, PLANNING DEPARTMENT l JAMES D., HEWICKER, Director By Fxed 4alarico, Environmental Coordinator FT:tn