HomeMy WebLinkAbout2006-62 - Koll Center - PA2005-293RESOLUTION NO. 2006- 62
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING GENERAL PLAN AMENDMENT NO. 2005 -007 TO THE
LAND USE ELEMENT OF THE NEWPORT BEACH GENERAL PLAN TO
INCREASE THE DEVELOPMENT ALLOCATION OF KOLL CENTER
NEWPORT OFFICE SITE A OF AIRPORT AREA (STATISTICAL AREA L4) BY
17,733 GROSS SQUARE FEET (PA2005 -293)
WHEREAS, an application was filed by Steadfast Investment Properties with respect to
property located at 4343 Von Karman Avenue, and legally described as Lot 2 of Tract No. 9063,
proposing to amend the Statistical Area L4 (Koll Center Newport Office Site A) of the Land
Use Element to increase the development allocation by 1,740 gross square feet and the Koll
Center Planned Community Text (PC -15) by 1,625 net square feet in order to accommodate
the interior expansion to an existing three -story building. The applicant proposes to infill a
multi -floor lobby area, resulting in no changes to height or the physical exterior appearance of
the building, and
WHEREAS, on June 22, 2006, the Planning Commission conducted a public hearing in
the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice
of time, place and purpose of the meeting was given in accordance with the Municipal Code.
Evidence, both written and oral, was presented to and considered by the Planning
Commission at this meeting; and
WHEREAS, at the June 22, 2006 hearing, the Planning Commission received public
comments and with a vote of 6 ayes (one absent) recommended approval of General Plan
Amendment No. 2005 -007 and Planned Community Development Plan Amendment No. 2005-
005 to the City Council; and
WHEREAS, a public hearing was held by the Newport Beach City Council on July 11,
2006 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California.
A notice of time, place, and purpose of the meeting was given in accordance with the Municipal
Code and State Law. Evidence, both written and oral, was presented to and considered by the
City Council at this meeting; and
WHEREAS, the property is designated Administrative, Professional, & Financial
Commercial by the General Plan Land Use Element. The City has adopted Planned Community
District Regulations (PC -15 Koll Center) that establish development standards and use
regulations to implement the General Plan. The property is presently improved with a three-
story 53,445 square foot professional office building, and
WHEREAS, as part of the development and implementation of the Newport Beach
General Plan, the Land Use Element has been prepared which, sets forth objectives,
supporting policies and limitations for development in the City of Newport Beach and
designates the general distribution and general location and extent of the uses of land and
building intensities in a number of ways, including commercial floor area limitations, and
Page 2 of 5
WHEREAS, the General Plan provides for a sufficient diversity of land uses so that
schools, employment, recreation areas, public facilities, churches and neighborhood
shopping centers are in close proximity to each resident of the community. The proposed
amendment does not impact the diversity of land uses but only modestly increases the
intensity of existing uses, and
WHEREAS, the Land Use Element of the General Plan allows for the redevelopment
of older or underutilized properties to preserve the value of property by allowing for some
modest growth, while maintaining acceptable levels of traffic service. The project consists of
an increase in the development allocation of 1,740 gross square feet, which will not result in
an increase in traffic levels beyond the projected capacity and levels of service of the
circulation system as the project is anticipated to generate 24 daily trips, and 3 — A.M. peak
hour trips and 3 - P.M. peak hour trips, which are insignificant increases, and
WHEREAS, the City's General Plan indicates that the City shall maintain suitable and
adequate standards for landscaping, sign control, site and building design, parking and
undergrounding of utilities to ensure that the quality character of residential neighborhoods
are maintained and that commercial and office projects are aesthetically pleasing and
compatible with surrounding land uses. The City implements this policy through the Koll
Center Planned Community Text. Other than the modest increased interior expansion, the
project meets all applicable development standards. The project will remain physically
compatible with the existing and surrounding professional office and commercial
developments, as the expansion occurs completely within the interior of the existing office
building, and
WHEREAS, the 15,993 square foot increase to the existing square footage estimate
for Sub -Area 1 -1 is not subject to Charter Section 423 because the change is proposed to
accurately correct the discrepancy between the existing floor area estimate of the Land Use
Element and the recent review of all existing building permits. Floor area estimates that were
included in the update of the Land Use Element in 1988 were based upon available information
to the City at that time, which included building permits, building plans, air photographs and
field reconnaissance. With the adoption of the 1988 Land Use Element, the City acknowledged
that every care was taken in the preparation of the floor area estimates given the limits of the
source information and that there was a possibility for errors. Furthermore, the total existing
gross floor area of the Sub -Area 1 -1 has not changed from 1987 as no permits for additions
have been granted since that time, with the exception of a 15,000 square foot expansion
allocation authorized specifically on behalf of the Pacific Club in 2000[GPA97- 3(E)]. The Pacific
Club amendment revised the 1988 estimate of 403,346 square feet to 418,346 square feet
consistent with the 15,000 square foot expansion approval. To date, the Pacific Club has only
constructed 43,777 gross square feet, leaving an unbuilt allocation of 1,222 square feet
available for the sole use of the Pacific Club. Therefore, the difference between the actual
gross floor area authorized and the current estimate (434,339 - 418,346 = 15,993 sq. ft.) is
attributable to an error in the original 1988 estimate. Therefore, increasing the current estimate
by 15,993 square feet to more accurately reflect the total gross floor area does not constitute
an increase in permitted entitlement, especially since the floor area was actually in existence
at the time of the identification of the Land Use Element limit in 1988 (with the exception of
the Pacific Club addition specifically authorized by GPA97 -3E) and will not lead to new
development; and
Page 3 of 5
WHEREAS, Charter Section 423 requires all proposed General Plan Amendments to
be reviewed to determine if the square footage, peak hour vehicle trip or dwelling unit
thresholds have been exceeded and a vote by the public is required. This project has been
reviewed in accordance with Council Policy A -18 and a voter approval is not required as the
project represents an increase of 3 — A.M. and 3 — P.M. peak hour trips, 1,740 gross square
feet of non - residential floor area and zero residential units. These increases, when added
with 80% of the increases attributable to three previously approved amendments (GP 2001-
004, GP 2004 -004, and GP 2004 -006), result in a total of 23.1 — A.M. peak hour trips and
31.1 — P.M. peak hour trips and a total increase in 4,412 square feet do not cumulatively
exceed Charter Section 423 thresholds for a vote, and
WHEREAS, the project qualifies for a Categorical Exemption pursuant to Section 15301
(Existing Facilities) of the Implementing Guidelines of the California Environmental Quality Act
as the projectwill result in an addition less than the 2,500 square foot threshold permitted under
this exemption; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Newport
Beach does hereby amend the Land Use Element, Statistical Area L4, KCN- Office Site A, and
the Estimated Growth for Statistical Area L4 Table of the General Plan as depicted in Exhibit "A"
and subject to the standard code requirements listed in Exhibit "B"
This resolution shall take effect immediately upon adoption. Passed and adopted by the City
Council of Newport Beach at a regular meeting held on the 11th day of July 2006 by the
following vote to wit:
Curry, Selich, Rosansky, Daigle,
AYES, COUNCIL MEMBERS Nichols, Mayor Webb
NOES, COUNCIL MEMBERS
None
ABSENT, COUNCIL MEMBERS Ridgeway
ATTEST:
CITY CLERK
I&FIV1101
Page 4 of 5
Exhibit "A"
The following changes will be made to the Land Use Element and all other provisions of the
Land Use Element shall remain unchanged:
Airport Area (Statistical Area L4)
1 -1. KCN Office Site A. This site is designated for Administrative, Professional and Financial
Commercial land use and is allowed 41446 436,079 sq. ft. plus 471 hotel rooms. [GPA97-
3(E)][GP 2005 -007].
ESTIMATED GROWTH FOR STATISTICAL AREA L4
Residential
(in du's)
Commercial
(in sq. ft.)
Existing
Gen. Plan
Projected
Existing
Gen. Plan
Projected
01/01/1987
Projection
Growth
01/01/1987
Projection
Growth
1 -1.
KCN OS A
0
0
0
8}4;346
* ** 780,223
889;346
810,185
15,000
29,962
1 -2.
KCN OS B
0
0
0
1,060,898
1,062,648
1,750
1 -3.
KCN OS C
0
0
0
734,641
734,641
0
1 -4.
KCN OS D
0
0
0
250,176
250,176
0
1 -5.
KCN OS E
0
0
0
27,150
32,500
5,350
1 -6.
KCN OS F
0
0
0
31,816
34,500
2,684
1 -7.
KCN OS G
0
0
0
81,372
81,372
0
1 -8.
KCN OS I
0
0
0
377,520
442,775
65,255
1 -9.
KCN RS 1
0
0
0
52,086
120,000
67,914
1 -10.
Court House
0
0
0
69,256
90,000
20,744
2 -1.
NP BLK A
0
0
0
349,000
380,362
31,362
2 -2.
NPBLKB
0
0
0
10,150
11,950
1,800
2 -3.
NP BLK C
0
0
0
211,487
457,880
246,393
2 -4.
NP BLK D
0
0
0
274,300
288,264
13,964
2 -5.
NP BLK E
0
0
0
834,762
860,884
26,122
2 -6.
NP BLK F
0
0
0
225,864
228,214
2,350
2 -7.
NP BLK G& H
0
0
0
* 342,641
344,231
1,590
2 -8.
NP BLK I
0
0
0
99,538
378,713
279,175
2 -9.
NP BLK 7
0
0
0
** 203,528
228,530
25,002
3
Campus Drive
0
0
0
885,202
1,261,727
376,525
TOTAL
0
0
0
6,995,733
6,901,610
e,9
8,099,552
4,182,989
1,197,942
Revised
Population
0
0
0
06/22/2006
"Existing as
of 05/24/2005
Existing square footage as of 01/22/2002
'Existing as of 06/2212006
Page 5 of 5
Exhibit "B"
STANDARD CODE REQUIREMENTS
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. The development shall be in substantial conformance with the approved site plan and floor
plans stamped with the date of approval. (Except as modified by applicable conditions of
approval.)
3. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City- adopted
version of the California Building Code. The construction plans must meet all applicable
State Disabilities Access requirements.
4. The proposed van accessible handicapped parking spaces shall be covered and shall
maintain a minimum 8 -foot 2 -inch vertical clearance.
5. In addition to the existing 3`d floor automatic fire sprinklers, sprinklers shall be provided on
the 15t and 2 "d floors in conjunction with the expansion.
6. The proposed parking layout shall comply with City Parking Standard STD - 805 -L -A and
STD- 805 -L -B, and shall be reviewed and approved by the City Traffic Engineer.
7. The final on -site parking, vehicular and pedestrian circulation systems shall be reviewed
and approved by the City Traffic Engineer.
8. This approval was based on the particulars of the individual case and does not in and of
itself or in combination with other approvals in the vicinity or Citywide constitute a
precedent for future approvals or decisions.
STATE OF CALIFORNIA }
COUNTY OF ORANGE
CITY OF NEWPORT BEACH }
I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
resolution, being Resolution No. 2006 -62 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the
11th day of July 2006, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Curry, Selich, Rosansky, Daigle, Nichols, Mayor Webb
Noes: None
Absent: Ridgeway
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 12th day of July 2006.
NEWS City Clerk
Ok q� Newport Beach, California
(Seal) V
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