HomeMy WebLinkAbout23 - Camco Pacific Construction Company - PA2001-157 - 1811 Quail Street�e?EWRr CITY OF NEWPORT BEACH Hearing Date: January 8, 2002
i , lips PLANNING DEPARTMENT Agenda Item: 23
3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
°C9cyopN`� NEWPORT BEACH, CA 92658 (949) 644 -3209
(949) 644 -3200; FAX (949) 644 -3229
REPORT TO THE CITY COUNCIL
PROJECT: Camco Pacific Construction Company (PA2001 -157)
1811 Quail Street
SUMMARY: A request for a General Plan Amendment and Planned Community
Development Text Amendment to increase the development allocation
within the Airport Area 2 -7 (Statistical Area L -4), Newport Place Planned
Community Block G & H, which would permit a 1,590 net square foot
addition to an existing office building located at 1811 Quail Street.
ACTION: For the meeting of January 8, 2002:
Hold the public hearing and adopt a Resolution to approve General Plan
Amendment No. 2001 -004 and Planned Community Development Text
Amendment 2001 -002; and
Introduce Ordinance No. 2002 -_, and pass to second reading on January
22, 2002.
For the meeting of January 22, 2002:
Adopt Ordinance No. 2002 -_, thereby approving General Plan
Amendment No. 2001 -004 and Planned Community Development Text
Amendment No. 2001 -002.
APPLICANT: Mr. Tom Bethman, Project Engineer
Camco Pacific Construction Company
LOCATION: The subject property is located south of John Wayne Airport (JWA) along
the southwest side of Quail Street between Birch Street and Westerly Place.
LEGAL
DESCRIPTION: Parcel 1 of Parcel Map No. 45 -46, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC —11) District
General Plan Amendment GP2001 -004
Planned Community Development Text Amendment PD2001 -002
(PA2001 -157)
1811 Quail Street
Current Development:
Two-story office building and associated parking lot
� a
Administrative, Professional, and Financial uses across Quail Street
To the east:
Administrative, Professional, and Financial uses across Quail Street
To the south:
Industrial and Office uses within the same block
"0 Subject Property
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Industrial and Office uses within the same block
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General Plan Amendment GP2001 -004
Planned Community Development Text Amendment PD2001 -002
(PA2001 -157)
1811 Quail Street
Current Development:
Two-story office building and associated parking lot
To the north:
Administrative, Professional, and Financial uses across Quail Street
To the east:
Administrative, Professional, and Financial uses across Quail Street
To the south:
Industrial and Office uses within the same block
To the west:
Industrial and Office uses within the same block
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
January 8, 2002
Page 2
Introduction
At the meeting of December 6, 2001, the Planning Commission voted unanimously to recommend
to the City Council the approval of General Plan Amendment No. 2001 -004 and Planned
Community Development Text Amendment No. 2001 -002. Prior to and at the Commission
meeting there was no public opposition to the request. A copy of the staff report from that meeting,
which describes the proposal in detail, and the minutes from that meeting are attached for
consideration.
Proposed Amendment
The applicant desires to add 1,590 square feet to an existing office building. Existing development
within Blocks G & H of the Newport Place Planned Community is at the limit of what is allowed
by the City's General Plan and Planned Community Development Text. Therefore, the requested
1,590 net square foot addition requires an amendment to the General Plan and an amendment to the
Newport Place Planned Community Development Text to increase the authorized development
allocations included within both documents. No other changes to the General Plan or Newport
Place Planned Community Development Standards are requested.
Measure S Analysis (Greenlight)
This discussion is for informational purposes only and is not to be considered in the decision to
approve or deny the project. Statistical Division L -4 has a current General Plan limit of
8,102,562 square feet. The project will add 1,590 net sq. ft. of non - residential intensity,
approximately three a.m. peak hour trips and three p.m. peak hour trips. Therefore, none of the
three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. If the City
Council approves the recommended amendment, it will become a "previous amendment" that
will be tracked for ten years. During this time period, the floor area and traffic will be added to
any future amendments to determine if a threshold is exceeded and a vote is required.
Environmental Review
The project qualifies for a Categorical Exemption from the California Environmental Quality Act
(CEQA). It is considered a minor addition as it does not exceed 50% of the existing building area
and is less than 2,500 total sq. ft. in size.
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
January 8, 2002
Page 3
Recommendation
Based upon the information associated with the proposed project and the policies of the General
Plan, staff is recommending that the Council approve the applicant's request, subject to the
findings and revised table for the Airport Area, Statistical Area L4, within the City's General
Plan as attached to the Resolution noted as Exhibit No. "1" and the updated statistical tables and
information attached to Ordinance No. 2002-
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
1. Resolution No. 2002-
2. Draft Ordinance No. 2002-
(Exhibit No. "2 ").
Prepared by:
TODD M. WEBER
Associate Planner
.r.
3. Planning Commission staff report dated December 6, 2001.
4. Excerpt of DRAFT Planning Commission minutes dated December 6, 2001.
F: \User \Pln\ Shared\ PA's \PA2001 - 157 \GP2201 -004_Camco Pacific_ccrpt.doc
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
January 8, 2002
Page 4
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH APPROVING GENERAL PLAN AMENDMENT NO.
2001 -04 AMENDING THE TABLE TITLED "ESTIMATED GROWTH
FOR STATISTICAL AREA L -4" WITHIN THE LAND 'USE ELEMENT
OF THE GENERAL PLAN TO REFLECT THE CORRECT BUILDOUT
GROWTH FIGURES FOR AIRPORT AREA 2 -7, NEWPORT PLACE
BLOCKS G & H
WHEREAS, as part of the development and implementation of the Newport Beach
General Plan, the Land Use Element has been prepared; and
WHEREAS, the Land Use Element sets forth objectives, supporting policies and
limitations for development in the City of Newport Beach; and
WHEREAS, the Land Use Element designates the general distribution and general
location and extent of the uses of land and building intensities in a number of ways, including
commercial floor area limitations; and,
WHEREAS, the City's General plan dictates that the City shall provide for sufficient
diversity of land uses so that schools, employment, recreation areas, public facilities, churches
and neighborhood shopping centers are in close proximity to each resident of the community.
The proposed project consists of expanding an existing commercial office building by 1,590
square feet. The proposed project would assist the City's efforts to provide schools, employment,
recreation areas, public facilities, churches, and neighborhood shopping centers in close
proximity to each resident of the community. Therefore, the proposed project is consistent with
this policy.
WHEREAS, the City's General plan dictates that the City shall insure redevelopment of
older or underutilized properties, and to preserve the value of property, the floor area limits
specified in the Land Use Element allow for some modest growth. To insure that traffic does not
exceed the level of service desired by the City, variable floor area limits shall be established
based upon the trip generation characteristics of land uses. The implementation of the proposed
Exhibit No. 1
project will result in a modest intensification of a commercial office usage of the project site by a
maximum of 1,590 square feet, which is within the projected capacity and levels of service of the
circulation system. Therefore, the proposed project is consistent with this policy.
WHEREAS, the City's General Plan indicates that land use designations and building
intensity standards included in the Land Use Element reflect limits on John Wayne Airport
imposed by the Airport Settlement Agreement. The proposed project is consistent with this
policy, as implementation will result in an increase of two employees in the building which will
not impact the level of passenger traffic at the airport.
WHEREAS, in conjunction with the consideration of the subject amendment to the Land
Use Element of the General Plan, the proposed project has been determined to be Categorically
Exempt under the Class 3 (New Construction or Conversion of Small Structures) requirements of
the California Environmental Quality Act (CEQA), and the State CEQA Guidelines; and,
WHEREAS, the Planning Commission has held a duly noticed public hearing on
December 6, 2001 to consider General Plan Amendment No. 2001 -004 and recommended
approval to the City Council; and,
WHEREAS, the City Council has held a duly noticed public hearing on January 8, 2002
to consider General Plan Amendment No. 2001 -004; and,
NOW THEREFORE the City Council of the City of Newport Beach does hereby
resolve as follows:
Section 1: The amendment is consistent with the intent of the General Plan.
Section 2: The amendments proposed under the application for General Plan
Amendment No. 2001 -004 are approved, as shown in Attachment No. "1" referenced and
incorporated herein.
0
Section 3: The amendments proposed under the application for General Plan
Amendment No. 2001 -004 are approved, as shown in Attachment No. "I" referenced and
incorporated herein, for the property identified as 1811 Quail Street.
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 _day of 2002 by the
following vote to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT, COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
I
Attachment No. "1"
To Resolution No. 2002 -
For
General Plan Amendment No. 2001 -004
I. Proposed changes to the General Plan (strikeout/underline format):
Airport Area (Statistical Area L4)
2 -7. NP Blocks G & H. Block G & H are bounded by Birch Street, Quail Street, Spruce Street
and Bristol Street North. The site is designated for Administrative, Professional and
Financial Commercial land use and is allocated 293,952 344,231 sq. ft.
I
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
874,346
889,346
15,000
1 -2.
KCN OS B
0
0
0
1,060,898
1,060,898
0
1 -3.
KCN OS C
0
0
0
734,641
734,641
0
1 -4.
KCN OSD
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 IND 1
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
834,762
0
2 -6.
NP BLK F
0
0
0
225,864
228,214
2,350
2 -7.
NP BLK G& H
0
0
0
255,001
295,952 344,231
40.951 1 590
2 -8.
NP BLK I
0
0
0
99,538
378,713
279,175
2 -9.
NP BLK J
0
0
0
190,500
228,530
38,030
3.
Campus Drive
0
0
0
885,202
1,261,727
376,525
TOTAL
0
0
0
6,943,344
8,150,841 8.199.120 1,207,497
1.168,136
Population
0
0
0
Updated: 12106 /2001
I
ORDINANCE NO. 2002-
A ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH APPROVING AMENDMENT NO.
33 TO THE NEWPORT PLACE PLANNED COMMUNITY
DEVELOPMENT TEXT TO UPDATE THE
COMMERCIAL /PROFESSIONAL & BUSINESS OFFICES
STATISTICAL ANALYSIS BY ALLOWING A 1,590
SQAURE FOOT BUILDING ADDITION AT THE SUBJECT
PROPERTY IDENTIFIED AS 1811 QUAIL STREET.
WHEREAS, amendments to Title 20 and any adopted Planned Community
Development Text must be approved by a Resolution of the Planning Commission setting forth
full particulars of the amendment; and,
WHEREAS, the Planning Commission has held a duly noticed public hearing on
December 6, 2001 to consider Planned Community Development Text Amendment No. 2001-
002 for a 1,590 square foot building expansion on the subject property located at 1811 Quail
Street, legally described as Resubdivision 350 of Parcel Map 45 -46, and recommended approval
to the City Council; and,
WHEREAS, in conjunction with the consideration of the subject amendment to the Zoning
Code, the proposed project has been determined to be Categorically Exempt under the Class 3 (New
Construction or Conversion of Small Structures) requirements of the California Environmental
Quality Act (CEQA), and the State CEQA Guidelines; and,
WHEREAS, the City Council has held a duly noticed public hearing on January 8, 2002
regarding Planned Community Development Text Amendment No. 2001 -002 (Amendment No.
33 to the Newport Place Planned Community - Development Text), amending the
Commercial/Professional & Business Offices Statistical Analysis by allowing a 1,590 square
foot addition to an existing building located on the subject property identified as 1811 Quail
Street.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY
ORDAIN AS FOLLOWS:
Section 1: The Newport Place Planned Community Development Text
Commercial/Professional & Business Offices Statistical Analysis shall be amended to allow the
subject property a 1,590 square foot addition, as provided in Attachment No. 1.
Section 2: The Mayor shall sign and the City Clerk shall attest to the passage of this
Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the
same shall become effective thirty (30) days after the date of its adoption.
Exhibit No. 2
Ordinance No. 2002 -_
Page 2 of 3
This Ordinance was introduced at a regular meeting of the CiV Council of the City of Newport
Beach held on January 8, 2002, and was adopted on the 22" day of August by the following
vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
�0
Ordinance No. 2002 -_
Page 3 of 3
Attachment No.1
To
Ordinance No. 2002 -
For
Planned Community Development Text No. 2001 -002
(Newport Place Planned Community Development Text Amendment No. 33)
Proposed changes to the Newport Place Planned Community Development Text
(strikeout/underline format):
STATISTICAL ANALYSIS
PART II. COMMERCIAL/PROFESSIONAL & BUSINESS OFFICES
B. Building Area
Site 1 & 2
860,884 square feet [5,14,17,30]
Site 2A 109,200
square feet [31 ]
Site 3A 113,339
117.120 square feet [5,33]
Site 4
228,214 square feet [32]
Site 5
268,743 square feet [16,19,21,24,25]
Site 6
42,420 square feet
Site 7
55,860 square feet
Site 8
54,000 square feet [20]
,734,e51 1.736,441 square feet [21,30,31,32,33]
D. Parking (Criteria: 1 space /225 sq. ft. Q 363 sq. ft. /space)
Site 1 & 2 3,827 cars 31.89 acres [5,14,30]
Site 2A 474* cars 1.26** acres [31]
Site 3A §14 519 cars 43S 4.33 acres [5,33]
Site 4 905 cars 7.54 acres [32]
Site 5 1,234 cars 6.13 acres [21]
Site 6 188 cars 1.57 acres
Site 7 248 cars 2.07 acres
Site 8 231 cars 1.34 acres [20]
-7, - 7 626 cars 36:98 56_13 acres [21,31,32,33
* Based on net square footage of 106,455. [311.
** Includes surface parking and first floor of existing parking structure only,
does not include upper levels of parking structure. [31 ].
Hearing Date:
Agenda Item:
Staff Person:
Council Review:
REPORT TO THE PLANNING COMMISSION
PROJECT: Camco Pacific Construction Company (PA2001 -157)
1811 Quail Street
December 6, 2001
2
Todd M. Weber
(949) 644 -3209
Automatic
SUMMARY: A request for a General Plan Amendment and Planned Community
Development Text Amendment to increase the development allocation
within the Airport Area 2 -7 (Statistical Area L -4), Newport Place Planned
Community Block G & H, which would permit a 1,590 net square foot
addition to an existing office building located at 1811 Quail Street.
ACTION: Recommend that the City Council approve General Plan Amendment No.
2001 -004 and Planned Community Development Text Amendment 2001-
002 by adopting Resolution No. entitled, "A Resolution of the
Planning Commission of the City of Newport Beach recommending that the
City Council approve GP No. 2001 -004 and PD 2001 -002 for Property
Located at 1811 Quail Street."
APPLICANT: Mr. Tom Bethman, Project Engineer
Camco Pacific Construction Company
LOCATION: The subject property is located south of John Wayne Airport (JWA) along
the southwest side of Quail Street between Birch Street and Westerly Place.
LEGAL
DESCRIPTION: Parcel l of Parcel Map No. 45 -46, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC —11) District
Exhibit No. 3 1 �-
CITY OF NEWPORT BEACH
4e?EW�Rr
PLANNING DEPARTMENT
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92658
'
(949) 6443200; FAX (949) 644 -3229
Hearing Date:
Agenda Item:
Staff Person:
Council Review:
REPORT TO THE PLANNING COMMISSION
PROJECT: Camco Pacific Construction Company (PA2001 -157)
1811 Quail Street
December 6, 2001
2
Todd M. Weber
(949) 644 -3209
Automatic
SUMMARY: A request for a General Plan Amendment and Planned Community
Development Text Amendment to increase the development allocation
within the Airport Area 2 -7 (Statistical Area L -4), Newport Place Planned
Community Block G & H, which would permit a 1,590 net square foot
addition to an existing office building located at 1811 Quail Street.
ACTION: Recommend that the City Council approve General Plan Amendment No.
2001 -004 and Planned Community Development Text Amendment 2001-
002 by adopting Resolution No. entitled, "A Resolution of the
Planning Commission of the City of Newport Beach recommending that the
City Council approve GP No. 2001 -004 and PD 2001 -002 for Property
Located at 1811 Quail Street."
APPLICANT: Mr. Tom Bethman, Project Engineer
Camco Pacific Construction Company
LOCATION: The subject property is located south of John Wayne Airport (JWA) along
the southwest side of Quail Street between Birch Street and Westerly Place.
LEGAL
DESCRIPTION: Parcel l of Parcel Map No. 45 -46, or APN 427 - 231 -02
GENERAL PLAN: Administrative, Professional Financial Commercial
ZONING
DISTRICT: Newport Place Planned Community (PC —11) District
Exhibit No. 3 1 �-
General Plan Amendment GP2OO1 -004
Planned Community Development Text Amendment PD2OO1 -002
(PA2001 -157)
1811 Quail Street
Current Development:
Two-story office building and associated parking lot
j a
Administrative, Professional, and Financial uses across Quail Street
To the east:
�e Subject Property
To the south:
Industrial and Office uses within the same block
To the west:
Industrial and Office uses within the same block
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5
General Plan Amendment GP2OO1 -004
Planned Community Development Text Amendment PD2OO1 -002
(PA2001 -157)
1811 Quail Street
Current Development:
Two-story office building and associated parking lot
To the north:
Administrative, Professional, and Financial uses across Quail Street
To the east:
Administrative, Professional, and Financial uses across Quail Street
To the south:
Industrial and Office uses within the same block
To the west:
Industrial and Office uses within the same block
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 2
13
Proposed Amendment
The applicant desires to add 1,590 square feet to an existing office building. Existing development
within Blocks G & H of the Newport Place Planned Community is at the limit of what is allowed
by the City's General Plan and Planned Community Development Text. Therefore, the requested
1,590 net square foot addition requires an amendment to the General Plan and an amendment to the
Newport Place Planned Community Development Text to increase the authorized development
allocations depicted within both documents. Carrico Pacific Construction Company has submitted a
request to amend the City's General Plan for Block G & H of the Airport Area within the Newport
Place Planned Community (PC — 11) District (Exhibit No. 1). The proposed amendments would
allow the issuance of building permits for an addition to the existing two -story office building
located at 1811 Quail Street.
No other changes to the General Plan or Newport Place Planned Community Development
Standards are requested. The proposed additions are considered minor and the building footprint
will only be slightly modified to extend the front door at the main entrance flush with the remainder
of the building face. The proposed design includes the required parking for the project. The project
also qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA).
Background
The City Council initiated the applicant's request as required by Council Policy K -1 on September
25, 2001.
Site Overview
The subject property, addressed as 1811 Quail Street, is located due south of John Wayne Airport
(JWA) along the southwest side of Quail Street between Birch Street and Westerly Place. The
property is found within Blocks G & H in the Newport Place Planned Community District (PC —
11). The existing site is approximately 30,000 sq. ft. in size. The property is developed with a two -
story,_ 10,406 sq. ft. building and associated parking lot with 43 total parking spaces. Site access is
provided through a driveway positioned at the northernmost portion of the property. The parking
areas are located along the northwesterly side yard property line and the rear yard property line
(Exhibit 2).
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 3
Id
Analysis
Project Characteristics
There are two separate additions proposed for the building along with expanding the parking area.
Both of the additions comply with all setback provisions and development standards of the
Newport Place Planned Community Development Text.
The proposed addition to the first level involves a slight modification to the building footprint
where the front door is located. The building's main entrance would become flush with the
remainder of the front building face. The addition to the front entry would be 90 net sq. ft.
The larger of the additions is proposed for the second level of the building, toward the rear parking
area. The addition is 1,500 net sq. ft. The maximum building height for the property is 35' and the
existing structure extends up to this height at the stairwell shafts only. For the majority of the
existing building, the roofline is 28' -6 ". The addition to the second level will match this height so
the building maintains a consistent appearance. The building expansion will utilize materials and
colors that will also match those existing. Color photos of the existing building elevations are
attached (Exhibit 3).
The use of the space will be for office area, which will accommodate an additional 2 employees.
Parking
From the site plan supplied by the applicant, the site will provide sufficient parking. As provided
for within the development standards enumerated in the Planned Community Development Text,
parking space requirements are calculated on a net square footage basis. For office uses, 1 parking
space is required for every 225 sq. ft. of net floor area constructed. The size for the proposed
addition is 1,590 sq. ft., which would bring the square footage of total net building area to 10,800.
This means that 48 total spaces would be required. The-site has 43 existing parking spaces. An
additional 5 spaces are proposed in conjunction with the project, 2 reserved for van accessible
handicapped parking, in order to comply with the required parking standards.
General Plan
The project is located within Statistical Area L -4 within an area identified as Newport Place Blocks
G & H, or Airport Area 2 -7. The General Plan enumerates that 255,001 sq. ft. was the total existing
square footage at the time of adoption. The anticipated development within Blocks G & H was
shown as 40,951 to cause the build out of Blocks G & H to occur at 295,952 total square feet.
However, the actual statistics for existing development already exceeded this limit. This is due to
an underestimation of the square footage existing in 1987 when the comprehensive General Plan
Update was adopted. It was understood that the total area was an estimate and may not have been
completely accurate but was based upon the best available data. Often times in the past net square
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 4
15
footage was indicated on Building Permits as opposed to gross floor area which led to the
inaccurate estimation. The permitted growth of Blocks G & H was 40,951 sq. ft. This was
constructed between the late 1980's and early 1990's. Today the blocks are considered built out.
Amendments to the General Plan may be approved with the finding that the amendment is
consistent with the intent and policies of the General Plan. The proposed project requires an
amendment to the Land Use Element to increase the entitlement in Blocks G & H by 1,590 sq. ft. of
office space. The General Plan Land Use Designation and policies applicable to this proposal are
discussed below.
The General Plan designates the property as an Administrative, Professional and Financial
Commercial land use. The proposed project involves minor expansions to the building and parking
areas consistent with this designation.
General Plan Policy A reads that the City shall provide for sufficient diversity of land uses so that
employment is within close proximity of each resident of the community. The proposed project
involves minor additions to the existing commercial office building which are anticipated to
accommodate two additional employees.
General Plan Policy B allows for growth of underdeveloped properties provided that traffic does
not exceed the level of service desired by the City. The minor size of the proposed additions, a total
of an additional 1,590 sq. ft., does not warrant a traffic analysis, as the use of the space will not
change from existing. There will be no change in the level of service (LOS) as the trips generated
by the additional office space are calculated to be three for both the peak a.m. and peak p.m.
periods.
General Plan Policy F prescribes that the City "develop and maintain suitable and adequate
standards for landscaping, sign control, site and building design, parking and undergrounding of
utilities and other development standards to ensure that... commercial and office projects are
aesthetically pleasing and compatible with surrounding land uses and that the appearance of, and
activities conducted within, industrial development are also compatible with surrounding land uses
and consistent with the public health, safety, and welfare." The design and locations proposed for
the building additions and parking lot modifications appear to be consistent with this policy. The
larger building addition will maintain a consistent profile for the building relative to massing and
finished appearance. There is no change in use.
General Plan Policy K prescribes that the land use designations and building intensity standards
reflect limits on John Wayne Airport (JWA) imposed by the Airport Settlement Agreement. The
project's addition of two employees will not adversely impact the level of passenger traffic at John
Wayne Airport.
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 5
1u
Planned Community Development Text
The Newport Place Planned Community Development Text is intended to implement the policies
and development limitations of the General Plan. If the Planning Commission determines that the
General Plan Amendment is appropriate, the Planned Community Development Text Amendments
related to the increased entitlement would also coincide with the purpose and policies of the
General Plan. These amendments include "housekeeping measures" designed to update the figures
depicted for the development statistics applicable to the site.
The project site is designated as part of Industrial Site 3A within Newport Place Planned
Community. Currently, the Planned Community Development text lists the maximum building area
within Site 3A as 296,208 total sq. ft., which was based upon the General Plan assessment of
existing conditions within Blocks G & H in 1987 plus projected growth. As was mentioned above,
the General Plan figures were estimates based upon on best available data but were not completely
accurate. This amendment would revise this figure by including the correct building and parking
statistics, including the additions proposed by this request, should the Commission approve it.
As mentioned previously, no other changes to the General Plan or Newport Place Planned
Community Development Text are requested.
Measure S Analysis (Greenlight)
This discussion is for informational purposes only and is not to be considered in the decision to
approve or deny the project. Statistical Division L -4 has a current General Plan limit of
8,102,562 square feet. The project will add 1,590 net sq. fl. of non - residential intensity,
approximately three a.m. peak hour trips and three p.m. peak hour trips. Therefore, none of the
three thresholds to require a vote pursuant to Measure S (Greenlight) are exceeded. If the
amendment is approved by the City Council, it will become a "previous amendment' that will be
tracked for ten years. During this time period, the floor area and traffic will be added to any
future amendments to determine if a threshold is exceeded and a vote is required.
Environmental Review
The project qualifies for a Categorical Exemption from the California Environmental Quality Act
(CEQA). It is considered a minor addition as it does not exceed 50% of the existing building area
and is less than 2,500 total sq. ft. in size.
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 6
11
Recommendation
Based upon the information associated with the proposed project and the policies of the General
Plan, staff is recommending that the Commission approve the applicant's request, subject to the
findings and conditions listed in the attached Resolution. The proposed text amendments for both
the General Plan and the Planned Community Development Text have been included in the
Resolution as well.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
1. Initiation request from Camco Pacific.
Prepared by:
TODD M. WEBER
Associate Planner
2. Proposed site plan and elevations for 1811 Quail Street.
3. Color photos of the existing building elevations for 1811 Quail Street.
4. Resolution No.
General Plan Amendment (GPA) No. 2001 -004
Planned Community Development Text Amendment No. 2001 -002
December 6, 2001
Page 7
8
City of Newport Beach
Planning Commission Minutes
December 6, 2001
i NO
INDEX
`.. Motion was made by Commissioner Kiser to continue this item to
Ayes: McDaniel, Kiser, Agajanian, Tucker Gifford,
Noes: None /
Abstain: Kranzley
SUBJECT: Camco Pacific Construction Company Item No. 2
1811 Quail Street I PA2001 -157
A request for a General Plan Amendment and Planned Community Development Recommended for
Text Amendment to increase the development allocation within the Airport Area approval
2 -7 (Statistical Area L -4), Newport Place Planned Community Block G & H, which
would permit a 1,590 net square foot addition to an existing office building
located at 1811 Quail Street.
Public comment was opened and closed.
Motion was made by Commissioner Selich to recommend approval of General
Plan Amendment No. 2001 -004 and Planned Community Development
Amendment 2001 -002 by adopting Resolution No. 1543.
Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Selich
Noes: None
Absent: Kranzley
SUBJECT: Design Standards for Mobile Homes on Individual Lots Item No. 3
• PA 2001 -223 PA20
An amendment to Chapter 20.60 (Site Regulations) to establish design st s Recommended for
for mobile homes on individual lots. approval
Commissioner Agajanion asked if there was a m floor area size for the
manufactured homes?
Ms. Temple answered that are regulated to the some extent as any other
conventional single- y development, which has no minimum size. The only
minimum jLj very individual unit must have two parking spaces.
11
DRAFT Exhibit No. 4 ��