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Home My WebLink About03 - Steadfast Investment Properties - PA 2005-293. k CITY OF NEWPORT BEACH COUNCIL AGENDA CITY COUNCIL STAFF REPORT ND' 3 Agenda Item No. 11 July 11, 2006 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: PLANNING DEPARTMENT Jaime Murillo, Associate Planner (949) 644 -3209 ImudiloeciN.newaort- beach.ca.us SUBJECT: Steadfast Investment Properties Office Expansion 4343 Von Karman Avenue General Plan Amendment No. 2005 -007 & Planned Community Development Plan Amendment No. 2005 -005 (PA 2005 -293) ff APPLICANT: Steadfast Investment Properties \t. ISSUE Should the City approve a General Plan Amendment to increase the maximum allowable floor area of Sub -Area 1 -1 (Koll Center Newport Office Site A) of Statistical Area L-4 (Airport Area) of the Land Use Element of the City's General Plan to accommodate a 1,740 square foot expansion of gross floor area? The applicant is proposing to fill in a multi -floor lobby area (spanning the 1St and 2nd floors) within an existing three -story office building. Additionally, a Planned Community Development Plan Amendment is requested to increase the maximum allowable net floor area of Office Site A of the Koll Center Planned Community Text by 1,625 square feet. RECOMMENDATION Staff recommends that the City Council hold a public hearing and approve Resolution No. 2006 - for General Plan Amendment No. 2005 -007, introduce Ordinance No. 2006 - for Planned Community Development Plan Amendment No. 2005 -005, and pass the ordinance to a second reading for adoption on July 25, 2006. 0 51-AN Steadfast Investment Properties Office Expansion July 11, 2006 Page 2 DISCUSSION The subject property is centrally located in Office Site A of the Koll Center Newport Planned Community, which is more specifically bounded by Von Karman Avenue to the east and south, MacArthur Boulevard to the west, and Birch Street to the north. The site is currently developed with a 53,445 square foot, three -story building, that was recently purchased by the Steadfast Company to serve as their new corporate headquarters. To properly space plan and accommodate the departmental workflow on the second floor, the applicant is proposing to fill in the existing multi -floor portion (spanning the 1St and 2 "d floors) of the building's lobby area and eliminate the existing opening on the second floor. Additionally, a new opening in the second floor is proposed to accommodate an open stairway to the second floor to improve inter -floor circulation. These improvements will occur completely within the interior of the existing building with no changes in the exterior appearance. The project results in a 1,740 square foot increase in gross floor area and a 1,625 square foot increase in net floor area, requiring amendments to both the General Plan and the Planned Community Development Plan, as the site is currently built out. Additionally, in reviewing this application, staff discovered that errors currently exist within the statistical limitations related to the site in both the General Plan and Koll Center Newport Planned Community Development Plan, and recommends correcting these discrepancies in association with this application. A detailed discussion of the amendments and proposed corrections is provided in the attached Planning Commission staff report. The Planning Commission reviewed the proposed amendments on June 22, 2006 and voted unanimously to adopt the resolution recommending approval of the amendments to the City Council. Environmental Review 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 project will result in an addition less than the 2,500 square foot threshold permitted under this exemption. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property (excluding roads and waterways) and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Steadfast Investment Properties Office Expansion July 11, 2006 Page 3 Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the city website. Alternatives The City Council has the option to recommend changes to the proposed General Plan Amendment and Planned Community Development Plan Amendment or decline to adopt amendments. Prepared by: aime Murillo Associate Planner Attachments: Submitted by Patricia L. e PVC Planning Director 1. Draft City Council Resolution with revisions to Statistical Area L-4 2. Draft City Council Ordinance with revisions to PC Text 3. June 22, 2006 Planning Commission Staff Report 4. Planning Commission Resolution 5. June 22, 2006 Draft Planning Commission Minutes ATTACHMENT 1 City Council Draft Resolution i RESOLUTION NO. 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 I 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 project will 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: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK 1 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 418;346 436,079 sq. ft. plus 471 hotel rooms. [GPA97- 3(E)][GP 2005 -0071. a 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,E46 * ** 780,223 884,346781,963 139881,740 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 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 OS 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 24. 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 1 0 0 0 99,538 378,713 279,175 2 -9. NP BLK J 0 0 0 ** 203,528 228,530 25,002 3 Campus Drive 0 0 0 885,202 ,261,727 1,261,727 TOTAL 0 0 0 6 995,733 6,901,610 8178;J 8,071,330 T376,,525 T8900 1,169,720 Revised Population 0 0 0 06122/2006 - Existing as of 0512412005 Existing square footage as of 01122/2002 -*Existing as of 0612212006 a Page 5 of 5 Exhibit "B" STANDARD CODE REQUIREMENTS The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 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.) 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"' floor automatic fire sprinklers, sprinklers shall be provided on the 15t and 2nd 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. I ATTACHMENT 2 City Council Draft Ordinance I ORDINANCE NO. 2006- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2005 -005 TO INCREASE THE DEVELOPMENT ALLOCATION FOR PROFESSIONAL AND BUSINESS OFFICES OF SITE A IN THE KOLL CENTER PLANNED COMMUNITY DISTRICT (PC- 15) BY 2,129 NET 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. 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. 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, 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 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 WHERAS, after reviewing the building permits for Office Site A, staff has determined that an error exists in the Koll Center Planned Community Text in that the actual net floor area of the office buildings was developed at 340,506 square feet, or 504 net square feet more than 340,002 currently permitted. Therefore, an increase of 2,129 net square feet to the maximum allowable net floor area for office uses within Office Site A is necessary to account for the minor discrepancy in authorized net floor area and the proposed expansion (340,002 s.f. + 504 s.f. + 1,625 s.f. = 342,131 sq. ft.); 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 project will result in an addition less than the 2,500 square foot threshold permitted under this exemption; and THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: The Koll Center Newport Planned Community District Regulations (PC -15) shall be revised as provided in Exhibit "A ", with all other provisions of the existing Planned Community District Regulations remaining unchanged and in full force and effect. SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. 1a This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on , and adopted on the day of 2006, by the following vote, to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK 15 Exhibit "A" The following changes will be made to Part II, Section I, Group I Professional & Business Offices of the Koll Center Newport Planned Community Development Standards and all other provisions of the PC Text shall remain unchanged. PART II COMMERCIAL Section I. Site Area and Building Area Group I PROFESSIONAL & BUSINESS OFFICES Acreages shown are net buildable land area including landscape setbacks with property lines. (4) A. Building Sites (4) B. Allowable Building Area Site A Total Acreage Site A 30.939 acres (29) Site B 43.703 acres (11) Site C 18.806 acres (10) Site D 19.673 acres Site E 2.371 acres Site F 1.765 acres Site G 5.317 acres (8) 122.574 acres (8)(10)(11) B. Allowable Building Area Site A Site B 965,216 square feet (13)(16) Site C 674,800 square feet ( 10)( 15) Site D 240,149 square feet (8)(13) Site E 32,500 square feet (4) Site F 24,300 square feet (4) Site G 45.000 square feet (8) 2,324,096 square feet (29) C. Statistical Analysis (4) Office Acreage 30.939 acres (29) 43.703 acres (11) 18.806 (10) 19.673 acres 2.371 acres 1.765 acres 5.317 acres (8) 122.574 acres (8)(10)(11) 342,131 square feet (16)(29) The following statistics are for information only. Development may include but shall not be limited to the following: Story heights shown are average heights for possible development. The buildings within each parcel may vary. 14 Assumed Parkins; Criteria: a. One (1) space per 225 square feet of net building area @ 120 cars per acre for sites C, D, E, F and G. •(3)(4)ln addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net within Office Site A. (3)(4)(16) b. One (1) space per 300 square feet of net building area @ 120 cars per acre for Sites A, B and C. (11) ite A Allowable Building Area 42,131 square feet (16)(29) Site Area ......... 19.399 acres •(3)(4)(16) a. Buildine Height Two story development Three story development Four story development Five story development Six story development Seven story development Eight story development Nine story development Ten story development Eleven story development Twelve story development b. Parking 1- r193 ss=s 1,139 cars (29) Land Coverage (16)(29) .............. 3.99 aefes 3.92 acres ..............2.g0 awes 2.61 acres .............. 'i.yes 1.96 acres ..............'.56 AGFAs 1.57 acres .............. 'o sores 1.31 acres ..............1.'rl aefes 1.12 acres ..............9:47 acres 0.98 acres .............. 9$7-asfes 0.87 acres ..............9.78 acres 0.78 acres ..............9.1 aefes 0.71 acres ..............9.5 aexes 0.65 acres Land Coverage .............. °.� ,:-s :es-(4- 09.49 acres(29) C. Landscaped-Oven Syace (4)(11)(16)(29) Land Coverase Two story development ..............6:96 aefes 5.99 acres Three story development ........ 7.moo aefes 7.30 acres Four story development .............. 8-0laems 7.95 acres Five story development ..............94"cres 8.34 acres Six story development ..............8.66 aefes 8.60 acres Seven story development ..............8.85 aefes 8.79 acres Eight story development ..............8:A9 Beres 8.93 acres Nine story development ..............9:09 aefes 9.04 acres Ten story development ..............9.18 aefes 9.13 acres Eleven story development ..............9. 6 asfes 9.20 acres Twelve story development ............. 9.'� �laafes 9.26 acres 2. Site B Allowable Building Area ......... 965,216 square feet (13)(16) Site Area ......... 43.703 acres (4)(11) t5 ATTACHMENT 3 June 22, 2006 Planning Commission Staff Report l(,v CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 3 June 22, 2006 TO: PLANNING COMMISSION FROM: Jaime Murillo, Associate Planner SFILE COPY (949) 644 -3209 imurillo@city.newport-beach.ca.us SUBJECT: Steadfast Investment Properties Office Expansion 4343 Von Karman Avenue General Plan Amendment No. 2005 -007 & Planned Community Development Plan Amendment No. 2005 -005 (PA 2005 -293) APPLICANT: Steadfast Investment Properties ISSUE Should the City approve a General Plan Amendment to increase the maximum allowable floor area of Sub -Area 1 -1 (Koll Center Newport Office Site A) of Statistical Area L-4 (Airport Area) of the Land Use Element of the City's General Plan to accommodate a 1,740 square foot expansion of gross floor area? The applicant is proposing to fill in a multi -floor lobby area (spanning the 15t and 2nd floors) within an existing three -story office building. Additionally, a Planned Community Development Plan Amendment is requested to increase the maximum allowable net floor area of Office Site A of the Koll Center Planned Community Text by 1,625 square feet. RECOMMENDATION Staff recommends that the Planning Commission recommend approval of General Plan Amendment No. 2005 -007 and Planned Community Development Plan Amendment No. 2005 -005 to the City Council by adopting the attached draft resolution. DISCUSSION Project Background This item was originally scheduled for the April 6, 2006 Planning Commission meeting, but was then continued to allow for the possibility of a consolidated General Plan 11 Steadfast Investment Properties Office Expansion June 22, 2006 Page 3 Amendment application with The Koll Company. That application would have included the Steadfast request and involved transferring undeveloped floor area from Koll Center Office Site B to Office Site A, to accommodate the construction of an office building to function as the new corporate headquarters for The Koll Company. After performing a thorough analysis of the projects, staff has determined that The Koll Company's application is far more complex than originally anticipated and will result in an unnecessary delay in the processing of Steadfast's original request. Therefore, the projects have been separated and will be processed independently. This report is intended to replace staffs April 6, 2006 report to the Planning Commission and contains revised numbers as a result of staffs additional research in preparing the consolidated amendment. Site Background The subject property is centrally located in Office Site A of the Koll Center Newport Planned Community, which is more specifically bounded by Von Karman Avenue to the east and south, MacArthur Boulevard to the west, and Birch Street to the north. The site is currently developed with a 53,445 square foot, three -story building, that was constructed by The Koll Company in 1975. The building originally served as the corporate headquarters for Smith International and then subsequently served as The Koll Company's corporate offices. The building was recently purchased by The Steadfast Company to serve as their corporate headquarters. The building is located on its own footprint lot; however, the landscaping and parking are located within the surrounding common parcel of Koll Center's Office Site A. The surrounding buildings are also fully improved and located with Office Site A, and primarily consist of similar office buildings on their own footprint lots. The common parking area and number of parking spaces is based on the Koll Center Planned Community parking pool requirements. Proiect Description To properly space plan and accommodate the departmental workflow on the second floor, the applicant is proposing to fill in the existing multi -floor portion (spanning the 1t and 2nd floors) of the building's lobby area and eliminate the existing opening on the second floor. Additionally, a new opening in the second floor is proposed to accommodate an open stair way to the second floor to improve inter -floor circulation. These improvements will occur completely within the interior of the existing building with no changes in the exterior appearance. The project results in a 1,740 square foot increase in gross floor area and a 1,625 square foot increase in net floor area. The applicant is proposing to add six additional parking spaces to support the increase in floor area. The changes include relocation of the four existing handicapped parking spaces adjacent to the building's entry plaza with walkway changes for compliance with 0 Steadfast Investment Properties Office Expansion June 22, 2006 Page 4 current Title 24 and ADA accessibility path of travel requirements. Project plans have been attached as Exhibit 2 for reference. Analysis General Plan The Land Use Element of the General Plan designates the project site as Administrative, Professional and Financial. The proposed office development is consistent with this designation. The subject site is located within Sub -Area 1 -1 (Koll Center Newport Office Site A) of Statistical Area L4 (Airport Area) and is presently allocated a maximum of 418,346 gross square feet of development plus 471 hotel rooms. A recent review of all existing building permits for Statistical Area L4, including Koll Center Newport Office Site A, revealed that the overall building gross floor area of this Sub -Area is approximately 433,117 square feet, with an additional 1,222 square feet of remaining entitlement for the Pacific Club, for a total allocation of 434,339 gross square feet. The actual total allocation of 434,339 square feet of authorized development for Office Site A is 15,993 square feet more than the current maximum contained within the Land Use Element. The total existing floor area was derived from a combination of building plans and permits, and staff believes the current total is more accurate than the estimate used for the 1988 Land Use Element update. 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 technology and 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 or new construction have been granted since that time with the exception of a 15,000 square foot expansion authorized specifically on behalf of the Pacific Club in 2000 [GPA97- 3(E)]. The Pacific Club amendment increased the maximum allowable floor area from 403,346 square feet to 418,346 square feet consistent with the request for the additional 15,000 square feet. 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, in addition to increasing the total allowable floor area to accommodate the proposed 1,740 gross square foot addition, staff is suggesting to correct the maximum area allocated from 418,346 to 434,339 gross square feet (not including the proposed increase allocation) to account for the discrepancy. With the proposed application, the total gross square footage would be 436,079 (434,339 + 1,740). The objective of the Land Use Element is to provide an orderly balance of residential and commercial uses with an emphasis of maintaining a high quality environment for people living, working and visiting the City. Amendments can be approved upon finding that they are consistent with the surrounding land uses and the policies of the Land Use 0 Steadfast Investment Properties Office Expansion June 22, 2006 Page 5 Element. The following table discusses the general development policies of the Land Use Element applicable to the project. General Plan Policy Policy Analysis A. The City shall provide for sufficient diversity The proposed project would increase the of land uses so that schools, employment, development allocation by 1,740 gross square feet recreation areas, public facilities, churches and for professional office use. The proposed project is neighborhood shopping centers are in close consistent with this policy in the fact that the proximity to each resident of the community. proposed project does not change the diversity of land use and the continuation of office development is consistent with those intended by the General Plan. B. To insure redevelopment of older or The project proposes a modest increase in the underutilized properties, and to preserve the value development allocation by 1,740 gross square feet. of property, the floor area limits specified in the Office Site A is already authorized for 418,346 Land Use Element allow for some modest growth. (434,339 actual) square feet of administrative, To insure that traffic does not exceed the level of professional and financial commercial service desired by the City, variable floor area limits development. The Traffic Engineer has determined shall be established based upon the trip generation that the proposed increase in the development characteristics of the use or uses proposed for the allocation would result in less than significant traffic site. impacts on existing levels of service at intersections within the City. Staff believes that, based on the analysis of the Land Use Element policies, the proposed project can be found consistent with the General Plan and the increase in development allocation can be approved. Charter Section 423 Analysis Statistical Area L4 has a current General Plan limit of 8,178,713 square feet. The project will add 1,740 gross square feet of non - residential intensity in Koll Center Newport Office Site A. Council Policy A -18 requires that proposed General Plan amendments be reviewed to determine if the 100 peak hour trip, 40,000 square foot or 100 dwelling unit thresholds are exceeded. Based on the trip generation rates contained in the Council Policy A -18 (ITE Rate 715 - Single Tenant Office Building), the proposed project is forecast to generate an additional 3 AM peak hour trips (1.740 x 1.78 = 3.09) and 3 PM peak hour trips (1.740 x 1.72 = 2.99). Although the proposed project does not exceed the 100 peak trip threshold, Section 423 of the Charter requires that all General Plan Amendments be tracked as "Prior Amendments" for ten years to determine if minor amendments in a single Statistical Area cumulatively exceed the thresholds. Eighty- percent of the increases attributable to prior amendments are added to the increases of the proposed project to determine if 71 Steadfast Investment Properties Office Expansion June 22, 2006 Page 6 any thresholds have been exceeded. There were three prior amendments approved for Statistical Area L4, and the following chart shows the area and peak hour trips analysis. As indicated in the preceding chart, the resulting total of the proposed amendment and the "prior amendments" is an additional 23. 1 — A.M. peak hour trips and 31.1 — P.M. peak hour trips and a total increase of 4,412 square feet. Since the totals do not exceed the 100 peak hour trip or 40,000 square foot thresholds a vote pursuant to Charter Section 423 is not required. If the City Council approves the proposed amendment, it will become a "prior amendment' that will be tracked for ten years. The 15,993 square foot increase to the existing square footage estimate for Sub -Area 1- 1 is not subject Charter Section 423 because as previously discussed, the change is proposed to accurately correct the discrepancy between the actual gross floor area authorized and the current estimate(434,339 - 418,346 = 15,993 sq. ft.). Therefore, updating the current estimate 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. The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office Site A are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1). Planned Community Text Amendment The Koll Center Newport Planned Community District Regulations were adopted by the City of Newport Beach on August 14, 1972. The applicant is proposing to amend Section I of Part II (COMMERCIAL) pertaining to the allowable building area of Professional and Business Office uses of Office Site A, by increasing the allowable net floor area by 1,625 square feet (the net floor area of the interior expansion). This section allows a maximum of 418,346 square feet; however, in researching this project, staff has discovered an error within the PC Text that must be corrected, Area A.M. Peak Hour Trips P.M. Peak Hour Trips Prior Amendment GP 2001 -004 1,272 s.f. 80% 2.4 80% 2.4(80%) Prior Amendment GP 2004 -004 0 15.3 80% 23.3(80%) Prior Amendment 1,400 s.f. (80 %) 2.4(80%) 2.4(80%) GP 2004 -006 Proposed Amendment 1,740 s.f. 100 %) 3 100% 3(100%) Total 4,412 s.f. 23.1 31.1 As indicated in the preceding chart, the resulting total of the proposed amendment and the "prior amendments" is an additional 23. 1 — A.M. peak hour trips and 31.1 — P.M. peak hour trips and a total increase of 4,412 square feet. Since the totals do not exceed the 100 peak hour trip or 40,000 square foot thresholds a vote pursuant to Charter Section 423 is not required. If the City Council approves the proposed amendment, it will become a "prior amendment' that will be tracked for ten years. The 15,993 square foot increase to the existing square footage estimate for Sub -Area 1- 1 is not subject Charter Section 423 because as previously discussed, the change is proposed to accurately correct the discrepancy between the actual gross floor area authorized and the current estimate(434,339 - 418,346 = 15,993 sq. ft.). Therefore, updating the current estimate 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. The proposed changes to Statistical Area L4 pertaining to Koll Center Newport Office Site A are shown as Exhibit "A" of the draft Planning Commission Resolution (Exhibit 1). Planned Community Text Amendment The Koll Center Newport Planned Community District Regulations were adopted by the City of Newport Beach on August 14, 1972. The applicant is proposing to amend Section I of Part II (COMMERCIAL) pertaining to the allowable building area of Professional and Business Office uses of Office Site A, by increasing the allowable net floor area by 1,625 square feet (the net floor area of the interior expansion). This section allows a maximum of 418,346 square feet; however, in researching this project, staff has discovered an error within the PC Text that must be corrected, Steadfast Investment Properties Office Expansion June 22, 2006 Page 7 One error occurred with Amendment No. 890, associated with GPA97 -3(E), for the Pacific Club expansion identified above. The amendment was adopted in 2000 and it increased the permitted level of development for the Private Club uses within Koll Center Office Site A by 15,000 square feet. The PC text was incorrectly revised by changing the net allowable building area for office uses within Office Site A from 340,002 square feet to 418,346 square feet to coincide with the maximum allowable gross floor area of the Land Use Element. At the time, it was believed that the net floor area identified for Office Site A for office uses was the total gross floor area for all uses within the block including the private club. Prior to the amendment, the maximum allowable net floor area for office uses was 340,002 square feet and should not have been increased as the area for the Pack Club falls within a different use category (Private Club) that was correctly increased by 15,000 gross square feet. In conclusion, the revised allowable net floor area for Office Site A should be corrected to read 341,627 square feet (340,002 s.f + 1,625 net s.f. expansion = 341,627 s.f.) which incorporates the proposed expansion with the allowable square footage as originally intended to read. However, after reviewing the building permits for Office Site A, staff has determined that the actual net floor area of the office buildings was developed at 340,506 square feet, or 504 net square feet more than permitted. Staff suggests increasing the maximum allowable net floor area for office uses within Office Site A to 342,131 square feet (340,002 s.f. + 504 s.f. + 1,625 s.f.) as the increase is minor and will not lead to additional development beyond the proposed project, since the floor area currently exists. The proposed change in allowable building area within the PC Text affects the Statistical Analysis Section for Office Site A, which has been revised accordingly. The proposed changes to Section I of Part II of the PC Text are shown as Exhibit "B" of the draft Planning Commission Resolution (Exhibit 1). No changes to any other development regulations are proposed or necessary to implement this project. Parking Parking for the existing office building Is provided through the use of a parking pool on the surrounding Koll Center common parcel for Office Site A, with the subject building utilizing the parking immediately available on the northerly side of the property. A parking survey was prepared in 1999 and illustrates that the parking pool currently provides approximately 1,314 parking spaces for the use of Office Site A. An existing surplus of approximately 97 spaces presently exists (1,314 spaces provided — 1,217 spaces required = 97 space surplus). However, as required by The Koll Company, the applicant Is providing an additional 6 parking spaces to the common parking pool in accordance with the PC Text's parking pool requirements for Business and Professional a,� Steadfast Investment Properties Office Expansion June 22, 2006 Page 8 Offices (1,625 / 300 s.f. /stall = 5.41 or 6 spaces) to accommodate the proposed expansion. Environmental Review 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 project will result in an addition less than the 2,500 square foot threshold permitted under this exemption. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property (excluding roads and waterways) and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hail and on the city website. Summary Staff believes the proposed General Plan Amendment does not conflict with the policies identified in the Land Use Element, does not exceed any of the thresholds for a vote established by Charter Section 423 and that the modest 1,740 gross square foot increase in floor area within the statistical area can be supported. Additionally, staff believes that the Planned Community Development Plan Amendment request for the office expansion of 1,625 net square foot can also be supported, as the proposed building meets all the development standards specified in the Koll Center Planned Community development standards and will not be detrimental to the surrounding office developments as the expansion is nominal and occurs completely within the interior of the existing office building. And although a parking surplus currently exists, the project will provide additional parking to further support the addition and no traffic impacts are expected due to the relative small size of the expansion. Prepared by: Mme Murillo, Associate Planner Exhibits: 1. Planning Commission Resolution No. 2006- 2. Project Plans Submitted by: Patricia L. Temple, PP ning Director 9�A EXHIBIT 1 Draft Resolution F RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2005 -007 TO INCREASE THE DEVELOPMENT ALLOCATION OF KOLL CENTER NEWPORT OFFICE SITE A WITHIN STATISTICAL AREA L4 BY 17,733 SQUARE FEET AND PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2005 -005 TO INCREASE THE DEVELOPMENT ALLOCATION FOR PROFESSIONAL AND BUSINESS OFFICES OF SITE A IN THE KOLL CENTER PLANNED COMMUNITY DISTRICT (PC -15) BY 2,129 NET SQUARE FEET (PA 2005 -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, a public hearing was held on June 22, 2006, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission 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 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 %IF Planning Commission Resolution No. _ Page 2 of 8 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 Pack 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 Pack 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 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- 21 Planning Commission Resolution No. Page 3 of 8 004, 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 WHERAS, after reviewing the building permits for Office Site A, staff has determined that an error exists in the Koll Center Planned Community Text in that the actual net floor area of the office buildings was developed at 340,506 square feet, or 504 net square feet more than 340,002 currently permitted. Therefore, an increase of 2,129 net square feet to the maximum allowable net floor area for office uses within Office Site A is necessary to account for the minor discrepancy in authorized net floor area and the proposed expansion (340,002 s.f. + 504 s.f. + 1,625 s.f. = 342,131 sq. ft.); 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 ,project will result in an addition less than the 2,5.00 square foot threshold permitted under this exemption; and NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. Based on the aforementioned findings, the Planning Commission hereby recommends approval of General Plan Amendment No. 2005 -007 per Exhibit "A" and Planned Community Development Plan Amendment No. 2005 -005 per the revised Koll Center Newport Planned Community District regulations depicted in Exhibit "B" subject to the standard code requirements listed in Exhibit "C ". PASSED, APPROVED AND ADOPTED THIS 22nd DAY OF JUNE 2006. M go Michael Toerge, Chairman Barry Eaton, Secretary AYES: ABSENT: NOES: a46 Planning Commission Resolution No. Page 4 of 8 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 1-4) 1 -1. KCN Office Site A. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 418,316 436,079 sq. ft. plus 471 hotel rooms. [GPA97- 3(E)][GP 2005 -0071. a� ESTIMATED GROW'T'H FOR STATISTICAL AREA 14 Residential (in du's) Commercial (in sq. &) 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 * ** 780,223 889;346 781,963 13,000 1,740 1 -2. KCNOSB 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 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 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. NPBLK B 0 0 0 10,150 11,950 1,800 2 -3. NP BLK C 0 0 0 211,487 457,880 246,393 24. 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 1 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 tt nn733 6,901,610 a +o -r?8,: 13 8,071,330 + ++ amino 1,169,720 Revised Population 0 0 0 06/27/2006 * * *Existing as of 05/24/2005 E;dsbng square footage as of 01/22/2002 '*'Existing as of 06/22/2006 a� Planning Commission Resolution No. _ Page 5 of 8 Exhibit `B" The following changes will be made to Part II, Section I, Group I Professional & Business Offices of the Koll Center Newport Planned Community Development Standards and all other provisions of the PC Text shall remain unchanged. PART II COMMERCIAL Section I. Site Area and Building Area Group I PROFESSIONAL & BUSINESS OFFICES Acreages shown are net buildable land area including landscape setbacks with property lines. (4) [j Site A Site B Site C Site D Site E Site F Site G Site A Site B Site C Site D Site E Site F Site G [ON Building Sites (4) Total Acreaz 30.939 acres (29) 43.703 acres (11) 18.806 acres (10) 19.673 acres 2.371 acres 1.765 acres 5.317 acres (8) 122.574 acres (8)(10)(11) Allowable Building Area 418,346 square fiaet (16) 965,216 square feet (13)(16) 674,800 square feet (I 0)(15) 240,149 square feet (8)(13) 32,500 square feet (4) 24,300 square feet (4) 45,000 square feet (8) 2.32L967 sauaFe4ea44-5) 2,324,096 square feet (29) Statistical Analysis (4) �T�! 30.939 acres (29) 43.703 acres (11) 18.806 (10) 19.673 acres 2.371 acres 1.765 acres 5.317 acres (8) 122.574 acres (8)(10)(11) 342,131 square feet (16)(29) The following statistics are for information only. Development may include but shall not be limited to the following: ti *6 Planning Commission Resolution No. _ Page 6 of 8 Storyheights shown are average heights for possible development. The buildings within each parcel may vary. Assumed Parking Criteria: a. One (1) space per 225 square feet of net building area @ 120 cars per acre for sites C, D, E, F and G. *(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net within Office Site A. (3)(4)(16) b. One (1) space per 300 square feet of net building area @ 120 cars per acre for Sites A, B and C. (11) 1. Site A Allowable Building Area....... 342,131 square feet (16)(29) Site Area .......19.399 acres *(3)(4)(16) re Building Height Two story development Three story development Four story development Five story development Six story development Seven story development Eight story development Nine story development Ten story development Eleven story development Twelve story development Parking 1,133 eaFs 1,139 cars (29) Land Coverage (16)(29) ........... 3.90 -affes 3.92 acres ...........2.60 awes 2.61 acres ...........'mss 1.96 acres ...........1z.66 aeres 1.57 acres ........... '. 30 aares 1.31 acres ...........'names 1.12 acres ...........0.9p7-, a,,e,�r'e,,s,, 0.98 acres ...........0.87 Beres 0.87 acres ...........0.78 aefes 0.78 acres ...........0.'o i acres 0.71 acres ...........0.63 acres 0.65 acres Land Coverage .........9.4 4 ae fe.. (I w16)9.49 acres(29) C. Landscaped Open Space(4)(11)(16)(29) Land Coverage Two story development ...........6.06 acres 5.99 acres Three story development ...........7.36 ans 730 acres Four story development ...........8:01 acres 7.95 acres Five story development ........... 8.acres 8.34 acres Six story development ...........8.66 aeres 8.60 acres Seven story development ........... 8safes 8.79 acres Eight story development ........... 8.99 aeres 8.93 acres Nine story development ...........9.09 acres 9.04 acres Ten story development ...........9 —r8 acres 9.13 acres Eleven story development ...........9.25 affes 9.20 acres 31 Planning Commission Resolution No. _ Page 7 of 8 Twelve story development 2. Site B Allowable Building Area... Site Area ... dOM 9,26 acres 965,216 square feet (13)(16) 43.703 acres (4)(11) 3)- Planning Commission Resolution No. _ Page 8 of 8 Exhibit "C" 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 Califomia 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 3rd floor automatic fire sprinklers, sprinklers shall be provided on the list 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. EXHIBIT 2 Project Plans 9A z 0 Iz V J CL a z w 0 z W z g a J z W U w D Z w Q Q O Z O cn cn LLJ z z z W J J O V) LLJ z Q 0- O U- r) W V) zz = °a <4 35 ro 0 I� J 0 0 b ` \ \ a 1 Z ' N X W W z W Q z Y z 0 M <r Cl) i m a O O 3�° 1 �5; f P i r e� O z N K 0 LL N is y a CS 8 y {L Y J J l 9 P U Z H w i� 1 �5; f P i r e� O z N K 0 LL N LU D' Q Z ZYYYY 0 M M a O V O 3:. y a }K 8 � Y J a j P U Z H w LU D' Q Z ZYYYY 0 M M a O V O | , y� 11 --------- \ . i � � # + � 2 \ |§} } } }} _ | 2 ` | \ } \ \ j \ } } ) ) / �| /I O O LL O ON s "Ac /I O O LL O ATTACHMENT 4 Planning Commission Resolution 40 RESOLUTION NO. 1691 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2005 -007 TO INCREASE THE DEVELOPMENT ALLOCATION OF KOLL CENTER NEWPORT OFFICE SITE A WITHIN STATISTICAL AREA L4 BY 17,733 SQUARE FEET AND PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2005 -005 TO INCREASE THE DEVELOPMENT ALLOCATION FOR PROFESSIONAL AND BUSINESS OFFICES OF SITE A IN THE KOLL CENTER PLANNED COMMUNITY DISTRICT (PC -15) BY 2,129 NET SQUARE FEET (PA 2005 -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 infili a multi -floor lobby area, resulting in no changes to height or the physical exterior appearance of the building, and WHEREAS, a public hearing was held on June 22, 2006, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission 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 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 qA Planning Commission Resolution No. 1691 Page 2 of 8 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 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- t f �- Planning Commission Resolution No. 1691 Page 3 of 8 004, 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 WHERAS, after reviewing the building permits for Office Site A, staff has determined that an error exists in the Koll Center Planned Community Text in that the actual net floor area of the office buildings was developed at 340,506 square feet, or 504 net square feet more than 340,002 currently permitted. Therefore, an increase of 2,129 net square feet to the maximum allowable net floor area for office uses within Office Site A is necessary to account for the minor discrepancy in authorized net floor area and the proposed expansion (340,002 s.f. + 504 s.f. + 1,625 s.f. = 342,131 sq. ft.); 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 project will result in an addition less than the 2,500 square foot threshold permitted under this exemption; and NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. Based on the aforementioned findings, the Planning Commission hereby recommends approval of General Plan Amendment No. 2005 -007 per Exhibit "A" and Planned Community Development Plan Amendment No. 2005 -005 per the revised Koll Center Newport Planned Community District regulations depicted in Exhibit "B" subject to the standard code requirements listed in Exhibit "C. PASSED, APPROVED AND ADOPTED THIS 22nd DAY OF JUNE 2006. 9M 9% Michael Toerge, Chairman Barry Eaton, Secretary AYES: Eaton, Hawkins, Cole, Toerge, McDaniel and Henn ABSENT: Tucker NOES: None q3 Planning Commission Resolution No. 1691 Page 4 of 8 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 418,346 436,079 sq. ft. plus 471 hotel rooms. [GPA97- 3(E)][GP 2005 -0071. 0 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 OSA 0 0 0 874;346 * ** 780,223 889346781,963 13;9891,740 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 14. 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 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 24. 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 J 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 8,178,713 8,071,330 t 1t ow 1,169,720 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 0 Planning Commission Resolution No. 1691 Page 5 of 8 Exhibit "B" The following changes will be made to Part II, Section I, Group I Professional & Business Offices of the Koll Center Newport Planned Community Development Standards and all other provisions of the PC Text shall remain unchanged. PART II COMMERCIAL Section I. Site Area and Building Area Group I PROFESSIONAL & BUSINESS OFFICES Acreages shown are net buildable land area including landscape setbacks with property lines. (4) [A Site A Site B Site C Site D Site E Site F Site G IC Site A Site B Site C Site D Site E Site F Site G Building Sites (4) Total Acreage 30.939 acres (29) 43.703 acres (11) 18.806 acres (10) 19.673 acres 2.371 acres 1.765 acres 5.317 acres (8) 122.574 acres (8)(10)(111 Allowable Building Are a 418,346 .,,,,,,,_e feet k16� 965,216 square feet (13)(16) 674,800 square feet (10)(15) 240,149 square feet (8x13) 32,500 square feet (4) 24,300 square feet (4) 45,000 square feet (8) 2.321.967 ,.,,..r,,.e 2,324,096 square feet (29) C. Statistical Analysis Office Acreage 30.939 acres (29) 43.703 acres (11) 18.806 (10) 19.673 acres 2.371 acres 1.765 acres 5.317 acres (8) 122.574 acres (8)(10)(11) 342,131 square feet (16)(29) The following statistics are for information only. Development may include but shall not be limited to the following: 0 Planning Commission Resolution No. 1691 Page 6 of 8 Story heights shown are average heights for possible development. The buildings within each parcel may vary. Assumed Parking Criteria: a. One (1) space per 225 square feet of net building area @ 120 cars per acre for sites C, D, E, F and G. '(3)(4) In addition to 19.399 acres of office use, there is 9.54 acres for hotel and motel and 2.0 acres of lake within Office Site A. Therefore, there are 30.939 acres net within Office Site A. (3)(4)(16) b. One (1) space per 300 square feet of net building area @ 120 cars per acre for Sites A, B and C. (11) 1. Site A Allowable Building Area ....... 340 nn^ square feet ., 6)342,131 square feet (16)(29) Site Area .......19.399 acres `(3)(4)(16) rw Building Height Two story development Three story development Four story development Five story development Six story development Seven story development Eight story development Nine story development Ten story development Eleven story development Twelve story development Parking ', "z . 3 ems 1,139 cars (29) Land Coverage (16)(29) nn .,.._e.. 3.92 acres 2.61 acres aefe 60 ^ ........... r: v v -air c� 1.95 ... res 1.96 acres ........... '.`1 -56-aefes 1.57 acres 1.30 ^e -°^ 1.31 acres ...........'.'mss 1.12 acres ........... 0.°eS 0.98 acres ...........0.87 acres 0.87 acres 0.78 aeFeS 0.78 acres ........... 0.7o- 1 aeFes 0.71 acres ...........0.65 acres 0.65 acres Land Coverage .9 .4 n aefes (, !)(16,)9.49 acres(29) C. Landscaped Open Space(4)(11)(16)(29) Land Coverage Two story development ...........6.06 aefes 5.99 acres Three story development ...........7.', 36 awes 7.30 acres Four story development Q. ^a 01 asp 7.95 acres Five story development ...........&40 acres 8.34 acres Six story development ...........8owaer -es 8.60 acres Seven story development ...........°0�5 aeres 8.79 acres Eight story development ...........8. °o 99 aefes 8.93 acres Nine story development 9.09 s 9.04 acres Ten story development 9.'$ 9.13 acres Eleven story development 9.25 s 9.20 acres q� Planning Commission Resolution No. 1691 Page 7 of 8 Twelve story development 2. Site B Allowable Building Area.... Site Area ...........9.31 aer-es 9.26 acres 965,216 square feet (13)(16) 43.703 acres (4)(11) 01 Planning Commission Resolution No. 1691 Page 8 of 8 Exhibit "C" 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 3rd floor automatic fire sprinklers, sprinklers shall be provided on the 1st and 2nd 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. 41/ ATTACHMENT 5 June 22, 2006 Planning Commission Minutes L�� Planning Commission Minutes 06/22/2006 Page 2 of 15 Motion was made by Chairperson Toerge to remove this item from the calendar. yes: Eaton, Hawkins, Cole, Toerge, McDaniel and Henn Noes: None bsent: Tucker bstain: None UBJECT: Steadfast Investment Properties (PA2005 -293) ITEM NO. 3 4343 Von Karman Avenue PA2005 -293 Request for General Plan Amendment No. 2005 -007 and Planned Community Development Plan Amendment No. 2005 -005 to increase the maximum allowabl ntitlement for the property by approximately 1,740 square feet of gross floor area. The proposed project involves infilling a multi -floor lobby area (spanning the 11t and 2nd oors) within an existing three -story building; the expansion will occur completely within he interior of the existing building and will result in no changes to height or the exterior ppearance of the building. The property is within the Koll Center Planned Community (PC) District. Mr. Jaime Murillo, Associate Planner, gave an overview of the staff report noting: . Minor interior expansion within an existing three story building. • Increase of interior floor area would be 1,740 gross square feet and 1,625 ne square feet. • Amendments to both the General Plan and Planned Community text are required as the site is currently built out. • Discrepancies have been discovered related to this site and staff recommend corrections to the statistical limitations related to this site in association with this application. • The staff report explains the discrepancies in detail. • Staff suggests recommending approval of the various corrections to the General Plan and Planned Community text floor area limitations. Ralph Deppisch, representing Steadfast, noted they have read the report and are satisfied with the resolution. Public comment was opened. Public comment was closed. Motion was made by Chairperson Toerge to recommend approval of General Plan Amendment No. 2005 -007 and Planned Community Development Plan Amendmen No. 2005 -005 to the City Council. Ayes: Eaton, Cole, Toerge, Hawkins, McDaniel and Henn Noes: None Absent: Tucker Abstain: None UBJECT: General Plan Update ITEM NO.4 Land Use Element and Map Eb file: //F: \Users \PLN\Shared \Gvarin \PC min etal \2006 \06222006.htm 07/05/2006 °RECEN D AFTER AGENDA PRINTED:" I1 Q -1\ -O(D RESOLUTION NO. _ 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 Page 3 of 5 the Pacific Club addition specifically authorized by GPA97 -3E) and will not lead to new development; and WHEREAS, Charter Section 423 requires all proposed General Plan Amendments to be reviewed to determine 9 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 project will 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: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK 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 11-4) 1 -1. KCN Office Site A. This site is designated for Administrative, Professional and Financial Commercial land use and is allowed 41-8;346 436,079 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 * ** 874,346 780,223 989,946 IM 15,000 M 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 14. 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 OS 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 24. 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 1 0 0 0 99,538 378,713 279,175 2 -9. NP BLK J 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 4 178713 EM 1,182,990 MM Revised Population 0 0 0 062212006 "Existing as of 05242005 Existing square footage as of 01/222002 "`Existing as of 062212006 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 3rd floor automatic fire sprinklers, sprinklers shall be provided on the 1St 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.