HomeMy WebLinkAbout14 - North Newport Center Transfer of Development Rights4��WPORr CITY OF
\z NEWPORT BEACH
City Council Staff Report Agenda Item No. 14
November 8, 2011
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Community Development Department
Kimberly Brandt, AICP, Director
949 - 644 -3226, kbrandt @newportbeachca.gov
PREPARED BY: Fern Nueno
APPROVED: A Y
TITLE: Transfer of Development Rights in North Newport Center Planned
Community (PA2011 -159)
ABSTRACT:
A transfer of development rights among Block 500, Block 600, and San Joaquin Plaza
within the North Newport Center Planned Community (PC -56).
RECOMMENDATION:
1) Conduct a public hearing; and
2) Adopt the attached Resolution (Attachment A) approving the following:
a. Transfer of development rights within the North Newport Center Planned
Community (PC -56) of 288,975 square feet of general office intensity to Block
500 from San Joaquin Plaza (241,711 square feet) and Block 600 (47,264
square feet).
b. The relocation of 430 unbuilt residential units from Block 500 to San Joaquin
Plaza.
FUNDING REQUIREMENTS:
There is no fiscal impact related to this item.
DISCUSSION:
Project Setting and Description
The proposed transfer is located within Newport Center in Statistical Area L1 and is
occurring among the Block 500, Block 600, and San Joaquin Plaza sub - areas.
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Vicinity Map
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North Newport Center Planned
Community
The Irvine Company proposes to transfer 288,975 square feet of general office intensity
to Block 500 from San Joaquin Plaza (241,711 sf) and Block 600 (47,264 sf). The Irvine
Company also proposes to relocate the 430 residential units from Block 500 to San
Joaquin Plaza. The Draft Tracking Table (Attachment B) demonstrates the entitlements
for each sub -area and the proposed transfer information.
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Background
The City Council adopted the North Newport Center Planned Community Development
Plan and Design Regulations on December 18, 2007, along with the North Newport
Center Planned Community Development Plan and a Zoning Implementation and Public
Benefit Agreement (Development Agreement).
The City Council has approved five previous transfers within North Newport Center
Planned Community:
• Resolution No. 2007 -082, approved on December 11, 2007, granted a transfer
from Block 600 to Block 500 of 277,161 square feet of general office intensity, of
which 72,000 square feet could be used for the City Hall site. The transfer
included 42,036 square feet of office and supporting retail and a conversion of
195 hotel rooms to 265,125 square feet. However, due to potential traffic
impacts, only 277,161 square feet was transferred to Block 500. The excess
30,000 square feet remained in Block 600 and can only be constructed if a traffic
analysis demonstrates that there will be no adverse traffic impacts.
• Resolution No. 2008 -072, approved on July 22, 2008, granted a conversion of
72,000 square feet from the previously proposed City Hall to general office use in
Block 500 and a transfer of 24,428 square feet of general office use from Block
600 to Block 500.
• Resolution No. 2009 -038, approved on June 9, 2009, granted a transfer of
241,711 square feet of general office intensity from San Joaquin Plaza to Block
600, a transfer of 85,756 square feet of general office intensity from Block 500 to
Block 600, and a relocation of 430 residential units previously approved in North
Newport Center Block 600 to San Joaquin Plaza.
• Resolution No. 2010 -15, approved on January 27, 2010, granted the transfer of
50,000 square feet of general office intensity from Block 500 to Block 600 and
the transfer of 165,833 square feet of general office intensity from Block 500 to
San Joaquin Plaza.
• Resolution No. 2010 -124, approved on October 26, 2010, granted the transfer of
121,114 square feet of general office intensity from Block 100 to San Joaquin
Plaza (75,878 square feet) and Block 600 (45,236 square feet) and a relocation
of 430 residential units from San Joaquin Plaza to Block 500.
Of the five (5) actions above, the only conversions that occurred were the 195 hotel
rooms and 72,000 square feet of City Hall to general office intensity.
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Analysis
The North Newport Center Planned Community Development Plan (PC) includes
procedures for the transfer of development rights pursuant to General Plan Policy LU
6.14.3 (Attachment C). These procedures provide that development rights may be
transferred through a change in location and /or a conversion of nonresidential use to
another nonresidential use allowed by the General Plan or the PC (hotel rooms, theater
seats). The General Plan designates the Block 500, Block 600, and San Joaquin Plaza
sub -areas as Mixed Use Horizontal (MU -H3), which allows regional commercial office
uses and residential uses. The PC standards allow businesses, government, and
professional offices in all three sub - areas.
The PC outlines the procedure for transfers and designates the City Council as the
review authority. A traffic analysis is required to determine the total number of PM peak
hour trips that would be generated with and without the transfer. If the transfer involves
a conversion from one land use to another, an intensity analysis is required to
determine the floor area that could be developed with and without the transfer. The
procedures require the City Council to approve the transfer if it results in no more trips
and no greater intensity (floor area) of land use than development allowed without the
transfer.
Since the proposed transfer does not involve a conversion of land uses, an intensity
(floor area) analysis is not required. In order to evaluate the trip generation of the
proposed transfer, the City retained Stantec Consulting Services Inc. to prepare a traffic
analysis.
Traffic Analysis
The traffic analysis report (Attachment D) concludes that the proposed transfer is trip
neutral. As demonstrated in Table 1 of the traffic analysis report, the allowed
development would generate a total of 2,672 PM Peak Hour Trips before the transfer
and a total of 2,589 PM Peak Hour Trips after. The decrease in trips is attributable to
the lower trip rate for larger offices in comparison with small office complexes. Based
on the results of the analysis, the City Traffic Engineer determined that no adverse
traffic impacts will result from the transfer; therefore, a new traffic study is not required
pursuant to the City's Traffic Phasing Ordinance (TPO).
Residential Units
The Development Agreement granted the Irvine Company development rights to 430 of
the 450 residential units allocated in the General Plan for MU -H3 properties in Newport
Center. Although the PC Development Plan and the Development Agreement permit
the development of the 430 residential units within Block 500, Block 600, or San
Joaquin Plaza, the traffic study prepared in conjunction with the adoption of the PC
NO
Transfer of Development Rights in North Newport Center Planned Community
(PA2011 -159)
November 08, 2011
Page 5
Development Plan and Development Agreement anticipated the units to be constructed
within Block 600. Furthermore, Section 6.3 of the Development Agreement states that
should the Irvine Company desire to develop any of the residential units in Newport
Center Block 500 or San Joaquin Plaza, compliance with the TPO is required relative to
potential impacts associated with such change in location.
The traffic analysis (Attachment D) found that the proposed change in location of the
residential units does not result in any change to the PM peak hour trip generation (trip
neutral). The City Traffic Engineer acknowledges that the assignment of the residential
units to San Joaquin Plaza is in compliance with the TPO based on the information
provided in traffic analysis.
ENVIRONMENTAL REVIEW:
Staff recommends the City Council find this action is not subject to the California
Environmental Quality Act ( "CEQA ") pursuant to Section 15268 of the CEQA
Guidelines, California Code of Regulations, Title 14, Chapter 3, which exempts
ministerial projects from the requirements of CEQA. The term ministerial is defined in
Section 15369 as a governmental decision involving little or no personal judgment by
the public official as to the wisdom or manner of carrying out the project. The public
official merely applies the law to the facts as presented but uses no special discretion or
judgment in reaching a decision. The transfer of development rights in the North
Newport Center Planned Community is a ministerial action under CEQA because it only
involves application of fixed standards. The North Newport Center Planned Community
Development Plan explicitly states that applications for transfer of development rights
shall be considered by the City Council as a ministerial action.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the
published in the Daily Pilot and the item was show
which was posted at City Hall and on the City website.
Sub fitted by:
Kimberly Brandt, P
Director
Attachments: A. Draft Resolution
B. Draft Tracking Table
C. General Plan Policy LU 6.14.3
D. Traffic Analysis
item). Notice of this hearing was
n on the agenda for this meeting,
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City Council
Attachment A
Draft Resolution
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH APPROVING TRANSFER OF
DEVELOPMENT RIGHTS NO. TD2011 -001 IN THE NORTH
NEWPORT CENTER PLANNED COMMUNITY (PA 2011 -159)
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:
[. 9xi >fr[0]►iRcIr_TIr:1�•tl:I.rr<•]W;F11[ 16-]
1. An application was filed by The Irvine Company LLC ( "Irvine Company "), with respect to
property located within the North Newport Center Planned Community requesting
approval of a transfer of development rights.
2. The applicant proposes the transfer of 288,975 square feet of general office to Block 500
from San Joaquin Plaza (241,711 square feet) and Block 600 (47,264 square feet). The
applicant also proposes to relocate the 430 residential units from Block 500 to San
Joaquin Plaza.
3. The General Plan Land Use Category for the Block 500, Block 600, and San Joaquin
Plaza sub -areas is Mixed Use Horizontal (MU -113).
4. The subject properties are not located within the coastal zone.
5. General Plan Policy LU 6.14.3 permits development rights to be transferred within
Newport Center as long as the transfer is consistent with the intent of the General Plan
and will not result in any adverse traffic impacts.
6. The Newport Center Planned Community Development Plan includes procedures that
implement General Plan Policy LU6.14.3.
7. The North Newport Center Planned Community Development Plan transfer
implementation procedures provide that the City Council shall approve a transfer of
development rights if it finds that the transfer will result in no more PM peak hour trips
and no greater intensity of land use than the development allowed without the transfer.
8. A traffic analysis titled North Newport Center Office Trip Transfer No. 5 (Stantec
Consulting Services Inc., September 30, 2011) was prepared for the application for the
transfer of development rights in compliance with General Plan Policy LU 6.14.3 and
the North Newport Center Planned Community Development Plan.
9. The Zoning Implementation and Public Benefit Agreement (Development Agreement)
between the City and Irvine Company LLC dated January 18, 2008, granted the Irvine
Company development rights to 430 of the 450 residential units allocated in the
General Plan for MU -H3 properties in Newport Center Statistical Area L1.
11
10. The North Newport Center Planned Community Development Plan and the
Development Agreement permit the development of the 430 residential units within
either Block 500, Block 600, or San Joaquin Plaza; however, the traffic study prepared
in conjunction with the Development Agreement anticipated the units to be constructed
within Block 600.
11. Section 6.3 of the Development Agreement states that should Irvine Company desire
to develop any of the residential units in Newport Center Block 500 or San Joaquin
Plaza, compliance with the Traffic Phasing Ordinance is required relative to potential
impacts associated with such change in location.
12. The traffic analysis found that, consistent with Section 6.3 of the Development
Agreement, the proposed change in location of the residential units from Block 500 to
San Joaquin Plaza does not result in any change to the PM peak hour trip generation
(trip neutral) and is not expected to change the resulting trip patterns; therefore, the
City Traffic Engineer has determined that the City's Traffic Phasing Ordinance does
not require the preparation of a traffic study.
13. The transfer of development rights does not involve a conversion of land uses
because the entitlement will remain for general office land use. The transfer will not
result in greater intensity than development allowed without the transfer.
14. The traffic analysis found that the transfer of development rights will not result in any
adverse traffic impacts.
15. A public meeting was held on November 8, 2011, 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 Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Planning Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Guidelines Section 15369 of the California Environmental Quality Act ( "CEQA ") defines the
term "ministerial" as a governmental decision involving little or no personal judgment by the
public official as to the wisdom or manner of carrying out the project. The public official
merely applies the law to the facts as presented but uses no special discretion or judgment in
reaching a decision. The transfer of development rights in the North Newport Center Planned
Community is a ministerial action under CEQA because it only involves application of fixed
standards.
SECTION 3. FINDINGS.
THE CITY COUNCIL FINDS THAT:
1. Consistent with General Plan Land Use Policy LU 6.14.3, the transfer is consistent with
the intent of the General Plan and the transfer will not result in any adverse traffic impacts.
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2. Consistent with the North Newport Center Planned Community Development Plan, the
transfer will result in no greater intensity of land use and no greater traffic impact than the
development allowed without the transfer.
3. Consistent with Section 6.3 of the Development Agreement, the proposed change in
location of the residential units from Block 500 to San Joaquin Plaza does not result in
any change to the PM peak hour trip generation (trip neutral) and is not expected to
change the resulting trip patterns, and does not warrant the preparation of a new traffic
study pursuant to the Traffic Phasing Ordinance.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The City Council of the City of Newport Beach hereby approves Transfer of Development
Rights No. TD2011 -001 (PA2011 -159).
2. This action shall become final and effective fourteen days after the adoption of this
Resolution.
PASSED AND ADOPTED on the 8th day of November, 2011, by the following vote, to wit:
AYES. CITY COUNCIL MEMBERS
NOES, CITY COUNCIL MEMBERS
ABSENT, CITY COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
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City Council
Attachment B
Draft Tracking Table
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10
Tracking Development Rights
North Newport Center Planned Community
Date: August 19, 2011
Tracking No: TD2011 -1
Brief description of action: Transfer of 241.711 sa. ft. of general office intensity from San Joaquin Plaza to Block 500 and 47.264 sa. R. from Block 600 to Block 500 and reassign 430 residential units from Block 500 to San doaguin Plaza Per City Council
Resolution 2011 - - - -.
Sub Area
Entitlement
Existing Development
Remaining Entitlement
Transfer
Suspended Square
Foetager
Demolish
Post Transfer
0anor
Recipient
Entitlement
Existing Development
Remaining
Entitlement
Fashion Island
Regional Commercial
1,619,525
1,492,880
127,6902
1,619,525
1,492,880
127,690
Theatre Seats,
1,700
1,700
0
1,700
1,700
a
Block 100
0
0
0
121,114
D
D
0
Block 400
91,727
91,727
0
91,727
91,727
0
Block Soo
Office /Commercial
1 310,684
310,684
0
241,711-47,264= 288,975
1 599,659
310,684
288,975
Residential Units+
430
0
430
1 -
0
0
0
Block 600
OHica /Commercial`
1,634,801
910,637
434,736
47.264
1,587,537
910,637
387,472
Hotel Rooms
295
295
0
295
295
0
Residen0al Wits
0
a
0
D
o
0
Block 800
Office /Commercial
285,166
286,166
'0
286,166
286,166
0
Residential Units
245
245
0
245
245
0
San Joaquin Plaza
ORica/Commercial
337,261
337,261
0
241,711
241,711
91
95,550
0
Residanbal Unitss
1 0
0
0
4301
430
0
430
The table above is intended to track development within the North Newport Center Planned Community dialect. The table shall be submitted to the City of Newport Beach in conjunction with building permit applications. The table shall be updated following issuance of CoNfimte of Occupancy to ensure any
discrepancies between the development permitted and the development constructed are reflected. The Zoning Implementation and Public Benefit Agreement addresses the transfer of development rights ham existing buildings to new buildings. The relevant language appears in Section 6,1 of the development
agreement me follows:
Notwithstanding any otherprevision in this Agreement to the contrary , if at any was during the Term of this Agreement, Landowner transfers a development right from a building or buildings anywhere within the Property to any other building wide the Property, the buildings) Sam which the development
right is Nurrhaded must be demolished and Geared or transformed into an authorized nomhmbible use that does not count as development intensity under the General Wan before landowner can obtain final building permtt appmml or a lair ?cafe ofoccupancy for the new building(s).
r The suspended age. footage cut.. indicates square footage that is slated for conversion to non - habitable use. Once this square footage is converted to a non- habitable use it will be reoved from the suspended
square footage column into the demolish column.
c Previously reported ee 126,588 square feet in Tracking Table 2010 -1. Review of final building permits revealed the remal remaining entitlement to be 127,690 square her as reported in the
North Newport Center Awual Repent for year 2010, as approved by the City Council on May 24, 2011.
' 1,700 Theatre Sears equates to 27,500 Regional Commere ial square feet, per the North Newport Center Planned Community Development Plan.
Residential its are permitted in Block 500, Black 600 and San Joaquin Plaza so long as the mmal number of units does not exceed 430.
' Residential its are shown for tracking purposes only, a transfer of development rights is not required.
The General Plan entitlement figure includes allocations for hotel square footage, which is not represented in the Existing Development or Remaining Development columns.
Residential its are permitted in Block 500, Block 600 and San Joaquin Plate so long as the total number efunits does not exceed 430.
s Residential its are pubnfted in Block 500, Block 600 and San Joaquin Plaza so long as the total number of units does not exeeed 430,
i xesidential units are shown for [racking purposes only; a trareYer ofdevelapmen[ rights is no[ required
I *A Planning
City Acknowledgement
Signature Date
12
City Council
Attachment C
General Plan Policy LU 6.14.3
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LU 6.14.3 Transfers of Development Rights
Development rights may be transferred within Newport Center, subject to the
approval of the City with the finding that the transfer is consistent with the intent
of the General Plan and that the transfer will not result in any adverse traffic
impacts. (Imp 2.9)
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City Council
Attachment D
Traffic Analysis
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24
City of Newport Beach
NORTH NEWPORT CENTER
OFFICE TRIP TRANSFER NO. 5
Prepared by:
Stantec Consulting Services Inc.
19 Technology Drive, Suite 200
Irvine, California 92618 -2334
(949) 923 -6000
September 30, 2011
25
M
This Page Left
Blank Intentionally
27
ANALYSIS
When examined in detail, the proposed transfer of 288,975 sf of office space and 430 dwelling
units is quite simple and straightforward as illustrated schematically in Figure 1. The current proposal
consists of three separate entitlement transfers. The first aspect of the proposed Trip Transfer No. 5 is the
relocation of 241,711 sf of existing office space from San Joaquin Plaza to Block 500. The second aspect
of the proposed transfer consists of transferring 47,264 sf of office entitlement from Block 600 to Block
500. The third aspect consists of transferring 430 unbuilt entitled dwelling units from Block 500 to San
Joaquin Plaza. Residential units are allowed in Block 500, Block 600 and San Joaquin Plaza so long as
the number of units does not exceed 430. The issue of trips attributable to the transfer of residential units
is a straightforward shift of 430 dwelling units for a like number in Block 500 involving the same number
of PM peak hour trips.
The analysis of the three proposed entitlement transfers in terms of overall PM peak hour trip
generation is shown in Table 1. The trip generation of the proposed transfer results in a trip credit of 83
trips (including the 38 trip credit from Transfer 4).
A potential impact could occur if there were to be any significant change in trip distribution. The
trip distribution impact of the transfer is projected to result in no significant change since the shifting of
future office location merely two blocks along San Joaquin Hills Road will not create any significant
redistribution of trip patterns. The PM peak hour trips from offices are largely from employees. Their
direction of travel will be influenced by their home destinations. Their travel patterns with regards to use
of Jamboree Road or MacArthur Boulevard are not expected to be altered regardless of whether their
office space is on one side of Newport Center or the other.
North Newport Center 2 Stantee Consulting Services Inc.
Office Trip Transfer No. 5 North Newport Center Trip Transfer 5.doc
22
�P no stole
C C3 8��\
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F DRD �Ty��
J
� w
a
z 40%
25% v
a
0
z C�f �
a Q
SAN J ()q
QU�N � HILLS
OA BLOCK 600
SAN JOAOUIN B BLOCK 500
PLAZA 5%
FASHION
ISLAND
LA0
Internal BLOCK 100
5%
HIGHWAY
GDP
10%
15%
6 A�51DE
Legend
a Proposed n-ansfer of 241,711 sf office entitlement.
B Proposed transfer of 47,264 sf office entitlement.
---0 Proposed transfer of 430 DUs.
xx% office'rrip Distribution
North Newport Center
Office Trip Transfer No. 5
Figure 1
NORTH NEWPORT CENTER
- TRIP TRANSFER NO. 5
3 Stantec Consulting Services Inc.
North Newport Center Trip Transfer 5- Figl.dwg
29
Table 1
COMPARISON OF BEFORE AND AFTER TRIP GENERATION
Current Office Entitlement
Proposed Office Entitlement
Block
PM Peak Hour
Trip Rate
Square Feet
PM Peak
Hour Trips
Square Feet
PM Peak
Hour Trips
500
ITE Equation
310,684
427
599,659
750
600
ITE Equation
1,345,373
1,586
1,298,109
1,533
San Joaquin Plaza
1.49 /TSF`
95,550
142
95,550
142
130/FSF2
241,711
315
Previous Trip Transfer Credit Block 600
38
Current Residential
Entitlement
Proposed Residential
Entitlement
DU
PM Peak
Hour Trips
DU
PM Peak
Hour Trips
500
.38 /DU'
430
164
San Joaquin Plaza
.38/DU
430
164
TOTAL
1 1,993,318
2,672
1 1,993,318
2,589'
t Existing office entitlement to remain within San Joaquin Plaza. Trip rate = 1.49/TSF per previous transfer
calculations.
Z Portion of previous 241,711 sf transfer reallocated back to San Joaquin Plaza. Based on ITE office regression
equation trip rate (approved June 9, 2009).
s ITE trip rate for high -rise apartments (ITE 222).
Resulting in a Trip Transfer Credit of 83 Trips (including 38 Trip Credit from Transfer 4).
North Newport Center
Office Trip Transfer No. 5
Stantec Consulting Services Inc.
North Newport Center Trip Transfer 5.doc
so
CONCLUSION
In summary, it is concluded that North Newport Center Trip Transfer No. 5 is "trip neutral." The
transfer of 241,711 sf is the relocation of existing offices from a smaller office complex (San Joaquin
Plaza) to a larger office complex (Block 500) with a lower trip rate. The remaining 47,264 sf of the
transfer is merely relocation of future office entitlement "across the street'. In addition, entitlement for
430 residential units are re- assigned from Block 500 to San Joaquin Plaza. From this viewpoint, the trip
neutrality aspect of this transfer proposal is clearly evident.
North Newport Center 5 Stantee Consulting Services Inc.
Office Trip Transfer No. 5 North Newport Center Trip Transfer 5.doc
S1
S2
W
W
Table A
North Newport Center Trip Transfer History
Office
Trip Rate
Transfer
Date
Block 100
Block 500
Block 600
San Joaquin Plaza
Source
1
Nov 2007
+205.161 TSF Office
- 42.036 TSF Office
1
+72.00 TSF City Hall
195 Rm Hotel
City Hall
July 2008
-72.00 TSF City Hall
1
+96.428 TSF Office
2
June 2009
- 85.756 TSF Office
+327.467 TSF Office
- 241.711 TSF Office
2
-430 DU
+430 DU
3
Dec 2009
- 215.833 TSF Office
+50.00 TSF Office
+165.833 TSF Office
2
4
Sept 2010
-121.114 TSF Office
+45.236 TSF Office
+75.878 TSF Office
3
+430 DU
-430 DU
5
Sept 2011
+288.975 TSF Office
- 47.264 TSF Office
- 241.711 TSF Office
3
-430 DU
+430 DU
Total
0.00 TSF Office
599.659 TSF Office
1;298.109 TSF Office
95.550 TSF Office
430 DU
Source:
1 — Trip estimates based on applying the ITE Office equation to existing office square footage (408 TSF) and proposed office square
footage (614 TSF), and calculating the rate (1.12 /TSF) based on the square footage increment (206 TSF).
2 — Trip estimates based on ITE Office equation applied to final square footage in each Block, with the exception of San Joaquin Plaza
which used the ITE Office average rate of 1.49 /TSF.
3 — Trip estimates for Block 100 based on ITE Office average rate (1.49 /TSF), Block 500 and Block 600 based on ITE Office equation
applied to 310 TSF and 1,300 TSF, respectively, and San Joaquin Plaza based on rate approved June 9, 2009 (1.30 /TSF).
North Newport Center
Office Trip Transfer No. 5
A -2
Stantec Consulting Services Inc.
North Newport Center Trip Transfer 5.doc
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Tuesday, November 8, 2011, at 7:00 p.m., a public hearing will be
conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City
Council of the City of Newport Beach will consider the following application:
Transfer of Development Rights - Transfer of development rights within the North Newport Center Planned
Community (PC -56). Irvine Company proposes to transfer 288,975 square feet of general office to Block 500
from San Joaquin Plaza (241,711 sf) and Block 600 (47,264 sf). Irvine Company also proposes to relocate 430
residential units from Block 500 to San Joaquin Plaza.
This project qualifies for an exemption from environmental review pursuant to Section 15268 (Ministerial
Projects) of the Implementing Guidelines of the California Environmental Quality Act (CEQA).
All interested parties may appear and present testimony in regard to this application. If you challenge this
project in court, you may be limited to raising only those issues you or someone else raised at the public
hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public
hearing. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B),
3300 Newport Boulevard, Newport Beach, California, 92663, or at the City of Newport Beach website at
www.newportbeachca.gov on the Friday prior to, the hearing. For more information please call
949 - 644 -3204.
For questions regarding details of the project please contact Fern Nueno, Assistant Planner, at (949) 644 -3227,
fnueno@newportbeachca.gov.
Project File No.: PA2011 -159
Zone: PC -56 (North Newport Center)
Location: Block 500, Block 600 and San Joaquin
Plaza of North Newport Center Planned Community
Activity No.: TD2011 -001
General Plan: MU -H3 (Mixed Use Horizontal and
CO -R (Regional Commercial Office)
Applicant: The Irvine Company LLC
Leilani Brown, City ty Clerk
City of Newport Beach
..............''�OOOOF GF
STATE OF CALIFORMA)
) SS.
COUNTY OF ORANGE )
I am a citizen of the United States and a
resident of the County of Los Angeles; I
am over the age of eighteen years, and
not a party to or interested in the notice
published. I am a principal clerk of the
NEWPORT BEACH /COSTA MESA
DAILY PILOT, which was adjudged a
newspaper of general circulation on
September 29, 1961, case A6214, and
June 11, 1963, case A24831, for the
City of Costa Mesa, County of Orange,
and the State of California. Attached to
this Affidavit is a true and complete copy
as was printed and published on the
following date(s):
Saturday, October 29, 2011
I certify (or declare) under penalty of
perjury that the foregoing is true and
correct.
Executed on November 8, 2011
at Los Angeles, California
%Ame��
Signature
(Nprth
Ir`6ine
RECEI\ /ED
7-011 NOV 14 AM 10. 56
G rICE OF
THE Cfi Y CLERK
CITY C' i'^tv'"vRT BEACH
North Newport Center
PA2011 -159
Transfer of Development Rights No.TD201 1 -001
City Council
November 8, 201 1
/04
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Vicinity Map
Block 500 430 DU 2881975 sf
Block 600
47,264 sf
San Joaquin Plaza 2411711 sf 430 DU