HomeMy WebLinkAbout16 - PA2003-010 - GPA Initiation 2003-001CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 16
February 11, 2003
TO: Honorable Mayor and City Council
FROM: Planning Department
James Campbell, Senior Planner, (949) 644 -3210
Campbell @ city.newport- beach.ca. us
SUBJECT: General Plan Amendment Initiation No. 2003 -001 (PA2003 -010)
APPLICANT NAME: Dan Perlmutter, DMP Properties
ISSUE:
Should the City initiate a General Plan Amendment to include self- storage facilities in
the range of permitted uses in the Campus Drive area of Statistical Area L4 (Airport
Area)?
Staff recommends that the City Council take one of the following options:
1. Approve General Plan Amendment Initiation No. 2003 -001 and provide direction
to staff as to the area the amendment should include.
2. Decline to initiate the item and consider the issue in conjunction with the
upcoming Comprehensive General Plan Update.
DISCUSSION:
On January 23, 2003, the Planning Commission considered this proposed project. The
applicant desires to develop a self- storage facility in conjunction with retail commercial
and fast food uses at 2101 Dove Street (Exhibit Nos. 1 & 2). The site is presently
developed with a vacant industrial building that the applicant proposes to renovate to
accommodate the proposed self- storage use. The applicant has indicated that they
have made many attempts to have retail, office or automobile dealerships at the site.
However, these attempts have not proven successful to this point and the concept of a
self- storage use to support the general office and commercial area has met with some
interest, according to the applicant. Surrounding land uses include a mixture of office
and retail uses, a carwash/gasoline station and John Wayne Airport. A Vicinity Map has
been prepared to show the location of the proposed use (Exhibit No. 3).
The site is designated Administrative Professional and Financial by the Land Use
Element of the General Plan and is zoned APF. Self- storage facilities require the
approval of a use permit when the use is specifically permitted by the General Plan
(Section 20.15.020, Additional Regulations Q. Without a specific reference allowing a
self- storage use for the site or general area, the self- storage portion of the overall
project cannot be considered. The applicant requests to change the text of the Land
Use Element of the General Plan for the Campus Area of Statistical Area L4 (Airport
Area) to permit self- storage uses at 2101 Dove Street. If the suggested amendment is
initiated, a use permit application that would provide the City with specific development
plans to consider will accompany the amendment application. The retail and fast food
uses proposed for the site by the applicant as noted on the conceptual site plan are
permitted uses.
The Commission debated various methods to implement the request and several
concerns were raised. Should self- storage be permitted only at the applicant's property
or might it be permitted only within the block, or might it be permitted within the entire
Campus Drive APF area? A philosophical discussion ensued regarding how the
General Plan in the context of this request is more specific than the Zoning Code. This
aspect is in contrast to the traditional planning model that typically has specific
implementing regulations located within a zoning code and broad policies contained in
the General Plan. Staff surmises that the present policy of having the General Plan
establish where self- storage uses may locate was implemented to discourage these
uses in APF areas. In essence, to propose a facility for a property that is zoned AFP
when it is not a permitted use by the General Plan elevates the decision by the City to a
legislative level, which is generally more difficult than obtaining a use permit. One
Commissioner expressed an opinion that there may be a disparity between the goals for
the Airport Area, as expressed in the General Plan Visioning process, and the project.
The Commission did not reach a consensus on these issues and advised the applicant
that initiation of a GPA request is not indication that it will be approved. The Planning
Commission forwarded the request to the City Council with a recommendation to initiate
the proposed General Plan Amendment. Since the Planning Commission's
consideration of this item, staff has reflected further on the relationship of this request to
the General Plan Update. With the update about to get underway, and with the visioning
process showing that the Airport Area needs further study and discussion, staff
suggests that the City Council consider whether this request should proceed
independent of the General Plan update.
The proposed amendment will not increase the development allocation but merely
expand the list of uses that can possibly be allowed at the site. Self- storage uses
generate traffic at a much lower rate than _office or commercial uses that are already
permitted uses for the site. Therefore, the suggested amendment will be considered a
minor General Plan Amendment, pursuant to Council Policy A -18 (Measure S
Guidelines) with no increase in traffic or development to be tracked for 10 years.
Environmental Review:
A request to initiate a General Plan Amendment is considered a feasibility or planning
study, which is statutorily exempt pursuant to Section 15262 of the Implementing
Guidelines for the California Environmental Quality Act. It is anticipated that the project,
if initiated and with an application filed, will require the preparation of an environmental
document as required by CEQA.
Public Notice:
Notice is not required for a request to initiate a General Plan Amendment. Should the
request be approved by the City Council, the follow -up application will require noticed
public hearings at the Planning Commission and City Council.
Conclusion
Should the City Council believe the project worthy of consideration at this time, staff
requests direction as to the extent of the area the project might affect; the applicants' site,
the block between Campus, Dove, Birch and Quail or the entire Campus APF area. The
City Council may desire to study the larger land use questions raised more fully within
the planned General Plan Update process. The Council has the third option to decline
the request.
Prepared by:
Ce
JAMES W. CAMPBELL
Senior Planner
Submitted b :
PATRICK ALFO
Acting Planning Director
Exhibits 1. Letter of request
2. Conceptual plans
3. Vicinity map
4. Draft Planning Commission Minutes
J
DMP
January 7, 2003
DMP PROPERTIES
Commercial Property Management • Real Estate Investments
Ms. Patricia L. Temple, Planning Director
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
450 Newport Center Drive • Suite 440
Newport Beach • CA 92660
P.O. Box 8414 • Newport Beach • CA 92658 -8414
(949) 720 -8166 • (949) 640-0696 • FAX (949) 7208184
RE: 2101 Dove Street — Redevelopment/Mixed Use Project
Dear Ms. Temple:
RECEIVED BY
PLANNING DEPARTMEN?
CITY
JAN 0 0 2003
AM JAN
71819;10;11 12" 1114131,IS16
A
Please consider this letter as a formal request to initiate a text change in the General
Plan for the Campus district.
As you know from our previous meetings, DMP Properties is the owner of the
property at 2101 Dove, which was previously occupied by Edler Industries. Since
Edler moved out last year, we have diligently tried to find uses that would benefit both
the City and DMP Properties. Car dealerships, retail tenants (i.e., Office Depot) and
several other major tenants have been pursued without success.
During our market study process and search for a new tenant, we discovered a
strong need and desire for a self- storage facility for office /business users in the area.
There is also a need for additional food (including a fast food facility) and retail
services for these same users. The current zoning permits these uses but the
General Plan text does not. We are not seeking additional building space only a text
change to the General Plan. Once changed, we will apply for a use permit as
required by the current zoning. Of course, additional details will be submitted when
the Planning Commission and the City Counsel authorize the initiation of a text
change to the General Plan.
Thank you for your consideration and assistance in this matter.
Sincerely,
Dan . Perlmufter
cc: Jim Campbell
Enclosures: Proposed Site Plan
Rendering
DMP:ske Exhibit 1 11
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Project Site - 2101 Dove Street
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G12003 -001 (PA2003 -010)
Exhibit No. 3
City of Newport Beach
Planning Commission Minutes
4inuary 23, 2003
The equipment and looks of the roofs is a concern.
site is inferior compared to the site next to the library that is nearly
perfamt1for senior housing.
Agrees wtkstory pole request.
Commissioner Gifford no
• Concerned about th arking issue.
• Roof planes changed or ution where pads do not have to be built up
five feet to come up with less fight.
• Not in favor of this site for senior h ing.
• There is a desperate need for afford senior housing and would like to
see a different site used than this one.
Commissioner Selich noted:
• This is not a good site for senior housing; there or Cher sites that are
suitable.
• Concerned about the building elevations and would like to ' e buildings
as low as possible.
• Requests senior housing parking ratio studies information.
Commissioner Tucker noted:
• Not in favor of story poles, computer view simulations are much better.
SUBJECT: General Plan Initiation G12003 -001 (PA2003 -010)
Campus Drive
Should the City initiate a General Plan Amendment to include self- storage
facilities in the range of permitted uses in the Campus Drive area of Statistical
Area L4 (Airport Area)?
Ms. Temple noted the City Council policy regarding General Plan amendments, the
only guidance given to staff in terms of what is necessary, is some conceptual site
plan, so that Commission. and Council can understand at least in context what the
proposal is. In this case, the applicant has chosen to include an elevation plan.
Staff clarified that the report for the actual hearing will give the Commission the
option to make this use site specific, which is what is being requested, but could
include a wider area that the Commission may wish to designate for this land use.
Commissioner Tucker noted that this item is for an initiation only. The applicant will
make his presentation as he has business uses within this business district. He will
come back with a use permit application that will provide the City with special
Oevelopment plans to consider.
Motion was made by Commissioner Tucker to recommend that the City Council
approve General Plan Amendment Initiation No. 2003 -001.
f.U7 *1
Item 2
PA2003 -010
Recommended
Initiation
Exhibit 4
for
City of Newport Beach
Planning Commission Minutes
January 23, 2003
Discussion followed on the visioning process, standards for permitted uses in the
Campus Drive area of Statistical Area L4 Fairport area), General Plan Amendment
versus Zoning Code Amendment as means to implement this land use change
request, and site specific versus general area effect.
Public comment was opened.
Dan Perlmutter, DMP Properties noted the following:
• Owner of the property, the building was erected in 1962 and has had only
one tenant.
• This land was designated MIA, light industrial; in 1995 the zoning was
changed to APF.
• The tenant has sold his business and the building has been vacated.
• The property is impacted by the airport.
• Have done studies for use on this property for a shopping center, but as
there is no traffic, that is not a viable land use.
• There is a need for service retail and self storage.
• He then presented an aerial photograph of the location.
Commissioner Tucker noted that the Commission has varied opinions of this use
and ability to control the looks and use.
Public comment was closed.
Chairperson Kiser noted that this needs to be looked at carefully as to whether this
should be site specific and if this process is not the right one, the City Council
should reconsider whether it's rezoning or some other process. To add the
designation to the General Plan an APF for one particular site to allow self storage
and then if the next project comes along for self storage, that we would be piece -
mealing self storage to APF one by one. It makes less sense to broaden this to all
APF General Plan in the airport area, or broader than that.
Vote on the motion was called:
Ayes: Agajanian, McDaniel, Kiser, Gifford, Selich, Tucker
Noes: Toerge
Zoning Code Amendment CA2002.007 (PA2002 -218)
Landmark Buildings
Amendment to Title 20 of the orf Beach Municipal Code to designate
gerfain types of buildings as "Landmar ' s" and modify restrictions on
nonconforming uses in Landmark Buildings.
Chairperson Kiser noted that this item had been initiated on November . A
INDEX
Item 3
PA2002 -218
.1