HomeMy WebLinkAbout13 - Local Coastal Program Land Use PlanCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 13
August 26, 2003
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Gregg B. Ramirez, Associate Planner
(949) 644 -3219, gramirez .city.newgort- beach.gq_ us
SUBJECT: Local Coastal Program Land Use Plan Amendment No. 2003 -003 for
1150 Granville Avenue (PA2001 -161)
RECOMMENDATION:
Hold a public hearing and adopt Resolution No. 2003- _ to approve Local Coastal
Program Amendment No. 2003 -003.
DISCUSSION:
The request is to amend the Local Coastal Program, Land Use Plan to increase the
development allocation of the subject property from 5,000 square feet to 8,000 square feet.
The purpose of this amendment is to bring the Local Coastal Program, Land Use Plan into
consistency with the Newport Beach General Plan and Zoning Code, which were amended in
2002 to increase the development allocation from 5,000 square feet to 8,000 square feet
(PA2001 -161).
At it's meeting of March 26, 2002 the City Council approved the application of Pacific
Republic Capital permitting the development of an 8,000 square foot professional office
building with below grade parking.
The following items were included with the original approval:
General Plan Amendment No. 2001 -003
Increased the permitted development allocation of the subject property from
5,000 square feet to 8,000 square feet.
1150 Granville Drive LCP Amendment
August 26, 2003
Page 2
LOCAL COASTAL PROGRAM AMENDMENT
IXIINIIII911IIIN
(PA2001 -161)
1150 Granville Drive
Current — - - -
Development : i Vacant landscaped lot along the - entrance to Granville Drive
To the north: Existing residential (Granville Condominiums)
To the east: Existing Administrative: Professional, and Financial Commercial uses within Block 100 i
across Newport Center Drive
To the south: Existing Administrative. Professional, and Financial Commercial uses within
Corporate Plaza West across Granville Drive
—
To the west: Existing Recreational uses across Granville Drive
1150 Granville Drive LCP Amendment
August 26, 2003
Page 3
2. Code Amendment No. 2001 -003
Amended the Zoning Code District Maps increasing the development allocation
from 5,000 square feet to 8,000 square feet and changing the required setback
along Newport Center Drive from 35 feet to 25 feet.
3. Site Plan Review No. 2001 -001
Approved the site planning and building design in conjunction with the
increased development allocation. The design includes a parking structure that
provides sufficient numbers of on -site parking spaces and meets the Zoning
Code requirement for number of parking spaces.
4. Modification Permit No. 2002 -029.
Approved the following: (1) an encroachment of 5 feet into the 25 -foot rear yard
setback along Newport Center Drive for a portion of the partially subterranean
parking to provide access from the disabled parking spaces to the elevator; (2) an
encroachment of 5 feet into the 25 -foot rear yard setback along Newport Center
Drive for the second -story balcony along the rear of the building; (3) an
encroachment of 5 feet into the 25 -foot rear yard setback along Newport Center
Drive for the second -story roof eave along the rear of the building; and (4) an
additional monument sign.
The original request (and subsequent approvals) should have included a Local Coastal
Program, Land Use Plan amendment to increase the development allocation on the subject
property from 5,000 square feet to 8,000 square feet in order to maintain consistency between
the Local Coastal Program, the Land Use Element of the General Plan and the Zoning Code.
Through an internal review, Planning Department staff discovered this oversight and now brings
the request before the City Council.
The subject property is located within the Newport Center area of the LCP Land Use Plan
which is defined as follows:
Newport Center
1. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive, the Balboa
Bay Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Barbara
Drive. The site is designated for Administrative, Professional and Financial Commercial
and Multi - Family Residential uses. The allowed development is 611 hotel rooms with
ancillary hotel support facilities and 16,630 sq.ft.' of office development [LCP No. 34].
The residential site is allocated 67 dwelling units.
Coastal Act policies state that visitor serving commercial uses are a priority over residential
uses in the coastal zone and that land uses should not impact public views, coastal access or
coastal environmental resources. As indicated above, the site is currently designated for
Administrative, Professional and Financial Commercial uses and therefore not intended to
' The existing LCP regulations permit 5.000 square feet of commercial development on the subject property. The remaining
11.630 square feet is allocated to other commercial sites within the Block 900 — Hotel Plaza area.
1150 Granville Drive LCP Amendment
August 26, 2003
Page 4
provide visitor serving commercial uses. The proposed amendment would not alter the land
use designation but increase the development allocation of the site. Additionally, the site is
located within the Fashion Island /Newport Center retail and commercial area, which is
dominated by retail and professional office establishments. Due to the location of the property,
the proposed amendment and subsequent development will not impact public views, affect
coastal access or degrade environmental resources.
Environmental Review:
This project has been previously reviewed, and it was determined that it is categorically exempt
from the requirements of the California Environmental Quality Act under Class 3 (New
Construction or Conversion of Small Structures). While the proposal involves construction of a
new office building, the project and its eventual use are proposed for a lot where all necessary
public services are available. Furthermore, the subject property is located in an urbanized area
which is not environmentally sensitive.
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 Hall and on the city
website.
Prepared by:
A= C�
Gregg B. Ramirez, Associate/Planner
Attachments:
Submitted by:
Patricia L. Temple, Planning Director
A. City Council Resolution No. 2003 -_
B. Excerpt of Minutes from the March 26, 2002 City Council Meeting
C. PA2001 -161 City Council Staff Report, March 26, 2003
ATTACHMENT A
CITY COUNCIL RESOLUTION NO. 2003-
A
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH APPROVING LOCAL COASTAL PLAN AMENDMENT NO.
2003 -003, AMENDING THE SECTION TITLED "NEWPORT CENTER 1.
BLOCK 900 — HOTEL PLAZA" FOR PROPERTY IDENTIFIED AS 1150
GRANVILLE DRIVE (PA2002 -244)
Section 1. An amendment to the Local Coastal Program, Land Use Plan has
been requested with respect to property located at 1150 Granville Drive and legally
described as Tract 14839, Lot 10 requesting to change the permitted commercial
development allocation from 5,000 square feet to 8,000 square feet.
Section 2. A public hearing was held on August 26, 2003 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place
and purpose of the aforesaid meeting was given in accordance with the Municipal Code.
Evidence, both written and oral, was presented to and considered by the City Council
meeting.
Section 3. The City Council finds as follows:
1. The Local Coastal Program, Land Use Plan amendment will create consistency
with the General Plan and Zoning Code development allocations.
2. Coastal Act policies concerning specific coastal resources, hazard areas, coastal
access concerns, and land use priorities have been applied to determine the
type, locations, and intensity of land and water uses. The site contains no coastal
resources or hazards. The project will not interfere with the public's right of
access to coastal resources or adversely impact coastal views as the site does
not abut the Pacific Ocean, Newport Bay or other coastal resource. The site does
not reasonably serve a public access function nor is it an appropriate location for
coastal access parking and additional access through the subject property is not
needed. Finally, the additional development allocation will not interfere with the
marinas, docking facilities or boating facilities in the area; therefore approval of
this amendment is consistent with the City's Local Coastal Program, Land Use
Plan and the Coastal Act.
3. A procedure has been established to ensure adequate notice of interested
persons and agencies of impending development proposed after certification of
the LCPA. The Local Coastal Plan Land Use Plan amendment shall be
implemented in a manner fully in conformity with the Coastal Act, including
proper notification.
4. Zoning measures are in place (prior to or concurrent with the proposed
amendment), which are in conformance with and adequate to carry out the
coastal policies of the Land Use Plan. The site is currently zoned Administrative,
City Council Resolution No.
Page 2 of 4
Professional and Financial (8,000), which allows a maximum of 8,000 square feet
of commercial development. This amendment creates consistency between
Local Coastal Program, Land Use Plan and the Zoning Code.
5. The Land Use Element of the Newport Beach General Plan designates the
property as Administrative, Professional and Financial Commercial and grants
8,000 square feet of entitlement for commercial development. This amendment
creates consistency between Local Coastal Program, Land Use Plan and the
Land Use Element of the General Plan.
6. The development allocation change affecting the subject property located at
1150 Granville Avenue shall only become effective upon the approval of Local
Coastal Program Amendment No. 2003 -003 by the California Coastal
Commission.
7. Pursuant to Section 13518 of the California Code of Regulations this Land Use
Plan amendment shall take effect automatically upon Coastal Commission action
unless the Coastal Commission proposes suggested modifications. In the event
that the Coastal Commission proposes revisions, this Land Use Plan amendment
shall not take effect until the City Council adopts the Commission modifications
and all the requirements of Section 13544 of the California Code of Regulations
are met.
8. The proposed project has been determined to be Categorically Exempt from the
requirements of the California Environmental Quality Act under Class 3 (New
Construction or Conversion of Small Structures). The proposal involves
construction of a new office building less than 10,000 square feet located on site in
an urbanized area which is not environmetally sensitive.and where all necessary
public services are available.
Section 4. Based on the aforementioned findings, the City Council hereby
approves Local Coastal Plan Amendment No. 2003 -003 as depicted in Attachment No.
1. The Planning Director is hereby directed to submit Local Coastal Program
Amendment No. 2003 -003 to the California Coastal Commission for review and
approval.
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 26`h day of August,
2003 by the foilowing vote to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT, COUNCIL MEMBERS
0
MAYOR
ATTEST:
CITY CLERK
City Council Resolution No.
Page 3 of 4
I
City Council Resolution No.
Page 4 of 4
ATTACHMENT NO. 1
TO RESOLUTION NO.
All provisions of the Local Coastal Program Land Use Plan remain unchanged
except for the following paragraph on pages 71 -72 of the Newport Center section of
the Land Use Plan:
Newport Center
1. Block 900 - Hotel Plaza. This area is bounded by Newport Center Drive. the Balboa Bay
Tennis Club, the Newport Beach Country Club, Jamboree Road and Santa Barbara Drive.
The site is designated for Administrative, Professional and Financial Commercial and
Multi- Family Residential uses. The allowed development is 611 hotel rooms with ancillary
hotel support facilities and +67630 19,630 sq.ft. of office development [LCP No. 34, LC
2003 -0031. The residential site is allocated 67 dwelling units.
I
TTACHMENT B
EXCERPT OF MINUTES FROM THE
MARCH 26, 2002 CITY COUNCIL MEETING
m
City of Newport Beach
City Council Minutes
March 26, 2002
INDEX
Amendment 2001 -002 for property located at 1811 Quail Street, and
pass to second reading on April 9, 2002.
The motion carried by the following roll call vote:
Ayes: Heffernan, O'Neil, Bromberg, Glover, Adams, Mayor
Ridgeway
Noes: None
Abstain: None
Absent; Proctor... .... ..
20. PACIFIC REPUBLIC CAPITAL OFFICE BUILDING (PA2001-
Ord 20027
161) — 1150 GRANVILLE DRIVE — DEVELOPMENT OF AN 8,000
Res 200226
SQUARE FOOT PROFESSIONAL OFFICE BUILDING WITH
GPA 2001 -003
BELOW GRADE PARKING. THE APPLICATION INCLUDES A
PA 2001161
GENERAL PLAN AMENDMENT AND A ZONING CODE
Pacific Republic
AMENDMENT TO INCREASE THE EXISTING DEVELOPMENT
Capital
ALLOCATION FROM 5,000 SQUARE FEET TO 8,000 SQUARE
1150 Granville Drive
FEET. THE CODE AMENDMENT INCLUDES A REQUEST TO
(45)
REDUCE THE REAR YARD SETBACK OF 35 FEET ALONG
NEWPORT CENTER DRIVE TO 25 FEET. THE PROJECT
INVOLVES THE ESTABLISHMENT OF A SITE PLAN REVIEW
(SPR) OVERLAY DISTRICT FOR THE PROJECT SITE TO
ALLOW PLANNING COMMISSION REVIEW OF THE
PROJECT. A MODIFICATION PERMIT IS REQUESTED FOR 3
DIFFERENT ENCROACHMENTS INTO THE PROPOSED 25-
FOOT REAR YARD SETBACK ALONG NEWPORT CENTER
DRIVE AND AN ADDITIONAL MONUMENT SIGN.
In response to the staff report, which states that the site was re-
designated from Multi-Family Residential to Administrative,
Professional & Financial Commercial in 1994, Mayor Ridgeway
recalled that the area was previously designated as open space. He
added that he believes the project is a responsible one, but that he is
troubled by the letter from the Granville Community Association,
which asks that the setback be on the City's side and not on the
Association's side.
Mayor Pro Tern Bromberg asked if the parking would be completely or
partially subterranean. Associate Planner Weber stated that it's
partially subterranean with two spaces located on the main drive and
29 subterranean spaces.
Council Member Heffernan asked why the four parking spaces for
every 1,000 square feet (4:1) parking ratio was not adhered to.
Associate Planner Weber stated that the applicant has indicated that
the building will conform to the parking, which can be done by
reducing the building size. Council Member Heffernan asked why an
additional 3,000 square feet was being recommended when the
applicant doesn't have enough parking to justify the building.
Assistant City Manager Wood stated that this is the reason for the
general plan amendment. She added that the Planning Commission
Volume 55 - Page 86 1�
City of Newport Beach
City Council Minutes
March 26, 2002
INDEX
did add a condition of approval to ensure that the building would be
sized to meet the parking requirement.
Council Member Glover confirmed with Associate Planner Weber that
parking is located outside the gate.
Mayor Ridgeway confirmed that the findings and conditions do adjust
the building to comply with the 4:1 ratio. He asked if the parking
would truly be tucked under. Associate Planner Weber stated that
there would be some excavation of the site. He added that the site is
relatively flat on the Granville Drive side, but does slope up on the
Newport Center Drive side. Additionally, Associate Planner Weber
stated that the parking would extend above ground 1% to 2% feet,
depending upon the location on the site.
City Manager Bludau noted the model on display at the current
meeting.
Mayor Ridgeway opened the public hearing.
Bill Ficker, 1127 Granville Drive, stated that the project has been
under consideration and design for a couple of years, and was held off
due to Greenlight. He stated that it's a unique, transitional property
and the building would be camouflaged by the landscaping. He stated
that the building will be of high quality and of residential scale. He
stated that the parking requirement will be hard to meet and that,
most likely, the building will be reduced to 7,750 square feet so that
only 31 spaces will be required. Mr. Ficker stated that excavation will
be done for the garage and the parking will truly be underground. He
stated that the two outside parking spaces can also be used by delivery
trucks. He stated that he hoped the City Council would concur with
the Planning Commission and approve the project.
Council Member Heffernan asked why the project was held off due to
Greenlight. Mr. Ficker explained that at the time the project was
being initiated, Greenlight was also being initiated and the thresholds
weren't known.
Council Member O'Neil recalled meeting Mr. Ficker 33 years ago,
which was when Council Member O'Neil began working for the City
and soon after Mr, Ficker won the America's Cup.
Motion by Council Member O'Neil to adopt Resolution No. 2002 -26
to approve General Plan Amendment No. 2001 -003 and approve Site
Plan Review No. 2002 -001, and Modification Permit No. 2002 -029
(PA2001 -161) for the property identified as 1150 Granville Drive; and
introduce Ordinance No. 2002 -7 approving Code Amendment 2001-
003, and pass to second reading on April 9, 2002.
Council Member Glover also recalled when she met Mr. Ficker, and
mentioned that it was in the Council Chambers.
Volume 55 - Page 87
City of Newport Beach
City Council Minutes
March 26, 2002
Jim Hildreth, 120 The Grand Canal, stated that he is glad to see that
the project will not impact the community.
Seth Oberg, 1117 Granville Drive, President of the Granville
Community Association, stated that the Association wants to make
sure that the project fits in with the overall look of the area. He stated
that the reason the Association is asking for the setback to be reduced
on the Newport Center Drive side of the site is because there is
already landscaping on that side of the lot so the building would be
hidden and it centers the building on the lot. Mr. Oberg asked that
another condition be added to limit on -grade parking spaces to two.
Mr. Ficker stated that he was under the impression that the condition
requested by Mr. Oberg was already a condition of approval by the
Planning Commission, and that he did intend to only have two spaces
on- grade. Assistant City Manager Wood stated that she also recalled
that it was a condition of the Planning Commission and she believed it
was part of Condition No. 1, which states that the development will be
in substantial conformance with the plans dated January 8, 2002.
Council Member O'Neil amended his motion to specifically
include the condition that only two parking spaces are allowed on-
grade.
Hearing no further testimony, Mayor Ridgeway closed the public
hearing.
The motion carried by the following roll call vote
Ayes: Heffernan, O'Neil, Bromberg, Glover, Adams, Mayor
Ridgeway
Noes: None
Abstain: None
Absent: Proctor
Q. CURRENT BUSINESS (continued)
22. , APPROVAL OF AGREEMENT WITH THE ORANGE COUNTY
TRANSIT AUTHORITY; ACCEPTANCE OF GRANT FUNDS
FOR THE PROGRAM; AND AUTHORIZE INCREASED
STAFFING.
City Manager Bludau stated that part of the recommended action for
this item is to change a part -time position to a full -time position. City
Manager Bludau stated that he had earlier told the City Council that
he would not be adding any new positions, but that the opportunity in
this situation warrants the addition.
Senior Services Manager Jardine -Haug stated that, by approving the
recommended contract with the Orange County Transit Authority
(OCTA), additional transportation will be provided to the .older
residents of Newport Beach. She stated that the contract is for five
Volume 55 - Page 88
"a
C -3523
Orange County
Transportation
Authority (OCTA)
Senior Mobility
Program
(38)
ATTACHMENT C
CITY COUNCIL STAFF REPORT FROM
THE MARCH 26, 2003 MEETING
13
a
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92638
(949) 644 -3200: FAX (949) 644 -3229
Hearing Date:
Agenda Item:
Staff Person:
PROJECT: Pacific Republic Capital Office Building (PA2001 -161)
1150 Granville Drive
March 26, 2002
Todd M. Weber
949 -644 -3209
i N
SUMMARY: Development of an 8.000 square foot professional office building with
below grade parking. The application includes a General Plan Amendment
and a Zoning Code Amendment to increase the existing development
allocation from 5,000 square feet to 8,000 square feet. The Code amendment
includes a request to reduce the rear yard setback of 35 feet along Newport
Center Drive to 25 feet. The project involves the establishment of a Site
Plan Review (SPR) Overlay District for the project site to allow Planning
Commission review of the project. A Modification Permit is requested for 3
different encroachments into the proposed 25 -foot rear yard setback alone
Newport Center Drive and an additional monument sign.
RECOMMENDED
ACTION: For.t,P meptino n`\-fnr,h nF 7)0n:
1) Hold a public hearing.
2) Affirm. reverse. or modify the recommendation of the Planning
Commission to approve General Plan Amendment No. 2001 -003. Site
Plan Review No. 2002 -001; and Modification Permit No. 2002 -029
(PA2001 -161) for the property identified as 11.0 Granville Drive: and
3) Introduce Ordinance No. 2002-. which would rescind Ordinance No.
3002 -003 and grant approval to Code Amendment 2001 -002.
Adopt Ordinance No. 2002 thereby approving Code Amendment N�!.
2001 -002 as intended.
APPLICANT; Pacific Republic Capital, Newport Beach
1FU71r.MMT.r,WZ#A-.EZ =...
In 1994. the City Council re- designated the land use of the property from Multi- Family
Residential to Administrative. Professional. & Financial Commercial, in conjunction with the
conversion of the Granville apartments to condominiums. At that time. the sire was allowed
14
The project involves 4 discretionary applications, which are listed as follows:
I. General Plan Amendment No. 2001 -003
The General Plan would need to be amended to reflect the increased development
allocation.
2. Code .Amendment No. 2001 -003
The District Maps within the Zoning Code would need to be amended to reelect
both the increased development allocation and the reduced setback along
Newport Center Drive.
3. Site Plan Review No, 2001 -001
Site planning and building design protection Jor the property in conjunction with
the increased development allocation.
4. Modification Permit No. 2002 -029.
Request far the following: (1) an encroachment of feet into tine proposed d5 foot
rear hard setback along 1Veitport Center Drive for a portion of the partially
subterr(unean parking to provide access from the disabled parking spaces to the
elevator; (2) an encroachment of S feet into the proposed 25 Joot rear yard setback
along ,'yeti port Center Drive jor the second - stony balcony along the rear of the
building; ( ?) an encroachment of ?feet into the proposed 25 -foot rear yard setback
along Newport Center Drive for the second -stop roof eave along tine rear of the
building; and NJ an additional ntortument sign.
Discussion
The project site is identified as Lot No. 10 of Tract 'Map No. 14839 (Granville Condominiums)
and is surrounded on three sides by streets; Granville Drive to the west and south and Newport
Center Drive to the east. The project site is included within Block 900 — Hotel Pla_a in Newport
Center (Statistical Area LI) in the Land Use Element (LUE) of the General Plan. The LUE
specifies office development for this particuiar property. The Zoning Code designates tile
property as . -\dministrative. Professional. and Financial Commercial. The property is within the
Coastal Zone. .A full and complete project and site description are contained with the March %.
2002 staff report to the Planning Commission (Exhibit No. 6).
It should be noted that only the additional monument sign was included under the requested
;Modification Permit within the public hearing notice for the Planning* Commission meeting.
Prior to the meeting, it was discovered that other aspects of the project that needed to be included
in the request for the Modification Permit. All three encroachments, as listed in the summary
above, are along the rear side of the building and contribute to the project's ability to provide
partially subterranean parking and a rear balcony while also maintainin,2 the roof design for the
entire building. After a review of the entire project, the Commission felt that the additional
requests under ilodification Permit No. 3003 -029 were appropriate and integral to the design for
:hc proposed bolding. It a'as the consarsus of the Commission that the additional modifications
were not si�mihcant enough to warrant a continuance for re- noticing purposes as long as they
were included in the notice of public hearing for the City Council meeting.
Pacific Repub tic Capital WA2001 -161)
Marc;: '6. _1002 I
Page : of 4 l
Planning Commission review of the project centered on the justification for the requested
increase to the development allocation from 5,000 square feet (sq. ft.) to 5,000 sq. ft. It was noted
that the project could be built at 5,000 sq. ft. with no City review of or control over, the final
design (both the building and site). The project architect stated that a 5,000 sq. ft. building was
not going to meet with the owner's intent to construct a building to be used as the company's
new headquarters. Additionally, a building at 5,000 sq. ft. would make it financially infeasible to
construct the parking below the building. The Commission felt that a large, surface parking lot
would result from project implementation under the existing regulations. It was the consensus of
the Commission that the additional 3,000 sq. ft. makes it possible to develop the site as designed
with increased landscaping and open space as opposed to parking. The setback reduction and
modifications sought offer the project -the ability to place the building further back from
Granville Drive, which was requested by the Granville Community Association should the
project be received favorably (Exhibit No. 5).
The Planning Commission unanimously recommended approval of the applicant's request.
subject to several conditions of approval. The accompanying Resolution and Ordinance would
enact the Commission's recommendation.
Measure S Analysis (Greenliaht)
This discussion is for informational purposes only and is not to be considered in the decision to
approve or deny the project. Statistical Division LI has a current General Plan limit of 6.S01,32I
sq. ft. The project will add 3,000 sq. ft. of non - residential intensity, approximately 6 AM peak
hour trips and 6 PM peak hour trips. Therefore, none of the three thresholds to require a vote
pursuant to Measure S (Greenlight) are exceeded. If the City Council approves the recommended
amendment, it will become a "previous amendment" that will be tracked for ten years. During
this time period, the floor area and traffic will be added to any future amendments or other
applicable changes (results of General Plan update) to determine if a threshold is exceeded and a
vote is required.
Environmental Review
This project has been previously reviewed, and it was determined that it is categorically exempt
from the requirements of the California Environmental Quality Act tinder Class 3 (New
Construction or Conversion of Small Structures). While the proposal involves construction of a
new office building, the project and its eventual use are proposed for a lot where all necessar}
public services are available. Furthermore, the property site is located in an urbanized area which is
not environmentally sensitive.
Recommendation
Based upon the review of the various documents to be amended as well as the proposed project
specifics. staff recommends that the City Council approve the request by adopting the attached
Resolution and Ordinance.
Pacific Republic Capital IP.-1_001 -161 j
March 26. 2002
Pace " of
Recommendation
Based upon the review of the various documents to be amended as well as the proposed project
specifics, staff recommends that the City Council approve the request by adopting the attached
Resolution and Ordinance.
Submitted by: Prepared by:
PATRICIA L. TEMPLE TODD M. WEBER
Planning Director Associate Planner
Exhibits
1. Resolution No. _, including findings and conditions of approval
2. Ordinance No. 2002-
3. Color photographs of the model prepared for the project
4. Letter from the Granville Community Association dated March 2 and received March 4,
2002
5. Planning Commission staff report and DRAFT minutes dated March 7, 2002
6. Plans
Pacific Republic Capital (PA2001 -161)
March 26. 2002 t �I
Pal-e 4 of 4 I l