HomeMy WebLinkAbout02_Taormina Mixed-Use Minor Site Development Review_PA2016-177 FWFp
0 COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
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Y 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
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www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 15, 2016
Agenda Item No. 2
SUBJECT: Taormina Mixed-Use Development - (PA2016-177)
424 31 st Street
■ Minor Site Development Review No. SD2016-008
APPLICANT: Stephen L. Ball Architect, Inc.
OWNER: Vincent Taormina
PLANNER: Rosalinh Ung, Associate Planner
(949) 644-3208, rung@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
Zone: MU-CV/15th St (Mixed-Use Cannery Village/15th St)
General Plan: MU-H4 (Mixed-Use Horizontal)
PROJECT SUMMARY
A Minor Site Development Review to demolish an existing single-story office building
and construct a three-story, mixed-use development. The proposal includes a 745
square-foot commercial space at the ground floor and a 2,378 square-foot single-family
residential unit on the second and third floors. The development also includes a 400
square-foot, two-car tandem garage for the residential use and three uncovered parking
spaces for the commercial use.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. — approving Minor Site
Development Review No. SD2016-008 (Attachment No. ZA 1).
DISCUSSION
The subject property is a 2,786-square-foot interior lot located on the south side
of 31 t Street between Newport Boulevard and Villa Way on the Balboa
I
Taormina Mixed-Use Development
Zoning Administrator, December 15, 2016
Page 2
Peninsula within the Cannery Village area. Surrounding properties include
nonresidential and mixed-use developments. The property is currently improved
with a single-story office building located on the rear half of the property. The
property has vehicular access from 31 t" Street and from an existing alley located
to the rear of the property.
The proposed three-story, mixed-use project consists of a two-story single-family
residential dwelling of approximately 2,378 square feet located above a 745
square-foot ground floor commercial space. A total of five parking spaces are
provided. Two spaces would be within a 400 square-foot tandem garage
accessed from the alley. Three uncovered parking spaces will also be provided,
two accessed from the alley and one disabled parking space would be accessed
from 31 t" Street. The existing street driveway will be repositioned slightly with no
loss of street parking spaces. Parking for the proposed development complies
with the parking requirements of two enclosed parking spaces for the single-
residential unit and three guest/customer parking spaces for the commercial
component.
The proposed development provides a total of 108 square feet of common open
space, where a minimum of 75 square feet is required for each residential unit;
and a total of 1,598 square feet of private open space where a minimum of 139
square feet (5% of gross floor area) is required for each residential unit.
The proposed development has 0.27 floor area ratio (FAR) for commercial use
and 1 .00 FAR for residential use. The commercial FAR meets the minimum 0.25
FAR and is less than the maximum 0.50 FAR. Together, the proposed project
has 1.27 FAR for mixed-use development. The residential FAR does not exceed
the maximum 1.00 FAR for the MU-CV/15 Street Zoning District and MU-H4
General Plan designation.
The proposed development is consistent with the Coastal Land Use Plan
designation of MU-H (Mixed Use Horizontal). A Coastal Development Permit is
required.
The proposed development consists of a single 3-story building at 31 feet in
height which is in compliance with the 26/31 height allowance.
The proposed development complies with the development standards of FAR,
building setbacks, public and private open spaces, building height, and parking
requirements.
Tmplt:04-17-14
Taormina Mixed-Use Development
Zoning Administrator, December 15, 2016
Page 3
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15303, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 3 (New Construction or Conversion of
Small Structures). The Class 3 exemption applies to apartments, duplexes, and similar
structures designed for not more than six dwelling units in urbanized areas. The
proposed mixed-use development is consistent with all requirements of the Class 3
exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
f
Rosalinh Ung
As$ociate Planner
JC/ru
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmplt:04-17-14
Attachment No. ZA 1
Draft Resolution
-4-
RESOLUTION NO. ZA2016-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR SITE
DEVELOPMENT REVIEW NO. SD2016-008 FOR A MIXED-USE
DEVELOPMENT LOCATED AT 424 31 st STREET (PA2016-177)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Stephen L. Ball Architect, Inc. with respect to property located
at 424 31st Street, and legally described as Lot 19 of Block 331 of Lancasters Addition,
requesting approval of a Minor Site Development Review.
2. The applicant requests a Minor Site Development Review to demolish an existing single-
story office building and construct a three-story, mixed-use development. The proposal
includes 745 square feet of commercial space at the ground floor and a 2,378 square-
foot single-family residential unit on the second and third floors. The development also
includes a 400 square-foot, two-car tandem garage for the residential use and three
uncovered parking spaces for the commercial use.
3. The subject property is located within the MU-CV/15 Street (Mixed-Use Cannery Village
and 15 Street) Zoning District and the General Plan Land Use Element category is Mixed
Use Horizontal 4 (MU-H4).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-H (Mixed Use Horizontal).
5. A public hearing was held on December 15, 2016, in the Corona del Mar Conference
Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. 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 Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15303 of the State CEQA (California
Environmental Quality Act) Guidelines — Classes 3 (New Construction or Conversion
of Small Structures). The Class 3 exemption applies to apartments, duplexes, and
similar structures designed for not more than six dwelling units in urbanized areas. The
proposed construction of a mixed-use development is consistent with all requirements
of the Class 3 exemption.
2. The Zoning Administrator finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
Zoning Administrator Resolution No. ####
Page 2 of 10
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages
which may be awarded to a successful challenger.
SECTION 3. REQUIRED FINDINGS.
Site Development Review
In accordance with Section 20.52.080.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Allowed within the subject zoning district.
Facts in Support of Finding:
1. The subject property is located within the MU-CV/15 Street Zoning District, which
allows multi-unit dwelling units, nonresidential uses and/or mixed-use
(commercial/residential) structures; where the ground floor is restricted to
nonresidential uses along the street frontage. Residential uses and overnight
accommodations are allowed above the ground floor and to the rear of uses along the
street frontage. Mixed uses or nonresidential structures are required on lots at street
intersections. The proposed development is a mixed-use development with
commercial use on the ground floor, residential use on the second and third floors, and
is allowed within the subject-zoning district.
Finding:
B. In compliance with all of the applicable criteria identified subsection
[20.52.080](C)(2)(c):
a. Compliance with this Section, the General Plan, the Zoning Code, any
applicable specific plan, and other applicable criteria and policies related to the
use or structure;
b. The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent development;
and whether the relationship is based on standards of good design;
C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures
on the site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
e. The adequacy and efficiency of landscaping and open space areas and the use
of water efficient plant and irrigation materials; and
f. The protection of significant views from public right(s)-of-way and compliance
with Section 20.30.100 (Public View Protections).
10-02-2015
Zoning Administrator Resolution No. ####
Page 3 of 10
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the subject property as Mixed
Use Horizontal 4 (MU-H4), which is intended to provide for multi-family residential,
general or neighborhood commercial, and/or mixed-use structure; where the ground
floor shall be restricted to nonresidential uses along the street frontage and the rear
and upper floor uses for residential, including senior residential units and overnight
accommodations. Mixed-use or commercial buildings shall be required on parcels at
street intersections. The mixed-use development shall have floor area to land area
(FAR) ratio of 1.5; where a minimum FAR ratio of 0.25 and maximum 0.5 shall be used
for retail uses and a maximum of 1.0 for residential. The proposed development is
consistent with the General Plan designation in that:
a. The proposed development is designed as a mixed-use structure where there is
no internal connection or access provided between the nonresidential use on
the ground floor and residential use area on floors above.
b. The proposed development has 0.27 FAR for commercial uses; and 1 .00 FAR
for residential uses totaling 1.27 FAR for a mixed-use development consistent
with the MU-H4 land use category.
2. The proposed development complies with the MU-CV/15 Street Zoning District
development standards of FAR, building setbacks, public and private open spaces,
building height, and parking in that:
a. The proposed development has 0.27 floor area ratio (FAR) for commercial use
and 1.00 FAR for residential use. The commercial FAR meets the minimum
0.25 FAR and is less than the maximum 0.50 FAR. The residential FAR.
Together, the proposed project has 1.27 FAR for mixed-use development.
b. The proposed development complies with the required setbacks of 0 feet for the
front, 10 feet for the rear and 0 feet for each side.
C. The proposed development consists of a 3-story building at 31 feet in height
which is in compliance with the 26/31 height allowance.
d. The proposed development provides a total of 108 square feet of common open
space, where a minimum of 75 square feet is required for each residential unit;
and a total of 1,598 square feet of private open space where a minimum of 139
square feet (5% of gross floor area) is required for each residential unit.
e. A total of five parking spaces are provided. Two spaces would be within a 400
square-foot tandem garage accessed from the alley. Three uncovered parking
spaces will also be provided, two accessed from the alley and one disabled
parking space would be accessed from 31'" Street. Parking for the proposed
development complies with the parking requirements of two enclosed parking
spaces for the single-residential unit and three guest/customer parking spaces
10-02-2015
Zoning Administrator Resolution No. ####
Page 4 of 10
for the commercial component at a ratio of one space for every 250 square feet
of gross floor area.
3. The proposed site layout provides efficient vehicular access from 31St Street and an
existing alleyway by providing direct vehicular access from the alley and the street.
Adequate pedestrian access and path of travel to the building will be provided from the
street and alleyway. The existing street driveway will be repositioned slightly with no
loss of street parking spaces. The Public Works Department has reviewed and
approved the site plan, proposed improvements including the repositioned driveway
from 31St Street, and parking configuration subject to the conditions of approval.
4. The subject property is not located at or near a public view point or corridor as
identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in
compliance with Section 20.30.100 (Public View Protections).
Finding:
C. Not detrimental to the harmonious and orderly growth of the City, or endanger,
jeopardize, or otherwise constitute a hazard to the public convenience, health, interest,
safety, or general welfare of persons residing or working in the neighborhood of the
proposed development.
Facts in Support of Finding:
1. The proposed development complies with all Building, Public Works, and Fire Codes.
The project complies with all City ordinances and conditions of approval. Verification is
ensured through the review of construction plans prior to the issuance of building
permits and the construction/inspection process.
2. The project has been conditioned to ensure that potential conflicts with surrounding
land uses are minimized to the extent possible to maintain a healthy environment for
both businesses and residents.
3. The proposed project includes two enclosed parking spaces for the residential unit and
three open parking spaces for the nonresidential use, which comply with the parking
requirements for mixed-use, pursuant to the Municipal Code Section 20.40.040 (Off-
Street Parking).
4. The proposed project design includes more than the minimum required private
open spaces for the residential unit as required by the MU-CV/15 Street Zoning
District Mixed-Use zoning district.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
10-02-2015
g
Zoning Administrator Resolution No. ####
Page 5 of 10
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Site
Development Review No. SD2016-008, subject to the conditions set forth in Exhibit A,
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20
Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 15th OF DECEMBER 2016.
Patrick Alford, Zoning Administrator
10-02-2015
9
Zoning Administrator Resolution No. ####
Page 6 of 10
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. Minor Site Development Review No. SD2016-008 shall expire unless exercised within 24
months from the date of approval as specified in Section 20.91.050 of the Newport
Beach Municipal Code, unless an extension is otherwise granted.
3. The development shall consist of a 3-story, single building at 31 feet in height, and a FAR
of 1.27 (745 square feet for commercial and 2,378 square feet for residential):
4. A total of five parking spaces which consisted of a two-car tandem garage and three
uncovered parking spaces shall be provided and maintained at all time.
5. The applicant shall prepare a written disclosure statement prior to sale, lease, or rental of
a residential unit in the proposed mixed-use development consistent with Section
20.48.130.H (Notification to Owners and Tenants) of the Municipal Code.
6. The applicant shall record a deed notification with the County Recorder's Office, the form
and content of which shall be satisfactory to the City Attorney for a residential unit in a
mixed use project consistent with Section 20.48.130. / (Deed Notification).
7. The finished first floor elevation for interior living areas (commercial area on the ground
floor) shall be raised to at least 9.00 (NA VD 88) as the proposed development is located
in a low-lying area prone to flooding.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
10. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Site Development Review or
the processing of a new Site Development Review.
11. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of
building permits.
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Zoning Administrator Resolution No. ####
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12. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Site
Development Review file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this Site Development Review
and shall highlight the approved elements such that they are readily discernible from
other elements of the plans.
13. Prior to issuance of building permits, approval from the California Coastal Commission
(CCC) shall be required; however, when the City of Newport has a fully certified Local
Coastal Program (LCP) and has the authority to issue coastal development permits
(CDP), approval by the City of Newport Beach shall be required. A copy of the CDP or
City approval shall be incorporated into the final approved plans.
14. Prior to the issuance of building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect for the entire development.
These landscape plans shall incorporate drought tolerant plantings and water efficient
irrigation practices, and the plans shall be approved by the Planning Division.
15. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy
and growing condition and shall receive regular pruning, fertilizing, mowing and
trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation
systems shall be kept operable, including adjustments, replacements, repairs, and
cleaning as part of regular maintenance.
16. The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if in the
opinion of the Director of Community Development, the illumination creates an
unacceptable negative impact on surrounding land uses or environmental resources.
The Director may order the dimming of light sources or other remediation upon finding
that the site is excessively illuminated.
17. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
18. All noise generated by the proposed development shall comply with the provisions of
Chapter 10.26 and other applicable noise control requirements of the Newport Beach
Municipal Code. The maximum noise shall be limited to no more than depicted below
for the specified time periods unless the ambient noise level is higher:
10-02-2015
Zoning Administrator Resolution No. ####
Page 8 of 10
Between the hours of TOOAM Between the hours of
and 10:OOPM 10:00PM and TOOAM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within 45dBA 60dBA 45dBA 50dBA
100 feet of a commercial property
Mixed Use Property 45dBA 60dBA 45dBA 5OdBA
Commercial Property N/A 65dBA N/A 60dBA
19. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
20. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Holidays.
21. All trash shall be stored within the designated areas as approved by Community
Development Department and screened from view of neighboring properties, except
when placed for pick-up by refuse collection agencies.
22. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water
Quality related requirements).
23. Storage outside of the building, in the front, side or at the rear of the property shall be
prohibited.
24. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of Taormina Mixed-Use Development including, but not
limited to Site Development Review No. SD2016-008. This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys'
fees, and other expenses incurred in connection with such claim, action, causes of
action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages which City incurs in enforcing the indemnification
provisions set forth in this condition. The applicant shall pay to the City upon demand any
amount owed to the City pursuant to the indemnification requirements prescribed in this
condition.
10-02-2015
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Zoning Administrator Resolution No. ####
Page 9 of 10
Fire Department Conditions
25. As per California Fire Code Section 903.2.8, an automatic fire sprinkler system
installed in accordance with Section 903.3 shall be provided throughout all buildings
with a Group R fire area.
Building Division Conditions
26. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. 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. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
27. The applicant shall employ the following best available control measures ("BACMs") to
reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage carpooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
28. Prior to the issuance of grading permits, a Geotechnical Report shall be submitted for
the review and approval by the Building Division.
10-02-2015
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Zoning Administrator Resolution No. ####
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29. Prior to issuance of grading permits, the applicant shall prepare and submit a Water
Quality Management Plan (WQMP) for the proposed project, subject to the approval of
the Building Division, Code and Water Quality Enforcement Division. The WQMP shall
provide appropriate Best Management Practices (BMPs) to ensure that no violations of
water quality standards or waste discharge requirements occur.
30. Prior to the issuance of grading permits, a Hydrology Plan shall be submitted for the
review and approval by the Building Division.
Public Works Conditions
31. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
32. An encroachment permit shall be required for all work activities within the public right-
of-way.
33. The applicant shall be responsible for the reconstruction of the existing broken and/or
otherwise damaged concrete curb, gutter and sidewalk along the 31St Street and any
existing broken and/or otherwise damaged concrete panels in the alley.
34. All existing overhead utilities serving the project site shall be undergrounded.
35. The residential unit and commercial component shall be served by separate water
services/meters and sewer laterals/cleanouts. Each water meter and sewer cleanout
shall be installed with a traffic-grade box and cover.
36. Additional reconstruction within the public right-of-way shall be required at the
discretion of the Public Works Inspector if it is determined that damage has been done
to public improvements surrounding the development site by the private construction.
37. The existing driveway shall be removed per City Standard STD-165-L.
38. A new driveway approach shall be constructed per City Standard STD-162-L and there
shall be no loss of on-street parking spaces.
39. The applicant shall provide a 4-foot ADA-compliant pedestrian path around the
proposed new driveway approach. This shall require a pedestrian easement within
private property to be granted to the City of Newport Beach.
40. The proposed project shall be designed to comply with the City sight distance standard
STD-110-L.
41. The rear alley setback shall be clear of all aboveground improvements.
10-02-2015
2�
Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
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Site Development Review No. SD2016-008
PA2016-177
424 31 st Street
Attachment No. ZA 3
Project Plans
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NOTES:
1 2 F I BaLL "I
deck level easily accessible from ground level without having to access the building interior and not BUILDING DEPARTMENT
visible above the parapet. 1. Building shall be built as Type-VA for one hour construction, architecture
isite: ..ballaia
PHEN L.BALL
IA EMERITUS 2. fire sprinklers are required and must comply with NFPA 13.
Architect 3. Occupancy separation is required between elevator, garage and hallway.
all Architect,inc. Site Development Review-3 findings > > •• - - -
.staNingtonRd. _ 4. Occupancy separation is required between R & B occupancies. This includes exit path of travel for R
h,CA 92651 USA Findings and Decision. The review authority may approve or conditionally approve a site development
review application,only after first finding that the proposed development is: Occupancy to a yard, court, or public way.
:(9491338-2679 1.Allowed within the subject zoning district;The MU-CV/15TH Zone specifically allows a Mixed Use in
en@balloia.com 5. Occupancy separation is required between R path of travel and carport.
we .ballaia.com.c this zone consisting of a non-residential ground floor use and separate residential use above. 0R_ ,
2.In compliance with all of the applicable criteria identified in subsection(C) (2)(c)of this section;and 6. Roof overhangs shall be 5 from the property line. issue
DATE:9-30-2016 c.The following criteria shall be considered during the review of a site development review application: 7. Roofing shall be class A. SITE DEV. REVIEW 7-31-15
i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and 8. A g eoteehnical rep ort is req uired for p ermit.
other applicable criteria and policies related to the use or structure; This plan and use complies with all SITE DEV. REVIEW 9-14-15
TO: CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT
100 CIVIC CENTER DRIVE NEWPORT BEACH CA 92660 known requirements of the regarding the use of the MU-CV/15 TI zone. 9. Fire rated wall adjacent to property lines are required.
ii.The efficient arrangement of structures on the site and the harmonious relationship of the structures to 10. Parapets adjacent to property lines are required. DRIVEWAYREVIEW 11-02-15
FROM: Stephen L.Ball AIA EMERITUS,architect p J p p y q
one another and to other adjacent developments; and whether the relationship is based on standards of CITY COMPROMISE 11-16-15
RE: SITE DEVELOPMENT REVIEW FORA PROPOSED"NEW"MIXED USE good design;This plan is similar to other modestly scaled mixed use developments within the district. 11. Open trash bin beneath stair shall be of minimum 1 hour construction and fire sprinkler equipped.
DEVELOPMENT AT 424 31sT.STREET,NEWPORT BEACH,CA 92663 iii.The compatibility in terms of bulk,scale,and aesthetic treatment of structures on the site and SITE DEV. REVIEW 10-03-16
adjacent developments and public areas; This plan has been integrated into its site and surroundings as
TO WHOM IT MAY CONCERN, sensitively as possible taking into consideration that it is adjacent to a smaller scale existing building SITE DEV. REVIEW 10-24-16
representative of one of the few remaining original cottage structures. PUBLIC WORKS DEPARTMENT
Long time Newport Beach residents,the Taormina family,desire to convert their 31St Street property into iv.The adequacy,efficiency,and safety of pedestrian and vehicular access,including drive aisles, ZONING HEARING 11-14-16
a new mixed use building consisting of ground floor non-residential space and a two level apartment for driveways,parking,and loading spaces;Considerable effort has been put into promoting both pedestrian t Comments:
family use above. While it is extremely difficult to comply with all applicable City Zoning and ADA and vehicular safety upon entering and exiting this site and while on site. - Show the entire driveway approach On the plans. The entire driveway, including the sloped portion of the
,
requirements on these 30 x 92.86 foot sitesthis design provides the owners with an adequate and flexible v.The adequacy and efficiency of landscaping and open space areas and the use of water efficient
q gn p q - _ _ - driveway shall be located within the projection Of the side property line.
plant and irrigation materials; There will be no in-ground planting, plant material will be within raised
solution to today's requirements while, in our professional opinion, satisfying applicable codes as we planters equipped with high efficiency irrigation that will recycle a minimum of 40% of irrigation water 2. The project shall provide a minimum 4 foot wide ADA compliant pedestrian path around the driveway approach.
understand them. mixed with rainwater collected and stored on site. All plant material will be of a native and or drought a pedestrian easement shall also be granted to the City. seal'
This plan was originally submitted into City Site Development Review in early 2015 and subsequently tolerant variety. ��,� AR
vi.The protection of significant views from public right(s)-of-way and compliance with Conditions:
went through two extremely thorough"all department"reviews and recommendations cycles before being Section20.3Q.1 OQ (Public View Protection). During the design phase a lift was brought to the site to 1. Each unit shall be served by separate water and sewer services. til Q0
placed on hold by the owner. The current plan has benefited from the prior reviews and all evaluate view potential and neighboring concerns. There were no ocean views at any elevation;nor were
recommendations have been adapted within the sheets of the current submittal. the significant view impacts on adjacent and neighboring structures. 2. All Improvements Shall be Constructed as required by Ordinance and the PUbIIC Works Department.
3. Not detrimental to the harmonious and orderlygrowth of the Ci nor endangers, or 3. 31 st Street is on the City's Street-cut moratorium list. Trench in /dto street will require extensive Y
The front off-street parking is dedicated to van accessible ADA parking and exterior access to both uses e g City, jeopardizes, y gams ga o saree
otherwise constitutes a hazard to the public convenience, health, interest, safety, or generall welfare of
at an elevation of 9 feet above sea level. Two tandem garaged spaces for residential use and two .street repair. Contact Public Works for repair requirements. NO.c19781
persons residing or working in the neighborhood of the proposed development. The plan is entirely �,�
additional non-residential parking spaces have been provided at the rear of the site accessible from the consistent with the general development direction of this specific neighborhood and district. The A NEW MIXED-USE PROJECT FOR VINCENT C. TAO RM I N A 4. Reconstruct all broken/damaged panels within the alley along the project alley frontage per City Standard. .y R.EN.4-30:17
existing alley. Independent customer and resident access has been provided from the rear and garage proposed development is functionally and visually compatible with existing mixed-use development 5. Reconstruct the sidewalk, curb and gutter along the entire 31 st Street frontage per City Standard. �0
parking areas as well as a dedicated elevator exclusively servicing the residential space above. The trash within its immediate surrounds,and will not negatively impact the community or the general welfare of 424 31ST STREET NEWPORT BEACH CA 92663 of CA�f
enclosures have been located beneath the internal stair accessible from the rear parking area. its neighbors. / / 6. Plug existing driveway per City Standard STD-165-L. -
Non-residential and residential floor areas comply with code mandated minimums and maximums and 7. Install new driveway per City Standard STD-162-L. expires:4-30-2017
building totals are significantly less than what would be allowed on a site of this size. We hope you will agree that this proposed use and the overall design of the building are compatible wid 8. The proposed project shall be designed to comply with the City sight distance standard STD-110-L.
both the spirit and the requirements of the Cannery District Zone.
The building has been designed to be compatible in its appearance with more contemporary expressions FIRE DEPARTMENT
of mixed use development to be found within the Cannery District. Even though there is little view,
extensive"open space deck areas have been provided for the two levels of residential space resulting in a �j Conditions ;
sense of openness not usually found in developments of this size. The extensive balconies are ringed by U�
1. As per California Fire Code Section 903.2.8 an automatic Sprinkler system installed in accordance with Section
planters intended to promote the growth of drought tolerant plant material softening the strong horizontal Stephen L.Ball AIA Emeritus,architect
planes and surfaces. The architectural finishes include overall cladding in two different shades of ceramic 903.3 shall be provided throughout all buildings with a Group R fire area. Where a different occupancy is located
tile accented with dark anodized aluminum door and window cladding promoting both ease of in a building with a residential occupancy, the provisions of this section still apply and the entire building is M
maintenance and durability. All major building mechanical systems will be located on the third floor required to be provided With an automatic Sprinkler System regardless of the type Of mixed-Use condition
considered. This is consistent with the mixed-use provisions in Chapter 5. (As per the IBC Code and N
Commentary). M
2. The structure will need to meet Fire Flow requirements which can be determined and referenced through the Q
NBFD Guideline B.OI Determination of Required Fire Flow. C.F.C. Sec. 507.1. Z
:Z1 ❑ u 3. A fire hydrant must be located with 400 feet of all portions of the structure measured by an approved route pe.
around the exterior of the structure. C.F.C. Sec. 507.5.1. 0
4. Smoke alarms will be required in the R occupancy and must be installed as per California Fire Code Section LLL1LL
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907.2.11.2 outside of each separate sleeping area in the immediate vicinity of bedrooms and in each room used Q J
for sleeping purposes. O Z u
5. Required vertical and horizontal occupancy separations must be met as per C.B.C. Sec. 508.4.4. fie
_ 6. Open dumpster beneath enclosed stair shall be provided with minimum 1 hour fire rated construction and C _
provided with fire sprinkler protection. � V
7. Newly constructed Group R occupancies located in a building consisting a fuel burning appliance or attached
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garage shall be equipped with single station carbon monoxide alarms. The carbon monoxide alarms shall be = O Q W
listed as complying with UL 2034 and shall be installed and maintained in accordance with NFPA 720 and the im
manufacturer's instructions. Q
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MIXED USE CALCULATIONS: c/'1
424 31 st Street 1-1 SITE SURVEY
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�- Newport Beach, CA 92663
` GENERAL DATA:
FRONT SETBACK 0' (none)
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�_ A1.00 PLOT PLAN61F rl
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PROJECT ARCHITECT TITLE 24SIDE YARD SETBACK 0' (none) A2.00 GROUND FLOOR AND SECOND FLOOR PLAN
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Stephen L. Ball AIA Architect TO BE DETERMINED A2.01 THIRD FLOOR AND ROOF PLAN
: `I - MINIMUM FLOOR ELEVATION 9.00'
e �� q" ,' I_, , r ;�,� P.O. Box 9156 MAXIMUM HEIGHT 26' - 0" flat roof
`' ten' 1 ' � � Laguna Beach, CA 92652 ( A3.00 NORTH AND WEST ELEVATIONS
• s, _ MAXIMUM HEIGHT 31'0" (3:12 min.
asrn ,
949-338-2679 A3.01 SOUTH AND EAST ELEVATIONS
TOTAL NON-RESIDENTIAL 745.00 SQ. FT.
7
E '' SURVEYOR / CIVIL ENGINEER MECHANICAL ENGINEER NON RESIDENTIAL ALLOWED 1,392.90 SQ. FT. MAX. A4.00 SECTIONS
Toal Engineering, Inc. TO BE DETERMINED TOTAL RESIDENTIAL 25778.00 SQ. FT.
�Y f 139 Avenida Navarro,
San Clemente, CA 92672 RESIDENTIAL ALLOWED 2,785.80 SQ. FT. MAX.
949-492-8586
FINf - I , _:. TOTAL PROPOSED 3,523.00 SQ. FT.
7 ,
DESIGNERMAX.
F.A.R. 4,178.70 SQ. FT.
INTERIOR PLUMBING ENGINEER
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_�5 � ✓ya� �, I,'`T Nila Trider TO BE DETERMINED SEE A1 .00 FOR F.A.R. CALCULATIONS
P.O. Box 8229
Newport Beach, CA 92658
ASSESSOR'S MAP 949-644-9226
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EASEMENT NOTE:
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THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT,
UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY.
BOUNDARY NOTE:
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MIXED USE CALCULATIONS: SITE SPECIFIC DATA FOR THIS PROPOSAL: BaLL
PARCEL AREA 2,785.80 SQ. FT. architecture
GENERAL DATA: F.A.R. (1.5 X PA)= 4,178.70 SQ. FT.
FRONT SETBACK 0' (none) PARKING PROVIDED 5 vAmbaftarchitecture.com
REAR SETBACK 109 - 011 garaged required 2
SIDE YARD SETBACK 0' (none) garaged provided 2
MINIMUM FLOOR ELEVATION 9.00' non-residential 3
MAXIMUM HEIGHT 26' - 0" (flat roof) ADA van required 1 issue
MAXIMUM HEIGHT 31'0" (3:12 min.) ADA van provided 1 SITE DEV.REVIEW 7-31-15
SITE DEV.REVIEW 9-14-15
GROUND (FIRST) FLOOR DATA
garage 400.00 SQ. FT. DRIVEWAYREV/EW 11-02-15
gross floor area 745.00 SQ. FT. C17YCOMPROMISE 11-16-15
net floor area 656.63 SQ.FT. SITE DEV.REVIEW 10-03-16
vertical circulation 104.65 SQ. FT. SITE DEV REVIEW 10-24-16
common open space 108.00 SQ.FT. ZONING HEARING 11-14-16
36'
SECOND (RESIDENTIAL) FLOOR DATA
floor area 1,635.00 SQ. FT.
balcony 467.00 SQ. FT.
private open space 467.00 SQ.FT. seu
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GARAGE 400 50FT THIRD (RESIDENTIAL) FLOOR DATA
floor area 743.00 SQ. FT.
balcony and mech. 1,239.36 SQ. FT. Y
private open space 1,130.97 SQ.FT. No.C 19781
mechanical space 108.39 SQ.FT. .y
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TOTAL NON-RESIDENTIAL 745.00 SQ. FT.
expires:4-30-2017
X q'-41/16" NON RESIDENTIAL ALLOWED 1,392.90 SQ. FT. MAX.
ELEVATION DI STAINCE(ft) SLOPE TOTAL RESIDENTIAL 2,778.00 SQ. FT.
GR055 NON-RE5IDENTIAL 146 SOFT PATH-1 PROPERTY LINE 6190 RESIDENTIAL ALLOWED 2,785.80 SQ. FT. MAX.
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6 -> 1' 4 13/16" x 4' 3 5/16" — 32 14,50 33aa F.A.R. 4,178.70 SQ. FT. MAX. to
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SITE DEV.REVIEW 9-14-15
DRIVEWAYREVIEW 11-02-15
BEDROOM CITY COMPROMISE 11-16-15
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THIRD FLOOR AND
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THIRD FLOOR PLAN ( 1/4" = 1 '-0" ) RESIDENTIAL A2.01
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SITE DEV.REVIEW 7-31-15
SITE DEV.REVIEW 9-14-15
DRIVEWAYREVIEW 11-02-15
TOP OF RAIL CITY COMPROMISE 11-16-15
00 (Elev 31' - 3 1/4") SITE DEV.REVIEW 10-03-16
SITE DEV. REVIEW 10-24-16
�U ZONING HEARING 11-14-16
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A NEW MIXED-USE PROJECT
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424 31ST STREET
NEWPORT BEACH,
(7.40') ALLEY CALIFORNIA 92663
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description
NORTH AND WEST ELEVATION
(1/4"= V-0")
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WEST ELEVATION A3.00
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SITE DEV.REVIEW 7-31-15
SITE DEV.REVIEW 9-14-15
TOP OF RAIL DRIVEWAYREVIEW 11-02-15
CITY COMPROMISE 11-16-15
ZONING HEARING 11-14-16
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EAST ELEVATION A3.01
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F•G• SITE DEV.REVIEW 9-14-15
SO
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CITY COMPROMISE 11-16-15
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SITE DEV.REVIEW 10-03-16
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deck deck planter = = - -F.F.
Stairway
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residential unit on
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Non-residential _ _
parking ands et entry — = iter' _ - A NEW MIXED-USE PROJECT
ADA Bath - - r r se i e - FOR
residential
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25