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HomeMy WebLinkAboutIS024_TIME SHARE CONDOS ,go24 � rLrLffl� ❑ ❑ WIE a @OUab&E@hff o� IMW @T � "%NOW Culbertson Adams & Associates y -���� _ _ ',OY _ tea.' `.,=f.^�'•''Z-7. �_ ......_ � _,,,,.'..�` '�• '+ •�~ € gg� P n ° , I i 1 INITIAL STUDY FOR A TIME SHARE CONDOMINIUM AT 3336 VIA LIDO Initial Study Prepared By: CULBERTSON; ADAMS AND ASSOCIATES 27072 El Retiro I Mission Viejo, California 92692 (714) 831-0039 (Contact Person: Andi Adams) City Project Manager: Fred Talarico, Environmental Coordinator (714) 640-2197 1 Project Sponsor: Hogan. and Spangler 2240 Newport Boulevard Newport Beach, California 92663 Lead Agency: C* of Newport Beach Planning,Department 3300 W. Newport Boulevard Newport Beach, California 92663 August 26, 1981 TABLE OF CONTENTS Chapter Page No. I. DESCRIPTION OF THE PROPOSED PROJECT 1 A. INTRODUCTION 1 B. LOCATION C. PROJECT DESCRIPTION 5 D. REQUIRED PERMITS 11 II. EXISTING LAND USE 12 A. PROJECT SITE 12 B. SURROUNDING USES 16 III. EXISTING CONDITIONS, IMPACTS AND 17 MITIGATION MEASURES A. CIRCULATION 17 B. AESTHETICS 16 C. AIR QUALITY 25 D. WATER QUALITY 27 E. RELEVANT PLANNING 29 F. ENERGY 38 IV. ORGANIZATIONS AND PERSONS CONSULTED 40 LIST OF EXHIBITS No. Exhibit page I Project Location 2 II Vicinity Map 4 III First Floor 7 IV Elevations g IVA. Elevations g V Site Photographs 14 VI Existing Land Use Map 15 VII Site Photographs 21 VIII General Plan Matrix 32 CHAPTER I DESCRIPTION OF THE PROPOSED PROJECT I. DESCRIPTION OF THE PROPOSED PROJECT A. INTRODUCTION This Initial Study has been prepared in accordance with Section 15080 of the State Guidelines for implementing the California Environmental Quality Act to aid the City of Newport Beach in determining if the proposed project will have a significant impact on the environment. It is designed to cover all associated development permits for this project. r I� � WIN" MIMMM ma" WOMI' m on fin 10 0.(n CLEVELAND NATIONAL FOREST F it c�!ago C la FULL€RTON O '. FwCD o r S A RNA w ELTORO O ID aoo Fw , o IRy�NE on Di• o a � ) �( L OEACH O + i P. CHT +� m B. LOCATION The project site comprises approximately ; of an acre (11,250 square feet) of improved land located at 3336 Via Lido in the City of Newport ' Beach. The bayfront property is located on the north side of Via Lido approximately 1,000 ' east of the Newport Boulevard and Via Lido intersection (see Figures I and II). 3 C J I m VICTORW Sr COSTA MESA. cc 0 N I9th J� P P NEWPORT SEACFfr Prcue. f a IS ■ Q BALBO,A ISLANQY I � N Culbertson FIGURE �. Adams & VIdnity Map ...... Associates C. PROJECT DESCRIPTION IThe project proposes the construction of a twenty unit condominium complex, the condominium units will be sold on a principle known as ' timesharing. Under the timesharing principle, each unit is sold in ' fifty one-week increments. Each buyer receives an interest in the entire complex equal to the number of weeks he buys. Because of the large number of sales and the smaller ownership interest in the project, each share is relatively low priced. A family can own a luzury vacation home at an affordable price under timesharing. Each buyer will receive a partial fee interest in the entire complex ' and an exclusive right to use one of the units over the life of the project. The buyer will purchase his interval for a specific season during which he may reserve the unit. Each year, he pays a man- agement fee in order to maintain the complex in good repair and to pay for the management and housekeeping services. Two weeks of each year are left vacant and are used for major building repair and rennovation. The timeshare owner arrives during a designated time period at the beginning of his reserved interval. A management staff is on hand to administer the arrival of the ,owner. In addition, a troubleshooting staff is easily available to relieve any problems the owner exper- iences. ' The project proposes the construction of a three story 20 unit time- share condominium project and subterranean parking facility. The 5 i structure will include nine two-bedroom units, seven one-bedroom ' units, and four bachelor units. A statistical summary is shown below: Units Square Feet ' First Floor 7 5,549 Second Floor 7 5,199 Third Floor 6 5,214 ' TOTAL 20 15,952* * Does not include landscaping, pool, laundry, and associated parking. r ' The proposed building will be an average height of 35' above existing grade- Setbacks for the proposed building are as follows: r Southeast sideyard 10, rNorthwest sideyard 0' Bayside 5' (to balcony) 13' avg. (to structure) Frontyard 2' rThe architectural design of the building will feature'Victorian styling. Building materials include a wooden exterior incorporating brickwork and leaded glass on all windows. A 10' wide, tree-lined public walk- way will be provided on the southeast side of the. building. Also, a 5' wide public access pedestrian area will be provided on the bayside of the proposed building. Figures III, IV and IVA illustrate the site plan and elevations for the proposed project. Plants cascading down from the balconies and walkways in the building are proposed to create a colorful, softer appearance of the exterior. r 6 dock newport . . 115�� �•.,, ,.>. ,max.::Av>�:.@•.:•>::•:•:-::::::<..:.�>.;•: •c, ti• .?'" mac'•'�� Ib», ♦♦ \• a..• ♦JOi•'Ji♦♦♦D•A• O7��J♦y Y .•'iii♦♦• h� iww♦ww•♦>.,. •''�>:%'•:y^•.!;;'%'. Y.;ifJi, •,iw•iJ�••♦♦•ii♦• iiJ♦•J:❖.. , �i••❖: S:c••E.• . '. YY♦'Y••♦•♦�� ,. 'v D /'.:fG�>., iJ OJ ♦♦ •w•i♦ROii����.•i•�ii�•i•er •t.4•��>•i%:!t�%i. 'i.�w;iJ� Jb%if`, �''%�♦.-i!.�i•%i�: '<::fi::`.::? .. �f �, • • ♦ ♦•♦•. eP aa-�IM�������1��1fji',9�a♦••••••� �•♦•••O_ i'��i::::::::2:f::::i:.: - — '••00 �e0 iiii•i�i"i•-•i•i17i'K•i♦i•Oi�iii•JJii 4•�+ � ::......::.••.•:; ��ii••e.,♦.iii.J���OD..J•1.� L..•.c r�•c>•♦�:: .. Or:�' � •.`��.''�;.%o'•: �i�iJ♦�I�1111 .�•••�•••�•�♦�•••�J♦t� an:i•Jiw1r0��I �r.:i::::-:':., •�iri1111111 •i i i i i i i•••i1ti•••3J�•�i•♦♦♦•••••i----::�i•�r iq*i0•:4•:^:OO❖Oi i •° i i i� :' :�ii�.�•�•y _!/ \ /:;:;:"''D�' r,1. ,.�.J❖.i,: .*::..•rJ♦�•�O♦O•♦�•�•�i•♦�JJ' �\�...,:<::i5: :`.:':"..'.: �,w^�.�i'._�•S�:`---�-�t,t��w.ca.�q� ,✓,- .,,.,/fir..:.? I � e .. 0 � s Culbertson ` •ams & First Floor ♦ ssociates Imo\_ 'AIL 11' IE JNOULPJj � `IIJ P.. ,� 1'uLl _ Iml u..m-. .Ir I7�IW�umTZl l /ill[= w n 'm�J 911r T11 ao. �tr ii Fl 1 R `-/'.IT.Ju a IN Iarnt../. I JmI nr n>,T ��1 .11 11141 I1fJ �YYyI IfJ.YI�L 14'•��alM�111111J1 � /Iti1111Y,i1 V T IUnIJIfIJ =�IL`II�II � •, 4•�:f�er-�.��1�.9�N�na>::4w:®f:�Y�;M:�,d�i�i�59�.miz a:t-'•`>rat..vY�! �Y�i�. 1 mil • - • 1 IF i q G ;LI H I-I 04 Y4 � ill AN 11�I I_II� I> II !I !i ;A , r1 FIGURE •e • sociate ME H H 0(H H I it �f I hi :4 M VON R t LI ------ ----- Culbertson Adams & Elevations Associates 1 Access to the project site will be located approximately 21' from the westerly most corner of the property. Twenty-three parking spaces will be provided in an underground garage. 1 ' Project implementation will necessitate demolition of the existing apart- ment/commercial building. 1 i 1 1 1 10 1 1 D. REQUIRED PERMITS 1 The proposed project will require a use permit approved by the Planning Commission to: (1) exceed the basic height limit of the 1 district; and (2) allow hotel type use in a commercial district. Addi- tionally, the applicants will also be required to file a one lot sub- division. The project site lies within the planning boundaries of the 1 Local Coastal Program and will require project approval and permits by the California Coastal Commission. The applicant is proposing a building height of 35 feet; the City of 1 Newport Beach zoning ordinance limits building heights to 26 feet. 1 However, this height limit may be exceeded up to a maximum of 35 feet with a use permit, providing that the Planning Commission 1 finds that all of the criteria listed in Chapter 20.02 of the zoning ordinance is satisfied (see text pps. 3-13 through 3-16). 1 Grading/demolition and building permits will also be required from the City. i 1 1 i i 1 11 1 ' CHAPTER II ' EXISTING LAND USES ' II. EXISTING LAND USES A. PROJECT SITE Existing uses on the project site include a three-story, 11-unit apart- ment building with 12 parking spaces. Three of the units are for ' residential purposes and the remainder (7,100 square feet) are pre- sently occupied with commercial/office uses. Height of the existing building is approximately 29 feet with floor area totaling 9,250 square feet. One access point is provided from Via Lido in the center of the property. Figure V provides a visual portrayal of the existing de- velopment. Figure VI depicts existing land use in the vicinity. Units located on the first floor are presently occupied by commercial/ ' office activities. These uses are as follows: ' Arthur La Loza, Attorney at Law Avery and Company ' Susan Spiritus Gallery D. H. Marshall Realtors ' The apartment building is located on bayfront property. The project site has several dock slips used primarily for commercial purposes. The existing slips are managed by Lido Marina Village. Yacht brokers presently lease the slips for operating boat sales and rentals. ' Parking for users of the dock slips is provided in the Lido Marina ' Village parking structure located at the intersections of Central Avenue, Via Lido, and Via Oporto Drives. The parking facility is a 12 r ' four-story structure consisting of 373 spaces. Public restrooms are rprovided in Lido Marina Village. Setbacks for the existing and proposed structures, and the zoning requirements, are listed below: r rExisting Proposed Zoning rSoutheast sideyard 0' 10' 0' Northwest sideyard 2k' 0' 0' rBayside 10' 5' (to balcony) 0' ' 13' avg. (to structure) Frontyard 4' 2' 0' r r r r r r r r r 13 r t � U) u S� g° J. CO CD - v V - o -'v � - ___.wry="="".`..'-•-•,-4 _ __ _._- _- __ - ` --_ "6 - �_,,.,,_.•>..'''"=_'- >___ _ _ - -_ __� - _- -_ _-_ --_ - - _.�' - -_ - - - '" ':r u•-.r.:may;'-.'a_""`'r^ -F'-= _sY`'^`_ _ _ �'� -_' =_' ,^y6y--yJ`yri>_ ��• ,.`.y:>en�_ea.� #��"b.:..: �TB. -4i`�•�-�-=�+� �.': r .."' +V+aY '4y4_vY �..fM1i_ � �'.— r `i•r M1+ _- z 4 Unit Apartment Building First Church Of t Christian Scientist Project Site ' 3336 Via Lido 3 Residential Units m Arthur L'a Loza, Attorney ' D.H. Marshall, Realtors Avery & Company Susan Spiritus Gallery Blue Dolphin Coffee Shop Parking Lot t For City National Bank And Imperial Savings ' ;a Lido Building J . Tailor Real Estate Office City National Bank Restaurant ' Hair Salon Imperial Savings GQ ' � 2 L O a � Lido Village ' Z Culbertson FIGURE 1 Adams & EXISTING LAND USE MAP A ..,,,., Associates 1 1 B. SURROUNDING USES ' The project site is located in the Lido Village area which offers many tourist recreation and marine oriented services including retail stores, restaurants, outdoor cafes, and yacht brokerage firms. The following uses abut the project site: Northeast - Newport Bay 1 1 Southeast - 4-unit apartment building Southwest- Via Lido Drive 1 Northwest- Parking lot for Imperial Savings and City National Bank 1 1 1 i 1 1 1 1 16 1 1 CHAPTER III ' EXISTING CONDITIONS, IMPACTS AND MITIGATION MEASURES 1 1 III. EXISTING CONDITIONS, IMPACTS, AND MITIGATION MEASURES ' A. CIRCULATION Existing Conditions The project site is located on Via Lido approximately 1,000' east of ' the Newport Boulevard and Via Lido intersection. The Newport Beach Circulation Element Master Plan of Streets and Highways identifies ' Newport Boulevard as a six-lane, divided major road carrying approx- imately 40,000 vehicles per day. Via Lido is a four-lane, undivided ' secondary road carrying approximately 14,000 vehicles per day. The existing 11-unit residential/commercial office building generates ' 146 total vehicle trip ends (te) per day as indicated by the analysis in the following table: Vehicle Use Amount Standard* Generation Residential 3 units 8te/unit 24 Commercial/ 7,100 sq. ft. 35te/1000 sq.ft.** 249 Office Total vehicle trips per day: 273 tImpacts The proposed time-share condominium project will generate 240 total vehicle trips per day using a standard generation factor for motel uses as follows: Total Vehicle ' Use Amount Standard* Generation Time-Share 20 units 12te/unit 240 vehicle Condominium trips per day * to = trip ends t **Standard provided by City of Newport Beach 17 1 The proposed project will result in a reduction of 33 vehicle trips per ' day (approximately 12% decrease) from present traffic generation levels. This represents a substantial decrease in traffic generation to and from the project site and, therefore, will contribute towards alleviating traffic congestion in the general area. Mitigation Measures None suggested. t 1 18 ' 1 B. AESTHETICS Existing Conditions The project site is presently developed as a commercial and residential structure. The height of the building is 29' with a 4' frontyard setback. The existing architectural design of the building is early 1950's stucco and is painted a pastel pink color. Impacts The proposed time-share condominium project will highlight a Victorian architectural design. Exterior building materials will feature wood, brick, and leaded glass windows. Project implementation will require removal of the existing trees at the rear of the property. Landscaping for the proposed project includes a tree-lined public walkway on the southeast side of the building, rcascading plants from interior courtyards and balconies, and shrubs. The tree-lined pedestrian walkway located on the southeast side of the building is intended to provide a visual corridor of Newport Bay from Via Lido Drive. Lighting will be limited to that necessary for security and landscape accents. The public sidewalk adjacent to the project site is presently in excel- lent condition. However, project implementations may remove a por- tion of the sidewalk and one existing street tree. This would permit construction of the driveway needed to serve the proposed condo- minium project. If there is any damage to public property, the project proponent will replace the sidewalk and street trees under the direction of the City of Newport Beach. 19 �1 � Figure VII depicts a view of the site from across the Bay, showing the dimensions of the new building. Mitigation Measures Prior to the issuance of building permits, a landscape plan shall be approved by the Planning Director. Such plan shall also be reviewed ' by the Parks, Beaches, and Recreation Department. The landscape plan shall show the following items: La spa in O1An irrigation plan designed to minimize water usage .land prevent over-watering. ,02 2 A maintenance program which controls the use of fertilizers and pesticides. 3. Heavy emphasis on the use of drought-resistant native vegetation. J he e hould be no emova of stin park y tre s. 1 . i n s h emo� i timely ie"uir'e hou'ltl re''c ive a •v f �e a k {{ Beahe RU- 1 atib��f Com- �. mission and ty unaii 5. � Any construction on the site will be done in accord- _ ance with the height restriction regulations of the tCity. The restrictions of said should apply to any landscape materials, signs, flags, etc. , as well as structures. 20 ,. , r�.- ,�. ; _ rrt __ , � ter,.`-'. • - _.._ -_ • • • -- .• • • • ..�.�• _ ��� t ��' � _�T:V a' -W- T h� �'�� ��''� - �� Si 6. Prior to issuance of building and/or grading/demolition permits, the Planning Department shall approve a signing program for the proposed construction, sales, and occupancy periods of the project. ' Nb—M`g s 'a vertising sale, rent, or lease of any unit -including-.temporary signs—shall—be—permitted—other those,.Apggjfied-by the-sign-program:--- - Lighting /( 8. J A light plan shall be prepared by a qualified electrical engineer. Lighting shall be limited to uses on property and public safety. 0 Lights shall be screened from adjacent uses and de- signed to not allow light or glare spillage onto adjacent properties or across the bay. Cultuual Resources <.I]. - hould any resources be uncovered during construc- tion, a qualified archaeologist or paleontologist will evaluate the site prior to completion of construction activities, and in accordance with City Policies K-6 and K-7. 22 i Acoustics 12. The proposed structure will be designed such that interior noise levels will not exceed 45 dba and ex- terior noise levels will not exceed 65 dba. Public Safety and Maintenance 13. A weekly clean up program around the docks and public walks will be conducted on a regular basis. 14. Construction basins or other devices will be installed to prevent waste from getting into Newport Bay. r15. A qualified civil engineer will evaluate bulkheads and verify safe for construction. 16. No food/beverages or other type services normally associated with a hotel and not a time-share condo- minium shall be permitted. r17. An Army Corps of Engineers permit must be obtained prior to any reconstruction of bulkheads. 18. A Coastal Zone Commission permit must be secured Lbefore project implementation. Airport Disclosure Statement G The following disclosure statement of the City of Newport Beach's policy regarding the Orange County Airport should be included in any Covenants, Condi- tions, and Restrictions which may be recorded against the property. 23 The Lessee herein, his heirs, successors, and assigns acknowledge that: a) The Orange County Airport may not be able to provide adequate air service for business estab- lishments which rely on such services. b) When an alternate air facility is available, a complete phase out of jet service may occur at Orange •County Airport. c) The City of Newport Beach may continue to oppose additional commercial air service expan- sions at the Orange County Airport. d) Lessee, his heirs, successors and assigns will not actively oppose any action taken by the City of Newport Beach to phase out or limit jet service at the Orange County Airport. II II � 1 ' 1 1 1 24 C. AIR QUALITY Existing Conditions No significant emissions are generated on the project site. Present air quality at the site is a result of local meteorology and the release I of air contaminants from surrounding urban areas. Winds at 0 to 20 mph frequently occur throughout the year resulting in the concen- tration of air pollution near local sources, such as Pacific Coast Highway. Local traffic is the major generator of air pollution in the I area. Impacts Implementation of the proposed project will slightly increase the traffic volumes in the area. Motor vehicle usage will contribute the majority of air contaminants generated by the project. Such addi- tional emissions will constitute a minor increase to background concen- trations of primary pollutants. Temporary impacts will result from demolition, grading, and construc- tion activities. Demolition and grading operations will generate dust. Exhaust emissions will be generated by heavy-duty vehicles (e.g. , trucks and bulldozers) and on-site power generators (e.g. , com- pressors). The emissions resulting from these operations will be ' small. The project will result in increased local vehicular traffic and an incremental increase in air pollutant emissions. However, the project will not cause any violation of existing air quality standards now or ' in the future. 25 1 1 Mitigation Measures None suggested. 1 I�� 1 t 1 1 1 1 1 � i i 1 26 1 ' D. WATER QUALITY Existing Conditions The project site currently drains to Via Lido where existing municipal drainage structures collect street runoff and discharge it into New- port Harbor. Runoff is filtered through sediment control devices prior to entering the harbor. Impacts The project site is presently developed, and the square footage of impervious surfaces is not expected to change significantly. Runoff volumes and urban pollutants will not change significantly. Con- struction activities will temporarily increase sediment content in runoff. The City of Newport Beach has adopted a series of mitigation ' techniques designed to minimize water quality impacts to acceptable levels, consistent with the 208 Programs. An erosion control plan will be submitted prior to the issuance of grading permits which imple- ments these mitigations. Mitt ation Measures 20. inal design of the project should provide for the incorporation 1 of water-saving devices for project lavatories and other water- sing facilities..2 e final design of the project should provide for the sorting of ed�yclable material from other solid waste. 22. T 4e applicants should provide for weekly vacuum sweeping of all paved parking areas and drives. 27 t ' 23. Development of the site should be subject to a grading and demolition permits to be approved by the Building and Planning Departments. 24. That a grading plan if required should include a complete plan ' for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 25 The grading permit shall include, if required, a description of haul routes, access points to the site and a watering and sweep- ing program designed to minimize impacts of haul operations. 26. An erosion and dust control plan, if required, should be sub- mitted and be subject to the approval of the Building Depart- ment. 27. That an erosion of siltation control plan, if required, be approved by the California Regional Water Quality Control Board - Santa Ana Region, and the plan be submitted to said Board ten days prior to any construction activities. 88. A Regional Water Quality permit must be obtained to permit any dewatering. 28 E. RELEVANT PLANNING 1 Existing Conditions General Plan Land Use Element The City of Newport Beach Land Use Element designates the project site for retail and service commercial and administrative, professional and financial commercial uses. The plan defines these uses as fol- lows: Retail and Service Commercial: t "It is intended that business uses in this category be limited to retail sales, personal and professional services, hotels and motels, and commercial recreation with offices permitted only if they are ancillary to, and on the same lot as, another primary use which provides goods or services directly to the public." ' Administrative, Professional and Financial Commercial: "Included in this category are offices (either ancillary or separate), services, hotels and motels, and convalescent homes, with some limited retail uses (such as restaurants) which are supportive of the predominant uses.% Local Coastal Program The City is currently processing its Local Coastal Program, Land Use Plan. This Plan was approved by the Planning Commission in 1980 and by the City Council in 1981. It is anticipated that the Regional Coastal Commission will review the plan prior to December, 1981. 1 The Local Coastal Program, Land Use Plan for the City of Newport Beach, sets forth several important development policies with which City of Newport Beach, General Plan, Land Use Element, pps. 7 and 8. 29 ' projects must be consistent. The project site is shown on Map #4 of 1 the LCP Land Use Plan and is deisgnated Recreation and Marine Commercial. The plan defines these uses as follows: "It is the intent of this designation to delineate a priority system to guide development approvals on building sites on or near the bay. It is further the intent of this designa- tion to encourage a continuation of marine-oriented uses, to maintain the marine theme and character, encourage mutu- ally supportive businesses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay.%* 1 The plan allows for hotel and motel uses upon the issuance of a use permit. However, on waterfront lots, the plan requires that hotel/ motel uses must be in conjunction with an incentive use occupying a substantial portion of the site. Incentive uses include: 1. Boat haul-out facilities ' 2. Commercial fishing facilities 3. Sport fishing establishments and fishing docks 4. Marinas 5. Marine construction 6. Boat rentals and charters 7. Retail marines sales 8. Marine service businesses 9. Dry boat storage 1 10. Manufacturing of marine uses 11. New boat construction 12. Marine service stations and gas docks 13. Yacht clubs ** City of Newport Beach, Local Coastal Program, Land Use Plan, p. 41 30 ' Zoning The project site is located in the C-1-H District, and is governed by zoning regulations found in Chapters 20.35 and 20.18 of the Newport Beach Zoning Code. The property is designated for office/retail uses with the "H" combining district attached regulating off-street parking requirements. Chapter 20.35 requires any hotel, motel, or residential use obtain a use permit. Impacts General Plan Land Use Element - Figure VIII depicts the various Elements of the ' General Plan and denotes the compliance of the project with each Element, where applicable. The project proposal is consistent with ' the Land Use Element of the General Plan given the commercial nature of the project. Local Coastal Program ' The proposed project will require a coastal development permit from ' the California Coastal Commission. 1 The Local Coastal Program Land Use Plan requires hotel and motel uses to be in conjunction with an incentive use (marine-oriented tservices) occupying a substantial portion of the site. The water adjacent to the project site has been developed as a commercial marina primarily used by yacht brokers for purposes of boat sales and ' rentals. Marinas are defined as an incentive use by the Local Coastal Program Lane Use Plan thereby satisfying this requirement. 31 1 ' FIGURE VIII 1 CITY OF NEWPORT BEACH GENERAL PLAN CONFORMITY MATRIX GENERAL PLAN MATRIX Element Consistent Inconsistent Inapplicable Comments General x Plan Policies ' Land Use x See text dis- cussion. ' Circulation x See text dis- cussions. ' Noise x ---- Public ---- Safety x Natural Resources x ---- Recreation and x ---- Open Space r . 32 ' Zoning The proposed project is consistent with the zoning ordinance as time-share condominiums are a motel type use. Development standards for the C-1 District include a height restric- tion as specified in the 26/35 Foot Height Limitation Zone. This zone is found in Chapter 20.02 which states: "In the 26/35 Foot Height Limitation Zone the height limit shall be 26 feet; provided, however, that a structure may exceed 26 feet up to a maximum of 35 feet after the ap- proval of a Use Permit. This height limitation zone shall apply to all zone districts . . . within the area known as the Shoreline Height Limitation Zone."* The "H" combining district zoning on the project site requires one parking space for each guest unit for motel uses. The proposed time-share condominium project is consistent with the "H" combining district. The project proposes 20 units with 23 subterranean parking spaces. One of the parking spaces will be reserved for the property manager at all times. This leaves adequate parking based upon the ' above district regulation. Mitigation Measures 1 Section 20.02 of the Newport Beach Zoning Code states: "The Planning Commission or City Council in approving any Planned Community District, any Specific Area Plan, or in granting any Use Permit for structures in excess of the basic height limit in any zone shall find that each of the ' following four points have been complied with."** * ' City of Newport Beach, Zoning Ordinance, p. 15. **City of Newport Beach, Zoning Ordinance, p. 17 33 ' "(a) The increased building height would result in more public visual Iopen space and views than is required by the basic height limit in any zone. Particular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas." Setbacks for the existing and proposed building are provided in the following chart: ' Existing Proposed Southeast sideyard 0' 10, Northwest sideyard 2k' 0' ' Bayside 10, s' Frontyard 4' 2' As the above tabulation indicates, the proposed building will ' result in an increased southeast sideyard setback. Although the bayside setback will be reduced, it is proposed to be opened to the public as a pedestrian area which is presently not the case 1 with the existing building. The existing apartment building offers no recognizable public access or views of Newport Bay. The proposed building will ' provide a ten-foot view corridor and tree-lined public accessway on the southeast side of the building. Also, a five-foot public 34 pedestrian area will be provided on the bayside of the building ' permitting the public to enjoy the aesthetic qualities of Newport Bay. "(b) The increased building height would result in a more desirable architectural treatment of the building and a stronger and more ' appealing visual character of the area than is required by the basic height limit in any zone." The existing building is 29 feet in height and the architectural design is early 1950's pastel pink stucco. The proposed building is 35 feet in height and features a Victorian styling with build- ing materials consisting of wood, brick, and extensive use of ' leaded glass. The building's design will 'result in a variety of angles and modular units and will provide pleasant interior living spaces such as pedestrian malls and courtyards. This treatment ' will break up an otherwise wall-like effect found in a structure that might be built to maximize upon a net leaseable square 1 footage arrangement. "(c) The increased building height would not result in undesirable or abrupt scale relationships being created between the structure ' and existing developments or public spaces. Particular attention ' shall be given to the total bulk of the structure including both horizontal and vertical dimensions." 35 II ' As discussed earlier, the proposed building's design and public ' access potential will be a measurable improvement over the exist- ing building's aesthetic qualities and public benefits. The proposed building's height will not create any undesirable or abrupt scale relationships between itself and surrounding devel- opments. The proposed project will be consistent with the character and design theme of the Lido Village area. "(d) The structure shall have no more floor area than could have been achieved without the Use Permit." ' In order to determine if the proposed building would have more floor area than that permitted under the base height limitation ' (26% the following situation was analyzed. Assuming a structure was built according to the C-I district ' regulations for setbacks, the development standards indicated in the following chart would apply: Frontyard 0' ' Backyard 0' Sideyards 0' ' The proposed structure is 15,952 net square feet (parking code net). The maximum allowed by the C-I District is 22,500 net square feet (2 times buildable area of site). Therefore, it would appear that this finding could be met. 36 1 The following chart depicts the compliance of the existing and pro- posed building with the C-I district requirements. ' ZONING COMPARISON CHART Existing Structure Proposed Structure C-I District ' Setbacks S.E. side 0' 10, 0' N.W. side 2h' 0' 0' Bayside 10, 5' (to balcony) 0' ' 13' avg. (to structure) Front 4' 2' 0' ' Heights 29' 351* 351* F.A.R. .82 1.4 2 Parking Requirement 12 23 1 space/unit Lot Size 11,250 sq. ft. 11,250 sq. ft. 2,000 sq. ft. (min.) * Subject to a Use Permit pursuant to Chapter 20.02 of the Newport Beach Zoning Ordinance. 1 37 I , F. ENERGY Existing Conditions Title 24 of the California Administrative Code mandates that certain energy conservation measures be incorporated within the building design of all new construction. The existing building on the project site was built in 1956 and does not presently comply with Title 24 insulation requirements. _pacts The proposed building will conform with Title 24 state energy stand- ards. The building design includes many common walls which will immedi- ately result in a more efficient thermal envelope. Also, insulation materials used in the walls and ceiling will be in excess of Title 24 ' requirements. ' The proposed building will consist of more than 16 percent glass coverage with the majority facing northeast providing the visitor with the greatest view potential of Newport Bay. Title 24 curtails the amount and type of glazing used for all new construction. If the amount of glass coverage exceeds 16 percent of gross floor area, then tcertain energy conservation measures are enforced to mitigate poten- tial energy loss. 38 Title 24 offers several means for mitigating energy loss through excess glazing area. Specific examples include external shading, tinted glazing, dual glazing, and internal shading devices such as ' drapes, venetian blinds, and window shades. The configuration of ' the building's balconies and overhangs significantly reduces actual window exposure. The existing building is in violation of Title 24 energy standards. Implementation of the proposed project will result in conformity with Title 24 of the California Administrative Code. ' Mitigation Measures None suggested. 1 39 CHAPTER IV ORGANIZATIONS AND PERSONS CONSULTED IV. ORGANIZATIONS AND PERSONS CONSULTED ' The following persons and organizations were contacted during the preparation of this report: t Fred Talarico Rich Edmonston ' City of Newport Beach City of Newport Beach Planning Department Traffic Engineering 3300 Newport Boulevard 3300 Newport Boulevard ' Newport Beach, California Newport Beach, California Chris Guston Tony Melum City of Newport Beach City of Newport Beach Planning Department Marine Safety Department 3300 Newport Boulevard 3300 Newport Boulevard Newport Beach, California Newport Beach, California Irwin Miller Pat Temple City of Newport Beach City of Newport Beach Public Works Department Planning Department 3300 Newport Boulevard 3300 Newport Boulevard Newport Beach, California Newport Beach, California ' Don Webb Bob Lenard City of Newport Beach City of Newport Beach Public Works Department Planning Department 3300 Newport Boulevard 3300 Newport Boulevard Newport Beach, California Nepwort Beach, California Ron Whitly Dave Larson ' City of Newport Beach Spangler Shachtman and Associates Parks, Beaches, and Recreation Planning and Architecture Department 2240 Newport Boulevard 3300 Newport Boulevard Newport Beach, California Newport Beach, California Claudette Kunzman Hogan and Spangler Kunzman Associates 2240 Newport Boulevard ' 4664 Barranca Parkway Newport Beach, California Irvine, California 40 02 - Z/9 --- 333(v 1/1.4 ",0 i i i i r -= Culbertson, Adams & Associates Planning Consultants June 18,1981 Mr. Fred Talarico, Environmental Coordinator City of Newport Beach 3300 West Newport Blvd. . Newport Beach, Cal. 92663 Subject: Proposal for Initial Study, 3336 Via Lido Dear Mr. Talarico, We are pleased to present this proposal for an Initial Study for a 20 unit time share condominium project at 3336 Via Lido. it is our understanding that you desire an environmental document which deals with certain key issues, and prescribes mitigation measures therefor. Our Initial Study would address the following areas; LAND USE A comprehensive land. use survey would be conducted with emphasis on existing land uses and their current interrelationships. The proposed project would then be evaluated not only against estab- ' lished City standards, but against the current conditions. This evaluation would focus on the question of whether the proposed use interfaced with surrounding uses in a more intense, less intense, or similar manner. A detailed discussion of relevant City policies would also be under- taken as a part of this Initial Study. The consistency of the pro- ject with the General Plan, zoning and Local Coastal Program would be given particular attention. The study would examine tour- ist impacts, and the nature of the use in the context of City and State policies. TRAFFIC As the site is already developed, it is not anticipated that a com- prehensive traffic study will be necessary pursuant to the City's Traffic Phasing Ordinance. We propose that a simple comparison of existing and proposed project ADT levels will assure proper con- sideration of impacts. \\\ OTHER It is not anticipated that other areas of consideration will dis- 27072 El Retiro, Mission Viejo, California 92692 (714) 831-0039 II " Mr. Fred Talarico June 18,1981 Page Two close significant impacts because of the current developed nature of the site. However, we shall include a brief evaluation of the standard areas of investigation, and will list appropriate stan- dard mitigation measures. COMPENSATION We propose this effort for an amount not to exceed $3000. 00. TIMING We propose delivery of 15 copies of the Initial Study for client ' review within three weeks of the date of written authorization. Fol- lowing such review, we will make any coorections deemed necessary by the client, and deliver 15 copies of the final product within one week of the date of receipt of such corrections. This letter can serve as our Memorandum of Agreement and authori- zation to proceed. Please sign one copy and return the original to us for our files. Again, we are pleased to have the opportunity of presenting this proposal, and we look f©sward to working with you in the future. Respectfully submitted, , - t.Oe,; Andi Adams CONTRACT APPROVAL APPROVED BY: TITLE: ORGANIZATION: DATE: ---------------------- ---------------- CITY OF NEWPORT BEACH RECEIPT O d NEWPORT BEACH. CALIFORNIA 92663! No N 8 58 9 ! DATE ! RECEIVED•FROM $33 L 4 FOR: ! !ACCOUNT NO�.J ACCOUNT NO. ! DEPARTMENT J ! BY q.-. --- �..«._..._..«._.._..�.._..�.._.._.._..�..� � A -A r ! , SEW PART i CITY OF NEWPORT BEACH PLANNING DEPARTMENT 640-2197 i ORN�P June 22 , 1981 R.V . Hogan Company 1300 Dove Street Suite 300 Newport Beach , CA 92660 Subject: Consultant/City Fees 3336 Via Lido Dear Dick: Enclosed please find a copy of a proposal to prepare the environmental documentation on your proposed project at 3336 Via Lido in Newport Beach . Please remit the below sum at your earliest convenience so that we can proceed with the work. COUNSULTANT FEES $ 3,000. 00 CITY FEES 300. 00 TOTAL $ 3 , 300 .00 If we can be of any assistance please contact me at the above number. Very truly yours , PLANNING DEPARTMENT JAMES D . HEWICKER, Director By Fred Talarico , . Environmental Coordinator FT: tk Enclosure CHY Ilall • 3,300 Newport Boulevard, Newport Beach, California 92663 SEW PORT CITY OF NEWPORT BEACH u r PLANNING DEPARTMENT 640-2197 CIZI FO RN�P June 22, 1981 R.V. Hogan Company 1300 Dove Street Suite 300 Newport Beach , CA 92660 Su bject: Consultant/City Fees 3336 Via Lido Dear Dick: Enclosed please find a copy of a proposal to prepare the environmental documentation on your proposed project at 3336 Via Lido in Newport Beach . Please remit the below sum at your earliest convenience so that we can proceed with the work . COUNSULTANT FEES $ 3,000 .00 CITY FEES 300. 00 TOTAL $ 3 ,300 .00 If we can be of any assistance please contact me at the above number. Very truly yours , - PLANNING DEPARTMENT JAMES D . HEWICKER, Director By Fred Talarico , Environmental Coordinator FT: tk Enclosure City Hall• • 3300 Newport Boulevard, Newport Beach, California 92663 0 PORr O� e CITY OF NEWPORT BEACH u PLANNING DEPARTMENT 640-2197 cq<iFORN�P June 22 , 1981 R.V . Hogan Company 1300 Dove Street Suite 300 Newport Beach , CA 92660 Subject: Consultant/City Fees 3336 Via Lido Dear Dick : Enclosed please find a copy of a proposal to prepare the environmental documentation on your proposed project at 3336 Via Lido in Newport Beach . Please remit the below sum at your earliest convenience so that we can proceed with the work. COUNSULTANT FEES $ 3,000 . 00 CITY FEES 300. 00 TOTAL $ 3 ,300 .00 If we can be of any assistance please contact me at the above number. Very truly yours , PLANNING DEPARTMENT JAMES D . HEWICKER, Director B - . Y Fred Talarico , . Environmental Coordinator FT: tk Enclosure City Hall. • 3300 Newport Boulevard, Newport Beach, California 92863 t >uiuerts®n9 Adams & Associates Planning Consultants r June 18,1981 Mr. Fred Talarico, Environmental Coordinator City of Newport Beach 3300 West Newport Blvd. . Newport Beach, Cal. 92663 Subject: Proposal for Initial Study, 3336 Via Lido Dear Mr. Talarico, We are pleased to present this proposal for an Initial Study for a 20 unit time share condominium project at 3336 Via Lido. It is our understanding that you desire an environmental document which deals with certain key issues, and prescribes mitigation measures therefor. Our Initial Study would address the following areas; LAND USE A comprehensive land use survey would be conducted with emphasis on existing land uses and their current interrelationships. The proposed project would then be evaluated not only against estab- lished City standards, but against the current conditions. This evaluation would focus on the question of whether the proposed use interfaced with surrounding uses in a more intense, less intense, or similar manner. A detailed discussion of relevant City policies would also be under- taken as a part of this Initial Study. The consistency of the pro- ject with the General Plan, zoning and Local Coastal Program would be given particular attention. The study would examine tour- ist impacts, and the nature of the use in the context of City and State policies. TRAFFIC As the site is already developed, it is not anticipated that a com- prehensive traffic study will be necessary pursuant to the City's Traffic Phasing Ordinance. We propose that a simple comparison of_ existing and proposed project ,ADT levels will assure proper con- sideration of impacts. \ OTHER It is not anticipated that other areas of consideration will dis- 27072 El Retiro, Mission Viejo, California 92692 (714) 831-0039 o2- 2iq, 7/ Mr. Fred Talarico • . June 18,1981 Page Two close significant impacts because of the current developed nature of the site. However, we shall include a brief evaluation of the standard areas of investigation, and will list appropriate stan- dard mitigation measures . COMPENSATION We propose this effort for an amount not to exceed $3000. 00. TIMING We propose delivery of 15 copies of the Initial Study for client " review within three weeks of the date of written authorization. Fol- lowing such review, we will make any coorections deemed necessary by the client, and deliver 15 copies of the final product within one week of the date of receipt of such corrections. This letter can serve as our Memorandum of Agreement and authori- zation to proceed. Please sign one copy and return the original to us for our files. Again, we are pleased to have the opportunity of presenting this proposal, and we look forward to working with you in the future. Respectfully submitted, Andi Adams CONTRACT APPROVAL ` APPROVED BY: TITLE: ORGANIZATION: DATE: