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HomeMy WebLinkAboutPA2005-001• • CITY OF NEWPORT BEACH PLANNING DEPARTMENT Patricia L. Temple, Director NOTICE OF FINAL APPROVAL DATE: June 2, 2005 TO: Chris Brigandi FROM: Planning Director SUBJECT: Use Permit 2005-001 FILE COPY Please be advised that Use Permit No. 2005-001 was approved by the Planning Commission at its meeting of March 3, 2005 and became effective March 17, 2005. A copy of the resolution with findings and conditions is enclosed. Any deviation from the application(s) and plans on file in the Planning Department may require an amendment to the application(s) mentioned above for the project. Applicant: Chris Brigandi (PA 2005-001) Location: 500 31 S` Street Summary: The applicant requests the establishment of a height limit in excess of the 26-foot base limit pursuant to Section 20.65.055 of the Municipal Code. The applicant proposes to construct a mixed use building with an average roof height of 30 feet and 9 inches and a peak height of 32 feet approximately. Should you have any questions regarding this application please contact (949) 644-3210. Very truly yours, PLANNING DEPARTMENT Patricia L.ample, Director By GingejVarin Executive Secretary Planning Commission Enclosure: rArpproved Resolution with Findings and Conditions of Approval 0 Approved Planning Commission minutes with Final Findings and Conditions of Approval cc: Property Owner (if not applicant) Gvari�rd Post Office Box 1768 • Newport Beach, California 92658-8915 Telephone: (949) 644-3200 • Fax: (949) 644-3229 • www.city.newport-beach.ca.us • RESOLUTION NO. 1661 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2005-001 ESTABLISHING A HEIGHT LIMIT IN EXCESS OF THE 26-FOOT BASE HEIGHT LIMIT FOR A PROPERTY LOCATED AT 500 31ST STREET (PA2005-001) WHEREAS, an application was filed by Mr. Chris Brigandi, with respect to property located at 500 31st Street, and legally described as Lot 21 Block 430 of the Lancaster's Addition, requesting an approval of Use Permit No. 2005-001, to establish a height limit in excess of the 26-foot base limit pursuant to Section 20.65.055 of the Municipal Code. The applicant proposes to construct a mixed use building with an average roof height of 29 feet, 6 inches for the building and 30 feet, 9 inches above the enclosed parking area, and a peak roof height of 32 feet. WHEREAS, a public hearing was held on March 3, 2005 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, Califomia. A notice of time, place and purpose of the meting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. WHEREAS,the property is designated Retail & Service Commercial & General Industry by the General Plan Land Use Element and zoned Retail & Service Commercial (RSC) of the Cannery Village/McFadden Square Specific Plan District No. 6. The property is presently improved with a single -story residence and the proposed mixed use development is permitted within the General Plan and Zoning designation. NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. The Planning Commission makes the following findings: 1. The Land Use Element of the General Plan (LUE) and Local Coastal Program, Land Use Plan (LCP/LUP) both designate the project site as Retail & Service Commercial & General Industry. Residential use is permitted on the second floor above commercial uses provided it meets Floor Area Ratio (FAR) standards. The proposed mixed use development is consistent with the LUE and LCPILUP as it meets the minimum and maximum commercial FAR and maximum residential FAR and it falls below the 1.25 FAR limit. 2. The increased building height will provide more public visual open space as a result of the building's design that provides increased setbacks along the exterior sides of the project. The required front, side and rear setbacks are 5, 0, and 10 feet repsectively. The project provides a 5-foot front yard setback, a 1-foot side yard setback along Villa Way and a 10-foot rear yard setback on the first level. The second and third levels have a 4-foot side setback to Villa Way for a portion of the building and a 10 foot rear yard setback and the third level steps back with a 20-foot front yard setback. The additional setbacks provide increased open areas that would not be achieved without increase height. Corner balconies and decks at both ends of the building are designed to be opened on two sides to provide more visual open space and views while Planning Coeission Resolution No. Page 2 of 6 attractive landscaping in the form of planters and turf block are being provided throughout the site to soften the building mass. The additional building height is necessary to provide the third -level master bedroom with the required ceiling height while providing a loft style design. If the building was designed without the increase in height, the second level would occupy more area and the building would have less articulation and less open space visible to the public. 3. The increase building height results in a desirable architectural treatment by articulating the building mass and contrasting solid planes with voids. The effect of a simple floating shed roof projecting over and protecting glass doors and windows will provide a more transparent building facade facing Villa Way. Approximately 50 percent of the exterior walls on Villa Way are set back 4 feet from the property line creating broken wall planes to soften the elevation and provide a composition of light and shadow. Similar wall treatment and setbacks greater than the minimum are provided at the 31st Street and alley elevations. Open stairway, industrial -type window elements, cable balcony railings and upper level planter add to the overall composition and help create a sense of openness. 4. The site is bounded on the north and west by streets and an alley to the south. The increase building height would not result in undesirable scale relationships to the north, south, and west due to the lower roof profile at Villa Way and additional building setbacks that are being provided along 31st Street and Villa Way. The highest portion of the building is being placed away from the abutting streets, toward the interior of the property. A two-story residence is located on the east side of the property. The height of this residential structure is approximately 24 feet. This residential structure is located on the southerly half of the lot where the remainder of the property is used for parking. The 32 foot high portion of the proposed budding is comparable to the adjacent 24-foot high residence and would not result in undesirable or abrupt scale relationship. Additionally, several surrounding buildings such as the Cannery Lofts, Cannery Restaurant, the 28th Street Marina project, and a mixed use development west of the project are of similar height or taller. Furthermore, this property is likely to be redeveloped with a new building of average height of 26 feet and a peak roof of 31 feet high would not result in an undesirable or abrupt scale relationship. 5. The floor area ratio of the project is 1.18, which is below the maximum of 1.25 FAR; therefore the project does not achieve any additional floor area due to the additional height. 6. The project qualifies for a categorical exemption pursuant to Section 32 (In -Fill Development Projects) of the California Environmental Quality Act Implementing Guidelines. This exemption applies to projects that are consistent with the General Plan and applicable development standards that do not generate other environmental impacts. 7. The proposed development will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the City as the project complies with allowable use Planning Collision Resolution No. Page 3 of 6 and all development regulations of the Cannery Village/McFadden Square Specific Plan and the required findings for increased building height can be made. Section No.2. Based on the aforementioned findings, the Planning Commission hereby approves Use Permit No. 2005-001, subject to the Conditions set forth in Exhibit "A". Section No.3. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this action is called for review by the City Council in accordance with the provisions of Title 20, Planning and Zoning of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 3rd DAY OF MARCH 2005. BY: (--) ? ---� Larry Tucker, Chairman BY: AYES: Eaton, Cole, Toerae, Tucker, Selich, McDaniel, Hawkins NOES: None Planning Coeission Resolution No. Page 4 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. 2005-001 1. The development shall be in substantial conformance with the approved plot plan, floor plan, and elevations stamped received on February 3, 2005. 2. Use Permit No. 2005-001 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 applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent City -adopted version of the Uniform Building Code, but not limited to the following conditions: a. A separate exit passageway from the rear covered parking with a one -hour fire rated wall and door shall be provided. b. The disable parking space shall comply with the applicable requirements. c. A second exit shall be required from the 3rd floor unless an acceptable alternative can be provided to the Building Department's satisfaction. d. A one -hour fire rated wall shall be provided between the commercial space and covered parking. e. The first floor toilet shall have a one -hour fire rated window. 4. All public improvements shall be constructed as required by Ordinance and the Public Works Department, but not limited to the following conditions: a. The existing storm drain catch basin on 31st Street located near the proposed driveway approach shall remain in place. b. Since there is an existing alley adjacent to the development, the proposed new curb cut for a new second driveway approach on 31st Street to serve the development shall require City Council approval. c. A 10-foot radius corner cutoff at the corner of 31st Street and Villa Way or an alternative design that is acceptable to the Public Works Department shall be dedicated to the public for street and utilities purposes. d. An ADA compliant curb access ramp shall be constructed at the 31st Street/Villa Way curb return. Planning CoSission Resolution No. Page 5 of 6 e. An ADA compliant curb access ramp shall be constructed at the Villa Way/alley intersection. f. Should the new driveway approach on 31st Street be approved, the existing driveway on Villa Way shall be reconstructed with sidewalk, curb and gutter per City Standards. g• Should the new driveway approach on 31st Street be approved, an on -street parking space and parking meter shall be installed on Villa Way to replace the existing on -street parking space and parking meter lost to the new driveway approach on 31st Street. 5. The minimum elevation of the finished floor for project buildings shall be 6.27 feet above mean sea level based upon NGVD29 vertical datum. 6. Exterior decks, setback areas, covered passageway, and covered vehicular parking areas shall not be covered or enclosed without the prior approval of the Building and Fire Departments and the Planning Commission. 7. Commercial trash receptacle(s) shall be stored within the commercial space or shall otherwise be screened from public view as determined by the Planning Director. Residential trash receptacles shall be stored within the residential garage. 8. The enclosed garage shall be available for the exclusive use of the residential occupants for parking purposes only. No conversion of the garage spaces to other use shall be permitted. The covered parking spaces shall be available for the exclusive use of the commercial businesses and customers while those commercial businesses are open for business. 9. The commercial space within the project shall not be converted or used for residential purposes. Residential space shall be used for residential purposes and shall not be converted or used for exclusive commercial purposes. Commercial activity within the residential portions of all buildings shall comply with Section 20.60.100 (Home Occupations in Residential Districts). 10. Signs shall be regulated by the Balboa Sign Overlay except that roof signs shall be prohibited. 11. The applicant shall provide wheel stops or other approved protective barrier methods as necessary within the covered parking areas. The parking spaces shall be marked with approved traffic markers subject to the approval of the Public Works Department or painted white lines not less than 4 inches wide. 12. The applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect or licensed architect for on -site planting areas. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Director prior to the issuance of a building • Planning Cotission Resolution No. Page 6 of 6 permit. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 13. All landscape materials and landscaped areas 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. CITY OF NEWPORT BEACH. COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (949) 644-3200; FAX (949) `S250 PART I: Cover Page Project Common Name (if applicable): PA2005-001 for UP2005-001- 500 31 st Strele Chris Brigandi oisQ005- Obl ❑ Planning Director's Use Permit No. ❑ G.P.A./Amendment No. ❑ Variance No. Ll FEt/ Z.ZC O . fifer" S. dd l -*OS. Y . ksv— APPLICANT (Print): 13p-466-01 Mailing Address: 1,40 400 Qi� -4 ho0 j mo jaUt Phone: (40 ) WO ' W69 Fax 40) b `; / CONTACT PERSON (if different): Di ' ttftweiCT Mailing Address: *FZ/` VIA N W PBHC fitkck 01- 124 3 Phone: (444) b15 t Fax (�j¢1)) (#90 • 001 Property Owner (if different from above): Mailing Address: Phone: ( ) Fax ( ) PROJECT ADDRESS: 5 Project Description (If applying for a variance, also complete attached form for required findings.): 4r Airtrat rojr-r WA2----ffefieR ► PROPERTY OWNER'S AFFIDAVIT property(ies) in lved in this applic tion. (I) e) further certi answers herein contained and the information herewith submi knowledge and belief. Signature(s) m) (we are) the owner(s) of the that the foregoing statements and d correct to the best of (my) (our) NOTE: An agent may sign for the owner if written authorization from the record owner is filed with the application. Date Filed: /2 a o• a o a DO NOT COMPLETE APPLICATION BELOW THIS LINE FOR PLANNING DEPARTMENT USE ONLY: Indicate Previous Modifications, Use Permits, Specialty Food Service Permits, etc. General Plan Designation: Zoning District: Coastal Zone: YES or NO ******************************************************************** x�FeePd: aaaa Ion Receipt No: 2 1- 3 3 3 Fs '7 Date Deemed Complete: Hearing Date: ck.e-Pas1-o?96'JI Posting Date: Mailing Date: Planning Director Action Date P.C. Hearing Date C.C. Hearing F\USERS\PLN\SHARED\1 FORMS\USE-APP.DOC 71t) .A/1+ .4411"441° 1-3 Appeal P.C. Action Appeal C.C. Action 3-a 5 PJNn31 2.L. l%tom 66 4. PART II: Project Data"et IND Project Common Name; VCI _ Application Number(s): Project Address/Location: Assessors Parcel Number(s): Legal Description (Attach on separate sheet, if necessary): 1:119T M, 43(/0e-ic 4-9I 14-11/41PAqEM ANKNON Existing Land Use: 944 [ (-[1-19 Proposed Land Use: cornme,►iti•/ ilWrti4.i Zoning District: ' / Land Use Designation: 10 tva 1ltILNP CrnAt CI Existing Development Proposed Development Zoning Code Requirement Lot Area (sf) Vj750 16r /710 4'r, Lot Width (ft) A �,i `/J 1 Lot Depth (ft) 9 j J , t Setback Yards �,.. Front (ft) 9{ Side (ft) i Side (ft) j tt Rear (ft) f d f Gross Floor Area (sf) 8(0 4tf Floor Area Ratio ! , 1 V Building Coverage (%) ( Building Height (ft) tritf N'Acfoitir- 9, fair% Landscaping (%) Paving (%) 13g 70 N/A Parking 5 `l11 4 Number of Employees4. Hours of Operation Number of seats Nit -- Dwelling Units 1 3 PART III: Plans Each application shall be accompanied by 20 sets of plot plans, floor plans, and elevations; 8 sets shall be drawn to scale on 24 inch by 36 inch sheets with margins not less than 1/2 inch and 12 sets shall reduced to 11 inches by 17 inches. The required number of plans to be submitted for a Planning Director's Use Permit application is 12 sets; 4 sets drawn to scale and 8 sets reduced. All plans shall be collated, stapled and folded to a size of 81/2" by 14", maximum. The Planning Director may modify or waive submission requirements if deemed unnecessary to support the application. A. Plot Plan Plot plans shall be fully dimensioned and show the following information on the subject property and to a minimum of 20 feet on contiguous properties: • Vicinity Map. • North arrow. • Scale of the plan. • Existing and proposed property lines • Required and proposed yard setback lines. • Locations, names, dimensions, and descriptions of all existing and proposed right of way lines, dedications and easements. • Locations of existing and proposed structures, additions, utilities, driveways, walks, and open spaces. • Any structures to be relocated, removed or demolished. • Locations, heights, and materials of existing and proposed walls and fences. • Locations, dimensions and descriptions of parking areas. • Location, heights, size and materials of signs. • Existing and proposed grade elevations and any significant natural features. • An Information block containing the name and telephone number of the contact person and calculations in tabular form showing compliance with . applicable property development regulations (i.e., density, floor area limits, height, parking, etc.) 4 B. Floor Plans IP° Floor plans shall be fully dimensioned and show the following information: • Overall building and individual room dimensions, including square footage calculations. • All proposed interior walls and partitions. • Room identification. • Window and door locations. C. Elevations Elevations shall be fully dimensioned and show the following information: • Exterior wall openings. • Exterior materials and finishes. • Roof pitches. • All roof mounted equipment and screening. • Heights above grade of all floors, eaves, and ridges. D. Optional Materials • Materials board (specifications and samples of type, color and texture of proposed construction materials). • Color photographs of the subject and adjacent properties. Part IV: Other Information and Materials Each application shall be accompanied by the following: A. Property Owners' List and Assessor's Parcel Maps 1. One set of gummed address labels (Avery 5160 or equivalent) containing the names and addresses of owners of the subject property and properties within a radius of three hundred (300) feet of the exterior boundaries of the subject property (excluding roads and waterways for commercial properties only) shall be submitted. The list shall also contain the addresses of occupants of residentially -zoned property within the required prescribed radius only if the Planning Department makes the determination that the project is of significant public interest. Additional sets of gummed labels shall be required if the proposed development is appealed or called up for review. 2. An assessor's parcel map(s) indicating the 300-foot radius line and the subject property shall also be submitted. 5 This information shall be prepared by a title company or an ownership listing service doing business in Orange County, utilizing names and addresses from the last equalized assessment roll and utilizing the most recent assessor's maps, or alternatively, from such other records as contain more recent names, addresses or maps. The information shall be verified by the title company or ownership listing service and be accompanied by a written affidavit. B. Project Description and Justification A statement describing the proposed project in detail. This will serve as the formal statement to the approving authority on what the project is and why it should be approved. Please include any relevant information which supports the application. Particular attention should be given relating this information to any findings that must be made in order to approve the application (see table below). Required Findings Application Section Transportation Demand Management Ordinance 20.64.040 Establishment of grade by the Planning Commission 20.65.030 (B-3) Sign Exception Permits 20.67.045 (B) Accessory Outdoor Dining 20.82.050 (B) Waiver of location restrictions for massage establishments 20.87.025 (B) Modification Permits (General) 20.93.040 For condominium conversions 20.83.025, 20.83.035 (B) Use Permits (General) 20.91.035 (A) To exceed base development allocations 20.63.040 (B or C) To allow mixed use developments with less than 0.25 FAR for commercial development 20.63.040 (E) To restore of damage or Destroyed nonconforming structures 20.62.070 Conversion of a Maximum FAR use to a Base FAR use or to a Reduced FAR use, or conver- sion of a Base FAR use to a Reduced FAR use 20.63.050 (B) To transfer development intensity 20.63.080 (I) To modify or waive of off-street parking and loading requirements 20.66.100 (A) For bars and cocktail lounges 20.82.020 (B) For take-out service, limited 20.82.020 (C) Variances (See page 8 of application) 20.91.035 (B) 6 02/22/2005 11:22 1949 7 962 BISSELL ARCHS PAGE 01 pagem Phmen Oat= #-AZZ -195 3422 'vie Lido Newport Beach. Caiiromid 92663 Voice: 949,615.9901 FAX: 949 875.9962 Enid: blearthenel.com Fax Bissell Architects lb—I___1/1/1774- Frain: thit F Re: iwief cct 0 Urgent 0 For Review in Please Comment 0 tease Reply Please Recycle ziefieop,z/4-6, 7b-p 440 i¢GCCU /0"4/4, - / o/ cl'4/24P /1-440 ipa‹. /Wfr /gi 02/22/2005 11:22 194411,62 BISSELL ARCH PAGE 02 PROJECT DESCRIPTION - 500 31sT The project consists of the construction of one commercial/ south-east corner of 31" Street and Villa Way in the Canne Special Plan District #6. The project also includes the dem residence. The lot size is 30' x 93' (2,790 s.f.) The building will provide retail commercial use on the grou dwelling unit above. The property is designated "Retail and by the Local Coastal Program/Land Use Plan (LCP/LUP) a the Newport Beach General Plan.The project also includes spaces on 31' Street (3 parking spaces off the alley) and i on Villa Way. PROJECT SUMMARY Residential Commercial Parking (Res) P 2,092 s.f. 750 s.f. 2 in Garage The project requires a Use Permit due to the height of the building exceeds the 26 foot height limit established by the could allow a height limit of 35 feet provided the Planning findings contained within Chapter 20.65. The project prop 34.41' measured from the lowest site elevation of 6.30 at th comer. Residential use is permitted above the commercial space p the mixed use does not exceed a FAR of 1.25.. For this sit 3,487.5 s.f. The actual square footage will be 3,286 for a F Building bulk is defined as gross floor area including exteri sides and covered parking. The maximum building bulk rati mixed use (1.25 + 0.35 = 1.60). For this project the maxim The actual building bulk for this project is 4,168 s.f. for a ra Approximately 50% of the exterior walls on Villa Way are s property line creating broken wall planes to soften the elev composition of tight and shadow. Similar wall treatment an created at the 31 " Street and alley elevations. Open staff cable balcony railings add to the overall composition and o be sand -blasted concrete masonry and smooth plaster. and decking will be visible on the exterior. Roofing to be co In addition to the foregoing and the attached plans, elevati following are reasonable findings for the granting of a Use 20.65.055. sidential loft building at the Village/McFadden Square titian of a one story d floor and a partial two story Service Commercial" (RSC) d the Land Use element of urb cuts for 2 parking provenients to the sidewalk Icing (Comm) (inc. 1 H.C.) tructure. The proposed pecific plan. A Use Permit mmission can make the s a maximum height of north east property line vided the total floor area of the allowable area is of 1.18. r areas not open on two is the FAR plus 0.35 for m allowable is 4,464 s.f.. oof1.49_ _ back 4'-6" from the ion and provide a additional setbacks are y, upper level planter and enness. Wall materials will d wood beams, rafters gated metal ns and sections, the ermit pursuant to Section 02/22/2005 11:22 19462 BISSELL ARCH S PAGE 03 A. The increased building height would result in more p views than is required by the basic height limit in an shall be given to the location of the structure on the cover, and the treatment of all setback and open a The applicant believes that the increased building h visual open space as a result of additional side, fron comer balconies/decks open on two sides. See atta The third level master bedroom could be located on this area and reducing the public visual open space much longer, bulkier and less articulated building. B. The increased building height would result is a more treatment of the building and a stranger and more a the area than is required by the basic height limit in The increased building height will result in a desirabl articulating the building mass and contrasting solid effect of a simple floating shed roof projecting over and windows will provide a transparent building face C. The increase building height would not result in and relationships being created between the structure a public spaces. Particular attention shall be given to t including both horizontal and vertical dimensions. The increased building height will not result in un adjacent surroundings due to the lower street profile setbacks at 31't Street and the alley_ The height of property line anticipates future development of the a extending the property line wall full height to the fron thereby creating corner view opportunities. The relat onship to the street is perhaps what the "Lofts" should have been, blic visual open space and zone. Particular attention ot, the percentage of ground s_ ight will provide more public and rear yard setbacks and ed calculation sheet. he second level increasing 'th the end result being a desirable architectural pealing visual character of ny zone_ architectural treatment by anes with voids Also the nd protecting glass doors e. sirable or abrupt scale d existing developments or e total bulk of the structure irable scale relationships with at Villa Way and additional e structure at the interior jacent property by not and rear setback lines, D. The structure shall have no more floor arrea than co Id have been achieved without the use permit. The proposed project has Tess floor area than could •e achieved without the requested Use Permit. Landscape has been planned in an urban context with rais: d planters in masonry and on grade turf in turf block' as follows: '02/22/2005 11:22 194 962 BISSELL ARCHS PAGE 04 Front yard setback landscape requirement is 50% ( On -grade planter 1Os.f. Raised planter 1 5s.f. Turf block 65s.f. Total area provided 8Os.f. 01x5" r- 150s.f. x 50%) = 75 s.f. Front parking area landscape requirement is 5 % (18.6'x19.3'=359 sfx5%) 18 sf. On -grade planter - 8 sf Raised planter - 50 sf Total area provided - 58 sf Rear yard (alley) parking area requirement is 5% (1 •'x9.9'=188 at x 5%)- 9_4sf On -grade planters - 32 sf Turf block - 80 sf Total area provided - 112 sf ' ' 02/22/2005 11:22 1944111,62 BISSELL ARCHTS PAGE 05 /4:1)4 ';464 #.1. AO Atf-‘-wq *epie.76 - 7V41".27,ff—treirlEAJO_,-r- .itzme--310WoeiriAtees/ • Ai pAae 03. 1,011, or/leyv 004~ grte‘ 04 A. 2P40/0 co 00c:wo, if. 1,o0)* z.: #7,e, drer," $16; • .. 4,40,.e v -c4:04-sc-frro-gr/ego io://edepe-ai40.-erc-' 1=06.7- "742-00.fr/0,4411a /0 -AO ,401 Bissell Architects Incorporated 3422 Via Lido, Newport Beach, CA 92663 (949) 675-9901 FAX (949) 675-9962 E-mail: bisarch@aoLcom BRIGAND! - ARCHITECTURAL THEME STATEMENT The "Cannery Village Theme" calls for an architecture reminiscent of the previous use in the area, such as corrugated metal shed style buildings with nautical and marine elements as well as timbers and heavy rope type railings. The Brigand' Project proposes a corrugated metal shed roof, exposed metal and wood timber ceilings and overhangs. Balcony or deck railings will be "industrial" type cable railing systems with round metal posts reminiscent of pilings and nautical connections. Other materials will be smooth gray stucco, sandblasted concrete block, and metal window and door frames, keeping with older and newer industrial type buildings in the neighborhood. Lighting fixtures and signage will also allude to this specific Village Theme. PLANNING RECEIVED 8Y CITY OF NEWPORT BEACH H AM FEB 0 8 2005 718119110 /111121112131415 6 -' • - ----•-•?4'71i.-'::: 44-,-:::,2,-,--:..',..,:_zz.t...,„ ri•-,--,:itar4L- - /.. — • -- • _ • r • • • CIPtee-Aif ill Checklist for Categorizing ID Development and Significant Redevelopment Projects as Priority or Non -Priority Project File No.: UP2005-001- for PA2005-001 Project Name: Chris Brigandi Project Location: 500 31st Street Project Description: Demolition of a one story residence and construction of one commercial/residential loft building. PART A - Qualifying: Yes No 1. Is this project a NEW Development? 2. is this project a SIGNIFICANT Redevelopment? If you answered "NO" to both questions, STOP HERE. You do NOT need to fill out PART B. If you answered "YES" to either question, please continue with PART B. PART B - Proposed Project Includes: Yes No 1. Residential development of 10 units or more 2. Commercial and industrial development greater than 100,000 square feet including parking areas 3. Automotive repair shop (SIC codes 5013, 5014, 5541, 7532-7534, and 7536-7539) 4. Restaurant where the land area of development is 5,000 square feet or more including parking areas ( SIC code 5812) 5. Hillside development on 10,000 square feet or more, which is located on areas with known erosive soil conditions or where natural slope is 25 percent or more 6. Impervious surface of 2,500 square feet or more located within, directly adjacent to (within 200 feet), or discharging directly to receiving water within Environmentally Sensitive Areas'. 7. Parking lot area of 5,000 square feet or more, or with 15 or more parking spaces, and potentially exposed to urban runoff 8. Is this a Priority Project? Determination: If ANY of the above are answered yes, it is priority Environmentally Sensitive Areas include, but are not limited to, all Clean Water Act Section 303(d) impaired water bodies, areas designated as Areas of Special Biological Significance by the State Water Resources Control Board, water bodies designated with the RARE beneficial use by the State Water Resources Control Board, areas designated as preserves or equivalent under the Natural Community Conservation Planning Program, and any areas designated as Critical Aquatic Resources (CARS). Staff Member Completing this Form: Date Form Completed: Last Revised 01/03/2005 F:\Users\PIn\SharedtPA's1PA 2001 labels (20).doc • • CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT TO: PLANNING COMMISSION FROM: Planning Department Rosalinh Ung, Associate Planner (949) 644-3208 rung@city. newport-beach. ca. us Agenda Item No. 5 March 3, 2005 FILE COPY SUBJECT: Brigandi Building - Use Permit No. 2005-001(PA2005-001) 500 31st Street APPLICANT: Chris Brigandi REQUEST The applicant requests to exceed the base height limit of 26 feet pursuant to Section 20.65.055 of the Municipal Code, which allows a building up to 35 feet by the Planning Commission making certain findings. The applicant proposes to construct a mixed use building with an average roof height of 29 feet, 6 inches for the building and 30 feet, 9 inches at the enclosed parking area, and a peak roof height of 32 feet. RECOMMENDATION Staff recommends approval of Use Permit No. 2005-001 subject to the findings and conditions of approval included within the attached draft resolution. DISCUSSION Site Overview The subject property is located at the southeast corner of 31st Street and Villa Way in the Cannery Village/McFadden Square Specific Plan District No. 6. The property is 2,790 square feet (30'x93') in area and presently improved with a single -story residence. The site is adjacent to a two-story residence to the east and an existing 14- foot wide alley to the south with the Cannery Lofts project across the alley. BrigalBuilding (PA2005-001) March 3, 2005 Page 2 of 8 VICINITY MAP Use Permit No. 2005-001 PA2005-001 Current Development: Single-family residence To the north: Mixture of office, retail, residential and industrial uses To the east: Mixture of office, retail, residential and industrial uses To the south: Mixture of office, retail, residential and industrial uses To the west: Mixture of office, retail, residential and industrial uses BrigaIBuilding (PA2005-001) March 3, 2005 Page 3 of 8 Project Overview The applicant proposes to demolish the existing single-family dwelling and construct a new three -level, mixed -use building with 750 square feet of commercial space on the ground floor and a partial two-story 2,092 square -foot single-family dwelling above. An attached two -car garage will be provided for the residential unit and three partially - covered parking spaces will be designated for the commercial space. Two commercial spaces will be accessed from 31st Street and one commercial space accessed from the alley. Two spaces within the garage for the residential unit are accessed from the alley. The building is designed with two exterior decks located on the second floor overlooking 31st Street and the alley, and a third deck on the third floor overlooking the alley. The upper level is designed as a loft style unit and there is no direct access between the commercial space and the residential unit above. A new drive approach on 31st Street is proposed and an existing drive approach along Villa Way will be eliminated. General Plan & Local Coastal Program Land Use Plan The subject property has a General Plan Land Use designation of Retail & Service Commercial & General Industry, which allows retail, light industrial, marine industrial and service office uses. Residential use is permitted on the second floor above commercial uses provided that the total floor area of mixed use project does not exceed 1.25 floor area ratio (FAR). The maximum allowable FAR is 3,488 square feet for this site. The proposed FAR is 3,286 square feet or 1.18 (0.75 for the residential unit and 0.27 for the commercial use). The General Plan includes estimates for commercial floor area and residential units that account for this project. There are 407 units projected for the Cannery Village Statistical Area and 294 are presently developed. Additionally, there is approximately 150,339 square feet of commercial. space and 467,051 square feet is projected. Therefore, staff believes this project to be fully consistent with the General Plan and Local Coastal Program Land Use Plan. Zoning Code Development Regulations The subject property is zoned Retail Service Commercial (RSC) by the Cannery Village/McFadden Square Specific Plan-6. The proposed single-family dwelling to be located above a commercial use is a permitted use within this zone. With the exception of the increased building height, all development regulations of the RSC/SP-6 zone appear to have been met based upon staffs review of the attached plans. The project provides the minimum parking spaces for retail or office use and the building provides all minimum setbacks. The Cannery Village/McFadden Square Specific Plan requires that 50 percent of the required front yard and 5 percent of the exterior paved parking area be devoted to Brig. Building (PA2005-001) March 3, 2005 Page 4 of 8 landscaping. The project provides an approximately 80 square feet or 53 percent of landscaping within the front yard setback area and 170 square feet or 31 percent of landscaping in the front and rear parking areas. Cannery Village/McFadden Square Specific Area Plan The Cannery Village Specific Plan is intended to provide an active pedestrian -oriented, specialty retail area with a wide range of uses including retail, professional offices that provide service directly to the public, residential uses on the second floor, and marine - related light industrial uses. The project will provide either a retail or office space with a single-family residence on the upper floors. The Specific Plan also has an architectural theme that is stated as follows: "Cannery Village" Theme. A cannery theme is recommended for the Cannery Village area. The cannery theme is reminiscent of the previous use of the area, and can provide continuity throughout the area while preserving the variety and individuality of uses that give the area its charm. The cannery theme should be expanded to include other nautical and marine elements as appropriate. Elements of a cannery theme that may be applied to structures include: a. Use of corrugated metal shed -type buildings or siding where appropriate, with a higher level of finish than would normally be associated with such. structures. b. Attractive expression of mechanical equipment and systems by incorporation into the design of structures within the height limit. c. Use of nautical devices in signs, architectural details and decoration, such as heavy rope, pilings, timbers, brass fixtures, etc." The project proposes a corrugated metal shed roof, exposed metal and wood timber ceilings and overhangs. Balcony or deck railings will have "industrial" type cable railing systems with round metal posts reminiscent of pilings and nautical connections. Other materials will be smooth gray stucco, sandblasted concrete block, and metal window and door frames consistent with older industrial type and newer mixed use buildings in the neighborhood. Staff believes that the overall architectural theme of the proposed project is reminiscent of the past use of the area due to the "industrial" architectural style and it will compliment newer construction nearby. Floor Area and Building Bulk The project must comply with Chapter 20.63 that stipulates maximum floor area ratios and building bulk. Commercial floor area is limited to a maximum of 0.5 FAR and a minimum 0.25 FAR is also required. Residential area is limited to 0.75 FAR. The project consists of 0.27 FAR of commercial and 0.75 FAR of residential. The project, therefore complies with these standards. Briga•Building (PA2005-001) March 3, 2005 Page 5 of 8 Building bulk is defined as gross floor area including courtyards not open on at least two sides, covered parking, and twice those areas that measure 18 feet from the finished floor to average roof above. In the case of this project, the calculation of bulk includes the at - grade covered parking, the covered passageway area and a portion of the second level that exceeds the 18-foot standard. The maximum building bulk limit is the gross floor area ratio of 1.25 plus 0.35 for mixed use projects (1.25 + 0.35 = 1.60). The proposed building bulk for this project is 1.49 or 4,168 square feet (3,286 FAR + 250 for areas over 18-foot ceiling high + 64 stairwell + 205 covered passageway + 364 partially covered parking areas). Use Permit for Increased Height The project as designed requires the approval of a Use Permit due to the height of the proposed structure. The site is located in the 26/35 height limitation zone established by the specific plan that permits buildings and structures to be 26 feet in height and up to a maximum of 35 feet through the approval of a use permit. The project is proposed to exceed the 26-foot base height limit by having an average roof height of 30 feet, 9 inches for the enclosed parking area, and 29 feet, 6 inches for the remainder of the building, measured from an elevated finished floor elevation (9 feet above mean low water or 6.27 feet above mean sea level) to the midpoint of the roof. This elevated level is required by code so that the first level is above potential flooding levels. The peak height of the building is approximately 32 feet from the existing natural grade. The Use Permit could allow the building to be constructed up to 35 feet, provided that the Planning Commission, in granting such use permit, can make the findings contained within Chapter 20.65. A. The increased building height would result in more public visual open 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. The applicant believes that the increased building height will provide more public visual open space as a result of the building's unique architectural design that provides increased setbacks along the exterior sides of the project. The additional building height is necessary to provide the third -level master bedroom with the required ceiling height. The applicant chooses not to have all the sleeping rooms located on the second level that would result in a much longer, and Tess articulated building with less public visual open space because the increased setbacks to the front and rear would not be achieved. The required front, side, and rear setbacks are 5, 0, and 10 feet respectively. The project provides a 5-foot front yard setback, a 1-foot side yard setback along Villa Way and a 10-foot rear yard setback at the first level. The second and third levels have a 4-foot side setback to Villa Way for a portion of the building and a 10-foot rear yard setback while the third level steps back with a 20-foot front yard setback. The additional setbacks provide increased open areas that would not be achieved without increase height. Comer balconies and decks at both ends of the building are designed to be • Brig* Building (PA2005-001) March 3, 2005 Page 6 of 8 open on two sides to provide more visual open space and views while attractive landscaping in the form of planters and turf block are being provided throughout the site to soften the building mass. 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 increase building height would result in a desirable architectural treatment by articulating the building mass and contrasting solid planes with voids. The effect of a simple floating shed roof projecting over and protecting glass doors and windows will provide a more transparent building facade facing Villa Way. Approximately 50 percent of the exterior walls on Villa Way are set back 4 feet from the property line creating broken wall planes to soften the elevation and provide a composition of Tight and shadow. Similar wall treatment and additional setbacks are created at the 31st Street and alley elevations. Open stairway, upper level planter and cable balcony railings add to the overall composition and openness. Without the increased height, the second level would be larger, resulting in reduced open space and the loft style design of building would not be achieved. 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. There is a variety of building heights in the Cannery Village area. Surrounding buildings are generally one and two story at or near the 26-foot height limit. Some projects, including the Cannery Restaurant, the 28th Street Marina project, a mixed use development west of the project, and the Cannery Lofts exceed the 26-foot height limit. Some of these building are nonconforming, Tight industrial buildings, and others have received Use Permits to exceed the base height limit. The site is bounded on the north and west by streets and an alley to the south. The increased building height would not result in undesirable scale relationships to the north, south, and west due to the lower roof profile at Villa Way and additional building setbacks that are being provided along 31st Street and Villa Way. The highest portion of the building is being placed away from the street frontages, toward the interior of the property. A two-story residence is located on the east side of the property. The height of this residential structure is approximately 24 feet. This residential structure is located on the southerly half of the lot where the remainder of the property is used for parking. Comparing the 32-foot high portion of the proposed building to the adjacent 24-foot high residence is not that abrupt because the difference in height is only 6 feet. However, the proposed building could be viewed as an abrupt scale relationship to the open portion of the abutting lot. The increased setbacks from Villa Way help to mitigate the relationship. Briga•Building (PA2005-001) March 3, 2005 Page 7 of 8 Furthermore, this property is likely to be redeveloped with a new building of average height of 26 feet and a peak roof of 31 feet high. In these circumstances, staff believes that this finding can be made. D. The structure shall have no more floor area than could have been achieved without the use permit. The floor area ratio of the project is 1.18, which is below the maximum of 1.25 FAR, therefore the project does not achieve any additional floor area due to the additional height. Street Improvements The site has direct vehicular access from the existing alley located along the south side of the property. The project is designed so that the two -car garage for the residential unit and a commercial parking space would take access from this alley. The applicant is proposing to have a new second driveway approach to be constructed on 31st Street for the remaining commercial parking spaces_ The second driveway approach request would require City Council approval at a later date. The design of the new driveway approach would result in the relocation of one on -street parking space from 31st Street to Villa Way. The existing driveway approach on Villa Way would be removed and replaced with new curb and gutter and will accommodate the relocated parking space and a new parking meter. Therefore, there will be no loss of on -street parking. The project is conditioned to provide handicapped -access ramps at the intersections of 31st Street and Villa Way and Villa Way and the alley. A 10-foot radius corner cutoff at the corner of 31st Street and Villa Way is also required to accommodate a handicap - accessible ramp. The applicant, however, is proposing a modified corner cutoff of 5 feet as shown on the submitted drawings in order to maximize the amount of landscaping provided at this location. The Public Works Department has considered the applicant's request and is supportive of the proposed corner cutoff design. Environmental Review The proposed project has been reviewed, and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 32 (In -Fill Development Projects). This exemption applies to projects that are consistent with the General Plan and applicable development standards that do not generate other environmental impacts. Staff believes the project qualifies for this exemption. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this • Brigi Building (PA2005-001) March 3, 2005 Page 8of8 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. SUMMARY Staff believes sufficient facts to support the affirmative findings are evident given the size and location of the lot and the design of the project. The applicant has presented an attractive building design that meets the Cannery Village theme using a variety of nautical/marine elements and compliments the surrounding properties by providing attractive details and visual relief on three sides of the building. Additionally, the project respects the future development of the adjacent property to the east by providing increased setbacks from 31st Street and the alley which will allow for increased light, air and ventilation for that lot. Should the Planning Commission concur with staffs analysis and recommendation and choose to approve the Use Permit request, the suggested findings for approval and conditions of approval for the Use Permit have been included in the attached resolution (Exhibit 1). Should the Commission find that the requested height of the project is not acceptable, staff recommends that the item be continued to allow the applicant an opportunity to redesign the project. Ro-alinh M. Ung, Exhibits Submitted by: tAGl 01. at ate Planner Patricia L. Temple, Planni g Director 1. Draft Resolution No. 2004- ; findings and conditions of approval 2. Project description from the applicant 3. Project Plans • EXHIBIT 1 DRAFT RESOLUTION 4t • • RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2005-001 ESTABLISHING A HEIGHT LIMIT IN EXCESS OF THE 26-FOOT BASE HEIGHT LIMIT FOR A PROPERTY LOCATED AT 500 31sT STREET (PA2005-001) WHEREAS, an application was filed by Mr. Chris Brigandi, with respect to property located at 500 31st Street, and legally described as Lot 21 Block 430 of the Lancaster's Addition, requesting an approval of Use Permit No. 2005-001, to establish a height limit in excess of the 26-foot base limit pursuant to Section 20.65.055 of the Municipal Code. The applicant proposes to construct a mixed use building with an average roof height of 29 feet, 6 inches for the building and 30 feet, 9 inches above the enclosed parking area, and a peak roof height of 32 feet. WHEREAS, a public hearing was held on March 3, 2005 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. WHEREAS, the property is designated Retail & Service Commercial & General Industry by the General Plan Land Use Element and zoned Retail & Service Commercial (RSC) of the Cannery Village/McFadden Square Specific Plan District No. 6. The property is presently improved with a single -story residence and the proposed mixed use development is permitted within the General Plan and Zoning designation. NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. The Planning Commission makes the following findings: The Land Use Element of the General Plan (LUE) and Local Coastal Program, Land Use Plan (LCP/LUP) both designate the project site as Retail & Service Commercial & General Industry. Residential use is permitted on the second floor above commercial uses provided it meets Floor Area Ratio (FAR) standards. The proposed mixed use development is consistent with the LUE and LCP/LUP as it meets the minimum and maximum commercial FAR and maximum residential FAR and it falls below the 1.25 FAR limit. 2. The increased building height will provide more public visual open space as a result of the building's design that provides increased setbacks along the exterior sides of the project. The required front, side and rear setbacks are 5, 0, and 10 feet repsectively. The project provides a 5-foot front yard setback, a 1-foot side yard setback along Villa Way and a 10-foot rear yard setback on the first level. The second and third levels have a 4-foot side setback to Villa Way for a portion of the building and a 10-foot rear yard setback and the third level steps back with a 20-foot front yard setback. The additional setbacks provide increased open areas that would not be achieved without increase height. Comer balconies and decks at both ends of the building are designed to be opened on two sides to provide more visual open space and views while • Planning Cosion Resolution No. Page 2 of 6 attractive landscaping in the form of planters and turf block are being provided throughout the site to soften the building mass. The additional building height is necessary to provide the third -level master bedroom with the required ceiling height while providing a loft style design. If the building was designed without the increase in height, the second level would occupy more area and the building would have less articulation and less open space visible to the public. 3. The increase building height results in a desirable architectural treatment by articulating the building mass and contrasting solid planes with voids. The effect of a simple floating shed roof projecting over and protecting glass doors and windows will provide a more transparent building fagade facing Villa Way. Approximately 50 percent of the exterior walls on Villa Way are set back 4 feet from the property line creating broken wall planes to soften the elevation and provide a composition of light and shadow. Similar wall treatment and setbacks greater than the minimum are provided at the 31st Street and alley elevations. Open stairway, industrial -type window elements, cable balcony railings and upper level planter add to the overall composition and help create a sense of openness. 4. The site is bounded on the north and west by streets and an alley to the south. The increase building height would not result in undesirable scale relationships to the north, south, and west due to the lower roof profile at Villa Way and additional building setbacks that are being provided along 31st Street and Villa Way. The highest portion of the building is being placed away from the abutting streets, toward the interior of the property. A two-story residence is located on the east side of the property. The height of this residential structure is approximately 24 feet. This residential structure is located on the southerly half of the lot where the remainder of the property is used for parking. The 32-foot high portion of the proposed building is comparable to the adjacent 24-foot high residence and would not result in undesirable or abrupt scale relationship. Additionally, several surrounding buildings such as the Cannery Lofts, Cannery Restaurant, the 28th Street Marina project, and a mixed use development west of the project are of similar height or taller. Furthermore, this property is likely to be redeveloped with a new building of average height of 26 feet and a peak roof of 31 feet high would not result in an undesirable or abrupt scale relationship. 5. The floor area ratio of the project is 1.18, which is below the maximum of 1.25 FAR; therefore the project does not achieve any additional floor area due to the additional height. 6. The project qualifies for a categorical exemption pursuant to Section 32 (In -Fill Development Projects) of the California Environmental Quality Act Implementing Guidelines. This exemption applies to projects that are consistent with the General Plan and applicable development standards that do not generate other environmental impacts. 7. The proposed development will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the City as the project complies with allowable use 3 Planning Corssion Resolution No. Page3of6 and all development regulations of the Cannery Village/McFadden Square Specific Plan and the required findings for increased building height can be made. Section No.2. Based on the aforementioned findings, the Planning Commission hereby approves Use Permit No. 2005-001, subject to the Conditions set forth in Exhibit "A". Section No.3. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this action is called for review by the City Council in accordance with the provisions of Title 20, Planning and Zoning of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 3rd DAY OF MARCH 2005. BY: BY: Larry Tucker, Chairman Jeffrey Cole, Secretary AYES: ABSENT NOES: • Planning Corsion Resolution No. Page 4 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL. USE PERMIT NO. 2005-001 1 The development shall be in substantial conformance with the approved plot plan, floor plan, and elevations stamped received on February 3, 2005. 2. Use Permit No. 2005-001 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 applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent City -adopted version of the Uniform Building Code, but not limited to the following conditions: a. A separate exit passageway from the rear covered parking with a one -hour fire rated wall and door shall be provided. b. The disable parking space shall comply with the applicable requirements. c. A second exit shall be required from the 3rd floor unless an acceptable alternative can be provided to the Building Department's satisfaction. d. A one -hour fire rated wall shall be provided between the commercial space and covered parking. e. The first floor toilet shall have a one -hour fire rated window. 4. All public improvements shall be constructed as required by Ordinance and the Public Works Department, but not limited to the following conditions: a. The existing storm drain catch basin on 31st Street located near the proposed driveway approach shall remain in place. b. Since there is an existing alley adjacent to the development, the proposed new curb cut for a new second driveway approach on 31st Street to serve the development shall require City Council approval. c. A 10-foot radius corner cutoff at the corner of 31st Street and Villa Way or an alternative design that is acceptable to the Public Works Department shall be dedicated to the public for street and utilities purposes. d. An ADA compliant curb access ramp shall be constructed at the 31st StreetNilla Way curb return. Planning Coresion Resolution No. Page 5 of 6 e. An ADA compliant curb access ramp shall be constructed at the Villa Way/alley intersection. f. Should the new driveway approach on 31st Street be approved, the existing driveway on Villa Way shall be reconstructed with sidewalk, curb and gutter per City Standards. g. Should the new driveway approach on 31st Street be approved, an on -street parking space and parking meter shall be installed on Villa Way to replace the existing on -street parking space and parking meter lost to the new driveway approach on 31st Street. 5. The minimum elevation of the finished floor for project buildings shall be 6.27 feet above mean sea level based upon NGVD29 vertical datum. 6. Exterior decks, setback areas, covered passageway, and covered vehicular parking areas shall not be covered or enclosed without the prior approval of the Building and Fire Departments and the Planning Commission. 7. Commercial trash receptacle(s) shall be stored within the commercial space or shall otherwise be screened from public view as determined by the Planning Director, Residential trash receptacles shall be stored within the residential garage. 8. The enclosed garage shall be available for the exclusive use of the residential occupants for parking purposes only. No conversion of the garage spaces to other use shall be permitted. The covered parking spaces shall be available for the exclusive use of the commercial businesses and customers while those commercial businesses are open for business. 9. The commercial space within the project shall not be converted or used for residential purposes. Residential space shall be used for residential purposes and shall not be converted or used for exclusive commercial purposes. Commercial activity within the residential portions of all buildings shall comply with Section 20.60.100 (Home Occupations in Residential Districts). 10. Signs shall be regulated by the Balboa Sign Overlay except that roof signs shall be prohibited. 11. The applicant shall provide wheel stops or other approved protective barrier methods as necessary within the covered parking areas. The parking spaces shall be marked with approved traffic markers subject to the approval of the Public Works Department or painted white lines not Tess than 4 inches wide. 12. The applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect or licensed architect for on -site planting areas. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Director prior to the issuance of a building • Planning Comion Resolution No. Page 6 of 6 permit. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 13. All landscape materials and landscaped areas 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, i • EXHIBIT 2 PROJECT DESCRIPTION FROM THE APPLICANT 02/22/2005 11:22 PAGE H2 19496752 BISSELL ARCHITECTS • • PROJECT DESCRIPTION - 500 31 The project consists of the construction of one commercial/ south-east corner of 31 5' Street and Villa Way in the Canne Special Plant District #6, The project also includes the dem residence. The lot size is 30' x 93' (2,790 s.f.) The building will provide retail commercial use on the grou dwelling unit above. The property is designated "Retail and by the Local Coastal Program/Land Use Plan (LCP/LUP) a the Newport Beach General Plan,The project also includes spaces on 31' Street (3 parking spaces off the alley) and i on Villa Way. PROJECT SUMMARY Residential Commercial Parking (Res) P 2,092 s.f, 750 s.f. 2 in Garage The project requires a Use Permit due to the height of the budding exceeds the 26 foot height limit established by the could allow a height limit of 35 feet provided the Planning findings contained within Chapter 20.65. The project propo 34.41' measured from the lowest site elevation of 6.30 at th corner, Residential use is permitted above the commercial space p the mixed use does not exceed a FAR of 1.25.. For this sit 3,487.5 s.f. The actual square footage will be 3,286 for a F Building bulk is defined as gross floor area including exteri sides and covered parking. The maximum building bulk rate mixed use (1.25 + 0.35 = 1.60). For this project the maxim The actual building bulk for this project is 4,168 s.f. for a ra Approximately 50% of the exterior walls on Villa Way are property line creating broken wall planes to soften the elev composition of light and shadow. Similar wail treatment an created at the 31 st Street and alley elevations. Open stairw cable balcony railings add to the overall composition and o be sand -blasted concrete masonry and smooth plaster. Ex and decking will be visible on the exterior. Roofing to be co In addition to the foregoing and the attached plans, elevat following are reasonable findings for the granting of a Use 20.65.055. TREET esidential loft building at the Village/McFadden Square lition of a one story • d floor and a partial two story Service Commercial° (RSC) d the Land Use element of curb cuts for 2 parking provements to the sidewalk rking (Comm) (inc. 1 H.C.) tructure. The proposed pecific plan. A Use Permit mmission can make the es a maximum height of north east property line vided the total floor area of the allowable area is R of 1.18. r areas not open on two is the FAR plus 0.35 for m allowable is 4,464 s.f.. io of 1.49. . t back 4'.6" from the ion and provide a additional setbacks are y, upper level planter and enness. Wall materials will sed wood beams, rafters gated metal. ns and sections, the ermit pursuant to Section BISSELL ARCHITECTS PAGE 03 02/22/2005 11:22 19495759962 110 A. The increased building height would result in more p views than is required by the basic height limit in an shall be given to the location of the structure on the cover, and the treatment of all setback and open a The applicant believes that the increased building h visual open space as a result of additional side, fron comer balconiesldeccs open on two sides. See atta The third level master bedroom could be located on this area and reducing the public visual open space much longer, bulkier and less articulated building. B. The increased building height would result is a more treatment of the building and a stronger and more a the area than is required by the basic height limit in The increased building height will result in a desirabl articulating the building mass and contrasting solid effect of a simple floating shed roof projecting over and windows will provide a transparent building face C. The increase building height would not result in and relationships being created between the structure a public spaces. Particular attention shall be given to t including both horizontal end vertical dirnensions. The increased building height will not result in un adjacent surroundings due to the lower street profile setbacks at 31 d Street and the alley. The height of t property line anticipates future development of the a extending the property Tine wall full height to the fron thereby creating comer view opportunities. The rela perhaps what the "Lofts" should have been. D. The structure shall have no more door arrea than co without the use permit. The proposed project has less floor area than could requested Use Permit. Landscape has been planned in an urban context with rais on grade turf in 'turf block as follows: • blic visual open space and zone. Particular attention t, the percentage of ground s. ight will provide more public and rear yard setbacks and ed calculation sheet. he second level increasing 'th the end result being a desirable architectural pealing visual character of ny zone. architectural treatment by anes with voids Also the nd protecting glass doors e. sirable or abrupt scale d existing developments or e total bulk of the structure rable scale relationships with at Villa Way and additional e structure at the interior jacent property by not and rear setback lines, onship to the street is Id have been achieved achieved without the d planters in masonry and 02/22/20@5 11:22 19496759962 • BISSELL ARCHITECTS PAGE @4 Front yard setback landscape requirement is 50% (;0'x5' = 150s_f. x 50%) = 75 s.f. On -grade planter 10s.f. Raised planter 15s.f. Turf block 55s,f. Total area provided 80s,f. Front parking area landscape requirement is 5 % (18,6519.3'=359 sfx517‘)-18 sf_ On -grade planter - 8 sf Raised planter - 50 sf Total area provided - 58 sf Rear yard (alley) parking area requirement is 5% (1 •'x9.9'=188 s€ x 5%)r 9.4sf On -grade planters - 32 sf Turf block - 80 of Total area provided - 112 sf 02/22/2005 11:22 19496759962 BISSELL ARCHITECTS PAGE 05 /Alt; Isa 496 7. M44,46". (2/41„r0e, • • • wok,. kik,: • 1111110F • ; • , ; . . Lr Z9/0 c P", 04;olcisf-- ./4/.e..7. 9/fp& /NOAL77-g-AVeE4P071--Olike!VOMnaN/ z>1 fz-- , 41,K40 / 14 t I 0 :••• /422 Oa y " • ; 3574e1V 01#‘40` ....1St,' • •••! &r7e7/N/ 04fri-''C--1411t 77 ' //72:7 e cgtawfi • EXHIBIT 3 PROJECT PLANS COMMEROAL/RESUEMIAL BUNGING PROD t FOR CHRIS BRIGAND! 500 31st 51REEr NEWPOR F BEACH. CA 92663 A.I AJ MEC. A NAII: MAN AA ..WRI.154ELPAR1.11 • • RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH T-1 FEB 0 3 2005 AM PM 71819110111112111213141516 From1 yWO SOW. lamdscaoe arsaggignegol 05.9 . Samos 11h:1, Raipae plans 15s1. Turf dock 55y,L Tgal area S.M. 885.,. Frenl par.%area Nm05PApa, OrvWaoa 0WXW 18.25,1. Poiseoplxmar 55s1 Tool am* WOvoeo 71.25s.I. R7W 7$I4I1I10Y1 pII*I5 area re5W On.yrWo aamw5 5251: NANO MAW a45.1.. TRW Wes prnvge0 I I25.1.. 1900 . 5p%1 a 75 ai. am N 54(15.6,19.3,41b.1 a 54) a I0s.I. LANDSCAPE TABULATION 19's9.P=18pa.1.) 54I • 9,as1. (.'• VACINITY MAP .104.r) 1NaaA1lgfa A*. eV1IA01 WO AI . a N') 2110 V. O. 6616CCG►ACGa I 0. wear, C. MAN, w W.,)rav O. AMA. AMOK, )ur AEON Tea La., Near 4,4 artas. • M.Rp . UE COMM 1.]0 raw. rc A .,n,..aw ,wesa._.. C0,111.141.4 0451 w•)sa... .ai * *011 0•.1w61... nJ PAIKNp (4011A)1010... NG 1U11400474t 11M re.an`ana0 AWN. i*a CTRRG14 VApa .10410m 750 701At.50ON ANC. O Tw. N1410 WO 0400 NM 014401.44 A.AN 00 4»: row II. OAT nE AWAY. 6 MCA re aM> U. 2Pry.k WarmR001A06161. In VOA Apt A yyn W .r .41:101 MALPW OI4.K E DAMP Aa 00*00 ROOK AREA 4034 0.b 1144.1010. wNU01R0110 w0.A IIONw+.5E •A* C1 wOOM'Pow MNt0 404OM • el... W5 N}a nos AM a0) Tw.4Ax.4m 4.144A11.• M VOA V. 44,14. OWAIN OAK 5N Tp1a Medics 16440*7 V. NKr A 1410 a IAA. mmac[osm qlp OR{.ttLV • .Me 4W1e10.0.15pIN PROJECT TABULATIONS AND SUMMARY 7)" 10ALE•N0N6w .e v�5'•0 ip """ SITE PLAN W/ PUBLIC WORKS CONDITIONS SHOWN rid .a.1..1,.•...m Ono 1410.4 Pa. 43 NOW Moon Moro ...lax A-1 01.1.104 ROOF PLAN k..... i I c+analoe .LMmN 11 iT iI 1 I 1 1;4%1--+ E '�1• 7 c.o. �41 f •gyp M' 746.1{E 1 tI EI r' I __ �� _......,_._ .., .._._._ .tea ..... . ... ..,nc..,soz,.. b •U m 1.5 tea ttn MEN ag 0 o U e... A.,,.I...., 11, e.r. FIRST FLOOR PLAN A-2 Ze. • A-- /-.rearWit%1W elkriVeW /.• .3:04 IL9E3.1,00•1: J!c_ • • .!! _ II.NCLCIFBC .7 id, THIRD FLOOR PLAN I • ! i I ! : . JTtT 0-00.1 kg1.7 i 3 • ED • SECOND FLOOR PLAN r.:••• ter 'memo .4A ..A.Ary.. -A-3 a Ovra } NORTH ELEVATION Da xx Ed.PLIk NO, WEST ELEVATION .4,070 I xr A-4 a s rw • ...IN MCICP 71---trn i :-kTISE5 r VnEr Da. ,,,aas / b NI/Pi/IAN. SECTION A,gP34P9r 9. SECTION ri9 5.1.16 r.tr SECTION 3.11s. AS FUND IIr•n• noon ....a 4•1 11414 A-5 a 5 aro. r1 I DE SCRIPT I3N — — BUIL DING LOT LINE WM r/A TER METER F. FINISH FL OOR Of GARAGE FLOOR CONC: CONCRETE F,S, FINISH SURFACE HA 11 RA DILIS +4,4. .1ES RESKENCC a , . . . .....„,_ _ 1- ,. ' I f, y VILLA WAY 2 SMOWSOM i ; >--- 1 . r — NOR TH 93e' ,,,,c -7 _J ! I < i SEA....F. IEi TOPOGRAPHIC SURvEY LE,fiAl. DESCRIRT ECII,, BENCH MARK: Lut L. 21.26g 432. LandEldstars 30- 22 4/ 762 Addiion to Nnopprt 2222h Ele-ent,on 7./ 4 2,4,12 22 244‘d4) 4440-1227: 5410 32 St St+.224. 42,402.1 22207, 24. --w- -- A Pc* Su,.ey ,r. \S, Planning Commission Minutes 03/03/2005 • • Page 16 of 20 a �missioner Cole answered yes. Commissi• -r Toerge answered yes. Motion was made 049 and Modification findings and conditions of the following modifications: ommissioner Toerge to approve Use Permit 2004 it No. 2004-089 (PA2004-273) subject to the oval contained within the resolution with • Live entertainment be permitted ins i ntil 10:00 p.m. • The hours of operation be from 6:00 a.m° g 2:00 a.m. • The patio is obligated to close at 1:00 a.m. • Restrict the access and the use of the second use of restaurant patrons. • The 27 car parking is adequate. • Condition 25 shall be edited to include outdoor patio. • Live entertainment permit needs to be allowed by the City Manag prior to live entertainment at the establishment. • Delete conditions 42 and 43. • Add the standard condition regarding Water Quality Management Plan. atios from the Ayes: Noes: Absent: Abstain: Eaton, Cole, Toerge, Tucker, Selich, McDaniel and Hawkins None None None SUBJECT: Chris Brigand' (PA2005-001) 500 31 st Street T 2 T he applicant requests the establishment of a height limit in excess of th 6-foot base limit pursuant to Section 20.65.055 of the Municipal Code. he applicant proposes to construct a mixed use building with an averag roof height of 30 feet and 9 inches and a peak height of 32 feet pproximately e e Chairperson Tucker asked about the width of the sidewalk in the publi right-of-way that is next to this building and whether there is enough room for two people to walk side by side down the street. I observed the location and the Cannery Lofts space and it looks to me like the sidewalk at Cannery Lofts is about 1/2 foot wider. The pedestrian elements seem to be quite wide on the west side of the street and this side is kind of narrow, but looking at the plan it looks like there was a little bit of a setback off the property line for the sidewalk area that would bring it up to more than just the minimal three feet. c Mr. Rich Edmonston answered that the Public Works Department did an extensive review of sidewalks on Villa Way in conjunction with some of the comments regarding the Cannery Lofts project. There is no clear pattern today out there and again the development patterns are such that ITEM NO. 5 PA2005-001 Approved file ://H:1Plancomm12005103 03 05.htm 5/27/2005 Planning Commission Minutes 03/03/2005 Page 17 of 20 • • it is very difficult to provide the sidewalks we would like to have other than by narrowing the streets. In fact alongside the Cannery Lofts area we did narrow the streets slightly to give a little more room to the sidewalk bu still maintain the minimum amount in the street in order to keep from losing ten additional parking spaces along the street. It is a ve challenging area and clearly there are some tradeoffs that have bee made to try and make it work. hairperson Tucker noted that there appears to be four feet between th urb face and where the building would go. Mr. Edmonston answered he understood that as well. It has been recommended to replace the sidewalk there and is typically so wher- there old curb cuts, etc. that have to be either moved or closed. Public comment was opened. Glen Gellatly, project designer with Bissell Architects and representin the applicant, noted the following: • This is a high quality solution to building in the Cannery Lofts area. • This projects fits in the area and resolves issues such as ope space, setbacks, bulk, mass and street curb appeal. • The ground level has a commercial component of 750 square fee with three parking spaces one being handicap parking. • There is also a two story parking element for the 2nd sto residence above. • The residence is designed on a loft concept with most of the squar- footage on the first floor with a master bedroom suite on the third level. • We have provided additional setbacks on the front and side in orde to break the scale of the building as much as possible in responding to concerns of nearby residents. • We are here for the increase in height that is necessitated by th natural grade that is low and the first floor elevation is approximatel 18 inches above natural grade, which causes us to have to raise th building up a bit. We have mitigated most of the concerns tha resulted from that. • At Commission inquiry, he noted that along Villa Way it is allowed t have a zero setback; however, they have increased that to si inches which provides a clear space between some of the parking meters of 3 feet 4 inches. The ADA code is 3 feet. Where you ar- file://H:1Plancomm120051030305.htm 5/27/2005 Planning Commission Minutes 03/03/2005 • • Page 18 of 20 b w a w C t s t p not walking by a meter, we have maintained that pretty much along the way and it approaches 4 feet depending on the width from face of curb to property line is. Dino Campanili, of 403 Orion Way and property owner next door to thi ite, noted that the street improvements section states that the City was going to allow a modified cut off of 5 feet at the southeast corne intersection of 31 st Street and Villa Way. It seems that might be the standard that might apply to all four cut offs for the intersection, and perhaps any other future applications that might come before the Publi Works Department or perhaps the Planning Commission could use th same design. s C s r c e hairperson Tucker asked if this was something within the purview of the Planning Commission or is this information only. Mr. Edmonston answered that the dedication requirements are within th urview of the City Council. Public comment was closed. C e hairperson Tucker noted the basis for the Use Permit is for the height limit due to the design characteristics that make the site design better han if the applicant had stayed with the same amount of FAR but did not eek the Use Permit. It looks to be a handsome, well thought out project hat is consistent with the materials that are called for in the Specific Plan in this area, like them or not. This applicant has been consistent with hat the Code says. ommissioner Toerge noted his agreement and added that the increased building height results in more public visual open space and views than required by the regular standard height restriction. He also believes results in more desirable architectural treatment as displayed in the plan nd more appealing visual character. Continuing, he noted that th increased building height would not result in undesirable or abrupt scal in relationship considering the Cannery Lofts across the street. The uilding does not provide anymore floor area than what we be achieved ithout the height variance. He then noted his support of this item. is it 5 e e Mr. Gellatly, at Commission inquiry, noted he is in concurrence with all t he conditions. Motion was made by Commissioner Toerge to approve Use Permit No. 005-001 (PA2005-001) subject to the findings and conditions of approval contained in the resolution. 2 Ayes: Noes: Absent: Abstain: Eaton, Cole, Toerge, Tucker, Selich, McDaniel and Hawkins None None None file://H:1Plancomm120051030305.htm 5/27/2005 CITY OF NEWPORT BEACH PLANNING DEPARTMENT Patricia L. Temple, Director (949) 644-3232 June 2, 2005 Chris Brigandi 140 Newport Center Drive, #100 Newport Beach, California 92660 RE: 500 31m Street (PA2005-001) Dear Mr. Brigandi: FILE Goer This letter is to inform you that the administrative costs to process your application exceeded the initial deposit. On December 20, 2004, the Planning Department received your application and the initial deposit of $2,200.00 that was deposited into Account #029-290071. Pursuant to § 3.36.030, the Planning Department is directed to recover 100% of the administrative cost to process development applications. Pursuant to City Council Resolution No. 2004-060, the Planning Department hourly rate is $110.00. Hours spent on application: 20.5 Application cost (100%): $2,255.00 Deposits Total: $2,200.00 Remaining Balance: $55.00 Please pay this remaining balance of $55.00 within thirty (30) days of this notice. To ensure proper credit to your account, please include the following reference on your check: Account #029-29071, and mail it to my attention at the above address. Should you have any questions regarding this matter, please contact me. Sincerely, Ginger arin, Administrative Assistant 3300 Newport Boulevard • Post Office Box 1768 • Newport Beach, California 92658-8915 Telephone: (949) 644-3200 • Fax: (949) 644-3229 • www.city.newport-beach.ca.us ft: PA2005-001 Applicant: Address: Planner: Chris Brigandi 500 31 st Street e. Date Description of task Approx. Time Spent iI (p 1 Us" Initial application review , 5 ke Second application review 116(6c PRR # 5. ire I Itql0< Site Visit YZ t f 1 f r Background research 1 /z_ In/ 1/z.0 14 Consultation with: 7.5 iy1 1 IA Consultation with: Consultation with: Consultation with: 21(1 ELC Meetings isrrc. ke 1 k kf CEQA 141bc,-.- Analysis 4" 1115 7AtiiA05 Notice preparation i4-uro Staff Report Preparation 5 At's 5 (r) c Hearing(s) 3 11 is Post hearing follow-up 15.s i 1,,r,S" x1 ='- 74 cZ4S-:. Attach additional sheets as necessary. Each application will not require all steps indicated above. Additional ste s may be included at the discretion of the staff planner. -0,7470 7 �� Last Revised 01/03/2005 F:Users\Pln\Shared\PA's1PA 2001 labels (20).doc )(view/ W PA2005-001 Applicant: Address: Planner: Brigand 500 31 st Street Campbell Date Description of task Approx. Time Spent Initial application review Second application review PRR Site Visit Background research I /i/_— Consultation with: � / Consultation with: 'lb 1 / Consultation with: / -"' Consultation with: Meetings CEQA Analysis Notice preparation '7 PKi211i Staff Report Poemotion' / • 0 Lib r "' Hearings) ff or- Post hearing follow-up D ,. C1.15*°1 ) Attach additional sheets as necessary. Each application will not require all steps indicated above. Additional steps may be included at the discretion of the staff planner. 1111, CITY OF NEWPORT BEACH PLANNING DEPARTMENT PROJECT REVIEW REQUEST PUBLIC WORKS & TRAFFIC ENGINEER X UTILITIES DEPARTMENT FIRE DEPARTMENT BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: Chris Brigandi Use Permit CONTACT: Date: January 6, 2005 Staff Planner: R. Ung (949) 644-3208 PLANS ATTACHED (PLEASE RETURN) PLANS ON FILE IN PLANNING DEPT. Glen Gellatly of Bissell Architects (949) 675-9901 UP2005-OOI- DESCRIPTION: Use Permit approval to allow a new commercial/residential loft building to exceed the 26-foot height limit. LOCATION: 500 31st Street REPORT REQUESTED BY: January 27, 2005 COMMISSION REVIEW (Tentative): Check all that apply: ❑ No comments on the project as presented. u Application of Standard Code requirements are not expected to alter the project design. ❑ I contacted the applicant on March 3, 2005 Recommended conditions of approval are attached. Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. to: ❑ schedule an appointment for Code review, 0 discuss the following (attach separate sheet if necessary): ADDITIONAL COMMENTS (❑ see attached): CITY OF NEWPORT BEACH PUBLIC WORK DEPARTMENT January 18, 2005 TO: PLANNING DEPARTMENT FROM: Fong T Developt Services Engineer SUBJECT: PRELIMINARY PUBLIC WORKS CONDITIONS FOR COMMERCIAL AND RESIDENTIAL PROJECT PROPOSED AT 500 31ST STREET USE PERMIT NO. UP2005-001 CONDITIONS: 1. The existing storm drain catch basin on 31st Street, where a new driveway approach is proposed, shall remain in place. 2. Since t here is an existing a Iley a djacent to the development, the proposed new curb cut for a new second driveway approach on 315t Street to serve the development will require City Council approval. 3. A 10-foot radius corner cutoff at the corner of 31st Street and Villa Way shall be dedicated to the public for street and utilities purposes. 4. An ADA compliant curb access ramp shall be constructed at the 315t StreetNilla Way curb return. 5. An ADA compliant curb access ramp shall be constructed at the Villa Way/alley intersection. 6. If the new driveway approach on 31st Street is approved, a driveway plug shall be constructed on Villa Way per City Standards. 7. If the new driveway approach on 31st Street is approved, an on -street parking space and parking meter shall be installed on Villa Way to replace the existing on - street parking space and parking meter lost to the new driveway approach on 31st Street. 8. The above conditions are based on a preliminary review on a partial plan set. Additional conditions will be required upon a complete plan check submittal. CITY OF NEWPORT BEACH PLANNING DEPARTMENT PROJECT REVIEW REQUEST Date: January 6, 2005 Staff Planner: R. ling (949) 644-3208 PUBLIC WORKS c(TRAFFIC ENGINEER X PLANS ATTACHED (PLEASE RETURN) UTILII'IhS DEPARTMENT FIRE DEPARTMENT BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: Chris Brigandi Use Permit CONTACT: PLANS ON FILE IN PLANNING DEPT. Glen Gellatly of Bissell Architects (949) 675-9901 UP2005-001- DESCRIPTION: Use Permit approval to allow a new commercial/residential loft building to exceed the 26-foot height limit. LOCATION: 500 31st Street REPORT REQUESTED BY: January 27, 2005 COMMISSION REVIEW (Tentative): Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ I contacted the applicant on to: ❑ March 3, 2005 a. Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. schedule an appointment for Code review, 0 discuss the following (attach separate sheet if necessary): ADDITIONAL COMMENTS (❑ see attached): Ext. 0317 Date: 1/2trA16-' CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT 3300 NEWPORT BOULEVARD P.Q. BOX 1768, NEWPORT BEACH, CA 92659-1768 (949) 644-3311 MEMORANDUM TO: Rosalinh Ung Planning FROM: David Keely — Traffic Engineering DATE: January 25, 2005 SUBJECT: 500 31st Street (UP2005-001) The following are traffic related comments, corrections and conditions for the proposed Commercial/Residential Development located at 500 31st Street: • Driveway cut on 31st Street requires a Toss of on -street parking. The parking spaces can be replaced with a new space on Villa Way (existing drive approach to be plugged). New drive approach on 31st Street shall comply with ADA requirements. • Proposed ADA parking stall does not comply with current standard since disable access aisle must be located on the passenger side of vehicle. • Plans should show the entire street section including on -street parking spaces. Provide turning template from 31st Street to show vehicles backing out from the proposed driveway does not encroach into on -street parking stalls. • Existing curb cut on Villa Way shall be plugged per City Standard STD-165-L. • A corner cut-off and new curb ramp is required for the corner of Villa Way and 31st Street adjacent to the proposed project site. See Public Works conditions. • Walls and planters within the setback should be eliminated. Setback areas adjacent to alleys shall be used to assist vehicles to pass in the alley. David Keely Associate Engineer Public Works - Traffic Engineering H:IdkeeI APlan Check\UP2005-001 500 31st Street\RU 1-25-05memo. doc I Ilk CITY OF NE*PORT BEACH PLANNING DEPARTMENT PROJECT REVIEW REQUEST wr PUBLIC S & TRAFFIC ENGINEER UTILITIES DEPARTMENT FIRE DEPARTMENT BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: Chris Brigandi Use Permit CONTACT: Date: January 6, 2005 Staff Planner: R. Ung (949) 644-3208 X PLANS ATTACHED (PLEASE RETURN) PLANS ON FILE IN PLANNING DEPT. Glen Gellatly of Bissell Architects (949) 675-9901 UP200S-OO1- DESCRIPTION: Use Permit approval to allow a new commercial/residential loft building to exceed the 26-foot height limit. LOCATION: 500 31st Street REPORT REQUESTED BY: January 27, 2005 COMMISSION REVIEW (Tentative): Ch all that apply: No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. o I contacted the applicant on to: ❑ March 3, 2005 ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. schedule an appointment for Code review, ❑ discuss the following (attach separate sheet if necessary): ADDITIONAL COMMENTS (❑ see attached): Ext Z Date: rZ4WC;54 CITY OF NEWPORT BEACH.° PLANNING DEPARTMENT PROJECT REVIEW REQUEST Date: January 6, 2005 Staff Planner: R. Ung (949) 644-3208 PUBLIC WORKS & TRAFFIC ENGINEER X PLANS ATTACHED (PLEASE RETURN) UTILITIES DEPARTMENT FIRE DEPARTMENT PLANS ON FILE IN PLANNING DEPT. BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: Chris Brigandi Use Permit CONTACT: Glen Gellatly of Bissell Architects (949) 675-9901 UP2005-001- DESCRIPTION: Use Permit approval to allow a new commercial/residential loft building to exceed the 26-foot height limit. LOCATION: 500 31st Street REPORT REQUESTED BY: January 27, 2005 COMMISSION REVIEW (Tentative): Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ I contacted the applicant on March 3, 2005 Recommended conditions of approval are attached. Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. to: ❑ schedule an appointment for Code review, ❑ discuss the following (attach separate sheet if necessary): ADDITIONAL COMMENTS (❑ see attached): Signature: Ext. t)1 Date: I lati�Cf t Newport Beach Fire Department Fire Prevention Division 3300 Newport Blvd. Newport Beach, CA 92663 (949) 644-3106 Planning Commission Project Review Conditions for Approval DATE: January 31, 2005 PROJECT LOCATION: 500 31st Street Conditions: 1. Entrance to structure shall be directly off at street where building takes its address. (Residential entry off of Villa Way.) 2. 1st floor exits through an "S" Occupancy (covered parking) which is not allowed. ADDITIONAL COMMENTS (❑ see attac Si attire: 1 V J r ay- lei t'f, CITY OF NEWPORT BEACHQ DEPAR TME\ PLANNING DEPARTMENT ,IILDIN PROJECT REVIEW REQUEST PUBLIC WORKS & TRAFFIC ENGINEER X UTILI TIES DEPARTMENT FIRE DEPARTMENT BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: Chris Brigandi Use Permit CONTACT: JAN 0 7 2005 6, 2005 Staff Planner: R. Ung (949) 644-3208 PLANS ATTACHED (PLEASE RETURN) PLANS ON FILE IN PLANNING DEPT. Glen Gellatly of Bissell Architects (949) 675-9901 UP2005-001 - DESCRIPTION: Use Permit approval to allow a new commercial/residential loft building to exceed the 26-foot height limit. LOCATION: 500 31st Street REPORT REQUESTED BY: January 27, 2005 COMMISSION REVIEW (Tentative): Check all that apply: ❑ No comments on the project as presented. u Application of Standard Code requirements are not expected to alter the project design. ❑ I contacted the applicant on to: ❑ March 3, 2005 © Recommended conditions of approval are attached. Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. schedule an appointment for Code review, ❑ discuss the following (attach separate sheet if necessary): D) -A11.2 i" u3- 7, 6 L. it - - i a Ext. ate: jJ j f os— Vl/ } CITY OF NEWPORT BEAC1111. PLANNING DEPARTMENT PROJECT REVIEW REQUEST Date: January 6, 2005 Staff Planner: R. Ung (949) 644-3208 PUBLIC WORKS & TRAFFIC ENGINEER X PLANS ATTACHED (PLEASE RETURN) UTILITIES DEPARTMENT FIRE DEPARTMENT BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: DESCRIPTION: 26-foot height limit. LOCATION: Chris Brigandi Use Permit CONTACT: PLANS ON FILE IN PLANNING DEPT. Glen Gellatly of Bissell Architects (949) 675-9901 UP2005-001- Use Permit approval to allow a new commercial/residential loft building to exceed the 500 3lst Street REPORT REQUES'1 ED BY: January 27, 2005 COMMISSION REVIEW (Tentative): Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ I contacted the applicant on to: ❑ March 3, 2005 0` Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. schedule an appointment for Code review, ❑ discuss the following (attach separate sheet if necessary): ADDITIONAL COMMENTS (❑ see attached): This corner area has been flooded during major high tides and rain events. Make sure lower Levels are built up to minimize any water damage. Signature: Ext. 3°5-� Date: 2° J0 S -tt lb CITY OF NEWPORT BEACH PLANNING DEPARTMENT PROJECT REVIEW REQUEST Date: January 6, 2005 Staff Planner: R. ling (949) 644-3208 PUBLIC WORKS & TRAFFIC ENGINEER X PLANS ATTACHED (PLEASE RETURN) UTILITIES DEPARTMENT FIRE DEPARTMENT BUILDING/GRADING DEPARTMENT GENERAL SERVICES ECONOMIC DEVELOPMENT (Commercial Development Only) APPLICATION OF: FOR: Chris Brigandi Use Permit CONTACT: PLANS ON FILE IN PLANNING DEPT. Glen Gellatly of Bissell Architects (949) 675-9901 UP2005-001- DESCRIPTION: Use Permit approval to allow a new commercial/residential loft building to exceed the 26-foot height limit. LOCATION: 500 31st Street REPORT REQUESTED BY: January 27, 2005 COMMISSION REVIEW (Tentative): C eck all that apply: No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ I contacted the applicant on to: ❑ March 3, 2005 ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. schedule an appointment for Code review, ❑ discuss the following (attach separate sheet if necessary): ADDITIONAL COMMENTS (❑ see attached): Authorized to Publish Advertisements of all eluding public notices by Decree of the Superior Court of Orange County, California. Number A-6214, September 29, 1961, and A-24831 June 11, 1963. PROOF OF PUBLICATION STATE OF CALIFORNIA) COUNTY OF ORANGE ) SS. 1 am a Citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the below entitled matter. I am a principal clerk of the NEWPORT BEACH - COSTA MESA DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa, County of Orange, State of California, and that attached Notice is a true and complete copy as was printed and published on the following dates: FEBRUARY 19,2005 I declare, under penalty of perjury, that the foregoing is true and correct. Executed on FEBRUARY 19,2005 at Costa Mesa, California. Signature PUBLIC NOTICE . CITY OF NEWPORT BEACH City Cowl Gtctttbers of t s Ciiyaf Ne+hpotl Beads 3300 Newport 119116411; Newport tench PUNNING COMMISSION AGENDA Regular Meeting - Mardi 3, • 2005at6:30p n. 1. •SUBJECT: Anthony's Riverboat Restaurant 151 E. Coast Highway • SUMMARY: On June 7i' 2001,' AnthonyIS''River- boat Restaurant received approval of ,Use Permit No. 3684 that authorized the use of #bird level of the Pride•of Newport for banquet events. This approval is 'subject to;: specific ;]imitations:' regarding activities and hours of operation on the exterior decks, The Planning ,Commission also required that the' operation • 'be. reviewed for •the effectiveness of and : compliance with conditions of approval. APPLICATION: Use Per- mit 3684 • •' • 2. SUBJECT: Brigands Building,:-(RP2005.001) 50031st"Street. - SUMMARY: The applicant requests the establish- ment of a height limit in excess of the 26-foot base limit pursuant to Section 20.65.055`ot the Municipal Qode. The applicant proposes to construct a mixed use 'building with an average roof height of 30 feet and 9 inches and a peak height of •32 feet ap- proximately. APPLICATION: Use Per- mit No. 2005.001 CEQA COMPLIANCE: This project has been • re- viewed, and it has been. determined that it is categorically exempt ,under the requirements of the •'California Envi=' ronmental . Quality.. Act under Class 32 (In -Fill Development Projects). r 3. SUBJECT: City of Newport Beach 'SUMMARY: Amendments to the Housing Element of the Newport, Beach. General Man to elimi- nate discrepancies and insure -•consistency within the test, clarify existing. policiesand affordability standards, and include additional. provisions to promote the achievement of the • City's housing goals. These amendments in Blade: . 1) Amend Housing Program 1.2.1 to provide consistent dates. for the annual reporting of the Housing Element .and General Plan. 2) ,Amend. Housing Program 2.1.1 to correct an. erroneous reference to the Municipal Code. 3) Expand Housing Program 2.2.1 to include provisions for the pro- duction of housing affordable to moderate - income households. 4) Provide consis tency within the Housing Element when defining affordable Income cate- gories, and : amend the affordability ..standards to be consistent with the standards'used by the State Department of Housing and .Community Development and Office of the Attorney General. APPLICATION: .General Plan Amendment No. 2004-010 CEQA COMPLIANCE: The proposed action is not defined as a 'project" under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project or a physical change in the environment (Section 15378 of the CEQA Guidelines). Published Newport Beach/Costa Mesa Daily. Pilot February 19, 2005 Sa782 ofTICE OF PUBLIC HEARING Brigandi Building (PA2005-001) • NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Newport Beach will hold a public hearing on the application of Chris Brigandi for Use Permit No. 2005-001 on property located at 500 31st Street. The property is located in the RSC (Retail Service Commercial) of the Cannery Village/McFadden Square Specific Plan (District No. 6). The applicant requests the establishment of a height limit in excess of the 26-foot base limit pursuant to Section 20.65.055 of the Municipal Code. The applicant proposes to construct a mixed use building with an average roof height of 30 feet and 9 inches and a peak height of 32 feet approximately. This project has been reviewed, and it has been determined that it is categorically exempt under the requirements of the California Environmental Quality Act under Class 32 (In -Fill Development Projects). NOTICE IS HEREBY FURTHER GIVEN that said public hearing will be held on March 3, 2005, at the hour of 6:30 p.m. in the Council Chambers of the Newport Beach City Hall, 3300 Newport Boulevard, Newport Beach, California, at which time and place any and all persons interested may appear and be heard thereon. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City at, or prior to, the public hearing. For information call (949) 644-3200. Jeffrey Cole, Secretary, Planning Commission, City of Newport Beach. NOTE: The expense of this notice is paid from a filing fee collected from the applicant. SUSAN W. CASE, INC. OWNERSHIP LISTING SERVICE �'1 ti 917 Glenneyre Street, Suite 7 • Laguna Beach, CA 92651 PHONE (949) 494-6105 • FAX (949) 494-7418 500 31ST ST FILE#12041152 NEWPORT BEACH CA 3001 LISTING 047 032 08 DECEMBER 14 2004 047 031 02 MINER PROPERTIES 365 Via Lido Soud Newport Beach CA 92663 047 031 20 OCRC ENCUMBRANCE CORP 7 Corporate Plaza Dr Newport Beach CA 92660 047 031 24 CITY OF PORT BEACH PO B 768 Ne rt Beach CA 92658 047 032 04 JACKSON & JACKSON 510 LLC 510 31st St #A Newport Beach CA 92663 047 032 07 John Westrem 1006 E Balboa Blvd Newport Beach CA 92661 047 032 19 CANNERY LLC 1901 Bayadere Ter Corona Del Mar CA 92625 047 032 23 Lofts Lp Cannery 429 30th St Newport Beach CA 92663 047 032 26 Thomas & Tami Weeda 507 30th St Newport Beach CA 92663 047 031 03 BANK OF AMERICA NT & SA TR PO Box 13519 Arlington TX 76094 047 031 22 Wardens Rector 3209 Via Lido Newport Beach CA 92663 047 031 25 Herman Gulezyan 1630 Antigua Way Newport Beach CA 92660 047 032 05 Russell Fluter 2025 W Balboa Blvd Newport Beach CA 92663 047 032 08 William Sturgis 1515 Foothill Rd Gardnerville NV 89460 047 032 21 Thomas Benjamin 519 30th St Newport Beach CA 92663 047 032 24 Mark Schattinger 511 30th St Newport Beach CA 92663 047 032 27 Victor Michael 505 30th St Newport Beach CA 92663 047 031 19 MARVIN ENGINEERING CO INC 260 W Beach Ave Inglewood CA 90302 047 031 23 Wardens R 3209 V' ido Ne rt Beach CA 92663 047 032 03 Ladorna Eichenberg 610 Newport Center Dr Newport Beach CA 92660 047 032 06 CANNERY VILLAGE INVESTMENT P 129 W Wilson St #100 Costa Mesa CA 92627 047 03212 William Roadhouse 515 30th St Newport Beach CA 92663 047 032 22 BANTA INVESTMENT PARTNERS L 504 30th St Newport Beach CA 92663 047 032 25 Lofts Lp C 429 3 ery St port Beach CA 92663 047 032 28 John Faul 503 30th St Newport Beach CA 92663 047 032 29 Lofts Lp Cannery- 4320 Thac.her Rd Ojai CA 93023 047 033 09 WOODS WOODSON 1038 W Bay Ave Newport Beach CA 92661 047 033 16 DMA CORPORATION PO Box 1731 Newport Beach CA 92659 047 033 19 Claude & Elisabeth Koeberle 19342 Sierra Perla Rd Irvine CA 92603 047 033 22 Stephen Banta 504 30th St Newport Beach CA 92663 047 041 05 NEWPORT BEACH ALANO CLUB 414 32nd St Newport Beach CA 92663 047 041 20 John Newcomb 3103 Villa Way Newport Beach CA 92663 047 041 24 Danny Charles Hilton 425 31st St Newport Beach CA 92663 047 041 31 32ND STREET PARTNERS LLC 430 32nd St Newport Beach CA 92663 047 041 36 HAMPSHIRE PROPERTIES LLC 417 31st St Newport Beach CA 92663 047 033 02 Roberta Feuerstein 301 Via Lido Soud Newport Beach CA 92663 047 033 10 LAFAYETTE INVESTORS P 2905 Lafayette Rd Newport Beach CA 92663 047 033 17 James Person Jr. 507 29th St Newport Beach CA 92663 047 033 20 ARNOLD CONSTRUCTION CO 309 Via Lido Soud Newport Beach CA 92663 047 033 23 Louis Orozco 502 30th St Newport Beach CA 92663 047 041 17 Jon Shepardson PO Box 2971 Newport Beach CA 92659 047 041 21 Guy Miner 365 Via Lido Soud Newport Beach CA 92663 047 041 25 Mary Catherine Crull PO Box 1934 Lakeside AZ 85929 047 041 33 MINER .PERTIES 36 . a Lido Soud wport Beach CA 92663 047 041 37 Suzanne Finamore 41931stSt#A Newport Beach CA 92663 047 033 05 Wilbur Cotr Schock 2900 Lafayette Rd Newport Beach CA 92663 047 033 11 LAFAYETT ESTORS P 2905 yette Rd Ne ort Beach CA 92663 047 033 18 Raymond McFarland 514 30th St Newport Beach CA 92663 047 033 21 Frank McDowell 506 30th St Newport Beach CA 92663 047 033 24 Stephanie Rosanelli 500 30th St Newport Beach CA 92663 047 041 18 Meriam Case 423 31st St Newport Beach CA 92663 047 041 23 Guy M'r 36 . is Lido Soud wport Beach CA 92663 047 041 28 32ND ST INVESTORS L P 35 Old Course Dr Newport Beach CA 92660 047 041 35 WMC INVESTMENTS LLC 428 32nd St Newport Beach CA 92663 047 042 01 Dino & Ardenia Capannelli 430 31st St Newport Beach CA 92663 047 042 02 Thomas & Joan Dixon 428 31 st St Newport Beach CA 92663 047 042 14 Mark Faulconer 411 30th St Newport Beach CA 92663 047 042 20 Scott Maddy 283 S Del Giorgio Rd Anaheim CA 92808 047 042 23 Jenny Gilchrist 41031stSt#A Newport Beach CA 92663 047 042 27 Mary Anne Turley-Emett 25 Bay Is Newport Beach CA 92661 047 042 32 Kevin Weeda 427 30th St Newport Beach CA 92663 047 043 11 Joe Sims 417 29th St Newport Beach CA 92663 047 043 21 BUCK FINE ARTS 410-41 29th St Newport Beach CA 92663 423 111 04 ROSEVILLE SQUARE PARTNERS 503 32nd St #200 Newport Beach CA 92663 047 042 04 Frank Marshall PO Box 540 Newport Beach CA 92661 047 042 15 Thomas Keefer 433 Ogle Cir Costa Mesa CA 92627 047 042 21 Mary Williamson 426 31st St Newport Beach CA 92663 047 042 25 Miner 365 Lido Soud port Beach CA 92663 047 042 28 Funding Southern 419 30th St Newport Beach CA 92663 047 042 33 Thomas Blurock 401 30th St Newport Beach CA 92663 047 04312 John Westrem 1006 E Balboa Blvd Newport Beach CA 92661 047 043 22 29 STREET LLC PARTNERS LLC 429 30th St Newport Beach CA 92663 West Newport Beach Assn. Alan Silcock P. O. Box 1471 Newport Beach, CA 92659 047 042 07 POLIQUIN FAMILY LTD 18951 Newton Ave Santa Ana CA 92705 047 042 17 Brian Wesley Ray 425 30th St #10 Newport Beach CA 92663 047 042 22 JACKSON & JACKSON 420 LLC 510 31 st St #A Newport Beach CA 92663 047 042 26 Suzanne F' amore 4193=St#A N = ' port Beach CA 92663 047 042 31 Robert Fainbarg 14041 Livingston St Tustin CA 92780 047 043 04 HOSMAN PROPERTIES 601 S Figueroa St #4200 Los Angeles CA 90017 047 043 19 CITY OF N 3300 ORT BEACH port Blvd port Beach CA 92663 423 111 02 CITY OF NEWS T BEACH PO Box New o tfBeach CA 92658 Chris Brigandi 140 Newport Center Drive #100 Newport Beach, CA 92660 Bissen Architects 3422 Via Lido Newport Beach, CA 92663 SUSAN W. CASE, INC. 0 OWNERSHIP LISTING SERVICE. 917 Glenneyre Street, Suite 7 • Laguna Beach, CA 92651 PHONE (949) 494-6105 • FAX (949) 494-7418 CERTIFICATION OF PROPERTY OWNERS LIST THE ATTACHED LIST REPRESENTS THE NAMES AND ADDRESSES OF ALL PROPERTY OWNERS LOCATED WITHIN 3 0 FEET OF THE EXTERIOR BOUNDARIES OF THE PROPERTY LOCATED AT Newport THIS INFORMATION WAS OBTAINED THROUGH FIRST AMERICAN REAL ESTATES SOLUTIONS, A DATA SOURCE UTILIZING THE COUNTY ASSESSMENT ROLLS AND OTHER AVAILABLE DATA SOURCES. THIS INFORMATION IS GENERALLY DEEMED RELIABLE, BUT IS NOT GUARANTEED. RETURN OF SOME PROPERTY ADDRESSES THAT ARE DEEMED I)NDELIVERABLE BY THE U.S. POSTAL SERVICE IS A POSSIBILITY. SUSAN W. CASE, INC. IS NOT RESPONSIBLE FOR PROVIDING FURTHER INVESTIGATION OF SAID LABELS. ACCEPTANCE OF THE PACKAGE ACKNOWLEDGES THIS FACT. SUSAN W. CASE, INC_ ru75 MAP Was PREPAPEO AMR ORANGE OOUNTY ASSESSOR UPI. PURPOSES ONLY. INE ASSESSGR MAKES NO GYTARANIEE AS TO Ir5 ACCURACY NOR ASSUMES ANT LTABTLfry FOR OTWEftSUFES. Pr n HE REPRODUCED. 0 cOP✓RTONT QRANCE COUNTY ASSESSOR 2O0J re-7 Tr TRACT2} 7 VILLA p.u. SJ6- NEWpoRT Ownership Map v R dd xs P. AI. 22.40 — _.. vAF. 1 Z4 0.I66A PREPARED BY: SUSAN W_CASE,INC_ 917 GLENVEYRE ST A7 LAGUNA BEACFL CA 92651 949 494-6105 01 Ii POI . S.1/2 SEC. 28, T. 6 S., R. le W. TRACT R K. 85.1 PAR. 4.8/4AGIC! LOT 3 SEC 28-8-/0 _ 4 /40.iC• F I Aq• Lot SEC. 28•S•r0 3.544C. _ R r LANCASTERS 5LA: A a 2 S „32ND. MARCH 1981 LOT E SEC 4.8-6-17 STREET it LOT 3 1. (THE HlDSON/4. LANCASTERS ADD. TRACT NO. 907 TRACT NO. 1I/7 PARCEL MAP 47-04 f3 NOTE. ASSESsoR'S BLOCK d THIS MAP WAS PREPARED FOR ORANGE COUNTY BOAOR DEPT. PURPOSED ONLY. THE ASSES. MAKES NCGUARANIEEAS TO ITS ACCURACY NOR ASSUMES ANY LIABSDY FOR OTHER USES. NOT TO BE/REPRODUCED. ALLRIGHSS RESERVED. COOPYRIOHT ORANGE COUNTY ASSESSOR I99B. LOT 3 ,120E P tlr NQ s1117row , • iRVIA MALAGAI! .r# T LOT 6 NO. I117 47-03 MM. 5 -14 M. AL 28-25 m 361Nti Ai 35-48 PM 85-1 PARCEL NUMBERS SHOWN IN CIRCLES i1/97 196 nx� NO 907k /199 /200 44r, 423-I 1 ASSESSOR'S MAP 47-02 800k423 PAGE II COUNTY OF ORANGE 1799.000 Feet EXISTING COMMERCIAL/RESIDENT1AL BUILDING PROJECT FOR CHRIS BRIGAN 500 31st STREET, NEWPORT BEACH, CA 92663 PROPOSED A AS APPROVED BY: PLANIIING DIRECTOR ON (date): 0 As Submitted 0 As Modified. refer to: 0 MODIFICATIONS COMMITTEE ON (lute); I7,3 As Submitted CI As Modified, refer to: PLANNING COMIYIISSIUN ON (date): a As Submitted CI 4s Modified, refer to: a CITY COUNCIL ON (date): CI As Submit" CI As ModifitS INDEX OF DRAWINGS T-1 COVER SHEET (SHEET INDEX) A-1 A-2 A-3 A-4 A-5 0-1 SITE PLAN FIRST FLOOR PLAN & ROOF PLAN SECOND & THIRD FLOOR PLAN EXTERIOR ELEVATIONS BUILDING SECTIONS TOPOGRAPHICAL SURVEY Total = 7 sheets Id , 1 FILE COPT 4;7-7; t'Af,.fifyy AS APPROVED BY: 1 PLANt HNC DIRECTOR ON (date): D As Submitted 0 As Modified refer to: MODIFICATIONS COMMITTEE ON Mate). El As Submiued ti As Modified, refer PLANNING COMMISSION ON (date): „kriAs Submitted CI ks Modified, refer to: CITY COUNCIL ON (date): 0 As Submitrrd CI As ModiftuJefer s: PA2005-001 for U 500 31st Street REVISED PLANS tIvtD t3Y TiING DEPARTM4NT OF NEWPORT BEACH FEB 0 3 2005 AM PM 718 9 1011111211'2 3016 (E) PARKING STALL (REL..) PARKING GTALL TO VILLA WAY (N) CRETE (E) CATCH BASIN Front yard setback landscape requirement is 30'x x On -grade planter 10s.f. Raised planter 15s.f. Turf block 55s.f. Total area provided 80s.f. Front parking area landscape requirement is 5% 8. x On -grade planter 16.25s.f. Raised planter 55s.f. Total area provided 71.25s.f. Rear yard (alley) parking area requi On -grade planters 32s.f. Raised planter 80s.f. Total area provided 112s.f. LANDSCAPE TABULATION LLL LLlibli LLLLL LLLLLLL LLLLLLL LLLLLLL LLLLLLL LLLLLL LLLLLLL I 1 L VACINITY MAP liA4EEL CURB HAND RAIL (EL) PARKING STALL tottoect TABULATIONS AND eUfrPtA- 1. SITE AREA (30X 939 21040 S.F. S. 2. SETBACKS REQUIREMENTS A FRONT: 3' is. wrest 0 C. REAFb 101 D. MAX. )4E1GHT: 26i-2r E.iACTLIAL. 14EIGHT: 34.41' 6. ABOVE THE LOST pow ON SITE • NE PROP. LINE CORNER 630 4. SQUARE PoOTAAM ARP 2%( +) 61..or-E .FIN. FLOOR: -Sib (E) PARKING STALL VILLA WAY GRADE ANTER RESIDENTIAL USE 16 PERMITTED ABOVE THE COMMERCIAL SPACE PROVIDED THE TOTAL FLOOR AREA OF THE MIXED USE DOES NOT EXCEED A FAR OF 125, FOR THIS SITE THE ALLOWABLE AREA 16 3,461 SP- THE ACTUAL SQUARE 'FOOTAGE WILL BE 3226 FOR A PAR Cf U8. :3UILDING BULK CALCULATION BUILDING BULK IS Emma) AS GROSS FLOOR AREA INCLUDING EXTERIOR ARE$ NOT OPEN ON TWO SIDES AND COVERED PARKING. THE MAXIMUM BUILDING BULK RATIO IS THE PAR PLUS 03b POR MIXED USE (12e$ + 0313 * 1.99). FOR THIS PROJECT THE MAXIMUM ALLOWABLE IS 4,324 SP- 114E ACTUAL BUILDING BULK FOR THIS PROJECT 18 4,060 6.f. FOR A RATIO Cf 1.46. CalltgaMESilati CsLEN GELLATLY • eisteu. Amcs4rrecre P$4: (949) 618-9901 PROJECT TABULATIONS AND SUMMARY TO DEMOL (480 SF) SITE PLAN LLLL LLLL LLLL LLLL LULL LLLLLLLLL LLLLLLLLL LLLLLLL LLLLLLLL LLLLLLLL LliliLLLL EJ-OcK DiYE— LLLLLLL LLLLLLL LLLL LL LLLL LL LL 2%(+ SLOPE LLLLLLLL LLLLLLLL LbLLLLLL LLLLLLL LLLLLLL LLLLLL (E) PARKING STALL LLL LLL LL LLL LLL LLL. LL LL LL LLLLLL LLLLLL LLLLLL r141.1111111411* AS APPROVED BY: PLANt IING DIRECTOR ON (date): 0 As Submitted El As Modified refer to: El MODIFICATIONS COMMITTEE ON lytatef. 0 As Submitted n As Modified, ref PLANpU COMMISSION ON (date): As Sub&tted El 4s Modified, refer O CITY COUNCIL ON (date): 0 As Subruit!tri j As Moth PUBLIC WORKS CONDITIONS SHO N) ADA o..4543 ACCESS RAMP FILE COPY TOPOGRAPHIC SURVEY BY Rohr Stirveaineinc. BENCH MARK: OC.f3t1 * J 182 E leva t ion = 1.14 (NAVD Se r"atum) IL-0' REVISIONS BY ZONE CORREC. 01-31-05 Date 12-16-04 AS NOTED Drawn Pavia fkbadino 04-14 A I Of 5 Sheets 12' -3" TURF fBLOCK VILLA WAY 8 ELC BELOW [COVER PARKING I-IANI: RAIL YLIGNT ROOF PLAN LL LLLLLLLL.L LLLLLLLLLLLLL LLLLLLLLLLLLL L LLLLLL...LLL LL LLLLpLLLL L. L LLb R.�...LLLLL TUFF BLOCK ROOF ABOVE LLLLLLLLLLLLL L LLLL.L.L.LLLLL LLLL LLLLLLLI,,. LLLL LLLLvLLLL LLi LL.LLLLLL TU BLOCK LLLLLLLL L L L LLLLLLLLL LLLL LLLLL LLLLLL LLLLLL.LL.LLLLL LLLLLLLLLLLLL L LLLL L.,LLFL.LLLL Li�i. iA iQ3,3 7f.Ii,.i. D f` . :ib �fiued L] n...;�dified refer to: A1OT NFPCA_T=ONS COMMITTEE ON "fia.te). C As Submaued C7 s ,Modified, refer Lu: As :S ENCLQGG D COMMER IAL 4 COMMISSION ON (date): FIRST FLOOR PLAN y�� 4s Modified, refer to: td;tt.e'). Ei As :d xhha -eler I%4'= 1'-t ' , ONE ORREC. 01 z 12-16-04 FM AS NOTED Flavin Merlitla 04-14 A-2 5 Sheets RAI$E ' F' STAIR MASTER BATH MOTE BEiR+c x j$ BEDROOM *2 THIRD FLOOR PLAN D BY ru mm?SSI�i{'.iN ON s0r. SECOND FLOOR PLAN REVISIONS Date 12-16-04 Scale AS NOTED Drawn Elavia Martin© IMP* 11 06 5M©©TN PLASTER OPEN PASSAGE WAY p,pyOND PiZtOP .I INF MAI 1 NORTH ELEVATION EAST ELEVATION UM. oWS ,ICE. MTL. ROOF SKYL IQWT L MIL. CAP ALUM. WIND. ALUM. WIND. l-#ARL` SCAPE CARE BEYOND WALL SCALE: 1/4'= 1'-0 cw[rise Y BEYOND SOUTH ELEVATION A�y siiml �}iavav�si;E 7 PLAN' TING DIRECTOR ON (date): U As Submitted 0 As Modifiedrefer to: i MODIFICATIONS COMMITTEE ON 'date). © As Submitted n As Modified, refer p : :PLAN NG COMMISSION ON (date): As Submitted 04s Modified, refer to: CITY COUNCIL ON (date): WEST ELEVATION NAR©5C GRAPE BEYOND 1/4'■ I' - CABLE RAIL INCs 1/4'= 1'-0' REVISIONS ZONE CORREG. 01-31-05 NO NO N 12-16-04 Scale AS NOTED BY FM Drawn Flavia Merlin() Job 04-14 A-4 5 Sheets REM BY RAISED PLANE u l2 COVERED PA KIN VE A5S, EWAY SECTION STAID SITTING A L PANT Y 1t VE 'A Vd'= 1'- • SECTION 1/4'm I-r 00 .ATI-I GARAGE 15EDROOM CC VERE WI E COPY ASAPPROVED I'. P AN IING DIRECTOR ON (date): 0 As Submitted 0 n Modified. refer to: aiONS CO i aMITT£E ON 'dat) C As Submitted Ti As Modified, refer pis: PI Ada G CO I ' s>.,L'. ON `date): ?� As t uba .a2ted 0 Ass Modifie , reiet° fo: C Yi CCUNC L, t N (date): { s Subunit' d 0 As Modift d SECTION A 1/4'•• I'- z z 1 1 04 AS NOTED Flay' a Merli 04.14 A-5 5 Sheets 1 JJESCR WALL BUILDING LOT LINE WATER METER FINIS-1 FLOOR GARAGE FLOOR CONCRETE FINISH SLRAC RADIUS MAN -HOLE RESIDENCE AAY W 4 3" 1 IOWNER: Chris Bergandi 140 Newport Center drive Newport Beach, CA THIS SURVEY WAS PREPARED SY: RON MIEOEMA 1—S. 4653 DATE: 12-06-04 OPOGRAP LEGAL DESCRIPTION Lot 21, Block 430, Landcasters Addition to Newport Beach 73 SCALE :18 1,, 0 As Statif7!iiIt-zil. CI A e 1:21 COMMISS PUN ON i„dt.t:',Ot !!..! !J. 1...!!--W 1141 , - RV ivIodificd, refer to: - 4 '1! s, - Y 13ENC-1 MAR‹: OCS BM #J 782 Elevation = 714 (NAV)) 88 Datum) PROJECT: 500 32 st Street, Newport Beach, CA RdM Surveying Inc. 23O6 Lake Purest Drive, #409. Laguna Hine. CA (949) 856- 4 11 53