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HomeMy WebLinkAbout4263 BIRCH ST_BACKBAY VET111111111111111111111111111111111111 *NEW FILE* 4263 Birch St May 20, 1996 TO: MARC MYERS PLANNING DEPARTMENT FROM: TRANSPORTATION & DEVELOPMENT SERVICES MANAGER SUBJECT: 4263 Birch Street - Back Bay Veterinarian Hospital and Kennels In response to your memo dated May 15th, the Fair Share Fee for the expansion of the veterinarian hospital, new pet crematorium and kennels is based on the following information: 1. 3,448 sq ft of newly constructed space to be utilized for the crematorium, kennels, and interior dog runs. 2. The trip generation rate for this category of use has not been established in the NBTAM, ITE, or SANDAG Industry Standards. The rate was estimated to be one-half the trip rate for medical office for the NBTAM. 3. Number of new trips: 3,448 sq ft x 0.5 x 45 trips/1000 sq ft = 78 trips The Fair Share fee for this project is $9,675.90 based upon the following: The current use generates 78 new daily trips. 2. Current fee is $124.05 per daily trip. 3. Fair Share Fee = 78 trips x $124.05/trip = $9,675.90 Please contact me if you have any questions regarding the fee. G�� �c�i1.�c�,.�w�o t� R)icharM _d . Edmonston Transportation & Development Services Manager cc: Janet Divan DivanVairshaftemostbbayvet 5.20.96 Fair Share Fees for UP 1061-A, Back Bay Veterinarian Hospital and Kennels DATE: TO: FROM: FAIR SHARE FEE MEMO 5• i5•�i(o Rich Edmonston, Traffic 'Engineer Marc Myers,Associate Planner Please provide a Fair Share Fee for 4,' 2� 3 e—C-H S'f-- located at f>0m,-4 � I �dt40 A Traffic Study No. was approved on A I _ a-r Other approvals: This project / is _ is not in plan check. Other comments: r ,; 5• I Ib -` 13 Planning Commission Meeting MaY18, 1995 AgendaltemNo. 2 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Use Permit No 1061(Amended) (Public Hearing) Request to amend a previously approved use permit which permitted the establishment of a veterinary hospital along with pet grooming services, boarding facilities which included outdoor kennels, and exercise areas for animals, on property located in the M-1-A District. The proposed amendment involves a request to construct a new veterinary hospital building with interior dog runs, and a pet crematorium in addition to the existing veterinary hospital building and relocated outdoor dog tuns. LOCATION: Lot 3, Tract No. 5169, located at 4263 Birch Street, on the northwesterly side of Birch Street, between Dove Street and Corinthian Way, across from the Newport Place Planned Community. ZONE: M 1-A APPLICANT: Dr. George Katcherian, Newport Beach' OWNER: Same as applicant Application This application involves a request to amend a previously approved use permit which permitted the establishment of a veterinary hospital along with pet grooming services, boarding facilities which included outdoor kennels, and exercise areas for animals, on property located'in the M-1-A District: The proposed amendment involves a request to construct a new veterinary hospital building with interior dog runs, and a pet crematorium in addition to the exis6ng'veterinary hospital building and relocated outdoor dog runs. In accordance with Section 20.42.025 of the Newport Beach Municipal Code, medical and dental offices, clinics and other uses which in , the opinion of the Planning Commission are in -Mar in character are permitted— the M 1-A District, subject to the securing of a use permit in each case. Use permit procedures are outlined in Chapter 20:80 ofthe Municipal Code. Environmental SiRnWcance This 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 1 (Existing Facilities). r TO: Planning Cbmi rmssion - 2 Subject Property and Surrounding Land Uses The subject property is 100 feet wide and 290 feet deep with land.area of_29,000 square feet. The subject property is currently developed with a single story veterinary hospital building containing 3,890fr gross square feet and related parking area To -the northeast, are support commercial uses and light industrial uses and related parking areas; to the southeast, across Birch Street, is the Benihana Restaurant; to the southwest, is the Newport Stationers facility, light industrial uses and related parking areas; and to the northwest is an existing office building and related parking area. Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial Commercial" use. The wdsting use is allowed under support retail and service use. The Land Use Element has also established area specific land use policies throughout the City. These "area" policies set a site -by -site floor area ratio (FAR) development limit of 0.5/0.75. In accordance with the allowable FAR, the subject property is permitted 14,500 square feet of gross floor area (29,000 sq.ft. x 0.5=14,500 sq.ft.). Based on the attached plans, the total gross building area proposed on the site will be 7,81142 gross square feet or 0.2693 FAR Therefore, the proposed project is conformance with the provisions of the Land Use Element of the General Plan. Background Records maintained by the Building Department indicate that the existing 3,631f square foot veterinary hospital was constructed in 1965, at which time Section 20.42.045 of the Municipal Code required that one parking space be provided for each 350 square feet of gross floor area in any building in the M 1-A District. Thus, 11 parking spaces would have been, required to serve the building (3,631t sq.ft.:- 350 =10.37 or 11 spaces). On September 12, 1977, the City Council adopted Ordinance No. 1751, approving Amendment No. 497 to the Zoning Code, which specifies the following parking requirement in the M-1-A District. z (a) ADMINISTRATIVE AND PROFESSIONAL OFFICE SPACE. One (1). space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modifications Committee. (b) MANUFACTURE, RESEARCH AND ASSEMBLY. Three (3) spaces for each one thousand (1,000) square feet of gross floor area (c) WAREHOUSE. One (1) space for each one thousand (1,000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each 1 The attached plans incorrectly indicate that the floor area of the existing building is 3,720 square feet 2 The attached plans incorrectly indicate that the total proposed floor area will be 7,669 square feet TO: Planning Commission - 3 two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial, forty thousand (40,000) square feet of floor area of the building. In accordance with the amended Section 20.42.045 of the Municipal Code, the existing building, having 3,631f sq.ft. of space, would generate a demand for 17 parking spaces (3,631f sq.ft. = 225 sq.ft. = 16.1, or 17 spaces). There are currently 18 legal parking spaces on the site, therefore, the existing building conforms to the commercial/office parking requirement. On August 6, 1964, the Planning Commission approved Use Permit No. 1061, which involved a request to establish a veterinary hospital on the subject property located. The Planning Commission did not approve any outside use of the facility as reflected on the original plot plan. No conditions of approval were -required, but the Commission made the finding that "upon a review of the evidence on file and testimony presented at the meeting, the Commission found and determined that, under the circumstances of the particular case, a veterinary hospital at this location would not be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood and, therefore, recommended approval". At its meeting of February 20, 1992, the Planning Commission approved Use Permit No. 1061 (Amended) which permitted the addition of bathing, grooming and boarding of dogs and cats within the existing facility and the approval of 15 outdoor kennels and an exercise area. The action of the Planning Commission was taken with the findings and subject to the conditions of approval set forth in the attached excerpt of the Planning Commission minutes dated February 20, 1992. Analysis The applicant is proposing to construct a second building on the rear of the site, which will be used in conjunction with the existing veterinary hospital. The new building will contain 3,949:0 gross square feet and will contain an office area, pet bathing and grooming facilities, indoor dog kennels, and a cat room, all on the first floor. The second floor will include an employee's lounge room and kitchen area along with a proposed manager's office°. The facility currently operates between the hours of 7:00 a.m. to 6:00 p.rrL Monday through Friday; between 8:00 a.m. and 2100 p.m. on Saturdays; and is closed on Sundays. A maximum of 7 to 9 employees work at the facility during peak hours of operation. The number of employees will not increase in conjunction with the proposed expansion. The following outline sets forth the major characteristics of the proposed project. 'The attached plans incorrectly indicate that the floor area of the proposed building is 3,489•square-feet. It is noted that although the attached plans indicate that the second floor will be used as an employees lounge/kitchen, and a manager's office, the attached letter from the applicant's engineer indicates that the second floor area will be used as a caretaker's apartment It is further noted that such a use is permitted in the M-1-A District in accordance with Section 20.42.020 of the Zoning Code. TO: Planning Commission - 4' Site Area: 29,000 sq.ft. Permitted Gross Floor Area: (0.5 x Site Area) 14,500 sq.ft. Existing Gross Floor Area: 3,862f sq.ft. Proposed Gross Floor Area: (0.2693 FAR) 7,811f sq.ft. Required Off -Street Parking: See discussion below Proposed Off -Street Parking: 25 parking spaces Setbacks: Required Existine Proposed Front: 15 ft. 15 ft. 15 ft. Rear: 0 ft. 105 ft. 5 ft. Right Side: 0 ft. Varies between 0 ft. 351 ft. and 501 ft. Left Side. 0 ft. 0 ft. Oft. Permitted Building Height: I-l'igh-rise-375 ft. Proposed Building Height: Maximum 25 ,ft ;10 in. to top of ridge; 24 ft. - 4 in. average Off -Street Parking Requirement - The Zoning Code does not contain a specific parking requirement for veterinary hospitals in the M 1-A District. However, as indicated on the attached site plan, the applicantis proposing to provide 25 off- street parking.spaces which equates to one parking space for.each 289, square feet of floor area. It is 'staffs, opinion that 25 parking spaces would be adequate for the proposed facility. However, there is some concern that if the veterinary hospital were ever to go out of business, the buildings on the subject property would not comply with -the commercial parking requirement for the M 1-A District. For this reason, the applicant has prepared an alternate site plan (Sheet A 1.1 of attached plans) which shows how the additional off-street parking could be provided if the veterinary hospital were ever replaced by office or commercial uses. Based on the office%mmercial parking requirement of one parking space for each 225 square feet, the subject project would require 32 parking spaces (6,740;0 sq.ft. =225 sq.ft. = 29.9 or 30 parking spaces). It is also noted -that the Modifications Committee•may S The building area for the alternate site plan is reduced from 7,200 sq.fL to 6,740 sq.fL as a result of the elimination of the 460 sqA crematorium. TO: Planning Commission - 5 also approve a parking requirement of one parking space for each 250 square feet or 29 parking spaces (6,740f sq.ft. _ 250 sq.ft. = 26.9 of 27 spaces) depending on the type of commercial use that might occupy the buildings. Based on the -alternate site plan,. -the -applicant is able to .provide 30 off-street parking spaces; therefore, the physical development of the site will not preclude the future office or commercial use of the site. Proposed Crematorium As indicated on the attached plans, the applicant is proposing to construct a 460 square foot addition to the existing veterinary hospital building which will be used to house a crematorium. As indicated in the attached specifications, the crematorium will be smokeless and odorless and is constructed in accordance with applicable EPA permits. Staff has no objections to the proposed crematorium. Specific Findings Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, .maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Should the Planning Commissiorr wish to approve Use Permit No. 1061 (Amended), the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. -Staff has not included an exhibit for denial of'the subject application inasmuch as we are unable to determine sufficient findings for denial. However, the possibility remains that information may be provided at the public hearing which may provide adequate basis for denial of the project should the Planning Commission wish to take such an action., PLANNING DEPARTMENT JAMES D. HEWICKER, Director B da u� Y WV6111iamWard Senior Planner Attachments: Exhibit "A" VcinityMap Excerpt of the Planning Commission minutes dated February 20, 1992 Letter from Project Engineer Plans and Specifications for the Proposed Crematorium Site Plans, Floor Plans and Elevations VT51Vh aJbll- 41W1061bm TO: Planning Commission - 6 Findings: EXHIBIT Wt FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMIT NO. 1061 (AMENDED) 1. That the proposed application is support service in nature and as such, is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That adequate parking will be provided on -site for the proposed development. 3. That the proposed expansion of the subject facility will not have any significant environmental impact. 4. That the expanded facility will not increase the number of outdoor dog runs (15), and therefore, will not increase the potential for increased noise from barking dogs. 5. That the design of the proposed, improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 6. That public improvements may be, required of a developer. per Section 20.80.060 of the Municipal Code. _. .. 7. That the approval of Use Perm t No. 1061 (Amen ded),will not; under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: 2. That the proposed development shall be in substantial conformance with the approved site plan floor plans, and elevations, except as noted below. That all previous applicable conditions of approval of Use Permit No. 1061 (Amended), as approved on February 20, 1992 shall be fulfilled. That prior to the issuance of building permits for the proposed crematorium, the applicant shall obtain the approval. of the Air Quality Management District relative to the installation ,and operation of the crematorium 4. That the exterior walls of the proposed building shall be set back one and one-half inches from the side property lines for seismic movement (wall deflection). TO: Planning Commission - 7 5. That all improvements be constructed as required by Ordinance and the Public Works Department. 6. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. That the crematorium shall meet the fire safety precautions of the 1991 Uniform Fire Code, Article 11. The new building shall require either an automatic fire sprinkler system or a fire apparatus access road with approved provisions for emergency vehicle circulation. S. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use perndt, upon a determination that the operation which is the subject of this use permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. VIGI N IT`( hW DISTRICTING MAP NEWPORT -BEACH -CALIFORNIA L-A lCXICIVLIVI X6LCElIT.LL X-! YULTIILL 11FSWI11lL IW1MM! COY X�1 AXG2 fNIW' MSIOCXTUL G-1 LNIR WNYEIICIK X-f OVItLR XtlIDOIl4L C-f NMEML CCYYCXCW. X-! 11CSf111C1N Y1l]Illt (WILY XCYCOTl6 Y.1 MNIUACiMXN pp Xp! pp __pp Q Q Cg1lMWG OYTYIT 0 J9 ip I . _ - 00 60 COMMISSIONERS lbruary 20, 1992 MINUTES ROLL CALL CITY OF NEWPORT BEACH Request to amend a previously approved use permit which permitted the establishment of a veterinary hospital on property located in the M-i-A District. The proposed amendment involves a request to permit the following additional services: bathing, grooming and boarding dogs and. cats within the existing facility, and permitting outdoor kennels and exercise areas for the animals. Lot 3, Tract No. 5169, located at 4263 Birch Street, on the northwesterly side of Birch Street, between Dove Street and Corinthian Way, across from the Newport Place Planned Community., ZONE: M-1-A Dr. George Katcherian, Newport Beach ,Same as applicant am Laycock, Current Planning Manager, distributed revised reports regarding the subject application inasmuch as minor ions were made to Exhibit "A". e public hearing was opened in connection with this item, and George Katcherian, applicant, appeared before the Planning mmission. In response to a question posed by Chairman Di io, he concurred with the findings and conditions in Exhibit "A", 1 he opposed Exhibit "B". Mr. Laycock explained that Exhibit "B" luires that. all of the uses be contained within the existing ilding, or if the kennels and exercise areas are to be maintained the rear of the property, that those uses be enclosed by solid lls and roofs so as to control the noise from barking dogs. hibit "A" requires that the dog runs be roofed so the rain water es not flow into the sewer system. Dr. Katcherian replied that would correct the concerns regarding the dog noise and ainaee nroblems. and he would concur with Exhibit "B" if he -had. -13- INDEX Item No.5 UP1061A Approved COMMISSIONERS .%ebivary 20, 1992 t ,MINUTES :OLL .CALL CITY OF NEWPORT BEACH no other choice. Dr. Katcherian improvements he made subsequent to property from The Irvine Company. addressed the outdoor when he purchased the In response to a question posed by Chairman Di Sano with respect to why the applicant did "not immediately respond to the Code Enforcement Officer, Dr. - Katcberian- explained that he was negotiating with the Police Department iegarding a City Animal Shelter on the site, and he had concluded the Police Department would contact the Code Enforcement Office regarding the pending negotiations. In response to a' question posed by Commissioner Edwards regarding the February 13,1992, Police Department memorandum from W. P. Lyons, the Senior Animal Control Officer, Mr. Katcherian explained that he was not previously "aware of any complaints from the adjacent neighbors, and the concern regarding the runoff associated with cleaning the"outdoor" kennels would be corrected. The neighbors indicated to Dr. Katcherian that after he met with them; it' "was" their impression --.that �he:,was going to construct a full-scale open kennel operation wherein'he explained that he bad no plans to construct that type'of facility. In response to a question posed -by -^ Commissioner •Pomeroy,;Dr. Katcherian explained that he intends to construct a drainage system that would prohibit all animal matter from entering the adjacent W. B•ariy West, 4229 Bitch Street, appearedibefore tile Planning Commission fo express his cwncerrs'regarding the barking noise and the existing drainage. In reference"to_Condition No. 5, Exhibit "A", Mr: West stated • that a fence,would, not'deter the barking noise; -however, he would•support There being no others desiring to•appear and be heard, the, public hearim was closedat this time. -14- INDEX \D COMMISSIONERS F lruary20, 1992 MINUTES TOLL CALL Motion substitute Motion CITY OF NEWPORT BEACH Motion was made to approve Use Permit No. 1061 (Amended) subject to the findings and conditions in Exhibit "B". Commissioner Merrill referred to Exhibit "B", Condition No. 5, ,vherein he suggested that the' applicant could come back to the Commission with a plan for review. Mr. Hewicker explained that said condition requires the applicant to enclose the dog runs and kennels with solid walls and a roof. The number of kennels n runs would be limited to those that currently exist on the property. If the applicant wanted to add additional facilities to board animals inside a building, the applicant would be required to amend the use Robin Flory, Assistant City Attorney, explained that Exhibit "A", Condition No. 2, states that a building permit is required for the existing construction, and Exhibit "B" should also require a building permit for additional construction. Commissioner Pomeroy and -Commissioner Debay discussed the fact that Exhibit "B" -requires, aftadditional building with enclosed dog runs, and no outdoor area for the animals. Substitute motion ryas made to- approve Use Permit No. 1061 (Amended) subject to the findings=and conditions in Exhibit "A", and to modify' Condition No: `5 so as to -provide a solid wall, minimum 6 feet- in _ heigbt, be constructed so as to protect the neighbors from -the barking noise, and the wall would allow the dogs to go outdoors. Commissioner Edwards supported the substitute motion. In response' _to' a'_ question_ .posed - by - Commissioner Edwards, Corrini9ssioner Pomeroy explained that the'solid wood fence would e removed and replaced with a sound wall that would reduce the sound, substantially: Mr. Hewicker suggested that a masonry wall could be constructed along' the 'side' property line so the sound coming from the7dog kennels would carry toward the north instead of the "south. He suggested a curb around the perimeter of the wall so the wash water would flow into 'the sanitary sewer system. -15- INDEX February 20, 1992 COMMISSIONERS MINUTES CITY OF NEWPORT BEACH INOEX ROLL CALL Commissioner Pomeroy suggested a partial, roof that would extend back into the wall an additional 2 feet so as to capture the sound. Commissioner Glover stated that based on the neighbors' concerns, the subject area may not be proper for outdoor kennels. Commissioner Debay supported the substitute motion wherein she, pointed out that Condition No. 4,, Exhibit "X, requires solid roof structures over all outdoor kennels and dog runs. The solid roofs and the masonry wall would address the neighbors' concerns, and the applicant would not be required to construct enclosed buildings around the kennels. Ms. Flory .and Mr. Hewicker. discussed the masonry material and the type of construction that would be the most beneficial to protect the neighbors from the barking noise. Discussion ensued regarding the location of the solid 'masonry wall. Mr. Hewicker suggested that the solid wall be constructed along ' the common property, line Between =the subject property, -and Newport Stationers, and•a partial in s niy wall be'constnicted on the west and east sides of the run so as to contain the noise, and to construct a partial roof over the runs so the animals would have . an area that would allow them to remain iri'the back of the run. Commissioner Merrill determined that if the applicant enclosed the entire, rear yard with a 300 lineal foot, '6 foot high masonry wall, 7 the neighbors'- concerns regarding' the ahimill' noise would be addressed. The maker of the motion concurrdd with the foregoing statements. Commissioner Glover opposed the substitute motion based on her conces.that an outdoor kennel is an incompatible use in the area rn Chairman Di Sano opposed the. substitute motion based on the development that has occurred in *the aiea; and- xhibit "B" would be more appropriate. iie said,that it "may be less expensive to construct buildings as required in Exhibit "B" than to construct a 6 foot high, 300 foot long masoury-wall. -16- V-I— COMMISSIONERS ?bruary 20, 1992 MINUTES ROLL CALL. Ayes Noes Absent CITY OF NEWPORT BEACH Substitute motion was voted on to' approve Use Permit No. 1061 (Amended) subject to the findings and conditions in Exhibit "A", and to modify Condition No. 5, to require a solid masonry wall. MOTION CARRIED. 1. That the proposed application is support service in nature and as such, is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. That adequate parking exists on -site for the proposed development. That the change in the operational characteristics of the subject facility willnot have any significant environmental impact. That the noise associated with the barking dogs will not adversely affect the surrounding commercial properties any more than the noise of the traH'ic•on Birch Street or the John Wayne Aiipoif:noise. That the approval of Use Permit No. 1061 (Amended) will not, under the circumstances of this case, be detrimental to the healtti;> safety; `peace; ' mbrals, ' comfort and. general welfare of persons residing and working in the neighborhood or be detrintental'or injurioii's to property and improvements inihe neighboitiood•or'the general welfare of the City. That the proposed' development shall be in substantial conformance with'the'approved plot plan and floor plan, except as noted below. That a building permif shall be obtained by the applicant for the as --built construction in accordance with the -Uniform -17- INDEX 1� ;�. February 20, 1992 COMMISSIONERS .9•iFii _'n.i MINUTES CITY OF NEWPORT BEACH INDEX 3OLL CALL' Building Code, and the Orange County Health Department, if applicable. 3. That the use of the outdoor kennels or dog runs shall be permitted only during daylight hours, daily. 4. That the outdoor kennels and dog runs shall be constructed on concrete slabs, provided with drainage tied directly into the sewer system, surrounded by 3 to 6 inch high berms and covered by solid roof structures to prevent the introduction of rain water into the storm drain system, unless otherwise approved by the Public Works Department and the Utilities Department. ; 5. That a 6 foot high masonry wall shall be constructed along the side,and, rear property lines, so as to enclose the entire area to the rear of the existing veterinary hospital from adjoining properties: 6. That the trash area shall b6 fuily sbteened from view from Birch. Street and adjacent properties, and the final location of any trash_ enclosure shall be, subject to approval by the City Traffic ngineer. 7. That, this, approval is for the number of kennels and, dog runs as, existing (on the.approved•plot plan) and sliall not extend to the development or,constiuction of any additional kennels, dog -runs or• buildings associated with this facility, unless an amendment to,this use permit is approved by the City. 8. That the Planning Commission may add or 'modify. „ conditions of approval,tothis use permit, or recommend to the City Council the,revocation,of this use permit, 'upon a determination that.the operation which is the subject of this use permit causes injury, or' is detrimental to the `health, safety, ,peace, morals, comfort, or, general welfare of .the community. -18- it! LWO THE GEORGE DWI GOUVIS COMPANY, INC. April 10, 1995 City of Newport Beach / Planning Department 3300 Newport Boulevard P.O. Box 1768 Newport Beach, California 92658-8915 ATTN.: Javier Garcia RE.: Facility expansion at 4263 Birch Street in Newport Beach, Calif. for the Back Bay Veterinarian Hospital and Kennels. (FN 94-1924) Dear Mr. Garcia, Please find enclosed our package for the proposed Back Bay Veterinarian indoor kennel expansion. We think the concept is a significant asset to the older architecture in the area and we hope that you will agree and approve it without exception. However, there is a need for parking relief with the proposed improvements. The plans call for a crematorium, an indoor kennel expansion and a caretaker's apartment built above the kennel. These are all uses which do not burden the existing parking. It seems that your most significant concern has been the controversy over the parking ratios at the property which you suggest may be subject to a future use change such as professional space. We recognize and agree with the parking requirement of 1:225 (1:250 for this project based on the 1986 filing approval) for any type of professional space. Furthermore, we understand that your concern and the potential for such a future change is valid even though this particular area is composed of a mix of light industrial and so forth. In the property's present use as a Veterinarian Hospital and Kennel, the parking demand is in actuality quite low, in fact, significantly lower than the demands placed upon the present supply of parking. We wish to comply with the requirements of the building department for any type of future modification. However, for the current owner and any subsequent owners with the same use we ask that you grant parking relief for the enclosed concept which provides for 1:310. In exchange we submit an alternate site plan which is in compliance with the more stringent parking requirements for a possible change in future use. You will note that the crematorium will be removed and the existing outdoor dog runs will, be d:YwsdocsNcnppian.doc i Structural Engineerinp & Consulting • 3848 Campus Drive, Suite 220 • Newport Beach, CA 92660.7141756.1525 • FAX 7141756-0208 fay demolished which will accommodate more parking for a future conversion to professional space. Thank you for your consdieration. Sincerely, George A. GouvIs II GG/ns dAbusdocsIcnpplan.doc 1� PATHOLOGICAL WASTE INCINERATOR MODEL C1000H SPECIFICATION I. EQUIPMENT, Crawford Multiple Chambered Pathological Incinerator, Natural Gas, Propane (LP) or • Oil 'fired. II. MANUFACTURER: Crawford Equipment & Engineering Co., 436 West Landstreet Road Orlando, Florida 32824 III. CONSTRUCTION STANDARDS: The Crawford incineration chamber shall be constructed of U.L./CSA listed components and • will meet or, exceed nationally . accepted incinerator construction standards per the Incinerator Institute of .America (IIA) publication guidelines; i.e.: A. Primary chamber will not exceed 60% of total chamber volume flue connection shall not be considered part of furnace volume. B. Flame supervision through Honeywell ultraviolet continuous scanning flame detectors on all burners. C. High temperature refractory', construction with air-cooled walls to prevent' excessive- heat ' radiation. D. Exhaust gas temperature reduction. IV. RECOGNIZED -APPROVALS: U.L. Underwriters Laboratories, Inc.. (Control #54E3) V. INCINERATION CHAMBER -DIMENSIONS: Chamber volumes: Structural footprint Over-all dimensions Primary - 60 cf Secondary - 63 cf 12'1/2" (L) x 5'0" (W) 13'4" (L) x 60" (W) x 8'l" (H) 0 VI. OPERATING TEMPERATURE: Temperatures are determined as a result of federal, state or local permitting, authority operating standards. Typical primary chamber setting: 1000°F-1200OF Typical secondary chamber setting: 1400OF-1800OF V I I. RETENTION TIME: In excess of 1 second. V III. CAPACITY• Firing rate: 150 lbs/hr IX. DRAFT: Induced via patented 2200OF refractory lined draft inducer. X. SHIPPING WEIGHT: 22,000 lbs. XI. EMISSIONS; The Crawford incineration chamber shall meet or exceed federal, state and local environmental regulations. XII. EMISSION CONTROL: Secondary chamber equipped with one, 1,000,000 BTU burner and hot air duct opacity supervision by a Heat -Timer Corporation electronic exhaust gas scanner with control to the primary chamber burner. XIII. STEEL CONSTRUCTION SPECIFICATIONS: A. The incinerator chamber structure to be heavy steel angle iron, square tube and plate steel welded construction. B. Subfloors to be 3/16" steel plate, seal welded construction. C. The exterior shell to be 12 gauge steel removable panels. D. Interior shell to be 10 gauge steel, seal -welded construction. \12( r. 0 XIV. INSULATION & REFRACTORY SPECIFICATIONS: A. Hot Hearth: 30000F. abrasion resistant castable refractory, 7" thick, 1 1/2" -recessed top and cast monolithic arched bottom. B. Chamber Floors: 30000F. abrasion resistant castable refractory, 7" thick. C Chamber Ceilings: 30000F, castable refractory, 7" thick, cast monolithic arch. D. Chamber Walls: 28000F. alumina -silicate firebrick, 2 1/2" x 4 1/2" x 9", all chambers are backed by 1" of ceramic fiber insulation E. Stack: Lined with 2" of 2200OF insulating .refractory. XV. SKIN TEMPERATURE CONTROL: Completely air-cooled design to prevent excessive heat radiation. XVI. COMBUSTION EQUIPMENT: A. Combustion Air: One, 3 phase, 230/460 V, 18/9 amp 7.5 hp air -blower motor: (2100 CFM) B. Primary Chamber: One, down -fired, 1,000,000 BTU/hr modulating, nozzlemix.,, gas -fired burner, Crawford CEA, No.' American or equal. C. Secondary Chamber: One, 1,000,000 BTU/hr, modulating, nozzle mix, gas -fired burner, Crawford CEA, No.' American 'or equal. D. Burner Flame Safeguard: Control supervision on each burner via Honeywell control RM7800 series, Mini -Peeper ultra -violet light detector. E. Low -Air Pressure Safety Switch: Interlocked• to all burners. XVII. EXHAUST GAS TEMPERATURE REDUCTION: Hot air duct operating exit temperature: 900OF Z XVIII. HOT AIR DUCT: 10 gauge carbon steel, high -temp. (22000F) refractory lined, flanged, patented, 24" Outside Diameter, 28" at flange. XIX. UTILITY REQUIREMENTS: A. GAS.' 1. Pressure: a) Natural Gas: 7" to 9" W.C. b) Propane: 11" W.C. 2. Flow Rate: 3,000,000 BTU/HR (minimum) B. ELECTRICAL 1. One, 230/460 V, three phase, 18/9 amp, 7.5 hp motor. 2. One, 115 V, single phase 10 amp connection XX. INCINERATION CHAMBER DOOR: Manual, center -split, - counter -balanced with special locks. (hydraulically operated door available as option) XXI. INCINERATOR PROCESS CONTROL: The incinerator cycle is -controlled by a time sequenced relay system. A visual conformation of the system status is provided through control panel indicator lights and digital temperature' display. Continuous fuel and air modulation is aufoniatically controlled by a time/temperature actuated system. PLC Option: Programmable Logic Control with function display/prompt operator interface. All temperatures, functions and alarm activations are displayed on 40 character (2 x 20) LCD screen and recorded on a thermal printer with communications modem link. XXII. EXTERIOR FINISH: The incineration chamber is finished with two coats of high - temperature and textured polyurethane coating. FRE-KIINT VIEW �— 2'.4" —� 2'-0" THREADEDDOOR LOa<-DOWNS CONTROLPANEL nt � 6, NOTES: cL EAR4NCE5' SIDES 30 " REAP-36" ' ROM - W- 8' FECOMENDED ELECTRICAL C CIV7ROL GROUT- 110 V, 10 AMP COMBUSTION AIR BLOWER - 7.5 H.P. , 3 PHASE 208-23014 60, 19-1819 AMP Q MBUSTION AIR 2100 C.F.M.MIN. 1, 36" X 36" CUTSIDEMAKEUP;AIR VENT G4S, 3 MILLIONBTU/HR. FLOW @2" G4S HE4DER N.G. - 7" W.C., L.P.G.- 11" W.C. cRAWFoRD EQUIPMENT & ENGINEERING CO., INC. P.O. BOX 593243. ORLANDO, FL 32859.3243 SCALE: 1/2" = V OWN. BY: MN NpCEL C1000H RETRACTABLELIFTING EYE lvl Y SICOVDARY t MB-EAT (if required) L I SIDE VIEW PRIMARY BURAER O ACK PLATE CONTROL CABINET F3IM4RY CNAWER �d ! SEMVDARY CI-IAMEER i i0V aEC7RIC JUAC77CN BOK / 20812 30-460V MOTOR STARI7=R O JACKIAG LUG TOP VIEW .......................... ....... . ............. ..................................................................................... PRIMARY ' in R JMA P ' Ry BURNER PRIMARY -OVERFIRE AIR INJECTION CHAMBER A.......................... ............ ... . .................. ......................................... . ....................................... D-"COMBUSTION AIR SLOWER 112" PILOT HEADER \HROATIMIXING CHAMBER BREACHING TO SECONDARY 2" GAS HEADER CHAMBERS BELOW CONTROL PANELICABINET CRAWFORD EQUIPMENT & ENGINEERING CO., INC. P.O. BOX 593243, ORLANDO, FL 32859-3243 SCALE: 1/2" = V MODELC10001-1 DWN. BY: MN CLEARANCE FOR VENT 40"OPEN ING CON SECTION RAIN COLLAR HOOF JACK 4_� (BY OTHERS) THIS INFORMATION SHALL NOT BE REPRODUCED, COPIED, OR TRANSMITTED TO ANY PARTY WITHC:IT THE W4RTEI: CONSENT OF �,i YrORD EQUIPMENT A rNGINEERING. ALL DRAWINGS AN"AN' NFORb ATICi:! Pll AWED £15£,iAIN TOF CRA','IFl-RD ENJIP'Jct.T 3 E;.. r'i :-1 iilv,3': C., INC, FLOOR-NCNCOMBUSl:8LU LOAOBt!£.:,i.:7OWPPOIiT CONSULT LOCAL BUILDING CODES AND ORDINANCES FOR ANY o } RESTRICTIONS WHICH MAY APPLY. MANUFACTURER'S SUGGESTED MINIMUM CLEARANCES: SIDES ..... ...... 36' REAR ........... 36" TOP. ..... ...48' STACK .......... 8" -►I 36" �- 72" ro LOADING AREA 36" F�- -1 � 36" 160" 96" 1 NOTE: UNDERWRITERS LABORATORY REQUIRES THE FOLLOWING MINIMUM CLEARANCES: SIDES .......... 24• REAR .......... 24" TOP ... ........ Ia- STACK......... 0' CRAWFORD EQUIPMENT AND ENGINEERING CO., INC, C-1000H STACK INSTALLATION DATE: 1196 BY: MBH C - 4 SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT" Permit No. 21865 East Copley Drive, Diamond Bar, CA 91765 D93177 A/N 305501 PERMIT TO CONSTRUCT/OPERATE This initial permit must be renewed ANNUALLY unless the equipment is moved, or changes ownership. If the billing for annual renewal fee (Rule 301.f) is not received by the expiration date, contact the District. Legal Owner ID 105637 or Operator: BACK BAY VETERINARY HOSPITAL 4623 BIRCH STREET NEWPORT BEACH, CA 92660 Equipment Location: 4623 BIRCH STREET, NEWPORT BEACH, CA 92660 Equipment Description: CREMATORY, CRAWFORD, PET/PATHOLOGICAL, MODEL C100011, 4'-10"W. X 12'-6"L. X 6'-9"H., WITH A 300,000 BTU PER HOUR NATURAL GAS FIRED BURNER IN THE PRIMARY CHAMBER, A 950;000 BTU PER HOUR NATURAL GAS FIRED BURNER IN THE SECONDARY CHAMBER, AND A 7-1/2 H.P. INDUCED DRAFT BLOWER. Conditions: 1. OPERATION OF THIS EQUIPMENT SHALL BE CONDUCTED IN ACCORDANCE WITH ALL DATA AND SPECIFICATIONS SUBMITTED WITH THE APPLICATION UNDER WHICH THIS PERMIT IS ISSUED UNLESS OTHERWISE.NOTED BELOW. 2. THIS EQUIPMENT SHALL BE PROPERLY MAINTAINED AND KEPT IN GOOD OPERATING CONDITION AT ALL TIMES. 3. THIS EQUIPMENT SHALL BE OPERATED BY PERSONNEL PROPERLY TRAINED IN ITS OPERATION. 4. THE SECONDARY CHAMBER BURNER SHALL BE USED THROUGHOUT THE BURNING PERIOD. 5. A TEMPERATURE OF NOT LESS THAN 1,600 DEGREES FAHRENHEIT SHALL BE MAINTAINED IN THE SECONDARY CHAMBER WHEN THE EQUIPMENT IT SERVES IS IN OPERATION. 6. THIS CREMATORY SHALL ONLY BE USED TO CREMATE ANIMAL ANATOMICAL PARTS. 7. THE TOTAL QUANTITY OF MATERIALS CHARGED TO THIS CREMATORY SHALL NOT EXCEED 1,200 POUNDS IN ANY ONE DAY. ORIGINAL SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT Permit No. 21865 East Copley Drive, Diamond Bar, CA 91765 D93177 A/N 305501 A PERMIT TO CONSTRUCT/OPERATE t CONTINUATION OF PERMIT TO CONSTRUCT/OPERATE 8. DAILY RECORDS SHALL BE MAINTAINED TO PROVE COMPLIANCE WITH CONDITION 7. THE RECORDS SHALL BE KEPT FOR AT LEAST TWO YEARS, AND THE RECORDS SHALL BE MADE AVAILABLE UPON REQUEST OF DISTRICT PERSONNEL. NOTICE IN ACCORDANCE WITH RULE 206, THIS PERMIT TO OPERATE OR COPY SHALL BE POSTED ON OR WITHIN 8 METERS OF THE EQUIPMENT. THIS PERMIT DOES NOT AUTHORIZE THE EMISSION OF AIR CONTAMINANTS IN EXCESS OF THOSE ALLOWED BY DIVISION 26 OF THE HEALTH AND SAFETY CODE OF THE STATE OF CALIFORNIA OR THE RULES OF THE AIR QUALITY MANAGEMENT DISTRICT. THIS PERMIT CANNOT BE CONSIDERED AS PERMISSION TO VIOLATE EXISTING LAWS, ORDINANCES, REGULATIONS OR STATUTES OF OTHER GOVERNMENT AGENCIES. EXECUTIVE OFFICER Aw; 'h Ai&y By Dorris M. Bailey/kjb 9/08/1995 ORIGINAL COMMISSIONERS CITY OF NEWPORT BEACH 10101111 MAv 1 R_ 1995 ROLL CALL INDEX Use Permit No 1061 (Amended) (Public Hearing) Request to amend a previously approved use -permit which pern fitted the establishment of a veterinary hospital along with pet grooming services, boarding facilities which included outdoor kennels, and exercise areas for animals, on property located in the M-1-A District. The proposed amendment involves a request to construct a new veterinary hospital building with interior dog runs, and a pet crematorium in addition to the existing veterinary hospital building and relocated outdoor dog runs. LOCATION: Lot 3, Tract No. 5169, located at 4263 Birch Street, on the northwesterly side of Birch Street, between Dove Street and MacArthur Boulevard, across from the Newport Place Planned Community. ZONE: M-1-A APPLICANT: Back Bay Veterinary Hospital, Newport Beach OWNER: Dr. George Katcherian, Newport Beach The public hearing was opened in connection with this item, and Mr. Dave Bartlett, appeared before the Planning Commission on behalf of the applicant. He supported the Planning Commission's approval of Item No. 1 to reclassify the subject property from the M-1-A District to the APF District, and he concurred with the findings and conditions in Exhibit "A". There being no others desiring to appear and be heard, the public hearing was closed at this time. -10- Item No. UP1061A Approved COMMISSIONERS MINUTES Mo Al 9\A9� klor - \\ cF�i'9 2� 09 v CITY OF NEWPORT BEACH A)rn- 1Q 10oC ROLL CALL INDEX tion Motion was made and voted on to approve Use Permit No. 1061 1 Ayes (Amended) subject to the findings and conditions in Exhibit "N'. MOTION CARRIED. Findings: 1. That the proposed application is support service in nature and as such, is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That adequate parking will be provided on -site for the proposed development. 3. That the proposed expansion of the subject facility will not have any significant environmental impact. 4. That the expanded facility will not increase the number of outdoor dog runs (15), and therefore, will not increase the potential for increased noise from barking dogs. 5. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 6. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 7. That the approval of Use Permit No. 1061 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. -11- COMMISSIONERS MINUTES FJy\Rlim'1111�\10\ y CITY OF NEWPORT BEACH ROLL CALL INDEX Conditions: 1. That the proposed development shall be in substantial conformance with the approved site plan floor plans, and elevations, except as noted below. 2. That all previous applicable conditions of approval of Use Permit No. 1061 (Amended), as approved on February 20, 1992 shall be fulfilled. 3. That prior to the issuance of building permits for the proposed crematorium, the applicant shall obtain the approval of the Air Quality Management District relative to the installation and operation of the crematorium. 4. That the exterior walls of the proposed building shall be set back one and one-half inches from the side property lines for seismic movement (wall deflection). 5. That all improvements be constructed as required by Ordinance and the Public Works Department. 6. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 7. That the crematorium shall meet the fire safety precautions of the 1991 Uniform Fire Code, Article 11. The new building shall require either an automatic fire sprinkler system or a fire apparatus access road with approved provisions for emergency vehicle circulation. S. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit causes -injury, or is -12- COMMISSIONERS /y�9c�92 CITY OF NEWPORT BEACH MINUTES Mav 19_ 1995 ROLL INDEX CALL detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. Item No. Se enni uest to permit the establishment of a full service outdoor restaurant wit incidental alcoholic beverage service, live entertainment and valet parkin on property located in the APF-H District. The proposal also includes: request to transfer development entitlement from Fashion UP3555 Approved Island to th staurant site located in Block 600 of Newport Center. AND B. Traffic Stud No. blic Hearin Request to approve a tra i study so as to allow the establishment of a full -service restaurant on the bject property. LOCATION: Parcel 3, of reel Map 25-14 (Resubdivision No. 271), located a 30 Newport Center Drive, on the northerly side of ewport Center Drive, between Santa Rosa Drive d Santa Cruz Drive, in Newport Center. ZONE: APF-H APPLICANT: Dennis Constanzo (Twin Palms R taurant), Pasadena OWNER: The Irvine Company, Newport Beach James Hewicker, Planning Director, stated that inasmuch as staff ha a concern that the noise from the restaurant could affect the surrounding Ian uses, and that a large portion of the restaurant is an outdoor restaurant, that Condition No. 20, Exhibit "A", was revised to address the concern. He -13- Planning Commission Meeting May 18, 1995 Agenda Item No. 2 CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT: Use Permit No 1061 (Amended) (Public Hearing) Request to amend a previously approved use permit which permitted the establishment of a veterinary hospital along with pet grooming services, boarding facilities which included outdoor kennels, and exercise areas for animals, on property located in the M-1-A District. The proposed amendment involves a request to construct a new veterinary hospital building with interior dog runs, and a pet crematorium in addition to the existing veterinary hospital building and relocated outdoor dog tuns. LOCATION: Lot 3, Tract No. 5169, located at 4263 Birch Street, on the northwesterly side of Birch Street, between Dove Street and Corinthian Way, across from the Newport Place Planned Community. ZONE: M-1-A � , - . APPLICANT: Dr. George Katcherian, Newport Beach OWNER Same as applicant Application This application involves a request to amend a previously approved use permit which permitted the establishment of a veterinary hospital along with pet grooming services, boarding facilities which included outdoor kennels, and exercise areas for animals, on property located in the M-1-A District. The proposed amendment involves a request to construct, a new veterinary hospital building with interior dog runs, and a pet crematorium in addition to the existing veterinary hospital building and' relocated outdoor dog runs. In accordance with Section 20.42.025 of the Newport Beach Municipal Code, medical and dental offices, clinics and other uses which in the opinion of the Planning Commission are similar in character are permitted in the M 1-A District, subject to the securing of a use permit in each case. Use permit procedures are outlined in Chapter 20.80 of the Municipal Code. Environmental Sifruficance This 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 I (Existing Facilities). TO: Planning Commission - 2 Subiect Property and Surrounding Land Uses The subject property is 100 feet wide and 290 feet deep with land area of 29,000 square feet. The subject property is currently developed with a single story veterinary hospital building containing 3,89011 gross square feet and related parking area. To the northeast, are support commercial uses and light industrial uses and related parking areas; to the southeast, across Birch Street, is the Benihana Restaurant; to the southwest, is the Newport Stationers facility, light industrial uses and related parking areas; and to the northwest is an existing office building and related parking area.. Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Administrative, Professional and Financial Commercial" use. The existing use is allowed under support retail and service use. The Land Use Element has also established area specific land use policies throughout the City. These "area" policies set a site -by -site floor area ratio (FAR) development limit of 0.5/0.75. In.accordance with the allowable FAR, the subject property is permitted 14,500 square feet of gross floor area (29,000 sq.ft. x 0.5=14,500 sq.ft.). Based on the attached plans, the total gross building area proposed on the site will be 7,811:0 gross square feet or 0.2693 FAR Therefore, the proposed project is conformance with the provisions of the Land Use Element of the General Plan. Background Records maintained by the Building Department indicate that the existing 3,631t square foot veterinary hospital was constructed in 1965, at which time Section 20.42.045 of the Municipal Code required that one parking space be provided for each 350 square feet of gross floor area in any building in the M-1-A District. Thus, 11 parking spaces would have been required to serve the building (3,631t sq.ft. _ 350 =10.37 or 11 spaces). On September 12, 1977, the City Council adopted Ordinance No. 1751, approving Amendment No. 497 to the Zoning Code, which specifies the following parking requirement in the M 1-A District. (a) ADMINISTRATIVE AND PROFESSIONAL OFFICE SPACE. One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the modifications Committee. (b) MANUFACTURE, RESEARCH AND ASSEMBLY. Three (3) spaces for each one thousand (1,000) square feet of gross floor area. (c) WAREHOUSE. One (1) space for each one thousand (1,000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each 1 The attached plans incorrectly indicate that the floor area of the existing building is 3,720 square feet. 2 The attached plans incorrectly indicate that the total proposed floor area will be 7,669 square feet. TO: Planning Commission - 3 two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. In accordance with the amended Section 20.42.045 of the Municipal Code, the existing building, having 3,631f sq.ft. of space, would generate a demand for 17 parking spaces (3,631f sq.ft. + 225 sq.ft. = 16.1, or 17 spaces). There are currently 18 legal parking spaces on the site; therefore, the existing building conforms to the commercial/office parking requirement. On August 6, 1964, the Planning Commission approved Use Permit No. 1061, which involved a request to establish a veterinary hospital on the subject property located. The Planning Commission did not approve any outside use of the facility as reflected on the original plot plan. No conditions of approval were required, but the Commission made the finding that "upon a review of the evidence on file and testimony presented at the meeting, the Commission found and determined that, under the circumstances of the particular case, a veterinary hospital at this location would not be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood and, therefore, recommended approval". At its meeting of February 20, 1992, the Planning Commission approved Use Permit No. 1061 (Amended) which permitted the addition of bathing, grooming and boarding of dogs and cats within the existing facility and the approval of 15 outdoor kennels and an exercise area. The action of the Planning Commission was taken with the findings and subject to the conditions of approval set forth in the attached excerpt of the Planning Commission minutes dated February 20, 1992. Anal yLis The applicant is proposing to construct a second building on the rear of the site, which will be used in conjunction with the existing veterinary hospital. The new building will contain 3,9494? gross square feet and will contain an office area, pet bathing and grooming facilities, indoor dog kennels, and a cat room, all on the first floor. The second floor will include an employee's lounge room and kitchen area along with a proposed manager's offid. The facility currently operates between the hours of 7:00 a.m, to 6:00 p.m. Monday through Friday; between 8:00 a.m. and 2:00 p.m. on Saturdays, and is closed on Sundays. A maximum of 7 to 9 employees work at the facility during peak hours of operation. The number of employees will not increase in conjunction with the proposed expansion. The following outline sets forth the major characteristics of the proposed project. The attached plans incorrectly indicate that the floor area of the proposed building is 3,489 square feet. It is noted that although the attached plans indicate that the second floor will be used as an employees lounge/kitchen and a manager's office, the attached letter from the applicant's engineer indicates that the second floor area will be used as a caretaker's apartment. It is further noted that such a use is permitted in the M-i-A District in accordance with Section 20.42.020 of the Zoning Code. TO: Planning Commission - 4 Site Area: Permitted Gross Floor Area: (0.5 x Site Area) Existing Gross Floor Area: Proposed Gross Floor Area: Required Off -Street Parking: Proposed Off -Street Parking: Setbacks: Front: Rear: Right Side: Left Side: Permitted Building Height: Proposed Building Height: (0.2693 FAR) Required 15 ft. 0 ft. 0 ft. 0 ft. Off -Street Parking Requirement 29,000 sq.ft. 14,500 sq.ft. 3,862f sq.ft. 7,811f sq.ft. See discussion below 25 parking spaces Existing Proposed 15 ft. 105 ft. Varies between 351 ft. and 501 ft. 0 ft. 15 ft. 5 ft. 0 ft. 0 ft. High-rise-375 ft. Maximum 25 ft -10 in. to top of ridge; 24 ft. - 4 in. average The Zoning Code does not contain a specific parking requirement for veterinary hospitals in the M-I-A District. However, as indicated on the attached site plan, the applicant is proposing to provide 25 off- street parking spaces which equates to one parking space for each 289 square feet of floor area. It is staffs opinion that 25 parking spaces would be adequate for the proposed facility. However, there is some concern that if the veterinary hospital were ever to go out of business, the buildings on the subject property would not comply with the commercial parking requirement for the M-1-A District. For this reason, the applicant has prepared an alternate site plan (Sheet A 1.1 of attached plans) which shows how the additional off-street parking could be provided if the veterinary hospital were ever replaced by office or commercial uses. Based on the office/commercial parking requirement of one parking space for each 225 square feet, the subject project would require 32 parking spaces (6,740:0 sq.ft. _ 225 sq.#. = 29.9 or 30 parking spaces). It is also noted that the Modifications Committee may 5 The building area for the alternate site plan is reduced from 7,200 sq.ft. to 6,740 sq.ft. as a result of the elimination of the 460 sq.ft, crematorium. TO: Planning Commission - 5 also approve a parking requirement of one parking space for each 250 square feet or 29 parking spaces (6,7401 sq.ft. - 250 sq.ft. = 26.9 of 27 spaces) depending on the type of commercial use that might occupy the buildings. Based on the alternate site plan, the applicant is able to provide 30 off-street parking spaces; therefore, the physical development of the site will not preclude the future office or commercial use of the site. Proposed Crematorium As indicated on the attached plans, the applicant is proposing to construct a 460 square foot addition to the existing veterinary hospital building which will be used to house a crematorium. As indicated in the attached specifications, the crematorium will be smokeless and odorless and is constructed in accordancewith applicable EPA pennits. Staff has no objections to the proposed crematorium. Specific Findings Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Should the Planning Commission wish to approve Use Permit No. 1061 (Amended), the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Staff has not included an exhibit for denial of the subject application inasmuch as we are unable to determine sufficient findings for denial. However, the possibility remains that information may be provided at the public hearing which may provide adequate basis for denial of the project should the Planning Commission wish to take such an action. PLANNING DEPARTMENT JAMES D. HEWICKER, Director BY ✓ fJ W. illiam Ward Senior Planner Attachments: Exhibit "A" Vicinity Map Excerpt of the Planning Commission minutes dated February 20, 1992 Letter from Project Engineer Plans and Specifications for the Proposed Crematorium Site Plans, Floor Plans and Elevations �si�s�7�rWrloc16R TO: Planning Commission - 6 E=IT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR USE PERMrr NO. 1061 (AMENDED) Findin s: 1. That the proposed application is support service in nature and as such, is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That adequate parking will be provided on -site for the proposed development. 3. That the proposed expansion of the subject facility will not have any significant environmental impact. 4. That the expanded facility will not increase the number of outdoor dog runs (15), and therefore, will not increase the potential for increased noise from barking dogs. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 6. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. That the approval of Use Permit No. 1061 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Conditions: That the proposed development shall be in substantial conformance with the approved site plan floor plans, and elevations, except as noted below. 2. That all previous applicable conditions of approval of Use Permit No. 1061 (Amended), as approved on February 20, 1992 shall be fulfilled. 3. That prior to the issuance of building permits for the proposed crematorium, the applicant shall obtain the approval of the Air Quality Management District relative to the installation and operation of the crematorium. 4. That the exterior walls of the proposed building shall be set back one and one-half inches from the side property lines for seismic movement (wall deflection). TO: Planning Commission - 7 5. That all improvements be constructed as required by Ordinance and the Public Works Department. 6. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. That the crematorium shall meet the fire safety precautions of the 1991 Uniform Fire Code, Article 11. The new building shall require either an automatic fire sprinkler system or a fire apparatus access road with approved provisions for emergency vehicle circulation. 8. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. VICI N ITT MAP DISTRICTING MAP NEWPORT-BEACH =CALI FOR NIA RSA A mmrwLL Rt31DMTYL R 11 [INOL[ FMIU WtOCNTI& C�1 Rat WM1[R RIIIG[RTML Cam[ R-[ IfSTNC IGIul 2 N LY M}GEMI.LL Y-1 W45M914 GItTME MOLTIRE REGAfEMTIAI LIGHT COMMERCIAL GENERAL CGMMEIK MANKACEIAIIIIG MM LAttI2G RLANMNG COW r' M=A .00 II :I► �.bruary 20, 1992 MINUTES COMMISSIONERS CITY OF NEWPORT BEACH INDEX ROLL CALL IJsJ a Permit No 1061 (Amended) (Public Hearinel Item No.5 Request to amend a previously approved use permit which UP1061A permitted the establishment of a veterinary hospital on property Proved located in the M-1-A District. The proposed amendment involves a request to permit the following additional services: bathing, grooming and boarding dogs and cats within the existing facility, and permitting outdoor kennels and exercise areas for the animals. LOCATION: Lot 3, Tract No. 5169, located at 4263 Birch Street, on the northwesterly side of Birch Street, between Dove Street and Corinthian Way, across from the Newport Place Planned Community. ZONE: M-1-A APPLICANT: Dr. George Katcherian, Newport Beach OWNER: Same as applicant William Laycock, Current Planning Manager, distributed revised staff reports regarding the subject application inasmuch as minor revisions were made to Exhibit "A". The public hearing was opened in connection with this item, and Dr. George Katcherian, applicant, appeared before the Planning Commission. In response to a question posed by Chairman Di Sano, he concurred with the findings and conditions in Exhibit "A", and he opposed Exhibit "B". Mr. Laycock explained that Exhibit "B" requires that all of the uses be contained within the existing building, or if the kennels and exercise areas are to be maintained at the rear of the property, that those uses be enclosed by solid walls and roofs so as to control the noise from barking dogs. Exhibit "A" requires that the dog runs be roofed so the rain water does not flow into the sewer system. Dr. Katcherian replied that he would correct the concerns regarding the dog noise and drainage problems, and he would concur with Exhibit "B" if he had -13- L COMMISSIONERS OLL CALL .;cbruary 20, 1992 MINUTES CITY OF NEWPORT BEACH no other choice. Dr. Katcherian addressed the outdoor improvements he made subsequent to when he purchased the property from The Irvine Company. In response to a question posed by Chairman Di Sano with respect to why the applicant did not immediately respond to the Code Enforcement Officer, Dr. Katcherian explained that he was negotiating with the Police Department regarding a City Animal Shelter on the site, and he had concluded the Police Department would contact the Code Enforcement Office regarding the pending negotiations. In response to a question posed by Commissioner Edwards regarding the February 13,1992, Police Department memorandum from W. P. Lyons, the Senior Animal Control Officer, Mr. Katcherian explained that he was not previously aware of any complaints from the adjacent neighbors, and the concern regarding the runoff associated with cleaning the outdoor kennels would be corrected. The neighbors indicated to Dr. Katcherian that after he met with them, it was their 'impression that he was going to construct a full-scale open kennel operation wherein be explained that he had no plans to construct that type of facility. response to a question posed by Commissioner Pomeroy, Dr. tcherian explained that he intends to construct a drainage system .t would prohibit all animal matter from entering the adjacent Ar. Barry West, 4229 Birch Street, appeared before the Planning vommission to express his concerns regarding the barking noise tnd the existing drainage. In reference to Condition No. 5, Exhibit V, Mr. West stated that a fence would not deter the barking noise; however, he would support Exhibit'B". being no others desiring to appear and be heard, the public a was closed at this time. -14- INDEX Jruary 20. 1992 MINUTES COMMISSIONERS tOLL CALL Motion Substitute Motion CITY OF NEWPORT BEACH INDEX Motion was made to approve Use Permit No. 1061 (Amended) subject to the findings and conditions in Exhibit "B". Commissioner Merrill referred to Exhibit "B", Condition No. 5, wherein he suggested that the applicant could come back to the Commission with a plan for review. Mr. Hewicker explained that said condition requires the applicant to enclose the dog runs and kennels with solid walls and a roof. The number of kennels and runs would be limited to those that currently exist on the property. If the applicant wanted to add additional facilities to board animals inside a building, the applicant would be required to amend the use permit. Robin Flory, Assistant City Attorney, explained that Exhibit "A", Condition No. 2, states that a building permit is required for the existing construction, and Exhibit "B" should also require a building permit for additional construction. Commissioner Pomeroy and Commissioner Debay discussed the fact that Exhibit "B" requires an additional building with enclosed dog runs, and no outdoor area for the animals. Substitute motion was made to approve Use Permit No. 1061 (Amended) subject to the findings and conditions in Exhibit "A", and to modify Condition No. 5 so as to provide a solid wall, minimum 6 feet in height, be constructed so as to protect the neighbors from the barking noise, and the wall would allow the dogs to go outdoors. Commissioner Edwards supported the substitute motion. In response to a question posed by Commissioner Edwards, Commissioner Pomeroy explained that the solid wood fence would e removed and replaced with a sound wall that would reduce the sound substantially. Mr. Hewicker suggested that a masonry wall could be constructed along the side property line so the sound coming from the dog kennels would carry toward the north -instead of the south. He suggested a curb around the perimeter of the wall so the wash water would flow into the sanitary sewer system. -15- COMMISSIONERS February20, 1992 MINUTES CITY OF NEWPORT BEACH INDEX LOLL CALL Commissioner Pomeroy suggested a partial roof that would extend back into the wall an additional 2 feet so as to capture the sound. Commissioner Glover stated that based on the neighbors' concerns, the subject area may not be proper for outdoor kennels. Commissioner Debay supported the substitute motion wherein she that Condition No. 4, Exhibit "X, requires solid roof pointed out structures over all outdoor kennels and dog runs. The solid roofs and the masonry wall would address the neighbors' concerns, and the applicant would not be required to construct enclosed buildings around the kennels. Ms. Flory and Mr. Hewicker discussed the masonry material and the type of construction that would be the most beneficial to protect the neighbors from the barking noise. Discussion ensued regarding the location of the solid masonry wall. Mr. Hewicker suggested that the solid wall be constructed along the common property line between the subject property and Newport Stationers, and a partial masonry wall be constructed on the west and east sides of the run so as to contain the noise, and to construct a partial roof over the runs so the animals would have an area that would allow them to remain in the back of the run. Commissioner Merrill determined that if the applicant enclosed the entire rear yard with a 300 lineal foot, 6 foot high masonry wall, the neighbors' concerns regarding the animal noise would be addressed. The maker of the motion concurred with the foregoing statements. Commissioner Glover opposed the substitute motion based on her concerns that an outdoor kennel is an incompatible use in the area. Chairman Di Sano opposed the substitute motion based on the development that has occurred in the area, and Exhibit "B" would be more appropriate. He said that it may, be less expensive to construct buildings as required in Exhibit "B" than to construct a 6 foot high, 300 foot long masonry wall. -16- .a. ibruary 20, 1992 MINUTES COMMISSIONERS ROLL, CALL Ayes Noes Absent CITY OF NEWPORT BEACH substitute motion was voted on to approve Use Permit No. 1061 (Amended) subject to the findings and conditions in Exhibit "A", and to modify Condition No. 5, to require a solid masonry wall. MOTION CARRIED. 1. That the proposed application is support service in nature and as such, is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That adequate parking exists on -site for the proposed development. That the change in the operational characteristics of the subject facility will not have any significant environmental impact. That the noise associated with the barking dogs will not adversely affect the surrounding commercial properties any more than the noise of the traffic on Birch Street or the John Wayne Airport noise. That the approval of Use Permit No. 1061 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 1. That the proposed development shall be in substantial conformance with the approved plot plan and floor plan, except as noted below. That a building permit shall be obtained by the applicant for the as -built construction in accordance with the Uniform -17- INDEX COMMISSSIIVONERS February 20, 1992 MINUTES CITY OF NEWPORT BEACH INDEX LOLL CALL Building Code, and the Orange County Health Department, if applicable. 3. That the use of the outdoor kennels or dog runs shall be permitted only during daylight hours, daily. 4. That the outdoor kennels and dog runs shall be constructed on concrete slabs, provided with drainage tied directly into the sewer system, surrounded by 3 to 6 inch high berms and covered by solid roof structures to prevent the introduction of rain water into the storm drain system, unless otherwise approved by the Public Works Department and the Utilities Department. 5. That a 6 foot high masonry wall shall be constructed along the side and rear property lines, so as to enclose the entire area to the rear of the existing veterinary hospital from adjoining properties. 6. That the trash area shall be fully screened from view from Birch Street and adjacent properties, and the final location of any trash enclosure shall be subject to approval by the City Traffic Engineer. 7. That this approval is for the number of kennels and dog runs as existing (on the approved plot plan) and shall not extend to the development or construction of any additional kennels, dog runs or buildings associated with this facility, unless an amendment to this use permit is approved by the City. 8. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit causes injury, or is detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. -18- THE GEORGE GOUVIS COMPANY, WRINC. April 10, 1995 City of Newport Beach / Planning Department 3300 Newport Boulevard P.O. Box 1768 Newport Beach, California 92658-8915 ATTN.: Javier Garcia RE.: Facility expansion at 4263 Birch Street in Newport Beach, Calif. for the Back Bay Veterinarian Hospital and Kennels. (FN 94-1924) Dear Mr. Garcia, Please find enclosed our package for the proposed Back Bay Veterinarian indoor kennel expansion. We think the concept is a significant asset to the older architecture in the area and we hope that you will agree and approve it without exception. However, there is a need for parking relief with the proposed improvements. The plans call for a crematorium, an indoor kennel expansion and a caretaker's apartment built above the kennel. These are all uses which do not burden the existing parking. It seems that your most significant concern has been the controversy over the parking ratios at the property which you suggest may be subject to a future use change such as professional space. We recognize and agree with the parking requirement of 1:225 (1:250 for this project based on the 1986 filing approval) for any type of professional space. Furthermore, we understand that your concern and the potential for such a future change is valid even though this particular area is composed of a mix of light industrial and so forth. In the property's present use as a Veterinarian Hospital and Kennel, the parking demand is in actuality quite low, in fact, significantly lower than the demands placed upon the present supply of parking. We wish to comply with the requirements of the building department for any type of future modification. However, for the current owner and any subsequent owners with the same use we ask that you grant parking relief for the enclosed concept which provides for 1:310. in exchange we submit an alternate site plan which is in compliance with the more stringent parking requirements for a possible change in future use. You will note that the crematorium will be removed and the existing outdoor dog runs will be d:lbusdocs5cnpplan.dx Structural Engineering 8 Consulting a 3848 Campus Drive, Suite 220 • Newport Beach, CA 92660. 7141756.1525 • FAX 7141756-0208 l5 demolished which will accommodate more parking for a future conversion to professional space. Thank you for your consdieration. Sincerely, George A. GouVis II GG/ns dAbusdooMonpplan.dx L 1' �'r� Y f :. F � t� � Y � � � 1 �A t t� 'Y l :A� lY + I , r.. i t r�. �, i fi' ,��. I. • .� . I II. III IV PATHOLOGICAL WASTE INCINERATOR MODEL C1000H SPECIFICATION EQUIPMENT: Crawford Multiple Chambered Pathological Incinerator, Natural Gas, Propane (LP) or Oil fired. MANUFACTURER: Crawford Equipment & Engineering Co., 436 West Landstreet Road Orlando, Florida 32824 CONSTRUCTION STANDARDS: The Crawford incineration chamber shall be constructed of U.L./CSA listed components and will meet or exceed nationally accepted incinerator construction standards per the Incinerator Institute of ,America (IIA) publication guidelines; i.e.: A. Primary chamber will not exceed 60% of total chamber volume flue connection shall not be considered part of furnace volume. B. Flame supervision through Honeywell ultraviolet continuous scanning flame detectors on all burners. C. High temperature refractory construction with air-cooled walls to prevent excessive heat radiation. D. Exhaust gas temperature reduction. RECOGNIZED APPROVALS: U.L. Underwriters Laboratories, Inc.. (Control #54E3) V. INCINERATION CHAMBER DIMENSIONS: Chamber volumes: Primary - 60 cf Secondary - 63 cf Structural footprint: 121/2" (L) x 5'0" (W) Over-all dimensions: 13'4" (L) x 6'0" (W) x 8'1" (H) \a VI. OPERATING TEMPERATURE: Temperatures are determined as a result of federal, state or local permitting authority operating standards. Typical primary chamber setting: 1000°F-1200OF Typical secondary chamber setting: 1400OF-1800OF V11. RETENTION TIME: In excess of 1 second. V III. CAPACITY: Firing rate: 150 Ibs/hr IX. DRAFT: Induced via patented 2200°F refractory lined draft inducer. X. SHIPPING WEIGHT: 22,000 lbs. XI. EMISSIONS: The Crawford incineration chamber shall meet or exceed federal, state and local environmental regulations. XII. EMISSION CONTROL: Secondary chamber equipped with one, 1,000,000 BTU burner and hot air duct opacity supervision by a Heat -Timer Corporation electronic exhaust gas scanner with control to the primary chamber burner. XIII. STEEL CONSTRUCTION SPECIFICATIONS: A. The incinerator chamber structure to be heavy steel angle iron, square tube and plate steel welded construction. B. Subfloors to be 3/16" steel plate, seal welded construction. C. The exterior shell to be 12 gauge steel removable panels. D. Interior shell to be 10 gauge steel, seal -welded construction. \R 0 XIV. INSUTATION & REFRACTORY SPECIFICATIONS: A. Hot Hearth: 30000F. abrasion resistant castable refractory, 7" thick, 1 1/2" recessed top and cast monolithic arched bottom. B. Chamber Floors: 30000F. abrasion resistant castable refractory, 7" thick. C Chamber Ceilings: 30000F. castable refractory, 7" thick, cast monolithic arch. D. Chamber Walls: 28000F. alumina -silicate firebrick, 2 1/2" x 4 1/2" x 9", all chambers are backed by I" of ceramic fiber insulation E. Stack: Lined with 2" of 2200OF insulating refractory. XV. SKIN TEMPERATURE CONTROL: Completely air-cooled design to prevent excessive heat radiation. XVI. COMBUSTION EQUIPMENT: A. Combustion Air: One, 3 phase, 230/460 V, 18/9 amp 7.5 hp air -blower motor (2100 CFM) B. Primary Chamber: One, down -fired, 1,000,000 BTU/hr modulating, nozzle mix, gas -fired burner, Crawford CEA, No. American or equal. C. Secondary Chamber: One, 1,000,000 BTU/hr, modulating, nozzle mix, gas -fired burner, Crawford CEA, No. American or equal. D. Burner Flame Safeguard: Control supervision on each burner via Honeywell control RM7800 series, Mini -Peeper ultra -violet light detector. E. Low -Air Pressure Safety Switch: Interlocked to all burners. XVII. EXHAUST GAS TEMPERATURE REDUCTION: Hot air duct operating exit temperature: 900OF XVIII. HOT AIR DUCT: 10 gauge carbon steel, high -temp. (22000F) refractory lined, flanged, patented, 24" Outside Diameter, 28" at flange. XIX. UTILITY REQUIREMENTS: A. GAS, 1. Pressure: a) Natural Gas: 7" to 9" W.C. b) Propane: 11" W.C. 2. Flow Rate: 3,000,000 BTU/HR (minimum) B. ELECTRICAL; 1. One, 230/460 V, three phase, 18/9 atop, 7.5 hp motor. 2. One, 115 V, single phase 10 amp connection XX. INCINERATION CHAMBER DOOR: Manual, center -split, counter -balanced with special locks. (hydraulically operated door available as option) XXI. INCINERATOR PROCESS CONTROL: The incinerator cycle is -controlled by a time sequenced relay system. A visual conformation of the system status is provided through control pastel indicator lights and digital temperature display. Continuous fuel and air modulation is automatically controlled by a time/temperature actuated system. PLC O to ion: Programmable Logic Control with function display/prompt operator interface. All temperatures, functions and alarm activations are displayed on 40 character (2 x 20) LCD screen and recorded on a thermal printer with communications modem link. XXII. EXTERIOR FINISH: The incineration chamber is finished with two coats of high - temperature and textured polyurethane coating. FF?JNT VIEW < 2'-4" —> 2,-0" THRE4DEDDOOR LOCK -DOWNS CONIROLPANEL O0 e C C O O 6'_7" i i i �----- s -e° > NOTES. CLE4R4NCE5: GDES - 30" REAR-36" RUNT - 6'- 8' FE02I1MENDED ELECTRICAL: OCIV7ROL 0FKVT - 110 V, 10 AMP GCMaiSTION AIR BLOWER - 7.5 N.P. , 3 R-lASE 208-23014 60, 19-1819 AMP ,22MEUSTIONAIR 2100 C.F.M. MIN. 1, 36" X36" CU7SIDE MAKEUP AIR VENT 3 MILLION BTUIHR. FLOW @ 2" G4S HEADER N.G. - 7" W.C., L.P.G.- 11" W.C. QRAWFQRD EQUIPMENT & ENGINEERING CO., INC. P.O. BOX 593243, ORLANDO, FL 32859-3243 SCALE: 1/2" = V DWN. BY: MN MODEL C1000H SIDE VIEW R31M.4RY BUFl\ER RETRACTABLE LBFI7NG EYE ---�n � n Y SECONDARY i FRE7-EAT (if required) a i 03WRCL i R?IMARY CHAMEERCABINET i • SECONDARY CHAMBER 4� ACK PLATE 1 i 0V ELECTRIC JUACTICYV BCIK 2081230-460V MOTOR STAR7ER O JACKIAG LUG �s TOP VIEW .......................... .................. . .. .................................................. . ................................. PRIMARY BURNER PRIMARY BURNER PRIMARY iOVERFIREAIR INJECTION CHAMBER . ...... ................... I .......... ... .................. ................ .... . ... .............................. .... .. ....... 3 COMBUSTION AIR BLOWER " PILOT HEADER POAT/MIXING CHAMBER BREACHING TO SECONDARY 2" GAS HEADER CHAMBEpS BELOW CONTROL PANEL/CABINET CRAWFORD EQUIPMENT & ENGINEERING CO., INC. P.O. BOX 593243, ORLANDO. FL 32859-3243 SCALE: 1/2"= 1' MODELC1000H DWN. BY: MN CLEARANCE FOR VENT 40"OPENING CON LIFTING SECTION RAIN COLLAR i HOOF JACK (BY OTI IERSI ��� THIS INFORMATION SHALL NOT BE REPRODUCED, COPIED, OR TRANSMITTED TO ANY PARTY WITHOUT THE WRITTEN CONSENT OF CRAWFORD EQUIPMENT E ENGINEERING. ALL DRAWINGS AND ANY INFORMATION CONTAINED HEREIN REMAIN THE PROPERTY OF CRAWFORD EQUIPMENT 3 ENGINEERING CO., INC. FLOOR -NONCOMBUSTIBLE - LOAD BEARING TO SUPPORT 24.500 LDS. CONSULT LOCAL BUILDING CODES AND ORDINANCES FOR ANY RESTRICTIONS WHICH MAY APPLY. 1 MANUFACTURER'S SUGGESTED MINIMUM CLEARANCES: SIDES ..... ... ...36' REAR ........... 36- TOP .... ..48- STACK.... . ..8- -►I 36" �- 72" ro 36" 1-*-- 7 1 36" 160" LOADING AREA 96" . 1 NOTE: UNDERWRITERS LABORATORY REQUIRES THE FOLLOWING MINIMUM CLEARANCES: SIDES .......... 24- REAR ..........24' TOP........... is - STACK ......... 0- CRAWFORD EQUIPMENT AND ENGINEERING CO.. INC. C-1000H STACK INSTALLATION DATE: 1195 1 BY: MRH I Ci - 4 COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS Telephone:_ (714) 644-3200 y:Genia Garcia, Asso anne By:Marc Myers, Associate Planner / Date: P / S Address: Plan Check No: 16/ Y—� By:Christy Teague, Associate Planner By: Districting Map No. Description of Project: Project: Zone\General Plan Land Use Mf /9 Proposed Use Corrections Required: r� Legal Description: Loty Block Section Tracte576; .9 Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $20,480. Covenant required. Please have owner's signature notarized on the attached /� document and return to me. � T�G O 44 Lot Size/ T nant Sq. Footage,4%P0 ?� Required Setbacks .11 IF /. .1ZIQPVIA �I FAR WORKSHEET .Y,�w`�^"" Lot area (site area sq.ft.): /�QQ /l�dsly O0osq.ft. Base Development Allocation (BDA): /� comm sq.ft. (0.5 x site area sq.ft., unless otherwise specified in Land Use Element],[ FAR permitted, with/without variance: (A)�M res pkg(/ ,iL. 69 Square footage permitted: comet res Pkg sq.ft. [(A) x site area sq.ft.] PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. /� O Sq.ft. (D) Reduced FAR use sq.ft. sq.ft. (E) Maximum FAR use sq.ft. sq.ft. (F) TOTAL SQ.FT. [C+D+E] sq.ft. PROPOSED FAR: [ F + site area sq.ft. ] PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category Weighting Factor Weighted Sq.ft. (G) (H) ( G x H ) sq.ft. Base X 1.00 sq.ft. sq.ft. Reduced X 1.67 sq.ft. sq.ft. Maximum X 0.50 sq.ft. TOTAf, WEIGHTED SQ.FT.(May not exceed BDA) Provide tissue overlay of calculations to verify provided squares footage. Parking (Indicate number of stalls provide j!J Total On -Site Parking Required ✓ Provided Dimension building height as measured_ from �niqtupal/ grade to 'dpoint and maximum ridge roo,�J�eigbt� Show natural grade line on all -elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan.�� M Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Fair Share a� rA San Joaquin Hills Transportation Corridor Fee to- o:3 X SPECIAL APPROVAL REQUIRED THROUGH: Please indicate any discretionary approval numbers on the plans and incorporate the attached; excerpt of minutes and list of findings and conditions into the blueline drawings approval letter into the blueline drawings Modifications Committee: Indicate Approval No. on Bluelines Modification required for Planning Commission/City Couno 1: r _ Use Permit: No. Variance. No. Resubdivision/Tract: No. Site Plan Review: No. Amendment: No, other Public Works: " Easement/Encroachment Permit Al -y Subdivision Engineer Traffic Engineer �..-------^ Approval of Landscape Plans Building Department: Grading Engineer Parks Department: Approval of Landscape Plans Coastal Development Permits: Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal Development Permit: No. Effective Date: Waiver/Exemption: No. Effective date: REMARKS, 6/7 NOTE: It is the responsibility of the applicant to circulate his plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644- 3200. TONMACOW-EOM.CoM Mw. 7/95 I COMMISSIONERS MINUTES 9\001 A�c�� CITY OF NEWPORT BEACH Mav 18. 1995 ROLL INDEX CALL Use Permit No 1061 (Amended) Public Hearing) Item No. Request to amend a previously approved use permit which permitted the UP1061A establishment of a veterinary hospital along with pet grooming services, Approved boarding facilities which included outdoor kennels, and exercise areas for animals, on property located in the M-1-A District. The proposed amendment involves a request to construct a new veterinary hospital building with interior dog runs, and a pet crematorium in addition to the existing veterinary hospital building and relocated outdoor dog runs. LOCATION: Lot 3, Tract No. 5169, located at 4263 Birch Street, on the northwesterly side of Birch Street, between Dove Street and MacArthur Boulevard, across from the Newport Place Planned Community. ZONE: M-1-A APPLICANT: Back Bay Veterinary Hospital, Newport Beach OWNER: Dr. George Katcherian, Newport Beach The public hearing was opened in connection with this item, and Mr. Dave Bartlett, appeared before the Planning Commission on behalf of the applicant. He supported the Planning Commission's approval of Item No. 1 to reclassify the subject property from the M-1-A District to the APF District, and he concurred with the findings and conditions in Exhibit "A". There being no others desiring to appear and be heard, the public hearing was closed at this time. -10- Mo 2i1 COMMISSIONERS ���6�69 Gr OQ yy CITY OF NEWPORT BEACH MINUTES KXr. , iu loon ROLL CALL INDEX tion Motion was made and voted on to approve Use Permit No. 1061 1 Ayes (Amended) subject to the findings and conditions in Exhibit "A". MOTION CARRIED. Findings: 1. That the proposed application is support service in nature and as such, is consistent with the Land Use Element of the General Plan, and is compatible with surrounding land uses. 2. That adequate parking will be provided on -site for the proposed development. 3. That the proposed expansion of the subject facility will not have any significant environmental impact. 4. That the expanded facility will not increase the number of outdoor dog runs (15), and therefore, will not increase the potential for increased noise from barking dogs. 5. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 6. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 7. That the approval of Use Permit No. 1061 (Amended) will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. -11- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH Air.,.. 1 4 1 Doc ROLL CALL INDEX Conditions: 1. That the proposed development shall be in substantial conformance with the approved site plan floor plans, and elevations, except as noted below. 2. That all previous applicable conditions of approval of Use Permit No. 1061 (Amended), as approved on February 20, 1992 shall be fulfilled. 3. That prior to the issuance of building permits for the proposed crematorium, the applicant shall obtain the approval of the Air Quality Management District relative 'to the installation and operation of the crematorium. 4. That the exterior walls of the proposed building shall be set back one and one-half inches from the side property lines for seismic movement (wall deflection). 5. That all improvements be constructed as required by Ordinance and the Public Works Department. 6. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 7. That the crematorium shall meet the fire safety precautions of the 1991 Uniform Fire Code, Article 11. The new building shall require either an automatic fire sprinkler system or a fire apparatus access road with approved provisions for emergency vehicle circulation. 8. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit causes injury, or is -12- COMMISSIONERS 9\0 f c� o�A•� CITY OF NEWPORT BEACH MINUTES ROLL INDEX CALL detrimental to the health, safety, peace, morals, comfort, or general welfare of the community. Item No. se ermi uest to permit the establishment of a full service outdoor restaurant wit incidental alcoholic beverage service, live entertainment and valet parkin on property located in the APF-H District. The proposal also includes: request to transfer development entitlement from Fashion Island to th estaurant site located in Block 600 of Newport Center. UP3555 Approved AND B. Traffic Stud No. blic Hearin Request to approve a tra i study so as to allow the establishment of a full -service restaurant on the bject property. LOCATION: Parcel 3, of rcel Map 25-14 (Resubdivision No. 271), located a 30 Newport Center Drive, on the northerly side of ewport Center Drive, between Santa Rosa Drive d Santa Cruz Drive, in Newport Center. ZONE: APF-H APPLICANT: Dennis Constanzo (Twin Palms R taurant), Pasadena OWNER: The Irvine Company, Newport Beach James Hewicker, Planning Director, stated that inasmuch as staff ha a concern that the noise from the restaurant could affect the surrounding Ian uses, and that a large portion of the restaurant is an outdoor restaurant, that Condition No. 20, Exhibit "A", was revised to address the concem. He -13-