HomeMy WebLinkAbout6904 W COAST HWY_CAT HOSPITAL111111111111111111111111
6904 W Coast Hwy
COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS
Telephone: (714) 644-3200 Plan Check No:_���� 7�
By:Christy Teague. Associate Planner
By: .
Date: d
V c�i�✓ P/
Districting Map No. Land Use Element Page No.
Corrections Required:
n Q
Legal Description: Lot,0 Block < Section Tract
I
Resubdivision required to combine lots or portions of lots when const uc ion or
alterations are in excess of $20,000.
Covenant required. Please
document and return to me.
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Lot Size /45 x�
have owner's signature notarized on the attached
vG.J /}z/
Ir I -
Zone d1/"�Y (/
Proposed Use
Required Setbacks A; � V
Front D,e/G//dAG
Rear 3/ a 3307 SQ
9 94
Right Side }� eb '-56 I
Left Side �I
FAR WORKSHEET
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Lot area (site area sq.ft.): 9 S sq.ft.
Base Development Allocation (BDA): sq.ft.
(0.5 x site area sq.ft., unless otherwise specified in Land Use Element)
FAR permitted, without variance: (A) Comm res vkc
Square footage permitted: Comm res nkc sq.ft.
[(A) x site area sq.ft.]
Maximum FAR allowed with variance: (B1 Comm res okc
Maximum square footage allowed: Comm res sq.ft.
[(B) x site area sq.ft.]
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.� 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: -1 [ F % site area sq.ft. ]
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category
(G)
sq.ft. Base
sq.ft. Reduced
sq.ft. Maximum
Weighting Factor Weighted Sq.Ft.
(H) ( G x H 1
X 1.00 sq.ft.
X 1.67 sq.ft.
X 0.50 sq.ft.
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
Provide tissue overlay of`calculations to verify provided square footage.
Required Parking
Proposed parking (Indicate number of stalls l provided)
Total On -Site Parking /�� �fD�
Standard Compact
In -lieu Parking
Dimension builin height a� :9�asured from natural gra0e to ave age and maximum
roof height g 1?71C�F ! 5,Vfnit 4D 6 / 3 / ;AO L/"O
EM-i-
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.
Number of stories
Floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned showing location of all buildings# fendes, etc. in
relation to the property line.
Fair Share Contribution ��lJ %• 4 I_�'7• �� `/ C!
San Joaquin Hills Transportation Corridor Fae
Please indicate any discretionary approval numbers on the plans and incorporate
the attached] excerpt of minutes and list of findings and
conditions into the blualine drawings
approval letter into the blualine drawings
Modifications Committee: Indicate Approval No. on Bluelines
Modification required for
Variance: No.
Resubdivision/Tracts No.
Site Plan Review: No.Amend/� L nts 0.[ ��
�+ � otherdD'T me %
.t�F f�I�eTu
Public works: '
7� Easement/Encroachment Pezmit�J�2L%��Qj /�Q�GG(iiLGf/
Subdivision Engineer
Traffic Engineer
Approval of Landscape Plans
Building Devartment:
4rading Engineer
Parke Devartment:
Approval of Landscape Plane
Coastal Development Permits:
Approval In Concept (AIC) No.
(Notes File 3 mete of plane: site, floors and elevations)
Coastal Development Permit: No.
Effective Date:
' Waiver/Exemptions No.
Effective dates
ell
NoEeha reaponsibil3L'y of the applicant
obtain the necessary approvals from the departments checked above. if you
have uestions regarding your application, please contact me at (714) 644-
0 01 �
G FOR1MBGifCONK-ZON.COR f4193
✓c� '/u7�1//:Bv.L�k �-// �
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❑ arc h itectu.re�
March 11, 1994
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92658
Re: National Cat Protection Society
6904 West Pacific Coast Highway
Use Permit Amendment
Use Permit No. 353
Attn: Dana Aslami, Associate Plarnier
The proposed use of the above refer enced project is to be the housing and care of animals in
much the same manner as it has been used since 1957 when the original use permit was issued.
The facility will provide veterinary care and housing, for animals that are available for adoption as
well as animals that are not available for adoption but are in need of humane and sanitary
facilities in which to live. Under certa n circumstances, euthanasia of animals may be necessary.
some animals are pets of people who can no longer physically care for their pets but wish the
pet to live in an environment in which it will be cared for in a humane way.
The Owner of the facility anticipates that they will be employing 6 full time employees as well as
an occasional part time employee when the need arises. The hours of operation are to be 7:30
AM until 5:30 PM open to the public. However, 24 hour emergency services are available in the
same manner as has been provided L Ider the original use permit.
If you have any questions regarding his matter please do not hesitate to call me at (714) 557-
4666.
Sincerely,
Aram C. Chahbazian
Architect
3 motcoto loguno nlou9 GGlitornla 92677 - C714) 363-e853
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PLOT PLAN
AMENDMENT' NO. 335 l�
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Approved 5i-i-, PIa )
R <e Perm i+ � o . 353
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VICINITY MAP
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)AA It ANA
AAP
USE PERMIT NO. -' r1a ade
TO: Planning Commission - 10
2. That the expanded animal hospital shall be insulated in such a manner as to restrict
animal noises to the interior of the facility.
3. That air conditioning shall be installed and operable at all times. Exterior doors and
windows shall be kept closed.
4. That the existing trash enclosure be relocated within the project so as not to interfere
with the usage of the parking areas.
5. That all new construction shall maintain the required 5 foot rear yard setback.
6. That a 15 foot radius corner cut-off be dedicated to the public at the corner of Fern
Street and West Coast Highway in conjunction with the proposed project prior to the
issuance of a building permit, unless otherwise approved by the Public Works
Department.
7. That a lot line adjustment to combine the subject lots into a single parcel shall be
recorded prior to the issuance of a building permit.
8. That the applicant shall obtain Coastal Commission approval of this application prior
to the issuance of a building permit.
9. 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.
10. That this use permit shall expire if not exercised within 24 months from the date of
approval as specified in Section 20.80.090A of the Newport Beach Municipal Code.
TO: Planning Commission - 9
EXHIBIT "B°
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.353 (AMENDED)
(requiring a 5 foot rear yard setback for new construction)
Findings:
1. That the proposed application is consistent with the Land Use Element of the
General Plan and the Local Coastal Program Land Use Plan, and is compatible with
surrounding land uses.
2. That adequate parking exists on -site for the proposed development.
3. That the change in the operational characteristics of the subject facility will not have
any significant environmental impact.
4. That the additions to the animal hospital will be insulated in such a manner as to
restrict animal noises to the interior of the facility.
5. That any noise that might have previously been associated with barking dogs will be
eliminated, inasmuch as the proposed change in use is associated solely with the
boarding and care of cats, and that such use will be confined to the interior of the
building.
6. That the proposed building encroachment into the required rear yard setback may
affect the flow of air and light to the adjoining residential property.
7. That the approval of Use Permit No. 353 (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.
8. That, in this case, the proposed building encroachment into the required rear yard
setback would be detrimental to persons, property and improvements in the
neighborhood, and that the applicant's request would not be consistent with the
legislative intent of Title 20 of the Newport Beach Municipal Code.
Conditions:
1. That the proposed development shall be in substantial conformance with the
approved plot plan, floor plan and elevations, except as noted below.
TO: Planning Commission - 8
2. That the expanded animal hospital shall be insulated in such a manner as to restrict
animal noises to the interior of the facility.
3. That air conditioning shall be installed and operable at all times. Exterior doors and
windows shall be kept closed.
4. That the existing trash enclosure be relocated within the project so as not to interfere
with the usage of the parking area.
5. That a 15 foot radius comer cut-off be dedicated to the public at the corner of Fern
Street and West Coast Highway in conjunction with the proposed project prior to the
issuance of a building permit, unless otherwise approved by the Public Works
Department.
b. That a lot line adjustment to combine the subject lots into a single parcel shall be
recorded prior to the issuance of a building permit.
7. That the applicant shall obtain Coastal Commission approval of this application prior
to the issuance of a building permit.
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.
9. That this use permit shall expire if not exercised within 24 months from the date of
approval as specified in Section 20.80.090A of the Newport Beach Municipal Code.
d TO: Planning Commission - 7
EXHIBIT "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.353 (AMENDED)
(as submitted by the applicant)
Findings:
1. That the proposed application is consistent with the Land Use Element of the
General Plan and the Local Coastal Program Land Use Plan, and is compatible with
surrounding land uses.
2. That adequate parking exists on -site for the proposed development.
3. That the change in the operational characteristics of the subject facility will not have
any significant environmental impact.
4. That the additions to the animal hospital will be insulated in such a manner as to
restrict animal noises to the interior of the facility.
5. That any noise that might have previously been associated with barking dogs will be
eliminated, inasmuch as the proposed change in use is associated solely with the
boarding and care of cats, and that such use will be confined to the interior of the
building.
6. That the proposed building encroachment into the required rear yard setback will not
affect the flow of air and light to the adjoining residential property.
7. That the proposed rear yard setback encroachment is an extension of an existing
building which currently maintains a rear yard setback of 3 feet.
8. That the approval of Use Permit No. 353 (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, and further that the proposed modification to the Zoning
Code to allow the proposed building to encroach 2 feet into the required 5 foot rear
yard setback is consistent with the legislative intent of Title 20 of the Newport Beach
Municipal Code.
Conditions:
1. That the proposed development shall be in substantial conformance with the
approved plot plan, floor plan and elevations, except as noted below.
TO: Planning Commission - 6
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
DANA O. ASLAMI
Associate Planner
Attachments: Exhibit "A"
Exhibit "B"
Vicinity Map
Site Plan from Use Permit No. 353, Approved on August 22, 1957
Plot Plan from Amendment No. 335, Approved on October 5, 1972
Letter from Applicant's Architect Describing the Proposed Operation
dated March 11, 1994
Existing and Proposed Plot Plans, Existing and Proposed Floor Plans
and Proposed Elevations
F \WP51\PLANNING\DANA.A\UP\UP353A
TO: Planning Commission - 5
Lot Line Adjustment
In accordance with Section 20.87.090 of the Newport Beach Municipal Code, where an
existing building crosses a property line, no new construction or alteration to existing
structures in excess of $20,480.00 shall be permitted until such a time as said lots have been
resubdivided into a single building site. Inasmuch as the subject site contains existing
buildings which cross interior property lines, and the applicant proposes additions and
alterations to said buildings, the recordation of a lot line adjustment to combine the subject
lots into a single parcel will be required prior to the issuance of a building permit. An
appropriate condition regarding the requirement of a lot line adjustment has been included
in the attached Exhibits "A" and 'B."
The Public Works Department has requested that a 15 foot radius corner cut-off be
dedicated to the public at the corner of Fern Street and West Coast Highway in conjunction
with the proposed project. Such a condition has been included in attached Exhibits "A" and
"p "
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. 353
(Amended) as submitted by the applicant, the findings and conditions of approval set forth
in the attached Exhibit "A" are suggested. Should the Planning Commission wish to approve
Use Permit No. 353 (Amended) without the approval of the proposed rear yard
encroachment, the findings and conditions of approval set forth in the attached Exhibit'B"
are suggested. Staff cannot reasonably conceive of findings for denial inasmuch the
proposed project, in this particular case, conforms to the requirements of the Title 20 of the
Municipal Code and does not appear to have any detrimental effect on the surrounding
neighborhood. However, should information be presented at the public hearing which
would warrant the denial of this application, the Planning Commission may wish to take
such action.
TO: Planning Commission - 4
approved use. Upon staff inspection of the subject site, it was noted that there are currently
10 accessible parking spaces provided on -site. A eleventh space is currently occupied by a
trash enclosure. The applicant has agreed to relocate the trash storage area to the interior
of the property. Attached Exhibits "A" and "B" contain a condition regarding the removal
of the existing trash enclosure from the parking area.
The Zoning Code does not specify a required parking ratio for an animal hospital. The
administrative office portion of the proposed floor plan (including the proposed addition of
the board room) contains a net floor area of 2,165 sq.ft.. This portion of the proposed
building will generate a need for 9 parking spaces in accordance with the parking ratio
required by the Zoning Code for office uses in the SP-4 District (2,165 sq.ft. = 250 = 8.6
or 9 parking spaces). Staff is of the opinion that the remainder of the proposed buildings
(which includes treatment, boarding and storage rooms) will not generate the need for
additional parking over and above that which currently exists on -site.
Modification
The applicant also requests the approval of a modification to the Zoning Code so as to
allow a proposed building addition to encroach 2 feet into the required 5 foot rear yard
setback adjacent to a residentially classified property which is currently developed with a
duplex. The proposed building will replace the existing roofed masonry wall, as shown on
the attached existing and proposed site plans. It should be noted that the location of the
existing masonry wall existed prior to the deletion of Lot 7 from the animal hospital
property as discussed above, and, that the deletion of said lot from the subject property and
the reclassification of Lot 7 to a residential district created the nonconforming setback for
the existing masonry wall. It should also be noted that the existing accessory building at the
rear of the site currently maintains a 3 foot rear yard setback, and that the proposed
construction is an extension of this building.
The height of the existing roofed masonry wall is 6 feet 3 inches at the furthermost
encroachment, with a sloping roof that reaches a height of approximately 10 feet at the
interior of the property. The applicant is proposing to demolish said wall in conjunction
with the proposed addition. However, the applicant proposes to construct the proposed
addition in the same location as the existing wall, thereby raising the height of the
furthermost encroachment from 6 feet 3 inches to approximately 9 feet 6 inches. Inasmuch
as the duplex on the adjoining residential property has several first floor windows
immediately adjacent to the proposed structure at the rear of the subject property, the
proposed rear yard setback encroachment may affect the flow of light and air to the
adjoining residential property, due to the increase in height from that which is existing. If
the Commission concurs with this concern, appropriate findings and a condition requiring
the new construction to maidtain the required 5 foot rear yard setback have been included
in attached Exhibit "B."
" TO: Planning Commission - 3
plan. Said construction was done without the benefit of an amendment to the subject use
permit nor proper building permits.
The approved plot plan for Use Permit No. 353 included development on a portion of Lot
3 and Lots 4, 5, 6 and 7. The approved plot plan indicated that Lot 7 was to be utilized for
a portion of a dog run and a portion of a parking area, as may be seen on the attached plot
plan for said use permit. However, Lot 7 was never developed in conjunction with the
animal hospital; and on October 5, 1972, the Planning Commission approved Amendment
No. 335 which reclassified Lot 7 to the R-2 District. A plot plan from Amendment No. 335,
depicting the layout of the lots in question, is attached for the Commission's information.
On February 1,1973, the Planning Commission approved an amendment to Use Permit No.
353, which deleted Lot 7, Block 9, Seashore Colony Tract from the approved animal hospital
site.
Analysis
The use permit for the subject facility, as originally approved, does not specify the approved
operational characteristics. However, a review of the existing floor plan indicates that the
animal hospital provided both veterinary care and boarding of animals. It is also evident,
upon the review of the approved site plan for Use Permit No. 353 that the boarding of dogs
was permitted outside the confines of the approved buildings in the area denoted for a run
area. The applicant has indicated that the changes to the operational characteristics will
limit the facility to the boarding and care of cats and will be limited to the confines of the
existing and proposed buildings. Therefore, the noise associated with the proposed change
in operational characteristics will be less detrimental to the surrounding neighborhood than
the previously approved animal hospital. A letter from the applicant's architect, describing
the operations of the proposed facility, is attached for the Commission's information.
The applicant proposes to demolish the existing dog run area, including the enclosed area
described above. The applicant also proposes interior alterations to the existing buildings
as well as the construction of a 994 sq.ft. addition at the rear of the subject site as well as
within the interior courtyard. The addition at the rear of the site will be utilized for
additional housing and care of cats and the addition within the interior courtyard will be
utilized for a board room. The facility will operate between the hours of 7:30 a.m. and 5:30
p.m daily; however, 24 hour emergency services will be available, as apparently was the case
with the previously approved animal hospital. There will be a maximum of 7 employees at
the facility during peak hours of operation.
parkin¢
As previously mentioned in the background section of this report, the approval of Use
Permit No. 353 did not specify a required number of parking spaces for the subject animal
hospital. The approved plot plan denoted a general "parking area" in conjunction with the
TO: Planning Commission - 2
Environmental SiQniflcance
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) and Class 5 (Minor Alterations to Land Use Regulations).
Conformance with the General Plan and the
Local Coastal Program Land Use Plan
The Land Use Element of the General Plan and the Local Coastal Program Land Use Plan
designate the site for "Retail and Service Commercial" uses. The existing animal hospital
is a permitted use within this district. 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 (F.A.R.) development limit of 0.5/0.75. Inasmuch as the subject site contains a
gross floor area of 3,307 sq.ft. or 0.37 FAR, and the proposed addition will result in a gross
floor area of 4,301 sq.ft. or 0.48 FAR, the proposal is consistent with the requirements of
the Land Use Element of the General Plan policies and guidelines. In accordance with the
provisions of the California Coastal Act, the subject application requires the approval of the
Coastal Commission.
Subject Property and Surrounding Land Uses
The subject property is 85 feet wide and 105 feet deep with a land area of 8,925 square feet.
The subject property is currently developed with a vacant single story animal hospital and
related parking area. To the northeast is a duplex; to the southeast, across Fern Street, are
single family dwellings and duplexes; to the southwest, across West Coast Highway, is the
West Newport Park with duplexes beyond; and to the northwest, across a 10 foot wide alley,
is a retail establishment as well as duplex uses.
Background
On August 22, 1957, the Planning Commission approved Use Permit No. 353, a request to
establish an animal hospital on the subject property. Said use permit was approved subject
to only the condition that the project be constructed in substantial conformance with the
approved site plan, which depicted a single story primary building, two single story accessory
buildings, an uncovered dog run area and a parking area. The site plan that was approved
in conjunction with Use Permit No. 353 is attached for Commission review. Said use permit
was approved without any specific square footage limitations or number of required parking
spaces.
Subsequently, a portion of the approved dog run area was roofed in by the previous owner,
thereby entirely enclosing that portion of the outdoor dog run area. This construction was
accomplished by attaching a roof structure directly atop the existing masonry wall that
surrounded that portion of the dog run area, as may be seen on the attached existing floor
t
Planning Commission Meeting April 7. 1994
Agenda Item No. 3
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
Request to amend a previously approved use permit which permitted
the establishment of an animal hospital on property located in the
commercial area of the Newport Shores Speck Plan Area. The
proposed amendment involves a request to change the previous animal
hospital use to a cat care and boarding facility and to permit
alterations and additions to the existing buildings in conjunction with
the change in use. The proposal also includes a modification to the
Zoning Code so as to allow the proposed building addition to encroach
2 feet into the required 5 foot rear yard setback adjacent to
residentially classified property.
LOCATION: Lots 3-6, Block 9, Seashore Colony Tract, located at 6902 West Coast
Highway, on the northwesterly corner of Fern Street and West Coast
Highway, in the Newport Shores Specific Plan Area.
ZONE: SP-4
APPLICANT: National Cat Protection Society, Long Beach
OWNER: Same as applicant
Application
The applicant requests to amend a previously approved use permit which permitted the
establishment of an animal hospital on property located in the commercial area of the
Newport Shores Specific Plan Area. The proposed amendment involves a request to change
the previous animal hospital use to a cat care and boarding facility and to permit alterations
and additions to the existing buildings in conjunction with the change in use. The proposal
also includes a modification to the Zoning Code so as to allow the proposed building
addition to encroach 2 feet into the required 5 foot rear yard setback adjacent to a
residentially classified property. In accordance with Section 20.61.060 of the Newport Beach
Municipal Code, animal hospitals are permitted in the commercial areas of the SP-4
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.
Show natural grade -line on_'all elevations
Show all rooftop mechanical equipment and dimension from grade directly below.
IN I
LIndicate location of trash containers on site plan.
Number of Stories
Floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned showing location of all bui� ngs,,fences, etc. in
relation to the property line.
Fair Share Contribution
tv
San Joaquin Hills Transportation Corridor Fee
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 Bluel'ines
Modification required for
^� atCn n Z'a unieeion Cit N000uncil: 3 /J� _ , � f/
Var ances No. 7/ �`
Resubdivision/Tract: No.
Site Plan Review: No.
Amendme t: No.
Other AS 9 !
Public Works:
Easement/Encroachment Permit
Subdivision Engineer
Traffic Engineer .b 14
Approval of Landscape Plans
BuildingDepartment:
Grading Engineer
Parke Department: I^
Approval of Landscape Plans
_ ApprovlCoastal Development (AIC) Permits: f/��//n✓at/,�, f s�/yy� U�
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: _ !/
0 E: It is the responsibil' y of -the applicant to circulate their plans and
obtain the necessary approvals from the departments, checked above. If you
have questions regarding your application, please contact mee/ at (714) 644-
00.
FORMS COMM-ZON.COR - - Rev. 1/93
Telephones (7141 644-3200
enia Garcia, Associate lane-(,
By:Marc Myers, Assistant
Date: e L A6::: Add
Plan Check Not
By:Christy Teague. Associate Planner
Districting Map No. Land Use Element Page No. C07,
Corrections Required: rs q
Legal Descriptions Lot Block _ Section Tract
Resubdivision required to combine lots or portions of lots when const c i n or
alterations are in excess of $20,000.
Covenant required. Please have owner's signature notarised on the attached
document and return
�^tto- me. _ )
Lot Site il,0` �3 (' /� /-I&!
Zone 7 e�v�l �iy1n rr /n?� �f
Proposed Use
Reauired Setbacks A
Front
Rear -
Right Side
Left Side
V Q,e/ir/IUAG /GAG r /hdd
3307 SQ
�'AR WORKSHEET
IQt area (site area so.ft.1: W vs eq.ft.
Bhee Development Allocation (BDA)s (p//? aQ•i5`c4mm sq.ft.
i
10.5 x site area sq.ft., unless otherwise specified in Land Use Element)
FAR permitted, without variance: (A) Comm ree vko
Square footage permitted: Comm roe vkc sq.ft.
[(A) x site area sq.ft.]
Maximum FAR allowed with variances (B) Comm rev vkc_
Maximum square footage allowed: Comm roe sq.ft.
[(B) x site area sq.ft.)
PROPOSED DEVELOPMENT: / z�
(C) Base FAR use sq.ft. ILO--Z sq.ft.
(D) Reduced FAR use eq,ft.
sq.ft.
(E) Maximum FAR use sq.ft. sq.ft,
(F) TOTAL SQ.FT. [C+D+E) 7 sq.ft.
LISP
PROPOSED FAR: _ [ F % site area sq.ft. )
PROPOSED WEIGHTED DEVELOPMENTz
FAR Use Category Weighting Factor Weighted Sq.Ft.
(G) (H) ( G x H /
sq.ft.
Bass
X
1.00
eq.ft.
Reduced
X
1.67
sq.ft.
Maximum
X
0.50
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
sq.ft.
sq.ft.
sq.ft.
Provide tissue overlay of calculations to verify provided square footage.
E- ORequired Parking
Proposed parking (Indicate number of stalls provided)
Total On -Site Parking
Standard Compact
I -li P ki
n eu ar ng 7(j
Dimension bui3],d�nqg h�ei ht a soured from natural gra0e to avefrag an maximum
roof height �As"- i *K aA&T,C ,, �_� r ,d so / 3 tdj1�if
A'r-1196 Fdi' o�T (9nm C� tPEA,-r
h COM MSSIONERS
MINUTES
CITY OF NEWPORT BEACH
Anril 7. 1994
ROLL CALL
INDEX
APPLICANTS: Newport Via Lido Associates and Lido
Partners, Ltd., Orange and Ne oA Beach
OWNERS: Same as applicants
James Hewicker, Planning Dire , requested that this item be
continued to the Planning C 'ssion meeting of April 21, 1994,
so as to allow additio a to resolve concerns regarding the
off-street parking eement.
Motion
*
Motion made and voted on to continue Item No. 2 to the
Ayes
*
*
*
*
*
*
Ap ' 1, 1994, Planning Commission meeting. MOTION
Absent
*
RIED.
sss
Use Permit No 353 (Amended) (Public Hearing)
Item No.3
Request to amend a previously approved use permit that permitted
UP353 (A)
the establishment of an animal hospital on property located in the
commercial area of the Newport Shores Specific Plan Area. The
proved
proposed amendment involves a request to change the previous
animal hospital use to a cat care and boarding facility and to
permit alterations and additions to the existing building in
conjunction with the change in use. The proposal also includes a
modification to the Zoning Code so as to allow the proposed
building addition to encroach 2 feet into the required 5 foot rear
yard setback adjacent to residentially classified property.
LOCATION: Lots 3-6, Block 9, Seashore Colony Tract,
located at 6902 West Coast Highway, on the
northwesterly corner of Fern Street and West
Coast Highway, in the Newport Shores
Specific Plan Area.
ZONE: SP-4
-4-
COMMISSIONERS
MINUTES
.00 �, G'lori�od�d�S
CITY OF NEWPORT BEACH
April 7, 1994
ROLL CALL
INDEX
APPLICANT: National Cat Protection Society, L.ongBeach
OWNER: Same as applicant
The public hearing was opened in connection with this item, and
Mr. Richard Tanzer, Attorney, 3345 Wilshire Boulevard, Los
Angeles, appeared before the Planning Commission on behalf of
the applicant. Mr. Tanzer requested a clarification of Condition
No. 7, Exhibit "A", regarding Coastal Commission approval prior
to the issuance of a building permit. James Hewicker, Planning
Director, suggested that the applicant contact the Coastal
Commission regarding a clarification inasmuch as the Coastal
Commission requires the approval and not the City. Mr. Tanzer
referred to Condition No. 5, Exhibit "A", and he indicated that the
15 foot radius corner cut-off currently exists.
Commissioner Edwards recommended that "as necessary" be added
to aforementioned Condition No. 7. Mr. Tanzer concurred with
the modification. Commissioner Edwards and Mr. Tamer
discussed the 2 foot encroachment into the 5 foot rear yard
setback adjacent to the residential property.
There being no others desiring to appear and be heard, the public
hearing was closed at this time.
Motion
*
Motion was made and voted on to approve Use Permit No. 353
Ayes
*
*
*
*
(Amended) subject to the findings and conditions in Exhibit "A",
Absent
*
and modify Condition No. 7 to state that ..the applicant as
necessary, shall obtain Coastal Commission approval... MOTION
CARRIED.
Findings:
1. That the proposed application is consistent with the Land
Use Element of the General Plan and the Local Coastal
Program Land Use Plan, and is compatible with
surrounding land uses.
-5-
COMMSSIONERS
MINUTES
OAS Ctpf;'c.�dlL�rs
CITY OF NEWPORT BEACH
April 7 1994
ROLL CALL
INDEX
2. That adequate parking exists on -site for the proposed
development.
3. That the change in the operational characteristics of the
subject facility will not have any significant environmental
impact.
4. That the additions to the animal hospital will be insulated
in such a manner as to restrict animal noises to the interior
of the facility.
5. That any noise that might have previously been associated
with barking dogs will be eliminated, inasmuch as the
proposed change in use is associated solely with the
boarding and care of cats, and that such use will be
confined to the interior of the building.
6. That the proposed building encroachment into the required
rear yard setback will not affect the flow of air and light to
the adjoining residential property.
7. That the proposed rear yard setback encroachment is an
extension of an existing building which currently maintains
a rear yard setback of 3 feet.
That the approval of Use Permit No. 353 (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, and further that the proposed
modification to the Zoning Code to allow the proposed
building to encroach 2 feet into the required 5 foot rear
yard setback is consistent with the legislative intent of Title
20 of the Newport Beach Municipal Code.
-6-
COAUMSSIONERS
MINUTES
CITY OF NEWPORT BEACH
April 7.1994
ROLL CALL
INDEX
Conditions:
1. That the proposed development shall be in substantial
conformance with the approved plot plan, floor plan and
elevations, except as noted below.
2. That the expanded animal hospital shall be insulated in
such a manner as to restrict animal noises to the interior of
the facility.
3. That air conditioning shall be installed and operable at all
times. Exterior doors and windows shall be kept closed.
4. That the existing trash enclosure be relocated within the
project so as not to interfere with the usage of the parking
area.
5. That a 15 foot radius comer cut-off be dedicated to the
public at the corner of Fern Street and West Coast
Highway in conjunction with the proposed project prior to
the issuance of a building permit, unless otherwise
approved by the Public Works Department.
6. That a lot line adjustment to combine the subject lots into
a single parcel shall be recorded prior to the issuance of a
building permit.
7. That the applicant as necessary, shall obtain Coastal
Commission approval of this application prior to the
issuance of a building permit.
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.
-7-
` GOMNIISSIONERs
MINUTES
CITY OF NEWPORT BEACH
Anril 7 100A
ROLL CALL
INDEX
9. That this use permit shall expire if not exercised within 24
months from the date of approval as specified in Section
20.80.090A of the Newport Beach Municipal Code.
e Permit N . 3523 Public Hearin
item No.
e est to permit the establishment of a take-out restaurant
UP3523
acili pecializing in baked food items, with incidental seating on
rope ocated in "Commercial Area 14" of the Harbor View
Approved
Hills Pla d Community, and a request to waive a portion of the
required of eet parking spaces.
CATION: Lot 1, Tract No. 9014, located at 2670 San
Miguel Drive, on the southeasterly comer of
n Miguel Drive and Ford Road, in the
N ort Hills Commercial Center of the
Har r View Hills Planned Community.
ONE: P-C
PLICANT: McFadden's a Shoppe, Inc., Newport
Beach
WNER: The Irvine Compan Newport Beach
[one public hearing was opened in connectio with this item, and
Earl Gibbs appeared before the Plannin Commission on
behalf of the applicant. He concurred with t findings and
conditions in Exhibit "A".
Motion
There being no others desiring to appear and be heard, t e public
Baring was closed at this time.
Motion was made and voted on to approve Use Permit No. 3
"A".
Ayes
subject to the findings and conditions in Exhibit MOTIO
Absent
CARRIED.
-8-
CITY OF NEWPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92658.8915
PLANNING DEPARTMENT 644-3200
June 15, 1994
Application: Lot Line Adjustment No. 94-7
Applicant: National Cat Protection Society
Address of Property Involved: 6904 West Coast Highway
Legal Description: Lots 3, 4, 5 and 6, Seashore Colony Tract
Modification Requested: Request a Lot Line adjustment to create one parcel of land for
commercial development, where four currently exist.
The Modifications Committee on June 15. 1994, unanimously approved the application
subject to the following conditions: 1. Permanent lot stakes and tags shall be installed at all
new lot corners by a licensed surveyor or civil engineer prior to recordation of the lot line
adjustment unless otherwise provided by the Public Works Department. Installation of said
lot stakes and tags shall require a Record of Survey pursuant to Section 8762 of the Land
Surveyor's Act. Prior to recordation of the lot line adjustment, grant deeds indicating the
changes in titles of ownership shall be submitted to the Public Works Department for
review. 2. Upon approval of the lot line adjustment, and completion of the lot line staking,
the lot line adjustment shall be submitted to the Public Works Department for checking.
3. That the approval of the Coastal Commission shall be obtained prior to the issuance of
a building permit. 4. The lot line adjustment and grant deeds shall be filed concurrently
with the County Recorder and County Assessor's Offices.
The Modifications Committee determined in this case that the proposal would not be
detrimental to persons, property or improvements in the neighborhood and that the
modification as approved would be consistent with the legislative intent of Title 20 of the
Newport Beach Municipal Code, and made the following findings: 1. The project site
described in the proposal consists of legal parcels. 2. Four lots will be consolidated into one
parcel, and no additional parcels will result from the lot line adjustment. 3. The project
complies with the requirements of the California Environmental Quality Act. 4. The
proposal is consistent with the General Plan. 5. The lot line adjustment, in and of itself, will
not result in the need for additional improvements and/or facilities.
NOTE: This approval shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.81.090 of the Newport Beach Municipal Code.
The decision of the Committee may be appealed to the Planning Commission within 14 days
of the date of the decision. Any appeal filed shall be accompanied by a filing fee of
6$ 85.00. No building permits may be issued until the appeal period has expired.
3300 Newport Boulevard, Newport Beach
MODIFICATIONS COMMITTEE
PLANNING DEPARTMENT
JAMES D. REWICKER, Director
By 2(��
William R. Laycoc
Current Planning Manager
WRL:dk
To: Building Department No Activity:
In Plan Check:
From: Planning Department Active Bldg Permit:
Public Works Notified:
Re: Hold on Building Permit Finnaal� Plan Checker Notified:
Address �'��7 *ll Plan Check No.
Planning Department Comments
Of Building Permit Final:
Park Dedication Fee in the Amount of $ is DUE.
Fairshare Fee in the Amount of $ is DUE.
S.J.H.T.C. Fee in the Amount of $ is DUE.
Coastal Commission Approval,ofResubdivision Must Be Obtained.
[ ] Parcel Map Recordation: Resubdivision No. Record date
[ ] Use Permit Conditions of Approval: Use Permit No.
Condition(s) No.
[ ] After recordation of the map a building permit change must be processed with
the Building and Planning Departments, PRIOR TO FINAL OF THE
BUILDING PERMIT, to change the description of the permit to reflect
condominium construction, the fee is nominal and payable at the time of the
change. Proof of payment of the above mentioned fees may be required at
that time if not co�/UU�jj ted at. issuance of��h original building or grading
permits. d.0 Jl',�/JAn,;r.i 35 3 (T'�
Demolished
CC: 1�Code Enforcement
,Plan Checker
Units Built
F:\WP50\JAY\MEM\BP-HOLD.MEM rev 4-5<90
Planning Commission Meeting April 7. 1994
Agenda Item No. 3
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit No 353 (Amended) (Public Hearing)
Request to amend a previously approved use permit which permitted
the establishment of an animal hospital on property located in the
commercial area of the Newport Shores Specific Plan Area. The
proposed amendment involves a request to change the previous animal
hospital use to a cat care and boarding facility and to permit
alterations and additions to the existing buildings in conjunction with
the change in use. The proposal also includes a modification to the
Zoning Code so as to allow the proposed building addition to encroach
2 feet into the required 5 foot rear yard setback adjacent to
residentially classified property.
LOCATION: Lots 3-6, Block 9, Seashore Colony Tract, located at 6902 West Coast
Highway, on the northwesterly comer of Fern Street and West Coast
Highway, in the Newport Shores Specific Plan Area. ,
ZONE: SP-4
APPLICANT: National Cat Protection Society, Long Beach
OWNER: Same as applicant
Application
The applicant requests to amend a previously approved use permit which permitted the
establishment of an animal hospital on property located in the commercial area of the
Newport Shores Specific Plan Area. The proposed amendment involves a request to change
the previous animal hospital use to a cat care and boarding facility and to permit alterations
and additions to the existing buildings in conjunction with the change in use. The proposal
also includes a modification to the Zoning Code so as to allow the proposed building
addition to encroach 2 feet into the required 5 foot rear yard setback adjacent to a
residentially classified property. In accordance with Section 20.61.060 of the Newport Beach
Municipal Code, animal hospitals are permitted in the commercial areas of the SP-4
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.
TO: Planning Commission - 2
Environmental Significance
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) and Class 5 (Minor Alterations to Land Use Regulations).
Conformance with the General Plan and the
Local Coastal Program Land Use Plan
The Land Use Element of the General' Plan and the Local Coastal Program Land Use Plan
designate the site for "Retail and Service Commercial" uses. The existing animal hospital
is a permitted use within this district. 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 (F.A.R.) development limit of 0.5/0.75. Inasmuch as the subject site contains a
gross floor area of 3,307 sq.ft. or 0.37 FAR, and the proposed addition will result in a gross
floor area of 4,301 sq.ft. or 0.48 FAR, the proposal is consistent with the requirements of
the Land Use Element of the General Plan policies and guidelines. In accordance with the
provisions of the California Coastal Act, the subject application requires the approval of the
Coastal Commission.
Subject Property and Surrounding Land Uses
The subject property is 85 feet wide and 105 feet deep with a land area of 8,925 square feet.
The subject property is currently developed with a vacant single story animal hospital and
related parking area. To the northeast is a duplex; to the southeast, across Fem Street, are
single family dwellings and duplexes; to the southwest, across West Coast Highway, is the
West Newport Park with duplexes beyond; and to the northwest, across a 10 foot wide alley,
is a retail establishment as well as duplex uses.
Background
On August 22, 1957, the Planning Commission approved Use Permit No. 353, a request to
establish an animal hospital on the subject property. Said use permit was approved subject
to only the condition that the project be constructed in substantial conformance with the
approved site plan, which depicted a single story primary building, two single story accessory
buildings, an uncovered dog run area and a parking area. The site plan that was approved
in conjunction with Use Permit No. 353 is attached for Commission review. Said use permit
was approved without any specific square footage limitations or number of required parking
spaces.
Subsequently, a portion of the approved dog run area was roofed in by the previous owner,
thereby entirely enclosing that portion of the outdoor dog run area. This construction was
accomplished by attaching a roof structure directly atop the existing masonry wall that
surrounded that portion of the dog run area, as may be seen on the attached existing floor
TO: Planning Commission - 3
plan. Said construction was done without the benefit of an amendment to the subject use
permit nor proper building permits.
The approved plot plan for Use Permit No. 353 included development on a portion of Lot
3 and Lots 4, 5, 6 and 7. The approved plot plan indicated that Lot 7 was to be utilized for
a portion of a dog run and a portion of a parking area, as may be seen on the attached plot
plan for said use permit. However, Lot 7 was never developed in conjunction with the
animal hospital; and on October 5, 1972, the Planning Commission approved Amendment
No. 335 which reclassified Lot 7 to the R-2 District. A plot plan from Amendment No. 335,
depicting the layout of the lots in question, is attached for the Commission's information.
On February 1, 1973, the Planning Commission approved an amendment to Use Permit No.
353, which deleted Lot 7, Block 9, Seashore Colony Tract from the approved animal hospital
site.
Analy5is
The use permit for the subject facility, as originally approved, does not specify the approved
operational characteristics. However, a review of the existing floor plan indicates that the
animal hospital provided both veterinary care and boarding of animals. It is also evident,
upon the review of the approved site plan for Use Permit No. 353 that the boarding of dogs
was permitted outside the confines of the approved buildings in the area denoted for a run
area. The applicant has indicated that the changes to the operational characteristics will
limit the facility to the boarding and care of cats and will be limited to the confines of the
existing and proposed buildings. Therefore, the noise associated with the proposed change
in operational characteristics will be less detrimental to the surrounding neighborhood than
the previously approved animal hospital. A letter from the applicant's architect, describing
the operations of the proposed facility, is attached for the Commission's information.
The applicant proposes to demolish the existing dog run area, including the enclosed area
described above. The applicant also proposes interior alterations to the existing buildings
as well as the construction of a 994 sq.ft. addition at the rear of the subject site as well as
within the interior courtyard. The addition at the rear of the site will be utilized for
additional housing and care of cats and the addition within the interior courtyard will be
utilized for a board room. The facility will operate between the hours of 7:30 a.m. and 5:30
p.m. daily; however, 24 hour emergency services will be available, as apparently was the case
with the previously approved animal hospital. There will be a maximum of 7 employees at
the facility during peak hours of operation.
Parkins
As previously mentioned in the background section of this report, the approval of Use
Permit No. 353 did not specify a required number of parking spaces for the subject animal
hospital. The approved plot plan denoted a general "parking area" in conjunction with the
TO: Planning Commission - 4
approved use. Upon staff inspection of the subject site, it was noted that there are currently
10 accessible parking spaces provided on -site. A eleventh space is currently occupied by a
trash enclosure. The applicant has agreed to relocate the trash storage area to the interior
of the property. Attached Exhibits "A" and 'B" contain a condition regarding the removal
of the existing trash enclosure from the parking area.
The Zoning Code does not specify a required parking ratio for an animal hospital. The
administrative office portion of the proposed floor plan (including the proposed addition of
the board room) contains a net floor area of 2,165 sq.ft.. This portion of the proposed
building will generate a need for 9 parking spaces in accordance with the parking ratio
required by the Zoning Code for office uses in the SP4 District (2,165 sq.ft. 250 = 8.6
or 9 parking spaces). Staff is of the opinion that the remainder of the proposed buildings
(which includes treatment, boarding and storage rooms) will not generate the need for
additional parking over and above that which currently exists on -site.
Modification
The applicant also requests the approval of a modification to the Zoning Code so as to
allow a proposed building addition to encroach 2 feet into the required 5 foot rear yard
setback adjacent to a residentially classified property which is currently developed with a
duplex. The proposed building will replace the existing roofed masonry wall, as shown on
the attached existing and proposed site plans. It should be noted that the location of the
existing masonry wall existed prior to the deletion of Lot 7 from the animal hospital
property as discussed above, and that the deletion of said lot from the subject property and
the reclassification of Lot 7 to a residential district created the nonconforming setback for
the existing masonry wall. It should also be noted that the existing accessory building at the
rear of the site currently maintains a 3 foot rear yard setback, and that the proposed
construction is an extension of this building.
The height of the existing roofed masonry wall is 6 feet 3 inches at the furthermost
encroachment, with a sloping roof that reaches a height of approximately 10 feet at the
interior of the property. The applicant is proposing to demolish said wall in conjunction
with the proposed addition. However, the applicant proposes to construct the proposed
addition in the same location as the existing wall, thereby raising the height of the
furthermost encroachment from 6 feet 3 inches to approximately 9 feet 6 inches. Inasmuch
as the duplex on the adjoining residential property has several first floor windows
immediately adjacent to the proposed structure at the rear of the subject property, the
proposed rear yard setback encroachment may affect the flow of light and air to the
adjoining residential property, due to the increase in height from that which is existing. If
the Commission concurs with this concern, appropriate findings and a condition requiring
the new construction to maintain the required 5 foot rear yard setback have been included
in attached Exhibit 'B."
TO: Planning Commission - 5
Lot Line Adjustment
In accordance with Section 20.87.090 of the Newport Beach Municipal Code, where an
existing building crosses a property line, no new construction or alteration to existing
structures in excess of $20,480.00 shall be permitted until such a time as said lots have been
resubdivided into a single building site. Inasmuch as the subject site contains existing
buildings which cross interior property lines, and the applicant proposes additions and
alterations to said buildings, the recordation of a lot line adjustment to combine the subject
lots into a single parcel will be required prior to the issuance of a building permit. An
appropriate condition regarding the requirement of a lot line adjustment has been included
in the attached Exhibits "A" and "B."
Public Works
The Public Works Department has requested that a 15 foot radius corner cut-off be
dedicated to the public at the comer.of Fern Street and West Coast Highway in conjunction
with the proposed project. Such a condition has been included in attached Exhibits "A" and
"B."
51pecific 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. 353
(Amended) as submitted by the applicant, the findings and conditions of approval set forth
in the attached Exhibit "A" are suggested. Should the Planning Commission wish to approve
Use Permit No. 353 (Amended) without the approval of the proposed rear yard
encroachment, the findings and conditions of approval set forth in the attached Exhibit'B"
are suggested. Staff cannot reasonably conceive of findings for denial inasmuch the
proposed project, in this particular case, conforms to the requirements of the Title 20 of the
Municipal Code and does not appear to have any detrimental effect on the, surrounding
neighborhood. However, should information be presented at the public hearing which
would warrant the denial of this application, the Planning Commission may wish to take
such action.
TO: Planning Commission - 6
PLANNING DEPARTMENT
JAMES D. HEWICKER, Director
DANA O. ASLAMI
Associate Planner
Attachments: Exhibit "A"
Exhibit "B"
Vicinity Map
Site Plan from Use Permit No. 353, Approved on August 22, 1957
Plot Plan from Amendment No. 335, Approved on October 5, 1972
Letter from Applicant's Architect Describing the Proposed Operation
dated March 11, 1994
Existing and Proposed Plot Plans, Existing and Proposed Floor Plans
and Proposed Elevations
F:\WP51\PLANMNG\DANA-A\UP\UP353A
TO: Planning Commission - 7
EXHIBIT "A°
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.353 (AMENDED)
(as submitted by the applicant)
Findines•
1. That the proposed application is consistent with the Land Use Element of the
General Plan and the Local Coastal Program Land Use Plan, and is compatible with
surrounding land uses.
2. That adequate parking exists on -site for the proposed development.
3. That the change in the operational characteristics of the subject facility will not have
any significant environmental impact.
4. That the additions to the animal hospital will be insulated in such a manner as to
restrict animal noises to the interior of the facility.
5. That any noise that might have previously been associated with barking dogs will be
eliminated, inasmuch as the proposed change in use is associated solely with the
boarding and care of cats, and that such use will be confined to the interior of the
building.
6. That the proposed building encroachment into the required rear yard setback will not
affect the flow of air and light to the adjoining residential property.
7. That the proposed rear yard setback encroachment is an extension of an existing
building which currently maintains a rear yard setback of 3 feet.
S. That the approval of Use Permit No. 353 (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,orinjurious to property and improvements in the neighborhood or the
general welfare of the City, and further that the proposed modification to the Zoning
Code to allow the proposed building to encroach 2 feet into the required 5 foot rear
yard setback is consistent with the legislative intent of Title 20 of the Newport Beach
Municipal Code.
Conditions
i. That the proposed development shall be in substantial conformance with the
approved plot plan, floor plan and elevations, except as noted below.
TO: Planning Commission - 8
2. That the expanded animal hospital shall be insulated in such a manner as to restrict
animal noises to the interior of the facility.
3. That air conditioning shall be installed and operable at all times. Exterior doors and
windows shall be kept closed.
4. That the existing trash enclosure be relocated within the project so as not to interfere
with the usage of the parking area.
5. That a 15 foot radius corner cut-off be dedicated to the public at the corner of Fem
Street and West Coast Highway in conjunction with the proposed project prior to the
issuance of a building pewit, unless otherwise approved by the Public Works
Department.
6. That a lot line adjustment to combine the subject lots into a single parcel shall be
recorded prior to the issuance of a building permit.
7. That the applicant shall obtain Coastal Commission approval of this application prior
to the issuance of a building permit.
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.
9. That this use permit shall expire if not exercised within 24 months from the date of
approval as specified in Section 20.80.090A of the Newport Beach Municipal Code.
TO: Planning Commission - 9
EXHIBIT "B"
FINDINGS AND CONDITIONS OF APPROVAL FOR
USE PERMIT NO.353 (AMENDED)
(requiring a 5 foot rear yard setback for new construction)
Findings:
1. That the proposed application is consistent with the Land Use Element of the
General Plan and the Local Coastal Program Land Use Plan, and is compatible with
surrounding land uses.
2. That adequate parking exists on -site for the proposed development.
3. That the change in the operational characteristics of the subject facility will not have
any significant environmental impact.
4. That the additions to the animal hospital will be insulated in such a manner as to
restrict animal noises to the interior of the facility.
5. That any noise that might have previously been associated with barking dogs will be
eliminated, inasmuch as the proposed change in use is associated solely with the
boarding and care of cats, and that such use will be confined to the interior of the
building.
6. That the proposed building encroachment into the required rear yard setback may
affect the flow of air and light to the adjoining residential property.
7. That the approval of Use Permit No. 353 (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.
8. That, in this case, the proposed building encroachment into the required rear yard
setback would be detrimental to persons, property and improvements in the
neighborhood, and that the applicant's request would not be consistent with the
legislative intent of Title 20 of the Newport Beach Municipal Code.
Condition:
1. That the proposed development shall be in substantial conformance with the
approved plot plan, floor plan and elevations, except as noted below.
TO: Planning Commission - 10
2. That the expanded animal hospital shall be insulated in such a manner as to restrict
animal noises to the interior of the facility.
3. That air conditioning shall be installed and operable at all times. Exterior doors and
windows shall be kept closed.
4. That the existing trash enclosure be relocated within the project so as not to interfere
with the usage of the parking areas.
5. That all new construction shall maintain the required 5 foot rear yard setback.
6. That a 15 foot radius comer cut-off be dedicated to the public at the comer of Fern
Street and West Coast Highway in conjunction with the proposed project prior to the
issuance of a building permit, unless otherwise approved by the Public Works
Department.
7. That a lot line adjustment to combine the subject lots into a single parcel shall be
recorded prior to the issuance of a building permit.
8. That the applicant shall obtain Coastal Commission approval of this application prior
to the issuance of a building permit.
9. 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.
10. That this use permit shall expire if not exercised within 24 months from the date of
approval as specified in Section 20.80.090A of the Newport Beach Municipal Code.
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PLOT PLAN
,AN ENDMFNT. NO. 335
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Approved SO
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March 11, 1994
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92658
Re: National Cat Protection Society
6904 West Pacific Coast Higl sway
Use Permit Amendment
Use Permit No. 353
Attn: Dana Aslami, Associate Planner
The proposed use of the above refer enced project is to be the housing and care of animals in
much the same manner as it has been used since 1957 when the original use permit was issued.
The facility will provide veterinary care and housing for animals that are available for adoption as
well as animals that are not available fofadoption but are in need of humane and sanitary
facilities in which to live. Under certa n circumstances, euthanasia of animals may be necessary.
Some animals are pets of people who can no longer physically care for their pets but wish the
pet to live in an environment in which it will be cared for in a humane way,
The Owner of the facility anticipates that they will be employing 6 full time employees as well as
an occasional part time employee when the need arises. The hours of operation are to be 7:30
AM until 5:30 PM open to the public. However, 24 hour emergency services are available in the
same manner as has been provided L ider the original use permit.
If you have any questions regarding his matter please do not hesitate to call me at (714) 557-
4666.
Sincerely,
Aram C. Chahbazian
Architect
3 morcato - 1G 10unG nlaua collforn to • 92677 . (714) 363-e853
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