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HomeMy WebLinkAbout20200406_Notice of Incomplete FilingI:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-266\PA2019-266 Incomplete Letter (2).docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING April 6, 2020 Shawna Schaffner CAA Planning Application No. • Conditional Use Permit No. UP2019-### (PA2019-266) Address 1150 Irvine Avenue (Westcliff Plaza) Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: 1. Traffic Study: a. An updated project description is required that better describes the types of restaurant uses proposed. The type of restaurants will determine the trip rate for traffic (ie. fast food vs. high turnover sit-down vs. quality restaurant). b. After the description is provided, the City will contract with a traffic consultant to provide a traffic study per Newport Beach Municipal Code (NBMC) section 15.40 (Traffic Phasing Ordinance). A traffic study is required for any project that generates an additional 300 trips or more. c. Project is pending traffic study by LSA. 2. Parking Layout: Provide a fully dimensioned parking layout plan which demonstrates that the proposed parking layout with the additional 29 parking spaces complies with City Standards STD-805-L-A and STD-805-L-B, as well as NBMC Section 20.40. Per email sent on February 27, 2020 (and also attached to this email), please address comments from Public Works regarding parking layout. 3. Parking Study: Table 1: a. Coffee Bean and Tea Leaf (Suite 1128) has a use permit (UP2012-027) and requires 14 parking spaces. Revise information. b. Verify floor area for Massage Envy (Suite 1052). 2,503 sq. ft. listed vs 2,675 sq. ft. in City records. «HearingDATE» I:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-266\PA2019-266 Incomplete Letter (2).docx Page 2 c. Based on above corrections, revise required spaces and surplus spaces, as necessary. Table 2: d. Is After’s Ice Cream (Suite 1128) utilizing UP2012-027 (Coffee Bean)? Are they now 6 seats or less? Provide more information if use has changed from restaurant to take-out. e. Suite 1104 (formerly The Counter restaurant) has increased in floor area from 2,675 to 2,880 (205 sq. ft. increase). Per UP2007-042, expansion in area requires amendment to use permit. Provide written response on what future plans are for this suite, including where the additional floor area comes from (ie, 205 added to this suite from Suite No. ####). Also, additional floor area affects the number of required spaces. Please provide updated information. f. For New Pad Suites B and C, a 75% assumption is listed. For Suite B, 75% of 2,307 (1730.25 /40 = 44) requires 44 spaces, not 29. For Suite C, 75% of 4,419 (3,314.25/40 = 83) requires 83 spaces, not 56. Revise to make numbers work. g. Service Cooridor/Mech Room is parked like a restaurant? Revise to park as standard. Public Works Comments: Please see attached red lines and address all comments. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact David S. Lee, Assistant Planner at 949-644-3225, dlee@newportbeachca.gov. By: David S. Lee, Assistant Planner Attachments: Public Works Comments on Parking Study Public Works Comments on Parking Layout 1 of 1 City of Newport Beach PUBLIC WORKS DEPARTMENT February 26, 2020 TO: PLANNING DIVISION FROM: Socheata Chhouk, David Keely Civil Engineer SUBJECT: FINDINGS, CORRECTIONS, & CONDITIONS OF APPROVAL FOR PA2019-266, UP2019-###, TS20##-### 1000-1050 Irvine Ave Westcliff Plaza Restaurant CORRECTIONS: 1. For consideration of a Traffic Phasing Ordinance Study a. Letter dated Feb. 10, 2020 suggests using ITE Land Use Rate 932 (High-Turnover Sit-Down Restaurant) for the proposed restaurant use as a “worst-case” scenario. Based on the City’s preliminary trip generation estimates, ITE Land Use Rate 933 (Fast Food Restaurant without Drive-Through Window) presents a “worst-case” scenario in the AM and PM peak hours and daily conditions. 2. Project Access/Driveway a. The project is closing two driveways: one each on Irvine Ave and Westcliff Drive. b. Were any driveway volumes collected as part of the parking data collection in September 2019? We need to verify that reducing the shopping center by two access will not cause queueing issues. c. Sheet C-6 shows widening of the existing driveway on Irvine Ave (closest to Ralphs). Please be aware that there is an existing street light pole that conflicts with the wider approach. 3. Provide fully dimensioned parking layout, typical. a. All parking spaces shall be per STD-805-L-A/B. The width of parking spaces next to walls, columns, or similar obstruction shall be 9’ wide. b. See redlines on Sheet C-6. 4. Revised Parking Study 2/26/20 – Parking study has not been resubmitted