HomeMy WebLinkAbout20130107_Response to Incomplete Ltr
403 E. MONTECITO STREET, #2A
SANTA BARBARA, CA 93101
T. 805.966.2802 • F. 805.966.3002
January 5, 2013
PROJECT 3355 and 3303 Via Lido
REGARDING Response to Notice of Incomplete Filing
dated 11. 21. 2012
APPLICATION NO. Code Amendment No. CA2012-008
General Plan Amendment No. GP2012-005
Planned Development permit No. PL2012-003 (PA2012-
146)
Dear Ms. Makana Nova,
DART development is pleased to submit this 24 unit townhouse project with
the additions and revisions requested in your Notice of Incomplete Filing
dated November 21, 2012. The following letter notes our responses in detail
and corresponds by point to that notice.
1. Property Ownership
a. Steve Mills is authorized to sign as Managing Member. His signature is
the only signature that is required as evidenced by the Operating
Agreement provided.
b. Escrow for the property at 3303 and 3315 Via Lido closed on December
12, 2012. Newport Townhome LLLP is the current owner for all
properties under the project application.
2. Project Plans. Twelve sets of 24 inch by 36 inch revised plans are included
which include:
a. Occupancy. The subject project consists of 22 townhouses which have
an R-2 occupancy and one Duplex of R-3 occupancy. The R-2
occupanies will comply to 2010 CBC. The Duplex will comply with the
RBC.
b. Fire Flow. Testing for fire flow was performed on December 18, 2012
according to Newport Beach Guideline B.01. Results are included in
the resubmittal on C-5.
c. Existing Structures. Calculations for the gross floor area and net floor
area for the existing buildings to be demolished are provided on the
Title Sheet, Sheet D-0 of the submittal.
d. Site Plan. The submitted Site Plan, Sheet D-3, has been revised to
include:
403 E. MONTECITO STREET, #2A
SANTA BARBARA, CA 93101
T. 805.966.2802 • F. 805.966.3002
i. Property Lines. All property lines are dimensioned per the
topographic survey.
ii. Buildable Area. The proposed buildable area and setbacks are
identified on the Site Plan Sheet D-3.
iii. Dwelling Units. After lengthy consideration of your suggestion to
reorient Units 10 and 11, we concluded that such a revision would
not result in better parking on-site. Units 10 and 11 remain
oriented to the bay to take advantage of the best views afforded on
the project site. Circulation and street parking are addressed
below.
iv. Circulation. The Vehicular Access Diagram, Sheet D-16,indicates
vehicular access patterns and the Site Plan , Sheet D-3, provides
dimensions for all parking spaces and drive aisles.
1. The interior drive aisles provided are two way 20 feet wide drive
aisles with 14 feet clearance in height in coordination with the
requirements of The Newport Beach Fire Department. Back-
out spaces of 26 feet are provided for each garage
2. In keeping with the Lido Village Conceptual Plan, there are no
driveway approaches proposed for Via Lido. Driveway
approaches on Via Oporto have been widened to two-way 20
feet wide approaches – also in coordination with the Newport
Beach Fire Department.
3. The driveway on Via Malaga has been increased to 20 feet wide
per your request.
4. An emergency access aisle, 20 feet wide and 14 feet high clear,
is provided through the middle of the project and is indicated on
the Site Plan, Sheet D-3. Please refer to the revised Site Plan
for the locations of existing and proposed fire hydrants and the
required Fire Department signage and markings.
v. Street Parking. There is no net loss of on-street parking because of
the proposed project. On-street parking that is lost by the
driveway widening that is requested by the Newport Beach Fire
Department and Public Works is balanced by additional parking,
see C-3 for parking diagram. The conversion of the existing loading
zone for the existing commercial uses on Via Lido to public on-
street parking would result in an increase in public parking around
the project.
vi. Site Walls. Site Walls are indicated on the Site Plan.
vii. Trash Areas. Trash is accommodated in the garages of each unit.
e. Fire Department Requirements. Please note:
i. Note for Fire Sprinkler requirement is on the Title Sheet D-0.
ii. Fire Department Connections are noted on the Hose Pull / Hydrant
plan, Sheet C-5.
403 E. MONTECITO STREET, #2A
SANTA BARBARA, CA 93101
T. 805.966.2802 • F. 805.966.3002
iii. Smoke Detector requirement is noted on the Title Sheet D-0.
f. Utilities. Please refer to Utility Plan on Sheet C-4. Tentative Tract Map
to follow.
g. Open Space. Please refer to D-17 and L-8 for updated open space
calculation:
i. Common Open Space. Please refer to the Landscape Plan L-8 for
the Common Open Space areas that exclude setback areas.
ii. Private Open Space. Please refer to the private open Space
Diagram on Sheet D-17 for calcs and dimensions.
h. Topographic Survey. Please refer to Existing Survey, Sheet c-1 and C-
2.
i. Height. Please refer to Unit Sections Sheet D-13 for the overall height
from existing grade per the Topographic Survey.
j. Landscaping. Please refer to the Landscape Planting Plan, Sheet L-8
that indicates the new proposed landscaping. Since the landscape
area exceeds 2500 square feet, a ministerial or discretionary
application is requested.
3. Project Description and Justification.
a. Ownership Units. The subject project consists of 24 townhouses which
will be a small lot subdivision.
b. Setbacks. The proposed setbacks along all the street frontages are 5
feet to the second floor façade and 10 feet to the first floor façade.
These proposed setbacks allow for an increased buffer compared to
the existing condition of no setback on Via Lido while still allowing for
the street focused edge encouraged by the design guidelines outlined
in the Lido Village Conceptual Plan. The requested setbacks allow for
image defining facades with a street orientation in keeping with the
referenced guidelines.
c. Utilities. Please refer to the Title sheet and to Proposed Utility plan,
Sheet C-4 for the proposed utilities.
d. Via Lido Design Guidelines. The proposed project complies with the
standards of the Via Lido Deign guidelines as follows:
i. Building Orientation and Site Planning.
The buildings create a unified and consistent alignment to define
and address Via Lido, Via Oporto and Via Malaga.
The buildings are arranged to create a nodal opportunity at the
intersection of Via Lido and Via Malaga.
The units are designed to maximize view opportunities.
The units have fully openable walls and through ventilation to
take advantage of ocean breezes.
Unit entries are oriented to the street.
403 E. MONTECITO STREET, #2A
SANTA BARBARA, CA 93101
T. 805.966.2802 • F. 805.966.3002
ii. Building Form and Massing.
The buildings feature articulation in form to create visual interest
and reduce the overall mass.
The buildings have a human scaled base per the Lido Village
Design Guidelines.
There is a prominent landscaping element planned for the
intersection of Via Lido and Via Malaga to engage corridor views.
The units feature a variation in wall planes. This layering of wall
planes and volumes provides rhythm, dynamic building forms and
shadows.
The buildings articulate the line between the ground and upper
levels by overhanging the upper levels. The recessed ground floor
provides a base for the buildings.
iii. Façade Treatments.
The buildings use projections, overhangs and recesses to bring
scale to the building facades and enhance shadow articulation.
Openable walls and balconies create interest to the facades both
font and rear.
The buildings feature a horizontal definition that results in an
identifiable roof, body and base.
iv. Street Interface.
Large transparent windows, recessed openings and entryways,
planter walls and sensitive accent lighting activate and articulate
the street frontages.
Articulated well scaled buildings create visual interest for both
motorists and pedestrians.
v. Roof Considerations.
The buildings feature vertical roof plane breaks, changes in
building height and roof accents as encouraged by the guidelines.
Roof forms are integral to the design vocabulary of the building
Fascia elements are consistent with the primary design element
and are in fact a feature of the design.
All units feature rooftop terraces.
Solar water heating will be incorporated into the project.
vi. Materials and Applications.
The project features authentic materials such as Western Cedar,
glass, steel, high quality aluminum doors / windows and high
quality cement composite panel systems.
Low VOC Paints sealants and adhesives will be used.
403 E. MONTECITO STREET, #2A
SANTA BARBARA, CA 93101
T. 805.966.2802 • F. 805.966.3002
vii. Materials Wrapping.
Material and horizontal elements wrap around building corners.
There are no false fronts proposed in the development.
viii. Door Treatments.
All entrances address the primary street.
Entrance doors will reflect a sense of privacy with opaque glass
or solid door treatments.
ix. Windows and Glazing.
All unit types will feature large expanses of transparent openable
walls which will animate the buildings, encourage natural
ventilation and result in a coastal design expression in keeping
with its location.
Daylighting is provided by clerestory windows which bring light
into the interior of the units.
x. Back of House Treatments.
Material and horizontal elements wrap around building corners.
Roof mounted equipment will be screened.
4. Coastal Commission. We request a Local Coastal Program, Coastal Land
Use Plan (CLUP) Amendment to change to land use designation of the
property at 3303 and 3315 Via Lido to an RM (Multiple Unit Residential)
land use designation and density as part of this application. This request
is also part of our submission letter.
5. Parcel Map. The application to combine lots will be submitted with the
tentative tract map.
6. WQMP. The WQMP is included in the application.
7. CEQA. The completed environmental information form is included in the
application and a fee of $750 has been paid.
8. Electronic Copy. All of the submittal items are available electronically and
were transmitted on January 4th, 2013 by email.
9. Fees. Noted.
Please do not hesitate to call if you have any questions or if you require any
additional information.
403 E. MONTECITO STREET, #2A
SANTA BARBARA, CA 93101
T. 805.966.2802 • F. 805.966.3002
Best regards,
Sieglinde Pukke, AIA
Attachments:
- Authorization to sign for New Port Townhouse LLLC
- Revised application letter
- Environmental response letter