HomeMy WebLinkAboutOrchid Plaza (PA2005-098) 3600 E Coast HwyCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3
July 7, 2005
TO: PLANNING COMMISSION
FROM: Rosalinh Ung, Associate Planner
runq(Mcity. newport- beach.ca. us
(949) 644 -3208
SUBJECT: Orchid Plaza
Use Permit No. 2005-021 (PA 2005 -098)
3600 E. Coast Highway
APPLICANT: Steven Fischer
On June 22, 2005, the applicant requested a continuance of their Use Perrnit
application requesting a waiver of 4 off - street parking spaces for the development of a
two -story 3,250 square -foot commercial building from the June 23rd to July 7t ". The
continuance was necessary for the applicant to work with the City Traffic Engineer to
redesign the parking lot associated with the proposed project.
On June 29, 2005, the applicant submitted a revised site plan containing a new parking
layout for the proposed project. The revised site plan shows a new parking lot
configuration where all of the parking stalls now have a north/south orientation with an
improved drive aisle configuration that provides enhanced turning movements. The
trash enclosure has been reoriented and shifted further east, away from Orchid Avenue.
The new parking design was made possible by minor adjustments to the staircase and
the entry canopy located at the southwest corner of the building. The Traffic Engineer
finds the revised layout of the parking lot acceptable.
The parking lot area is screened from Coast Highway by a proposed 42 -inch high block
wall. Staff is concerned about aesthetics of this design and suggests the incorporation
of trees or vines to soften the wall should the Planning Commission choose to approve
the Use Permit with the proposed site plan.
The proposed 3,250 square -foot building remains the same with 2,656 square feet of
commercial space on the first floor and 594 square feet of office area located on the
second floor. No changes were made to the overall location of the new building, which
will be located on the easterly half of the property with a 9 -space parking lot located
near the corner.
Orchid Plaza
July 7, 2005
Page 2
Although the parking layout is improved, staff does not support the parking waiver and
maintains a recommendation for denial.
Notwithstanding staffs recommendation, the Planning Commission may wish to support
the parking waiver and approve the Use Permit application. Staff has prepared a
resolution and conditions of approval with the added condition pertaining to the
landscape treatments along the screen wall for consideration.
Prepared by:
o alinh M. Ung, Af!qkiate Planner
Exhibits:
Submitted by:
Patricia L. Temple, Manning Director
1. Revised Resolution for project approval
2. Revised Plans
EXHIBIT 1
REVISED RESOLUTION FOR APPROVAL
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH APPROVING USE PERMIT NO. 2005 -021 FOR
PROPERTY LOCATED AT 3600 E. COAST HIGHWAY (PA2005 -098)
WHEREAS, an application was filed by Steven Fischer, with respect to property
located at 3600 E. Coast Highway, and legally described as portions of Lots 1, 2, 3, Block
V of Tract 323, requesting an approval of a Use Permit for a waiver of 4 off- street parking
spaces for the development of a two -story 3,250 square foot commercial building.
WHEREAS, a public hearing was held on July 7, 2005, in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place
and purpose of the aforesaid meeting was given in accordance with the Municipal Code.
Evidence, both written and oral, was presented to and considered by the Planning
Commission at this meeting.
WHEREAS, the General Plan Land Use designation for the property is Retail &
Service Commercial, and the lot is zoned Retail Service Commercial.
WHEREAS, the Planning Commission finds that the proposed site design for the
new commercial building will result in the removal of two existing driveways along the
north side of Coast Highway which in turn will create 4 new on- street parking spaces
adjacent to the subject property. These spaces are qualified as municipal parking facility
located in close proximity of the site which will to be useful in connection with the subject
property.
WHEREAS, the project is categorically exempt under the requirements of the
California Environmental Quality Act under Class 3 (New Construction or Conversion of
Small Structures) which permits the limited number of new structures. In urbanized
areas, up to 4 buildings with up to 10,000 square feet would qualify provided that the
site is not environmentally sensitive. The total floor area is well below this threshold.
The site is vacant and no environmental resources are known to exist at the site.
NOW, THEREFORE, BE IT RESOLVED:
Section 1. The Planning Commission of the City of Newport Beach hereby
approves Use Permit No. 2005 -021(PA - 2005 -098), subject to the Conditions of Approval
set forth in Exhibit "A ".
Section 2. This action shall become final and effective fourteen days after the
adoption of this Resolution unless within such time an appeal is filed with the City Clerk in
accordance with the provision of Title 20, Planning and Zoning, of the Newport Beach
Municipal Code.
A
City of Newport Beach
Planning Commission Resolution No. _
Paae 2 of 5
PASSED, APPROVED AND ADOPTED THIS 71th DAY OF JULY 2005.
BY:
Chairman
M
, Secretary
AYES:
NOES:
6
City of Newport Beach
Planning Commission Resolution No. _
Paoe 3 of 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PERMIT NO. 2005-021
The development shall be in substantial conformance with the approved plans
dated received June 30, 2005, except as noted in the following conditions.
2. A total of 9 on -site parking spaces shall be provided and maintained for the
commercial development at all time.
3. All deliveries /trash pickup shall be handled on -site. Trash pickup and large truck
deliveries shall be scheduled outside of normal business hours to minimize
conflict with vehicles parked on -site.
4. The driveway approach shall be a minimum of 24 feet wide. The applicant shall
work with Public Works Department to accommodate a modified driveway
approach.
5. The applicant shall replace red curb removed due to the construction unless
otherwise directed by the Public Works Department. The applicant shall install
red curb and on- street parking tees as directed by the Public Works Department.
6. Prior to issuance of building permits, the site plan and construction drawings
shall be revised and reviewed and approved by Public Works/Traffic Engineering
is required.
Prior to issuance of the building permit, area calculations of the overall building
square footage and site area shall be verified. The total retail tenant space shall
be limited to a maximum of 3,250 square feet of gross floor area as defined in
Chapter 20.63 of the Municipal Code.
8. All signs shall conform to the provisions of Chapter 20.67 of the Municipal Code.
9. This Use Permit may be modified or revoked by the Planning Commission or City
Council upon a determination that the operation or conditions under which it is
being operated or maintained is detrimental to the health, welfare or injurious to
property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
10. This approval shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.93.055 of the Newport Beach Municipal Code,
unless an extension is approved prior to the expiration date of this approval, in
accordance with Section 20.93.055 (B) of the Newport Beach Municipal Code.
all
City of Newport Beach
Planning Commission Resolution No. _
Paqe 4 of 5
11. Prior to issuance of the building permit, the applicant shall provide to the Planning
Department proper proof of site clearance from the County of Orange Health Care
Agency for the project.
12. All improvements shall be constructed as required by Ordinance and the Public
Works Department.
13. Prior to issuance of the building permit, the applicant shall submit detailed on -ske
drainage plans. Said plans shall comply with the City's on -site non -storm runoff
retention requirements.
14. All proposed building foundation, footings, and exterior doors (when fully opened)
shall be within the limits of the site property lines.
15. Should the applicant desire to obtain building permit prior to completion of the
public improvements, the applicant shall provide the City through the Public Works
Department with either a refundable deposit or Materials/Labor/Performance bonds
to guarantee satisfactory completion of the required public improvements.
16. New street trees shall be planted along Orchid Avenue and Coast Highway. The
applicant shall refer to the City General Services Department List of Approved
Trees for the acceptable species and sizes.
17. Orchid Avenue and Coast Highway parkways shall be landscaped per City
requirements.
18. The existing concrete driveway approaches along Coast Highway and that portion
of the existing driveway approach along Orchid Avenue that will not be utilized by
the new development shall be removed and reconstructed with a concrete driveway
"plug" per City Standards. Variable height concrete curbs are required.
19. New full width concrete sidewalks shall be constructed along the length of the
Orchid Avenue and Coast Highway frontages.
20. An ADA compliant curb access ramp shall be constructed at the Orchid
Avenue/Coast Highway intersection curb return. Select sections of the existing
concrete cross gutter adjoining said curb return may need to be reconstructed.
21. The Orchid Avenue and Coast Highway roadway pavements fronting this
development are on the City's street -cut moratorium list. Any damage done to said
pavements by this development will require extensive pavement repair work.
Details of such repair work may be obtained from the Public Works Department.
22. A City encroachment permit shall be required for all worts with the City public right -
of -way.
City of Newport Beach
Planning Commission Resolution No. _
Page 5 of 5
23. A construction traffic control plan shall be submitted and approved by the City prior
to the.issuance of the encroachment permit. The Orchid Avenue roadway shall be
maintained for two -way traffic at all times. Said plan shall be wet sealed, signed,
and dated by a California Registered Traffic Engineer.
24. The second floor of the new building shall . be limited to office use due to the
provision of one exit.
25. Automatic fire sprinkler system for the new building is recommended.
26. Pockets of tree or vine wells shall be provided along the screen wall adjacent to
Coast Highway. The applicant shall work with Planning Department and Public
Works Department for the landscape design and placement.
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