HomeMy WebLinkAboutBeacon Bay Car Wash (PA2001-200)City of Newport Beach
Planning Department
Memorandum
To:
Planning Commission
From:
Planning Director
Date:
November 1, 2002
Re:
Beacon Bay Car Wash; 4200 Birch Street
This project was approved by the Planning Commission on January 3, 2002. Plan
revisions to comply with Fire Codes has resulted in a new design for the canopy.
Since the architectural detailing on the canopy has changed, staff is requesting a
determination of substantial conformance from the Planning Commission. Staff will
make a verbal report at the Commission meeting. The staff report, minutes and plans
(both original and revised) are attached.
E
lEW�Rr CITY OF NEWPORT BEACH Hearing Date: January 3, 2002
PLANNING DEPARTMENT Agenda Item: 4
3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
NEWPORT BEACH, CA 92658 949- 644 -3209
(949)644 -3200; FAX (949) G44 -3229 Appeal Period: 14 days after date of
action
REPORT TO THE PLANNING COMMISSION
PROJECT: Beacon Bay Auto Wash, Newport Place (PA2001 -200)) FILE COP Y
4200 Birch Street
SUMMARY: Request for Use Permit No. 2001 -035 to reconfigure and improve an
existing service station and auto wash. The improvements include
demolition and reconstruction of the detail builidng as well as redesign and
replacement of the gas dispensing islands and canopy. The proposed project
also includes the partial conversion of an existing landscape buffer into
additional tandem parking spaces.
RECOMMENDED
ACTION: Approve Use Permit No. 2001 -035 (PA2001 -200) subject to the findings,
mitigation measures and conditions of approval attached to Resolution No.
2002-
APPLICANT: Mr. Patrick Shea, President
Beacon Bay Enterprises, Inc..
3152 Red Hill Avenue, Ste. 230
Costa Mesa, CA 92626
LOCATION: Located on the north side of Dove Street between and abutting Birch Street
and Scott Drive.
LEGAL
DESCRIPTION: Parcel 1 of Parcel Map No. 45 -25
GENERAL PLAN: Retail and Service Commercial
ZONING
DISTRICT: Newport Place Planned Community District (PC —11)
Service Station Site No. 1
9
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Use Permit No. 2001 -035 (PA2001 -200)
4200 Birch Street
Current
Development:
Beacon Bay Auto Wash and service station
To the north:
Restaurant use abutting the project site
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To the south:
Office uses across Dove Street
To the west:
Retail and service uses across Birch Street
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Subject Property
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0 200 siiii00 Feet VICINITY MAP w+
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Use Permit No. 2001 -035 (PA2001 -200)
4200 Birch Street
Current
Development:
Beacon Bay Auto Wash and service station
To the north:
Restaurant use abutting the project site
To the east:
Restaurant and retail uses across Scott Drive
To the south:
Office uses across Dove Street
To the west:
Retail and service uses across Birch Street
Beacon Bay Enterprises, Inc. (PA 2001 -200) 3
January 3, 2002
Page 2 of 7
Introduction and Background
The applicant is seeking to remodel the existing Beacon Bay Auto Wash and service station located
at the northeast comer of Birch Street and Dove Street in the Newport Place Planned Community.
The existing automatic vehicle wash and service station was originally approved in 1972 and
development was completed in 1974. The proposed modifications represent an effort for the
company to provide additional parking for employees, modernize the appearance of the facility,
and enhance the efficiency of the vehicle detailing activities.
Site Overview
The site address is 4200 Birch Street, which is located within Newport Place near John Wayne
Airport (JWA). The project site contains the existing Beacon Bay Auto Wash and service station
and also includes areas for specialty services including waxing and detailing vehicles. The
property is bounded by public streets on three sides and has four total driveways, two each on
both Birch Street and Scott Drive. The main entrance to the property is off of Birch Street, hence
the address, as this is the heaviest traveled street abutting the project site. The only developed
property abutting the project site is a Benihana restaurant.
The Beacon Bay Auto Wash currently operates with two buildings on the property. The larger
building toward the interior side of the property is open on both ends and houses the mechanical
equipment used to provide an assembly -line type of mechanical wash service for vehicles. The
smaller building toward the exterior side of the property is the detail building where cars are
waxed, buffed and detailed. Between and connecting the two buildings is a trellis structure that
provides some shelter to customers and patrons utilizing the gas pumps.
The applicant proposes to demolish the existing detail building and replace it with a larger one.
The building space is proposed to be converted from strictly work and storage area to include the
following features: an enclosed customer waiting area, a cashier station, two restrooms, a work
and storage closet area, and an equipment room.
Additionally, the project involves the reconfiguration of the existing fueling dispensing islands,
which results in fewer total gas pumps. Associated with the reconfiguration of the gas pumps and
islands is the replacement of the existing trellis shelter with a new metal roof canopy that
includes a standing seam, solid metal roof with skylights over the expanded portion of the new
detail building.
The project also includes the creation of additional parking in a tandem configuration on both
sides of the new detail building along Dove Street, resulting nine in additional spaces. The
additional parking would be screened by a new wall, four feet in height, finished to match the
existing wall. Bermed landscaping is proposed to screen and soften the view of the wall as seen
from Dove Street.
Beacon Bay Enterprises, Inc. (PA 2001 -200)
January 3, 2002
Page 3 of 7
Analysis
Use Permit Findings
In order to approve the required use permit, the Planning Commission must make certain
findings specified in- the Municipal Code. These include a finding of concurrence with the City's
General Plan, with te Municipal Code, and that the proposed project, as operated or maintained,
will not be detrimental to the public health, safety, peace, morals, comfort, or welfare and will
not be detrimental to other properties in the vicinity or the general welfare of the City.
The applicant proposal seeks to modernize an existing mechanical wash facility through a change
in appearance and a new detail service building. The only proposed change to the existing
facility's daily operations would be increased capacity for the detailing and finishing services by
enlarging the area where this activity takes place. The project will provide additional employee
parking and adhere to all relevant code requirements. No alterations are proposed to the existing
fuel storage tanks and no overnight storage of non - company vehicles on -site is requested.
General Plan
The City's General Plan designates the site as Retail and Service Commercial. The applicant's
request remains consistent with this designation as it entails an expansion of the site's detailing
and finishing services help the project remain competitive in the current business environment.
The proposal is also consistent with the policies of the General Plan in that the project:
• Proposes to redevelop an older, existing commercial property through the
construction of a new detail building and a new roof canopy; and
• Maintains compatibility with existing aesthetics of the surrounding commercial
areas in conformance with development standards for site and building design,
landscaping, and parking. The preliminary plans indicate compliance with all
building setback and height development standards. The applicant has indicated
that the changes to the facility's appearance were designed to be reflective of the
surrounding built - environment. Additional on -site employee parking will result
from project implementation. The landscape plan show additional trees
proposed.
Planned Community Text
The Newport Place Planned Community District identifies the property as Service Station Site 1
and service stations require a Use Permit. The expansion area involves the enclosure of an
additional 3,586 square feet of space that will be used for the same activities as currently occurs
on -site: detailing and other finishing services. All required development standards including
building setbacks and maximum height would be maintained. The main wash building is not
expanding and no additional washing equipment is associated with the applicant's request. For
this reason, staff is making the recommendation to the Planning Commission that the project
involves the "replacement of a commercial structure with a new structure of substantially the
same size, purpose, and capacity" While the detailing activity may increase, it is believed that
Beacon Bay Enterprises, Inc. (PA 2001 -200)
January 3, 2002
Page 4 of 7
detailing is a more specialized service that is not used as frequently as the regular wash or fueling
services.
Project Characteristics
The project involves demolition and reconstruction of the existing detail building. Currently, a
covered work area and storage spaces are associated with the existing detail building. The size of
the existing detail building is 1,221 square feet and this area will be converted from work areas to
enhanced customer amenities. The proposed size after reconstruction is 4,807 square feet. The
added space to the detail building, approximately 3,586 square feet, will extend toward the main
auto wash building displacing some fuel dispensing islands and gas pumps that currently exist.
Essentially, the expansion to the detail building would enclose or provide shelter over two of the
former drive aisles associated with fueling activities and one aisle that is currently associated
with detailing or finishing activities.
The detail building addition encompasses enclosing an area where vehicles will be placed in
queue, up to three deep, for buffing, detailing, waxing, or other specialized finishing service. As
shown on the plans, the enclosure consists of a new block wall being placed approximately 40
feet away from the new detail building (toward the main wash building). The wall would extend
up to the new roof canopy, which would have the effect of enclosing the three existing drive
aisles. This portion of the new roof is where the skylights will be located to offer shelter while
also allowing natural light to illuminate the expanded work area of the detail building. The new
roof will not exceed a maximum height of 18 feet above the existing pad grade. Large, clear
sectional door panels that may be opened will be used at both ends of the expanded area of the
new detail building. While the attempt is to modernize the design and finished appearance of the
existing operation, a condition of approval requiring Planning Director review for the final colors
and materials would be recommended should the project obtain the Commission's approval.
Parking
The proposed parking for the project will be increased from 14 existing spaces to a total of 23
spaces after project completion (while the plans may show 15, one of these spaces is currently
used as a screened storage area). Since the reconstructed detail building includes approximately
400 square feet of "sales, office, or lounge area," the increase of 9 total spaces more than exceeds
the parking requirements of 1 additional parking space per 200 feet of said area. The increased
number of spaces is needed due to the increased number of employees that will be engaged in the
detailing operation.
Where the Planned Community Development Text does not specifically address some aspect of a
project, the Zoning Code is used. The Off - Street Parking regulations state that tandem parking is
permitted "up to a maximum of two cars in depth," as is proposed with this request. Furthermore,
since the additional parking is not required parking, each space does not need to be individually
accessible at all times. The proposed location for the additional parking does not conflict with
any setback or landscaping development standards applicable to the project site.
Beacon Bay Enterprises, Inc. (PA 2001 -200) F _
January 3, 2002 11/
Page 5 of 7
It should be noted that all of the existing parking spaces counted are exterior, uncovered spaces.
The existing detail building could provide an additional five to six covered spaces, one of which
is actually used to store the company van at night. From the site plan, the area of proposed
expansion for the detail building appears to have the capacity to hold up to nine vehicles.
Therefore, staff would recommend a condition against vehicle storage on site, other than any
company vehicles, should the project be approved.
Landscaping
The increase in uncovered parking spaces results from the project's proposal to expand toward
Dove Street by 20 feet. Currently, this section of the property is used for landscaping in the form
of mounded turf and trees, which are separated from the project's work areas by a four -foot tali
screen wall. The applicant proposes to shift this screen wall 20 feet toward Dove Street to
accommodate the additional parking area and to maintain partially screened views of the site.
The finished appearance of the new wall will be consistent with the existing wall. It is yet
unknown if all of the trees along Dove Street will be able to remain in their current location.
While the site is rife with mature trees, the applicant has indicated a willingness to relocate or
replace in kind (i.e., mature size) any trees that need to be removed as a result of project
implementation. A condition of approval has been prepared that addresses this concern.
Additional shrubs and trees are proposed to be planted along the outside of the new wall facing
Dove Street to help screen or soften the appearance of the new detail building and new roof
canopy. The percentage of site landscaping would be reduced from 27.38% (existing) to 23.63 %
(proposed).
Signs
The remodel covered by this request would not involve any modification to the existing signage
serving the project. Any modifications to site signage must be applied for through a separate
application, and if found consistent with the sign provisions of the Planned Community
Development Text, building permits will be issued.
Summary oJAnalysis
It is staff's belief that the proposed project is in compliance with all applicable land use policies
and development standards of the City. Furthermore, it is believed that the project, as
conditioned, would not adversely impact any surrounding property or the general welfare of the
community. The exiting mechanical wash site is isolated from most other uses. The only abutting
use is a restaurant that is open for limited lunch hours and dinner. The existing Beacon Bay Auto
Wash closes by 6:00 p.m., when the restaurant is open for dinner and the expanded detail
activities are not anticipated to generate nuisances.
Implementation of the project would enhance the appearance a facility that has been in use since
1974. The new detail building and roof canopy should result in improved aesthetics for the
business through the use of long - lasting materials. The additional employee parking provided is
visually screened with a wall and landscaping from off -site views. Skylights are proposed for the
Beacon Bay Enterprises, Inc. (PA 2001 -200)
January 3, 2002
Page 6 of 7
C�.1.
section of the. new roof canopy that covers the expanded portion of the new detail building in
attempts to conserve energy while also improving the appearance of the facility.
In terms of site operations, the project, as proposed and conditioned, should remain compatible
with the surrounding development and circulation system. No additional mechanical equipment
is proposed and therefore, no new noise impacts should result. The design of the site on a large
piece of property provides sufficient access points to surrounding streets as well as adequate
stacking or queuing distances to the service areas. The new canopy will not impede fuel delivery
activities associated with normal operations.
Environmental Review
As previoulsy mentioned, Staff has made the determination that the project qualifies for a
Categorical Exemption from the California Environmental Quality Act (" CEQX under Class 2
Replacement or Reconstruction.
Recommendation
Staff is recommending approval of Use Permit No. 2001 -035, subject to the findings and conditions
of approval listed in the attached Resolution.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
Exhibits
Resolution No.
Prepared by:
TODD M. WEBER
Associate Plann
h,
2. Site Plans, Proposed Elevations and Landscape Plan.
Beacon Bay Enterprises, Inc. (PA 2001 -200) Yj
January 3, 2002
Page 7 of 7
0, :.
RESOLUTION NO. _
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT
BEACH APPROVING USE PERMIT (UP) NO. 2001 -035 FOR THE BEACON BAY AUTO
WASH LOCATED AT 4200 BIRCH STREET (PA2001 -200).
The Planning Commission of the City of Newport Beach does hereby find, resolve and order as
follows:
Section 1. An application was duly filed by the Applicant, Mr. Patrick Shea,
President of Beacon Bay Enterprises, Inc., with respect to property located at 4200 Birch Street
(PA2001 -200) and legally described as Parcel 1 of Parcel Map No. 45 -25, requesting approval of
Use Permit (UP) No. 2001 -035 to remodel and reconfigure the existing Beacon Bay Auto Wash
and service station.
Section 2. A public hearing was duly held on January 3, 2002, at 6:30 P.M. in the
City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of
time, place and purpose of the aforesaid meeting was duly given. Evidence, both written and
oral, was duly presented to and considered by the Planning Commission at the aforesaid meeting.
Section 3. The Planning Commission finds as follows:
a) That the proposed location of the use is in accord with the objectives of the Zoning
Code, the Planned Community Development Text, and the purposes of the district in which the site
is located. The location and the use of the mechanical car wash on the site are in conformance with
Newport Place Planned Community District (PC — 11). The project has been conditioned and
designed in a manner that will ensure the use remains compatible with the surrounding properties in
the immediate vicinity and the general community.
b) That the proposed project is consistent with the General Plan as it pertains to an
existing vehicle wash and service property within the Retail and Service Commercial Land Use
designation. The project involves the modernization of an existing use, and includes increased
employee parking.
C) That the proposed project qualifies for a Categorical Exemption pursuant to
Section 15302 (Class 2, Replacement or Reconstruction) of the California Environmental Quality
Act ( "CEQA ") Implementing Guidelines. The project involves demolishing and reconstructing
the existing detail building, providing increased employee parking, and replacement of the trellis
with a metal roof canopy.
d) That the proposed project will comply will all applicable provisions of the Municipal
Code as well as any specific Conditions of Approval. The applicant is required to obtain the
necessary permits from the Building Department and Fire Department. Subsequent approvals from
the City would be required for any changes to site signage, final approval for finished materials and
colors. fe
Exhibit No. 1
M .r
Section 4. Based on the aforementioned findings, the Planning Commission hereby
approves Use Permit (UP) No. 2001 -035, subject to the Conditions set forth in Exhibit "A"
attached.
Section 5. This action shall become final and effective fourteen (14) days after the
adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this
action is call for review by the City Council in accordance with the provisions of Title 20, Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 3rd DAY OF JANUARY, 2002.
Larry Tucker, Chairman
Earl McDaniel, Secretary
AYES:
NOES:
ABSENT:
E:\ USERS\ PLN \Shared \PA's \PA2001 - 200 \UP2001 -035- peresolution.doc
1�
EXHIBIT "A"
CONDITIONS OF APPROVAL
Use Permit (UP) No. 2001 -035
1. The development shall be in substantial conformance with the approved site plan, roof plan,
and elevations dated September 26, 2001 and the landscape plan dated October 26, 2001.
2. Use Permit No. 2001 -035 shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.91.050 if the Newport Beach Municipal Code, unless an
extension is otherwise granted.
3. Use Permit No. 1641, including all conditions of approval, for the mechanical car wash
facility located at 4200 Birch Street, remains in full force and effect except where modified
by this Use Permit or other amendments.
4. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. Unless other wise approved by the Building Official, a fire sprinkler system is
required for the new detail building. The construction plans must comply with the most
recent, City- adopted version of the California Building Code. The construction plans must
meet all applicable requirements of the Americans with Disabilities Act.
5. Approval from the Planning Director is required for the finished appearance and color of the
metal roof prior to installation. Reflective or shiny (unfinished) metals are not permitted.
6. No storage of vehicles, other than any company vehicle identified as such, shall occur on the
property unless otherwise approved by the Planning Commission.
7. Any subsequent modification to the existing signage for the project requires a separate
application and approval.
S. Any of the existing mature trees that must be removed to accommodate the project must be
either relocated to another area of the site or replaced with a tree of the same size.
F:\ USERS\ PLN\ Shared\ PA's\ PA2001- 200\ UP2001- 035- peresolution.doc
City of Newport Beach
Planning Commission Minutes
January 3, 2002
a significant investment is being made in preserving a significant part of the City'
heritage.
Motion was made by Commissioner Kiser to uphold the appeal of the provol
of Modification Permit No. 2001 -113 by eliminating Condition No. 5 e stated
he is very sensitive to signage, however he looks at this as a hi 6cal part of
Newport Beach. The signs fit the building so well.
Commissioner Kranzley stated that these are signs. We w probably be hearing
something from another merchant in the near future d whether that is a sign
or not. If we sit here tonight and talk about West n Canners on a side of a
building not being a sign, I don't think we are s Xing our purpose very well. I
am supportive of the appeal, somewhat relu antly because a lot of time has
been spent on the Peninsula and on the si s. This isn't technically a historical
building, because I think the building wa my built in 1972.
Commissioner McDaniel noted he as going to support the motion. He noted
however in the testimony tonigh at it was going to be kept the same but we
are going to change it by m g it smaller and a different sign. I am confused
on some of that but this is e Cannery and I would like to support it for all the
reasons. There are conc ns here, but I will support the motion.
Chairperson Tucker oted that there are too many signs on the front of it and I
would have do it the opposite way. I don't think the illuminated sign that is
going up sho d have been approved. I like the sign that is on the exterior of
the buildin hat's not illuminated other than by a spotlight. However, that is not
the issu efore us. I am supporting the motion.
yes: McDaniel, Kiser, Agajanion, Tucker, Kronzley Selich
SUBJECT. Beacon Bay Auto Wash, Newport Place
4200 Birch Street
• PA2001 -200
Request for a Use Permit (UP2001 -035) to reconfigure and improve an existing
service station and auto wash. The improvements include demolition and
reconstruction of the detail building as well as redesign and replacement of the
gas dispensing islands and canopy. The proposed project also includes the partial
conversion of an existing landscape buffer into additional tandem parking spaces.
Commissioner Kiser asked if there were any concerns about the reflectivity of the
roofing materials.
Mr. Weber noted that this was mentioned to the architect and while it had not
finalized,. a condition has been included regarding reflectivity , that there be no
bare exposed metal and is subject to the Planning Director's review and approval.
31
INDEX
FILE COPY
Item No. 4
PA2001 -200
Approved
City of Newport Beach
Planning Commission Minutes
January 3, 2002
Chairperson Tucker noted the condition related to the removal of the existing
trees and their replacement.
Mr. Weber answered that the applicant was not sure if the trees could be
relocated, so this is the best wording for retaining the mature landscaping.
Commissioner Kranzley, referring to page 4 of the staff report, asked about the
staff recommendation that the project involves the replacement of a commercial
structure with a new structure of substantially the same size, purpose and
capacity. The existing building is 1,221 square feet and the new one is 4,800
square feet.
Mr. Weber answered that the way the operation is now, there are several drive
aisles that are serving the same type of function. What is being proposed is to
enclose a couple of the drive aisles to the north of the existing detail building. This
would be an expansion of the detail business and enclosing an area with roll up
walls.
Commissioner Kranzley then asked about no conflict with the property next door
because it is a restaurant and the carwash closes by 6 p.m. There is no condition
for closing time, and I wonder if we can do that to ensure that there is no conflict.
Mr. Weber answered that the Commission has the ability to do that.
Ms. Clauson noted that if the car detail function is being enclosed, it might leave
an opportunity for getting a car washed after hours.
Commissioner Kiser asked about the height to the top of the structure.
Mr. Weber answered that the staff report indicates that the top of the roof would
not exceed 18 feet. At Commission inquiry, he added that not all of the trees are
shown on the landscape plan. They just show two additional trees on the Dove
street side with the majority of the landscaping that was there because that is
where the tandem parking was going to be placed closer to the roadway. On
both sides of the mechanical wash building there are large mature trees there on
site that are not shown on this landscape plan and are expected to remain.
Condition 8 regarding mature trees is intended to be all encompassing but was
mainly pertaining to where the tandem parking was going to be eating up some
of the landscape buffer towards Dove Street.
Chairperson Tucker stated that in looking at the site and the moving of the parking
towards Dove Street, it wasn't clear that the screen wall was going to have any
dirt up against it. It almost looks like it is going to sit on top of the berm area
instead of screen by the berm area. Has a requirement been placed that vines
be placed on this wall?
Mr. Weber answered that if you are concerned about screening the wall, that is
32
INDEX
0
City of Newport Beach
Planning Commission Minutes
January 3, 2002 INDEX
definitely something that can be added.
Patrick Shea, President of Beacon Bay Enterprise stated that the trees were
planted in approximately 1972, they are now 30 years old. What is the definition of
a mature replacement tree? We are not going to be able to find exact
replacements for these mature trees that we will have to remove.
Mr. Weber, noted that a mature tree, as defined in the Code, is defined as any
tree with the trunk diameter of 10 inches or more measured 24 inches above the
existing grade.
Mr. Shea stated he would be happy to replace any tree that he is required to
remove with a 36 inch box tree. That is the way tree sellers define the size. There
are 32 mature trees on that property.
Chairperson Tucker asked where the wall is proposed to be situated?
Mr. Shea answered that the wall we are proposing, except for the middle, is a
retaining wall. There is quite a berm on that property with the sidewalk on Dove
Street up to the parking area. We will cut into the berm and build a retaining wall
for our second tandem parking. You are not going to see that wall as it will be at
ground level. In order to make the interior parking place closer to Dove level with
the existing parking place, we are going to have to cut into the slope. The wall in
front will be a retaining wall rather than a free - standing wall except in the middle
where the berm comes down naturally. The area of the wall that is showing is
presently planted with Lugustrum vines. He agreed when asked by Commission to
a condition that the roof will not exceed 18 feet. He noted that there are
approximately 3 mature trees that will have to be removed out of 32 mature trees
on the lot.
Following a brief discussion Commission decided to add another condition
capping the amount of matured trees to be removed and replaced with a
certain size boxed trees.
Commissioner Gifford suggested that the dimensions for the approximately 3-4
trees to be removed would be a 36 inch box with a tree of a minimum height of 14
feet.
Mr. Shea noted that the car wash operation is not changing. What is being
added is an interior detail shop that will be closed on two sides with roll up doors
on each end.
Public comment was opened and closed.
Motion was made by Commissioner Kranzley to approve Use Permit No. 2001 -035
(PA2001 -200) subject to the findings, mitigation measures and conditions of
approval attached to Resolution with Condition 8 to define the dimensions of
the trees to be used as replacements for the 3-4 trees removed is a 36 inch box
33 1 4
City of Newport Beach
Planning Commission Minutes
January 3, 2002
with a tree height of 14 feet. The roof is not to exceed 18 feet and that any wal
that is exposed over two feet high will be planted with vines.
Mr. Shea accepted these conditions.
Ayes: McDaniel, Kiser, Agajanian, Tucker, Gifford, Kranzley, Selich
Noes: None
• PA2001 -209
Initiation of an amendment to Title 20 of the Newport Beach Municipal Code to
revise the height limits for Multiple Family Residential (MFR) District properties in
Corona del Mar.
Chairperson Tucker noted that this item came up a coup/adoptin onths ago. I
interested in hearing what everyone has to say, as I am in in adoptin he resolution and have staff prepare a report. The conce have is at by doing this change, that we are not effectively benefiting rope interests at the expense of other private property interests. I ly ing to be supportive of this if there are going to be good public po that can be articulated for doing it. Just to help someone's view at thse of somebody else' property, then I will not be in favor of it. As far as thtion to staff part, there were two choices that were offered, to bring it dow 28 like the R -1 or
have the back half of the building be 28/32 and the fr t half of the building be
24/28. 1 guess that I would not be in favor, unles sne comes up with a good
reason, for having the split height limits. If we r g to do anything, I would
prefer to see the 24/28 but only if there is a goo policy reaso n to do it.
Commissioner Selich asked when this issu came to Council, wasn't the primary
focus on Marguerite and the properfiesoh Carnation and Bayside Drive?
Ms. Temple answered not on Mar erne, those have not been discussed, at least
at Council level but definitely Carnation and the rest of the MFR properties in
Corona del Mar that could b viewed for this type of consideration. There was no
direction from Council to Jude the Corona Highlands area or The Shores area.
Commissioner VGeroarl oted that based on earlier discussion about the visioning
process in the Plan update and its potential affect on height limits, I am
not inclined to this at all.
Kranzley agreed with Commission Gifford.
issioner Agajanian noted he is inclined to go to the split of 28/32 because
needs to be retained on those MFR properties. However, I am inclined to
INDEX
PA2001
34 15
1:
. f'
CITY OF NEWPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92658.8915
DATE: February 8, 2002
PLANNING DEPARTMENT
(949) 644 -3209
NOTICE OF FINAL APPROVAL
TO: Patrick Shea, President
FROM: Planning Director
SUBJECT: Use Permit No. 2001 -035
FILE COPY
Please be advised that Use Permit No. 2001 -035 (PA2001 -200) was reviewed and approved by the
Planning Commission at its meeting of January 3, 2002. Any deviation from the applications and
plans on file in the Planning Department may require an amendment to the application(s)
mentioned above for the project.
Applicant: Beacon Bay Enterprises
Location: 4200 Birch Street
Description: Request for Use Permit No. 2001 -035 to reconfigure and improve an existing service
station and auto wash. The improvements include demolition and reconstruction of
the detail builidng as well as redesign and replacement of the gas dispensing
islands and canopy. The proposed project also includes the partial conversion of an
existing landscape buffer into additional tandem parking spaces.
Should you have any questions, please contact our office.
Very truly yours,
PLANNING DEPARTMENT
Potrici L. Temp l ,Director
By �.
Ginfier Varin
Executive Secretary Planning Commission
Enclosure: Approved Resolution with Findings and Conditions of Approval
Approved Planning Commission minutes with Final Findings and Conditions of
Approval
cc: Property Owner (if not applicant)
Gvarin \P1anComm\ntcefTtpc.doc 1
3300 Newport Boulevard, Newport Beach
RESOLUTION NO. 1547
A RESOLUTION OF THE PLANNING COMMISSION OF
BEACH APPROVING USE PERNUT (UP) NO. 2001-035 FOR
WASH LOCATED AT 4200. BIRCH STREET (PA2001 -200).
f-
THE CITY OF NEWPORT
THE BEACON BAY AUTO
The Planning Commission of the City of Newport Beach does hereby find, resolve and order as
follows:
Section 1. An application was duly filed by the Applicant, Mr. Patrick Shea,
President of Beacon Bay Enterprises, Inc., with respect to property located at 4200 Birch Street
(PA2001 -200) and legally described as Parcel I of Parcel Map No. 45 -25, requesting approval of
Use Permit (UP) No. 2001 -035 to remodel and reconfigure the existing Beacon Bay Auto Wash
and service station.
Section 2. A public hearing was duly held on January 3, 2002, at 6:30 P.M. in the
City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of
time, place and purpose of the aforesaid meeting was duly given. Evidence, both written and
oral, was duly presented to and considered by the Planning Commission at the aforesaid meeting.
Section 3. The Planning Commission finds as follows:
a) That the proposed location of the use is in accord with the objectives of the Zoning
Code, the Planned Community Development Text, and the purposes of the district in which the site
is located. The location and the use of the mechanical car wash on the site are in conformance with
Newport Place Planned Community District (PC — 11). The project has been conditioned and
designed in a manner that will ensure the use remains compatible with the surrounding properties in
the immediate vicinity and the general community.
b) That the proposed project is consistent with the General Plan as it pertains to an
existing vehicle wash and service property within the Retail and Service Commercial Land Use
designation. The project involves the modernization of an existing use, and includes increased
employee parking.
C) That the proposed project qualifies for a Categorical Exemption pursuant to
Section 15302 (Class 2, Replacement or Reconstruction) of the California Environmental Quality
Act (" CEQX Implementing Guidelines. The project involves demolishing and reconstructing
the existing detail building, providing increased employee parking, and replacement of the trellis
with a metal roof canopy.
d) That the proposed project will comply will all applicable provisions of the Municipal
Code as well as any specific Conditions of Approval. The applicant is required to obtain the
necessary permits from the Building Department and Fire Department. Subsequent approvals from
the City would be required for any changes to site signage, final approval for finished materials and
colors.
11
Section 4. Based on the aforementioned findings, the Planning Commission hereby
approves Use Permit (UP) No. 2001 -035, subject to the Conditions set forth in Exhibit "A"
attached.
- Section 5. This action shall become final and effective fourteen (14) days after the
adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this
action is call for review by the City Council in accordance with the provisions of Title 20, Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 3rd DAY OF JANUARY, 2002.
AYES: McDaniel Kiser, Agajanian, Tucker
Gifford Kranzlev and Selich
NOES: None
ABSENT: None
BY: 1/
Larry Tucker, Chairman
BY:
Earl McDaniel, Secretary
I
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Use Permit (UP) No. 2001 -035
The development shall be in substantial conformance with the approved site plan, roof plan,
and elevations dated September 26, 2001 and the landscape plan dated October 26, 2001.
2. Use.Pemmit No. 2001 -035 shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.91.050 if the Newport Beach Municipal Code, unless an
extension is otherwise granted.
3. Use Permit No. 1641, including all conditions of approval, for the mechanical car wash
facility located at 4200 Birch Street, remains in full force and effect except where modified
by this Use Permit or other amendments.
4... The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. Unless other wise approved by the Building Official, a fire sprinkler system is
required for the new detail building. The construction plans must comply with the most
recent, City- adopted version of the California Building Code. The construction plans must
meet all applicable requirements of the Americans with Disabilities Act.
Approval from the Planning Director is required for the finished appearance and color of the
metal roof prior to installation. Reflective or shiny (unfinished) metals are not permitted.
6. No storage of vehicles, other than any company vehicle identified as such, shall occur on the
property unless otherwise approved by the Planning Commission.
7. Any subsequent modification to the existing signage for the project requires a separate
application and approval.
8. Any of the existing mature trees that must be removed to accommodate the project must be
either relocated to another area of the site or replaced with a tree of the same size.
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