Loading...
HomeMy WebLinkAbout2.0 - Crystal Cove Nursing Facility Parking Lot - PA2013-238CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 20, 2014 Meeting Agenda Item No. 2 SUBJECT: Crystal Cove Nursing Facility Parking Lot - (PA2013 -238) 1455 Superior Avenue, F Conditional Use Permit No. UP2013 -027 APPLICANT: Gregg Maedo & Associates, Inc. PLANNER: Melinda Whelan, Assistant Planner (949) 644 -3221, mwhelan @newportbeachca.gov PROJECT SUMMARY Request to develop a lot which is zoned Multi -Unit Residential (RM) with a 16 -space parking lot. The parking lot will be utilized by the Crystal Cove nursing facility which is located on the abutting lot at 1445 Superior Avenue. The lots are under common ownership. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2013 -027 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE Crystal Cove Nursing Facility Parking March 20, 2014 Page 2 S VICINITY MAP Subject Lot =,d 111 p -II r rl ,` IY Crystal Cove ��i►Rw Nursing Facility tf 1� I /» GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE Multiple -Uni t Residential Multi -Unit Residen tial Residential (R M) (RM) NORTH RM RM Vacant SOUTH i RM RM Residential EAST E RM RM Nursing Facility WEST i RM RM Residential S Crystal Cove Nursing Facility Parking March 20, 2014 Page 3 Project Setting The 8,250- square -foot project site is abutting the Crystal Cove Nursing Facility (nursing facility) to the west and is accessed via a private easement called Medical Lane from Superior Avenue. The site is developed with a one -story residential dwelling which has been partially demolished. The site is also surrounded by multi - family dwellings, a vacant lot with entitlement to build a memory care facility, and a senior retirement community. Project Description The proposed project would demolish the single - family dwelling and develop a parking lot. The 16 -space parking lot would be utilized by the abutting nursing facility which is located at 1445 Superior Avenue. The lots are under common ownership. The parking lot would include one -way circulation and additional landscaping. Parking lots for nonresidential uses located within residential zoning districts require the approval of a conditional use permit. Background The nursing facility at 1445 Superior Avenue was originally permitted by the County of Orange in 1967. The County approved a Use Variance for the property but to date it has not been recovered from County records. Only original building permits from the County have been retained and it is unclear as to what the original parking requirement was per the Use Variance. Based on the building permit history, the parking has been maintained as was originally constructed in 1967. However, the parking demand regularly exceeds the existing 55 parking spaces. The Zoning Code requires a parking rate for convalescent facilities of one space per three beds or as required per a use permit. The nursing facility has 96 beds which based on the one space per three beds requires 32 parking spaces. The existing nursing facility parking lot provides 55 parking spaces. The additional parking created by the proposed parking lot would result in the loss of two parking spaces and a gain of 16 parking spaces resulting in a total of 69 parking spaces for the nursing facility. DISCUSSION Analysis General Plan and Zoning Code The project site has a land use designation of Multiple -Unit Residential (RM) which is intended primarily for multi - family residential but allows for uses that support the surrounding area with the appropriate approvals. The Zoning Code provides for parking 4 Crystal Cove Nursing Facility Parking March 20, 2014 Page 4 for nonresidential uses in residential zones in Section 20.40.080. Pursuant to Section 20.40.080, a conditional use permit is required to locate a parking lot intended for a nonresidential use within a residential zoning district. The Planning Commission may approve a conditional use permit only after first making the following findings pursuant to Zoning Code Section 20.52.050: 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The proposed parking lot will meet all of the requirements of Zoning Code Section 20.40.080 including access, signage, lighting, and a 6 -foot tall perimeter wall that provides a barrier to the abutting residential uses to the west and south. Additionally, the proposed parking lot will meet all of the requirements of Zoning Code Section 20.40.070 which provides required parking area improvements including drainage, landscaping, handicap parking, and stall markings. The City Traffic Engineer has reviewed the parking lot for adequate circulation and access. The Fire Department has reviewed the parking lot and circulation for adequate access for emergency vehicles. The recently approved memory care facility located on Halyard to the north of the project site was conditioned to improve circulation on Medical Lane around the Nursing Facility and providing the additional parking with through access from Superior Avenue satisfies this condition, improving the surrounding area. A condition of approval is included to ensure that this use permit is to only provide parking for the nursing facility at 1445 Superior Avenue and that a noncontiguous lot may require an amendment to the Use Permit to meet the requirements in Zoning Code Section 20.40.080 B. 0 Crystal Cove Nursing Facility Parking March 20, 2014 Page 5 Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application requests (Attachment No. PC 2). Environmental Review The project is categorically exempt under Section 15311, of the State CEQA (California Environmental Quality Act) Guidelines - Class 11 (Accessory Structures). Class 11 exemption includes small parking lots and the 16 -space parking lot is considered a minor development that will be accessory to the commercial Nursing Facility. Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Melinda Whelan Assistant Planner ATTACHMENTS PC 1 Draft Resolution PC 2 Draft Resolution for Denial PC 3 Project plans Submitted by: 0 Attachment No. PC 1 Draft Resolution 7 INTENTIONALLY BLANK PAGE I RESOLUTION NO. ## ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. UP2013 -027 FOR A PARKING LOT WITHIN A RESIDENTIAL ZONE LOCATED AT 1455 SUPERIOR AVENUE F (PA2013 -238) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Gregg Maedo and Associates, Inc. with respect to property located at 1455 Superior Avenue, F, and legally described as First Addition to Newport Mesa Tract lot 818 westerly 50 feet, southerly 165 feet in lot tract 257 requesting approval of a Conditional Use Permit. 2. The applicant proposes to develop a residentially zoned lot with a 16 -space parking lot. The parking lot will be utilized by Crystal Cove Nursing Facility on the abutting lot at 1445 Superior Avenue. The lots are under common ownership. 3. The subject property is located within the Multi -Unit Residential (RM) Zoning District and the General Plan Land Use Element category is Multi -Unit Residential (RM). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 20, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15311, Article 19 of Chapter 11, Guidelines for Implementation of the California Environmental Quality Act) under Class 11 (Accessory Structures). 2. The Class 11 exemption includes small parking lots and the 16 -space parking lot is considered a minor development that will be accessory to the commercial Nursing Facility. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: I Planning Commission Resolution No. #### Paqe 2 of 7 Finding: A. The use is consistent with the General Plan and any applicable specific plan; Facts in Support of Finding: 1. The project site has a land use designation of Multiple -Unit Residential (RM) which is intended primarily for multi - family residential but allows for uses that support the surrounding area with the appropriate approvals. 2. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Facts in Support of Finding: 1. The project site is located within the Multi -Unit Residential (RM) Zoning District. The RM Zoning District allows for a parking lot for a nonresidential use with the approval of a conditional use permit. 2. The parking lot will meet all of the requirements of Zoning Code Section 20.40.080 including access, signage, lighting, and a perimeter wall a minimum of 6 feet tall to provide a barrier to the abutting residential use to the east. Additionally, the proposed parking lot will meet all of the requirements of Zoning Code Section 20.40.070 which provides required parking area improvements including drainage, landscaping, and stall markings. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; Facts in Support of Finding: 10 -15 -2013 The project is within a residentially zoned neighborhood; however, the immediate surrounding area consists of more than just residential uses. Directly east of the site is the Crystal Cove nursing facility (nursing facility). North of the site is a vacant lot which was recently approved to be developed as a memory care facility. West and south of the site is a multi - family residential community and southeast of the site is a medical /commercial office. The project will provide additional parking for the nursing facility. 10 Planning Commission Resolution No. #### Paqe 3 of 7 2. The subject lot used as a stand -alone residential lot has limited access through a private easement called Medical Lane and the parking lot provides a use more compatible with the institutional uses in the surrounding neighborhood. 3. The parking lot provides landscaping and a property line wall as a barrier to the abutting residential use. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities, and Facts in Support of Finding: 1. Landscaping is provided to meet the minimum requirements for anew parking lot. 2. The project site provides adequate circulation that has been reviewed by the City Traffic Engineer. Conditions of approval are included to ensure compliance with all the circulation standards and the final construction plans are required to be approved by the City Traffic Engineer. 3. Emergency vehicle access is not disrupted by the proposed parking lot and the design has been reviewed by the Fire Department. 4. The site is served by adequate public services and utilities. Adequate lighting will be provided as well as irrigation. E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. 1. The existing lot abuts the nursing facility use. The nursing facility has expressed a need for additional parking and the abutting lot will provide 16 additional parking spaces. 2. The surrounding uses also include multi - family residential units, senior retirement complex, and medical office. 3. A solid 6- foot -high masonry wall will provide a buffer along the property lines that abut the multi - family residential property to the west and to the south. 4. Landscaping, including new trees, is provided along the property lines abutting the residential use and abutting the existing nursing facility parking lot. 10 -15 -2013 11 Planning Commission Resolution No. # # ## Paqe 4 of 7 5. The recently approved memory care facility to the north was conditioned to improve circulation on Medical Lane around the Nursing Facility and allowing for the additional parking with through access from Superior Avenue satisfies this condition, improving the surrounding area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No. UP2013 -027, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 20" DAY OF MARCH, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Brad Hilgren, Chairman BY: Kory Kramer, Secretary 10 -15 -2013 12 Planning Commission Resolution No. #### Paqe 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved site plan, stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Use Permit No. UP2013 -027 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 5. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 7. This Use Permit is for allowance of this parking lot to be used by the convalescent facility use at 1445 Superior Avenue and a change in the lot proposing to use the parking may require an amendment to this Conditional Use Permit. 8. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 10 -15 -2013 2� Planning Commission Resolution No. #### Paqe 6 of 7 10. The final landscape and irrigation plan shall be included in the construction drawings. These plans shall be consistent with the approved use permit plans and incorporate drought tolerant plantings and water efficient irrigation practices, to meet the minimum requirements of Section 20.40.070 Development Standards for Parking Areas. 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. A solid masonry perimeter 6- foot -tall wall shall be maintained along the interior property lines adjacent to residential use to the south and west of the subject property. 13. Lighting shall comply with the standards in Section 20.30.070 (Outdoor Lighting) and the parking lot shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. A photometric study shall be provided in the construction drawings unless otherwise approved by the Community Development Director. 14. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise - generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Crystal Cove Parking Lot including, but not limited to, the PA2013 -238. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and /or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 10 -15 -2013 14 Planning Commission Resolution No. #### Paqe 7 of 7 Building Division Conditions 17. A building permit is required for the construction of the parking lot. 18. The number of accessible parking spaces must be justified pursuant to the California Building Code. 19. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 20. A list of "good house - keeping" practices will be incorporated into the long -term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non - structural BMPs. In addition, the WQMP must also identify the entity responsible for the long -term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Conditions 21. All signage shall comply with the current California Manual of Uniform Traffic Control Devices (MUTCD) and striping shall comply with the current Caltrans Standard Plans. 22. The parking lot layout shall comply with City Standard STD - 805 -L -A and STD - 805 -L -B. 10 -15 -2013 2J� INTENTIONALLY BLANK PAGE 10 Attachment No. PC 2 Draft Resolution for Denial 17 INTENTIONALLY BLANK PAGE 12 RESOLUTION NO. 2014- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING USE PERMIT NO. UP2013 -027 FOR A PARKING LOT WITHIN A RESIDENTIAL ZONE LOCATED AT 1455 SUPERIOR AVENUE F (PA2013 -238) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Gregg Maedo and Associates, Inc. with respect to property located at 1455 Superior Avenue, F, and legally described as First Addition to Newport Mesa Tract lot 818 westerly 50 feet, southerly 165 feet in lot tract 257 requesting approval of a use permit. 2. The applicant proposes to develop a residentially zoned lot with a 16 -space parking lot. The parking lot will be utilized by Crystal Cove nursing facility on the abutting lot at 1445 Superior Avenue. The lots are under common ownership. 3. The subject property is located within the Multi -Unit Residential (RM) Zoning District and the General Plan Land Use Element category is Multi -Unit Residential (RM). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 20, 2014 in the Council Chambers at 100 Civic Center Drive, Newport Beach at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In this case, the Planning Commission was unable to make the required findings. 19 Planning Commission Resolution No. _ Paqe 2 of 2 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby denies Use Permit No. UP2013 -027, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 201h DAY OF MARCH, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: M Brad Hilgren, Chairman Kory Kramer, Secretary Tmplt: 12/1512011 20 Attachment No. PC 3 Project plans 21 INTENTIONALLY BLANK PAGE 22 BUILDING DATA I OVERALL SITE PLAN PROJECT DEL IPDON: DEMOLITION OF EXISTING I -STORY RESIDENTIAL HOUSE AND ADDMON OF NEW PARKING LOT FOR SKILLED NURSING FACILITY SITE DESCRIPTION: ADDRESS: 1455 SUPERIOR AVE., SUITE F NEWPORT BEACH, CA 92663 APN: 424-011 -27 ADDRESS: CRYSTAL COVE CARE CENTER BED COUNT: 1445 SUPERIOR AVE. PARKING REQUIRED: I SPACE /3 BEDS NEWPORT BEACH, CA 92663 OCCUPANCY: -2 SKILLED NURSING FACILITY LICENSED BEDS: 96 BEDS CONSTRUCTION: TYPE V -1 HR SPRINKLERED: YES' NUMBER OF STORIES: ONE WITH PARTIAL BASEMENT AREA DATA 16SPACES TOTAL LOT AREA: 38,250 SF NEW PARKING AREA: 18,250 SF PARKING REQUIREMENTS 16 STANDARD STALLS: B' -6" X 17' -0' SKILLED NURSING FACILITY PARKING REQUIREMENTS: BED COUNT: 96 BEDS PARKING REQUIRED: I SPACE /3 BEDS 32 SPACES PARKING PROVIDED' STANDARD SPACES EXISTING: 51 SPACES HANDICAPPED SPACES EXISTING: 4 SPACES TOTAL EXISTING SPACES 55 SPACES STANDARD SPACES REMOVED: 2 SPACES STANDARD SPACES ADDED: 16SPACES TOTAL SPACES PROVIDED: 69 SPACES 'PARKING MEETS REQUIRED AMOUNT OF SPACES ■ ■■■■■■■■■� *RI■■. �� IL MEDICAL LANE I ■ ■ Q M" KING IAIN /r 1 � I N OR TLOi (E( BUILDING EXISTING SKILLED NURSING FACILITY 1445 SUPERIOR AVENUE 0 0 REQUIRED: ADJACENT TO RESIDENTIAL � \ Q ■ I TREE /S SPACES (4 TREES/ 16 SPACES) 4TREES ■ ■ ■ ■ ■ NEW PARKWC ■ ■ 1455 SUPERI.ORI ■ FT., ■ ■ PER CITY PER CITY OF NBMC 2052 OSOD.3.a(2((b) ■ VICINITY MAP ■ LEGEND ■ INTERIOR PARKING: ■ ■ I1 ■ ■ I TREE 130 FT. OF LANDSCAPING 6TREES wrsN4 ¢ 4•■■■ ■I■■■■RRP (6 TREES/ 154 FT,) > < p I t \ PER CITY OF NBMC 20.52.05C.D.3.b ■ ■ ■ p, N ■ AREA Of WORK ■ N EXISTING TREES: ■ M" KING IAIN /r 1 � I N OR TLOi (E( BUILDING EXISTING SKILLED NURSING FACILITY 1445 SUPERIOR AVENUE 0 0 REQUIRED: ADJACENT TO RESIDENTIAL W I TREE /S SPACES (4 TREES/ 16 SPACES) 4TREES OR I TREE /30 FT. OF LANDSCAPING FT., PER CITY PER CITY OF NBMC 2052 OSOD.3.a(2((b) VICINITY MAP LEGEND INTERIOR PARKING: I TREE 130 FT. OF LANDSCAPING 6TREES wrsN4 ¢ 4•■■■ ■I■■■■RRP (6 TREES/ 154 FT,) > < p I t \ PER CITY OF NBMC 20.52.05C.D.3.b ■ ■ p, N AREA Of WORK ■ ■ N EXISTING TREES: 1 TREES PROPOSED TREES: 9TREES o a ■ ■ ■ ■� ■ ■ ■� E yT TOTAL TREES PROVIDED: 10 TREES 'LANDSCAPING MEETS REQUIRED AMOUNT OF TREES C\ PROPERTY LINE I SITE pP LoT LIrvE 4 Nosrrtu RO. Wn 4. 0 8' 16' 32' 48' SCALE: 1/16' =1'-0" - PARKING LOT EXPANSION - A -1.0 CRYSTAL COVE CARE CENTER 1455 SUPERIOR AVE. NEWPORT BEACH, CA 92663 GREGG MAEDO + A 990 C IA T R 8. IN C ARCHIlEC111RE PLANNING 331 N. Ro reel, 6ulle IOI. Ponga. CA92B6B I:]I <.937.I.19B 9B5 www.gmoorc N.com Pr {ed p; 13I�5 Ocloberll. 'N13 INTENTIONALLY BLANK PAGE 24 1 I I N 8941'00 -E. - - -- -- Ir-- - - - - -- -- I I O DEMOLITION PLAN I a NJ r I§ — I O m �. �U Ia �IABI 5.99'4,00 'W. PROPOSED PLAN L I 1AI N DEMOLITION KEY NOTES: �Im — — — O EXISTING TREE TO REMAIN, PROTECT IN PLACE O EXISTING UTILITY POWER POLE AND RELATED COMPONENTS TO REMAIN, PROTECT IN PLACE. O3 EXISTING FENCE ON NEIGHBORING PROPERTY TO REMAIN, PROTECT IN PLACE O4 EXISTING CONCRETE WALL TO REMAIN, PROTECT IN PLACE. O5 EXISTING PARKING LOTTO REMAIN, PROTECT IN PLACE U.N O. © REMOVE EXISTING I -STORY RESIDENTIAL STRUCTURE O REMOVE EXISTING CHAIN UNK FENCE © REMOVE EXISTNG TREE 9O REMOVE EXISTING PARKING LOT STRIPING 10 REMOVE EXISTING PLANTER I1 REMOVE EXISTING CONCRETE WALKWAY CONSTRUCTION KEY NOTES: r� 7%�� 74— It 153.83' 13 NEW PARKING LOT I� NEW 6'{Y TALL SOLID MASONRY WALL I© NEW 54 WIDE REGALED LANDSCAPE BUFFER W/ 6" CURB, SEE LANDSCAPE PLAN 16 12' TALL LIGHT POSTS ABOVE STALL CONCRETE BASE, W/ RESIDENT AL SIDE SHIELDS NEW TREE, SEE LANDSCAPE LEGEND 19 NEW 64 WIDE IRRIGATED LANDSCAPE BUFFER W/ 6' CURB, SEE LANDSCAPE PLAN LANDSCAPE LEGEND 24 INCH BOX BURGUNDY QUEEN )E) PALM TREE TO REMAIN 2 -1/2 'BARK MULCH PLANING AREA COVER GROUND COVER IS TO BE AN ASSORTMENT OF THE FOLLOWING SPECIES: - SENECIO MANDRALISCAE KLH NIA - OPHIOPOGON JABURAN WHITE THY TURF - LANTANA "CREAM CARPET' LANTANA - LANTAN "LEMON SWIRL" LANTANA Osvae{iL� ~� �o� - PARKING LOT EXPANSION - A -2.0 GREE - CRYSTAL COVE CARE CENTER +ASSO G MAEDOCIATES, IN C. ARCHIIECIURE , PLANNING 1455 SUPERIOR AVE. moo ,1 e1,51a1B1 Q.IICAI.. I714.93I.19B5 . ww W.,. —N.com NEWPORT BEACH, CA 92663 0=1o�,..p13 t T z ,e 0 u a 5 B T •,,T 16 B m �. �U Ia �IABI 5.99'4,00 'W. PROPOSED PLAN L I 1AI N DEMOLITION KEY NOTES: �Im — — — O EXISTING TREE TO REMAIN, PROTECT IN PLACE O EXISTING UTILITY POWER POLE AND RELATED COMPONENTS TO REMAIN, PROTECT IN PLACE. O3 EXISTING FENCE ON NEIGHBORING PROPERTY TO REMAIN, PROTECT IN PLACE O4 EXISTING CONCRETE WALL TO REMAIN, PROTECT IN PLACE. O5 EXISTING PARKING LOTTO REMAIN, PROTECT IN PLACE U.N O. © REMOVE EXISTING I -STORY RESIDENTIAL STRUCTURE O REMOVE EXISTING CHAIN UNK FENCE © REMOVE EXISTNG TREE 9O REMOVE EXISTING PARKING LOT STRIPING 10 REMOVE EXISTING PLANTER I1 REMOVE EXISTING CONCRETE WALKWAY CONSTRUCTION KEY NOTES: r� 7%�� 74— It 153.83' 13 NEW PARKING LOT I� NEW 6'{Y TALL SOLID MASONRY WALL I© NEW 54 WIDE REGALED LANDSCAPE BUFFER W/ 6" CURB, SEE LANDSCAPE PLAN 16 12' TALL LIGHT POSTS ABOVE STALL CONCRETE BASE, W/ RESIDENT AL SIDE SHIELDS NEW TREE, SEE LANDSCAPE LEGEND 19 NEW 64 WIDE IRRIGATED LANDSCAPE BUFFER W/ 6' CURB, SEE LANDSCAPE PLAN LANDSCAPE LEGEND 24 INCH BOX BURGUNDY QUEEN )E) PALM TREE TO REMAIN 2 -1/2 'BARK MULCH PLANING AREA COVER GROUND COVER IS TO BE AN ASSORTMENT OF THE FOLLOWING SPECIES: - SENECIO MANDRALISCAE KLH NIA - OPHIOPOGON JABURAN WHITE THY TURF - LANTANA "CREAM CARPET' LANTANA - LANTAN "LEMON SWIRL" LANTANA Osvae{iL� ~� �o� - PARKING LOT EXPANSION - A -2.0 GREE - CRYSTAL COVE CARE CENTER +ASSO G MAEDOCIATES, IN C. ARCHIIECIURE , PLANNING 1455 SUPERIOR AVE. moo ,1 e1,51a1B1 Q.IICAI.. I714.93I.19B5 . ww W.,. —N.com NEWPORT BEACH, CA 92663 0=1o�,..p13 Correspondence Item No. 2a Crystal Cove Nursing Facility Parking Lot PA2013 -238 March 20, 2014, Planning Commission Agenda Comments Comments by: Jim Mosher (I immosher(o.yahoo.com ), 2210 Private Road, Newport Beach 92660 (949- 548- 6229). Item No. 2 Crystal Cove Nursing Facility Parking Lot (PA2013 -238) The report, and more importantly the Resolution, fails to identify how the "applicant," Gregg Maedo & Associates, Inc., is related to the property or the project. From the attached drawings it appears that it may be an architectural firm, but the Conditions of Approval imposed on "the applicant" seem more appropriate to apply to a landowner or operator. 2. Similarly, the report says the residential lot and the neighboring skilled nursing facility are under common ownership, but fails to identify who that owner is. 3. On handwritten page 3, the report indicates that although the computed parking requirement for the nursing facility, under the Zoning Code, is just 32 spaces, "However, the parking demand regularly exceeds the existing 55 parking spaces." If correct, this would suggest that either there is something peculiar about the activities at this location, or there is something grossly wrong about the calculation in the Zoning Code, and the City should revise the computation so that it can more adequately plan for future nursing facilities. 4. Since the Planning Division's Case Log indicates the application for the parking lot conversion was filed on November 19, 2013, and since the present parking crisis seems to have been precipitated by the redesignation of the vacant lot at 1000 Halyard as a Memory Care Facility, a matter heard by the Planning Commission on February 6, 2014, 1 find it remarkable that staff did not call attention to the known problem the latter action would create, and that the present report also provides no indication of the relation between the two matters. Although staff called no attention to it that I can recall, the letter from Crystal Cove Care Center Administrator John Kimball on handwritten pages 75 -76 of the 1000 Halyard staff report indicates that when Crystal Cove opened in 2008, March 20, 2014, PC agenda comments - Jim Mosher Page 2 of 3 their 96 -bed skilled nursing facility "needed parking spaces for more than 80 cars" but had only 39 on -site, and to solve the problem they leased spaces for 41 cars at 1000 Halyard. "That parking is gone now' (with approval of the Memory Care Facility), he observes, noting that even the addition of 18 -20 new spaces on the current subject property will be insufficient to replace the loss. 5. Regarding the plans provided, to the extent the intended circulation pattern in the combined lots can be discerned, it seems less than optimal. The aerial photo reproduced on handwritten page 3 suggests that the entrance from Superior is marked for one -way northbound flow. The plans indicate the new lot would be marked for one - way travel in the same direction. This would seem to create the possibility that drivers who miss a space might be forced to turn right on Medical Lane, and somehow loop back via Superior to take a second pass through the lot. Especially if parking is expected to be at a premium, it would seem more sensible to mark the new lot for southbound flow (opposite to the direction in the main lot), so as to create a loop that could be traversed without leaving the lot. Regarding the existing lot, if two -way traffic is allowed in the main part abutting Medical Lane (something not evident from either the photo or the plans), it is unclear what a car entering southbound from Medical Lane is supposed to do when it reaches the area marked one -way northbound, since, if the lot is full, there does not seem to be a turnaround provided. 6. Regarding the Draft Resolution of Approval: a. On handwritten page 11, the usual line saying "Facts in Support of Finding" is missing under italicized paragraph E. b. In Facts in Support of Finding E.1, the staff report (handwritten page 4) says the 16 new spaces will be offset by the loss of 2 existing ones, so the net gain is only 14 spaces (not 16). c. I am unable to follow the logic of Facts in Support of Finding E.S. I fail to understand how converting an abandoned residence to a parking lot improves circulation on Medical Lane compared to maintaining the residential use. d. On handwritten page 12, "Hilgren" should be "Hillgren ". e. On handwritten page 13, the "Section 20.91.050 of the Newport Beach Municipal Code," cited in Conditions of Approval 3, does not exist. f. In Conditions of Approval 9, are plans for building a parking lot, with no structures, regarded as "architectural plans," or is this boilerplate held over from some other proposal?