HomeMy WebLinkAbout03 - Ebb Tide Temporary Sales Office Limited Term Permit - PA2016-042 COMMUNITY DEVELOPMENT DEPARTMENT
VPLANNING DIVISION
low 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
cq�iFOw�avP 949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 16, 2016
Agenda Item No. 3
SUBJECT: Ebb Tide Model Home Complex (PA2016-042)
1560 Placentia Avenue
• Limited Term Permit No. XP2016-001
APPLICANT: Ebb Tide, LLC.
OWNER: Ebb Tide, LLC.
PLANNER: James Campbell, Principal Planner
949-644-3210, Jcampbell(o)newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: RM (Multiple-Unit Residential)
• General Plan: RM (Multiple-Unit Residential)
PROJECT SUMMARY
A Limited Term Permit (90 days or more) for a temporary sales office building, a 6-space
customer parking area, temporary signage, and the conversion of a two-car garage to a
design studio to support the initial sales of a previously approved 81-unit condominium
development under construction on the site.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Limited Term Permit
No. XP2016-001 (Attachment No. ZA 1).
DISCUSSION
• On August 6, 2015, the Planning Commission approved the Ebb Tide project
consisting of the development of 81 residential condominium units on a 4.7-acre site
located at 1560 Placentia Avenue (PA2014-110).
1
Ebb Tide Model Home Complex
Zoning Administrator, June 16, 2016
Page 2
• In December of 2015, a demolition permit and rough grading permit were issued to
remove the former Ebb Tide Mobile Home Park.
• Pursuant to Section 20.18.020 of the Municipal Code, temporary uses within the RM
(Multi-Unit Residential) Zoning District are allowed subject to the approval of a
Limited Term Permit. Limited Term Permits may authorize uses that might not meet
the development or use standards of the applicable zoning district, but may
otherwise be acceptable because of their temporary or limited nature. In this case,
the temporary improvements associated with the model home sales complex are
limited duration uses that will cease prior to completion of the new residential
condominium development.
• Three of the 81 units will be used as model homes and will be constructed with the
first phase of development. Utilities and precise grading for the entire tract will be
performed at the same time. The applicant is requesting approval to place a
temporary sales office structure, customer parking lot, and a temporary Fire
Department driveway in areas adjacent to the model homes. The common area
amenities will also be constructed with the model homes (Attachment No. ZA 3 -
Project Plans). The garage within one of the models homes will be converted to a
design center and will be restored to a functioning garage when the model home
complex is sold and occupied by the initial homeowner.
• The model homes, sales office, and temporary parking lot are proposed in the
central part of the proposed project. The sales office will operate with a limited
number of employees during typical business hours (10:00 a.m. to 5:00 p.m., daily).
A dedicated six-space on-site parking lot will provide customers a safe area for
parking with a designated path of travel to each of the units. The guest parking
adjacent to the common amenity area will also be available for customers and
guests of the initial occupants of the project. A temporary Fire Department driveway
will facilitate appropriate access for Fire Department vehicles during construction.
Landscaping will be provided in front yard setback along Placentia Avenue and in
and around the model home complex and temporary parking area.
• After the model home complex is completed, production of the homes will
commence starting at the southwest corner of the site near Placentia Avenue and
proceed in a counterclockwise direction until the tract is fully constructed.
Construction traffic will be routed along the northerly internal driveway and
customers and future residents will utilize the southerly internal driveway. Temporary
fences are included to separate customers and future residents from construction
areas for safety.
• Temporary signage, both internal to the tract and along Placentia Avenue, will be
located entirely on-site. Illumination of signs will be residential in character and will
comply with applicable standards of the Municipal Code. Fourteen banners will be
located along Placentia Avenue in the landscaped area. A temporary monument
sign (main project ID sign) is proposed to be located in the center median of the
TmpIt:05-05-16
Ebb Tide Model Home Complex
Zoning Administrator, June 16, 2016
Page 3
project access driveway. The project ID sign is 7-feet-high by 45-inches-wide and is
setback from the street to ensure adequate vehicle sight distance. A limited number
of on-site directional signs internal to the project are also proposed to help guide
buyers. The number, size and location of the temporary signs as shown on the
project plans are not excessive given the large size and frontage of the project site.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (SCH No. 2015071007) was prepared for the 81-unit
Ebb Tide Subdivision project in accordance with the implementing guidelines of the
California Environmental Quality Act (CEQA). The use of a temporary modular sales
office, customer parking areas and temporary signage are customary and incidental
changes to the approved project. The temporary improvements will be removed near
the end of the construction phase. Subsequent environmental review for the temporary
improvements is not required to be prepared pursuant to CEQA Guidelines Section
15162 because the proposed project involves minor design changes to provide a sales
office, to construct related parking spaces and signage for a limited duration of time.
These changes do not constitute "substantial changes" to the project that would involve
new significant environmental effects or result in additional mitigation measures.
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 hearing, 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.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
James Campbell, Principal Planner
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Ebb Tide Model Home Complex
Zoning Administrator, June 16, 2016
Page 4
Attachment No. ZA 1
Draft Resolution
Tmple05-05-16
f
RESOLUTION NO. ZA2016-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING LIMITED TERM
PERMIT NO. XP2016-001 LOCATED AT 1560 PLACENTIA
AVENUE FOR A TEMPORARY SALES OFFICE AND PARKING
(PA2016-042)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. On August 6, 2015, the Planning Commission adopted Resolution 1990 approving the
Ebb Tide project consisting of the development of 81 residential condominium units on
a 4.7-acre site located at 1560 Placentia Avenue (PA2014-110). The Planning
Commission adopted a Mitigated Negative Declaration consistent with the California
Environmental Quality Act.
2. In December of 2015, a demolition permit and rough grading permit were issued to
remove the former Ebb Tide Mobile Home Park.
3. An application was filed by Ebb Tide, LLC, with respect to property located at 1560
Placentia Avenue, and legally described as a portion of Lot 714 of First Addition to
Newport Mesa Tract, requesting approval of a limited term permit (90 days or more).
4. The applicant proposes to operate a temporary sales office with related parking,
temporary signage, and a temporary fire access driveway to support sales of the
approved 81-unit condominium development currently being constructed on the site.
5. The subject property is located within the Multiple-Unit Residential (RM) Zoning District
and the General Plan Land Use Element category is Multiple-Unit Residential (RM).
6. The subject property is not located within the coastal zone.
7. A public hearing was held on June 16, 2016, in the Corona del Mar Conference Room
(Bay E-1 st Floor) 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
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. A Mitigated Negative Declaration (SCH No. 2015071007) was prepared for the 81-unit
Ebb Tide Subdivision project in accordance with the implementing guidelines of the
California Environmental Quality Act (CEQA). The use of a temporary modular sales
office, customer parking areas and temporary signage are customary and incidental
changes to the approved project. The temporary improvements will be removed near
Zoning Administrator Resolution No. ZA2016-###
Page 2 of 8
the end of the construction phase. Subsequent environmental review for the temporary
improvements is not required to be prepared pursuant to CEQA Guidelines Section
15162 because the proposed project involves minor design changes to provide a sales
office, to construct related parking spaces and signage for a limited duration of time.
These changes do not constitute "substantial changes" to the project that would
involve new significant environmental effects or result in additional mitigation
measures.
2. The Zoning Administrator finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages
which may be awarded to a successful challenger.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.040(G) (Limited -64m Permit Findings and Decisions) of
the Newport Beach Municipal Code, the following timings ari 'facts in support of such
findings are set forth:
'A
Finding:
A. The operation of the requested limited duration use at the location proposed and within
the time period specified 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 requested limited duration use.
Facts in Support of Finding:
1. The property is currently under construction with 81 new residential dwelling units
consistent with the Planning Commission's prior approval. Three (3) of the units will
be used as model homes and will be constructed within the first phase of
development that consists of utilities and precise grading for the entire tract and
common area amenities.
2. The temporary sales office, customer parking lot and a temporary Fire Department
driveway will be located in areas adjacent to the model homes. The common area
amenities will also be constructed with the model homes. One garage within the
model home complex will be converted to a design studio and will be restored as a
2-car garage prior to occupancy of the unit by the initial homeowner.
3. The model homes, sales office, and temporary parking lot are proposed in the
central part of the proposed project. The sales office will operate with a limited
number of employees during typical business hours. A dedicated six-space on-site
a5-26-2016
Zoning Administrator Resolution No. ZA2016-###
Page 3 of 8
parking lot will provide customers a safe area for parking with a designated path of
travel to each of the units.
4. The guest parking adjacent to the common amenity area will also be available for
customers and guests of the initial occupants of the project.
5. A temporary Fire Department driveway will facilitate appropriate access for Fire
Department vehicles.
6. Landscaping will be provided in front yard setbacks along Placentia Avenue and
around to the model home complex and temporary parking area.
7. After the model home complex is completed, production of the remainder of the
homes will commence starting at the southwest corner of the site near Placentia
Avenue and proceed in a counterclockwise direction. Construction traffic will be
routed along the northerly internal driveway and customers and future residents will
utilize the southerly internal driveway. Temporary fences are included to separate
customers and future residents from construction areas for safety.
8. Temporary signage, both internal to the tract and along Placentia Avenue, will be
located entirely on-site. Illumination of signs will be residential in character and
must comply with applicable standards of the Municipal Code. Fourteen banners
will be located along Placentia Avenue in the landscaped area. A temporary
monument sign (main project ID sign) is proposed to be located in the center
median of the project access driveway. The project ID sign is 7—feet-high by 45-
inches-wide and is setback from the street to ensure adequate vehicle sight
distance. A limited number of on-site directional signs internal to the project are
also provided to enhance wayfinding. The number, size and location of the
temporary signs as shown on the project plans are not excessive given the size
and frontage of the project site.
9. All improvements associated with this limited term permit will be removed during
the final construction phase ensuring that the overall project is completed
consistent with the Planning Commission's approval of the Ebb Tide project
Finding:
B. The subject lot is adequate in size and shape to accommodate the limited duration use
without material detriment to the use and enjoyment of other properties located adjacent
to and in the vicinity of the lot.
Facts in Support of Finding:
1. The subject lot is approximately 4.7 acres in size with approximately 325 feet of
street frontage along Placentia Avenue. The site has been found adequate to
support the 81-unit Ebb Tide project based upon the Planning Commission's
approval of the Ebb Tide project.
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Zoning Administrator Resolution No. ZA2016-###
Page 4 of 8
2. The development will be constructed in phases, with the model homes, temporary
sales office, and parking lot constructed first after the utilities and precise grading is
completed. Given the two internal driveways planned, construction traffic and
customer/future resident parking conflicts can be minimized with construction traffic
using the northerly on-site driveway and customers/future residents using the
southerly on-site driveway. Once constructed, customers will benefit from safe
access and parking to the model home complex and initial phases of construction
while the remaining units in the development are constructed.
3. Given the size of the lot and proposed sequencing of construction, the lot can
accommodate sales office parking demands on-site with little disruption to
surrounding residential uses and adjacent public parking lot.
4. The model homes, sales office, and parking lot are located in the central part of the
proposed project separating it from adjacent uses.
5. The number of temporary signs are limited in number and are appropriately located
to ensure on-site wayfinding and to maintain adequate vehicle sight distances.
Finding:
C. The subject lot is adequately served by streets or highways having sufficient width and
improvements to accommodate the kind and quantity of traffic that the limited duration use
would or could reasonably be expected to generate.
Facts in Support of Finding:
1. The sales office will typically operate between 10:00 a.m. and 5:00 p.m. daily, and is
expected to generate minimal traffic given a limited number of employees. The
conversion of one of the model home garages to a design studio does not eliminate
parking for the future homeowner and these spaces are not used for the operation of
the model home sales.
2. Customers and future residents accessing the site will utilize the main driveway
from Placentia Avenue and the southerly internal driveway. Construction traffic will
use main access from Placentia Avenue given there is only one access point from
the public right-of-way and will use the northerly internal driveway. The ability to
separate construction traffic and customer/future resident traffic using the two
internal driveways reduces potential conflicts to the maximum extent possible.
Finding:
D. Adequate temporary parking to accommodate vehicular traffic to be generated by the
limited duration use would be available either on-site or at alternate locations acceptable
to the Zoning Administrator.
05-26-2016
g
Zoning Administrator Resolution No. ZA2016-###
Page 5 of 8
Facts in Support of Finding:
1. A temporary 6-space parking lot will be constructed and maintained on-site in
conjunction with the operation of the sales office. Additionally, 4 guest parking
spaces at the common area will be available for customers and future residents
during construction.
2. The parking lot will include parking reserved for disabled persons and accessible
path of travel.
Finding:
E. The limited duration use is consistent with all applicable provisions of the General Plan,
any applicable specific plan, the Municipal Code, and other City regulations.
Facts in Support of Finding:
1. The RM (Multiple-Unit Residential) designation of the Land Use Element of the
General Plan is intended to provide primarily for multi-family residential
development containing attached or detached dwellings. The proposed temporary
sales office use and associated parking is customary and incidental to the efficient
construction and occupancy of the proposed residential use. The limited duration
uses and improvements will be removed at the conclusion of sales and will not
impede the ultimate use of the site as a residential condominium development,
consistent with the RM designation.
2. Section 20.18.020 of the Municipal Code allows temporary uses within the RM
(Multiple-Unit Residential) Zoning District subject to the approval of a Limited Term
Permit. Limited Term Permits may authorize uses that might not meet the
development or use standards of the applicable zoning district, but may otherwise
be acceptable because of their temporary or limited nature. In this case, the sales
office and related parking and signage are limited duration uses that will cease
operating prior to completion of the new residential condominium development.
3. The proposed use is conditioned such that it will comply with all other applicable
provisions of the General Plan, Municipal Code, and other City regulations. Applicable
ministerial permits must be obtained prior to construction.
4. The site is not located within a specific plan area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Limited Term
Permit No. XP2016-001, subject to the conditions set forth in Exhibit "A," which is
attached hereto and incorporated by reference.
a5-26-2016
9
Zoning Administrator Resolution No. ZA2016-###
Page 6 of 8
2. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the Community
Development Director in accordance with the provisions of Title 20 Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF JUNE, 2016.
Patrick Alford
Zoning Administrator
05-26-2016
2�
Zoning Administrator Resolution No. ZA2016-###
Page 7 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. 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. Anything not specifically approved by this limited term permit is prohibited and shall be
addressed by a separate and subsequent review.
3. The Limited Term Permit shall expire twelve (12) months from the effective date of the
license agreement to implement this permit, unless an extension of up to one (1)
additional permit of twelve (12) months is granted by the Zoning Administrator.
4. The sales office hours of operation shall be limitedetween the hours of 10:00 a.m.
and 5:00 p.m., daily.
5. Temporary signage shall be limited to the signs shown in the project plans. Illumination
of signs shall be residential in character and must comply with applicable standards of
the Municipal Code.
6. All temporary signage shall be located outside the traffic safety visibility area, subject to
the review and approval of the City's Traffic Engineer.
7. All temporary improvements shall be removed after the conclusion of initial sales to
ensure completion of the construction of the tract as approved by the Planning
Commission.
8. An accessible restroom facility shall be provided and available to the public for the
duration of the sales office use.
9. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
10. Per California Fire Code Section 3312.1, an approved water supply (fire hydrant) for fire
protection shall be made available as soon as combustible material arrives on the site.
11. Prior to occupancy of the sales office, an all-weather fire access road shall be provided
consistent with Newport Beach Fire Department Guideline C.01 standards.
12. Prior to occupancy of the sales office, the emergency fire access road needs to be
marked No Parking on both sides, consistent with Newport Beach Fire Department
Guidelines C0.1.
a5-26-2016
11
Zoning Administrator Resolution No. ZA2016-###
Page 8 of 8
13. Per Newport Beach Fire Department Guidelines CO.1, any locked gates shall have a lock
approved by the Fire Department for emergency access.
14. Prior to the occupancy of the sales office, the automatic sprinkler system installation shall
be tested and approved by the Fire Department.
15. A 2A 10BC fire extinguisher shall be installed on a wall in an accessible location within
the sales office.
16. 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.
17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless the 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 the City's approval of the Ebb Tide Temporary Sales Office
including, but not limited to, Limited Term Permit No. XP2016-001 (PA2016-042). 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, the City,
and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the
City for all of the City's costs, attorneys' fees, and damages which the 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.
a5-26-2016
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
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Attachment No. ZA 3
Project Plans
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PA2016-042
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