HomeMy WebLinkAbout12 - Final Tract Map No. 16292 - Cannery LoftsrEW�gr CITY OF NEWPORT BEACH
o PLANNING DEPARTMENT
t
3300 NEWPORT BOULEVARD
C+4sowr`' NEWPORT BEACH, CA 92658
(949) 6443200; FAX (949) 6443229
Hearing Date:
Agenda Item No:
Staff Person:
REPORT TO THE MAYOR AND CITY COUNCIL
PROJECT: Final Tract Map No. 16292
Cannery Lofts
August 27, 2002
12
James Campbell
(949) 644 -3210
PURPOSE OF
APPLICATION: Request to subdivide an existing lot containing approximately 0.45 acres
into seven parcels of land in conjunction with the development of a 7 unit
commercial/residential mixed use project on property located in the SP -6
District.
ACTION: Approve Final Tract Map 16292
OWNER: Cannery Lofts, L.P., Kevin Weeda
Discussion
On March 12, 2002 the City Council approved the Cannery Lofts project allowing the
redevelopment of approximately 1.44 acres of land on 30`s Street between Villa Way and the
Rhine Channel. The project included Tentative Tract Map 16292 that requested the subdivision
of one lot into seven 30 feet wide by 93 feet deep lots. The existing lot was the result of a previous
merger of seven lots created by the original subdivision of the Cannery Village area. In essence, the
proposed subdivision only recreates the previous subdivision pattern that is consistent with a
majority of the lots in the area. The resulting lots are conforming and all public improvements are
presently in place.
Street Names
30'' Street and Lafayette Avenue will remain the names of the streets. No new street names are
proposed.
Proposed Final Tract May and Recommendation
Procedures contained within the Title 19 of the Municipal Code, Subdivisions, provide that the City
Council determine that a Final Map is in conformity with the Tentative Map, and, if satisfied, it
shall approve the final map for recordation.
The Planning and Public Works Departments have reviewed the Final Map of Tract No. 16292 and
are satisfied that the final map conforms in all respects to the approved tentative map. Since no
street improvements are necessary for the subdivision (all improvements are presently in place),
standard subdivision agreements and bonds are not necessary. The Council may recall that the
Cannery Lofts project does proposed major changes and improvements to 30`h Street. These
improvements, with necessary encroachment agreements, bonds and maintenance arrangements,
will be presented to the City Council at a future Council meeting.
Staff believes that the Final Map conforms to the approved Tentative Tract Map, and therefore,
recommends approval of the Final Map, with the finding and condition set forth in the attached
Exhibit "A ". Staff has not included an exhibit for denial, since it is staff's belief that the Final Map
conforms to the tentative map in all respects.
Submitted by:
PATRICA L.TEMPLE
Planning Director
Attachments
Prepared by:
JAMES W. CAMPBELL
Senior Planner
A. Findings and conditions of approval for Final Tract Map No. 16292.
B. Conditions of approval for the Canary Lofts project (PA 2001 -128).
C. Tentative Tract Map No. 16292.
D. Final Tract Map No. 16292.
Page 2
Attachment "A"
FINDINGS AND CONDITIONS OF APPROVAL FOR
FINAL TRACT MAP NO. 16292
Final Mau of Tract No. 16292
Findin :
That the Final Map of Tract No. 16292 substantially conforms to the Tentative Map of said
Tract, with all changes permitted and all requirements imposed as conditions to its
acceptance.
Condition:
All conditions imposed by the City of Newport Beach Planning Commission within
Resolution 1550, in conjunction with its approval PA2001 -128 shall be fulfilled.
Intentionally Left Blank
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Attachment B
Conditions of approval for the
Canary Lofts project (PA 2001 -128)
INTENTIONALLY LEFT BLANK
tvr
Resolution No. 1550
Page 9 of 15
Exhibit "A"
Conditions of Approval
1. The development shall be in substantial conformance with the approved plans except as
modified below. The plans are identified by date as follows:
Sheet No.
Date
Sheet No.
Date
01
09/14/2001
13
09/14/2001
02
03/12/2001
14
10/18/2001
02 -B
09/14/2001
15
02/12/2002
03
09/14/2001
16
09/14/2001
04
02106/2002
17
09/14/2001
05
09/14/2001
17 -B
09/14/2001
O6
10/18/2001
18
02/1212002
07
10/18/2001
19
09/14/2001
OS
09/14/2001
19 -B
09/14/2001
09
11/28/2001
20
09/14/2001
10
10/18/2001
21
09/14/2001
11
10/18/2001
22
02/1212002
12
10/18/2001
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. Project approvals, with the exception of the Tentative Tract Map, shall expire unless
exercised within 24 months from the effective date of approval as specified in Section
20.91.050A of the Newport Beach Municipal Code. Reasonable extensions may be granted
by the Planning Director in accordance with applicable regulations. The Tentative Tract Map
shall expire within 36 months from the date of approval unless extensions are granted prior to
expiration in accordance with the Subdivision Ordinance and Subdivision Map Act.
4. Deleted
5. The applicant shall obtain a Coastal Development Permit from the California Coastal
Commission prior to the issuance of any building or grading permit for the project.
6. In lieu of the requirement for 10% of the proposed dwelling units to be affordable as defined
by the City's Housing Element, a fee of $6,359 per unit built for a total of $139,898.00 shall
be paid to the City to satisfy the project's affordable housing requirement.
7. The minimum elevation of the finished floor for project buildings shall be 6.27 feet above
mean sea level based upon NGV29 vertical datum.
8. Each building between Villa Way and Lafayette Avenue shall be protected with an automatic
fire suppression sprinkler system subject to the review and approval of the Newport Beach
Fire Department.
9. Exterior decks, exterior balconies, exterior terraces, setback areas, breezeways for vehicular
parking areas, open vehicular parking areas or exterior walkways shall not be covered or
11 �i' 1
Resolution No. 1550
Page 10 of 15
enclosed without the prior approval of the Building and Fire Departments and the Planning
Commission.
10. The proposed project shall conform to the requirements of the Uniform Building Code, any
local amendments to the UBC, and State Disabled Access requirements, unless otherwise
approved by the Building Department. The trellises on the 30th Street lots will be set back to
comply with the Uniform Building Code Requirements.
11. Disabled parking shall be reviewed and approved by the Division of the State Architect prior
to the issuance of a grading or building permit for new construction. A reciprocal use and
access easement for the parking spaces between Lots El & E2 and between Lots E3 & E4 shall
be required. Any reciprocal easements associated with the provision pf disable parking shall be
recorded prior to the issuance of a building permit. Owners shall provide proof of recordation of
the reciprocal parking easement and a title commitment dated after the date of recordation
showing the agreement being recorded prior to any financing on either property and/or that any
existing mortgage has agreed to such subordination.
12. Commercial trash receptacles shall be stored within the commercial space or shall otherwise
be screened from public view as determined by the Planning Director. Residential trash
receptacles shall be stored within the residential garages.
13. The enclosed garages shall be available for the exclusive use of the residential occupants for
parking purposes only. No conversion of the garage spaces to other use shall be permitted.
The open parking spaces shall be available for the exclusive use of the commercial
businesses and customers while those commercial businesses are open for business. F
14. The commercial spaces within the project shall not be converted or used for residential
purposes. Residential spaces shall be used for residential purposes and shall not be converted
or used for exclusive commercial purposes. Commercial activity within the residential
portions of all buildings shall comply with Section 20.60.100 (Home Occupations in
Residential Districts).
15. The applicant shall submit a landscape and irrigation plan prepared by a licensed landscape
architect or licensed architect for on -site and adjacent off -site planting areas. These plans
shall incorporate drought tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the Planning Director prior to the issuance of a building permit.
All planting areas shall be provided with a permanent underground automatic sprinkler
irrigation system of a design suitable for the type and arrangement of the plant materials
selected. Planting areas adjacent to vehicular activity shall be protected by a continuous
concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede
vehicular sight distance to the satisfaction of the Traffic Engineer.
16. All landscape materials and landscaped areas 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
M
Resolution No. 1550
Page 11 of 15
operable, including adjustments, replacements, repairs, and cleaning as part of regular
maintenance.
17. Prior to the issuance of building permits for the new construction proposed for the four lots
on Lafayette Avenue, the applicant shall dedicate a 6 -foot wide public access easement along
the entire water frontage of each property to the City of Newport Beach. The access easement
shall be subject to the review and approval of the Newport Beach City Attorney and Coastal
Commission prior to recordation. The easement shall be improved with a hard paved surface
and railings as approved by the Public Woks Department. The easement shall be directly
accessible by the public from 30d' Street and not be gated, enclosed or otherwise blocked by
present or future property owners or occupants of the four properties. Present or future
property owners or occupants shall not place or store any objects including but not limited to
boats, tables, chairs, umbrellas and shade canopies within the easement area.
18. The boat slips bayward of property shall only be used in conjunction with the proposed
residential dwelling units. Commercial use or rental of the boat slips is prohibited due to the
lack of vehicular parking for the slips. The applicant or owner shall obtain new harbor
permits for residential use prior to the issuance of a building permit for new construction.
19. The project must comply with the interior and exterior noise standards for residential uses of
the Noise Ordinance. The interior noise standard is 45dBA between the hours of 7:OOAM and
IO:OOPM and 40dBA between the hours of IO:OOPM and 7:OOAM. The exterior noise level
standard is 55dBA between the hours of 7:OOAM and IO:OOPM and 50dBA between the
hours of IO:OOPM and 7:OOAM. An acoustic study shall be performed by a qualified
professional that demonstrates compliance with these standards of the Noise Ordinance. This
acoustic study shall be performed and submitted to the City Planning Department prior to
occupancy of the project. If the exterior noise levels exceed applicable standards, additional
mitigation shall be required which may include the installation of additional sound
attenuation devices as recommended by the acoustic study and subject to the approval of the
Planning Director.
20. Each residential unit and each commercial building shall be separately served with an
individual water service and sewer lateral connection to the public water and sewer systems
unless otherwise approved by the Public Works Department and the Building Department.
21. Intersections of private drives with 30th Street and Lafayette Avenue shall be designed to
provide sight distance for a speed of 35 miles per hour. Slopes, landscape, walls and other
obstruction shall be considered in the sight distance requirements. Landscaping within the
sight line shall not exceed twenty-four inches in height.
22. A condition survey of the existing bulkhead along the bay sides of the property shall be made
by a civil or structural engineer prior to issuance of any grading permits, and that the
bulkhead be repaired in conformance with the recommendations of the condition survey and
to the satisfaction of the Building Department and Harbor Resources Division. The top of the
bulkhead is to be a minimum elevation of 6.27 MSL based upon NGV29 vertical datum.
J-7
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Resolution No. 1550
Page 12 of 15
23. All improvements within the public right of way shall be constructed as required by
Ordinance and the Public Works Department.
J
24. Disruption caused by construction work along roadways and by movement of construction
vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic
control and transportation of equipment and, materials shall be conducted in accordance with
state and local requirements. The applicant shall prepare a construction phasing plan and
construction delivery plan that includes routing of large vehicles prior to the issuance of
building permits for new construction. Large construction vehicles shall not be permitted to
travel narrow streets and alleys as determined by the Public Works Department.
25. Arrangements shall be made with the Public Works Department in order to guarantee
satisfactory completion of the public improvements, if it is desired to obtain a building
permit prior to completion of the public improvements.
26. A hydrology and hydraulic study shall be prepared by the applicant and approved by the
Public Works Department, along with a master plan of water, sewer and storm drain facilities
for the on -site improvements and public improvements prior to recording of the tract map.
Any modifications or extensions to the existing storm drain, water and sewer systems shown
to be required by the study shall be the responsibility of the developer.
27. Deleted
28. The applicant shall provide wheel stops or other approved protective barrier methods as
necessary within the parking areas. The parking spaces shall be marked with approved traffic ('
markers subject to the approval of the Public Works Department or painted white lines not
less than 4 inches wide.
29. Fair Share traffic mitigation fees shall be paid to the City prior to the issuance of any
building or grading permit for new construction on the project site.
30. All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets within the limits authorized by this permit, and shall be sound attenuated in
accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise
Control. The air conditioning units atop the 30th Street units may be visible in accordance
with the approved plans. The air conditioning units atop Lots Nl, N10, S1 and S8 shall be
setback from abutting sidewalks by no less than 10 feet.
31. Overhead utilities serving the site to be subdivided shall be undergrounded to the nearest
appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is
determined by the City Engineer that such undergrounding is physically infeasible.
32. A final map shall be recorded. That the final map be prepared so that the Bearings relate to
the State Plane Coordinate System. The final map shall be prepared on the California
coordinate system (NAD83) and that prior to recordation of the final map, the
surveyor /engineer preparing the map shall submit to the County Surveyor and to the City of
Newport Beach a digital- graphic file of said map in a manner described in Section 7 -9 -330
and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision
!b
Resolution No. 1550
Page 13 of 15
Manual, Subarticle 18. That prior to recordation of the final map, the surveyor /engineer
preparing the map shall tie the boundary of the map into the Horizontal Control System
established by the County Surveyor in a manner described in Section s 7 -9 -330 and 7 -9 -337
of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle
18. Monuments (one inch iron pipe with tag) shall be set on each lot corner unless otherwise
approved by the Subdivision Engineer. Monuments shall be protected in place if installed
prior to completion of construction project.
33. A standard subdivision agreement and accompanying surety shall be provided in order to
guarantee satisfactory completion of the public improvements if it is desired to record a tract
map or obtain a building permit prior to completion of the public improvements.
34. The on -site parking, vehicular circulation and pedestrian circulation systems shall be subject
to further review by the Traffic Engineer. The width of the commercial parking spaces within
the proposed breezeways shall be increased to a minimum clear width of 9 feet 6 inches.
35. All work within the public right of way must be completed under an encroachment permit
issued by the Public Works Department.
36. Street, drainage and utility improvements shall be shown of standard improvement plans
prepared by a licensed civil engineer and approved by the City Engineer. All non - standard
improvements shall be shown on standard improvement plans prepared by a licensed civil
engineer and approved by the City Engineer and the City Council.
37. In accordance with the provisions of Chapter 13 of the Newport Beach Municipal Code or
other applicable section or chapter, street trees shall be required and shall be subject to the
review and approval of the General Services and Public Works Departments.
38. An encroachment agreement is required for all non - standard improvements within the public
right -of -way. Prior to the issuance of an encroachment permit for the construction of non-
standard improvements, an association or maintenance assessment district shall be formed
that will be responsible for the maintenance of the non - standard improvements. This
association or assessment district must be formed and approved by the City prior to
recordation of the tract map or issuance of any Grading or Building Permits unless otherwise
approved by the Public Works Department.
39. A site plan shall be provided prior to recordation of any tract map or issuance of a building
permit for new construction showing the location of all proposed street lights, fire hydrants,
trees, landscape, vents and other obstructions.
40. The applicant shall be responsible for the payment of all applicable City plan check and
inspection fees.
41. The front setback area shall be landscaped per Section 20.43.050 (50% of the setback area).
The landscape areas of the Lafayette Avenue lots depicted in the drawings shall be increased
by expanding the area devoted to turf block in front of the residential garage aprons within
the front yard setback so that the 50% landscape requirement is met.
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Resolution No. 1550
Page 14 of 15
42. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct rays
or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance.
"Walpak" type fixtures are not permitted. Parking area lighting shall have zero cut -off
fixtures.
43. The site shall not be excessively illuminated based on the illuminance recommendations of
the Dluminating Engineering Society of North America, or, if in the opinion of the Planning
Director, the illumination creates an unacceptable negative impact on surrounding land uses
or environmental resources. The applicant shall prepare photometric study in conjunction
with a final lighting plan for approval by the Planning Director prior to the issuance of a
building permit. The Planning Director may order the dimming of light sources or other
remediation upon fording that the site is excessively illuminated
44. Signs shall be regulated by the Balboa Sign Overlay except that roof signs shall be
prohibited.
45. Mitigation Measures - Geology.
The proposed structures shall be designed using a reduced bearing value and a specially
designed foundation system that distributes building loads as evenly as possible across
the clay layer. The recommended bearing value and an estimate of the corresponding
settlements within the site for the special foundation are presented in the Geotechnical
Investigation (Petra, 2001).
2. Proposed buildings and structures shall be designed and constructed to resist the effects
of seismic ground motions as provided in Sections 1626 through 1633 of the 1997
Uniform Building Code. The method of design will be dependent on the seismic zoning,
site characteristics, occupancy category, building configuration, type of structural system,
and building height.
3. The project shall be designed to incorporate the following structural design criteria to
minimize the impacts of groundshaking and related seismic effects.
UBC 1997 Table Factor
16 -1
Seismic Zone Factor Z
0.40
16-J
Soil Profile Type
So and SE
16 -0
Seismic Coefficient Ca
0.57
16 -R
Seismic Coefficient C„
1.54
16 -S
Near -Source Factor Ne
1.3
16 -T
Near -Source Factor N,
1.6
16 -U
Seismic Source Type
B
4. To mitigate the potential for earthquake- induced liquefaction, all of the structures
proposed shall be supported by a mat foundation system or post- tensioned foundation
system that will create a rigid foundation that more evenly distributes the building loads
across the underlying supporting soils. '
5. An allowable bearing value of 1,000 pounds per-square foot shall be used for footings
founded at minimum depths of 18 inches below the nearest adjacent final grade. (No
increase in bearing value should be provided for footings having a greater depth.) For
design of mat foundation systems, a modulus of subgrade reaction of 100 pounds per
cubic inch may be considered.
6. Suffate- resistant cement shall
soils. Careful control of the
compressive strength is also
deterioration due to sulfates.
Resolution No. 1550
Page 15 of 15
be used in all concrete that may be in contact with on -site
maximum water - cement ratio and the minimum concrete
required in order to provide proper resistance against
46. Mitigation Measures - Hazards and Hazardous Materials
1. Prior to issuance of a demolition permit, the applicant shall conduct a survey for the
presence of lead based paint and asbestos - containing material in the structure located at
515 30th Street. Should such materials be found in the structure, they shall be abated
pursuant to applicable regulatory requirements at least 10 days prior to demolition.
2. Prior to issuance of a demolition permit, the applicant shall ensure that the items located
at 515 30th Street (e.g., fuel cans, outboard motors, vehicles, etc.) be removed from the
property.
3. If any stained soil or other suspect material is encountered during grading operations, a
qualified environmental firm shall be contacted immediately to evaluate the potential
environmental conditions.
47. Mitigation Measures - Noise
1. The hours of operation of equipment that produces significant noise or levels noticeably
above general construction noise be limited to between the hours of 7:00 a.m. and 6:30
p.m. weekdays and 6:00 a.m. and 6:00 p.m. Saturday.
2. All construction equipment shall be muffled and shall be maintained in good working
order to reduce the equipment - related noise generation.
3. If heavy construction activities occur adjacent to noise sensitive land uses, the temporary
noise barriers should be installed to protect those land uses during the periods of loudest
construction events.
4. All construction activities will comply with applicable state and local construction noise
regulations.
48. Mitigation Measure - Public Services
The applicant will be required to incorporate specific recommendations prescribed by the Newport
Beach Fire and Building Department to ensure that adequate fire protection can be provided.
49. Mitigation Measure - Recreation
The applicant shall pay a park dedication fee to the City of Newport Beach as required pursuant to
Title 19 of the Municipal Code.
50. The applicant shall dedicate to the City 10 -foot corner cutoffs for pedestrian access purposes
at the 30th Street/Villa Way and 30th Street/Lafayette Street intersections.
51. The trellis wall located on the four Lafayette Avenue lots shall not be planted with vines or
other plant materials.
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Attachment C
Tentative Tract Map No. 16292
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Attachment D
Final Tract Map No. 16292
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See Tract Map File
for Map