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HomeMy WebLinkAbout4.0 - 3700 Newport Boulevard Roof Screen System - PA2016-151 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT September 22, 2016 Meeting Agenda Item No. 4 SUBJECT: 3700 Newport Boulevard Roof Screen System (PA2016-151) 3700 Newport Boulevard • Site Development Review No. SD2016-006 • Modification Permit No. MD2016-013 APPLICANT: Bickel Group, Inc. OWNER: South Coast Trade Center 3, LP PLANNER: James Campbell, Principal Planner (949) 644-3210, Jcampbell@newportbeachca.gov PROJECT SUMMARY Site Development Review to allow the installation of a rooftop mechanical screen enclosure on the roof of an existing building that is nonconforming to the building height limit. Modification Permit to allow rooftop mechanical screen areas to exceed 30% of the area of the roof of an existing nonconforming building. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. _ approving Site Development Review No. SD2016-006 and Modification Permit No. MD2016-013 (Attachment PC 1). INTRODUCTION Prosect Setting The project site is developed with a 32.5-foot tall, 3-story office building and a small parking lot. The current owner is completing cosmetic alterations and upgrades to the 17,000 square foot building. The building has a modern architectural style with a flat roof. On the roof of the existing building are approximately 20 heating, ventilation and air conditioning (HVAC) units that are not screened from public view. The building and roof is highly visible from Newport Boulevard given the street's higher elevation and proximity to the building. 1 V� QP �P 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 2 VICINITY MAP O C r, ,O z� m ti 4\ c 6� SB Q 1/y , ��^y�� 6•:. � `J 3A�p9 3AB M1 BOgB 1/Q h� P r P g sO 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 3 GENERAL PLAN ZONING Rr. •, a � hMrr r 9rro T p - 4 RN h 0 M1Vi r 3 'a a f Muw: ee�WWM1 aLr SR RI �.nJ { TUt LOCATION GENERAL PLAN ZONING CURRENT USE MU-W2 MU-W2 ON-SITE (Mixed-Use Water) (Mixed-Use Water Office Building NORTH Newport Harbor& Newport Harbor& Waterway and marinas CM (Marine Commercial) CM (Marine Commercial) MU-W2 MU-W2 SOUTH Mixed-Use Water) (Mixed-Use Water Commercial uses EAST PF (Public Facilities) & PF (Public Facilities) & Elks Lodge, retail commercial, MU-W2 Mixed-Use Water MU-W2 Mixed-Use Water health club and restaurants WEST Newport Boulevard & RT Newport Boulevard & Newport Boulevard and Two-Unit Residential R-2 Two-Unit Residential residential uses to the west Project Description The applicant requests permission to install a 5'-4" tall wall around existing HVAC units to provide screening of the equipment. The screen wall would not be any higher than existing equipment. The screen wall would be setback from the edges of the existing roof by varying distances and would "cover" approximately 56 percent of the roof (Attachment PC 2). The proposed screen wall would be made from stainless steel panels, punched with 3/16" diameter holes (Attachment PC 3). 4 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 4 Background The building was constructed in 1956 prior to current zoning standards. The building is 32.5 feet tall and is legal nonconforming with respect to building height, floor area, parking, and screening of mechanical equipment. w 0 DISCUSSION Analysis General Plan The site is designated MU-W2 (Mixed-Use, Water 2) and this designation is applied to waterfront locations where marine-related uses may be intermixed with buildings that provide residential on the upper floors. Permitted uses include those permitted by the Marine Commercial (CM), visitor-serving (CV), and MU-V (Mixed-Use Vertical) designations. Free-standing residential uses are not permitted. Although the existing general office building is not a marine commercial, visitor-serving commercial or mixed- use (commercial/residential) use, continued general office uses within the existing building are allowed to continue unabated pursuant to Section 20.38.050 (Nonconforming Uses). 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 5 Local Coastal Plan The site is designated MU-W by the Coastal Land Use Plan. This land use category is identical to the MU-W2 General Plan land use designation and conveys the same land use polices. Zoning Code The site is zoned MU-W2 reflective of the General Plan designation. The existing nonconforming building is allowed to continue unabated. Changes to the building must conform to applicable standards including building height standards. Screening of Mechanical Equipment— Zoning Code Section 20.30.020 The screening of roof-mounted mechanical equipment is required in all zoning districts at the time of new installation or replacement of equipment. Roof-mounted mechanical equipment may not be visible in any direction (360 degrees) from a public right-of-way or adjacent residential property, as may be seen from a point six feet above ground level. Roof-mounted mechanical equipment and screening is also subject to the height limitations of the various zoning districts and any height limit exceptions in Section 20.30.060. Screening of roof-mounted equipment must be accomplished with mechanical roof wells recessed below the roof line or by solid and permanent roof- mounted screens. Screening must also be compatible with the architectural style, materials, and color of the building. As indicated, there is no screening of existing equipment and the applicant is not replacing any of the existing equipment. At this time, there is no requirement for the applicant to screen the equipment and the applicant is voluntarily seeking permission to screen the equipment to improve the building and comply with Section 20.30.020 of the Zoning Code. Given that the building already exceeds the 26-foot height limit, the applicant seeks a Site Development Review application to authorize the HVAC screens at 35 feet. The additional height of the screens to 37'-10" would be within the 5-foot allowance provided the screened area were less than 30 percent of the roof area or authorized through a Modification Permit. The proposed screen consisting of a modern, perforated stainless steel panels would be compatible with the modern architecture of the building. The proposed walls are inset and parallel to the exterior of the roof creating a more harmonious design. The screen walls would achieve the desired result by screening existing equipment from public right-of-ways and adjacent residential property located across Newport Boulevard. The proposed screening wall would not be effective from elevated vantage points. Additional screening elements atop the equipment itself would only add bulk and height to the building and elevated residential vantages are distant from the project site. In conclusion, staff does not recommend additional screening elements beyond what is proposed to ensure compliance with Section 20.30.020 provided the findings for both the Site Development Review and Modification Permit can be made. 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 6 Height The project site is subject to the shoreline height limitation and flat roofed buildings are normally limited to 26 feet in height. Pursuant Section 20.30.060(D)(11) (Height Limit Exceptions) mechanical equipment and screen walls may exceed the height limit by up to 5 feet (31 feet in overall height) provided the screened area occupies no more than 30 percent of the total roof area. Section 20.52.050(B)(3)(c), provides that a Modification Permit can authorize screening to exceed 30 percent of the total roof area. In this case, the existing building is 32.5 feet tall and the proposed screened area would occupy approximately 56 percent of the total roof area. New buildings with flat roofs can be permitted up to 35 feet in height provided certain findings and the general Site Development Review findings can be made. Assuming the findings for approval can be made; rooftop equipment screens would need to meet the same standards (5 feet high and no more than 30 percent of the total roof area). Section 20.30.060(C) allows buildings to exceed the base height limit provided the following findings can be made: 1. The project applicant is providing additional project amenities beyond those that are otherwise required. The project applicant is voluntarily proposing the equipment screens to improve the rooftop aesthetics of the existing highly-visible building. 2. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. The proposed equipment screen is complementary to the modern building architecture. It creates a new vertical element breaking up the flat roof creating varied roof planes. The screen walls are setback from the edges of the roof and the walls are parallel to the roof edge. These features reinforce a harmonious and complementary design to the existing modern architecture. Lastly, the screens will eliminate unsightly equipment from public view and the overall visual character of the building will be improved and the roof will look more complete. 3. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to taller or shorter structures on abutting properties. The increased height is attributable to a proposed 5'-4" screen wall that are setback by varying distances from the edge of the roof. The setbacks and limited height of the walls will reduce the perceived height of the feature from surrounding properties. A 35-foot tall commercial parking structure is located directly east within Lido Marina 7 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 7 Village. Newport Boulevard is elevated in relation to the building and therefore the increased height will be less of an impact from that location. 4. The structure will have no more floor area than could have been achieved without the approval of the height increase. The 54" tall rooftop equipment screen walls will not create enclosed spaces. As a result, no additional floor area would result with project approval. Site Development Review 1. Allowed within the subject zoning district; The application does not change uses and the existing office development is nonconforming to floor area, building height, parking, and equipment screening standards of the zoning code. Continued office use is allowed in the MU-W2 zoning district. 2. In compliance with all of the applicable criteria identified in subsection (C)(2)(c) of this section; a) Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; The site is subject to the Lido Village Design Guidelines adopted in 2011. The vision for the area is to create a vibrant gateway Village in the heart of historic Newport Beach's Balboa Peninsula. The primary focus for these Guidelines is to reinforce the built environment while respecting physical building forms and functional uses as they relate to the pedestrian experience within the Village. Style and character are secondary elements that will help contribute to the overall aesthetic place making of Lido Village. Lido Village is composed of five distinctive Design Areas: Lido Marina Village, Via Lido Plaza, City Hall site (now the Lido House Hotel), Lido Triangle, and Newport Boulevard Shops. The goals for the Village include: respect and complement existing taller buildings and massing; implement quality building design and the use of authentic materials to influence design solutions; improve edge conditions with Newport Harbor, Newport Boulevard, and Via Lido, reinforcing the gateway element; and, the use of high quality materials for public space improvements that reinforce Village character. The Guidelines provide considerations for each Design Area's edge and boundary conditions, pedestrian connections and open space, sustainability concepts, architectural design guidelines, and landscape design considerations. The subject building is located at the edge of the Lido Marina Village Design 2 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 8 Area and has a "buffer edge" and a "waterfront edge." For the buffer edge, a softening between uses of differing intensities is sought. Landscape solutions with vertical elements are promoted, and fagade enhancements that are visually attractive are encouraged. The waterfront edge calls for the creation of a strong pedestrian interface that maximizes accessibility. The encouragement of visual corridors promoting the water experience, the restricting of "back of house" and service conditions, and the creation of image-defining fagades with transparent pedestrian interfaces are also criteria. The guidelines provide that roofs should be designed for functionality while enhancing and complementing the overall architectural design of the building. Vertical roof plane breaks, changes in building/ridge height, or other accent roof forms are encouraged. Form and materials should be integrated into the overall design vocabulary of the building. Fascia elements should be consistent with the primary design style. Parapets, when used, should be contiguous and incorporate side/rear elevation returns to eliminate false front and or unfinished appearance. In staff's opinion, the proposed roof screen is a functional element that enhances the look of the building especially when viewed from Newport Boulevard consistent with the goal of the guidelines. The screen is a contiguous element creating a more finished roof that also screens back of house features. The use of modern materials also compliments the modern architectural design of the building. The screen walls are setback by varying distances from the edge of the roof, which reduces the perceived height of the feature from surrounding properties and public spaces. Existing pedestrian access would also not be effected. Given that there is no public view through the property of any significance, the proposed screening does not impact the visual corridor related to the waterfront. In summary, staff believes the proposed project is consistent with the Lido Village Design Guidelines. b) The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; The setbacks and design of the proposed screen walls will reduce the impact of the added bulk and height of the overall development in relationship to nearby development and public spaces. c) The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 9 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 9 Again, the setbacks and design of the proposed screen walls will reduce the impact of the added bulk and height of the overall development in relationship to nearby development and public spaces. The screen walls are parallel to the roof edge and the size of the screened area (approximately 56 percent of the roof area) is not out of proportion with the size of the building. The use of modern building materials complements the modern building and the screen walls will provide aesthetic enhancement of the existing building by screening existing and unscreened mechanical equipment. d) The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; The installation of a screen system around existing unscreened equipment on the rooftop of an existing building does not affect pedestrian, vehicular access, including drive aisles, driveways, and parking or loading spaces. e) The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and The installation of a screen system around existing unscreened equipment on the rooftop of an existing building does not affect landscaping or open space areas or the use of water efficient plant and irrigation materials. 0 The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). No public view exists through the site. The increase in height and size of the screening walls would marginally reduce the visibility of commercial development within Lido Marina Village when traveling southbound on Newport Boulevard. The proposed screen walls would also only marginally reduce the visibility of development along Coast Highway when traveling northbound on Newport Boulevard. Public views of the building itself would be improved with the screening of the existing equipment. The photographs in Attachment PC 4 show the existing building from several vantage points from Newport Boulevard and Central Avenue and support a conclusion that the proposed project would not block public views. 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. The proposed project will enhance the building by screening unsightly roof-top equipment and any precedent set by project approval is limited to identical circumstances and would not extend to new development. 10 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 10 Modification Permit 1. The requested modification will be compatible with existing development in the neighborhood; The enlarged roof screen would resemble a typical rooftop mechanical screen. The proposed screen consists of a modern, perforated stainless steel panel and would be compatible with the modern architecture of the building. The proposed walls are inset and parallel to the exterior edge of the roof minimizing the effect of the added bulk and height thereby creating a more harmonious design. The screen walls would achieve the desired result of screening existing equipment consistent with the Zoning Code. 2. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use; There are approximately 20 pieces of existing equipment on the roof of the building that are highly visible from Newport Boulevard. The individual equipment locations are fairly spread out across the roof and the roof is made from concrete. The number and large layout of the existing equipment cannot be encircled by a single screen wall that would be architecturally harmonious with the building without it being larger than 30 percent of the roof. 3. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code; The number and layout of the existing equipment with the strict application of the 30 percent roof screen standard would require the repositioning of many of the existing pieces of equipment to other locations (i.e. to the ground, inside the building, within exterior balconies of the building, or within an area less than '/2 the area the equipment currently occupies). The repositioning of the equipment within the building or to the ground is a physical hardship as it would eliminate existing gross floor area or parking areas. Relocating the existing equipment into an area that could be within 30 percent of the total roof area would require cutting/modifying the concrete roof to reinstall the equipment resulting in a physical hardship and significant cost. The intent of the screening standards is to screen existing equipment in a non-detrimental way, and the strict application of the code would likely result in the status quo (no screening), which is inconsistent with the intent of the screening requirement of the Zoning Code. 4. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public; and 11 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 11 To achieve the desired result to screen the existing equipment, there appears to be no other practical method to achieve the result with less detriment. Multiple individual screens would occupy less space on the roof, but it would not be the most harmonious and architecturally compatible method of screening the existing equipment. Relocating equipment inside the building could reduce or eliminate equipment on the roof theoretically eliminate the screen or allowing the screen area to be reduced. These alternatives are not practical as it would eliminate existing enclosed area and/or parking and may not be possible given the existing structural design of the building. In staff's opinion, these alternatives are not practical. 5. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. The granting of the Modification Permit would allow for equipment screens that would be architecturally compatible with the existing building. The larger equipment screen does not change the density or intensity of the use. There are no public views through the site that would be affected. The screen walls will bring the building into compliance with Section 20.30.020 by screening existing unscreened and unsightly rooftop mechanical equipment and enhance the aesthetics of the building to the community's benefit. Summary The proposed screen wall will effectively screen the existing or future mechanical equipment on the roof. The screen wall will not block a public view to the harbor or coast and will improve the aesthetics of the building and roof by screening existing HVAC equipment. Alternatives The Planning Commission has the option to modify or deny the requested applications. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The project involves the installation of a 64" tall screen wall atop the roof of an existing building that will screen existing HVAC and other mechanical equipment. This minor alteration of an existing facility does not expand the existing office building. 12 3700 Newport Boulevard Roof Screen System Planning Commission, September 22, 2016 Page 12 Public Notice Notice of this hearing 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 and Submitted by: �T—V—J J es Campbell, Principal Pla ner ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Project plans PC 3 Sample of the roof screen material PC 4 Building photographs 9UsersTLN&ared\PA's1PAs-20161PA2016-1511PA2016-151_staff report'Aca05/26/16 13 V� QP �P 2� Attachment No. PC 1 Draft Resolution with Findings and Conditions 15 V� QP �P 2� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING SITE DEVELOPMENT REVIEW NO. SD2016-006 AND MODIFICATION PERMIT NO. MD2016-013 FOR ROOFTOP EQUIPMENT SCREEN WALLS ON A BUILDING THAT IS NONCONFORMING TO HEIGHT LOCATED AT 3700 NEWPORT BOULEVARD (PA2016-151) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Bickel Group, Inc. on behalf of the property owner South Coast Trade Center 3, LP, with respect to property located at 3700 Newport Boulevard, requesting approval of a Site Development Review and a Modification Permit to allow the installation of a rooftop mechanical screen enclosure on the roof of an existing building that is nonconforming. 2. The applicant proposes to install a 64" tall wall around existing heating, ventilation and air conditioning units located on the roof of a 32'-6" tall building to provide screening of the equipment. 3. The subject property is designated MU-W2 (Mixed-Use Water 2) by the General Plan Land Use Element. The site is within the MU-W2 (Mixed-Use Water 2) Zoning District. The subject property is located within the coastal zone and designated MU-W (Mixed-Use Water). 4. A public hearing was held on September 22, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The project is the installation of a 54" tall screen wall atop the roof of an existing building that will screen existing unscreened mechanical equipment. This is a minor alteration of an existing facility and does not expand the existing office building. 3. The Planning Commission 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 17 Planning Commission Resolution No. #### Page 2 of 11 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. Site Development Review: In accordance with NBMC Section 20.52.080(F) e, a Site Development Review application may be approved provided the owing findings can be made: Finding: A. Allowed within the subject zoning district. Facts in Support of Finding: 1. The site is zoned MU-W2 and this designation is applied to waterfront locations where marine-related uses may be intermixed with buildings that provide residential on the upper floors. Permitted uses include those permitted by the Marine Commercial (CM), Visitor- Serving (CV), and MU-V (Mixed-Use Vertical) designations. Free-standing residential uses are not permitted. 2. Although the existing general office building is not a marine commercial, visitor-serving commercial or mixed-use (commercial/residential) use, continued general office uses within the existing building are allowed to continue unabated pursuant to NBMC Section 20.38.050 (Nonconforming Uses). 3. The application does not change uses and the existing office development is nonconforming to floor area, building height, parking, and equipment screening standards of the zoning code. Continued office use is allowed in the MU-W2 zoning district. Finding: B. In compliance with all of the applicable criteria identified below, a. Compliance with this Section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and 05-26-2016 12 Planning Commission Resolution No. #### Page 3 of 11 f. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protections); and Facts in Support of Finding: 1. The site is designated MU-W2 and this designation is applied to waterfront locations where marine-related uses may be intermixed with buildings that provide residential on the upper floors. Permitted uses include those permitted by the CM, CV, and MU-V designations. Free-standing residential uses are not permitted. Although the existing general office building is not a marine commercial, visitor-serving commercial or mixed- use (commercial/residential) use, continued general office uses within the existing building are allowed to continue unabated pursuant to NBMC Section 20.38.050 (Nonconforming Uses). 2. The facts to support Finding A above support this finding and are incorporated by reference. 3. The site is not subject to a specific area plan. 4. The site is subject to, and consistent with, the Lido Village Design Guidelines (Guidelines) adopted in 2011, for the following reasons: a. The vision for the area is to create a vibrant gateway Village in the heart of historic Newport Beach's Balboa Peninsula. The primary focus for these Guidelines is to reinforce the built environment while respecting physical building forms and functional uses as they relate to the pedestrian experience within the Village. Style and character are secondary elements that will help contribute to the overall aesthetic place making of Lido Village. Lido Village is composed of five distinctive Design Areas: Lido Marina Village, Via Lido Plaza, City Hall site (now the Lido House Hotel), Lido Triangle, and Newport Boulevard Shops. b. The goals for the Village include: respect and complement existing taller buildings and massing; implement quality building design and the use of authentic materials to ' influence design solutions; improve edge conditions with Newport Harbor, Newport Boulevard, and Via Lido, reinforcing the gateway element; and, the use high quality materials for public space improvements that reinforce Village character. c. The Guidelines provide considerations for each Design Area's edge and boundary conditions, pedestrian connections and open space, sustainability concepts, architectural design guidelines, and landscape design considerations. The subject building is located at the edge of the Lido Marina Village Design Area and has a "buffer edge" and a "waterfront edge." For the buffer edge, a softening between uses of differing intensities is sought. Landscape solutions with vertical elements are promoted, and fagade enhancements that are visually attractive are encouraged. The waterfront edge calls for the creation of a strong pedestrian interface that maximizes accessibility. The encouragement of visual corridors promoting the water experience, the restricting of "back of house" and service conditions, and the creation of image- defining fagades with transparent pedestrian interfaces are also criteria. 05-26-2016 19 Planning Commission Resolution No. ; Page 4 of 11 d. The guidelines provide that roofs should be designed for functionality while enhancing and complementing the overall architectural design of the building. Vertical roof plane breaks, changes in building/ridge height, or other accent roof forms are encouraged. Form and materials should be integrated into the overall design vocabulary of the building. Fascia elements should be consistent with the primary design style. Parapets, when used, should be contiguous and incorporate side/rear elevation returns to eliminate false front and or unfinished appearance. e. The proposed roof screen is a functional element that erances the look of the building especially when viewed from Newport Boulevard consistent with the goal of the guidelines. The screen is a contiguous element creating a more finished roof that also screens back of house features. The use of modern materials compliments the modern architectural design of the building. f. The screen walls are setback by varying distances from the edge of the roof, which reduces the perceived height of the feature from surrounding properties and public spaces. Existing pedestrian access would also not be effected. Given that there is no public view through the property of any significance, the proposed screening does not impact the visual corridor related to the waterfront. 5. The setbacks and design of the proposed screen walls will reduce the impact of the added bulk and height of the overall development in relationship to nearby development and public spaces. 6. The screen walls are parallel to the roof edge and the size of the screened area (approximately 56 percent of the roof area) is not out of proportion with the size of the building. The use of modern building materials complements the modern building and the screen walls will provide aesthetic enhancement of the existing building by screening existing and unscreened mechanical equipment. 7. The installation of a screen system around existing unscreened equipment on the rooftop of an existing building does not affect pedestrian, vehicular access, including drive aisles, driveways, and parking or loading spaces. 8. The installation of a screen system around existing unscreened equipment on the rooftop of an existing building does not affect landscaping or open space areas or the use of water efficient plant and irrigation materials. 9. No public view exists through the site. The increased in height and size of the screening walls would marginally reduce the visibility of commercial development within Lido Marina Village when traveling southbound on Newport Boulevard. The proposed screen walls would also only marginally reduce the visibility of development along Coast Highway when traveling northbound on Newport Boulevard. Public views of the building itself would be improved with the screening of the existing equipment. 10.The proposed project will enhance the building by screening unsightly roof-top equipment and any precedent set by project approval is limited to identical circumstances and would not extend to new development. os-z6-2016 20 Planning Commission Resolution No. Ott Page 5 of 11 Finding: C. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The proposed project will enhance public views of the building by screening unsightly roof-top equipment consistent with NBMC Section 20.30.020 to provide screening of mechanical equipment. 2. The proposed project does not block public views through given that no public view through the site presently exists. 3. The improvement to the building by screening unsightly roof-top equipment is consistent with the goals of the Lido Village Design Guidelines to implement quality building design and provide roofs that are designed for functionality while enhancing and complementing the overall architectural design of buildings. 4. Any precedent set by project approval is limited to identical circumstances and would not extend to new development. The enhancement of the building compliments efforts to revitalize commercial properties within Lido Marina Village. Increased Height of Structures: In accordance with NBMC Section 20.30.060(C)(3) of the Newport Beach Municipal Code, structures may be allowed to exceed the base height limit of a Zoning District up to the maximum height allowed in the Zoning District provided the following findings can be made: Finding: D. The project applicant is providing additional project amenities beyond those that are otherwise required. Facts in Support of Finding: 1. The project applicant is voluntarily proposing the equipment screens to improve the rooftop aesthetics of the existing highly visible building. 2. The voluntary enhancement of the building compliments efforts to revitalize commercial properties within Lido Marina Village. Finding: E. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. 05-26-2016 21 Planning Commission Resolution No. Ott Page 6 of 11 Facts in Support of Finding: 1. The proposed equipment screen is complementary to the modern building architecture. It creates a new vertical element breaking up the flat roof creating varied roof planes. The screen walls are setback from the edges of the roof and the walls are parallel to the roof edge. These features reinforce a harmonious and complementary design to the existing modern architecture. 2. The screens will eliminate unsightly equipment from public • and the overall visual character of the building will be improved and the roof will IoQk,more complete. Finding: F. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to taller or shorter structures on abutting properties. Facts in Support of Finding: 1. The increased height is attributable to a proposed 5'-4" screen wall that are setback by varying distances from the edge of the roof. The setbacks and limited height of the walls will reduce the perceived height of the feature from surrounding properties. 2. A 35-foot tall commercial parking structure is located directly east within Lido Marina Village. Newport Boulevard is elevated in relation to the building and therefore the increased height will be less of an impact from that location. Finding: G. The structure will have no more floor area than could have been achieved without the approval of the height increase. Facts in Support of Finding: 1. The 5'-4" tall rooftop equipment screen walls will not create enclosed spaces. As a result, no additional floor area would result with project approval. Modification Permit: In accordance with NBMC Section 20.52.050(B)(3)(c), a Modification Permit can authorize screening to exceed 30 percent of the total roof area. In accordance with Section 20.52.050(E), approval of a Modification Permit requires the following to be made: Finding: H. The requested modification will be compatible with existing development in the neighborhood; 05-26-2016 22 Planning Commission Resolution No. #### Page 7 of 11 Facts in Support of Finding: 1. The enlarged roof screen would resemble a typical rooftop mechanical screen. The proposed screen consisting of modern, perforated stainless steel panels would be compatible with the modern architecture of the building. 2. The proposed walls are inset and parallel to the exterior edge of the roof minimizing the effect of the added bulk and height thereby creating a more harmonious design. The screen walls would achieve the desired result of screening existing equipment consistent with the Zoning Code. Finding: 1. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use; Facts in Support of Finding: 1. There are approximately 20 pieces of existing equipment on the roof of the building that are highly visible from Newport Boulevard. The individual equipment locations are fairly spread out across the roof and the roof is made from concrete. 2. The number and large layout of the existing equipment cannot be encircled by a single screen wall that would be architecturally harmonious with the building without it being larger than 30 percent of the roof. Finding: J. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code; Facts in Support of Finding: 1 . The physical characteristics listed under Finding H and the strict application of the 30 percent roof screen standard would require the repositioning of many of the existing pieces of equipment to other locations (i.e. to the ground, inside the building, within exterior balconies of the building, or within an area less than '/2 the area the equipment currently occupies). The repositioning of the equipment within the building or to the ground is a physical hardship as it would eliminate existing gross floor area or parking areas. 2. Relocating the existing equipment into an area that could be within 30 percent of the total roof area would require cutting/modifying the concrete roof to reinstall the equipment resulting in a physical hardship and significant cost. 3. The intent of the screening standards is to screen equipment in a non-detrimental way and strict application of the code would likely result in the status quo (no screening), which is inconsistent with the intent of the screening requirement of the Zoning Code. 05-26-2016 2S Planning Commission Resolution No. #### Page 8 of 11 Finding: K. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public; and Facts in Support of Finding: 1. Multiple individual screens would occupy less space on the roof, but it would not be the most harmonious and architecturally compatible method of screening the existing equipment. 2. Relocating equipment inside the building could reduce or eliminate equipment on the roof thereby eliminating the screen or allowing the screen area to be reduced. These alternatives are not practical as it would eliminate existing enclosed area or parking and may not be possible given the existing structural design of the building. Finding: L. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The granting of the Modification Permit would allow for equipment screens that would be architecturally compatible with the existing building. 2. The larger equipment screen does not change the density or intensity of the use. 3. There are no public views through the site that would be affected. 4. The screen walls will bring the building into compliance with Section 20.30.020 by screening existing unscreened and unsightly rooftop mechanical equipment and enhance the aesthetics of the building to the community's benefit. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Site Development Review No. SD2016-006 and Modification Permit No. MD2016-013, 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 following the date this Resolution was adopted 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. 05-26-2016 24 Planning Commission Resolution No. #### Page 9 of 11 PASSED, APPROVED, AND ADOPTED THIS SEPTEMBER 22nd DAY OF SEPTEMBER, 2016. AYES: NOES: ABSTAIN: ABSENT: BY: /*Nook Kory Kramer, Chairman BY: Peter Zak, Secretary 05-26-2016 �J� Planning Commission Resolution No. #### Page 10 of 11 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Site Development Review No. SD2016-006 and Modification Permit No. MD2016-013 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 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. 4. Site Development Review No. SD2016-006 and Modification Permit No. MD2016-013 may be modified or revoked by the Planning Commission should it be determined 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. 5. 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. 6. Prior to the isl&ce of a building permit, the applicant shall pay any unpaid administrative cassocia ed with the processing of this application to the Planning Division. 7. 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. 8. 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. 9. 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 Rooftop Equipment Screen Walls at 3700 Newport Boulevard including, but not 05-26-2016 20 Planning Commission Resolution No. eft Page 11 of 11 limited to, Site Development Review No. SD2016-006 and Modification Permit No. MD2016-013. 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.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. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 05-26-2016 ��a V� QP �P ��b Attachment No. PC 2 Project plans 2� V� QP �P �g PA2016-151 Attachment No. PC 2 - Project Plans REVISIONS BNJmn 3700 NEWPORT ROOF SCREEN SYSTEM 3700 NEWPORT BLVD W NEWPORT BEACH, CA N p To oo � OWNER: SCOTT BURNHAM V = 1100 NEWPORT CENTER DRIVE, SUITE 200 v NEWPORT BEACH , CA co TEL: (949) 760-9150 0g2 Ice SCOPE Of WORK CONTACTS GENERAL NOTES � Z Lu � � rwm Yv 101 M10EBE 1XnI slwY OR B.OL FffiWIv IXC MB OWNER: SYRNNPN VS"EO ATIES.NIC, SECTION A-GENERAL Z g Z BAOW4@FhW CO XE NT CENTER OXNE.SVIIE]00 M ��SWYSS�WIRA SWLB.p]WIDm MJB BI[GWYY w.A®w1R[wI O1M6. NEWPORT....O"....B1. M WfP'4B®iIl NIIIFIN OMNIWRaIM CONTACT.BCOTT BNMNXM 41 4gNBRL WE®IgMSxV/Y9 NI1IW}$WOl9.MO wW 6MY®[@NS WSt A.M M2VY BBISPBISO TEL XYR`AID IS@ISIMML AM1VtlE WE W:WWl1 A1[N,M]YIEW 9FCC 164 tlAW1E y MSTOB I¢RMXB XL BINdfFWSR9LNw RWS O 9. O NBNL .0001]0 FIX I.1 Y4X9N1 mEWIWMdW R6MAI]tBC Wg6MNNEWAYN6XMSAY5p91 RRWW¢Im.00O9 6WpTaxwLO xO¢t1WtlwE SCut XY MNpW0NNn 9DIP�IFM I4YC R.WO.ION YA 0.WW ARCHITECT: SICXEL VNOENWOOO Conn. A-I MIWI,x0N61d pX na NRwo1¢Ia BSL AN Nw mEwons lMlm.IRArww DONT pT,-m�-NR�Jw�XB BRmsxlr miO mNWvm.L�a Lot esmv MARC alwxa DESIGN-BUILD ]mo BRCN T. A Rv""WRa oBL: R'DNw"w•oNRBBNIrmo urs NB atom. M1R6NNCMX sem RM NB RXmaw wwpo¢AMBNNR aswm*pRN RESINS NIpw. SATE NO S NR6Yf/9,im1¢MOAOvym9MI1G0BN o1vMYX[ONYT&0.40w&WE wRNA 0!X68 M NEL NX.II]l Y.l1`"A=N.w,,,-05N 4 meE 1 p}-0IL aIJ1N0.R BLMFIP1dmpIl 06JmA OV.OIISRSMt2MAMlrelflaM2EW Iw®FY0 WRa6wNKK IreFRNa1DM AOR I-&M.Y„w96.I C.1 CONTACT:Jw BICXEL`N RWOiM�I [14MS 4hV1[L�/FE NO N.p IF SOgIS ONIM1 IW 4OQ xN Vil u4RN[NlPiS 61OTM1¢INIITwa®FLS R%MO�YY I. 9WNf M¢B M.M 9M NCR,I®/x'WB NO LMID W 0M 5LWMPi C MVAf OwpJO NONNS XO M®il-BIN[W]O15 9WL H RWII N MYMIAI a M STROCWRALmEANNCSON ST.T.1 ENOMEUS hN ¢WIMp4V[Nip.NE N0 RWR11pI ON CPE6M RMWOIi Iw/LL aF9R NPPOA,L •omiAXM ENGINEER: 1401 BG EET.SUIfx0... . ONlm umtt.w.muamala Wlwtt xvm[xOw¢mEIDnO[¢mPNvrtMmn ma¢ 4 uu Fs swap. L�mMALVOEwIw99101p`vp1 dW�N m�E XI R®O x:C SNN. WA6 MNB11tY43 wOxM[.pIV AO�LpiMMMdT TLL aLv9¢E YN61wBRw2M%RfCd BULL'k .CAN fAANN... F.�p O v.v.¢x11T J B�NJ NUMams.Ns®Im.ar Nr wNm vXwno6N.00lm.NOJAunrm mmLBL 7 Q a wo VICINITYMAP CONTACT:CHRISTOPHER No T ampwMB MN BWp oow�°m ANN W NBMpo w Nv AM op wo wRNRrt�mNo®x R��W@ wm WaX mFw�o S%NWWRAMPI VY WAX'I pII WS QA6pIDI5WLBaM[IARMOt¢IK1wNMS fOw4 NOgpIwIPYN RIWM O� _ VI ' M,WLw4 ttt11W5RH�INDAWIff N9lIMR 11@MLRRNIX IIIUOtT011@011]Q15 t� O�Qr6 CONTRACTOR: . .0 HUNTmTOR BEACX•CA A � �mMaxNn¢xIW mLFuAiWMumMTrPonFfMIWT sLmXiP.B3 wrn1¢wWB:RW IsaXMomxDX R bl] aLl91,NBL]xnIIeENWrlNaBmLR�C,NNm¢EwBwo-I¢RB]aInamamlmw,w1XWEmluWlLms[w,WLoLIDuNRReIFlUxiWrtC%L1AwWm N wASmIwmOLL0lc\IWIEa01Yl Q~FQS coxi"CTnAsioxERAPO - SaMIXR /RU 'M:o,I.XWnoe wZw u nuAM �M �.: ° w°�m" OwI - CODE SUMMARY ma o W w Rwm mMMwX mn wwNaM M m ARlep a au Nw wom¢xBRm Au umRw•prm momma u ! • Mam"�i B.m®`°'']IaNm. m°vl° 'mo.Nns uolM�.,vw MarenEz omluW Aa `I MonTrxwaA..Ni LANKA i�a�ITm,miE.ATACNTN lnwwm` Y=CT¢m In BXwWm,Xi uc,*pl wrrsAl:ELlmwrnA1]rurouM NuwoRs� oLm menwrs w+ons.vc kN wMS Bw®mu•w m.'ew mTxucMswm Bmlxil w+m mlLl� UUwm nm3 .Is aN�mBNw w.uxmJNO XN.v®ruor mmlals¢selmrNnw.aw Bmww —¢po3m3 g}pE�yltlS'LB1TA oouan� ]NmlM amixl mw.xvMmWwn Blom wXa�s` "emeLOArN�om.aoN�w MI QlQmmww NWNML XRs m.B�INpa Bru BNwmBR xN zu3 aarxlr rm: s 'reimmmw�@1.B�Bp mEpTNNN soI•CI'muu awL"®i@nom nn�NL irww wN L .mlw .NNNAA OA, ® 61rsmcnw me TMre - xA vooRm pEwwx 001mMXNC. Mn Mms eLemwMwL B•m sxL 6WOMuxvN NamsswawemLlm¢. 1,,,.I`.-•.-.... , RwurvIX rce a«os .I] �asaum eru lov avxn m]uax¢noolA mn wsw awm¢NpI Ja Mlx arlvrt •9 H MIWOE MIYSaRe i9[LiM bIDL9I0'0MC¢pI M]IWfON®d 0mI091 ffi£a XR. NN.OIXN6 VM11Rx PILLBg61Y RW XL WARa M1wtM MiffiMMO wMnA 0E 164 %J e �:c.e, gyiNm WRO¢aM Tv61 XG ....1„". SHEET INDEX pL MI. �I�WNNRwwMIBRawAA�BRMR RMRtt ROCRE 1Ol a.9N-B.O gIItlB aR6 BA6i MIS�FO B.ARIRm®IlIMFIID IU ~" NRipRT „//; AA M6L MiWaAlq!XA1 L.1OAMN¢WMIJOOIIYBM wTAff q@)daMYI\IM MIFInIwa \i�j��/ 'N'^^m^p•�`JI' l MOIIL44 MRPML RNR4B NN0LIX IwWFS nAW6AFpNN1ACt.�Yf XFP6XM ARCNITECWRIL 0` . ABBREVIATIONS DRAWING SYMBOLS LEGEND • ^w, mXR ® w wp pNANA m o la ML1�,EGMw11m,RAx =_x_.».:r ,cn.ivm.:a . Ge.Bd'i ul,wn.o.,.... ww, • wr m. E.,em. Aro NT. p,.n.c.1. vI� ... .ort,l.m.ce ® IM N,w,N, ,IR,IIIIE ON, NNNNACA TRIS SHEU AN .1 �.w � NTN NAT n —NNL�. _o nY b eb Xn nm eon --Ol�ANII M, NAN' ®�E Iwl M AA y1XaI n wr. t uAn r, axnr B1w1MA, ® ®I W ®9L NETAL ylwle o®a 6,GIIX CEVAI@¢l.Y• _ w o"'a rtwvma e.• muvNN AN em w w.N mas. Idm.av .nn twne.s mIDiWK mneme pEVI1mI VLL OR °m w A-0.0 �J PA2016-151 Attachment No. PC 2 - Project Plans A B C GENERAL NOTES R6NSION6 mlWY6.tfNIFRAPB pF 9TLLpMM MNLB NXI F�pF MMI. � ` pN4 L3'-5 L 72'-1 1/4' 7P-1 1/4' L __ ,Imiu uli�o° wNOmre�ran'mwnolffova . wm NxSmmm Nom. waeL9mx mlr.ea enL Nmi9N�X�ru�pX m� I I I EDGE OF EXISTING KEYED NOTES -11,"1 wLL SSr wren m ROOF D 9WmWs nw FmyXert ro ISw,n o o . EE. - ©MN�Cf C.'WEX 6V6iELl6ff pEIK 3 d 9/Aip _ I Q El19TIAi LLW WALL BELOW 7)/4' Ill.%tllp mXCXER M(f'M,N NIpIF FLY I. W 01w9i AL CwXfllce caplgc 6a OE/u/A rzA F ' I �_ ' �— _— _ __ _ I _ __ __ __ __ _ __ __—T_— ❑ M l0 0 � I m Y O � OF EXISTING 14•_1• /-G] Q2 U S ROOF I ' Gfl ..!0' Z70 M I E ILJ.� �RI�\• \`1 ` 2 o W 0 EN.-1 I I v ' a IL LU E , PC)���Qwn 185'-6' Or �.� W z w a"m &!nFCREEN PLAN ..,}�.� EDGE OF EXISTING ROOF 1 Y2o¢ama UUwm°PII3 —�YOo�m3 �� � D mQmomizd:3 ®1 I I I ® 1 IOP OF KREER I A-2A '-10'AERob ROOF �qfl ,.{� -s' - ._ = f._ _ T. --.----- - �I�elle$,— °FlAca ' L h SECOND FLOOR '- _ — M"FM ,nm •i �� SOF SCREEN PIAN AND OUIIDINGSEC ION FlNSIHEO FwDrs ' FlNSFFD FIOpt rl UILDING BSECTION �m IN=Ib �A-1.0 30 PA2016-151 Attachment No. PC 2 - Project Plans GENERAL NOTES aEvtsnrvs NG1au ar cu IS o<ww S S SP6E M,. sLL. PamANa mwce ` muirs.c�rzanFs av mxam�i.w. wu. __ a ru uxa 4 w u°PFFaa°Niwlmw MUB 0.WN M11 SU aWPI{YRYI SSS` PQYaa iweuuE owwwa wP.S.sla vwl«Fwwmn rom SSSI F mm¢vumFa acv.N vawP ra mPxNFENwr v wwP. KEYED NOTES -ME VSW ON iHl9 SNEEi Qf KY hTF HMF@16Y6FIX 6FE PEIN i!!/XLP - Q EIHINE YEOINO M Pk4W W W ne N 5 To 0 � V = m U O m N CL L z � Q ZZ M 1 O ILW omo 'E '3 { - 0 0Oar-maw Ilium RooR�(►- .JI—arw�x UI OMIMM� r �n Ir D 1WR mQ mm Zu3 IlJ, air]I I � I / � I � ���� NORTH ELEVATION - �.n/m� I v a vnuvu< BUILDING 01118 OR ELEVATION MI A-1.1 31 PA2016-151 Attachment No. PC 2 - Project Plansl 24 GA. G.I. 1-PC COUNTERFLASHINGxrvis�oxx BRACE OR VERT INSERT SECURED USING 3/8" HEAD SCREW THROUGH 5/8" PIECE OF 4005137-33 _ STEEL/NEOPRENE WASHER ® 24" OC STUD 12 W/24 GA. G.I. FLASHING PAN 550T150-43 TRACK #10 SMS EA. SIDE 6" O/C _. 3"CANT STRIP 6X6 REDWOOD SLEEPER -- 4-#10 SMS FROM TRACK TO ° STUD Z �l SECTION ROOF SCREEN Lu -.a W V) LL. ID PIECE OF 6X6 REDWOOD m Q WITH (2)CONI3/8" HILTI O 5 KB-TZ ANCHOR WITH 2" MIN - U = EMBEDMENT (ESR # 1917) °° ro U BOTTOM OF SCREEN Oo O HOLD 8" A.F.R CL � z LJJ o Z w a m z 0 4' 6% 4 4" CD 0 EXISTING CONC, JOIST N :a WHERE OCCUE c M 0-LU E W Nmy �¢QWNPO O�6FTyU ir�¢m'WU (9UWS0W W0. m USLEEPER ALTERNATE DETAIL J H a w x If -1'0 W—Oxmoa Y0 a00^a CONT. 40OT150-33 TRACK. SPLICE AT VERT STUDTOP OF SCREEN Q W m u w 3 LOCATION. AT 10'-0" SPAN CONDITION USE AT CORNER CONDITION 40OT150-33 NESTED IN (1) 6005200-43 IT McNICHOLS U- EDGING 5 -4 A.F.R mQm�zs3 USE DOE 4005137-33 STUD #10 SMS (�1 i WITH BOTTOM CONNECTION PER DETAIL #2 12" OC 1-#10 SMS FA. SIDE TRACK TO STUD. USE GASKETS 40CS137-33 BRACE BETWEEN STEEL AND GALVANIZED MATERIALS �� AND VERT ". McNICHOLS QUALITY PERFORATED METAL, ROUND HOLE, STAINLESS �je®j STEEL.TYPE 304, 16 GAUGE, MILL FINISH, 3/16" HOLES ON 1 3 # 10SMS TYP. 5/16" CENTERS, STAGGERED PATTERN. ITEM # 1831511641 .EACH END II COPE & BEND WEB WITH 2 0 #10 SMS TO VERTICAL #10 SMS a 12" OC AT EA. END OF 6X6 SLEEPER 3 4005137-33 STUD. r +I 7r CONTERSUNK 3/8" HILTI KB-TZ 2� 3 AT 10' SPAN CONDITION, USE (2)400S162-33C`] " ANCHOR WITH 2" MIN s, wc„`o EMBEDMENT (ESR # 19 17) Z.D 3-#10 SMS SEE DETAIL 2 '-;„,#•` 3" CANT STRIP FOR ALTERNATE BOTTOM OF SCREEN `" `r"'.w....s.G.s. HOLD 8" A.F.R ROOF SCREEN NOTE: DETARS ALL .METAL INCLUDING FASTENERS - > a TO BE GALVANIZED v EXISTING CONC. JOIST ea WHERE OCCUR a �, r� ROOF SCREEN BRACING 8'4)"010 MAX A-2.0 32 Attachment No. PC 3 Sample of the roof screen material 33 V� QP �P 31{ MCNICHOLS QUALITY 3/16" ROUND ON 5/16" STAGGERED PERFORATED METAL SS-304 mcnichols.com (800) 237-3820 to%AISIV to � � �!� �•� �� �� r� �� �� �� �q c�{c� ��tc•�Yc .« � c•� �i� c•� C•� �•�-�•1 • �.: ,��• �•^• .t�,.� ��c� �• r��� (i C•� C� CSC -C�yC =�)ILlWI �k�.--CWI N�" WW C� r i• � , ?� 1�,1�� �� � j� (� t�.l� l-� (•JrC/_ �� ��� ��. ��_����.�:� �� �'� C)rC•) �IC •' •, JrIT C "0 , �-�• -JAFlWMI W• {� ��G•�• \• ': :� r\-1�\�JJ�. • �i. •/ �• :• •. .• '� ID OW All • •�3 �) ! 4�• "1 • � � �_10, ,l• • • • • • • • • • • • • • • • • • • • • • • � • ®); �' moo,' o ;•� e �� �• • oiiut• �•�r• �••� i • �o ®� • �(sx�x�•, �_ SBII 'I ' ' I '1 ' I ' I ' I ' I '7 ' 1 ' 1 ' 1 ' ' I ' 1'. B' 1 ' ' L' I ' I ' ' I ' rl ' INCHES I II I 2l I 3l I 'Al I I I I I fll I I lo Nll !AETRIL II . 2l 3l Al $l Bl 7l Bl fll Ifl 111 . 12I_ 131 lal ISl 1 IBl n 171. 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Introduction Screen existing rooftop equipment on at nonconforming building Site Development Review No. SD2o16-oo6 Modification Permit No. MD20z6-013 Lido Marina Village Adjacent to Newport Boulevard and Central Avenue 370o Newport Boulevard 09/22/2oi6 Community Development Department- Planning Division 2 '(PA20'f. Vicinity Map ,N Com` i. •r ✓' ' r rte' \ 7:1* s 6� t ice' /) �,` a� y � o a 9 v a. e V 1Z w 9�q 9 J._ Q V dd 3 66ZH `� 6pzq / 6p6q 09/22/20i6 Community Development Department- Planning Division 3 eat'Vit" Site Photographs A r lip /_ , 09/22/2016 Community Development Department- Planning Division 4 Discussion (PA20'C= Code Requires Screening of rooftop equipment Site Development Review Screens 5'-4" above 32 . 5 foot tall roof Modification Permit Screen area to exceed 30 Percent (56 percent proposed) Architecturally compatible No impact to public views Improves building aesthetics Exempt from CEQA 09/22/2oi6 Community Development Department- Planning Division o e a C9CIFOM1N\P Roof Plan A B C (p I V-I I/4 7Y-1 1/4' Y I I I I EDGE OF EXISTING ROOF I I i I I I i I I I I b EDGE— OF DGE OF EXISTING ROOF I � �© LJ � � � � yb •,,\\ � I ri Ilr R I I n ROOF SCREEN PLAN i EDGE OF EXISTING ,4zp ROOF 09/22/2oi6 Community Development Department- Planning Division 6 o o Screen e m C,Cf FORNP M CNICNOLS QUALITY 3116" ROUND ON 5116" STAGGERED PERFORATED METAL 89-304 mcnMhols.mm (800)237-3820 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • C • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •t • • • • • • • • • • • • • • • • •. • • • • • • • • • • • • • • ~• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • � • � • • � • • 11101 • � • ♦ _ _ ♦ a ' • a , _, < _ ► 4 D • • I • • ► • • _ • i i v i i i I 1 . 1 1 1 .I J � ',J '.. ,I _•x _ , - ' l_ xe, uE)mC��iiLn��ii.1..����i�l,���o nL.S���W�i��n..f..i�,iid...9.1 Lin�n�..����n�hi��rm M1��i�n nli i��u iiL i��u WniS�n��L���un iiu��n Aii°��nu L�iR�u uL ro�u Win i�iii Ji ax ...1. I,.,.1. ns<i uancxas co.u 09/22/2016 Community Development Department- Planning Division 7 Site Photographs DevelopmentAM 09/22/203.6 Community .. Division 8 Site Photographs INS \.f /-S ■ 5 inn 09/22/2oi6 Community Development Department- Planning Division 9 r I' Site Photographs �(PA20 T 1i I I ITT] 09/22/2oi6 Community Development Department- Planning Division 10 �(PA20'f. C q</FO FN Site Photographs 1 ■ ■ m 09/22/2oi6 Community Development Department- Planning Division 12 Site Photographs I II ../22/2oi6 Community Development Department 1 t 1• *• 1 f �+ IBM�. 1 T r I For more information contact: James Campbell, Principal Planner 949-644-3210 Jcampbell@riewportbeachca.gov www.newportbeachca.gov