The URL can be used to link to this page

Home My WebLink About20200212_Incomplete Response K A R A K I l WESTERN STATES 4887 E. LA PALMA AVE. STE 707 ANAHEIM CA 92807 T: 714-695-9300 F: 714-693-1002 WWW.KARAKIWS.COM Date Febrary 12, 2020 To: Chelsea Crager Planning Divisions - Community Development Department City of Newport Beach 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 Project: Proposed Convenience Store – 2201 E. Coast Hwy., Corona Del Mar, CA 92625 Coastal Development Permit CD2019-005 Conditional Use Perit CUP2019-004 Subject: Response for Incomplete filing received on August 23, 2019 Dear Ms. Crager, The letter to response the comments by Planning, Budiling. & Publick Works Depts. Comments from Planning Dept. 1. Minimum Land Area. Response: Please review the justification letter. 2. Water Quality Mangeme Plan (WQMP): Response: The replancement of impervious surface in the project is approximately 3,500 Sq.Ft. The project is not required to provide WQMP. 3. Landscape Response: Please review the justification letter. 4. Lighitng Response: Please see proposed photometric plan to see there is no negative lighting effects for neighbor. 5. Grade Establish ment Response: Please see elevation points at the corners of proposed Covneiniene Store. The Finish floor elevation is 108.80’. 6. Modification or Waiver of Standars Response: Please review the justification letter. 7. Public Works Comments Response: Please see responses below. 8. Buidling Divison Comments Response: Please see responses below. K A R A K I l WESTERN STATES 4887 E. LA PALMA AVE. STE 707 ANAHEIM CA 92807 T: 714-695-9300 F: 714-693-1002 WWW.KARAKIWS.COM Comments from Buiding Dept. • Handrail extension: Response: We have updated siteplan to show code-complied handrail extention ob both side of stairs. Please see floor plan on A-1.0. • Egress balcony must comply with CBC 1021.4 Response: The CMU wall is extended 10 feet high on adjacent lot line. • Exterior exit stais must comply with CBC 1027.5 Response: The CMU wall is extended 10 feet high on adjacent lot line. Comments from Public Works Dept. 1. Show the existing sewer lateral on the plans & identify what is planned for that utility Response: Please see keynote #24 on AS-1.0 site plan for the location of existing sewer lateral. The existing is remain as is. 2. Truck sized are not provided. The poposed truck pah is not realistic given theposition of the truck wheels shown. Please clarify truck path & truck size. Response: Please see truck paths, keynote #15 for Trash / Fire Truck and keynote #16 for Fuel Truck on AS-1.0 Site plan. 3. The prosed driveway are not shown per city standard. Response: Please see updated Site plan AS-1.0 for the driveways. 4. Crarify the angle of the proposed angled parking spaces Response: Please see updated Site plan AS-1.0 for the angles parking spaces. 5. Bikes still project into the vehicular travel way Response: Please see updated Site plan AS-1.0 for the Bike rack. 6. Based on the one-way drive aisle along the easterly property line, will the fueling lanes also be one-way. Please clarify Response: The fueling lanes will be one-way. Please see updated Site plan AS-1.0. 7. Trip Generaltion Study Response: The project is allowed to proceed without the study. 8. See Mark ups Response: We have updated the siteplan per the mark up comments. 9. Conditions of approval will be provided upon resubmittal. Response: Noted. If you have any concerns or questions, please do not hesitate to call me at 714-695-9300. Sincerely, Joseph Karaki President – KARAKI Western States ASLAN COMPANIES, INC. C:949-250-7118 SPEOTTER@ASLANCO.COM - WWW.ASLANCO.COM 14252 CULVER DRIVE, SUITE A-305, IRVINE, CA 92604 February 17, 2020 Chelsea Crager Assistant Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: Response to Notice of Incomplete Filing CUP UP2019-004 Coastal Development Permit No. CD2019-005 CDM-UNOCAL 2201 Coast Hwy E Corona Del Mar, CA 92625 Dear Chelsea: This letter is to provide additional information as requested by your letter of August 23, 2019. Direct Responses from Incomplete Filing Letter: The City Comments are Italicized and numbered to match your letter, the responses are lettered and not italicized 1. Minimum Land Area. Each lot for a service station shall include 1,500 square feet of land area for each fueling space (8 proposed), 1,000 square feet for each service bay or washing bay (none proposed), and 3.33 square feet for each square foot of gross floor area used for retail and/or food and beverage sales (2,590 SF proposed). Please provide written description and justification of requested waiver of standards. See Number 6 below for detail. Statement of Facts: Existing site with the existing uses: (according to the current standards) 8 existing fueling positions to remain 8x1,500=12,000SF 3 service bays x 1,000sf= 3,000 SF 500 SF Convenience Store x 3.33sf= 1,665SF Total Site Required = 16,665 SF Existing Site = 13,853SF Proposed Project: 8 existing fueling positions to remain 8x1,500=12,000SF 2,590 SF Convenience Store x 3.33sf= 8,625SF Total Site Required = 20,625 SF Existing Site = 13,853SF Response to Notice of Incomplete Filing CUP UP2019-004, CDP CD2019-005 CDM-UNOCAL February 18, 2020 Page 2 Justification: a. The strict compliance with the standard is not necessary to achieve the purpose and intent of NBMC Section 20.48.210. a. The existing station has opperated for over 50 years and has a demonstrated history of success on a site that does not meet the minimum size requirements of the current code. b. We have downsized the project considerably. As the attached traffic study indicates, the trips generated by the proposed project are not significantly different than the existing project, therefore the proposed project should continue to perform at Newport Beach’s high standards. b. The project possessed compensating design and development features that offset impacts associated with the modification or waiver of standards. a. The project will enhance the appearance of the Property with updated and improved, strategically located, landscaping. New landscaping will comply with the requirements of the Water Efficient Landscape Ordinance ("WELO"). b. The Property will be developed with an expanded and enhanced convenience store building. The building will be 25 feet high. The building architecture is designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building is located in the same location as the existing location and is similar in size and mass. This building location maximizes its ability to block noise from Coast Hwy. c. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. a. The site plan and architectural design of the expanded convenience store and the existing service station is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. The proposed improvements to the building architecture will provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony. Response to Notice of Incomplete Filing CUP UP2019-004, CDP CD2019-005 CDM-UNOCAL February 18, 2020 Page 3 3. Landscaping. Review NBMC Section 20.48.210.N (Service Stations – Landscaping). Clearing demonstrate compliance with this section with a detailed landscape plan. LANDSCAPE STANDARDS Statement of Facts: NBMC Section 20.48.210 seeks a 5’ minimum planter size on the perimeter planters and planters between driveways. a. The proposed project has a planter along Avacado is 5’ to the outside face not the inside. This is in an area where the parking spaces have been enlarged to meet current code, but there is not enough space between the existing canopy and the increased parking space to allow the fueling truck to access the site and provide a larger planter. b. The proposed planter on the east property line is “sawtoothed” and Meets the 5’ requirement, but because of the one way angled parking it is not 5’ throughout the planter. c. The proposed Landscape Area is 11.5% which is below the minumum 15% required. The landscaping is strategically located at the corner and at the property lines and will meet the city requirements as far as plant material and irrigation. These are located in locations that give maximum visual impact. The existing grade conditions, restrictive site conditions and desire to block noise from Coast Hwy make it imposible to achieve the site design and meet the landscape coverages. Justification: a. The strict compliance with the standard is not necessary to achieve the purpose and intent of NBMC Section 20.48.210. a. The intent is to provide a landscape buffer adjacent to the street. A 4’ planter will still meet the intent of the requirements. Because the planter is on a slope the landscaping will appear as larger than it is. b. The east property line landscaping, because of its sawtooth design will allow the trees required by the city to be installed and will meet the intent of trees. The parking and the adjacent building will block views of the planter and most people will not be aware that the planter does not meet the strict adherance to the stanndards. c. The balance of the required percentage of landscaping would normally be along the alley, but with the grade difference would never be viewed, so the 11.5% landscaping in lieu of 15% landscaping will appear no differently to the public. Response to Notice of Incomplete Filing CUP UP2019-004, CDP CD2019-005 CDM-UNOCAL February 18, 2020 Page 4 d. The proposed project should continue to perform at Newport Beach’s high standards. b. The project possessed compensating design and development features that offset impacts associated with the modification or waiver of standards. a. The project will enhance the appearance of the Property with updated and improved, strategically located, landscaping. New landscaping will comply with the requirements of the Water Efficient Landscape Ordinance ("WELO"). b. The Property will be developed with an expanded and enhanced convenience store building. The building will be 25 feet high total and only 18’ high at the property line. This is approximately the same as the existing building. c. The building architecture is designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building is located in the same location as the existing location and is similar in size and mass. This building location maximizes its ability to block noise from Coast Hwy. c. The overall site plan and architectural design is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. b. The site plan and architectural design of the expanded convenience store and the existing service station is consistent with the City of Newport Beach Design Guidelines: Automobile Service Stations and Washing. The proposed improvements to the building architecture will provide an attractive appearance that is compatible with and complimentary to the surrounding area. The building elevations reflect architecturally treated wall surfaces to prevent monotony. Please advise us if there is anything further required to complete this application. Sincerely, ASLAN COMPANIES, INC Scott Peotter, Architect