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Home My WebLink About20140814_CorrectionsMcGEE S ASSOCIATES LAWYERS 23 CORPORATE PLAZA SUITE 230 NEWPORT BEACH, CALIFORNIA 92660 TELEPHONE {949) 640-0500 FACSIMILE {949) 640-4015 Makana Nova Assistant Planner August 14, 2014 City of Newport Beach Community Development Department Planning Division 100 Civic Center Drive Newport Beach, CA 92658-8915 Re: Plan Check No. 1538-2014 2801 West Coast Highway Correct Date: 7 /10/14 Dear Makana: '<-<::,cfi.\VEO 8 y COMMUNITY AUG 14 2014 !.'.1 DEVELOPMENT ef '?).. 'l,«'f o,,. Newpo'i<"i REFER TO FILE: 120607.18 This letter relates to the Planning Division Plan Check Corrections for the above Plan Check No. 1538-2014, First Corrections. Many of the plan check corrections require only a change or an amendment of the plans, which have been or will be addressed on the revised plans that will be submitted to you by Charles Van Cleve at the meeting currently scheduled for Thursday, August 14, at 3:00 p.m. The purpose of this letter is to address a few of the items that are not capable of being addressed by revised plans and drawings. Use I. The notation in the Plan Correction is inaccurate. Alcohol can be served on the patio with the "approval of the Police Department and the Alcoholic Beverage Control". Approval of the Police Department is addressed by the Operator's License process and the ABC has to approve a liquor license, which approval also relates to the areas of the premises for which service is approved. Also, if there are no "substantial physical changes to accommodate alcoholic beverage service" no amendment to the Outdoor Dining Permit is required. The additiona of 4 bar stools in the patio is not a substantial physical change of the proposed patio as compared to the patio that was approved by ODP 68. MakanaNova August 14, 2014 Page 2 3. A listing of existing tenants and uses is attached. The list shows conformity with Condition Nos. 43-46 of UP205 I that requires 8,682 SF of the building to be used for maritime-oriented uses as the list shows 9,659 SF are marine-oriented uses. Additionally, it should be noted that the restaurant portion of the square footage of the building, namely 6,088 SF is a marine-oriented use. The Newport Beach Land Use Element, at LU2.5 titled Harbor and Waterfront Uses, requires the City to preserve the use of the Harbor and the Waterfront that contribute to the chann and character of Newport Beach and to provide needed support for recreational and commercial boaters, visitors, and residents ... A restaurant on the water provides support for recreational boaters, visitors and residents who choose to dine in restaurants that are located on the bayfront with water views. Moreover, LU2.6 relates to Visitor Serving Uses and states that these include "uses that serve visitors to Newport Beach's ocean, harbors, open spaces and other recreational assets" something that restaurant does. A Tab! LUI -Land Use Plan Categories- Mixed-Use Water Related-MU-W, a designation applied to the waterfront locations along the Mariner's Mile Corridor, it indicates that the uses permitted are intended to provide commercial development on or near the bay in a manner that will encourage the continuation of coastal-dependant and coastal-related uses · in accordance with the recreational and marine commercial (CM) designation. With all of this in mind, it is the applicant's belief that the proposed development of the first floor as a water view restaurant accomplishes the goals of and is inclusive of the marine-related uses required by UP205 l. Parking I. The reduction of the third floor area by 818 SF reduces the overall parking requirements on-site by 3 spaces. The project plans, as corrected, show the removal of four parking spaces under the building and the addition of 3 new parking spaces under the building. 2. The address has been corrected to 280 I West Coast Highway. There will be 82 spaces provided on-site, although, with the reduction of the third floor area by 818 square feet and the concomitant reduction of the parking requirements by 3 spaces, the project only requires on-site, a total of 80 spaces. Two extra spaces are being provided. Additionally, 24 spaces will be provided at the building owner's parking lot at 2620 Avon Street and 50 spaces will be provided at 2700 West Coast Highway. This will meet the requirements of Use Permit 2051 and will provide two spaces in addition thereto. 3. Four parking stalls currently located under the building are being removed and three new spaces are being provided. 4. The total square footage of the building is 22,400. The net public area of the first floor restaurant will remain unchanged as will the parking requirements that are based on a 40 SF: I parking space ration. The existing office space of 16,312 will MakanaNova August 14, 2014 Page3 be reduced by 818 SF and eliminate the need for three parking spaces based upon the parking ratio of250 SF:! parking space. 5. The existing floor area calculations have been corrected to show 22,400 square feet total building area and 16,312 SF of office. 6. Copies of off-site parking agreements for 2620 Avon Street and 2700 West Coast Highway are being provided. 7. The valet parking and circulation plan that was approved by the City Traffic Engineer and included as Condition No. 3 of UP 2051 remains unchanged. 8. The boat slip parking will be addressed via an off-site parking agreement, based on the number of slips that require parking. Very truly yours, JFM:cv H:\CLIENT\GPs Landing\Ritz\Letters\Nova 140814.doc ~· / GP'S LANDING, LLC 2801 West Coast Hwy Unit Tenant Sq Foot Marine Uses 100 Restaurant Space 5700 Common Area '" 1st Floor Total Square Footage 6088 2nd Floor Offices 210 Dr.John Burnham Counseling "' 220 Mike Costa {Sea Net/ VanDutch Center) Yacht Sales 780 780 230 Ed Prado/Fairbridge Capital Stocks 528 240 Ferretti Group of Amer'lca, LLC Yacht Sales 640 640 250 Newport Pacific Insurance Insurance 355 Includes yacht Insurance 355 260 Crows Nest Yacht Yacht Sales 1077 1077 280 TVC Associates, Jnc Chuck Van Cleve Construction 851 Waterfront homes, docks, piers 851 Common Area 447 % of marine use .71 317 5231 4020 2nd Floor Executive Suites 270A Available 150 will be held for marine use 150 2708 Available 145 will be held for marine use 145 270C John Chaix, Esq. AZ Law Firm 210 consulting to boaters, tax/yacht purchases 210 2700 conference Room 120 use for marina 120 270E Available 126 will be held for marine use 126 270F Steven Melillo (DTM) Construction 147 270H Elio Amato 110 marina manager 110 2701 Available 116 will be held for marine use 116 270J Available 119 will be held for marine use 119 270K Conference Room 110 marina use 110 270L Rick Loomis (Fly 'N' Fish) 140 140 270M Glen WIiiett Private Investigator 97 270N Available 85 will be held for marine use 85 2700 Michael Gregory (Apogee) Office for yacht captain 114 114 270P Rick Obey Yacht Sales 135 135 270Q Kenzie Lobacz (Dream Catcher Yachts) Yacht Sales 153 153 270R Mariner's Yacht Brokers Yacht Sales 145 145 270G,S,T,U Will Lorenzi/Smart Planet Recycle business 720 Common Area Executive Suite Area 749 Yacht Sales 749 Total Executlve Suites 2nd Floor 2942 2727 2nd Floor Total Square Footage 8922 3rd Floor Offices 300 Available 1186 will be held for marine use 1186 ,20 Ray Jacobi (The Ritz) 150 325 Sudberry Development Construction 375 340/375 Jonathan Michaels Law Group 1910 ,so ROI Media Communications 320 ,so Yacoel Properties Construction 650 includes waterfront bulkheads 650 '" Pacific Hospitalist Associates Doctor Administration 1326 '" Storage 220 Marina 220 '" Brian Nathanson, CPA Accounting/CPA 632 Tax Planning/ Boat Purchases 632 Common Area 3rd Floor 621 .36 marina use 224 3rd Foor Total Square Footage 7390 2912 GRAND TOTAL (excluding 1st Floor) GRAND TOTAL-ENTIRE BUILDING 22400! 96591 H:\CLIENT\GPs Landing\Ritz\TENANT UST.xlsx