HomeMy WebLinkAbout20140814_Response to IncompleteMakana Nova
Assistant Planner
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McGEE S ASSOCIATES
LAWYERS
23 CORPORATE PLAZA
SUITE 230
NEWPORT BEACH, CALIFORNIA 92660
TELEPHONE (949) 640-0500
FACSIMILE (949) 640-4015
August 12, 2014
City of Newport Beach Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92658-8915
Re: Application No. Staff Approval No. SA2014-015 (PA 2014-112)
Address: 2801 West Coast Highway
Dear Makana:
REFER TO FILE:
120607.lS.
,>.'i:.CEl\/ED £; J·
COMMUNJT'f
AUG 14 2014
This letter responds to your Notice of Incomplete Filing dated July 9, 2014.
As you are aware, ltems 1 and 2 have been previously provided by me and
approved by you.
3a. Use Pennit 2051 was approved by the Planning Commission on January 21, 1982.
Among other things, the Use Permit allowed a building which exceeded the .5 times the
buildable area restriction,. allowing a .81 times buildable area, thus a building with a gross
square footage of 22,400 SF. The building constructed consisted of 6,088 SF of first floor
restaurant space and a net noor area for offices of 16,312 SF, including 8,922 SF on the
second floor and 7,390 SF on the third floor. In order to maintain the maximum building
gross square footage of22,400 SF and to allow the restaurant area to increase from 6,088
SF to 6,906 SF, the applicant has requested expanding the restaurant square footage by
818 SF and decreasing the third floor square footage from 7,390 to 6,572, thus a
reduction of818 SF, with the result that the total gross square footage of the building will
remain al 22,400 SF.
3b. This infonnation has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4a.i. This infonnation has been prepared and is being submitted by Gerald Michaels of
Makana Nova
August 12, 2014
Page 2
SMS Architects, with this let!er.
4a.ii. This infonnation has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4a.iii. This infonnation has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4b.i. The correction of street address has been made by Gerald Michael of SMS
Architects on the attached revised plans. On-site parking and oft~site parking will be
provided in conformity with Use Permit 2051. There will be 50 spaces located at 2700
West Com,1 Highway, 24 spaces located at 3620 Avon Street, and 82 parking spaces on'
site. Use Pennit 2051 required 83 spaces on-site, however, with the 3'd floor reduction of
818 SF of enclosed space which was parked at a ratio of 250 SF: 1 space only 80 spaces
are now required on-site. All of the added square footage on the restaurant level is
comprised of kitchen, storage, and restrooms which does not add to the parking
requirement for the building. TI1e existing 4 spaces under the building are being removed
and a new 3 spaces have been designed in that arc under the building which currently
serves as the drive isle for the existing four building parking spaces. As proposed, the
total spaces on site woold be 82. The 3 new spaces under the building will be used by the
valet service and only after 5 p. m. so as not to interfere with trash removal during the
before 5 p.m. timeframe.
4b.ii. The addition of the 8 J 8 SF at the first floor restaurant space will result in the loss
of 4 parking spaces of the 83 approved on-site spaces. However, there will remain
su!1lcient room under the building, in what is now the under building drive isle, for 3 new
parking spaces. As a result of the expansion of the restaurant space, 4 spaces will be lost
but three spaces will be gained, for a net loss of 1 space and a total of 82 on-site parking
spaces.
4b.iii. Although 4 parking spaces are being eliminated in the area under the building, 3
parking spaces under the building are being provided, thus bringing the total parking
spaces on-site to 82, only 80 of which are required after the loss of 818 SF enclosed space
011 the third floor.
4b.iv. The net floor area calculation, as proposed, for the office uses is 8,922 SF for the
second floor and 6,572 SF for the third floor, thus a total of 15,494 SF office. At a ratio
of250 SF:l space, the total office space requires 61.98 parking spaces, thus 62 spaces.
4b.v. 3 additional pa,king spaces are being provided under the building in what
currently is the under building drive isle for the existing 4 spaces under the building.
MakanaNova
Augrn,i 12, 2014
Page 3
r
4b.vi. Copies of the off-site parking agreements for 2700 West Coast Highway and 2628
Avon Street are attached.
4c.i. This information has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4c.ii. This information has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4c.iii. This infonnation has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4c.iv. This infonnation has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4c.v. This infonnation has been prepared and is being submitted by Gerald Michaels of
SMS Architects, with this letter.
4c.vi. It is my understanding that this issue has been resolved as a result of discussions
with John Morgan, the architect for the third floor patio.
5. All items are being submitted in an electronic format.
Should you have any questions, do not hesitate to contact me.
Enclosures
JFM:cv
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Very truly yours,
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r McGEE & ASSOCIATES
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~"Afv,tES F. McGEE / / V