HomeMy WebLinkAbout02_Guldjian New Office Building Lot Merger and Minor Use Permit_PA2021-002CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 24, 2021
Agenda Item No. 2
SUBJECT: Guldjian New Office Building (PA2021-002)
Lot Merger No. LM2021-001
Minor Use Permit No. UP2021-002
SITE LOCATION: 2122 and 2132 Orchard Drive
APPLICANT: Susana Juarez
OWNER: Christopher Guldjian
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221 or mwhelan@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: CO-G (General Commercial Office)
Zoning District: SP-7/BP (Santa Ana Heights - Business Park)
PROJECT SUMMARY
A request for a lot merger and minor use permit to merge two contigous existing lots for
the construction of an approximately 9,500-squre-foot, two-story office building. The
proposed project includes 43 parking spaces in an on-site surface parking lot and two
new driveways, one on Orchard Drive and one on Birch Street. The office development
will include landscaping, a small outdoor seating area and screened roof-top mechanical
equipment. The intended use of the office building is a law office operating from 8 a.m. to
5 p.m, daily. Project implemention includes the demolition of two, nonconforming single-
family dwellings and garages.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) and Section 15315 under Class 15 (Minor Land Divisions) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Lot Merger No.
LM2021-001 and Minor Use Permit No. UP2021-002 (Attachment No. ZA 1).
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DISCUSSION
The subject properties are located in Santa Ana Heights at the intersection of
Orchard Drive and Birch Street. The two contiguous properties totaling 24,423
square feet are developed with two, residential dwellings and accessory garages.
The properties are surrounded by business park offices and commercial uses
along Birch Street. Single-family and multi-family dwellings are on the southside of
Birch Street along Orchard Drive.
The existing residential dwellings on the subject properties were constructed in
1958 within the County of Orange jurisdiction. The properties were annexed from
the County in 2003 and became a part of the Santa Ana heights Specific Plan with
a specific land use designation of Business Park. Therefore, the existing dwellings
The proposed project consists of demolishing the existing residential dwellings and
garages, consolidating the lots with a lot merger, and constructing the new two-
story office building. The proposed office building is 30 feet tall and approximately
9,500 square feet. The development includes landscaping, a small outdoor seating
area and screened roof-top mechanical equipment. A 43-space surface parking lot
is included with new driveways along Birch Street and Orchard Drive.
The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions).
The proposed lot merger to combine two existing parcels by removing the interior lot
lines between them will not result in the creation of additional parcels. The two lots
are under common fee ownership and will retain the Santa Ana Heights Business
Park (SP-7/BP) zoning designation, consistent with the surrounding area. The
project is in an area with an average slope of less than 20 percent and merging
the two lots would create one parcel that meets the minimum lot area requirement
in the SP-7/BP Zoning Regulations.
The Land Use Element of the General Plan designates the subject property as
General Commercial Office (CO-G) with the maximum floor area to land area ratio
-G 0.50). The proposed project is consistent with these
designations as the project consists of office development with a 0.39 FAR. The
proposed design includes a large setback which exceed minimum standards and
a perimeter site wall, landscaping, and surface parking to provide additional buffer
from the abutting nonconforming residential uses.
The subject property is located within the Business Park District of the Santa Ana
Heights Specific Plan Zoning District (SP-7/BP), which provides for the
development and maintenance of professional and administrative offices,
commercial uses, specific uses related to product development, and limited light
industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7/BP),
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general office uses are a principal permitted use subject to the approval of a minor
use permit. The district design guidelines emphasize building mass, building
materials, building entrances, building rooflines, energy and sound to integrate into
the business park area. Staff believes the architectural design of the project meets
the intent of the SP-7/BP District as discussed below. The project includes the
removal of nonconforming residential uses and consolidation of lots consistent with
the CO-G and BP designations, helping to achieve the overall goal of a high-quality
business park.
Pursuant to Section 20.90.030 (SP-7 Design Guidelines), the intent of the Santa
Ana Heights Specific Plan Design Guidelines is to promote a consistent, high
quality character of development that will result in the overall enhancement of the
aesthetic character of the community. These guidelines are available online: here
The majority of the guidelines are mandato
guidelines involve the exercise of independent judgment.
Use of the guidelines in project review implements the goals of the business park
area through careful use of building forms and materials, streetscape concepts,
setback and buffer areas and a unifying landscape concept. These guidelines are
created to address the architectural design for business park uses and landscape
criteria for all uses within the Santa Ana Heights area. The guidelines also call for
additional landscape buffers to protect the SP-7 Residential Equestrian (REQ)
uses that abut the Business Park uses. The proposed project does not abut SP-7
REQ properties, the abutting residential uses are existing nonconforming single-
family residences with SP-7 Business Park Zoning designations.
The proposed project will provide landscape buffers beyond the minimum
requirement adjacent the nonconforming residential uses. Additionally, a 6-foot tall
block wall is conditioned to be provided along these property lines. This design
softens the aesthetic for the current neighbors and potential future adjacent
businesses as well as screens the surface parking lot.
The proposed two-story building is 30 feet in height, provides sufficient setbacks
from all property lines, and includes an outdoor employee seating area and
enhanced entrances to the building defined with metal awnings. The architectural
design creates visual interest through building articulation, window treatments, and
blending with landscaping. The exterior building will be earth colors with Kingspan
Panels to imitate the look of stucco while maximizing the thermal efficiency of the
building. The mechanical equipment, and refuse will be screened from view. A final
landscape plan is conditioned to be provided prior to permit issuance to ensure the
design meets the Guidelines for the Business Park District.
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The proposed office building and accessory structures conform to all applicable
development standards in Zoning Code Section 20.90.120 (Business Park
District: SP-7/BP), including floor area limit, setbacks, height, and off-street parking
as evidenced by the project plans and illustrated in Table 1 below.
Table 1 Development Standards
Development Standard Requirement Proposed
Building Site Area 19,800 sf minimum 24,423 sf
Site Coverage 40% 21%
Floor Area Ratio (FAR) 0.50 0.36
Building Height
Front Setback
Side Setback (East)
Side Setback (Birch) 0 10
Rear Setback 0 49.5
Landscaping Setback Front
Landscaping Setback Street
(Birch) 10 10
Landscaping Setback Street
Orchard -
Landscaping Setback - Side (East)
& Rear (nonconforming residential
uses in Business Park District)
3 5
Parking 38 spaces
(1/250) 43 spaces
The Public Works Department has reviewed the proposed lot merger and has
concluded it is consistent with the Subdivision Code, and conditions of approval
will be included to ensure compliance with applicable provisions.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) and
Section 15315 under Class 15 (Minor Land Divisions) 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. Class 15 applies to lot mergers such as this when the land is in
an urbanized area, the properties are in compliance with the General Plan and Zoning with
no deviations requested, all services and access to the proposed parcel are provided, the
parcel was not involved in a division of a larger parcel within the two previous years, and the
parcel does not have an average slope greater than 20 percent. Class 3 applies to urbanized
areas for up to four commercial buildings not exceeding 10,000 square feet on sites zoned
for such uses in an area where all necessary public services and facilities are available, and
the surrounding area is not environmentally sensitive. The proposed office building is 9,500
square feet in an urbanized area that is not environmentally sensitive.
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PUBLIC NOTICE
Notice of this application 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 hearing, 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.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
MS/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Lot Merger Exhibits
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A LOT
MERGER NO. LM2021-001 AND MINOR USE PERMIT NO.
UP2021-002 FOR A NEW TWO (2)-SORY OFFICE BUILDING
LOCATED AT 2122 AND 2132 ORCHARD DRIVE (PA2021-002)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Christopher Guildjian, with respect to property located at 2122
and 2132 Orchard Drive, and legally described as portions of Lot 131 and Lot 132 of Tract
No. 706 filed in Book 21 at Page 25 of Miscellaneous Maps in the County of Orange
requesting approval of a minor use permit.
2. The applicant proposes a lot merger to combine two (2) existing lots for commercial
development. The project includes the construction of a new, two (2)-story office building
totaling approximately 9,500 square feet in gross floor area and a 43-space surface parking
lot.
3. The subject property is designated General Commercial Office (CO-G) by the General
Plan Land Use Element and is located within the Santa Ana Heights Specific Plan (SP-7)
Zoning District with a Specific Plan land use of Business Park (BP).
4. The subject property is not located within the coastal zone.
5. A public hearing was held online on June 24, 2021, observing restrictions due to the
Declaration of a State Emergency and Proclamation of Local Emergency related to
COVID-19. A notice of time, place and purpose of the hearing was given in accordance
with the Newport Beach Municipal Code. Evidence (NBMC), both written and oral, was
presented to, and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) and
Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. Class 15 applies to lot mergers such as this when the land is in an urbanized area, the
properties are in compliance with the General Plan and Zoning with no deviations
requested, all services and access to the proposed parcel are provided, the parcel was
not involved in a division of a larger parcel within the two (2) previous years, and the
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parcel does not have an average slope greater than 20 percent. Class 3 applies to
urbanized areas for up to four (4) commercial buildings not exceeding 10,000 square
feet on sites zoned for such uses in an area where all necessary public services and
facilities are available, and the surrounding area is not environmentally sensitive. The
proposed office building is 9,500 square feet in an urbanized area that is not
environmentally sensitive.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
Minor Use Permit
In accordance with Section 20.52.020(F) (Conditional and Minor Use Permits) of the Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the subject property as General
Commercial Office (CO-G) with the maximum
0.50 (CO-G 0.50), which is intended to provide for administrative, professional, and
medical offices with limited accessory retail and service uses. The proposed project is
consistent with this designation as it is a medical office development with a 0.39 FAR.
2. The subject property is located within the Business Park District of the Santa Ana
Heights Specific Plan Zoning District (SP-7/BP), which is intended to provide for the
development and maintenance of professional and administrative offices, commercial
uses, specific uses related to product development, and limited light industrial uses.
Pursuant to Section 20.90.120 (Business Park District: SP-7/BP), general office uses
are a principal permitted use subject to the approval of a minor use permit.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
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Facts in Support of Finding:
1. The subject property is located within the Business Park District of the Santa Ana
Heights Specific Plan Zoning District (SP-7/BP), which is intended to provide for the
development and maintenance of professional and administrative offices, commercial
uses, specific uses related to product development, and limited light industrial uses
Pursuant to Section 20.90.120 (Business Park District: SP-7/BP), office uses are a
principal permitted use subject to the approval of a minor use permit for newly
established offices.
2. Pursuant to Section 20.90.030 (SP-7 Design Guidelines), the intent of the Santa Ana
Heights Specific Plan design guidelines is to promote a consistent, high quality character
of development that will result in the overall enhancement of the aesthetic character of
the community. The district design guidelines emphasize building mass, building
materials, building entrances, building rooflines, energy and sound to integrate into the
business park area. The project includes the removal of nonconforming residential uses
and consolidation of lots consistent with the CO-G and BP designations, helping to
achieve the overall goal of a high-quality business park.
3. The proposed project will provide landscape buffers beyond the minimum required
adjacent to nonconforming residential uses. Additionally, a 6-foot tall block wall is
conditioned to be provided along these property lines. This design softens the aesthetic
for the current neighbors and potential future adjacent businesses as well as screens
the surface parking lot.
4. The proposed two (2)-story building is 30 feet in height, provides sufficient setbacks from
all property lines, and includes an outdoor employee seating area and enhanced
entrances to the building defined with metal awnings. The architectural design creates
visual interest through building articulation, window treatments, and blending with
landscaping. The exterior building will be earth colors with Kingspan Panels to imitate
the look of stucco while maximizing the thermal efficiency of the building. The
mechanical equipment, and refuse will be screened from view. A final landscape plan is
conditioned to be provided prior to permit issuance to ensure the design meets the
Guidelines for the Business Park District.
5. Section 20.90.120 (Business Park District: SP-7/BP) establishes the required site
development standards for floor area, setbacks, and landscaping. The building provides
more than the minimum required setbacks from each property line and is proposed at
0.39 FAR, where 0.50 FAR is allowed. The proposed landscaping includes trees,
shrubs, and groundcover and the landscape setbacks are met or exceeded with the
proposed project design.
6. Pursuant to Table 3.10 in Zoning Code Section 20.40.040 (Off-Street Parking Spaces
Required), general office uses are required to provide one (1) parking space for every
250 square feet of gross floor area. The gross floor area of the proposed buildings is
9,465 square feet; therefore, the project requires 38 spaces. The proposed project
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includes surface parking with 43 parking spaces; thus, the project provides a surplus of
five (5) spaces.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding:
1. Commercial and residential uses are allowed in the vicinity, including medical and
general office, retail sales, personal service, restaurant, and single-unit residential uses
south of the subject property. The subject property is located among other office uses
along Birch Street and north of Birch Street along Orchard Drive. Therefore, the
proposed office building is compatible with the allowed uses in the vicinity.
2. The subject property as merged is a little over 0.5 acres in area (24,423 square feet),
generally rectangular in shape, and located in a commercial area. The subject property
is proposed to be developed with one (1)-, two (2)-story general office building. South
of Birch Street along Cypress Street is SP-7 Residential Equestrian (REQ) Zoning
District boundary. These homes mostly front on Cypress Street. There are a few REQ
lots that face Orchard Drive. There are no REQ lots directly abutting the subject property.
The REQ lots begin south of the subject property, about halfway into the block along
both sides of Orchard Drive. The residential uses abutting the subject property are
nonconforming uses on lots zoned SP-7/BP. Future redevelopment of these properties
will be consistent with the SP-7/BP Zoning District.
3. The project design locates the two (2)-story, 30-foot high building towards the middle of
the property with large setbacks from the property lines, which provide separation to
ensure compatibility with the abutting properties. There are landscape buffers provided
along the property lines along with a perimeter site wall that soften the view of the
surface parking lot.
4. The building is proposed at 0.39 FAR, where 0.50 FAR is allowed. The 9,500-square-
foot office use does not create any traffic impacts and is compatible with the allowed
commercial uses in the vicinity.
5. The proposed office use will operate as a typical general office use with business office
hours. The design includes two (2) floors with a main lobby, open offices, private offices,
conference rooms and an employee kitchen area. The exterior includes an outdoor
seating area for employees, landscaping, and enhanced entrances. Code required
parking is provided ensuring that employees and visitors may park on-site. Therefore,
the operating characteristics are compatible with the allowed commercial and residential
uses in the vicinity.
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Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
1. The project design locates the two (2)-story building towards its street frontages which
provides large side and rear setbacks used for surface parking and landscaping. The
site is provided 43 parking spaces, which is five (5) more spaces than required by the
Zoning Code. Adequate trash storage facilities for the office tenants is provided in an
enclosed area, thereby preventing any odor or related issues for the uses nearby.
2. The site has pedestrian and vehicular access along Birch Street and Orchard Drive. The
two (2) driveways proposed will be constructed pursuant to City Standards and reviewed
and approved by the Public Works Department. The provision of emergency vehicle
access will continue along Birch Street.
3. All water services will be provided by the Irvine Ranch Water District and all sewer
services will be provided by the Costa Mesa Sanitary District. Will serve letters from both
Districts have been provided by the applicant.
4. The Public Works Department, Building Division, and Fire Department have reviewed
the application. The project is required to obtain all applicable permits from the City
Building and Fire Departments and must comply with the most recent, City-adopted
version of the California Building Code.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The proposed use is similar to and compatible with other office uses in the vicinity and
is not detrimental to the abutting uses due to the office nature of the business and
location of the buildings on-site.
2. The proposed development is consistent with the planned land use for the site. The site
is suitable for the type and intensity of development proposed because the infrastructure
serving the site and surrounding area has been designed and developed to accommodate
the anticipated commercial/office development use of the site. Therefore, the operation of
the use is not detrimental.
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3. As confirmed by the City Traffic Engineer, the proposed project does not result in a traffic
impact; therefore, the operation of the proposed office use is not detrimental.
4. The proposed use does not create any adverse noise impacts and is subject to the noise
standards within the Municipal Code.
5. The Federal Aviation Administration has conducted an aeronautical study and
concluded the proposed project would not be a hazard to air navigation.
6. Adequate trash storage facilities for the office tenants are provided in an enclosure area,
thereby preventing any odor or related issues for the abutting residential uses.
7. Compliance with the Municipal Code and the conditions of approval is required and will
further ensure that the proposed use will not be detrimental.
Lot Merger
In accordance with Sections 19.68.030 (Lot Mergers) of the Newport Beach Municipal Code,
the following findings and facts in support of such findings are set forth:
Finding:
F. Approval of the merger will not, under the circumstances of this particular case, be
detrimental to the health, safety, peace, comfort and general welfare of persons
residing or working in the neighborhood of such proposed use or be detrimental or
injurious to property and improvements in the neighborhood or the general welfare of
the City, and further that the proposed lot merger is consistent with the legislative intent
of this title.
Facts in Support of Finding:
1. The proposed lot merger to combine two (2) existing parcels by removing the interior lot
lines between them will not result in the creation of additional parcels.
2. The project is in an area with an average slope of less than 20 percent.
3. The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions).
4. Any future development on the proposed parcel will be subject to the Zoning Code
development standards, which are intended to promote orderly development, protect
neighborhood character, and preserve public health, safety, and general welfare of the
City.
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Finding:
G. The lots to be merged are under common fee ownership at the time of the merger.
Fact in Support of Finding:
1. The two (2) lots to be merged are under common fee ownership.
Finding:
H. The lots as merged will be consistent or will be more closely compatible with the
applicable zoning regulations and will be consistent with other regulations relating to the
subject property including, but not limited to, the General Plan and any applicable
Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. The merged parcels will retain the Santa Ana Heights Business Park (SP-7/ BP) zoning
designation, consistent with the surrounding area. The SP-7/BP Zoning District is intended
to provide areas appropriate for office and commercial development located on a single
parcel. The SP-7/BP Zoning District encourages consolidation of smaller sinlge parcels
within the business park area to provide for more flexibility in the design of office
development, therby enhancing the aesthetic character and cohesiveness of the
developmtnet.
2. The existing parcels include portions of Lots 131 and 132 with underlying recorded lot lines
that do not match the orientaiton or ownership of the parcels. The conoslidtion of the corner
parcels into one (1) lot will clean-up the lot lines to match the ownership and orientation.
3. The Land Use Element of the General Plan designates the subject site designates the
subject property as General Commercial Office (CO-G), which provides for administrative,
professional, and medical offices with limited accessory retail and service uses. The land
use will remain the same and the merger is consistent with the land use designations of
the General Plan.
4. The existing parcels do not meet the minimum lot area requirements of the SP-7/BP
regulations (19,800 square feet), as the individual parcels are approximately 10,950
square feet and 13,134 square feet. Merging the two (2) lots would create one (1) parcel
that meets the minimum lot area requirement.
5. The Public Works Department has reviewed the proposed lot merger and has concluded
it is consistent with the Subdivision Code, and conditions of approval will be included to
ensure compliance with applicable provisions.
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Finding:
I. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a
result of the merger.
Fact in Support of Finding:
1. Legal access will be provided from Birch Street and Orchard Drive. The site does not
currently provide access to any other properties. Thus, no adjoining parcels will be
deprived of legal access as a result of the merger.
Finding:
J. The lots as merged will be consistent with the pattern of development nearby and will
not result in a lot width, depth or orientation, or development site that is incompatible
with nearby lots. In making this finding, the review authority may consider the following:
a. Whether the development of the merged lots could significantly deviate from the
pattern of development of adjacent and/or adjoining lots in a manner that would result
in an unreasonable detriment to the use and enjoyment of other properties.
b. Whether the merged lots would be consistent with the character or general
orientation of adjacent and/or adjoining lots.
c. Whether the merged lots would be conforming or in greater conformity with the
minimum lot width and area standards for the zoning district.
Facts in Support of Finding:
1. Properties in the vicinity consist of lots of varying sizes. The merged lot will be more
conforming in size to the other business park properties along Birch Street within the
vicinity. The range in sizes of these properties is 30,000 to 95,000 square feet. The
design guidelines for SP-7/BP encourage lot consolidation of the smaller properties to
enhance redevelopment into conforming business park uses.
2. The proposed lot size is 24,423 square feet, which meets the SP-7/BP requirement for
lot size (19,800 square feet).
3. Orientation and access to the parcel will be provided via Birch Street and Orchard Drive.
Thus, the resulting lot configuration will not change the existing pattern of development
in the area.
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Waiver of Parcel Map
In accordance with Section 19.08.30.A.3 (Waiver of Parcel Map Requirement) of the Newport
Beach Municipal Code, the Zoning Administrator may approve a waiver of the parcel map
requirement in cases where no more than three (3) parcels are eliminated. The following finding
and facts in support of such finding are set forth:
Finding:
K. The proposed division of land complies with requirements as to area, improvement and
design, flood water drainage control, appropriate improved public roads and property
access, sanitary disposal facilities, water supply availability, environmental protection,
and other applicable requirements of this title, the Zoning Code, the General Plan, and
any applicable Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. Approval of the proposed lot merger would remove the existing interior lot line and allow
the property to be utilized as a single development site. The proposed lot would comply
with all design standards and improvements required for new subdivisions by Title 19, the
Zoning Code, General Plan and the Santa Ana Heights Specific Plan (SP-7).
2. The proposed lot merger combines the properties into a single parcel of land and does
not result in the elimination of more than three (3) parcels.
3. The subject property is accessible from Birch Street and Orchard Drive. The site is
served by all of the necessary public utilities.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) and Section
15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Lot Merger No.
LM2021-001 and Minor Use Permit No. UP2021-002 subject to the conditions set forth in
Exhibit A, which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code.
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PASSED, APPROVED, AND ADOPTED THIS 24th DAY OF JUNE, 2021.
_____________________________________
Jaime Murillo, Zoning Administrator
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CONDITIONS OF APPROVAL
Planning Division
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. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
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. All proposed signs shall be in conformance with the approved Comprehensive Sign
Program for the project site and provisions of Chapter 20.42 (Signs) of the Newport
Beach Municipal Code.
5. Prior to the issuance of the building permit, a fair share fee shall be paid for the net
change in trips from residential to office. The net change in trips is a 101 increase in
trips and the fee will be calculated based on the current fee schedule at the time of
permit issuance.
6. Prior to the issuance of the building permit, a transportation corridor fee shall be paid for
the new non-residential structure calculated based on the current fee at the time of
permit issuance.
7. Prior to the issuance of a building permit, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
the minimum required plantings required by 20.90.120 Santa Ana Heights Specific Plan
Business Park District and 20.90.030 Design Guidelines. The plantings shall prioritize
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
8. Prior to final of the building, pursuant to the Federal Aviation Administration (FAA)
determination of no hazard to air navigation the applicant shall e-file the required FAA
Form 7460-2 Notice of Actual Construction or Alteration.
9. Minor Use Permit No. UP2021-002 and Lot Merger No. LM2021-001 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.
10. This Use Permit may be modified or revoked by the Zoning Administrator if determined
that the proposed uses or conditions under which it is being operated or maintained is
17
Zoning Administrator Resolution No. ZA2021-###
Page 12 of 18
01-25-19
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.
11. Any future intensification of use that requires additional parking will require a parking
summary and tenant improvement building permit.
12. A copy of the Resolution, incl shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
13. Prior to the issuance of a building permit, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the Minor
Use Permit file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Minor Use Permit and shall highlight the approved
elements such that they are readily discernible from other elements of the plans.
14. All landscape materials and irrigation systems 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 operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
15. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
16. Prior to the issuance of a building permit, the applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
17. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
18. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code.
18
Zoning Administrator Resolution No. ZA2021-###
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01-25-19
The maximum noise shall be limited to no more than depicted below for the specified
time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
19. 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.
20. 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 Saturdays, Sundays or Holidays.
21. No outside paging system shall be utilized in conjunction with this establishment.
22. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three (3) walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
23. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
24. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
25. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
26. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the
19
Zoning Administrator Resolution No. ZA2021-###
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01-25-19
Director of Community Development, and may require an amendment to this Use
Permit.
27. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
28. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
29. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
30. 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
fees, disbursements and court costs) of every kind and nature
approval of Guldjian New Office Building including, but not limited to, Lot Merger No.
LM2021-001 and Minor Use Permit No. UP2021-002 (PA2021-002). 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.
Fire Department
31. The water supplies for automatic sprinkler systems shall comply with the standards
referenced in Section 903.3.1. The potable water supply shall be protected against
backflow in accordance with Health and Safety Code 13114.7. For connections to public
water works systems, the water supply test used for design of fire protection systems
shall be adjusted to account for seasonal and daily pressure fluctuations based on
information from the water supply authority and as approved by the fire code official.
32. The hydraulic calculations shall be provided in accordance with NFPA 13 to demonstrate
that the available water flow and pressure are adequate to supply all sprinklers installed
in any single fire area with discharge densities corresponding to the designated hazard
classification.
20
Zoning Administrator Resolution No. ZA2021-###
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01-25-19
33. The underground fire line plans shall be listed as a deferred submittal. Plans shall be
submitted by a licensed C-16.
34. Fire sprinklers shall be permitted and installed with the new building.
35. All alarms, supervisory and trouble signals shall be distinctly different and shall be
automatically transmitted to an approved supervising station or, where approved by the
fire code official, shall sound an audible signal at a constantly attended location.
36. All valves controlling the water supply for automatic sprinkler systems, pumps, tanks,
water levels and temperatures, critical air pressures and waterflow switches on all
sprinkler systems shall be electrically supervised by a listed fire alarm control unit.
37. One (1) exterior approved audible device, shall be located on the exterior of the building
in an approved location, and shall be connected to each automatic sprinkler system.
Such sprinkler waterflow alarm devices shall be activated by a water flow equivalent to
the flow of a single sprinkler of the smallest orifice size installed in the system.
38. Approved vehicle access for firefighting shall be provided to all construction or
demolition sites. Vehicle access shall be provided to within 100 feet of temporary or
permanent fire department connections. Vehicle access shall be provided by either
temporary or permanent roads, capable of supporting vehicle loading under all weather
conditions. Vehicle access shall be maintained until permanent fire apparatus access
roads are available.
39. Approved fire apparatus access roads shall be provided for the building. The fire
apparatus road shall comply with the requirements of this guideline and shall extend to
within 150 feet of the building so the exterior walls of the first story of the building as
measured by an approved route around the exterior of the building or facility. Indicate
the width of each roadway/drive aisle Fire lanes shall have a minimum 20-foot clear
width.
40. Roads must be constructed of a material that provides an all-weather driving surface
and capable of supporting 72,000 pounds-imposed load for fire apparatus and truck
outrigger loads of 75 pounds per square inch over a two (2)-foot area. Calculations
stamped and signed by a Registered Professional Engineer (RPE) shall certify that the
proposed surface meets the criteria.
41. All fire apparatus access roads shall have an unobstructed width of not less than 20 feet
and shall not be less than 26 feet within 30 feet of a fire hydrant, except when the road
passes through approved security gates in accordance with Section 503.6 roads shall
have an unobstructed vertical clearance of not less that 13 feet, 6 inches.
42. The gradient for access roads shall not exceed 10 percent.
43. The approach to fire access roads shall be constructed in accordance with the City of
Newport Beach Design Criteria for Public Works Construction manual.
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Zoning Administrator Resolution No. ZA2021-###
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01-25-19
44. All multi-unit residential and commercial buildings shall have numbers or addresses
placed above or immediately adjacent to all doors that allow fire department access. In
no case shall the numbers be less than six (6) inches in height with a one (1)-inch stroke.
Address numbers shall contrast with their background and shall be either internally or
externally illuminated to be visible at night.
Building Division
45. The applicant is required to obtain all applicable permits from the City 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.
46. Accessible parking shall be located in the shortest distance to the entry of the building.
47. The curb ramp shall comply with Section 11B-406 with no abrupt drop-off or elevation
changes on the ramp or path of travel leading up to the ramp.
48. The roof hatch that is less than 10 feet from the edge of the building shall be protected with
a 42-inch tall guardrail.
49. A minimum 4-foot clearance is required to be maintained in front of the access to the water
closet.
50. Justification shall be provided to support plumbing fixture quantities.
51. Roof-top mechanical equipment and access areas shall provide minimum required work
clearances.
52.
reduce construction-related air quality impacts:
Dust Control
Water all active construction areas at least twice daily.
Cover all haul trucks or maintain at least two (2) feet of freeboard.
Pave or apply water four (4) times daily to all unpaved parking or staging
areas.
Sweep or wash any site access points within two (2) hours of any visible dirt
deposits on any public roadway.
Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
Require 90-day low-NOx tune-ups for off road equipment.
Limit allowable idling to 30 minutes for trucks and heavy equipment
22
Zoning Administrator Resolution No. ZA2021-###
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01-25-19
Off-Site Impacts
Encourage car pooling for construction workers.
Limit lane closures to off-peak travel periods.
Park construction vehicles off traveled roadways.
Wet down or cover dirt hauled off-site.
Sweep access points daily.
Encourage receipt of materials during non-peak traffic hours.
Sandbag construction sites for erosion control.
Fill Placement
The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six (6)-inch surface layer, subject to review/discretion of the geotechnical
engineer.
53. The Water Quality Management Plan infiltration basin will need to have an over-flow
outlet.
54. A hydrology and hydraulics analysis shall be performed. The hydrology shall analyze
the 25- and 50-year storm period.
55. -term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of storm water away from potential sources of
pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
Public Works Department
56. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
57. Reconstruct all damaged curb, gutter and sidewalk along the Birch Street and Orchard
Drive frontages per City Standard. The sidewalk along Orchard Drive shall be 5-foot
wide minimum.
58. Install a new 36-inch box City tree along the Orchard Drive frontage. Tree type shall be
consistent with City Council Policy G-6.
59. Project sewer improvements shall be reviewed and approved by Costa Mesa Sanitary
District prior to building permit issuance. Provide documentation of approval.
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Zoning Administrator Resolution No. ZA2021-###
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01-25-19
60. Project water improvements shall be reviewed and approved by Irvine Ranch Water
District prior to building permit issuance. Provide documentation of approval.
61. Install new sod or low groundcovers of the type approved by the City throughout the
Orchard Drive parkway fronting the development site.
62. An encroachment permit is required for all work activities within the public right-of-way.
63.
Standard 110-L.
64. A 5-foot dedication for street and sidewalk purposes shall be dedicated to the City of
Newport Beach along the 2132 Orchard Drive frontage.
65. Plug the unused driveway approaches per City Standard STD-185.
66. The proposed driveways along Birch Street and Orchard Drive shall be installed per City
Standard STD-160. A 4-foot wide pedestrian easement shall be dedicated to the City
of Newport Beach along the Birch Street driveway.
67. The parking layout shall comply with City Standard STD-805.
24
Attachment No. ZA 2
Vicinity Map
25
VICINITY MAP
Lot Merger No. LM2021-001 and
Minor Use Permit No. UP2021-002
PA2021-002
2122 and 2132 Orchard Drive
Subject properties
to be merged and
developed with new
office building
26
Attachment No. ZA 3
Lot Merger Exhibits
27
28
29
30
31
32
33
Attachment No. ZA 4
Project Plans
34
35
NORTHNORTH36
37
38
39
40
N ORT HGENERAL NOTES:SITE NOTES:41
NORTHGENERAL NOTES:42
NORTHGENERAL NOTES:43
NORTHGENERAL NOTES:44
NORTHNORTHNORTHNORTHGROSS FLOOR AREASNET FLOOR AREAS942588734,233 SQ. FT.5,030 SQ. FT.4,395 SQ. FT.4,640 SQ. FT.45
46
47
48
49
50
51
52
53
54
55
From:Bill Meierhoefer
To:CDD
Subject:Guldjian Office Building Project file No: PA2021-002 located at 2122, 2132 Orchard Drive.
Date:Wednesday, June 16, 2021 1:17:50 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Meierhoefer, Bill & Kathy
2152 Orchard, NB 92660
Our Property adjoins the proposed building project, Guldjian Office Building Project file No:PA2021-002 located at 2122, 2132 Orchard Drive.
We are not challenging the project but we have some questions and concerns. As advised by
your notification, we are submitting the following items for your hearing in writing.
1.Water runoff toward our property from a paved lot.
2.Night lighting placement in consideration of the three homes next to the building site.
3.Wall/landscaping separating the facility from our property for privacy and noise reductionfor our three rental houses.
4.Concerned about Orchard street exit next to our driveway, visibility for our renters to exit.
5. Location of trash and loading dock relative to our property in consideration of residents.
In summary, our question relate to the continued enjoyment for our renters' expectation of
privacy and limited noise.
Thank you for your consideration. We can be reached at 7147470045, should you havequestions. Bill & Kathy Meierhoefer.
Zoning Administrator - June 24, 2021 Item No. 2a Additional Materials Received After Printing Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
From:homerunguy@roadrunner.com
To:CDD
Subject:Project PA 2021-002
Date:Thursday, June 17, 2021 4:56:03 PM
Attachments:VIDEO 1.MOV
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
David Northcraft
2162 Orchard Drive
Newport Beach, CA 926660
homerunguy@roadrunner.com
949-433-1619
June 17, 2021
TO: City of Newport Beach
RE: Project File #PA2021-002
This is to address the proposed unsafe entrance and exit drive on Orchard Drive.
When a driver makes a right hand turn from Birch Street onto Orchard Drive there is a sign
posted No Parking. The reason why is that is that there is only a very narrow strip of roadwayto accommodate a separate turn lane for vehicles making a left from Orchard onto Birch.
As evidence of how unsafe this proposed exit/entrance on Orchard Drive would be, I went
down to video record approximately 15 cars making that right from Birch onto Orchard.
For reference, in a video there happens to be a dark-colored vehicle parked where theproposed entrance/exit would be. Cars making a right turn off Birch onto Orchard have only 1
Zoning Administrator - June 24, 2021 Item No. 2b Additional Materials Received Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
to 3 seconds to try to stop if there is a vehicle exiting from the proposed spot on Orchard dueto its close proximity to the intersection, which means that any person driving out the
proposed exit would have to cross double yellow lines plus a separate left-turn only lane inorder to turn right onto Birch. All in that 1-3 seconds in order to miss hitting a car coming
from Birch! It will like be playing a game of Russian roulette.
Another video shows a motorcycle making the right turn from Birch onto Orchard. If someonewas turning left out of the proposed exit at the exact same time it is a recipe for disaster.
I believe a certain percentage of people exiting would see the danger of turning left in that
squeezed bit of space into possible oncoming traffic, and decide to turn right and go downOrchard instead. Once they did that they would realize Orchard is not a through street. They
then would be forced to find a place to turn around.
This presents another danger because right there is an equestrian facility where horses andtrainers are loading and unloading horses on a regular basis. Next to the equestrian facility is a
Montessori School for small children next to a four-way stop, where there are crosswalksfrequented by neighbors walking dogs, horses, goats, small ponies, and riding golf carts and
bikes through this residential area which has direct access to the Back Bay Ecological Reserveand its many hiking trails.
The next place to turn, for those leaving the office building and who do not want to take their
life in their hands trying to make this dangerous left turn to get back to Birch, is the dead endof Orchard Drive and a three-way stop.
In the City of Newport Beach’s proposal, on page 6, line three, it says there will be “no traffic
impact”. My neighbors and I, and indeed, anyone with sense, would be able to spot theobvious dangers involved without having to have a degree in traffic engineering. All it takes is
a little common sense, and since I have lived on Orchard for over 20 years I have had lots oftime to observe the already dangerous traffic situation that exists here, with cars exceeding the
speed limit coming off the faster-moving Birch Street which is a thoroughfare linking thecities of Newport Beach, and Irvine.
If this logical evidence presented here is not reconsidered and goes through the approval
process by the City of Newport Beach I will let all litigants of crashes or fatalities in futureauto accidents know that the City was well-informed about the potential dangers but went
ahead anyway and instead of using Birch Street as the sole access to the new office building,they decided to risk the lives of the residents and visitors to this Back Bay neighborhood. All
any litigants in such future auto collisions at the corner of Birch and Orchard would have to dois hire an independent traffic inspector to provide expert witness that the City of Newport
Zoning Administrator - June 24, 2021 Item No. 2b Additional Materials Received Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
Beach was negligent.
Sincerely,
David Northcraft
Zoning Administrator - June 24, 2021 Item No. 2b Additional Materials Received Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Zoning Administrator
From: Melinda Whelan
Date: June 23, 2021
Re: Guldjian New Office Building Lot Merger No. LM2021-001 and Minor
Use Permit No. UP2021-002 (PA2021-002) at 2122 and 2132 Orchard
Drive
______________________________________________________________
Please find attached an updated set of plans with the following changes:
1. An updated site/landscaping plan (AS1.0). The Code-required planting
islands within the parking lot were inadvertently missing from the staff report
plans. This reduces the total parking spaces provided to 39 spaces, still
exceeding the minimum Code required parking of 38 spaces.
2. Updated roof plan (A1.2) and exterior elevations (A2.1 and A2.2) to show
the screening for the roof-top HVAC equipment.
3. Updated photo simulations (A6.0) providing more detail on the exterior
building materials. Also added to the top view is the screening of the HVAC
units.
Zoning Administrator hearing.
Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106SITEZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATEDESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106VICINITY PLANNORTHZONING MAPNORTHSITEZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATEDESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 9110620241 BIRCH STREET1120271 BIRCH STREET2220320 BIRCH STREET320292 BIRCH STREET3420232 BIRCH STREET452031 ORCHARD DR2152 ORCHARD DR656SITE2122 AND 2132 ORCHARD DR.SITEZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATEDESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
FINISHED FLOOR = 48.0"TRASHENCLOSURE88 SF1LOBBYNOPARKING 5'6FT WALKWAY25'-6"20'10'345678912131415161718192021222324252629303132343536373839P/L 42'P/L 201'P/L 57'P/L 67'P/L 67'BIRCH ST.ORCHARD DR.NEW DRIVEWAYAPN: 439-382-19APN: 439-382-236'-0"H CMU SITE WALL6'-0"H CMU SITE WALLLANDSCAPING2,115 SFNO TRANSITION5 FT WATER LINE EASEMENTP/L 28'L=45.55'R=29P/L 65'P/L 12.05'P/L 12.04'P/L 6'P/L 12.04'P/L 12.04'P/L 6'P/L 5'11'-6"41'-6"NEW DRIVEWAY5'18'NOPARKING5'6 FTWALKWAY8FTWALKWAY17'26'5'10'17'6FT WALKWAY18'5'26'17'6'17'5'-0"17'26'17'26'MAX 14" THRESHOLDMAX 14" THRESHOLDMAX 14" THRESHOLDMAX 14" THRESHOLDPROPOSED2-STORYOFFICE BUILDINGFINISHED GRADE = 47.5"DNLANDSCAPING 290 SFLANDSCAPING437 SFLANDSCAPING1,614 SFLANDSCAPING255 SFMAX SLOPE 5%MAX SLOPE 5%RAMP 1:12 MAXRAMP 1:12 MAXRAMP 1:12 MAX9'9'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'12'DNDN5'6'-6"TRUNCATED DOMESTRUNCATED DOMES9'AC PAVINGAC PAVING10'11'1128336'-6"2TRANS.38 SF2'-6"6'2'-6"8'109'9'17'2'10'3'3'NOPARKING27
10'3'11'-6"9'5'5'3'171717171710101010101010101010FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"353535FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"35FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"35FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"35FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"35FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"3535FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"35FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"PARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKING
FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"FINISHED GRADE = 47.5"PARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGPARKING
3'3'3'3'3'3'3'3'3'3'3'3'3'3'9'9'9'9'9'9'9'9'9'9'9'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'5'LANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPING255 SFLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SFLANDSCAPING255 SFLANDSCAPING255 SFLANDSCAPINGLANDSCAPING255 SFLANDSCAPINGLANDSCAPING255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING255 SF255 SF255 SF255 SFLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPINGLANDSCAPING6 FT6 FTWALKWAY6 FTWALKWAY6 FTWALKWAY6 FTWALKWAY6 FTWALKWAYWALKWAYWALKWAYWALKWAYWALKWAYWALKWAYWALKWAYWALKWAY11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"WALKWAYWALKWAYWALKWAY10'2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF10'10'10'2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF10'10'2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF10'10'2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'10'2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF2,115 SF11'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"11'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"25'-6"6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALL6'-0"H CMU SITE WALLTRISTANIA CONFERTA (BRISBANE BOX)SYMBOLSHRUB & GROUNDCOVER - SEE LANDSCAPING - AS1.1TREE LEGEND - SEE LANDSCAPING - AS1.1CUPANIOPSIS ANACARDIODES(CARROTWOOD)LAGERSTROMIA INDICA (CRAPE MYRTLE)OLEA EUROPEA 'WILSONII'(OLIVE)QUERCUS AGRIFOLIA (COAST LIVE OAK)RHUS LANCEA (AFRICAN SUMAC)ULMUS PARVIFOLIA 'DRAKE'(CHINESE ELM)PERIMETER TREEBUILDING ACCENTPARKING LOTNOTE: DISTANCE THIRTY (30) FEET ON CENTERsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106SITE PLANN ORT HSCOPE OF WORKCLIENT, OWNER & AGENTGENERAL NOTES:SITE NOTES:SITE INFORMATIONWRITTEN PROJECT DESCRIPTIONLANDSCAPING LEGEND:LANDSCAPING NOTES:Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
RECEPTIONELECTRICALDW142 SFUPMECHLOBBYUP407 SFCONFERENCE325 SFSTAIRS167 SF74 SFOFFICE169 SFOFFICE169 SFRR60 SF106 SF203 SFKITCHENREC. AREA.325 SFOFFICE169 SFOFFICE169 SFRR60 SFPRINTER25 SF CONFERENCEHALLOPEN OFFICE2,072 SFMAX COMMON PATH OF TRAVEL= 70 LFMAX COMMON PATH OF TRAVEL= 88 LFMAX COMMON PATH OF TRAVEL= 80 LF14" max THRESHOLD14" max THRESHOLDELEVATOR61 SFINSTALL SIGN STATING: DOOR TOREMAIN OPEN AT ALL TIMESKITCHENELEVATIONENCLOSE STAIRWAYENCLOSE STAIRWAYSEMI-GLOSSPAINTREFCERAMIC TILESCOUNTERDWCOOKTOPMICROWAVEsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106NORTHFIRST FLOOR PLANGENERAL NOTES:A. 34" MAXIMUM HEIGHT FOR COUNTERS AND TABLESB. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATEDC. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).D. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THEMANUFACTURER'S INSTRUCTIONS AND SECTION 2702.E. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3)F. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)G. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OREFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.H. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 44" ABOVE FINISHED FLOORI. INSTALL SIGN AT EGRESS DOORS THAT STATES: "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED"J. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12K. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BYTHE MEANS OF EGRESS IS OCCUPIED.L. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACEM. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICALSUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THEFOLLOWING AREAS:- AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS;- EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIREDTO HAVE TWO OR MORE EXITS.- INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.- EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWOOR MORE EXITSQ. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OFSTORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEMSHALL BE IN ACCORDANCE WITH SECTION 2702.R. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATIONTHAT IS AT LEAST AN AVERAGE 1FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS ATFLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCYLIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.LEGENDOCCUPANCY AREA CALCULATIONSEE SHT. A1.4 FOR EGRESS PLANKITCHEN ELEVATIONZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
STORAGE /PRINTER223 SFDNOPEN TO BELOW407 SQ. FT.OFFICE325 SFSTAIRS167 SFOFFICE169 SFOFFICE169 SF203 SFOFFICE169 SFOFFICE169 SFOFFICEOPEN OFFICE2,072 SFOFFICE325 SFRR60 SF106 SFRR60 SFSTORAGE25 SFHALL
DNLONGEST PATH OF TRAVEL TOEXIT ON 1ST FLOOR100LFLONGEST PATH OF TRAVEL TOEXIT ON 1ST FLOOR99LFELEVATOR61 SFROOFACCESSUPLONGEST PATH OF TRAVEL TOEXIT ON 1ST FLOOR100LFsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106SECOND FLOOR PLANNORTHGENERAL NOTES:A. 34" MAXIMUM HEIGHT FOR COUNTERS AND TABLESB. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATEDC. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).D. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THEMANUFACTURER'S INSTRUCTIONS AND SECTION 2702.E. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3)F. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)G. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OREFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.H. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 44" ABOVE FINISHED FLOORI. INSTALL SIGN AT EGRESS DOORS THAT STATES: "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED"J. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12K. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BYTHE MEANS OF EGRESS IS OCCUPIED.L. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACEM. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICALSUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THEFOLLOWING AREAS:- AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS;- EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIREDTO HAVE TWO OR MORE EXITS.- INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.- EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWOOR MORE EXITSQ. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OFSTORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEMSHALL BE IN ACCORDANCE WITH SECTION 2702.R. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATIONTHAT IS AT LEAST AN AVERAGE 1FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS ATFLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCYLIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.LEGENDOCCUPANCY AREA CALCULATIONSEE SHT. A1.4 FOR EGRESS PLANZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
SOLAR ZONEPER SEPARATE PERMITMAX HEIGHT 48"SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12HVACSOLAR ZONEPER SEPARATE PERMITMAX HEIGHT 48"FLAT ROOFFLAT ROOFROOFACCESS42"H SCREEN42"H SCREENHVACHVACsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106ROOF PLANNORTHGENERAL NOTES:A. 34" MAXIMUM HEIGHT FOR COUNTERS AND TABLESB. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATEDC. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).D. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THEMANUFACTURER'S INSTRUCTIONS AND SECTION 2702.E. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3)F. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)G. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OREFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.H. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 44" ABOVE FINISHED FLOORI. INSTALL SIGN AT EGRESS DOORS THAT STATES: "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED"J. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12K. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BYTHE MEANS OF EGRESS IS OCCUPIED.L. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACEM. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICALSUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THEFOLLOWING AREAS:- AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS;- EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIREDTO HAVE TWO OR MORE EXITS.- INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.- EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWOOR MORE EXITSQ. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OFSTORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEMSHALL BE IN ACCORDANCE WITH SECTION 2702.R. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATIONTHAT IS AT LEAST AN AVERAGE 1FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS ATFLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCYLIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
RECEPTIONELECTRICAL142 SFUPMECHLOBBYUP407 SFCONFERENCE325 SFSTAIRS167 SF74 SFOFFICE169 SFOFFICE169 SFRR60 SF106 SF203 SFKITCHENREC. AREA.325 SFOFFICE169 SFOFFICE169 SFRR60 SFPRINTER25 SF CONFERENCEHALLOPEN OFFICE2,072 SF14" max THRESHOLD14" max THRESHOLDELEVATOR61 SFINSTALL SIGN STATING: DOOR TOREMAIN OPEN AT ALL TIMESSTORAGE /PRINTER223 SFDNOPEN TO BELOW407 SQ. FT.OFFICE325 SFSTAIRS167 SFOFFICE169 SFOFFICE169 SF203 SFOFFICE169 SFOFFICE169 SFOFFICEOPEN OFFICE2,072 SFOFFICE325 SFRR60 SF106 SFRR60 SFSTORAGE25 SFHALL
DNELEVATOR61 SFROOFACCESSUPSTORAGE /PRINTER223 SFDNOPEN TO BELOW407 SQ. FT.OFFICE325 SFSTAIRS167 SFOFFICE169 SFOFFICE169 SF203 SFOFFICE169 SFOFFICE169 SFOFFICEOPEN OFFICE2,072 SFOFFICE325 SFRR60 SF106 SFRR60 SFSTORAGE25 SFHALL
DNELEVATOR61 SFROOFACCESSUPRECEPTIONELECTRICAL142 SFUPMECHLOBBYUP407 SFCONFERENCE325 SFSTAIRS167 SF74 SFOFFICE169 SFOFFICE169 SFRR60 SF106 SF203 SFKITCHENREC. AREA.325 SFOFFICE169 SFOFFICE169 SFRR60 SFPRINTER25 SF CONFERENCEHALLOPEN OFFICE2,072 SF14" max THRESHOLD14" max THRESHOLDELEVATOR61 SFINSTALL SIGN STATING: DOOR TOREMAIN OPEN AT ALL TIMESsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106NORTHFIRST FLOOR PLANNORTHSECOND FLOOR PLANNORTHFIRST FLOOR PLANNORTHSECOND FLOOR PLANGROSS FLOOR AREASNET FLOOR AREASGROSS FLOOR AREASFIRST FLOORSECONDFLOORFLOOR AREA50304395TOTAL GROSSAREA:9425NOTE 1: EXTERIOR WALLS ARE INCLUDED IN CALCULATIONSNOTE 2: STAIRWAYS, LOBBY AND ELEVATOR AREAS -INCLUDED IN CALCULATIONS OF FIRST FLOOR ONLYNET FLOOR AREASFIRST FLOORSECONDFLOORFLOOR AREA 46404233TOTAL GROSSAREA:8873NOTE 1: EXTERIOR WALLS, STAIRWAY AND ELEVATORSHAFTS AND ELECTRICAL ROOM ARE NOT INCLUDED INCALCULATIONSNOTE 2: LOBBY AREA - INCLUDED IN CALCULATIONS OFFIRST FLOOR ONLY4,233 SQ. FT.5,030 SQ. FT.4,395 SQ. FT.4,640 SQ. FT.Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
UNPROTECTED OPENINGS:ELEVATION AREA:30' OR GREATER FIRE SEPARATION DISTANCEUNPROTECTED OPENINGS AREA ALLOWED: NO LIMITMINIMUM FIRE SEPARATION DISTANCE: 71 FTHVAC42"H SCREEN WALL42"H SCREEN WALL14"H PARAPET WALL14"H PARAPET WALLUNPROTECTED OPENINGS:ELEVATION AREA: 1,100 SF288 SF (26%)MINIMUM FIRE SEPARATION DISTANCE: 50 FT30' OR GREATER FIRE SEPARATION DISTANCEUNPROTECTED OPENINGS AREA ALLOWED: NO LIMITHVACHVACHVAC14"H PARAPET WALLsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106SOUTH-EAST ELEVATIONSOUTH-WEST ELEVATIONLEGENDZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
UNPROTECTED OPENINGS:ELEVATION AREA:(10' TO LESS THAN 15' FIRE SEPARATION DISTANCE)UNPROTECTED OPENINGS AREA ALLOWED: 45%3,232 SF764 SF (24%)MINIMUM FIRE SEPARATION DISTANCE: 10 FTHVAC42"H SCREEN WALL42"H SCREEN WALL14"H PARAPET WALL14"H PARAPET WALLUNPROTECTED OPENINGS:ELEVATION AREA:(25' TO LESS THAN 30' FIRE SEPARATION DISTANCE)UNPROTECTED OPENINGS AREA ALLOWED: 70%1,100 SF337 SF (31%)MINIMUM FIRE SEPARATION DISTANCE: 25.5 FTHVACHVACHVAC14"H PARAPET WALLsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106NORTH-WEST ELEVATIONNORTH-EAST ELEVATIONLEGENDZoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
R 38 INSULR 38 INSULGLASS RAILINGHVACHVACsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106SECTION 1_1Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
sheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
MATERIAL BOARDRENDERINGSsheet title:sheet number:REVISIONSNO. DATE DESCRIPTIONDESIGNDRAWNISSUEDAPPROVEDNSJT2-STORY OFFICE BUILDING2122 & 2132 ORCHARD DR.NEWPORT BEACH, CA 92660NC ARCHITECTS1245 EAST WALNUT STREET, SUITE 112PASADENA, CA 91106ALUMINUM STOREFRONTSYSTEMby CRL-US ALUMINUMKS SERIESWALL PANELby Kingspan123123112121113333322Zoning Administrator - June 24, 2021 Item No. 2c Additional Materials Received - STAFF Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)
From:Jim Mosher
To:CDD
Subject:Further comment for 6/24/2021 ZA meeting
Date:Wednesday, June 23, 2021 1:08:54 PM
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content is safe.
Section 1 of all three resolutions being considered for adoption at the June 24, 2021,
Zoning Administrator hearing contain a "statement of fact" that the June 24 hearing
was held "observing restrictions due to the Declaration of a State Emergency and
Proclamation of Local Emergency related to COVID-19."
The Zoning Administrator may or may not be aware that on June 22, 2021, the City
Council adopted Resolution No. 2021-62 rescinding the Proclamation of Local
Emergency referred to in this statement.
Since there will be no Proclamation of Local Emergency in effect during the June 24
hearing, the Zoning Administrator may wish to consider revising these statements of
fact in the adopted resolutions to read something like: "observing restrictions due to
the Declaration of a State Emergency and Proclamation of Local Emergency, in
effect at the time notice of the hearing was published, related to COVID-19."
-- Jim Mosher
Zoning Administrator - June 24, 2021 Item No. 2d Additional Materials Received After Deadline Guldjian New Office Building Lot Merger and Minor Use Permit (PA2021-002)