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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
NOTICE OF INCOMPLETE FILING
June 23, 2022
Cox, Castle & Nicholson LLP
Attn: Sean Matsler
3121 Michelson Drive, Suite 200
Irvine, CA 92612
Application No.
• CDP and Traffic Study No. CD2022-027 and
• Traffic Study No. TS2022-002
(PA2022-101)
Address 2510 and 2530 West Coast Highway
Please be advised that after reviewing the subject application, your submittal has been
deemed incomplete and further information is required before we are able to proceed
with the application process.
The following documentation is required to complete the application:
1. Planning Comments (See attached plans with red marks):
a. Square Footage: Please verify the approved square footage on plans. Per
approved resolution and project description, 5,096 square feet is approved for
commercial.
b. Gross or Net: Net floor area is used to calculate the parking requirement for
an office use. However, for a retail use, gross floor area is used. If different,
please provide the gross floor area. On the plans, it is labeled with “net”.
Please provide a floor area calculation to demonstrate what is being counted
within the floor area.
c. Parking: Please number the specific stalls that are being counted towards the
Mother’s Market commercial use.
d. Alcohol Sales: Accessory Alcohol Off Sale is permitted. However, the
following criteria is required to classify it as such:
i. Alcoholic beverages will be or are sold, served, or given away for
consumption off the premises where sold, served, or given away;
ii. The establishment is applying for or has obtained an ABC License
Type 20 (off-sale beer and wine—package store) or License Type 21
(off-sale general—package store); and
«HearingDATE»
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15\PA2022-101 Incomplete Letter Revised w Public Works Comments.docx
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iii. The sale of alcoholic beverages is accessory to the retail sale of food
products and the display area for alcoholic beverages does not exceed
thirty (30) percent of the net floor area of the use. Illustrative examples
include convenience markets, drug stores, grocery stores, and
supermarkets, but do not include convenience markets.
Please revise the project description to discuss alcohol sales and demonstrate
compliance with the standards.
e. Store Kitchen and Prep: Please describe this use in the project description.
Is this a dining area or restaurant?
2. Public Works: See attached PRR Review Sheet. PW is currently working to obtain
a scope and fee from the on-call traffic consultant. Once this is ready we will discuss
further. In addition to the attached review sheets, PW has the following questions:
a. Will grocery store customers be able to use the Avon St driveway? Do not see
a gate on the plans, but please confirm.
b. Will the West Coast Hwy driveway have full access (left/right inbound and
outbound)? Please provide a Site Plan with off-site improvements (this may
be part of the plan check set). The driveway is almost opposite of the center
median and it is not clear if a vehicle can turn left in or left out.
3. Fire and Building Comments: FYI, see Conditions and Comments from Fire and
Building.
Upon verification of completion, the application will be processed and scheduled for a
Zoning Administrator Hearing. Should you have any questions regarding submittal
requirements, please contact David Lee, Associate Planner at 949-644-3225 or
dlee@newportbeachca.gov.
By:
David Lee, Associate Planner
Attachments: Planning Red Marks
Public Works Comments
Fire Department Conditions of Approval
Building Division Comments
PARKING SUMMARY
RESIDENTAIL -REQUIRED
UNIT
STUDIO
STUDIO -AFFORDABLE
ONE BEDROOM
TOTAL
COUNT RATIO REQ'D PKG
7
1
20
1
1
1
COMMERCIAL -REQUIRED
PER CITY OF NEWPORT BEACH MUNICIPAL CODE, SECTION 20.40.040 -STANDARD
OFFICE USE REQUIREMENTS
NET FLOOR AREA
OVERALL TOTAL REQUIRED
STALL TYPE
VAN A.P. (9'X18')
TOTAL
PER CITY OF NEWPORT BEACH MUNICIPAL CODE SECTION 20.40.040
ONE BEDROOM -AFFORDABLE 2 1
TWO BEDROOM 6 1.5
TWO BEDROOM -AFFORDABLE 0 0
7
1
20
2
9
0
36 39
REQ'D PKG
215,096 SF
RATIO
1 PER 250 SF
STANDARD A.P. (9'X18')STANDARD (8.5'X17')
TOTAL
2 2 56 60
OVERALL TOTAL PROVIDED
STALL TYPE
VAN A.P. (9'X18')
TOTAL
STANDARD A.P. (9'X18')STANDARD (8.5'X17')
TOTAL
2 2 61 65
ZONING MU-MM
MIXED-USE MARINER'S MILE
TOTAL SITE AREA
MAXIMUM BUILDING HEIGHT
0.98 ACRES (42,821 SF)
26' FLAT ROOF; 35' W/ APPROVAL OF
DISCRETIONARY APPLICATION
DEVELOPMENT PARAMETERS
TOTAL NUMBER OF UNITS 36
NUMBER OF MARKET-RATE UNITS 33
NUMBER OF VERY LOW INCOME UNITS 3
BUILDING AREAS -NON-RESIDENTIAL
COMMERCIAL SPACE 4,986 SF
RESTROOMS 110 SF
TOTAL 5,096 SF
BUILDING AREAS -RESIDENTIAL
UNIT
STUDIO 3,872 SF
ONE BEDROOM 14,476 SF
TWO BEDROOM 5,268 SF
TOTAL GROSS AREA 34,746 SF
COMMON AREAS, SUPPORT & CIRCULATION 11,130 SF
COUNT SF/UNIT SUBTOTAL
8
22
6
484
658
878
LANDSCAPED AREAS
GROUND FLOOR 1,370 SF
SECOND FLOOR DECK 2,715 SF
TOTAL 4,085 SF
OUTDOOR RECREATION AREAS
SECOND FLOOR DECK 3,897 SF
TOTAL 3,897 SF
PROJECT DATA
ASSESSOR PARCEL NUMBER
PROJECT ADDRESS
APPLICABLE CODES
GENERAL PLAN LAND USE
ZONING DISTRICT
425-471-55 & 425-471-56
2510 & 2530 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
CITY OF NEWPORT BEACH ZONING ORDINANCE
MU-H1 MIXED USE HORIZONTAL
MU-MM MIXED-USE MARINER'S MILE
FIRST 100' FROM COAST HWY CAN ONLY BE NON-RESIDENTIAL
NON-RESIDENTIAL USES REQUIRED ON GROUND FLOOR; MIN. DEPTH
OF 25' AT STREET FRONTAGE (20.18.130.C)
TYPE OF CONSTRUCTION PARKING GARAGE -I-A
OFFICE BUILDING -V-B
RESIDENTIAL BUILDING -III-A
SPRINKLERED, NFPA-13
OCCUPANCY CLASSIFICATION R-2 RESIDENTIAL UNITS
M COMMERCIAL SPACE
S-2 GARAGE
LOT AREA 42,821 SF (0.983 ACRES)
F.A.R.REQ'D
BUILDING HEIGHT RESIDENTIAL:
26' FLAT ROOF <3/12 PITCH;
35' W/ APPROVAL OF DISCRETIONARY APPLICATION
COMMERCIAL:
31' SLOPED ROOF >3/12 PITCH;
40' W/ APPROVAL OF DISCRETIONARY APPLICATION
RECREATIONAL AMENITIES REQUIRED:2,700 SF (75 SF PER DWELLING UNIT)
PROVIDED:3,897 SF
TRASH 16~25 D.U. = 48 SF TRASH + 48 SF RECYCLING = 96 SF
26~50 D.U. = 96 SF TRASH + 96 SF RECYCLING = 192 SF
5~10K SF NON-RESIDENTIAL = 24 SF TRASH + 24 SF RECYCLING = 48 SF
10~25K SF NON-RESIDENTIAL = 48 SF TRASH + 48 SF RECYCLING = 96 SF
GRADING CUT/FILL 300 CU. YD. CUT
610 CU. YD. FILL
+/-310 CU. YD. IMPORT
NON-RESIDENTIAL
MIN. 0.25
(42,821 X 0.25 =
10,705 SF)
MAX. 0.5
(42,821 X 0.5 =
21,410 SF)
RESIDENTIAL MAX. 1.0
(42,821 SF)
TOTAL
PROVIDED
5,096 SF (11.9%)
34,746 (81.1%)
39,842 SF
T U S T I N A V E N U E
WEST COAST HIGHWAYAVON STREETPROJECT AREA
PROJECT SUMMARY MM - 1
04/28/2022
2510 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
PCH MIXED-USE
DEVELOPMENT
SHEET # SHEET NAME
MM - 1 PROJECT SUMMARY
MM - 2 SITE PLAN
MM - 3 FLOOR PLAN
MM - 4 EXTERIOR ELEVATIONS
Grand total: 4
SHEET INDEX
NORTH
COMMERCIAL BUILDING - V-AV-A
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
(APPROVED - EXISTING)
5,099 SF (11.9%)
38,535 (89.9%)
43,634 SF
PARKING GARAGE -I-A
OFFICE BUILDING -V-A
RESIDENTIAL BUILDING -V-A
SPRINKLERED, NFPA-13
(APPROVED EXISTING)
(APPROVED EXISTING)
4,967 SF
132 SF
5,099 SF
3,976 SF
15,004 SF
5,940 SF
38,535 SF
13,615 SF
COUNT SF/UNIT SUBTOTAL
8
22
6
497
682
990
05/12/2022
PARKING GARAGE:
• S-2 OCCUPANCY
• TYPE I-A CONSTRUCTION
• ONE STORY AT GRADE
D E D ICAT IO N12' - 0 "106' - 1 7/8"CL
CL2540 WEST
COAST HIGHWAY
116 TUSTIN AVE. 120 TUSTIN AVE. 124 TUSTIN AVE.
2436 WEST
COAST HIGHWAY
ADJACENT
PLAYGROUND
AREAWEST COAST HIGHWAYT U S T I N A V E N U E
COMMERCIAL SPACE
(MOTHER'S MARKET):
• M OCCUPANCY
• 5,096 SF
F.H.
F.H.50' - 6"SETBACK 5' - 0"71' - 2"F.D.C.
PL
PL
PL
PL
PL
PL
PL
E A S E M E N T
1 0 ' - 0 "
F U T U R E
11' - 9 1/2"73.0°6 ' - 0 "
326' - 10 1/2"116' - 0 1/2"6' - 9 1/2"85' - 11"122' - 10"26' - 3"AVON STREETRESIDENTIAL:
• R-2 OCCUPANCY
• TYPE V-A CONSTRUCTION
ABOVE PODIUM
• TWO STORIES 3 1/2"27' - 9 1/2"25' - 10 1/2"26' - 2"17' - 9"
14' - 2"
SITE PLAN MM - 2
04/28/2022
2510 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
PCH MIXED-USE
DEVELOPMENT
RESIDENTIAL
LOBBY -NOT A PART
0 16 32 48
1/16" = 1'
NORTH
(APPROVED - EXISTING)
(APPROVED - EXISTING)
MOTHER'S MARKET SPACE APPROVED - EXISTING
• M OCCUPA
• 5,099 SF
05/12/2022
UP
4 5 6 7321 8
B
C
D
E
F
A
40' - 0"CLR.5' - 0"3' - 0"17' - 0"17' - 0"45.0°TYP.
9' - 0"
TYP.
8' - 6"
TYP.
9' - 0"2' - 0"
F.H.
F.D.C.
WET
STAND
PIPE
1 5 6 17
63652' - 0"C
104
22' - 6"28' - 6"28' - 6"28' - 6"28' - 6"28' - 6"28' - 6"
100D
15' - 6"12' - 10 5/8"
4' - 9 1/2"
4' - 0"10' - 1"30' - 2"16' - 0"8' - 0"79.3°2' - 11 1/2"15' - 0"32' - 6"28' - 0"32' - 4"15' - 0"12' - 8"5' - 0"
101B.1
100A
100C
122' - 10"COMM
TRASH
110
PARKING
108
LOBBY
#1A
101A
MAIL
103
MECH
104 UNISEX
100A
UNISEX
100B
COMMERCIAL
SPACE
100
101A
51' - 6"20' - 0"20' - 0"51' - 1"14' - 7"4' - 4"37' - 2 1/8"44' - 1"
15' - 3"15' - 11"14' - 7"8' - 9"114
12' - 1"13' - 3"15' - 3 1/2"7' - 2"
LOBBY
#1B
101B
8' - 2"8' - 5"
JAN
1025' - 0"101B.2
ELEVATOR
#1
100E
100B 64' - 11 1/2"4' - 2"49' - 5 1/2"2"6' - 5 1/2"/1A2-1.1B/1 A2-1.1B
FLOOR PLAN MM - 3
04/28/2022
2510 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
PCH MIXED-USE
DEVELOPMENT
0 16 32 48
1/16" = 1'
NORTH
MOTHER'S MARKET SPACE
05/12/2022
TENANT LAYOUT MM - 4
04/28/2022
2510 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
PCH MIXED-USE
DEVELOPMENT
0 16 32 48
1/16" = 1'
NORTH
05/12/2022
4 5 6
7
321
8 9 10 11 12
SN.02
SN.03
SN.03SN.03
SN.01
SN.04
CLR.11' - 0"SN.08
BCDEF A
OPEN
SN.03
SN.04
SN.03
SN.03
SN.03
SN.03
SN.03 SN.10
TYP.
TYP.SN.05
SN.09
CLR.9' - 11 1/2"OPEN
BUILDING
BEYOND
SN.02
SN.03 SN.04
SN.03
SN.04
SN.10
TYP.
TYP.SN.05
FROM FINISHED FLOOR23' - 1 1/2"35' - 0"OPENCLR.8' - 9"OPEN
SN.08
4567 3 2 189101112
SN.08
TYP.
SN.01SN.01
SN.03SN.03SN.03 SN.03
SN.03SN.04
SN.03
FROM FINISHED FLOOR23' - 1 1/256"EXTERIOR ELEVATIONS MM - 5
04/28/2022
2510 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
PCH MIXED-USE
DEVELOPMENT
SN# DESCRIPTION
SN.01 VERTICAL SIDING (WHITE)
SN.02 VERTICAL BOARD AND BATTEN SIDING (WHITE)
SN.03 HORIZONTAL SIDING (WHITE)
SN.04 HORIZONTAL SIDING (DARK)
SN.05 STANDING SEAM ROOF - ANODIZED BRONZE
SN.08 CURTAIN WALL SYSTEM PER SCHEDULE
SN.09 FOAM STUCCO TRIM
SN.10 VINYL WINDOW PER SCHEDULE
MOTHER'S MARKET SPACE APPROVED - EXISTING
APPROVED - EXISTING APPROVED - EXISTING MOTHER'S MARKET SPACE
MOTHER'S MARKET
SPACE
APPROVED - EXISTING
05/12/2022
CITY OF NEWPORT BEACH
FIRE DEPARTMENT
Fire Prevention Division
100 Civic Center Drive │P.O. Box 1769 │Newport Beach, CA 92658-8915
www.newportbeachca.gov 949- 644-3200
Project Review
Conditions for Approval
DATE: 5/25/2022
PROJECT LOCATION: 2510 and 2530 West Coast Highway
Conditions:
1. NBMC 9.04.270 – Notwithstanding any applicable provisions of Sections 903.2.1 through
903.2.12, and automatic fire extinguishing system shall also be installed in all occupancies
when the total building area exceeds 5,000 square feet unless more restrictive
requirements are required by other provisions of this code. An NFPA 13 compliant fire
sprinkler system shall be installed.
2. Mechanical refrigeration shall comply with section 605.1 – 605.17.2 of the 2019 California
Fire Code.
3. A Type I hood shall be installed at or above all commercial cooking appliances and domestic
cooking appliances used for commercial purposes that pro-duce grease vapors.
4. Manual fire alarm boxes are not required where the building is equipped throughout with
an automatic sprinkler system installed in accordance with Section 903.3.1.1 and the
occupant notification appliances will automatically activate throughout the notification
zones upon sprinkler water flow. Due to the mixed use, a fire alarm system with occupant
notification and detection will be required for this project.
5. Each required commercial kitchen exhaust hood and duct system required by Section 607
to have a Type I hood shall be protected with an approved automatic fire-extinguishing
system installed in accordance with the 2019 California Fire Code.
6. Fire Master Plan shall be submitted to the Fire Prevention Division for approval. The plan
shall include information on the following (but not limited to) subjects: fire department
vehicle access to the project site, secondary emergency vehicle access, firefighter access
2
(hose pull) around structures, fire lane identification, location of fire hydrants and other fire
department appliances, and the location and type of gates or barriers that restrict
ingress/egress.
7. All portions of the perimeter of all structures shall be located within 150’ of a fire lane as
measured along an approved route. A portion of the proposed structure exceeding this
distance is considered “out of access” and shall be corrected during plan review by one of
the following methods:
a. Provide additional fire lanes to bring the entire structure “in access”
b. Propose an alternate form of mitigation via the Alternate Methods and Materials
provisions of the fire code for the Fire Marshal’s review. There is no guarantee that
the Alternate Methods and Materials proposal will be approved as proposed.
8. Fire department access roads shall comply with Newport Beach Fire Guidelines C.01 and
C.02.
9. Approved fire apparatus access roads shall be provided for every facility, building or portion
of a building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and shall extend
to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior
walls of the first story of the building as measured by an approved route around the
exterior of the building or facility.
10. 507.1 An approved water supply capable of supplying the required fire flow for fire
protection shall be provided to premises. Fire-flow requirements for buildings or portions
of buildings and facilities shall be determined by Appendix B of the 2019 California Fire
Code.