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HomeMy WebLinkAboutPA2022-101_20220623_Incomplete Letter Revised w Public Works CommentsI:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-101\Correspondence\Incomplete\2022-06- 15\PA2022-101 Incomplete Letter Revised w Public Works Comments.docx Tmplt. 02/09/11 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» I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-101\Correspondence\Incomplete\2022-06- 15\PA2022-101 Incomplete Letter Revised w Public Works Comments.docx Page 2 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.