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1301 DOVE
1301 Dove ° CITY OF NEWPORT BEACIi CALIFORNIA9tfi6`-- Cit/FO RN�h CTIy Hall 3300 Nc"lBlad. 640-2138 Modifications Committee Findings and Action Application No. 2309 Applicant Emkay Development and Realty Company Address of Property Involved 1301 Dove Street, Newport Beach Legal Descripti Modification Reques io of one space per 250 The Modifications Committee on October 3, 1978approved the application subject to the following conditions: 1. That development shall be in substantial conformance with the Avant aesignatea as p i n The Modifications Committee determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the modification as approved would be consistent with the legislative intent of Title 20 of the Newport.8 ach Municipal Codde, aid de to followin findings: 1. That the request will provide approximately additional area in landscaping. 4. Inate reques a one parfloor area wi prove a or ing in excess o e nee or a propose use as demons ra e a udy performedy es on Pringle and Associates irattic cng"i nears .n ate 5eptem er NOTE: This approval shall extend for a period of 10 months from the end of the appeal period, and cannot be extended. The decision of the Committee may be appealed to the Planning Commission within 7 days of the date of the decision. Any appeal filed shall be accompanied by a filing fee of $100.00. No building permits may be issued until the appeal period has expired. MODIFICATIONS COMMITTEE - DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN,DIRECTOR A -dames"/ ew+ckei Assistaht Director -Planning NOTE: The above application number must be affixed to the plans when being submitted for plan check and building permits. M«!�;vxyncTr"!vc.raw✓+.ywlwrw.+s �. rv... _ Mato TRAFFIC 6 TRANSPORTATION -ENGINEERING September 15, 1978 Mr. Pat Allen Langdon and Wilson Architects P.O. Box 2440 Newport Beach, California 92663 Dear Pat: This letter summarizes our study of office parking demands in the Newport Place development. Parking demands were observed for two buildings and the related parking ratio9 determined. The study was based upon previous parking studies conducted by Linscott, Law and Greenspan, Inc. and the City of Newport Beach. For this study, two office buildings and their related parking facilities were surveyed. These buildings were the Manufacturers Bank and Bank of California on Dove Street. The field observations were made at 9AM, Noon, and 3PM on Tues- day, September 5; Thursday, September 7; and Friday, September 8, 1978. For each period, the total number of parked vehicles were recorded. ,Vehicles in the drive - through bank lanes were not included. Table 1 summarizes the observed data. The Manufacturers Bank building has a square foot area of 77,400 and the Bank of California has an area of 72,501 square feet. Utilizing these areas and the obser- ved peaks in Table 1, the parking demand in spaces per square feet and spaces per 1000 square feet were calculated. These are summarized in Table 2. The average ratios for the two,buildings is also indicated. Data in Table 2 can be compared to Table A-2 of the Linscott, Law and Creenspan report. There were some observations made during the field study that should be noted. It appeared that vehicles from buildings on Qunil Street were being parked in the Man- ufacturers Bank lot. In addition, construction vehicles were parked in the Manu- facturers Bank lot during the survey. it was not possible to positively identify 2651 EAST CHAPMAN AVENUE • SUITE 110 • FULLERTON, CALIFORNIA 92831 • (714) 871-2931 Y_- 4 1( I > K 2 i z ec. 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SHEET 2 OF 2 SHEETS OF PARCEL ,-, -:,:"- 4' * - - 1 , . I_Ijl� -1-n i '7t,.. . 1 , - - � . - - *1 . I �J I R.T.& 7197 RESUBDIVISKM -�_ I _ � ; .., * , , _� - - - :� , , --�� 1 -1 .;!e'. - - . . . .- . .�._ . � A �. -WZMH HABIj ,�� - .�?. , - .�Ijv - - NO.585 PREPARED BY WILLIAM 4, 1 . .- - B me -- -7��-��- � , . �i - , � -, - -* . . . . .- .�� -.,. _� I ,-. _ - - lt�; , , - . , . - . . - - . . .. . . � I . . I - �.. _:.?�T�" -, �FROSTOL.S 3109' DATED -MARCH,-. - A CLf% L , ,-,_ ",-Mr-1, `, __: � �&. . -f-4 _ - . \ � . , , - - . rw%Hrq" ,jo,.- ��-� I -:r- , � c� , .,.Lx . ...- 1978 0 FILED ON AUGUST 2. 19TS - &_: - - '. - - , ,_ J9M NORTH AK ARD �* � � - :, 4�� - . . I , - ... . . . V:- U, . - . . , 2�, �; , _: \ � i . - -. _..".. . . - - BOOK 120 PAGE 28 OF PARCEL - ._� - akLLAS t TEXAS . '-.75M- -_.t�� - '. . . . - 1\1\ _*� � - I , .. . It . - . _... . _ . . � I. , . 4 - .. -,_ - � - _� - , -XI _i�.!� ,--71 , - . . -._- 1 , � -L,rz- - __"��, � . - . - _.r., 7' - . �, - -:. f _.. �. 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I . .-'I 1.., � - I-, - .- - - 4" e- � --f, 2 - - . -- ;- _ __ z .7%, ,-�--__' -- ft , - . -• - . - . 4 ft- ,_ � W , _,- �w_ � 1. : - . �,, „lot) I I I(,,1011 APPLICA II Otto n••uuun, Lnrvn InpuuenI OP pa r t.menl tv n' ilowport BPach 640-2138 A'ppltca tin ec d 13Y 11 %K—' PLEASr_PRINTROR TYPE'. r e ae 4 PI`i i�a•�t �MKA./ --CEVELCt-t-Se-- 1'�AI..L. e9 --_—Phone.�a3=8i+$O-- - Address of Properly Involved_ 13q_I_acig4w sT- wIE.�Tb�-r_f��•.ca• �_ .- Mdiling AddrP'•s I?O1 �.V—5.'T„—._S \"rE •'�G`o Property Owner eE,ex Yga •s �Phonegjz=At,gn Mailing Address 1201 e--•=�^� < rcc 200 Architect_ \IZN\-4 tlnaa \rle• Phone qc\-1494 Work to be done �oasT\c.+c-ue,.l of OFF\GF P \LO NC.yAar nX, FiAGILtr sS Existing nonconformitie Proposed nonconformities �0"/ LOH PACT vo•¢ti 1.cy�.,err.c ro naceF.e _ .--1-ANDS�F •o.ar�a le�\r vl, Pam! �3 nn= Ne.a—e6n,e,l •�r\-s e r�,'�tcL3t `—�cw+*c. Present Use VAcaisaj Proposed Use oimk:\rF Zone -pC,_ r ,. de Fxistina Proposed 1•ront setback Right side setback Lett Side setback Rear setback — Main buildin area -"`”" Garage area Ooen 5 ace ar in s aces _.._ Building height Previous Modifications, )Use Permits, Variances, etc. PARKMc, tz Tta� 74\it-niiC4 y M.Z5Oct — Legal Description of Property Involved (if too long, attach separate sheet) OWNER'S AFFIDAVIT (We) depose and say that we are the owner s of the property ies involved in this application. {-F•) (We) further certify, under penalty of perjury, that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of .{-mom (our) knowledge and belief. Signdture(s)_�_f NOTE: An agent may sign for the owner written autfFo rom the record owner is filed with the application. DO NOT COMPLETE APPLICATION BELOW THIS —LINE Date Filed -- IT _�••1�_,—Fee Pd. ��M _Receipt No. Hearing Oat( 12 _-1 4, __��__Posting Date 9-/r 7" _Mail Date y •• �� Modification Committee Action �.'•t ;S _=r !''� .— Date ----�•� Appeal_ P. C. Hearing Date___ C. C_Hearing P. C. Actio peal C. Actio C YRECEIVED '(, Deoorbor Q. 1980 7 PUNNING �• DEPARTMENT U l Y 111 NEWPCRI be tC11� Mr. Chris Gusto n c"il`' Newport Beach Planning Dept. ? 300 Newport Blvd. of Newport Beach, CA 92660 Dear Mr. Guston: Re: 1301 Dove Street Newport Place Parkins Requirements W2MH Group Inc. Architects & Plann me 2192 Martin Street Suite 120 Irvine. Coblorme 92715 (7141851-1494 a03lon• Daaro 1rvme, Ca T(P1 el" Munlmnl alllalY Vsnrumnt We enclose for your permanent records drawings one of two and two of two prepared by our offices to record the final parking layout of the Newport Place project. We would like to point out that these drawings were developed through close coordination with Mr. Richard Edmonston and that the final parking count is a total of 764 cars. In Richards absence Mr. Richard Hoffstant approved and signed these drawings in compliance with the request of the Planning Commission. We trust these drawings meet with your approval and remain. very truly yours, A'2MH Group, Inc. .Architects and P1apbers A'alfne K. J. Banks I+R-U B: kl cc: Mr. F.dmonston oe.+a wo-o u. onmro �•mn +nu• vau oenem wuc w . vc w:�w o t i wn .",e. ..._....._�i{_i ..�� It ....... ....M.. t ii;iN (ATY OF CA1,1VOR\ll aasaa ra, I I,n ;iJPO. q.t;... it T. 640 . I it'. ;rdfiuu� Coniitleo Iind+ngs and Action Appl ire lion lie. .-- 248q- ApPI icanL_ Emk'v Develglrnont_8_Rgalty Company• -- Address of Property Involved_ 1301 Dove SU_eet+ Nevagort.Getirh.,_ Legal DescripLioo Modification Requested to. permit 204_ eomhac•t._parkinq stalls in ronnecLion with the. - construction of an office and parkIn Lstrucl.ures_in connec6+"n en With d viously approved_ ._ --•• Ftodi fication No., 23U9 ----- _---_.. . _._ _-------•-- —• ----- - The Modifications Committee on December 10, 1979 approved the application subject to the following conditions: 1. That development shall be in substantial conformance with the approved revised plot plan, Z. that Fie propos'—�pflan shaT't— ave a approva off e itq'3—I'PSfTSi'�'Ch'gtn_Lrer'-'--- The Modifications committee determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the modification as approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, and made the following findings:., 1. That the mare footage of loorarea'withinThetbuildi�TTie ill en fincreau NOTE-: This approval shall extend for a period of 10 months from the end of the appeal period, and cannot be extended, The decision of the Committee may be appealed to the Planning Commission withinl4 days of the. date of the decision. Any appeal filed shall he accompanied by a filing fee of $100.00. No building Permits may bc• issued until the appeal period has expired. MODIFICATIONS COMMITTEE- DEPARTMLNI 01' COMMUNITY DEVELOPMENT JAMES D. NEWICUR, DIRECfORq By--- William R. Laycock Senior Planner NOTE: The above 'Pill ICIti un number must he a f f 1Xud to the plans v+hrn beinn suh,ni tied for plan rhoe.k and building P'•rmi l4. ,1 ,t ,. i.'.y �� � • � "E+wtC.YYIYa�J► AIJV': `�``�.•�it�'q.�~' L ' .. �- a fWuM�wVM��YaF:W.,,µ. T•,. •.'. j dl u TO: Planning Commission-2. Subject Property and Surroundin Land Uses The subject property is currently occupied by a multi -story Mitsui Manufacturer's Bank office building and is surrounded on all sides by similar office development. Analysis The applicant is proposing to establish a take-out restaurant facility which will contain 1,270± sq.ft. of gross floor area on the ground floor of an existing office building. As proposed by the applicant, the subject restaurant will be operated primarily to serve the office building tenants and visitors to the site, and will include the incidental service of on -sale beer and wine. The hours of operation will be from 8:00 a.m. to 5:00 p.m. daily and there will be approximately four employees on duty during peak houralsosincludeof r14ion. As shoon the attached floor tables and 91 eats within the proposed aeating area.n, the will Reouired Off -Street Parkins_ The Municipal Code requires one parking space for each employee on duty during peak hours of operation and one parking space for each 50 sq. ft. of gross floor area within the take-out restaurant facility, unless modified or waived by the Planning Commission. Based on the proposed 1,270± sq. ft. of gross floor area and 4 employees, 30 off-street parking spaces are required for the proposed take-out restaurant (1,270t sq.ft. e 50 — 25.4 or 26 spaces plus 4 employee spaces — 30 spaces). In addition to the proposed take-out restaurant, the existing remaining office space within the office building requires 756 off-street parking spaces. Said parking requirement was established in conjunction with the approval of a modification to the Neport Place parking formulaPlanned of one parking yspaceDevelopment eachStandards ft whichallowed of floor area rather than the customary formula of one parking space for each 225 sq.ft. of floor area. The previously existing office space would therefore have generated a need for 5 parking spaces (1,270± sq.ft, a 250 sq.ft. — 5.08 or 5 spaces). Provided Off -Street Parkine _ There are currently 764 parking spaces on the subject property. Twenty percent of the existing parking spaces (153± spaces) are compact spaces which were permitted in conjunction with the approval of Modification No. 2489, proved on December 18, 9. The f the et parking include 7remainder 16 handicapped spaces andapproximately595ofstandardsize espaces. As represented in the above parking figures the existing on -site paring would be deficient by 22 parking spaces, inasmuch as 764 parking spaces However, h that exist on the subject property. overplthentis 5 spaces currently thethe additional off-street parking spaces provided for the office space be waived..•(i.e. 25 spaces) inasmuch as the operational characteristics of the. restaurant are such that a majority of • TO: Planning Commission-3. �J the restaurant patrons will be employees and visitors of the office building and will not generate an increased parking demand for the site. Staff concurs in this opinion and therefore has no objections to the proposed waiver of parking. An inspection of the site also revealed that over 100 parking spaces were vacant at 2:00 p.m. on Thursday, December 1, 1988. Should the Planning Commission wish to approve the requested parking waiver, 756 parking spaces will be required for the office uses and 5 parking spaces will be required for the restaurant use, for a total parking requirement of 761 spaces. Restaurant Development Standards Chapter 20.72 of the Municipal Code contains development standards for restaurants to ensure that any proposed development will be compatible with adjoining properties and streets. Said development standards include specific requirements for building setbacks, parking and traffic circula- tion, walls surrounding the restaurant site, landscaping, exterior illumina- tion, signing, underground utilities, and storage. Section 20.72.130 of the Municipal Code states that any of the above mentioned development standards for restaurants may be modified or waived if such modification or waiver will achieve substantially the same results and will in no way be more detrimental to adjacent properties or improvements than will the strict compliance with the standards. Staff is of the opinion that the on -site development standards as they apply to walls, landscaping, a portion of the off-street parking and parking lot illumination, should be waived if the Planning Commission approves this application because of the existing physical and operational characteristics of the site and restaurant use. Specific Findings Section 20.80.060 of the Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, 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. Should the Planning Commission wish to approve this application as proposed, appropriate findings and conditions are set forth in Exhibit "A". No findings for denial have been provided at this time. However, it is possible that additional issues may arise at or prior to the public hearing on this matter which will provide justification for denial. ri GROSS RENTABLE AREA: 187,868 SQUARE FEET (PER ARCHITECT) 250 752 PARKING STALLS REQUIRED UPPER LEVER PARKING STALLS: MAIN LEVEL: LOADING 9 REGULAR 417 HANDICAP 9 SUB -TOTAL 435 UPPER LEVEL: REGULAR 165 LOWER LEVEL: REGULAR 152 TOTAL: 752 v D oYo_ Goo0.o1►.>,►.T6 RO.G� 11 UV'f4 LUG � •.• _.J FLOCK E I .EC. Kll. I FAIR LOWER LEVER . er, , F W\T7<h McTri. FA . i I 9 ANE I 9 � Jim Wlklf,5-9 bO C O N O �. a Lo ^ � M M 00 W ` ^ v O .0 •O n C > , R1 cv c O U 0 x Edcd`-° o cp O .c F 0 to > a 0 C U F- O O O (O N W o o J O w® a J Z � V w CiC � w ® w 0 > �. an�mlcc u oQc�. !1J � — C, 0 p Z W rn Z Z M W W a 0 T. Z �- g T, NO DESCRiPTCN By 'PbATE PROj DIRECTOR: D.M. mOJ CES)GNER : D.M. DRAV^ By : A.G. GCB NO: 92516 SCALE : 1:40 DATE : 01/05/93 -...a.. .o— •o, . � c.a '- Yo.v r, a.a �.p. ra ..y.o.-�•� .o•. �K tia � r+ro �r —•o��. .-v spv r�row'+..e V r -I • Y w f`_ �•O ^•1' _ .r .?• l Y1[ v TO\ V V T M. • % •.l 'Y•?n �'\Y71 ..T^•O "Y }•C. 'i C�V o-O OIT SHEET TITLE AS -BUILT 1 SHEET NO AB=1