HomeMy WebLinkAbout4.0_F&M Bank Parking Waiver_PA2010-141CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
January 20, 2011 Meeting
Agenda Item 4
SUBJECT: F & M Bank Parking Waiver- (PA2010 -141)
2421 East Coast Highway
• Use Permit No. UP2010 -031
APPLICANT: Planet Design, Inc.
PLANNER: Fern Nueno, Assistant Planner
(949) 644 -3227, fnueno @newportbeachca.gov
PROJECT SUMMARY
The applicant is applying for a conditional use permit requesting a parking waiver of
seven (7) spaces to allow the addition of approximately 450 square feet of gross floor
area to an existing 3,505- square -foot building.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2010 -031
(Attachment No. PC 1).
INTRODUCTION
Proiect Settin
The subject property is located on the south side of East Coast Highway, at the
intersection of MacArthur Boulevard in the commercial corridor of Corona del Mar.
More specifically, the property is situated within a commercial block that is currently
occupied by the Bungalow Restaurant, Golden Spoon Yogurt Shop, Rothschild's
Restaurant, and retail and office uses. To the rear of the property are single- and two -
unit residential properties. The subject property is presently developed with a 3,505 -
square -foot building, previously used as a retail rug store. The existing building is
nonconforming because code - required parking is not provided. A total of eleven (11)
parking spaces are provided on -site within a below grade parking garage that is
accessed from the public alley to the rear.
F & M Bank Parking Waiver
January 20, 2011
LOCATION GENERAL PLAN
ZONING
CURRENT USE
ON -SITE j Corridor Commercial CC
Commercial Corridor CC
Vacant office /retail buildin
NORTH General Commercial (CG)
Planned Community (PC
Corona del Mar Plaza
SOUTH Two -Unit Residential RT
Two -Unit Residential R -2
Single- and two -unit residential
Corridor Commercial (CC)
EAST and Commercial
Corridor (CC)
Gas station and single -unit
residential
WEST Corridor Commercial (CC)
Commercial Corridor CC
Restaurants and retail
F & M Bank Parking Waiver
January 20, 2011
Paqe 3
Proiect.Description
The applicant is proposing to remodel and enlarge the building and to change the use of
the existing retail space to a financial institution. The proposed construction includes
demolishing an existing 632 - square -f6ot mezzanine and enclosing 1,132 square feet of
an existing deck located towards the alley above the parking garage. The overall gross
floor area of the building would have a net increase of approximately 450 square feet,
from 3,505 to 3,964 square feet. The addition will provide room for a vault, restrooms,
an employee break room, and a storage area. The addition will also allow an elevator
and customer area to allow access for customers to enter the bank service area from
the parking garage below.
The scope of the construction requires upgrading the parking garage to bring the
parking into compliance with disabled parking requirements and to increase the size of
substandard parking spaces. This will result in a loss of two (2) parking spaces with
nine (9) code - compliant parking spaces provided after the proposed construction.
DISCUSSION
Ordinance 2010 -21, which adopted the current Zoning Code, provides that discretionary
and ministerial applications deemed complete prior to the effective date of the ordinance
may be processed under the previous Zoning Code, provided they are found consistent
with the General Plan. The Conditional Use Permit application was submitted and
deemed complete prior to the adoption of the current Zoning Code. Therefore, this
project is being reviewed subject to regulations of the previous Zoning Code.
Specifically, the application includes a request to utilize a section of the previous Zoning
Code, which allows for an addition provided that the code - required parking is provided
or waived with a use permit. A waiver of required parking spaces can be approved if a
municipal parking lot is located nearby.
Analysis
General Plan, Zoning Code, and Coastal Land Use Plan Consistency
The financial institution use is consistent with the Corridor Commercial land use
designation of the General Plan, the Commercial Corridor (CC) Zoning District, and the
Corridor Commercial (CC) Coastal Land Use Plan category, which are intended to
provide a range of neighborhood - serving retail and service uses along street frontages
that are located and designed to foster pedestrian activity. The proposed use as
designed is a retail oriented financial institution that will serve residents, visitors, and
business owners in the area consistent with the intent of the land use designation.
F & M Bank Parking Waiver
January 20, 2011
Page 4
Required Parking
The existing building is nonconforming due to insufficient off - street parking because
eleven (11) parking spaces are provided and fifteen (15) spaces would be required if the
building were being constructed today. The existing 3,505- square -foot building is
vacant, but was previously operating as a retail rug store. Retail sales uses require one
(1) parking space for every 250 square feet of gross floor area. Section 20.62.050.B of
the previous Zoning Code (Nonconforming Parking — Nonresidential Uses) allows for an
addition of more than 10 percent of the existing gross floor area of a structure with
nonconforming parking if the code required parking is provided or if a use permit is
approved to waive or reduce the parking requirement.
With the proposed construction, the parking requirement is increasing by one (1)
parking space. Section 20.40.040 (Off- Street Parking Required) of the current Zoning
Code' requires one (1) parking space for every 250 square feet of gross floor area for
financial institutions and related services. The proposed gross floor area is 3,964
square feet; therefore, sixteen (16) parking spaces are required. The garage will
provide nine (9) parking spaces for customer use, and the applicant requests a
conditional use permit to waive the remaining seven (7) required parking spaces.
Table 1
Parking Waiver
Section 20.66.100 (Modification or Waiver of Off - Street Parking Requirements) of the
previous Zoning Code allows the Planning Commission to approve a use permit to
modify or waive the number of parking spaces required if a municipal parking facility is
so located as to be useful in connection with the proposed use on site. A municipal
parking lot is located within usable walking distance (less than 500 feet) at Fourth
Avenue and Dahlia Avenue and contains thirty -two (32) parking spaces. The applicant
proposes to purchase ten (10) parking permits on an annual basis for employee use of
the nearby municipal lot.
The Public Works Department has reviewed the application. and recommends that the
applicant secure parking for employees at a private parking lot rather than in the
municipal lot in order to keep the municipal lot available for public use. The applicant
has stated that they have had difficulty securing a private, off -site location for employee
' The off - street parking requirement of the current Zoning Code for the proposed use is the same as that
of the previous Zoning Code.
Existing
Proposed
Gross Floor Area (square feet
3,505
3,964
Required No. of Parking Spaces
15
16
Provided No. of Parking Spaces
11
9
Deficient No. of Parking Spaces
4
7
Parking Waiver
Section 20.66.100 (Modification or Waiver of Off - Street Parking Requirements) of the
previous Zoning Code allows the Planning Commission to approve a use permit to
modify or waive the number of parking spaces required if a municipal parking facility is
so located as to be useful in connection with the proposed use on site. A municipal
parking lot is located within usable walking distance (less than 500 feet) at Fourth
Avenue and Dahlia Avenue and contains thirty -two (32) parking spaces. The applicant
proposes to purchase ten (10) parking permits on an annual basis for employee use of
the nearby municipal lot.
The Public Works Department has reviewed the application. and recommends that the
applicant secure parking for employees at a private parking lot rather than in the
municipal lot in order to keep the municipal lot available for public use. The applicant
has stated that they have had difficulty securing a private, off -site location for employee
' The off - street parking requirement of the current Zoning Code for the proposed use is the same as that
of the previous Zoning Code.
F & M Bank Parking Waiver
January 20, 2011
Page 5
parking. The Coastal Land Use Plan describes a parking analysis model and field
observations done in Corona del Mar in 2002 that indicate the existing supply of parking
is more than adequate for the existing uses and land use demands. Furthermore, the
Economic Development Division supports the parking waiver based on the 2008 Walker
Parking Consultants parking study for the Corona del Mar area, which indicates that the
municipal lot is less than 50 percent occupied during weekday and weekend peak
occupancy. The use of this municipal parking lot as an employee lot is discussed as a
community recommendation in the parking study.
Findings
Section 20.52.020.F of the Zoning Code (Findings and Decision) requires certain
findings to be made in order to approve a conditional use permit. The required findings
and facts in support of the findings are in the attached draft resolution (Attachment No.
PC 1).
Summary
Staff recommends approval of the parking waiver of seven (7) spaces with the condition
that the applicant purchase ten (10) parking permits on an annual basis for employee
use in the municipal lot. The existing building is nonconforming due to insufficient
parking and the net addition is increasing the parking requirement by one (1) parking
space.
Alternatives
Should the Planning Commission determine that not all the facts in support of the
findings can be made, the Planning Commission may deny the application.
Environmental Review
This project has been reviewed, and it has been determined that it is categorically
exempt from the requirements of CEQA Guidelines under Section 15301 Class 1
(Existing Facilities), which exempts the operation of existing facilities involving negligible
or no expansion of use, including additions of up to 50 percent of the floor area of the
structure before the addition.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property, and posted at the site a minimum of ten days in advance of this
hearing, consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the City website.
Prepared by:
ttl�
F rn eno, Assistant Planner
ATTACHMENTS
F & M Bank Parking Waiver
January 20, 2011
Page 6
Submitted by:
Patrick J. Alf d, PI nning Manager
PC 1 Draft Resolution with Findings and Conditions
PC 2 Applicant's Project Description
PC 3 Project Plans
F: \Users \PLN\Shared\PA's \PAs - 2010 \PA2010- 141\UP2010 -031 rpt.docx
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Attachment No. PC 1
Draft Resolution with Findings and
Conditions
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF NEWPORT BEACH APPROVING
CONDITIONAL USE PERMIT NO. UP2010 -031 FOR A
PARKING WAIVER OF SEVEN SPACES TO ALLOW A 500
SQUARE FOOT FOR PROPERTY LOCATED AT 2421
EAST COAST HIGHWAY (PA2010 -141)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS
AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Planet Design, Inc., representing Farmers and
Merchants Bank, with respect to property located at 2421 East Coast Highway, and
legally described as Parcel 1 of Resubdivision 0479, requesting approval of a
conditional use permit for a parking waiver.
2. The applicant proposes a remodel and addition to an existing building that
necessitates the parking to be brought into conformance with Zoning Code
standards. Section 20.66.100 of the previous Zoning Code authorizes the Planning
Commission to approve a use permit for a parking waiver under certain conditions.
The applicant proposes a parking waiver of seven (7) parking spaces to allow the
proposed addition to the building.
3. The subject property is located within the Commercial Corridor (CC) Zoning District
and the General Plan Land Use Element category is Corridor Commercial (CC).
4. The subject property is located within the coastal zone. The Coastal Land Use
Plan category is Corridor Commercial (CC -B).
5. A public hearing was held on January 20, 2011, in the City Hall Council Chambers,
3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the
requirements of the California Environmental Quality Act under Class 1 (Existing
Facilities).
2. Class 1 exempts minor alterations including additions of up to 50 percent of the
floor area of the structure before the addition.
Planning Commission Resolution No. _
Page 2 of 8
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 of the Newport Beach 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:
A -1. The proposed financial institution use is consistent with the Corridor Commercial
(CC) land use designation of the General Plan, which is intended to provide for a
range of neighborhood serving retail and service uses along street frontages that
are located and designed to foster pedestrian activity.
A -2. The proposed use is a support use for the residential, office, restaurant, and
retail sales uses in the area.
A -3. The subject property is not part of a specific plan area.
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.
Facts in Support of Findinq:
B -1. Ordinance 2010 -21 provides that discretionary and ministerial applications
deemed complete prior to the effective date of the ordinance may be processed
under the previous Zoning Code, provided they are found consistent with the
General Plan.
B -2. The application for the proposed project was submitted and deemed complete
prior to the adoption of the current Zoning Code.
B -3. The site is located in the Commercial Corridor (CC) Zoning District. This district is
intended to provide areas appropriate for a range of neighborhood- serving retail
and service uses along street frontages that are located and designed to foster
pedestrian activity. The financial institution is consistent with the CC District.
B -4. The financial institution is consistent with the legislative intent of Chapter 20.20
(Commercial Zoning Districts) of the Zoning Code. Section 20.20.020 allows for
financial institutions by right in the Commercial Corridor Zoning District. No other
specific conditions are required in the Zoning Code for the proposed use.
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Planning Commission Resolution No. _
Page 3 of 8
B -5. If the use permit for a parking waiver is approved, the proposed financial
institution is consistent with the parking requirements pursuant to Chapters 20.62
and 20.66 of the previous Zoning Code. The proposed project would require
sixteen (16) parking spaces, the garage will provide nine (9) parking spaces, and
the applicant will purchase ten (10) parking permits annually for employees to
park in the nearby municipal parking lot.
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:
C -1. The proposed project is located within a nonresidential zoning district, but is
adjacent to residential uses to the south. The design is compatible with other
businesses on East Coast Highway in that it has a pedestrian friendly fagade and
entrance along the street with a secondary entrance from the alley in the rear.
The size of the building conforms to the floor area ratio allowed in the General
Plan and Coastal Land Use Plan.
C -2. The operating characteristics are that of a typical financial institution and are
comparable to other banks in the area. The financial institution is compatible
with the nearby businesses and will allow business owners, residents, and
visitors to have another banking option in the area. The financial institution will
not be open nights or on Sundays and will not generate any potential noise
impacts.
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:
D -1. The trapezoidal- shaped lot is approximately 41 feet by 128 feet (approximately
5,289 square feet in area), and is developed with a one -story building with a
parking garage below. The garage is accessed from the alley to the rear and
contains nine (9) parking spaces. The existing building and parking lot have
functioned effectively with the current configuration.
D -2. The proposed project includes interior alterations and an addition. The building
has street and alley access and the project will not negatively affect emergency
access.
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Planning Commission Resolution No. _
Paqe 4 of 8
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or 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:
E -1. The proposed hours of operation of the facility are 9:00 a.m. to 5:00 p.m.,
Monday through Thursday, 9:00 a.m. to 6:00 p.m., Fridays, and 9:00 a.m. to
12:00 p.m., Saturdays. These limited hours will limit any late -night noise or
parking impacts on the neighboring residential uses.
E -2. The parking garage will provide nine (9) parking spaces, which is adequate to
support the parking needs of the financial institution customers because the
proposed floor plan provides for a limited customer area and there is potential for
customers to walk and bicycle to the subject property from home, work, or
another nearby business.
E -3. To ensure that the employees of the facility do not negatively impact public
parking within the residential neighborhood to the south, the applicant will
purchase ten (10) parking permits for employee use in the nearby municipal
parking lot. This is three (3) more parking permits than the number of parking
spaces being waived.
E -4 Based on the parking analyses described within the Coastal Land Use Plan and
the 2008 Walker Parking Study, the parking waiver should not negatively impact
the availability of public parking. The Walker Parking Study specifically found
that the municipal lot . nearby is underutilized and is less than 50 percent
occupied.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves
Conditional Use Permit No. UP2010 -031, subject to the conditions set forth in
Exhibit A, which is attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of
this Resolution unless within such time an appeal is filed with the City Clerk in
accordance with the provisions of Title 20 Planning and Zoning, of the Newport
Beach Municipal Code.
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Planning Commission Resolution No. _
Paqe 5 of 8
PASSED, APPROVED AND ADOPTED THIS 20" DAY OF JANUARY, 2011.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
Earl McDaniel,. Chairman
BY:
Michael Toerge, Secretary
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Planning Commission Resolution No. _
Paae 6 d8
EXHIBIT "A"
CONDITIONS OF APPROVAL
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 applicant or operator of the facility shall purchase ten (10) parking permits on
an annual basis for employee parking in the nearby municipal facility on Fourth
Avenue and Dahlia Avenue.
3. All proposed signs shall be in conformance with the provisions of Chapter 20.42
of the Newport Beach Municipal Code.
4. The project is subject to all applicable City ordinances, policies, and standards,
unless specifically waived or modified by the conditions of approval.
5. 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 Conditional Use Permit.
6. This approval was based on the particulars of the individual case and does not in
and of itself or in combination with other approvals in the vicinity or Citywide
constitute a precedent for future approvals or decisions.
7. This Conditional Use Permit may be modified or revoked by the City Council or
Planning Commission should they determine that the proposed uses or
conditions under which it is being operated or maintained is 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.
8. Any change in operational characteristics, expansion in area, or other
modification to the approved plans, may require an amendment to this
Conditional Use Permit or the processing of a new Conditional Use Permit.
9. Prior to issuance of building permits, approval from the California Coastal
Commission shall be required.
10. 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 Department.
11. The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if
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Planning Commission Resolution No. _
Paqe 7 of 8
in the opinion of the Planning Director, the illumination creates an unacceptable
negative impact on surrounding land uses or environmental resources. The
Planning Director may order the dimming of light sources or other remediation
upon finding that the site is excessively illuminated.
12. 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. The maximum noise shall be limited to no more than
depicted below for the specified time periods unless the ambient noise level is
higher:
13. 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.
14. 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 Sundays or.Holidays.
15. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three 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.
16. 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.
17. Deliveries and refuse collection for the facility shall be prohibited between the
hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the
Planning Director, which may require an amendment to this Conditional Use
Permit.
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Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:OOAM
Location
Interior
Exterior
Interior
Exterior
Residential Property
45dBA
55dBA
40dBA
5OdBA
Residential Property located within
100 feet of a commercial property
45dBA
60dBA
45dBA
50dBA
Mixed Use Property
45dBA
60dBA
45dBA
5OdBA
Commercial Property
N/A
65dBA
N/A
6OdBA
13. 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.
14. 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 Sundays or.Holidays.
15. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three 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.
16. 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.
17. Deliveries and refuse collection for the facility shall be prohibited between the
hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the
Planning Director, which may require an amendment to this Conditional Use
Permit.
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Planning Commission Resolution No. _
Paae 8 of 8
18. 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.
19., A Special Event 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.
20. Conditional Use Permit No. 2010 -031 shall expire unless exercised within 24
months from the date of approval as specified in Section 20.54.060 of the Newport
Beach Municipal Code, unless an extension is otherwise granted.
21. 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 without limitation, attorney's fees,
disbursements and court costs) of every kind and nature whatsoever which may
arise from or in any manner relate (directly or indirectly) to City's approval Farmers
and Merchants Bank Parking Waiver including, but not limited to, Conditional Use
Permit No. UP2010 -031 and the determination that the project is exempt under the
requirements of the California Environmental Quality Act. 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.
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Attachment No. PC 2
Applicant's Project Description
PI. \I�ET
I�csicn�
FARMERS + MERCHANTS BANK — CDM Branch
2421 E. Coast Hwy., Corona del Mar, CA 92625
Director's Parking Waiver /UP Application — Support Materials
October, 2010
PROJECT DESCRIPTION
The subject property is located at 2421 E. Coast Hwy., Corona del Mar, CA and consists of an existing 2,873
SF. retail commercial building with 632 SF. of Mezzanine space (to be demolished), and a 4,430 SF. lower
level Basement parking Garage, on a 5,289 SF. commercial lot in the RSC Zone / Corridor Commercial
District, at the SW corner of PCH and MacArthur Blvd. The existing building is to be completely renovated
and updated, together with a new addition of 1132 SF. at the existing rear deck location (less 632 SF. of
Mezzanine removal = 500 SF. net addition at rear), a small addition at the recessed front entry of 39 SF.,
and a reduction of 81 SF. at the front fagade, for a net total area of 3,963 SF.
The existing Parking Garage has ten (10) conforming spaces, with another smaller space next to the existing
electrical switchgear. The Garage is proposed to be fully renovated, brought up to current codes with full
accessibility compliance. A'van accessible' space with required striping is to be added, together with a
new elevator (to the main / street level above), secure trash enclosure, and utility room. The net standard
number of parking spaces in the renovated Garage is proposed to be nine (9).
This proposal is for Farmers + Merchants Bank (FMB) a conforming / permitted use, to utilize their property
for the new Corona del Mar branch, including customer parking on a'self -park' basis at the existing
Basement level Garage (to be fully renovated), and to purchase ten annual (10) passes for their employee
parking (8 to 10 employees at peak times) at the nearby Municipal Lot at 4t° and Dahlia Ave. FMB also
plans to continue the lease of the lower level garage parking to a nearby restaurant for their valet parking
during evening hours.
The application is for a 'Director's Waiver' of the required onsite employee parking and utilization of the
Municipal Lot about a block or so away. The'Publie (non- employee) space within the branch is to be about
1184 SF., and at 250 SF. per space that would require five (5), while nine (9) parking spaces are proposed to
be provided in the renovated parking Garage. The proposed number of passes to be purchased will easily
meet FMB employee parking needs, and the proximity of the lot to the bank is very convenient. Please
refer to the attached 'Background Information' as well as 'Justifications and Findings' for additional
information. We sincerely appreciate your consideration of this application, and our office is available at
your convenience to provide any additionally requested information.
Respectfully,
PLANET DESIGN
ani'l HC' r/ CJfJ )f'JO(t((IOIIJ�orrr.+nrm(((r -r
2435 East Coast Highway Ste. 7 Corona del Mar, CA 92625
Tel: USA 949.721.5500 x221 Fax: 949.721.5502 %%,iviv.PlanetDesignI » e.conl
PA201Q 141 for IJP2010 -031
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Attachment No. PC 3
Project Plans
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