HomeMy WebLinkAboutBrigandi Bldg (PA2005-001) 500 31st StCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 5
March 3, 2005
TO: PLANNING COMMISSION
FROM: Planning Department
Rosalinh Ung, Associate Planner
(949) 644 -3208
rung@city.newport-beach.ca.us
SUBJECT: Brigandi Building - Use Permit No. 2005- 001(PA2005 -001)
500 31 st Street
APPLICANT: Chris Brigandi
REQUEST
The applicant requests to exceed the base height limit of 26 feet pursuant to Section
20.65.055 of the Municipal Code, which allows a building up to 35 feet by the Planning
Commission making certain findings. The applicant proposes to construct a mixed use
building with an average roof height of 29 feet, 6 inches for the building and 30 feet, 9
inches at the enclosed parking area, and a peak roof height of 32 feet.
RECOMMENDATION
Staff recommends approval of Use Permit No. 2005 -001 subject to the findings and
conditions of approval included within the attached draft resolution.
DISCUSSION
Site Overview
The subject property is located at the southeast corner of 31St Street and Villa Way in
the Cannery Village /McFadden Square Specific Plan District No. 6. The property is
2,790 square feet (30'x93') in area and presently improved with a single -story
residence. The site is adjacent to a two -story residence to the east and an existing 14-
foot wide alley to the south with the Cannery Lofts project across the alley.
Brigandi Building (PA2005 -001)
March 3, 2005
Page 2 of 8
VICINITY MAP
Use Permit No. 2005 -001
(PA2005 -001)
Current
Development:
Single-family residence
To the north:
Mixture of office, retail, residential and industrial uses
To the east:
Mixture of office, retail, residential and industrial uses
To the south:
Mixture of office, retail, residential and industrial uses
To the west:
I Mixture of office, retail, residential and industrial uses
Brigandi Building (PA2005 -001)
March 3, 2005
Page 3 of 8
Project Overview
The applicant proposes to demolish the existing single - family dwelling and construct a
new three - level, mixed -use building with 750 square feet of commercial space on the
ground floor and a partial two -story 2,092 square -foot single - family dwelling above. An
attached two -car garage will be provided for the residential unit and three partially -
covered parking spaces will be designated for the commercial space. Two commercial
spaces will be accessed from 31st Street and one commercial space accessed from the
alley. Two spaces within the garage for the residential unit are accessed from the alley.
The building is designed with two exterior decks located on the second floor overlooking
31st Street and the alley, and a third deck on the third floor overlooking the alley. The
upper level is designed as a loft style unit and there is no direct access between the
commercial space and the residential unit above. A new drive approach on 31st Street is
proposed and an existing drive approach along Villa Way will be eliminated.
General Plan & Local Coastal Program Land Use Plan
The subject property has a General Plan Land Use designation of Retail & Service
Commercial & General Industry, which allows retail, light industrial, marine industrial
and service office uses. Residential use is permitted on the second floor above
commercial uses provided that the total floor area of mixed use project does not exceed
1.25 floor area ratio (FAR). The maximum allowable FAR is 3,488 square feet for this
site. The proposed FAR is 3,286 square feet or 1.18 (0.75 for the residential unit and
0.27 for the commercial use).
The General Plan includes estimates for commercial floor area and residential units that
account for this project. There are 407 units projected for the Cannery Village Statistical
Area and 294 are presently developed. Additionally, there is approximately 150,339
square feet of commercial space and 467,051 square feet is projected. Therefore, staff
believes this project to be fully consistent with the General Plan and Local Coastal
Program Land Use Plan.
Zoning Code Development Regulations
The subject property is zoned Retail Service Commercial (RSC) by the Cannery
Village /McFadden Square Specific Plan -6. The proposed single - family dwelling to be
located above a commercial use is a permitted use within this zone. With the exception
of the increased building height, all development regulations of the RSC /SP -6 zone
appear to have been met based upon staff's review of the attached plans. The project
provides the minimum parking spaces for retail or office use and the building provides
all minimum setbacks.
The Cannery Village /McFadden Square Specific Plan requires that 50 percent of the
required front yard and 5 percent of the exterior paved parking area be devoted to
Brigandi Building (PA2005 -001)
March 3, 2005
Page 4 of 8
landscaping. The project provides an approximately 80 square feet or 53 percent of
landscaping within the front yard setback area and 170 square feet or 31 percent of
landscaping in the front and rear parking areas.
Cannery Village/McFadden Square Specific Area Plan
The Cannery Village Specific Plan is intended to provide an active pedestrian- oriented,
specialty retail area with a wide range of uses including retail, professional offices that
provide service directly to the public, residential uses on the second floor, and marine -
related light industrial uses. The project will provide either a retail or office space with a
single - family, residence on the upper floors.
The Specific Plan also has an architectural theme that is stated as follows:
"Cannery Village" Theme. A cannery theme is recommended for the Cannery
Village area. The cannery theme is reminiscent of the previous use of the area,
and can provide continuity throughout the area while preserving the variety and
individuality of uses that give the area its charm. The cannery theme should be
expanded to include other nautical and marine elements as appropriate.
Elements of a cannery theme that may be applied to structures include:
a. Use of corrugated metal shed -type buildings or siding where appropriate,
with a higher level of finish than would normally be associated with such
structures.
b. Attractive expression of mechanical equipment and systems by
incorporation into the design of structures within the height limit.
C. Use of nautical devices in signs, architectural details and decoration, such
as heavy rope, pilings, timbers, brass fixtures, etc."
The project proposes a corrugated metal shed roof, exposed metal and wood timber
ceilings and overhangs. Balcony or deck railings will have "industrial' type cable railing
systems with round metal posts reminiscent of pilings and nautical connections: Other
materials will be smooth gray stucco, sandblasted concrete block, and metal window
and door frames consistent with older industrial type and newer mixed use buildings in
the neighborhood. Staff believes that the overall architectural theme of the proposed
project is reminiscent of the past use of the area due to the "industrial' architectural
style and it will compliment newer construction nearby.
Floor Area and Building Bulk
The project must comply with Chapter 20.63 that stipulates maximum floor area ratios
and building bulk. Commercial floor area is limited to a maximum of 0.5 FAR and a
minimum 0.25 FAR is also required. Residential area is limited to 0.75 FAR. The project
consists of 0.27 FAR of commercial and 0.75 FAR of residential. The project, therefore
complies with these standards.
LI
Brigandi Building (PA2005 -001)
March 3, 2005
Page 5 of 8
Building bulk is defined as gross floor area including courtyards not open on at least two
sides, covered parking, and twice those areas that measure 18 feet from the finished floor
to average root above. In the case of this project, the calculation of bulk includes the at-
grade covered parking, the covered passageway area and a portion of the second level
that exceeds the 18 -foot standard. The maximum building bulk limit is the gross floor area
ratio of 1.25 plus 0.35 for mixed use projects (1.25 + 0.35 = 1.60). The proposed building
bulk for this project is 1.49 or 4,168 square feet (3,286 FAR + 250 for areas over 18 -foot
ceiling high + 64 stairwell + 205 covered passageway + 364 partially covered parking
areas).
Use Pemaft for Increased Height
The project as designed requires the approval of a Use Permit due to the height of the
proposed structure. The site is located in the 26/35 height limitation zone established
by the specific plan that permits buildings and structures to be 26 feet in height and up
to a maximum of 35 feet through the approval of a use permit. The project is proposed
to exceed the 26 -foot base height limit by having an average roof height of 30 feet, 9
inches for the enclosed parking area, and 29 feet, 6 inches for the remainder of the
building, measured from an elevated finished floor elevation (9 feet above mean low water
or 6.27 feet above mean sea level) to the midpoint of the roof. This elevated level is
required by code so that the first level is above potential flooding levels. The peak height of
the building is approximately 32 feet from the existing natural grade. The Use Permit
could allow the building to be constructed up to 35 feet, provided that the Planning
Commission, in granting such use permit, can make the findings contained within
Chapter 20.65.
A. The increased building height would result in more public visual open space and
views than is required by the basic height limit in any zone. Particular attention
shag be given to the location of the structure on the lot, the percentage of ground
cover, and the treatment of all setback and open areas.
The applicant believes that the increased building height will provide more public visual
open space as a result of the building's unique architectural design that provides
increased setbacks along the exterior sides of the project. The additional building height
is necessary to provide the third -level master bedroom with the required ceiling height.
The applicant chooses not to have all the sleeping rooms located on the second level
that would result in a much longer, and less articulated building with less public visual
open space because the increased setbacks to the front and rear would not be
achieved. The required front, side, and rear setbacks are 5, 0, and 10 feet respectively.
The project provides a 5 -foot front yard setback, a 1 -foot side yard setback along Villa
Way and a 10 -foot rear yard setback at the first level. The second and third levels have
a 4 -foot side setback to Villa Way for a portion of the building and a 10 -foot rear yard
setback while the third level steps back with a 20 -foot front yard setback. The additional
setbacks provide increased open areas that would not be achieved without increase
height. Corner balconies and decks at both ends of the building are designed to be
I
Brigandi Building (PA2005 -001)
March 3, 2005
Page 6 of 8
open on two sides to provide more visual open space and views while attractive
landscaping in the form of planters and turf block are being provided throughout the site
to soften the building mass.
B. The increased building height would result in a more desirable architectural
treatment of the building and a stronger and more appealing visual character of the
area than is required by the basic height limit in any zone.
The increase building height would result in a desirable architectural treatment by
articulating the building mass and contrasting solid planes with voids. The effect of a
simple floating shed roof projecting over and protecting glass doors and windows will
provide a more transparent building fagade facing Villa Way. Approximately 50 percent of
the exterior walls on Villa Way are set back 4 feet from the property line creating broken
wall planes to soften the elevation and provide a composition of light and shadow. Similar
wall treatment and additional setbacks are created at the 315t Street and alley elevations.
Open stairway, upper level planter and cable balcony railings add to the overall
composition and openness. Without the increased height, the second level would be
larger, resulting in reduced open space and the loft style design of building would not be
achieved.
C. The increased building height would not result in undesirable or abrupt scale
relationships being created between the structure and existing developments or
public spaces. Particular attention shall be given to the total bulk of the structure
including both horizontal and vertical dimensions.
There is a variety of building heights in the Cannery Village area. Surrounding buildings
are generally one and two story at or near the 26 -foot height limit. Some projects,
including the Cannery Restaurant, the 28th Street Marina project, a mixed use
development west of the project, and the Cannery Lofts exceed the 26 -foot height limit.
Some of these building are nonconforming, light industrial buildings, and others have
received Use Permits to exceed the base height limit.
The site is bounded on the north and west by streets and an alley to the south. The
increased building height would not result in undesirable scale relationships to the north,
south, and west due to the lower roof profile at Villa Way and additional building
setbacks that are being provided along 315t Street and Villa Way. The highest portion of
the building is being placed away from the street frontages, toward the interior of the
property. A two -story residence is located on the east side of the property. The height of
this residential structure is approximately 24 feet. This residential structure is located on
the southerly half of the lot where the remainder of the property is used for parking.
Comparing the 32 -foot high portion of the proposed building to the adjacent 24 -foot high
residence is not that abrupt because the difference in height is only 6 feet. However, the
proposed building could be viewed as an abrupt scale relationship to the open portion of
the abutting lot. The increased setbacks from Villa Way help to mitigate the relationship.
I
Brigandi Building (PA2005 -001)
March 3, 2005
Page 7 of 8
Furthermore, this property is likely to be redeveloped with a new building of average
height of 26 feet and a peak roof of 31 feet high. In these circumstances, staff believes
that this finding can be made.
D. The structure shall have no more floor area than could have been achieved
without the use permit.
The floor area ratio of the project is 1.18, which is below the maximum of 1.25 FAR;
therefore the project does not achieve any additional floor area due to the additional
height.
Street Improvements
The site has direct vehicular access from the existing alley located along the south side
of the property. The project is designed so that the two -car garage for the residential
unit and a commercial parking space would take access from this alley. The applicant is
proposing to have a new second driveway approach to be constructed on 31st Street for
the remaining commercial parking spaces. The second driveway approach request
would require City Council approval at a later date. The design of the new driveway
approach would result in the relocation of one on- street parking space from 315t Street
to Villa Way. The existing driveway approach on Villa Way would be removed and
replaced with new curb and gutter and will accommodate the relocated parking space
and a new parking meter. Therefore, there will be no loss of on- street parking. The
project is conditioned to provide handicapped- access ramps at the intersections of 31`t
Street and Villa Way and Villa Way and the alley. A 10 -foot radius corner cutoff at the
comer of 318t Street and Villa Way is also required to accommodate a handicap -
accessible ramp. The applicant, however, is proposing a modified corner cutoff of 5 feet
as shown on the submitted drawings in order to maximize the amount of landscaping
provided at this location. The Public Works Department has considered the applicant's
request and is supportive of the proposed corner cutoff design.
Environmental Review
The proposed project has been reviewed, and it has been determined that it is
categorically exempt from the requirements of the California Environmental Quality Act
under Class 32 (In -Fill Development Projects). This exemption applies to projects that
are consistent with the General Plan and applicable development standards that do not
generate other environmental impacts. Staff believes the project qualifies for this
exemption.
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 10 days in advance of this
a
Brigandi Building (PA2005 -001)
March 3, 2005
Page 8 of 8
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.
SUMMARY
Staff believes sufficient facts to support the affirmative findings are evident given the
size and location of the lot and the design of the project. The applicant has presented
an attractive building design that meets the Cannery Village theme using a variety of
nautical /marine elements and compliments the surrounding properties by providing
attractive details and visual relief on three sides of the building. Additionally, the project
respects the future development of the adjacent property to the east by providing
increased setbacks from 31st Street and the alley which will allow for increased light, air
and ventilation for that lot. Should the Planning Commission concur with staffs analysis
and recommendation and choose to approve the Use Permit request, the suggested
findings for approval and conditions of approval for the Use Permit have been included
in the attached resolution (Exhibit 1).
Should the Commission find that the requested height of the project is not acceptable,
staff recommends that the item be continued to allow the applicant an opportunity to
redesign the project.
Prepared by:
Submitted by:
��A.l (iQ p� •'[LJ
Ro alinh M. Ung, sso 'ate Planner Patricia L. Temple, Planni g Director
F�ch"bits
1. Draft Resolution No. 2004 -_; findings and conditions of approval
2. Project description from the applicant
3. Project Plans
to
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH APPROVING USE PERMIT NO. 2005-001 ESTABLISHING
A HEIGHT LIMIT IN EXCESS OF THE 26 -FOOT BASE HEIGHT LIMIT FOR A
PROPERTY LOCATED AT 500 318T STREET (PA2005 -001)
WHEREAS, an application was filed by Mr. Chris Brigandi, with respect to property
located at 500 31't Street, and legally described as Lot 21 Block 430 of the Lancaster's Addition,
requesting an approval of Use Permit No. 2005 -001, to establish a height limit in excess of the
26 -foot base limit pursuant to Section 20.65.055 of the Municipal Code. The applicant proposes
to construct a mixed use building with an average roof height of 29 feet, 6 inches for the building
and 30 feet, 9 inches above the enclosed parking area, and a peak roof height of 32 feet:
WHEREAS, a public hearing was held on March 3, 2005 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to and considered by the Planning Commission at this
meeting.
WHEREAS, the property is designated Retail & Service Commercial & General Industry
by the General Plan Land Use Element and zoned Retail & Service Commercial (RSC) of the
Cannery Village/McFadden Square Specific Plan District No. 6. The property is presently
improved with a single-story residence and the proposed mixed use development is permitted
within the General Plan and Zoning designation.
NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS:
Section No. 1. The Planning Commission makes the following findings:
The Land Use Element of the General Plan (LUE) and Local Coastal Program, Land
Use Plan (LCP /LUP) both designate the project site as Retail & Service Commercial &
General Industry. Residential use is permitted on the second floor above commercial
uses provided it meets Floor Area Ratio (FAR) standards. The proposed mixed use
development is consistent with the LUE and LCP /LUP as it meets the minimum and
maximum commercial FAR and maximum residential FAR and it falls below the 1.25
FAR limit.
2. The increased building height will provide more public visual open space as a result of
the building's design that provides increased setbacks along the exterior sides of the
project. The required front, side and rear setbacks are 5, 0, and 10 feet repsectively.
The project provides a 5 -foot front yard setback, a 1 -foot side yard setback along Villa
Way and a 10 -foot rear yard setback on the first level. The second and third levels
have a 4 -foot side setback to Villa Way for a portion of the building and a 10 -foot rear
yard setback and the third level steps back with a 20 -foot front yard setback. The
additional setbacks provide increased open areas that would not be achieved without
increase height. Corner balconies and decks at both ends of the building are designed
to be opened on two sides to provide more visual open space and views while
)a
Planning Commission Resolution No. _
Paqe 2 of 6
attractive landscaping in the form of planters and turf block are being provided
throughout the site to soften the building mass. The additional building height is
necessary to provide the third -level master bedroom with the required ceiling height
while providing a loft style design. If the building was designed without the increase in
height, the second level would occupy more area and the building would have less
articulation and less open space visible to the public.
3. The increase building height results in a desirable architectural treatment by articulating
the building mass and contrasting solid planes with voids. The effect of a simple floating
shed roof projecting over and protecting glass doors and windows will provide a more
transparent building fagade facing Villa Way. Approximately 50 percent of the exterior
walls on Villa Way are set back 4 feet from the property line creating broken wall planes
to soften the elevation and provide a composition of light and shadow. Similar wall
treatment and setbacks greater than the minimum are provided at the 315` Street and
alley elevations. Open stairway, industrial -type window elements, cable balcony railings
and upper level planter add to the overall composition and help create a sense of
openness.
4. The site is bounded on the north and west by streets and an alley to the south. The
increase building height would not result in undesirable scale relationships to the
north, south, and west due to the lower roof profile at Villa Way and additional building
setbacks that are being provided along 318t Street and Villa Way. The highest portion
of the building is being placed away from the abutting streets, toward the interior of the
property. A two -story residence is located on the east side of the property. The height
of this residential structure is approximately 24 feet. This residential structure is
located on the southerly half of the lot where the remainder of the property is used for
parking. The 32 -foot high portion of the proposed building is comparable to the
adjacent 24 -foot high residence and would not result in undesirable or abrupt scale
relationship. Additionally, several surrounding buildings such as the Cannery Lofts,
Cannery Restaurant, the 28th Street Marina project, and a mixed use development
west of the project are of similar height or taller. Furthermore, this property is likely to
be redeveloped with a new building of average height of 26 feet and a peak roof of 31
feet high would not result in an undesirable or abrupt scale relationship.
5. The floor area ratio of the project is 1.18, which is below the maximum of 1.25 FAR;
therefore the project does not achieve any additional floor area due to the additional
height.
6. The project qualifies for a categorical exemption pursuant to Section 32 (In -Fill
Development Projects) of the California Environmental Quality Act Implementing
Guidelines. This exemption applies to projects that are consistent with the General
Plan and applicable development standards that do not generate other environmental
impacts.
7. The proposed development will not be detrimental to the properties or improvements in
the vicinity or to the general welfare of the City as the project complies with allowable use
t3
Planning Commission Resolution No. _
Page 3 of 6
and all development regulations of the Cannery Village/McFadden Square Specific Plan
and the required findings for increased building height can be made.
Section No.2. Based on the aforementioned findings, the Planning Commission
hereby approves Use Permit No. 2005 -001, subject to the Conditions set forth in Exhibit "A ".
Section No.3. 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 or this
action is called for review by the City Council in accordance with the provisions of Title 20,
Planning and Zoning of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 3rd DAY OF MARCH 2005.
AYES:
ABSENT
NOES:
BY:
Larry Tucker, Chairman
BY:
Jeffrey Cole, Secretary
14
Planning Commission Resolution No. _
Paae 4 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PERMIT NO. 2005-001
1. The development shall be in substantial conformance with the approved plot plan, floor
plan, and elevations stamped received on February 3, 2005.
2. Use Permit No. 2005 -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.
3. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent City-adopted
version of the Uniform Building Code, but not limited to the following conditions:
a. A separate exit passageway from the rear covered parking with a one -hour fire
rated wall and door shall be provided.
b. The disable parking space shall comply with the applicable requirements.
C. A second exit shall be required from the 3d floor unless an acceptable altemative
can be provided to the Building Department's satisfaction.
d. A one -hour fire rated wall shall be provided between the commercial space and
covered parking.
e. The first floor toilet shall have a one -hour fire rated window.
4. All public improvements shall be constructed as required by Ordinance and the Public
Works Department, but not limited to the following conditions:
a. The existing storm drain catch basin on 31st Street located near the proposed
driveway approach shall remain in place.
b. Since there is an existing alley adjacent to the development, the proposed new
curb cut for a new second driveway approach on 316t Street to serve the
development shall require City Council approval.
C. A 10 -foot radius corner cutoff at the comer of 31st Street and Villa Way or an
alternative design that is acceptable to the Public Works Department shall be
dedicated to the public for street and utilities purposes.
d. An ADA compliant curb access ramp shall be constructed at the 31St Street/Villa
Way curb return.
45
Planning Commission Resolution No. _
Paoe 5 of 6
e. An ADA compliant curb access ramp shall be constructed at the Villa Way /alley
intersection.
f. Should the new driveway approach on 31sk Street be approved, the existing
driveway on Villa Way shall be reconstructed with sidewalk, curb and gutter per
City Standards.
g. Should the new driveway approach on 31't Street be approved, an on- street
parking space and parking meter shall be installed on Villa Way to replace the
existing on- street parking space and parking meter lost to the new driveway
approach on 31st Street.
5. The minimum elevation of the finished floor for project buildings shall be 6.27 feet above
mean sea level based upon NGVD29 vertical datum.
6. Exterior decks, setback areas, covered passageway, and covered vehicular parking
areas shall not be covered or enclosed without the prior approval of the Building and
Fire Departments and the Planning Commission.
7. Commercial trash receptacle(s) shall be stored within the commercial space or shall
otherwise be screened from public view as determined by the Planning Director.
Residential trash receptacles shall be stored within the residential garage.
8. The enclosed garage shall be available for the exclusive use of the residential
occupants for parking purposes only. No conversion of the garage spaces to other use
shall be permitted. The covered parking spaces shall be available for the exclusive use
of the commercial businesses and customers while those commercial businesses are
open for business.
9. The commercial space within the project shall not be converted or used for residential
purposes. Residential space shall be used for residential purposes and shall not be
converted or used for exclusive commercial purposes. Commercial activity within the
residential portions of all buildings shall comply with Section 20.60.100 (Home
Occupations in Residential Districts).
10. Signs shall be regulated by the Balboa Sign Overlay except that roof signs shall be
prohibited.
11. The applicant shall provide wheel stops or other approved protective barrier methods
as necessary within the covered parking areas. The parking spaces shall be marked
with approved traffic markers subject to the approval of the Public Works Department
or painted white lines not less than 4 inches wide.
12. The applicant shall submit a landscape and irrigation plan prepared by a licensed
landscape architect or licensed architect for on -site planting areas. These plans shall
incorporate drought tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the Planning Director prior to the issuance of a building
l(D
Planning Commission Resolution No.
Page6of6
permit. All planting areas shall be provided with a permanent underground automatic
sprinkler irrigation system of a design suitable for the type and arrangement of the
plant materials selected. Planting areas adjacent to vehicular activity shall be
protected by a continuous concrete curb or similar permanent barrier. Landscaping
shall be located so as not to impede vehicular sight distance to the satisfaction of the
Traffic Engineer.
13. All landscape materials and landscaped areas 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.
11
02/22/2005 11:22 19496759962
BISSELL ARCHITECTS
PROJECT DESCRIPTION -'600 31ST
The project consists of the construction of one comma
south -east corner of 31" Street and Villa Way in the C
Special Plan District #6. The project also includes the
residence. The lot size is 30' x 93' (2,790 s.f.)
The building will provide retail commercial use on the grour
dwelling unit above. The property is designated "Retail and
by the Local Coastal Program /Land Use Plan (LCP /LUP) ai
the Newport Beach General Plan.The project also includes
spaces on 310 Street (3 parking spaces off the alley) and it
on Villa Way,
PROJECT SUMMARY
Residential Commercial Parking (Res)
2,092 s.f. 750 s.f. 2 in Garage
The project requires a Use Permit due to the height of the ;
building exceeds the 26 foot height limit established by the
could allow a height limit of 35 feet provided the Planning (
findings contained within Chapter 20.65. The project propo
34.41' measured from the lowest site elevation of 6.30 at tt
corner.
PAGE 02
iidential loft building at the
Village/McFadden Square
ion of a one story
floor and a partial two story
ervice Commercial° (RSC)
the Land Use element of
rrb cuts for 2 parking
rovements to the sidewalk
tcing (Comm)
(inc. 1 H.C•)
ucture. The proposed
ecific plan. A Use Permit
nmission can make the
s a maximum height of
north east property line
Residential use is permitted above the commercial space povided the total floor area of
the mixed use does not exceed a FAR of 1.25.. For this sito the allowable area is
3,487.5 s.f. The actual square footage will be 3,286 for a F R of 1.18.
Building bulk is defined as gross floor area including exteric r areas not open on two
sides and covered parking. The maximum building bulk rats is the FAR plus 0.35 for
mixed use 0.25 + 0.35 = 1.60). For this project the MaXiML m allowable is 4,464 s.f..
The actual building bulk for this project is 4,168 s.f. for a ra io of 1.49.
Approximately 50% of the exterior walls on Villa Way are s t back 4 """ from the
property line creating broken wall planes to soften the elev tion and provide a
composition of light and shadow. Similar wall treatment aric additional setbacks are
created at the 311 Street and alley elevations. Open stairw ky, upper level planter and
cable balcony railings add to the overall composition and ol enness. Wall materials will
be send - blasted concrete masonry and smooth plaster, ExI osed wood beams, rafters
and decking will be visible on the exterior. Roofing to be co Tugated metal.
In addition to the foregoing and the attached plans, elevations and sections, the
following are reasonable findings for the granting of a Use ermit pursuant to Section
20.65.055.
Lq
02/22/2005 11 :22 19496759962 BISSELL ARCHITECTS PAGE 03
A. The increased building height would result in more p
wbfic visual open space and
views than is required by the basic height limit in an3,
zone. Particular attention
shall be given to the location of the structure on the
t, the percentage of ground
cover, and the treatment of all setback and open are
s.
The applicant believes that the increased building h
ight will provide more public
visual open space as a result of additional side, fron
and rear yard setbacks and
comer balconies/decks open on two sides. See atta
ed calculation sheet.
The third level master bedroom could be located on
he second level increasing
this area and reducing the public visual open space
'th the and result being a
much longer, bulkier and less articulated building.
B. The increased building height would result is a more desirabie architectural
treatment of the building and a stronger and more a pealing visual character of
the area than is required by the basic height limit in Ony zone.
The increased building height will result in a desirabl architectural treatment by
articulating the building mass and contrasting solid anes with voids Also the
effect of a simple floating shed roof projecting over nd protecting glass doors
and windows will provide a transparent building face e.
C. The increase building height would not result in undesirable or abrupt scale
relationships being created between the structure ar d existing developments or
public spaces. Particular attention shall be given to ft total bulk of the structure
including both horizontal and vertical dimensions.
The increased building height will not result in undea
adjacent surroundings due to the lower street profile
setbacks at 31 bt Street and the alley. The height of tl
property line anticipates future development of the a
extending the property line wall full height to the fron
thereby creating comer view opportunities. The relal
perhaps what the' Lofts" should have been.
D. The structure shall have no more noorarrea then
without the use permit.
The proposed project has less floor area than could
requested Use Permit.
Landscape has been planned in an urban context with
on grade turf in "turf block" as follows:
able scale relationships with
it Villa Way and additional.
a structure at the interior
jacent property by not
and rear setback lines,
mshio to the street is
have been achieved
achieved without the
planters in masonry and
11
02/22/2005 11:22 19496759962
BISSELL ARCHITECTS
Front yard setback landscape requirement is 50°% 1
On -grade planter 10s.f.
Raised planter 15s.f.
Turf block 55s.f.
Total area provided 80a.f.
Front parking area landscape requirement is 5 %
On -grade planter - 8 sf
Raised planter - 50 sf
Total area provided - 58 of
Rear yard (alley) parking area requirement is 5%
On -grade planters - 32 sf
Turf block - $0Q9
Total area provided - 112 sf
5
PAGE 04
= 150s.f. x 50%) = 75 s.f.
9.3'359 sfx5b%) =18 Sf.
88 sf x 5 %)= 9.4sf
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