HomeMy WebLinkAboutEspinoza Condo Conversion (PA2004-040)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item: 4
April 7, 2005
TO: PLANNING COMMISSION
FROM: James Campbell, Senior Planner
jcampbell@city.newport-beach.ca.us
(949) 644 -3210
SUBJECT: Espinoza Condominium Conversion
Modification Permit (PA2005 -040)
PROJECT SITE: 329 Marguerite Avenue, Corona del Mar
APPLICANT: Maclovio Espinoza
2744 E. Coast Highway
Corona del Mar, CA 92625
ISSUE
Should the Planning Commission approve a Modification Permit to permit architectural
features proposed to be added to the exterior of an existing 7 unit apartment building to
be located within required setbacks?
RECOMMENDATION
Staff recommends that the Planning Commission approve Modification Permit No.
2005 -014 subject to the findings and conditions contained within the attached draft
resolution.
DISCUSSION
Background
On October 7, the Planning Commission approved the conversion of an existing 7 -unit
apartment building to condominiums. The City Council reviewed this application and on
November 23, 2004, the Council affirmed the decision with some minor changes related
to lowering the slope of access to some of the existing carport spaces.
Espinoza Condominium Conversion
Modification Permit (PA2005 -040)
April 7, 2005
Page 2 of 5
The Commission required and then reviewed and approved conceptual plans for the
enhancement of the exterior of the building. The Commission required final plans to be
submitted to the Commission for review and approval prior to implementation.
Vicinity Map
329 Marguerite Avenue
Corona del Mar
Current
Development:
The subject property is currently developed with a seven unit,
two-story apartment building with a pool
To the north:
Municipal parking lot and a restaurant
To the east:
Multi-family residential uses and commercial uses
To the south:
Multi-family residential uses
To the west:
Single and two family residences
Espinoza Condominium Conversion
Modification Permit (PA2005 -040)
April 7, 2005
Page 3 of 5
Upon receipt of the final plans from the architect, it was discovered that the exterior
enhancements consistent with the conceptual plans were located within required
minimum setbacks and exceeded allowable encroachments. Therefore, the plans
require the approval of a Modification Permit prior to issuing a building permit. Finally,
staff believes that the detailed plans for consideration are in conformance with the
conceptual plan previously reviewed and approved and that they indicate a high quality
project consistent with the Commission's stated objective for this project.
Project Description
The entire project consists of completely renovating the exterior of the building
consistent with the conceptual plans previous reviewed by the Commission (Exhibit No.
1). The architect plans to add architectural relief by adding belt courses, ornamental
window moldings and the extension of existing walls up to 8 to 12 inches into the
required setbacks. Architectural projections such as these are allowed provided that
they do not exceed 6 inches (Section 20.60.030(B)). The thickness of the belt course is
4 to 6 inches and the window moldings are approximately 8 inches thick. Given that the
existing building encroaches, these additional encroachments are not otherwise
allowed.
The setbacks on each side of this lot are 5 feet pursuant to the Zoning Code and the
District Map. The existing building presently encroaches approximately 1 -foot into the
front setback facing Marguerite Avenue, 3-4 feet into the side yard facing Bayside Drive
for a portion of the building, 1 -foot into the opposite side yard and 1 -2 feet for portions
of the building into the alley setback. Staff has highlighted the encroachments on the
plans.
Findings
A Modification Permit requires the Commission make the following findings should
approval of the permit be desirable.
A. The granting of the application is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in
physical hardships that are inconsistent with the purpose and intent of the Zoning
Code.
Due to the location of the existing building within setbacks, the proposed architectural
features extending 8 to 12 inches from the existing wall cannot be authorized. Strict
application of the setback standard would result in the inability to enhance the exterior of
the building in a manner depicted in the conceptual drawings reviewed and approved by
the City. Enhancement of the exterior of the building has been deemed consistent with
the general intent and purpose of the Zoning Code to promote and protect the general
09
Espinoza Condominium Conversion
Modification Permit (PA2005 -040)
April 7, 2005
Page 4 of 5
welfare of the City in exchange for the privilege of converting the building for
condominiums through the approval of Planning Activity 2004 -137 by the City Council on
November 23, 2004.
B. The requested modification will be compatible with existing development in the
neighborhood.
The encroachment of architectural features within setbacks as depicted in the project
plans create architectural relief making the overall enhancement of the exterior of the
building consistent with the neighborhood in that it enhances the design and
attractiveness of the building.
C. The granting of such an application will not adversely affect the health or safety of
persons residing or working in the neighborhood of the property and will not be
detrimental to the general welfare or injurious to property or improvements in the
neighborhood.
The proposed encroachments are not located in such a way as to block vehicle sight
distance or impinge upon public walkways. The overall mass and scale of the building
will not remarkably change by allowing the proposed architectural features to encroach
within setbacks. Lastly, the added architectural relief enhances the exterior of the
building and therefore, the general welfare of the neighborhood is not negatively
affected.
Environmental Review
This project qualifies for a Categorical Exemption pursuant to Section 15301 (Existing
Facilities) of the implementing Guidelines of the California Environmental Quality Act. This
exemption allows the alteration of existing facilities including interior and exterior
alterations and utility conveyances provided there is no expansion of the use. Staff
believes the proposed project meets this standard and is exempt from environmental
review.
Public Notice
Notice of this hearing was published in the Daily Pilot with the agenda, mailed to
property owners within 300 feet of the property and posted at the site a minimum of 10
days in advance of this hearing consistent with the Municipal Code. Notices were also
provided to all known tenants of the building. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the city website.
U
Espinoza Condominium Conversion
Modification Permit (PA2005 -040)
April 7, 2005
Page 5 of 5
Alfemafives
The Commission can reduce the requested encroachments or it can deny the request.
Submitted by:
PATRICIA L. TEMPLE
Planning Director
EXHIBITS
Draft Resolution for project approval
2. Project Plans
OVAs - 20051 PA2005- 0401MD2005- 014_PC_rpt.doc
Prepared by:
JAMES W. CAMPBELL
Senior Planner
EXHIBIT NO. 1
Draft Resolution
0
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. 2005-
014 FOR PROPERTY LOCATED AT 329 MARGURITE AVENUE
(PA2005 -050).
WHEREAS, an application was filed by Downey Development Company
requesting approval of a Modification Permit to allow architectural features to be added
to a 7 -unit apartment building located at 329 Marguerite Avenue in Corona del Mar to
encroach within setbacks.
WHEREAS, the Land Use Element of the General Plan and the certified Local
Coastal Program, Land Use Plan designate the project site as Multi- family Residential
and the site is zoned MFR (Multi - Family Residential).
WHEREAS, A public hearing was held on April 7, 2005 at 6:30 P.M. in the City
Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice
of the time, place and purpose of the meeting was given in accordance with the
Municipal Code. Evidence, both written and oral, was presented to and considered by
the Planning Commission at the meetings.
WHEREAS, The Planning Commission made the following findings:
1. The granting of the application is necessary due to the location of the existing building
being located within setbacks. The proposed architectural features extend only 8 to 12
inches from the existing walls and are minor in nature. Strict application of the setback
standard would result in the inability to enhance the exterior of the building in a manner
depicted in the conceptual drawings reviewed and approved by the City. Enhancement
of the exterior of the building has been deemed consistent with the general intent and
purpose of the Zoning Code to promote and protect the general welfare of the City in
exchange for the privilege of converting the building for condominiums through the
approval of Planning Activity 2004 -137 by the City Council on November 23, 2004.
2. The encroachment of architectural features within setbacks as depicted in the project
plans create architectural relief making the overall enhancement of the exterior of the
building consistent with the neighborhood in that it enhances the design and
attractiveness of the building.
3. The proposed encroachments are not located in such a way as to block vehicle sight
distance or impinge upon public walkways. The overall mass and scale of the
building will not remarkably change by allowing the proposed architectural features
to encroach within setbacks. Lastly, the added architectural relief enhances the
1l
City of Newport Beach
Planning Commission Resolution No.
Page 2 of 3
exterior of the building and therefore, the general welfare of the neighborhood is not
negatively affected.
WHEREAS, the project is exempt from environmental review pursuant to Section
15301 (Existing Facilities) .of the implementing Guidelines of the California Environmental
Quality Act. This exemption allows the alteration of existing facilities including interior and
exterior alterations and utility conveyances provided there is no expansion of the use. The
project consists of the conversion of an existing apartment building to condominiums and
only minor interior and exterior improvements are planned and no expansion . in the
number of units is proposed.
NOW, THEREFORE, BE IT RESOLVED
Section 1. Based on the aforementioned findings, the Planning Commission
hereby approves Modification Permit No. 2005 -014 subject to the conditions of approval
set forth in Exhibit "A ".
Section 2. This action shall become final and effective fourteen (14) 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.
ADOPTED THIS 7th DAY OF APRIL 2005.
AYES:
NOES:
ABSENT:
BY:
Larry Tucker, Chairman
BY:
Jeffrey Cole, Secretary
)X
City of Newport Beach
Planning Commission Resolution No.
Page 3 of 3
Exhibit "A"
MODIFICATION PERMIT NO. 2005 -014
1. The project shall be in substantial conformance with the plans submitted to the
Planning Commission for review on April 7, 2005.
2. A building permit shall be obtained prior to commencement of the construction and
said building permit shall comply with all other applicable codes.
3. This approval shall expire unless exercised within 24 months from the date of approval
as specified in Section 20.93.055 of the Newport Beach Municipal Code, unless an
extension is approved prior to the expiration date of this approval, in accordance with
Section 20.93.055 (B) of the Newport Beach Municipal Code.
OAPAs- 20051PA2005- 0401MD2005 -014 PC reso.doc
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