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HomeMy WebLinkAboutNewport Classic Inn (PA2001-253)4 CITY OF NEWPORT BEACH ' Hearing Date: PLANNING DEPARTMENT Agenda Item: 3300 NEWPORT BOULEVARD Staff Person: �4epRN�� NEWPORT BEACH, CA 92658 (949) 644 -3200; FAX (949) 644 -3229 Appeal Period: REPORT TO THE PLANNING COMMISSION PROJECT: Newport Classic Inn (PA2001 -253) 2300 West Coast Highway March 21, 2002 3 Bill Cunningham 644 -3212 14 days after final action SUMMARY: Request for a Use Permit to allow the remodel of an existing motel and restaurant to eliminate the restaurant and replace it with ten new guestrooms, add a new guestroom on the first floor at the rear of the building, refurbish the existing rooms by enclosing the patio and balcony areas, and to add a brealdast room in the first floor lobby area. RECOMMENDED ACTION: Approve, Modify or Deny Use Permit No. 2001 -044 (PA2001 -253) based upon the attached findings. APPLICANT: Mr. Kean Patel SMI Hotel, L.L.C. 540 Golden Circle, Suite 214 Santa Ana, CA 92705 PROPERTY OWNER: SMI Hotel, L.L.C. 540 Golden Circle, Suite 214 Santa Ana, CA 92705 LOCATION: North side of West Coast Highway and approximately 500 feet southeasterly of Tustin Avenue. LEGAL DESCRIPTION: Portion of Lot A of Tract 919 /APN 425- 471 -25 GENERAL PLAN: Retail & Service Commercial ZONING DISTRICT: Retail & Service Commercial (RSC) Area of the Mariner's Mile Specific Plan (SP -5). FWA r,q = 0 200 400 Feet Farmer ry' "Newport Classic I / VICINITY MAP Use Permit No. 2001 -044 (PA2o01 -253) A wE 2300 West Coast Highway Current Development: 53 -unit motel and restaurant To the north Shiglefamilyresidencesontheblufft o fronhWonCbffDnve To the east: Office buikling abuttirg the project site To the south: Restaurant (currently vacant), Retail and Service Commercial across West Coast ipgw—ay To the west: Restaurant aritaville and municipal lot abutting the project site. Newport Classic Inn (PA2001 -253) March 21, 2002 Page 2 of 7 Background The existing development on the site was approved on September 10, 1987, under Use Permit No. 3289. In August of 1990, the Planning Commission approved an amendment to UP 3289 to allow entertainment in conjunction with the restaurant operation. Site Overview The property is located on the northerly side of West Coast Highway approximately 500 feet southwesterly of Tustin Avenue. The motel building is located on the westerly front portion of the site, with parking along the easterly side and back of the property. Access to the site is via a driveway directly from Coast Highway. A restaurant (Margaritaville) and a municipal parking lot (behind the restaurant) are located to the west, and an office building to the east of the project site. Across Coast Highway are a vacant restaurant (formerly Windows on the Bay) and parking lot. Abutting the project site to the north are single family residences located on the bluff top above the motel. Project Overview The applicant is proposing to eliminate the restaurant, and replace the space located on the second floor with ten new guestrooms. A new guestroom is also proposed to be constructed on the first floor at the northerly end of the building. The existing rooms will be remodeled by enclosing the small patio and balcony areas and incorporating that space (approximately 33.5 square feet per patio/balcony) into the adjoining rooms. A new breakfast room will be added in the first floor lobby area; the breakfast room is intended to be used only by guests for a continental breakfast, and will not be open to the general public. The project will result in an increase of eleven new rooms for a total of 64 rooms in the hotel, and an increase of 1,975.5 square feet (200 square feet for the newly -added first floor guestroom, and 1775.5 square feet for the 53 enclosed patio/balcony areas). The applicant proposes to retain the current building fagade and design; however, the replacement of the restaurant with the guestrooms will require some minor modification to the street -side elevation in order to provide windows and through -wall air conditioners/heating equipment. The addition of the new first floor guestroom will eliminate two parking spaces. The side elevations will change with the elimination of the patios and balconies. In place of the patio/balcony areas will be a new wall with window and through -wall heating/air conditioning unit. The result on the side elevations will be the elimination of wall articulation and insets that currently exist with the patio and balcony features. (Some minor wall articulation will be maintained by angling each end of each new wall). Analys is The proposed project entails a minor expansion of an existing motel and elimination of the restaurant use. The property is located within the "Retail Service Connnercial" area of the Mariner's Mile Specific Plan (SP -5). The motel expansion and remodel requires approval of a Use Permit. Newport Classic Inn (PA2001 -253) March 21, 2002 Page 3 of 7 General Plan The City's General Plan designates the site as Retail and Service Commercial. Hotels and motels are permitted uses within the Retail and Service Commercial land use designation, and the project complies with the policies and goals of the General Plan. In addition to the General Plan, the project site is within the area addressed by the "Mariner's Mile Strategic Vision & Design Framework." In addition to addressing the project with respect to the General Plan and Zoning Code, the project was considered in its capacity to meet and further the objectives of the "Strategic Vision & Design Framework" report (see following discussion). Floor Area Ratio (FAR) Chapter 20.63 ( Floor Area Ratios and Building Bulk) establishes three categories of land uses: Reduced FAR, Base FAR, and Maximum FAR Uses. Motels are included under the category of "Visitor Accommodations" and are classified as Maximum FAR Uses, permitting floor area ratios of up to 0.75 or 1.0 — the project site is limited to 0.75 by the General Plan. The existing floor area of the motel is 26,034 square feet. The applicant proposes to increase the floor area by 1,975.5 square feet (an approximately 7.1% increase in floor area). The current FAR of 0.474 will be increased to 0.51, well below the permitted 0.75 maximum. Lot Size 54,906 square feet Existing Gross Floor Area 26,034 Proposed New Gross Floor Area 28,009.5 Existing FAR 0.474 Proposed FAR 0.510 Base Development Allocation 0.75 Parking As noted above, the property has consisted of a 53 -unit motel and restaurant. The Code requirement for parking on this site has been computed as 53 spaces for the motel portion of the operation, and 52 spaces for the restaurant portion. Elimination of the restaurant will significantly decrease the parking requirement on the site. Code requires motels to provide one space for every guestroom within a motel. Therefore, the expanded motel will require a total of 64 spaces. Currently, 105 spaces are provided, of which three are handicap spaces, and 19 are compact spaces. The applicant does not proposed to eliminate the compact parking spaces. Even if those spaces were eliminated (the Zoning Code no longer provides for compact spaces), 86 standard parking spaces would still remain, which is well over the required parking for the project. Newport Classic Inn (PA2001 -253) March 21, 2002 Page 4 of 7 General Development Standards The project site is regulated under the site development standards of the Mariner's Mile Specific Plan (Chapter 20.42). The front, side and rear setbacks are met by the existing and proposed development. Also, the building is consistent with the height standards. Landscaping Pursuant to the Mariner's Mile Strategic Vision & Design Framework and the Specific Plan, a minimum four -foot wide planting area along the front of the property consisting of a continuous hedge and pahn trees is required. Section 3.21 of the Design Framework requires one Mexican Fan pahn for every 18 feet of street frontage. The project site has 132 feet of frontage, thereby requiring seven palms. The property currently provides over 20 feet of landscaping along the front property line, which is in excess of the Code requirements. However, the continuous hedge is not provided, and there are six large Mexican Fan palms, one less than required by the Design Framework. Therefore, a condition has been included within the draft resolution requiring the hedge and one additional palm tree in the front setback area. In addition to the front landscaping, the Design Framework and Specific Plan requires one shade tree for every four spaces within the uncovered parking lot. The Design Framework recommends use of an evergreen tree species such as Carrotwood. As a result of the elimination of the restaurant the property will have parking in excess of the code requirement. Even with the elimination of two parking spaces in order to provide the new first floor guestroom, a total of 103 parking spaces will remain. The current landscaping within the parking lot is deficient. A 103 - space parking lot would require 26 shade trees. There are currently five pahns along the building tapade facing the parking lot, an additional four palms between the swimming pool and the parking lot, a large coral tree in the northeastern corner of the parking lot, and five ficus trees in parking lot planters. The five ficus trees are trimmed to be approximately six feet in height. With the exception of the coral tree, the existing trees do not meet the intent of the landscaping requirements for parking lot shade trees. Even if credit were given for the one coral tree and the five ficus trees (assuming they be allowed to grow in order to provide shade), the parking lot would remain at a 20 -tree deficiency. That deficiency is based on 103 spaces — less parking spaces will require a proportionately less number of trees. There is ample room within the parking lot to eliminate parking spaces in order to provide the required number of shade trees within planter areas while maintaining 64 standard sized parking spaces. Therefore, a condition has been included in the draft resolution requiring the provision of the shade trees within additional planter areas. Equipment Screening The Mariner's Mile Specific Plan requires that all ground mounted equipment be screened from view. An above- ground electrical cabinet is located in the front of the property to the east of the entry drive. A 3 -foot high planter has been installed around the equipment; however, the equipment extends above the planter by approximately two feet. The planter is absent landscaping, which staff feels was originally intended in order to screen the equipment. Newport Classic Inn (PA2001 -253) March 21, 2002 Page 5 of 7 Therefore, staff has included a condition in the draft resolution requiring the installation of landscaping within the planter to sufficiently screen the equipment. Two satellite dish antennas are located in the northwestern corner of the property. Condition No- 7 of the original approval (Use Permit No. 3289) required the screening of all equipment, including the two dish antennas. The screening was never installed, and staff has included a condition within the draft resolution requiring landscape screening around the antennas. HVAC Equipment Currently, the heating and air conditioning equipment for each guestroom is provided by individual HVAC units located in the walls of each room. Even though the units extend through the walls, they are screened from view by the existing balcony walls. The remodel will eliminate the balconies; therefore, the HVAC grills will be visible from the parking lot and adjacent properties. Of particular concern to staff are the HVAC units for the ten new guestrooms to be provided within the existing restaurant space. Six of the ten units will face Coast Highway, therefore, the HVAC grills on the second floor of the front of the building will be visible from the street. The applicant proposes to partially screen the units by providing a dark glazing around the grills and by painting the grills a black color to match the glazing. While this proposal is less than optimal, staff believes that it would be the best solution. The alternative would be to provide a central heating and cooling system, which would require roof - mounted equipment and ducting. The roof of the building is fully visible to the residences and the park located on the bluff to the north. While there is existing mechanical equipment located on the roof, the additional equipment may present a less than optimal aesthetic solution to those northerly properties. In addition, the location of the equipment on the roof could require a screen that is visible from the street. In addition to the condition added regarding the HVAC grills in the front of the building, staff has also added a condition to the draft resolution requiring that the grills on the HVAC units on the other parts of the building be painted to match the wall color. Signage A separate application for signage has been processed for the proposed new operator of the motel (Holiday Inn Select). The existing non - conforming monument sign will be re -used. The sign is non - conforming in terms of size and is allowed to remain unchanged, except for copy changes, until November 23, 2015. Environmental Review This 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 1 (Existing Facilities). Most of the proposed new construction will occur within the existing building structure, with only minor construction occuring to enclose the existing balconies and the new 200 square -Soot first floor guest room Newport Classic inn (PA2001 -253) March 21, 2002 Page 6 of 7 Conclusion The project consists of minor new alterations to an existing motel. The existing structure is well designed and generally well maintained. With the exception of those landscaping and screening improvements recommended by staff, the property complies with the City's development standards and meets the objectives of the Mariner's Mile Design Framework.. Based on the analysis in this report, staff believes that the findings for approval can be made. However, as discussed, the two options available regarding the air conditioning units both have negative aspects. On balance, staff believes that the design proposed by the applicant with the color requirement is preferable, as it is the most sensitive to nearby residential uses. However, since the design elements within the commercial district are also of concern, the Commission could determine that a requirement for a central HVAC system is preferable. Should the Commission be unable to find an acceptable compromise, findings for denial have been prepared (Exhibit No. 2). Submitted by: PATRICIA L. TEMPLE Planning Director Exhibits Prepared by: WILLIAM CUNNINGHAM Contract Planner 1. Draft Resolution for approval with findings and conditions. 2. Findings for denial 3. Project plans Newport Classic Inn (PA2001 -253) March 21, 2002 Page 7 of 7 EXHIBIT 1 RESOLUTION NO. _ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2001 -044 (PA2001 -253) FOR PROPERTY LOCATED AT 2300 WEST COAST HIGHWAY THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS, RESOLVES AND ORDERS AS FOLLOWS: Section 1. An application was filed by SMI Hotel, LLC, with respect to property located at 2300 West Coast Highway, and legally described as a Portion of Lot A, Tract 919, requesting approval of Use Permit No. 2001 -044 to permit the remodel of an existing motel. Section 2. A public hearing was held on March 21, 2002 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 Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. Section 3. The Planning Commission finds as follows: The proposed location of the hotel needing this use permit, and the proposed conditions under which it would be operated or maintained, is consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. The use permit pertains to a motel business to be operated in a building that is designated and zoned for this activity. The use has been conditioned in such a manner to meet the design and development standards of the zoning district within which it is located. In addition, the proposed remodel will result in the elimination of an existing restaurant use, which will result in a decrease in parking demand at the site. 2. The project design and operational characteristics of the proposed use are consistent with Municipal Code requirements. Any change in the design and/or operational characteristics would require an amendment to the Use Permit, reviewed by the Planning Commission. 3. The project as conditioned is consistent with the purpose and intent of the Mariner's Mile Specific Plan (SP -5), as well as the Mariner's Mile Strategic Vision and Design Framework. 4. The project has been reviewed, and qualifies for a categorical exemption pursuant to the California Environmental Quality Act under Class 1 (Minor alteration of existing structures). Section 4. Based on the aforementioned findings, the Planning Commission hereby approves Use Permit No. 2001 - 044, subject to the Conditions set forth in Exhibit "A." City of Newport Beach Planning Commission Resolution No. _ Paee 2 of 3 Section 5. 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 21st DAY OF MARCH, 2002. RW 6 "1 Larry Tucker, Chairman Earl McDaniel, Secretary AYES: NOES: N City of Newport Beach Planning Commission Resolution No. _ Page 3 of 3 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. 2001-044 The development shall be in substantial conformance with the approved plot plan, floor plan, and elevations dated August 20, 2001. 2. Use Permit No. 2001 -044 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 if 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 as well as all applicable Municipal Code requirements. The construction plans must meet all applicable State Disabilities Access requirements. 4. Any change in plans and/or operational characteristics, expansion in area, or other modification to the floor plan, shall require amendment to this Use Permit or the processing of a new Use Permit. 5. Should this business be sold or otherwise come under different ownership or a change in operators, any future owners, operators, or tenants shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 6. Prior to the issuance of a certificate of occupancy, a continuous hedge meeting the requirements of Chapter 20.42 of the Municipal Code shall be installed along the front of the property, and one additional Mexican Fan palm shall be planted in the front setback area. The size and location of the palm to be subject to the approval of the Planning Director. Prior to the issuance of a certificate of occupancy, the parking lot shall be redesigned and landscaping shall be installed in a manner to retain a minimum of 64 parking spaces with design dimensions in accordance with Chapter 20.66 of the Municipal Code, and tree planters and shade trees installed to a ratio of one tree per four parking spaces within the lot. Credit may be given for any existing shade trees within the lot, provided the Planning Director approves the tree species. Ultimate design of the parking lot, tree species, tree size and specific location shall be subject to the approval of the Planning Director. 8. Prior to the issuance of a final certificate of occupancy, screening plants shall be installed within the raised planter within the front setback area The plants shall be of a density, spacing and size to achieve full screening of the electrical cabinet located behind the planter. In addition, Eugenias, Podacarpus or other species approved by the Planning Director, shall be planted around the existing dish antennas. 9. The exterior grills on the heating /air conditioning units shall be painted to match the surrounding wall or glazing finish. EXHMIT 2 Findings for Denial Use Permit No. 2001 -044 (PA2001 -253) The approval of Use Permit No. 2001 -044, under the circumstances of the case, will be detrimental to the health, safety, peace, morals, comfort and general welfare of persons living and working in the neighborhood, will be detrimental to the general welfare of the City and is not consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, for the following reasons: a. The proposed change in operational characteristics and expansion of the hotel represents an increase in intensity over that currently existing and is in excess of the intensity of use for which the site is designed to accommodate. b. The design for the hotel is not consistent with the standards of the Mariner's Mile Specific Plan (SP -5). C. The proposed design and operational characteristics of the hotel are not consistent with the requirements and objectives of the Mariner's Mile Strategic Vision & Design Framework, d. The current operation of the restaurant in conjunction with the hotel is a better use in the visitor serving area and better meets the objectives of both the Mariner's Mile Specific Plan and Mariner's Mile Strategic Vision & Design Framework. e. The proposed design is an inferior design, particularly as it relates to the elimination of the patio/balcony areas and the exposed heating/air conditioning units to the exterior. 0