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HomeMy WebLinkAbout2.0 - Newport Beach Ferrari Expansion - PA2014-147 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 4, 2014 Meeting Agenda Item 2 SUBJECT: Newport Beach Ferrari Expansion - (PA2014-147) 900 and 1000 West Coast Highway Conditional Use Permit No. UP2014-042 APPLICANT: Levon and Zarouhi Gugasian PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gramirez@newportbeachca.gov PROJECT SUMMARY The applicant proposes to expand the existing automobile dealership located at 1000 West Coast Highway into a vacant building in the same shopping center located at 900 West Coast Highway (former West Marine location). The project includes exterior and interior improvements to the 900 West Coast Highway building with no increase in floor area. Display and sales would be inside the building with the exception of an exterior display area (3 or 4 vehicles) facing West Coast Highway. No vehicle service or repair facilities are proposed. No operational changes are proposed for the dealership located at 1000 West Coast Highway. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2014-042 (Attachment No. PC 1). 1 V� QP �P Newport Beach Ferrari Planning Commission, December 4, 2014 Page 2 VICINITY MAP Existing Dealership Proposed Expansion p. l ' J .71V V.41 r i9 GENERAL PLAN ZONING 7 LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial(CG) Commercial General(CG) Auto Dealer, Retail and Service Uses NORTH Sin Detached Residential - Single-Un(iitt Residential Single-Unit Residential Dwellings Commercial (CV) and PC 45 (Balboa Bay Club) Balboa Bay Club and Single-Unit SOUTH Single Unit Residential — and Single-Unit Residential Dwellings Detached (RS-D) Residential (R-1) EAST General Commercial(CG) Commercial General(CG) Restaurant (Pizzeria Mozza) WEST General Commercial CG Commercial General CG Auto Dealer Maserati Newport Beach Ferrari Planning Commission, December 4, 2014 Page 3 INTRODUCTION Project Setting The project site consists of two parcels totaling 71,190 square feet in area and is located on the northerly side of West Coast Highway across from Bayshores and the Balboa Bay Club. The site is developed with three, one and two-story commercial buildings totaling 33,860 square feet (approx.). The dealership proposed is proposed in the former 12,005-square-foot West Marine building. The existing dealership is located on the opposite side of the center in an 11,346-square-foot building and consists of a showroom, offices and exterior display area (4 vehicles) fronting West Coast Highway. The existing dealership does not contain facilities for the maintenance or repair of vehicles. The remaining portions of the shopping center are occupied by a restaurant, retail and service uses. The site is developed with a surface parking lot with 79 spaces and vehicular access is provided by way of two driveways on West Coast Highway. Background and Project Description The existing dealership at 1000 West Coast Highway was approved through Use Permit No. UP2003-026 on June 17, 2008. This approval was in conjunction with a site development review approval that allowed the demolition of three buildings and the construction of the existing Ferrari dealership building and the adjacent two-story retail building. This approval allowed vehicle display and sales only, no maintenance or repairs. The applicant's request involves expanding the existing dealership into the vacant building located on the opposite side of the shopping center and is most recently occupied by West Marine. The new car sales (Ferrari) currently located in the 1000 West Coast Highway building would move to the 900 West Coast Highway space and the 1000 West Coast Highway Building would sell pre-owned Maserati vehicles. The 900 West Coast Highway building would be renovated with windowed doors large enough to move inventory onto the exterior display area and vehicles in and out of the showroom. No expansion or additional floor area is proposed. The exterior finish would be remodeled to provide a more contemporary design. No alterations or additions are proposed for the existing 1000 West Coast Highway building. The dealership buildings are similar in design, with interior showrooms and offices and exterior display areas facing West Coast Highway. Each location would typically have 2- 3 employees on site and hours of operation are 9:00 a.m. to 9:00 p.m. daily. Neither building space includes service bays or areas for maintenance and repairs. Newport Beach Ferrari Planning Commission, December 4, 2014 Page 4 DISCUSSION Consistency with the General Plan The project site is designated General Commercial (CG) by the Land Use Element of the General Plan. The CG designation is intended to provide for a very broad range of land uses that serve both city wide and regional needs. The CG designation along this portion of the north side of West Coast Highway stretches from Dover Drive west to the Pelican Wall/Rocky Point. Consistency with the Zoning Code The proposed use is in the Vehicle/Equipment Sales, Limited land use category, which is not identified as an allowed use in the Commercial General (CG) Zoning District. This land use category includes the sale of automobiles, display, storage, incidental minor maintenance and incidental rental of vehicles and equipment. The proposed use would be limited to sales and display of vehicles only. Although Vehicle/Equipment Sales, Limited is not listed as a permitted or a conditionally permitted use within this district, the legal nonconforming use can be expanded, subject to approval of a conditional use permit (CUP) pursuant to Zoning Code Section 20.38.050 (Nonconforming Uses). Staff believes that the exclusion of all vehicle sales in the CG Zoning District was the result of a formatting error in the 2010 Zoning Code as several auto dealerships are located in the CG zoning district. Mariner's Mile Design Framework and Guidelines The Mariner's Mile Strategic Vision and Design Framework provides a set of design strategies and goals for the improvement of Mariner's Mile. The following design policies are applicable to the proposed project: 1.11 Recognize the auto-reliant nature of much of Pacific Coast Highway, particularly on those zones on the inland side, both east of Rocky Point and west of 3000 West Pacific Coast Highway. 1.12 Institute improved planning, design and development standards for auto- oriented businesses (i.e. requiring better quality buildings and landscaping to "fit in" with Mariner's Mile). The proposed project would add to the "auto-reliant" uses (auto dealers, drive-thru and stand-alone restaurants, car washes, and convenience retail) of Mariners' Mile. However, because the use will be limited to the display and sale of vehicles in a building designed for traditional retail development, it does not present the types of impacts associated with traditional automobile dealerships. Newport Beach Ferrari Planning Commission, December 4, 2014 Page 5 1.54 Require all buildings to be designed as "five-sided architecture" (i. e. designs must consider views of all walls and the roof). 1.55 Encourage backbone color palette and painting system for all buildings. The project intends to use the existing roof-top HVAC units. The equipment is not visible from the street, is located at the rear of the building and is screened from the residences above by existing landscaping. To further aid in shielding the equipment, a condition of approval has been included requiring that the equipment be painted to match the roof. The Design Framework suggests a common color palette (calm neutrals with accenting trim) to create a less discordant, more tasteful and sophisticated appearance. The proposed project includes improvements to the exterior of the tenant space, including new glass window walls and doors, textured aluminum composite panels and smooth plaster. The proposed neutral grey colors with white accents are consistent with the Design Framework. Additionally, the project includes installation of Mexican Fan Palms and Texas Privet Shrubs along the West Coast Highway frontage, which is consistent with the Design Framework suggestions and the shopping center's existing landscaping. Parking Requirement The off-street parking requirement for Vehicle/Equipment Sales is one space per 1,000 square feet of lot area. In this case, the expanded dealership consists of two showrooms and two small exterior display areas with a total area of approximately 25,000 square feet; therefore, 25 spaces are required. The previous use, West Marine, generated a parking requirement of one space per 250 square feet, or 49 spaces. The required parking for the other uses on site is 44 spaces. Therefore, the total required parking for all uses would be 69 spaces, which are accommodated by the 79 parking spaces on-site. Conditional Use Permit Findings In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Newport Beach Ferrari Planning Commission, December 4, 2014 Page 6 4. 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. 5. 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. Staff believes sufficient facts exist to support each finding. Vehicle sales uses are consistent with the CG General Plan land use category and, although not listed as a permitted or conditionally permitted use in the CG zoning district, the Zoning Code (Section 20.38.050.A - Nonconforming Uses) allows the expansion of non-conforming uses subject to the approval of a CUP. In this particular case, the proposed use is similar to a retail use and lacks the large lot area, service bays, parts store and on-site vehicle inventory storage typically associated with auto dealerships. Additionally, similar specialty or boutique dealerships, such as the existing Ferrari dealership, McLaren and Phillip's Auto are located along the Mariner's Mile corridor. The site provides adequate public and emergency access and the low inventory nature of the proposed use suggests the expanded operation will be compatible with the other retail and service uses in the shopping center. Staff is recommending conditions of approval to ensure that the more intense operations associated with vehicle sales such as service and maintenance, are not permitted. Alternatives The following alternatives are available to the Planning Commission should they feel the facts are not enough evidence to support the project application: 1. The Planning Commission may suggest specific operational changes that are necessary to alleviate any concerns. If any additional requested changes are substantial, the item could be continued to a future meeting. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that the facts to support the findings for approval are insufficient, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 3). Newport Beach Ferrari Planning Commission, December 4, 2014 Page 7 Environmental Review Staff recommends that the Planning Commission find the project is categorically exempt under Section 15301, of the California Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). Class 1 exempts projects involving negligible or no expansion of a use including but not limited to interior or exterior alterations and additions of less than 10,000 square feet. The proposed project includes interior and exterior alterations to upgrade the building design and no increase in floor area. Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and was posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: -Z"z i Gregg Rkpfirez & rn �'� Senior Planner +nasnes i, r ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Draft Resolution for Denial PC 3 Correspondence from Applicant PC 4 Architectural Rendering PC 5 Project Plans 8 Attachment No. PC 1 Draft Resolution for Approval 9 V� QP �P 20 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2014-042 FOR THE EXPANSION OF AN EXISTING NONCONFORMING VEHICLE SALES FACILITY LOCATED AT 900 AND 1000 WEST COAST HIGHWAY (PA2014- 147) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Levon and Zaouhi Gugasian, with respect to property located at 900 and 1000 West Coast Highway and legally described as Parcel 1 of Parcel Map recorded in book 83, page 13 and Parcel 1 of Parcel Map recorded in book 71 page 18, requesting approval of a conditional use permit. 2. The applicant proposes a conditional use permit to expand an existing nonconforming vehicle sales dealership into a vacant tenant space located in the same shopping center. The proposed facility will include an interior showroom, sales offices and outside display area (3-4 vehicles). Vehicle maintenance and repairs is conducted off- site and is not proposed at this location. 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on December 4, 2014, in the City Hall Council Chambers, 100 Civic Center Drive, 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. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project includes exterior and interior improvements to convert a retail sales use to vehicle sales showroom and involves no expansion in floor area. 11 Planning Commission Resolution No. Page 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.F (Use Permit, Required Findings) 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: 1 . The General Plan land use designation for this site is CG (General Commercial). The CG designation can be found throughout the City and is intended to provide a wide variety of commercial land uses that serve citywide or regional needs. Based on its size and design, with the majority of the inventory located within the interior showroom and no on- site maintenance or repair facilitates, this particular use is similar to a retail land use and is consistent with this designation. 2. The proposed project application will not result in an increase in floor area and the project is consistent with the Land Use Element development limitations. 3. Several specialty vehicle sales facilities, including the existing Ferrari dealership, Maserati, Phillips Auto and McLaren, and boat and yacht sales facilities are located along the inland side of the Mariner's Mile corridor and are compatible with other allowed uses in the area. The proposed expanded vehicles sales dealership will operate in a similar manner to the existing businesses. 4. 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 the Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The site is located in the CG (Commercial General) district. Although Vehicle Sales is not listed as a permitted or a conditionally permitted use within this district, the legal nonconforming use can be expanded, subject to a conditional use permit pursuant to Zoning Code Section 20.38.050 (Nonconforming Uses). 2. The design and operation of the proposed vehicle sales dealership expansion is similar to a retail store. Traditional vehicle dealerships are typically comprised of a 12 Planning Commission Resolution No. Page 3 of 8 showroom and large outdoor areas for the display and storage of vehicles and service areas for maintenance and repairs. 3. The proposed vehicles sales expansion complies with all applicable parking and development standards, including landscaping, building height, floor area ratio and setbacks. 4. The proposed use and project design is consistent with the Mariner's Mile Strategic Vision and Design Framework because it provides a highway-oriented general commercial use on the Coast Highway frontage that is compatible with the surrounding general commercial retail and service businesses. Additionally, it is consistent with the architectural and landscaping polices and goal of the Vision and Design Framework. 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: 1. The proposed project includes conditions of approval to prohibit the more intense operations associated with vehicle sales, such as maintenance and repair and installation of related equipment and parts. This will help ensure that the use remains compatible with the other retail and service uses in the shopping center. 2. The proposed Vehicle Sales use will maintain similar hours and characteristics of the retail and service uses in the shopping center and others along Mariner's Mile. 3. The expanded dealership will improve and revitalize the existing vacant building and the surrounding area. 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: 1. The dealership is located within existing commercial buildings. The design, size, location, and operating characteristics of the use are compatible with the surrounding retail and service land uses. 2. Adequate public and emergency vehicle access, public services, and utilities are provided to the subject property. Any additional utility upgrades or safety requirements specific to the display of motor vehicles will be required at plan check. 13 Planning Commission Resolution No. Page 4 of 8 3. The proposed project is conditioned to prohibit the more intense operations associated with vehicle sales and is therefore suitable to occupy a commercial retail tenant space. 4. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. The project will comply with all ordinances of the City and all conditions of approval. 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: 1. The proposed use would be limited to sales of vehicles only, with the inventory, storage, maintenance, and repair of vehicles conducted at an off-site service facility. 2. The delivery of vehicles would not be allowed on West Coast Highway and would take place in the adjacent parking lot. Due to the relatively small size of the dealership and lack of on-site storage, lot delivery of vehicles is expected to be less frequent than a traditional dealership. 3. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2014-042, 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 (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. 3. This resolution supersedes Use Permit No. UP2003-026, which upon vesting of rights authorized by Conditional Use Permit No. UP2014-042 (PA2014-147), shall become null and void. -4 Planning Commission Resolution No. Page 5 of 8 PASSED, APPROVED AND ADOPTED THIS 4TH DAY OF DECEMBER, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 15 Planning Commission Resolution No. Page 6 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 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. Conditional Use Permit No. UP2014-042 shall expire unless exercised within twenty-four (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. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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. 5. 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 is materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. 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. 7. 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. 8. 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 Division. 9. A copy of this approval letter shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 10. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Conditional Use Permit and shall highlight the 10 Planning Commission Resolution No. Page 7 of 8 approved elements such that they are readily discernible from other elements of the plans. 11. All proposed signs shall be in conformance with applicable provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 12. All lighting shall conform with the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. The applicant shall submit a photometric survey as part of the plan check to verify illumination complies with the Zoning Code standards. 13. No outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 14. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities 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. The hours of operation for the dealership shall be between 8:00 a.m. and 10:00 p.m., daily. 16. Prior to the final of building permits, the rooftop mechanical equipment shall be painted to match the color and texture of the roof, subject to the review and approval of the Planning Division. 17. Prior to issuance of the Certificate of Occupancy, the trash enclosure shall be upgraded to include a solid roof with self-closing and self-latching gates. The final design shall be subject to the review and approval of the Planning Division. 18. Vehicle maintenance, service and repair is prohibited. 19. Outdoor vehicle display/storage is only allowed in the designated display areas directly in front of the showroom floors facing West Coast Highway. The use of parking spaces for the display and/or storage of vehicle inventory in the shared parking lot is prohibited. 20. Delivery and off- or on-loading of vehicles on Coast Highway is prohibited. 21. Any change to the on-site parking, vehicular circulation and pedestrian circulation systems, or widening of West Coast Highway in this vicinity, shall be subject to review by the City Traffic Engineer and the Community Development Director, and may require an amendment to this CUP or a new CUP. 17 Planning Commission Resolution No. Page 8 of 8 22. A Special Events 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. 23. 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 of the Newport Beach Ferrari Expansion CUP including, but not limited to, Conditional Use Permit No. UP2014-042. 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. Building Division 24. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 12 Attachment No. PC 2 Draft Resolution for Denial 19 V� QP �P �o RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2014-042 FOR THE EXPANSION OF AN EXISTING NONCONFORMING VEHICLE SALES FACILITY LOCATED AT 900 AND 1000 WEST COAST HIGHWAY (PA2014- 147) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Levon and Zaouhi Gugasian, with respect to property located at 900 and 1000 West Coast Highway and legally described as Parcel 1 of Parcel Map recorded in book 83, page 13 and Parcel 1 of Parcel Map recorded in book 71 page 18, requesting approval of a conditional use permit. 2. The applicant proposes a conditional use permit to expand an existing nonconforming vehicle sales dealership into a vacant tenant space located in the same shopping center. The proposed facility will include an interior showroom, sales offices and outside display area (3-4 vehicles). Vehicle maintenance and repairs is conducted off- site location and is not proposed at this location. 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on December 4, 2014, in the City Hall Council Chambers, 100 Civic Center Drive, 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 . Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020.F (Findings and Decision) of the Zoning Code, nonconforming uses may be expanded or intensified subject to the approval of a conditional use permit. The Planning Commission may approve a conditional use permit only after 21 Planning Commission Resolution No. Page 2 of 2 making each of the five (5) required findings set forth in Section 20.52.020.F. In this case, the Planning Commission was unable to make the required findings based upon the following: SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2014-042. 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. PASSED, APPROVED AND ADOPTED THIS 4T" DAY OF DECEMBER, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chairman BY: Jay Myers, Secretary 22 Attachment No. PC 3 Correspondence from Applicant 23 V� QP �P PA2014-147 ACCOMPANYING WRITTEN STATEMENT FOR CONDITIONAL USE PERMIT APPLICATION FOR 900 W. COAST HIGHWAY, NEWPORT BEACH This isan application to convert the building currently on the premises which formerly housed West Marine Products, into a New Automobile Sales facility for Ferrari automobiles, which is currently located on the adjacent property at 1000 W. Coast Highway. It is the intent of the applicant's lessee to convert the existing facility at 1000 W. Coast.Highway into a ancillary Ferrari dealership and house it's new car sales in the current building at 900 W. Coast Highway. The footprint of the building on the subject property and the parking configuration will not change, although there will be extensive remodeling, including opening up the west side of the building with windows.and doors to allow vehicles to enter the showroom from the parking lot; new windows'on the Coast Highway side of the building; extensive updating and remodeling of the exterior to.a more contemporary design. The request will include a display area for two to three vehicles across the front of the building in the same manner as displayed at 1000 W. Coast Highway, as well as updated landscaping. The interior of the building will be primarily for the display of Ferrari automobiles with a small number of offices in the rear and a customer waiting area. There will be no service bays or on-site service of vehicles. It is submitted that all of the findings can be made as the only difference in the use is that the use involves the sales of automobiles. In that regard, the applicant believes that because of the high end vehicles being sold at this facility, it will generate.far fewer trips than the previous tenant,West Marine Products. On site,there will be a maximum of three. employees at any given time which is probably one fourth or one fifth of the number of the previous tenant. This particular Ferrari dealership is considered the"Flagship"of the entire United States and both the Applicant and their tenant, FM Orange County, LLC, have an operational history on this site which includes excellence in every category.The tenant intends to make a substantial investment to this property to make it the premier Ferrari dealership in the United States and beyond.The salestax generated bythis operation will be of tremendous benefit to the City of Newport Beach, far in excess of the previous occupant of the building with what it believed to be a much lesser negative impact on the City from traffic generation, noise, pollution and other factors. The applicant respectfully requests a positive reception of this apFrt i . This statement was signed this 91" day of September at Neach, California. ugasian, O ner�� �1 FERRARI tlt NEWPORT REACH October 31, 2014 The Honorable Larry Tucker, Chairman and Members of the Newport Beach Planning Commission City of Newport Beach 100 Civic Center Drive P.O. Box 1768 Newport Beach, California 92658 �00-3-024p Re: Use Permit No. -2688-899 - Amendment No L (PA2014-147) 900 and 1000 West Const Highway Dear Chairman "fucker and Members of the Planning Commission: This letter is in response to several estions raised by your Staff concerning the proposed Amendment to Use Permit No.-0(j$-099- Amendment No L (PA2014-147). We are the operators of the Ferrari dealership at 1000 West Coast Highway and the proposed operator of the Premises under consideration at 900 West Coast Highway. The operational characteristics ol'both buildings will essentially be the same but for clarification. I will discuss each individually, as follows: 900 West Coast Highway 'file existing new car sales located at 1000 West Coast Highway will move into the building at 900 West Coast Highway. This location will sell new and pre-owned Ferrari vehicles only. The maximum employees on this site, at any given time, will be five (5), but will probably average around three (3). most ol'the time. The hours of operation will be basically from 9:00 a.m. to 9:00 p.m., daily. There will be no employees or vehicles traversing to the premises at 1000 W. Coast Highway as it will be engaged in the sales of pre-owned Maserati vehicles rather than new vehicles. In addition. there will be no service of vehicles on site, nor sales of parts as we have a separate location for this in Costa Mesa. "Thus the only activity on site will be the display and sale of new and pre-owned Ferrari vehicles. 1000 West Coast Highway This location will sell pre-owned Maserati vehicles only. The maximum employees on this site, at any given time, will be four(4), but will probably average around two(2). most of the time. The hours ol'operation will be from 9:00 a.m. to 9:00 p.m., daily. ]'here will be no employees or vehicles Traversing to the premises at 900 W. Coast Highway from 1000 West Coast Highway Newport Beach, CA 92663 Telephone (949) 646-6900 Fax (949) 646-7037 www.fmsocal.com 7'he Honorable Larry Tucker, Chairman and Members of the Newport Beach Planning Commission October 31, 2014 Page 2 1000 W. Coast highway, and vice versa, as 900 W. Coast Highway will be engaged in the sales of new and pre-owned Ferrari vehicles only, while the other location is engaged in sales of previously owned Maserati vehicles.In addition.,there will be no service of vehicles on either site, nor sales of parts as we have a separate location for this in Costa Mesa. Thus the only activity at 900 W. Coast Highway will be the display and sales of new and pre-owned Ferrari vehicles; the only activity at 1000 W. Coast Highway will be the display and sales of pre-owned Maserati vehicles. I hopes that this clarifies any questions you may have concerning our operation. We look forward to continuing our long relationship on this property in Newport Beach. Sintfiarn ely, WI, Story President KAZANCHYANDESIGN Gregg Ramirez, Senior Planner City of Newport Beach, Planning Division,Community Development 100 Civic Center Drive Newport Beach, CA 92660 003 6Z(' RE: Use Permit fP2eO"69—Amendment#1 (PA2014-147) This letter is in response to questions to clarify issues raised with regarded to the above mentioned Planning Case as related to the architecture of the proposed structure. I am the architect for the project. The first part of the letter will discuss the conformance of the proposed project with the Mariners Mile Design Guideline. The second part will address specific questions about Roof Equipment, Site Lighting and Trash Enclosure. Conformance with the Mariners Mile Design Guideline The Mariners Mile Design Guideline (MMDG)gives recommendations on three elements that could relate to the proposed project: Landscape,Signage and Architecture. Some of the more general discussion on Planning,Urban Design and Parking are beyond the scope of this proposed project as the proposed project is only a renovation of an existing structure,with no added area. • Landscape The proposed landscape on-site is designed to be consistent with MMDG. The stated central ideal of MMDG is "to create continuity through common landscaping improvements through Mariners Mile". The proposed improvements do this by providing the landscaping at the edge of West Coast Highway in the species of palms and hedges as outlined in MMDG. • Signage Signage proposed for this project consists of wall sign on the Street and Parking elevations of the building. The proposed Signage is consistent with MMDG. The proposed signs meet all the criteria set under section 4.20. • Architecture The Mariners Mile design Guideline does not impose a single style of architecture. It recognizes the large variety of different architecture styles within the Mariner's Mile area and establishes some key design principles to "promote thoughtful and tasteful designs". The proposed design is an understated, clean, contemporary renovation of the existing structure. The design is consistent with the existing buildings at 1000 and 1100 West Coast Highway making the proposed building"fit in"with the surroundings. The predominant exterior colors of the building will be a neutral gray with a white accent color. Other aspects of Lighting, Equipment Screening and Fences are consistent with the recommendations of MMDG. 635 W. Colorado St. Suite 201,Glendale, CA 91204 T: 818-638-1227 f: 818-638-1237 t: 818-395-2686 armen.arch@gmail.com �g KAZANCHYANDESIGN Roof Equipment There are several AC units currently located on the roof. These units are located at the rear portion of the structure as shown in the attached photographs and the roof plan included In the drawing set. The roof has approximately 3' high parapet walls. The parapet walls along with the location of the equipment on the roof make the roof equipment completely not visible from the street. The visibility from the neighbors above on the bluff is also very limited. The equipment is tucked under the bluff in the lease visible portion of the roof. We anticipate no new equipment to be added to the roof. Any new equipment will be replacing existing units. As a precaution we propose painting all the existing equipment and any replaced units a color to match the existing roof. This will minimize the contrast with the roof and reduce the visibility of the equipment. Exterior Lighting There will be very minimal changes to the exterior lighting. The existing exterior light fixtures will be removed;these consist of three wall pack fixtures facing the parking lot,two wall sconces on the parking elevation and two wall sconces on the street elevation. Replacing these will be recessed fixtures in the exterior soffits over the proposed glass openings;there will be maximum of two recessed fixtures per bay of openings as shown in the proposed floor plan. As in the two neighboring vehicle showroom operated by the same tenant,we will not be installing any specific lighting for the exterior display area. Trash Enclosure We are planning on using the existing trash enclosure located on site. The trash enclosure is located between building#2 and#3 as shown on the Site Plan. The existing trash enclosure is not covered. Sincerely, i Armen Kazanchyan,Architect. 635 W. Colorado St. Suite 201, Glendale, CA 91204 T:818-638-1.227 f: 818-638-1237 t: 818-395-2686 armen.arch@gmail.com �9 V� QP �P 30 Attachment No. PC 4 Architectural Rendering 31 V� QP �P �If ei r !� ti d J '11, ;: V� QP �P 31{ Attachment No. PC 5 Project plans 35 V� QP �P 3C 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1 13 1 14 1 15 1 16 17 1 18 1 19 1 20 r� r PROJECT TEAM: NORTH FERRARI OF NEWPORT BEACH , 5�n ARS Q AMENDMENT N0 . 1 ( PA201 4 - 1 47 ) ��� ARMENy,T0 KAZANCHYAN p C-34021 SCOPE OF WORK: � v'9 REN.7-31-20_ 5 O 5 10 15 20 1.TO AMENDMENT NA 1(PAA22014 -147) TO INCLUDE BUILDING 4 (12,005 S.F.) z OPERATE �FaFCA��FOQ P �•�. ^ — (E) TRASH E) RETAINING GRAPHIC SCALE 1/32"=1'-0" a- r (E) RETAINING WALL ENCLOSURE WALL _ _ '" — — — LEGAL DESCRIPTION: KAZANCHYAN DESIGN — . ?3,.� — -- N ARCHITECT: l — + . 900 W. COAST HIGHWAY, NEWPORT BEACH: APN: 049-280-79 ARMEN KAZANCHYAN 635 W. COLORADO ST, SUITE 201 0 ' II , 980 W.C.H. I �' i THAT PORTION OF TRACT NO.1210 SHOWN AS PARCEL 1 ON A MAP GLENDALE, CA 91204 (E)2-STORY I RECORDED IN BOOK 83, PAGES 12 AND 13 OF PARCEL MPAS, RECORDS T: 818-395-2686 RETAIL BUILDING I I (E) 1-STORY OF ORANGE COUNTY, CALIFORNIA. ! II 6,315 S.F. i RETAIL BUILDING armen.arch@gmail.com 1 i 1000 W.C.H. o i I I �w SHEET INDEX: l I ' (E) 1-STORY I - - - - - = - - - - - , - - - - - - - 900 W.C.H. SHEET VEHICLE SALES SHEET TITLE ISSUE 1 1 E RETAIL SPACE CHANGED NO. LANDSCAPE ARCHITECT: FACILITY .- 13 70 31 }g ( ) N ' I 6 W/MEZZANINE to ,T 1 TO PROPOSED VEHICLE I LARRY G. TISON Y ) AR G I SALES ARCHITECTURE A B C D 11,346 S.F. m T 1 12,005 S.F. g 314 E. BROADWAY PER UP20D3-026 `� w ,�I A-100 SITE PLAN X GLENDALE, CA 91205 IA-101 900 WCH - FLOOR PLAN X 818.241.9169 //A R sz Q `` 511 I A-102 900 WCH — ROOF PLAN X M I 1z p� �r '7 I A-111 1000 WCH — 1ST FLOOR PLAN X ;:•;:-: :•>. A-112 1000 WC — 2ND FLOOR X �Z qT H R PLAN :.;-.. ;;;.: L E AR NG I ' A-201 900 WCH — ELEVATIONS .. .. 450 ___ X :.. ..'_ ::•::::•- :•::•:. r:'::.................... . IAN :74PIY;:; :;;=::•: ;i >: >: : : ::: ::::: :: ::> : :::: A-211 1000 WCH ELEVATIONS X :.. ':••. ...sy.;.:.w:•••••••• ...wrrw�•. L=249.98 :J •:. A4JE' (E) PUI3U7 SIDEWALKC3 ------- LANDSCAPE A B C D g L -� — J (E) PYLON SIGN L-1 LANDSCAPE PLAN X ' 26'-0" 26'-8" 2 L-2 IRRIGATION PLAN X ( ) ORNE EN Ry ! 1 (E) POLE SIGN ( ) 26'-RTVENTRY L-3 DETAILS X WEST COAST HIGHWAY— r _ — — _ — — BUILDING INFO: K 1000 11,346 S.F. NO CHANGE W.C.H. OVERALL SITE PLAN 1/ SCA'E�OU 980 W.C.H. 6,315 S.F. NO CHANGE 950 & 930 41194 S.F. NO CHANGE W.C.H. J (E) TRASH ENCLOSURE — — — — — —239.44' . — — . — • — • — — — N 88 04' 39" E (E) PROPERTY LINE NORTH 900 W.C.H. 12,005 S.F. NO CHANGE RE _ — . — . — ' — . — • — ' — ' — ' m TOTAL: 33,860 S.F. NO CHANGE — m N — W U) LOT N N LOT AREA: 70,775 S.F. NO CHANGE D �' FAR: 33,860 S.F / 70,755 S.F. = 48 9b NO CHANGE 8 5' D 5' 10' 15' 20' PARKING: 79 SPACES NO CHANGE H ' ZZ GRAPHIC SCALE 1/16"=1'-0" g EXISTING BUILDING SITE PLAN LEGEND: EXISTING BUILDING I a w G jI vPROPERTY PROPOSED VEHICLE (E) STRUCTURE EO GU SONNER: / w SALES FACILITY 900 WEST COAST HIGHWAY I NEWPORT BEACH, CA 92553 "*--(E) A.C. PAVEMENT—,,, 949.887.4559 F ( I o � PROJECT TITLE: E) PARKING 9 FERRARI OF LANDSCAPE EDGE OF79 900 W.C.H. NEWPORT BEACH ® 31 BUILDING REMOVABLE (E) RETAIL SPACE CHANGED I � e PROJECT ADDRESS: CURB STOPS TO PROPOSED VEHICLE ACCESSIBLE PATH OF TRAVEL 900 WEST COAST HIGHWAY SALES NEWPORT BEACH, CA 92663 ACCE 12,005 S.F. I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,_ �. S` ACCESS TO TRASH ENCLOSURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • J E SETBACK � NO. ISSUED FOR: DATE: rti EDGE OF 2 v ROOF ; EXISTING TREES A PLANNING VEHIC ACCE 51 Z D (E) PARKING VICINITY MAP: �(E) A.C. PAVEMENT (E) LANDSCAPING co (E) PARKING O Ne"rynll Harbor Palk W BUILDING E FIRE DEPT. '`"� " °°""b" f. µyes Hol '� � ENTRA C CONNECTION ss�c �r. s jVAN .z``a c� 0.q Si aria w's O I }z (E) PALM TREES q, _ ��, 4S s -w,by r,,.�"r�b � REV BY.• DATE: o rnTO REMAIN w V) W to :cr f : J013 _ • • • �•C os U WU V=W . J Hpy s o Bana, 1 DRAWN BY. A K .U U W ¢ w H w Q y W • ■r $ n T- ••••'•- • - ' - r r Q 77 CHECKED BY. A.K. . •. ._. r.= . . - — L2499r8 r ♦ • DATE: 9- 12-14 : : : : : : : : : : : : : : . . . . . (N) LANDSCAPING 6 78. 0 . . . . . . . . .EP • : : : :ASHEEP DESCRIPTION:T - °. . . . . . . . . . . . . — . . . . . . . . . . . — SEE LANDSCAPE P : . , ♦a M1 = SITE PLAN O (E) LANDSCAPING (N) CONCRETE •♦♦ ♦♦♦ B (E) PUBLIC SIDEWALK OUTDOOR rn o rr r• (E) POLE SIGN z n E CURB m (E) DRIVE ENTRY NORTH ��wP � SHEEP NUMBER: o PROJECT SITE A- 100 SCALE: ENLARGED SITE PLAN 1/16n_1,—D" 2 SHEETS OF 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1 13 1 14 1 15 1 16 17 1 18 1 19 1 20 PROJECT TEAM: LEGEND: o N D AR H Q NEW WALLS 5� C ARMEN r� �► WATERPROOF WALL WASHER ® TOP OF EXTERIOR SSOFFIT ZKAZANCHYAN O C-34021 � Ld N9 REN.7-M-20 OP Cpl-\FOS P NET F LOO R AREA: ROOM # ROOM NAME SQUARE FEET KAZANCHYANDESIGN 101 RECEPTION 334 S.F. ARCHITECT: 102 VEHICLE DISPLAY 4,228 S.F. ARMEN KAZANCHYAN 103 635 W. COLORADO ST, SUITE 201 0 104 CONFIGURATION ACLE ITION AREA 330 S.F.SPLAY 3,100 F GLENDALE, CA 91204 T: 818-395-2686 105 LOUNGE AREA 310 S.F. armen.arch@gmail.com 51'-3" 11'-11' 10'-0' 9'-11' 10'-0" 106 SALES OFFICE 136 S.F. gg 107 SALES OFFICE 136 S.F. I - 108 SALES OFFICE 142 S.F. N 109 SALES OFFICE 136 S.F. LANDSCAPE ARCHITECT: -1 - •I - ," h 1 ! � i i - ,�- LARRY G. TISON \ \ 110 SALES OFFICE 136 S.F. * I I I STORAGI _i MEN SS ROOM WOMEN S\RESTROOM LUNCH ROOM 314 E. BROADWAY 1r1ic ��11`5 114 111 SALES OFFICE 136 S.F. 1 ---- -- I I GLENDALE CA 91205 - —� I 112 SALES OFFICE 136 S.F. 818.241.9169 I a II 113 SALES OFFICE 136 S.F. %0 a_13_ L I I_ •••-- !� !---- in- - I L i • " 114 LUNCH ROOM 178 S.F - I 115 WOMENS RESTROOM 108 S.F M -- (N PARTm A (N) PARTITION -� (N) ,ARi1T10 --- (N �PARTRI N --- -- -- ---- - ---- ---- -- 116 MENS RESTROOM 109 S.F ---- T -- ---- -- ---- ---- ----- _— - - - - 117 STORAGE 130 S.F 9' DIEUVOI :I 0 D D p.' 118 STORAGE 47 S.F 119 VEHICLE DELIVERY 426 S.F NOTE: ALL T.I. WORK TO OCCUR WITHIN EXISTING ENVELOPE, NO ADDITION TO BUILDING GROSS 6-11 LES 0 I FLOOR AREA. CORRIDORS, WALLS AND ARCHITECTURAL FEATURES ARE NOT INCLUDED IN NEr b • AREA CALCULATIONS ABOVE. _____, O OFFICE I 5ALE5 OFFlC I I SALES OFFICE I 108 107 10 —I' (E) 11 I cor WA LIZ (N) 8'0" WIDE T 8 ROLL UP DOOR LFDISR ) COFFEE BAR W LSI DEMO EXTERIOR WALL & ROLL (� O K UP DOOR. ALJ I •j (E) C14 i _ LOUNGE AREA 105 L ELEC. ROOO w. Old CS 10'- ,� STORAGE STAGING C \!!''tt- g A I q'4rO Y. Awl • ' tJ 9 g OFFICE Ul u K I�il • - rd __ � L�1 R 0 BICC "^ i NICHE -lUl e� - .. I ( = —( =MN ��—I ..;..: gym. . u,.:»c _. - LUNCH ,y,,,, ROOr.I I C""R I AER ruts.uatvw - 6" -3" ) PARTI ION WA 94'-9' ARCHI CTURAL (N) PARTI IO WALL 65" TOUCH n -- :z , ,R.�� 8 VEHICLE r • `I I s-� --- H i RECEINNG mwn vc,a y mZ P A ,/ I ' ENTRANCEIR III I 8 8 - m acv Iv Rw S ro lA Iv 'u ,A 'Ivl - i i 8 8 8 alit ROOF ABOVE �J ® II Go i i�'A uunrram &� I A] uraS to - - ra--Ill —rm----ra--- ra--I .-ea _ I -ea- I err- I -rr- -rar:•- m ' v v® �, CONFlGURATION AREA ® _ - e- - - PROPERTY OWNER: uRa u F I G IIS _ LINE OF (E) i _ 104 ® ��. M .rR m..� 3_ _9 tl i 9 tl t R.�. ,,. T.. o- 0 i- C�C - ! LEO.GUGASIAN PNN FH KW�YI 6ELTUCrL r a L EXTERIOR WALL 900 WEST COAST HIGHWAY Iii a a t a a (N) A HrrEcr RAL FUR our g � � � I � -- � � I I I � IA NEWPORT BEACH, CA 92553 it o e z — — — — I 949.887.4559 VEHICLE i 1 DISP Y T— n - v A PROJECT TITLE: a �. , t i a 1 e Ed ry '+ io ENTRANCE I , , Ea`. L ,-„•-' I I _ _ F S-4” Ii ° 9� _ FERRARI OF —rm u,—. �] M '- - eRs ,cc�o R I a WE!, o ,o NEWPORT BEACH Ila - J 11 IAeI " I N PARH WAt 12 8 8 8 8 1 a( -A p -�`�«.T FI r, PROJECT ADDRESS: x g 900 WEST COAST HIGHWAY ro n w • 1111-0 NEWPORT BEACH, CA 92663 � ^ rrun • pp r 2T E (NST ALUMINUM ""' ;. :"� w� 17 ^I , 1 1 F-7; „ NO. ISSUED FOR: DATE JERI s g o Gi 8ew \ Az a ( 1 A PLANNING PEDESTRIAN lln may r ENTRANCE. = IA _ I I v E; E ?� 10 � 111 . III r • ' ax 25'-­18* H H ' ao D Oil III 4 8 001 1 P I II y—� � •�—.I,��II��.. OMWW W),qLy T . m� N' - . I • I • I -e u Or'ammnno+R _ 0'M W I Q ILL L - 7079,T§79Th JJ LL----- �� • - r - r-lar- T�I"I - l' -r f "'&!-ATATO'r 8 `" (N) COLUMNS (N) ALUMINUM LINE OF ( (N) COLUMNS V " REV BY. DATE. STOREFRONT EXTERIOR WALL �.W mn�.•,:.,.,ti, CTM� r ENTRANCE! E%i m¢ru �)rl.'T�,ILY,RVY'.11Nf EXIT PII146n DOArI NEWPORT BEACH #U1.11 JOB NO.: 2014-039 2'-8 16`-10" 2'-8 16'-10" 2'-8 16'-10" 2'-8 16'-10" 25'-8' , REV. 05/25/06 SCALE: NONE DRAWN BY. A.K. CHECKED BY. A.K. DATE: 9-12-14 FUTURE PLS ` 'APPROVAL LAYOUT' , SHEET DESCRIPTION: B ii � ' ' I FLOOR PLAN 0 WEST AST HIGHWAY FOR VIS/MERCK SIGN- OFF ONLY N NOT PART OF CONSTRUCTION SET SHEET NUMBER: FIXTURE PLAN (FINIAL) A- 1 O 1 A 900 WEST COAST HIGHWAY FLOOR PLAN 1�841`E_oo 2 EXISTING FIXTURE PLAN NQS SHEETS of se 1 1 2 1 3 1 4 1 5 1 6 17 8 1 9 1 10 1 11 1 12 1 13 1 14 1 15 1 16 17 1 18 1 19 1 20 r-> ROOF PLAN LEGEND: o PROJECT TEAM: 5ED ARC,y Q iT _ ARMEN F (E) BUILT UP ROOFING KAZANCHYAN ,.., ,...,>:....;: ::. . O C-34021 LTJ NjA REN.791 20_ Z rrOF CAL�FO P (N) BUILT UP ROOFING a- Fn KAZANCHYAN DESIGN o � ARCHITECT: CD DEMO (E) ROOF ® HIGHER ELEV. M a ARMEN KAZANCHYAN BUILD NEW ROOF 0 LOWER Z 635 W. COLORADO ST, SUITE 201 0 ELEVABUILDTION TO MATCH ADJACENT GLENDALE, CA 91204 T: 818-395-2686 (E) DUCT (E) HVAC EQUIPMENT TO BE (E) HVAC EQUIPMENT TO BE PAINTED SAME COLOR AS ROOF PAINTED SAME COLOR AS ROOF armen.arch@gmail.com LANDSCAPE ARCHITECT: N (N) PARAPET W (E) ROOF ACCESS LARRY G. TISON 314 E. BROADWAY CA 91205 CL 818.241.9169 (E) PARAPET WAIL W M L I I � I K I I � I I r J m € 5 I � COLUMN BELOW EDGE OF STOREFRONT BELOW H —1I � I 0 G : PROPERTY OWNER: LEO GUGASIAN 'I EDGE OF STOREFRONT BELOW 900 WEST COAST HIGHWAY ' .:tGILUMN BELOW COLUMN BELOW COLUMN BELOW : NEWPORT BEACH, CA 92553 �;:. ' :; `:, .r: 949.887.4559 PROJECT TITLE: i`- ' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - � F � FERRARI OF NEWPORT BEACH 2 s PROJECT ADDRESS: 900 WEST COAST HIGHWAY p NEWPORT BEACH, CA 92663 E NO. ISSUED FOR: DATE: 900 WEST COAST HIGHWAY ROOF PLAN SCALE: 1/8"-1 -0" A PLANNING D (E) ROOF EQUIP. -- REV BY.• DATE: JOB NO.: 2014-039 -- ___ ----- DRAWN BY.• A.K. -- ___ - - --- CHECKED BY.• A.K. ---____ DATE: 9-12-14 - SHEET DESCRIPTION: ------ a 900 WEST COAST HIGHWAY B ROOF PLAN W.C.H. SHEET NUMBER: A A- 102 SCALE: A.C. UNIT LINE OF SIGHT DIAGRAM N.T.S. (21 SHEETS OF 39 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1 13 1 14 1 15 1 16 17 1 18 1 19 1 20 r-> T PROJECT TEAM: O N Q L6 Z O 82'-3" p w 30'—l" 18'-4" 33'-10" z P D- KAZANCHYANDESIGN ARCHITECT: ARMEN KAZANCHYAN 635 W. COLORADO ST, SUITE 201 0 GLENDALE, CA 91204 T: 818-395-2686 armen.arch@gmail.com 0 0 _ _ LANDSCAPE ARCHITECT: N N S RSR Ofi�EN S UiT i i i $o LARRY G. TISON OFFICE OFFICE OFFICE 1 4 BD 1 �� `I1i0', `III ; 3; �n 314 E. BROADWAY N 106 107 108 818.24GLEND 9189CA 91205 N OFFICE OFFICE 9'-11" 9'-11 " 9'-1 " 1FO-91 110 9'-9" 9'-7" M R ❑ ^ I � M L SHOWROOM FLOOR M 102 K 0 ------- 5 0 0 C:) 0 H g ElM SHOWROOM FLOOR 101 L G PROPERTY OWNER: m LEO GUGASIAN 0 900 WEST COAST HIGHWAY ❑ NEWPORT BEACH, CA 92553 949.887.4559 �+ PROJECT TITLE: F FERRARI OF NEWPORT BEACH E' PROJECT ADDRESS: 900 WEST COAST HIGHWAY 04 N NEWPORT BEACH, CA 92663 E NO. ISSUED FOR: DATE: 4 A PLANNING D NORTH 0 1 01 REV BY. DATE: C JOB NO.: 2014-039 DRAWN BY.• A.K. 5' 0 5' 10' 15' 20' CHECKED BY.• A.K. 4'-7" 55'-5" 22'-3" DATE. 9-12-14 GRAPHIC SCALE 1/8"=1'-0" SHEET DESCRIPTION: 82'-3" a 1000 WEST COAST HIGHWAY B FIRST FLOOR PLAN SHEET NUMBER: A A- 111 SCALE: 1000 WEST COAST HIGHWAY FIRST FLOOR PLAN 1/8-=i 1-0. SHEETS OF 40 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1 13 1 14 1 15 1 16 17 1 18 1 19 1 20 r-> T PROJECT TEAM: O N Q L6 Z O 82'-3" p w 30'-l" 18'-4" 33'-10" z P D_ KAZANCHYAN DESIGN ARCHITECT: ARMEN KAZANCHYAN 635 W. COLORADO ST, SUITE 201 0 GLENDALE, CA 91204 T: 818-395-2686 armen.arch@gmail.com 0 0 LANDSCAPE ARCHITECT: N N'S EN'S o LARRY G. TISON / 1 314 E. BROADWAY OFFICE STO LUNCH � 9 BD � iA GLENDALE, CA 91205. = 211 212 ®0 _ A 818.241.9169 XEC. B HOFFICE ' " �- 10 / M 12'-0" 15'-0" '-4" a CONFERENCE CONFIG. AREA °i EXEC. OFFICE M OFFICE N ©0 ©0 201 N M 01 20 o a} 18'-10" 161-4" N . r 12'-0" 8 OFFICE K N 206 12'-0" 0 J 01 � 8 H OPEN TO SHOWROOM BELOW 101 ss G PROPERTY OWNER: LEO GUGASIAN 900 WEST COAST HIGHWAY NEWPORT BEACH, CA 92553 949.887.4559 �+ PROJECT TITLE: F FERRARI OF NEWPORT BEACH E' PROJECT ADDRESS: 900 WEST COAST HIGHWAY NEWPORT BEACH, CA 92663 E NO. ISSUED FOR: DATE: 4 A PLANNING D NORTH 0 1 01 � REV BY.• DATE: C JOB NO.: 2014-039 DRAWN BY.• A.K. 5' 0 5' 10' 15' 20' CHECKED BY.• A.K. DATE. 9-12-14 GRAPHIC SCALE 1/8"=1'-0" SHEET DESCRIPTION: is 100 WEST COAST HIGHWAY B SECOND FLOOR PLAN SHEET NUMBER: A A- 112 SCALE: 1000 WEST COAST HIGHWAY SECOND FLOOR PLAN 1/8-=i 1-0. SHEETS OF 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 r� PROJECT TEAM: O Q `n D ARC h'i r ARMEN r� ZKAZANCH YAIN a O 1 C-34021 Ld (p; REN.7-31-20 OP CAS-\FOQ P KAZANCHYAN DESIGN ARCHITECT: F02 S01 G01 F01 S03 is ARMEN KAZANCHYAN 635 W. COLORADO ST, SUITE 201 C b ; PA A2E�0 EL. +24.50' GLENDALE, CA 91204 T: 818-395-2686 13co a armen.arch@gmall.00m a � O �- of TERIORFOPENISH G 0 EL. +15.00' $$ N co LANDSCAPE ARCHITECT: LARRY G. TISON o a314 E. BROADWAY o GLENDALE, CA 91205 to 818.241.9189 M FILOOR IN1SH0 EL. +0.00' 16'-10" OPENING 16'-10" OPENING 16'-10" OPENING LINE OF WALL BEYOND (E) DOORS L 8 K WEST ELEVATION (PARKING) SCALE. 'I 1/6" J ra H LOCATION OF (E) S01G01 SO2 T S03 PROPERTY OWNER: G STRUCTURE, TO BE ! LEO GUGASIAN REDUCED IN HEIGHT EL. +24.50' 900 WEST COAST HIGHWAY NEWPORT BEACH, CA 92553 co g t788801 ' tD 949.887.4559 o� PROJECT TITLE: Y F � , Fl1Y' 0 EL. +15.00' FERRARI OF XTERIOR OPENING NEWPORT BEACH .1r , m N PROJECT ADDRESS: 900 WEST COAST HIGHWAY `r° L NEWPORT BEACH, CA 92663 I / E s, NO. ISSUED FOR: DATE: /A IL INLSH$ EL. +0.00' g A PLANNING 930 W.C.H. (N) S.0"X90 16'-10" OPENING 16'-10" OPENING 16'-10" OPENING 16'-10" OPENING ROLL UP DOOR D 8 � REV BY- DA TE: C JOB NO.: 2014-039 DRAWN BY. A.K. SCALE: SOUTH ELEVATION (STREET) CHECKED BY: A.K.1�8._1._a. 2 � is DATE: 9-12-14 SIGN SCHEDULE: EXTERIOR FINISH SCHEDULE: SHEET DESCRIPTION: 900 WEST COAST HIGHWAY B TAG AREA: DESCRIPTION TAG HATCH MATERIAL COLOR MANF./SUPPLIER BUILDING ELEVATIONS ALUMINUM DARK GRAY S01 68 S.F. 3'-8" H. X 19'-5" W. X 2' D. CHANNEL LETTERS F01 COMPOSITE METALLIC MB 10 ALPOLIC SHEET NUMBER: PANEL SMOOTH LA HABRA OR SO2 34 S.F. 2'-9" H. X 12'-9" W. X 2" D. CHANNEL LETTERS F02 EXTERIOR WHITE EQUAL A�201 PLASTER A S03 10 S.F. 4'-0" H. X 4'—O' W. X 2" D. LIGHT BOX G01 DUAL PANE CLEAR INSULATED GLASS SHEETS OF 42 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1 13 1 14 1 15 1 16 1 17 1 18 1 19 1 20 r-> T PROJECT TEAM: O Q SED ARcy� ARMEN T� z 1 KAZANCHYAIN p C-34021 Ld Nj, REM.7-31-20_ Z 9 Q� FOF CAL�FO P D_ KAZANCHYAN DESIGN ARCHITECT: ARMEN KAZANCHYAN 635 W. COLORADO ST, SUITE 201 0 (E) SIGNGLENDALE, CA 91204 (E) ALUMINUM (E) SIGN (E) SIGN COMPOSITE PANEL F- T: 818-395-2686 armen.arch@gmail.com BillowB o LANDSCAPE ARCHITECT: 314 E. BROADWAY ql, 7 f GLENDALE, CA 91205 818.241.9169 M IN ENT N E M (E) STOREFRONT (E) STOREFRONT (E) STOREFRONT L 8 K J 5 1000 WEST COAST HIGHWAY SOUTH ELEVATION SCALE: H ss C PROPERTY OWNER: LEO GUGASIAN 900 WEST COAST HIGHWAY NEWPORT BEACH, CA 92553 949.887.4559 �+ PROJECT TITLE: F 12 FERRARI OF (E) SIGN (E) SIGN (E) 12ALUMINUM (E) STOREFRONT COMPOSITE PANEL NEWPORT BEACH s PROJECT ADDRESS: o 900 WEST COAST HIGHWAY p p a p NEWPORT BEACH, CA 92663 >I� E ' € NO. ISSUED FOR: DATE; bl �� / y A PLANNING N Lo IN EgfTRA E 0 74 4N� 0 (E) STOREFRONT (E) STOREFRONT (E) STOREFRONT REV BY.• DATE: C JOB NO.: 2014-039 DRAWN BY.• A.K. CHECKED BY.• A.K. DATE. 9-12-14 SHEET DESCRIPTION: 1000 WEST COAST HIGHWAY B BUILDING ELEVATIONS SHEET NUMBER: A A-211 1000 WEST COAST HIGHWAY EAST ELEVATION SCALE;1�SCALE:oA 2 SHEETS OF 4s Planning Commission - December 04, 2014 Item No. 2a: Additional Materials Presented At Meeting Ferrari of Newport Beach Expansion (PA2014-147) Newport Ferrari Conditional Use Permit Planning Commission Public Hearing, Agenda Item #2 December 4, 2014 Planning Commission - December 04, 2014 Item • Additional Materials Pres ting Ferrari of Newport •. • Introduction : Conditional Use Permit Expand the existing automobile dealership located at l000 West Coast Highway into a vacant building in the same shopping center located at goo West Coast Highway (former West Marine location) Vehicles Sales not permitted or conditionally permitted in Commercial General (CG) Zoning District Expansion of non-conforming use allowed with CUP approval 07/13/2012 Community Development Department- Planning Division 2 Planning Commission - December 04, 2014 Item No. 2a: Additional Materials Pres e eeting Vicinity/Site Map Ferrari of Newport Beach Expansion ( ) ii LJ 77. 900 1. 1 l i i•+ Bel - am _ --GINNIM0® ANN i • — — -- — — - .o■ 13 � 1 Planning Commission - December 04, 2014 Item No. Additional Materials Pres ting Background Ferrari Dealership Approved in June 2003 Vehicle sales and display only No maintenance or repairs 07/13/2012 Community Development Department- Planning Division 4 Planning Commission - December 04, 2014 Item No. Additional Materials Pres ting Ferrari of ••rt Beach Expansion CUP Request . Expand dealership into goo West Coast Highway building Vehicles Sales and Display only Exterior display area for four vehicles fronting West Coast Highway Exterior Fagade Improvements West Coast Highway frontage landscaping 07/13/2012 Community Development Department- Planning Division Planning Commission - December 04, 2014 Item No. 2a: Additional Materials Pres e eeting Ferrari of Newport Beach Expansion ( ) Rendering errari � _..� _. �� •; "i ��r•; `stir s , s-- Planning Commission - December 04, 2014 Item No. Additional Materials Pres ting Ferrari •I N,,,,rt •. • Use Permit 3628 Recommended additional Condition : Use Permit No . 3628 and all conditions of approval remain valid and applicable to future tenants and uses . 07/13/2012 Community Development Department- Planning Division 7 Planning Commission - December 04, 2014 Item No. Additional Materials Pres ting RecommendationFerrari of Newport Beach Expansion Approve Conditional Use Permit No . 2014 -042 subject to conditions of approval Include added condition regarding UP3628 07/13/2012 Community Development Department- Planning Division 8 Planning Commission - December 04, 2014 Item No. 2a: Additional Materials Presented At Meeting Ferrari of Newport Beach Expansion (PA2014-147) VIA • t 1• *• 1 f 1 T r