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HomeMy WebLinkAbout1710 - APPROVE UP, MD AND LA_407, 409, 411, & 413 31ST STREETRESOLUTION NO. 1710 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING USE PERMIT NO. 2006 -001, MODIFICATION PERMIT NO. 2006 -052, AND LOT LINE ADJUSTMENT NO. 2006 -010 FOR THE CONSTRUCTION OF FOUR, MIXED -USE BUILDINGS LOCATED AT 407, 409, 411, & 413 31sT STREET (PA 2006 -031) WHEREAS, an application was filed by Thirty First Street LLC, with respect to properties located at 407, 409, 411, & 413 315' Street, and legally described as Lots 9, 10, 11, & 12 in Block 431 of the Lancaster's Addition to Newport Beach, requesting an approval of Use Permit No. 2006 -001 to establish a height limit in excess of the 26 -foot base limit pursuant to Section 20.65.055 of the Municipal Code for the construction of four, mixed -use buildings and a commercial Floor Area Ratio (FAR) less than the minimum 0.25 FAR required for mixed -use development projects. In addition, the application requested approval of Modification Permit No. 2006 -052 to allow residential parking spaces to encroach within the 10 -foot alley setback and commercial spaces to encroach within the 5 -foot front yard setback, and Lot Line Adjustment No. 2006 -010 to create four lots of equal size; and WHEREAS, a public hearing was held on January 4, 2007 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting; and WHEREAS, the construction of the proposed mixed -use buildings, pursuant to the conditions according to which it will be operated and maintained, is consistent with the Mixed Use Horizontal (MU -H4) land use designation of the 2006 General Plan Land Use Element which permits properties located within the interior parcels of the Cannery Village to be developed with multi - family residential uses, as well as mixed -use and commercial buildings. Within mixed -use structures, the ground floor shall be restricted to retail sales and restaurants and the rear and upper floors shall be used for residential. The total floor area of mixed -use projects is now permitted up to a 1.5 FAR (1.25 FAR previously). Each building within the proposed project is comprised of a total floor area of 3,104 square feet or 0.99 FAR, consistent with this designation; and WHEREAS, Land Use Policy LU 6.10.3 "Specific Plan Guidelines" of the 2006 General Plan, requires developments located within the Cannery Village area to utilize the design and development guidelines identified in Cannery Village Specific Plan. The design and architectural character of the project has been reviewed and determined to be consistent with the Cannery Village theme and development guidelines established for the area; and WHEREAS, the Coastal Land Use Plan (LUP) designates the site for General Commercial (CG -C) uses and permits a wide range of commercial activities with an emphasis in providing a specialty retail core. Residential uses are also permitted on the second floor above commercial uses, consistent with the Cannery Village Specific Plan limitations. Therefore, the proposed project is consistent with this Coastal Land Use designation; and Planning Commission Resolution No. Page 2 of 14 WHEREAS, the subject property is located within the Cannery Village /McFadden Square Specific Plan (SP -6) zoning district and is designated for Specialty Retail (SR) uses. The proposed mixed -use buildings are a permitted use within this zoning designation. With the exception of the increased building height, reduced commercial FAR, and parking space encroachments, all of the development regulations of the SR/SP -6 zoning regulations have been met; and WHEREAS, the overall architectural theme of the proposed project is reminiscent of the past use of the area and the differing architectural style of each building will complement the eclectic style of the Cannery Village and existing buildings on 31St Street; and WHEREAS, the proposed project, pursuant to the conditions under which it will be operated and maintained, 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 for the following reasons: 1. Mixed -use developments with commercial uses on the first floor and residential units above are permitted uses within the Mixed Use Horizontal (MU -H4) land use designation as well as the Specialty Retail land use designation of the Cannery Village Specific Plan Zoning District. 2. The proposed Use Permit request for increased height should not prove detrimental as the project provides a significant increase in public and visual open space and the overall ridge height does not exceed the 31 -foot ridge height limitation established for the area. 3. The Use Permit request for the decrease in commercial floor area below the 0.24 FAR will result in structures of sizes that are consistent with the purpose of the Cannery Village Specific Plan because similar 750 square -foot commercial units have proven to be large enough to accommodate a viable business; and 4. The parking space encroachments into the front and rear setbacks have been reviewed by the Traffic Engineering Department and has been determined to not cause any safety or hazards. A minimum of 24 -feet of back -up area to the building across the alley has been provided for the residential parking spaces that encroach into the rear 10 -foot alley setback, as well as adequate back -up area for the handicapped spaces in the front of the lots. WHEREAS, commercial floor area is limited to a maximum of 0.5 FAR and a minimum of 0.25 FAR. Residential floor area is limited to a maximum 0.75 FAR. The project consists of 0.75 FAR of residential, however, only provides 0.24 FAR of commercial. Section 20.63.040(E) (Floor Area Ratios and Building Bulk) of the Newport Beach Municipal Code requires findings and facts in support of such findings for approval of commercial floor area below the minimum required 0.25 FAR. Such findings and facts to support such findings are as follows: Planning Commission Resolution No. _ Paae 3 of 14 1. Finding: That the proposed commercial space constitutes a significant portion of the project. Facts in Support of Finding: The proposed commercial floor area of each unit is 750 square feet and results in a 0.24 FAR (only 0.01 FAR less than required). The minimum required 0.25 FAR would require a commercial floor area of 784.69 square feet (34.69 square feet more than proposed). Although this is a minimal increase in square footage that could easily be accommodated into the project design, the extra square footage would require one additional parking space to be provided per building. The applicant was unable to incorporate an additional parking space into the design due to the narrow lot widths, even accounting for the proposed lot line adjustment. Although the use of tandem commercial parking could accommodate the additional 34.69 square feet of commercial floor area, it is less desirable than the project as proposed. Therefore, it has been determined that the proposed 0.24 FAR constitutes a significant portion of the project as it comprises 32% of the total project area. 2. Finding: That the proposed commercial space is large enough to accommodate a viable business. Facts in Support of Finding: The proposed 750 square feet commercial units are only 34.69 square feet smaller than required with a 0.25 FAR. The reduction in square footage is nominal and should not have an impact on the viability of a business. Additionally, on the typical 2,790 square foot lot (30' x 93') found in the Cannery Village area, 697.5 square feet is the minimum commercial area required (2,790 x 0.25 = 697.5 sq. ft.). The applicant has noted that 750 square feet of commercial floor area is more than adequate to accommodate a workable business and that many of the existing businesses in the Cannery Village area operate out of spaces ranging in size from 500 to 750 square feet. The applicant states that they have 9 tenants in the Cannery Village area that currently operate thriving businesses out of commercial units less than 750 square feet in area. Additionally, the Cannery Lofts development provides several 745 square -foot commercial units, which have been proven to accommodate viable businesses. Therefore, the proposed 750 square -foot commercial units are large enough to accommodate viable businesses and the required reduction in FAR is reasonable. WHEREAS, the project is proposed to exceed the 26 -foot base height limit by having an average doormer roof height of 29 -feet 3- inches and an average roof height of 27 -feet 6- inches for the front barrel - vaulted roof, measured from an elevated finished floor elevation (6.27 feet above mean sea level or 9 feet above mean low water) to the midpoint of the roof. This elevated level is required by code so that the first level is above potential flooding levels. The peak height of the building is approximately 31 feet from the elevated finish floor elevation. The site is located in the 26/35 height limitation zone established by the specific plan that permits buildings and structures to exceed the 26 -foot height limit up to a maximum of 35 feet through the approval of a Use Permit. Section 20.43.050(H) of the Newport Beach Municipal Code requires findings and facts in support of such findings for approval of the increased height. Such findings and facts to support such findings are as follows: Planning Commission Resolution No. Paae 4 of 14 1. Finding: The development will provide for both public physical and visual access to the bay within the limits that public safety is ensured and private property protected. Facts in Support of Finding: The proposed project is located near the intersection of 3151 Street and Newport Boulevard and does not currently provide, nor impact, any physical or visual public access to the bay. 2. Finding: The increased building height would result in more public visual open space and views than is required by the basic height limit in any zone. Particular attention shall be given to the location of the structure on the lot, the percentage of ground cover, and the treatment of all setback and open areas. Facts in Support of Finding: a. The proposed buildings have been significantly setback from 31st Street, well exceeding the 5 -foot minimum front yard setback. Specifically, the first floor entry element is setback 13 -feet and the main structure is setback 18 -feet 6- inches. The second floor provides a setback of 16 -feet to the deck and 23 -feet to the main structure. The third floor also provides a 23 -foot setback to the main structure, with the exception of a small pop -out that is setback 20 -feet. Additionally, the third floor has been setback 27 -feet 6- inches from the rear property line, well exceeding the 10 -foot minimum alley setback. By setting the upper levels back from the first level, in conjunction with the significant setbacks from the street and alley, the project will provide for significant public visual open space on the project site than otherwise could have been provided if the project were built to minimum required setbacks. Additional visual open space and views will be provided through the 10 -foot wide breezeways between the lower levels of each building. b. By increasing the setbacks, the project results in a 61% lot coverage (Lot Coverage is defined as the percentage of a site covered by roofs, soffits, or overhangs and by decks more than 30 inches in height), well below the 84% total maximum lot coverage possible for the site if the project was built out to the minimum setback requirements. The additional setbacks provide increased open areas that would not be achieved without increased height. 3. Finding: The increased building height would result in a more desirable architectural treatment of the building and a stronger and more appealing visual character of the area within the general theme of a marine environment. Facts in Support of Finding: a. The project has concentrated the floor area of the buildings to the center of the lots to allow for increased open space within the front and rear. The increased building height allows for the increased setbacks, particularly with the upper levels of the building, and helps reduce the building mass gradually from bottom to top. Several of the materials incorporated into the design complement the marine environment, such as the metal industrial type roofs, cedar shingles, board and batten siding, Planning Commission Resolution No. Page 5 of 14 and the use of the radius roof lines. Each building has a unique design theme and use of materials which not only complement, but also contribute to the overall eclectic character of the Cannery Village. b. Without the increased building height, the third floor may not be possible, thus resulting in a two -story development with a much larger footprint. Additionally, minimal open space would be provided and the loft style building would not be achieved. 4. Finding: The increased building height would not result in undesirable or abrupt scale relationships being created between the structure and existing developments or public spaces. Particular attention shall be given to the total bulk of the structure including both horizontal and vertical dimensions. Facts in Support of Finding: a. There are a variety of building heights in the Cannery Village area. Surrounding buildings are generally one and two -story at or near the 26 -foot height limit. Some projects, including the Cannery Restaurant, the 28th Street Marina project, and the Cannery Lofts exceed the 26 -foot height limit. Some of these building are nonconforming, light industrial buildings, and others have received use permits to exceed the base height limit. b. The highest portions of the building mass have been concentrated away from the street and alley frontages, towards the interior of the properties, by providing a generous front yard setback and a compliant 26 -foot high flat roof section at the rear. Through this vertical design, the front and rear mass of the buildings are minimized and allows for more light and ventilation to the immediate neighbors. The curved roof lines visually help to minimize the bulk of the buildings by gradually lowering the roof height to the front and rear of the lots, thereby creating additional opportunities for visual open space. Additionally, with the exception of an existing mixed -use development to the east, the project site is separated from other uses by 3151 Street to the south and an alley to the west and north. This separation, in conjunction with the design of the buildings to limit the bulk and mass of the third floor to the center of the lots, eliminates any undesirable or abrupt scale relationships between the project and existing developments. c. The project only exceeds the 26 -foot average roof height limitation by 3 -feet 3- inches and complies with the 31 -foot maximum peak height limitation for the area. Therefore, when comparing this project to other newly constructed buildings that maximize the height, there should be no visible or abrupt difference height. 5. Finding: The increase in height shall not result in floor area exceeding the floor area otherwise permitted. Planning Commission Resolution No. Paae 6 of 14 Facts in Support of Finding: The proposed floor area ratio is 0.99, which is below the maximum 1.25 FAR permitted under the Cannery Village Specific Plan; therefore the project does not achieve any additional floor area due to the additional height. 6. Finding: The maximum height in all districts shall be measured in accordance with the definitions contained in Section 20.65.030. Facts in Support of Finding: The height of the proposed structure has been measured in accordance with Section 20.65.030. WHEREAS, Section 20.93.030 (Modification Permits) of the Newport Beach Municipal Code requires findings and facts in support of such findings for approval of a Modification Permit for the encroachment of residential parking spaces into the rear 10 -foot alley setback and the commercial handicapped parking spaces into the 5 -foot front yard setback. Such findings and facts to support such findings are as follows: 1. Finding: 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. Facts in Support of Finding: a. Providing the number of code required parking spaces on -site creates a number of design constraints that may be viewed as inconsistent with the purpose and intent of the Specific Plan. b. Many of the existing developments in the Cannery Village area are non - conforming in regards to the number and location of parking spaces provided, several of which do not provide any off - street parking. Property owners have been reluctant to redevelop their properties due to this difficulty in accommodating the required parking, and as a result, the inability to develop up to the maximum floor area limitations. c. Mixed -use projects have historically proved that difficulty exists when trying to develop a successful project and provide the total number of code - required parking spaces. d. Recently developed mixed -use projects, such as the Cannery Lofts and the Monarch Building, have sought similar encroachment requests, in addition to utilizing tandem parking, to provide the number of required parking spaces on -site and allowing them to meet the minimum commercial floor area requirements. e. Difficulty in providing the number of code - required parking spaces is evidenced in this case by the applicant's Use Permit request for the reduced commercial floor area. The proposed commercial units could easily accommodate the 34.69 square feet of commercial floor area needed to meet the minimum 0.25 FAR requirement; Planning Commission Resolution No. Page 7 of 14 however, the project would then require an additional parking space on each lot, which could not be accommodated on -site without the use of tandem parking spaces. f. Parking spaces must be located in the front setback area of this project as the number of code required parking spaces for the commercial uses cannot be accommodated across the rear of the project without the use of tandem parking spaces. g. The need to locate parking spaces in the front setback area results in commercial units that are significantly set back from the street frontage, which is a design solution that is inconsistent with the Specific Plan's purpose and intent of creating a pedestrian- oriented retail environment. To eliminate the parking space encroachments into the front setback would require the commercial units to be set back further, inconsistent with the Specific Plan. 2. Finding: The requested modification will be compatible with the existing development in the neighborhood. Facts in Support of Finding: a. Several recently constructed and approved mixed -use projects in the Cannery Village were granted similar modifications and many existing developments within the area, particularly along the subject street, are non - conforming and currently encroach up to the rear and /or front property line with the parking or the structure itself. b. The proposed 5 -foot residential parking encroachments into the 10 -foot alley setback will not conflict with access to the garage on the opposite side of the alley and will not restrict vehicular maneuverability within the alley. The proposed encroachments are non - structural and are for the parking of vehicles only. c. The proposed 5 -foot alley setback is comparable to the standard 5 -foot alley setback required for residential districts for properties adjacent to alleys of 15 -feet or less in width. 3. Finding: 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. Facts in Support of Finding: a. The City Traffic Engineering Department has reviewed the proposed project and believes the project will not create any safety or hazards as the project provides a minimum of 24 -feet of back up area to the buildings across the alley, as well as adequate backup for the handicapped spaces in the front of lots. Planning Commission Resolution No. Paqe 8 of 14 b. A minimum 15' x 15' sight line will be provided at the intersection of the two alleys, further improving the safety and maneuverability through the alleys. c. The existing garage for the retail structure currently does not maintain a setback to the rear property line and parking for the retail building is currently provided within the front setback, neither of which has proven detrimental to date with the exception of difficulty maneuvering through the alley. With the elimination of the garage and the 5 -foot setback provided, alley maneuverability will be increased. WHEREAS, Title 19 (Subdivision Code) of the Newport Beach Municipal Code requires findings and facts in support of such findings for approval of a Lot Line Adjustment. Such findings and facts to support such findings are as follows: 1. Finding: The project site described in the proposal consists of legal building sites. Facts in Support of Finding: The original four lots are legal buildings sites that were created in 1907 and are legally described as Lots 9, 10, 11, and 12 in Block 431 of the Lancaster's Addition to Newport Beach. 2. Finding: Any land taken from one parcel will be added to an adjacent parcel and no additional parcels will result from the lot line adjustment. Facts in Support of Finding: The project will result in four 33.75 -foot wide lots and will not result in the creation of any new parcels or change the number of existing parcels. 3. Finding: The parcels proposed to be created by the lot line adjustment comply with all applicable zoning regulations and there will be no change in the land use, density, or intensity on the property. Facts in Support of Finding: The proposed parcels comply with all applicable zoning regulations, including minimum lot size, and will maintain the current General Plan land use designation of Mixed Use Horizontal and Specific Plan designation of Specialty Retail with a proposed FAR limitation of 0.99, below the maximum 1.25 FAR limitation for mixed -use developments permitted by the Specific Plan. 4. Finding: The lot line adjustment, in and of itself, will not result in the need for additional improvements and /or facilities. Facts in Support of Finding: The lot line adjustment, in and of itself, will not result in the need for additional improvements and /or facilities because public improvements and infrastructure currently exists on the site and in the area. The conditions of approval for public improvements are a result of project implementation and would be required regardless if a lot line adjustment were proposed. However, the existing structures will be required to be demolished prior to recordation of the lot line adjustment, as setbacks and building code issues would otherwise arise. Planning Commission Resolution No. Paae 9 of 14 NOW THEREFORE, BE IT RESOLVED: Section 1. The Planning Commission of the City of Newport Beach hereby approves Use Permit No. 2006 -001, Modification Permit No. 2006 -052, and Lot Line Adjustment No. 2006- 010, subject to the Conditions set forth in Exhibit "A ". Section 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk 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 4th DAY OF JANUARY 2007. AYES: Peotter, Hawkins, Cole McDaniel NOES: Eaton and Toerge Planning Commission Resolution No. Paae 10 of 14 EXHIBIT "A" CONDITIONS OF APPROVAL USE PERMIT NO. 2006 -001, MODIFICATION PERMIT NO. 2006 -052, AND LOT LINE ADJUSTMENT NO. 2006 -010 STANDARD CONDITIONS 1. The development shall be in substantial conformance with the approved plot plan, floor plan, and elevations stamped with the date of this meeting, except as noted in the following conditions. 2. Use Permit No. 2006 -001, Modification Permit No. 2006 -052, and Lot Line Adjustment No. 2006 -010 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. This Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. Provisions shall be installed to comply with the City's on -site non -storm runoff retention requirements. 6. All utilities serving the development shall be undergrounded 7. Each unit shall provide separate sewer connections and water meters. 8. All plan check, development, and utility connection fees shall be paid. 9. The minimum finish floor elevation of the buildings shall be 8.67 feet above mean sea level based upon NAVD 88 vertical datum (6.27 using NGVD 29). 10. The commercial space within the project shall not be converted or used for residential purposes. Residential space shall be used for residential purposes and shall not be converted or used for exclusive commercial purposes. Commercial activity within the residential portions of all buildings shall comply with Section 20.60.100 (Home Occupations in Residential Districts). 11. Signs shall be regulated by the Chapter 20.67 (Signs) of the Newport Beach Municipal Code. Planning Commission Resolution No. Paae 11 of 14 12. The applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect or licensed architect for on -site planting areas. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Director prior to the issuance of a building permit. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 13. All landscape materials and landscaped areas shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 14. Prior to the recordation of the lot line adjustment, grant deeds indicating the changes in titles of ownership should be submitted to the Public Works Department for review and approval. 15. The lot line adjustment and grant deeds reviewed and approved by the Public Works Department should be filed concurrently with the County Recorder and County Assessor's Offices. 16. In conformance with the California Coastal Act, Coastal approval shall be obtained prior to the recordation of the lot line adjustment and issuance of building permits for project construction. PROJECT SPECIFIC CONDITIONS 17. The applicant shall incorporate the use of sound insulating doors and double paned windows with a Sound Transmission Class (STC) rating of 35 or greater for the entire p roject. 18. Prior to the issuance of the certificate of occupancy, a real estate disclosure, approved as to form and content by the City Attorney, shall be recorded with the County of Orange on each property informing buyers that the residential units are located in a mixed -use district and may be subject to operational noise impacts or disturbances. If any owner decides to lease the residential units, the owner shall provide any prospective tenant with a copy of the real estate disclosure and the real estate disclosure shall be incorporated into any lease agreement for the residential unit. Said disclosures shall disclose the types of uses in the area, such as eating and drinking establishments, group meeting facilities, etc., and the types of noise impacts and possible disturbances associated with such uses. Planning Commission Resolution No. Paae 12 of 14 19. The tandem parking spaces of the residential units shall be set back a minimum of 5- feet from the rear property line. 20. The covered commercial parking spaces located at the rear of the project shall maintain the minimum required 10 -foot alley setback. 21. A minimum of 50 percent of the required front yard setback area (84 sq. ft.) shall be devoted to landscaping. 22. The rear 5 feet of each lot, between the parking area and the alley, shall be constructed with decorative hardscaping. 23. The commercial floor area of each building shall maintain a floor area of 750 square feet as proposed on the approved plans. 24. Exterior decks, setback areas, covered passageway, and covered vehicular parking areas shall not be covered or enclosed without the prior approval of the Building and Fire Departments and the Planning Commission. 25. Commercial trash receptacle(s) shall be stored within the commercial space or shall otherwise be screened from public view as determined by the Planning Director. Residential trash receptacles shall be stored within the residential garage. 26. The enclosed garages and residential tandem parking spaces shall be available for the exclusive use of the residential occupants for parking purposes only. No conversion of the garage spaces to other use shall be permitted. The covered parking spaces at the rear and handicapped commercial space in front shall be available for the exclusive use of the commercial businesses and customers while those commercial businesses are open for business. 27. 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 California Building Code and must meet all applicable State Disabilities Access requirements, including but not limited to the following conditions: a. Covered accessible parking and loading areas shall be provided on each lot and shall comply with the applicable requirements. b. A second exit shall be required from the 3d floor unless an acceptable alternative can be provided to the Building Departments satisfaction. C. Rated occupancy and sound separations are required between the dwelling units and commercial occupancy. d. Provide one hour exterior construction walls at each side of property lines adjacent to the seismic separations. Planning Commission Resolution No. Pape 13 of 14 e. Where the accessible path of travel slope from the street or parking to each commercial entrance exceeds 5 %, the applicant shall provide guide curbs, handrails, and landings per Title 24. 28. A minimum 4 -foot wide ADA compliant sidewalk shall be provided behind all existing and /or new parking meters and fire hydrant(s) along the 31St Street frontage, unless otherwise approved by the Public Works Department. 29. The driveway approach 'X's and curb cuts proposed along the 31St Street frontage shall comply with current ADA standards. 30. A minimum 4 -foot landing separation shall be provided between driveway approaches. 31. All portions of a driveway approach, including the "X ", shall be constructed within the prolongation of the side property lines of the property for which it serves. 32. The proposed on- street parking spaces shall measure 8 -feet by 22 -feet, per City Standard STD 805 -L -A and STD 805 -L -B. 33. The applicant shall provide one public fire hydrant, which shall be installed in a manner and location agreed upon by the Fire Department, Public Works Department, and Utilities Department. 34. The City's water main that serves this development is installed along the alley northerly of the site and the alley westerly of the site. The applicant shall submit engineered plans and substantiating calculations detailing the manner under which the new fire hydrant will be installed. 35. The applicant shall obtain the approval of the City Traffic Engineer for the construction of shared driveway approach(es). 36. The applicant shall obtain City Council approval for the proposed curb cuts along the 31St Street frontage. 37. The bottom width of the proposed 1 -car driveway approaches shall measure a minimum of 10 -feet. 38. The intersection within the two alleys shall maintain a 15 -foot by 15 -foot clear line of sight. 39. Red curbing is required between the driveway top of 'X's and the nearby on- street parking space "T "s. 40. The applicant shall pay the costs of furnishing and installing new parking meters along the 31 St Street frontage. Planning Commission Resolution No. Paae 14 of 14 41. The applicant shall install a parkin? meter post and parking tee for any new /relocated on- street parking space along the 31s Street frontage. 42. ADA access aisles adjacent to 31't Street shall have a 2% maximum slope.