Public Works Integrity, Accountability, Service, Trust Shane L. Silsby, Director October 6, 2014 California Coastal Commission South Coast District Office 200 Oceangate, 20th Floor Long Beach, CA 90802-4416 Subject: Updated review letter for 16741 Pacific Coast Highway (PCH), Sunset Beach, CA 90742 (Revised project Plans Dated August 20, 2014) Project Description: The applicant proposes a new three (3) story mixed-use development at 16741 Pacific Coast Highway in Sunset Beach, CA. The proposed project is 6,556 square feet in size, which includes 1,397 gross square feet of commercial space and 3,432 gross square feet of residential space including circulation areas (split between 2 units). The entire first floor and a portion of the Unit #2 (live/work unit) will be dedicated to commercial use while Unit #1 win be solely for residential use. Unit 2 will consist of commercial space on the first floor, two (2) home offices/storage spaces, dining room, living room, kitchen, deck, and powder room on the second floor and two (2) bedrooms, two (2) bathrooms, a den, wet bar, and decks on the third floor. Unit 1 will consist of a hobby room, guest room, dining room, living room, kitchen, deck, and bathroom on the second floor and two (2) bedrooms, two bathrooms, a den, wet bar, and decks on the third floor. The project proposes two (2) garage spaces per residential unit (each containing a car lift for additional parking) and three (3) carport spaces for the commercial use (7 spaces total). Per the Sunset Beach Local Coastal Program / Specific Plan (SBLCP/SP), the property is located in the "Sunset Beach Tourist" (SBT) District. The site currently contains a one-story commercial structure that was previously used as a bicycle and auto rental shop. The new proposed development with the first floor commercial and residential on the second floor and third floors conforms to the permitted uses within this district. Section IV.D2.C.4.c of the SBLCP/SP requires new developments with residential uses to be located above the first floor of a principal permitted use (commercial use), parking for both the primary commercial uses and the residential uses, with residential uses restricted to fifty (50) percent of the gross square footage of the entire structure. The proposed commercial use of the property is a principal permitted use along with residential units above the first floor. However, the proposed project exceeds the fifty (50) percent gross square footage limit for residential uses by two percent or 154 square feet. 300 N. Flower Street, Santa Ana, CA 92703 www.ocpublicworks.com P.O. Box 4048, Santa Ana, CA 92702-4048 714.667.8800 Info@OCPIN.ocgov.com
The applicant indicates that a total of 493 square feet is dedicated to "un-inhabitable internal circulation" (stairs) and therefore the residential livable areas actually are five percent 5% under the allowable livable area. The parking standards, SBLCP/SP Section IV.E.3.q, require a minimum of two (2) parking spaces per dwelling unit, with an allocation that one half of the required residential parking may be tandem. The proposed project would therefore require a minimum of four (4) residential parking spaces, with an allowance for two (2) spaces to be tandem. The proposed project currently contains two (2) one-car residential garages with car lifts in each garage instead of traditional tandem parking spaces. Section IV.E.3.j of the SBLCP/SP requires a minimum of 1 parking space for each 225 square feet of gross square footage for retail. Per Zoning Code Section 7-9-145.6, storage spaces require a minimum of 1 parking space for every 1,000 square feet of gross floor area for storage area. The proposed project would require a minimum of three (3) parking spaces designated for commercial use (retail and storage space). Three (3) carports are currently proposed for the commercial use. Section IV.E.2.c of the SBLCP/SP prohibits parking stalls for commercial uses requiring backing into public streets, except where they presently exist and if there is no increase in the intensity of use. The proposed project will increase intensity of use on-site and proposes to have vehicles back into the alley and side street, instead of Pacific Coast Highway. A Coastal Development Permit (CDP) will be required to allow for the development of a new mixed-use building, residential use exceeding 50% of the gross square footage of the entire structure (unless circulation area is deducted from calculation), along with modifications to the off-street parking standards to allow two (2) residential parking spaces with car lifts instead of traditional tandem parking and to allow vehicles to back into public streets. OC Development Services has conducted a preliminary review of the project proposal and has determined that aside from a Coastal Development Permit (CDP) approval by the California Coastal Commission (including modifications to the required parking standards for tandem) or an exception for the CCC, no other discretionary approval are required. Should you have any questions, please feel free to contact Richard Vuong at (714) 667-8895 or via email at Richard.Vuong@ocpw.ocgov.corn. Sincerely, La e 'Brommer, Manager OC Public Works / OC Development Services 1. Attachments Appendix B, Local Agency Review Form 2. Applicant's Project Description Letter Cc Jimmy and Susie Yanez, Property Owners Julio Gener, Architect, Agent 300 N. Flower Street, Santa Ana, CA 92703 www.ocpublicworks.corn P.O. Box 4048, Santa Ma, CA 92702-4048 714.667.8800 I info@ocpw.ocgov.com
FROM STUDIO ARCHITECTS (WED)CEP 3 2014 11:42/ZT. 11:41/No. 5817975869 P 1 411 September 02, 2014 STUDIO Attn: Richard Vuong Planner, CUP6131"icEVOks Via: Richard.vuoncaocpw.ocoov.com RE: 16741 Pacific Coast Hwy Sunset Beach, CA 90742 APN 178-526-01 (Tract 757 / Block 116 / Lot 10) New Three (3) Story - Mixed Use Duplex, with Live/Work SB Tourist Commercial "Riviera on the Go" tenant downstairs on ground floor Project Scope: A new Mixed Use building is proposed as permitted by county ordinances in the currently zoned SBT zoning, which represents a 'Sunset Beach Tourist' zone. The zone permits a 35' maximum height and only a 3 foot rear setback which has been respected as shown on the elevations of the proposed 3 story duplex, as designed and submitted for Approval in Concept prior to proceeding to the California Coastal Commission. Also assumed; new sidewalks and drive aprons. The project proposes a first floor commercial use to be tenanted with a gourmet to go food concept leased as a Retail Service use, with auxiliary food storage and office for a Live/Work arrangement with Unit #2 above. Thus, the connection on the plans as allowed. Unit number 1 is only dedicated to living, no commercial. Zoning ordinances allow 50% of the gross floor area be devoted to residential uses, which have been adhered to exclusive of circulation space around stairs. The rest of the county ordinances will be met, and therefore request Approval in Concept letter to California Coastal Commission in order to proceed with the development of this valuable infill project for Sunset Beach. For your review, the plans as submitted indicate areas, dimensions, setbacks, heights as well as materials and landscape areas, a clarifier for onsite run-off too Applicant is Julio Gener the project's Architect, for Mr. Jimmy Yanez the project's owner and as noted on the design plans as submitted for concept. - Thank you, we await yqur approval. Julio Gener Studio Architects (949) 660-7985 20101 SW Birch Street, Suite 210 + Newport Beach, California 92660 Tel. (949) 660-7985 + Fax (949) 660-7987 + www.studioarcs.com
Restaurant RoRiviera at the Fireside September 4, 2014 To Whom It May Concern: It is our intent to lease the commercial space that is being submitted for the property located at 16741 Pacific Coast Highway, Sunset Beach. We intend to sell gourmet food items for pick up only. We have over twenty years of experience in the fine dining industry. Our former location. The Riviera at the Fireside, located in Westminster was a fine dining. ZGAT rated establishment. The new location will be called Riviera on the Go. Hours of operation will be 11:00 am till 7:00 pm, Tuesday through Sunday. We will feature sandwiches, salads, soups, appetizers and gourmet sauces. All food items will be prepared in the commercial unit and sold as take out only, no in house dining. We will offer on line ordering to facilitate easy pick up and minimize any waiting time. We intend to partner with the local restaurants, wine bars, hotels and vendors to serve the tourist industry by providing unique beach picnic baskets and gourmet appetizers. If you have any questions or requite additional information, please feel free to contact me. Sincerely, axa-k-k. \\1\1_0,, Karlie Rea General Manager 714 746-9040 13950 Springdale St, Westminster, CA 92683 (714) 897-0477
APPENDIX B LOCAL AGENCY REVIEW FORM SECTION A (TO BE COMPLETED BY APPLICANT) / Applicant z, r-16, Project Description (i)ec Oc- c!'. Location 7L-1?Ac0:71( CcAsT ; t r 44--T, C Assessor's Parcel Number SECTION B (To BE COMPLETED BY LOCAL PLANNING OR BUILDING INSPECTION DEPARTMENT) Zoning Designation s k v --,7- Pe,r4i, "Si r du/ac General or Community Plan Designation 1 C cier,a r.1 du/ac Local Discretionary Approvals E Proposed development meets all zoning requirements and needs no local permits other than building permits. Proposed development needs local discretionary approvals noted below. Received El Design/Architectural review Variance for Elil Rezone from El Tentative Subdivision/Parcel Map No. El Grading/Land Development Permit No. 0 Planned Residential/Commercial Development Approval El Site Plan Review El Condominium Conversion Permit LII Conditional, Special, or Major Use Permit No. El Other Cr, Ar;. rr?sr14 c redbin ISS ON) CEQA Status D Categorically Exempt Class Item El Negative Declaration Granted (Date) 111 Environmental Impact Report Required, Final Report Certified (Date) Ni Other Prepared for the-city/county of by Date Si Title t \ 11
PublieWorks Integrity, Accountability, Service, Trust Shane L. Silsby, Director May 2, 2014 California Coastal Commission South Coast District Office 200 Oceangate, 20 th Floor Long Beach, CA 90802-4416 Subject: Review letter for 16741 Pacific Coast Highway, Sunset Beach, CA 90742 (Project Plans Dated April 4, 2014) Project Description: The applicant proposes a new three (3) story mixed-use development at 16741 Pacific Coast Highway in Sunset Beach, CA. The proposed project is 6,260 gross square feet in size, which includes 1,477 gross square feet of commercial space and 2,349 gross square feet of residential space (split between 2 units). The entire first floor and a portion of Unit 1 (live/work unit) will be dedicated for commercial use while Unit 2 will be solely for residential use. Unit 1 will consist of commercial space on the first floor, two (2) offices, dining room, living room, kitchen, deck, and powder room on the second floor and two (2) bedrooms, two (2) bathrooms, a den, wet bar, and decks on the third floor. Unit 2 will consist of a hobby room, guest room, dining room, living room, kitchen, deck, and powder room on the second floor and two (2) bedrooms, two (2) bathrooms, a den, wet bar, and decks on the third floor. The project proposes one (1) garage space per residential unit and three (3) carport spaces for the commercial use (total of 5 spaces). Per the Sunset Beach Local Coastal Program / Specific Plan (SBLCP/SP), the property is located in the "Sunset Beach Tourist" (SBT) District. The site is currently being used as a one-story commercial bicycle and auto rental shop. The new proposed development with first floor commercial and residential on the second and third floors conforms to the permitted uses within this district. Section IV.D.2.C.4.c of the SBLCP/SP requires new developments with residential uses to be located above the first floor of a principle permitted use (commercial use), parking for both the primary commercial uses and the residential uses, with residential uses restricted to fifty (50) percent of the gross square footage of the entire structure. The proposed commercial use of the property is a principle permitted use along with residential units above the first floor. However, the proposed project exceeds the fifty (50) percent gross square footage limit for residential uses by two (2) percent. The parking standards, SBLCP/SP Section IV.E.3.q, require a minimum of two (2) parking spaces per dwelling unit, with an allocation that one half of the required residential parking may be tandem. The proposed project would therefore require a minimum of four (4) residential parking spaces, with an allowance for two (2) spaces to be tandem. Section IV.E.3.j of the SBLCP/SP requires a minimum of 1 parking space for each 250 square feet of gross square footage for retail and office uses. The proposed project would require a minimum of 6 parking spaces designated for commercial use. Section IV.E.2.c of 300 N. Flower Street, Santa Ana, CA 92703 www.00publicworks corn P.O. Box 4048, Santa Ana, CA 92702-4048 714.667.8800 I Info 0CPVV.ocgov.corn
the SBLCP/SP prohibits parking stalls for commercial uses requiring backing into public streets, except where they presently exist and if there is no increase in the intensity of use The proposed project will increase intensity of use on-site and proposes to have vehicles back into the alley and side street, instead of Pacific Coast Highway A Coastal Development Permit (CDP) will be required to allow for residential use exceeding 50% of the gross square footage of the entire structure, along with modifications to the off-street parking standards to allow two (2) parking spaces for the residential uses, instead of the required four (4) parking spaces, three (3) parking spaces, instead of the required six (6) spaces for commercial (SBLCP/SP Section IV.E.2.b), and to allow vehicles to back into public streets (SBLCP/SP Section IV.E.2.c). OC Planning has conducted a preliminary review of the project proposal and has determined that aside from a Coastal Development Permit (CDP) approval by the California Coastal Commission (including modifications to the required parking standards) or an exemption from the CCC, no other discretionary approvals are required: Should you have any questions, please feel free to contact Richard Vuong at 714-667-8895 or via email at Richard Vuong@ocpw.ocgov com. Bea Bea Jimenez, Manaer-r Current Environmental P(r2ing,Section OC Public Works / OC Planning Services Attachments: 1. Appendix B, Local Agency Review Form 2 Applicant's Project Description Letter Cc: Jimmy and Susie Yanez, Property Owners Julio Gener, Agent i:10 N. Flower Street, Santa Ma, CA 92703 www ocpublicworks.com P.O Box 4049, Santa Ana, CA 92102-4048 714 657 8800 I Info@OCPW ocgov corn
APPENDIX B LOCAL AGENCY REVIEW FORM SECTION A / JD BE COMPLETED BY APPLICANT) Applicant ---) Project Description `--,De:L (,"C 1.1) -, 1 C Location L. r :1C -L C Assessor's Parcel Number I 7q, t SECTION B (T o BE COMPLETED BY LOCAL PLANNING OR BUILDING INSPECTION DEPARTMENT) Zoning Designation s General or Community Plan Designation /j C L. Z iz,r4 4 du/ac Local Discretionary Approvals du/ac E Proposed development meets all zoning requirements and needs no local permits other than building permits. Proposed development needs local discretionary approvals noted below. Needed Received Design/Architectural review Variance for Li Li Rezone from LI E.. Tentative SubdivisioniParcel Map No. CEQA Status E. Grading/Land Development Permit No, Planned Residential/Commercial Development Approval fl LI El Site Plan Review Condominium Conversion Permit Conditional, Special, or Major Use Permit No. Categorically Exempt Class E Negative Declaration Granted (Date) Other 6.-It>.,k r ;An P Environmental Impact Report Required, Final Report Certified (Date) X. Other \_tr, r Prepared for the-gity/county of (Yi&A,i'ACt Q1: Date / Title item 11
FROM STUDIO ARCHITECTS (MON)APR 7 2014 17:06/ST.170/No.681797 5678 P 1 Attn: Richard Vuong Planner STUDIO OC Public Works A RCHJTECTS Via: Richard, vuonqocw.ocov.corn 16741 Pacific Coast Hwy Sunset Beach, CA 90742 APN 178-526-01 (Tract 757 / Block 116/ Lot 10) New Three (3) Story Mixed Use Duplex Project Scope: A new Mixed Use building is proposed as permitted by county ordinances in the currently zoned SBT zoning, which represents a 'Sunset Beach Tourist' zone, The zone permits a 35' maximum height and only a 3 footy rear setback which has been respected as shown on the elevations of the proposed 3 story duplex, as designed and submitted for Approval in Concept prior to proceeding to the California Coastal Commission. Also assumed; new sidewalks and drive aprons. The project proposes a first floor commercial shell space to be tenanted later once leased with a use in the Retail, Service, or Office use for a Live/Work arrangement with Unit #1 above, Thus, the connection on the plans as allowed, Unit number 2 is only dedicated to living, no commercial use. Zoning ordinances allow 50% of the gross floor area be devoted to residential uses, which have been adhered to except for 2% of the total allowable, or 167 sf. The rest of the county ordinances will be met, and therefore request Approval in Concept letter to California Coastal Commission in order to proceed with the development of this valuable infill project for Sunset Beach. The plans as submitted indicate areas and dimensions, setbacks, heights as well as materials for your review. Applicant is Julio Goner the project's Architect, for Mr, Jimmy Yanez the project's owner and as noted on the design plans as submitted for concept, Thank you we awaiwur approval, Julio Goner Studio Architects 20101 SVV Unch 'Struol. Stxtfq 210 P,N10(111 Rt 1. WO 17 a Ito, ent 11-al fifi()-7c1:17; s Fax (44'41 615() Piti/ v, vv At ni e