The Newport Beach Planning Commission on Thursday could vote to approve a project that would transform Gallo’s Deli and the adjacent vacant lot into townhomes and a second story on top of the tiny sandwich shop.
In December, the commissioners continued a hearing on the project, which the applicant calls Plaza Corona del Mar, in order to clarify parking arrangements and whether adding a second floor to the original deli was appropriate. Click here to read our earlier story.
A new staff report, which is included in the agenda for Thursday’s meeting, states that Gallo’s doesn’t need to preserve the existing structure in order to keep its existing speciality food permit. But keeping the existing structure would allow Gallo’s to stay open during construction, the report states.
“Further, the applicant believes that the existing structure is a nostalgic component of Old Corona del Mar that should not be changed or altered significantly,” the staff report states. “The exterior of the structure will be painted and finished in smooth stucco with new dual-glazed aluminum windows to match the commercial addition and appear as a unified structure. However, the applicant is proposing to utilize a similar blue awning as a character-defining feature to retain the nostalgic look of Gallo’s and identify the Gallo’s brand.”
The city’s Building Division staff also reviewed project plans, which would create a separate structure above the existing building, and believe the “proposed scope of work is structurally feasible,” the report states.
“The building over Gallo’s will be a steel frame superstructure with independent footings, columns and beams from the existing building,” the report states.
The project would create six detached town home units above a subterranean parking structure as well as a 2,160-square-foot office addition above Gallo’s Deli, which is a 535-square-foot building. The project also includes a 10-space parking lot, which would have to include one of three required guest parking spaces for the townhomes as well as parking for Gallo’s and the office space’s customers.
“Although the Planning Commission expressed concerns with the shared use of the ground level parking lot, staff believes the shared parking arrangement offers a unique opportunity to maximize use of available parking in Corona del Mar, which is often identified as a constrained parking area,” the staff report said. “Shared parking would allow the efficient use parking spaces that would be available to residents during evening hours when the proposed office uses are closed. This is especially useful for guest parking in the evening when parking demand may exceed available on-site or street spaces. With additional conditions and proper signage, staff believes shared use of the parking lot can operate with minimal conflict.”
The project also would create three new on-street parking spaces, the report says.
The Planning Commission also will consider a modification permit for a home being built at 1111 Dolphin Terrace in Irvine Terrace.
The Planning Commission meets at 6:30 p.m. Thursday in Council Chambers at City Hall at 3300 Newport Blvd. The meeting is open to the public, and members of the public may make comments.
Image from a screen shot of a Newport Beach webpage.