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Home My WebLink About09 - Coastal Development Permit Application for the Demolition and Reconstruction of a New Restaurant at the End of the Newport PierJanuary 10, 2017 Agenda Item No. 9 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Kimberly Brandt, Community Development Director - 949-644-3232, kbrandt@newportbeachca.gov PREPARED BY: Lauren Wooding Whitlinger, Real Property Administrator Seimone Jurjis, Assistant Community Development Director, CBO PHONE: 949-644-3236, lwooding@newportbeachca.gov TITLE: Coastal Development Permit Application for the Demolition and Reconstruction of a New Restaurant at the End of the Newport Pier ABSTRACT: In March 2016, the City Council entered into an exclusive negotiating agreement (ENA) with James Ulcickas and Richard Staunton, owners of Bluewater Grill restaurant (Bluewater) for the Newport Pier restaurant project located at 1 Newport Pier. The ENA allowed the parties to negotiate in good faith the terms of a lease agreement for a proposed new building. In anticipation of a future project, staff requests to submit a Coastal Development Permit (CDP) to the California Coastal Commission (CCC) on the proposed project. RECOMMENDATION: a) Find the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302(b) of the CEQA Guidelines for the replacement of existing facilities; and b) Authorize City staff to submit a CDP application to the California Coastal Commission for the demolition of the existing building and construction of a new building for use as a restaurant at the end of the Newport Pier. FUNDING REQUIREMENTS: As a government agency, there is no cost to the City for submitting the application to CCC. 9-1 Coastal Development Permit Application for the Demolition and Reconstruction of a New Restaurant at the end of the Newport Pier January 10, 2017 Page 2 DISCUSSION: Restaurant Space The Newport Pier, located on the Balboa Peninsula at 21St Street and West Ocean Front, is adjacent to the historic McFadden Wharf (Attachment A). The City -owned restaurant building at the end of the pier has been vacant since the previous lease expired in November 2012, in anticipation of a major renovation or redevelopment of the property. The existing two-story building was constructed in the 1940s, and it was expanded and renovated in the late 1980s. After evaluating the existing structure and the underlying pier, it was determined the building is beyond its useful life and its removal and replacement is the best economic option. Additionally the restaurant demolition will allow for renovation of the pier directly beneath the building. The project consists of demolishing the existing two-story restaurant of 4,000 square - feet and replacing it with a new restaurant of substantially the same size. The proposed new building will be two stories in height and 4,500 square -feet in size with a small roof deck accessed by stairs and a wheelchair accessible elevator. Outdoor dining that is open and available to the public will be provided on the pier as part of the restaurant. The restaurant will provide a takeout window that will allow visitors to purchase food and use the outdoor dining without having to enter the restaurant. Tenant Selection The City conducted an open bid Request for Proposals (RFP) in 2014 and 2015, and after an extensive evaluation process staff recommended James Ulcickas and Richard Staunton, owners of Bluewater Grill restaurant, will best meet the City's objectives of creating a viable restaurant on Newport Pier, which complements the pier itself, the McFadden Square area, and will serve residents and visitors alike. On March 8, 2016, City Council approved an ENA with Bluewater to develop preliminary designs for a new restaurant building, and to negotiate the terms of a lease agreement for the project, as well as continue to analyze the anticipated costs of the project. Preliminary Prosect Design Per the terms of the ENA, the City and Bluewater shared the cost to hire Kelly Architects, who — after several rounds of feedback from staff and Bluewater, developed preliminary floor plans and building elevations for the proposed project (Attachment B). 8-2 Coastal Development Permit Application for the Demolition and Reconstruction of a New Restaurant at the end of the Newport Pier January 10, 2017 Page 3 Coastal Development Permit While the preliminary building floor plans and elevations have allowed staff and Bluewater to estimate the project costs and negotiate preliminary lease terms, a Coastal Development Permit will ultimately be required for the reconstruction of the building. Authorizing staff to submit the CDP in no way commits the City Council to funding the project. Staff would like to begin the CDP permitting process early as it will take nine to 12 months to complete. If the City Council does authorize and fund the project in the future, the CDP process would have already begun. Recommendation Staff recommends the City Council authorize staff to submit an application for a CDP to the California Coastal Commission, using the preliminary building floor plans and elevations — in substantially the same form as the attached drawings. ENVIRONMENTAL REVIEW Staff recommends the City Council find this action is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302(b) Replacement or Reconstruction of existing facilities. The project is a replacement of an existing commercial structure with a new structure of substantially the same size, purpose, and capacity. There are no environmental impacts with replacing the existing building. NOTICING: The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). ATTACHMENTS: Attachment A — Maps Attachment B — Preliminary Building Designs 8-3 Attachment A Maps Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of GIS Newport Beach and its employees and agents . disclaim any and all responsibility from or relating to any results obtained in its use. 0 200 400 MENEM Imagery: 2009-2013 photos provided by Eagle Imaging www.eagleaerial.com Feet '�q�l FfJri� 2/17/2016 m Attachment B Preliminary Building Designs 9-7 Newport Pier Restaurant I Newport Beach concept review 512512016 K E L L Y ARCHITECTS IhTfilcr RrrhiI—twr■ I Inl.rlyr d� 2404 Wilshire Blvd, suite 1 E Los Angeles, CA 90057 213.380.8498 9-8 -it f n *.II All) � orIt , d� 4= UA&U.. _:. . 6d r `alb .Von SUM px �f �� q: Concept I Exterior Materials Newport Pier Restaurant Newport Beach, CA May 2016 KELLY ARCHITECTC 9-11 I PW M Ml- I��An p 11 - 11 167i 1 11, if .' i- F- 'rte 1 err i F • • y7`# ' ♦ s t Entrance from the Pier Newport Pier Restaurant K E L L Y 1 McFadden Place F� May 2016 AR+CHITECTS 9-13 North Corner Newport Pier Restaurant K E L L Y 1 McFadden Place May 2016 ARCHITECTS 9-14 W. Newport Pier Restaurant 1 McFadden Place May 2016 Dining Patio and Pick-up Counter KELLY ARCHITECT 9-15 i Newport Pier Restaurant 1 McFadden Place May 2016 PIER 7 Bar Patio and Roof Access KELLY ARCHITECTS 9-16 SEAT COUNTS 1 st Floor Interior Seats 50 Exterior Seats 60 2nd Floor Interior Seats 68 Exterior Seats 48 TOTAL SEATS 226 AREA INTERIOR I st Floor 2,532 Sq. Ft. 2nd Floor 1,966 Sq. Ft. INT.TOTAL: 4,498 Sq. Ft. EXTERIOR 1st Floor 1,157 Sq. Ft. 2nd Floor 754 Sq. Ft. Roof Deck 670 Sq. Ft. EXT. TOTAL: 2,581 Sq. Ft. TOTAL AREA: 2,079 Sq. Ft. First Floor Plan Newport Pier Restaurant K E L L Y 1 McFadden Place May 2016 ARCHITECTS 9-17 �f STORAGE 314 S(j. FT. � �• i - - } BAR - 2[i65Q.FT. •----•-----' ON UP F Newport Pier Restaurant 1 McFadden Place May 2016 BALCONY 7 34 SQ. Fl: SEAT COUNTS DINING PATIO BAR DINING SQ LIFT 60 2nd Floor q--- 68 SSS50.FT. 1,3525Q.fT. - 226 670 Sq. Ft. EXT.TOTAL: 2,581 Sq. Ft. I �-, , ore -� WOMEN'S'—r— RESTROOM _ VESTIBULE I 62 SQ. FT � 1675Q.FT. I J i •r MEN'S +---°.. RESTROOM MECFi.12454.FT. SHAFT I�l �f STORAGE 314 S(j. FT. � �• i - - } BAR - 2[i65Q.FT. •----•-----' ON UP F Newport Pier Restaurant 1 McFadden Place May 2016 BALCONY 7 34 SQ. Fl: SEAT COUNTS 1 st Floor Interior Seats SQ Exterior Seats 60 2nd Floor Interior Seats 68 Exterior Seats 48 TOTAL SEATS 226 AREA INTERIOR 1 st Floor 2,532 Sq, Ft, 2nd Floor 1 1,966 Sq. Ft, INT. TOTAL: 4,498 Sq. Ft. EXTERIOR 1st Floor 1,157 Sq. Ft. 2nd Floor 754 Sq. Ft. Roof Deck 670 Sq. Ft. EXT.TOTAL: 2,581 Sq. Ft. TOTAL AREA: 7,079 Sq. Ft. Second Floor Plan KELLY ARCHITECTS 9-18 Newport Pier Restaurant 1 McFadden Place May 2016 Roof Plan KELLY ARCHITECTS 9-19