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HomeMy WebLinkAbout1907 - APPROVED SR2010-001 AND UP2010-024_MARINER'S POINTE PROJECT-100-300 W COAST HWYRESOLUTION NO. 1907 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH FINDING CHANGES IN DESIGN TO BE IN SUBSTANTIAL CONFORMANCE WITH THE DESIGN APPROVED BY SITE DEVELOPMENT REVIEW SR2010 -001 AND USE PERMIT NO. UP2010 -024 FOR THE MARINER'S POINTE PROJECT LOCATED AT 100 -300 WEST COAST HIGHWAY (PA2010 -114) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. On August 9, 2011, the City Council adopted Resolution No. 2011 -86 approving the Mariner's Pointe project, a 19,905- square -foot commercial building and a three -level parking structure on a 0.76 -acre site located 100 -300 West Coast Highway, and legally described as Lots 1, 2, 3 ,4, 5, and 6 of Tract No. 1210; and 2. In compliance with Condition Nos. 4 and 20 of City Council Resolution No. 2011 -86, the applicant was required to submit final architectural and landscaping plans for review and approval by the Planning Commission to ensure the high level of architectural detail and landscape improvements are incorporated into the final construction drawings. The Planning Commission reviewed and approved the final architectural and landscaping plans on June 7, 2012. 3. On June 7, 2012, the Planning Commission adopted Resolution No. 2012 -1878 approving the final architectural and landscaping plans for the project. 4. The applicant is requesting review of proposed revisions to the approved building design. The revisions include: 1) changing the stone veneer exterior of a wall with awnings and commercial display boxes; 2) reducing the height of a stair /elevator tower; and 3) landscaping between the building and West Coast Highway; and 5. A public meeting was held by the Planning Commission on February 7, 2013, in the City Hall Council Chambers, 3300 Newport Boulevard, 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; and SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. A Mitigated Negative Declaration (SCH No. No. 2011041038) was prepared for the project in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA). The document was made available for public review and comment during a 30 -day review period beginning on April 11, 2011, and ending on May 11, 2011, and subsequently approved by the City Council on August 9, 2011. A Planning Commission Resolution No. 1907 Page 2 of 3 subsequent mitigated negative declaration for the project is not required to be prepared pursuant to CEQA Guidelines Section 15162 because the proposed revisions to project design are minor and do not constitute "substantial changes" to the project that would involve new significant environmental effects or result in additional mitigation measures. SECTION 3. REQUIRED FINDINGS. 1. The applicant has proposed a number of revisions to the final approved architectural and landscape plans for the project. Pursuant to Condition of Approval No. 1, the project design changes shall be in substantial conformance with the approved plans and pursuant to Condition of Approval Nos. 4 and 20, the Planning Commission may approve changes. The following facts in support of such finding are set forth: Facts in Support of Finding: A. The replacement of the stone veneer on the screen wall located in front of the parking structure ramps on the South Elevation of the project will provide an expanded storefront and stronger retail presence. A series of openings with decorative metal inserts would be retained along the top of the screen wall and four display cases and four awnings to provide the appearance of a retail storefront. These four display cases would be finished in black tile background and enclosed in glass. Initially, the display cases are proposed to be used for flower display by a florist tenant to be located within Suite R -105. However, in the future, this display area could also be used for merchandise display and /or advertising space for other on -site uses. B. The reduction in height of the primary elevator and stairwell tower on the south elevation from 39 feet 4 inches to 35 feet is consistent with the originally approved City Council conceptual plan. C. The installation of awnings along the front edge of the parking structure roof will provide enhanced architectural interest and complement the other awnings on the building. D. The proposed revisions to the landscape plan are necessary to accommodate access to the proposed display cases and to address Caltrans concerns with the curb alignment. Caltrans maintains jurisdiction of the right -of -way along the West Coast Highway frontage and required that the curb and sidewalk be pulled out to eliminate the lane drop at the westerly end of the project frontage. As a result, the new curb alignment now accommodates a dedicated bus turn -out pad, and expanded decorative paving and landscaping in front of the proposed display area and parking structure. E. Caltrans has recently indicated that they would not allow the proposed palms and water feature to be located within their right -of -way along Coast Highway; however, Caltrans has initiated discussions regarding entering into a maintenance Tmplt: 11/23/09 Planning Commission Resolution No. 1907 Paqe 3 of 3 agreement with the City and applicant to permit the improvements. Alternatively, the City can accept a partial relinquishment of the right -of -way from Caltrans in order to accommodate the palms and water feature. As a result of these discussions with Caltrans, the total number of palms trees has been reduced from 17 to 13 trees. Eleven of the palms will remain on the West Coast Highway frontage. F. The landscaping revisions would continue to result in a project that is consistent with the intent of the Mariner's Mile Strategic Vision and Design Framework by providing a hedge and palm tree feature that serves as a unifying design feature that ties the Mariner's Mile corridor together. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. Consistent with Condition Nos. 4 and 20 of City Council Resolution No. 2011 -86, the Planning Commission of the City of Newport Beach hereby approves the revisions to the final architectural and landscaping plans for the Mariner's Pointe project and finds said revisions to be in substantial conformance with the project approved by Site Development Review No. SR2010 -001 and Use Permit No. UP2010 -024. 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 in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF FEBRUARY, 2013. AYES: Ameri, Brown, Hillgren, Kramer, Myers, Toerge, and Tucker NOES: None ABSTAIN: None ABSENT: None BY: fflu Tmplt: 11/23109