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Home My WebLink About21 - Appeal of Planning Commission Approval for The Garden Office and Parking Structure Proposed at 215 Riverside Avenue (PA2019-023) - PowerPoint (applicant)May 12, 2020 Item No. 21 215 Riverside City Council May 12, 2020 215 Riverside Rendered View from intersection of Avon and Riverside • Planning Commission approved project for proposed Commercial use that conforms to General Plan and Zoning requirements Replace dilapidated building and restaurant use with professional office and parking to meet local demand Perimeter of new tructure to be no closer than existing Maximum height of proposed structure higher than existing if, r-4 0 .�.1. •Oki` 1'.1 Lw rip dFA rte++ 7-71 • i lk I 1 5 � ' [ ,� � Jai ii- `. � �� •�� i k. l�rits r: C mAnr.il Mod-lino llmO12—$_ 2020 I-IIibI16 Comment I°'leabo•( JI119,41+ l%0.131f Parking no closer to residential property than existing I want to... _? Jy.AMR— r 1 PARKING 9L 4 m 'et Ma - A o iu zuh Overall Site Plan and Details Parking Removed ,.Ir. 1 Replaced wilh Landscape rr Sir �r � _ ----- -- r1Fr�f+lrr+.+r,ilirrrS+$rS�r • �., --.r•Yl7i+,JJ+7++r++frr+rrr77 1+1 r7i r7rt+r+rr rr�7 iil iiJ �' _ ♦� I ii++1: r r++rrr7r.r+,+ifir+77+r+r++F$7iii++�� rrr., ?. �;rxT rrrr +rfr+++! r++rrrr 7r� ++ ii'1r'1+i�+rriirJ, �7j��j�r+x�.- =r. _ 1,00 r+� fi 0W111, 744 —n,,r+rr++rrr+rrrr + T{7+.+7•,,.:.. „a :ac:' JI I �.. _ r1+77rr++„1++ rr- r � .:. rl 9r +r.l+r+7+/ r+rfrrrr+; ++ rfr+f+lr++, 199+77 +Q+ �i1r,M 77r1 fr11, 111 rr ��7 �+ +r+rrn+rrfr7 77 r�'+ ,�� r Ir,�i4iv�+•7�`r7+7ir+r711r r�,!,;Jr+•+�r +.++.+trr+,•• 1. zo— rL Pork g Remc••ed 00 Replaced with ' ndsr ewe ',' xr. _ li► ,reu .o X ma 2Sfory = Ted d 10 T Building Parking Remotir Replaced 6y Park�ara"; Egg WILM Ircm,614 rn Lckwer-Level I I 11 I I F f _ - _ Entrance, L it I I I ' '' so d•I All but (4) new parking spaces are subterranean above existing grade Proposed building no higher than existing View from Terrace Property Line I j Existing Building U -_ Existing Slope Existing Retaining - - :. Wall 1`49'. w -Retaining Wall I I Existing 4n -grade Parking Proposed Parking Proposed parking lower and further a way Location of parking to closest residence Horizontal and vertical separation Existing View from uphill residence 0 • �' i- -- Y = .r y�r .��..a. cam' _ _ • �,� _ _ , . �_ _ .�.•r` r i *�- - r2, Enhanced and significant landscaping \e�ticmtN'R`wEaR«u� IlP45v wmF � I I, PER AAe:.1RrtCR PIIM� xe�nNadl mtLLR \ t! \ I \ l EI IZ \ I' \ C 0 I \: wR-R IENLwICaM' �� - _ AVON STREET _ — _ — _ — — — CONCEPTUAL LANDSCAPE PLAN 215 RIVERSIDE AVEIn """'""P'Lq'""°"'O"" �m �H, Smaller footprint and Increased Landscaping • 33% smaller build ing+parking footprint • 150% increase in landscaping from 2,765 SF to 7,065 SF • 300 SF of landscaping added along Avon and Riverside where none currently exists • 3,350 SF of trellis with vines added over paved parking Trees, shrubs and vine covered trellis screen parking from above r-. O Increased setbacks with landscaping at the street p Ir �i� \\•}. . \ S. 2a2� IL �� \ OIL � ar � % � � ^ � � � • -_ � _. Mw�� a- 40' ��a --� - & '4L k 41 .� � _ _ --z � -�� ,��_�-�. �.• �� a .�. Location of Oak Tree at adjacent residence Existing Oak Tree Existing Petalining Wall at Sidewalk Approx. Canopy Dripline Increase in parking supply for Mariners Mile to help meet parking demand • Adds parking consistent with Mariners Mile Strategic Vision and Design Framework • The Strategic Vision recommends the "implementation of a comprehensive parking strategy including preserving on -street parking and encouraging more common parking lots" • Planning Commission agreed the is a parking shortage dqW-.�Vm - Planning Commission added conditions • Trellis on front row of upper level facing Avon Street • No entrance to upper level after 11 pm • Increase landscaping along Avon Street • PC review after 6 months of operation • PC approved project by 6-1 vote on October 17, 2019 Trellis Structure • Planning Commission required overhead trellis structure to cover the front row of upper level parking facing Avon Street I R . ..... ...... 17 H Trellis Structure • Applicant agrees to extend overhead trellis structure to cover back row of upper level parking. All parking spaces covered by trellis. • Applicant agrees to cover trellis with vines and other organic materials. • Condition of Approval Project revisions since Planning Commission approval • The maximum height of proposed new structure is 28.25 ft - no higher than the existing building height • Air conditioning units relocated to the lower garage to reduce height and noise • Perimeter of proposed new structure no closer than existing Concessions since April 14, 2020 City Council meeting • These concessions are in your amended Conditions of Approval. • Trellis added to back row of upper level and all trellis shall be completely foliaged with vines and other organic material. • All vehicles will stop entering the upper level of parking after 10 p m . •Lighting reduced to minimum required for security on upper level after 10:15pm. • City's arborist to review plans for conformity with applicable City regulations. Project Benefits • Improved aesthetics and revitalization of existing under utilized infill property • Increases parking supply to meet local demand • Height of proposed structure no higher than existing • Reduced intensity and square footage • Generates building permit fees and increased property valuation for the City of Newport Beach Community Outreach • Community support of more than 130 letters of support from local residents. • Open house in July 2019 • 300' radius noticed • Community supports improved aesthetics of the site and revitalization of Mariners Mile • Increased parking supply mitigates parking along neighborhood streets Next Steps • Uphold project the Planning Commission approval of the • Confirm the staff recommendation to approve the project • Deny the appeal • Promote revitalization and investment in community at a time of economic uncertainty Blank Potential Rebuttal Slides Adjacent City Parklands • Removal of all existing encroachments • Restoration of the hillside • Increased distance of buffer from development to wetland • Consistent with Coastal Land Use Policy 4.2.2.3 not Riverside Avenue Exit • Conformance with Public Works standards • Exit moved closer to Avon • Reduced ramp slopes • Improved site lines for vehicles exiting Riverside io 41" x :. aw Site Lines Diagram Improved Site -line Diagram r -